STAFF REVIEW Deerfield Township Community Development Department To: From: Hayfaa Wadih, AICP Lois McKnight, AICP Meeting Date: April 13, 2015 Re: Stage 2, Final Detailed Plan for Lot #41 at Arbor Square North Case #2015-45 General Information Applicant: Owner: Engineer: Location: Project: Size of Tract: Existing Zoning: Cincinnati United Contractors, LLC. Cincinnati United Contractors Evans CivilPro Engineers, LLC North of Socialville Foster Road Stage 2 Final Detailed Plan for Office Buildings 2.834 Acres O/W PUD Surrounding Zoning and Land Use: North: South: East: West: Light Industrial (I-1) in Mason Agricultural with a Single Family Residence Office Warehouse (O/W) PUD Retail and G-B PUD Life Time Fitness Office Warehouse (O/W) PUD Office Office Warehouse (O/W) PUD Office 1
Aerial Image of Subject and Surrounding Properties Source: Deerfield Township Community Development Department. History October 24, 2005: December 5, 2006: October 7, 2008: Township Trustees were unable to vote on the proposed development due to conflict of interest of some board members. Subsequently, the court upheld that the development can be approved as recommended by the at their meeting on August 2004. The proposed development was for an office park which consists of four buildings 24,000 square feet each. A letter from the former law director of the Township in which he interpreted the Magistrate s Decision of June 15, 2005 and recommended that the review for any future developments should follow the normal procedure as recommended by the on August 2004. One story medical office building/dermatology was approved. One two story office building was approved. 2
March 1, 2011: One story day care and one story dental office were approved on two separate lots. In summary, the early approval was for one story four office buildings, today there are already four buildings three of which one story and one two story. The development on the property subject to the review today was envisioned to be two story building. The proposal is for one story building. The reason is that the owner of the building to the east business is prospering and is interested in purchasing the land to expand the business into an Advanced Dermatology. The building is designed similar to the existing one the Dermatology Medical building. Project Description Submission for the Stage 2 Final Detailed Plan Approval includes a set of nine (9) drawings including a Location Plan, Utility Plan and Grading Plan, Erosion Control Notes and details, Landscape Plan, Elevations Plan and Photometric Plan. The site plan illustrates one story building of 11,840 square feet on a parcel of 2.834 acres an approximate 148 x 80 footprint in area. The building is to be located on Lot 41 in the Arbor Square north and to be used for an Advanced Dermatology. The building setbacks vary along the property lot line to the north between 40 feet to 50 feet and 48 feet from the property lot line to the west. Those setbacks are measured; therefore the numbers might be approximate. Access to the development is via an existing curb cut off Socialville Foster Road 24 feet in width. Interior access ways of 24 feet in width are proposed. An existing drainage easement is noted on the plan to the north of the property. All other private utilities easements are noted on the plan as well. An existing stormwater management pond is shown to the east of the building. An existing access easement of 25 feet is noted on the plan to connect the development to the adjacent properties to the east and to the west. Subsequently, the plan shows the removal of the dumpster pad on Lot#20 to allow such connectivity to the building to the east, replacing it with a new concrete pad on lot#20. A new dumpster pad 12 feet by 25 feet is also proposed for lot#41 to the northwest corner of the lot. A total of 103 parking spaces (9 x18 ) are proposed including four (4) accessible parking spaces. Some of the parking spaces are proposed along two sides of the building to the west and south. A pedestrian space of 5 feet wide is shown between the parking spaces and the building to the south and west sides of the building. Utility plan shows that stormwater management is addressed via two (2) catch basins routing the stormwater to the pond to the northeast corner of the site. The utility plan also shows that sanitary and water service will be serviced by the public mains along Socialville Fosters Road. 3
The grading plan illustrates moderate to gentle slopes toward the pond to the east of the subject property. The landscape plan shows a buffer yard along the north side of the property lot line varies in width. The buffer yard consists of six (6) Red Maple of 2 ½ inches caliper planted 35 feet on center and shrubs of Leatherleaf Viburnum 36 inches in height. A Landscaped isle is in the middle of the parking lot area consists of six (6) Riverbirch trees and 10 Compact Burning Bush. Landscaped isles are also proposed at the perimeter of the parking spaces. Foundation plantings are provided along the west and east sides of the building. Green perimeter is shown along the parking spaces but no planting is provided. The photometric plan indicates two (2) double head poles and three (3) one head poles in the parking area. The maximum illumination level shown is eight (8) foot candles and the minimum is 0.1 foot candles. The elevations drawings show one story building with a gable roof. The building materials are not noted but applicant stated that the materials shall be identical to the existing Dermatology building to the east. Agency Comments The Zoning Certificate will not be issued prior to receiving all Warren County Agencies and Township Fire Rescue letter of approval. Staff Findings The plan was reviewed in light of the approved PUD conditions and the Deerfield Township Zoning Resolution (the-dtzr). Parking and Access The curb cut off Sociallville Foster Road exists to the office park; however, Warren County Engineer s review and approval is required. The plan noted two different total numbers of the parking spaces. Staff contacted the applicant who stated that the number is 103 parking spaces including four (4) accessible parking stalls. Deerfield Township Zoning Resolution (DTZR) requires a minimum of one parking space for each 400 square feet of floor area for Office; 30 parking spaces for this development. The proposed number of 103 parking spaces is in excess of the required minimum. Applicant justified the number of parking by stating that the building is going to be 100% medical Advanced Dermatology which needs around 8 stalls per thousand square feet of building. They continually run into issues with not having enough parking at their current facility, so there were very concerned about having adequate parking with this new building. 4
Staff finds that justification acceptable and the provided parking is necessary to afford the success of the business. The parking spaces shall be approved as proposed; however, a revised site plan showing the right number of the parking is required with the submittal to obtain a Zoning Certificate. Landscape and Open Space Stage 2 approved condition # 6.b. & c. for Arbor Square North required the following: b. Perimeter landscaping for parking lot along north and east line shall include a row of A type tree @ 30 on-center along with a row of bushes @ 3 on-center. At the time of planting, the trees shall be minimum 2.5 caliper and bushes shall be minimum three (3) feet high. Parking lot landscaping islands shall constitute minimum 5 square feet for every 100 square feet of vehicular use area. There shall be minimum 1 tree per 5,000 square feet of impervious area planted in the parking lot landscaping islands. Additionally, the-dtzr requires a 10% of the paved area shall be landscaped. There is 42,400 square feet of paving area and 4,240 square feet of landscape area is provided. In order for the plan to be in compliance with Stage 2 approved condition, the trees in the buffer along the north side of the property lot line shall be planted 30 feet on center. The-DTZR requires vehicular uses area to maintain perimeter planting strip along adjacent private property line with an average width of eight feet unless the vehicular use area is adjacent to or a continuation of a vehicular use area on an adjacent property. According, the perimeter buffer around the parking spaces to the west side of the property shall be planted with ever green shrubs. Photometric Plan A total of five (5) light poles are proposed in the parking lot. The photometric plan illustrates adequate distribution of light throughout the site. A minimum illumination level of 0.5 foot candles is shown in all vehicular use areas and pedestrian pathway as required. The maximum illumination level shown is 8.7 foot candles and the minimum is.2 foot candles. The photometric plan is approved as presented. However, the plan did not show the height of the light pole and staff recommends the pole height not to exceed 24 feet in height from grade level. Elevation Elevation design meets the Design Standards of Arbor Square requirements as well as the developments in the adjacent properties. Building materials was not noted and it shall be a mix of stone and brick to match the existing buildings to the east and west. Miscellaneous Issues Compliance with the reservation of easements as stated in the Arbor Square North, Declaration of Covenants, Conditions and Restrictions and Reservation of Easements 5
Action The shall approve or approve with modification the submitted Final Plan PUD for the Advanced Dermatology in the Arbor Square North based on Section 5.05 C of Deerfield Township Zoning Resolution, unless additional information is deemed necessary to make an informed decision. In the event of approval, staff recommends the following conditions: 1. Adherence with all prior approved conditions and Resolutions applicable to the Arbor Square Development, except as herein modified. 2. Prior to the issuance of Zoning Certificate, site access and interior circulation by the Warren County Engineer, in conjunction with the Deerfield Township Fire Rescue, is required. 3. Prior to the issuance of Zoning Certificate, a letter of approval of stormwater management and compliance with the Rules and Regulations for the Design of Stormwater Management Systems, as determined by the Warren County Engineer, is required. 4. Compliance with the Ohio Environmental Protection Agency (OEPA), National Pollutant Discharge Elimination Systems (NPDES) permit for stormwater discharges associated with construction. 5. Prior to the issuance of the Zoning Certificate, approval of an erosion and sediment control plan including pretreatment and/or extend detention, in compliance is required by the Warren County Soil & Water Conservation District. 6. Prior to the issuance of Zoning Certificate, applicant shall secure and submit a letter of approval from Deerfield Township Fire Rescue. 7. The number of parking of 103 is approved as proposed. A revised plan shall be submitted showing the correct number of parking spaces with the submittal to obtain the Zoning Certificate. 8. The Board is to grant Deerfield Zoning Inspector the authority to review signs for the development. Or if they chose to approve as a Minor PUD Modification, then this condition is to modified accordingly 9. All roof-top mechanicals and light wells shall be screened from public view by parapet walls and from the right-of-way. 6
10. Dumpster enclosure material and color shall match the building material and color. 11. The photometric plan is approved as proposed. Outdoor lighting shall comply with DTZR Section 6:02. Light pole shall not exceed 24 feet in height from the ground level. 12. Compliance with the Warren County Subdivision Regulations, as applicable. 7