11-16-1998 Planning Packet - Laserfiche WebLink

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#2439 Sen-ice 800, Inc. November 12,1998 Page? 4. D. 6. Other utilities apparently are available to the site. While the new serv ice connections are required to be below ground, the existing power lines are overhead in this area. The developer should be encouraged to have existing overhead wires buried as part of this project, although the City code does not make this a requirement (Section 12.40). Since a number of utility access facilities will be in the proposed driveway, applicant shall be responsible for bringing those facilities to grade and finishing them in a m inner acceptable to the Public Works Department. Although not a code requirement, there is benefit in keeping the perimeter utility and drainage easements in green space rather than under parking lots. This will allow future use by utility companies witli the least site disruption. VI. CUP for Office Use An "office" use in the B*1 Retail Sales Business District requires a conditional use permit. The B-1 code establishes no specific standards for this use. The CUP process allows the City to place specific conditions on conditional uses in order to ensure their compatibility within the zoning district. As an office building of a general nature, the proposed use has minimal impacts within the B-1 district, and does not appear to staff to be in conflict with the Council's "Concept Plan for Development Along Highway 12" adopted by resolution last Februarv-. The City is looking for high quality development along Highway 12, and one condition of approval could be to specify facade materials that would add to the quality of the building, i.e. require face brick rather than allow lesser materials. Perhaps a future critical issue related to the office use, is that this building will not have enough parking to satisfy a conversion to retail use, which requires 1 space per 150 net s.f. rather than the 1 per 200 net s.f. required for office use. This does in fact reduce the flexibility of this building for accommodating future uses. It should also be pointed out that constructing the 11,000 s.f. total area on two stories would halve the footprint area, could likely still meet the 30 ’ height limitation, would allow most of the variances to go away, and might even provide enough space for added parking to allow future conversion to partial retail use of the building. However, the single stor>- building as proposed would not have enough parking to ever accomodate a second story.