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

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respectively, and the rear yard is 40 feet. He stated that again, they may be able to have a discussion on this based on the use as a school. Assistant Community Development Director Trudgeon advised that in reviewing the architecture for the proposed ibuilding, Staff has used the latest draft of the Town Center Development Guidelines. Staff has included detailed comments regarding the application of the Development Guidelines to the Site plan in the Staff Review Letter. He stated the Site Plan substantially meets the Guidelines in most areas, but there are several areas of discrepancy where the Site Plan only partially meets the'standards outlined in the Guidelines. He reviewed the items as follows: · The Guideline's statement about distinct architectural features at street intersections is hard to apply in the school's case since the building will not be located right on a street comer. However, Staff would like to explore the possibility of adding some architectural element on the corners to attempt to meet the intent of the Guidelines. · The Guidelines state that facades should express recessed doors and windows. The addition of the canopies over the entryways provides the appearance of recessed doors and windows. Staff would like to explore some possibilities to add more recessed windows along the east and west elevations due to their visibility from Ramsey Boulevard and Peridot Street, respectively. · The Guidelines state that the fagade along primary streets should have at least 60% transparency. ~The School has frontage along two primary streets, Ramsey Parkway and Ramsey Boulevard. Along Ramsey Parkway (north elevation), this requirement is being met. It does appear to Staff that the frontage along Ramsey Boulevard (east elevation) is below this 60% threshold. However, a mitigating factor is the distance of the building from Ramsey Boulevard. The building is 205 feet to the right-of-way, and there is the presence of the playground eq~!ipment 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 faqade along Ramsey Boulevard 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 Ramsey Boulevard side of the building as this is an important view 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 1 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. While keeping buildings close to streets is highly desirable n 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. As previously mentioned in the setback 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 Planning Commission/September 15, 2003 Page 4 of 10