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Home My WebLink About2011 11 28 Public Hearings 500.2 Aesthetic Review-Family Dollar COMMISSION AGENDA Informational Consent ITEM500.2 Public Hearings X Regular November 28, 2011KSRS Regular MeetingCity ManagerDepartment REQUEST: Community Development Department - Planning Division requests the City Commission hold a Public Hearing to consider the Aesthetic Review for Family Dollar, an 8,000 square foot retail building located on the north side of State Road 434, between Fairfax Avenue and Devon Avenue. SYNOPSIS: The applicant is requesting an Aesthetic Review for an 8,000 square foot Family Dollar store. The purpose of the Aesthetic Review is to encourage creative, effective, and flexible architectural standards and cohesive community development consistent with the intent and purpose of Article XI - Minimum Community Appearance and Aesthetic Review Standards. CONSIDERATIONS: APPLICABLE LAW AND PUBLIC POLICY: Comprehensive Plan Ordinance 2003-43, Aesthetic Review Standards, City of Winter Springs Section 9-601. Approval prerequisite for permits. Section 9-605. Submittal requirements. Section 20-480. State Road 434 Redevelopment Area guidelines CHRONOLOGY: July 13, 2011 – Pre-application meeting with the Development Review Committee  (DRC). August 29, 2011 – Submittal of Aesthetic Review package.  Public Hearings 500.2 PAGE 1 OF 5 - November 28, 2011 DISCUSSION: The attached Aesthetic Review package is for an 8,000 square foot Family Dollar store. The subject property is located on the north side of State Road 434, between Fairfax Avenue and Devon Avenue in the State Road 434 Redevelopment Area. The submittal requirements for aesthetic review are set forth in Section 9-600 through 9-607 and include the following: (a) a site plan; (b) elevations illustrating all sides of structures facing public streets or spaces; (c) illustrations of all walls, fences, and other accessory structures and the indication of height and their associated materials; (d) elevation of proposed exterior permanent signs or other constructed elements other than habitable space, if any; (e) illustrations of materials, texture, and colors to be used on all buildings, accessory structures, exterior signs; and (f) other architectural and engineering data as may be required. The procedures for review and approval are set forth in Section 9-603. The City Commission may approve, approve with conditions, or disapprove the application only after consideration of whether the following criteria have been satisfied: (1) The plans and specifications of the proposed project indicate that the setting, landscaping, proportions, materials, colors, textures, scale, unity, balance, rhythm, contrast, and simplicity are coordinated in a harmonious manner relevant to the particular proposal, surrounding area and cultural character of the community. The project is located on the north side of State Road 434, between Fairfax Avenue and Devon Avenue. The applicant has indicated the proposed building is a pre- fabricated metal building with a brick façade called “Nichiha”. This material is applied over the metal to give the building a more conventional appearance. On the first submittal, the building had little architectural variation and did not satisfy the intent of the Aesthetic Review provisions, and the architectural guidelines of the State Road 434 Redevelopment Area. Since the first submittal, the applicant has worked with staff to provide architectural elements such as a water-table, faux windows with awnings on the portions of the building fronting Devon Avenue and Fairfax Avenue, and a slight “pop-out” of the front façade of the building at the entry doors to allow architectural variation which adds to the quality of the proposed building. The architecture of the building is coordinated in a harmonious manner relevant to the surrounding developments in the area and the cultural character of the community. (2) The plans for the proposed project are in harmony with any future development which has been formally approved by the City within the surrounding area. The proposed elevations represent an upgrade to the older architecture exhibited within the surrounding area. Contextually, the proposed architecture represents an integrated part to the surrounding area that is composed of numerous architectural styles. (3) The plans for the proposed project are not excessively similar or dissimilar to any other building, structure or sign which is either fully constructed, permitted but not fully constructed, or included on the same permit application, and facing upon the same or intersecting street within five hundred (500) feet of the proposed site, with respect to one or more of the following features of exterior design and appearance: A.Front or side elevations, B.Size and arrangement of elevation facing the street, including reverse arrangement, Public Hearings 500.2 PAGE 2 OF 5 - November 28, 2011 C.Other significant features of design such as, but not limited to: materials, roof line, hardscape improvements, and height or design elements. The proposed building does not appear excessively similar or dissimilar to other structures in the immediate area. As previously stated, the proposed building represents a positive addition to the surrounding architecture. (4) The plans for the proposed project are in harmony with, or significantly enhance, the established character of other buildings, structures or signs in the surrounding area with respect to architectural specifications and design features deemed significant based upon commonly accepted architectural principles of the local community. The proposed project does enhance the character and overall aesthetics of the surrounding area. The local community is comprised of different architectural styles and, therefore, the proposed project represents a positive addition to this area. (5) The proposed project is consistent and compatible with the intent and purpose of this Article, the Comprehensive Plan for Winter Springs, design criteria adopted by the city (e.g. Town Center guidelines, SR 434 design specifications) and other applicable federal state or local laws. The proposed project is consistent and compatible with the Comprehensive Plan and other applicable design guidelines such as those detailed in the State Road 434 Redevelopment Area. As previously mentioned, the applicant has worked with staff to provide a building with several architectural enhancements in order to be consistent and compatible with the intent and purpose of the Comprehensive Plan, State Road 434 Redevelopment Area architectural design guidelines, and the requirements for the Aesthetic Review process. The final architectural plans are being reviewed for compliance with all building code criteria. (6) The proposed project has incorporated significant architectural enhancements such as concrete masonry units with stucco, marble, termite-resistant wood, wrought iron, brick, columns and piers, porches, arches, fountains, planting areas, display windows, and other distinctive design detailing and promoting the character of the community. The applicant has indicated the building is a pre-fabricated metal building with a brick façade called “Nichiha” that is applied over the metal in order to make the building appear as it is built as a conventional brick building. In addition, the applicant worked with staff to provide faux windows with awnings along Devon Avenue and Fairfax Avenue to help break up large expanses of brick walls that were provided along these frontages on the first submittal. Furthermore, the applicant worked with staff in providing distinctive design details to help add variation to the project such as a water-table that has been provided around the bottom perimeter of the building, and a slight pop-out feature on the front entrance. FINDINGS: 1.The applicant has worked with staff since the first submittal of the Aesthetic Review to satisfy the intent of the guidelines for the Aesthetic Review and State Road 434 Redevelopment Area by providing architectural enhancements such as a water-table, faux windows with awnings along the Devon Avenue and Fairfax Avenue frontages, Public Hearings 500.2 PAGE 3 OF 5 - November 28, 2011 and a slight pop-out on the front of the building to allow more depth to the building façade and variation in the design of the building. 2.The proposed building elevations are consistent with the Aesthetic Review guidelines prescribed in the City Code of Ordinances and the State Road 434 Redevelopment Area. 3.The building elevations include attention to detailing adding to the appearance and the quality of the development. 4.The proposed building utilizes colors and materials that complement the developments in the surrounding area. 5.The proposed development is located within the City of Winter Springs: it has a Commercial Future Land Use designation and is in the C-1 (Neighborhood Commercial) zoning district. FISCAL IMPACT: The potential tax revenue of the proposed project is estimated as follows: 8,000 Square foot Family Dollar Store assessed at approximately $1,000,000 $1,000,000/1000 = $1,000.00 $1,000 x (2.5814) = $2,581.40 $2,478.14 tax revenue $25,091.21 (less the 4% statutory discount) = City of Winter Springs taxes paid on vacant land now (data obtained from Seminole County Property Appraiser): $2,276 Total Potential Ad Valorem Tax Revenue: $4,754.14 COMMUNICATION EFFORTS: This Agenda Item has been electronically forwarded to the Mayor and City Commission, City Manager, City Attorney/Staff, and is available on the City’s Website, LaserFiche, and the City’s Server. Additionally, portions of this Agenda Item are typed verbatim on the respective Meeting Agenda which has also been electronically forwarded to the individuals noted above, and which is also available on the City’s Website, LaserFiche, and the City’s Server; has been sent to applicable City Staff, eAlert/eCitizen Recipients, Media/Press Representatives who have requested Agendas/Agenda Item information, Homeowner’s Associations/Representatives on file with the City, and all individuals who have requested such information. This information has also been posted outside City Hall, posted inside City Hall with additional copies available for the General Public, and posted at five (5) different locations around the City. Furthermore, this information is also available to any individual requestors. City Staff is always willing to discuss this Agenda Item or any Agenda Item with any interested individuals. The property has been posted with a standard yellow sign announcing the action being considered and giving information relative to the meeting place and time. Public Hearings 500.2 PAGE 4 OF 5 - November 28, 2011 RECOMMENDATION: Staff and the Planning and Zoning Board recommend the City Commission approve the Aesthetic Review Plans for Family Dollar. ATTACHMENTS: Final Aesthetic Review Package A. st Aesthetic Review Package, 1 submittal B. st Comparison of 1 submittal elevation to final submittal elevation C. Public Hearings 500.2 PAGE 5 OF 5 - November 28, 2011 ûÈÈÛÙÔÏ×ÎÈû ûÈÈÛÙÔÏ×ÎÈú ûÈÈÛÙÔÏ×ÎÈù ïÍ«¾³·¬¬¿´ ¬ Ú·²¿´ Í«¾³·¬¬¿´