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Home My WebLink About2003 04 28 Regular C Conceptual Development Plan COMMISSION AGENDA ITEM C Consent Information Public Hearin2 Re~ular X April 28. 2003 Meeting / MGR. fl/ ~t. ~ REQUEST: Community Development Department requesting Commission consider and approve a conceptual development plan for a 192 unit apartment complex on 10.7 acres in the Town Center, along the southwest side of SR 434, between the Mobil station and the proposed Cross Seminole Trail. PURPOSE: The purpose of this Agenda Item is for the Commission to consider and provide comment on a conceptual development plan for a 192 unit apartment complex on what is presently a wooded 10.7 acre site immediately southeast of the Mobil station, along the southwest side ofSR 434, within the Town Center. Preliminary and final site plan approval are required before the project may be permitted or commence construction. Scaled and more detailed architectural rendering should be required for the individual buildings (in contrast to the conceptual generic prototypes provided) during the final engineering/site plan approval (or at the latest, before building permit applications are submitted). Please note the following: (1) that the site abuts the ramped portion (for the bridge over SR 434) of the proposed trail and (2) that Dover Kohl & Partners have looked at the concept plan and provide comments (attached). APPLICABLE LAW: Chapter 9, City Code. Town Center District Code. FINDINGS: J . 1. The proposed development is located within the City of Winter Springs, within the Town Center zoning district. April 28, 2003 Regular Item C Page 2 of3 2. The proposed development site is immediately adjacent to the southeast side of the Mobil station and the west side of the Cross Seminole Trail. Staff contacted the City's Town Center consultant, Dover Kohl& Partners, regarding the applicable design scenario (please see attached memo). 3. The basic site "foot-print" is consistent with the Comprehensive Plan and City Code of Ordinances, subject to the Dover Kohl comments, although additional minor adjustments may be required throughout the site plan approval process. 4. The Town Center encourages mixed uses. A portion of the project should be planned to accommodate retail. Retail at the comers of Street "B" would be ideal. Trends in central business areas demonstrate rented units converting to retail and condominium uses as the units mature. Therefore, the construction of rental units should be designed in such a way as to facilitate conversion of the units as they mature in their life cycle. Ceiling height and higher quality finishes facilitate conversion of rental units to ownership units. Fourteen foot floor to ceiling heights on the first floor of buildings fronting on SR 434 will facilitate future conversion ofthe rental units to retail. 5. A certain number of affordable housing units is needed to accommodate the labor force in a viable town center. The concentration of affordable units is not recommended for sustainable housing. Therefore, it is recommended that 50 percent of the residential units be T & D style ownership units with 50 percent being rental units. Additionally, not more than 50 percent of all the residential units should be below the market rate. 6. As we understand it this is to be an affordable housing project. As such, the owners should be prepared to discuss with the City Commission any local participation from the City that may be required to facilitate financing for the project. RECOMMENDA TION: Staff recommends that the City Commission withhold any approval for the project until such time that any local participation requirements are fully disclosed and until such time that there is acceptance on the part of the developer of the following: 1. That a substantial number of housing units will be market rate, preferably not less than 50 percent; 2. That a substantial number of the residential units will be T &D style ownership units, preferably 50 percent; 3. That rental units will be designed in such a manner as to facilitate future conversion to ownership units as they mature in their "life cycle;" 4. That first floor residential units facing SR 434 will be designed to facilitate future conversion to retail upon market demand; and 5. More detailed architectural renderings for each building demonstrating the incorporation of these recommendations and the Town Center Code will be provided at final engineering. 2 April 28, 2003 Regular Item C Page 3 of3 ATTACHMENTS: A - Dover Kohl memo B - Conceptual Development Plan COMMISSION ACTION: 3 PApr-04-03 05:04P Dover~ Kohl & Partners 305 666 0360 P.Ol J;' ATTACHMENT A DOVER, KOHL & PARTNERS lown planning Memorandum To: John Baker City of Winter Springs From: James Dougherty Date: 4 April, 2003 Subject: Town Parke Residential Project John, The preliminary sketches for the Town Parke residential project you sent appear to be moving in a very positive direction. The addition of this substantial quantity of residential will be very beneficial to the Town Center for a number of reasons. It will greatly aid in making the Town Center an authentic 24 hour community. It will provide customers within walking distance of Town Center commercial uses (a big'step in reducing auto-dependency). It will add the valuable option of 'Town Center residential' to the range of residential choices available in Winter Springs. Positive aspects of the design: I. Buildings are built Close to the sidewalks, giving the streets good spatial definition and providing natural surveillance. 2. Gaps between buildings are generally minimized, further enhancing street definition. 3. A frontage road is used along the edge ofS.R.434 creating a traffic-calmed pcdcstrian- friendly frontage that can be faced with buildings. 4. Parking lots are concealed mid-block. 5. Parallel on-street parking is provided along street frontages. 6. The preliminary building elevations generally appear to be well proportioned and appropriate in character for the Town Center. The multi-story building heights will help to create well-defined street spaces with enough verticality to provide a sense of spatial enclosure. 7. The proposed community amenities will be of great benefit to residents, and should help to ensure the product is competitive. Some things to be sure are included as the design develops: 1. Sidewalks as required in the Town Center District Code. 2. Street trees as required in the Town Center District Code, especially in the frontage road median. . 3. Ground floor residential uses should be raised a minimum of 2 feet above sidewalk grade. A water table line (a small horizontal molding on.the exterior facade marking the height of the finished ground floor) is useful to accentuate the visual impact of the raised finish floor. Apr-04-03 05:04P Dover, Kohl & Partners 305 666 0360 P.02 A few critiques/suggestions: I. Streets should not terminate in alley entrances. This can cause confusion between block edges (fronts) and block interiors (backs). This appears to only happen in one location (see street "c" on the plan below). This can be corrected by offsetting the alley entrance from the end of the street, and terminating the street with a building instead. 2. The block edges are mostly fully wrapped with buildings which is good. The western faces of the two blocks indicated below with a dotted line fall in mid-block locations on the overall Town Center Master Plan. This can be fine, and can be adjusted to by either A.) Making these true block faces by building a street along them (could be built at a later phase when the neighboring property develops) or B.) Making this a mid-block pedestrian paseo cut-through, which is essentially a very narrow street tor pedestrian traffic only. The neighboring property could thcn front this pasco space with buildings when it is developed. Either the A or B scenario could be prepared for by huilding a sidewalk between these units and the property line. . '\.. ~. 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