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HomeMy WebLinkAbout2005 04 18 Regular 501 Approval of Preliminary and Final Site Plan and Engineering Plans for 3.16 acre Southeast Corner of Moss Road and SR 434PLANNING & ZONING BOARD / LOCAL PLANNING AGENCY ITEM 501 April 18, 2005 Meeting Consent Information Public Hearin Re ular X REQUEST: The Community Development Department- Planning Division requests that the Planning and Zoning (P&Z) Board consider and approve preliminary and final site plan and engineering plans for the 3.16 acre property on the southeast corner of Moss Rd and S.R. 434 which includes the vacant State Farm Insurance building along with the addition of two (2) new office buildings on the 3.16 acres. PURPOSE: The purpose of this Agenda Item is to request that the P&Z review and make recommendation to the City Commission regarding the attached preliminary and final site plan and engineering plans for the Moss Road International Office Complex on 3.16 acres. APPLICABLE LAW: Chapter 5, City Code. Chapter 9, City Code. Chapter 16, City Code. Chapter 20, City Code. CONSIDERATIONS: Future Land Use and Zoning The site has a Commercial Future Land Use designation, a C-1 Neighborhood Commercial zoning, and is within the SR 434 Corridor Overlay District- Redevelopment Area Existing and Proposed Land Use The presently vacant State Farm Building, along with the undeveloped, wooded property to the east along the south side of SR 434, is proposed to be developed as an office use. The existing State Farm building garage will be bricked-in along the front at such time as the construction of one or both of the new buildings begin. Environmental Considerations There are no wetland, floodplain, specimen tree, or listed species issues associated with the site. January 5, 2005 P&Z /Local Planning Agency Regular Item 500 Page 2 of 3 Building, Height. The S.R. 434 Overlay District stipulates a maximum height of 35-feet. The applicant has indicated that the thirty-five (35) foot height is sufficient for the proposed two-story buildings. The drawings still indicate a maximum height of fifty (50) feet. The drawings will be corrected to indicate the maximum building height of thirty-five (35') feet. Existing Building- The front garage areas of the existing State Farm Building will be bricked in when site development or building construction begins on the additional Lot 1 building. There currently exists a utility area on the south side of the building that is enclosed with chain link and green plastic slats. This area will need to be enclosed with a 6-foot masonry wall to screen the mechanical area from view. Buffers and Walls- A 6-foot high decorative masonry wall will be constructed on the south side of the property according to the requirements of Section 20-485, at the time when the existing stormwater retention pond is modified. It will buffer the existing residential area from the commercial use and will enclose the south side of the modified retention basin which is required to be enclosed due to the proposed grades. An existing wood fence is on the adjacent property. An existing 4-foot galvanized chain link fence with green plastic slats exists along the north side of the existing retention area, immediately adjacent to the parking lot pavement. The modified retention area will also require fencing. The new section of fencing will be required to be black- coated chain link fence. Staff recommends that the older section be modified to match and comply as well. The existing posts should remain in their current location (and painted black) so that there is no additional impact to the existing trees; however, the rails and fence fabric should be replaced with black coated chain link material. A 10-foot wide stabilized maintenance berm, as referenced in Section 9-241(d)(3), is not required given that the retention area is adjacent to a parking lot. Circulation- No traffic study was required based on the proposed office use. A 24-foot wide cross access-easement will allow eventual connection to the adjacent undeveloped property to the east. The cross-access easement and utility easement must be recorded on the plat before a certificate of occupancy is issued for the building. A bicycle parking rack, although not shown on the site plan, will be required and will be shared for both lots. The Developer's Agreement will address both of these issues. All internal sidewalks shall be five (5') feet in width. Off-street Parkin- The two (2) new office buildings will utilize and share the existing State Farm parking lot. This massive lot was found to be large enough to accommodate Code requirements for off-street parking (Section 9-277; 1 space/400 SF of office). The parking lot will also be retrofitted with landscape islands at the end of each row of parking. This will result in breaking up the sea of asphalt that currently exists on the site. Each parking bay shall have no more than ten (10) continuous parking spaces unbroken by a landscape island, except in one case, at the rear of the State Farm building. The Developer's Agreement will address this exception. Landscaping= Although not included on the drawings, the applicant will be required to comply with the landscape screening requirement for the existing parking lot area as well as the new 2 January 5, 2005 P&Z /Local Planning Agency Regular Item 500 Page 3 of 3 parking [see Section 20-484 (11) which states that "all parking areas and vehicular use areas to be screened from public ROW"]. The applicant is proposing to save two (2) trees that exist between the parking lot and the new buildings. The sidewalk will jog around these trees, reducing the landscape area next to the building to less than 5-feet. Section 20-484(13)b requires all. living screening material to be in an area with at least afive-foot wide dimension. Perhaps the entrance to the building can be at this location. The Developer's Agreement will address this exception, as a means of keeping these trees. If these trees do not survive construction, the applicant will replace them with new trees appropriate to the location and will recalculate the tree removal permit. In addition, the applicant is proposing a 7-foot landscape area rather than the required 10-foot along a portion of the west side of the new buildings. This also will be addressed in the Developer's Agreement. Where plant material is sparse around the existing building, supplemental landscaping will be added (as shown on the plans) to fill in the gaps. Tree Credits- The City Forester indicates that the current landscape plans show a deficit of tree credits. Based on the deficit shown, a payment of $250 per credit to the Tree Bank is required, if the plans are not amended. Utilities- The Public Works Director indicates that sufficient water and sewer capacity is available for this project. A utility easement (in the same location as the cross access easement) is required for future sewer service to the adjacent undeveloped parcel to the east. Reclaimed water is already utilized on the existing State Farm site. The addition to the existing irrigation system will also utilize reclaimed water. FINDINGS: 1. The proposed final engineering/site plan is consistent with the City's Comprehensive Plan and Code of Ordinances, except as indicated above. These exceptions will be addressed in the Developer's Agreement. 2. Across-access and utility easement, as depicted on the site plan, must be recorded prior to the issuance of a certificate of occupancy for the building. 3. The reconfiguration of the lots, as depicted on the site plan, will require platting. RECOMMENDATION: Staff recommends that the P&Z Board recommend approval to the City Commission for the Moss Road International Office Complex as depicted on the attached final engineering/site development plan subject to the conditions set forth above. ATTACHMENTS: A Final Engineering/Site Plan P&Z ACTION: 3