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Home My WebLink AboutRes 08-37 Approving a Site Plan for Westlake Corners SouthTOWN OF WESTLAKE RESOLUTION 08-37 APPROVING A SITE PLAN DESCRIBED AS BEING 10.2 ACRES OF LAND IN THE WILLIAM HUFF SURVEY, ABSTRACT NUMBER 648, TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS; GENERALLY LOCATED AT THE SOUTHWEST CORNER OF US HIGHWAY 377 AND STATE HIGHWAY 170 AND DESCRIBED AS PLANNED DEVELOPMENT 3-10, LOTS 1 THROUGH 6; MORE COMMONLY KNOWN AS WESTLAKE CORNERS SOUTH. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF ALDERMEN OF THE TOWN OF WESTLAKE, TEXAS: SECTION 1: That the Board of Aldermen of the Town of Westlake, Texas, does hereby approve the site plan of Lots 1 through 6 for PD 3-10 as attached, filed by AIL Investments, L.P. and approved by the Planning and Zoning Commission on May 22, 2008, for a 10.2 acre tract(s) of land described above and according to the attached Exhibit "A" - Site Plan and Exhibit "B" — Staff Report PASSED AND APPROVED ON THIS 9" DAY OF JUNE, 2008. Lad a Wheat, Mayor ATTEST: DI�W ina Sutter, TRMC, Town Secretary Thomas E. Bry Manager APPROV D AS T ORM: Canton Lowr '6wn Attorney S.N.170_ _ INOREss a REls ED PRaPO4 Neix T 16'1 f '::�- _. _. _ '• ._ 411.,5. \ � / � _ �s E J 6 3254" s7 55 X9178,..E f 1 TS•S1'jlg _ V - A Ri ,f Qty / +• i7 LCT VLDT °SNARED ' OLWSTER LUATIDN—•. q�d%, /+y. ✓ ' E FTJC46 Fyi. q*o Y.SSM q'29°E pen 7e. xY S /�SSf6G; 120'E % 55A15 5° o' t0^ E SSDO- 20" E 25. OR, 59950 tY �ANOPEORES RES RETAB.,, /T554°0o'2o°K LOT'6 JS',s $71 ,26 2PW r • y�•i_ \ 'rj`(// r — 1969, a/ 31 SS SSOF•K {..:f5x4*215' 12"El r 64- PROPOSED INURE {� ST,75'�ry/ P•5651. 58' T I L C. SBDDi 11°E / LD. •S]2°Oq']]°K r OUATFSTER - LOT I/LOT 2 SHARED 0"$TER LOCATION =yd. LOGAtION -: rj / L 59.39' r /ter. /< 14.6% 194 12 • GS'DFF 6IRE ET LOADING SPACE +, % (-BSN p'2q"E x, .1T• 3500 `�C a 37 A;.I.lAL;!A' IsL` @fld.lrfN.; F4F IrrFRS. Lf.P r \ "I�ml 25. J:F .li ,' a ... .,. ) 9 431000 SF 5 1.05 45764,6 EXISTING ASPHALT 9.8% 21 pyYOAENT T9 BE flEFATVEO 6 I 1.45 63,362.5 l_. 32% 13 COMMERCMI, A Ri ,f Qty / +• i7 LCT VLDT °SNARED ' OLWSTER LUATIDN—•. q�d%, /+y. ✓ ' E FTJC46 Fyi. q*o Y.SSM q'29°E pen 7e. xY S /�SSf6G; 120'E % 55A15 5° o' t0^ E SSDO- 20" E 25. OR, 59950 tY �ANOPEORES RES RETAB.,, /T554°0o'2o°K LOT'6 JS',s $71 ,26 2PW r • y�•i_ \ 'rj`(// r — 1969, a/ 31 SS SSOF•K {..:f5x4*215' 12"El r 64- PROPOSED INURE {� ST,75'�ry/ P•5651. 58' T I L C. SBDDi 11°E / LD. •S]2°Oq']]°K r OUATFSTER - LOGAtION -: rj / L 59.39' A 09°15 22'• -JR SAS, f@@` /ter. L CAKIBS OS' 26"1Y 6. AB• 14.6% 194 —PROPOSpp INGRESS 4ND SOAE55 (-BSN p'2q"E x, .1T• 3500 10.7% - 37 Imc�� lizzmIllimm salmlimm 4 0,78 t 33483 3 "I�ml 10.3% - 1� S VAKI ABLE GRA I NALgIE AI I IAIr.i I rIr,NPNA E I ]_ vOL Ia3.5 r0 36 'T � res•r�.- OUATFSTER - LOGAtION -: rj / bk A 09°15 22'• -JR SAS, f@@` /ter. L CAKIBS OS' 26"1Y 6. AB• 14.6% 194 Ex ISlIHO ASPHALT PAYEAIEFJT TO BE 0EL9YED =� 1� S VAKI ABLE GRA I NALgIE AI I IAIr.i I rIr,NPNA E I ]_ vOL Ia3.5 r0 36 'T � res•r�.- r H i JAFF/T rj / bk A 09°15 22'• -JR SAS, f@@` Do.. L CAKIBS OS' 26"1Y 6. AB• 14.6% 194 17.29'IODO SF 3 D,75 327226 3500 10.7% - nfL fNL'ESrIB'NF. i.P. L 5'UJ IFRA' P,7 d162 r.rm] rcFE� OFFICE (PO -S) RETAIL (PD -8) Rll� i.i .. ua•gr,q. VInECP Ir.-.. LD 7121,".`11E'4 1 LS DUMPSTER SCREENING DETAIL °- SOLID V41TE STRIPE o a. •; I I �-V 6aCY DF C..l AUTO PARKING DETAIL 1� 7.. A- W _ .J IT PH •F �1 i r' i PARALLEL PARKING DETAIL LAND USE SUMMARY DT AER6S11E ASRA CTB D S G PARK AREA COVERAGE ING PARKING PROVIDEDI RATIO 1 2,00 86,9'03.1 7.6m xIIIII= bk ; 8,137000 SF 2 I 4.19 182,428.7 loomm 14.6% 194 17.29'IODO SF 3 D,75 327226 3500 10.7% - 37 Imc�� lizzmIllimm salmlimm 4 0,78 t 33483 3 "I�ml 10.3% - 39 ... .,. ) 9 431000 SF 5 1.05 45764,6 4600 9.8% 21 14679000 SF 6 I 1.45 63,362.5 l_. 32% 13 6.5010OD SF OFFICE (PO -S) RETAIL (PD -8) Rll� i.i .. ua•gr,q. VInECP Ir.-.. LD 7121,".`11E'4 1 LS DUMPSTER SCREENING DETAIL °- SOLID V41TE STRIPE o a. •; I I �-V 6aCY DF C..l AUTO PARKING DETAIL 1� 7.. A- W _ .J IT PH •F �1 i r' i PARALLEL PARKING DETAIL LAND USE SUMMARY DT AER6S11E ASRA CTB D S G PARK AREA COVERAGE ING PARKING PROVIDEDI RATIO 1 2,00 86,9'03.1 7.6m 6.6% bk ; 8,137000 SF 2 I 4.19 182,428.7 26,600 14.6% 194 17.29'IODO SF 3 D,75 327226 3500 10.7% - 37 10.57/TODD SF 4 0,78 t 33483 3 3.500 10.3% - 39 ... .,. ) 9 431000 SF 5 1.05 45764,6 4600 9.8% 21 14679000 SF 6 I 1.45 63,362.5 2,000 32% 13 6.5010OD SF VICINITY MAT' (SCALE, V-2DD0'I 0' ;Dl' 203' MEN SCALE: 1" � l(Ifl' LEGEND M WIDE FIRE -HE f BUSINESS MONUMENT SKIN -TYPE IMULT-TCNAN7 NOTES: 1. WATER WILL BE 5UPPLIED BY THE 70WH OF WESTLAKE, SANITARY MOIR SERVICE WIL- BE PPOVIOED BY THE TOWN OF W'f9FLAAE. 2. ALL PAYING TO BE CONCRETE 3. ASURIITT 7RIANU S AT ALI STACEY IN7FRSF.CTIONS WILL CGMPLY WITH TNF TOWN OF WESI AKE ENGINEERING EIANIVARDS FOR ROADWAY FACILHILS AND FAGOT STAFIDANOS. 4. THE 100 YEAR FLOOD PLAIN DOES NOT 6NCUMBER THE PROD€CT SITE 5. THE {IRE LANE CONFIGURATION ASS MES BGILRINOS f0 BE EQUIPPED WITH FIRE SPRINKLERS, IF ROILDOGS DO HOT HAVE SPRINkLERS, THE FIRE LANE WIU NEED TD BE ADJUSTED ACCOPOINCLY, 6, REFER TO LANOSCAPE PLAN FOR THE LOCATION OF ALL PROPOSED I.AfYDSCAPINO AND SCRCUIING. 7- REFER TO HGHIIW PIAN FOR PROPOSED SITE LIGNI NG B. VARIANCE REQUESTED TO REDUCE BUILDING SET BACK ALONG SH L70 FROM !G'TD 3: 9. VARIANCE REQUESTED TO REDUCE FIRE UNE MINIMUM RADIUS FROM WTO 25', OWNER /DEVELOPER: DESIGNER /ENGINEER: AIL INVESTMENT, LIT J]"JACOM 13600 HERITAGE PARKWAY FORT WORTH TA 76177 817) 224-.6A Carter Burge: M 17IR d�11 RUR�GF35. INC. A PD SITE PLAN FOR WESTLAKE CORNERS som LOTS 1-7 FOR REVIEW PURPOSES ONLY P A 9"RES W Ff FD f. -N OF -IR =r lLaFiR.ur inir, �`v'T�rI+ E. 'rii, eqT rD.aR�r:? 'T`, A`IP se5. MAY 15, 20011 SMEEF 7 I TOWN OF WESTLAKE TX STAFF REPORT TO PLANNING & ZONING COMMISSION/BOARD OF ALDERMEN I. CASE INFORMATION Case No(s): SP -08-41 PP -08-01 Lots 1-6 and FP -08-01 Lots 1-2 Only Date: 5-22-08 Request: Applicant is requesting approval of the following: Site Plan X (for Westlake Corners South, Lots 1-6) Preliminary X (for Westlake Corners South, Lots 1-6) Final Plat X (for Westlake Corners South, Lots 1-2) Development Name: Westlake Corners South, Lots 1-6 Location: Subject property is located at the southwest corner of SH 170 and SH 377. The site is 10.2 acres and is bounded on the east by SH 377, on the north by SH 170, on the west by Union Pacific RR right-of-way.. The site has a triangular configuration. Owner: Hillwood Developer: Hillwood Zoning: PD- 3-10 Proposed Use(s): The applicant intends to develop the site with neighborhood commercial/retail/service uses. Phasing: The applicant is submitting a site plan and preliminary plat for Lots 1-6 of the subject property, and is submitting a final plat for Lots 1 and 2 with the intention of developing those 2 lots initially and developing the remainder in subsequent phases. II. STAFF REVIEW COMMENTS 1. General: This is a request for approval of a site plan and preliminary plat for Lots 1-6 of Westlake Corners South, as well as a request for approval of a final plat for Lots 1 and 2, Westlake Corners South. 1 This project represents the first stand alone retail development activity in Westlake. As such, it with be setting the aesthetic, design, traffic, and quality standards for such development in this area because there are additional sites available in this general area for further retail development by this owner in the future. For that reason, in the staff comments below, a heavy emphasis is placed on architectural design, traffic access management, and creating a "sense of place" for this neighborhood commercial/retail development. This development sets the tone for the community appearance we wish to establish for this western/southwestern retail gateway into Westlake. The applicant represents that all conditions of zoning for PD 3-10 that affect the site plan and platting for this property have been met. 2, UtHities (including on and off-sl}e extensions and easement dedications): Water and sewer utilities for this site are provided by the Town of Westlake. All staff comments related to water and sewer lines have been addressed by the applicant including line sizing, as well as spacing of manholes, fire hydrants, and valves. A second water line crossing has been added to provide adequate service redundancy (i.e.- looping) and the Town's requirement that no "dead end line" may exceed more than 600' in length has been met. On-site access easements have been provided for all public improvements and off-site easements necessary for water and/or sewer utilities to serve the site will be dedicated by the applicant by separate instrument. A note must be placed on the utility construction plans showing the approved hydrant type, installation cross section, etc. All on-site electric utility lines, new or existing, should be placed underground. 3. Storm water(including on and off-site facilities and easement dedications The applicant's engineer has verified that the drainage structures under SH 377 have capacity to receive run-off from this site. Further, the applicant's engineer has confirmed that the site can be properly drained without an on-site storm drain system (i.e.- detention or retention). The time of concentration has been changed to a 10 minute time of concentration per our requirement for a retail site. No off-site drainage easements are necessary.to serve this site. There is no mapped FEMA 100 -year floodplain on the subject property. 2 4.. Setbacks/Building Lines: The building line for Building 1 on Lot 1 along SH 170 is requested at 35' given its function as a side setback, as opposed to the required 50' front -setback. Staff is in support of this request. 5. Parking/Fire Lanes: Proposed on-site vehicular parking meeting the Town's standards is being provided. Due to challenges of the site's configuration, the standard 50 foot fire lane inside radius is being requested to allow for the industry accepted 25 foot minimum (per the International Fire Code, Sec. 503.3.4). This request is supported by staff. Certain parallel parking at the rear of Building 1 on Lot 2 has been modified to be designated as only for unloading/loading spaces for this building. 6. Salad 'Waste Collection Facilities: Shared dumpster locations are shown on the site plan. These locations shall be screened with materials that must match building architecture and building materials. 7. StreetlHi hwa Right -of -Way Dedication Requirements, No additional right-of-way dedication on SH 377 is required to be dedicated for this project given the applicant's representation that: a_) TxDOT will allow their existing lane capacity to be striped for use as an acceleration/deceleration lanes for all site ingress/egress points on SH 377 and, b.) should TxDOT require use of this lane on SH 377 in the future for through - traffic, there is adequate right-of-way remaining on-site to build replacement acceleration/deceleration lanes to serve the development's points of ingresslegress. The applicant has stated that there is 25' to 30' of right-of- way from back of curb to the property line that is sufficient for future replacement acceleration/deceleration lanes, if needed. No additional right-of-way dedication is required on SH 170 to serve this site. 3 8. Traffic Access Mana ementlinternal Site Circulation and Connectivity to Ad'acent Pro a Tracts both owner's and non -owner's tracts Roadway access for the subject site is provided entirely by TOOT controlled roadways (SH 170 and SH 377). As such, minimum access requirements are set by TxDOT. However, with TOOT concurrence, the Town can set access requirements over and above TxDOT minimum standards. Access management standards are set by the Town to provide adequate site access to the property owner, while providing for proper through -traffic movement balanced with safe turning movements. Turn movements into the site that are from main lanes or that conflict with too many other turning movements at one point of ingress/egress should not be allowed. The applicant has requested 1 point of ingress/egress on to their site off of SH 170 and 3 points of ingress/egress off of SH 377. These points of ingress/egress should be subject to these conditions: a. The SH 170 ingress/egress point is acceptable if it uses a split -throat right- inlright-out only design as shown on the applicant's site plan. b. the 3 access points on SH 377, with the spacing shown on the applicant's site plan, are acceptable (assuming TxDOT concurrence), if: 1. All 3 of the SH 377 access points shown on the applicant's site plan are to be served by a deceleration/acceleration lane that is currently excess TOOT lane capacity (now used as shoulder) and must be striped per Town requirements to provide for this deceleration/acceleration lane function. 2. The northern SH 377 ingress/egress point (closest to the SH 377 and 170 intersection) should be designated as right-in/right-out only if TOOT and the Town concur that there are too many left tuming movements to make full ingress/egress movements safely at this location. 3. The remaining 2 ingress/egress points on SH 377 be permitted to serve as full ingress/egress points provided adequate deceleration/acceleration lane capacity is provided per 8-b-1 above. If this is not provided, the southern -most ingress/egress point should be restricted in to right-in/right-out turning movements only. 4 9. Site -Design While the applicant pians to phase his development by developing Lots 1 and 2 first, the site plan submitted covers Lots 1-6. Thus, the comments below also apply to Lots 3-6 as well. A. Materials, Building Design, Architecture, and Hard Screening Materials. The attached exterior elevations show the building materials to be used will be: • simulated stone concrete with textured painting and cast reveals • wood kickers standing seam metal roofs • concrete column • galvanized steel awnings at certain points on each building • a contrasting awning material at other points on the building • texturized paint • metaliwood kicker These materials are acceptable and should be used in all the buildings on the site without significant deviation, unless a formal site plan amendment is approved. Roof lines, The roof line and tower element in Building 1 on Lot 1 are acceptable. The roof line on Building 1 on Lot 2 must be revised to show further roof line articulation at the north and south ends of the building to avoid a monolithic rectangular building appearance facing SH 377. Architecture. All buildings are required to have 4 -sided, 360 degree architecture. The Town's development standards require all sides of these buildings to be articulated. Building 1 on Lot 1 must be articulated on all 4 sides due to its full street view_ The drive-in access for this building roust be placed on the south side of the building only. All remaining buildings on Lots 2-6 must be articulated on all sides except for the side facing the Union Pacific RR right-of-way (i.e.- articulation on 3 sides), if it has no street view and is being used only for service access as well as load inglunloading. Since four-sided architecture is required and the side of this building facing the railroad would not be articulated, this building side must have adequate treatments to break-up monolithic appearances including banding and variation of building materials in attractive patterns. Hard Screening. All gas meters, electric meter boxes, breaker boxes, and conduit, etc located at a building's service entrances should be screened with materials that match the building's architecture and materials, and/or placed inside the building, and/or be painted to match the building. All heatinglair conditioning equipment, placed on the ground near the building or on the roof, must be fully screened from view. B. Landscaping and Landscape Screening A tree survey and landscape plan has been submitted that reflects one of the conditions of the zoning granted for this site involving a reduction in trees required. There is one existing protected tree on-site that will be mitigated per the Town's ordinances. Language needs to be added to the landscape plan that all plantings in public right-of-way are the applicant's maintenance responsibility and adequate clearance for service vehicles must be observed. All electric transformers, irrigation equipment, gas meters, etc located away from the buildings, or located at the sides of buildings, should be totally screened with landscaping. C. Signage Numbers and sizes of monument signs for this site were set as a condition of zoning. Monument sign locations are shown on the site plan. All of these signs will require a detailed review per the Town's sign permit ordinance. However, the monument signage for this site plan approval process should comply with the details submitted with this site plan as minimum standards regarding sign size, illumination, and materials. All sign materials must harmonize with site's architectural theme and materials. Sign faces must have internal illumination or fixtures that direct all light downward toward the sign face or a combination thereof. D. Lighting The. applicant has submitted a photometric survey stating that it meets the own's standards. A note should be placed on the photometric plan and the site plan stating that the site pian complies with the Town's lighting standards. Prior to construction, the applicant needs to submit the type of parking lot light fixture proposed for staff review and approval for the entire site as well as any on -building light fixtures (sconces) for Buildings 1 and 2, if any are proposed. All fixtures must meet Town R standards to direct all on-site light downward on the applicant's site only and minimize ambient light migration off-site. E. Water Features/Public Art No water features (i.e.- storm water retention) is required for this site. Locations for public art may be available, are encouraged, but not required. The applicant has indicated a willingness to works with the Public Arts Committee regarding placement of public art on this gateway location. F. Pedestrian Circulation (within the site) Pedestrian traffic should be provided by a delineated means of safe foot trave! on site. Ways t: accomplish this include stamped colorized concrete cross walks. G. Trails/Open Space No trail locations are required since the site is not located in the 100 - year flood plain per the Town's trail plan. 10. Other: A. This property is in MUD 1 and will require de -annexation from the MUD 1 boundaries. The applicant has proposed that this be completed prior to issuance of the certificate of occupancy of the buildings on Lot 1 and 2 as opposed to making it a condition of filing the final plat for Lots 1 and 2. Staff concurs with this request. B. All vicinity naps on all documents should be changed to read ".1T Ottinger Road" as opposed to °Ottinger Road" and all buildings on all lots on all documents should be numbered sequentially to be the same as the lot number on which the building is located. C. No accessory buildings should be allowed on this site. Ill. STAFF RECOMMENDATIONS Staff recommends approval of the site plan and preliminary plat for Westlake Corners South, Lots 1-6 and the final plat for Westlake Corners South, Lots 1-2 subject to following stipulations: 1. Utilities, approval with all staff changes as submitted by the applicant as described in above Section 11-2 of this, including a note being placed on the utility construction plans showing approved hydrant type, installation cross section, etc. All on-site electric lines, new or existing, shall be underground. 2. Storm water: approval with all staff changes as submitted by the applicant as described in Section II -3 of this report 3. SetbackslBuildin Lines: approval with the requested 35' building line for Building 1 on Lot 1 along SH 170 as requested. 4. Parking/Fire Lanes: approval with the 25' inside radius fire lane width and with certain parallel parking at the rear of Building 1 on Lot 2 being designated for loading/unloading only with the site plan change to reflect these items. 5. Solid Waste Collection Facilities: approval with the dumpster locations as designated on the site plan and all dumpsters screened with solid screening using materials that must match building architecture and building materials. 6. Street/Highway Right -of -Way Dedication Requirements: approval with no additional right-of-way dedication required subject to the following conditions: a.) TxDOT will allow their existing lane capacity to be striped for use as an acceleration/deceleration lanes for all site ingress/egress points on SH 377 and, b.) should TxDOT require use of this lane on SH 377 in the future for through - traffic, there is adequate right-of-way remaining on-site to build replacement acceleration/deceleration lanes of serve the development's points of ingress/egress. The applicant has stated that there is 25' to 30' of right-of- way from back of curb to the property line that is sufficient for future replacement acceleration/deceleration lanes, if needed. c.) No additional right-of-way dedication is required on SH 170 to serve this site. 7. Traffic Access Managementllnternal Site Circulation and Connectivity to Ad'acent Property Tracts both owner's and non -owner's tracts): approval of 1 point of ingresslegress on to their site off of SH 170 and 3 points of ingress/egress off of SH 377 subject TxDOT approval and to these conditions: 8 a.) the SH 170 ingress/egress point is acceptable if it uses a split -throat right-in/right-out only design as shown on the applicant's site pian. b.) the 3 access points on SH 377, with the spacing shown on the applicant's site plan, are acceptable, if all 3 of the SH 377 access points shown on the applicant's site plan are to be served by a deceleration/acceleration lane that is currently excess TOOT lane capacity (now used as shoulder) and must be striped per Town requirements to provide for this deceleration/acceleration lane function. c.) The northern SH 377 ingress/egress point (closest to the SH 377 and 170 intersection) should be designated as right-in/right-out only if TOOT and the Town concur that there are too many left turning movements to make full ingress/egress movements safely at this location. d.) The remaining 2 ingress/egress points on SH 377 be permitted to serve as full ingress/egress points provided adequate deceleration/acceleration lane capacity is provided per 7-b above. If this is not provided, the southern -most ingress/egress point should be restricted in to right-in/right-out turning movements only. 8. Site Design: approval subject to: staffs review and approval of the final exterior elevations for all building on Lots 1-6, that the final exterior elevations comport to the applicant's attached preliminary exterior elevation drawing, as well as the following requirements for Lots 1-6: A. Materials, Building Design, Architecture, and Hard Screening 1. Materials. Approved building materials for this project shall consist of the following minimums described in Section II -9-A above. These materials will be used in all the buildings on the site without significant deviation, unless a formal site plan amendment is approved. 2. Roof lines. The roof line and tower element in Building 1 on Lot 1 are acceptable as submitted. The roof line on Building 1 on Lot 2 shall be revised and subject to final approval by staff to show further roof line articulation at the north and south ends of this building to avoid a monolithic rectangular building appearance facing SH 377. 3. Architecture. All buildings are required to have four-sided, 360 degree architecture. The Town's development standards require all sides of these buildings to be articulated. Building 1 on Lot 1 must be articulated on all 4 sides due to its full street view. The drive-in access for this building must be placed on the south side of the building only. 9 All remaining buildings on Lots 2-6 must be articulated on all sides except for the side facing the Union Pacific RR right-of-way (i.e.- articulated on 3 sides), if it has no street view and is being used only for service access as well as loading/unloading. Since four-sided architecture is required, and the walls of buildings facing the railroad will not be articulated, this wall must have adequate treatments to break-up monolithic appearances. These can include banding, inlays, coining, and variation of building materials in attractive patterns as approved by staff. All these items must be reflected on final elevations and approved by staff prior to building permit issuance. 4. Hard Screening. All gas meters, electric meter boxes, breaker boxes, and conduit located at service entrances of buildings should be screened with materials that match the building's architecture and materials or be placed inside the building. All heating/air conditioning equipment, whether placed on the ground, near the building, or on the roof, must be fully screened from view. B. Landscaping and Landscape Screening: approval subject to: 1. adding language to the landscape plan that all plantings in public right- of-way are the applicant's maintenance responsibility and adequate clearance for service vehicles must be observed, and 2. All electric transformers, irrigation equipment, gas meters, etc located away from the buildings, or at/near the side of buildings, shall be totally screened with landscaping. G. Signage: approval subject to the monument sign requirements set by zoning and the locations shown on the site plan. Further, all of these signs will require detailed review per the Town's sign ordinance process. Additionally, the monument signage for this site plan approval process shall comply with the details submitted with this site plan as minimum standards regarding sign size, illumination, and materials. All sign materials shall harmonize with site's architectural theme and materials. Sign faces must have internal illumination or fixtures that direct all light downward toward the sign or a combination thereof. D. Lighting: approval subject to a note being placed on the photometric plan and the site plan stating that the site plan complies with the Town's lighting standards_ Prior to construction, the applicant shall submit the type of parking lot light fixture proposed for staff review and approval for the entire site as well as any on -building light fixtures (sconces) for Buildings 1 and 2, if 10 any are proposed. All fixtures should fit with the site's architecture and design as well as must meet Town standards to direct all on-site light downward on the applicant's site only and minimize ambient light migration off-site. C. Water Features/Public Art: recommend approval noting that no water features (i.e. - storm water retention) are required for this site. Locations for public art may be available, are strongly encouraged, but are not required. The applicant has indicated a willingness to work with the Public Arts Committee regarding placement of public art on this gateway location. D. TrailslOpen Space: not applicable as there are no trail locations required since the site is not located in the 100 -year flood plain and there is no open space dedication required for this site per the Town's trail plan. 9. Other: recommend approval with these additional stipulations: A. The applicant shall, prior to issuance of the certificate of occupancy for the buildings on Lot 1 and 2, have Lots 1-6 de -annexed from the MUD 1 boundary. B. All vicinity maps on all documents shalt be changed to read "JT Ottinger Road" as opposed to "Ottinger Road" and all buildings on all lots on all documents shall be numbered in the same sequence as the lot number on which the building is located. C. No accessory buildings shall be permitted on the site. 11