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

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Town Center 3rd Addition - Site Plan/Corner Retail" July 8, 2004 Page 2 of 6 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, 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 fbr a variance to the floor area ratio requirement;, b) amend the TC-2 district regulations to lower the floor 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 foot setback from building to property line, Rear 30 feet. 2 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 fbrmed 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 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% · 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 fboting. 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 offered in the site plan review letter for the grocery store: · The hydrant in front of the large retail building on page 9 conflicts with the storm water lead to the build and is too close to the catch basin. Move the hydrant to a cii:/"ferent island. The landscaping plan shows a tree in the same location as this hydrant. Additional coordination of the plans is necessary.