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HomeMy WebLinkAbout2008 10 07 Regular 600 Ladybird Academy Preliminary Engineering/Site Plan PLANNING & ZONING BOARD ITEM 600 October 7, 2008 Meeting Consent Information Public Hearin Re ular X MGR. /Dept. REQUEST: The Community Development Department requests the Planning and Zoning Board consider the Ladybird Academy preliminary engineering/site plan, located on the north side of SR 434, immediately east of the South Seminole Christian Church and south of the Barrington Estates subdivision. PURPOSE: To review the preliminary engineering/site plan and make a recommendation to the City Commission regarding the 8,500 square foot (S.F.) single story daycare or pre-school, on a 1.756 acre site abutting the South Seminole Christian Church to the west, the 10' wide Seminole Trail easement and Barrington Estates subdivision to the north, and the undeveloped 20 foot wide Beacon Street right-of--way (ROW) to the east. The site is subject to the SR 434 New Development Overlay Zoning District regulations (sections 20-463 through 20-474) and an existing development agreement limiting building height. The overlay zoning district design standards will govern development within the corridor and will control where conflicts between code provisions occur (Section 20-462). APPLICABLE LAW: Chapter 163, F.S. Chapter 166, F.S. Comprehensive Plan Chapter 5 (Code), Tree Protection and Preservation. Chapter 9 (Code). Land Development. Chapter 20 (Code). Zoning. Development Agreement/Notice of Zoning Restriction CONSIDERATIONS: OVERVIEW: The 1.756 acre former home-site with numerous trees is located on the north side of SR 434, immediately east of the South Seminole Christian Church. It has a Commercial Future Land Use designation, C-1 zoning, and lies within the SR 434 New Development Overlay Zoning District. To the north is a 10 foot wide Seminole Trail easement and Barrington Estates, while to the east is the unimproved 20 foot wide Beacon Street ROW. The site is located outside of the 100 year floodplain, October 7, 2008 Regular Item 600 Page 2 of 4 does not include wetlands (and appears outside of any required upland buffer from a nearby wetland - to the east), and there is no evidence that it is habitat for any listed animal species. The site was annexed into the City with the adoption of Ordinance No. 2007-01, on February 26, 2007. A development agreement/Notice of Zoning Restriction was executed on Apri19, 2007, limiting the maximum building height at this location to 35 feet, in contrast to the provisions of Section 20-464 of the City Code (which would otherwise allow a maximum building height of 55 feet). ACCESS & TRAFFIC: The site plan depicts direct access to and from SR 434. Based on the ITE Trip Generation Manual (7th Edition), the 8,500 SF daycare center will generate an estimated 674 trips per weekday (79.26 trips per 1,000 SF x 8.5 thousand SF= 673.71 or 674 average daily trips). 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 period. Of the 674 average daily trips, 115 will occur in the A.M. peak hour (13.56 x 8.5 = 115.26) and 118 will occur during the P.M. peak hour (13.91 x 8.5 = 118.235). Some trips are captured from the existing background traffic volume on the adjacent roadways, while other trips are newly generated in response to the development. The project requires a traffic study to determine if the accessed roadways and intersections have adequate capacity to handle the additional traffic from the day care at an acceptable level of service. The traffic study must also address the needs for auxiliary left and/or right turn lanes into the site from S.R. 434. The traffic study is required to be submitted for Staff review not later than the first Final Engineering submittal. The adjacent 20 foot wide Beacon Street ROW is an unimproved City ROW. The City has no plans to develop it as a roadway, although the Public Works director has noted its potential future role for utility extension/connection. PARKING: The City Code does not specify how many parking spaces a daycare orpre-school facility must provide, so it is the applicant must demonstrate that the proposed number of parking spaces and the vehicular circulation (particularly the vehicle stacking area) will work for a facility. This is typically done by demonstrating that a similar sized facility in a nearby community functions safely and efficiently under similar conditions. The applicant proposes 32 permanent parking spaces (2 handicap accessible and 4 temporary, until cross access is accomplished with the adjacent parcels, pursuant to Section 20- 472 and the Comp Plan). The cross-access easements need to be paved all the way to the site boundaries, for future connection when the adjacent to the east and west properties develop or redevelop (respectively). There is a porte cochere in front of the building with two 12' wide one-way aisles, one aisle for drop-off and pickup and the other aisle as a by-pass around the drop-off aisle. The rest of the vehicle accommodation area has 24' wide 2-way drive aisles. The applicant has indicated that the number of proposed parking spaces is consistent with existing Ladybird facilities which do not experience parking problems. This will be examined in more detail as a part of the final engineering process. UTILITIES: The applicant must extend the existing 12" potable water main and 6" sanitary sewer force main along the SR 434 ROW from in front of Barrington Estates to the eastern boundary of the 2 October 7, 2008 Regular Item 600 Page 3 of 4 development site. Potable water to the adjacent South Seminole Christian Church, which is not located within the City, is provided by the City of Oviedo. The applicant has been asked to oversize (and be compensated for the cost difference) the lines to allow future service to the adjacent parcel to the east. Dumpsters, transformers, backflow preventers, HVAC equipment, and other utility items, as well as storage facilities must be adequately screened from public ROWs, pursuant to Section 20-473. All on- site utilities must be installed underground, pursuant to Section 20-471. The dumpster pad enclosure is proposed near the east side of the building. Dumpster pad enclosures must be constructed consistent with the requirements of sections 9-280 and 9-281. STORMWATER: Stormwater is proposed to be collected onsite and routed to a proposed dry retention pond at the north end (rear) of the site. The retention pond has a proposed outfall to a spreader swale onsite that will discharge stormwater at its historical location and direction. The stormwater rate of discharge in the post-development condition must not exceed the pre-development rate of discharge for the 25-year, 24-hour storm event as required by the City Code. Additional detail will be required with the final engineering documents to demonstrate that the spreader swale design returns flow to its historical location without adversely impacting the downstream properties. In addition, because the site is in the Lake Jesup Basin, the post-development phosphorous loading cannot exceed the pre- development phosphorous loading for the design storm, per SJRWMD criteria. BUFFERING: The buffering requirements of the SR 434 New Development Overlay Zoning District apply to the site. Much of this involves landscaping, which is required with the final engineering (not preliminary). A 6' tall masonry wall is required by Section 20-469 along the rear of the site. The Barrington Estates subdivision already has an 8 foot tall PVC fence along the rear (south side) of the residential lots backing up to the 10 foot wide Seminole Trail easement that separates the lots from the Academy site. Staff believes that a wall enclosing this easement not only fails to serve the public interest, but, in fact negates it. Therefore, staff recommends against provision of a wall along the rear of the site. FINDINGS: 1. The Ladybird Academy site is located on the north side of SR 434, within the SR 434 New Development Overlay Zoning District. 2. The Ladybird Academy site is located within the Commercial future land use designation. 3. The Ladybird Academy preliminary engineering/site plan is consistent with the Comprehensive Plan. 4. The Ladybird Academy site plan is consistent with the existing development agreement that limits building height. 5. The Ladybird Academy site plan is consistent with the City Code, except as follows: a. the 6 foot tall masonry wall required by Section 20-469 of the Code, between the site and the adjacent residential property, is not provided since there is an existing 8 foot tall PVC fence along the rear of the residential lots -the 10' wide Seminole Trail easement separates the commercial and residential 3 October 7, 2008 Regular Item 600 Page 4 of 4 properties (staff believes it would be counter-productive to construct a wall between the Academy site and the trail easement). Staff recommends the development agreement be amended to not require the wall along the rear of the property (this amendment should occur concurrently with the final engineering or aesthetic review). RECOMMENDATION: Staff recommends approval, subject to provision of a traffic study acceptable to Staff and amending the DA to not provide the wall along the rear of the site. ATTACHMENTS: A Location map B Preliminary engineering/site plan P&Z ACTION: 4 ~- ~- ~~ ~ - I ~, i 1626 ( j 1622 ' ~~ H ~ - i ', 51618 , 1614 :' ~ ~. _. -N V_ 1610 , pb°, 1606 ~ LIFT ~ k G ~ .-..sra ! 1602 ~ 599 ~ : , 1598 ?~ U 'J595 ~ 1594 '' - ~ ~ X7566 ~~'~~~^ ~ ~„ , 1590 :I J56p 1586 F lssa` ~5e~ ~ ~~ ~ IsBz + ` 1s~8 147 ~"`. 1579 -- -_ i S i - 1536 9 1 ~ 1575 - ~~ 1574 ~~ ~ 14 53 0 1571 -' ~ 1570 i{ ,;`~h~~ a 1 a57 ~ ~_ i 1461 1 1567 1566 E ~___ _ 1.-. 23/562 5~~ ~ 1464 ~~~1465 1563 ,j -.~ j 1558 ` 7468 1469" ~ /559 ... ~. - 193 ~ ~ 1555 °~ 1554 -ti 1472 i I4il 1550 ~ J87 ' 146 ~ '. 1477 ~! 1551 ... I p 48L ~ 1480 ~ 1481 7547 - ' /546 <,~ /542 ', i75 ~-1484 1485/543 /s38 -~169 ~ 1488 1489 .159 ~ 154 a N 163 1492 /4y1 Isii ~! oq. „_ [: ~i57 .1496 -922-- ~ 130 s( y ,~, ; c~t51 _ ~ o ~ ~ ~+ p 14 5 ->~ -~13y ~ ;33 i i~~~ ~ i ~ ~ 282 127 B ,__ I_ CH r21 s - - _ _._~ A - _.. _ - . __._._-.-. A 1550 16~s 1645 y . N', 1 ~~ :~ NOTES: ''^^ • I E 34 ~ y Municipal Address Map Book ° Z'0 ~ Feet _ ~ ~-rC~~ -~ + '• PRINTED: REVISED: 5~P ~ •~ June 2007 ~ z - s • • • • • ~ • • • City of Winter Springs, FL pa a 265 ~~ _ _T .• 9 . _ -- _--- - _ _ --° _ _ - -..._ _.....,. Ikveloned Bv: Soruheart ern Surveying & Mapping Corp. ATTACHMENT A 1740 1700 Ste 100 ~ r- ~' ~~ ~ Ste 100 ~ ~ 6 ~h''a- I~!a I 2z2 ~ ~~ ' ~, i'~ ~ z Microwave Tower 1217 `~0''. ~1(~1 I' 20i ? L_ ~.__ _ Residence Bridge Does not appear safe for Apparatus Crossing Residents Bridge Does not appear safe for Apparatus Crossin4 h Fragomeni Engineering, Inc. 4985 Hoffner Avenue, Suite 1 Orlando, Florida 32812 Tel. (407) 240-0444 Fax. (407) 240-0590 fragomenieng@bellsouth.net September 25, 2008 City of Winter Springs 1126 East State Road 434 Winter Springs, Florida 32708-2799 Attn: John Baker Senior Planner Re: Project: Ladybird Academy -Staff Review Comments - Review No. 1 Project No.: 20081 S Dear Mr. Baker: Attached are six copies of revised sheets C-1 and C-2 for the Preliminary Plan review. The plans were revised per. your comments that we received that are listed below in questions/ answer format. BUILDING DEPARTMENT 1. Transformers, backflow preventers, lift stations etc. shall be buffered from sight per City Manager's directive. Response: The above referenced note is on Sheet C-1 under the `Site Data' table. 2. You may need to shift the storm drainage conductors from below the dumpster structural foundation. Response: The storm drainage culvert was shifted so it is not under the dumpster structural foundation. 3. Utilities shall be underground including electrical power. Response: The above referenced note was added under the `Site Data' table on sheet C-1. FRAGOMENI ENGINEERING, INC. - 1 - 9/24/2008 ` 4. Abandoned wells and septic facilities shall be mitigated and made safe. Response: The above referenced note was added under the `Site Data' table on sheet C-1. 5. All site crossings shall comply with the Florida Building code for detectable warnings at curb cuts and ramps etc. Response: The above referenced note was added under the `Site Data' table on sheet C-1. 6. The proposed building will have to be fully fire sprinkled per City Fire Prevention Code Ch 7-54. Response: A note that the building will be sprinkled is shown under the `Site Data" table on sheet C-1. Also, a fire line to sprinkle the building and FDC is shown on sheet C-1. 7. The Building will have a fire impact credit per City Code Chapter 7. Response: Noted. 8. At vertical construction the building will be assessed the following Impact Fees: Transportation, Fire, Police, and Public Buildings. Response: Noted. 9. Separate County impact fees or a paid receipt will be due at permit pickup. Response: Noted. ENGINEERING DEPARTMENT: The location of the site entrance driveway requires entering drivers to make an abrupt turn to the right or left soon after entering the site at a high speed. Consider relocating the driveway such that it aligns with anorth/south drive aisle either at the east or west sides of the site. Moving the driveway west would allow more room for a right turn deceleration lane and would reduce the length of SR 434 needed to be widened. Response: We have discussed with FDOT and determined that the driveway needs to be shown as far away from the church driveway as possible. We have shifted the driveway towards the Beacon Street right-of-way now that we know we can encroach into the right-of-way per our DRC meeting last week. We understand that Beacon Street right-of-way is a Ciry right-of-way. FRAGOMENI ENGINEERING, INC. - 2 - 9/23/2008 2. The roadway widening work on SR 434 is extensive and may be cost prohibitive for a project of this size. There may be alternatives that still provide the necessary left turn access to the site but do not require as much widening work on SR 434. To be discussed at the staff meeting. Response: See response to item number 1 above. 3. The project generates more than 300 average daily trips and thus requires a traffic study. The traffic study can be submitted at any time but not later than the first final engineering submittal. Please contact me for the scope of the traffic study. Response: We have contacted Kevin Aderly with GMB Engineers to contact you regarding the traffic study. 4. The City desires to have the water main oversized to 12-inches to accommodate future development to the east. The City will reimburse the developer the difference in cost between an 8-inch and 12-inch water main from the point of connection to a valved stub-out at the eastern property boundary. Response: Refer to sheet C-1 for off site water main that is called out to be 12 inches. 5. The City desires to have the force main be a minimum of 6-inches to accommodate future development and will reimburse the developer the difference in cost between a 4-inch force main (the minimum size allowed) and a 6-inch force main, if applicable. Response: Refer to sheet C-1 for off site force main that is called out to be 6 inches. 6. Water services are required to be sleeved under pavement. Response: See call out for water services to be sleeved under the pavement on sheet C-1. 7. Consider locating the double detector check valve on the fire line away from the right-of--way in a place that can be screened with landscaping. Response: The DDCVA BFP has been relocated back by the island in front of the building were it can be screened with landscaping. The maximum length of a sewer lateral is 100-feet per the City Water and Sewer Standards. Consider relocating the lift station closer to the building and running a smaller diameter force main from the lift station to the point of connection in SR 434. FRAGOMENI ENGINEERING, INC. - 3 - 9/23/2008 Response: The lift station has been moved near the southwest corner of the building to allow a lateral going into the lift station that is less than 100 feet. See sheet C-1. 9. Additional topographic data is needed to verify that the proposed spreader swale has a positive outfall. At final design, the spreader Swale needs to include proper erosion control. Response: See sheet C-Z for the additional topo in the northeast corner of the property. There is a Swale in the back of the property that the site outfalls to. Noted that spreader swale will need proper erosion control. 10. At final design for the wet detention pond, please note that the City requires the control elevation to be set at the estimated seasonal high groundwater table elevation as determined by the geotechnical engineer. Response: The proposed pond will be dry. 11. At the southwest corner, eliminate the 90-degree turns in the sidewalk and provide a more gradual sidewalk transition between the two properties. Response: The sidewalk has been revised for a smoother transition between the proposed on site sidewalk and the existing sidewalk to the west. 12. Shift the three parking spaces directly opposite of the site entrance to the west adjacent to the handicapped spaces to eliminate conflicts between vehicles backing out of these spaces and vehicles entering the site. Response: The driveway has been shifted towards Beacon Street right-of-way. Therefore, this comment is no longer an issue. 13. The two-lane road in front of the building is marked as one-way from east to west in both lanes. If this is the case then there needs to be signage and/or striping to eliminate conflicts. Response: A "Do Not Enter" sign has been added at the two- one way drop off area. See sheet C-1. 14. Irrigation must be by a well since no City reclaimed water is available at this time and the City does not allow potable water usage for irrigation on new commercial sites. Response: A note has been added that irrigation will be provided via well on sheet C-1 under the `Site Data' table. 15. Consider locating the dumpster such that it is not facing S.R. 434. Response: The dumpster has been angled so less visible from S.R. 434. FRAGOMENI ENGINEERING, INC. - 4 - 9/23/2008 PLANNING DEPARTMENT: 1. Survey depicts at least 6 oak trees of at least 24" diameter (did not see whether caliper or DBH, but measurements are to be caliper -measured 12" above grade). Need to specify which type of oaks are so depicted, since some oaks are not considered specimen trees [Subsection 5-3 (t)]. Response: The surveyor went back out in the field and measured the existing tree diamters as referenced above. 2. The plan submittal did not include all of the pertinent items called for in the checklist. Please provide the missing materials promptly, to ensure a prompt and thorough review. These items can be discussed in detail during the September 16~' meeting. Res~onse: We included items you requested per our DRC meeting on September 16` meeting. 3. FYI: Existing domicile and associated well and septic will need appropriate demolition permits before demo and site clearing. The site should qualify for impact fee credits. Response: Noted. 4. Building setbacks are governed by the SR 434 New Development Overlay Zoning District and where there is any conflict between the zoning and the overlay, the overlay regulations control/prevail, pursuant to Sec. 20-462. In this case, the side and rear building setbacks are both 10' (as labeled on the plan sheet), instead of the 15' depicted in the legend/site data table. Response: The building setbacks have been revised to reflect the above referenced comment under the `Site Data' table on sheet C-1. 5. Code requires a 6' masonry wall behind the site. There appears to be a 6' wall or fence between the site and the adjacent Barrington Estates -please verify (1) material and (2) height (please measure height in at least 3 spot locations). Response: The existing fence in the back on Barrington Estates is shown. It is a 8' high PVC fence and shows height of fence in 3 spot locations. See sheet C- 1. FRAGOMENI ENGINEERING, INC. - 5 - 9/23/2008 6. We suggest utilization of the Beacon Street ROW for construction of the client's portion of a joint driveway, which would free up more of the site, provide a more efficient and safe entrance, and possibly enable the client to re-coup some of the cost of the significant traffic improvements being proposed. This alternative would, however, eliminate preservation of 2 large oaks near the SE corner of the site. (See City Engineer comment # 1). Another alternative to consider is a joint driveway with the existing church site. Response: This area drops off and appears to be a natural Swale right now. It does not seem to be the best design to relocate the driveway in this area. 7. The dumpster pad enclosure must meet the requirements of section 9-280 & 281 of the City Code, including that it be adequately screened from the SR 434 ROW. Response: The above referenced note has been added at the dumpster call out on sheet C-1. 8. Please depict/describe the presence or absence of any street lights at or near the site within the ROW. Response: A note has been added under the `Site Data' table on sheet C-1 that no street lights were found in the right-of-way. 9. Please identify any additional underground or above ground utilities - if present. Response: All existing utilities have been located by surveyor on attached plan, sheet C-1. 10. Provide approximate distance from site to wetlands on the adjacent Beacon Street ROW and Toledo property (25' upland buffer required from any wetland not being mitigated, per comp plan). Response: See sheet C-1 for location of wetland line and the 25 foot upland buffer that is required adjacent to the wetland line. The wetland and wetland buffer does not encroach on to our property. 11. Please communicate and coordinate your plans with representatives of South Seminole Christian Church It will be important to discuss the location of the required cross access easement with the church and there may be other issues relative to traffic circulation that can be coordinated between the two properties. Response: Noted. FRAGOMENI ENGINEERING, INC. - 6 - 9/23/2008 12. The discussion with Barrington Estates HOA is a courtesy to let adjacent property owners know the proposed use and building height. The contact information is as follows: South Seminole Christian Church Patti Maerz, Facility Manager- pattimaerznmetrocc.org Randy Whitesell, Adminstrative Assistant Metro Church 407-366-7714 xl 12 Randy Whitesell(c~,Metrocc. org Barrington Estates Mark Strouse, HOA President 407-839-3165 mark. strouse(a~cbre.com Noted. Will contact adjacent neighbors. We had another comment from Public Safety to add a fire hydrant, if the existing fire hydrant is not within 750 feet. There is an existing fire hydrant shown on the survey by the church that is within 750 feet. Therefore, we did not need to add another fire hydrant. If you have any questions regarding the above responses, please contact me at your convenience. Sincerely, FRAGOMENI ENGINEERING, INC. U " ~-~ Sherri Fragomeni, P.E. 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