CONCEPT PLAN PROPOSAL
FROM: J.B. Culpepper, Planning Director
Gene Poveromo, Planning Manager
SUBJECT: Concept Plan: Village Plaza Office and Retail Project at 141 South Elliott Road
(File No. 9799-14-8584)
DATE: June 16, 2008
INTRODUCTION
Attached is a proposal for a Concept Plan for the Village Plaza Office and Retail Project. The applicant’s proposal involves a modification of the Village Plaza Special Use Permit approved by the Town Council on January 27, 2003. The Special Use Permit encumbers two adjacent lots: property owned by Eastern Federal Company and property owned by Mark Properties. The Eastern Federal Company property is currently vacant. Mark Properties contains the southern portion of the Village Plaza Shopping Center. The Council has the opportunity tonight to hear this applicant’s presentation, receive a set of comments from the Community Design Commission, hear public comment, and offer suggestions to the applicant for consideration as further plans are drawn. At the conclusion of the evening’s discussion, we recommend that the Council adopt the attached Resolution transmitting comments to the applicant.
Background
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February 5, 2002 |
An application for a Special Use Permit was submitted to expand Village Plaza Theaters. |
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January 27, 2003 |
The Special Use Permit was approved for Phase I (demolition of the existing theater) and Phase II (construction of a 10-screen theater with 1,600 seats). |
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September 11, 2003 |
A Demolition Permit for the Village Plaza Theaters was issued. |
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January 26, 2004 |
The Council granted expedited review to Village Plaza Theaters for an application to modify the 2003 Special Use Permit regarding improvements to Driveway “D.” |
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The work associated with the driveway improvements was never begun. |
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April 16, 2008 |
The Community Design Commission reviewed a Concept Plan on for an Office-Retail Project with 58,193 square feet of floor are proposed for three buildings. |
Summary Minutes from the April 16, 2008 Community Design Commission meeting are attached. The proposal reviewed by the Community Design Commission is identical to the proposal before the Council tonight.
The Land Use Plan, a component of the Comprehensive Plan, identified the site as Commercial. The site is currently vacant; the Village Plaza Theaters have been demolished. The Village Plaza Shopping Center exists on both sides of the vacant theater site.
PROJECT DESCRIPTION
This Concept Plan proposal is for an office and retail development. The proposed project includes 58,193 square feet of floor area for: 1) two buildings on the Eastern Federal site, and 2) one building on the Mark Properties site. The largest building is proposed on the Eastern Federal site, previous location of the Village Plaza Theater. A 3-story building is proposed to contain 54,000 square feet of floor area in two separate structures connected on the second and third floors. An open air plaza is proposed between the two connected sections of the building at the ground level. Retail area is proposed on the first floor. The second and third floors are proposed for office use.
Two single-story outbuildings are proposed along S. Elliott Road. One on the Eastern Federal site is proposed to contain 2,193 square feet of floor area. The other building on the adjacent property owned by Mark Properties is proposed to contain 2,000 square feet of floor area.
The applicant proposes 80 parking spaces using existing parking spaces on the Village Plaza site and redesigning adjacent parking spaces on the Whole Foods. The 10.9-acre site is located in the Community Commercial (CC) zoning district. The site is identified as Orange County Parcel Identifier Numbers 9799-14-8584 and 9799-24-2361.
ELEMENTS OF REVIEW
The Town Council and Community Design Commission, in examining Concept Plan proposals, are to consider the various aspects of design, with special emphasis on whether the proposed development is consistent with the Town’s Design Guidelines and the Goals and Objectives of the Town’s Comprehensive Plan.
The Concept Plan review process does not involve staff evaluation of the proposal. Review of the submitted Concept Plan is conducted by the Community Design Commission and, in some instances, the Town Council.
Pursuant to the provisions of Section 4.3 of the Town’s Land Use Management Ordinance, tonight’s Concept Plan review affords Council members the opportunity to provide individual reactions to the overall concept of the development which is being contemplated for future application.
RECOMMENDATION
We recommend that the Council review this Concept Plan, receive comments from citizens, and adopt the attached Resolution transmitting comments to the applicant.
ATTACHMENTS
