HomeMy WebLinkAbout2004 01 - Updated Concept PlanCHESSER'S GAP
JANUARY 2004
(UPDATED)
CONCEPT PLAN FOR
A COMMERCIAL PLANNED
UNIT DEVELOPMENT
FOR
SEBASTIAN GENERAL PARTNERSHIP B.F.T.
PREPARED BY:
Schulke, Bittle & Stoddard, L.L.C.
11407 th Court, Suite F
Vero Beach, FL 32960
January 2004 Received
JAN 200-`
P&Z
Gpwih Mpi t.
TABLE OF CONTENTS
L
PRESENT USE
PLA14NIING OBJECTIVES
TOTAL SITE SUMMARY
TABLE T LAND USE
DEVEL PMENT SCHEDULE
ENVIRONMENTAL IMPACT/DRAINAGE PLAN
PUBIC FACILITY IMPACT STATEMENT
WASTEWATER
WATER
TABLE - ESTIMATED SEWAGE GENERATION
/ WATER DEMAND
RECREATION FACILITIES
ESTIMATED NUMBER OF SCHOOL AGE
CHILDREN
TRAFFIC INFORMATION
SU
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Modific4tion to Conceptual Development Plan - Narrative
Chessa�'s Gap (c) P.U.Q.
IXONF- ll
The proposed Chesser's Gap Commercial Planned Unit Development is located
on a tra t of land lying approximately 3.5 miles west of U.S. #1 and the Florida
East C ast Railroad on the south side of C.R. 512. The site comprises 58.1±
The C essar's Gap Planned Unit Development was given approval of the
conciept al development plan on February 25, 1987. The plan provided for a mix
of commercial and light industrial uses. Presently, approximately 20 + acres
has l be n developed, consisting of the completion of the Fleming Street
exte si n utility infrastructure and stormwater management facilities to serve the
dev lop ent areas, and several individual commercial sites. The remaining 38.1
+ acres are vacant land.
PLANNING
It was t e intent of the Sebastian General Partnership to create a Planned Unit
Development containing Commercial, Professional and Light Industrial uses
blended together in an aesthetically pleasing format. Since receiving approval,
the r roj ct has proceeded as planned with only minor deviations from its original
intent, yvhich included the development of a supermarket, an assortment of
speciali ed retail shops, offices, and high-tech light industrial uses.
Howve, since its approval, developments within the city and outside of the
Chessar's Gap project have necessitated modifications to this project.
• dhange the proposed use of site area No. 5 from light industrial to multi -
f mily residential with a maximum density of 8 units/acre.
Purs a t to the City of Sebastian code section 54-2-5.12, a maximum of 25% of
the re of a commercial P.U.D. may be allocated a residential use at up to 8
units ache. This is calculated as: 58.1± acres x 0.25 = 14.5± acres.
The
1
toning/justification for this modification is as follows:
ie development of Harbor Point subdivision and Collier Creek Estates
ibdivisions east of Chessar's Gap. These estate size residential
welopments are accessed via Fleming Street through Chessar's Gap. It
Auld not be appropriate to develop industrial uses on the eastern
)undary adjacent to the large single-family homes that abut Chessar's
ap. Therefore, the multi -family use would serve as an acceptable
1
i
i
transition from the single family to the more intense commercial office or
light industrial uses.
2. The City of Sebastian has commenced development of its industrial zoned
proper -ties at the airport. Therefore, opportunities for numerous industrial
developments are still available within the city.
3� Multi -family housing has been identified as a necessary alternative
hpusing that is needed within the City of Sebastian/North Indian River
! gounty area.
A breakdown of land use and buildings within the project is as follows (also, see
table, nI�xt page):
2
Total Site Summary
1987 2004
Tota
Sia
Area = 58.09 Acres 58.1 Acres
Tota
Si�e
Area L =
ess Fleming Street Extension 54.37 Acres 54.4 Acres
Gross
Site
F.A.R. = 0.42 0.42
Net
$ite
F.A. R. = 0.44 0.45
Maximurn
Building Area = 24.18 Acres 24.51 Acres
Mini
�IUT
Total Open Space = 15.33 Acres 16.38 Acres
Maxrul
Building Height = 35 Feet 35 Feet
2
3
i
LAND USE TABLE
ORIGINAL P.U.D.;
I
CONCEPTUAL
PIAN (1987)
UPDATED P.U.D. CONCEPTUAL PLAN (JAN. 2004)
SITE j1
1
SITE #1
PROPOSED
EXISTING
POLICE INSTITUTIONAL C'OMM
IAL
USE:
= COMMERCIAL
CONVENIENCE STORE W/FUEL
FUTURE COMMERCIAL
I
TOTAL AREA
=
1.38 AC
TOTAL AREA
= 1.40 AC
1.40 AC
PROPOSED MAXIMUM F{
R. #
=
0.50 AC
MAXIMUM FAR.
= 0.50 AC
0.03 AC
MAXIMUM BUILDING AREk
0.69 AC
MAXIMUM BUILDING AREA
= 0.70 AC
0.04 AC
MINIMUM 25% OPEN SFACE
I
=
0.35 AC
MINIMUM OPEN SPACE
= 0.35 AC (25%)
0.78 AC (57.1%)
SiTE J2
I
SiTE J2
PROPOSED
EXISTING
UBRARY 1NSTTMTONAL
OMMERCIAL
USE
= COMMUNITY FACILITIES/
COMMERCIAL
ELKS LODGE SOCIAL/CMC USE
FUNERAL HOM/CREMATORIUM (COMMERCIAL)
TOTAL AREA
=
3.20 AC
TOTAL AREA
= 4.00 AC
4.00 AC
PROPOSED MAXIMUM F
R.
=
0.50 AC
MAXIMUM FAR.
= 0.50 AC
0.09 AC
MAXIMUM BUILDING AIREk
1.06 AC
MAXIMUM BUILDING AREA
= 2.00 AC
0.38 AC
MINIMUM 25% OPEN SIACE
=
0.80 AC
MINIMUM OPEN SPACE
= 1.00 AC (25%)
2.11 AC (520%)
SITE J3
SiTE 13
PROPOSED
EXISTING
COMMERCIAL RETAIL
USE:
= COMMERCIAL/RETAIL/
BANK, GROCERY, SPECIALTY RETAIL, SCHOOL
COMMUNITY FACILITIES
FUTURE COMMERCIAL
TOTAL AREA
=
20.10 AC
TOTAL AREA
= 20.60 AC
20.60 AC
PROPOSED MAXIMUM F
R.
=
D.35 AC
MAXIMUM FAR
= 0.35 AC
0.07 AC
MAXIMUM BUILDING
=
7.04 AC
MAXIMUM BUILDING AREA
= 7.21 AC
1.42 AC
MINIMUM 25% OPEN SlACE=
5.02 AC
MINIMUM OPEN SPACE
= 5.15 AC (25%)
14.21 AC (697.)
SITE p4
1I
SiTE 14
PROPOSED
EXISTING
PROFES90NAL OFFICE
lomm
IAL
USE:
= PROFESSIONAL OFFICE/
N/A - NO EXIST. DEVELOPMENT
COMMERCIAL/LIGHT INDUSTRIAL
TOTAL AREA
=
7.22 AC
TOTAL AREA
= 9.70 AC
PROPOSED MAXIMUM F
R.
=
0.50 AC
MAXIMUM FAR
= 0.50 AC
MAXIMUM BUILDING AREk
3.61 AC
MAXIMUM BUILDING AREA
= 5.20 AC
MINIMUM 25% OPEN STACE
=
1.80 AC
MINIMUM OPEN SPACE
= 3.60 AC (259,)
SiTE 15
SiiE #5
PROPOSED
EXISTING
UGHT INDUSTRIAL
USE
= RESIDENTIAL MULTI -FAMILY
N/A - NO EXIST. DEVELOPMENT
AT 8 UNiTS/ACRE
TOTAL AREA
=
17.10 AC
TOTAL AREA
- 14.50 AC
PROPOSED MAXIMUM FAR.
=
0.50 AC
MAXIMUM FAR
= 0.50 AC
MAXIMUM BUILDING AREk
8.55 AC
MAXIMUM BUILDING AREA
= 7.30 AC
MINIMUM 25% OPEN SFACE
=
3.42 AC
MINIMUM OPEN SPACE
= 3.63 AC (257)
SiTE J6
SiTE 16
PROPOSED
EXISTING
PROFESSIONAL OFFICE
OMM
CIAL
USE
_ PROFESSIONAL OFFICE
COMMERCIAL
N/A NO EXIST. DEVELOPMENT
TOTAL AREA
1
4.63 AC
TOTAL AREA
= 4.20 AC
PROPOSED MAXIMUM F
R.
=
0.50 AC
MAXIMUM FAR.
= 0.50 AC
MAXIMUM BUILDING AREK
=
2.32 AC
MAXIMUM BUILDING AREA
= 2.10 AC
MINIMUM 25% OPEN SPACE
=
1.16 AC
MINIMUM OPEN SPACE
= 1.05 AC
SITE J1
SiR 17
PROPOSED
EXISTING
FLEMING STREET THROJGHFARI
EXTENSION
USE
= FLEMING STREET
FLEMING STREET
THROUGHFARE ERTEN
THROUGHFARE ERTEN
TOTAL AREA
=
3.72 AC
TOTAL AREA
= 3.70 AC
3.70 AC
PAVED AREA
=
1.12 AC
PAVED AREA
= 1.10 AC
1.10 AC
OPEN AREA
=
2.60 AC
OPEN AREA
= 2.60 AC
2.60 AC
+ FAR. (FLOOR -TO -AREA
RA
IS DEFINED AS
A STRUCTURES GROSS
�A
AREA (GIA)
DIVIDED BY THE TOTAL
M
EA.
3
DEVELOPMENT SCHEDU
Devto ment began in the late 1980's, and over 20 acres has been developed. It is
anti ipa ed that the remaining 38 acres will be developed by 2009.
ENVIRONMENTAL IMPACT/DRAINAGE PLAN
Prioto development, there were not any environmentally sensitive areas or
wetland areas on the project site. The earthwork, clearing and grading, as well
as a mister wet detention (lakes) stormwater management system has been
cons ru4ted to accommodate the environmental/stormwater requirements of the
entire 58.1 -acre project at build -out. All disturbed areas were grassed and
stabi�liz�d, and the system is presently operating as permitted.
Approximately thirty-three percent (33%) of the gross site is to be used as
grassed areas for runoff. As the remaining sites are developed, best
management practices including grass overflow areas, erosion control measures
(sed met fences, hay bales, seed/mulch) will continue to be implemented, and
willav a beneficial impact on the water resources in the area, including the
opp rtu ity for recharge.
Landsc'pe buffers have been established to provide both noise and sight
buffers. Mounds of earth with tree and shrub plantings are also utilized. The
existing vegetation along the east, west and south property lines has been
maintair ed as much as practicable. Whenever possible, existing trees within the
prof ct pre maintained.
The Jesign of the stormwater management system is such that the runoff from a
twenty-five (25) year storm is retained on-site with provisions for an overflow,
thus providing a detention time that will allow the collected stormwater to be used
to re h rge the surficial aquifer and to make provisions for use of the stormwater
for non -potable irrigation water, if desired.
The pro osed modification to the plan, changing 14.5 acres of industrial use to
resid nt al use will decrease expected run-off discharge rates and pollutant
loadi g, as significantly less impervious area is anticipated, as large parking,
loadi ig and truck access areas will not be needed. Also, there is less chance for
any i d stria) wastes/accidents to occur.
ACILITY IMPACT STATEMENT
Wastewater
The project wastewater collection system infrastructure has been
installed, and is tied into the Indian River County utility system, and
pumped to the "I.R.C. Central Wastewater Treatment Plant". The site
is estimated to generate a maximum of 101,126 gpd at build -out.
4
The Indian River County "Central WWTP" has a 2.0 MGD capacity,
and is currently operating at 1.5 MGD+. Additional capacity is provided
by the "North WWTP" at 0.85 MGD. This plant is currently not in
operation, but could be brought on-line when needed.
The project water distribution system has been constructed, and is tied
into the Indian River County water distribution system, which is served
by both the "North and the South R.O. Water Treatment Plants". The
size is estimated to demand a maximum of 101,126 gpd at build -out.
The "I.R.C. North/South R.O. W.T.P" permitted capacity is 12.1 MGD,
and is currently operating at 6.5 MGD+.
5
Site 1
Site 2
Site 3
Site 4
Site 5
Site 6
Flow rates are t
Assumptions m
floor area ratios
In actuality, alto,
*1 A 5(
*2 Thei
*3 Thei
*4
*5
on/Water Dema
Pump
Rate
Total
Use
Unit
Quantity
gpd
gpd.
ce -
Bathrooms
2
250
500
Restaurant*'
Seats
50
20
1,000
-
sf
10,000
0.15
1,500
e -
Patron
200
25
5,000
-
sf
48,560
0.1
4,856
-
sf
5000
0.15
750
Retail*2
sf
78,135sf
0.1
7,814
Office *2
sf
78,135sf
0.15
11,720
Retail*3
sf
78,408
10
7,841
Office *3
sf
78,408
0.15
11,761
Industrial*3
sf
56,628
1
5,663
Multi -Family *4
unit
116
250
29,000
Office -5
sf
91,476
0.15
13,721
Total 101,126 gpd
>ed on published data in 64E-6 F.A.C.
e for proposed uses are only an estimate using worst case (most demanding uses) assuming allowable
-.A R.).
ible F.A.R.'s are not typically achieved.
eal restaurant is assumed. A fast food restaurant had considered developing next to the convenience store.
is 0.25 acres of undeveloped area. Assuming 1/2 is retail and 1/2 is office, and a 0.35 F.A.R.
is .7 + acres of undeveloped area. Assumptions made are:
Retail: 3.6 acres
Office: 3.6 acres
Industrial: 2.6 acres
F.A. R. = 0.50
a ily = 14.5 acres x 8 units/acre = 116 units
is .20 acres + of undeveloped property. It is assumed to be developed at 100% office, with a F.A.R. of 0.50.
iD
Recreation Facilities
The Green areas around the professional office area adjacent to the
lakes will be equipped with facilities such as benches and tables for the
employees of these buildings.
It is anticipated that recreation facilities will be provided within the
newly designated residential area. This will be a site specific design
consideration that will be addressed upon submittal of a formal site
plan for the residential area.
Estimated Number of School Age Children
Assuming 1 child/household, it is estimated that 116 school age
children may be "generated" by the development of the 14.5 -acre
residential area. At present time, I.R.C/ City of Sebastian does not
require funding of the school board ("impact fees"). At this time, the
I.R.C. School Board has indicated they have sufficient capacity.
Traffic Information
During the development of the preliminary plan, a detailed traffic study
was performed. This was required as a part of the development
order/approval (resolution no. R-90-46) for the preliminary
development plan for the "Commercial Planned Unit Development". As
a result, the developer was required to construct certain traffic/roadway
improvements as outlined in the traffic study, including a traffic light,
right turn lane and left turn lane at the intersection of Fleming Street
and CR 512. These improvements have been constructed. The
development has progressed in accordance with its original intent,
without significant deviations. The proposed modification, changing
14.5 acres from light industrial to residential multi -family is expected to
decrease traffic impacts:
• Industrial: 14.5 acre x 43,560 x 0.50 F.A.R. x 7.0 ADT/1,000 = 2,211 ADT
Assuming a F.A.R. of 0.50.
Using a more realistic F.A.R. of 0.20, the trips generated are:
14.5 x 43,560 x 0.20 F.A.R. x 7.0 ADT/1,000 = 885 ADT
• Residential: 14.5 acre x 8 units/Acre x 60.1 ADT/unit = 707.6 ADT
The residential use change generates less traffic then any anticipated
industrial uses. Also of importance is that the number of heavy vehicle
traffic trips (trucks, deliveries, etc.) will be reduced dramatically.
7
Because the actual impact has been reduced, additional study is
unwarranted.
SUMMARY
The Chessar's Gap commercial P.U.D. has been an asset to the
community, providing centralized commercial and retail opportunities
for city residents. The project has developed in accordance with its
original intent, and proposed changes outlined herein have been
shown to have acceptable or lower impacts to public facilities, and is
consistent with and in consideration of developments outside of this
project but within the city.
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