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HomeMy WebLinkAbout2006 08 28 Public Hearing 201 Sonesta Pointe COMMISSION AGENDA August 28, 2006 Meeting Public Hearing MGR. /DEPT Authorization ITEM 201 REQUEST: The Community Development Department- Planning Division requests the City Commission hold a Public Hearing for the Aesthetic Review of Sonesta Pointe (previously known as Sonoma Pointe), a 408-unit Engle Homes townhouse development to be located in the Town Center on the 40 acres immediately south ofS1. John's Landing on the east side of Tuskawilla Rd. PURPOSE: The purpose ofthis 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 the 408-unit townhouse development on what is presently a 40-acre wooded site immediately east of Tuskawilla Road, south of S1. John's Landing, bordering the Cross-Seminole Trail, on what is described as the "Schrimsher property," 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 Code of Ordinances (Town Center District Code) Section 20-320 through 20-327. Schrimsher Development Agreement, executed June 26, 2000 CHRONOLOGY: Aug. 9.2004- Concept Plan Approved by City Commission Sept. 27, 2004- Refined Concept Plan Approved by City Commission April 24, 2006- Aesthetic Review Tabled until a rear elevation provided May 8, 2006- Rear elevation provided and item removed from the table. Vote to delay further discussion until the next meeting so that the City Manager might negotiate some aesthetic improvements. May 22. 2006- Update provided to Commission regarding the negotiations with the Applicant to diversify the unit types. [Previously, the development included 424 townhouse units, all similarly sized (approximately 1800 SF).] August 28, 2006 PUBLIC HEARING ITEM 201 Page 2 of 4 CONSIDERATIONS: The Applicant has substantially revised their submittal. The new submittal includes a diversity of unit and building sizes with improved architectural detailing. These revisions respond to the comments generated during the conceptual review where the need was indicated for "several architectural styles of buildings to provide variety and interest" and "buildings facing the major streets need to be of premium design incorporating finer architectural detail and exterior finishes" as expressed during the conceptual review. The new submittal includes 408 units compared to 436 units previously proposed. Whereas the previous submittal included 4, 5, and 6 unit buildings, the Applicant is now including forty-six 2-unit buildings that line the entrance roads to the development and face Grande Park. These two-unit townhouse buildings (referred to as paired villas) offer a larger volume of living space and are intended to appear as grand mansions lining the park. Paired villas also on located to take advantage of the view across the retaining pond. All units are three-story townhouses. The Aesthetic Review is being presented prior to presenting the Final Engineering for the express purpose of approval of the architectural detail and styling of the buildings. 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. 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 project has a beautiful setting in the Town Center, sandwiched between Wetland Park conservation area and a conservation area against Lake Jesup. The development is oriented along the proposed "Spine Road" (Alderbrook Road). The project entrance is perpendicular to Spine Road and includes a boulevard terminated with a round-about. Project signage announces the arrival to Sonoma Point with an 8'x 8'x16' bell tower at the center, flanked by planters on each side (see page 56). The round-a-bout has a community icon feature (page 57) as a focal point to the boulevard and at the base of the public park (Grande Park), and identifies to everyone that they have arrived some place special. A significant feature of the project is the major pedestrian corridor that connects the two central lake retention areas and which provide convenient access to off-site shopping, schools, personal services and civic functions, and creating a walkable neighborhood. Buildings are spaced with gaps large enough to provide vistas to the lake from the major streets and terminate at a lake overlook area with places to sit. Each lake retention area includes a fountain. The combination of the retention lakes and Grande Park provides a nice balance and focus for the community. August 28, 2006 PUBLIC HEARING ITEM 201 Page 3 of 4 The streets are located to make the lakes feel like public amenities. Breaks between the buildings have been aligned to create views of the lakes. Although the Concept Plans approved on Aug. 9, 2004 & Sept. 27, 2004, included graphics illustrating this basic arrangement, the site plan has been refined and improved. (2) The plans for the proposed proj ect are in harmony with any future development which has been formally approved by the City within the surrounding area. The JOC Phase 2A is the closest development that is currently under review in the immediate area. The proposed Alderbrook Road is a collector road which will connect from Tuskawilla Road to SR 434 through the JOC Phase 2A development which will include a mix of townhomes, condominiums, retail and office uses. (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 of the following features 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, roofline, hardscape improvements, and height or design elements. The project includes ninety-four townhouse buildings which include a total of 408 units. All units are three story structures. The units offer a variety of sizes with the smallest being approximately 1800 SF. The buildings include 2, 4, 5, and 6 units. Additional variation is achieved through the use of colors, material, textures, rooflines, and design details including stoops, porches, and balconies resulting in twenty-three (23) different building elevations. The Applicant has gone through numerous modifications to refine the proposed building fa~ades with the intent of providing variety and interest. The resulting units have been much improved as a result. (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. Stucco is the predominant finish material for the buildings with accents of hardie plank and foundations of cultured stone. There are six (6) color groupings that will be applied to the twenty- three (23) different building elevations. Buildings include porches and stoops with a variety of railing types and detailing. Side and front windows include mullions (slender dividing strips that divide a window into panels as opposed to undivided plate glass) and all windows have trim around them. Parking is provided in a 2-car garage off of a pass (alley) or along the street. (5) The proposed project is consistent and compatible with the intent and purpose ofthis Article, the Comprehensive Plan for Winter Springs, design criteria adopted by the city (e.g. Towne Center guidelines, SR 434 design specifications) and other applicable federal state or local laws. The aesthetic review package with its associated amenity package, meets the intent of this article. August 28, 2006 PUBLIC HEARING ITEM 201 Page 4 of 4 (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. Townhouses are constructed of concrete block with a stucco finish and hardie board and cultured stone along the foundation. Some of the paired villas include a cultured stone fa~ade for the first floor. This is an especially nice feature. Staff recommends the use of additional cultured stone as an accent to further increase variation in the building texture especially on the first floor fa~ade of the larger buildings such as between the porches. The roof material is a dark grey asphalt shingle. This was revised from a previous submittal that included a mix of galvalume metal roofs and asphalt roofs on the townhouse units. The current submittal includes only asphalt roofs on townhouse units. The pool building is a single-story structure constructed of hardie plank, cultured stone and a red galvalume metal roof (pages 42-44). Other site amenities such as the gazebo replicate the materials and architecture of the community building. Buildings include porches and stoops that face directly onto streets or retention lakes. Building rears and garage access are off of passes (alleys) as illustrated on the Site Plan (page 3). The project incorporates many site and architectural enhancements. These include retaining pond fountains encircled by a pedestrian network of sidewalks with benches, a large public park area with a gazebo, community swimming pool, pool clubhouse, dog park, sand volleyball court, bell tower, and entry planters. Two access connections are provided to the Cross Seminole Trail. Also included are upgraded regulatory signage (street signs, speed limit signs, etc.) and street lighting. FINDINGS: · The project incorporates many site and architectural enhancements. · The public park area and lake retention areas will be an asset to Winter Springs. · The Applicant has addressed Staffs concerns for architectural variety (within the confines of a three-story townhouse product). The building elevations include variation in building and unit size, materials, colors, and detailing in response to Staff and Dover-Kohl's comments. · Variations from the Town Center Code as incorporated in the concept plan and in this aesthetic review package (including the proposed entry signage) must be memorialized in a Development Agreement. Additionally, the Development Agreement must address the conveyance of the Grande Park in lieu ofthe small neighborhood squares required under the previous Schrimsher Development Agreement and the Applicant's funding and construction of a bus shelter (Comprehensive Plan Transportation Element Policy 1.6.2) along Spine Road (Alderbrook Road). STAFF RECOMMENDATION: Staff recommends that the Aesthetic Review Approval be granted to Sonoma Pointe contingent on any further guidance the Commission deems appropriate. ATTACHMENTS: A. Revised Aesthetic Review Submittal COMMISSION ACTION: Sonesta Pointe Sonesta Pointe Index and Site Plan Sonesta Pointe Proposed Project Narrative Sheet No. 2 Sonesta Pointe Proposed Project Narrative (Con't.) Sheet No. 2a Sonesta Pointe Site Plan Sheet No. 3 Sonesta Pointe Park Plan Sheet No. 4 Sonesta Pointe Signage Plan Sheet No. 5 Sonesta Pointe Signange Details Sheet No. 6 SONESTA POINTE BLACKSTONE WAY AND CAMELLIA WAY STREETSCAPES Sheet No. 7 SONESTA POINTE PRODUCT TYPE SUMMARY AND COLOR GROUP INTRODUCTION sheet no. 8 Sonesta Pointe Color Group 1 Sheet No. 9 Sonesta Pointe Color Group 2 Sheet No. 10 Sonesta Pointe Color Group 3 Sheet No. 11 Sonesta Pointe Color Group 4 Sheet No. 12 Sonesta Pointe Color Group 5 Sheet No. 13 Sonesta Pointe Color Group 6 Sheet No. 14 Sonesta Pointe Paired Villa 1 Type A Front, side & Rear Elevation Sheet No. 15 Sonesta Pointe Paired Villa 1 Type A (Full porch) Front, side, & Rear Elevation Sheet No. 16 Sonesta Pointe Paired Villa 1 Type B Front, Side, & Rear Elevation Sheet No. 17 Sonesta Pointe Paired Villa 1 Type B (full porch) Front, Side & Rear Elevation Sheet No. 18 Sonesta Pointe Paired Villa 1 Type C Front, Side & Rear Elevation Sheet No. 19 Sonesta Pointe Paired Villa 1 Type C (full porch) Front, Side, & Rear Elevation Sheet No. 20 Sonesta Pointe Paired Villa 2 Type A Front, Side, & Rear Elevation Sheet No. 21 Sonesta Pointe Paired Villa 2 Type A (full porch) Front, Side, & Rear Elevation Sheet No. 22 Sonesta Pointe Paired Villa 2 Type B Front, Side & Rear Elevation Sheet No. 23 Sonesta Pointe Paired Villa 2 Type C Front, Side & Rear Elevation Sheet No. 24 Sonesta Pointe Townhome 1 Type A Four-Unit Elevations Sheet No. 25 Sonesta Pointe Townhome 1 Type A Five-Unit Elevations Sheet No. 26 SONESTA POINTE TOWNHOME 1 TYPE A SIX UNIT ELEVATIONS Sheet No. 27 SONESTA POINTE TOWNHOME 1 TYPE B FOUR UNIT ELEVATIONS sheet No. 28 SONESTA POINTE TOWNHOME 1 TYPE B FIVE UNIT ELEVATIONS Sheet No. 29 SONESTA POINTE TOWNHOME 1 TYPE B SIX UNIT ELEVATIONS Sheet No. 30 SONESTA POINTE TOWNHOME 1 TYPE C FOUR UNIT ELEVATIONS SHEET 31 SONESTA POINTE TOWNHOME 1 TYPE C FIVE UNIT ELEVATIONS SHEET 32 SONESTA POINTE TOWNHOME 1 TYPE C SIX UNIT ELEVATIONS SHEET 33 SONESTA POINTE TOWNHOME 2 TYPE A FOUR UNIT ELEVATIONS SHEET 34 SONESTA POINTE TOWNHOME 2 TYPE A FIVE UNIT ELEVATIONS SHEET 35 SONESTA POINTE TOWNHOME 2 TYPE A SIX UNIT ELEVATIONS SHEET 36 SONESTA POINTE TOWNHOME 2 TYPE B FOUR UNIT ELEVATIONS SHEET 37 SONESTA POINTE TOWNHOME 2 TYPE B FIVE UNIT ELEVATIONS SHEET 38 SONESTA POINTE TOWNHOME 2 SIX UNIT ELEVATIONS SHEET 39 SONESTA POINTE TOWNHOME 2 TYPE C FIVE UNIT ELEVATIONS SHEET 40 SONESTA POINTE TOWNHOME 2 TYPE C SIX UNIT ELEVATIONS SHEET 41 SONESTA POINTE CLUBHOUSE FRONT ELEVATION SHEET 42 SONESTA POINTE CLUBHOUSE SIDE AND REAR ELEVATION SHEET 43 Sonesta Pointe Clubhouse Floorplan Sheet No. 44 Sonesta Pointe Elevation Specification Sheet No. 45 SONESTA POINTE ELEVATION SPECIFICATION CONTINUED SHEET 46 SONESTA POINTE ELEVATION SPECIFICATION CONTINUED SHEET 47 SHEET 48 SONESTA POINTE SINGLE PERIMETER RETAINING WALL DETAILS SONESTA POINTE DUAL PERIMETER RETAINING WALL DETAILS SHEET 49 SONESTA POINTE COMBINATION PRIVACY PERIMETER WALL SHEET 50 SONESTA POINTE TYPICAL CROSS SECTIONS SHEET 51 SONESTA POINTE TUSKAWILLA DRIVE STREETSCAPE SHEET 52 SONESTA POINTE EDGE DRIVE STREETSCAPE SHEET 53 SONESTA POINTE CLUBHOUSE AMENITY AREA PLAN SHEET 54 SONESTA POINTE SITE AMENITIES SHEET 55 SONESTA POINTE ENTRANCE SIGN SHEET 56 SONESTA POINTE COMMUNITY ICON SHEET 57 SONESTA POINTE NEW GAZEBO SHEET 58 SONESTA POINTE OVERLOOK AREA SHEET 59