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Home My WebLink About2004 10 11 Regular 500 COMMISSION AGENDA ITEM 500 Consent Information Public Hearin Re ular ~ MGR.n----/Dept. ) / October 11, 2004 Meeting REQUEST: The Community Development Department requests the Commission consider a conceptual development plan for a 207 unit town-house development on 17.15 acres in the Town Center, located on the south side of Orange Avenue, immediately adjacent to the trail (south) and City recreation facilities (west). 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 a conceptual development plan for a 207 unit town house development on 17.15 acres within the Town Center, The developer has submitted a progressively refined concept subdivision plan and requests direction from the City Commission before proceeding. APPLICABLE REGULATIONS: Chapter 9, City Code. Town Center District Code. CONSIDERATIONS: Overview The 17.15 acre site is a mixture of treed largely vacant property, with one existing residential structure, an existing borrow pit, and a wetland area. It is located within the Town Center on the south side of Orange Avenue, north of the Winter Springs High School and immediately adjacent to both the City's soccer fields and associated parking and the Cross Seminole Trail. The applicant proposes 207 rear loaded (garage entrances in the rear, with access from an alley) town house units, a recreation facility with a pool, park features, and a stormwater pond (at the northeast comer) that doubles as a park amenity feature. The site has a significant slope from south to north toward Orange Avenue and Lake Jesup. The subdivision is planned so that the adjacent town houses face the ponds. As in the Highlander and Engle projects, some of the units do not front on a street, but instead front on common open space (not October 11, 2004 Regular Item 500 Page 2 of3 considered a problem from a planning perspective, but does raise fire code issues), The effective application of life-safety codes to those units that have no street frontage is being investigated. Utilities and garbage collection, as well as access to the garages, are proposed from the alleys. The Town Center Code addressed this property in its Squares, Parks, and Streets Map. This map depicts the site a similar street layout, although much of this 17.15 acre site was not in the City when the Town Center Code was written and adopted. The original Town Center plan considered master planned stormwater management for the entire Town Center - which has not proven practical. Therefore, on-site stormwater had to be planned into the subdivision. The site has central water and sewer available, with adequate capacity. Adiacent Properties The site is located on the north side of the Cross Seminole Trail from the Winter Springs High School, is immediately adjacent to the east side of the City's soccer fields and associated parking, is immediately adjacent to approximately 8 acres owned and occupied by Kathleen and Richard Roy. The Roys have their property under contract with a realtor who is investigating developing the site as either town homes, condominiums, or a combination of the two. Tuscawilla Trace (24 single family residential lots and conservation areas on 11 acres) is located immediately east of the Roys' property. The north side of Orange Avenue contains single family residential development along Lake Jesup. The largest of these, the big pink mansion, is located west of the site, on the lake side of Orange Avenue. Transportation Town homes typically generate approximately 5.86 average annual trips per week day per unit (207 x 5.86 = 1,213), pursuant to Trip Generation, 7th Edition, by the Institute of Transportation Engineers. Of course these national rates include both standard and neo-traditional developments. The number of vehicular trips should be lower in a neo-traditional development, where people have multiple transportation choices. A trip or trip end is a single or one-direction vehicle movement with either the origin or the destination (entering or exiting) inside a study site. For trip generation purposes, the total trip ends for a land use over a given period of time are the total of all trips entering plus all trips exiting a site during a designated time period. The AM peak hour trip generation per dwelling unit is 0.44 trips per unit (207 x 0.44 = 91) while the PM peak hour generation rate per dwelling unit is 0.52 trips per unit (207 x 0.52 = 108). The Comprehensive Plan's Transportation Element contains provisions for mass transit, which is essential to achieving town center development density. Transportation Policy 1.62 requires residential development greater than 200 units or commercial developments over 50,000 square feet to incorporate space for bus stops. This site appears to meet this requirement. It appears bus could enter through the roadway near the west side of the site, stop in front of the gazebo by the stormwater pond and park by Orange Avenue, and make a right-hand turn out of the site, back onto Orange Avenue. The required geometry would need to be verified during engineering. The proposed development would have all of its direct access onto and from Orange A venue through 2 entrance roadways. Orange Avenue is a local roadway presently under Seminole County control. The county surfaced Orange Avenue pursuant to its dirt-road paving program. The county has indicated that, as long as they control the roadway, development of either this site or the Roy property would require removing this surfacing and completely reconstructing the pertinent roadway segment to county 2 October 11, 2004 Regular Item 500 Page 3 of3 standards. Staff also has concerns about the volume of trips on the existing road; this would be evaluated during final engineering. Neither applicant wishes to reconstruct the road, particularly if the costs were not shared by other development on Orange Avenue. Direct access to the adjacent Roy property is presently proposed at the southeast comer of this site - staff and Dover Kohl believe that direct roadway access is also necessary to the Roy property at the northeast comer ofthis site (just south of the park/pond), in lieu ofthe alley proposed by the applicant. Dover Kohl Comments Dover Kohl is generally supportive of this concept plan. They made a verbal comment that the neighborhood street that extends parallel to Orange Avenue, near the northeastern portion of the site, needs to connect to the property to the east to ensure adequate connectivity - not just as an alley connection. Dover Kohl has also previously stated that existing trees in areas depicted as green on the "Squares, Parks and Streets Map" should be preserved to the greatest extent reasonable. Staff has requested that Dover Kohl review the latest iteration of the concept plan, and address (1) the roadway connection near the northeast comer of the site, (2) the trees in the area depicted to be a park as well as around the existing borrow pit, (3) the proposed one-way streets on the north and south sides of the pool and recreation area (staff did not see a problem with this but wanted Dover Kohl' comments), and (4) any other issues that Dover Kohl deemed appropriate for comment. FINDINGS: 1. The proposed development is located within the City of Winter Springs Town Center. 2. Any deviations from the Code must be addressed through a development agreement, special exception, or some other appropriate mechanism. RECOMMENDATION: Staff recommends the City Commission approve the concept plan, subject to (1) providing a roadway connection near the northeast comer of the site to the adjacent Roy property, (2) preserving as many viable trees as is reasonable around the existing borrow pit and the proposed park and stormwater pond, and (3) Dover Kohl and Partners comments. Any deviations from the Code must be addressed through a development agreement, special exception, or other appropriate mechanism, not through this concept reVIew. ATTACHMENTS: A - Squares, Parks, and Streets Map B - Concept Plan C - Dover Kohl Comments COMMISSION ACTION: 3 ATTACHMENT A C. Squares, Parks and Streets Map ~ ~ ~ This drawing will be amended to reflect approved developments and refinements due to additional information. Such updates shall , be agreed upon by both the DRC and affected property owners and are subject to final approval by the City Commission after a ro riate review b staff. r Legend _ Squares and Parks (pp.12-l7) _ Main Street (p.lS) - SR 434 Frontage Road (optional) (p.19) Urban Boulevard (p.20) Town Center Street (p.2l) Edge Drive (p.22) - Neighborhood Street (p.23) _ Neighborhood Lane (p.25) Nei~borhood Square #5 (p.l7) r-' · . · .. Cross Seminole Trail Routes Town Center District Code June 12,2UUO Page I I ATTACHMENT C DOVER, KOHL &: PARTNERS lown planning Memorandum From: James Dougherty RECEIVED Oc:+- -5fp. - 4 2004 9"~ CITY OF WINTER SPRINGS Current Planning To: John Baker City of Winter Springs Cc: Victor Dover Date: 3 October. 2004 Subject: Comments regarding Canin Associates' 17.15 acre town house project plan Regarding the 17.15 acre parcel adjacent to Orange A velllle: I. The addition of a second entrance / exit to Orange A venue is an improvement in this latest plan. Connectivity is essential in the Towll Center. 2. It appears that this latest plan is attempting to preserve some of the mature trees on the site. which is commendable. Care should be taken to see if there are any additional large mature trees on the site, especially in the northeast quarter, which should be preserved. 3. The project should accommodate the possibility for future street connections to the parcel to the east with additional street stub-outs. not just alley stub-outs. 4. The units in the northwest corner of the site appear to face Central Winds Park with their backs. Public spaces should be faced with the fronts of buildings. 5. The street network as designed will encourage use of several alley segments as main circulation routes. which will present privacy problems tor residents. See the diagram below: !J I..!! WINHR SPRING 5 TowN' CENrER 1:.15 "CRI; PARcn. ,",".Ut;."", ,.., i......~f- ~o-- ------:" .. ~~.~ ........ ""-. .._~ _. ...-- - h.~'~~!'U "........"."fw- ~:.;::~~."'. ~.~~..,...,. . .... Date: 101104 The following Document was provided by Tom Corkery on 10/11/04 during the discussion of Regular "500" TYPICAL NEIGHBORHOOD LANE, STAGGERED PARKING 50' R.O.W. 401 MINIMUM RON 52' TYPICAL TYPICAL EDGE DRIVE, PARALLEL PARKING ON ONE SIDE , 40 R.O. W. 5' 0,10' 4J PARALLEL PLANTING SIDE PARKING WALK i I 201 CLEAR FOR FIRE ACCESS J4' 0,10' SET - SIDE PLANTING BACK WALK ~,-L 2,-L ' DECORATIVE PAVEMENT A 301 B TYPICAL ALLEY I i I \1 001 RON 010 SIDE PLANTING WALK J4' 0,10' 5,L20' SET - 51DE PLANTING PARALLEL TWO il-lAY ROAD BACK WALK PARKING 5' 0,10' 4J PARALLEL PLANTING 51DE 5ET- PARKING WALK BACK c TYPICAL NEIGHBORHOOD STREET, PARALLEL PARKING ON BOTH SIDES , 60 R.O. W. o J4' 0,10' 5' SET - SIDE PLANTING PARALLEL BACK WALK PARKING 101 ONE WAY 301 CLUB tiOUSE 301 E CLUBHOUSE SECTION / MODIFIED NEIGHBORHOOD STREET PARALLEL PARKING ON BOTH SIDES , 130 R.O.W. ~oadway Typical Sections inter rin Town House Parc I I ct 'V I 201 TWO WAY ROAD 0,10' PLANT I NG 51 DE WALK 501 RON I I ct I 20' --1- 5' 0,10' 4J TWO WAY ROAD PARALLEL PLANTING SIDE SET- PARKING WALK BACK RECEIVED OCT - 5 2004 1 CIIYVI' Wi'''L!(~,PKiNGS j ~ _ Current Piann,nQ 0' 10' 20' , I I I ~ 10' I I ccnln CSSOCIC' Urban & Environmental Planners . Landscape A 500 Deloney Avenue, Orlando, Florida 32801 (407) DATE SCALE JOB NUMBER ~ 04 OCT 04 1'=10" 204055 WWW.CANIN.COM COPYRIGHT (C) 2004 CANIN ASSOCI WINTERSP :rig; ~s;: n ; ~[9 oCDQo ~ ~. g' > ~ :5. _ ~ UI a ~ " :::I ~ 3 0' ~ ^ ~~ ~.... ;:2g.""01II "'0.. - :l: 0 III --<, :::I -::J ffi.. 00 (iJ.,1 ;l~>. 0 '" ~ "v..o,- ~::::J"m n 0--:::::1 -me. 0'" - ~-g C 6~-g ..:::!~>,.. ~ 0 a J->ms;Ift .... -. C1l III o <C '" i;~cn .. ~.~~ '~;:~ 0\ I C e. t"""t ~ ~ t:) P"" o 8 (l) c:J s. t--A ~ t:) C1Q ~ ..... . l:) ~ t ("b t-t (1) en en ~ en t-t s::: ..... . l:) t-cf aq ~ r:Jj Qi (1) en ~ (1) l:) t-t n < (1) ("b l:) ~ ("b t-t -....... . f _. Date: 101104 The following Document was distributed by John Baker on 10/11/04 during the discussion of Regular "500" c. Squares, Parks and Streets Map \l~.":":' ~'~:':i:,:~:~:;,';';~~.~:::'\'~'~'~:~"' <~ "\<,': c; This drawing will be amended to reflect appm,'eJ Jewlopments omJ ,dinclllcnts due to additional information. Such updalL'S shall be agreed upon by both the ORC and affectedI' property owners and arc subjl'Ct to final approval by the City Commission ,1fte, ro ritltcrevic\\.hvstaf(. Legend _Squares and PaIl<.' (pp.12-17) d _MaiaStreet(p.18) _5R 434 I'rontage Rwd ("ptlunal) (p.l9 t= Urban !luul",a"l (p.20) . . _Town Center Stn.'t!l (p21) ,- Edge Dnve (p 22) _ Neighbl"hood Street (p.23) Ncighbnrhood Lane (p.25) ..... Cro:o.~ S4,."minoll? Trdil Rou lcs Town C"nter District Code __tl,~C't Page II