HomeMy WebLinkAbout2006 02 27 Regular Item 308 West End Professional Center
CITY COMMISSION
ITEM 308
Regular X
February 27.2006
Meeting
MGR.DEPT
Authorization -
REQUEST: The Community Development Department- Planning Division requests that the
Commission review the conceptual plan for the West End Professional Center.
PURPOSE: The developer has requested the City Commission review and approve the attached
concept plan for the purpose of granting development rights for 46,380 square feet of
professional office space and 139 parking spaces in accordance with the attached concept plan
subject to staff and City Commission approval of the final engineering documents, development
agreement, and aesthetic review.
APPLICABLE LAW AND PUBLIC POLICY:
Chapter 9 of the City Code
Sections 20-320 through 20-327 ofthe City Code.
CHRONOLOGY:
January 2006 - Pre-application review
January 20,2006 - City received application for conceptual review by the Staff Review
Committee.
February 7,2006 - Staff Review Committee meeting for conceptual review.
February 15, 2006 - Response to Staff Review Committee comments received.
CONSIDERATIONS:
Overview:
Subsection 20-321 (b) (1) ofthe [Town Center] Code states that the City Commission (in its
capacity as the development review committee for developments with in the Town Center) "shall
have authority within reason for approving all aspects of site planning and exterior architecture,
including aesthetic appropriateness.. . and other site specific matters not delineated herein."
The applicant has requested that the City Commission review and approve the attached concept
plan for the purpose of granting development rights for 46,380 square feet of professional office
space and 139 parking spaces in accordance with the attached concept plan, subject to staff and
City Commission approval of the final engineering documents, development agreement, and
February 27,2006
Regular Agenda Item 308
Page 2 of3
aesthetic review. The applicant proposes to construct the development in two phases, each phase
consisting of 23, 190 square feet of office space and the attendant parking spaces. Review of the
final engineering for phase two and the aesthetic review for both phases of the project will
address the final design of the aerial connection between the two buildings.
Inconsistencies with Code
This is not an exhaustive list. but represents the most obvious inconsistencies. Other issues are
likely to arise when the ene:ineerine: plans are submitted and reviewed. These items will be
addressed as part of the review of the {"mal ene:ineerine:. the development ae:reement and the
aesthetic review.
Section 20-325 of the City Code stipulates a build-to-line of 0' from the ROW for SR 434. The
applicant will be requesting, with staff's concurrence, that the front setback on SR 434 be increased as
shown on the Concept Plan, that the side yard setbacks be reduced as shown, and the distance between
buildings be allowed as shown on the Concept Plan with the addition of the aerial connection between
buildings when Phase Two is constructed. The applicant contends (and staff agrees) that the site would
be enhanced by locating the buildings farther way from to the SR 434 ROW to accommodate an urban
plaza in front of the building fac;ade.
The applicant will request the use of the 30' right of way along the south property line for onsite
retention, parking, buffer wall, and landscaping buffer.
The applicant will address the comments from Dover-Kohl relative to certain architectural enhancements
to the building architecture as part of the aesthetic review.
One (1) handicapped parking space must be added to the overall plan. Staff suggests this space be added
as part of Phase One.
Parking:
The concept plan shows 67 parking spaces in Phase I for 23,190 gross square feet (GSF), 21,060
net square feet (NSF) "Core Building," and 16,170 NSF lease square feet. The parking ratios
translate to 2.9 spaces per 1000 square feet on a GSF basis, 3.18 on the "core building basis," and
4.14 on the NSF lease basis. Staff's recommended guideline is 3.30 per 1000 GSF, meaning that
the proposed parking count is slightly lower than the City's guidelines, but within the normal
range for office buildings. For example, the ITE Parking Generation manual uses 2.84 spaces per
1000 square feet on a GSF basis.
If the relatively high gross to lease ratio (about 28%) is factored in, and the confirmation from a
tenant who will occupy two floors of the building that they are satisfied with the amount of
parking is considered, staff can support this parking plan.
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February 27,2006
Regular Agenda Item 308
Page 3 00
FINDINGS:
1. The proposed development is located within the Winter Springs Town Center District and has a
Town Center FLU designation.
2. The attached development concept plan appears consistent with the Comprehensive Plan, but
requires deviations from the City Code.
3. Any deviations from the Code must be addressed through a development agreement, special
exception, or some other appropriate mechanism as approved by the City Attorney.
STAFF RECOMMENDATION:
Staff recommends the City Commission approve the attached concept plan, subject to any deviations
from the Code being addressed. Those deviations that warrant approval must be addressed through an
appropriate legal mechanism (e.g. development agreement).
ATTACHMENTS:
A Concept Plan
B. Conceptual Building Elevation
COMMISSION ACTION:
3
West end
north elevation
WEST END PROFESSIONAL CENTER ONE
WINTER SPRINGS, FL
CARL M. NAPOLITANO
ARCHITECTURAL SITE PLAN
WEST END PROFESSIONAL CENTER ONE
WINTER SPRINGS, FL
CARL M. NAPOLITANO
ELEVATIONS