HomeMy WebLinkAbout2018 01 03 Public Hearings 400 Final Engineering and Aesthetic Review Plans for the Winter Springs Retirement Residence
PLANNING & ZONING BOARD
AGENDA
ITEM 400
Consent
Information
Public Hearing X
Regular
January 3, 2018
Meeting
REQUEST:
The Community Development Department requests that the Local Planning
Agency/Planning & Zoning Board hold a Public Hearing to consider the Final Engineering and
Aesthetic Review Plans for the Winter Springs Retirement Residence.
SYNOPSIS:
The Community Development Department has received and reviewed the
Final Engineering and Aesthetic Review Plans for the Winter Springs Retirement Residence, a proposed
4-story, 145-suite senior independent living facility located in the Town Center at the southeast corner
of SR 434 and Michael Blake Boulevard.
CONSIDERATIONS:
APPLICANT AND PROPERTY INFORMATION:
Applicant: Hawthorn Development, LLC / Lenity Architecture
Property Owner: Schrimsher Land Fund
Property addresses: 90 Michael Blake Blvd.
Property Parcel ID numbers: 26-20-30-5AR-0A00-008H
Current FLUM Designation: Town Center District
Current Zoning Designations: Town Center T5 (General Urban Zone)
Previously Approved Development permits such as conditional use, waiver, or variance (if any):
The following Special Exceptions were approved by the City Commission on June 8, 2015 and
extended on July 10, 2017:
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Approval to allow Adult Congregate Living Facilities as a Permitted Use in the T5
o
transect of the Town Center Zoning District
Approval to allow a large footprint building over 20,000 square feet in the Town Center
o
Zoning District
Approval to allow portions of certain buildings to be one-story
o
Approval to allow greater front setbacks for portions of the building along S.R. 434 and
o
Michael Blake Blvd
Pending Code Enforcement Actions (if any): None
City Liens (if any): None
APPLICABLE LAW, PUBLIC POLICY, AND EVENTS:
Home Rule Powers
Winter Springs Code of Ordinances
City of Winter Springs Comprehensive Plan
DISCUSSION:
Project Overview:
The Winter Springs Retirement Residence by Hawthorn Development, LLC, is a 145-suite senior living
facility located at the southeast corner of Michael Blake Boulevard and S.R. 434 in the Town Center.
The 4-story building has a footprint of approximately 40,000 square feet, with an overall size of
approximately 140,000 square feet. The 145 private suites are independent living units that are similar
to conventional dwelling units except they do not include kitchens. Suite sizes vary from 350 square
feet to over 1,000 square feet for two-bedroom units.
Onsite services include meal preparation (3 per day), housekeeping, laundering, private bus
transportation, and a variety of activities. All residents pay a monthly rent that covers the room, all
services, and utilities. The retirement facility will have a total of approximately 20 employees, and the
facility is staffed onsite at all times.
Special Exceptions:
At the June 8, 2015 City Commission meeting, the Commission approved the following four special
exceptions for the project:
1.Approval to allow Adult Congregate Living Facilities as a Permitted Use in the T5 transect of
the Town Center Zoning District
2.Approval to allow a large footprint building over 20,000 square feet in the Town Center Zoning
District
3.Approval to allow portions of certain buildings to be only one-story
4.Approval to allow greater front setbacks for portions of the building along S.R. 434 and
Michael Blake Blvd
At the July 10, 2017 City Commission meeting, the Commission approved a 6-month extension of the
special exceptions. The special exceptions would have expired in December 2017, however, under
various emergency orders issued by Governor Rick Scott, Hawthorn qualifies for an extension beyond
December 2017. A Developer’s Agreement is being prepared that, if approved by the City
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Commission, memorializes the special exceptions and establishes a reasonable timeframe for expiration
of all City approvals.
Final Engineering Plan and Aesthetic Review Plan Definition and Required Action:
The Winter Springs Retirement Residence Final Engineering and Aesthetic Review were submitted in
accordance with City Code Sections 9-71 through 9-74, plus the applicable sections of the Town
Center Code in Chapter 20. City Code Sections 9-71 through 9-74 list the submittal process
requirements, form and content requirements of submitting final development plans, and required action
and approval by the City Staff and City Commission of final development plans. City Code Section 9-
72 requires the review of Final Engineering Plans and Final Aesthetic Plans by City Staff, and
presentation before the City Commission and general public at a Public Hearing (scheduled for January
8, 2018).
The Final Engineering Plans consist of detailed information about the proposed site plan and supporting
data, and includes complete construction drawings and details. The Final Aesthetic Review plans
consist of color renderings (drawings) of the proposed building and materials, landscaping, and signage.
This review of the Final Engineering Plans and Final Aesthetic plans before the Planning & Zoning
Board, and then the City Commission, are the final review and public hearings of plans for the Winter
Springs Retirement Residence before pre-construction meetings with City Staff and the developer.
Aesthetic Review Plans (Exhibit A attached):
The proposed four-story multi-family residential building has a white crown molding-lined rooftop,
covered balconies/patios for each unit, and a centrally-located covered main entrance which is joined to
a semi-circular driveway for ease of pick-up/drop-off of residents. The corner of the building adjacent
to S.R. 434 provides an entryway to the building and an urban-style fin sign which will display the
future name of the residence.
Several complementary colors and materials were used for the design of the building. The first story of
the building is primarily decorated with red brick, while the upper three stories use a combination of
several shades of grey and white siding, stucco, and trim. The building is adorned with a series of
square and rectangular windows without trim, which provide for the urban-style of the building.
Amenities available to residents include a screened patio, swimming pool, gas fire pit, and bocce court
located adjacent to the residential building. The site includes a parking lot, several carports, and
garages for residents' use.
The proposed building is designed to contribute to the architecture styles that are typical of the
surrounding area, and are supportive of the urban design guidelines and vision for the Town Center.
The proposed building represents a positive addition to the City of Winter Springs, and is an urban-
style design that is harmonious with its existing and future surroundings (most notably the Catalyst
Apartments) that will add value to the proposed location. Situated along a major state road and
centrally located in the Town Center, the design and character of the building and surrounding
landscaping will complement the urban environment. The combination of a variety of complementing
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colors, materials, and architectural design features make the building consistent with the objective
design guidelines in the City Code, as well as an appealing addition to the community.
Final Engineering Plans (Exhibit B attached)
:
Access and Traffic Impacts:
The primary access point to the site is the main driveway off of Michael Blake Boulevard. A secondary
access point is provided to the south through Tuskawilla Crossings. The project includes the
construction of Michael Blake Boulevard from S.R. 434 to Tuskawilla Crossings Drive, which is
currently under construction as part of the Tuskawilla Crossings subdivision. At the completion of
Tuskawilla Crossings and the Winter Springs Retirement Residence, Michael Blake Boulevard will be
complete from S.R. 434 to Tuskawilla Road. A traffic signal is planned at the S.R. 434 / Michael Blake
Boulevard intersection, and it will be constructed by the City at the time it meets the applicable traffic
warrants, subject to FDOT approval.
Parking:
A total of 96 parking spaces are provided in the main parking lot, including 4 handicapped parking
spaces. Based on data collected from many existing Hawthorn senior living facilities, the overall
parking demand is estimated to be 0.6 spaces per suite, which would require 87 parking spaces. Many
residents will not have their own vehicles and will rely on outside transportation options, including a
private shuttle bus provided by the facility.
Stormwater:
Stormwater treatment is provided by one large onsite wet detention pond located at the east side of the
property, adjacent to the Cross-Seminole Trail. The pond features a 6-foot wide paved recreational
trail along the top of the pond bank, which also connects to the adjacent Cross-Seminole Trail. All
stormwater generated onsite is collected and piped to the stormwater pond. The project has an
Environmental Resource Permit from the St. Johns River Water Management District.
Water / Sewer / Lift Station:
The project will connect to existing nearby City water and sewer facilities, and the City has sufficient
plant capacity to serve the project. A new City lift station is being constructed at the southwest corner
of the property, near the intersection of Michael Blake Boulevard and Tuskawilla Crossings Drive. The
lift station will have a permanent onsite generator to supply emergency power for an extended period of
time during storm events. The project includes extending a 12-inch water main across S.R. 434, by
directional bore, to connect to the water main being stubbed out by Catalyst on the north side of S.R.
434. The City requested this connection be made at this time as part of the Winter Springs Retirement
Residence project, in order to provide better system looping and reliability within the Town Center
area. The connection across S.R. 434 is not required for the Winter Springs Retirement Residence,
therefore the City has agreed to reimburse the developer the cost to design, permit, and construct the
S.R. 434 crossing.
Surrounding Development:
The Winter Springs Retirement Residence is bordered on the east by the Cross-Seminole Trail bridge,
on the south by Tuskawilla Crossings, and on the west by undeveloped property in the Town Center.
The properties along the north side of S.R. 434 are expected to be developed as commercial projects as
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the surrounding residential projects are completed.
Wildlife:
An Ecological Site Assessment was performed by Modica & Associates, Inc. The purpose of the
assessment was to evaluate the onsite habitats and vegetative communities and to determine the
presence or absence of protected wildlife species. Based on Modica’s onsite investigation, no protected
wildlife species or evidence of their presence was observed. The active bald eagle nests in the site
vicinity are all far enough away such that the nests do not require further coordination and/or permitting
with the FWC or USFWS. The site has no wetlands.
Arbor:
The project requires substantial tree removal from the site, although a number of large trees along the
eastern and southern boundaries of the site will be protected, including a 48-inch oak tree located near
the lift station. Based on the trees to be removed, a total of 746 tree replacement credits are required.
Based on the proposed plant scheduled shown on the landscaping plans, the total credits provided
exceeds the total credits required. A City Arbor Permit is required for all tree removals.
FISCAL IMPACT:
Approval of the Final Engineering Plan and Aesthetic Reviewallows the subject property to be
developed into a 145-unit senior living facility. Development of the subject property is anticipated to
provide an increase to the City’s taxable value. According to the project’s Economic Impact Report,
the project creates 21 jobs and generates approximately $40,000 per year in property tax revenue.
COMMUNICATION EFFORTS:
The Meeting Agenda and this Agenda Item have been forwarded to the Planning and Zoning Board
members and are available on the City’s Website, LaserFiche, and the City’s Server. The Agenda has
been forwarded to the Mayor and City Commission; City Manager; and City Attorney/Staff.
Additionally, the Meeting Agenda has been sent to media/press representatives, all Homeowner’s
Associations on file with the City, all individuals who have requested Agenda information, Department
Directors; and also posted outside City Hall; posted inside City Hall with additional copies available for
the general public. City Staff is always willing to discuss this Agenda Item or any Agenda Item with any
interested individuals.
STAFF RECOMMENDATION:
Staff recommends that the Local Planning Agency/Planning & Zoning Board forward a
recommendation of approval to the City Commission for the Final Engineering and Aesthetic Review
Plans for the Winter Springs Retirement Residence.
ATTACHMENTS:
1.Exhibit A - Aesthetic Review Plans
2.Exhibit B - Final Engineering Plans