Agenda - Planning Commission - 10/04/2012

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Review File: Super America Site Plan Review September 28, 2012 Page 3 of 6 SITE PLAN Planning and Zoning Reviewer: Chris Anderson, Associate Planner/Environmental Coordinator canderson(a»ci. ramsev. mn. us (763) 433-9905 General: The development proposal consists of a one story, 4,300 square foot retail building and car wash, as well as four (4) fueling islands with a total of eight (8) individual dispensers. The facility will be located on a 1.25 acre parcel, which is located at the southwest corner of Sunwood Dr at the roundabout (Lot 5 Block 1 COR 2). The east/west stretch of Sunwood Dr is identified as a Parkway Street and the north/south stretch of Sunwood Dr is identified as a Destination Street in the Design Framework for The COR. Please submit updated Preliminary Plat information (sheet C1.2) to reflect this current project as well as an updated Plat configuration (Sheet C1. 4). The current submittal does not accurately reflect the configuration of the approved plat and it appears to contain easements other than drainage and utility easements. Zoning: The site is zoned COR-2 Commercial Sub -district. This area is intended to encourage a mix of large and small places accommodating auto -oriented uses. This suggests even greater attention be paid to public realm and streetscape improvements that not only accommodate vehicles, but also invite bicycle and pedestrian traffic. Retail buildings are a permitted use in this district while gas stations and accessory car washes are conditional uses. A conditional use permit is being processed simultaneously with the site plan. Building Height: The COR-2 Sub -District allows for building heights between one (1) and four (4) stories on a Destination Street. The proposed building appears to have one story but has limited roofline articulation. Overhead canopies associated with motor fuel sales shall not be taller than twenty (20) feet. The height of the overhead canopy must be reduced to no greater than twenty (20) feet in height and an effort should be made to incorporate more roof articulation on the principal building to break up the massing of shingles on the front and rear elevations. Maximum Structure Area. The COR-2 Sub -District does not have maximum building coverage or minimum floor area ratio requirements. Building Orientation: Building orientation is subject to the Design Framework of The COR, which is incorporated by reference as part of the Zoning Code. The principal building, as well as the main entrance, should front Sunwood Dr. As proposed, it appears that the rear elevation of the building fronts Sunwood Dr with the main entrance facing the interior of the lot. Staff recommends enhancement of the street presence of the rear and right elevations of the building with the use of greater roof articulation and pitches, additional windows, awnings etc., to meet the intent of the Design Framework. Color renderings of each of the four (4) elevations should be submitted to provide a better conceptual image of the building from the street. Due to the configuration of lot lines due to the realignment of Sunwood Drive in conjunction with the internal circulation pattern of the private street, it may seem appropriate to allow the proposed orientation of the building. Please submit a narrative outlining the design constraints of the site that are driving the proposed orientation, prior to review by the City Council. Setbacks: The COR-2 Sub -District requires build -to lines as provided below.