2015.10.20 Planning Packet Combined

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The parking area in front of the office building can accommodate 14 parking stalls if striped. Additionally, the proposed garage provides four additional spaces totaling 18 total stalls on site. Thus, minimum parking standards are met. However, it's important to recognize that the attached garage may be used for storage of materials. While not the intent, and warehouse space is not a permitted use within the B — 1 Limited Business zoning district. Based on the square footage of the attached garage, use as storage would require one additional parking stall for a total of 19 stalls on site. Staff recommends that a total of 19 parking stalls be striped on the property and within the shared parking easement area. With that condition, staff finds all parking requirements are met. Landscaping With the proposed 1,008 SF garage addition, additional landscaping must be incorporated on the property. Zoning Code Section 8-010(2) (D) requires: • 1 canopy tree / 1,000 SF of expanded building floor area, • 1 shrub / 300 SF of expanded building floor area • Canopy trees must be at least 3" in caliper • Shrubbery must be implemented in 5 gallon pots • Because less than 50 parking stalls are proposed to be added, no additional landscaping or parking lot island requirements are in effect. Thus, the applicant will be required to install one canopy tree (of deciduous or coniferous variety) and three shrubs. The applicant will be required to submit a plan for this landscaping at the time of building permit. Exterior Materials Zoning Code Section 6-390 (12) provides for exterior material requirements for the street side of the structure. This standard states "The exterior treatment on the street side of the structure shall be brick, stone, tilt -up slabs, architectural metal panel, decorative block, or the equivalent. The other sides of the structure shall not be raw block." The applicant is proposing to construct the garage addition with materials that match the existing office building, which is wood -frame construction with vinyl siding. The existing building does not meet the exterior materials standard of Section 6-390(12); however it appears the original office plans depicted stone as an accent material but that stone was never implemented. It is unclear from the record if that was intentional or unintentional. Thus, staff would recommend the applicant add a brick or stone component to either the street fagade of the existing building or the street fagade of the proposed garage in an effort to comply with this standard. This condition shall not be interpreted to mean 100% of the street side facades shall consist of brick or stone. Loading Docks & Vehicular Doors Zoning Code Section 6-390 (11) states that all loading docks and vehicular doors shall be, when facing a public right-of-way, at least 50' or more from the public right-of-way line. The proposed attached garage addition includes two, double width garage doors that face Cleveland Ave SW. These doors are nearly 170' from the public right-of-way line, meeting this requirement.