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

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The TC-2 District establishes a .5 floor area ratio. Lot 1 is 391,410 square feet in area; the minimum floor area ratio is 195,705; the total area of all buildings planned for Lot 1 is 93,207 square feet. The plan is 102,498 square feet deficient of the .5 ratio. The intent of the TC-2 District is to accommodate large scale retail buildings that will most certainly require greater amounts of surface parking. The Planning Commission recommended that the applicant apply fbr a variance to the floor area ratio requirements for Lot 1, generally. The request for variance is scheduled for the August 5 Board of Adjustment. The maximum front yard setback in the TC-2 district is 0-15 feet. The comer retail store is appropriately placed at and parallel with the Sunwood Drive and 'Zeolite Street right-of-wa7. The City Staff Review Letter dated July 8 questions whether the vision clearance triangle is m~t at the intersection of Sunwood and Zeolite. At the July 12 Planning Commission meeting, the applicants verified compliance with vision triangle standards. A total of 428 parking spaces would be required for the uses ultimately proposed for Lots 1 and 2; the site plan is showing 451 spaces. The grading and utility plans have been reviewed by the Engineering Department and required modifications to the plans are listed in the Staff Review Letter. The modification will be reflected on the final site plan. The Landscape Plan has been reviewed by City Staff and 141 trees and 320 shrubs must be planted in order to meet the landscape requirements for the entire block. The plan submitted includes 102 trees and 348 shrubs; the plan must be modified to include an additional 39 trees. The City Staff Review Letter also stated that the 39 additional trees are supposed to be planted along A~'mstrong Blvd. The Applicant's response is that another 39 trees along Armstrong Blvd. would average out to a tree every 6 feet. The Planning Commission agreed that the commercial services, future restaurants and pond should not be completely screened from public view and that the Landscape Plan should be adjusted accordingly. It was also suggested that the applicant draw up a phasing plan for the installation of landscaping as buildings are constructed. The final site plan will have to include text to state that waste storage will be indoors. The site plan development permit will require City approval of the lighting plan and fixtures. The site plan for the corner retail building generally conforms to the Town Center Development Guidelines. There are no public parks identified for this sub-district and small group sitting areas and a mixture of plantings and pavement are encouraged. The north (Sunwood Drive side) and east (Zeolite Street side) elevations of the retail building include foundation plantings and pedestrian benches. This is a very desirable feature and should be carried through to the interior side of the building that faces the parking lot, where there is more potential for pedestrian traffic. The selected architectural materials include EIFS integrally treated with color, split face CMU block, pre-cast concrete, brick veneer, and pre-finished metal accents and awnings. The guidelines recommend that 35% of ground level street front facades be glass openings. The amount of glazing on the north wall (Sunwood Drive side) and the east wall (Zeolite Street side) is 35% and 21%, respectively. The final site plan should increase the glass openings on the Zeolite Street side to meet the 35% requirement.