Agenda - Planning Commission - 05/06/2004

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· Northwest retail commercial node. The retail node shown adjacent to Armstrong Blvd. and_ Town Center Parkway extends into the area zoned TC-3b (Residential) which only allows for limited retail opportunities. For the area to be developed as shown in the sketch plan, portions of the this area will need to be rezoned to TC-2 (Commercial). Staff is supportive of this change since the character of western edge of the Town Center south of Ramsey Parkway has always been shown to be fairly intensive retail. The buildings in this location have been reoriented to have the rear of the building face Ramsey Parkway. Staff supports the change in orientation, however, sufficient buffering and architecture will need to be present on and around the rear of the buildings to maintain a pleasant aesthetic. Staff is also asking for appropriate landscaping along western edge of the parking lots serving these buildings to help mitigate the view of this area fi.om Armstrong Blvd. ° Sunwood Drive. The sketch plan has been changed to remove the landscaped median and angled parking along Sunwood Drive per Staff direction. Staff is still open to the possibility of having a median near the entrance of the Town Center, but it would have to be designed appropriately and not interfere with our public works operations. Also in relation to discussion with Staff; the Applicant has created landscaped entrance at Sunwood and Armstrong Blvd.. More detail will be needed but Staff feels the Applicant is headed in the ri~t direction. · Park#~g lots. As part of the Town Center Ordinance, the Developer shall provide the City with a master parking plan. At this point, the City has seen some preliminary numbers regarding the need for parking. The City will require information regarding the need for parking as part of the preliminary plat submittal. Pedestrian Connections. The revised sketch plan seems to address some earlier concerns with pedestrian connections. Staff would like to emphasize once again the critical need fbr pedestrian connections. As this development proceeds to the preliminary plat stage, more detailed information will be required about these pedestrian connections. Traffic Generation: As part of a future preliminary plat submittal, Staffwill be requiring a traffic generation study to review the traffic demand in this area of the Town Center to ensure that there is adequate infrastructure to handle the expected traffic. Land Use Applications. The revised sketch plan ~ill require several variances, two conditional use permits, a zoning ordinance text amendment anda rezoning fbr the plan as shown to receive site plan and preliminary plat approval. The variances would need to be issued for building that exceed the maximum setback of 20 feet. The conditional use permits will be needed for the drive-thru pharmacy and the car wash. The zoning text amendment will be needed to allow for the gas station and the rezoning will be needed allow for the commercial building located in the northwest quadrant of the sketch plan. Staff will continue the review the plan and may bring additional comments to the May 6, 2004 meeting. Staff Recommendation: The revised sketch plan has addressed many of the issues raised in the original review. It is clear from the discussion in the past few months with the Applicant that certain aspects of the original sketch plan need to be changed. Staff is' more comfortable in the general layout of the area depicted on the revised sketch plan. Staff would like to see the process move along to the City Council, so Staff is recommending that revised sketch plan be sent up to the City Council with the Planning Commission :'ecommendations. Specifically, the Planning Commission should comment on the general layout, the location' of the Coburns store, the inclusion of a gas station and car wash to the plan as well as any other issues raised by the Planning Commission and Staff. 115