HomeMy WebLinkAbout2012 11 07 Public Hearing 501 Moss Park Mixed Use Aesthetic Review PLANNING & ZONING BOARD
AGENDA
Consent
Informational
ITEM 501 Public Hearing X
Regular
November 7, 2012 MGR. /DEPT
Meeting Authorization
REQUEST: The Community Development Department-Planning Division requests the Planning
& Zoning Board hold a Public Hearing to consider the Aesthetic Review for the Moss Park
Commercial/Apartments,located on the north side of State Road 434, east of the intersection of
Moss Road and State Road 434. The mixed use project consists of 15 apartment units and 6,000
square feet of retail/restaurant/office space.
SYNOPSIS: The applicant is requesting approval of an Aesthetic Review for the Moss Park
Commercial/Apartments, a mixed-use development with a combination of retail uses and multi-
family units,vertically integrated with two stories of apartments (15 units)over a ground floor of
commercial storefronts. The 1.25 acre property is located on the north side of State Road 434,east
of the intersection of Moss Road and State Road 434. The subject property is a part of the former
Saratoga Condominium project, which is currently being re-developed into the Moss Park
Apartment complex. This is the first vertical mixed-use building that is proposed outside of the
Town Center.
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
XII- Minimum Community Appearance and Aesthetic Review Standards.
CONSIDERATIONS:
FUTURE LAND USE AND ZONING DESIGNATION
FLU: Commercial
Zoning: C-1 (Neighborhood Commercial)
APPLICABLE LAW &, PUBLIC POLICY
1. City of Winter Springs Comprehensive Plan
Future Land Use Element— Goals, Objectives, and Policies
Objective 1.4:Discourage Urban Sprawl and Encourage Redevelopment. The City will
limit the proliferation of urban sprawl and encourage redevelopment and revitalization of
blighted areas.
November 7,2012
Planning&Zoning Board,Item 501
Page 2 of 7
Policy 1.4.5:S.R. 434 Overlay. Implement the S.R.434 overlay corridor design standards to
encourage infill development that is appropriate for the character of the neighborhoods
adjacent to this corridor. Allow a vertical mix of uses to promote a live-work environment.
Policy 1.6.5: On Site Traffic Flow. Require development to provide safe and convenient on
site motorized and nonmotorized traffic flow,adequate pedestrian facilities and connections,
and sufficient parking for both motorized and nonmotorized vehicles.
b. Commercial Future Land Use—Data, Inventory, and Analysis
The City is pursuing redevelopment opportunities and encouraging economic growth. As a
result of this effort, the City will allow a vertical mix of uses within the S.R. 434 Overlay
District to promote a live-work environment.
Housing Element— Goals, Objectives, and Policies
Policy 1.1.10: Amend the City's land development regulations to include criteria allowing
multi-family housing in commercially zoned areas contingent on the developer preserving
greenspace either onsite or elsewhere in the City.
Objective 1.3: Very-Low, Low and Moderate-Income Households. The City shall
encourage and attempt to assist the private sector in the provision of safe, clean and
affordable housing for special needs populations of the City,including the very low,low and
moderate-income households.
Policy 1.3.9: Encourage developers to address the need for workforce housing where
appropriate, by including workforce housing units in their developments. Additionally,
encourage developers of single family detached units, where appropriate, to include
residential units with accessory dwelling units (such as garage apartments). (Cross
Reference: See Future Land Use Element, Policy 2.2.7)
Objective 2.4:Infill. The City shall promote infill development by supporting alternative
development standards consistent with the existing zoning standards,where necessary and
feasible.
Policy 2.4.1:Work to identify acceptable locations,priorities,and implementation strategies
for potential infill development and redevelopment. Opportunities for residential,
commercial, and mixed use shall be identified and categorized. The City will encourage
mixed use and higher density and intensity development in priority infill development and
redevelopment areas identified through these efforts.(Cross Reference: See Future Land Use
Element, Policy 1.4.8)
2. City Code of Ordinances, Chapter 20, Section 20-27. City Commission; authority.
3. City Code of Ordinances, Chapter 20, Section 20-28 (a). Due Process, Special Notice
Requirements
4. City Code of Ordinances, Chapter 9,Article XII—Minimum Community Appearance and
Aesthetic Review Standards.
5. City Code of Ordinances, Chapter 20, Article VI— State Road 434 Corridor Vision Plan.
Division 3 - General Design Standards for Redevelopment Area.
DISCUSSION:
The attached Aesthetic Review package for the Moss Park Commercial/Apartments,highlights a
mixed-use development with a combination of retail uses and multi-family units, vertically
integrated with two stories of apartments(15 units)over a ground floor of commercial storefronts.
November 7,2012
Planning&Zoning Board,Item 501
Page 3 of 7
The subject property is a 1.25 acre portion of the former Saratoga Condominium project,which is
now being re-developed into the Moss Park Apartment complex. The aforementioned project has a
lengthy development history which is summarized below:
CHRONOLOGY:
• April 12, 2004 - Conditional Use permit approved to allow multi-family residential within
the C-1 zoning district.
• September 20, 2004 - Conditional Use Permit 6-month extension granted by the City
Commission.
• March 20, 2006 -Request for a 6-month extension to the approved Conditional Use permit
filed by the Applicant.
• April 24, 2006—Final Engineering Plan approved for Saratoga Condominiums.
• May 2006 — Site construction commenced.
• 2007—2012— Site abandoned.
• April 2012—Application submitted for Conditional Use to permit multi-family residential in
the C-1 zoning district.
• May 2, 2012 — Planning & Zoning Board unanimously recommended approval of the
proposed Conditional Use.
• May 29,2012—City Commission voted to continue this item to the June 11,2012 meeting to
allow staff and the applicant to demonstrate concerns related to on-site parking have been
resolved.
• July 11,2012—Planning&Zoning Board unanimously recommended approval of a
waiver to Section 20-234 (5) of the City Code of Ordinances,which requires multi-
family residential in the C-1 (Neighborhood Commercial)zoning district to provide
at least two (2)parking spaces for each unit within an enclosed garage.
• July 23, 2012—City Commission approved the approve the Conditional Use application to
permit multi-family residential uses on the subject C-1 (Neighborhood Commercial)zoned
property pursuant to section 20-234 (5) of the City Code, subject to the following binding
conditions:
1. The multi-family use shall be incorporated into a mixed use project as follows:
A. There shall be a minimum of eight (8) and a maximum of fifteen (15)
dwelling units.
B. There shall be a minimum of 6,000 square feet of commercial retail space
located on the ground floor.
2. There shall be minimum on-site parking equivalent to two (2) spaces per dwelling
unit, and five(5) spaces per 1,000 square feet of commercial space.
3. The City Commission approves the waiver request to Section 20-234(5) of the City
Code of Ordinances which requires multi-family residential that is permitted in the
C-1 (Neighborhood Commercial) zoning district via a Conditional Use approval to
provide at least two(2)parking spaces for each unit within an enclosed garage. Said
waiver request was approved under Item 506 during the July 23, 2012 City
Commission meeting.
4. Prohibit the following approved uses in the C-1 zoning district on this property:
package stores, animal hospitals/veterinary clinics, cleaners (except for on-site
November 7,2012
Planning&Zoning Board,Item 501
Page 4 of 7
delivery/pick-up (cleaning required off-site)), pet shops with on-site animal sales,
tobacco shops with on-site consumption of products. These restrictions will be
memorialized in a Development Agreement that shall be acceptable to the City
Attorney and authorizing the City Manager to finalize and execute said Development
Agreement.
5. The Conditional Use shall be subject to expiration pursuant to section 20-36 of the
City Code which states that Conditional Use approvals "shall expire two (2)years
after the effective date of such approval by the City Commission, unless a building
permit based upon and incorporating the conditional use, variance, or waiver is
issued by the city within said time period."
The submittal requirements for aesthetic reviews 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 proposed project is located on the north side of State Road 434,east of the intersection of
Moss Road and State Road 434 and is within the City's State Road 434 Corridor Overlay
District. In the Redevelopment Area, developments are subject to guidelines that may be
specific only to this portion of the City. The proposed building is detailed to present the
appearance of a downtown street frontage utilizing different but complementary textures,
colors,and architectural details. The facades incorporate significant changes in architectural
expression that will complement adjacent developments. Architectural design elements include
balconies, signage panels, hardiboard siding, decorative aluminum railing, standing seam
metal roofing and asphalt shingles. The color scheme of the proposed building includes
Smokey Topaz, Favorite Tan, and Navajo White which is consistent with the surrounding
developments. Staff feels that this project incorporates numerous quality design elements that
are promoted in the State Road 434 Corridor Overlay District.
(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 project is in harmony with the existing developments, specifically the
November 7,2012
Planning&Zoning Board,Item 501
Page 5of7
architectural styles that have been exhibited in the surrounding developments located within
the State Road 434 Corridor Overlay District.
(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,
(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 is tastefully designed and does not appear excessively similar or
dissimilar to other structures in the immediate area. This project represents a positive
addition to the State Road 434 Corridor Overlay District. A 3-story mixed use building will
help to further create the urban sense of place that has begun to materialize along this
corridor with the completion of previously approved projects such as the Moss Park
Apartments and Dollar General.
(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 enhances the character and overall aesthetics of the surrounding area.
The proposed building has contextually appropriate architectural styles and includes design
features and detailing that accentuates and enhances the character of the surrounding area
and to a great extent, represents a welcome "upgrade" to the existing architecture of this
surrounding area. The elevations show a building that will be tastefully designed and be a
great addition to the State Road 434 Corridor Overlay District.
(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 the State
Road 434 Corridor Overlay District. On July 23, 2012, the City Commission approved the
Conditional Use for the Moss Park Commercial/Apartments mixed-use area.The Conditional
Use application included a rendering of the building that matches the proposed aesthetic
review submittal.
(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
November 7,2012
Planning&Zoning Board,Item 501
Page 6 of 7
and promoting the character of the community.
The project has incorporated a number of features, such as hardiboard siding, decorative
aluminum railing, signage panels, standing seam metal roofing, and asphalt shingles, that
exemplifies the style and quality of architecture that is germane to the intent of the State Road
434 Corridor Overlay District.
FINDINGS:
1. The proposed elevations are consistent with the Aesthetic Review requirements prescribed in the
City Code of Ordinances, and the Architectural Requirements noted in the State Road 434
Corridor Overlay District.
2. The elevations include detailing and attention adding to their appearance and the quality of the
development.
3. The proposed development utilizes colors and materials that complement the adjacent
developments in the surrounding area.
4. The proposed development is located within the City of Winter Springs: it has a Commercial
Future Land Use designation and is located within C-1 (Commercial) zoning district.
FISCAL IMPACT: The potential tax revenue of the proposed project is as follows:
Apartments(15 units)
Income approach: $601,330 assessed tax value
$601,330/1000=601.33
601.33(2.5600)=$1,539.40
$1,539.40(less the 4%statutory discount)= $1,477.82 tax revenue
Taxes paid on vacant land now(data obtained from Seminole County Property Appraiser)
$100 assessed value for entire parcel
$100 assessed tax value
100/1000=0.1
0.1 x 2.5600=0.256 $0.256 tax revenue
Total Potential Tax Revenue: $1,478.08
(1477.82 + 0.256=1478.08)
Retail(6,000 square feet)
Units(6,000 square feet)assessed at$90/square foot: $540,000.00 assessed tax value
(6,000 x 90=540,000)
$540,000/1000=540.00
540(2.5600)=$1382.40
$1,382.40(less the 4%statutory discount)= $1327.10 tax revenue
Taxes paid on vacant land now(data obtained from Seminole County Property Appraiser)
$100 assessed value for entire parcel
$100 assessed tax value
100/1000=0.1
0.1 x 2.5600=0.256 $0.256 tax revenue
November 7,2012
Planning&Zoning Board,Item 501
Page 7 of 7
Total Potential Tax Revenue: $1,327.36
(1327.10+ 0.256=1327.36)
Total taxable value for entire site: $2,805.44 total
(1478.08+ 1327.36=2805.44)
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.
STAFF RECOMMENDATION:
Staff recommends that the Planning&Zoning Board forward a recommendation of approval to the
City Commission for the Aesthetic Review package for the Moss Park Commercial/Apartments.
ATTACHMENTS:
A. Moss Park Commercial/Apartments Aesthetic Review
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