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HomeMy WebLinkAboutNotes, Work PLANNER 4/16/2009 , (0. ZON2009-00009 Development Issues Meeting - The Child Center . Proposed 5,177 tf Office Building , Map 17-02-20-00, TL 700 & Map 17-02-30~00, TL 100 & 200 (3995 Marcola Road) Q1a. Due to the sit!! constraints, uniqueness of The Child Center's use and;desire to align the new driveway with the existing street across Marcola Road [Hayden Bridge Road - ed.], is there an avenue through the City standards to recognize and respond to this unique use and unusual development site to allow a 10'-0" wide front yard setback, in the area described above? If not, does the City feel that this is a viable and approvable variance application request? A: .Staff are not convinced the site is overly constrained and a reduced front yard setback is warranted. At a minimum, the applicant should meet the 15-foot lanascaped setback from a public street (Marcola Road) as established in SDC 3.2-715. Otherwise, the applicant will require approval for a front yard setback of 10 feet where 15 feet ii required, a variance of 33.3%: This would necessitate a major variance application that would be presented to the Planning Commission for consideration. Major variances are typically requested where there are unusu~1 site conditions that could preclude meeting dimensional standards of the Development Code. In this case, staff suggest the site plan can be adjusted slightly.to meet the Code-required setbacks. , Q1b. Would the City consider the 30'-0" side yard landscape screening as required in SDC 4.7- 195(3) satisfied due to the existing mature landscaping in these areas? If not,. does the City feel that this isa viable andapprovable variance application request? A: The site assessment plan submitted for the meeting does not extend to 'the property boundaries. Therefore, the extent of existing vegetation along the side and rear yards cannot be accurately determined. Additionally, the schematic site plan does not provide enough details on vegetation location and scale for interpretation. ' In general, provided the mature screening vegetation is retained throughout the site development process AND it is at least 30 feet wide, staff view this requirement as tieing met by the existing trees. Q2. Therefore, considering the unique proposed use and function of the facility, is it possible to provide 1 bicycle space per 3,000 sf of new building area, consis~ent with the minimum requirement used for "Hospitals, Clinic,or other Medical Health Treatment Facilities (Including Mental Health)" (SDC Table 4.6-3). If this is not a possible approach, is it possible to look more closely at the intent of the bicycle parking requirementS for the Private/Public Elementary and Middle School use to provide adequate parking for a traditional school accommodating full-time students. Considering that the Child Care facility does not function similar to a traditional school with full-time students, is there 'an avenue through the City standards to require bicycle parking more suitable for the this [sic] specific intended use? If not, does the City feel that this is a viable and approvable variance application request? A: The total bicycle parking requirement for the site' will be calculated based on the expected number of students or cumulative building floor area, as appropriate. Providing 1 bicycle parking space per 3000 fe of floor area would equate to a' requirement for -8 spaces according to the information provided in the project narrative. Table 4.6-3 indicates a bicycle parking requirement of 1 per 8 students for public or private schools. The applicant has not indicated the expected nU,mber of students on the site at a given time, so .the projected bicycle parking space differential between 1 per 8 students and 1 per 3000 ft> building area cannot be determined. In accordance with SDC 4.6-110.A.3, the applicant can request a variance to "vehicle" parking requirements based on an analysis prepaied by a traffic engineer. " I"~""'I :';'''','el''ved' '1/;6/~tJf ......I".I..\;I\....v ,_ Planner: AL Q3. The applicant proposes to leave the Child Center's lower gravel parking field "as-is" for emergency vehicle access; The applicant will provide the associat~d required signage. Is this an acceptable proposal? Does this proposal require a land use application process? A: Staff advise that the gravel parking field should be substantiallyfemoved and the area rehabilitated if it is not to be used for parking or ongoing operations. Emergency access and a suitable turnaround could be retained in a gravel condition subject to signage, a gate or barricade, and other measures. However, it does not appear there is: provision for emergency access on the schematic site plan. As discussed previously, it is possible the lower gravel parking field area could be converted to a stormwater management facility large enough to serve the entire property (eg. detention pond, bioswale, injection field, or combination thereof). Because a portion of the gravel parking area is in the floodplain, it is somewhat development-constrained. Any improvements would have to be suitably f1oodproofed in accordance with FEMA and SDC requirements. The benefit to the applicant is an increase the amount of developable area on the upper terrace. Q4. Is the City aware of any existing public stormwater facilities in the area with capacity to serve the subject site? If not, is the applicant required to dispose of the delielopment's stormwater on-site? If the applicant disposes of the development's stormwater on-site, is the applicant exempt from stc;>rmwater systems development charges.? Can a proposed on-site stormwater management facility (ie. bioswale) be located within the required front yard setback as long as the landscaping requirements'are met within the setback? A: Public Works Engineering to comment. Stormwater management facilities can be blended with site landscaping within a required setback provided there is adequate separation from public utility easem~nts, building foundations and other constraints. ' Q5. Referencing the attached Schematic Site Plan, are there any other items that need to be addressed? Are there any public infrastructure items that need to be addressed as a result of the proposed development? A: SUB Electric advises that a main feeder electrical line may run directly underneath the proposed building. The electrical line or building footprint would have to be relocated accordingly. All existing and proposed utilities to serve the development area will have to be placed underground. There is no information on existing or proposed public utilities to serve the development site. The site assessment plan does not show sanitary sewer or water connections, and the schematic development plan does not include utilities. It is unlikely that the City would support retaining the existing driveway upon construction of a new primary site access from Marcola Road across from Hayden Bridge Road. The existing commercial driveway may be too close to the adjacent property's driveway (Tax Lot 800) for safe turning movements. Heads-up Issues: . The applicant will need to provide supporting findings or analyses for the proposed "mix and match" approach to site development standards (eg. classified as a private school for purposes of determining vehicle parking, but classified as a medical clinic for determining bicycle parking and front yard setbacks, etc.). Date [-teceived:-5;//f'.,7P""f Planner: :AL o A site assessment showing the existing conditions on the entire property (Tax Lots 100, 200 & 700), including building locations, property lines, easements and other.features will be required for the site plan application. o The proposed building is located atop an existing easement. The building will have to be relocated or the easement will have to be released prior to approval of the final site plan. o A property line adjustment, deed, restriction or similar mechanism will be required to construct the building across the property line. o The schematic site plan does not show sufficient detail to be used for a site plan application. o Removal of more than 5 trees over 5" diameter will require a tree felling permit. o Square footage of existing and proposed buildings and the maximum numbers of students and staff should be provided to determine vehicle and bicycle parking requirements. ' o A Site Plan Review application will require the entire site to be brought into conformity with current Development Code regulations - especially pertaining to stormwater management, developed parking spaces for vehicles and bicycles, site lighting', overhead utility lines, landscaping, street trees, site access, and paving of driveways/parking areas. o The schematic site plan shows a future access driveway extending westward from the parking lot. The parking lot should be configured and developed such that a logical extension of the driveway can be constructed without significant impact to the parking stalls or landscaping. The parking lot and all site access driveways will need to be paved with vertical face curbing and appropriate .parking lot landscaping, etc. Date Received:_'0''''/4><>O'f Planner: AL .