Agenda - Planning Commission - 06/16/2004 - Special Meeting

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Site Oeveipment Overview Site development guidelines [or this sub-district focus on a unique opportunity to recast typical commercial development patterns into a contemporary and innovative strategy that responds to overall objectives for the Town Center. Specifically this suggests that the majority of buildings front on the primary through streets, with parking and service areas on the side or in the back, away from view. A mix of uses within individual blocks, including retail, restaurant and residential, further enhances this model, addresses design character/aesthetics and promotes activity throughout much of the day and evening hours. Site development guidelines include the following: TC2 Land Use · Encourage mixed use (within specific blocks) throughout this district · Promote housing in close proximity to retail uses, specifically targeting locations along the edge of Town Center Park · Include a mix of large floor plate variety stores, service and convenience uses (grocery, drug and hardware stores), specialty shops and other destination retailers · Emphasize Sunwood Drive as the commercial 'Main Street' TC2 Building Placement · Generally, buildings should be located at the street right-of-way line (zero setback), allowing recessed space for outdoor dining and other sidewalk activities · Generally, buildings should be located parallel to the street they face · Buildings should be placed at all four corners of key intersections · Some deviations do apply for residential uses in this sub- district, specifically based on building type - for example, townhouses may be set back as much as 15 feet to provide space for building/unit entry, stairs and private gardens · Reduce the scale and mass (street side visual impacts) of large floor plate buildings by including liner stores or break up building facades into smaller sections · Large, blank walls along any public street are unacceptable Greater emphasis should be given tO architectural elements, materials and other design features for buildings located at primary intersections, for example, at Sunwood and Zeolite, or at key development entries, for example, at Sunwood and Armstrong - frequently these locations can be seen from several directions, from a distance, or sit at prominent crossroads and will 'likely become future landmarks as the Town Center develops Minimize openings between buildings where storefronts line the street, although limited driveway access (one per block along destination streets) and some provision for pedestrian connections through blocks are encouraged - large gaps in the building wall along street frontage to accommodate surface parking lots, greater building setbacks or other purposes are discouraged No more than 25% of street frontage can be utilized for surface parking lots TC2 Parking Strategies · Provide parking spaces for typical daily use (350 days per year), satisfying both quantity and location needs through a combination of on-street and surface lot parking solutions · Provide options for additional/overflow parking (15 days per year) to support holiday traffic and special events including porous pavements, tuff pa.r,..king areas (Nedon and other soil amendments) or snu[l:le service from nearby parking areas · Encourage shared parking solutions that target around the clock shies in destination, audience or take advantage of oeak/off-oeaK hours of operation for various uses within the sub-district · Minimize surface parking lots fronting on primary streets, locate surface parking lots aw~y from the major streets, either behind or [o the side of buildings · Provide occasional driveway access to parking facilities along Sunwood Drive. but majority of parking access should be provided along side streets or Civic Center Drive 55