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Darkenwald Family Partnership Page 3 <br /> May 24, 1994 <br /> • <br /> ANALYSIS <br /> In reviewing this application, there are three issues which stand out and <br /> need to be addressed prior to moving forward. First and foremost is the <br /> traffic issue. Attached is a traffic report submitted by Benshoof& Associates, <br /> Inc. which indicates that developing the subject property will necessitate <br /> road improvements at the intersection of Main Street and Carson Street. <br /> The recommended improvements include two, twelve (12) foot southbound <br /> lanes on Carson Street, one of which will be a right turn lane and the other a <br /> left turn lane. In addition, a two foot painted island and a fourteen (14) foot <br /> northbound lane, totaling forty (40) feet of roadway at the intersection of <br /> Carson Street and Main Street. <br /> The actual road width on Carson Street is thirty (30) feet. With the <br /> necessary turn lanes, staff believes the improvements would encroach <br /> completely into Burger Time's parking lot. Please refer to Terry Maurer's <br /> memo for additional information. <br /> SON SITE PARKING <br /> The project has been proposed to have eighty-nine (89) parking stalls. <br /> Incorporating some suggestions by staff, that could be reduced to eight-six <br /> (86) stalls. Based on the proposed uses, the zoning ordinance requires a total <br /> of seventy-nine (79) stalls be provided on site. Each developing parcel must <br /> provide its required parking on the same lot. This is the reason it is not <br /> recommended the parking stalls on the Pizza Hut parcel be included to <br /> satisfy the required needs of the proposed project. <br /> Based on a field survey of the proposed tenant stores in other communities, <br /> the parking requirements have been higher. Therefore, staff is concerned <br /> about the amount of available parking on site. In addition, the distribution <br /> of parking is also a concern. Both Tires Plus and Abra Auto appear to have <br /> adequate and convenient parking close to their front door. However, <br /> available parking for Midus Muffler and JR Tech Repair become squeezed <br /> out as parking stalls are dramatically reduced as one moves towards the <br /> center of the project. It is recommended that additional parking stalls be <br /> provided to accommodate what staff expects to be higher parking demands <br /> (based on the similar projects built in other communities) than is presently <br /> required by the zoning ordinance. <br /> • <br /> dark.pc <br />