Agenda - Planning Commission - 09/15/2003 - Special Meeting

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Parkway and Ramsey Blvd. Along Ramsey Parkway (north elevation) , this requirement is being met. It does appear .to staff that the frontage along Ramsey Blvd. (east elevation) is below this 60% threshold. However, a.mitigating factor is the distance Of the buildir~g from Ramsey Blvd. (205 feet to the right-of-way) and the presence of the playgound equipment and a parking lot Therefore, Staff feels that the Guidelines regarding transparency should not apply to the eastern elevation. The Guidelines require that at least 40% of the fagade along Ramsey Blvd. be comprised of brick. Once again, there may be a mitigating factor given the distance of the building from the road, but Staff would like to explore the option of adding more brick along the Ramse'y Blvd. side of the building as this is an important view shed into the Town Center. In addition to setbacks required in the Zoning District, the Guidelines state that all buildings in the TC-3 District should have a build-to line from 0 feet to 25 feet. The proposed building does not meet these guidelines. The building is located 60 feet and 40 feet from the front and rear lot lines respectively. The distance is even greater for the eastern and western sides of the buildings. While keeping buildings close to streets is highly desirable in the Town Center, it may not be very practical for a school facility. The school needs to have parking spaces for teachers, students, and visitors as well as maneuvering areas for school buses. It is also desirable to have some geen space around the school building ~br playgrounds and recreational space. As previously mentioned in the setbacks discussion, Staff believes that under the circumstances, the building placement of the school building may be acceptable. The Guidelines require, that no more than 30% of the frontage of any public street should be devoted to parking. It does not appear that this site Plan meets this guideline along Ramsey Parkway and it certainly does not along Peridot Street. Given the use of the building as a school, the size of the building, and the size of the lot, it will be difficult for the site plan to conform to this guideline, even if the building is relocated. Given this fact, Staff would like to discuss with the applicant the possibility of mitigating the visual impact of parking lots as viewed fi:om the street, such as the use of additional landscaping elements (plantings, berms). As is readily apparent, it is difficult for the site plan to meet every design guideline. However, Staff feels very strongly that every attempt to comply with the Guidelines should be explored and the spirit and intent of the Guidelines should be applied to the solutions. As the PACT Charter School is the first development within the Town Center, it will set the standard and the tone for future site plan reviews. Therefore, the City will want to ensure that the review.is complete and that any deviation from the Guidelines is based on logical rationale that is specific to the use of the building and/or the location of the site. Ultimately, the Planning Commission and City Council will have the final say regarding acceptable solutions to meet the Town Center Development Guidelines. It is expected that the Applicant will attempt to address many of the points raised in the architectural review and present the information to the Planning Commission. Nevertheless, the Planning Commission should discuss inconsistencies between the site plan and the Design Guidelines.