Agenda - Planning Commission - 10/02/2003

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After responding to initial staff and Planning Commission comments, the Site Plan now substantially complies with the Guidelines. The following is a discussion of the few areas where there remain a discrepancy between the site plan and Guidelines: The Guidelines state that the fa,cade along primary streets should have at least 60% transparency. The School has frontage along two primary streets, Ramsey Parkway and Ramsey Blvd. Along Ramsey Parkway (north elevation), this requirement [s 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 building from Ramsey Blvd. (205 feet to the r/ght-of-way) and the presence of the playground 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 faCade along Ramsey Blvd. be comprised of brick. Once again, staff believes that the mitigating factor is the distance of the building from the road, and Staff feels that this guideline should not apply to the eastern elevation. The Guidelines state that all buildings in the TC-3 District should have a build-to line from 0 feet to 25 feet. 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 green space around the school building for playgrounds and recreational space. Staff believes that under the circumstances, the building placement of the school building is acceptable. It should be noted that the similar setback conflict that existed with Town Center Zoning District has been eliminated with the creation of the TC-3a subdistrict. 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. From discussion with Staff and the Planning Commission, the applicant has proposed to locate 5-foot brick pillars along the western edge of the Per/dot St. parking lot and shrubbery that will grow to 4 feet in height to screen the parking lot in addition to the trees proposed to be planted in this area. The applicant is also proposing to plan additional shrubbery along the eastern parking lot to assist in screening from Ramsey Blvd. Staff has reviewed these solutions and find them acceptable. Recommendation: Staff recommends granting the request for conditional use permit based on supporting findings of tact. 74