07/30/2002 Minutes - Laserfiche WebLink

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,? .. require zero at the lot line. Mr. O'Malley indicated the word "control" in that section should be changed to "prohibit." Mr. Smerigan mentioned the issue of noise. He said this is a transition piece that is immediately. adjacent to the residential area. Outdoor speakers or sound systems, regardless of their use, can be a problem. Any use that includes the exterior of the building brings the potential for having speaker systems and in this transition district they should prohibit it. There is no reason in looking at the list of permitted uses that there is a need for outside speakers or noise producing devices of any kind. He said the next item was a bit of a thorny issue at the last meeting. It is the fact that this property actually has more than one frontage. There was some difficulty under the law that prohibits soineone from utilizing the right of way. They wish to encourage the use of Brookpark as the main, if not the only, access to the site. Particularly any of the non-residential uses. He is suggesting that they have an access management provision in this district, especially with not having a development plan, and it can be resolved up front. They should require that the access arid traffic patterns for the development be designed to direct traffic to streets that are suitable and capable of handling the type and volume of traffic. He indicated a developer needs to demonstrate to the board that they can adequately handle the type and volume of traffic that will be generated. They will need to provide some kind of traffic projection that gives sufficient information for the board to make a determination that they have eomplied. Mr. Smerigan has indicated that traffic control devices and traffic safety improvements have to be incorporated into the development plan in order to maintain appropriate traffic flow and vehicular and pedestrian safety and the public right of way. This site because of its size and mixed use nature has the ability to generate some significant traffic. It is an appropriate function of the city to manaDe and control traffic and ensure traffic safety. They want to make sure the development is such that it adeQuately addresses those municipal concerns. It is the responsibility of the developer to provide that information for consideration. The next- issue is building mass and he is suggesting that because. this is the transition area, and it is making a step down from the very intensi.ve uses to the south and the low intensive uses to the north, there needs to be some logic to the massing and scale of the buildings so they work in the transition mold. If they put in buildings that over=power the residents, or that are bigger than the buildings to the south, it is not consistent with the role of this property as a transition zone. In order to ensure it is a step down in the transition zone the massing and scale has to be consistent with conserving that role and protecting those residences. He put a limitation on how big a footprint a building can have. Mr. Dubelko asked for the figures on massing. Mr. Smerigan said he believes 10% is a reasonable number. If they look at the build-able area of the site and calculate what can be put there, they can get a footprint that will be a reasonable size to allow the property owner to have very appropriate and very marketable uses on the site. If they build the restrictions in such a way that the end result is an unmarketable pr.oduct, they will be the losers on that. If they create something that is due to fail by its very design and criteria, they end up with a problem piece of property. It will be a maintenance headache and it will be a problem and attract the wrong element to that neighborhood. They want the property to be viable, profitable and therefore be properly maintained and be successful, certainly from a tax generating standpoint which is in the city's best interest as well as being in the best interest of the neighbors. Mr. Dubelko asked how he came up with.l0%. Mr. Smerigan said he looked at it from the standpoint of how they can use the property, the types of structures that can be - created, what would be consistent moving from what is across the street to the residents next door, and what they can mass on the location. This is based on the build-able area of the site. The code defines build-able area. as not the total acreage of the site but the site minus all the required setbacks. This would ensure they have a modest building or multiple buildings consistent with the review of the site. The impact is reduced by having multiple structures instead of a single structure.. Mr. Hreha asked if this would. preclude having a Target, Lowe's, or Sam's Club on the site. - 1VIr. Smerigan said it doesn't preclude any specific use but it would preclude them in terms of their standard sizes. The building mass would exceed the 10%. The last item limits the percentage of 5