Item 6C
ZA15-126 – Site Plan for Carroll Pointe
Item 6C
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APPLICANT: GFF Architects
OWNER: Greenway - Carroll Roads Partners, L.P.
REQUEST: Approval of a Site Plan for covered outdoor seating for Building A at Carroll Pointe
LOCATION: 1201
E. SH 114
ZA15-126
On behalf of Greenway – Carroll Roads Partners, L.P., GFF Architects is requesting approval of a Site Plan for covered outdoor seating for Building A at Carroll Pointe located at 1201
E. SH 114
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Building A
Carroll Ave.
This is an aerial of the proposed project location. The box labeled Building A points to the location of the proposed changes.
In October 2013 a Site Plan for Carroll Pointe was approved
for the development of three one-story retail/restaurant buildings consisting of approximately 44,052 square feet in size on approximately 7.25 acres.
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The future land use for this site is Town Center
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The current zoning for this site is “C-3” General Commercial District
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Proposed Site Plan for Carroll Pointe
Location of proposed outdoor patio
Building A
This slide contains the overall Site Plan for Carroll Pointe.
The red area on the site plan shows the location of Building A and The blue area on the site plan illustrates the location
of the proposed outdoor patio area
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Proposed Site Plan (Building A)
Location of proposed outdoor patio
This slide is a zoomed in copy of the submitted site plan for the Site Plan application. The applicant is requesting approval of an approximately 1,500 square foot enclosed patio area.
The location of the proposed patio area is shown in red.
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Summary of Proposed Modifications to Building A
Here is a summary of the proposed modifications to building A, which will be covered in subsequent slides.
As noted in the table below the summary of proposed changes, the applicant
is requested to reduce the masonry of Building A from the originally approved 94.3% masonry to 91.8% masonry. The proposed reduction reductions slightly lowers the overall site masonry
percentage from 91.8% masonry to 91.3% masonry. The City Council motion for the original Site Plan (case ZA13-065) included language that the project must have 70% non-stucco masonry
materials. As proposed, this proposal is consistent with the original motion.
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North Elevation with Proposed Changes
Galvanized metal planter boxes (per applicant)
This is a slide illustrating the proposed changes to the north elevation. Please note that no signage will be approved with this site plan. The applicant has also been made aware of
this. Staff has not received signage details but based upon the number of signs proposed, this would require a variance to the sign ordinance.
Proposed changes include to the north
elevation include:
-new cement plaster color
-enclosed patio seating with fabric canopy (and the enclosed patio seating will consist of the same fiber cement material as used on the
various elevations such as show in this exhibit where the Lolo’s logo is located).
-the applicant is also proposing a concrete bar top ;
-an insulated sectional metal and glass overhead
door ;
-simulated stone veneer column wrap (exposed columns require masonry per overlay Section 43) ;
-the applicant is proposing cut thin stone veneer in place of existing windows ;
-and
translucent warm gray film applied to existing window
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Photos of Existing North Elevation
Proposed enclosed patio seating location
Proposed cut thin stone veneer in place of existing windows as shown
The image on the bottom illustrates the location of the proposed enclosed patio seating location and the image in the top-right shows the proposed locations of the cut thin stone veneer
to replace existing windows.
Proposed changes include to the north elevation include:
-new cement plaster color
-enclosed patio seating with fabric canopy (and the enclosed patio seating
will consist of the same fiber cement material as used on the various elevations such as show in this exhibit where the Lolo’s logo is located).
-the applicant is also proposing a concrete
bar top ;
-an insulated sectional metal and glass overhead door ;
-simulated stone veneer column wrap (exposed columns require masonry per overlay Section 43) ;
-the applicant is proposing
cut thin stone veneer in place of existing windows ;
-and translucent warm gray film applied to existing window
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East Elevation with Proposed Changes
This slide illustrates the proposed changes to the east elevation. (This elevation is visible from SH 114).
Proposed changes to the east elevation includes:
-dusted frost performance
film applied to existing window per shopping center standard ;
-Simulated stone veneer knee wall ;
-Modified design for 1” insulated storefront (dark bronze anodized finish) ;
-Concrete
bar top ;
-Enclosed patio seating with fabric canopy ;
-simulated stone veneer column wrap (per section 43) ;
-insulated sectional metal and glass overhead door ;
-new cement plaster
color ;
-fiber cement siding in lieu of existing thin stone veneer
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Photo of Existing East Elevation
Applicant proposing fiber cement siding in lieu of existing thin stone veneer
Proposed enclosed patio seating location
Proposed simulated stone veneer knee wall location
This slide illustrates the east elevation as it is today and highlights some of the proposed changes. As noted, the applicant is proposing fiber cement siding in lieu of existing thin
stone veneer. In order to meet the non-stucco masonry requirements, the applicant has proposed a simulated stone veneer knee wall
Proposed changes to the east elevation includes:
-dusted
frost performance film applied to existing window per shopping center standard ;
-Simulated stone veneer knee wall ;
-Modified design for 1” insulated storefront (dark bronze anodized
finish) ;
-Concrete bar top ;
-Enclosed patio seating with fabric canopy ;
-simulated stone veneer column wrap (per section 43) ;
-insulated sectional metal and glass overhead door
;
-new cement plaster color ;
-fiber cement siding in lieu of existing thin stone veneer
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West Elevation with Proposed Changes
Existing door proposed to be removed
Proposed new cement plaster color
This slide illustrates the proposed changes to the west elevation. The west elevation is visible from N. Carroll Avenue.
Proposed changes to the west elevation include:
-Proposed enclosed
patio seating;
-proposed dusted frost performance film applied to existing window, and removal of existing door
-and the new cement plaster color as shown on the north and east elevations.
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Photo of Existing West elevation
This photo illustrates the west elevation as is today.
Proposed changes to the west elevation include:
-Proposed enclosed patio seating;
-proposed dusted frost performance film applied
to existing window, and removal of existing door
-and the new cement plaster color as shown on the north and east elevations.
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Proposed cement plaster color compared to existing
New cement plaster color on proposed north, east, and west building elevations
Existing Color
This slide is a comparison of the existing color compared to the new cement plaster color proposed to be used on the north, east, and west building elevations. The applicant has stated
they will be providing a sample of the proposed color at tonight’s meeting.
The image in the top-right contains a sample of the proposed new plaster color compared to other materials
used at the site.
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Locations of proposed dusted frost film applied to windows
East Elevation (Right)
Proposed dusted frost performance film applied to existing window
West Elevation (Left)
Proposed dusted frost performance film applied to existing window
This slide illustrates to locations of proposed dusted frost performance film applied to existing window. This is being proposed on the east and west elevations.
Note: the west elevation
shows the existing door to be removed.
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Existing Patio area and Connectivity to SH 114 Sidewalk
This image shows the existing patio area in front of the east elevation. This view is looking east towards SH 114. The applicant mentioned that there will be no expansion of concrete
for the outdoor patio area.
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*Based on the greater of 1 space per 100 square feet or 1 space per 3 seats and calculated using submitted Building Plans
The Site Data Summary chart for the entire site area of Carroll Pointe (3 buildings) is shown on the left. Additionally on this page is the parking breakdown for Carroll Pointe based
upon submitted building plans.
As shown in the site data summary parking spaces are distributed by use; restaurant = 60% and retail = 40%. Per Zoning Ordinance, required spaces for
restaurants are calculated at a rate of 1 space per 100 square feet OR 1 space per every 3 seats, whichever is greater.
The chart shows that based upon the approved square feet and
given the 60:40 split for restaurant/retail use, the site is adequately parked.
The submitted building plans for Lolo’s indicate that 71 seats will be in the patio area.
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Planning & Zoning Commission – November 19, 2015
Approved (7-0) subject to Staff Report dated November 13, 2015 and Site Plan Review Summary No. 1 dated November 13, 2015
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Questions?
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Example of Outdoor Seating Area
The applicant has provided this image as an example of the proposed material for the outdoor seating area. The applicant noted that the fabric for the canopy is stretched over a tubular
steel frame.
The applicant also mentioned that canopy will be constructed by removing the existing stone and the canopy will attached directly to the building structure (concrete tilt
wall). The applicant noted that existing finishes will be replaced.
The applicant noted that the tenant does not have plans to enclose the patio.
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Applicant Exhibit of Proposed Canopy
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Materials Approved with Original Site Plan (ZA13-065)
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Approved Tree Preservation Plan (Za13-065)
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Approved Landscape plan (ZA13-065)
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