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2011 02 28 Regular 600 Consider Concept Plan for Proposed 4000 Square Foot One Story Retail Building Within Town Center
CITY COMMISSION AGENDA ITEM Consent Informational ITEM 600 Public Hearing Regular X February 28, 2011 /IA / Special Meeting Mgr. / De Authorization REQUEST: The Community Development Department requests the City Commission consider the concept plan for a proposed 4,000 square foot (SF) one -story retail building for a pool supply store and a detached 800 SF one -story drive -thru ice cream shop on a 0.73 acre crescent shaped site within the Town Center. SYNOPSIS: Section 20 -323 of the City Code lists confectionary and ice cream stores as a permitted use and swimming pool sales, service, and supplies as a use permitted only by special exception within the Town Center. The request is for concept plan approval, not final engineering site plan or formal aesthetic review. This site has previously received conditional concept approval (May 2007) and conditional site plan and aesthetic review approval (September 2008). No application for special exception has been submitted. The conditional approvals were not followed through on, were not extended, and have expired. The concept plan submittal does not meet the minimum requirements set forth in Subsections 20 -321 (b) (2) and (3) and, more importantly, is substantially inconsistent with both the Comprehensive Plan and the Town Center Code (sections 20 -320 thru 20 -327 of the City Code). CONSIDERATIONS: LAND USE, ZONING DESIGNATION, ETC.: Zoning: Town Center Future Land Use Designation: Town Center APPLICABLE REGULATION: Florida Statutes Comprehensive Plan City Code February 28, 2011 City Commission Regular Item 600 Page 2 BACKGROUND AND OVERVIEW: The 0.73 acre undeveloped and treed site is located within the Winter Springs Town Center on the southeast corner of SR 434 and Central Winds Drive. The street -to- building relationship is the number one defining characteristic of the Town Center Code (Code). Spaces and Places are created that support livability and walkability. The auto is accommodated but is not to dominate within the Town Center. As a result the entire Town Center Code is structured to support what is described as the "hierarchy" of squares, parks and streets. This hierarchy and structure is unique to the Town Center. It is the result of a concerted effort to create a distinctly different "downtown" area for Winter Springs, apart from the rest of the City. A downtown or urban environment demands a higher intensity. For that reason, the Comprehensive Plan requires buildings in the Town Center to be a minimum of two stories (FLUE Policy 2.2.8), and allows a Floor Area Ratio (ratio of building to land) up to 1.00 and a density up to 36 dwelling units per acre. A higher intensity and density is required to support the economic vitality of the Town Center. The proposed Pinch -A -Penny concept plan proposes one- story buildings with a Floor Area Ratio (FAR) of only 0.15. The Pinch -A -Penny rendering illustrates an attractive, horizontally oriented, one -story suburban building, appropriate to an auto - dominated commercial zoning district, such as C -1. Although attractive, neither the building nor the site plans give consideration to the Town Center or Urban Central Business District requirements (as included in the Code and the City's Comprehensive Plan). Common to suburban development, the plan is oriented to an "auto- centric" use and layout and neglects to illustrate pedestrian connectivity within the site, despite the pedestrian friendly orientation and requirement within the Town Center. This site has the benefit of being adjacent to the recently approved Choices in Learning Charter School civic site. The Choices in Learning charter school is intended to be a gateway to the Town Center and will consequently also draw increased exposure to this site. It is therefore critical that the site's value be optimized within the Town Center. Within the Town Center, the primary consideration is the location of the building on the site so that it frames the street and street corner. Additionally, the building must be a minimum of two stories to frame the street, give prominence and to increase the land use efficiency. The renderings of the building are illustrated independently from the site plan and do not convey the relationship of the building to the site. It is difficult to understand if the portico (both front and rear) will fit into the site as illustrated and how any pedestrian circulation will be accommodated. The site topography slopes southward from a high point of about 48' NGVD near the intersection of Central Winds Drive and Central Winds Parkway (a.k.a. Old SR 434) to a low of less than 42' NGVD at its southern end (more than 6' over a span of 353 feet). This is an important and prominent location for the City and the Town Center as well as the applicant. All west -bound traffic on SR 434 through the Town Center will experience a terminating vista [prominent view] into the south and western boundaries of this site. This is similar to the way the 8.7 acre crescent - shaped Choices in Learning Charter School property (immediately to the northwest) will February 28, 2011 City Commission Regular Item 600 Page 3 form the entrance to the Town Center from the west. Most traffic to and from the high school and Central Winds Park will pass by and stop adjacent to this site on Central Winds Drive. Proximity to Winter Springs High School, Choices in Learning Charter School, Heritage Park, Central Winds Park, and the Cross Seminole Trail should make this site desirable for various retail endeavors. The site is subject to the Town Center provisions of the Comprehensive Plan (primarily the Future Land Use Element and Multi -Modal Transportation Element) and the Town Center Code (sections 20 -320 thru 20 -327 of the City Code). Section 163.3194, Florida Statutes, requires any development approved or undertaken by a local government to be consistent with the Comprehensive Plan. The site has readily accessible City water and sanitary sewer service. There is a 6 -inch sanitary force main and a 12 -inch potable water main that extend through the southeastern portion of the site and cross SR 434 to the Heritage Park/Wagner's Curve site. The 12 -inch potable line also extends in the Central Winds Parkway (aka old SR 434) ROW toward Central Winds Park. Tax records indicate that the applicant acquired the site in 2007, years after the Town Center was established, after the site was made a part of the Town Center Future Land Use designation and zoning district, and after the Town Center Code was adopted. Development topics for a concept review (and the subsequent final engineering, aesthetic review, special exceptions, and development agreement), include, but are not necessarily limited to, the following: • Legal status of the Comprehensive Plan (Sec. 163.3194, FS); • Adjacent on- street parking along Central Winds Parkway (old SR 434); • On -site parking, stacking, and driveway alignment with the curb -cut to Winter Springs High School (and the view from SR 434); • Site orientation toward SR 434 and non -primary roadways; • Proper signage; • Adequate sidewalks, lighting, and pedestrian access; • Storm -water pond options; • Town Center architecture controls; and • Waiving the frontage road along SR 434. COMPREHENSIVE PLAN REQUIREMENTS: Future Land Use Element: The following goals, objectives, and policies from the Future Land Use Element of the City's Comprehensive Plan are most pertinent to development of this site: Goal 2: Town Center. The City seeks to create a Town Center based upon traditional design standards for development that will become the identifying focus of the City's downtown and contribute to an increased and diversified tax base for the City. The primary purpose of the Town Center shall be to February 28, 2011 City Commission Regular Item 600 Page 4 create an economically successful, vibrant, aesthetic, compact, multimodal, diverse, mixed use (including horizontal and vertical integration of uses) neo- traditional urban environment, designed on a pedestrian scale and with a pedestrian orientation. The Town Center is to be a place where people can reside in a mix of single and multiple family dwellings, work, gather to shop, relax, recreate, be entertained, attend community events, and enjoy the natural beauty of lands located in the Town Center. The Town Center should be created through public and private investment and development. Policy 2.1.3: Promote and Protect. Maintain a leadership position to protect the economic and planning integrity of the Town Center and promote public and private investment and growth therein. Objective 2.2: Neo- traditional. Promote and enhance the development of the Town Center by allowing a mixed use higher density /intensity neo- traditional urban pattern. Policy 2.2.1: Neo - Traditional Characteristics. Encourage a mixed use higher density /intensity neo - traditional Town Center, utilizing, to the extent practical, the fundamentals and urban design concepts in the Town Center Master Plan: • Urban and high density • Walkable community • Predictability in design/flexibility in land uses. • Visibly different section of S.R. 434 • Important sites for special public places • "Green network" of parks and preserved open spaces • Connected network of streets and blocks • Special public spaces of defined character • Special sites for civic buildings • Pedestrian sized blocks • Non -gated developments Policy 2.2.8: Intensity and Building Height. Encourage higher intensity development in the Town Center which does not exceed a floor area ratio (FAR) of two (2.0) and six (6) stories in height. Policy 2.3.3: Optimization of Tax Base. Ensure compatible land uses and development projects within the Town Center that optimally increase and diversify the City's tax base and economic well - being, while complementing and protecting established surrounding neighborhoods. Policy 2.3.6: High Quality Development. Ensure high - quality building and development that enhances the image and economic well -being of the City and the Town Center. Goal 5: Urban Central Business District. The City shall create an Urban Central Business District (UCBD) in order to promote high intensity, high density development in its urban core. Objective 5.1: Urban Central Business District designated as an appropriate area for intensive growth and development. The UCBD is intended for high intensity, high density multi -use development which may include any of the following: retail, financial, office (also including professional and governmental offices), cultural, recreational and entertainment facilities, high density residential, or hotels and should be located in close proximity to public facilities. February 28, 2011 City Commission Regular Item 600 Page 5 Policy 5.1.1: Purpose of Urban Central Business District. Establish the UCBD to: • Plan appropriate and balanced land uses on a scale and at an intensity, consistent with the availability of public facilities and services; • Facilitate mixed use development; • Encourage mass transit; • Reduce dependency on the automobile and vehicle miles traveled; • Encourage quality development; and • Give definition to the urban form through a vertical and horizontal mix of uses rather than strip -type development. Policy 5.1.2: Characteristics of Urban Central Business District. Establish the UCBD as a multi -use area appropriate for intensive growth and having the following characteristics: • Compact mix of uses which are pedestrian- friendly and are accessible without the use of the automobile (Ord.2010 -18; 10- 25 -10); • Flexible, versatile building design that will outlast initial uses and create long -term value; • Densities and intensities which support transit (Ord.2010 -18; 10- 25 -10); • Proximate and accessible to major arterial roadways; and • Adequate public facilities including roads, water, wastewater, solid waste disposal, stormwater drainage, and recreation. Policy 5.2.3: Public Areas within the Town Center. Incorporate pedestrian nodes, such as plazas, parks, squares, gardens, courtyards, or other public green space areas. Policy 5.2.6: Pedestrian- Friendly Site Design. Promote pedestrian gathering and circulation by requiring all of the following: • Safe and convenient pedestrian connection to commercial shop fronts from rear parking areas. Connection might be by public sidewalk or through plazas, courtyards, vias, or corridors; • Transit stops which are well connected to pedestrian circulation systems and include shelter from the elements and sitting areas; • Sidewalks that are a minimum of 12' wide along in front of commercial shop fronts and are a minimum of 6' wide in all other areas; • Provisions for immediate shade along streets by inclusion of larger caliper shade trees, expanded awnings or colonnades for commercial shop fronts, and/or other means; • Pedestrian lighting and subdued night lighting of display windows and building interiors along street frontages; • Room -sized areas of occupiable space (as defined in Florida Building Code, Chapter 2) along street frontages in commercial shop fronts with entrances at the same grade as the sidewalk; and • Streetscape design as set forth in the Town Center District Code. Policy 5.2.7: General Design of Individual Developments within the Urban Central Business District. Require all development within the UCBD to comply with the Town Center Goal and Town Center District Code. Require development to include diversity in detailing and style while maintaining aesthetic harmony and buildings to include at least two stories. Ancillary buildings may be excluded from the two story minimum by action of the City Commission. February 28, 2011 City Commission Regular Item 600 Page 6 Policy 5.2.8: Service Areas. Prohibit service areas from being located in front yards and require that they not be visible from public rights -of -way or squares, parks, or primary space. Design service areas to the standards set forth in the Town Center District Code. Multimodal Transportation Element: The following goals, objectives, and policies from the Multimodal Transportation Element of the City's Comprehensive Plan are most pertinent to development of this site: Policy 1.5.3: Require both new development and substantial redevelopment to provide adequate safe pedestrian facilities on -site, to adjacent sites as practical, and in adjacent right -of -way. Such facilities shall include a direct link between the public sidewalk network and building entrance, lighted sidewalks along both sides of all internal roadways and, as appropriate, on the development side of adjacent roadways. Additionally, mitigation or elimination of existing pedestrian hazards (e.g. upgrading an intersection) may be required, as needed and dependent upon the magnitude of the development or redevelopment project. Policy 1.5.4: Require both new development and substantial redevelopment to provide adequate safe bicycle facilities on -site, to adjacent sites as practical, and in adjacent right -of -way. Such facilities shall include the provision of bicycle parking, as appropriate. Additionally, mitigation or elimination of existing bicycle hazards (e.g. installing bicycle detectors at signalized intersections) may be required, as needed and dependent upon the magnitude of the development or redevelopment project Policy 1.5.7: Require new development and redevelopment to provide safe, well lit, and efficient on -site motorized and non - motorized traffic movements, sufficient parking, pedestrian facilities, and, as applicable, connections to adjacent sites and rights -of -way. Encourage increased land use densities and mixed uses, consistent with the Future Land Use Element to enhance the feasibility of transit and promote alternative transportation modes. Policy 1.5.12: Require that interconnected, unencumbered sidewalks be constructed concurrently with new development, by the developer. Sidewalks connecting to nearby schools, parks, bus stops, or other activity areas which function as pedestrian generators are to be provided to the extent required by the City's land development code. Policy 1.11.3: On -site Mobility Strategies for All Development. The City shall require development to implement mobility strategies to mitigate the respective transportation impacts and to improve mobility within the City. All new development or redevelopment shall provide onsite or access improvements as indicated below, based upon the Zone in which the project is located, as indicated in the columns on the right (Specifically Zone A) February 28, 2011 City Commission Regular Item 600 Page 7 Zone A Zone 8 Zone C Zone D Zone F TCEA Zones & Appropriate On -site Mobility central s.,mahp. Seminole corridor sit 419 Strategies for All Development Hu way Flub Zone Corridor District Developer shall build public sidewalks in accordance with City standards 1 along developed property frontage and convey the land or provide X X X X X easements for these sidewalks. Connect development to existing or planned sidewalks within 1./8 of a mile; Provide easement and build cross - access cormections between adjacent 2 properties along arterials and utilee shared driveways, except when X X X X infees b 3 dosing of existing, excessive, duplicative, or unsafe curb cuts or narrowing of overly wide curb cuts at the development site; X X Deeding of and or conveyance of required easements within the 4 property, as needed, for the addition or extension of a non- motorized X multi -use trail, in accordance with the City's adopted Master Plan; safe and convenient on -site pedestrian circulation such as sidewalks and 5 ADA crosswalks connecting buildings and parking area at the X X X X X development site; 6 streetsapingflandscapsng an the development frontage side of public X X X X X rights -of -way adjacent to the property and within the project site; 7 sidewalk lighting on the development frontage side of public rights -of- X X X X X way adjacent to the property and within the project site; Deeding of land or conveyance of required easements within the 3 property, as needed, for future bus rapid transit or other local X X circulator, in accordance with the city's adopted Master Plan; Compact mix of uses which are pedestrian friendly and are accessible 9 X X X without the use of the automobile ; Roadways, bikeways, and pedestrian systems shall encourage travel 10 between neighborhoods and access to transit without requiring the use X X X X X of arterial roadways; Deeding of land or conveyance of required easements along the developed property frontage to the City, as required, and the 11 construction of on- street parking. Not required if it would render the X property unusable for development; 12 Through streets in new development areas spaced no more than 1/2 mite apart; X X X Provision of bus shelter and associated amenities provided for 13 developments with greater than 203 residential units or commercial X X X X X developments projected to generate more than 1500 ADT. Infrastructure Element: The following goals, objectives, and policies from the Infrastructure Element of the City's Comprehensive Plan are most pertinent to development of this site: Policy 2.7.8: Require fifty (50 %) percent of the required landscaping area, as indicated in the Land Development Regulations to be Xeriscaping or site suitable native plant material. February 28, 2011 City Commission Regular Item 600 Page 8 Policy 4.4.6: Require the planting of littoral zone vegetation in stormwater ponds and/or lakes to provide a natural system for the uptake of nutrients and other constituents transported by stormwater runoff, where feasible. STRATEGIC PLAN: The Winter Springs Strategic Plan identified the Town Center as both a strength and an opportunity (other strengths include neighborhoods and planning). Goals and objectives included promoting a sense of community and aggressively completing the vision for the Town Center. The plan also listed community treasures as including the Town Center, schools, family atmosphere, walkable community, upscale atmosphere and enforced standards, and high stable property values. While the strategic plan is not legally binding, it embodies and projects the values, spirit, and visions of the future of the City's citizens and business owners. CITY CODE ISSUES: Section 20 -323 lists the permitted uses allowed within the Town Center zoning district. This includes ice confectionary and cream stores (Sec. 20 -323 (a)). Pool supply stores are allowed only as special exceptions (Sec. 20 -323 (b)). The applicant does not have (nor has he applied for) a special exception to relocate his existing pool supply store to this location (see also special exception criteria and procedures in Sec. 20 -321 (c)). Section 20 -320 prescribes a series of documentary resources upon which interpretations of the Town Center Code are to be based (Sec. 20 -320 (a)). This section also tells how the code is to be used (Sec. 20 -320 (c)). Section 20 -321 provides for a preliminary/concept review (not a full preliminary engineering plan as addressed in Sec. 9 -46) and provides criteria for that review. The submittal does not include the prescribed Sec. 20 -321 (3) materials and information (e.g. current site and tree survey, legal description, building elevations facing all public roadways, and parking analysis). Section 20 -324 sets forth standards for exceptions to build -to lines (Sec. 20 -324 (3)), drive -thru facilities (Sec. 20 -324 (8)), on -street parking (Sec. 20 -324 (10) (b)), and on -site parking lot landscape island spacing (Sec. 20 -324 (10) (f)). The submittal does not meet the prescribed criteria. Section 20 -325 provides for a hierarchy of primary space (Sec. 20 -325 (a)), build -to line locations, and other dimensional requirements, including, but not limited to space between buildings and 2 -story minimum (Sec. 20 -325 (c) (8) and (10); FLUE Policy 5.2.7 in the Comprehensive Plan also require 2- story). Sec. 20 -327 (b) provides for potentially filling excess space between buildings along a roadway frontage with garden walls (and provides criteria for garden walls; Sec. 20 -327 (b)). The submittal does not locate buildings to the build -to line, does not appear consistent with maximum building separation, and does not propose a garden wall. Section 20 -326 prescribes the minimum length, depth, and height of awnings, marquees, and colonnades (Sec. 20 -326 (a) and (c)). February 28, 2011 City Commission Regular Item 600 Page 9 Section 20 -327 prescribes specifications for (1) an expression line delineating the division between the first and second floors (no second floor to either building),(2) garden walls, (3) columns and piers, (4) at leastl5 -70 percent transparent window area facing any roadway, (5) at least 50 percent transparent window area for retail storefronts, (6) doors spaced not less than 50 feet apart along retail storefronts, (7) roof and gutter specifications, (8) signage specifications, and (9) window specifications (e.g. rectangular window openings facing a street are to be vertically oriented; round window openings are not to exceed 18 inch diameter). Temporary signage, if requested must meet the prescriptions set forth in Section 16 -60 (see also prohibited signs in Sec. 16 -57). Any monument sign (if proposed) will require a special exception in the Town Center (Sec. 20 -327 (f)). The submittal does not depict 2 -story buildings, buildings located to the build -to line, meet maximum building separation requirements, provide garden walls between buildings, provide all vertically- oriented window openings facing a street, or provide round window openings that meet code. The 50 percent transparent glazing requirement appears questionable and needs to be verified. No dumpster enclosures are depicted on the plans. The site plan and aesthetic review submittals must adequately address the location, construction details, and screening of dumpster enclosures, consistent with sections 9 -280 and 281 of the Code. Other Site Issues: The site must meet the handicap accessible requirements of Section 11 of the Florida Building Code, including, but not limited to, handicap parking spaces and sidewalks connecting accessible entrances with HC parking spaces and the sidewalks in the public ROWs. Since the buildings are depicted with relatively flat roofs, later plans must demonstrate that roof and air conditioner drains do not drain onto pedestrian areas (safety issue). No site lighting plan is required for a concept review, but will be required if the plan were approved and final engineering and aesthetic review plans were submitted. The depictions of the 4,000 SF building do not appear in context with either the storm -water pond on the SR 434 side or the parking lot side of the building. It is improbable that the applicant will plant a tree of that size or be able to save any existing trees in front of the building, given the proposed layout. The driveway curb -cut into the site does not align with the nearby Winter Springs High School curb -cut from Central Winds Parkway (aka old SR 434). This is an important safety issue, particularly if a drive -thru ice -cream store or other high - volume vehicular use is located on -site. No parking or traffic study has been submitted to justify the proposed on -site parking, the lack of on- street parking, or the proposed curb -cut location. This is further addressed in the City Engineer's comments (attached). February 28, 2011 City Commission Regular Item 600 Page 10 The concept plan appears to ignore the existing site topography with its storm -water pond layout, unless the site elevations are to be radically altered. The site elevations drops from a high point of about 48 foot NGVD (National Geodetic Vertical Datum, 1929; one measure of elevation above sea level) near the intersection of Central Winds Drive and Central Winds Parkway (old SR 434) to a low of less than 42 foot at the southern end of the site (more than 6 feet over a span of about 353 feet). This is further addressed in the City Engineer's comments (attached). Findings of Fact: 1. The subject property is located within the City of Winter Springs within the Town Center Zoning District and Future Land Use designation. 2. The Town Center came about after an inclusive series of charettes or workshops involving land owners, homeowner organizations, policy makers, staff, and other concerned participants. 3. Tax records state that the applicant acquired the subject property in 2007, well after the Town Center was established, after the site was included within the Town Center Future Land Use designation and Zoning district, after the Comprehensive Plan addressed the Town Center and the Urban Central Business District, and after the Town Center Code was adopted. 4. The Urban Central Business District and the Town Center share the same boundaries. 5. Comprehensive Plan goals, objectives, and policies for the Town Center and Urban Central Business District are applicable to the subject property and proposed development. 6. Comprehensive Plan policies from Multimodal Transportation Element and Infrastructure Element also apply to the subject property and proposed development. 7. Section 163.3194, Florida Statutes requires development approvals to be consistent with the Comprehensive Plan. Where there is inconsistency between a development regulation and the most recently adopted Comprehensive Plan, or element, or portion thereof, the Comprehensive Plan must govern any action taken in regard to an application for development. 8. On April 28, 2010, staff brought a proposed text amendment for small irregularly shaped lots within the Town Center to the Planning and Zoning (P &Z) Board. The P &Z Board was not supportive of automatically waiving code provisions for small irregularly shaped lots, although it did support shared infrastructure. The City Commission considered the proposal on June 21, 2010, providing a consensus for eventual comprehensive plan and code amendments to allow a second story to be waived for a "signature building" or something architecturally noteworthy. No comprehensive plan or code amendment has been adopted to implement this consensus. 9. Staff does not believe the proposed structures qualify as "signature buildings" or make a significant architectural statement. 10. The proposed concept plan is inconsistent with the Comprehensive Plan and Town Center Code. 11. As required by Section 163.3194, the City cannot legally approve the concept plan, as it has been submitted. February 28, 2011 City Commission Regular Item 600 Page 11 12. At a specially meeting on February 10, 2011, scheduled solely to review the concept plan, the Winter Springs Planning and Zoning Board addressed the proposed concept plan for the subject site and voted 4 -1 to recommend denial. FISCAL IMPACT: • The undeveloped property currently pays $4,623 in total property taxes. The City receives approximately 14% of this total, or $647. • Staff has estimated the taxable value of both buildings as $432,000. This would generate ad- valorem taxes in the amount of approximately $1,116. • On January 24, 2011, the City Commission directed staff to process this concept review and waived the $500 fee. • The special P & Z Board meeting was scheduled solely for the applicant's proposed concept plan. COMMUNICATION EFFORTS: This Agenda Item has been placed in the City Hall (Lobby) is available on the City's Website, LaserFiche, and the City's Server. Additionally, 1. A substantial and conspicuous sign was erected at the site to notice the Planning & Zoning Board Special Meeting. RECOMMENDATION: The Planning and Zoning Board and staff recommend denial of the concept plan, since it is inconsistent with both the Comprehensive Plan and City Code. ATTACHMENTS: A Location Map B City Engineer's Comments C Application (received 02/01/11) D Concept Plan E Photos of a similar Ice Cream Shop to the one being proposed F Draft P &Z Minutes • • ATTACHMENT A Continued P: 2601 Con iu- . .g 2,,6,2; 308 ' / 1s0 ,.as , R R a s 822 / '� ; " r P E „..260.., iii, ‘, i i:/ ... .. ; '' �� ( -1 _ •� � �7� ( ( 9� y l fo 0- .�- try 1� 357 �rt ?g a. p��' �, ' - r �, p (r te K 1t / S '� 354 y , ra re G h ' S 356 n� \ -' . C(gSS / \\ ` 4 9 : C� 4 � s\ \> ilf & M S/ c der �� \ JA S (.:,,,,,,..- ` } ' ✓* sly! \ ,., 01. Cf a \ • / 1 14W, T' 1442 \' 44� ._ . - c----\ ` L '' 2603 4 36 7 � N E N 7116 ELEC --- P te . to 9 CAN-is/ET ` ` -\ ig ig - ii eD D vv W D INGS \ IN TERSiltS d � \ \ �HALL \ pOSTCE � ■ \ 127, ). 4W _-, 76 ND o Q o_o mot' \ 141 , -4 eo . ° d a, .. .. : . c j .. O O O •ti. - \ 48 • 108/ o 0 301 301 0 `^ \ 304 \ 304 303 \ \ 30 8 � � L a~ 302 305. 306 305 emu, `�� j �� BCV 5 304 307 308. 307 's 135 � 09 ' ' \ ( , 'we: 4�, �� 3l0 ' \ ,, ,c-- ' B 306 309 �� 310 309 \o,, n N(1.” +i- \ ,� ,1 . _:.,‘.. '-""..- 1.... ,. 308 311 V �• 312 311. 312 � • " 4 ��� ''‘ # .� �' /� ,r7 _ ` � '' w , a { .. kG7L. A l -I A, -- 4--.,,-, \310 313 ., 314 313 ,,.,t,_, , . e;% , 316 4 s ; AGE .1$ , A I / _ ;' 3/2 315 316 315 -",,t, tI <T• ••••••,." .6 1v 1- r . 1 u - 4 \ yam. '' %�� r a v . A 314 317 \ 318 3 20 17 3 o's' ( t c 319 � 3zn 319 \ \ 'i • l .24005 <7 — �,6 ., c, �ir\ '.. 1 • 2 • 3 • Continued g 5 • 6 A 7 A 8 1 MALE NOTES: w- 8 Gil , " -' _ . - tr - �r •' V - _1�' l ' P • ,t 0 200 400 \ (, c.__ Municipal Address Map Book . - _ C I ` - j " 3 ; � PRINTED REVISED: F eet .3 - m 1 1 Iii June 2007 1 : 2 • 3 • '�- .F-_ . 3 I City Springs, Map (.. • F = -, Cit of Winter S s FL Page 2603 PAGE LOCATION KEY NAP WITH 1 & 2 MILE RADIUS RINGS Developed By: Southeastern Surveying & Mapping Corp. ATTACHMENT B of � Z u � 149 ��oR%O Engineering Review Comments Project: Wagner's Curve Retail / Office Building Submittal: Revised Concept Plan Date: February 2, 2011 Comments by: Brian Fields, P.E. City Engineer 1. The location of the drive -thru travel lane as proposed raises several concerns: a. The exit is too close to the main driveway entrance and creates a potential conflict with entering traffic b. The turning radius at the exit does not appear to be adequate to accommodate vehicles turning south or east. c. Assuming the ice cream parlor is available for walk -up service, there is a conflict between pedestrians coming from the main parking area with entering drive -thru traffic 2. Please provide an updated parking analysis per section 20- 324.10, incorporating the parking demand for the ice cream building. 3. The entrance /exit driveway onto Central Winds Parkway (Old S.R. 434) should align directly opposite of the existing intersection approach from the east side in order to avoid conflicting intersection movements. 4. Assuming the ice cream parlor is available for walk -up service, the site as shown appears to make no accommodations for pedestrians coming from any direction. 5. A sidewalk along Central Winds Parkway from Central Winds Drive to the site entrance driveway (approx. 170 feet) is recommended and its installation as part of this project would be consistent with other developments in the City. Sidewalks are typically required along street frontages even when the connecting sidewalks do not exist at the time of development. 6. Please request the site civil engineer provide the estimated daily and peak hour trip generation for the combined traffic from the 4,000 SF retail building and the 800 SF ice cream building. If the average daily trip generation exceeds 300, a traffic impact study is required per the Comprehensive Plan (Policy 1.1.7). 7. A handicapped parking space is required for the 4,000 SF building along the shortest accessible route of travel from adjacent parking to an accessible entrance per the Florida Building Code. 8. The renderings appear to show an entrance facing SR 434, but it is not clear from the plans how this entrance would be accessed. 9. The retention pond near the corner of SR 434 and Central Winds Drive is at the highest end of the site and appears to offer little benefit. Based on the previous plans, the onsite stormwater system discharged into the Central Winds Parkway drainage system, and it would be difficult for the pond at the corner to discharge in this direction. 10. Please be aware that all stormwater ponds require 10 -foot wide maintenance berms per City Code section 9- 241.d. 11. Please be sure to consider the space requirements as applicable for the dumpster, lift station, fire hydrant(s), backflow preventers, and transformers. If there are any questions, please contact Brian Fields at 407 - 327 -7597 or by e-mail at bfields(a�winterspringsfl.orq. Pinch -A -Penny Revised Concept Plan Page 1 of 1 f=EB -01 -2011 23:00 From: To:3276695 Pa9e :1 ATTACHMENT C E s • I CITY OF WINTER SPRINGS p� � ;� COMMUNITY DEVELOPMENT DEPARTMENT 1— z • 1126 STATE ROAD 434 WINTER SPRINGS, FL 32708 t"°0`p°9 407- 327 -5966 I OR1O' I FAX:407- 327 -6695 APPLICATION FOR CONCEPTUAL DEVELOPMENT PLAN APPROVAL APPLICANT: t`L_CD bast Fiat Middle • MAILING ADDRESS: 30 \\ tit t C 1 O \i CDC) �i PHONE: t ..�._6 Code ip If Applicant does NOT own the property: PROPERTY OWNER: Last First Middle MAILING ADDRESS: City State Zip Code PHONE: This request is for the pro erty described below: PROJECT NAME: 1l� Gt S t 2 J +r Pr L 0 1.—C> + r L, _ LOCATION OR ADDRESS: S `C3C2. tV cfL C> .32 4-34 L}-C `r2AL 04c> TAX PARCEL NUMBERS) _Z O _go SIZE OF PARCEL: C ' /sG 2e= .S Square Feet Acres ZONING Classification: FUTURE LAND USE Designation: O APPLICANTS are advised, that if they decide to appeal any decisions made at the meetings or hearings with respect to any matter considered at the meetings or hearings, they will need a record of the proceedings and, for such purposes, they will need to ensure that a verbatim record of the proceedings is made, at their cost, which includes the testimony and evidence upon which the appeal is to be based, per 286.0105, Florida Statutes. Match 2005 FEB -01 -2011 23:00 From: To:3276695 Paee:2 THE FOLLOWING ITEMS ARE TO BE SUPPLIED WITH THIS APPLICATION: Current Signed and Sealed SITE SURVEY of the subject property, not more than one (1) year old, at the same scale as the Conceptual Development Plan, with TOPOGRAPHIC CONTOURS at no greater than two (2) foot vertical intervals, and including a depiction of all WETLANDS on the site. ❑ LEGAL DESCRIPTION of the property and a SITE LOCATION DIAGRAM. ❑ Current TREE SURVEY of the subject property, not more than 1 year old, at the same scale as the Conceptual Development Plan including location, caliper size, and species identified with common and scientific name. Trees with a caliper of 4" or greater, shall be included. Trees with a caliper of 24" or greater, shall be highlighted. (Caliper is to be measured at 12" from the soil level.) Proposed CONCEPTUAL DEVELOPMENT PLAN, at a scale no smaller than 1" along with an electronic copy, including: North Arrow, Scale and Date; Identification of various BUILDING TYPES, LOCATIONS and ORIENTATIONS; LANDSCAPE AREAS, including places where larger trees are located or preserved; STREET TYPES with parking locations and number of spaces; and PAVED SURFACES, materials and location(s). X BUILDING ELEVATIONS illustrating all sides of structures facing public streets or spaces; ❑ CROSS SECTIONS of site illustrating grade changes and relationship of buildings, streets, alleys and adjacent properties; ❑ PARKING ANALYSIS justifying the proposed parking solution (such as Shared Parking, by Baron Aschman Associates, The Urban Land Institute) (Town Center only) OTHER reasonable supporting documents to indicate intentions and/or any other items as may be reasonably required in the Staff review, including justification and a listing of any proposed inconsistencies from the Code. ❑ SUBMITTED DRAWINGS are to be `D" -size drawings (24 "x36"): For Staff review: Twelve (12) copies, folded; For Flaming & Zoning Board: Ten (10) copies, folded; (Projects in the Town Center do not go to the Planning & Zoning Board) For City Commission: Twenty (20) copies, folded plus one (1) pdf electronic copy. ❑ Notarized AUTHORIZATION of the Owner, IF the Applicant is other than the Owner or Attorney for the Owner (see below). ❑ APPLICATION FEES: FEES are as SHOWN BELOW plus any ACTUAL COSTS incurred for the City's REIMBURSEMENT for TECHNICAL and/or PROFESSIONAL SERVICES (including the City Attorney) which may be required in connection with the review, inspection or approval of any development (based on accounting submitted by the City's Consultant) , payable prior to approval of the pertinent stage of development_ CONCEPTUAL DEVELOPMENT PLAN (includes 2 Staff reviews) S 500 RESUBMIT'AL OF CONCEPTUAL DEVELOPMENT PLAN (each Staff review) $ 300 TOTAL DUE $ 2 2005 FEB -01 -2011 23:00 From: To:3276695 Pa9e:3 By submitting this application you hereby grant temporary right of entry for city officials to enter upon the subject property for purposes of evaluating this application. APPLICANT'S AUTHORIZATION: I desire to make Application /'-: ceptual a el. meat Plan • for the aforementioned project and have read and agree : ' - terms co. ' ned - ' • - Signature o • s' 1 A • Sworn to and subscribed before me this day of 20 Notary Public My Commission expires: Personally Known Produced identification: (Type) Did take an Oath Did Not take and Oath 3 Much 2005 • .r. ... ...„,. .... .... -- '' ....:, . . , - , . ,, .. . : ,..._ . , .. . . .. , ?I' . , . .. ., . .. . ... ... .. ' ' - . ' * , 3 t * , , . „. 43., _ ",,cI.t.tfit 4 t- , P ,4-. .- rr.t0 P" L'Aik * - ,„ if ''',..• _ - t ft"*1 4 ) - . .. . . , . , Cr) < I - , . _ - , .. i ,._ ... . ''' 1' '.'', I E ;,. . . ... ., : . ' .: ; ',-;) . - . . i ! ', „........ . . . . -:,11 y - ' ■I,. t , . . . „. ,..-....z. ... - ....-, . „ I ... , . ... ‘-. - , - .., . , . 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A i_. 40.141 s.r. 434 = _ _zi- -O- "it _�_ Ranaldi °R,T • Planning and Architecture Inc 1 wagners curve office / retail building I ---1 7 Oct 10 0 — 0 I (23 shelving units) entry a) to sales floor ilF north IIK ...■lIl 0- 1 ° floor pla n O 1 , , I I „....., L _I I ❑❑' -- 0 I 9�rwe.t, Ranaldi Planning and Architecture Inc . wagners curve office / retail building 7 Oct 10 i . v) pinch a penny all J.. ■i i��i�i—ii - - ► ∎��1 �'!�( ��I % /,� , • ZJ!L - — _ -- - - — - - - - -- ___________ - - ,._ ' lir% lir I.W Iii1 * =s$Ib= 1 L = �— ` .� it - , . _ , , ` I . .� - I ____ i luril `o� _ i � �.�_— ,��.�; ° -a —a 'Zip �T j J a- \i `.Tt= 71�1.� • s outh elevation _ ■ matt / ., � i 11 ce-:; _ , ,__! _1_ � 1�iL�IV west elevati " e9 ft Ranaldi • Planning and Architecture Inc . lirib' • • � ' t . • � , ., s � E Ali' 7 a , I II ' '` + .4 ; creamery 'ar,14111% . t OP .,. _,,,,Th,,_ „ L,.... -- g aii : .j12:7 -' -=■•■■ ■ ■ si 4= ,; -, ,, .µms Vie«.,. , . ... ._ r 1 I; Iw r ,. v : I ' NV Yr. ' SgC*'".i''N...------- 6:- '' ..fiew ... . , 0 11.1 --' ` k I , i 0 ,.. t Alb r . Q , i .... .. ii.- . La , ! am ,,,,, . . . . . inn Fa, r"ill N, _ .,_ N N--.% 4440_ ,.. . 113143 A J ) 4 4 _ .. I' ' E S ION Oa - ''' ---- I 4 zm�_r { • • 4 i BENSON WORLEY architecture STUDIO, INC. PROPOSED 276 Dr. Martin Luther King Jr. Street N. St. Patersbug, Florida 33705 DRAWING LIST: f.727.894.9700 f.727.894.9701 TOPPER'S CREAMERY STORE A -00 FLOOR P LAN AA 26000629 © °- wa...�� A -02 FOUNDATION PLAN 4. 474 HUNT CLUB BOULEVARD SOUTH, APOPKA, FLORIDA A -03 ELEVATIONS A -04 MECHANICAL PLAN A -05 PWMBING PLAN ' A-06 ELECTRICAL PLAN - m . It caNETE STARS WITH 1 �' � 1 OI GUARDRNIS_SEE - A _ CIVIL DRAWINGS 'III DaKine Creamery 1 �J Post Office Boot 3191 glfardo Flarlda 32802 - t r u. .1. t , VICINITY MAP •i� BUILDING DATA: 52s 69 t APPUCABLE CODES: FLORIDA BUILDING CODE - 2007 CONCRETE SCEWYX- DRIVE THRU \ COLIRRESSIBLE ELLER FLORIDA MECHANICAL CODE - 2007 CM1DRAW o • varnow FLORIDA PLUMBING CODE - 2007 Toppers FLORIDA FIRE PREVENTION CODE - 2007 (2)116 c BARS. CONTINUOUS NFPA 70 - NATIONAL ELECTRIC C • • A FLORIDAADMINISTRATIVE COD • • • •0 M Creamery 1 11 kil 1015 West Brandon Boutevad THIS PROJECT IS LOCATED WITHI s FLORIDA'S WIND BORNE ` - , . u4.Y ro 133NRSATITOG Brandon. FL 33511 1 7 DEBRIS REGION �` : . o` o`� S . au . '.. ' FORTRESS BASIC WIND SPEED: 120 MPH � s � ` o`O O � ,. ' . t `"TM� EXPOSURE CATEGORY: B ���`` `\�� ` o° \\mo �� `\di W \ WIND IMPORTANCE FACTOR: 1.0 ` �` �` `` ` c " ° " "ti Ic THIS BUILDING IS ENCLOSED � ���� ��� \o � \ mo o o \ u c SEE MAL DRAWINGS `� �� e �� `gy \ tee \� � ASPHALT PAVEMENT - INTERNAL PRESSURE COEFFICIENT: +1- 0.18 d �` `` ` � .`` \ �. "° \ �.° \ �`` 01111111111111/ r y FORTRESS DEVELOPMENT MAXIMUM SAVE HEIGHT: 15 FT ,o� S � �`� o` .. 11111/11110" 19046 Bruce B. Downs Boulevard ROOF PITCH: 1/4" / FT S O` ��` ``` ` ` , � r \ p \ � ` / -.� „ � � � OUTDOOR AREA Tampa, Maeda 33647 � `\\ `•\ =' ��`., `gy � . / ` ` / are ,` C S D AT /.0 390 A9 R � �' CONSTRUCTION TYPE: TYPE VB . A':!1 -- `�? `� OCCUPANCY TYPE: GROUP M - MERCANTILE ` ' OCCUANT LOAD: ` ` pJ ` o` ` `� O` \ ``�` / d' INSIDE (STAFF ONLY NO PUBLIC) 4 PERSONS o /// � %`'., v OUTSIDE 990SF / 30 = 33 PERSONS e` ��� ,.� j, ; ` `o e `O `� ���`• � ��� � �� � O ��` � /IF CIaw,Nlg Sole' ■ FIXED SEATS 20 PERSONS • . " o O```ff ��o` o`` o` /�`� _,.V -4r_ CUEING 6PERSONS / �oo� A � � Coversheet OTHER 7PERSONS TOTAL 37 PERSONS O AINING WALL T 4 „,,,,,,..„ MAXIMUM TRAVEL DISTANCE: 150 FT �"s��� -l.� r s i MINIMUM CLEAR WIDTH AT DOORS: 32" 71/,'". 4.4',5'4,-F, v 64' n� Revisions: NUMBER OF EXIST REQUIRED: 1 PER T1015.1 t ijt■F 1 1128/2010 OVERALL BUILDING DIMENSIONS 1 ALL LDa(SETS AND LATDHSETSTO BEAM COMPLIANT UL LISTED LEVER TYPE ...... LENGTH: 36' -10" 2. DOORS SHALL CONFORM TD FSCAND ADIMG REGLA/�TIO4 REGMOING OPERATION AND MOUNTING HE GHTS. - - WIDTH: 18'-4" 3. ALL HARDWARE FINISHES TOSEUS22D- SATIN STAINLESS STEEL a', �.. LAN: 2.0 4. REYALL LOCKS ALIVE UNLESS OTHERWISE DIRECTED BY OWNER ,14; /I� BUILDING AREA: 562 SF FREAlARN ` `t , ' ` , 1i• �,• TBFERATUE AND STROBE . $ FLORIDA PRODUCT APPROVAL DO OR 9 1 2 7 /2010 8 III CATEGORY MANUFACTURER MODEL APPROVAL NUMBER Q RDleot NLritbet: WALLS PRECISION FOAM FABRICATORS 4" SIPS PANEL FL 133811 PRECISION FOA 6 r 10106 -00 t $ ROO M FABRICA " SIPS PANEL FL 13379.1 our. ARCHITECTURAL SITE E PLAN 1 SWTDI A ROOF JOHNS MANVILL SINGLE PLY ROOFING NOA09- 0730.03 O -- vr= r -c °�'�� � 1 DOORS INGERSOLL RAND OUTSWING STEEL DOOR NOA 10-0209.07 TYPICAL MOUNTING HEIGHTS A_00 WINDOWS QUIKSERV CORP HORIZONTAL SLIDING NOA 08-1210.04 O SCALE Ile. -P A°„1„:1,,A DETAKS�OF S RELAATED ITE (OUTSIDE BUILDING UILDNG DIMENSIONS i BENSON WORLEY architecture STUDIO, INC. 276 Ds Math L,Aher Kin; .1r. Sheet N. a Petersbug. Fkatda 33705 1.727.894.9700 t727.894.9701 AA 26000629 1 1p yR !! mime. IEDI C°PMf W \ .- PREFIMISHED COPING w DoKine Creamery SOUSE Post Office Bar 3191 I BY CRIERS Orlando, Florida 32802 AWNING - TYPICAL 11111111111 4 AWNING - F. . rm.. 4 : I 1 11111 PREM.. SIPS to r — PA/A.6 -7WIU4 rill70-'e ;11111 11 C` memo RA°R -- - - -- - -- Toppers 2 O SIDE ELEVATION _ .TOBEIMPACTRATID Creamery O FRONT ELEVATION 1 FL i d SGL @ 6W,E �'-t' 9' - .. v!R!lrre! Se1wMPnl. L.0 PRff@tl91® METAL c FORTRESS DEVELOPMENT sK»+Ar a __. 1 9046 Bruce &Downs Boulevard sv orl+Exs _ p��D SIPS METAL Tampa. Florida 33647 - PAN9a 7YPMAl 6UifERAND D°MdSP°UT •, e � AWNING IIIIIIIIIIIIIIIIIIIIIIIIIIillllllllllllii .�� II. ARMING - � �� I `�\ Drawlnp 1MIe: Elev PR81PS P�arlsn HOLLOW MEUL"' ations R,NSS -rYPPx PNWIEDHOLLO ALIRlHI1N1MES11aD 1 ; ssrRrrAASrlc- 0 — - - - - - Q° - - 1 ' °''° ReviaRevisions: : - - - - - FINISHED FLOOR FINISHED FLOOR O SIDE ELEVATION O REAR ELEVATION 1 1128/2010 Do1er 8 9/27/2010 Protect Number 10106 -00 Sheet Number. A -03 5 ATTACHMENT F CITY OF WINTER SPRINGS, FLORIDA UNAPPROVED MINUTES PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY SPECIAL MEETING FEBRUARY 10, 2011 CALL TO ORDER The Special Meeting of Thursday, February 10, 2011 of the Planning And Zoning Board/Local Planning Agency was called to Order at 6:08 p.m. by Chairman William H. Poe in the Commission Chambers of the Municipal Building (City Hall, 1126 East State Road 434, Winter Springs, Florida 32708). Roll Call: Chairman William H. Poe, present Vice Chairperson Rosanne Karr, arrived at 6:15 p.m. Board Member Howard Casman, present Board Member Bart Phillips, present Board Member Helga Schwarz, present A moment of silence was held, followed by the Pledge of Allegiance. PUBLIC INPUT No one spoke. REGULAR AGENDA REGULAR 600. Community Development Department Requests The Planning And Zoning Board Consider The Concept Plan For A Proposed 4,000 Square Foot (SF) One -Story Retail Building For A Pool Supply Store And A Detached 800 SF (Square Foot) One -Story Drive -Thru Ice Cream Shop On A 0.73 Acre Crescent Shaped Site Within The Town Center. Mr. John Baker, AICP, Senior Planner, Community Development Department presented this Agenda Item and stated, "We recommend that the P and Z Board (Planning And Zoning Board/Local Planning Agency) recommend Denial since it is inconsistent with both the Comprehensive Plan and the City Code." CITY OF WINTER SPRINGS, FLORIDA UNAPPROVED MINUTES PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY SPECIAL MEETING - FEBRUARY 10, 2011 PAGE 2 OF 3 Vice Chairperson Rosanne Karr arrived at 6:15 p.m. Mr. Randy Stevenson, ASLA, AICP, Director, Community Development Department explained the small irregularly shaped lots in the Winter Springs Town Center. Mr. Roy Malcolm Pugsley, 306 Windcliffe Court, Oviedo, Florida: as the owner and Applicant of the Pinch A Penny store, Mr. Pugsley briefly spoke about this project. Mr. Paul Partyka, 292 Solaris Wharf Street, Winter Springs, Florida: as a representative for the Applicant, Mr. Partyka spoke about the boundaries of the Winter Springs Town Center and suggested a revision of the boundary consistent with the Winter Springs Town Center vision. Discussion. "I WOULD LIKE TO MAKE THE MOTION THAT WE DENY THIS REQUEST." MOTION BY VICE CHAIRPERSON KARR. SECONDED BY BOARD MEMBER CASMAN. DISCUSSION. FURTHER DISCUSSION ENSUED ON THE PROPERTY AS IT RELATES TO THE CODE. VOTE: BOARD MEMBER CASMAN: AYE BOARD MEMBER SCHWARZ: AYE BOARD MEMBER PHILLIPS: NAY VICE CHAIRPERSON KARR: AYE CHAIRMAN POE: AYE MOTION CARRIED. Discussion. Mr. Partyka thanked the Board Members for their time and effort and for holding this Special Meeting. CITY OF WINTER SPRINGS, FLORIDA UNAPPROVED MINUTES PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY SPECIAL MEETING — FEBRUARY 10, 2011 PAGE 3 OF 3 ADJOURNMENT Chairman Poe adjourned the Special Meeting at 6:40 p.m. RESPECTFULLY SUBMITTED: JOAN L. BROWN DEPUTY CITY CLERK APPROVED: WILLIAM H. POE, CHAIRMAN PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY NOTE: These Minutes were approved at the , 2011 Planning And Zoning Board/Local Planning Agency Regular Meeting. Date: February 28, 2011 The attached documents were referenced by Mr. Paul Partyka during the Regular Agenda Item "600" at the February 28, 2011 City Commission Regular Meeting. U co ' .' e 'e . l v ) W � ..., ii. •' ', • . � �• M . � at • L 1 1 t , " .k- L A Z Z 1 • ..r. • �,�•� � r I • . . .4 fa". r r �`�'. � '� .� ' • L.- • - ..... �l f tip; ` ?, ii r it T =�r ` ' _;. ice' �,1 -,,, 11,25•T;:iiik �.:. � ti. �` Vi i . Existing Conditions Phase I Phase II , ,--------,-- / ,t,‘,„ _.< : , y . . ' x •'` LA IE! _ I. A EE .1 �• ' LAEFJ 4 M{I1 1 : r te -� • ` r � �- ',1":''",. I , • y ' °`° -- • l+ - • '7 . may° '�_- _ `, l..r:� y . . I ' � r • \ r r. I . 1777 ��' •I• .�� � ` 1� • C : • . " ' . ► mo t C . / ' ' ♦ - Aft„..._--.....,, --„4„,,,,___,k...,.. \ � j i r '`. � i' y �� ' ` i ce: -�tis, � ., � ... � : ? , ;: t ' ., r -... � � ,o ` ,' �� � is j' : t � ��� � 4. L am ' ' - . ... i; • '� ��� ' `( }: 4 th 1f • ` `(l ' • • . \\ 1 s f ( • k '.L • ''. Tr:i':;1=7.'■1-■--71) IliO*kS '..'- - :: • "II NO v ., '':.:,. ;1 %I. ::-VA.:: -, ;: g ,0%, 4 , . ,..,•,....... . , if ...,.. .......,, , , *A.:. if .1k,.,, ,,. , Phase III Phase IV Phase V Change Over Time Town Center • Winter Springs, Florida Marc? 1997 Michael Design Associates DOVER, KOHL PARTNERS Gbs ning u LandscapeArchitecture t n �v n planning Retail ib /Ec Plan on omic AnGroalysp is t t i �c[k r ' 1 ° ,.,:*;..;;:".,•:.,51.A... ll y 7 4 :• pq )I} ° ! � s+rai '; r f a ' 41..-. ,h, I r i t s. r e+. L S -- , ..„ ,, • y x s , L 4 If.E J E S LT P �t t • • I. %.,.,:..-3.------ f ,,- �� • r !'� t SL y - f !- : - t + 'J .' r',, ` ` x � � * i - •' •� Sic - 1 i.5 ? + t� 4 1j e !-� ' `� Y / , ■ ii \.- � c /,;�! ` 4,: , � l ' 74 { O p R � fit...' 1f Dlj f G c + +t yk 3 2 L / �. � r� ' n og v � � • 't • 4n s• '• d 1\ + ��, :l (;1 .: o f .p @Q� ' ' \j*l �•.\ 1 �: ; \ -. '?o A J -Ft.'. i2 , 1 t . , � -:,- t•+ i r si • -- y Vi'. sr:, a ��{1 d ' i 1 ` \� ; ti � tre � Yr to - ' + - ::;•45. - :•!'•e.-'1,-.15 i . t , , I _ r3 S' "`�� ' . 6, e ) a /. t;' � �` , �-` ! v C, �F r� r 4 • Q ti ♦P y /! ` Vi , c o , V t V F . � �, --1-4.%"1-1- r ! ; y _ ` A 4 A k ' pt34tfOC6 �� /� >J � %� x fir% J sr 21r 'gy • e.. p :. '7' - ;� , . Ji �- ^ i,4, • ? e E '� .; .`` .. r lay, ! / ` 't :.4 ...:....:.::..:-:::...,..t.,:t:,..,.... . - .._ ..„,„,„„.4.,, __ :. a.7 .....,:;-_,..,__..:::7.......,, 40, . . . . , :----wzi-i.„ \.._,-,-,.. - ..-N '''', . - "V s . "4,.,: • ..-_ k:=3;" -- : di ti .r • MItt a }y'.SSI{, O Sketch Plan "In Our Generation Town Center • Winter Springs, Florida APPENDIX N Mardi. 1997 Michael Design Associates DOVER, KOHL & pARZNERs Gibbs Planning Group Landscape Architecture c o w n planning Retail /Economic Analysis I Framework of Streets and Blocks •.,. ,• . 0 0 IN ..., . .. r r 1 °r t �, t , . • . .. . . I 0 .. .. .. _„. Y i ..t om ail . .. .... .; - ............,„..„....... ••,..,.••",.. - , ...- -, . - ' N „ . . . . . . ...-:-.....,. -... 410p - ), . '49 ___-----7 _ 4 4 -7 0 ,-. .,,,■ ,,, 0 ,. „.... ,, ... ,,,:,,.,,,,,,, *444141, ,...,,,. , 0 ,4. T { ,, ' 4 '''''' .,_. ..,.,.......,,..„„.....,...,.,....,,......,...,...,:_•,.....,,.....,„ . .• . , . N I . 4 , ;', / i liti * * '''''.:: IN .i..- 1 ;',..;';;'.. , ,t , p+0* '' .,,. c ' l q . '''.';'' -:. , . 4* '''', - ' :.■', ';* '' '. . : ' '. ' '' ' ' ' . ' .. . ' , .. t j � ' ,,,te $ i . r yy „, .,„. .. I ,......_, I Winter Springs Town Center -20- Dover, Kohl & Partners, et at I SEC. 20 -320. INTENT. (a) The City of Winter Springs seeks to create a Town Center based upon traditional standards for city building. In February, 1998 the City of Winter Springs created a plan for the Town Center through a design session involving the community and a team of design professionals. This division is based on that plan. Traditional urban design conventions have been applied to create a palette of squares, parks, and street types that form the framework for the Town Center. These conventions are derived from a number of sources in planning literature. Where approvals, interpretations and judgments are left to the discretion of City officials, these officials shall use the following texts for guidance as to best practices: Civic Art, by Hegemann and Peets; Great Streets, by Allan B. Jacobs; The New Urbanism: Toward an Architecture of Community, by Peter Katz; AIA Graphic Standards, 9th Edition; The Lexicon of the New Urbanism, by Duany et al, Congress for the New Urbanism; Shared Parking, by Barton - Aschman Associates, The Urban Land Institute (b) This division repeals the Town Center Overlay Zoning District Regulations of June 9, 1997 (Ordinance No. 661) and September 8, 1997 (Ordinance No. 676). Should any conflict arise between the provisions of this division and other local land development regulations for the City of Winter Springs, the provisions of this division shall apply. To the extent that this division is silent where other codes govern, they shall apply. Town Center District Boundary Map t LEGEND t't, Urban Centra'. 6�9.ie Cisn'ic >. i a ..___..„._ - --. --- ----,..„ . „ ,....... „ .. 1 v: ,,,_,- r ' CENTER ' � , 4 ilk itt ir $11 4 .0 /44,7 4,4 \---___ ,.'. Town a . ►I . �... /111 ---Ltz.1--.--1-- v at Ili. . E. n rutlrl� �� di i " Trf irs ' CENTERo}! -�� ii ,` nrne. 1I a ;��f1�j j 1 M wzi1N ltw 1 (c) HOW TO USE THIS CODE: (1) Determine whether your use is permitted in the \` Town Center. (2) Review the general provisions which apply throughout the District. 11 (3) Determine which street type your lot fronts. (If you have a corner lot, you must determine the Ili primary space or street based on the hierarchy in i section 20 -325.) j (4) Next, review section 20 -325 for provisions about the street type, square, or park that corresponds to the lot. 0 (5) Finally, review the building elements and architectural guidelines which contain specific rules ""'i for buildings. Tuskawilla Road Retail; Winter Springs Town Center SEC. 20 -321. ADMINISTRATION. (a) INTERPRETATION OF THE STANDARDS. Interpretation of the standards in this division shall be the responsibility of the city's development review committee (DRC). Unless otherwise authorized by resolution of the city commission, the City Commission shall serve as the development review committee under this division. The "In Our Generation" illustrative buildout drawing in section 20 -325 of this division Code and on page 6 (see p. 14) in the adopted Master Plan shall serve as guidance to the development review committee with regard to the city's intent for land development in the Town Center. The images contained in this division are meant to demonstrate the character intended for the Town Center, but are for illustrative purposes only. The accompanying text and numbers are rules that govern permitted development. (b) REVIEW PROCESS. (1) Applications are subject to final review and approval by the development review committee. Prior to final review and approval by the development review committee, all new applications, and proposed substantial amendments to previously approved applications, shall be reviewed by the planning & zoning board for purposes of issuing an advisory recommendation to the development review committee. The committee shall have authority within reason for approving all aspects of site planning and exterior architecture, including aesthetic appropriateness, environmental implications, traffic impacts, and any other site- specific matters not delineated herein. (2) Optional preliminary review: Applicants may, at their option, submit designs in schematic or sketch form to the development review committee for preliminary approval, subject to further review. (3) Applicants shall submit the following items to the land development division of the department of community development for review: a. A current site survey, no more than one (1) year old. b. A current tree survey, no more than one (1) year old. c. A site plan, drawn to scale, which shall indicate: 1. Building locations and orientations, and landscape areas; 2. Parking locations and number of spaces; 3. Paved surfaces, materials and location(s); 4. Site location diagram and legal description; and 5. Signage. 2 d. Building elevations illustrating all sides of structures facing public streets or spaces. e. A parking analysis justifying the proposed parking solution (such as Shared Parking, by Barton Aschman Associates, The Urban Land Institute). f. Other reasonable supporting documents to indicate intentions and /or any other items reasonably required by the development review committee. (c) SPECIAL EXCEPTIONS: (1) The City Commission may by special exception waive strict compliance with provisions of this code. In granting a special exception, the City Commission must find by substantial competent evidence that: a. The proposed development contributes to, promotes and encourages the improvement of the Winter Springs Town Center and catalyzes other development as envisioned in the Winter Springs Town Center regulations. b. The proposed development will not have an unfavorable effect on the economy of the Winter Springs Town Center. c. The proposed development abides by all rules in this code other than those specially excepted. Special limitations apply to large footprint buildings (greater than twenty thousand (20,000) square feet); see subsection 30- 324(12) for these limitations. d. The proposed development meets any reasonable additional conditions, restrictions or limitations deemed necessary by the city commission in order to preserve and promote the intent of the Winter Springs Town Center Master Plan. (2) Procedure for Special Exceptions: a. Approval may be granted only after a minimum of two (2) discretionary reviews. The first review shall be before the planning & zoning board, at which time the planning & zoning board shall review the project and provide to the city commission an advisory recommendation regarding approval, approval with conditions, or disapproval. The second review shall be a public hearing held before the city commission and shall be held no sooner than seven (7) calendar days following the planning & zoning board hearing. b. Requests for special exceptions under this division shall include each exhibit required in the administration review process per subsection 20- 321(b). In addition, the city commission may within reason require additional exhibits and may defer approval of the special exception application or schedule an additional public hearing or hearings to review those exhibits. c. Special exceptions shall not be unreasonably withheld, but the city commission shall have authority to require that the applicant satisfy any additional conditions it deems necessary to fulfill goals of the master plan, including reasonable offsite improvements directly related and proportionate to the specific impact of the request, or further review(s) and approval by the development review committee. (3) The City Commission may grant the approval of an application for special exceptions from the Code in whole or in part upon a majority vote of its members. (d) SITE DEVELOPMENT AGREEMENT OPTION: The City may enter into a site development agreement with the user or developer of a property, relating to development of a particular parcel or tract of land, and such an agreement may address such issues as impact fee credits; a specialized or negotiated concept of design or site plan development authorized or sanctioned by this division; infrastructure service credits or public - private participation in funding, design or construction; or other incentives based upon strict compliance with requirements of this ordinance. The agreement will be mutually acceptable to all parties. Considerations for the City in deciding whether to participate in such an agreement will include compliance with the objectives and design criteria specified in this division; demonstration of a cost benefit to city and developer; consideration of development amenities provided by the developer. Such a site 3 development agreement shall be adopted and be in conformance with the requirements of the Florida Municipal Home Rule Powers Act or Sections 163.3220 through 163.4243, Florida Statutes, as to effect, duration, public hearing requirements and other issues. (e) COMPREHENSIVE PLAN COMPLIANCE REQUIRED: All development of property subject to the Town Center zoning designation and these regulations shall be subject to the Comprehensive Plan of the City of Winter Springs, Florida, and all approvals and land development permits shall be in compliance with the comprehensive plan. An amendment to the comprehensive plan has been proposed and is currently being processed by the city. This amendment is proposed to increase densities for the area affected by these Town Center regulations; however, until this amendment to the comprehensive plan is approved and adopted in accordance with state law, the city cannot lawfully assure any owner or user of any affected property densities and land uses not currently allowed or permitted by the city's comprehensive plan. SEC. 20 -322. DEFINITIONS. [The following words, terms and phrases, when used in this division, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning:] Accessory structure: A building or structure Balcony: A porch connected to a building on subordinate to the principal building and upper stories supported by either a used for purposes customarily incidental to cantilever or brackets. the main or principal building and located on Block: An increment of land composed of an the same lot or set of attached lots aggregate of Tots, tracts and alleys therewith. circumscribed by thoroughfares. Alley: A publicly or privately owned Build -to -line: A line parallel to the property secondary way which affords access to the line, along which a building shall be built. side or rear of abutting property. Exact location of build -to -lines shall be established by the DRC at the time of application. e` ((99 Building frontage: The vertical side of a S �n building which faces the primary space or street and is built to the build -to -line. Building volume: The space displaced by the ! exterior walls and roof of a building; a *, It* product of building width, depth, and height. It is the intent of this division to regulate building volume in order to shape public spaces that are human - scaled, well- ordered, Jesup's Reserve Alley; Winter Springs Town Center and which maximize the shared real estate Appurtenances: Architectural features not amenity. used for human occupancy consisting of: Building width: The distance from one side of spires, belfries, cupolas or dormers; silos; a building frontage to the other. In conditions parapet walls, and cornices without windows; where buildings are attached, building width chimneys, ventilators, skylights, and is the distinction between buildings which antennas. shall be expressed via a change in Awning: An architectural projection roofed architectural expression, such as a vertical with flexible material supported entirely element running from ground to roof, a from the exterior wall of a building. change in fenestration or style, color or texture, or a break in facade plane or roof 4 line. These changes may be subtle or Height: The vertical distance from the lowest significant, but it is the intent to avoid point on the tallest side of the structure to the homogenous blocks of excessively long top of the parapet, cornice or eave. buildings. Liner building: A building built in front of a Colonnade or arcade: A covered, open -air parking garage, cinema, supermarket etc., to walkway at standard sidewalk level conceal large expanses of blank wall area attached to or integral with the building and to face the street space with a facade frontage; structure overhead is supported that has doors and windows opening onto architecturally by columns or arches along the sidewalk (see diagrams in section 20- the sidewalk. 324). Parking garages and their Liners may Dwelling area: The total internal useable be built at different times. space on all floors of a structure, not Lot: A single building plot; the smallest legal including porches, balconies, terraces, stoops, increment of land which may be bought and patios, or garages. sold. Front porch: A roofed area, attached at the Lot frontage: The property line adjacent to ground floor level or first floor level, and to the frontage street. the front of a building, open except for Marquee: A permanently roofed railings, and support columns. architectural projection the sides of which are vertical and are intended for the display of signs; which provides protection against the weather for the pedestrian; and which is ` supported entirely from an exterior wall of a building. t ',� ; Primary Space or Street: The space or street that a building fronts. At squares and street ',,:- i s*'s �, intersections the space or street highest in the it:� j,, .= t ; I ' i Ill tio 4 hierarchy is the primary street. - `t ` Stoop: A small platform and /or entrance ;� �� ,,• stairway at a house door, commonly covered -, by a secondary roof or awning. ' Storefront: Building frontage for the ground Avery Park Porches; Winter Springs Town Center floor usually associated with retail uses. Garden wall: A freestanding wall along the 09' •'. ''' ' f. „ line dividing private areas from ' property g P i t1' "? imegui streets, alleys, and or adjacent lots. «; ,r .}its 13tA t4 ., r 6'7.77,74 *4" , . ` ft' I :,------,-,:-- - ''''''-' ' 42 '', ' ' il ., :' L' . .. II I ' ,r Additional Example- Storefront in Winter Park, FL Structured parking: Layers of parking Additional Example- Garden Wall in Maitland, FL stacked vertically. 5 SEC. 20 -323. PERMITTED USES. (a) USES PERMITTED. The following uses shall be permitted in the Town Center District; Administrative public buildings Insurance Adult congregate living facility Interior decorating and draperies Advertising agencies Jewelry stores Alcoholic beverage sales (package) Libraries Alcoholic beverage on- premesis consumption Loan companies Alterations and tailoring Locksmiths Amusement enterprises, private commercial Luggage shops Antique and gift shop Manufacturing and assembly of scientific and Appliances, sales and service optical precision instruments Artists' studios Markets and stores, small (Not exceeding Automotive accessories sales 20,000 square feet) Bakery, wholesale and retail Medical clinics and laboratories Bathroom accessories Municipal Buildings Bed and breakfast inn Museums and /or cultural institutions Bicycles, sales and service Nurseries, plants, trees, etc., Retail and Bookkeepers wholesale Bookstores, stationery, newsstands Nursing Homes Bridal shops Offices Butcher shop, retail only Outdoor signs sales offices Carpets, rugs and linoleum Paint store Churches (with or without educational and Parking garages recreational buildings and facilities) Parks and public recreation areas and Cleaners facilities Coin dealers Pet shops and grooming Computers, hardware, and software sales Photographic studios and service Physical fitness and health clubs Confectionery and ice cream stores Post office Convention center Private clubs and lodges Corner store or neighborhood convenience Public restrooms store without gas pumps Public utilities and service structures Dance and music studios Quick printers Day nurseries, kindergartens and day care Radio and TV broadcasting studios, Drug and sundry stores excluding towers Employment agencies Radio and TV sales and service Financial institutions, banks, savings and loan Reception facilities Florist and gift shops Rental stores Furniture, retail, new and used Retirement homes, including independent Government service facilities living through assisted living Grocers, retail and wholesale Residential, single family (attached and Gun shop detached) Hair, nail and tanning salons Residential, multifamily Hardware stores Restaurants Health food Schools, service and vocational schools (such Hobby and craft shops as cosmetology, medical and dental Home occupations assistant's training) Hospitals and nursing homes Shoe repair shops Hotel Sidewalk cafes Hypnotists Snack shops Inn Sporting goods, retail 6 Tailoring shops Wearing apparel stores Taxidermists Any other similar retail store or business Telephone business office and exchanges enterprise not listed, that in the judgement of Theaters, not drive -ins the development review committee is not Title companies specifically limited to other zoning districts Tobacco shops within the city and is consistent with those Town Center marketing and sales center included above, and further, that will be in Toy stores harmony with the spirit of the Winter Springs Trail heads Town Center Master Plan. Travel agencies (b) USES PERMITTED BY SPECIAL EXCEPTION ONLY. Automobile repair shops (routine service) Launderettes and Laundromats Bowling alleys Printers, commercial Bus terminal Schools, private and parochial Car wash Skating rinks Corner store or neighborhood convenience Stadiums and arenas store with gas pumps Swimming pools; sales service and supplies Equestrian facilities Veterinary clinics (no overnight boarding) Gas stations l „ce t # 111 P 1111116 A * fl, Main Street (Tuskawilla Road); Winter Springs Town Center 7