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HomeMy WebLinkAbout2004 11 22 Regular 506 COMMISSION AGENDA ITEM 506 Consent Information Public Hearin2 Re~ular X November 22.2004 Meeting MGR.r /Dept. M I REQUEST: The Community Development Department-Planning Division requests that the City Commission consider a conceptual development plan for a retail development on a 6.4 acre site in the Town Center, on the south side of the Mobil Station between Tuskawilla Road and SR 434, PURPOSE: To consider a conceptual development plan for a proposed 30,000-45,000 SF retail development (to include a Walgreen's, two banks, plus several other businesses) in the Town Center. APPLICABLE LAW: Chapter 9, City Code, Town Center District Code, Chapter 171. Florida Statutes CONSIDERATIONS: The developer has been working with Staff over the last six months to develop a concept that complies with the Town Center Code, Although Walgreens typically utilizes the same architecture for their buildings all around the country they have deviated from this prototype to accommodate the City's Town Center Code, Staff applauds their effort to comply with the Code, Buildings are shown to front onto SR 434 and Tuskawilla Road with their main entrance along the street side, as required by the Code. New east-west roadway connections are proposed, connecting to Nature's Way and Milky Way (as required in the Town Center Master Streets' Map), The result is that the site is bounded on each perimeter by a street. The east-west connectors are identified in the Code as street type: "Town Center Street", No buildings are shown along the east-west connectors, because the constraints of the site make it impossible to accommodate parking and stormwater, while still having buildings fronting along the east-west roadways, Although the developer initially considered placing the stormwater underground, the hydraulics of the site prohibit this as an option, @) November 22, 2004 Regular Item 506 Page 2 of3 The interior parking lot will need to be reconfigured so that parking spaces are broken up with landscape islands after every six consecutive parking spaces, The applicant has indicated that the transparency requirement will be met (minimum of 50% ofthe wall area of storefronts to have transparent windows). Dover Kohl Comments Dover Kohl was generally supportive of this concept plan and has provided direction for each rendition, Their comments from October 4, 2004 are: The retention area should be incorportated either 1, midblock, or 2, as a public amenity within a public space fronted by buildings, The scenario that needs to be avoided is one where the retention area is done in lieu of buildings along a block edge, This would open up a side of the block, providing long views across the retention area to the back-of-house parking and service areas in the center of the block, which would be contrary to the intent of the Town Center District Code and Master Plan to create quality public spaces, A copy of this agenda item and the attachments is being sent for final input. FINDINGS: While the Developer has tried to meet all the Code requirements, those requirements that can not be met and which deviate from the Code must be addressed through a development agreement, special exception, or some other appropriate mechanism, Primarily these are: · Frontage Road requirement- Facilitation of traffic movement within the site and the Town Center is accomplished without the frontage road, · Street Prototype- The "Town Center Street" prototype includes parallel parking on both sides. The proposed Nature's Way east-west connector does not meet the prototype standard because it shows parking only on one side, Staff is not opposed to this configuration in this location but recommends that the parallel parking be shifted to the south side of the street, which helps to align it with Natures Way and puts the people into the space without crossing the street. Although Tuskawilla Road is also indicated as a "Town Center Street", it is doubtful whether the County would allow parallel parking along this street. · Buildings fronting onto East-west connectors- The constraints of the site make it impossible to accommodate parking and stormwater, while still having buildings fronting along the east-west roadways, The absence of buildings along these streets might allow views directly into parking areas and drive throughs, The developer has illustrated that these areas will be screened to buffer the view into the parking lot. The code states that "garden walls and hedges are strongly encouraged along all unbuilt rights-of-way which abut streets", Fences, garden walls, and hedges are required to be at least 25% opaque. · Space between buildings- 35' maximum- Architectural features including low seating walls and pergolas with landscaping along SR 434, buffer views into the parking lot where the spacing between buildings exceeds 35', The developer has illustrated these areas with garden walls and hedges. Fences, garden walls, and hedges are required to be at least 25% opaque. · Doors or entrances at intervals no greater than 50 feet- All buildings are able to meet this requirement except for Walgreens. 2 November 22, 2004 Regular Item 506 Page 3 of 3 · Buildin~ Height- 2 stories minimum- The applicant is proposing one-story buildings faced with two-story false fayades, much like the JDC Calhoun Development. The developer has indicated that the limited area for parking is a constraint and the limited acreage does not make housing a viable option, Staff does not concur, A limited number of second floor housing flats would give the site vitality 24/7, Walgreens has indicated that its users consider safety as a number one determinant in frequenting the store, Adding a housing element to the project, however minor, would sustain Walgreen's customer base and allow a vertical mix of uses as intended within the Town Center. · Parking Lots- No more than 6 consecutive parking spaces are permitted without a landscape island of at least 6 feet in width. RECOMMENDA TION: Staff recommends the City Commission consider the applicant's proposal in light of the above mentioned exceptions and Dover Kohl and Partners comments, Generally, Staff supports the concept as presented, A TT ACHMENTS: A - Concept plan & perspective drawings COMMISSION ACTION: 3 COMMISSION AGENDA k/fdd1/J1ewrto .' ITEM 506 Consent Informational Public Hearin Re ular November 22, 2004 Meeting Mgr. (V'" / Dept. / Authorization Email attachment from Dover, Kohl & Partners Town Planning regarding this agenda item: Hi Eloise, I read over the agenda item information you faxed me, It looks like you are covering all the issues that we see, I think it is good for you to continue to push for true two-story buildings. The vertical mix of uses is so essential for creating an authentic and fully functional town center, Please let me know if I can be of further assistance. 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