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HomeMy WebLinkAbout2005 05 23 Regular Item 500, Development Plan for Harbor Winds COMMISSION AGENDA ITEM 500 Consent Informational Public Hearing Regular X Iff May 23. 2005 Meeting ~ Mgr. / D Authoriz . on REQUEST: The Community Development Department requests the City Commission consider and comment on a conceptual development plan for a 90 unit townhouse development to be known as Harbor Winds. The project is located on 14.99 acres, on the north side of S.R. 434, just east of Fountaintree Drive, between the Winter Springs Golf Course and the Golf Terrace Apartments. PURPOSE: The purpose of this agenda item is for the City Commission to consider and provide comments on a conceptual development plan for a 90 unit townhouse development to be known as Harbor Winds. The project is located on 14.99 acres, north of S.R. 434, just east of Fountaintree Drive. The applicant has submitted a final engineering/subdivision plan that deviates from the requirements set forth for multi-family development in the "C-l Neighborhood Commercial" zoning district (two-car garage requirement, Section 20-234), cuI-de sac length (Section 9-152), and the placement of 4' sidewalks within a 40' right-of-way. . A draft Development Agreement addresses the issue of the cul-de-sac length. The issue of the two-car garage requirement is not addressed in the proposed development agreement. It is staff s understanding that the issue of single-car garages is not a candidate for inclusion in a development agreement. The applicant requests direction from the City Commission before proceeding with any additional, formal approval requests. APPLICABLE LAW: · Chapter 9, City Code, Land Development · Sec. 20-234, City Code, Conditional Uses, C-l Zoning District May 23,2005 - City Commission Agenda Regular Agenda Item 500 Page 2 . Sec. 9-152, Culs-de-sac; dead ends . Draft Development Agreement CONSIDERATIONS: The project is located on 14.99 acres, north of S.R. 434, just east of Fountaintree Drive. The property is located in the "C-l Neighborhood Commercial" zoning district and has a Future Land Use designation of Commercial. The heavily vegetated site abuts properties with recreational, multifamily, vacant, and commercial properties. To the north is the golf course, to the east is the golf course country club/restaurant site, to the west are Fountaintree Drive and the Golf Terrace Apartments, and to the south, on the opposite side ofSR 434, is an area outside of the City boundaries. The City Commission approved a Conditional Use Permit in August 2004 for the multi-family residential development in the C-l Zoning District pursuant to Section 20-234 (5) ofthe City's Code of Ordinances. A portion of the staff report for that agenda item contained the following statement: Conditional use approval does not convey any subdivision approval and does not vest the applicant for anything depicted on the plans that may be inconsistent with City regulations (although staff did a brief review of the plan for consistency with the Code). A full subdivision plan submittal and review is required before any site work may begin. Additionally, the City adopted Ordinance No. 2003-43 in January, which requires an applicant to demonstrate that the development meets the City's aesthetic review standards. No building permit may be issued for the site without this approval. Further, any subdivision requires a final subdivision plat, consistent with Chapter 177, Florida Statutes and Chapter 9 of the City Code of Ordinances, before a building permit may be issued. Staff is currently working with the applicant on several issues relative to the proposed development plan for this project. The cul-de-sac length is addressed in the Development Agreement. Staff and the developer have agreed to provide a cross-access easement between the proposed internal roadway and Fountaintree Drive. The access easement provides secondary means of egress along the longest portion of the cul-de-sac. Staff is also concerned about the placement of the sidewalk adjacent to the back of curb, resulting in the sidewalk being routed thorough the driveway transition areas. This item is also being discussed with the applicant. The proposed plan indicates 26 two-car garages and 64 one-car garages. Section 20-234 (5) of the Code requires that multi-family residential approved within the C-l Zoning District provide "at least two (2) parking spaces for each unit provided within an enclosed garage". May 23, 2005 - City Commission Agenda Regular Agenda Item 500 Page 3 STAFF RECOMMENDATION: Staff recommends that the City Commission consider and comment on the conceptual development plan for the Harbor Winds project. A TT ACHMENTS: A Section 20-234 (5) of the Code of Ordinances B Section 9-152 of the Code of Ordinances C Draft Development Agreement (for information only) D April 27, 2005 Memo from Javier Omana to City Manager *(Also attached for your use are the color renderings ofthe building elevations and the proposed development plan.) ATTACHMENT A (44) Interior decorating and draperies; (45) Jewelry stores; (46) Launderettes and laundromats; (47) Libraries; (48) Loan companies; (49) Locksmiths; (50) Luggage shops; (51) Medical and dental clinics and laborato- ries; (52) Micro-breweries and micro-wineries; (53) Nurseries, plants, trees, etc., retail (in- cluding outdoor display and sales); (54) Offices, professional and business; (55) Outdoor advertising signs sales offices; (56) Paint store; (57) Parking garages; (58) Pet shops and grooming; (59) Photographic studios; (60) Post office; (61) Private clubs and lodges; (62) Public and government services; (63) Radio and TV sales and service; (64) Religious assembly; (65) Rental shops; (66) Retirement homes; (67) Restaurants and outdoor dining; cafes; (68) Schools, public, private and parochial, ser- vice vocational schools (such as cosmetol- ogy, medical and dental assistant's train- ing) requiring no mechanical equipment; (69) Shoe repair shops; (70) Skating rinks; (71) Sporting goods, retail; (72) Swimming pool sales, service and sup- plies; (73) Tailoring shops; (74) Taxidermists; Supp. No.6 ZONING ~ 20-235 (75) Telephone business office and exchanges and telemarketers (No dispatch); (76) Title companies; (77) '!bbacco shops; (78) '!by stores; (79) Travel agencies; (80) Wearing apparel stores; (b) Outdoor display and/or sales are prohibited except by conditional use. (Ord. No. 44, ~ 44.47, 1-8-68; Ord. No. 264, ~ 1, 7-13-82; Ord. No. 619, ~ 1, 7-8-96; Ord. No. 2002-07, ~ 4, 7-8-02; Ord. No. 2004-28, ~ 2, 7-12- 04; Ord. No. 2004-49, ~ 2, 12-13-04) Sec. 20-233. Reserved. Editor's not~rd. No. 2003-36, ~ 5, adopted Oct. 13, 2003, repealed former section 20-233 in its entirety which pertained to nonconforming uses and derived from Ord. No. 44, ~ 44.47.1, Jan. 8, 1968; Ord. No. 264, ~ 1, July 13, 1982. Sec. 20-234. Conditional uses. (1) Amusement and recreational parks and centers (including golf driving ranges, miniature golf courses, billiard halls, children's play centers, bowling alleys and similar uses); (2) Animal hospitals and veterinary clinics with outside kennels; (3) Car wash; (4) Convenience markets and stores and self- service gasoline sales; ~ (5) Multiple-family residential with a maxi- mum allowable density no greater than that al- lowed under a medium density residential future land use designation and with at least two (2) parking spaces for each unit provided within an enclosed garage. (Ord. No. 44, ~ 44.48, 1-8-68; Ord. No. 240, ~ 8, 5-26-81; Ord. No. 2004-28, ~ 2, 7-12-04) Sec. 20-235. Building height regulations. In C-1 Neighborhood Commercial Districts, the building height shall not exceed fifty (50) feet. (Ord. No. 44, ~ 44.49, 1-8-68) 1333 ATTACHMENT B ~ 9-150 WINTER SPRINGS CODE traffic, provisions for improving such access streets shall be included with the preliminary and final development engineering plans submitted to the city for coD:si!ieration and approval. Access streets shall be paved prior to the issuance of a building permit in aforesaid development. All costs shall be borne by the developers. (b) When a new development places a burden on the design capacity of a presently paved street immediately adjacent to the development, the developer shall, if deemed necessary by the city and at his expense, upgrade the improvements of the street in question beyond that which the city would normally p~rform. (Code 1974, ~ 14-88) Sec. 9-151. Paving costs. No part of the cost of paving new streets in any undeveloped subdivision shall be paid by the city. All paving installed in such subdivisions shall be at the entire cost of the owner or developer and shall be pursuant to the provisions of this chapter. (Code 1974, ~ 14-89) ---j Sec. 9-152. Culs-de-sac; dead ends. (a) Cul-de-sac rights-of-way shall be provided with a terminal radius of at least fifty (50) feet, and the paving shall be eighty (80) feet in diam- eter. A street ending in a cul-de-sac shall have a maximum length of eight hundred (800) feet, including the cul-de-sac. (b) Dead-end streets permanently designed as such shall be provided with a cul-de-sac. (Code 1974, ~ 14-90) Sec. 9-153. General layout; connections with existing streets. The proposed street layout shall be coordinated with the street system of the surrounding area. The arrangement and location of all streets shall be considered in relation to topographical condi- tions, to public convenience and safety and in appropriate relation to all proposed uses of the land to be served by such streets. Streets in a planned unit development intended and designed to receive and collect the flow oftraffic from minor interior streets within the planned unit develop- Supp. No.2 ment, and flow such traffic out of the develop- ment, shall not be interconnected so as to allow direct transport of traffic from any outside source to an arterial street, thereby utilizing the internal collector street as an arterial street. (Code 1974, ~ 14-91) Sec. 9-154. Half streets. Half streets shall not be' platted except to complete an existing half street. (Code 1974, ~ 14-92) Sec. 9-155. Intersections. (a) Streets shall be laid out to intersect as nearly as possible at right angles. No street right-of-way shall intersect another at an angle less than seventy (70) degrees unless special provision is made in the design of the intersec- tion. Wherever possible, intersections of paving shall be at ninety (90) degrees and the right-of- way increased accordingly. (b) Multiple intersections involving the junc- ture of more than two (2) streets shall be prohib- ited. Intersections with major streets should be located not less than eight hundred (800) feet apart, centerline measurement. Street jogs at intersections with centerline offsets of less than one hundred fifty (150) feet are prohibited. (c) See subsection 9-297(b), concrete valley gut- ter at standard intersection, for additional require- ments. Intersection engineering shall include sign- ing and/or signalization. (Code 1974, ~ 14-93) Sec. 9-156. Street names. New street name assignments shall be subject to the review, verification and approval of the Seminole County Planning and Development De- partment. Proposed street names shall be submit- ted as part of the site plan review for the City of Winter Springs, and the site plan review commit- tee shall forward the proposed street. names to the Seminole County Planning and Development De- partment. Building/lot number assignments shall 574 ATTACHMENT C '. iIr.~I~C. "'1il::::'I'!l'llJ.U-I!i"i!; &~,. !~IX"" ~lt:\s<~ ~~ ~fj' ~':; IiA \,.< ~ CITY OF 1IV1,'!1 'uH Sf'f<tNGS Current Planning 'DRAFT' BINDING DEVELOPMENT AGREEMENT FOR HARBOR WINDS <AApril (i May 9. 2005 TIDS BINDING DEVELOPMENT AGREEMENT, made and executed this day of 2005, by and between the CITY OF WINTER SPRINGS, a Florida municipal corporation ("City") whose address is 1126 east S.R. 434, Winter Springs, FL 32708, and Morrison Homes, a Delaware corporation ("Morrison Homes"), whose address is 151 Southhall Lane, Suite 200, Maitland, FL 32751. WITNESSETH: WHEREAS, Morrison Homes is constructing a townhome development on real property located within the City of Winter Springs, Florida; and WHEREAS, pursuant to the approval of the City of Winter Springs City Commission on 2005, Morrison Homes desires to facilitate the orderly development of a townhome project (the "Townhome Project") on the Subject Property (defined in Section 3 below) as depicted in the site Final Engineering Plans attached hereto as Exhibit "A" and incorporated herein by this reference (the "Site Plan" "Final Engineering Plans"), in compliance with the laws and regulations of the City; and 'DRAFT' WHEREAS, the City Commission has recommended entering into a Binding Development Agreement, ("Agreement"), with Morrison Homes for the development of the Townhome Project; and WHEREAS, in addition to Morrison Homes's compliance with all City Codes, permitting and construction not in conflict herein, the City and Morrison Homes desire to set forth the following special terms and conditions. NOW, THEREFORE, in consideration of the mutual promises and covenants contained herein, the parties mutually agree as follows: Section 1. Recitals. The foregoing recitals are hereby incorporated herein by this reference. Section 2. Authority. This Agreement is entered into pursuant to the Florida Municipal Home Rule Powers Act. Section 3. Subiect Property. The real property ("Subject Property"), which is subject to and bound by, the terms and conditions of this Agreement is legally described on Exhibit "B" attached hereto and made a part hereof by reference. Section 4. Representations of Morrison Homes. Morrison Homes hereby represents and warrants to the City that Morrison Homes has the power and authority to execute, deliver and perform the terms and provisions of this Agreement and has taken all necessary action to authorize the execution, delivery and performance of this Agreement. This Agreement will, when duly executed and delivered by Morrison Homes and recorded in the public records of Seminole County, Florida, constitute a legal, valid and binding obligation enforceable against Morrison Homes and the Subject Property in accordance with the terms and conditions of this Agreement. Morrison Homes represents it has voluntarily and willfully executed this Agreement for purposes of binding the Property to the terms and conditions set forth in this agreement. 'DRAFT' Section 5. Obligations and Commitments. In consideration of the City and Morrison Homes entering into this Agreement, the City and Morrison Homes voluntarily agree as follows: (a) Site Plan. Final Engineering Plans. Morrison Homes shall construct the Townhome Project in accordance with the Site Plan Final Engineering Plans approved by the City Commission of Winter Springs. Said Site Plan Final Engineering Plans may be amended from time to time by the City without amendment to this Agreement. All Amendments to the Site Plan Final Engineering Plans shall automatically be incorporated herein by this reference. (b) Off-site Light Spillage. Off-site light spillage shall only be permitted at the main entrance of the Property so that the sidewalk and entrance along Longwood-Wagner Road (State Road 434) are illuminated to enhance public safety. However, any such illumination shall not cause any unreasonable glare for motorists along Longwood-Wagner Road (State Road 434) and shall first be approved by the City. (c) Garbage Collection. Garbage collection for the subject property will be provided to each individual tOwnhome. Garbage dumpsters are not permitted. (d) Internal Right-of-Wavs/Streets. Right-of-ways internal to the subject property are forty (40) feet wide. Streets internal to the subject property do not meet City standards and therefore are not eligible for inclusion in the City's public street system. (e) Cul-de-sac Length. The cuI de SIlC terminating at the northwest comer of the Subject Property exceeds the eight hundred (800) foot maximum length criteria established in Section 9 152 of the City of ',Vinter Springs Land Development Code. Placement of residential units are guided by several site constraints, including but not limited to: 1.) the unusual configuration of the overall parcel: 2.) numerous wetlands: and, 3.) numerous easements, including a 175-foot wide power easement. Due to these restrictions and given that the main proiect entrance must line up with Timberlane Trait units placed in the northwest comer of the site must obtain access from a cul-de-sac whose length exceeds the criteria established in Section 9-152 of the City of Winter Springs Land Development Code (800 foot maximum length). The 'DRAFT' length of the cul-de-sac from the project entrance is 1,254.07 feet. The length from the cross- access easement to the end of the cul-de-sac is 638.78 feet. (f) Internal Sidewalks. Sidewalks internal to the subject property are four (4) feet wide. (g) Potential Cross-Access Easement. A cross-access easement between the proposed private internal roadway and Fountaintree Drive may be has been provided at some time in the future. The site plan Final Engineering Plans depicts the potential cross-access easement location. (h) Utility/Drainage Easements. Utility and drainage easements internal to the subject property vary in width, refer to the plat for actual dimensions. (i) Removal of Existing Cart Path. A portion of the Winter Springs Golf Course existing cart path which falls within the boundary of the Subject Property will be removed. G) Temporary Construction Easements. Temporary construction easements within wetland buffer areas will be obtained by Morrison Homes on an as needed basis. (k) Environmental Considerations. f.n upland buffer, fifteen (15) foot ':/ide minimum and t\venty five (25) foot wide average '."ill be provided adjacent to undisturbed jurisdictional wetlands '.vhich occur on site. These buffers will be established in accordance '.vith 8t. Johns River Water Management District (8JRWMD) criteria. Non.vithstanding the aforementioned, where impacts to the jurisdictional wetlands do occur, the loss of such jurisdictional wetlands shall be mitigated according to 8JRWMD criteria. A 25-foot wide building setback is provided from units adiacent to impacted wetland areas. These impacted wetland areas equal .35 acres total. Morrison Homes will provide .37 acres of upland preserve. located in the northwest area of the site, to meet this buffer requirement. A 25-foot wide upland buffer will be provided adiacent to wetlands that are not impacted, where applicable (where a wetland abuts another wetland, a full 25-foot wide buffer for each wetland can not be achieved). The upland areas between wetlands B, C and D, which includes .65 Acres, will be used for a wetland creation area. 'DRAFT' A conservation easement totaling 3.43 acres, will be placed over wetlands A, B, C, D and F and the wetland creation areas. Impacted wetland areas will be mitigated off-site as approved by the St. Johns River Water Management District Permit #40-117-97208-1. The environmental considerations are shown the Wetland Impact Plan (Exhibit "C"), attached hereto and made a part hereof by reference. (1) Development Standards. the Subject Property: The following development standards shall apply to Max. Units: Min. Front Yard: Min. Side Yard (interior): Min. Side Yard (street side): Min. Rear Yard: Min. Distance Between Buildings: Max. Building Height: Structure Setback From - SR 434: All Other Property Boundaries: Max. Impervious Surface Ratio: SR 434 Buffer Requirements - Min. Width: Min. Berm Height: Wall Height: Canopy Tree Requirements: Sub-Canopy Tree Requirement: 90 units 25 feet 10 feet 15 feet 25 feet 20 feet 35 feet 40 feet 10 feet 35% 15 feet 3 feet 6 feet 2-1/2" caliper 1 0 - 12 feet height spaced 50 feet on center 4 trees per 1 00 linear feet of road frontage .' 'DRAFT' Canopy Tree Requirement (where rear yard backs up to SR 434): 2-1/2" caliper 10 - 12 feet height I tree per back yard (m) Landscape Material. Deviations to criteria established in Section 20-468, Table I (Recommended Shrub Palette), of the City of Winter Springs Land Development Code shall be approved as follows: (1) Allow 3 gallon Rhaphiolepis Indica (Indian Hawthorn), 12 inch height at planting. (2) Allow for Abelia Grandiflora (Glossy Abelia) as an approved plant species in 3 gallon containers, 18 inch height at planting. (3) Allow for Camellia Sasanqua (Sasanqua Camellia) as an approved plant species in 3 gallon containers, 18 inch height at planting. (4) Allow for Tripsacum Floridana (Florida Gama Grass) as an approved plant species in 3 gallon containers, 18 inch height at planting. (5) Allow for Ophiopogon Argenteomarginatus (Aztec grass) as an approved plant species in 3 gallon containers, 18 inch height at planting. (n) Construction and Use of Model Homes. Prior to the recording of the final plat, the City agrees to permit Morrison Homes to construct model townhome units under the following conditions: (1) The model townhome units shall be contained in a single building and shall not exceed four (4) individual units. 'DRAFT' (2) The model townhomes shall remain under Morrison Homes ownership and control until such time as the final plat is recorded by the City and a final certificate of occupancy for each unit is issued under the conditions set forth below. In other words, Morrison Homes shall not contract for sale, sell, or lease any of the individual model townhome units until such time as the City approves and records the final plat for the Project and issues a final certificate of occupancy for each unit. (3) Prior to construction, the model townhomes shall be duly permitted by the City in accordance with all City Codes. As part of the building permit application, Morrison Homes shall submit, along with all construction plans for the townhome units, a duly certified boundary survey which shall depict the location and legal description of the model townhome site and each individual model townhome lot. Morrison Homes acknowledges and agrees that this legal description is intended to coincide with the eventual location of the townhome lots as depicted and legally described on the final plat. Morrison Homes assumes full and complete responsibility and liability in the event that said legal descriptions do not conform to the lot lines required by the City in the final plat. (4) At such time the Building Official completes and approves a final inspection of the model townhome units, the City will issue a temporary certificate of occupancy. Said temporary certificate of occupancy shall be issued for the model townhouse building as a whole, not by individual units. Occupancy of the townhome units shall be limited to the sale and marketing efforts for the Project. In addition, Morrison Homes shall have the right to utilize one garage in the model townhome building as a temporary sales office. (5) At the request of Morrison Homes or at such time the Project development is completed, whichever occurs sooner, the model townhome units shall be converted in to permanent residential units and the City shall issue individual certificates of occupancy for each model townhome unit; provided, however, the final plat is approved and 'DRAFT' recorded by the City and the Building Official determines that the units are suitable for permanent residential occupancy and in compliance with the City Code. (0) Retaining Walls. Partial and full retaining walls are proposed to provide additional storage volume within stormwater ponds. The walls will consist of a keystone modular unit or equal product. Section 6. Successors and Assigns. This Agreement shall automatically be binding upon and shall inure to the benefit of the successors and assigns of each of the parties. Section 7. Applicable Law. This Agreement shall be governed by and construed in accordance with the laws of the State of Florida. Section 8. Amendments. This Agreement shall not be modified or amended except by written agreement duly executed by both parties hereto and approved by the City Commission. Section 9. Entire Agreement. This Agreement supersedes any other agreement, oral or written, and contains the entire agreement between the City and Morrison Homes as to the subject matter hereof. Section 10. Severability. If any provision of this Agreement shall be held to be invalid or unenforceable to any extent by a court of competent jurisdiction, the same shall not affect in any respect the validity or enforceability of the remainder of this Agreement. Section 11. Effective Date. This Agreement shall become effective upon approval by the City of Winter Springs Commission and execution of this Agreement by both parties. Section 12. Recordation. This Agreement shall be recorded in the public records of Seminole County, Florida, and shall run with the land. 'DRAFT' Section 13. Relationship of the Parties. The relationship of the parties to this Agreement is contractual and Morrison Homes is an independent contractor and not an agent of the City. Nothing herein shall be deemed to create a joint venture or principal-agent between the parties, and neither party is authorized to, nor shall either party act toward third persons or the public in any manner, which would indicate any such relationship with the other. Section 14. Sovereign Immunity. Nothing contained in this Agreement shall be construed as a waiver of the City's right to sovereign immunity under Section 768.28, Florida Statutes, or any other limitation on the City's potential liability under state and federal law. Section 15. City's Police Power. Morrison Homes agrees and acknowledges that the City hereby reserves all police powers granted to the City by law. In no way shall this Agreement be construed as the City bargaining away or surrendering its police powers. Section 16. Interpretation. The parties hereby agree and acknowledge that they have both participated equally in the drafting of this Agreement and no party shall be favored or disfavored regarding the interpretation to this Agreement in the event of a dispute between the parties. Section 17. Permits. The failure of this Agreement to address any particular City, county, state, and federal permit, condition, term, or restriction shall not relieve Morrison Homes or the City of the necessity of complying with the law governing said permitting requirements, conditions, term, or restriction. Section 18. Third Party Rights. This Agreement is not a third party beneficiary contract and shall not in any way whatsoever create any rights on behalf of any third party. Section 19. Specific Performance. Strict compliance shall be required with each and 'DRAFT' every provision of this Agreement. The parties agree that failure to perform the obligations provided by this Agreement shall result in irreparable damage and that specific performance of these obligations may be obtained by suit in equity. Section 20. Attorney's Fees. In connection with any arbitration or litigation arising out of this Agreement, the prevailing party shall be entitled to recover reasonable attorney's fees and costs through all appeals to the extent permitted by law. Section 21. Development Permits. Nothing herein shall limit the City's authority to grant or deny any development permit applications or requests subsequent to the effective date of this Agreement. In addition, nothing herein shall be construed as granting or creating a vested property right or interest in Morrison Homes or on the Subject Property. 'DRAFT' IN WITNESS WHEREOF the parties have hereunto set their hand and seal on the date first above written. Signed, sealed and delivered in the Presence of the following witnesses: Morrison Homes, LLC, A Delaware corporation Printed Name of Witness By: Printed Name of Witness Jonathan White Land Manager CITY OF WINTER SPRINGS, a Florida Municipal Corporation, ATTEST: By: JOHN F. BUSH Mayor By: ANDREA LORENZO-LUACES City Clerk STATE OF FLORIDA COUNTY OF The foregoing instrument was acknowledged before me this day of 2005, by Brian Martin, as Land Manager of Morrison Homes, a Delaware corporation, who is personally know to me or who has produced as identification. Notary Public Signature 'DRAFT' (Name typed, printed or stamped) Notary Public, State of Commission No.: My Commission Expires: EXHIBIT "A" (SITE PL\N FINAL ENGINEERING PLANS) Final Site Plan Final Engineering Plans is are on file at: City Hall City of Winter Springs 1126 East S.R. 434 Winter Springs, Florida 32708 'DRAFT' EXHIBIT "B" PROPERTY That certain piece, parcel and tract of land located in SEMINOLE County, Florida, described as follows: LEGAL DESCRIPTION Parcel "A" That part of Tracts "1" and "K", The Highlands Section Three, as recorded in Plat Book 17, Pages 48 and 49 ofthe Public Records of Seminole County, Florida, described as follows: Begin at the Southwest comer of aforesaid Tract "I", said Southwest comer being on the North\;r1y right-q(~)V~y o(the,!~ongwooq-:-Wa~ner ~oad (State ~pad 4?.:t); tn~p.ce Nll'49'30"E along the East Un~9f said Tract "1",fI92.4() feet; thence S78'10'3Q"?~ 193.67 feet; thence S04'45. '18"W, 444.17 feet; tl1~nce S43'17'52"13, 123.07 feet; thence S07:5Q~42"W, 73.65 feet;. thence S~2'S3'13';~, 77.19 fe~t; thenceS~I'03'27"E, 181.93 feet; the~~ S~8'27'S2"E, 170.96 feet; thence S6S'10'55"E, 122.27 feet; thence N86'J2'20"E, 521.26 feet; thence SOO'49'13"E, 338.Q7 feet; then<;e N89' 59'34"W, 735.75 feet to the aforesaid North~rly right-of-way; thence N82' 53'~ 1 "W, 614.65 feet a1Qgg said NQrth right-of-way line to the Pointqf~eginning, . Containing 14.761 ~res mon; gr less. Parcel "B" ; That portion of Lot 57, Blocl\ D, D.R. Mitchell's Survey of the Levy Grant as recorded in Plat Book 1, Page 5, Public Record~ of Seminole County, florida lying North of State ROfld 434 and West of the Florid~ power CQrporation .r::ii~einent. . Containing 0.229 S;\cJ~s more Of less. All tl1e above described conttjin.ing 14.991 ~creS more Qr less. i' CONSERVATION AREA 0.22 ACRES UPLAND PRESERVE AREA 0.37 ACRES "r -----1' ..../ :; '\' r.rJ..,j ~ N t PROPOSED LEGEND I?,${:;;J UPLAND PRESERVE !>REA - 0.37 ACRES [!:l#[1J!:l1 WETlAND CREATION AREA - 0.65 ACRES C==J ~~~~~~~F~T:tff_~~~D CONSERVATION EASEMENT - 3.43 ACRES I 1 ~ c: i I: l~ <: · 'l~ ijld:Jl~ t 1 n-~~! h",,"u'~i I.~i] .." : 1 !III a j ~ ~ c '" ~ '" <> "- <> " N C ?;: ~ '" :e ij 8 .! N "3 .. ~o U) Cl al ~ 8: <( c .~ .;; CD a: ~ Cl <a<a~~~ 4) lO U1 It) '" ~ ~ ~ ~ ~ ~ .. 0: :i s: ~ E ~ :2 W << ,! .. z ai ci c:i i ~ ;;. . $; .0 " ~ " e il ~ il t ~.~i~ ~~ tiXtI!~8: <000<:( i!i Z li2 :3 (/) 9 a. 0 Ll. I- Z 0' (J 3E c( C) a. I " Z Q 0 li2 z CD B. :3 a::: (/) I- ~ a::: w w ;t I- Z 3E ci i'-' tlj ATTACHMENT D Memo From: Javier E. Omana 1117 East Robinson Street Orlando, Florida 32801 Phone: 407.425.0452 Fax: 407.648.1036 Date: April 27, 2005 www.cphengineers.com To: Ron McLemore, Winter Springs ~~.. ~ 1~ t;.i"\~....~~ ~; ,l,-J Cc: Kip Lockcuff, Winter Springs Art Kozik, Morrison Homes Jonathan White, Morrison Homes Marek Bakun, Morrison Homes r >,-..9 CITY OF WIN Il.J< 5Pf<INGS Current l-Jlanning Re: Harbor Winds CPH No. M4802.1 Per our phone conversation this morning, following is the requested project information: 1. Number of proposed units: 90 2. Bedroom split is as follows: a. Twenty six (26) 3-bedroom units with 2 car garages b. Sixty four (64) 2-bedroom units with 1 car garages 3. Proposed parking: Number of garage parking spaces: Number of driveway parking spaces: Number of off-street parking spaces: Total proposed parking spaces: 116 116 -.25 257 4. Morrison Homes has committed to providing a minimum of 2.5 parking spaces per unit, which would equal a total of 225 parking spaces. Morrison Homes is proposing to provide 257 parking spaces (consisting of garage parking, driveway parking and off-street parking). 5. Off-street parking is to be provided by parking spaces located perpendicular to the internal roadways. The cars will not be parked within the driving lanes. 6. The distance between the internal right-of-way and the front fagade of each unit is 25 feet, thus the driveway distance in front of each garage is 25 feet. The proposed sidewalk does not lie within the 25 feet of proposed driveway (refer to attachment). Should you have any questions, please do not hesitate to contact me. M~ij~ May 12, 2005 City of Winter Springs Community Development Director Attn: Randy Stevenson 1126 E. S.R. 434 Winter Springs, FL 32708 Randy: I wanted to identify and detail the modifications that have been made to the rear elevations, facing S.R. 434, of our 20' T ownhome product within our proposed Harbor Winds community. We drew on our recent experience with the 30' Townhomes, which are going to be constructed in the Landings at Parkstone, to develop the back of house elevations for Harbor Winds. We began by significantly enhancing the roof line of these buildings by adding gable dormers and additional gable roofs of varying sizes to create a more visually exciting roof line that more simulates the typical front elevation of a building. The dormers and gable roofs are further enhanced through the addition of stucco banding, keystones and shutters; again that are varied across the elevation to avoid a 'cookie cutter' look. We then continued our enhancement of the elevations to the vertical surface of the walls thru the use of stucco banding, keystones and shutters to maintain the visual flow from roof to wall. Each door and window opening is now wrapped with a continuous stucco band with alternating keystones. All of the upper window opening will indude shutters to reinforce the look of a front elevation. Again, drawing on our experience in Parkstone we added intermediate roof lines to the wall surface above each of our door openings to provide the appearance of a front entry doorway. We have also changed out our standard glass patio doors for a decorative French Door Style glass door that contains a grid of white mullions that simulates a door with a glass insert. The above detailed enhancements coupled with the 40' setback from the S.R. 434 Right-of-way, the heavily landscaped buffer, rear yard canopy trees and our decorative aluminum and brick wall will provide a very attractive window for the Winter Springs S.R. 434 corridor. Due to the complexities associated with this parcel of land (I.e. shape & size, wetlands, zoning, etc) the feasibility for either a larger townhome product or commercial application is limited. Our use of the 20' townhome product is driven through financial feasibility which is impacted by the above mentioned complexities. The 20' interior unit width dimensionally limits Morrison Homes to the use of a single car garage for endosed parking. We feel that we have identified every possible avenue for enhancing the rear elevations of the 20' townhomes and created a development that Winter Springs can be proud of considering a part of their community. I hope the acceptance and understanding of this information will help to make the Harbor Winds project a reality. Sincerely, Ok; Land Resource Project Manager CC: File, Leslie Peters-Division President, Marek Bakun-VP of Operations, Ron Mclemore, Javier Omana 151 Southhall Lane. Suite 200 . Maitland, Florida 32751 Phone 407-629-0077 . Fax 407-629-5282 . www.morrisonhomes.com An.ANTA AUSIlN DAlLAS DENVER HOUsrON JACKSONVILLE ORLANDO PHOI!NIX SACRAMENTO SAN ANTONIO SARASOTA TAMPA Slim-Line Fiberglass Sliding Patio Door Systems l) Our Slim-Line Sliding Patio Door Systems combine the durability of fiberglass with exceptional thermal performance and an advanced, trouble-free roller track system. Their strong fiberglass construction won't warp, crack, rot or split, and delivers lasting performance. I ,.. Slim-Line Patio Door Systems offer you a narrow profile to create a larger glass viewing area. l.ow-E tempered glass and double weatherstipping are standard, reducing energy loss and air infiltration. II. . . 1) ~ ;" ',~.t. . ~~ ~ .,--- I. . '~\l>. . .~ , .' . ~ j.~ I.E:' . r m~~~'~~IT~r A Design Pressure of 50 indicates that the unit passed: . A structural test pressure of 75 lbs. per sq.ft. equal to 171 m.p.h. winds . A water penetration test under conditions equal to 8" of rain per hour driven by S4 m.p.h. winds . An air infiltration test pressure of 1.S 7 Ibs. per sq.ft. equal to 2S m.p.h. winds ~ . The DI' raling oi mille configurations may be !l'ss than DPSO - refer to matrix on page J I.