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HomeMy WebLinkAbout2008 12 03 Regular 600 Final Engineering/Site Plan for the HSP Ofice Center Within the Heritage Park SubdivisionPLANNING & ZONING BOARD ITEM 600 December 3, 2008 Meeting Consent Information Public Hearin Re ular X De t. REQUEST: The Community Development Department requests the Planning and Zoning Board consider the final engineering/site plan for the HSP Office Center, located within the Heritage-Park Subdivision on the south side of SR 434, immediately west of the entrance to the Heritage Park townhome development. PURPOSE: To review the Final Engineering/Site Plan and make a recommendation to the City Commission regarding the development of the approximately 1.6 acre site with three (3) office buildings; each two stories in height and containing 8000 square feet of office space. LAND USE, ZONING DESIGNATION, ETC.: Future Land Use Designation: Mixed Use Zoning: Neighborhood Commercial (C-1) Wagner's Curve Replat, Plat Book 63, Page 14 APPLICABLE LAW: Comprehensive Plan Chapter 5 (Code), Tree Protection and Preservation. Chapter 9 (Code). Land Development. Chapter 20 (Code). Zoning. Development Agreement -March 11, 2002, Springs Land Investments, Ltd.; Jessup Shores, Ltd. and Centex Home First Modification to the Binding Development Agreement -December 4, 2002 CONSIDERATIONS: OVERVIEW: The subject property is currently vacant with a mature tree canopy. It abuts S.R. 434 on the north side and the Heritage Park development entrance on the east and south sides. The Heritage Park townhomes are located to the west. December 3, 2008 Planning & Zoning Board Regular Item 600 Page 2 of 3 The plan is to construct a three new office buildings and attendant parking, accessways, walls, and dumpster. Each building will be two stories in height with a building footprint of 4,000 square feet (total of 8,000 square feet of area in each building). The parking is located to the rear of the buildings on the southern portion of the site and the buildings have been located in close proximity to the S.R. 434 right-of--way pursuant to the requirements of the Town Center Code (see exhibit D). The applicant has worked with the Heritage Park Homeowners Association to negotiate a mutually acceptable wall design and buffering package for the project's western property line. In addition, the two entities have agreed on a relocation of the entrance drive into the subject property. These elements are reflected in the final engineering plans. The project layout has taken into account the location of several large oak trees. It is unknown at this pint how many of these trees can actually be saved, but there are accommodations in the engineering plans to provide room for these trees to stay. One large (52") oak tree may be too close to the buildings and parking to be saved, but the applicant has agreed to try to save it. The applicant is proposing to subdivide the parcel into three (3) lots, each containing one building with cross access easements and a common maintenance agreement for the parking lot and other common elements, irrespective of which of the three lots physically contain these elements. The frontages of the buildings are situated along a modified sidewalk/small urban plaza layout with benches and waste receptacles. PARKING: A total of 84 paved parking spaces are provided (78 standard and 6 handicapped) for the 24,000 SF of proposed office space. These numbers equate to an overall parking ratio of 3.5 spaces per 1,000 SF. This parking ratio meets the City Code (2.5 spaces per 1,000 SF) and Staffs recommended parking guideline for office space of 3.3 spaces per 1,000 SF. The 84 parking spaces can be utilized most effectively if spaces are not reserved for particular buildings and/or tenants and can instead be shared by all tenants. LANDSCAPING: The Final Engineering/Site Plan contains a landscape plan that incorporates plant material in conjunction with an architectural wall to screen the parking and noise from the adjacent neighborhood and the abutting roadways. This plan also allows for the incorporation of several existing trees into the final landscape. The plans contain an irrigation system to assist in the landscape maintenance. SITE ACCESS: The site has a single point of access consisting of an entrance driveway connecting to Heritage Park Street along the southern property boundary. Heritage Park Street connects to S.R. 434 at a signalized intersection. The entrance driveway was originally platted as apart of the Heritage Park plat to be closer to S.R. 434; however, this original driveway location would have created a sight distance conflict with vehicles turning off S.R. 434 onto southbound Heritage Park Street. The proposed entrance driveway location shown on the final engineering plans provides better sight distance and has been agreed to by the developer and the Heritage Park HOA. The HOA must dedicate an additional ingress/egress easement to the developer in order to provide legal access to the proposed entrance driveway. 2 December 3, 2008 Planning & Zoning Board Regular Item 600 Page 3 of 3 TRAFFIC: A traffic study has been submitted and approved by the City Engineer. At build-out, the 24,000 SF office is estimated to generate 445 daily weekday trips, of which 60 will occur during the AM peak hour and 106 will occur during the PM peak hour. The traffic study indicates that the accessed roadway segments and intersections will operate at a satisfactory level of service under the projected traffic conditions. UTILITIES: The site will be serviced by the City's water and sewer system. The City has adequate capacity to serve the site. The dumpster and backflow preventers have been located such that they are adequately screened from the public right-of--way. Reclaimed water will be utilized for irrigation. Stormwater management and treatment has been master planned as a part of the Heritage Park subdivision. Stormwater runoff from the HSP Office site will be collected and routed through underground piping to existing piping serving Heritage Park. No additional onsite stormwater treatment is required. FINDINGS: 1. The approximately 1.6 acre site has a Mixed Use Future Land Use designation and is located within the C-1 zoning district. 2. The site will connect to City water and sanitary sewer service. The City system has capacity (both water and sewer) to serve the site. 3. No off-site traffic improvements, other than curb-cuts to the existing Heritage Park Street, are necessary to accommodate the proposed project. STAFF RECOMMENDATION: Staff recommends that the Planning and Zoning Board recommend approval of the final engineering/site plan for the HSP Office Center, subject to the following: 1. A development agreement, addressing any deviations from the City Code that may arise from the aesthetic review including, but not limited to, 5' sidewalks, possible awning height/depth, no wall between building 3 and the residences -to save trees. 2. A second modification to the original DA must be made to allow the new access easement/location from Heritage Park Street. 3. Any utility item (e.g. HVAC equipment, dumpster, back-flow preventer, transformer, switch gear box, meter, satellite dish, and antenna) shall be adequately screened from the adjacent ROWs. ATTACHMENTS: A. Final Engineering and Landscape Plans for HSP Office Center B. Exhibit D from the original Development Agreement (Commercial Development Standards) P&Z ACTION: 3 ' ~ : ' ~ ~ ~ ATTACHMENT B Exhibit D Commercial Development Standards Total land area: 1.6 acres Land use: All uses permitted in the C-1 zoning district & Professional Oft;oe Town Center District Design Standards: Town Center District Code including. but not limited to: 1. All buildin4s shall be constructed to the "build-to-line°, as defined in the Town Center District Code. 2. All buildinQS shall be at least two stories in heisaht 3. The architecture of all buiidirigs and structures shall be Qenerally in keepin4 Town Center District Code. o~ ~~ r ~m 0 ~~ wo ND Q~ N N a no c~ w m w w