Agenda - Planning Commission - 08/03/2006

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.'. The storm~ter management pond that the site proposes to utilize has not been constructed at this time. Staff has requested the construction of a temporary pond that must precede . construction of the ban1e A revised grading must be submitted reflecting these changes. Architectural renderings have been submitted. Staff has requested additional details regarding the type of windows and other building materials to be used. Also, the building's proposed positioning on the site comes into conflict with the elements discussed in the Town Center Development Guidelines Manual that encourage a walkable environment. Revisions to the architecture have been requested. Recommendation: It is the state~ intent of the Town Center district to encourage a distinctly different development pattern than typical, suburban development. Therefore, the. proposed building and drive-thru positioning are not ideal. The proposed location of the drive-thru on the north side of the building, adjacent to the parkway, will not encourage an active pedestrian envirOiiment, as the parkway was envisioned to be. Furthermore, the proposed drive aisle on the west side of the building lacks a consideration for pedestrians on the trail along Armstrong Boulevard and provides complicated traffic movements for cars exiting on the south. Staff would like the applicant to consider the re-location of the drive-thru to the east side of the building to reduce potential traffic conflicts and to reduce the negative impacts a drive aisle will have on the pedestrian environment along Armstrong Boulevard and West Ramsey Parkway. However, the TC-2 district is meant to be more auto-oriented than other Town Center areas and because the building is not directly adjacent to Sunwood Drive, the concern for the specific building orientation is not as great. It is staff s opinion that the large setbacks from Armstrong Boulevard and West Ramsey Parkway can be mitigated by an increased effort to cater to the pedestrian through the increase of landscaping, fencing, and berming along Armstrong Boulevard and West Ramsey Parkway. Staff is recommending approval of the site plan, contingent upon one of the following two options: OPTION ONE: 1) The relocation of the drive-thru to the east side of the building and the movement of the proposed building closer to West Ramsey Parkway and Armstrong Boulevard 2) Construction of West Ramsey Parkway to West Town Center Drive 3) Approval of the FAR and front yard setback variance 4) Approval of the conditional use permit to construct a drive-thru 5) Final Plat approval ofRTC 14th Addition 6) Compliance with the City Staff Review Letter dated July 28,2006 OR 20