HomeMy WebLinkAbout2003 01 27 Regular E Villagio Development Agreement
COMMISSION AGENDA
ITEM E
Consent
Information
Public Hearine
Reeular X
January 27. 2003
Meeting
MGR.~ /Dept. /~
REQUEST:
Community Development Department requesting Commission consider and approve a development
agreement for the SR 434 Retail development (a.k.a. Villagio), located on a 9. 15-acre tract along the
south side of SR 434, adjacent to and west of Stone Gable.
PURPOSE:
The purpose ofthis Agenda Item is to request that the Commission approve a development agreement
addressing issues and concerns pertinent to the SR 434 Retail development final engineering/site plan.
APPLICABLE LAW:
Section 166.021, Florida Statutes.
(1) As provided in s. 2(b), Art. vm of the State Constitution, municipalities shall have the government,
corporate, and proprietary powers to enable them to conduct municipal government, perform municipal
functions, and render municipal services, and may exercise any power for municipal purposes, except
when expressly prohibited by law.
(2) "Municipal purpose" means any activity or power which may be exercised by the state or its political
subdivisions.
Chapter 5. Arbor.
Chapter 9. Land Development.
Chapter 20, Division 7. Neighborhood Commercial Districts.
1
Chapter 20, Article VI. SR 434 Corridor Vision Plan, Division 2. General Design Standards for
New Development Area
FINDINGS:
The development agreement is authorized pursuant to the Municipal Home Rule Powers Act, as
provided in s 2(b), Article vm of the Florida Constitution and Chapter 166, Section 166.021, Florida
Statutes.
The development agreement is consistent with the City's Comprehensive Plan and Code of Ordinances.
The development agreement provides for reasonable use of the subject property, while addressing issues
and concerns pertinent to the present and future use of the site.
CONSIDERATIONS:
Staffhas addressed the pertinent issues set forth within this development agreement with both the
developer and with abutting residents. The City Arborist has met on-site with the development team to
determine which trees can realistically be preserved. None of the trees in the interior of the site can
realistically be saved, due to the volume of fill material that will be placed there. A number of trees
along the east side of the site can be saved and this document addresses ways to save those trees and
provides the developer monetary credit against the arbor fee for the cost of providing tree protection and
buffering above and beyond the requirements of the City Code.
The attached geometry plan depicts 30 feet between the east property line and a substantial portion of the
proposed wall, in order to save as many trees as possible.
The applicant must still provide detailed engineering/site plans (with landscaping) that must meet all
applicable codes, except as specified in the development agreement.
The draft development agreement has been forwarded to the City Attorney for review and comment
along with staff recommendations.
RECOMMENDATION:
Staff recommends that the City Commission approve the attached development agreement, subject to the
City Attorney's review and comment. Any changes recommended by the City Attorney should be
incorporated into the document.
ATTACHMENTS:
Attachment A - Draft Development Agreement, as provided by the applicant.
COMMISSION ACTION:
2
ATTACHMENT A
THIS INSTRUMENT WAS PREPARED BY
AND SHOULD BE RETURNED TO:
Gregory D. Lee, Esquire
Lowndes, Drosdick, Doster, Kantor & Reed, P.A.
215 North Eola Drive
Post Office Box 2809
Orlando, FL 32802-2809
(407) 843-4600
PARCEL I.D. NO.'S 26-20-30-5AR-ODOO-0080
26-20-30-5 AR -ODOO-009B
FOR RECORDING DEPARTMENT USE ONLY
BINDING DEVELOPMENT AGREEMENT
THIS BINDING DEVELOPMENT AGREEMENT, made and executed this _
day of January, 2003, 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
McGABA, LLC., a Florida limited liability company ("McGaba"), whose address is 4986
Courtland Loop, Winter Springs, FL 32708.
WIT N E SSE T H:
WHEREAS, McGaba is constructing a shopping center 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 Council on
January 27, 2003, McGaba desires to facilitate the orderly development of a shopping center (the
"Shopping Center") on the Subject Property (defined in Section 3 below) as depicted in the site
plan attached hereto as Exhibit "A" and incorporated herein by this reference (the "Site Plan"), in
compliance with the laws and regulations of the City; and
909349/80034/608171 v3
WHEREAS, the City Commission has recommended entering into a Binding
Development Agreement, ("Agreement"), with McGaba for the development of the Shopping
Center; and
WHEREAS, in addition to McGaba's compliance with all City Codes, pennitting and
construction not in conflict herein, the City and McGaba desire to set forth the following special
tenns and conditions.
NOW, THEREFORE, in consideration of the mutual promises and covenants contained
herein, the parties mutually agree as follows:
Section I.
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 the
subject to, and bound by, the tenns and conditions of this Agreement is legally described on
Exhibit "B" attached hereto and made a part hereof by reference.
Recitals. The foregoing recitals are hereby incorporated herein by this
Section 4.
Representations of McGaba. McGaba hereby represents and warrants to
City that McGaba has the power and authority to execute, deliver and perfonn the tenns and
provisions of this Agreement and has taken all necessary action to authorize the execution,
delivery and perfonnance of this Agreement. This Agreement will, when duly executed and
delivered by McGaba and recorded in the public records of Seminole County, Florida, constitute
a legal, valid and binding obligation enforceable against McGaba and the Subject Property in
accordance with the tenns and conditions of this Agreement. McGaba represents it has
909349/80034/608171 v3
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voluntarily and willfully executed this Agreement for purposes of binding the Property to the
tenns and conditions set forth in this Agreement.
Section 5.
Obligations and Commitments. In consideration of the City and McGaba
entering into this Agreement, the City and McGaba voluntarily agree as follows:
(a) Buffer Wall and Buffer Area. In compliance with Section 20-469 Buffers
and Walls, Winter Springs Land Development Code, McGaba shall provide a 6' masonry buffer
wall that has the appearance of brick (stamped and died concrete) (the "Wall") around the
perimeter of the Subject Property, provided that McGaba shall construct the Wall in a manner
that preserves as many trees as possible and McGaba shall not be required to place a wall in the
area designated as a wetland (the "Wetland"). The Wall shall be configured in a manner along
the east side of the Subject Property (abutting the Stone Gable Subdivision) that provides
approximately a thirty (30) foot buffer area at its largest point between the Stone Gable
Subdivision resident property lines and the service driveway that surrounds the Shopping Center
(the "Service Driveway") and meanders southward closer to the Stone Gable Subdivision to
accommodate the stonn water pond as shown on the Site Plan (the "Buffer"). The Wall, Buffer,
Service Driveway and Wetland are depicted on the Site Plan.
(b) Tree Ordinance / Tree Replacement Assessment. Since McGaba originally
filed its Application for Preliminary and Final Site Plan Approval prior to the adoption of
Ordinance No. 2002-08 repealing Chapter 5, Winter Springs Land Development Code, regarding
tree protection and preservation, McGaba is vested to be regulated under Chapter 5 of the Winter
Springs Land Development Code as it existed prior to the adoption of Ordinance 2002-08 (the
"Tree Ordinance"). Pursuant to the Tree Ordinance and in consideration of the trees on the
Subject Property which shall be cut, removed or destroyed in connection with the development of
909349/80034/608\7\ v3
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the Shopping Center, McGaba shaIl be responsible for payment of the sum of EIGHTY FIVE
THOUSAND AND NOlI 00 DOLLARS ($85,000.00) in fees to the City as a tree replacement
assessment (the "Tree Replacement Assessment"). The City hereby agrees that McGaba may
deduct from the Tree Replacement Assessment, certain tree replacement assessment credits
("Credits") in the amounts designated for and in consideration of the following items:
(i) McGaba shaIl receive $10.000.00 in Credits for its additional costs and
expenditures associated with constructing the Wall utilizing special construction
methods designed to preserve trees in the Buffer. The City recognizes that such
construction techniques increase costs with respect to design, materials and
installation costs and the Credit described above in this subparagraph (i) reflect
the differences in such costs. Moreover, the placement of the Wall in this location
and utilizing these construction techniques will help preserve the east side of the
Subject Property in its natural state and save specimen and non-specimen trees;
(ii) McGaba shall receive $64.000.00 in Credits for conveying to the Stone
Gable Homeowner's Association that portion of the Subject Property comprising
the Buffer, which is approximately .32 acres as depicted on the Site Plan. The
deed of conveyance shall contain a restriction that such land shall be used as open
area / green space and shall not be used for the construction of any structures
whatsoever. Such conveyance will allow for a permanent natural tree buffer
between the Shopping Center and the Stone Gable.Subdivision. McGaba shall be
responsible for maintaining the Wall and the deed of conveyance shall reserve a
maintenance easement providing access for such purposes. McGaba shaIl convey
the Buffer to the Stone Gable Subdivision prior to the issuance of any building
909349/80034/608171 v3
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pennit from the City of Winter Springs for the construction of the Shopping
Center.
(iii) McGaba shall receive $20.000.00 in Credits for designing and
developing the Shopping Center parking area and parking islands to save
specimen and non-specimen trees. The City hereby agrees to allow McGaba
flexibility regarding the relocation of some parking islands in an effort to save
said trees, provided that such relocation is acceptable to the City staff arid does not
reduce the number and size of the parking islands required by the City of Winter
Springs Land Development Code.
(iv) With the Credits described above in subparagraphs (i), (ii) and (iii),
McGaba's Tree Replacement Assessment shall be reduced to $0.00. I
(c) Stone Gable Deceleration Lane. If, within five (5) years of the date hereof,
the City and/or Florida Department of Transportation ("FOOT") detennines that a deceleration
lane on S.R. 434 is necessary to serve the Stone Gable Subdivision entrance in the area east of
both entrances to the Subject Property (depicted on the Site Plan), McGaba shall provide a deed
to the City conveying a portion of the Subject Property to the City or FOOT (only for such
purposes) within thirty (30) days of a written request (referencing this Agreement) by the City or
FOOT to do so subject to the restrictions set forth in this subparagraph (c). The area to be
conveyed (the "Deceleration Lane Area") shall be an area no greater than eleven (II) feet in
width and shall be located within the area to be used as a landscape buffer required by the City as
shown on the Site Plan. Furthennore, the conveyance of the Deceleration Lane Area by McGaba
to the City or FOOT shall not disturb either of the two (2) existing entrances to the Subject
Property or the Shopping Center parking area in any manner. The Deceleration Lane Area is
909349/80034/608171 v3
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legally described and depicted on Exhibit "C" attached hereto and made a part hereof by
reference. In addition, the parties hereby acknowledge that the conveyance of the Deceleration
Lane Area may require re-Iocation of the Shopping Center sign in proximity to that area. In such
event, McGaba shall have the right to move such sign within the tract upon which it is placed
without modification of the Site Plan or other City processes or pennits.
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 McGaba as to the subject
matter hereof.
Section 10. Severabilitv. 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 City Attorney 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.
Section 13. Relationship of the Parties. The relationship of the parties to this
Agreement is contractual and McGaba is an independent contractor and not an agent of the City.
909349/80034/608171 v3
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Nothing herein shall be deemed to create a joint venture or principal-agent relationship 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 Immunitv. 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. McGaba 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 McGaba or the
City of the necessity of complying with the law governing said permitting requirements,
conditions, term, or restriction.
Section 18. Third Partv 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
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.
909349/80034/60817\ v3
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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 McGaba or on the Subject Property.
IN WITNESS WHEREOF the parties have hereunto set their hands and seal on the date
first above written.
Signed, sealed and delivered in the
Presence of the following witnesses:
McGABA, LLC,
a Florida limited liability company
Printed Name of Witness
By:
Printed Name of Witness
Shirley Mackerly
Its President
CITY OF WINTER SPRINGS, a Florida
Municipal Corporation,
ATTEST:
By:
JOHN F. BUSH
Mayor
By:
ANDREA LORENZO-LUACES
City Clerk
909349/80034/60817\ v3
8
STATE OF FLORIDA
COUNTY OF
The foregoing instrument was acknowledged before me this _ day of
20_, by SHIRLEY MACKERL Y, as President of McGABA, LLC, a Florida limited liability
company, who is personally known to me or who has produced
as identification.
(NOTARY SEAL)
Notary Public Signature
(Name typed, printed or stamped)
Notary Public, State of
Commission No.:
My Commission Expires:
909349180034/608171 v3
9
EXHIBIT "A"
(SITE PLAN)
909349/80034/608171/2
909349/80034/608171/2
EXHIBIT "B"
(SUBJECT PROPERTY LEGAL DESCRIPTION)
ii
EXHIBIT "e"
(DECELERATION LANE AREA)
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909349/80034/608171/2
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NOTES
1. ALL CURB RADII TO BE 3 FEET Ur-,LESS OTHERWISE NOTED.
2. ALL DIMENSIONS ARE TO EDGE OF PAVEMENT
UNLESS OTHERWISE NOTED.
3. CONCRETE SIDEWALK RAMPS SHALL BE INSTALLED ACCORDING
TO F.D.O.T, INDEX 304 OR A.DA STANDARDS, WHICHEVER
IS MORE RESTRICTIVE.
4. ALL CURBS ARE TYPE "0" UNLESS OTHERWISE NOTED.
5. ALL TRANSFORMERS AND SWITCH BOXES RELATED TO DEVELOPMENT
SHALL BE SET BACK A MINIMUM OF FIFTEEN (15) FEET FROM ANY
RIGHT-OF-WAY AND VISUALLY SCREENED USING LANDSCAPE MATERIALS
OR MASONRY CONSTRUCTION IN CONFORMANCE WITH THE LAND
DEVELOPMENT REGULATIONS OF THE CITY OF WINTER SPRINGS.
6. MECHANICAL EQUIPMENT AND APPURTENANCES, INCLUDING BUT NOT
LIMITED TO AIR CONDITIONER UNITS, VENTILATION EQUIPMENT, REFRIGERATION
SYSTEMS, HEATING UNITS, ETC., MUST BE SCREENED SO THAT
THEY ARE NOT VISIBLE FROM ANY PUBLIC RIGHT-OF-WAY.
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SIGN LEGEND & STRIPING NOTES
1. TYPICAL PARKING SPACE SHALL BE STRIPED WITH
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2. SEE DETAILS FOR HANDICAP PARKiNG.
3. TYPICAL STOP BAR SHALL BE 24" WIDE WHITE STRIPE.
SIGNS
NO TEXT OR SYMBOL SIZE
R 1-1 STOP 30"x30"
ALL SIGNS SHALL CONFORM TO THE MANUAL ON
UNIFORM TRAFFIC CONTROL DEVICES.
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