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Item 6J Zoning Change and Concept/Site Plan The Offices at Kimball Park ZA15-142 1 Owner/ Applicant: MDP Kimball Park, LLC Requests: Approval of a Zoning Change and Concept/Site Plan from S-P-2 Generalized Site Plan District to S-P-2 Generalized Site Plan District for the Offices at Kimball Park to revise the previously approved S-P-2 Zoning and Concept Plan for Kimball Park and to seek approval of a Site Plan for an approximately 116,484 square foot four-story office building and a single-level parking deck. Location: 400 and 470 N. Kimball Ave ZA15-142   MDP Kimball Park, LLC is requesting approval of a Zoning Change and Concept/Site Plan from S-P-2 Generalized Site Plan District to S-P-2 Generalized Site Plan District for the Offices at Kimball Park to revise the previously approved S-P-2 Zoning and Concept Plan for Kimball Park and to seek approval of a Site Plan for an approximately 116,484 square foot four-story office building and a single-level parking deck. The property is located at 400 and 470 N. Kimball Ave. 2 Revisions Since 1st Reading 2/2/16 At the direction of City Council at 1st reading on February 2, 2016, the following revisions have been made to the plans. I’ll go over each item individually on the following slides. 3 Landscape Plan Revisions 1st R1st 1st Reading 2nd Reading Islands added Landscape strips added Here is a comparison of the revised landscape plan to the plan presented at 1st reading on February 2nd. A 7’ wide landscape strip has been added along the south side and the 4’ wide landscape strip added along the east side of the garage and additional parking islands have been added to the south and east sides of the garage. Landscape plantings have increased by 1 canopy tree and 22 accent trees. At grade parking has decreased by 12 spaces from 363 to 351 spaces with the number of parking deck spaces remaining at 96 spaces for a total of 447 spaces. 436 spaces are required per the S-P-2 regulations, which require 4 parking spaces per 1000 square feet of leasable floor area. The S-P-2 regulations have been revised to reflect the reduction in parking spaces provided. 4 Horizontal Articulation Max. façade without articulation = (3 x height) = (3 x 61.5’) = 184.5’ Façade length without articulation provided = ± 255’ Minimum offset required = (15% of height) = (.15 x 61.5’) = 9.2’ Horizontal offset provided = ± 7.9’ (north) and ± 7.8’ (south) ± 255’ ± 7.9’ ± 7.8’ 1st Reading 2nd Reading ± 7.8’ Stone column bumped out ± 3’ The articulation on the building as measured in the Zoning Ordinance, Section 43 - Overlay Zones, is unchanged from the previous submittal. The stone column feature on the south elevation of the office building has been bumped out approximately 3’ and stone features on the garage have been enhanced to provide some depth. The vertical articulation is unchanged. 5 Enhanced Stone Column 1. Enhanced articulation of tower (i.e. three (3) foot bump out) The stone column that was bumped out approximately 3’ is shown on the left compared to the original submittal on the right. The width of the column does not meet the horizontal articulation requirement that the width of the bump out run at least 25% of the length of either adjacent plane. 6 Revisions to Parking Deck Elevations Two stone architectural elements added Stone added to columns Stone elements enhanced to add depth 1st reading 2nd reading The revised south elevation of the parking deck elevation is shown at the bottom of the slide compared to the elevation presented at 1st reading on the top. Two additional stone architectural elements have been added to the south elevation and stone veneer has been added to the columns. The stone elements have also been enhanced to provide some depth. SUP requirements for parking garage: General Criteria for parking garages and carports 1) No parking structure shall be located closer to the front building line than the principal structure on the property. 2) No parking structure shall encroach into a designated bufferyard. 3) Parking structures shall comply with any required setback for the principal buildings in the underlying zoning district and the 4:1 slope line where applicable. 4) The footprint of parking structures shall be included when calculating maximum lot coverage and maximum impervious coverage for any lot. 5) The footprint of parking structures shall be included when calculating the amount of landscape area required on the interior of a lot, according to the provisions of the landscape ordinance, as amended. 6) A motor vehicle may be parked in a parking structure for no more than seventy-two (72) consecutive hours. Specific Requirements for Parking Garage: Height: In all districts, multi-level parking garages shall conform to height restrictions for the underlying zoning districts. Height shall be measured from grade. 2) Structure Design: Building Materials: Any wall, exposed structural support column or other architectural feature of a parking garage shall comply with Section 43.13 (a) and shall be constructed of the same or similar masonry material as the principal building. Articulation: Any exterior façade shall comply with Section 43.13.d. Compact Parking Spaces: If permitted, no compact parking space shall be less than eight and one-half (8 ½) feet in width by eighteen (18) feet in length. Vehicular Ingress and Egress Points: The distance from parking garage vehicular ingress and egress points to a corner of a street intersection shall conform to the driveway ordinance, as amended. Ingress: The required minimum stacking depth shall conform to the driveway ordinance, as amended. If there are ingress control gates, the stacking distance shall be measured from the edge of the right-of-way to the ingress control gate. The required stacking distance may be met by providing a right turn lane (of adequate length as determined by the City Engineer) leading to the entrance of the parking garage. Egress: A minimum of twenty (20) feet shall be provided between an egress control gate and either the inside edge of a sidewalk or the inside of the right-of-way to minimize conflicts between exiting vehicles and pedestrians. 3) Commercial Uses: Multi-level parking garages may contain commercial uses which are reasonably related to the principal uses located on the lot with the parking garage. No additional parking shall be required for such commercial uses. 7 Revisions to Parking Deck Elevations Stone added to columns Stone elements enhanced to add depth 1st reading 2nd reading The revised north elevation of the parking deck elevation is shown at the bottom of the slide and the previous elevation is at the top. Stone veneer has been added to the columns and the stone elements have been enhanced to provide some depth. A storage area with an overhead garage door has been added under the ramp. SUP requirements for parking garage: General Criteria for parking garages and carports 1) No parking structure shall be located closer to the front building line than the principal structure on the property. 2) No parking structure shall encroach into a designated bufferyard. 3) Parking structures shall comply with any required setback for the principal buildings in the underlying zoning district and the 4:1 slope line where applicable. 4) The footprint of parking structures shall be included when calculating maximum lot coverage and maximum impervious coverage for any lot. 5) The footprint of parking structures shall be included when calculating the amount of landscape area required on the interior of a lot, according to the provisions of the landscape ordinance, as amended. 6) A motor vehicle may be parked in a parking structure for no more than seventy-two (72) consecutive hours. Specific Requirements for Parking Garage: Height: In all districts, multi-level parking garages shall conform to height restrictions for the underlying zoning districts. Height shall be measured from grade. 2) Structure Design: Building Materials: Any wall, exposed structural support column or other architectural feature of a parking garage shall comply with Section 43.13 (a) and shall be constructed of the same or similar masonry material as the principal building. Articulation: Any exterior façade shall comply with Section 43.13.d. Compact Parking Spaces: If permitted, no compact parking space shall be less than eight and one-half (8 ½) feet in width by eighteen (18) feet in length. Vehicular Ingress and Egress Points: The distance from parking garage vehicular ingress and egress points to a corner of a street intersection shall conform to the driveway ordinance, as amended. Ingress: The required minimum stacking depth shall conform to the driveway ordinance, as amended. If there are ingress control gates, the stacking distance shall be measured from the edge of the right-of-way to the ingress control gate. The required stacking distance may be met by providing a right turn lane (of adequate length as determined by the City Engineer) leading to the entrance of the parking garage. Egress: A minimum of twenty (20) feet shall be provided between an egress control gate and either the inside edge of a sidewalk or the inside of the right-of-way to minimize conflicts between exiting vehicles and pedestrians. 3) Commercial Uses: Multi-level parking garages may contain commercial uses which are reasonably related to the principal uses located on the lot with the parking garage. No additional parking shall be required for such commercial uses. 8 Revisions to Parking Deck Elevations Stone added to column Stone elements enhanced to add depth Stone elements enhanced to add depth 1st reading 2nd reading The east and west elevations are shown here. Again showing the stone veneer added to the column and the stone elements enhanced to provide some depth. SUP requirements for parking garage: General Criteria for parking garages and carports 1) No parking structure shall be located closer to the front building line than the principal structure on the property. 2) No parking structure shall encroach into a designated bufferyard. 3) Parking structures shall comply with any required setback for the principal buildings in the underlying zoning district and the 4:1 slope line where applicable. 4) The footprint of parking structures shall be included when calculating maximum lot coverage and maximum impervious coverage for any lot. 5) The footprint of parking structures shall be included when calculating the amount of landscape area required on the interior of a lot, according to the provisions of the landscape ordinance, as amended. 6) A motor vehicle may be parked in a parking structure for no more than seventy-two (72) consecutive hours. Specific Requirements for Parking Garage: Height: In all districts, multi-level parking garages shall conform to height restrictions for the underlying zoning districts. Height shall be measured from grade. 2) Structure Design: Building Materials: Any wall, exposed structural support column or other architectural feature of a parking garage shall comply with Section 43.13 (a) and shall be constructed of the same or similar masonry material as the principal building. Articulation: Any exterior façade shall comply with Section 43.13.d. Compact Parking Spaces: If permitted, no compact parking space shall be less than eight and one-half (8 ½) feet in width by eighteen (18) feet in length. Vehicular Ingress and Egress Points: The distance from parking garage vehicular ingress and egress points to a corner of a street intersection shall conform to the driveway ordinance, as amended. Ingress: The required minimum stacking depth shall conform to the driveway ordinance, as amended. If there are ingress control gates, the stacking distance shall be measured from the edge of the right-of-way to the ingress control gate. The required stacking distance may be met by providing a right turn lane (of adequate length as determined by the City Engineer) leading to the entrance of the parking garage. Egress: A minimum of twenty (20) feet shall be provided between an egress control gate and either the inside edge of a sidewalk or the inside of the right-of-way to minimize conflicts between exiting vehicles and pedestrians. 3) Commercial Uses: Multi-level parking garages may contain commercial uses which are reasonably related to the principal uses located on the lot with the parking garage. No additional parking shall be required for such commercial uses. 9 City Council Action February 2, 2016; Approved (6-0) pursuant to the staff report dated January 26, 2016, Concept/Site Plan Review Summary No. 3, dated January 25, 2016, noting that we are granting the variances which were approved in the original Zoning Change and Concept Plan on March 4, 2014; the stacking depth of 17.6’ on the N. Kimball Ave. driveway and 34.2’ of stacking depth shown on the S.H. 114 driveway rather than the minimum depth of 150’and noting that the lot configuration does not meet the requirement that every lot front on a public or private street, noting that prior to the next hearing, the applicant will address the landscaping variances around the garage, and noting that the applicant will come forth mitigating the articulation variances noted on the building and the garage, noting some willingness to somewhat relax on the articulation on the north side of the garage, but there still needs to be some stone veneer or column treatments at a minimum throughout the garage elevations on the north, south east and west, noting that the elastomeric coating samples in buildings and to the extent to help Council understand the architectural and physical qualities of that building material will be brought forth to Council prior to the next hearing. 10 Questions? 11 The future land use designation is mixed-use 12 The current zoning is S-P-2 Generalized Site Plan District. 13 Aerial View The site is shown here at the northwest corner of E. State Hwy 114 and North Kimball Avenue on the former Mesco property. The Cambria Hotel and Suites is currently under construction. 14 Permitted Uses Lot 1: “HC” Hotel District to also include Restaurant and Bar, which are accessed from interior lobby Conference Center totaling 8,380 sq. ft. of meeting and support space Lots 2, 4 & 5: “C-2” Local Retail Commercial District Uses limited to: Restaurant (Bar is a permitted Accessory Use) (No fast food restaurants) Coffee shop with drive-through service –Lot 4 only Retail Health and Well Being Businesses, Spa Lot 3: “O-2” Office District Uses to include: Multi-story office buildings up to 4 above grade floors with grade level floor used for parking. Allow for a single level parking deck initial or future parking deck to meet additional parking demands with a parking ratio of 4 spaces per 1000sf. Lot 6: Open Space lot with natural vegetation, existing creek channel, new plantings and existing creek channel, new plantings and detention area The office building was approved with the original zoning change and concept/site plan for Kimball Park that was approved by Council on March 4, 2014. At that time, a multi-story office building with up to 4 above grade floors and grade level parking was approved for Lot 3 along with an initial or future parking deck. The originally approved concept plan showed a gross floor area of 96,000 square feet for the office building on three floors. In order to revise the office building to four floors of office space without grade level parking and to increase the floor area of office space shown on the concept plan, a zoning change and concept plan from S-P-2 to S-P-2 is required. Although the entire S-P-2 district for Kimball Park is included in the request, the only changes proposed are to Lot 3 with the office building and no changes are proposed to the other lots. All previous conditions of approval remain in effect for the rest of the development. There is currently only a Concept Plan for Lot 3, so the request is to also seek approval of a Site Plan for Lot 3. The parking ratio of 4 spaces per 1,000 square feet was moved from the permitted uses section to the specific site plan section for Lot 3 in the S-P-2 regulations. 15 S-P-2 Regulations Parking is allowed as shown on the Concept and Site Plans Bufferyards are not required along internal lot lines Deliveries are limited to 7:00 a.m, to 7:00 p.m. Trash pick-up is limited to 7:00 a.m. to 7:00 p.m. Mon –Sat Property line adjacent to MF properties will have minimum 8’ vegetative screen Loading zones are provided as shown on the concept and site plans Building lines are as shown on the concept and site plans Overall impervious coverage for the site as a whole shall be a maximum of 70% Articulation will be permitted as shown on the elevations for the hotel, office building and parking deck. Allow for a teller drive-up lane and window on the west elevation of the office building on Lot 3 to facilitate a banking tenant and also allow a reduction of 12 provided parking spaces in that area. Vary from the additional landscape requirements for a parking garage as this development proposes a single deck constructed internal to the ground level parking perimeter. Here are the amendments to the S-P-2 regulations for the entire S-P-2 district. The proposed office building and parking deck do not comply with the articulation requirements in the Residential Adjacency Overlay District in the Zoning Ordinance, so the applicant has amended the regulation to allow the articulation as shown on the plans to include the office building and parking deck in addition to the hotel. A regulation to allow a possible future teller drive-up lane and window on the west elevation of the office building on Lot 3 to facilitate a banking tenant and also allow a reduction of 12 provided parking spaces in that area has also been added along with a regulation to not require additional interior landscaping based on the footprint of the parking deck. The teller window would require approval of a site plan by City Council following a recommendation by the Planning and zoning Commission prior to issuance of a building permit. 16 S-P-2 Regulations for Lot 3 O-2 Office District Uses with the following exceptions: Multi-story office building up to 4 above grade floors with 96,000 sq. ft. and ground level parking 116,484 sq.ft. Allow a parking ratio of 4 spaces for 1,000 sq.ft. Leasable space is 108,798 sq.ft. Required parking: 96,000 108,798 sq.ft. @ 4 spaces/1000 sq.ft. = 384 436 spaces Provided parking: 326 447 spaces Allow painted concrete and metal as façade materials on the office building and precast concrete for the parking garage as shown on the elevations The specific regulations for Lot 3 are shown here. The applicant is proposing a four story office building with approximately 116,484 square feet of gross floor area and approximately 108,798 square feet of leasable area. The parking ratio of 4 spaces per 1,000 square feet was previously approved. The applicant is proposing that the required parking be based on the leasable floor area resulting in 436 required spaces. The concept/site plan shows 459 spaces provided, although that number would be allowed to be reduced by up to 12 spaces to 447 spaces with site plan approval of a drive up teller window. There is also a regulation to allow painted concrete and metal as façade materials on the office building and precast concrete for the parking garage as shown on the elevations. 17 Approved Overall Plan 3/4/2014 Here is the approved Overall Plan for Kimball Park that was approved by City Council on March 4, 2014 showing 32,000 square feet per floor on three floors for the office building. Ground level parking was also approved at this meeting. 18 Overall Plan at 1st Reading 2/2/16 Parking Deck Added Office Building Revised The revised overall plan is shown here with a revised office building footprint labeled as 4 floors with 116,484 gross square feet of floor area. The single level parking deck has been added, and the drive lanes have been reconfigured. The applicant will go over the changes in more detail during his presentation. 19 Revised Overall Plan The revised overall plan is shown here with a revised office building footprint labeled as 4 floors with 116,484 gross square feet of floor area. The single level parking deck has been added, and the drive lanes have been reconfigured. The applicant will go over the changes in more detail during his presentation. 20 Kimball Park Previously approved renderings (3/4/2014) Here are the office building renderings that were presented at the March 4, 2014 meeting with the original approval. As stated before, the original approval was for 4 above grade floors with ground level parking. 21 Rendering approved 6/2/15 with Cambria Here is a bird’s eye rendering of Kimball Park that was presented to Council when Cambria came back in June of 2015 to revise the hotel elevations and site plan showing the office building with four above grade floors. 22 Proposed Rendering Here are a couple of renderings of the proposed office building with the current request. This is the view looking northwest. A portion of the east elevation of the Cambria hotel is seen at the left of the rendering. The fountain is on the hotel lot and it will be constructed with that project. 23 Proposed Rendering This is a rendering looking southeast at the northern façade of the building and a portion of the single level parking deck 24 Previously Approved Concept Plan 6/2/2015 65% 35% This is the previously approved concept plan for Kimball Park that was approved June 2, 2015 with the revisions to the Cambria Hotel and Suites elevations and site plan. Building height for the office building is shown on this plan at 54 feet and the gross floor area is 96,000 square feet. 326 parking spaces were required and provided for the office building lot on this plan. 25 Concept Plan at 1st Reading 2/2/16 Revisions to Lot 3 only The proposed concept plan is shown here. Again, the only changes are to Lot 3 with the hotel and no other changes to the other lots are proposed. Building height for the four story office building is shown at 62 feet to match the elevations and the gross floor area is shown at 116,484 square feet. The required and provided parking have also been revised as previously covered to 436 spaces required and 459 spaces provided. The only other change to this plan from the originally approved concept plan is to the impervious coverage, which increased from 75% to 78% for Lot 3. An S-P-2 regulation allows a maximum impervious coverage for the site as a whole of 70%. The increase in impervious coverage on Lot 3 increases the total for the entire site from 65% to 66%. 26 Revised Concept Plan Revisions to Lot 3 only The proposed concept plan is shown here. Again, the only changes are to Lot 3 with the hotel and no other changes to the other lots are proposed. Building height for the four story office building is shown at 62 feet to match the elevations and the gross floor area is shown at 116,484 square feet. The required and provided parking have also been revised as previously covered to 436 spaces required and 459 spaces provided. The only other change to this plan from the originally approved concept plan is to the impervious coverage, which increased from 75% to 78% for Lot 3. An S-P-2 regulation allows a maximum impervious coverage for the site as a whole of 70%. The increase in impervious coverage on Lot 3 increases the total for the entire site from 65% to 66%. 27 Office Building Site Plan - Lot 3 at 1st Reading As I mentioned, there is currently only a Concept Plan approved for Lot 3, so the request is to also seek approval of a Site Plan, which is shown here. I’ve already gone over the floor area, parking and impervious coverage numbers. This plan is consistent with the Concept Plan on the previous slide. The area designated for a possible bank teller drive through is outlined in blue. As I mentioned on an earlier slide, the drive through would have to come back in for site plan approval prior to issuance of a building permit. 28 Revised Office Building Site Plan - Lot 3 As I mentioned, there is currently only a Concept Plan approved for Lot 3, so the request is to also seek approval of a Site Plan, which is shown here. I’ve already gone over the floor area, parking and impervious coverage numbers. This plan is consistent with the Concept Plan on the previous slide. The area designated for a possible bank teller drive through is outlined in blue. As I mentioned on an earlier slide, the drive through would have to come back in for site plan approval prior to issuance of a building permit. 29 Façade Materials The proposed façade materials for the office building are shown here. As I covered in the changes to the S-P-2 regulations, a regulation has been added to allow painted concrete and metal as façade materials on the office building. 30 South Perspective Elastomeric coating Stone veneer Metal panels Cast Stone A rendering of the south elevation is shown here showing the locations of the stone veneer, elastomeric coating (painted concrete) metal panels and the cast stone over the windows. 31 South Perspective Here is a view without the material labels. The lobby is proposed to be two-story as can be seen through the glass over the entrance. All of the glass on the building will have the same reflectivity. The glass at the entrance is shown as clear on this rendering so that the interior lobby can be seen. 32 North Perspective This is a rendering of the north elevation with the same materials. 33 East Perspective The east elevation is shown here. 34 West Perspective And here is the west elevation. The proposed possible bank teller drive through would be in this area and the parking spaces adjacent to the building would be removed. Approval of a site plan will be required for the teller window and drive-through. 35 North Elevation ± 255’ The north elevation is shown here. The articulation provided on this façade is the same as on the south façade, to the S-P-2 regulation also applies to this elevation. The metal screen for the rooftop mechanical is visible on this elevation. The screen doesn’t count toward the vertical articulation since it is set back from the exterior façade of the building. 36 East Elevation Here is the east elevation. The east and west elevations comply with the articulation requirements. 37 West Elevation Here is the west elevations. 38 South Elevation ± 255’ ± 3.5’ Max. façade without articulation = (3 x height) = (3 x 61.5’) = 184.5’ Façade length without articulation provided = ± 255’ Minimum offset required = (15% of height) = (.15 x 61.5’) = 9.2’ Vertical offset provided = ± 3.5’ Here are the dimensioned elevations showing a height of approximately 61’ 6” feet to the predominant parapet wall height and 65 feet to the top of the architectural features. The north and south elevations do not meet the vertical articulation requirements in the Residential Adjacency Overlay district. As mentioned earlier, an S-P-2 regulation has been added to allow the articulation as shown. The maximum façade length without articulation is three times the height, which is three times 61.5’ or 184.5’. The required vertical articulation is 15% of the wall height, which is 15% of 61.5’ , or 9.2’. The articulation shown is approximately 3.5’. The metal panels cover approximately 17% of this façade not counting windows and doors, so the façade materials as shown comply with the 80% masonry required in the masonry ordinance, which allows concrete as a masonry material. No variance to the masonry ordinance is required. The S-P-2 regulation is to allow the painted concrete and the metal screening used for rooftop mechanical screen, which are not permitted in the Residential Adjacency Overlay district. The rooftop screen is not visible on this elevation. 39 Floor Plan Level 1 The next slides are the floor plans. The first floor plan is shown here. 40 Floor Plan Level 2 The second floor is shown here. You can see on this plan the portion that is open to the first floor at the entrance. 41 Floor Plan Level 3 The third floor is shown here. The applicant will be available to answer questions regarding leasing of interior space. 42 Floor Plan Level 4 And this is the fourth floor plan. 43 Tree Conservation Plan at 1st Reading 2/2/16 There are no changes to the approved Tree Conservation Plan with this request. The same two trees are shown to be removed on Lot 3. 44 Revised Tree Conservation Plan There are no changes to the approved Tree Conservation Plan with this request. The same two trees are shown to be removed on Lot 3. 45 Landscape Plan at 1st Reading 2/2/16 The Landscape Plan for lot 3 is shown here. As I covered before in the S-P-2 regulations, the applicant is requesting to not provide the required interior landscaping for the parking deck. 46 Revised Landscape Plan The Landscape Plan for lot 3 is shown here. As I covered before in the S-P-2 regulations, the applicant is requesting to not provide the required interior landscaping for the parking deck. 47 Variances Requested Approved March 4, 2014 1) The driveways do not meet the minimum required stacking depth of 150’. Approximately 17.6’ of stacking depth is shown on the N. Kimball Ave. driveway and 34.2’ of stacking depth is shown on the S.H. 114 driveway.   2) Subdivision Ordinance No. 483, Section 8.01(A), as amended, requires that every lot front on a public or a private street. A variance is requested to allow the lots to be configured as shown on the Concept Plan. Two variances were approved with the original zoning change and concept/site plan for Kimball Park. These variances will need to be reapproved with this request. 48 P & Z Action January 21, 2016; Approved (5-0) as presented subject to the staff report dated January 21, 2016 and Concept/Site Plan Review Summary No. 2, dated January 15, 2016, specifically approving the two variances noted in the staff report with respect to minimum required stacking depth and fronting on a public or private street, also noting that unless otherwise noted in the staff report, all previous conditions of the prior approval will remain in full effect. The Planning and Zoning Commission recommended approval of the item (5-0) as presented subject to the staff report dated January 21, 2016 and Concept/Site Plan Review Summary No. 2, dated January 15, 2016, specifically approving the two variances noted in the staff report with respect to minimum required stacking depth and fronting on a public or private street, also noting that unless otherwise noted in the staff report, all previous conditions of the prior approval will remain in full effect. 49