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<br /> <br />Page 11 <br /> <br />ii. Required private landscaping and open space amenities may also be phased with the <br />building. <br />iii. If a full block is being phased in development, design and development standards may <br />be measured at the full block level in order to accommodate the various phases of the <br />development. <br /> <br />If the Applicant wished to delay improvements to the site, additional information regarding <br />phased development would be required. <br /> <br />6.1 (k) Required Public Improvements <br />All site plans that require public improvements such as sidewalk and streetscape improvements <br />may be deferred through the payment of a proportional fee-in-lieu when the entire length of that <br />block is not within the site plan. As the Applicant is proposing a portion of Outlot A be <br />developed, the JDA could elect to allow for the required public improvements to be delayed. If <br />improvements are delayed, the fee-in-lieu should be established which would likely require a <br />financial analysis by City or County staff and bids from the Applicant. <br /> <br />6.2 (b) Building Placement, (c) Building Height, and (d) Parking & Service Access <br />6.2 (b), (c), and (d) establish dimension standards for the TRC CC district. A 50 ft. setback from <br />public open space and a 10 ft. setback from General Frontage streets are required for the <br />structure and appear to be met. <br /> <br />Buildings can be a maximum of 15 stories or 210 ft and a minimum height of a first floor of 10 <br />ft. Elevations within the submittal appear to meet these standards, however, additional <br />information provided by the Applicant indicates that there are areas described as “Restrooms & <br />storage” with a typical ceiling height of 8 to 10 ft. These heights would need to be standardized <br />to 10 ft. to meet the requirements of 6.2 (c) as 3.3 (f) states that the JDA shall not grant <br />flexibility for clear height. <br /> <br />Surface parking must be setback 50 ft. from public open space and screened. The submitted <br />plans appear to meet the setback requirement and the plans state that screening is proposed. The <br />standards in 6.2 (d) (i) also required that any loading or service oriented towards Public Open <br />space or public trails be screened. The proposed loading docks are located on the south elevation <br />and public trails are located to the east of the proposed structure. <br /> <br />7.0 Building Design Standards <br />7.2 Building Orientation and Entrances <br />As the building is not located on a Pedestrian Priority Frontage or a Pedestrian-Friendly <br />Frontage, the building may be oriented towards General Streets or Civic/Open Spaces. Primary <br />entrances to the building must be located on the street along which the building is oriented and <br />towards public sidewalks. The proposed main entrance appears to be located on the northwest <br />corner of the structure, which would meet both of these requirements. <br /> <br />7.3 Façade Composition <br />(a) Commercial Use, Mixed-Use and Large and Medium Multi-Family Buildings: