3 - Laserfiche WebLink

Table 1: Development Standards Comparison C-F Zoning District Proposed Project Setbacks Setbacks Front 20 feet Front 13 feet(closest point) Sides 20 feet; Sides 14 feet(east side) 19 feet(west side) 40 feet combined 33 feet combined Rear 10 feet Rear 76 feet Maximum Floor Area Ratio Floor Area Ratio 40% 30.73% Maximum Building Height Building Height 40 feet 28 feet Min. No. of Parking Spaces No. of Parking Spaces 1 space/200 sq.ft. restaurant*= 17 spaces 42 spaces 1 space/300 sq.ft. retail""=25 spaces Total =42 spaces *Based on 3,349 sq.ft. of restaurant space(Suite A5) and PMC Section 18.88.030.C.8. ""Based on 7,631 sq.ft. of retail space(Suites Al through A4)and PMC Section 18.88.030.C.4. As shown in Table 1, the applicant is requesting a reduction in: 1) the required front yard setback from 20 feet to 13 feet; 2) a reduction in the required side yard setback from 20 feet to 14 feet on the east side and 19 feet on the west side of the subject parcel; and 3) a reduction in the required combined side yard setback from 40 feet to 33 feet. Based on the direction provided by the Planning Commission at the previous work session as well as direction provided to the applicant by staff subsequent to the work session, staff believes the proposed setback reductions described above are reasonable as the proposed project would: 1) create a strong building presence along Owens Drive; 2) promote human/pedestrian scale and activity along Owens Drive within the proposed outdoor dining areas; 3) still allow for adequate landscaping area along the south side of the new commercial building to enhance the streetscape along Owens Drive; 4) adequately screen the proposed parking area from Owens Drive; and 5) provide adequate parking area on the subject parcel to accommodate the proposed building area and uses. Based on the above, staff believes that rezoning the site from C-F District to PUD-C District is appropriate for the subject parcel. Site Layout, Circulation, Parking, and Access Per staff's direction, the new commercial building is oriented toward the front of the site, along and/or closer to Owens Drive, with parking and access drive aisles in the rear farther away from Owens Drive, screened from view, to provide a more attractive streetscape. This orientation also increases the commercial presence along Owens Drive and improves traffic flow into/out of the applicant's site from Johnson Court. Additionally, this orientation maintains adequate frontage landscaping to not only enhance the streetscape in front of the proposed project but is also consistent with the parcel to the west which creates a more cohesive streetscape along this stretch of Owens Drive. Parking for the proposed project was calculated based on the PMC requirements for restaurant and retail uses in conjunction with the proposed building area for each type of use. Staff is recommending a condition of approval limiting the amount of restaurant area for the project to 3,349 square feet which is the maximum allowed based on the remaining retail space (7,631 square feet) proposed within the new commercial building and the applicable parking requirements for each land use prescribed by the PMC. As conditioned, the proposed P16-1349 and PUD-121, 6455 Owens Drive Planning Commission 12 of 15 ,,,N.4,--,f', ^a 'u` ^ ^. + ' (/Ar. ,1h L. ..Ltt,,.w. b b0'j � f�i� �� (f y r A. � R .��.' 1 R r, Ns DR *_- { P16-1349 and PUD-121, 6455 Owens Drive Planning Commission 10 of 15