HomeMy WebLinkAboutResolution - 964 - Titus, Inc. and Flying Cloud Land Co., LD-74-PUD-10, PUD Approval - 04/01/1975 CITY OF EDI:N PRAIRIE
HENNEPIN COUNTY , MINNESOTA
RESOLUTION NO. 964
A RESOLUTION APPROVING THE PLANNED UNIT DEVELOPMENT
PLAN FOR THE LD-74-PUD-10 COMMERCIAL PLAN BY TITUS INC .
BE IT RESOLVED , by the Council of the City of Eden Prairie, Hennepin
County , Minnesota as follows:
THAT , LD-74-PUD-10 is legally described as
Legal Description
Lot 10, Auditor's Subdivision 335 according to the plat thereof on file
and of record in the office of the register of deeds , Hennepin County,
Minnesota, also described as "That part of the south half of the
northeast quarter of section 14 , Township 116, Range 22 described
as follows: commencing at the northeast corner of the south half of the
northeast quarter of said section 14; thence west along the north line of
said south half of said northeast quarter, 1400 feet which is the actual
point of beginning of the land to be described; thence at an angle to the
left of 65 degrees and 47 minutes 296.3 feetrroreor less to the northerly
line of State Highway connecting Highway Nos. 5 and 52; thence
easterly along the northerly line of said connection and Hig hway No.5
to its intersection with a line drawn parallel to and 770 feet west of the
the east line of said south half of said northeast quarter, thence north along
said parallel line to the north line of said south half of said northeast quarter ;
thence west along said north line to the actual point of beginning.
Together with:
West 216. 16 feet of east 396 . 16 feet of lot 9 , Auditor's Subd. 335
Together with:
That part of lot 9 lying west of east 396. 16 feet thereof auditor's Subd. 335 .
THAT, the revised concept plan for the Titus Incorporated Commercial
PUD ( Exhibit A ) , for 7 . 8 acres for regional service /commercial uses
estimated to be a total of 36,447 square foot gross area , is in conformance
with the Eden Prairie Major Center Area Development Plan LD-73-Z-P-08 .
THAT, the owners agree to develop the aforementioned property consistent
with the following requirements established by the City Council of the
City of Eden Prairie :
1 . That the changes specified in the Planning Staff Report dated
March 3 , 1975 , ( Exhibit B ) , be used to review future development
stage rezoning applications as a basis for plan approval .
2 . That the revised Titus Incorporated Commercial Plan, 7. 8 acres,
is an amendment to the Eden Prairie Major Center Area Public
Planned Unit Development, LD-73-Z-P-08.
Resolution No . 964
3 _ That the pathway , walkway, and plaza system shall be continuous
and open to public use through easement. Easement configuration
& restrictions if any shall be determined and given at the time
of final zoning of each individual site ( Refer to Exhibit A & B ) .
4 . Treat all sanitary sewer, water main storm sewer facilities ,
curb and gutter, and surfacing , whether to be public or private
shall be designed to city standards by a .. registered professional
civil engineer and submitted to the city engineer for approval .
The developer with his engineers shall provide for competent
daily inspection of all street and utility construction both
public and private as built drawingswith service and valve ties
on reproducible m)Aar and certificates of ccnnpletion;and
compliance with specifications shall also be delivered to the
city engineer. The developer also agrees to pay all fees for
city engineering and administrative services consistent with
current city requirements .
5 . That Titus Inc. agrees to pay cash in lieu of park dedication
equal to 15 % of the full and true value of the 7 . 8 acre site
as appraised by the city assessor as of this date . The payment
shall be due protionate to the amount of acres developed
in each development stage or rezoning request and shall be
payable prior to issuance of building permits .
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The property owner shall comply with all applicable rules , regulations ,
ordinances , and laws of the City of Eden Prairie .
That if building construction on any one parcel is not begun in accordance
with the revised concept plan ( Exhibit A ) , within 24 months from the
date hereof the owners will not oppose city action voiding Resolution
No . 968 .
THEREFORE BE IT RESOLVED, by the City Council of Eden Prairie , Hennepin
County , Minnesota that the revised concept plan for LD-74-PUD-10
P attached and labeled Exhibit A and the site development requirements
specified in the March 3, 1975 Planning Staff Report hereto attached and
labeled Exhibit B and all terms and conditions of this resolution are the
basis upon which the Titus Commerical Plan is granted PUD Concept
Plan approval.
ADOPTED, by the City Council of the City of Eden Prairie on the
1st day of April 1975 .
ATTEST:
David W. Osterholt, Mayor
John Franey
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STAFF REPORT
TO: Planning Commission
FROM; Richard Putnam , Planning Director
THROUGH: John Frane , Acting City Manager
PROJECT: Titus Inc . Commercial PUD
APPLICANT: Titus Inc . , ( developer) , Flying Cloud Land Inc. , ( owner )
REQUEST- A. rezone lots 9 & 10 from R 1 to C-Hwy
B. rezone the 7 . 8 acres to PUD 74-10
LOCATION: Along W . 78th Street north of the Homart Eden Prairie Canter
from the new Ring Route vest to the motel site .
DATE: February 3 , 1975
REFER TO: M CA Report
Titus Incorporated project brochure
SUMMARY
The Titus 7.8 acre commercial proposal is in basic conformance
with the l:i CA Plan for land use types and within the density
requirements of the. City.
The staff recommends a redesign of the western restaurant and
commercial site plan to better preserve the significant vegetation
and provide a more meaningful pedestrian system. The easteni
site should Le rcdeslgned to accetnmodate closer automobile parklnq
to the commercial spaces , separation and groupl_-tg of the service
vehicle areas , connection, of the separate buildings with attractive
and functional systems, and greater landscaping and buffering
along the north property line and ' W. 78th Street.
To Include the proposed road as an outlot hunt to a standard
adequate to support the existing-development , but with the provision
of dedication to the public If a road connection north through the
church property to Leona Road is desirable in the future. The
Inclusion of an easement from the eastern access to W. 78th Street
extending north through the parking and circulation drivr, area to
the north property line providing access if necessary to the
future developments north of the Titvs proposal. The redesign
of the sire plan should allow for a Ilea: Internal street and its
potential connection to the northerr. sites In the event of no connectlor.
of thr, proposed road to the north. '
Future development in the Leona Road area will produce traffic
volumes significant to justify a second major entrance to the area.
This ' entrance logically would be provided along VV.78th Street
throughthe Titus site. Such a connection Is necessary for the
feasible development of the Leona Road area. Elimination. of such
access potential would adversely affect the marketability and
economic return of all the properties to be converted to higher density
commercial/office uses.
RF.CONINI NIL`ATIONS
1. Recommend that the City Council establish a public hearing for March
11, 1975 for the 'Titus proposal , 74 PUD 10.
2. Recommend a redesign of the conceptual site plan to reflect the
considerations of this staff report . A positive review by the planning ��'
commission and staff of the revised plan is required before the public
3. Recommend rezoning from Rural and C-Ilwy to MCA PUD 74-10
permittlnU retail commercial and restaurant uses In conformance with
the approved and revised conceptual land use plan and the requirements
of the Feb. 3, 1975 staff report.
4. Request the City attorney to review the casement documents providing
access to the north parcels prior to action by the City Council ,
1 .
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A. CONFORMANCE WITH MCA PLAN
l . Natural Resource Inventory- pages 20-23
The Leona Road area has two environmental constraints; freeway noise
and drainage control. to Anderson Lakes . Freeway noise is a significant
factor that should be considered when development type is proposed.
Residential and office uses must provide high acoustical standards and
design so that outside use areas are buffered from the freeways noise.
Most of the Leona Road area drains to Anderson Lakes and should meet the
same standards as the other commercial developments around Anderson
Lakes . Purity of the water discharged into the lake must not contribute
to a reduction in water quality that would hinder the purpose of the nature
park. The Nine Mile Watershed District should work with the City and
developer to design a storm water treatment system serving the total--Leona
Road area . Ir
2 .Alterriate Transportation Svstems - pages 41-46
The short term transit systems will be MTC bus and possible mini-bus .
Transit systems must be supplernented with bike and pedestrian trails
enabling short trips within the commercial areas for ' commuters
and recreational trips to nearby residential sectors .
The Titus application states on page 1 ,
"b. ) The regional mall ( Eden Prairie Center ), nor other development
between it and this project, have made no provisions for path-
ways or fixed rail transit systems at this time that would come
near the site . . . "
Romp-, Homart has made provision for walkways through-
out its site providing connections to other proper-
,.
ties Specifically, -the Titus site will connect
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through the "Future North Development parcel
directly to the Power's entrance . A walkway similar
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f ' �; �,irbrprw�� to the connection to the neighborhood center is
?�� ; ;rnwa-�s.iv proposed. A future transit stop may be located
on such a connection depending upon the land use
of the north parcel.
The Titus application further- states on page 1
Therefore , we have not made any
provision for them at this time. However,
if it were later desired , the boulevards
and adjacent green strips would be available
for these purposes "
2 .
The addition of pathways later that are not integrated to the proposed
development plan, normally do not serve the user. The development
plan should be designed with the non-auto systems in mind .
3 . Proposed Land Use - pages 81-85
The east parcel north of West 78th Street and east of
169 is approximately 40 acres of existing single family
residential and institutional use. The freeway visibility,
ready access from easterly 494 and the adjacent Homart
Eden Prairie Center contribute to this property's value
for regional commercial, office and service land use.
High land values and intense market demand will force
the existing si,-igle-family residential uses to change.
Important to the evolution of land use is the interim
treatment of new uses while the residential exists.
ProtQcting the resident's "quality of life" during the
cht►r►ge in this area is critical. Also, the ability or exist-
.1r& land owners to coordinate their sales and marketing
W'111 create a highly valuable and well planned
commercial development.
The proposed land uses are all commercial service or retail sales with
four single tenant buildings and 1 multiple tenant building . Table I
illustrates the uses and proposed parking.
Table 1
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rc op sed_ use square .feet parking spaces
restaurant 4 ,500 75
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retail commercial 3 ,600 58
retail commercial 3 ,600 58
retail multiple 20 ,000 176
re sta ura nt 4 ,004 102
TOTAL 35 ,704 411
Total Acres 7. 8
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The land uses are laid out in a total auto-oriented manner with separate
buildings sua-ounded k' parking or circulation rou.tes . The plan:
graphically illustrates the proposed concept.
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B. COMPATIBILITY WITH SURROUNDING USES.
1 . Leona Road Residential Lots
The Titus multiple tenant commercial building and freestanding restaurant
front onto W. 78th Street with truck loading and parking oriented to the
4 existing homes . Minimum space is retained for any planting or earth
buffer. The proposed building elevations are approximately equal to the
existing single family homes . The trees which exist along the property
line will not be retained &the proposed plantings in the 10 foot strip
can not be of any substantial buffer,
The proposed plan would affect the existing homes with visual intrusions
such as ; parking lots , truck loading areas , lighting , restaurant odors ,
noise , ( loading and parking ) , auto pollution , snow removal , lights,
and reduced air quality. .
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2 . Presbyterian Church Site .
The commercial and restaurant uses are setback 175 feet from the church
{ property line and preserves a good deal of the vegetation along the boundary.
The proposed road ( suggested by the City staff ) divides the church site .
A basic decision must be made by the church ,with the input of other Leona
Road owners,a s to the future road connections to the E .P . Center and W. 78th
Street. The transportation section will discuss this in more detail.
The affect.: upon the church will be minimal if the proposed road is not
extended north to Leona Road. If the decision is made to include the proposed
road, then proper _location is critical to complement the Presbyterian Church
long range plans .
3 . Western Commercial and Service Station.
Physical impact upon adjacent commercial sites, from the Titus commercial
proposal , will not adversely affect surrounding properties . The Titus land
uses will generate more traffic passing by the Body Shop' & Wye
Mobil . The restaurants proposed will compete with the Wye Diner, however,
the clientele of the new restaurant may be different than the "truck stop , "
noon-lunch business of the Wye .
5 .
Bridge Opening
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4 .IIomart Eder_ Prairie Center,
The regional center acts as the catalyst producing the proper environment
necessary to permit small , freestanding commercial/service uses . These
small scale commercial uses are important to the vitality of any shoppincg
area and when considered in total form an important " draw "-fortl-e MCP. The
Eden Prairie 'enter provides the high quality, high rent, and mainly 11 soft
ware ( clothing, jewelry, etc . , } services which periphery commercial
uses can not afford . The higher rents of the center will 1 J' hard
line " housewares,appliances , etc. , stores to locate in the freestanding
structures . The complementary relationship between the regional mall
and Titus is a necessary variety of commercial space allowing different
businesses to locate in the MCA.
C . CIRCULATION SYSTEINIS,
l ,Land Use Assumptions
The Leona Road area , of about 30 acres developable commercial/office
property, offers 4 basic alternate land use intensities . The traffic
generations , design , and number of access points are a direct result of
the future land uses . The following land use assumptions are used to
determine estimated average daily trips . The land use trip generations
are taken from the Highway Research Board's Report # ) 21 ( 1971 ) .
Acreage
Church 6. 8
Titus Inc. 7.8
Single Family Area 15 .4
( road included )
Total 30 ( 100% developable )
ALTERNATE DEVELOPMENT
X Y
land use acres trips land use acres trips
church 6 . 8 - church 3 -
Titus 7 . 8 2 , 000 commercial 3 . 8 1 , 900
freestanding all other
commercial l S . 4 7 , 500 commercial 23 . 2 11 , 600
TOTAL 30 9, 500 TOTAL 30 13 , 500
Z W
land use acres trips land use acres trips
(rpv-)2: 1
church 3 - church/office 3 . 8 4 , 560
office commercial 3 1 ,500
(F.A . R . 2:1 ) 3 . 8 4 , 560
Titus 7 . 8 2 , 000
Titus 7 . 8 2 ,000
commercial 8 4 , 560
hotel/motel 10 2 ,400
office 2:1F=Nr) 7 . 4 8 , 880
office rrP- 'SI 5 . 4 14 , 040 TOTAL 30 21 , 500
TOTAL 30 22 , 000
The alternates indicate a range from 9 , 500 to 22 , 000 vehicle trips
per day generated to the Leona Road area . Depending upon the intensity
and type of development these volumes provide a reasonable range
upon which to plan automobile accesses .
7 .
2 . Access Potential
Though the Leona Road area is totally surrounded with roads,only two
offer -iccess to the properties- West 78th Street and 169 . Titus owns ,
and will be utilizing, 901X, of the West 78th Street frontage for its develop-
ment plan. The remaining acreage along Leona Road is serviced entirely
off of 169 with one access point corresponding to the heoan Road
access today . A new access to 494 along the on-ramp would not be
permitted under Pederai and State policies . A connection of Leona Road
to the new on-rainp from the Ring Ramp to 494 would be possible except
that the grades may maize such a connection highly unlikely and economically
undesirable . The Ring Route will be in a deep cut of over 40 feet since
it will pass under 494 . TD connect Leona Road to the Ring Route opposite
the freeway ramp would require extreme grading and would place the
land uses be-low the elevation of 494 which would be undesirable There-
fore such a connection seems highly unlikely.
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In discussions over the past year and a half with landowners surrounding
the Eden Prairie Center , a number of road systems have been proposed
to serve all of the properties maximizing the high quality road systems in
the area , The intent , from the City's point of view , has been to provide
maximum accessibility for all movement systems to each property within
the MCA. The staff , in early discussions with Titus , indicated the
need .for a north/south road linking with Leona Road and the entrance to
the Eden Prairie Center at West 78th Street . This would provide a
second access road to properties along Leona Road . The
staff pointed out that such an access was desirable , not so much
for Titus , but for the other poperty owners in the Leona Road area . Our
experience with other owners , west of 169 indicated a high desire to
connect with the entrances . to Homart�as it would tend to increase the.
value of their property . We assumed that this would be true in the
Leona Road area for future development. An important factor will be the
way such an access point works with the property ownership and future
plans , particularly the Presbyterian Church. If the road connection could
be located at logical division point for future sale of excess church
property it would provide high quality access to the new parcel and a
logical division .
8 . � -
3 . Traffic Capacities
The City staff is concerned with the total number of trips that can use
the one access point along Leona Road off of 169 . Because of 169 is
arterial and State trunk highway status , the green time for 169 verus
Leona Road will be in the range of. 70 % green for 169 and 30 % for
Leona Road. With such a percentage of green time it is expected
that between 250-400 vehicles per lane per hour could utilize the
intersection . If Leona Road is expanded to four lanes then a capacity
of 800 vehicles in and 800 vehicles out during a given hour would be
possible . Comparison of this capacity with the land use assumptions
X, Y, Z &W indicate the need for alternate access points To compute
peak hours for each of the land use assumptions takelG% of the total
trips as the peak hour rate .
Under ideal circumstances a IT` intersection, such as Leona Road
and 169 , figuring 50 % green time for each street , could move a
maximum of 800 vehicles / lane/ hour . Our request of Titus was to
incorporate a northerly access road within their plan to-provide the needed
high quality commercial access points .for future development . Without
such access it is the staffs opinion that high density development along
Leona Road in the future will be difficult to accommodate with the Leona
Road and 169 access . This access restriction may result in lower land
use density and difficulty in marketing the remaining parcels . No road
improvements of Leona Road or the north access road should acxcur until
such time as the parcels are developed for sale and the single family
homes have been phased out.
9 .
4 . Parki';c:
A _ Eden Prairie perking standards are included in Ordinance # 141 ,
amending Ordinance _�'* 135 . The following requirements pertain to
the Titus plan:
1 . Subd . 12 . 2-parking space size standards .
2 . Subd . 12 . 3-basic requirements .
a . requirements/ use
banks , retail stores 8/1 , 000 sq. ft. G. F.A. ,
restaurants 1/3 seats
b_ minimum distances or setbacks
. . . parking shall be at least 10 feet from any side
or rear lot line and 5 feet from any building .
c . location
. . . parking shall be on the same parcel, of land as the
structures they are intended to serve .
d . landscaping & screening
off street parking . . . shall be screened on each side
adjoining, a residential use or public street
The Titus plan does nieet the parking requirements in Ordinance 4� 141 ,
however, the plan does riot meet 'Che screening and landscaping,setbacks ,
and location requirements . Planned Unit Developments are permitted
variation from specific ordinance requirements if the change is justified.
1 . The screening and landscaping on the rear lot line between
the single family and loading areas should be enlarged and
designed to provide complete screening .
2 . The loft lines are within roadways or parking areas , if a higher leve3
of parking lot landscaping is provided that the setback require-
ment may be varied.
3 . Parking is " shared " between uses and is not completely
on individual sites . If proper landscaping and pedestrian
walks are provided these " shared " spaces would be permitted.
4 . Parking lot landscaping should locate shade trees of no
less than 2 2�caliper in the parking areas . The planters
may be similar to those Homart used or other designs . The
spacing of planters shouldprcwide adequate shade depending
upon tree type in the parking area. ,
5. Earth berming and plantings should be utilized in
greater amoL.tnts along the Ring Road and jl'Iest 78th
Street, as indicated in Ordinance # 141 .
Generally the parking is well laid out with connection to the
buildings . The only parking area somewhat removed from the buildings
is along W. 78tri Street east of proposed road . A modification to
the plan would result in this parking closer to the buildings . Detailed
design of parking and circulation systems will be evaluated for each
development plan within the Titus PUD.
10 .
B. Edina Yorktown Requirements
t 1 . The parking requirements were reduced from 8 spaces / 1 , 000 sq. ft.
G.P.A. to 6 spaces / 1 , 000 sq .ft. G.F.A . for the C-3 Commercial
Development. Pedestrian . systems and extensive landscaping is
required .
C. St. Louis Park
The City of St. Louis Park adopted a restaurant ordinance in early 1974
which classified eating establishments into five classes
Section G-072.bO. R_st-uranrI; Restauran.ta are hereby divided
into five clan+;es. If property fe used for more than cne class or a
eoctbination of the classes, the most restrictive pro.,Isions apply.
a. P,2 CI_ I; Slt-dc:-n Rl�st-:urant v!th f- Sale
Linvor. Vifs restaurant serv•�s its custu-ors •.mile seattc! at tables
Orders are taken by a waiter, and persc::alL.cd, printed :.;r:us are used. F
The food is served by a vsitcr on rultiple use utensils. :here :ray be
some ninor take-out provision;, alchoudh these are usually not obvious
nor encouraged, and when take-out orders a-o received, the food is not
previously packaged.
b. Restlurnn[ Cla9s IL: A sit-do.-n restaurant _�.thout
on-sale liquor but: -uvllii;';; „j: t`le ocher cervices o° a Rcr.taurant"Class 1.
e. Pestar r,,nt C1ars I1I; T:is is a cafeteria which
is a sit-down restrur:.nt and all tood is sc-lected by Lh� patron +.:Lie
gofng throuF11 a c•:rviog Iine. 7be narron cakes his food to a table where
it is eaten. Multiple us_ ut-ns11s .ire used.
d. R..stiurnnt C1 as T11: FF,.,t Food or Cr_vc-_n ^�t•autanC
_No F.atlnF Outs! �r� :"h-i: re;ea-tranc specializes Lr. prcparec cr nearly
prepared fonds which are dLr,ccly a-v;Llable to the patron at a con.^.ter
and oftentimes parrially nzc1"aped before the order is eakcn. .he food
is essentially FackaFrd !a single ceryfan :vterial,^ (paper or plartte).
The patron may have the option of eating insLde the buildit.•F or off the
promises (at home or at •-ork). Eating outside of Lite building, or in the
parking lor. or in the car would be prohibited.
e. R=stnuran[ Class 'l: _asc-Foor1 or -nriv.•-In P.astaurant
_Fatinn fn I_21. :his Is the sine as a Rustnuranc Glass IV bot also
including eating in the Lot and/cr service while seated Ln the car.
The peak hour parking dernand as measured in the study varied from
1 space / B sq. ft. for McDonalds to 1 space / 82 sq. ft. for the
Boulevard Del. Approximately 1 space / 45 sq .ft . was the average
for class I & II restaurants ,
D. Titus Parking Ratios
Table II summarizes the total spaces and parking ratio for each site in
the Titus Plan.
Use Sq. Ft. Spaces Ratio spaces/1 , 000 sg. ft.
restaurant 4 , 500 75 16 . 6/1 , 000
commercial 5 , 600 58 16 1/ 1 , 000
commercial 3 , 600 176 7 . 45/1 , 000
commercial 20 , 000
restaurant 4 , 000 102 25 . 5/1 , 000
11 .
5 .Auto Circulation & Pedestrian Systems .
A revised plan will be necessary to provide a pedestrian crossing at
W. 78th Street and extended north through the Titus site .
Pedestrian systems are an important part of the MCA . Policies
adopted by the City ( pages 43 of the MCA Report ) stress the importance .
Today all major commercial developments are replanning around the
pedestrian scale . Time Saver Sta ndards for Building Types recommends
for regional shopping areas
"Open Spaces must be more than narrow land between
long rows of stores . They must be busy and colorful ,
exciting , and stimulating, must make walking enjoyable ,
and provide places for rest and relaxation . Trees , flowers ,
fountains , Sculptures, and murals , as well as the archi-
tecture of freestanding structures are vital parts of the
overall scheme . "
The following sketch proposes a workable pedestrian connection to the
Eden Prairie Center through the north future development site . An at-
grade crossing of W. 78th Street would be required with a pedestrian
signal installed when demand is sufficient. West 78th Street may
have a median because of turn lanes to Homart and the Ring Road.
The median will help the safety aspects of the pedestrian crossing .
The sketch also illustrates an internal east/west pedestrian system .
Since the plan is a linear concept, dictated by the sites shape , such
a internal system is critical to successful safe pedestrian movement.
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The auto circulation to the Titus site will be from W. 78th Street
until a connection to I,eora iZoad is completed , No direct access
to the Ring Road or 169 is proposed . The major access , opposite
the north Homart entrance plus two minor site access roads ,
(possibly in/outs depending upon medians of W. 78th Street ) ,
is a safe auto access plan . Access to the east and west development
parcels is from the new proposed road. The hierarchy of access
roads provides safe traffic movement from the high volume Ring
Road to the site access road . Service vehicles are separated frorn the
general parking areas , as they are in the rear of the buildings .
E. Urban Design Review
1 .Leona Road Area
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Sketch 1 illustrates large scale development of hotel/motel/office with
some commerciull along with 169 allowing flexibility in access and future
design. The effect upon the Titus property would be minimal and a buffer
created for the short term with the single family could be retained as
a positive separation between the hotel/motel and the back door of the
commercial uses
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13.
Sketch 2 illustrates a more fragmented and smaller scale develop-
ment similar to Titus . Acquisition of 3-8 acres and development
of some small scale office , or commercial, would be possible
Sketch 2 would utilize the property line and service vehicle road
for Titus as a service corridor for future commercial built to the
north. The marketability of commercial not fronting on to a major
street may be questionable , however, the service core could function
with office/motel .
cur �.A� ����sCGn�til l
The Titus approved ccncept plan should provide the option for either
the buffer or the service concept along the north property line . Like-
wise , pedestrian connections should be possible at the proposed
north/south road or midway between the Ring Route and the north/south
road . East/west connection to the restaurant commercial site linking
to the church and Leona Road is highly desirable.
14 .
2 . Site Design Criteria
The east site plan proposed provides excess parking spaces and does not
accommodate the buffer requirements for the existing residential to
the north. Major redesign of the eastern commercial sites line , ( shifting
the road east ) by reorienting the restaurant and commercial structures
to unify the site plan will allow better site utilization , architectural
continuity, pedestrian and urban people spaces, and meaningful buffer
space . Expansion of the multiple tenant building may be appropriate
to increase the site and architectural design if pat-king opportunicies
and buffer space can be accommodated .
Titus should maintain the proposed road as an outlot for road purposes
that is 60 feet in width from the Homart entrance to the church south
property line . The outlot would not be dedicated to the City until such
time as a road may be used . The road should be constructed to
accommodate a ton design but only a width needed for 'Titus development.
A second potential roadway easement .should be provided , running
north/south from the eastern W. 78th Street access . The roadway
easement should provide for potential access to the northern properties ,
(existing homes) , if it would not be possible. at the location opposite
Homart' s entrance .
The grouping or Clustering concept will prcrvoc pedestrian open space
amenities and provide reduced service vehicle space and reduced
internal site auto trips betwe en sites .
West Site (vest of proposed road )
The sites west of the road should be planned as a single unit with
separate building designs utilizing joint driveways and circulation
system s .
Pedestrian connections from the east site should continue to the western
property line linking the church and existing commercial site . The proposed
grading plan would remove most of the large pine and hardwood vegetation
! existing today. The quality and size of the trees combined with the small
knoll dictates a sensitive site development plan . Moving the two
structures together between the major trees and parking around the knoll
might preserve the majority of the large trees and reduce grading.
Specific site plans for each building must consider site perservation as
a major criteria for development stage and rezoning approval .
15 .
General Considerations
The City has not completed the Major Center Ordinance , therefore
each site must be considered individually.
Restaurants should be of a class I or II providing full menu dining
and not take-out or fast food service . The PICA Plan recommends
clustering of class IV & V restaurants in unified groups , and not
individual strip development. The commercial freestanding uses-
should not include gas service because of the relationship to the
Wye Mobil Station,
Refer to Summary & Recommendations on page 1 .
16 .
T