Agenda - Council - 07/27/2004 - Laserfiche WebLink

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Town Center 3rd Addition - Site Plan/Cobom's July 8, 2004, Revised July .23, 2004 Page 2 of 9 Zoning: The site is currently 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 permit. 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 TC- 2 District to allow gas sales as an accessory use only, with very specific conditions. The Planning Commission, during their July 12, 2004 meeting, recommended approval of these land use applications subject to certain conditions. All of the abovementioned land use applications will be acted on by the City Council. Floor Area Ratio: Lot 1 of Town center 3rd Addition is proposed to accommodate the grocery store, fuel pump islands, car wash, and 3 other commercial structures, two of which will 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 feet in this case. The total area of the footprint of the grocery store (54,000 sq. ft.), fuel pump island (430 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 for Lot 1, which is significant but expected when certain large scale users like a grocery store require surface parking. Per the discussion of the Planning Commission on July 12, 2004 you have applied for a variance to the floor area ratio in the TC-2 District. The variance request is scheduled fbr the August 5, 2004 Board of Adjustment meeting. The approval of this site plan is contingent on receiving a variance to the Floor Area Requirement'in the TC-2 Zoning DiStrict. 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 foot setback from building to property line, 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 is approximately 300 feet from the front property line. A variance to the 15 foot maximum front yard setback was approved by the Board of Adjustment on July 12, 2004. Grading and l)rainage 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 curbl · Maximum cross slope in drive aisles should be 2.0%