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77 Headquarters facility are located on the side or the rear of the building. Specifically, there are three 78 overhead doors on the east side of the building, two overhead doors on the south side, and a set of 79 overhead doors on the west side of the building, all serving ingress and egress for general parking, a 80 wash bay, large evidence storage, and/or to access a bay for training purposes. Lastly, there is an 81 overhead door on the north side of the building facing Highway 36, however it cannot be seen due to the 82 required screen wall associated with the trash and recycling for the facility. Given the use of the 83 building, the proposal for overhead doors seems reasonable. 84 85 E. Frontage Requirement: A development must utilize one or more of the three options below for 86 placement of buildings and parking relative to the primary street: 87 3. At least 70% of the street frontage shall be occupied by building facades placed within 85 feet 88 of the front lot line. Only two rows of parking and a drive aisle may be placed within this setback 89 area. 90 91 The purpose of this Design Standard and the three setbacks associated with the Frontage requirement 92 is to encourage sites to be developed near the public realm and/or be pedestrian-friendly by building 93 forward and locating parking to the side and rear of the property. Hence, the maximum requirement of 94 an 85-foot building setback, allowing two rows of parking between the street and building. The State 95 Patrol Headquarters building is situated in a similar location to that of the former State Farm Insurance 96 building, which is to have a visual presence on Highway 36. Beyond highway visibility desires, the State 97 Patrol facility requires security features that limit the public’s ability to access the building. These 98 reasons negate the need for the building to be nearer the public realm. These factors effectively result 99 in the State Patrol headquarters building occupying approximately 628 feet of frontage on Commerce 100 Street, or 39%, when the strict application of this Design Standard would require 1,139 feet of the 101 building to be located within 85 feet of the front lot line in order to meet the 70% frontage 102 standard. Further, the proposed site plan illustrates a building setback ranging from 117 feet to 170 feet 103 from Commerce Street, containing up to four rows of parking with two drive lanes in-between. Lastly, 104 there is an accessory building proposed near the southeast corner of the property adjacent to the 105 ingress/egress of Highway 36 and Commerce Street. The accessory building will house a couple of 106 State Patrol trailers and the magazine unit for explosives storage. Given the use of the building, the 107 proposed building placement and its occupied frontage seem reasonable. 108 109 3. Fences in front yards shall not exceed 4 feet in height. Notwithstanding this limitation, fences in 110 front yards which are adjacent to the side or rear yards of abutting lots may be as tall at 6.5 feet. 111 112 “front yard” is deemed to be Commerce Street. The proposal by the State Patrol is for a fully secure 113 facility that includes 8-foot-tall perimeter fencing for each parcel and 8-foot-tall security-controlled gate 114 access for employees. Public access during time-appropriate periods will be provided via electronically 115 monitored access. As such, fencing is proposed at a height 4 feet taller than this standard permits in the 116 front yard and 1-1/2 feet taller than this standard permits everywhere else. Given the use of the building, 117 the fencing proposed seems reasonable. 118 119 To summarize the above analysis, and in order to permit the items staff has highlighted above, the City 120 Council must approve the proposed site plan via the “Special or object-oriented buildings” provision in 121 Section 1007.02.8. Staff finds the uniquely designed building and use to meet the purpose and intent of 122 this zoning provision and would recommend approval. 123 124 Comprehensive Land Use Plan Map Change 125 Applicant-initiated Comprehensive Plan and Official Zoning Map changes undergo the same open house 126 and public hearing process as City-initiated map changes. Comprehensive Land Use Plan Map 127 amendments also require the City Council to approve with an affirmative vote of at least 4/5ths of the 128 City Council’s total membership. 129 130 As stewards of the Comprehensive Plan, staff have been advancing specific goals, policies, and 131 strategies contained within the Land Use Chapter of the Plan since its last update in 2019. Similarly, 132 when developments come forward seeking guidance concerning the Comprehensive Plan, staff work Page 3 of 5 Qbhf!37!pg!33: