City Council Agenda and Packet 1998 12 01

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PAGE TWO SUBJECT: DiscussionIDirection, Lot 6B, Centennial Valley, Parcel H DATE: October 20, 1998 Based on the elevations and site plan, it appears that tenant spaces would likely range from approximately 1,000 square feet up to approximately 3,SOO square feet. The maximum number of tenant appears to be approximately 10. No tenants have been idlentified, but we would hope that the tenants would relate to and help support the existiIlg development within Parcel H. The existing design with its strong orientation only toward McCaslin Blvd., does not seem to have a design that integrates well with existing development on Parcel H. The applicant indicates a total landscape coverage of 3S. 7 percent, including all sidewalks and other hardscape elements. Hardscaping can be iIllcluded in total landscaped area minimum requirements of 30 percent when in a landscaped setting. Staff would suggest that not all of the proposed sidewalks and hardscaping would currently meet that requirement. However, it appears that even with that acknowledgment, minimum requirements will be met. It should be noted that the summary table incorrectly notes that 72.8 percent of the site is in green landscaping. That should be 22.8 percent. Parking: Parking is proposed for 90 vehiclles, a ratio of 6.7 spaces per 1,000 square feet of building area. The required ratio for retail is 4.S spaces per 1,000 which would be 61 spaces. The applicant has indicated that they have a proposed agreement that would designate something on the order of 2S spaces for Carraba's employees to meet that users projected parking demand. Staff has not seen any formal proposal in that regard. We do not generally support the development of what may be excessive amounts of parking. Pedestrian Amenities: To take advantage of pedestrian activity generated from the hotels and surrounding residential development to the east, Staff would encourage a much stronger pedestrian access and amenity plan for the project. Jlncluded in that should be stronger connections to the Marriott, more furnishings in plaza areas and more attention to the crossings of parking lots and surface treattnents of plaza areas. ArchiTecture: The building is proposed with a mix of concrete block, brick and stucco. Brick is the prominent material. No material samples have yet been provided. The roof treattnent proposes a mansard style to screen mechanicals, with some gable portions to add interest to the front elevation. The materials proposed is a synthetic slate. It should be clarified whether that is a concrete tile, asphalt shingle or other material. Window glazing is generally provided only on the west (front) elevation. Only limited window glazing is provided on the sides and rear. Staff is concerned that the current architec;tural proposal is not up to community standards, particularly at this prominent gateway area. We are making the following architectural suggestions: . . Use of brick at the base of the storefront windows on the west elevation to better establish that as the primary material on that elevation. The brick pilasters could also be extended up at the gable element!! to break up the stucco banding and add more brick. . Additional windows should be added on the side and rear elevations, particularly given the views of the back of the building from adjacent hotel sites. . The roof line on the rear and side elevations need greater variation. . The structural footprint of the building on the sides and rear should be varied to break those long unarticulated wall planes. . We would encourage the applicant to incorporate a roof eave overhang to provide shadow and interest and to be more consistent with thl: roof design on adjacent strUctures.