Agenda - Planning Commission - 05/06/2004

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present ,the look of typical strip suburban development. Bztildings shall be designed with a pedestrian orientation and relationship to the primary street that is compatible with the adjacent TC-1 Sub-District. The uses shown in the submitted revision include a grocery store, several restaurants, and a bank as well as other retail operations. Staff received the latest revisions on April 27, 2004 and is not able to fully comment on the sketch plan at the time of this Staff report. Some initial Comments Staff has are as follows: · GeneralLayout. The revised plan presented to the City is more consistent with the original sketch plan approved in 2003 than the previous sketch plan. The area east of the intersection of Zeolite St. and Sunwood Drive, as in the previous sketch plan, is consistent with the approved sketch plan with retail and pedestrian opporttmities close to the street with parking in the rear. The previous sketch plan showed several buildings west of the Zeolite/Sunwood intersection starts setback from the street. The revised sketch plan brings several buildings closer to Sunwood Dr. in conformance with the approved sketch plan. As in the previous sketch plan, the Cobums Grocery Store is setback a distance from Sunwood Drive. There are still several buildings setback farther from Sunwood Drive than was shown in the approved sketch plan. (The 8K, 15K, and 30K bUildings). The orientation of the 13K and the 11K buildings towards Sunwood Dr. is a positive improvement. Staff finds that the building locations shown on the revised sketch plan is a reasonable solution to the desire of maintaining the vision of the original sketch plan and commercial site location realities. · Coburns Grocery Store. The proposed Coburn grocery store plans on containing a pharmacy with a drive thru and a liquor store operation in a separate building. Coburns also would like have a gas station and a car washeast of their building. Under the Town Center Zoning District, uses with drive thrus and car washes require a conditional use permit. As the development proceeds to the site plan review, a Conditional Use Permit will need to be granted to allow for the drive-thru pharmacy and car wash. Under the Town Center Zoning District, gas stations are prohibited.. This prohibition was put primarily in place to not allow a flee standing gas station to be located in the Town Center. The gas station shown would be connected to the grocery store operation. Staffhas con~cerns with locating a gas station in the Town Center and would like to discuss this matter further with the Planning Commission. The applicant is aware of Staff' s concerns and will be ready to discuss the proposed gas station. Staff is requiring that the Coburns building have "four-sided" architecture meaning that all sides of the building will be required to have detailed architectural features and use high-quality materials. The Applicant has provided the City with architectural elevations showing some of this information. As part of the site plan review~ Staff will require more detailed information. · Stormwater Ponding. The stormwater pond shown on the revised sketch plan increases the area of ponding fi:om the previoUs sketch plan and has made it more of an amenity as directed by staff. It should be noted that the City's Engineering Department still needs to review the capacity of the ponding to ensure that it will properly function 1t4