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HomeMy WebLinkAbout2012 12 05 Regular 600 Moss Park Final Engineering Plans PLANNING & ZONING BOARD AGENDA Consent Informational ITEM 600 Public Hearing Regular X December 5, 2012 MGR. /DEPT Meeting Authorization REQUEST: The Community Development Department- Planning Division requests the Planning & Zoning Board consider the Final Engineering Plans for Moss Park Commercial/ Apartments, a mixed use project consisting of 15 apartment units and 6,000 square feet of retail/restaurant/office space located on the north side of State Road 434, east of the intersection of Moss Road and State Road 434. SYNOPSIS: The Moss Park Commercial/Apartments is a mixed-use development with a combination of retail uses and multi-family units, vertically integrated with two stories of apartments (15 units) over 6,000 square feet of ground floor/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 Final Engineering Plans detail the construction of the infrastructure for the proposed development. CONSIDERATIONS: FUTURE LAND USE AND ZONING DESIGNATION FLU: Commercial Zoning: C-1 (Neighborhood Commercial) APPLICABLE LAW &, PUBLIC POLICY Home Rule Powers Florida Statutes City of Winter Springs Code of Ordinances 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 December 5,2012 Planning&Zoning Board,Item 600 Page 2 of 6 limit the proliferation of urban sprawl and encourage redevelopment and revitalization of blighted areas. 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) CHRONOLOGY The aforementioned project has a lengthy development history which is summarized below: • April 12, 2004 - Conditional Use permit approval for 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. December 5,2012 Planning&Zoning Board,Item 600 Page 3 of 6 • 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 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 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." • November 7, 2012 - Planning & Zoning Board unanimously recommended approval of the Aesthetic Review for said project. December 5,2012 Planning&Zoning Board,Item 600 Page 4 of 6 DISCUSSION: The proposed Final Engineering Plan is substantially similar to the approved Conceptual Plan (see Attachment A— Final Engineering Plans). The Plan proposes direct access to the development on State Road 434 while also providing cross access to the bank just west of the subject property addressed at 110 East S.R. 434. General data for the Final Engineering Plan includes the following: Proposed Development; Multi-Family/Commercial Building Commercial Area: 6,000 Square Feet Multi-Family Units: 15 Units Parking Required: 2 Stalls Per Residential Unit 2 Stalls x 15 Units= 30 5 Stalls Per 1,000 SF Commercial: 5 Stalls x 6 (6,000 sq. ft.) = 30 Total Parking Spaces Required: 60 Spaces Parking Provided: 63 Spaces Standard 10'x20'Stalls 45 Compact 9'x20' Stalls 15 ADA Accessible 12'x20' Stalls 3 Total Parking Spaces Provided: 63 Spaces Mixed Use Building Setbacks: Front: 20' Street Side Yard 20' Side Yard 10' (20' Separation Between 1st Floor Building) Rear Yard 15' SR 434 Right of Way 50' This project is within the City's State Road 434 Redevelopment Area where developments are subject to specific guidelines only to this portion of the City. One such guideline noted in Section 20-483 (d) of the City's Code of Ordinances pertains to the allowance of developments to provide up to twenty-five (25)percent of the parking spaces at nine (9) feet wide by twenty (20) feet in length to accommodate compact cars. During negotiations at the July 23, 2012 City Commission meeting, it was agreed that 63 parking spaces would be provided. A total of fifteen (15) compact parking spaces are provided on-site, or twenty-four (24%) percent of the total parking spaces are provided as part of the 63 on-site parking spaces. The proposed project is three (3) stories in height and varies in architectural patterns. It is anticipated that both the Final Engineering and Aesthetic Review will be reviewed by the City Commission on December 10, 2012. December 5,2012 Planning&Zoning Board,Item 600 Page 5 of 6 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(2.5400)=$1,527.37 $1,539.40(less the 4%statutory discount)= $1,465.80 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 2.54=0.25 $0.25 tax revenue Total Potential Tax Revenue: $1,466.05 (1465.80 +0.254= 1466.05) 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(2.5400)=$1371.60 $1,371.60(less the 4%statutory discount)= $1316.74 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 2.54=0.25 $0.25 tax revenue Total Potential Tax Revenue: $1,316.99 (1316.74 +0.254= 1316.99) Total taxable value for entire site: $2,782.79 total (1465.80 +1316.99=2805.17) 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. December 5,2012 Planning&Zoning Board,Item 600 Page 6 of 6 RECOMMENDATION: Staff recommends that the Planning & Zoning Board forward a recommendation of approval to the City Commission for the Final Engineering Plans for Moss Park Commercial/Apartments. ATTACHMENTS: A. Moss Park Commercial/Apartment Final Engineering Plan _ c�oc/e�/it siwntUVdv/ivuu�rvrvc:�ruvd=sory eoo—ci / \ C°A'' 14 4S" ® .. - _ 3. k it,, .g 0 ` _ - 'wen 4E°St494Z: - Z11) -"4"4.5" '4 a , _ n , ,, , k k ' z A. # _ -I �-- T— L w te I w % T -T1 1 �, O o sks CL, tu cc LI% Z Q reF LCitil _ ,,,zi, s„is,,,,.4,5 ,,,:4.,„ v5, Z o ) I' 444'!--44 2' :.....,.,„,,,,, „, , 4 7-4_44 5 IQ ..... '111,j i... p , , ----., - -i __ _7,----7---7-7'-- - V N 1i OW N = W 14 a �— 4 4 ''',3Y. en e g '0 Q cr) „,, 6 S „1, , ''''`O m S @I LEJ m f rc E _m_ n rv•s �a. MI rc e.pg, .� -W. - rvry-m in £ 144'. 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