From
Chris Hartmann
Title
S151202 - Site Plan - 5030 S Highway 360 (City Council District 4). Approval of a site plan for a 0.65 acre retail development. The site is zoned Planned Development 114A (PD-114A) and is located within the S.H. 360 Corridor Overlay District. The property is addressed 5030 S. Highway 360, south of Equestrian Ln. The agent is David, Bannister Engineering and the owner is Heath Debaun, BLVD 26 LLC. (On December 7, 2015, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0).
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approve
Analysis
SUMMARY
Consider a request for the approval of a site plan for a 0.65 acre retail development. The site is zoned Planned Development 114A (PD-114A) and is located within the S.H. 360 Corridor Overlay District. The property is addressed 5030 S. Highway 360, south of Equestrian Ln.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Land Use |
|
North |
PD-114A |
Retail/Commercial Uses |
|
East |
PD-144A |
Retail/Commercial Uses |
|
West |
SH 360 |
|
South |
PD-114A |
Retail/Commercial Uses |
BACKGROUND:
April 7, 1998: City Council approved ordinance 5888, establishing a Planned Development for single family, multi family, commercial, and retail uses.
October 13, 2015: The Planning staff processed an application for the approval of this site plan.
November 19, 2015: The Development Review Committee (DRC) meeting was held. Staff met with the applicant to discuss the proposal. The proposal was cleared to move forward subject to conditions found in the recommendation section of this report.
November 20, 2015: A legal notice of the upcoming public hearing was mailed to affected property owners.
December 7, 2015: This item is scheduled to be heard by the Planning and Zoning Commission.
December 15, 2015: This item is scheduled to be heard by the City Council.
PROPOSED USE AND CHARACTERISTICS
The applicant is proposing to develop a 7,200sqft retail center. The land is zoned PD-114A, specifically for commercial uses. The following table shows the development requirements for a project in a commercial district.
|
Standard |
Required |
Provided |
Meets |
|
Minimum Site Area |
5,000 sf. |
28,442 sf. |
Yes |
|
Minimum Lot Width |
50 ft. |
116 ft. |
Yes |
|
Minimum Lot Depth |
100 ft. |
250 ft. |
Yes |
|
Front Yard |
25 ft. |
91 ft. |
Yes |
|
Rear Yard |
10 ft. |
75 ft. |
Yes |
|
Maximum Height |
25 ft. |
25 ft. |
Yes |
|
Maximum F.A.R. |
0.5:1 |
0.25:1 |
Yes |
The site plan meets the dimensional requirements of PD-114A and the UDC.
Parking and Access:
This site plan meets the minimum parking requirements for a retail development.
|
Standard |
Parking Rate |
Required |
|
Retail |
1/275sf building |
27 |
|
Handicapped Spaces |
2/26-50 required spaces |
2 |
|
Parking Type |
Provided |
Meets |
|
Standard Parking |
27 |
Yes |
|
Handicapped Spaces |
2 |
Yes |
Landscape and Screening:
The required landscaping is governed by Appendix F of the Unified Development Code, in regards to development in a Corridor Overlay District. The following table illustrates the proposed landscaping versus the landscape requirements.
|
Landscaping: SH 360 Overlay District |
|
Standard |
Required |
Provided |
Meets |
|
Total Landscaping (5%) |
1,423sqft |
10,025sqft (36%) |
Yes |
|
R.O.W. Buffer from Parking and Drive Areas |
30ft wide |
16ft wide |
Yes |
|
Shrubs |
|
Standard |
Required |
Provided |
Meets |
|
Total Shrubs |
29 |
63 |
Yes |
|
3ft screening hedge with 6ft offset per 60ft |
- |
Provided, no offset |
No |
|
Trees |
|
Standard |
Required |
Provided |
Meets |
|
Street Trees |
2 Trees |
2 Trees |
Yes |
|
Parking Area Trees |
2 Trees |
4 Trees |
Yes |
|
Total Trees |
6 Trees |
10 Trees |
Yes |
Building Elevations
Building designed is required to meet the minimum standards of Appendix F of the Unified Development Code for Corridor Overlay District development. The following tables show the proposed development’s compliance with current standards for overlay district development.
|
Elevation Materials(1) |
|
Materials |
North |
South |
East |
West |
Total |
|
Masonry |
100% |
100% |
100% |
75% |
95% |
|
E.F.I.S. |
0 |
0 |
0 |
25% |
5% |
(1) - Not including window or doors
|
Ordinance Provision |
Proposed Conditions |
Meets |
|
Primary Facades - North and West |
West |
No |
|
Secondary Facades - East and South |
North, East, and South |
Yes |
|
Horizontal Articulation Projecting Offset = 3.23ft Length of Extension = 23.75ft Distance Between = 60ft |
Horizontal Articulation Projecting Offset = 7ft 10in Length of Extension = 22ft Distance Between = 6ft |
Yes |
|
Vertical Articulation Projecting Offset = 3.23 Length of Extension = 23.75ft Distance Between = 60ft |
Vertical Articulation Projecting Offset = 2 Length of Extension = 23ft 9in Distance Between = 47ft |
No |
|
Principal Masonry 100% Masonry Exceptions: EFIS Max 20% (per façade) Accent Materials, Max 15% (per façade) |
Cultured Stone - 95% EFIS - 20% 0% |
Yes Yes Yes |
|
Accent Materials per Façade (Applicant has chosen metal) |
7% south façade 6% north façade 7% west façade 8% east façade |
Yes |
|
Accent Stone Minimum 25% of primary façade - West |
0% |
No |
|
Secondary Façade Similar in texture and color as primary |
Similar to primary |
Yes |
|
No use of prohibited materials listed in Appx F.2.B.3.C |
No prohibited materials |
Yes |
|
Facades all designed wth a distinct base, fild wall and parapet (secondary does not require a base element.) |
All facades have these distinct elements |
Yes |
|
Cornice extends 18inches |
Cornice does not extend 18inches |
No |
|
Covered Walkways 50% of primary facade |
West elevation has 7ft 10in wide covered walkways extending 94% of the length of the building. |
Yes |
|
Glazing 50% of the length of the primary facade |
Windows are 94% of the length of the west elevation |
Yes |
|
Roof profile for Articulated Elements Curvilinear, domed or arched formations, OR Two or more roof slope panes (5:12 slopes) |
Flat roof |
No |
|
Color |
Low Reflectance Earth Tones |
Yes |
|
Articulated public entrances Entrance Feature extending to a max of 30ft above the highest parapet. 1 feature at required |
Covered Walkways |
Yes |
|
No garage doors facing the ROW |
None |
Yes |
Dumpster Enclosure:
The proposed dumpster enclosure will meet all the design requirements of the UDC concerning outdoor refuse screening; a minimum 12ft x 12ft area enclosed by a solid, non-transparent, masonry wall, 6ft in height, with a screening gate that is concealed from public view from all areas of the public street right-of-way.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Future Land Use Map (FLUM) of the 2010 Comprehensive Plan shows this area as appropriate for Commercial uses. This proposal is consistent with the FLUM.
APPEALS AND EXCEPTIONS:
Landscape Appeals:
- Appendix F requires a 30ft parking buffer from the R.O.W. The applicant is providing a 16ft parking buffer.
- Appendix F requires a 6ft offset for the screening shrubs. The applicant is proposing 0ft offsets.
The applicant is requesting to match the development to the north in regards to the screening shrubs and the parking buffer. The north development was approved with a 16ft parking buffer and a 0ft offset for the screening shrubs. Staff does not object to matching the north development’s landscaping.
Building Elevations Appeals
RECOMMENDATION:
Because of the appeals listed above, staff cannot fully support this site plan; however, staff does not object to the granting of the appeals, should the commission choose to do so. If the commission chooses to vote to approve this request, staff recommends the following conditions:
1. Address any outstanding comments from the Development Review Committee, found in city case file S151202.
2. Submit site plan mylars to the planning department for review and approval. Mylars must be signed off by the Chief City Planner before a building permit may be issued.