HomeMy WebLinkAbout2007 11 14 Regular 606 Hayes Road Plaza Final Engineering/Site Plan
CITY COMMISSION
AGENDA
November 13,2007
~.eC(o..\ Meeting
Consent
Information
Public Hearim!
Re2:ular X
ITEM 606
MGR. ;2/' /DePt~~
REQUEST:
The Community Development Department requests the City Commission consider the Hayes Road Plaza
final engineering/site plan, located on the south side of SR 434, at the SW comer of the intersection of
SR 434 and Hayes Road.
PURPOSE:
To review the final engineering/site plan and make a determination regarding the 17,128 square foot
(S.F.) shopping center, including a 2,840 restaurant, on what is presently a 1.99 acre site abutting
Hacienda Village. The site is subject to the SR 434 Redevelopment Overlay Zoning District regulations
(sections 20-480 through 20-490). The overlay zoning district design standards govern development
within the corridor and control where conflicts between regulations occur (Section 20-462).
APPLICABLE LAW:
Comprehensive Plan
Chapter 5 (Code), Tree Protection and Preservation.
Chapter 9 (Code). Land Development.
Chapter 20 (Code). Zoning.
CONSIDERA TIONS:
OVERVIEW: The 1.99 acre site is located on the southwest comer of the intersection ofSR 434 and
Hayes Road. It has a Commercial Future Land Use designation, C-1 zoning, and lies within the SR 434
Redevelopment Overlay Zoning District. To the south is Hacienda Village and to the west is the
Cumberland Farms convenience store/gas station.
The site was once approved for a gas station, although the site plan approval expired after work at the
site ceased. Later efforts to develop the site as a gas station and convenience store were unsuccessful.
November 13, 2007
Regular Item 606
Page 2 of 4
The City amended its code (Section 20-418; Ord. No. 2001-13, 07-23-01) to prohibit locating gas
stations within 350 feet of another gas station, a residentially zone lot, school, or playground.
ACCESS & TRAFFIC: The site plan depicts three direct access points. The first is a proposed right-in /
right-out driveway connection to eastbound SR 434. The second is a full access driveway connection to
Hayes Road. The third access point is a cross-access connection to the existing Cumberland Farms site
to the west. Both the SR 434 and Hayes Road driveway connections have been located about as far
away from the intersection of SR 434 and Hayes Road as is possible, for traffic safety and efficiency
reasons. The cross-access connection to Cumberland Farms will improve access to the Cumberland
Farms site. After the Hayes Road Plaza is in place, vehicles traveling westbound on SR 434 seeking to
go to Cumberland Farms can turn left at the Hayes Road traffic signal and proceed through the Hayes
Road Plaza directly to Cumberland Farms. These westbound SR 434 vehicles currently have to travel
past Cumberland Farms and make a u-turn at some point in order to reach Cumberland Farms.
The traffic study indicated the project at buildout will generate an estimated 2,386 trips per day. A trip
or trip end is a single or one-direction vehicle movement with either the origin or the destination (exiting
or entering) inside a study site. For trip generation purposes, the total trip ends for a land use over a
given period of time are the total of all trips entering plus all trips exiting a site during a designated time
peliod. Of the 2,386 daily trips generated by the Hayes Road Plaza, 59 are projected to occur in the AM
peak hour and 217 during the PM peak hour. Some trips are captured from the existing background
traffic volume on the adjacent roadways (referred to as "pass-by" trips), while other trips are newly
generated in response to the development. The traffic study estimates, based upon standards of the
Institute for Traffic Engineers (ITE), that the site will generate 1,575 new trips and that there will be 39
new AM peak hour trips and 143 new PM peak hour trips. The roadway segments impacted by the
proposed development have sufficient available capacity to serve the traffic generation ofthe proposed
development at an acceptable level of service (LOS), as defined in Policy 1.1.1 of the Transportation
Element of the City's Comprehensive Plan. The signalized intersection at SR 434 / Hayes Road will
operate at an acceptable level-of-service after the proposed development is in place.
RIGHT-TURN DECELERATION LANE: The City desires to construct a future right-turn deceleration
lane from eastbound SR 434 onto southbound Hayes Road. The City previously performed an analysis
of the SR 434 / Hayes Road intersection which concluded that the deceleration lane is warranted. In
order to construct this future turn lane in accordance with FDOT criteria, additional right-of-way along
the: north side of the Hayes Road Plaza site is required. A total of 3 ,505 square feet of the Hayes Road
Plaza property is necessary to properly construct the future turn lane.
On January 22,2007, the preliminary engineering / site plan for the Hayes Road Plaza was approved by
the Commission with the condition that the land for the light turn lane shall be conveyed to the City in
exchange for City transportation impact fee credits. The City offered a unit price of$12.75 / square foot
for the land, based on the City's most recent appraisal of similar commercial property adjacent to SR 434
completed in April 2007. The applicant has agreed to this unit price. Applying the unit price of
$12.75/SF to the 3,505 SF area necessary for the turn lane results in a total land value of$44,688.75.
Staff recommends as a part of this final engineering approval that Hayes Road Plaza provide the 3,505
SF required for the turn lane in consideration for a reduction in the transportation impact fees of
$44,688.75. This agreement will need to be formally documented in a Developer's Agreement.
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November 13, 2007
Regular Item 606
Page 3 of 4
The right-turn deceleration lane will be constructed separately from the Hayes Road Plaza as a City
project. The turn lane is budgeted for construction in the current fiscal year.
PARKING: The project consists of 14,288 SF of retail space and 2,840 SF of restaurant space. City
Code Section 9-277 requires one parking space per 300 SF for retail space and one parking space per
100 SF of restaurant patron space. Based on the City Code, a total of 76 parking spaces are required.
The site plan proposes a total of76 parking spaces, thus meeting the minimum required by Code.
UTILITIES: Dumpsters, transformers, backtlow preventers, HV AC equipment, and other utility items,
as well as storage facilities must be adequately screened from public ROWs, pursuant to Section 20-489.
All on-site utilities must be installed underground, pursuant to Section 20-487. Potable water
connections to existing City water mains will be made in SR 434 and Hayes Road. The sanitary sewer
point of connection will be at an existing 8-inch City sewer main on the south side of Hayes Road Plaza,
in an existing utility easement. The existing (but never fueled) fuel tanks are proposed to be filled with
suitable material and left in the ground.
STORMW A TER: Stormwater runoff will be collected onsite and routed to a proposed dry detention
pond located along the western property boundary. Stormwater treatment will be provided at the dry
detention pond and by an underground ex filtration trench system. The stormwater system has an outfall
connection to an existing FOOT 36-inch stormwater pipe in SR 434. The Hayes Road Plaza storm water
treatment system has been designed to meet St. Johns River Water Management District criteria for post-
development phosphorous discharge to be equal to or less than the pre-development phosphorous
discharge. The entire site is located outside of the 100-year tloodplain.
DUMPSTERS: Two (2) dumpster pad enclosures are proposed near the southwest corner of the site.
The dumpster pads include provisions for washdown facilities.
FINDIN GS:
1. The Hayes Road Plaza site is located on the southwest corner of the intersection of SR 434 and
Hayes Road, within the SR 434 Redevelopment Overlay Zoning District.
2. The Hayes Road Plaza site is located within the Commercial future land use designation and C-1
Neighborhood Commercial zoning district.
3. The Hayes Road Plaza final engineering/site plan is consistent with the Comprehensive Plan and
City Code.
4. The Hayes Road Plaza property owner has agreed to provide the City the land required to construct
the future right-turn deceleration lane from SR 434 onto Hayes Road in consideration of an
equivalent reduction in the transportation impact fees ($44,688.75).
5. A preliminary site lighting plan was submitted and reviewed by Staff. The site lighting plan needs to
be completed and approved by Staff.
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November 13,2007
Regular Item 606
Page 4 of4
ro:::COMMENDA TION:
Staff recommends approval, subject to the following two conditions:
1. The land required for the right-turn deceleration lane shall conveyed to the City in exchange for
City transportation impact fee credits in the amount of $44,688.75.
2. The site lighting plan shall be updated to comply with City standards.
ATTACHMENTS:
1. Attachment A - Final Engineering Drawings
CITY COMMISSION ACTION:
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