4.1 & 4.2 PCSR 01-14-2014 - Laserfiche WebLink

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City code requires the road to end in a cul-de-sac. However, the applicant states that they need the additional space a cul-de-sac would use for stormwater treatment and as result agree to maintain the road. The city reserves the right to use the proposed parking lot for turning around emergency and maintenance vehicles. Right-of-way will be dedicated to the city,but the city will not accept it as a city street until the road is connected to 170th Court in Natures Edge Business Park. The plat does not include access to Highway 10. The project will be served by city sewer and water. Stormwater will be controlled on site per the city's permit requirements. The CUP would allow for the sale of new and used automobiles on the site. Development includes a 16,242 square foot building and includes uses as a showroom and service area.The applicant expects employment to begin with 23 employees and grow to 40 employees as business demands. Analysis Plat The preliminary plat creates two lots, one buildable and one outlot. There is additional right-of-way for a new city street. Outlot A is mostly wetland. The buildable lot,Lot 1 Block 1,will contain the car dealership. • The new city street, "170th Lane", connects to 171st Ave NW directly across from the driveway to Cornerstone Ford. The proposed street services the car dealership and provides a future connection to Natures Edge Business Park. The road alignment is consistent with the Focused Area Study. The Board of Adjustment is considering a variance from the lot size. If this variance is not approved,it is appropriate to recommend denial of the subsequent applications (Plat and CUP) because the variance was denied. Site Plan The dealership is located on the western parcel with frontage on Highway 10 and 171st Ave. The dealership facility is located near the center of the buildable lot, and surface parking comprises the majority of the remaining area.Access to the site is from two driveways off of"170th Lane". There is no access to Highway 10 or 171st Ave. There is also a driveway connecting to the Ebner's property at the proposed terminus of 170th Lane. The driveway will provide vehicular access for the Ebner's and is largely constructed on property owned by the Ebner's. Parking includes 203 parking stalls,where 115 stalls are dedicated to vehicle sales, 40 stalls are dedicated to employee parking, 30 stalls are dedicated to customer parking, and 18 stalls are dedicated to vehicle service. Proposed parking meets all city requirements. City ordinance requires one (1) landscaped parking lot island per 15 parking stalls,requiring a total of 14 landscaped islands for the project,which the site plan meets. The trash enclosure is located south of the building and within the parking lot. The trash enclosure meets all requirements. Grading and Drainage Site grading directs runoff from the parking lot and building to the north and south sides of the parking lot. Along the north and south parking lot edges the B612 curbing is replaced with ribbon curb allowing N:\Departments\Community Development\Planning\Case Files\P\P 14-01 Jabez 2nd\P 14-01 SR Jabez 2nd 01-14-2014.docx