Agenda - Planning Commission - 08/05/2004

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District is to accommodate large scale retail buiidings 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 northwest retail store is appropriately placed at and parallel with the Sunwood Drive right-of-way. 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 Co the plans are listed in the Staff Review Letter. Those modifications will be reflected on the final site plan. The Landscape plan has been reviewed by City Staff and 14t 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. Staff's or/ginal recommendation was that some of the additior~al trees required should be planted adjacent to Armstrong Blvd. On July 12, 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 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 building elevations include the use of foundmion plantings on the parking lot side, but not the Sunwood Drive Side. And, the building elevations include the use of pedestrian benches on the Sunwood Drive side, but not the parking lot side. Staff is recommending the addition of foundation plantings to the Sunwood Drive side and the addition of Pedesta'ian benches on the parking lot side. The selected architectural materials include EIFS integrally treated with color, split face ClV[U block, precast concrete, brick veneer, and pre-finished metal accents and awnings. The guidelines recommend that 35% of ~ound level street front facades be glass openings; the calculations indicate that 27% of the street fagade on Sunwood Drive is glass openings. The guidelines also recommend access doors facing public streets, and no doors are proposed on the Sunwood Drive elevation. Access doors on Sunwood Drive would carry through the intent to promote the use of sidewalks. Additionally, there is public parking on Sunwood Drive and it would seem appropriate to be able to access the shops from Sunwood Drive rather than walking around the building to the doors on the south side. The addition of a door on Sunwood Drive would also help bring the glazing calculation closer to the recommended 35%. At least 50% of' 2