Agenda - Planning Commission - 06/22/2023

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where feasible, line up with those on the north side of Bunker Lake Boulevard. The western two accesses off of Bunker Lake Boulevard and the access off of 147th Lane will be constructed with Building 5; the eastern two accesses will be constructed at the time Lot 2 is built. All pavement (1st and 2nd lifts) will be installed on Lot 1; however, the portion of the access drive off of 147th Lane over Lot 2 will only receive the first lift as asphalt initially (the second lift would be installed as part of the overall site improvements for Lot 2). Similarly, curb and gutter will only be installed along the southern portion of Lot 2 initially, with the remainder installed with the overall Lot 2 site improvements. There are a total of 238 parking stalls that will be constructed as part of the initial site work. However, forty-four (44) of those will ultimately serve the building(s) on Lot 2. Thus, there will be a total of 194 parking stalls for the building on Lot 1. The plans provide a parking summary based on twenty percent (20%) office space and eighty (80%) warehousing space. Based on that breakdown, a total of 123 stalls would be required (1 per 300 square feet of office space and 1 per 1,000 square feet of warehousing space). The maneuvering areas within the Subject Property will consist of areas with heavy duty asphalt (for truck traffic) and areas of light duty asphalt (customer and employee parking areas). All maneuvering areas are setback at least twenty (20) feet from public road right-of-way and at least sixty (60) feet from the adjacent residential area to the west. Landscaping There will be a combination of trees and shrubs installed throughout the Subject Property. A mixture of tree species will be planted about twenty-five (25) feet on center along the property boundary fronting Bunker Lake Boulevard. The plans also call for trees to be installed between the infiltration pond and the south edge of the pavement at a spacing of about thirty (30) feet on center. The plans were modified to diversify the shrub species and to incorporate trees into the parking lot islands, which will help provide a modicum of shade for some of the parking. The Subject Property abuts several single family lots along the western boundary. When the Riverstone development was constructed, it included a berm and tree plantings along the railroad tracks and then it curved north between Riverstone and the Subject Property. The Applicant granted permission (and provided the berm material) to have the berm constructed on the Subject Property to provide the bufferyard that would be required between the two uses. The berm varies in height from about five (5) feet up to roughly ten (10) feet in spots and includes about eighteen (18) existing trees, mostly evergreens with a few deciduous trees mixed in. The plans include another seven (7) evergreen trees to be installed along this berm. Between the berm and the parking area is a stormwater pond and additional plantings. There is a minimum of about 160 feet between the rear lot line of the nearest residential lot and the parking area. The combination of the existing berm and trees, coupled with the proposed plantings, as well as the additional separation provided by the stormwater pond, the bufferyard requirement appears to be satisfied. The Environmental Policy Board reviewed the natural resources aspects of this project and have recommended approval. Alternatives Alternative 1: Recommend approval of the Site Plan and Final Plat contingent upon compliance with Staffs review comments. The proposed lots, as well as the proposed use(s), comply with zoning code. This area was part of the original preliminary plat for Bunker Lake Industrial Park and these two lots will complete this industrial park. Staff supports this alternative. Alternative 2: Recommend approval of the Site Plan and Final Plat with modifications. This action would be based on discussion. Alternative 3: Recommend denial of the Final Plat and Site Plan based on supporting findings of fact. As noted, the Final Plat and Site Plan comply with City Code, contingent upon revisions per Staffs review comments. Staff does not support this alternative.