HomeMy WebLinkAbout2003 01 21 Regular F Dentist Office Conceptual Development Plan
COMMISSION AGENDA
ITEM F
Consent
Information
Public Hearin2
Regular X
J-\
January 13':"2003
/ ,
Meetmg
MGR. ~ /Dept. ~
REQUEST:
Community Development Department requesting Commission consider and approve a conceptual
development plan for a dentist office on the 0.72 acre site immediately west of City Hall, between the
City Hall and the equipment rental facility on SR 434..
PURPOSE:
Th~ purpose of this Agenda Item is for the Commission to consider and provide comment on a
conceptual development plan for a dentist office on the wooded 0.72 acre site immediately west of City
Hall, between City Hall and the equipment rental facility. A consensus on the following issues will
.' wirl,e the applicant's design team with adequate direction: (a) building design - the applicant
~ ". proposes a single-floor building that would appear to have a limited second floor, (b) cross-access - the
staffhas recommended and the applicant proposes primary ingress and egress through a reconstructed
City Hall west driveway curb-cut and future cross-access with the equipment rental facility (when it re-
develops), and (c) the general site layout. Preliminary and final site plan approval is required before
the project may be pemlitted or commence construction.
APPLICABLE LAW:
Chapter 9, City Code.
Town Center District Code.
Sec. 20-472. Corridor access management.
FINDINGS:
1. The proposed development is located within the City of Winter Springs, within the Town Center
zoning district.
January 13,2003
Regular Item F
Page 2 of2
2. The proposed development site, immediately west of City Hall, was not considered in the
original Town Center concept, and although the area is officially within the Town Center, specific
design criteria are not prescribed directly by the coding on the "Squares, Parks, and Street Map" within
the Town Center Code and its 14 street or park design scenarios, Staff contacted the City's Town Center
consultant, Dover Kohl& Partners, regarding the applicable design scenario (please see attached
response memos).
3, Section 20-472 ofthe City Code requires cross-access along the busy SR 434 corridor. Staff
recommended that the site have primary ingress and egress through a revised curb-cut at the west side of
City Hall (designed and reconstructed at the applicant's expense) and that a cross access easement be
provided to the adjacent site to the west (now an equipment rental facility). The site to the west would
then make the connection when it re-develops, Dover Kohl recommends a frontage road of this type.
4, The Town Center Code requires buildings to be of at least 2 floors, but allows for a false second
story in many situations, The applicant proposes a single-floor building with a much smaller second-
floor area devoted to mechanical equipment. Dover Kohl recommends a taller building to provide both
walkable densities as well as the sense of special enclosure adjacent to the wide SR 434 right-of-way
(ROW).
5, The basic site "foot-print" is consistent with the Comprehensive Plan and City Code of
Ordinances, although minor adjustments may be required through the site plan approval process.
RECOMMENDATION:
Staff recommends that the City Commission approve the attached conceptual development plan ("foot-
print"), but require a revised building that will provide the essential double height element that can at
least provide the sense of special enclosure along the wide SR 434 ROW (and hopefully some day
provide the necessary density).
ATTACHMENTS:
A - Dover Kohl memos
B - Conceptual Development Plan
COMMISSION ACTION:
2
Dec-3l-02 02:40P Dover, Kohl & Partners
305 666 0360
P.Ol
AttACHMENT A
DOVER, KOHL &, PARTNERS
tow op 1 a 0 0 1 n g
F A X
TRANSMISSION
Please see that the person listed below receives this fax transmission
immediately.
TO: John Baker
co: City of Winter Springs
FAX: (407) 327-4755
FROM: James Dougherty
TIME: 12:30 pm
DATE: 31 Dec, 2002
,~ ReCEIVED
t. DEe 3 I ZOOZ
[....---
NO, PAGES: 2 (Includi/lg this cover sheet)
Comments:
Regarding your questions concerning the plans for the parcel west
of City Hall:
1. Building Design - is it appropriate?
The drawings presently appear to show a I story building with a
double-height element. The building should be between 2 and 4
stories in height as required by the Town Center District Code. One
story buildings will not achieve the sustainable, walkable density
desired for the Town Center. Additionally, taller buildings are
essential along a wide road such as S.R.434 to provide a sense of
spatial cnclosure.
In tenns of architecturaL style, the Town Center District Code is very
flexible to accommodate a wide range of architectural expressions.
The Town Center District Code is designed so that if all its
requirements are met, buildings will harmonize urbanistically, and will
form a unified whole even when they are diverse architecturally,
5879 SU/lset Drive, Suite 1, South Miami, FL 33143 Phone (305)666-0446 Fax (305)666-0360
Dec-31-02 02:41P Dover. Kohl & Partners
305 666 0360
P.02
2. Do they need a frontage road (none depicted in this location on
the Master Plan)?
We recommend that the frontage road be implemented on all parcels
within the Town Center District fronting S.R.434. The frontage road
makes it possible for urban buildings to front a busy arterial such as
S.R.434 by making crucial on-street parking possible. The frontage
road also has a much slower vehicular design speed than S,R.434,
making the adjacent sidewalk in front of the buildings more
comfortable for pedestrians,
(The location of this site is outside of the area originally detailed in the
Town Center District Plan charrette. It has, however, subsequently
been included within the Town Center District Boundary and is subject
to the provisions of the District Code, The specific plan for this site
should be designed in consultation with City Staff and is subject to
DRC review.) ,
3. Other comments and observations?
Regularly spaced shade trees should be indicated in the median
between the frontage road and S,R.434. This is essential to spatially
divide the frontage road from S.R.434, allowing the frontage road to
function as a more pedestrian-oriented environment. Ground cover
plantings in this median should be kept to a minimum to preserve
relatively clear views to building fronts from S,R.434,
A great resource for the design of frontage roads is:
The Boulevard Book: History. Evolution. Design of Multiway
BouLevards by Allan Jacobs
The plans presently show 11' (4' planting strip, 5' sidewalk, 2' planting
area) between the front of the building and the face of the curb. The
distance between the front ofthe building arid the face of the curb
should be 12' as indicated in the S.R.434 Frontage Road requirements.
This allows for a 12' sidewalk, and can include an optional 6' green
planting strip which is wide enough to accommodate substantial shade
trees.
Jan-03-03 01:14P Dover, Kohl & Partners
305 666 0360
P.Ol
DOVER, KOHL &, PARTNERS
town planning
FAX TRANSMISSION
Please see that the person listed below receives this fax transmission
immediately.
TO: John Baker
CO: City of Winter Springs
FAX: (407) 327-4755
FROM: James Dougherty
TIME: 12:30 pm
DATE: 3 Jan, 2003
NO, PAGES:
(Including this cover sheet)
Comments:
John,
I received a phone call yesterday afternoon from the Architect for the doctor's office to be located
west of City Hall.
His questions dealt primarily with our office's recommendation that a building between 2 and 4
stories in height would be best practice for their site. He mentioned that his client did not
presently have program to fill a multi-story building and therefore desired to build a one-story
building. He wanted to know who made the decision on whether his one-story building would
be pennittcd and what the criteria might be.
I informed him that our office was acting in an advisory role to The City of Winter Springs, and
that it was the City who made any decisions about whether to grant variances to The Town
Center District Code. I said that our office was charged with providing the City with advice on
best practice regarding the creation of a healthy town center, Our recommendation was that
buildings should be from 2 to 4 stories in height to create a sustainable density, to provide
potential for a vertical mix of uses, and to properly spatially define the public spaces. I
mentioned that The City had, in certain other cases, allowed a variance to this Code provision (to
expedite development of early phases, for example) after weighing the various pros and cons,
and that he and his client would similarly have to make their case before The City.
Please let me know if you need any additional input regarding these issues from our office.
-James Dougherty
Dover, Kohl & Partners
5879 Sunset Drive, Suite 1, South Miami, FL 33143 Phone (305)666-0446 Fax (305)666-0]6{)
ATTACHMENT B
"
Florida Engineering Group, Inc.
Civil. Environmental. Land Development
January 3, 2002
Mr. John Baker
Current Planning Coordinator
City of Winter Springs
1126 East S, R. 434
Winter Springs, FL 32708
Subject:
Revised Preliminary Site Plan and Preliminary Architectural Plans
Dr, Courtney Dental office
F.E,G., Inc, Project No, 02-058
Dear John:
Please find attached seventeen (17) sets of a preliminary site plan and seventeen (17) sets of
preliminary architectural floor and elevation plans for the subject project,
The preliminary site plan was revised per City staff comments and our meeting of December 17,
2002, The following is an item-by-item response to the comments:
I, Provide handicapped accessible sidewalk extension (perpendicular from sidewalk to front
door) for a person in a wheel chair to move from the sidewalk along SR 434 to the front
door of this building (Sec, 11-4,1.2 (1) FL Building code), This to have adequate striping
across driveway area and meet all applicable max handicapped sloping requirements,
Handicap accessible sidewalk extension is now providedfrom SR 434 to the front door of the
building. Please refer to the revised preliminary site plan.
2. Dumpster location / access to be coordinated with the waste hauler (Florida Recycle at
407-831-1539) for access, Please ensure that they can access / service the facility,
especially if they cannot guarantee service during non-office hours (would have to back all
the way out to the City's driveway),
We have modified the location of the dumpster to ensure that it will be accessible. We will
further coordinate the location of the dumpster with Florida Recycle upon approval of the
preliminary plan.
718 Garden Plaza . Orlando, Florida 32803-4212 . Phone 407-895-0324 . Fax 407-895-0325
Visit our website at http://www.feg-inc.us
Florida Engineering Group, Inc.
Civil . Environmental . Land DeveIopfTUnt
3, TC code requires no more than 6 consecutive parking spaces w/o landscape island of at
least 6' width (need to move the landscape island behind building northwest to achieve
this) .
The parking spaces have been re-configured to address this comment. A maximum of 6
consecutive parking spaces wlo landscape island break are now provided.
4, FYI: We are seeking an opinion from the City's TC consultant as to the applicability of
the proposed building design along SR 434 in the TC.
This comment is noted. I have passed along your comments related to the building to Chris
Torchia of Scott Architecture who will be calling you to further discuss this item. The building
could not be designed to be taller than shown due to /imitations related to the size of the site and
owner's budget.
5. Building frontage must be demonstrated to have between 15 & 70% transparent window
area for each floor, Ensure windows, doors, roof, and gutter materials meet code,
This comment is noted.
CPR comments:
I. Will need to provide Stormwater calculations that include FDOT 48 series Storm events.
As discussed in the DRC meeting, this comment is noted and will be addressed with the final site
plan submittal.
2. Dimensions along front drive do not appear to include curb. May want to revise so that
travel lane maintains 10' width,
The travel lane is 10 foot wide as suggested.
3. Present location for dumpsters causes the pickup vehicle to have to backup out of the
parking lot.
The dumpster location has been revised to allow better access and pick-up without backing-out
of the parking lot.
of;!
,
,t
Florida Engineering Group, Inc.
Civil . Environmental . Land Development
4. Please demonstrate that emergency vehicles can maneuver through and around the
building. The 15' radius at the South West comer may not be large enough to allow the
vehicles enough room to turn,
The inside turning radius has been changed from 15 feet to a minimum of 35 feet as discussed in
the DRC Meeting. This would allow adequate turning radius for the emergency vehicles
expected to access this site.
5, Need to provide details of outfall control structure.
As discussed in the DRC meeting, this item is noted and will be addressed with the final plan
submittal.
6. Most storm pipes will have less than 1,5' of cover to finish grade, What type of protection
will be provided to insure the integrity of pipes?
As discussed in the DRC meeting, this item is noted and will be addressed with the final plan
submittal. Adequate pipe cover will be provided over the storm pipes as required by the
manufacturer and engineering standards during the final design of the project.
7. Need to show slopes on storm pipes,
As discussed in the DRC meeting, this item is noted and will be addressed with the final plan
submittal.
8, Need to provide details for utility systems,
As discussed in the DRC meeting, this item is noted and will be addressed with the final plan
submittal.
9, Need to provide more information and detail for sanitary line installation; i,e, cell tower,
fiber optic cable, etc, to avoid conflicts or damage to existing facilities.
As discussed in the DRC meeting, this item is noted and will be addressed with the final plan
submittal.
10, Need to provide pavement details,
As discussed in the DRC meeting, this item is noted and will be addressed with the final plan
submittal,
~
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Florida Engineering Group, Inc.
Civil . Environmental . Land Development
11, Need to describe connections to existing driveways arid curbs.
As discussed in the DRC meeting, we have re-configured the driveway entrance to provide an
additional one-way entrance from SR434 and maintain the existing (proposedjoint use) City
Hall driveway as exit only. Additional design detail will be provided as required with the final
site engineering plans.
12. Provide dumpster enclosure details.
As discussed in the DRC meeting, this item is noted and will be addressed with the final plan
submittal.
13, Prior to approval, owner, engineer will need to provide:
I) Copy of the FDOT Drainage Permit or a copy of the Notice ofIntent to issue the
permit from FDOT,
2) Copy of the SJR WMD Permit.
As discussed in the DRC meeting, this item is noted and will be addressed with the final plan
submittal.
I trust that the attached revised preliminary site plan is consistent with staff comments at th~ DRe
meeting and our follow-up site inspection with City staff.
Should you have any questions or require further clarification, please do not hesitate to contact
me at 407-895-0324.
Cc: Dr. Delhart Courtney, D,D,S.
Mr, Chris Trochia, Project Manager, Scott Architecture
~
1)
Delhart L. Courtney D.D.S., P.A.
Family and Cosmetic Dentisrly
, a\.
Telephonl'
(407) 331-4323
DATE _~.3
TO -1l'1L. ]; tn L- t~_~~__
FROM ----j)p------~.i~.)y-tr _
PHONE: (407) 331 4323
FAX: (407)3318841
PAGES: f..
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851 E, State Road 431 · Time Square Plaza · Suite 194 · Longwood, FL 32750
SITE DATA
PROPERTY LOCATION:
PROPERTY ZONING:
EXISTING LAND USE:
PROPOSED LAND USE:
PROJECT AREA:
BUILDING "A"
FUTURE BUILDING "B"
ALLOWABLE FLOOR AREA:
PROPOSED FLOOR AREA:
BUILDING SETBACKS (REQUIRED)
FRONT !SOUTH) NONE
SIDE EAST) NONE
SIDE WEST) NONE
REAR NORTH) NONE
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~ p.b. 1. pg, 5
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n.w. corner
luttrell park
p.b. 1'. pg. 44
GRAPHIC SCALE
1100 BLOCK OF E. 434, WINTER SPRINGS, FL.
TOWN CENTER
VACANT
DENTAL OFFICE
O.72:i: ACRES
2,463 S.F.
2,463 S.F.
N/A
2,463 S. F.
BUILDING SETBACKS (PROPOSED)
FRONT !SOUTH) 43'
SIDE EAST) 5'
SIDE WEST) 94'
REAR NORTH) 95'
30' 0
~
15'
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JO'
I
60'
I
MAXIMUM ALLOWABLE BUILDING HEIGHT
55' - (MINIMUM 2 STORIES).
PARKING
PARKING REQUIRED
BUILDING "A" - MEDICAL OFFICE 4 EMPLOYEES 1 SPACE PER EMPLOYEE t 4 EXAM ROOMS 2 SPACES PER EXM4 ROOM
FUTURE BUILDING "B" - MEDICAL OFFICE 4- EMPLOYEES 1 SPACE PER EMPLOYEE t 4 EXAM ROOMS 2 SPACES PER EXAM ROOM
TOTAL PARKING REQUIRED
SPACES REQUIRED TO BE RESERVED FOR HANDICAP
PARKING PROVIDED
REGULAR PARKING SPACES
HANDICAP PARKING
TOTAL PARKING PROVIDED
1" = 30'
&
LANDSCAPE BUFFERS (REQUIRED)
FRONT !SOUTH) 14'
SIDE EAST) NONE
SIDE WEST) NONE
REAR NORTH) NONE
r ..
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rec. 4" x 4" em
nsi 0.40' west
______ rec. 5/8" rebar
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LANDSCAPE BUFFERS (PROPOSED)
FRONT !SOUTH) 14'
SIDE EAST) 0'
SIDE WEST) 9'
REAR NORTH) 19' (AVG.)
12 SPACES
12 SPACES
24 SPACES
1 SPACE
27 SPACES
2 SPACES
29 SPACES
SITE AREA CALCULATIONS
BUILDING FOOTPRINT (INCLUDING FUTURE)
VEHICULAR USE
SIDEWALK
DUMPSTER
IMPERVIOUS AREA
PERVIOUS AREA
TOTAL SITE AREA
(PROPOSED)
4.926 f:S.F.
11,284 f:S.F.
2,124 f:S.F.
214 f:S.F.
18.548 f:S.F.
12.829 f:S.F.
31.377 f:S.F.
0.43 :tACo
0.29 f:AC.
0.72 :tACo
59 %
41%
100.00 %
FLOOD ZONE
FLOOD ZONE "X" PER FEMA F.I.R.M. PANEL #120289 0135 E DATED: APRIL 17, 1995.
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ASTATULA-APOPKA FINE SAND
,"'WETLAND STATEMENT
THERE ARE NO JURISDICTIONAL WETLANDS WITHIN THE PROJECT SITE.
rec. 5/8" rebar
d.o. t.
1.04' w. & 0.66'
HAZARDOUS MATERIALS STATEMENT
DURING CONSTRUCTION, WHEN COMBUSTIBLES ARE BROUGHT ONTO THE SITE IN SUCH QUANTITIES AS
DEEMED HAZARDOUS BY THE FIRE OFFICIAL, ACCESS ROADS & A SUITABLE TEMPORARY SUPPLY OF
WATER ACCEPTABLE TO THE FIRE DEPARTMENT SHALL BE PROVIDED & MAINTAINED.
ill SITE KEYNOTES
1. PROPERlY BOUNDARY.
2. CONCRETE SIDEWALK, TYPICAL.
3. MONOLITHIC CURB & SIDEWALK, TYPICAL.
4. 6" HEAD CURB, TYPICAL.
5. F.D.O.T. VALLEY GUTTER PER INDEX No. 300.
6. 12'x12' DUMPSTER W/ 12' CONCRETE PAD.
7. F.D.O.T. TYPE "C" INLET PER INDEX No. 232, TYPICAL.
8. F.D.O.T. 4: 1 MITERED END SECTION PER INDEX No. 272, TYPICAL.
9. HANDICAP PARKING STALL, TYPICAL.
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12. 24" THERMOPLASTIC STOP BAR WITH R1-1 HIGH INTENSITY REFLECTORIZED STOP.
1. ALL CURB RADII ARE TO BE 5.0', TYPICAL. UNLESS NOTED OTHERWISE.
2. LANDSCAPE ISLAND NOSE NOT TO EXCEED THE PARKING STALL DEPTH &/OR PROTRUDE INTO
DRIVE ISLES, TYPICAL.
3. ALL DIMENSIONS ARE PARALLEL & PERPENDICULAR FRONT PROPERTY LINE WITH A TO A CORD
BEARING OF 37. 44' 48" W. UNLESS OTHERWISE INDICATED WITH A "." OR BEARING.
4. LOWER CASE TEXT DENOTES SURVEY &/OR EXISTING CONDITION INFORMATION.
5. ALL MEASUREMENTS ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.
SITE NOTES
r right-at-way per
I t.d.o.t. map section #77070-2516
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NOT'VALID FOR 12/20/2002 1 REVISED PER CITY COMMENTS DATED 12/16/2002 MDR SJS
CONSTRUCTION UNLESS COURTNEY'S
SIGNED IN THIS BLOCK DR. OFFICE
S.R. 434 E.
WINTER SPRINGS, FLORIDA
DATE REVISIONS BY CHECKED
PRELIMINARY
SITE GEOMETRY PLAN
FLORIDA ENGINEERING GROUp, INC.
F
CIVIL 0 ENVIRONMENTAL 0 LAND DEVELOPMENT
E 718 GARDEN PLAZA, ORLANDO, FLORIDA 82808
G TEL. (407) 895-0824 FAX (407) 895-0825
E-MAIL: FEGINC>>AOL.COMW.......FEGCOJl.COM
&
PROJIrl' NO.
2002-058
'LORIDA ENCINEERlNG GROUP, lNe
CERTIFICATE No. EB-OOOB696
SCALE
DATE
NOVEMBER 20, 2002
SHEET NO.
C-3
SHEET 3 OF 5
DESIGNED BY
SJS
DRAWN BY
MDR
CHECKED BY
SJS
APPROVED BY
SJS
SAJI J. SEBAALl, P.B.
CERTIFICATE NO. 42075
2002-058 PLANS.dwR
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Suite 200 Orlando FL 32810
Phone: 407 660-2766
Fax: 407 875-3278
Web Site: ScottArchitects.com
LICense No. SL#AAC001155
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