Agenda - Planning Commission - 04/05/2012

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the city is striving for based on past site plan and building plan reviews and comments. By making expectations clear, applicants can be more successful in preparing a quality submittal the first time. Clear and concise ordinances make it easier for an applicant to perform to the city's expectations while providing the city codes that fortify these requirements. Also, this section adds standards to conditional uses in Sec. 117.114 B -1, Neighborhood Business District and Sec. 117.115 B -2, Highway Business District. This exercise is two -fold. First, this provides general direction when reviewing CUP requests per previous City Council and Planning Commission discussion. Second, this provides an opportunity to review existing Conditional Uses and determine which can be moved to Permitted Uses, based on the developed standards. The overall intent is to try to better address CUP requests in a timely manner. Providing the standards by which a CUP will be reviewed and approved provides better up front direction to applicants, and provides guidance to staff, Planning Commission and City Council. These standards become the conditions for the CUP, however if additional standards are warranted they can be expanded. Sec. 117.355 Residential Off - street Parking and Sec. 117.356 Commercial and Industrial Development Off - street Parking and Loading. Sec. 117.355 Residential Off - Street Parking has been revised to include broader guidance and requirements for minimum parking requirements in residential districts. This includes parking requirements for different types of multi - family housing and senior housing. Parking needs vary between independent and assisted or nursing home facilities, thus the parking requirements should reflect these different needs. This became especially evident in two (2) recent site plan reviews for assisted living developments. Discussion point. The current residential off - street parking section includes setback perimeters for motor vehicles parked on a parking pad. These requirements vary between parcels less than two acres, where vehicles are required to be stored closer to the principal structures than the lot lines. For parcels two acres or greater: • Motor vehicles stored or parked in a side or rear yard shall maintain a 15 -foot setback from the edge of the parking area. • Equipment stored in the side or rear year shall maintain a setback of 15 feet from the lot line. This section does not clarify the difference between parking on a parking pad or driveway, thus staff has had some issues arise over the interpretation and enforcement. Issues have arisen for properties with driveways complying with the setback of five (5) feet from the side property line. The definition of a driveway is a traffic lane leading directly from a public street to the primary garage on the subject parcel, the wide of which cannot exceed the primary garage wide by more than 15 feet. Driveway parking may not extend beyond the front of the primary garage without meeting the performance standards for side or rear yard parking. Using this definition staff would like to discuss some possible options to clarify location of parking on a driveway in proximity to a side or rear yard and the location of parking on a parking pad in proximity to a side or rear yard. Essentially, Staff would recommend that motor vehicles be permitted to be parked at least five (5) feet from the side property line in a side yard provided it is parked on an approved driveway and parked closer to the home than the lot line, consistent with other existing standards in the Off - Street Parking Ordinance. Sec. 117.356 Commercial and Industrial Development Off - street Parking. This amendment expands the list of potential uses, consistent with prior site plan approvals in an attempt to expand upon uses and required parking. Based on past review in many site plan applications, many times, especially in the employment district, the City receives requests for parking below the minimum standards. The following provides flexibility and guidance to the City on ways to accomplish reduced parking allowances. The amendment also provides illustrations of parking stalls and drive aisle standards to assist in interpretation. Different options for paving of parking and drive isles are clarified, including an option for the use of pervious pavers provided appropriate soils and site conditions exist. Alternative surface materials may also be considered in the rear yards with an interim use permit.