03-22-2004 Council Packet - Laserfiche WebLink

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John Trautz March 1,2004 Page 4 3. 4. 5. 6. c) The west facade of the retail strip needs to be attractively designed and landsci^d to minimize its appearance as the back side of a building. d) We understand that with this orientation, signago with faces perpendicular to Highway 12 will be critical for the strip center. A monument sign would be acceptable along 12. Signage for each use on the west wall of the retail strip would uul be auocplable. e) A drive-thru at the north end of the retail strip would be feasible. If this was a coffee shop, the proximity exists for pedestrian/customer access to a pond overlook, plaza, or outdoor seating area at the northwest come: of the strip retail building. Parking Layout and Capacity. To gain staff support, your site plan needs to incorporate adequate parking for the uses proposed on the site. Future uses that require parking in excess of that provided, are not likely to be approved. The parking plan also needs to incorporates island for trees and green space. With a strip retail building oriented north- south, parking between the strip retail and the Walgreens can be more flexibly used as daily parking needs fluctuate. With a site plan that meets the parameters set out in this letter, we are willing to consider the W algreens model that the peak need for Walgreens is 60 parking stalls; we are not willing to vary from the parking requirement for other users on this site, be they office (1 stall per200 net s.f. where nets90% of gross floor area),retail(l stall per ISOs.f.ofnet floor area) or restaurant (1 stall per 80 s.f. of net floor area). Green Space . The City’s goal is still to have 2S% of the site as green space. Given the Planning Commission* s neaiiy unanimous comments that the current plans do not provide adequate green space, as a minimum the required perimeter trails within the property should not be counted as part of the 25% requirement .Structural Coverage. Inline with the Planning Commission's strong sense that the current site plan is too intensely developed, note that the zoning code does limit any building site of less than 2.0 acres, whetherresidential or commercial, to 15% coverage by structures. Yourplanproposes3 individual sites,eachlessthan2 acres in area, and two of the three exceed the limit. Lot 1 is at 17.7%, Lot 2 is at 13.2%, and Lot 3 is at 22.4%. Overall, the site should be limited to no more than approximately24,100 s.f., but it currently is at just over 29,800 s.f., or 18.6%. This is an indication that the current site plan is over- ambitious. Market Analysis. You have told us that free-standing restaurant uses and fast-casual restaurant uses are unlikely to be attracted to this site because of the lack of rooftops. In assisting our consideration of the proposed conversion hrom office to retail uses, we request that you provide clear and valid market infomuition supporting your conclusions regarding restaurant uses. J