09/13/1994 Minutes - Laserfiche WebLink

Home Browse Search

c ? -•.? . requirements. Page 4 shows a detailed plan of the canopy, scored paving, masonry pavers, and planters along with some outdoor seating areas (uiainly adjacent to store "A") and also shows details of two entry drives along with the proposed landscaping which highlights the entries. Page 5 shows the 64 square foot pylon sign which will identify the tenants and the configuration of the main entrance drive with its landscaping. He explained that the parapets will be 26 feet high and the feature canopies will project up to 30 feet, and all pole lights will be 25 feet high. The exterior elevations will be in warm colors of tan /buff and brown or rust, each of the towers will be topped with Lucabond, a durable, metal sandwich panel, for accent, along with Specter Glaze accents, and the roof will be a patina green. In the rear, loading areas will be screened with masonry walls, all utility service will be underground, the only lighting will be cut-off fixtures and the height of the rear elevation will be 19 foot, 8 inches, because of the pitch of the roof. The . booklet also included an aerial photograph and pictures of the site, along with pictures of, surrounding properties, and a preliminary grading plan, which giviug a general idea of floor__ elevations of the project, the type of drainage on site and its relationship to the surrounding._ infrastructure and properties. The photometric report shows that there will be a good distribution of light based on the 25 foot high light level with an average foot candle level of approximately 2... foot candles across the board giving an even d.istnbution of light through out the project. This.__ traffic study was conducted by Euthenics, Inc. and there was a previous study by Traff-Pro for a deep discount superstore. He explained there are distinctions made by the International Society of Eugineers (I.S:E.) between various types of uses and the kind of trip generation that is the result of each. The first report for this project was based on a 185, 000 regional shopping center similar to Great Northern Shopping Center with a variety of tenants. The results of that survey based on 185,00 square foot regional center were identical to the one done for the 155,000 square foot discount superstore retailer in spite of the difference in the square footage. As a result of that study, tlus project was reduced by 12,000 square feet to reduce it to the present 173, 900 square feet aud the focus was changed from a regional shopping center to a neighbor shopping center. In response to Mr. Thomas's questions, Mr. Conway advised that the maximum lot coverage allowed was 25% and this center at 173,900 was just under that coverage. Mr. Thomas noted that this was over 24% coverage and beyond that 25%, they would have needed a variance so he took exception to the continued reference to down sizing. Mr. Papandreas responded that there would have been a greater amount of land in that proposal, and they have reduced both the square footage and the amount of land to be acquired. He believed that, more inaportantly, they re- focused the project from a regional type shopping to this category style neighborhood center with much lower volume type tenants. He was tryiug to distinguish between the regional type center and this neighborhood type one with 4 or 5 tenants that deal with in a particular type of category within the retail market. They now have a signed lease with a sporting goods store, a 40,000 square foot home appliance and electronic store, and are negotiating with another tenant origiually connected with McDonald's but, because this is in the process of being sold, they are not sure of the status of those negotiations; there is a third which he is not a liberty to discuss, but all of them are category type retailers that specialize in a very narrow market niche. He clarified that as a result of the marketing approach that they took, they were more destination orientated and by the statistics identified by the I. S.E. were qualified as general merchandise stores and had a lower traffic generation count. Further they had a much higher storage to sales area ratio, there was 25% storage to sales ratio versus the 10 or 15% that existed for a superstore discount retailer. The average deliveries to the two stores planned for the center are 4 or 5 truck deliveries per week, as opposed to one truck delivery per day or up to 1 per hour for the super store. These issues make a significaut difference between the superstore retailer and the category type 2