From
Chris Hartmann
Title
S151204 - Site Plan - (City Council District 4). Approve a Site Plan authorizing the development of an approximately 16,250 sq. ft. retail strip center on 2.081 acres. The property, zoned Planned Development 12 (PD-12) for General Retail (GR) District uses, is located at the northwest corner of S. Carrier Parkway and Desco Lane. The property is located within the S. H. 161 Corridor Overlay District. The property is owned by Carrier Retail, 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 to approve a Site Plan authorizing the development of an approximately 16,250 sq. ft. retail strip center on 2.081 acres. The property, zoned Planned Development 12 (PD-12) for General Retail (GR) District uses, is located at the northwest corner of S. Carrier Parkway and Desco Lane. The property is located within the S. H. 161 Corridor Overlay District. The property is owned by Carrier Retail, LLC.
ADJACENT LAND USES AND ACCESS:
North - The property directly north is zoned PD-12, for offices, retail, and services type uses. This property is developed with a Golden Chick fast food drive through restaurant.
South - Directly south of the subject property is Desco Lane. Farther south is a vacant tract also zoned PD-12.
East - East of the subject property is S. Carrier Parkway, classified on the Master Transportation Plan as a (P6D) principal arterial six-lane divided roadway. Farther east is a Single Family Four (SF-4) zoned detached housing development.
West - Directly west of the subject property, on either side of Desco Lane respectively, are an attached townhome development and the Landings Apartments.
PURPOSE OF REQUEST:
Carrier Retail and Chase Debaun, the property owner and applicant, respectively, seek City Council approval of a Site Plan application in order obtain authorization to develop a 2.081 acre property located at the northwest hard corner of S. Carrier Parkway and Desco Lane. The proposal includes the construction of a new 16,250 sq.ft. retail strip center, concrete parking and loading areas, concrete drive aisles (some are existing), a masonry dumpster enclosure, and landscape improvements.
CHARACTERISTICS AND FUNCTION:
Use:
The applicant seeks to construct and operate a 16,250 sq.ft. retail center. The proposal also includes the construction a dumpster enclosure, concrete parking & drive aisles, and landscape improvements. Staff understands that a medical office is proposing to lease the majority of the building upon completion of the project.
The subject property’s underlying zoning, PD-12, allows for all uses permitted in the General Retail (GR) District of the UDC. In accordance with Article 4 of the Unified Development Code (UDC), office, retail sales and services uses are uses that are permitted by right in the General Retail (GR) District. Further, Section 16.2.1 of the Article 16 of the UDC, stipulates that site plan approval is required whenever a project is located within a Planned Development Zone District (PD-12 in this case) and/or a designated Corridor Overlay District. As such, the development must meet the minimum requirements prescribed in the UDC for the property’s underlying zoning district classification, as applicable, and adhere to the additional architectural standards specified in Appendix F: Corridor Overlay District Standards of the UDC.
Lot & Dimensional Standards:
The subject property is zoned PD-12 with General Retail (GR) District standards. The following table provides detailed dimensional requirement information. As proposed, the development meets or exceeds all minimum lot & dimensional standards.
|
Ordinance Provision |
GR Zone District Standards |
Proposed Conditions |
Meets |
|
Min. Lot Size |
5,000 s.f. |
2.081 acres |
Yes |
|
Min. Lot Width |
100 ft. |
Variable but more than 196 ft. |
Yes |
|
Min. Lot Depth |
150 ft. |
Approx. 300 ft. |
Yes |
|
Front Yard Setback |
25 ft. 55 ft. per PD-283 |
122 ft. @ S. Carrier Pkwy 45 ft. @ Desco Lane |
Yes |
|
Internal Side Yard |
10 ft. |
10 ft. @ north side |
Yes |
|
Rear Yard Setback |
0 ft |
Approx. 75 ft. |
Yes |
|
Bldg. Separation |
|
N/A |
N/A |
|
Bldg. Height |
25 ft. |
25 ft. to top plate |
Yes |
|
Bldg. Coverage |
1:1 Floor Area Ratio |
0.5:1 % |
Yes |
|
Paving Type |
Concrete or Equivalent |
Concrete |
Yes |
Access and Parking:
Access to the subject property will be from two existing driveway locations - one on S. Carrier Parkway and another on Desco Lane. Parking requirements are based on the use of the facility. For example, medical office uses require more parking than general office uses and restaurant uses typically require more parking than straight sales/services uses. Below is a list of uses and the amount of parking needed if the entire building were to be a single use. However, the building is likely to have a combination of uses and therefore will likely meet the minimum parking requirements of the UDC. In any case, the number of parking spaces may preclude some uses from occupying the building. For example, restaurants require one parking space per 100 square feet of seating and waiting area, which could be approximately 70% of the building. In this case, the proposed 16,250 sq. ft. building would require 114 parking spaces. However, as currently proposed the parking standards are met.
|
Proposed Use/Parking |
Parking Rate/s.f. |
Required |
Proposed |
Meets |
|
Retail Sales/Service |
1/275 |
60 |
80 |
Yes |
|
Medical Office |
1/200 |
82 |
80 |
No |
|
General Office |
1/325 |
50 |
80 |
Yes |
|
Restaurant |
1/100 |
Approx. 100 plus |
80 |
No |
Building Elevations - Articulation and Masonry Standards:
Three of the four facades of the retail strip center are proposed to be clad in 100% masonry materials, excluding doors, windows, and the parapet cornice features. The fourth, and primary façade w/the main entrance, is clad in 75% masonry and 25% E.I.F.S. The applicant proposes using a veneer-wall construction utilizing a mix of integral-colored earth toned concrete simulated stone (cast stone) and thin brick. The building includes a covered arcade along the entire front (east) façade as well as towered front entrance with a 6:12 pitched roof. The building also features undulating parapet walls on all four facades that provide vertical articulation and interest to the building. The east façade has a significant amount of horizontal articulation. The remaining three facades do not. However, the applicant did provide a mixture of stone and brick along the back (west) façade to give the illusion of horizontal relief.
|
Section 2 of Appendix F: Provision |
Standard |
Proposed Conditions |
Meets |
|
Masonry/E.I.F.S. |
100 %/20% |
Overall 80%/20% East Facade75%/25 % West Facade75%/25% South Facade 92%/8% North Façade 92%/ 8% |
Yes |
|
Front Façade Stone (Carrier Pkwy) |
25% or more |
75% |
Yes |
|
Front Façade Stone (DescoLane) |
25% or more |
92% |
Yes |
|
Accent Stone (Carrier Pkwy) |
25% or more or other architectural features |
None |
No |
|
Accent Stone (Desco Lane) |
25% or more or other architectural features |
None |
No |
|
Architectural Elements Façade Materials |
All Primary Facades shall have a distinct base, field wall and parapet w/cornice |
All Primary Facades shall have a distinct base, field wall and parapet w/cornice |
No Base |
|
Architectural Elements Arcades, covered walkways, awnings, canopies or porticos |
Required along 50% of the primary façade |
East façade includes covered arcade along entire façade None on south facade |
Yes No |
|
Architectural Elements Windows (Glazing) |
Required along 25 % of primary façade |
Exceeds 25% on east facade None on south facade |
Yes No |
|
Roof Profile w/articulated public entrance |
Curvilinear roof or two/more roof slopes |
Tower element w/6:12 roof pitch and parapet walls |
Yes |
Landscape and Screening:
The landscape and screening requirements of the subject site are governed by the PD-12, Article 8 (as General Retail) of the UDC, and Section 4 of Appendix F of the UDC as shown below.
|
Ordinance Provision |
Standards |
Existing/Proposed Conditions |
Meets |
|
Minimum Landscape Area (5%) |
Minimum landscape area 4,532 sq.ft. |
28,358 sq. ft. /31% provided |
Yes |
|
Parking Lot/Drive Aisle Buffer |
30 feet |
Matched development to north |
No |
|
Parking Lot Hedgerow |
36’ Hedgerow, Berm, or wall |
36” Hedgerow |
Yes |
|
Required Number of Total Trees (1/500 sq.ft.) |
10 trees |
25 trees |
Yes |
|
Street Trees: |
1 tree/25 to 50 l.f. |
Provided |
Yes |
|
Parking Lot Trees: |
1 tree/20 spaces |
Provided |
Yes |
|
All trees are minimum 3 in. caliper |
|
|
Yes |
|
All parking lot islands minimum 5 ft. wide |
|
|
Yes |
|
Sidewalk Along Roads |
|
6 ft. wide |
Yes |
|
Fence (Adjacent to Residential) |
Type 1 |
Existing Fence |
Yes |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Yes |
Dumpster Enclosure:
The applicant is proposed to build a 14ft. x 22ft. (insde dimension) masonry dumpster enclosure that will be clad in the same masonry materials as the convenience store and car wash. The enclosure conforms to city standards.
Outdoor Display:
The applicant is not proposing to have any outdoor storage of product or materials.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The subject property is designated as appropriate for Multi-Family Uses on the Future Land Use Map (FLUM). The proposal is inconsistent with the FLUM. Annually the City amends the FLUM to resolve conflicts between zoning and FLUM designations.
REQUESTED APPEALS BY OWNER/APPLICANT:
1. Horizontal Articulation - the south façade of the retail strip center does not meet the minimum articulation standards of Appendix F of the UDC.
2. Glazing- the south façade of the retail strip center does not meet the minimum glazing standards of Appendix F of the UDC.
3. Accent Stone - the east and south façades of the retail strip center does not meet the minimum glazing standards of Appendix F of the UDC.
RECOMMENDATION:
Development Review Committee recommends approval of the request.