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AGENDA MEMO
(04/10/2007 AGENDA)
DATE: April, 10 2007
TO: Honorable Mayor and City Council
FROM: Harry Persaud, MRTPI, AICP, Community Development Manager
SUBJECT: Discussion Re the Chase Bank Zoning Case.
Background/Analysis:
In 2001, P&Z denied a request by Legacy Hillcrest Investments for 270,500 sq. ft. of
mixed uses on the subject tract. Another request for 290,000 sq. ft. was considered on
March 6, 2006. P&Z requested the applicants to consider amending that concept plan in
view of the strong comments made by residents opposed to the proposed development.
The request was amended to 260,000 sq. ft. and P&Z denied that request on April 17,
2006. The applicants then submitted a request for approval of an amended concept plan
for 217,500 sq. ft. which was considered by P&Z on July 17, 2006.
City Council held a public hearing on September 19, 2006 and directed staff to hire a
Traffic Engineer to conduct an independent Traffic Impact Analysis of the proposed
development. Lee Engineering, LLC submitted the TIA late last week and will attend
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the April 10 meeting to present the findings.
Recommendation:
At its regular meeting on July 17, 2006, P&Z voted 3 – 2 to recommend approval ofaPD
Concept Plan with a total of 135,000 sq. ft. gross floor area, excluding the 8 units of town
homes, subject to the following conditions: (1) Height of the proposed building on the
O-2 site shall be limited to the height of the existing building (2) A maximum of 25,000
square feet for restaurant /retail space (3) Building height west of the common area shall
not exceed 35 feet. (4) Parking to be provided at the rate of 1:200 square feet for retail
and restaurant, and 1:300 square feet for office space and (5) with 19 staff conditions.
Attachments:
1. Response to questions from Council Member Grable.
2. Background Information relating to existing land use and current zoning. (PDF)
3. A list of 19 staff conditions
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RESPONSE TO QUESTIONS FROM COUNCIL MEMBER GRABLE
I would like the city staff to provide to the council members, prior to the April 10
meeting, the following:
1. For the Chase – “0-2” currently zoned site: a diagram or layout of what could be built
on this site under current zoning and ordinances showing height, front, rear and side
setbacks and approximately overall square footage.
The Zoning Ordinance allows an office building with a floor area ratio of 4:1.
The site is 27,000 sq. ft. in area so a maximum of 108,000 sq. ft. can be built under
current zoning. An example of the building footprint, height and setbacks is shown
attached.
2. What would the approximate parking requirements be for this structure?
The Parking requirements for Office is 1 space per 300 sq. ft. of floor area.
108,000 sq. ft. will require 360 spaces.
3. For the “P” currently zoned site: a diagram or layout of what could be built on this
site under current zoning and ordinances showing height, front, rear and side setbacks.
An example of a building footprint for a parking garage showing height and
setbacks is attached. It is estimated that such a structure will provide for about
115 spaces per floor. A 4 storied structure may need to be about 42 feet in height.
4. Could an underground garage be built in addition to an aboveground garage under
current zoning on this site?
There is no ordinance prohibiting an underground parking garage in the “P”
district.
5. Under current “P” zoning, can this site be accessed from any point on Daniel or
Haynie?
The Driveway standards in the Zoning Ordinance will allow access from Daniel
and Haynie.
Current Staff Conditions:
1.Site utilities including but not limited to the specific location,
number and spacing of fire hydrants, will be reviewed with the
detailed site plan submittal.
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2. The Concept plan for the proposed development assumes that
the City will abandon a 22 feet strip of street right-of-way on
Hillcrest Avenue and the alleyway west of the existing bank.
The abandonment and or sale of City right-of-way is subject to
City Council consideration and approval.
3. The location shown on the concept plan for dumpsters will not
work. The number and final locations of all dumpsters are subject
to further review and approval with the Detailed Site Plan.
4. The unencumbered travel lanes on Haynie Avenue west of
Hillcrest shall be a minimum of 20 feet wide.
5. Traffic exiting the garage on Haynie shall only proceed east to
Hillcrest.
6. Recommended traffic mitigation improvements will require the
Hillcrest-Daniel intersection to be reconstructed, NOT simply
“adding lane width”. Details of construction (including design
services, traffic signals, drainage, utilities, street lights, and etc)
and level of participation should be identified in the PD ordinance.
7. The size of the proposed building has been described in the PD
conditions using various numbers. Staff recommends that one
number be used consistently in all the documentation. Gross
.
floor area (GFA) is typically used and recommended in this case
8. Signage size, display and locations shall be reviewed with the
detailed site plan.
.
9No on-street parking shall be counted toward meeting the
proposed development requirements. Required parking spaces
shall be wholly contained within the below-grade parking garage.
.
10. On-street parking shall be maximized at the City’s discretion
Parallel parking along the south side of Haynie will impede traffic
flows to the Daniel/Hillcrest intersection and staff recommends
deleting these spaces.
11. Parking spaces for the uses shown on the Concept Plan shall be
calculated in accordance with the Urban Land Institute (ULI)
mixed-use parking methodology. The parking design and layout
including the underground parking structure shall be reviewed with
the detailed site plan.
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12. On Daniel and Hillcrest, the following streetscape standards
must be met: (i) minimum 1' wide dismount adjacent to on-street
parking spaces; (ii) minimum 5-foot wide tree planting zone; and
(iii) minimum 12-foot wide sidewalks. No architectural overhangs
are permitted over the streetscape unless specifically approved by
the City.
13. On Haynie between Hillcrest and the common area, the
following streetscape standards must be met: a minimum 10-foot
wide sidewalk with 5-foot tree plant zone either in the sidewalk or
adjacent to the parking spaces shown on the Concept Plan.
14. All street trees shall be shade trees and shall be planted on 22-
foot centers (or as may be otherwise approved by the City) along
all street frontages, except where prohibited due to driveway
access. The City may vary any of these requirements to provide
consistency with streetscape standards that may be approved for
the Snider Plaza area.
15.Pedestrian lighting and streetscape furniture will be provided
by the Development and shall be consistent with any standards that
may be approved by the City for the Snider Plaza area.
16. Retail (including banking uses) shall be provided at grade
along the Hillcrest frontage, and along the Daniel Ave. frontage for
360 feet from the intersection with Hillcrest, excluding the
common area. However, a maximum of 90 feet of either frontage
may include banking uses. Retail shall be provided to a minimum
60-foot depth.
17. A stepped floor plate shall be provided for retail along
frontages with a sloping adjacent grade in order to facilitate at-
grade access to retail uses. No fewer that four floor elevations shall
be provided along Daniel between Hillcrest and the Common Area.
18.All retail entries shall be inset at least 5 feet from the front
building wall. Canopies over the sidewalk shall be provided for at
least 75% of the building frontage.
19.The Common Area shall be located at grade with adjacent
public sidewalks. Approval of the design of the “Common Area”
shall be subject to the complete discretion of Council with
consideration of the detailed site plan. It is anticipated that it will
provide a public amenity in terms of its use by the public and its
role in serving as a terminus for Snider Plaza.
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