Agenda - Planning Commission - 07/12/2004 - Special Meeting

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Town Center 3rd Addition - Site P[an/Coburns July 8, 2004 Paae 2 of 7 Zoning: The site is cu~endy zoned TC-2 and general retail, including grocery, is a permitted use. However, retail uses in excess of 35,000 square feet require a conditional use permit. The proposed grocery store will be 54,000 square feet with possible future expansions to 63,000 square feet. Additionally, the car wash and the drive-through feature of the pharmacy are also permitted uses in the TC-2 District with a conditional use permk. The three conditional use permits will be processed as a part of this site plan review. The grocery store also includes a fuel amenity, which is currently not permitted in the TC-2 District. In accordance with the directions of the Planning Commission and City Council, City Staff is processing an amendment to the 2 District to allow gas sales as an accessory use only, with very specific conditions. Floor Area Ratio: Lot i of Town Center 3rd Addkion is proposed to accommodate the grocery store, fuel pump islands, car wash, and 3 other con2-nercial structures: one of which will house a liquor store proposed to be developed in the first phase with the grocery store. The area of Lot 1 is 391,410 square feet. The minimum floor area ratio is .5 -or 195,705 square fbet in this case. The total area of the/:botprint of the grocer?~ store (54,000 sq. ft.), fuel pump island (1430 sq. ft.), car wash (1,777 sq. ft.), comer retail store building (18,000 sq. ft.), and two other commercial buildings (19,000 sq. ft.) is 93,207 square feet. This is a 102,499 square foot deficiency in the minimum floor area ratio requirement ~tbr Lot 1, which is significant but expected when certain large scale users like a grocery store require surface parking. Some alternatives to resolve the issue of minimum floor area ratios for this block are as follows: a) variances to the floor area ratio requirement; b) amend the TC-2 district regulations to lower the floor area ratio requirements; c) require the plat to be modified to ci'eate a lot for each buitding and plat the excess area as common area for overflow parking in order to meet the floor area ratio requirement. Setbacks: The proposed Town Center Zoning District has setback standards based on the principle of %uild to" Nines rather than traditional setbacks. This is especially important for the float yard since it is typically where the building presentation relationship is to the street. The setbacks [n the TC-2 District have been established as ~btlows: Front; 0-15 feet, Side: l0 lbot setback from building to building; 0 tbot setback from building to property kine, Rear 30 feet. It is apparent that the proposed grocery store meets the side and rear setbacks and this must be verified on the final site plan. However, the grocery store ts approximately 300 feet fi:om the fi'oat property line. A request for a variance to the 15 fbot maximum fi'oat yard setback is being processed. Grading and Drainage Plan: We offer the following comments on the grading plan. The minimum allowable slope on bituminous surfaces must be 1.0%. The minimum slope on concrete surfaces is 0.5% Spot elevations should specify, top or bottom of curb. Maximum cross slope in drive aisles should be 2.0°,4 The pond eievations on Page 9 do not match the information shown on the other sheets. 82