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Home My WebLink AboutGARTH COMMERCIAL PLAZA - MODIFICATION OF STANDARDS - 20-02 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTFUTURE PEDESTRIAN CONNECTION TO MAS STREET CORRIDOR EXISTING HOTEL ,NNECTION TO HOTEL 51 LOT 3 PROPOSED 1'-40 BUILDING = 12.920 S.F. RETAIL BUILDING PAMNG = 52 SPACES a.0: 1,990 50 49 48 47 Akom ONIMI 0 so 1 • 4 144143142141 40 31 LOT 4 PEDESTRIAN CONNECTION 24 25 26 27 8 • It PEDESTRIAN CONNECTION TO EXISTING HOTEL EXISTING COMMERCIAL m Boardwalk EXISTING COMMERCIAL PLAN B - PLAN TO MEET CODE SECTIONS EXISTING HOTEL r FILT&RE PEDESTRIli - CONNECTION TO MON . HOTEL STREET .••..• _ '�;Ll11JJ�6w��0��0��0��► 1r�rf -T7 T-J7- I�� EL POTENTIALME L PEDESTRIAN SHELTER PLAZA t� LOT 3 �•.�:"I"0T;1 1 . o#L�I�'COMMERCIAL COMM 4 `� E� = 12- TO SCREEN PARKING �BUILDING ;j PMMMO ,; .fir6L iCONCEPT SHOWS BOTH TRUCK ACCESS AND MYA VARY WITH FINAL SITE PEDESTRIAN CONNECTION TO EXISTING HOTEL EXISTING COMMERCIAL , PLAIN A - PROPOSED SITE PLAIN • The intent of the code is too encourage pedestrian oriented uses, and to create a more dynamic and diverse streetscape. The code also acknowledges existing development, and the desire for new development to not be disjointed with existing developments, particularly with the use of contextual setbacks. By arranging the site as proposed, this building and use is compatible with other neighboring uses. • The placement of the pedestrian amenity adjacent to Mason Street provides a street visibility and identity to the site, and provides a gateway for pedestrians wishing to travel from the intersection of Boardwalk and Mason Street to the proposed transportation corridor west of the site. • The small parking lot between the building and the street does not impair pedestrian mobility within the site. It does reduce the presence of a building on the street, however, there is limited parking, with about 31 spaces that are visible from the street versus the plan that meets the code with 45 visible parking spaces. This parking area would be screened from the street with a 34 foot hedge, and meet other landscape criteria. • The proposed site plan promotes pedestrian connectivity better between this site and the adjacent uses better than the plan meeting code. Both of the adjacent uses were designed with a continuous pedestrian connection in mind. The proposed site addresses this with a clean and clear pedestrian connection from site to site in a mostly straight line, crossing two existing driveways. The plan meeting the requirements actually blocks the direct pedestrian access. From the hotel, pedestrians would have to cross a drive and walk around the proposed building to get to the entrance of it. Crossing to the retail building to the south would require pedestrian to cross two driveways. • The three buildings would work together to create more of a unified center, which was the intent when the other two sites were developed. • The proposed site plan provides better visibility of potential tenants than the site plan meeting the intent of the code. In that plan, a large portion of the building would be partially hidden from the street. Findings of Fact/Conclusion We understand that in order to approve the Modification Request the Planning and Zoning Board must make the following findings: A. The request for a modification to Land Use Code Section 3.5.3(B)(2) and 3.5.3(B)(2)(b) is subject to review by the Planning and Zoning Board. B. Granting the requested modification would neither be detrimental to the public good nor impair the intent and purposes of this Land Use Code. C. Granting the requested modification would allow the project to advance the public interests and purposes of the standard equally well or better than a plan that satisfies the standard as follows: • The proposed site plan promotes better pedestrian connectivity between the proposed site and adjacent uses, and • The direct pedestrian connection and pedestrian amenity provide a `node' for pedestrians between Mason Street/Boardwalk, and the proposed transportation corridor, and • The small vehicular use area is not intrusive to the overall streetscape, is consistent with adjacent uses, and will be well screened. We recommend approval of Garth Commercial Plaza Lots 3&4 Modification Request. Gartk Commercial Plaza Modifications of Standards Request 4/15/02 3 • The proposed site plan does allow for a direct pedestrian connection to the building from Mason Street, with direct pedestrian connections to both the hotel and retail building to the south. A connection to the proposed Mason Street Corridor is also possible. • To compensate for the lack of direct building frontage, a pedestrian amenity has been located at the setback line along Mason Avenue, adjacent to the pedestrian connection. While not specifically designed at this time, this would be a structure with a small plaza and benches. This would serve as an Icon for the overall center. The Code Requirements can be met by developing Plan `B'. This plan places the building perpendicular to Mason Street, with parking between it and the retail building to the south. This would be a good workable plan for a single user building; however, it is not as desirable for a multi -tenant building. Retail users, particularly those along this corridor at this time, want direct visibility to the street. Spaces to the rear of the building would be more hidden, without direct street visibility, would be more difficult to lease, and at a far less favorable rental arrangement. This building also turns its back to the hotel to the north, with service areas adjacent to the hotel. An east west orientation to the building, would also partially block visibility to the existing retail building to the south from vehicles traveling south along Mason Street. This building placement also hinders pedestrian circulation between the various uses immediately adjacent to this site as well. Taken as a whole, the three separate buildings would not read as one well thought out center. Justification We understand that in order to approve the Modification Request the Planning and Zoning Board must make the following findings: A) The Planning and Zoning Board may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good; We feel that the proposed design allows the pedestrian to interact with the vehicle in a safe and convenient manner, allows better circulation between this site and the adjacent uses, and is not detrimental to the public good. B) The plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; The purpose of the LUC code section 3.5.3(B)(2) "is intended to promote the design of an urban environment that is built to human scale to encourage attractive street fronts and other connecting walkways that accommodate pedestrians as the first priority, while also accommodating vehicular movement. " We feel that the proposed plan promotes the general purpose of the standard equally well or better than a plan that satisfies the standard as follows: • In the proposed plan, pedestrian do not cross any vehicular areas to access this site. Garth Commercial Plaza Modifications of Standards Request 4/15/02 2 MODIFICATION REQUEST GARTH COMMERCIAL ALTERNATIVE PROPOSED SITE PLAN We are submitting this request for modification of standards for the Garth Commercial Plaza, Lots 3&4 project to address the following item: A. Modification of standards to Section 3.5.3(B)(2) and 3.5.3(B)(2)(b) of the LUC PROJECT BACKGROUND Garth Commercial Plaza is a small infill commercial site located along Mason Street just south of Boardwalk Drive. This site is 1.28 acres in size. The applicant is proposing a small retail building on the site, approximately 12,500 square feet in size. The developer owns the land to the north of this site that the Quality Inn and Suites Hotel sits on, and the retail building to the south. The original retail building was built in the early 1980's with the intent of continuing with an identical building to the north. The hotel building was constructed in the late 1990's. An original preliminary PUD site plan was approved for both the hotel and the site that this development is being proposed for. When designing the hotel site, considerable attention was paid to providing the ability for pedestrian connections between the hotel and the proposed building, as well as auto circulation. The developer has worked with staff on a variety of conceptual plans, both those that meet the LUC criteria and those that don't. As a result, the applicant is requesting a modification to 3.5.3(B)(2), Orientation to Build -to Lines for Street front Buildings. Modifications to setback requirements Code Sections: 3.5.3(B)(2) Orientation to Build -to Lines for Street front Buildings. Build -to lines based on a consistent relationship of buildings to the street sidewalk shall be established by development projects for new buildings and, to the extent reasonably feasible, by development projects for additions or modifications of existing buildings, in order to form visually continuous, pedestrian -oriented street fronts with no vehicle use area between building faces and the street. (b) Buildings shall be located no more than fifteen (15) feet from the right-of-way of an adjoining street if the street is smaller than a full arterial or has on -street parking. Purpose: These standards are intended to promote the design of an urban environment that is built to human scale to encourage attractive street fronts and other connecting walkways that accommodate pedestrians as the first priority, while also accommodating vehicular movement. Discussion: For The Garth Commercial Plaza, we are requesting to modify the code requirement by placing a small vehicular use area between the building and the street for the following reasons: • Buildings to both the north and the south of this site have vehicular uses between the street and the buildings. Both projects were originally designed with a use and building placement on the proposed site consistent with the proposed site plan. Garth Commercial Plaza Modifications of Standards Request 4/15/02 1