1.

All properties within Area 16 are included in this overall site plan.

2.

The anchor retail facility and intense auto-related uses are located on the north and west sides of the site, abutting East Sunset Drive and Interstate 5.

2.A.

Where buildings are located along Sunset Drive, landscaping will be increased and intensified to screen parking lots. A minimum 10-foot landscape planting strip will be provided.

2.B.

Setback sidewalks will be located on East Sunset Drive between Interstate 5 and the Barkley intersection. If there is insufficient right-of-way to accommodate seven feet of landscaping and a five-foot-wide sidewalk, in addition to the landscape planting strip on private property, sidewalks may be located on public easements on the adjacent private property. Pedestrian connections will be provided between Parcels A, B and C. Pedestrian connections will be provided from sidewalks on East Sunset Drive and the new Barkley Boulevard extension to uses on Parcels B – E. (See also 7.C.)

2.C.

No drive-through lanes will be allowed adjacent to or facing East Sunset Drive.

2.D.

At least one row of existing evergreen trees will be maintained on the western side of the site adjacent to Interstate 5 and additional evergreen trees will be planted where feasible. The parks department will approve minimum width of landscaped area along western property line. Efforts will be made to transplant existing mature evergreen trees from the location of future building sites to other locations on the site. Sufficient landscaping room will be provided for retained and transplanted evergreen trees to ensure tree health and survival.

2.E.

Retained mature vegetation will be protected during construction.

2.F.

Outdoor storage of product associated with the anchor retail facility will be screened from Interstate 5 and East Sunset Drive. Product stored will not be allowed to be stacked above screening installed abutting Interstate.

2.G.

Lighting on Parcel A (parking lot and building security) will be shielded to Interstate 5 or East Sunset Drive. Reduce impacts of spillover to residential uses across East Indiana and Orleans Streets and Interstate 5.

3.

The anchor retail facility and more intense auto-oriented uses are to be located along Interstate 5 and East Sunset Drive. The overall site plan provides for a transition to less intense, neighborhood commercial uses on the east side of the site (generally lying east of Nevada Street extended) abutting Orleans Street.

The overall site plan will be implemented by individual planned contracts for each parcel. Specific design and performance criteria will ensure that uses along the eastern portion of the site will be attractive and accessible to Roosevelt neighborhood residents. Particular attention will be paid to area site elements visible to or with impacts on residents east of Orleans Street and residents south of East Indiana Street west of Orleans.

3.A.

Building Scale. Building height will be limited to one or two stories adjacent to Orleans. With a maximum height limit of 25 feet. If a mixed residential/commercial building, mixed retail/office, or office only building is proposed, height can increase to three stories and 35 feet; provided, that any of three story building or portion of a building is located on the west side of Parcel D.

3.B.

Building Square Footage. Development on Parcel D is limited to (a) one single story building with a maximum size of 25,000 square feet and (b) additional buildings with a maximum size of 15,000 square feet per floor. Any single-use building greater than 15,000 square feet (only one is allowed) will exclude restaurant, bank or grocery store uses.

3.C.

Building Orientation and Design. Preference will be given to plans including buildings clustered around pedestrian spaces, with pedestrian-oriented spaces and building entrances visible from Orleans and from the Orleans portion of the trail corridor. Buildings will be designed and sited to avoid the service side of a building fronting Orleans. Design features will be addressed through the planned contract and may include canopies, windows, building articulation and varying rooflines to promote neighborhood compatibility.

3.D.

Transition between uses on Parcels A and D. A 15-foot pedestrian corridor will extend from the north side of the trail corridor (see Section 7.A) at Nevada Street through the site to Barkley. A five-foot-wide sidewalk will meander through the length of this pedestrian corridor. Opportunities will be created along this corridor’s length for planting areas sufficient in size and dimension to separate and buffer the effects of the intense regional retail use on Parcel A from neighborhood-oriented uses on Parcel D. Stop signs will be installed for vehicles crossing this pedestrian corridor to protect pedestrians and bicyclists using this corridor.

3.E.

Pedestrian walkways (shown in dashed lines on the site plan) will provide internal connections to buildings on all parcels. These internal pedestrian walkways will connect pedestrians to and from public sidewalks on abutting streets and connect to and from the pedestrian/bicycle trail.

4.

The 100-foot buffer may be reduced to no less than 70 feet (measured from the centerline of unimproved East Indiana Street to the building wall/parking area). If less than a 100-foot buffer is proposed, the applicant will provide sound and sight-obscuring walls and additional landscaping and buffering in the buffer area. The reduced buffer width combined with walls and landscaping will achieve the same intent and purpose of the 100-foot buffer which is to screen and protect the residential uses to the south of the subject site.

4.A.

If a minimum of 70 feet is proposed, the anchor retail facility building’s south wall will be designed and built as a “no activity wall” (no loading or unloading docks, signage or vehicle travel lanes) and parking is screened with a sight and sound obscuring brick masonry wall.

4.B.

Residential uses may be retained in the southeast corner of the site, along the north side of the improved portion of East Indiana Street between Nevada and Orleans Streets. A 40-foot wide buffer will be provided between residences retained in the southeast corner of the site and new development on Parcel D.

If the residences are not retained in that location, a vegetated buffer must be provided along the southern property boundary adjacent to Indiana Street and along Orleans Street. If residential uses are not retained in this corner of the site, subsequent planned contracts will address the width of Indiana Street needed to serve residences to the south and the buffer width (a minimum of 100 feet) needed north of Indiana and west of Orleans Street. A combination of brick masonry walls and evergreen and deciduous landscaping will be required to buffer the effects of development on adjacent residential neighborhoods.

Residential uses will cease during the development of Parcels A and D. These residential uses may be reoccupied only after approval of a planned contract that addresses adequate fence and landscape buffer mitigation along their northern property line. If the residential uses remain in this area, a landscaped buffer and CPTED approved fencing will be provided between the homes and any use on Parcel D.

5.

No parking will be located between Orleans Street and buildings on Parcels D and E.

5.A.

Where parking is adjacent to Orleans Street, parking will be designed to ensure compatibility with adjacent sidewalk and trail use, including strategic use of landscaped berms to separate and shield the pedestrian corridors and houses across Orleans from view of autos and their headlights.

5.B.

No drive-lanes and no drive-through lanes or pick-up windows will be located between the buildings and Orleans Street.

6.

The overall site plan will include dedication of property for new road alignment connecting Barkley Boulevard to Sunset Drive and includes the vacation of Indiana Street east of Nevada Street.

6.A.

No vehicular access will be allowed to Indiana Street except for individual driveways serving residentially developed parcels on the north side of Indiana Street east of Nevada Street.

6.B.

One right-in, right-out, left-only access point along Orleans Street will be allowed between Barkley Boulevard and East Indiana Street. The vehicle corridor that moves traffic from the additional vehicular access point on Orleans south of Barkley Boulevard into Parcel D will be designed so that it is not a “straight shot” (visually or in terms of street design) from Orleans Street to the regional retail use on Parcel A.

Because development on Parcel D raises significant planning issues, a mandatory public meeting shall be held with the planning commission as part of the planned contract review process.

A pedestrian refuge island will be installed within the Orleans access south of Barkley.

6.C.

One right-in, right-out access point will be allowed from Orleans to Parcel E north of Barkley.

6.D.

Setback sidewalks will be required along the south side of Barkley Extension from Sunset to Orleans and along the north side of Barkley Extension abutting Parcel E. Setbacks will be consistent with those on Sunset, seven feet of landscape strip and five-foot sidewalks. A minimum 10 feet of landscaping will be located on private property between the sidewalk and adjacent buildings, parking and drive-lanes. If insufficient right-of-way exists along Barkley Extension for setback sidewalks, the sidewalks may be located on public easements within the adjacent private property.

6.E.

Setback sidewalks along Orleans north of Barkley will be located on private property. Five-foot sidewalks will be separated from building and parking with landscape setbacks of 20 feet. Landscape parking strip between the sidewalk and the street may be located within the excess Orleans Street right-of-way.

7.

Trail Corridor. A bike/pedestrian trail will be located within the Indiana Street buffer between Moore and Nevada Streets, enter the site at Nevada, extend east to Orleans and then north to Barkley.

7.A.

A 40-foot-wide trail corridor, including a 12-foot-wide paved trail will extend into the site from the Indiana Street buffer at Nevada Street. The trail corridor then extends east through the site to Orleans Street behind residential uses fronting on the north side of Indiana Street. The 40-foot wide trail corridor will include a 12-foot paved trail with landscaping on either side. Landscaping will consist of a mix of deciduous and evergreen trees as well as shrubs and groundcover.

7.B.

Along the Orleans Street frontage, north to Barkley, the trail will be located within a 30-foot setback on private property combined with 20 feet of excess Orleans Street right-of-way. In the event of future widening of Orleans Street, a minimum of eight feet of right-of-way will be retained for landscape setback between the curb and the trail corridor located on private property.

7.C.

Trail alignment and design will be subject to approval by the parks and recreation department.

7.D.

Parking and buildings located along Orleans Street south of Barkley will not encroach into the 30-foot wide trail corridor.

8.

All subsequent planned contracts within the site will conform to the development standards stated in this overall site plan resolution.