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

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Town Center 3rd Addition - Site Plan/Corner Retail July 8, 2004 Page 2 of 6 buildings (19,000 sq. fl) is 93,207 square feet. This is a 102,499 square foot deficiency in the minimum ~2oor a~rea ratio requirement fbr Lot 1, but to be expected when one of the structures (grocery. store) is a large scale user that requires a significant amount of surface parking. Some alternatives to resolve the issue of minimum floor area ratios for this block are as follows: a) apply for a variance to the t]oor area ratio requirement;, b) amend the TC-2 district regulations to lower the tloor area ratio requirement; c) redesign the plat to' create a lot for each building 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 "build to" lines rather than traditional setbacks. This is especially important for the front yard since it is .typically where the building presentation relationship is to the street. The setbacks in the TC-2 District have been established as follows: Front; 0-15 feet, Side: 10 foot setback from building to building, 0 ~bot setback fi'om building to property line, Rear 30 feet. It is apparent that the proposed corner retail building meets the front, side and rear setbacks and the setbacks distances should be called out on the site plan. However, Section 9.11.01, Subd. 7 of City Code requires a vision clearance triangle at comer intersections to provide adequate sight distance. The placement and design of the comer retail building will have to allow for a clear vision triangle formed by creating a third leg which connects the ends of two 25 foot legs, as measured from the face of curb on the cross street being approached. This vision triangle must be three dimensional and shall extend from 30 inches to 9 feet above the top of curb. This vision triangle shall contain no fence, structure, earth bank hedge, planting, wall or other sight obstruction. Grading and Drainage Plan: We will reiterate the comments offered in the site plan review letter for the grocery store · The minimum allowable slope on bitmninous sur±'aces must be 1.0%. The minimum slope on concrete surfaces is 0.5% · Spot elevations should specify top or bottom ok' curb. · Maximum cross slope in drive aisles should be 2.0% · The pond elevations on Page 9 do not match the information shown on the other sheets. · The retaining wall around the plan is called out as combined retaining wall and building 1boring. Signed engineering drawings will be need to be submitted to the building inspection department for review prior to approval of this concept. · Grade transitions should be smoothed out, the current plans show' grade changes of 2%+ on different sides of contour lines. Utility Plan: We generally reiterate the comments ot'±'ered tn the site plan review letter ~br the grocery store: The hydrant in £'ront of the large retail building on page 9 conflicts with the stom~ water lead ~o the build and is too close to the catch basin. Move the [tvdrant ~o a difi'erent island. The lanciscaping plan shows a tree in the same location as this hydrant. Additionai coordination of the plans is necessary.