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Attachment B ЌЍ The revised parking lot plan illustrates a single parking lot accommodating 243 stalls. The ЌЎ proposed lot contains two access points: one at the west and one at the east boundaries of the ЌЏ parking lot. The lot is currently set back 40 feet from the west property line, 40 feet from the ЌА north property line, with the proposed storm water management facility located in the northeast ЌБ corner of the site (see Attachment D). ЌВ The proposed parking lot includes the parking lot islands required by §1011.03C of the Zoning ЍЉ Code and the required pathway along County Road C2. The proposal also includes connections ЍЊ from the parking lot to the County Road C2 pathway and to the warehouse building to the east ЍЋ that FedEx is occupying. ЍЌ The City Engineer has determined there will be no significant traffic issues associated with the ЍЍ parking lot. A formal traffic study is not required. Existing traffic on County Road C2 is 3,300 ЍЎ vehicles per day and has adequate capacity for any increase in traffic. A conservative estimate of ЍЏ new traffic generated from the parking lot is 752 new trips per day. The existing three-lane ЍА design of County Road C2 accommodates the increased vehicle use. ЍБ In order to maintain this design, the property owner must combine 2373 and 2395 County Road ЍВ C2 into a single property as the MU-3 zoning district requires a minimum 15-foot side yard ЎЉ parking setback. Alternatively, the property owner may elect to revise the proposed site plan to ЎЊ meet the minimum setback requirement, although that option would result in two distinct parking ЎЋ lots, as opposed to one. ЎЌ While the Zoning Code provides little guidance for a parking lot as a principal use, aside from ЎЍ the general criteria found in §1009.02.C, Planning Division staff relies on other specific sections ЎЎ of the Zoning Code to determine overall compliance with other Zoning Code standards. These ЎЏ sections include §1011.03.B, Buffer Area Screening, §1011.03.C, Parking Lot Landscaping, and ЎА§1011.12.E.9, Outdoor storage, fleet vehicles. This report, and the associated site plan, only ЎБ reviews the conditional use for the parking lot and otherwise assumes the project can or will ЎВ comply with required City and Zoning Code standards prior to release of any necessary building ЏЉ permits, including rectifying the side yard parking lot setback issue. ItÓs also worth noting the ЏЊ site could be developed with a conforming office or commercial use, and associated surface ЏЋ parking, without the need for a CU, a public hearing, or Commission or Council consideration. ЏЌ C ONDITIONAL U SE A NALYSIS ЏЍ R EVIEW OF G ENERAL C ONDITIONAL U SE C RITERIA: Section 1009.02.C of the Zoning Code ЏЎ establishes general standards and criteria for all conditional uses. When deciding on whether to ЏЏ approve or deny a conditional use, the Planning Commission (and City Council) must review the ЏА proposal and determine if compliance can be achieved with the stated findings. ЏБ The general code standards of §1009.02.C are as follows: ЏВ a. The proposed use is not in conflict with the Comprehensive Plan. While a parking lot doesnÓt АЉ appreciably advance the goals of the Comprehensive Plan aside from facilitating continued АЊ investment in a property, Planning Division staff believes it does not conflict with the АЋ Comprehensive Plan either. More specifically, the General and Commercial Area Goals and АЌ Policies sections of the Comprehensive Plan include a number of policies related to АЍ reinvestment, redevelopment, quality development, and scale. The proposed parking lot is АЎ one component of a larger investment, which would align with the related goals and polices АЏ of the Comprehensive Plan. PF22-015_RPCA_AUNI_Holding_CU_020123 Page 2 of 5