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Review File: Casey's General Store (7222 Sunwood Dr NW) Site Plan Review: Comprehensive Plan and Zoning Code January 2, 2015 Page 2 of 4 Comprehensive Plan: The Property is designated as Mixed Use (The COR) in the Comprehensive Plan. This category generally includes a variety and mix of uses throughout the 322 acre master -planned community. The proposed use appears to be consistent with this designation. Zoning: The Property is located within the COR -3 Zoning Sub -District, which is guided by City Code Section 117-118. The intent of the overall COR Zoning District is to create a focal point in the community that embodies the principles of transit - oriented and mixed-use development. The COR District envisions a distinctly different development patter, with a more urban structure of streets and blocks, than the suburban and rural patterns that have shaped the community to date. The COR area is comprised of a number of distinct subdistricts intended to define the type and intensity of uses, location of amenities, and overall character of development. The COR District incorporates the COR Development Plan and Design Framework by reference to provide necessary building and site design features that are essential to a pedestrian environment. The COR -3 Workplace Subdistrict is intended to accommodate medical and technology -related office and research uses, as well as other offices uses and ancillary retail and service uses designed to support and serve employees and office visitors. Uses with high concentrations of employees are most desirable. The proposed use appears to provide an ancillary service use to support the broader goals of the subdistrict. Additionally, the Design Framework and Zoning Code further specifically allow for convenience gas. Dimensional Standards. There are two (2) components that drive site dimensional standards for development within The COR: 1) Design Framework and 2) Development Plan. The Design Framework contains a traditional matrix of minimum or maximum bulk standards. In order to address the unique nature of The COR and provide additional flexibility in design approach, a hybrid form -based code is established. The proposed layout is consistent with the approved Development Plan and the 'set back' design is further allowed through text of the Zoning Code. The Development Plan allows for the traditional 'set back' design instead of the `build to' design seen throughout much of The COR. Nodes at intersections with County Roads lend well to convenience retail to support other parts of The COR. Additionally, setting the building back away from the corner at Sunwood Drive and Ramsey Boulevard improves sight lines for motorists. Finally, the Design Framework maintains a degree of `build to' by requiring an architectural wall along Sunwood Drive to minimize the focus of the surface parking lot and screen automobile headlights from Sunwood Drive. Architectural Standards. Architectural Review for The COR is guided by the Design Framework. An emphasis is placed on high-quality architectural design and materials. The proposed building appears to consist of all brick, with no EIFS. The design approach is acceptable to the Design Framework. Note: please revise plan sheets to eliminate any inconsistency with design approach. Some plan sheets indicate a portion of the building being constructed with EIFS. Please clarify the actual design approach. The Trash Enclosure is planned to be located just to the west of the building and separated from the building by a drive lane/loading area. The Site Plan indicates that the trash enclosure shall be constructed of a brick/block enclosure, except for those areas with gates for entry. Plans should be revised to show a block enclosure to match the existing building. The Details Section currently show a chain- link fence design with vinyl slats for screening. Use of chain link fence for a trash enclosure is unacceptable to the Design Framework. Lighting Standards. Any lighting used to illuminate an off-street parking area, sign, or structure shall be arranged to deflect light away from an adjoining residential district or public street. Bulbs emitting an excess of 3,000 lumens (150 watts) shall be so directed that the bulb is not visible from off of the property where such light source is located. The Site Plan includes details on proposed lighting design and photometric information for individual light sources. Please include an overall Photometric Plan of the site as part of the Application for Building Permit.