HomeMy WebLinkAboutKMART PLAZA, FULLER'S TEXACO - PDP - 38-97A - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESof customer and employee parking requirements, that each space provided will
be needed.
The landscape/open space concept is unusual for this type of facility. A restful
landscaped plaza is planned and located between the facilities giving customers
and employees a pleasant place to sit for lunch or a snack while waiting for their
service or on a break. Three picnic tables with seating have been provided
within the plaza. A walkway is designed to connect both facilities and the
surrounding public sidewalks. Care is taken to designate the walkway with
special paving where it crosses vehicular circulation per the new Land Use code.
Such crossing areas will be "stamped concrete patterns." The plaza area will
have colored concrete slabs with specific score patterns. These hard surface
areas will be embellish and surrounded with canopy trees for shade, shrubs and
ground covers. A six feet (6-0") high, redwood screen wall will be provided
towards the north end of the plaza. Additionally, the trash enclosure is planned
to screen the dumpsters. Although an area west of the west property line of the
Texaco site is not within the Texaco property, it is proposed to be landscaped
and maintained by the Texaco property. An agreement with adjacent land owner
will be established.
A variety of plant materials are used providing species diversity, color change.
maintenance considerations, screening and buffering. An effort has been made
to retain and protect a maximum number of existing trees. This includes an
existing, mature ash tree at the front of the Texaco building and an existing,
mature maple tree near the south east property corner of the Texaco site.
Two light poles twenty feet (20'-0") high are placed in the plaza area to provide
night time illumination and security. Lights on the underside of the fuel pump
canopy will be flush with the soffit of the canopy. All lighting on the site will be
down directional with sharp cutoff characteristics.
The new building modifies the standard Texaco architectural treatment to
provide compatibility with the existing adjacent structures. Likewise, exterior
detailing, colors and materials of the Jiffy Lube building will be adjusted to
provide a stronger tie-in with the new building. Exterior materials include brick
and stucco. The Texaco roof profile will be complimentary and will usually
screen mechanical equipment. The colors will be a subtle combination of beige,
buff and tans.
PLANNING OBJECTIVES
Fuller Texaco
Convenience, Gas and Car Wash Facility
The subject property is located just west of the existing Jiffy Lube store located
at the northwest corner of South College Avenue and West Drake Road. The
Texaco project is planned to replace the gas pumps that where displaced by the
recent street widening at South College Avenue. In addition, the existing car
wash currently housed in the Jiffy Lube building will be relocated as a part of the
new Texaco building. The remaining space in the Jiffy Lube building will be
used as an additional lubrication bay. Automobile access into the new site is
planned to utilize the existing points of access off Drake Road. No new curb
cuts are being requested. Vehicular circulation is arranged to flow in an east -
west direction between the two sites.
A modification to the "build -to -line" for Mixed Use and Commercial Building
standards is requested. This modification is based on the pre-existence of the
site planning arrangement of the Jiffy Lube building. That structure is set back
from the property lines with its entrance facing Drake Road. The Texaco
building orientation will compliment that approach and will likewise be setback
and face Drake Road. This plan enables the new site to utilize the existing
Drake Road curbcuts and provide vehicular access between sites. It also
accommodates an enjoyable landscaped plaza between buildings with
pedestrian walks connecting both facilities.
Since four parking spaces per one thousand sq. ft. (4/1000sf) would result in
eleven (11) cars, and the site plan requests sixteen (16) cars, the Alternative
Compliance section of the Land Use Code will be used. Currently there are
seven (7) parking spaces on the Jiffy Lube site. The new plan has made slight
modifications to the parking areas and accommodates eight (8) spaces. This is
two (2) less than the four per one thousand sq. ft. (4/1000sf). The net increase
in parking spaces requested is three (3) cars. There are an estimated peak of
five (5) total employees for the Texaco facility and a peak of thirteen (13) for the
Jiffy Lube facility. In addition, the nature of the customers for the fuel sales,
convenience and car wash facilities are all short-term, high turnover in parking
demand. Employee parking will be designated to the out of the way locations.
Customer parking is designated for the ten (10) more convenient locations in
front of the entrance. In addition, it is anticipated that the Jiffy Lube employees
will use the three (3) parking spaces located near the east property line of the
Texaco site. It is clear, based on the Traffic Impact Study and owner projections