REVIEW COMMENTS
,
6.B.l
HIGH RIDGE COMMERCE CENTER
#2 (CDPA 02-002)
COMMUNITY DESIGN PLAN APPEAL
DEVELOPMENT DEPARTMENT
MEMORANDUM NO, PZ 02-289
STAFF REPORT
PLANNING AND DEVELOPMENT BOARD AND CITY COMMISSION
FROM:
Chairman and Members
Planning and Develoflent Board
Michael W. RumpfOQ1f./
Planning and Zoning Director
TO.
DATE
December 9, 2002
SUBJECT.
High Ridge Commerce Center #2 - CDPA 02-002
Appeal from Chapter 9 - Community Design Plan (Overhead Doors)
NATURE OF REQUEST
Winston Lee of Winston Lee & Associates, Inc., agent for Levitt Commercial (see Exhibit "A" - Location
Map), is requesting approval of a Community Design Plan Appeal to allow overhead bay doors to face High
Ridge Road (see Exhibit "B" - Proposed Elevations) This appeal is being submitted in conjunction with a
site plan application (NWSP 02-019).
BACKGROUND
The applicant proposes to construct two (2) single-story light industrial/manufacturing buildings with future
mezzanine areas for a total of 139,500 square feet on a 10 4-acre parcel. According to Chapter 9 -
Community Design Plan of the City's Land Development Regulations, High Ridge Road is listed as a
roadway where building elevations shall not display overhead bay doors. Due to their high degree of
visibility, these major roadways within the City are subject to higher standards related to building
appearance
ANAL YSIS
This subject property is located north of Gateway Boulevard on the west side of High Ridge Road, directly
south of Miner Road. The restriction of not allowing the bay doors to face High Ridge Road is predicated
on the concept that the roadway is very visible and that overhead bay doors are unsightly High Ridge
Road, as well as the other roadways listed in Chapter 9, Section 11.J. of the Land Development
Regulations. are considered entrances into the City. Buildings located on these roadways should be held
to a higher level of architectural standards The neighboring properties on the east side of High Ridge
Road are either zoned Light Industrial (M-1) or Planned Industrial Development (PID) Furthermore. the
City Commission recently approved abutting property to the south for townhouses (Quantum Park & Village
North - SBMP 02-002)
The City Commission recently approved a similar Community Design Appeal to allow overhead bay doors
to face High Ridge Road for a property located south of Gateway Boulevard. In that project (Quantum Park
Lots 73-76 - CDAP 02-001). the applicant only needed overhead bay doors on one (1) building side They
chose the west building fayade Staff analysis recognized that the building would have been much more
visible (to a greater number of vehicles) on Interstate 1-95 than High Ridge Road This was because the
property was located at the terminus or "dead-end" of High Ridge Road The analysis also acknowledged
that the overall number of vehicles traveling on High Ridge Road was far less than the sheer volume of
traffic on Interstate 95 and that the impact to High Ridge Road would have been minimal due to the isolated
nature of High Ridge Road at the subject location
Page 2
Memorandum No PZ02-289
High Ridge Commerce Center #2
COPA 02-002
The applicant has suggested that for industrial projects, the market demands a high number of smaller-
sized (2,000 square feet) tenant spaces In deference to this demand, the applicant is proposing tenant
bays (with overhead bay doors) on both the front and rear sides of the building; in this case, the east and
west sides of the buildings
For this particular project, the Design Appeal process is appropriate due to the unique characteristics and
constraints of the subject property. One site constraint is that the subject parcel is long and narrow for an
industrial user. The second design problem is that 25% of the subject site must be set aside for
preservation of the A-rated Scrub habitat on the western portion of the property, which creates an even
more narrow lot. This lack of depth hinders the developer from constructing the buildings in a way so that
the orientation of the overhead bay doors could be directed towards the north or south. Also, the required
preserve area is located along the western fringe of the property. The overhead bay doors could have
been effectively screened from public view on High Ridge Road had the preserve area been located along
the eastern quarter. The preserve area not only reduces the lot's total buildable area resulting in less
opportunities for compliant building design, but its location on the western portion of the lot does not help
facilitate the screening of the overhead bay doors that face toward the east.
The Land Development Regulations do not specify types of trees required in landscape buffers adjacent to
rights-of-way. To buffer the overhead bay doors, the applicant proposes to install shade trees rather than
palm trees within the front landscape buffer adjacent to High Ridge Road. Also, the regulations require the
trees be spaced / installed a maximum of one (1) tree per every 30 linear feet. The landscape plan will
exceed the minimum standards by proposing a 20-foot tree spacing Hence, the proposed tree types and
spacing demonstrates the applicant's willingness to meet the intent of the Land Development Regulations
(screening of overhead bay doors)
During the site plan review process, the applicant agreed to reduce the number of overhead bay doors that
are proposed to face High Ridge Road Furthermore, the design of the east fayade (facing High Ridge
Road) has been greatly enhanced The bay doors will be recessed approximately five (5) feet from the
front of the building and will be painted to match the main wall color of the building. This gives the
impression that the bay doors will "blend" into the fayade. Slatted "Key West" type awnings are proposed
above all windows and architectural elements have been added to the main pedestrian entries facing High
Ridge Road. The east elevations show that each entry feature will be enhanced with "knock-out" panels to
be installed at the proposed mezzanine level. This will allow each prospective tenant to either retain the
panels as-is or to saw-cut the panels in favor of installing windows without disturbing the integrity of the
reinforcement bar. The legs of the spandrel panel will have multiple score lines and a small planter will be
installed at their base Finally, the varying heights of the parapet wall will draw the eye's attention away
from the bay doors
RECOMMENDATION
Staff recommends approval of this request to locate the overhead bay doors on the east building fayade.
Any conditions recommended by the Board or City Commission shall be included in Exhibit "C" Conditions of
Approval
xc' Central File
S:\Planning\SHARED\WP\PROJECTS\High Ridge Commerce Park All Folders\High Ridge Commerce Ctr #2\CDPA 02-002\staff report.doc
Location Map
HIGH RIDGE COMMERCE CENTER #2
EXHIBIT "A"
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KEI/I/f:rH R. CARLSON - ARCHITECT P A.
HIGH RJDCE CO/llIIERCE CEN'I'CR NO. 2
WI6~ IGilDCoE ANO MINER ROADS
eoYNTON eJI!!'ACJ.l. ill.OlCtlCA
ON! 1LE6T c:.N'QNO IlIEAL. 5UlTl! 2.
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EXHIBIT "C"
Conditions of Approval
PrOject name HIgh RIdge Commerce Center #2
File number: CDP A 02-002
Reference' 2nd reVIew plans identified as a New SIte Plan wIth an December 3. 2002 Plannmg and Zomng
Department date stamp markmg.
DEPARTMENTS INCLUDE REJECT
PUBLIC WORKS - General
Comments: None
PUBLIC WORKS - Traffic
Comments. None
UTILITIES
Comments None
FIRE
Comments. None
POLICE
Comments None
ENGINEERING DIVISION
Comments' None
BUILDING DIVISION
Comments. None
PARKS AND RECREATION
Comments. None
FORESTER/ENVIRONMENTALIST
Comments: None
PLANNING AND ZONING
Comments: None
COA
12/09/02
2
DEPARTMENTS INCLUDE REJECT
ADDITIONAL PLANNING & DEVELOPMENT BOARD COMMENTS:
Comments
1. To be determmed.
ADDITIONAL CITY COMMISSION COMMENTS:
Comments'
2. To be determmed.
MWRlel]
S:\Planning\SHARED\WP\PROJECTS\High Ridge Commerce Park All Folders\High Ridge Commerce Ctr #2\CDPA 02-002\COA.doc