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c. Office use ratio to the net square footage of 14 spaces (2,800 sq. ft. @ 5/1000) d. Industrial ratio to the preparation/repair area of 15 spaces (15,150 sq. ft. @ 1/1 000) for a total of 29 on-site spaces. e. Because of the non-typical industrial/manufacturing use of the Abra site, another approach would be to use the second scenario along with the employee ratio in the first scenario, which would create a requirement for 46 on-site spaces. f. The current Abra site plan indicates 108 parking spaces, which, given the above analysis, is well in excess of the Code requirement (29, 35, or 46). The large amount of paved surface area is a concern to the Community Development and Public Works Staff because of the possibility of additional vehicle storage and the ratio of hard surface area versus green space. Ron Fiscus, the site planning consultant for the project explained the need/desire for the parking, stressing that peaks in the parking demand are created mostly by bad weather and poor road conditions. City Staff accepts the response; however, restrictions in the use of all on-site parking spaces will be included in the PUD Agreement, specifically prohibiting the overnight parking (storage) of vehicles outside the secured fenced- 111 area. 7.3 The Staffhas determined that the 12 on-site parking spaces indicated for the Casci site is adequate. However, in the event that the property/structure is sold and the office/employee size increases beyond the current 5 anticipated, that use would require additional on-site parking spaces (up to 25 additional spaces). Given this concern, the City Planner recommends that a cross parking easement and proof of parking agreement be created between the Abra site and the Casci site, which easement will be based on the final parking plan. 8.0 STAFF COMMENTS/CONDITIONS: 8.1 The storm sewer catch basin indicated within the fenced storage area at the rear of the Abra structure must contain a flammable liquid/petroleum trap to catch and/or slowdown potential contamination to down stream storm water management ponds, and later, Langton Lake. 8.2 Because the Casci parcel does not have direct access to a public street the City will require that a shared access easement be created affording perpetual vehicular access within the proposed drive lane to the rear parcel. 8.3 Sharing of parking, access and any future assessment cost, must be accomplished by legal document binding both lots and made part of the Planned Unit Development Agreement. 8.4 The submitted site lighting plan appears to conform to the Code, but the plan must be revised to include the Casci site and any anticipated secured storage area or building wall mounted lighting. PF3448 - RCA Concept Plan - 033103 Page 5 of 8