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STAFF ANALYSIS Land Use Although the proposed use itself would be considered a permitted use under the IG zoning district, the Applicant is applying for a rezone to IG-Planned Development Overlay District and for approval of a Planned Development. The Planned Development designation is warranted, due to the fact that the baseline assumption for the traffic report indicated a minimal amount of office use (which typically generates more traffic than industrial uses) and the PD would allow placement of a condition limiting the project's office square footage. The rezoning of the project site from IG District to IG-PD District will allow greater discretionary review of proposed uses and improvements to ensure that the new tenant/use will be compatible with the existing area. The applicant has agreed to additional conditions of approval that would preclude FedEx Ground from expanding (beyond the small expansion which is shown on plans) either on their own parcel or to other parcels within the business park development, and further, would require that any future proposed modification to allowed uses in the Planned Development be reviewed by both the Planning Commission and the City Council. The Zoning Code currently allows administrative approval by staff or Planning Commission of Planned Development modifications. Per the consensus of the Planning Commission at the October 1 work session, laboratories and research and development uses have been reclassified from permitted uses to administrative uses, and food processing, limited; catering services; and maintenance and repair services have been reclassified from permitted uses to conditional uses. Development standards for the project, including minimum lot area (5,000 square feet required, .98 acre proposed for smallest lot), landscaping (5% of site minimum), maximum height (35 feet allowed, 32 feet at parapet proposed), maximum FAR (1.0 allowed, 0.31 proposed), minimum site landscaping (project conditioned to required minimum 5% for each lot) and parking (minimum lspace/1,000 square feet required for general industry; 1 space/1,500 square feet for parcel processing centers) are in conformance with the underlying IG zoning district. Tentative Map Revision In the interim since the last Planning Commission public hearing, the Tentative Subdivision. Map has been modified. The change includes a small shift of the proposed private roadway to the east in order to preserve a small isolated area of wetlands. This change was requested by the Regional Water Quality Control Board during their review of the project. In shifting the road approximately ten (10) feet to the east, the lots that front the private road (Lots B, C, E and G) no longer maintain the required 20-foot building setback (10 feet, plus one foot for each additional two feet of building height in excess of 20 feet). These building all now show a setback of ten (10) feet from the front property line. This deviation from underlying development standards can be approved as part of the Planned Development process. Staff believes that the small decrease in building setback and landscaping would not adversely affect the development. PLN2002-00031— Bayside Business Park October 10, 2002 Planning Commission Page 4 of 7