HomeMy WebLinkAbout2006 04 24 Regular Item 301 Saratoga Condominiums Final
CITY COMMISSION
April 24. 2006
Meeting
Consent
Information
Public Hearing
Regular X
ITEM 301
MGR./DEPT
Authorization
REQUEST: The Community Development Department- Planning Division requests that the
Commission consider the Final Subdivision / Engineering Plans for an 84 unit residential
condominium development with an associated 6,000 SF commercial component known as
Saratoga Condominiums and grant a 6-month extension to the C-1 Conditional Use Permit.
PURPOSE: To consider the final engineering/site plan for the 84 unit residential
condominium development with 6,000 SF of commercial along SR 434. The project is located
on 9.1 acres, north of S.R. 434, just east of N. Moss Road.
APPLICABLE LAW:
Chapter 9, City Code, Land Development
Sec. 20-234, City Code, Conditional Uses, C-1 Zoning District
Sec. 20-480 thru 20-490, SR 434 Redevelopment Overlay Zoning District
CHRONOLOGY:
Apr. 12.2004- Conditional Use Permit Approved to allow MF Residential within the C-1 Zoning
Sept. 20. 2004-Conditional Use Permit 6-month Extension Granted by the Commission
Dec. 13. 2004-0rdinance 2004-49 was adopted which extended a conditional use permit from 6-
months to 2-years
Oct. 10.2005- Waiver of Section 20-234 (requiring 2-car garages) Approved by the Commission
Mar 20. 2006- Request for a Conditional Use Permit 6-month Extension filed by the Applicant
Apr. 15,2005-
CONSIDERATIONS:
The project is located on 9.10 acres, north of S.R. 434, immediately east of N. Moss Road
immediately adjacent to the Venetian Village (formerly Badcock) shopping center, Victorio's
Pizza, and the Bank of America. The property is located in the "C-l Neighborhood
Commercial" zoning district and has a Future Land Use designation of Commercial. The
vegetated site abuts developed commercial properties to the south and east, vacant land zoned R-
3 (multi-family) to the north, and is across Moss Road from existing multi-family housing.
April 24, 2006
Regular Item 301
Page 2 of 3
The City Commission initially approved a Conditional Use Permit on April 12, 2004, and
granted a 6-month extension on September 20,2004. On December 13, 2004, Ordinance 2004-
49 was adopted, extending a conditional use from 6 months to 2 years. On March 20, 2006, staff
received another extension request from the applicant. The conditional use extension has been
coordinated with the City Attorney.
Preliminary engineering plans were submitted on April 15, 2005. Prior to submitting, Section
20-234 of the City Code had been amended (Ordinance 2004-28, adopted 07/12/04), requiring
multi-family housing within the C-1 zoning district and having a medium density future land use
designation to provide at least 2 parking spaces within an enclosed garage per residential unit.
The applicant applied for a waiver of Section 20-234 and received a recommendation from the
Board of Adjustment for approval to allow one covered space per unit. The City Commission
heard the request on August 22 and October 10,2005, approving the request.
A traffic study has been submitted and found adequate by the City Engineer. The primary access
to the residential units is from N. Moss Road. Emergency access is provided through the Nations
Bank Site. The commercial portion of the site will have direct access to and from SR 434 and
will provide cross-access easements to both the east and west. No additional off-site or on-site
improvements were determined necessary.
On-site wetlands constitute 6.13 acres of the 9.1 acre site and 4.51 acres of these are proposed to
be developed, subject to off-site mitigation through the applicable state agencies (e.g.
SJRWMD). The remaining 1.62 acre of on-site wetlands is proposed for preservation through a
conservation easement dedicated to the City. No listed plant or animal species were found on-
site. A specific count of the species, size, and number of trees to be removed must be provided
prior to taking the plans to the City Commission. An unidentified number of specimen trees on
the site are proposed for removal - these trees must be clearly identified prior to going to the City
Commission.
Subsection 20-489 (h) of the City Code requires parking lot lighting to be cut-off source to
protect the adjacent properties from glare. The lighting plan must be changed before going to
the City Commission to demonstrate cut-off fixtures and no off-site light spillage (0.5 foot
candles maximum off-site spillage). Although not required by Code, staff recommends the
overall height of the light pole and fixture be no more that 20-22 feet above the adjacent parking
lot or grade, instead of the proposed 30 feet. Staff also recommends better coordination between
the lighting and landscaping to avoid future conflicts between lighting and tree canopies.
FINDINGS:
1. The subdivision will connect to City potable water & sanitary sewer. The City has adequate
capacity.
2. The site includes wetlands which the Applicant is mitigating.
3. The 9.1 acre site is within the C-1 Zoning District and has a Commercial Future Land Use (FLU)
designation. A Conditional Use Permit was granted to allow MF Residential. A request for a 6-
month extension has been received and is part of the consideration for the project to proceed.
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April 24, 2006
Regular Item 301
Page 3 of 3
4. The proposed subdivision is consistent with the City's Comprehensive Plan and City Code, except
for the waiver which was granted from Section 20-234 which requires 2-car garages.
PLANNING & ZONING BOARD RECOMMENDATION:
At the Regular Meeting of the Planning and Zoning Board on AprilS, 2006, the Board felt
compelled to recommend approval, and did so 5-0, subject to the applicant providing (1) a
definitive list of the trees to be removed (including specimen trees) and (2) revising the lighting
plan to demonstrate provision of cut-off fixtures, no taller than 20-22 feet above the adjacent
parking lot or grade, coordinated with the landscape plans and demonstrating that no off-site light
spillage exists.
However, the Board questioned the direction that the Applicant had been given by the City to
provide a commercial tract along SR 434 and expressed concern that it would contribute to the
strip commercial effect that the City is trying to negate. The Board also felt that the project
would better serve the community, if it did not include a commercial component and if this
component were to be replaced instead with additional condominium units. The Applicant
indicated that he would not be opposed to complying with this request, but that to do so, would
delay the project another 12 months.
STAFF RECOMMENDATION:
Staff recommends that the Commission approve the Final SubdivisionlEngineering Plans for the
Saratoga Condominium project and grant a 6-month extension (expiring on October 23, 2006)
for the C-1 Conditional Use Permit.
ATTACHMENTS:
A. Excerpt from Planning & Zoning Board Minutes, AprilS, 2006
B. Final Subdivision / Engineering Plans
COMMISSION ACTION:
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ATTACHMENT A
CITY OF WINTER SPRINGS, FLORIDA
UNAPPROVED MINUTES
PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY
REGULAR MEETING
APRIL 5, 2006
REGULAR
300. Community Development Department
Requests The Planning And Zoning Board Consider Final Engineering/Subdivision Plan
For An 84 Unit Residential Condominium Development With An Associated 6,000 SF
(Square Feet) Commercial Component Known As Saratoga Condominiums. The Project Is
Located On 9.1 Acres, On The North Side Of S.R. (State Road) 434, Just East Of North
Moss Road, Immediately Adjacent To The Venetian Village (Formerly Badcock) Shopping
Center, Victorio's Pizza, And The Bank Of America.
Ms. Sahlstrom presented this Agenda Item and displayed a map of the subject property.
Ms. Sahlstrom stated, "Staff does recommend approval of the project and the Applicant does
have a graphic he would like to show you."
Mr. Max Sabeti, President, Metropolis Homes, 128 East Colonial Drive, Orlando, Florida:
spoke to the Board Members on this Agenda Item.
Mr. Sabeti said, "This is about an eighty-four (84) unit Community - there is a total of three (3)
buildings that are twenty-four (24) units in size and there is also one (1) building that is twelve
(12) units in size. These are three (3) story condominium structures - totally concrete block
construction from the ground up and the floors between the units are also made out of concrete."
Mr. Sabeti stated, "All of the individual units have got concrete block in between them which
allows us to be able to have good sound insulation. It is one that provides high quality
condominium units. The units are two (2) bedroom and three (3) bedroom in size and essentially
square footage is a little over a thousand (1,000) square feet and a little over twelve hundred
(1,200) square feet. Each one of the units - equipped with one (1) cover carport and then there is
additional parking - provided on site. The type of a structure that is being offered here in line
with the - City Commission as well as the Staff had from the beginning was for us to provide
something that is typical of what happens in the Town Centers and in the downtown areas with
the style of architecture.
You see some of the evidence of the railing that is in line with some of the porches you see in the
downtown areas, the dormers up on top of the building - style of architecture. This is an amenity
package that we have that consists of basically a fitness room and a pool area in the back. And
in the background, you also see our pond which is large - we would like to call it a lake if we
could do that and there would be a fountain in the middle of that. There is also a jogging path
around the pond area that would make this Community more complete in the number of
amenities that it offers."
Referencing the front of the complex, Mr. Sabeti noted, "This is a view of the commercial
portion - looking at it from (State Road) Highway 434 as you come in and the style of
architecture - is not finalized. We have not submitted any plans - as far as the commercial
portion is concerned, it is just the schematic that we are proposing and we would be proposing
buildings once we do a complete market study as to the type of space - provided in this location.
However, the architecture plans for the condominium buildings are almost complete and we have
committed to the City Commission that the buildings would look this way and they insisted that
we also commit to the type of colors that we have proposed here so that it would be all put
together."
In addition, Mr. Sabeti said, "As you can see in the background to the north of the project, there
is the vegetation that is part of the conservation area that has been maintained in order to provide
additional privacy for the residents that back up to the north part of the project. We feel like this
project is probably - the jewel amongst the developments that are around us that are a little older
than we would like them to be and we also feel that we are part of the renaissance that is taking
place along (State Road) - 434 in this area with the hardscaping - landscaping that is taking place
and the upgrading of the whole area and we feel like this project would indeed hasten that
process and make this area much more desirable than it has been in the past."
Discussion.
With further discussion on two (2) car garages, Mr. Sabeti said, "We really never had any garage
structures proposed with this project at any time in the past. From the beginning we came in as a
project with open parking." Ms. Sahlstrom said, "Part of the determination that the [City]
Commission made was that since it was a condominium project, that that really was a different
type of project than a Townhouse project and that was a lot of the reason that the [City]
Commission determined that the enclosed garages were not necessary."
Discussion ensued on the commercial area.
Mr. Sabeti said, "When we first came before the City Commission, the initial project application
- did not include any commercial. In the deliberations with the City Staff and understanding
what the Staff was doing along the (State Road) 434 Corridor, we were - directed and instructed
to have the commercial element along (State Road) 434 as a part of the changes that are taking
place along (State Road) 434.
So, it was somewhat of a direction and somewhat of an encouragement by the Staff to proceed
with the commercial element along there - turning this area into something that looks similar to
what is taking place in the Town Center area. I think the long term plans for the City from what
I understand - to extend the Town Center improvements into this direction."
Discussion.
Mr. Randy Stevenson, ASLA, Director, Community Development Department spoke to the
Board Members regarding the commercial area.
Board Member Linda Tillis asked, "How many parking spaces are allotted per unit?" Mr. Sabeti
said, "The Code as it stands right now calls for two (2) parking spaces per unit in such a
development." Mr. Sabeti noted, "There is a gate between the condominiums and the
commercial portion ofthe project which allows access by the residents of the condominium to go
and utilize those facilities. Our thought has been - that the hours that the commercial center is
being used the least, which means the evenings and the weekends would potentially be the times
that the residents of the condominium would have guests and possibly more than two (2) cars -
could - possibly utilize some ofthe overflow parking from the condominiums on the commercial
portion." Mr. Sabeti said, "Along with Staff and the City Commission, once we satisfy the Code
- in our marketing and our deliberations, we are going to have that element in there to just
provide that additional buffer."
Board Member Tillis asked, "Where does your price point fit in with the rest of the market?"
Mr. Sabeti said, "If the market conditions stay as they are and the economy where it is and
interest rates where they are right now, they are probably going to be in the low 200's
($200,000.00) on these units."
Board Member Tillis said, "The other thing I was a little disappointed on was the amount of
wetlands that we have to mitigate." Mr. Sabeti said, "In our deliberations with the St. John's
[River] Water Management [District] which - have to give us approval for the wetland
mitigation - that has been taken into account. We have provided a portion of it as a
conservation. What we have also done - mitigation, we have a twenty one (21) acre parcel that
we are mitigating that is also within the Jesup Water District - with the St. John's [River] Water
Management [District] and that seems to be a much more pristine one that the St. John's [River
Water Management District] seems to feel like they could really be a benefit for the environment
much more so than this parcel that has been impacted and is along (State Road) 434 Corridor
with traffic as it is and pollution."
Tape 1/Side B
Discussion ensued on the commercial issue.
Mr. Sabeti said, "I hope you can see that the condominium - is one that would provide a pleasant
Community and the retention pond lake is very large and some of the wetlands have been lost,
but essentially the pond is a wetland and the pond could be utilized by wildlife as well as humans
in the future of this Community."
Discussion.
"I WOULD LIKE TO MOVE THAT WE RECOMMEND APPROVAL OF THE
SARATOGA CONDOMINIUM FINAL ENGINEERING AND SITE PLANS SUBJECT
TO PROVIDING THE DEFINITIVE LIST OF TREES, THE REVISION TO THE
LIGHTING PLAN REGARDING SPILLAGE AND ALSO THE HEIGHT OF THE
FIXTURES AS MENTIONED IN ITEM '300' AND I WOULD ALSO LIKE TO
ENCOURAGE THE [CITY] COMMISSION TO SERIOUSLY CONSIDER THE
PARKING PLAN FOR THIS DEVELOPMENT BECAUSE I DO HAVE SOME
CONCERNS." MOTION BY VICE CHAIRPERSON TILLIS. SECONDED BY BOARD
MEMBER BROWN. DISCUSSION.
VOTE:
CHAIRPERSON KARR: AYE
BOARD MEMBER BROWN: AYE
BOARD MEMBER VOSKA: AYE
BOARD MEMBER POE: AYE
VICE CHAIRPERSON TILLIS: AYE
MOTION CARRIED.
Board Member Brown said, "I would recommend that all of us talk to the various
Commissioners as to our views on this issue." There were no objections from the Board
Members.
Mr. Stevenson said, "I would like to come back at the next Meeting, Agendas permitting - I
would like to have a presentation - to bring you up to speed on the overall aspects of what we
are looking at - and get your feedback in an Agenda Item - if that is Okay with the Board?"
Chairperson Karr said, "That is fine with me." Board Member William Poe said, "I would
highly encourage it." No objections were noted from the other Board Members.
Mr. Stevenson added, "What we might also institute - I will verbally put it out - and let you
know and I will come back and I will give you an update at our next Meeting - much the same
way we do the [City] Commission, we may offer a standing Agenda Item that also keeps you up
to date on the projects in the City along with a synopsis as to how that fits into this overall
program or plan."
Regarding an article in the Orlando Sentinel, Mr. Stevenson said, "I can make a copy available to
all of you before you leave."
Discussion ensued on a "Visioning" process for the City.
COMMERCIAL SITE PLAN
FOR
SARATOGA CONDOMINIUMS
WINTER SPRINGS FLORIDA