08-14-2014 Planning Comm. Agenda

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The Zoning Ordinance also provides standards on off-street parking design. Specifically, the Ordinance requires a minimum 100 square foot landscaped parking island for every 15 parking stalls, and that off street parking areas be fully screened from public right-of-ways to a minimum of 3' feet. The subject site is currently non-conforming in regards to all of these requirements. Thus, the applicant should provide plans which address off-street parking, pedestrian movement / access, screening and landscaping. The preceding landscaping changes, as required, would reduce stormwater runoff and improve aesthetics on the site. At the time of the recent building upgrade, the new owners were granted a temporary waiver in meeting the site improvement requirements due to the significant building upgrades being completed, and the need to allow for reasonable occupancy. With this project, it would seem appropriate to incorporate the site improvement requirements of the Zoning Ordinance and Architectural Guidelines for new green space and pedestrian improvements. Building Materials and Facade Design. The applicants are proposing to occupy and modify the exterior (and interior) of the eastern building. Specifically, the applicants have proposed a second story addition over approximately half the building. The second story addition is to be "open to below" on the inside, but is intended to mimic the character of a New Orleans restaurant / bar. As shown on the submitted building elevations, second story faux balconies are proposed on the south, east and west sides of the building. The facades are to be finished with "stucco" panels using EFIS (Exterior Finish Insulating System) similar to that utilized on the ground floor elevations of the building. Likewise the facades are proposed to match the earth tone color of the ground floor building elevations. Ornamental iron railings and arches are also proposed on the south, east and west facades. Additionally, five arch top windows with flanking shutters are proposed on the south facade of the second story addition. Again, such features are intended to reinforce the "French Provincial" design theme. The City's Architectural Guidelines encourage window panes to be broken up into smaller increments of 4 feet or less. The proposed second story windows are consistent with this design directive. On the ground floor, brick accents are proposed at the base of the building to further convey a consistent appearance. Building Height. The existing retail center building is single story and measures approximatelyl3 feet in height. With the second story addition, the height of the building will be increased to approximately 26 feet which falls within Ordinance building height requirements. Screening and Landscaping. The submitted development plans do not include a site or landscape plan. With the exception of boulevard plantings, virtually no landscaped areas exist upon the subject site. As a condition of PUD Permit approval, a landscape plan should be provided which minimally addresses the following: 4