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REQUEST FOR COUNCIL DISUCSSION/DIRECTION DATE: 10/21 /02 ITEM NO: III. B. Department Approval: DP� Agenda Section: PRESE.��'�I.4��. Item Description: City of Roseville `Building and Lot Coverage" Interpretation. (PF3 192) 1.0 BACKGROUND 1.1 In 1994, when the Commission and Council adopted the City's Comprehensive Plan, a key element of the land use policy was to eliminate retail and business encroachment into residential areas; growth for these business sectors would have to occur by intensification on existing sites, by redevelopment, and by conversions of brownfield industrial areas. 1.2 In 2000, the City Council reviewed shopping center building expansions. A major issue was lot coverage at the Roseville and Har-Mar Shopping Centers and other "SC" districts. The Council provided clarification and direction for interpretation of the Code on 7anuary 24, 2000, suggesting that the broader issue of lot coverage in shopping center districts should be discussed at a future date. Three terms (lot area, building area, floor area ratio) are critical to the understanding of the existence, continuance and expansion of these centers. What follows is a discussion of some of the issues related to these terms and suggested remedies. 2.0 REVIEW of REQUEST 2.1 Shopping center zoning and other retail business in Roseville cover only 5.5% of the land area or about 490 acres of the 8,861 total acres within the city. Yet, the shopping center and other retail business (not office) provide 28% of the tax base in the community. Appro�mately 3 1% or 12,250 of the city's jobs are related to retail sales. It is an important physical and fiscal feature in the City of Roseville. 2.2 Section 1006 pertains only to shopping centers and shopping center districts. Section 1006.02.C. states: Not more than twenty-five percent (25%) of the lot area (of the shopping center) shall be occupied by buildings. Section 1006.02.B. states that the floor area to lot area ratio cannot exceed .S (50%). Both of the requirements were part of the original City Ordinances from 1959 and were more likely adopted as a method of reducing the impact of the buildings and their associated activities on existing adjoining properties and street systems. In 1959, there were very few performance standards to mitigate the size, shape, materials, location, light, noise, and traffic for retail development. Space (large lots) and distance (separation of buildings) were used as the primary substitute. 2.3 Staff has interpreted Section 1006.02.C. of the City Code as follows: Building Coverage: Not more than twenty-five percent (25%) of the shopping center master planned lot area sha11 be occupied by the building footprint. To staff this suggests that it includes the area within the e�terior wa11s of a11 commercial buildings, not parking ramps. The "Master Planned" lot area includes the main structure, a11 outlots, non-buildable pond, landscaping, setback, and buffer areas; all principle commercial structures or accessory 1