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Home My WebLink About2006 06 12 Public Hearing 202 Aesthetic Town Center COMMISSION AGENDA June 12,2006 Meeting Consent Informational Public Hearing Regular ~ MGR. ff IDEPT Authorizati n x ITEM 202 REQUEST: The Community Development Department- Planning Division requests the City Commission hold a Public Hearing for the Aesthetic Review of Phase II A of the Winter Springs Town Center located in the northeast comer of SR 434 and Tuskawilla Road. Phase II A consists of 312 condominium units and 33, 292 square feet of retail/restaurant/office space. PURPOSE: The purpose of this Agenda Item is for the Commission to consider, provide comment on, and approve, approve with conditions and/or modifications, or disapprove the Aesthetic Review for Phase II A of the Winter Springs Town Center project consisting of312 condominium units and 33,292 square feet of retail/restaurant/office space. The project is located on a wooded 7.75 acre site located inn the northeast quadrant of the intersection of Tuskawilla Road and State Road 434, within the Town Center. The purpose of the Aesthetic Review approval process is to encourage creative, effective, and flexible architectural standards and cohesive community development consistent with the intent and purpose of Article XI - Minimum Community Appearance and Aesthetic Review Standards. APPLICABLE LAW AND PUBLIC POLICY: Ordinance 2003-43, Aesthetic Review Standards, City of Winter Springs Section 9-601. Approval prerequisite for permits. Section 9-605. Submittal requirements. City of Winter Springs Code of Ordinances (Town Center District Code) Section 20-320 through 20-327. CHRONOLOGY: December 15, 2005-Development Agreement for WSTC Phase II Approved April 24, 2006 - Site Development Permit Agreement Approved CONSIDERATIONS: Phase II A of the Winter Springs Town Center incorporates two major buildings, each with a vertical mixture of retail/office/restaurant on the ground floor along Tuskawilla Road and Tree June 12,2006 PUBLIC HEARING ITEM 202 Page 2 of5 Swallow Drive. The upper floors on these roadways and all floors on the remaining facades are comprised of residential condominium units. Each building incorporates a structured parking garage. Access to this development is from Tuskawilla Road, Tree Swallow Drive, and internal alley- way, and a town center street which will have a future connection to the "spine road" that links S.R. 434 back to Tuskawilla Road via a route through the easternmost part of the Town Center. The submittal requirements for aesthetic review are set forth in Section 9-605 and include the following: (a) a site plan; (b) elevations illustrating all sides of structures facing public streets or spaces; (c) illustrations of all walls, fences, and other accessory structures and the indication of height and their associated materials; (d) elevation of proposed exterior permanent signs or other constructed elements other than habitable space, if any; (e) illustrations of materials, texture, and colors to be used on all buildings, accessory structures, exterior signs; and (f) other architectural and engineering data as may be required. The procedures for review and approval are set forth in Section 9-603. Section 20-321 (b) provides for review of the aesthetic submittals by the Development Review Committee (DRC) which, for the Town Center is the City Commission. The City Commission may approve, approve with conditions, or disapprove the application only after consideration of whether the following criteria have been satisfied: (1) The plans and specifications of the proposed project indicate that the setting, landscaping, proportions, materials, colors, textures, scale, unity, balance, rhythm, contrast, and simplicity are coordinated in a harmonious manner relevant to the particular proposal, surrounding area and cultural character of the community. The proposed buildings are detailed to present the appearance of a downtown street frontage utilizing different but complementary textures, colors, and architectural details. The facades incorporate significant changes in architectural expression such that they will visually appear to be separate attached buildings. This style of architectural detail is also present in Phase I of the Town Center. Arched entryways located in the building facades lead to structured parking areas that are embedded within the building structure. There are two areas where the garage facades are located along the perimeter of the building and are visible from the adjacent property and street. In Building One, this area is approximately 60 feet long and fronts along the Cross Seminole Trail. The fayade in this area utilizes vertical windows and complementary wall treatment and colors to the adjacent building section. However, the absence of windows on the first floor and the presence of a covered walkway outside the fayade weaken the overall building appearance in this area. In addition, the covered walkway looks very "utilitarian". The covered walkway could be incorporated into a colonnade that would be more complementary to the architecture. The garage fayade on Building Two fronts on an alley-way. This fayade, while much improved over the initial submittal, needs to include smaller window openings that are more vertical in nature, June 12,2006 PUBLIC HEARING ITEM 202 Page 3 of5 coupled with additional fal;ade fenestration/articulation. This fal;ade fronts on an alley. However, staff and the City's consultants are concerned that for an unknown length of time, this garage fal;ade will be visible from S.R 434 and it is unknown what the height of any proposed building along S.R. 434 that would block, or maybe partially block, the view of this 4-story fal;ade might be. (2) The plans for the proposed project are in harmony with any future development which has beenformally approved by the City within the surrounding area. The proposed buildings are in keeping with the existing buildings in Phase I of the Town Center and will be used as a model for assessing the future architectural style proposed for Phase II B of the Town Center as well as future phases fronting on Tuskawilla Road. (3) The plans for the proposed project are not excessively similar or dissimilar to any other building, structure or sign which is either fully constructed, permitted but not fully constructed, or included on the same permit application, and facing upon the same or intersecting street within five hundred (500) feet of the proposed site, with respect to one or more ofthefollowingfeatures of exterior design and appearance: (A) Front or side elevations, (B) Size and arrangement of elevation facing the street, including reverse arrangement, (C) Other significant features of design such as, but not limited to: materials, roof line, hardscape improvements, and height or design elements. While the two buildings that comprise Phase II A of the Town Center are complimentary to the buildings in Phase I of the Town Center, they are dissimilar in appearance because of unique architectural detailing and colors. Variations in roof lines, cornice details, and building expression lines allow different architectural details to blend together into an integrated fal;ade. The comer tower elements of both buildings (located at the comers of Tuskawilla Road and Tree Swallow Drive) accentuate the intersection but are architecturally dissimilar enough to avoid a symmetrical appearance along the Tuskawilla Road frontage. Variations in roof height, type, and materials as well as windows and the use of canvas awnings and colonnades all contribute to the "three-dimensional" (both horizontal and vertical) depth of the buildings. Signage locations are shown at or near the expression line. This linear progression across the fal;ade helps to tie the various architectural styles together but does limit the use of creative signage options. (4) The plans for the proposed project are in harmony with, or significantly enhance, the established character of other buildings, structures or signs in the surrounding area with respect to architectural specifications and design features deemed significant based upon commonly accepted architectural principles of the local community. June 12, 2006 PUBLIC HEARING ITEM 202 Page 4 of5 The proposed buildings reflect the architectural specifications and design features that are the basis of Town Center architecture. The proposed buildings are in harmony with those buildings contained in Phase I ofthe Town Center, located across the Tuskawilla Road right-of-way. The addition of the Phase II A development will begin the establishment of Tuskawilla Road (Main Street) as the urban corridor it was envisioned to be in the Town Center Master Plan. (5) The proposed project is consistent and compatible with the intent and purpose of this Article, the Comprehensive Plan (specifically Objective 5.2) for Winter Springs, design criteria adopted by the city (e.g. Town Center guidelines, SR 434 design specifications) and other applicable federal state or local laws. The WSTC Phase II A aesthetic package meets most of the requirements of the City's design criteria as specified in the Code of Ordinances and, more specifically, the Town Center Code. There are several deviations that are acceptable to staff and will be detailed later in this report. The proximity of the residential units with the non-residential as well as the provision of wide sidewalks will promote pedestrian transit within the Town Center. (6) The proposed project has incorporated significant architectural enhancements such as concrete masonry units with stucco, marble, termite-resistant wood, wrought iron, brick, columns and piers, porches, arches, fountains, planting areas, display windows, and other distinctive design detailing and promoting the character of the community. As a result of the architectural enhancements already mentioned, the project is attractive and well detailed and will be an asset to the community overall and the Town Center specifically. The applicant has worked extensively with staff to revise certain portions of the design to meet the basic tenets of the Town Center Code. However, there are several items that staff needs to make the Commission aware of in terms of deviations from the Town Center Code. a. While the applicant has worked with staff to provide primary entrances to the residential units abutting Magnolia Square (the north side of building # 1), staff is concerned that little or no shade is being provided for the sidewalk are in front of these units. In addition, the five (5') foot deep awnings proposed for the storefront areas do not adequately shade the sidewalk or the front of the building. (Town Center Code Section 20-325 and 20-326). While the proposed awnings meet the 5' minimum code requirement, staff does not believe the intent of provided shade and shelter to the adjacent sidewalk and storefront areas can be accomplished with the 5' awnings. Staff would recommend that these awnings/marquees be a minimum of8' to 10' in depth. (Comprehensive Policy 5.2.6) The street lights poles and fixtures as well as the street signage will need a separate aesthetic review. The garage facades that are visible from the Cross Seminole Trail and the internal b. c. June 12, 2006 PUBLIC HEARING ITEM 202 Page 5 of5 alley-way (and S.R. 434 for some period of time) should be re-submitted for separate aesthetic review. d. Pursuant to Section 20-325 of the City's Code of Ordinances, the front ofa building and its primary entrance must face a primary space. While this issue has been resolved along Magnolia Square, there are seven (7) units on the first floor of Building #2 that have internal entrances and no external entrance on the adjacent Town Center streets (Tree Swallow and Southwestern). This remains a deviation from the Code and the Commission can approve the deviation through a notation in the Development Agreement, a Special Exception, or can require the modification of these units to meet the Code as a condition of the Aesthetic Review approval. FINDINGS: · The proposed project is consistent and compatible with the Town Center design specifications except as noted. These deviations are to be addressed in a future Modification to the Development Agreement. · The new buildings will utilize colors, materials, and architectural detailing that complements the adjacent Town Center development, both existing and proposed. STAFF RECOMMENDATION: Staff review found the applicant's request for Aesthetic Review in compliance and recommends Approval ofthe Aesthetic Review package subject to those deviations detailed above in Item #6 that will be addressed in a separate aesthetic review submittal. Staff recommends that the Commission consider the deviation detailed in Item 6-d and determine the course of action they would like to pursue to resolve this deviation. Staff also recommends that the Commission consider Item 6-c and provide direction to staff and the applicant for resolution of the garage fayade issue. ATTACHMENTS: A. 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