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3.2 As currently configured, there will be no construction or expansion outside of the existing building walls. 4.0 STAFF COMMENTS/FINDINGS 4.1 Staff has determined that rezoning the property to a zoning designation and changing the Comprehensive Land Use Plan is necessary to appropriately deal with the office uses. In other words, the Agness current use and proposal is inconsistent and an illegal use in an R-l zone and changes are required if it is to remain on the site. 4.2 Through review of the Zoning Ordinance, staff has determined that the zoning designation that best suits the current use of the property and its proposed use as an office facility is the B-1 zone, Limited Business. The Comprehensive Plan designation best suited for the proposal on this site is "B" Business, if the City were to approve changes. 4.3 Because of the change in zoning from R-l to B-1, staff has reviewed setbacks and other related zoning issues and concluded that the building appears to meets setbacks for a B-1 zone (no as-built survey is available). However, the 10 foot screened buffer and landscaping are insufficient adjacent to residences. Code ReQuirement Proposal Difference Floor Area Ratio 1.0 (100%) or 20,271 sq. ft. .19 (19%) or 4,000 sq. ft. Meets requirement est. Front Yard Setback Structure 30 feet 39 feet - estimated Meets setback required Side Yard Setback Structure 10 feet!30 feet (street side) 16 feet (north) & 33 feet No parking or drive adj. to Res. (south) - estimated Rear Yard Setback Structure 20 feet 100 feet - estimated Requires screening/fencing Front Yard Setback Parking 15 feet Not available Side Yard Setback Parking 10 feet! 15 feet (street side) Not available Rear Yard Setback Parkin!! 20 feet Not available NA Parking 5/1 000 g.f.a. w/4,000 s.f. Unknown 20 spaces will meet code Building Height Three stories Two story NA 4.4 Staff has requested that the applicants provide parking space documentation. The City parking requirements state that a 4,000 square foot office building should have 18 to 20 parking spaces (estimate 6,000 s.f. of impervious parking surface, with building included, approximately 50% of the Agness site). The applicant has not provided information that indicates the current parking available on the property. ITE estimates that a 4,000 s.f. office could have up to 13 employees and generate between 65 and 85 vehicle (employee, customer, and delivery) trips. Lexington Avenue currently has a traffic count of approximately 16,500 vehicle trips per day in this area. This proposal would add approximately 0.5% or less volume to the existing traffic volume. 4.5 Two heavily traveled roadways, State Trunk Highway 36 and Lexington Avenue, lie adjacent to the parcel. Each roadway has an increasing volume of traffic that produces a level of noise that is difficult to screen or block and peak hour traffic volumes that are complicated to maneuver given the limited site access to Lexington A venue from Lovell Lane. PF3329 RPCA (080801) Page 2 of 4