On November 15, 2018, the Local Planning Agency board unanimously approved the project.
The subject property, consisting of one undeveloped parcel, is 2.57 acres in size. The subject property is located on the west side of the U.S.1 (across from Windemere Point retail plaza). There is approximately 334 feet of frontage along U.S. 1.
The site was recently annexed into the City in 2017. The previously approved project is a stand-alone 16,800 square foot office/retail building. The applicant is requesting to modify the site plan and corresponding documents to allow 15,000 square foot retail located more centrally on the site. Specifications regarding site and building design are discussed below in the applicable sections. The project is intended to be developed in two phases.
The applicant is not applying for any new PUD conditions that have not already been granted by the original PUD approval in 2017. Staff notes two deviations to the code that were granted at that time, they include:
i. Reduction of the buffer distance from a designated wetland from 50 to 25 feet. The buffer distance from the 839 square foot designated wetland was previously 25 feet at minimum, with an average distance of 50 feet. This
mitigation was permitted by Land Development Code. The isolated wetland is being preserved, but due to its location, applying the full 50 feet buffer distance would prevent the full circulation of traffic around the proposed
building. Staff notes that amended site plan does locate the dumpster and building further away from the wetland than previously approved.
ii. Reduction of the required width of the sidewalks from 8’ to 6’. The proposed site plan retains the approved PUD waiver to allow 6’ internal sidewalks. The applicant is providing pedestrian connectivity to existing sidewalks along US Highway One to the building façade and to the access drive to the north of the property (which may connect with the proposed Savona development).
Staff notes that although the shape and location of the open space, landscaping and native upland is changing from the approved site plan, the sizes and quantities are not significantly changing. Staff notes that the applicant has divided the landscape plan into two phases. The first phase of development includes 49,538 square feet of landscaping. The entire site was approved with 58,370 square feet of landscaping. The site plan and landscape plan for the future phase of development must be approved via a major PUD amendment and will be required to show equivalent landscaping to make up this difference. The applicant is encouraged to utilize Low Impact Development (LID) planting in the retention area, such as littoral planting, or bio swales.
Staff has provided a condition of approval; however, staff recommends the applicant provide a landscape detail showing the dedication toward this goal of enhanced water quality.