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HomeMy WebLinkAbout2003 10 13 Regular 506 Floor-Plan Building No. 11 Town CenterCOMMISSION AGENDA ITEM 506 Consent Information Public Hearin Re ular X October 13, 2003 Meeting REQUEST: MGR. ~ /Dept. The Community Development Department requests that the City Commission, in its capacity as the DRC, consider a request to change the floor-plan for the one remaining empty bay at Building No 11 (JDC Town Center), between Rachel Nichol's and a dentist office. PURPOSE: The purpose of this agenda item is to review the tenant build-out floor-plan for ShapeXpress, the one remaining empty bay at Building No. 11 at the JDC Town Center. CONSIDERATIONS: The building plans for the proposed ShapeXpress (Building 11, Suite D) depict the main entrance to the business facing the parking lot and the secondary entrance facing SR 434. This is evident, given the location of the reception desk. The building plans did not depict which side fronted on SR 434 and which side faced the parking lot, so staff requested the project architect, Cuhaci & Peterson, label each side. Attachment A is the response from the architect. It appears that the rest-rooms were constructed in their current location (approximately 10' from the SR 434 frontage) without zoning approval, approximately a year ago. This was at a time when the Planning Division had been decimated and the contractor made a number of unauthorized floorplan modifications (staff has documented the Building No. 9 examples to the City Commission on January 27, 2003). On April 22, 2003, when the City Commission approved the building elevations and floor-plans for buildings 9, 11,13, and 14, the agenda item included an attached memo from James Dougherty (Dover Kohl & Partners) stating the need to have restrooms in the center of the building in order to have the front of the building and its main entrance face the primary space (here, the street frontage). October 13, 2003 Regular Item SOS Page 2 The applicant, the proprietor of ShapeXpress, states that he "inherited" the bay with the existing restroom location and has designed his space accordingly. He has stated that he has tried a number offloor-plans and that the one proposed is the best scenario for his facility -and that this particular plan is the only one that effectively works for his business, given the existing restroom location. Chapter 3 of the Florida Building Code addresses occupancy classifications. Use as a fitness facility is considered "assembly." Assembly has different standards, because it typically accommodates a higher occupant load (more people per area) than does either mercantile or business office. Staff investigated the proposed plans for conformance with assembly requirements of the building code. The plans appear to meet applicable assembly-related building code requirements for the number of occupants (occupancy calculated on the 70' x 32' _ 2,240 SF area). The proprietor of Rachel Nichols, an adjacent business owner, has voiced concern about noise from the ShapeXpress. Please see the attached correspondence from the various entities. The City Manager and City Attorney have met with the James Doran Company representatives and Dover Kohl and Partners to try to resolve this issue for the town center (not for this specific bay). Both the City and the developer sent teams to the Reston "Place Making" conference, at least partly, to determine how applicable the rule is and whether or not some mutually agreeable alternative exists. FINDINGS: 1. The City Commission, in its capacity as the Development Review Committee, is authorized, through the Town Center Code, to review interior building layouts and any amendments. 2. Section 20 -325 of the City Code of Ordinances, [Town Center] "Squares, parks, and street types" requires "The front of a building and its main entrance must face the primary space." 3. Dover Kohl and staff have documented the problem whereby tenants at the JDC Calhoun Town Center have faced their businesses toward the parking lot. 4. Dover Kohl and staff have documented that engaging and inviting business fronts (i.e. onto the street frontage) are very important to a successful town center. 5. The City Commission did, on January 27, 2003, adopt a policy related to interior partitions to help ensure compliance with Section 20-325 of the City Code, but this policy has been suspended. 6. The build-out plan for ShapeXpress are inconsistent with of Section 20-325 of the City Code. The business clearly is oriented toward the parking lot and does not have its main entrance facing the primary space. 2 October 13, 2003 Regular Item 505 Page 3 7. The applicant states that the previously installed restrooms preclude any other efficient floor plan for his business at this location. 8. The restrooms appear to have been installed in their present locations without authorization and in conflict with the floor-plan approved on Apri122, 2002. RECOMMENDATIONS: Staff recommends that the City Commission, in its capacity as the DRC, deny the tenant build- out (Building No. 11, Suite D) floor-plan proposed for ShapeXpress because it does not meet the requirements of Section 20-325 of the City Code of Ordinances. ATTACHMENTS: Attachment A Proposed Floor-Plan Attachment B Approved Floor-Plan Attachment C March 28, 2002 James Dougherty (Dover Kohl) memo Attachment D Correspondence COMMISSION ACTION: 3 09/2b/03 _THU 15:20 FA% 4072284219 CUHACI&PETERSON ARCH. 09/25/2093 14:21 197827 ATTACHMENT A ~~ • r Z~Ah 9~zs,/oo m C 6 ., .. ~~o ~o a•~. _ s~~ g~ ,~ ~+~~'e ~l~~~ ~~~~w ~~~~~ i $~~ ~J 002 PAGE 91/A2 PosWt• Fax Note 7871 ~s°Q ZS o3 wadi ~ Te /. r 1• «. Rrom r ~ co,o.p~ , co. u • PIgM i O M N '^ i?r'' y3 i~ ~~~., tR s e ~~•:. ;~• ~~• ~~ ,. ,~~ Q ~ N G~ C~ • ShapeXpress, Winter Spacings Town Centex ~g ~t d Ef , ~ ~ ~ ~`~. 09/2b/03 THU 15:21 FAZ 4072284219 09/25/2003 14:71 1073274755 1~~'~ 7 CUHACI&PETERSON ARCH. WINTER SPRNGS BLDDPT ~. ..~rl I , • .. ~,' ,.~- ~ ~I TI, ~•~ _ 1 . ,. - ~. ,,.~• ~ • . . u f _~~ .. :~..: . . ''~• ~ ~ ~ ~ . .~ ~ ~. ~. ~•:. . . ~ ~.. 1,,YJ T~~. P~ e2/e2 03 1 ~. Y . , 1 1 1 Z s c f ~1 • 1 4~ 09/25/03 THU 15:20 FAX 4072284219 Cuhaci & Peterson, Architects 1220 Alden Road, OMando, FL 32803-2546 Ph: (407) 228-4220 Fax: (407) 228-4219 E-Mail: info cLDc-p.com CUHACI&PETERSON ARCH. FAX TRANSMITTAL I~ 001 TO: FAX: ~D7 327 6~(,9f' DATE: -ZS-03 JOB#: Za32'fo ATTENTION: N gp~~ PROJECT: S~icl~kD~ __ IF YOU DO NOT RECEIVE 3 PAGE(S), PLEASE CALL (407) 228-4220 FOR ASSISTANCE. WE ARE SENDING YOU THE FOLLOWING ITEMS: COPIES DATE N0. DESCRIPTION q r ~3 a S THESE ARE TRANSMITTED as checked below: (~ For your records fib] For your,lnformation ^ For your review and files ^ Returned for corrections ^ Proposai submission ^ Resubmit ^ Reviewed and Returned ^ For bids due: As requested ^ Other: ,, . ,, ~ ATTACHMENT B ~` ,I'~. YI YI ~~ I ~ ~~ 1 I .a~_.. 1 • 11 70.10 K •b MO. a' ~ ~__~~~_________~__ b I ~ ~ i i ~ % i _ ~ I ~ i i + - t ~ ~ 1 ~ i , ~, ~ ! ~ ~ "~ . ` _.__ .-_-~ i ~ ~ ~ a, I -` i ~ j ~~ p ~ ~ 1 ~ a j - ~ i ~-- ~~~~ ~ _ _ b I ~ I - ~, aunnn+c ! n ' ~ ~ I _ s y~.~ W i ' ~ w H ~~ ~ ~ ~-- yy ~ w V ~ b ~ ~~ • ~ a ~ ~ ~ ~ ~ ' i ~ - ' O -~~O ~ ~~ ----~ ~' I ~ra~ ~ - r•rT i _I •'• ~ ~ .i 6da ~ a ~ •'• y' ~ ~ c ~ ~- 4'•~' . n } a2 o9:°"A DOVeY ATTACHMENT C ' 0360 P.pl DoV>rR, KoHI, & PARTNERS ,,,~~~, ,,1..,.,.,, ~I~morandur~ T~~: ('harlrs C'arrinbtxm ~`Ity (1f WIl1tCr ~prtll~S Frurn: l;,mcs L)ougherty Dates March ?~, 2(1U2 Subject: Comments rebardin~ lames [3ornn C'vmpany Floor Plans and Ficvation~ Rsgardin~ the Ruildirog i' loan Plans: E3uildinb ~~ appears to have a problem with front•h:,ck orietttatio'a. i'hc front cif dtc hullding facc:.~ to the west towards the pubtix parking (ot instead ot-towards the north- south street to the east. Shopfront windows should be added to the east fdcti cif thi. building. This might he achieved by moving the bathrooms to the center of tho building (as in the plant for building 1 t ). 1'hc windows on the south face of this E+t,ildin}; facing t to frontage road shc,uid also be expanded int~~ shopfrortt windows to achieve gmun~i toor tran~parcncy requiremrntx. 7ttc other building fluor plans appear ro be finC. _ _ RcgArding the ~uildinR Elevations: Indications sttnuld be provided un the elevations showing whc7e trancparcnt gtazmg Is pcovidcd. Some of the elevations do nut appear to have enough space between the top of the upper Eioor windows and the cornice to accommodate a realistic parapet, The soh-divisi~m of the buildirtt; facades to ~.Yeate tht impression of smatle~r indi~~idual buildings is laudable. The elevations would look much mc,re authentic, huwwcr, ifthr individual facade seglmcnts abutted one aneyther instead of havittg~vrttical baps several feet wide betty eett them. The gaps cause the elevations to Int,k thin and "bluctii cln" lu the btrx hchinci. On the west elevation of building 2, the second floor windows on the tight side ,he~ul~i he ~ubdividect to make than vertical rather thus, huri~atttal. ~. ATTACHMENT D Page 1 of 2 John Baker From: ray sherman [resherman@prodigy.net] Sent: Monday, September 29, 2003 5:07 PM To: John Baker Subject: Concerned Owner Rachel Nicole's Salon 1188 E. S. R. 434 Winter Springs, FL 32708 Phone 407-696-4247 Fax 407-327-1846 September 29, 2003 City Of Winter Springs Attn.: John Baker Dear John, It has come to my attention that a Woman's Fitness Center will be occupying the space beside Rachel Nicole's Salon. I do have some concerns with the type of business that is going to be occupying the space. One is that we have a quiet room were facials are being performed and the area needs to be kept quiet for the customers' relaxation. We have put in sound proofing in the walls to help keep this affect. Beside the room in the proposed space is going to be a aerobics area and from my experience aerobics room can be noisy with the music that is playing and the instructor's voice caring over the music for the students to hear. My other concern is the children's area where children will be left while the parents are enjoying their stay at the gym. Again, noise may become an issue as to our customers enjoying a relaxing atmosphere. Although I couldn't think of a 9/30/2003 Page 2 of 2 better business to put next door to our facility. Both businesses will truly complement one another. Finally, what we are asking is that some type of sound proofing be installed at time of build out in order to accommodate the noise volume that will be generated from this type of business. Thank you for considering our concerns. Sincerely, Raymond Sherman President Rachel Nicole's Salon, Inc. 9/30/2003 Page 1 of 1 John Baker From: Dan Cannell [d.cannell@celebration.fl.us] Sent: Tuesday, September 30, 2003 10:23 PM To: John Baker Subject: ShapeXpress concern Hi John, Pete Harper has forwarded me all of the correspondence regarding any noise concerns from our space in the Winter Springs Town Center. Unfortunately, Mr. Sherman decided to take his concerns to you rather that to myself - I regret his taking this rather awkward channel of communication. We have never spoken of this. He does not fully understand what will be taking place in our space. There will no aerobics or instructor's yelling. We will have fitness equipment in our facility, not an open space for aerobics. While there will be some music playing for our women while they workout, I cannot possible imagine playing it so loud as to disrupt their operations. Secondly, our little Kid's Corner space will not generate any noise which will interfere with their business. This area will consist of a table with books and puzzles for children to play with for the 30 minutes their mother works out. Their mother will, at all times, be responsible for their children. I'll be surprised if it is even used that often. John, I would understand if their concerns were legitimate. Their request that we add "sound proofing" seems unreasonable since these noise concerns are un-substantiated. I have every intention of being a wondertul neighbor to Mr. Sherman and I hope in the future he will feel comfortable enough to bring these sort of concerns directly to me. I look forward to the approval of our building plans. I am so eager to begin our business in your city of Winter Springs. Sincerely, Dan Cannell ShapeXpress 10/3/2003 October 7, 2003 Dear Mr. Baker, My name is Dan Cannell, owner of ShapeXpress and future tenant in the Winter Springs Town Center. On October 13, 2003, my building plans will come before the commission for its approval. In a recent conversation with John Baker regarding the plans, he raised a potential concern which I would like to address before the commission's meeting. The following is my explanation to him, as well as a better description of how the business operates. John's comment pertains to the appearance that the front of the fitness center does not face SR 434, primarily due to a counter situated in the back of the space. The inherited design element which drove the space's configuration was the two restrooms toward the front of the space. The 24-station circuit training equipment needs to be situated in a circle, in a large open area. Due to the placement of the bathrooms, only the back of the space provided a suitable location for this equipment. Since both entrances will be open and utilized, there will, in fact, be no true "back" of this space. Workflow is such that upon entering, occupants will first utilize the restrooms/changing area which are located at and face the SR 434 entrance. This usage along with the cardiovascular machines will maximize the number of occupants in the front area as well as generate interest in this new business. Due to the nature of this business, the counter area, which in retail typically designates a front and rear of a tenant space, is for observation of the workout area and sales of a small portion of related products only. Its position is not intended to indicate a front or rear of the space, but to maximize the instructor's ability to supervise the circuit training area. I hope this letter satisfactorily explains the rationale for the layout of our fitness center. I wish I had kept all of our drawings to show you all of the different ways we tried to make this space work. After meeting with the architect, it became clear that this orientation was the only way to use this space for the fitness center's success. Thank you for your consideration of this matter and I look forward to meeting you on October 13th. Sincerely, RACE I V ~ OCT 0 8 2003 Daniel R. Cannell r CITY OF WINTEF2 5p{21NG8 President t Current Plann'inp Telephone: 407-319-3997 (Mobile) 407-566-9721 (Home)