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HomeMy WebLinkAbout2009 08 10 Regular 605 Ladybird Academy Final EngineeringCITY COMMISSION AGENDA ITEM 605 Consent Information Public Hearin Re ula X August 10, 2009 Meeting MGR. /Dept. ~ REQUEST: The Community Development Department requests the City Commission consider the Ladybird Academy final engineering site plan and the associated development agreement/zoning restriction modification. The site is located on the north side of SR 434, immediately east of the South Seminole Christian Church and south of the Barrington Estates subdivision. PURPOSE: To review and approve the final engineering/site plan and associated development agreement/notice of zoning restriction modification for the 8,464 square foot (S.F.) single story daycare or pre-school, on a 1.756 acre site abutting the South Seminole Christian Church to the west, the 10 foot wide Seminole Trail easement and Barrington Estates subdivision to the north, and the undeveloped 20 foot wide Beacon Street right-of--way (ROW) to the east. The site is subject to the SR 434 New Development Overlay Zoning District regulations (sections 20-463 through 20-474) and an existing development agreement/notice of zoning restriction, limiting building height to 35 feet. The overlay zoning district design standards will govern development within the corridor and will control where conflicts between code provisions occur (Section 20-462). APPLICABLE ZONING & FUTURE LAND USE DESIGNATION: Zoning: C-1, Neighborhood Commercial; SR 434 New Development Overlay Zoning District Future Land Use Designation: Commercial APPLICABLE LAW: Chapter 163, F.S. Chapter 166, F.S. Comprehensive Plan Chapter 5 (Code), Tree Protection and Preservation. Chapter 9 (Code). Land Development. Chapter 20 (Code). Zoning. Development Agreement/Notice of Zoning Restriction August 10, 2009 Regular Item 605 Page 2 of 4 CONSIDERATIONS: OVERVIEW: The 1.756 acre former home-site with numerous trees, including two (2) specimen trees, is located on the north side of SR 434, immediately east of the South Seminole Christian Church. It has a Commercial Future Land Use designation, C-1 zoning, and lies within the SR 434 New Development Overlay Zoning District. To the north is a 10 foot wide Seminole Trail easement and Barrington Estates, while to the east is the unimproved 20 foot wide Beacon Street ROW. The site was annexed into the City with the adoption of Ordinance No. 2007-O1, on February 26, 2007. A Development Agreement/Notice of Zoning Restriction was executed on Apri19, 2007, limiting the maximum building height at this location to 35 feet, in contrast to the provisions of Section 20-464 of the City Code (which would otherwise allow a maximum building height of 55 feet). Preliminary site plan review was approved by the Commission on October 27, 2008, subject to conditions. ENVIRONMENTAL ISSUES: The site is located outside of the 100 year floodplain, does not include wetlands (it is outside of any required upland buffer from a nearby wetland, located on the property to the east), and there is no evidence that it is habitat for any listed animal species. Two (2) specimen trees will be removed. ACCESS & TRAFFIC: The site plan depicts direct access to and from SR 434. The project required a traffic study (Transportation Element policies 1.1.3 & 1.11.2) to determine if the accessed roadways and intersections have adequate capacity to handle the additional traffic from the day care at an acceptable level of service. The applicant's traffic study was approved by City staff. Based on the traffic study and FDOT ROW permit requirements, the applicant is providing a center left hand turn lane, associated lane tapers, and related infrastructure improvements. Cross access to the east and west, as well as to the SR ROW, is being provided, as required by the Comprehensive Plan and Section 20- 472 of the City Code. The adjacent 20 foot wide Beacon Street ROW is an unimproved City ROW. The City has no plans to develop it as a roadway, although the Public Works director has noted its potential future role for utility extension/connection. PARKING: The City Code does not specify how many parking spaces a daycare or pre-school facility must provide, so it is the applicant who must demonstrate that the proposed number of parking spaces and the vehicular circulation (particularly the vehicle stacking area) will work for a facility. This is typically done by demonstrating that a similar sized facility in a nearby community functions safely and efficiently under similar conditions. The applicant proposes 32 permanent parking spaces (2 handicap accessible and 4 temporary, until cross access is accomplished with the adjacent parcels, pursuant to Section 20-472 and the Comprehensive Plan). The cross-access easements need to be paved all the way to the site boundaries, for future connection when the adjacent properties to the east and west develop or redevelop (respectively). There is a porte cochere in front of the building with two 12 foot wide one- way aisles, one aisle for drop-off and pickup and the other aisle as a by-pass around the drop-off aisle. The rest of the vehicle accommodation area has 24 foot wide 2-way drive aisles. The applicant has indicated that the number of proposed parking spaces is consistent with existing Ladybird facilities which do not experience parking problems. The parking proposal was examined in more detail and determined acceptable, as a part of the final engineering process. 2 August 10, 2009 Regular Item 605 Page 3 of 4 UTILITIES: The applicant must extend the existing 12 inch potable water main and 6 inch sanitary sewer force main along the SR 434 ROW from in front of Barrington Estates to the eastern boundary of the development site. Potable water to the adjacent South Seminole Christian Church, which is not located within the City, is provided by the City of Oviedo. The applicant has been asked to oversize (and be compensated for the cost difference) the lines to allow future service to the adjacent parcel to the east. The applicant has the option to demonstrate to the Public Works Director or City Engineer that smaller lines will be sufficient to serve the site and future development to the east. Dumpsters, transformers, backflow preventers, HVAC equipment, and other utility items, as well as storage facilities must be adequately screened from public ROWS, pursuant to Section 20-473. All on- site utilities must be installed underground, pursuant to Section 20-471. The dumpster pad enclosure is proposed near the east side of the building. Dumpster pad enclosures must be constructed consistent with the requirements of sections 9-280 and 9-281. STORMWATER: Stormwater is proposed to be collected onsite and routed to a proposed dry retention pond at the north end (rear) of the site. The retention pond has a proposed outfall to a spreader Swale onsite that will discharge stormwater at its historical location and direction. The stormwater rate of discharge in the post-development condition must not exceed the pre-development rate of discharge for the 25-year, 24-hour storm event as required by the City Code. In addition, because the site is in the Lake Jesup Basin, the post-development phosphorous loading was not allowed to exceed the pre- development phosphorous loading for the design storm, pursuant to SJRWMD criteria. BUFFERING: The buffering requirements of the SR 434 New Development Overlay Zoning District apply to the site. A 6 foot tall masonry wall is required by Section 20-469 along the rear of the site. The Barrington Estates subdivision already has an 8 foot tall PVC fence along the rear (south side) of the residential lots backing up to the 10 foot wide Seminole Trail easement that separates the lots from the Academy site. Staff believes that a wall enclosing this easement not only fails to serve the public interest but, in fact, negates it. Therefore, staff recommends against provision of an additional wall along the rear of the site. The wall exemption is provided in the associated development agreement/notice of zoning restriction modification. FINDINGS: 1. The Ladybird Academy site is located on the north side of SR 434, within the SR 434 New Development Overlay Zoning District. 2. The Ladybird Academy site is located within the Commercial future land use designation. 3. The Ladybird Academy final engineering/site plan is consistent with the Comprehensive Plan. 4. The Ladybird Academy site plan is consistent with the existing Development Agreement/Notice of Zoning Restriction, which limits building height to 35 feet. 5. The Ladybird Academy site plan is consistent with the City Code, except as follows: 3 August 10, 2009 Regular Item 605 Page 4 of 4 a. The 6 foot tall masonry wall required by Section 20-469 of the Code, between the site and the adjacent residential property, is not provided since there is an existing 8 foot tall PVC fence along the rear of the residential lots -the 10 foot wide Seminole Trail easement separates the commercial and residential properties (staff believes it would be counter-productive to construct a wall between the Academy site and the trail easement). b. The building-mounted sign is located higher on the building facade than the 14 foot maximum height and the symbol/logo and one letter ("y") are taller than the maximum 24 inch height set forth in the Section 20-470 of the City Code. c. The tree survey was conducted with trees measured at the industry standard of diameter at breast height (approximately 4.5 feet above grade), in contrast to caliper (6 inches above grade), as required by Subsection 20-468 (20) of the City Code. d. The owners shall not be required to landscape the site with St. Augustine sod, as required by Subsection 20-468 (22) of the City Code, provided they receive written permission from the Urban Beautification Manager for an appropriate (less water, chemical, and labor intensive) alternative to the St. Augustine sod. Staff recommends the Development Agreement/Notice of Zoning Restriction modification be approved, as drafted. 6. The site contains at least two (2) specimen trees which are proposed for removal. PLANNING & ZONING BOARD ACTION: At a special meeting on October 7, 2008, the Planning and Zoning Board unanimously recommended that the Commission approve the Ladybird Academy preliminary engineering/site plan, subject to conditions (Commission approved the preliminary plan on October 27, 2008). The final engineering/site plan is in substantial conformance with the approved preliminary plan and therefore does not require further review by the P&Z. RECOMMENDATION: Staff recommends that the Ladybird Academy final engineering/site plan be approved, subject to the proposed Development Agreement/Notice of Zoning Restriction modification. Staff recommends a separate vote on (1) the site plan and (2) the Development Agreement/Notice of Zoning Restriction modification. ATTACHMENTS: A. Location map B. Development Agreement/Notice of Zoning Restriction modification C. Final engineering/site plan COMMISSION ACTION: 4 ' ATTACHMENT A ~,. ~ 146 1567 ,~~~ roW 9231561 ISI1 ~5~, /464 1465 1563 1468 1469 /559 1558 ' 1506 1554 476 471 468 g /493 1472 1471 1555 480 464 ~ /550 H ,~7~IDA~_:CT 9791487 1476 1477 /551 479 ~/ 920 463 a 1481 /480 '' /481 1547 1546 - 475 471 467 ~' /475 /484 1485 /543 - 1541 , 1470 1538 1469 1488 1489 1539 Fs~ a~sxc r, 1464 1534 G 1463 1492 1493 1535'' •aiso~~7 - )~ ~ ~{ ~ ,,,:~ 1458 1957 1496 ~--s22 - _ 1530 pJd Jr~g~~. i asr m i 1452 145/ ~ iJ,e •Q en1 ' e„t b O et N N - • . 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PRINTED: REVISED: Feet E'_._ - _ ~9y . ~. • ,= June 2007 ~ 2 • s . ~~. -, ~ ~ ~ .• City of Winter Springs, FL ap 2653 P age Lcve,opea ny: ~oorneasrern ~an•eymg cF Mapping Corp. 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City of Winter Springs, FL e 2654 .. Pa 9 1740 1700 - ---. wr_ .. ~-_;~ Ste 100 0226 `~ ~~ ~ ~; Ste 1008 -...._.........~ ~ ~~ .1a~osl ,A;,~. x..222 ~ ~,.....~ _._~~ ,._217_ _x'207... `--1 ..~ 203 1675 1645 1590 =j= Residence Bridge Does notappearsafe for Apparatus Crossing Residence Brtdge Does not appearsa-e for Apparatus Crossing FLORIDA AV- 1550-_= == veveiopea ny: sonineasiern ~~nrveying cF Mapping Corp. ATTACHMENT B Prepared by and Return to: Katherine W. Latorre Winter Springs Assistant City Attorney Brown, Garganese, Weiss & D'Agresta, P.A. 111 N. Orange Avenue, Suite 2000 Orlando, FL 32802-2873 MODIFICATION TO DEVELOPMENT AGREEMENT /NOTICE OF ZONING RESTRICTION THIS MODIFICATION is entered this day of , 2009 by and between the City of Winter Springs, a Florida municipal corporation ("City"), whose mailing address is 1126 E. State Road 434, Winter Springs, Florida 32708, and Jambar, LLC, a Florida limited liability company ("Jambar"), whose mailing address is P.O. Box 195098, Winter Springs, Florida 32719. WITNESSETH: WHEREAS, this Modification to Development Agreement / Notice of Zoning Restrictions ("Modification") is related to certain real property generally located at 282 West State Road 434 in the City of Winter Springs ("Property"); and WHEREAS, the Property is subject to and bound by that Development Agreement /Notice of Zoning Restrictions dated Apri19, 2007 and recorded in Seminole County Official Record Book 6659, Page 1449 ("Agreement"); and WHEREAS, Jambar desires to design, permit and construct apre-school /daycare on the Property known as "Ladybird Academy;" and WHEREAS, the proposed engineering and site plan for the Property require variances from certain applicable zoning standards contained in the City's State Road 434 Corridor Vision Plan, set forth in Article VI. of Chapter 20 of the City Code; and WHEREAS, section 20-474 of the City Code authorizes the City to vary certain zoning standards by development agreement; and WHEREAS, the parties hereto desire to amend the Agreement as set forth herein to address the parties' mutual agreement and understanding of the development of the Property. NOW THEREFORE, in consideration of the mutual promises and covenants contained herein, the parties mutually agree as follows: MODIFICATION TO DEVELOPMENT AGREEMENT City of Winter Springs /Jambar, LLC Page 1 of 4 1.0 Recitals. The foregoing recitals are true and correct and are hereby incorporated herein by this reference. 2.0 Modification to Agreement. Pursuant to the authority set forth in section 20-474, City Code, the City and Jambar hereby agree as follows: 2.1 Masonry wall. Jambar shall not be required to construct an opaque wall along the northern boundary of the Property adjacent to the single-family development, as required by 20-469(b), City Code. 2.2 Sig~t. Jambar shall be permitted to construct one (1) buildinb mounted sign. The sign shall not project above the roof and shall not exceed a height of eighteen feet nine inches (18'9")when measured from ground level to the top of the sign. The sign shall substantially conform to the design and measurements depicted on Exhibit "A," attached hereto and incorporated herein by this reference. 2.3 Ti-ee sufve}-. Jambar's tree survey may be submitted to the City depicting all trees measuring over four (4) inches in DBH (instead of measured in caliper inches as required by section 20-468(20), City Code). Jambar shall satisfy any other requirements of section 20-468(20) not expressly modified by this subsection 2.3. 2.4 Sod. Jambar shall not be required to landscape the property using St. Augustine solid sod as required by section 20-468(22), City Code. Prior to landscaping the Property, Jambar shall propose to the City Urban Beautification Manager a suitable alternative to St. Augustine sod. The Urban Beautification Manager's written approval of the alternate landscaping material shall be required prior to Jambar commencing landscaping. 3.0 Joint Access Driveway. Consistent with section 20-472(d), City Code, Jambar shall provide an access easement for ingress and egress to and from the real property directly to the east of the Property, which easement shall include Jambar's driveway to and from State Road 434. 4.0 Miscellaneous. All other terms, conditions and restrictions contained in the Agreement and all requirements of the City Code not expressly modified pursuant to this Modification shali remain in full force and effect. 5.0 Recordation. This Modification shall be recorded in the Seminole County Official Records and shall run with the land. MODIFICATION TO DEVELOPMENT AGREEMENT City of Winter Springs /Jambar, LLC Page 2 of 4 IN WITNESS WHEREOF the parties have hereunto set their hands and seal on the date first above written. CITY: City of Winter Springs, a Florida municipal corporation. John F. Bush, Mayor ATTEST: Andrea Lorenzo-Luaces, City Clerk CITY SEAL: MODIFICATION TO DEVELOPMENT AGREEMENT City of Winter Springs / Jambar, LLC Page 3 of 4 JAMBAR: WITNESSES: Jambar, LLC, a Florida limited liability company. Print Name: Print Name: STATE OF FLORIDA COUNTY OF Name: Title: The foregoing instrument was executed before me this day of , 2009 by ,who is ^ personally known to me or ^ produced as identification. 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