Title
Discuss and consider a Site Development Waiver from Subchapter 10.4.6 and 11.16, to exceed the required parking over the 20 percent permitted, for an approximate 1.88-acre tract of land out of the Picadilly Estates Replat Lot 3 Block A, specifically located at 428 Grand Avenue Parkway, to be known as the Knox Site Development Waiver (SP2023-000258).
Summary
The subject property is generally located south of Picadilly Drive and west of Grand Avenue Parkway, locally addressed as 428 Grand Avenue Parkway. The property is zoned Retail (R) district and the applicant is actively pursuing a site plan to construct an approximate 4,022 square foot office, for a professional cleaning service. Based on square footage of the office, a minimum of 16 parking spaces will be required per the Unified Development Code. The applicant has a need for an additional 80 parking spaces to accommodate employee parking and a fleet of company passenger vehicles that will be used daily. The additional parking will enable employees to arrive and park on-site independent of the company vehicle parking and without occupying all on-site parking intended for the office use. Per the Unified Development Code 10.4.6 A. B., if parking exceeds 110% of the required parking, landscaping area equivalent to 25% of the parcel’s impervious cover must be provided unless an alternative landscaping plan is approved per Subchapter 11. When the parking requirement is exceeded by 20% or more, a waiver must be approved by the Planning and Zoning Commission, per Table 11.16 to allow for the additional parking. The applicant has proposed a waiver to allow for the additional parking.
Staff Recommendation
The applicant has provided the additional landscape area required by the Unified Development Code and provided an alternative landscape plan to accommodate for all the required landscape plantings. The additional parking area for the company vehicles is located behind the proposed office and an additional screening wall is proposed to limit the company vehicles from being prominently displayed within the development or visible from the nearby public streets. The additional screening will also ensure if company vehicles adjust with the office use, the additional parking area remains predominantly screened from view.
In this case, the additional parking is not intended to unnecessarily overpark the site, but to accommodate for the office operation and will alleviate potential conflicts with the office and retail uses within the overall development. While over parking is not encouraged, in this case the intent of the additional parking spaces will ensure the business operations are contained on-site. The additional landscape area with associated equivalent plantings will be provided using the allowable provisions in the UDC to ensure compliance with the landscaping requirements. Staff recommends approval to allow for the additional parking spaces.
Attachments
1. Staff Report and Location Map
2. Letter of Request
3. Draft Site Plan - Select Sheets