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HomeMy WebLinkAboutS-1065-C MinutesApril 22, 2004 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1065-C building containing 12,000 square feet. The retail building is situated where it cross the lot line requiring the applicant to seek a multiple building site plan review. The proposed site plan indicates two sign locations, one on Chenonceau Boulevard, the second is proposed at the intersection of Cantrell Road and Chenonceau Boulevard. The applicant has indicated building setbacks along Cantrell Road conforming to required setback of the Highway 10 Design Overlay District requirements. The applicant has indicated 120 parking spaces for the proposed development. B.EXISTING CONDITIONS: The site is undeveloped and is heavily wooded and contained in a large area currently zoned for non-residential uses. The northern two-thirds of the overall area is zoned C-3; the southern one-third of the area is zoned 0-2. The land to the east, south and southwest is all zoned R-2. Across Chenonceau Boulevard to the west is a MF-18 zoned tract currently under development. C.NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All residents who could be identified located within 300-feet of the site, the Aberdeen Court Property Owners Association, the Bayonne Place Property Owners Association, the Margeaux Property Owners Association, the Maywood Manor Neighborhood Association and the DuQuesne Place Property Owners Association and all owners of property located within 200-feet of the site were notified of the public hearing. D.ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1.Chenonceau is classified on the Master Street Plan as a minor arterial. A minimum dedication of right-of-way 45 feet from centerline plus 10 foot additional for a right turn lane will be required. 2.Highway 1 O at Chenonceau has been approved for a traffic signal when warrants are met. The proposed development located at a signalized intersection will require an additional left turn and right turn lane on Cenonceau. Provide a plan showing additional lanes, right-of-way and 5-foot sidewalk. 3.A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site 2 April 22, 2004 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1065-C Landscape: Areas set aside for buffer and landscaping appear to meet with the landscape ordinance and the Highway 1 O Design Overlay District standards. Screening is required due to the residential use along the eastern perimeter of the site. This screening to be a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings. An automatic irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree-covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. G.SUBDIVISION COMMITTEE COMMENT:(February 19, 2004) Mr. Joe White was present representing the applicant. Staff stated the request was a multiple building site plan review since one of the buildings was proposed to cross an existing lot line. Staff requested the applicant provide additional information concerning the proposed development. Staff requested the applicant indicate dumpster screening, the proposed days and hours of operation and details of any proposed signage. Staff also stated the proposed side yard landscaping strip along the eastern property line did not meet the required Highway 10 Design Overlay District Standards. Staff stated the required landscaping strip along the eastern property line should be an average of twenty­ five feet. Staff suggested the applicant reduced the area set aside along the western perimeter (adjacent to Chenonceau Boulevard) to increase the area along the eastern perimeter. Staff stated the platted utility easement would have to be abandoned through Board of Directors action. Public Works comments were addressed. Staff stated Chenonceau was scheduled for signalization, which would require an additional turn lane. Staff requested the applicant provide right-of-way for the additional lanes. Mr. White questioned if the right-of-way could come from the existing median. Staff stated narrowing the median was an option. Staff stated the proposed driveway location along Cantrell Road was acceptable. 4 April 22, 2004 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1065-C Landscaping comments were addressed. Staff noted the areas set aside for buffer and landscaping appeared to meet the minimum landscape ordinance and the Highway 1 O Design Overlay District requirements. Staff stated screening would be required along the eastern property line. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H.ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the February 19, 2004 Subdivision Committee meeting. The applicant has indicated an increa sed side yard buffer adjacent to the residentially zoned property to the east. The applicant has indicated a twenty-five average buffer, consistent with the Highway 10 Design Overlay District requirements. The applicant has indicated screening along the eastern property line sufficient to provide year around screening to the residentially zoned properties located to the east. Staff is supportive of the proposed landscaping and buffering. The applicant has indicated a single-ground mounted monument sign adjacent to Cantrell Road, consistent with signage allowed by the Highway 10 Design Overlay District or a maximum of ten feet height and seventy-two square feet in area. The applicant has indicated a second sign located on Chenonceau Boulevard also a maximum of ten feet in height and seventy-two square feet in area. Staff is supportive of the proposed signage. The applicant has indicted two dumpster locations on the proposed site plan. The first is located near the northern end of the retail building. The applicant has indicated the days and hours of operation to be from 7:00 am to 9:00 pm seven days per week. Staff is supportive of the proposed dumpster locations and the days and hours of operation. Staff would however, recommend the dumpsters be serviced during daylight hours to minimize the impact on the single-family homes located to the east. A 25-foot utility and access easement was final platted as a part Lots 1 and 2 of the Chenonceau Commercial Subdivision. The applicant is requested the easement be abandoned as a part of the site plan review process. The applicant will follow through with abandonment to the Board of Directors if recommended for approval by the Commission. Staff is supportive of the request. The applicant has indicated cross access will be provided for both access and parking. The applicant has not indicated if the additional turn lane will be added to Chenonceau Boulevard. Public Works has indicated the Chenonceau Boulevard 5 April 22, 2004 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1065-C and Cantrell Road intersection is scheduled for signalization when warrants are met. Staff feels the addition of a left and right turn lane at the intersection is critical to facilitate traffic movement in the area. Staff recommends the additional turn lanes be added to Chenonceau Boulevard. To Staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the development should have minimal to no adverse impact on adjoining properties if the required infrastructure is put in place to facilitate traffic and buffers are put as proposed to protect the adjoining properties. I.STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends the right and left turn lanes be added to Chenonceau Boulevard to enhance traffic movement in the area. Staff recommends the dumpsters service be limited to daylight hours. Staff recommends approval of the requested abandonment of the access and utility easement located within the proposed site. PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a letter dated March 8, 2004 requesting the item be deferred to the April 22, 2004 Planning Commission Public Hearing. Staff stated the deferral request would require a waiver of the By-laws related to the late deferral request. Staff stated the applicant requested additional time to work. with an adjoining property owner. Staff stated an application would be filed on March 15, 2004 related to the adjoining site and would be heard by the Commission at their April 22, 2004 Public Hearing. Staff stated they were supportive of the By-Law Waiver and the deferral request. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant has revised the site plan for driveway placement along the shared property lines of the existing site and the site being considered for a planned office 6