HomeMy WebLinkAbout2013 02 06 Public Hearing 503 Grandeville Final Engineering PlansPLANNING & ZONING BOARD
AGENDA
ITEM 503
February 6, 2012
Meeting
Consent
Information
Public Hearing
X
Regular
Mgr. / Dept
REQUEST: The Community Development Department - Planning Division requests the Planning
& Zoning Board/Local Planning Agency hold a public hearing for the approval of: 1) Final
Engineering Plan, and 2) three Special Exception requests from the requirements of the Town
Center District Code for Grandeville at Town Center, a 244 unit, 4-story apartment complex
located adjacent to City Hall at the northwest corner of the intersection of Doran Drive and SR
434.
SYNOPSIS: The applicant, LeCesse Development Corporation, is requesting approval of a Final
Engineering Plan for Grandeville at Town Center, a 244 unit, 4-story apartment complex. The
subject property is 4.78 acres in size and is located in the T5 zone (Urban Center Zone) of the
Town Center. The proposed apartment complex is designed as a "Texas Donut." This is a popular
design concept that is utilized in urban areas such as the Winter Springs Town Center. In the
"Texas Donut" design configuration, apartment units are constructed around the parking garage
and the amenities, so each are internal to the development and are not visible from the surrounding
areas. The building architecture presents a structured, walkable frontage to the streets.
CONSIDERATIONS:
FUTURE LAND USE AND ZONING DESIGNATION
FLU: Town Center District
Zoning: T-C (Town Center District), T5 (Urban Center Zone)
APPLICABLE LAW &_ PUBLIC POLICY
Home Rule Powers
Florida Statutes
City of Winter Springs Comprehensive Plan
City of Winter Springs Town Center District Code
February 6, 2013
Planning & Zoning Board, Item 503
Page 2 of 5
CHRONOLOGY
• March 16, 2012 — application submitted for Conceptual Plan detailing the construction of a
244-unit, 4-story apartment complex.
• May 29, 2012 — Conceptual Plan approved.
• November 19, 2012 — Aesthetic Review approved.
DISCUSSION:
Grandeville at Town Center is a 244 unit, 4-story apartment complex on 4.78 acres in the T5 zone
(Urban Center Zone) of the Town Center. Once constructed, the building will have a density of 51
units per acre.
Vehicular access to the site will be via an Edge Drive that runs along the rear of the property.
Currently this is a dirt road that connects City Hall to Doran Drive. During construction, the
applicant will improve this road to Town Center standards. This access point will lead vehicles
into a multi -story parking garage where parking will be provided for residents and visitors in
addition to on -street parking spaces that will be provided on Doran Drive.
As previously mentioned, the building is designed as a "Texas Donut," which means the apartment
units will be constructed around the parking garage and amenities. In relation to the Town Center
Code, the apartment units will be contained within a liner building that is intended to shield the
parking garage and amenities from view of the surrounding area. The applicant is proposing
amenities such as a tot lot, a swimming pool, a putting green, grills, cabanas, a fitness center, and
community room. As part of the "Texas Donut" design concept, these amenities will be
constructed in the courtyard of the building, with the apartment units being constructed around the
perimeter of the amenity area. In addition, pedestrian access points (for Grandeville residents)
leading to the interior of the building will be provided along the SR 434 and Doran Drive
frontages.
The main frontages of the building will be oriented toward SR 434 and Doran Drive. The building
will have a setback of zero feet along SR 434 and Doran Drive. A zero foot setback is encouraged
in the T5 zone of the Town Center and is reflective of historic downtown layouts. A 4-story
building constructed to the right-of-way line will help to further create the urban sense of place
that has began to materialize along SR 434 with the completion of previously approved projects
such as Jesup's Reserve. With this building constructed to the right-of-way line, it will help further
turn this portion of SR 434 into the urban boulevard that was envisioned in the Town Center
Master Plan. The proposed project represents completion of a major property within of the Town
Center core.
February 6, 2013
Planning & Zoning Board, Item 503
Page 3 of 5
SPECIAL EXCEPTION REQUESTS
In addition to the approval of the Final Engineering Plan, the applicant is requesting three Special
Exceptions from the Town Center District Code. In granting a Special Exception, the City
Commission must find 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 and complies with the economic fiscal impact requirements set forth in the
City's Comprehensive Plan and Code.
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 20-324(9) 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 District Code.
e. With respect to each waiver requested, the specific waiver shall comply with all of the
following:
(i) Is a result of special conditions and circumstances which are peculiar to the land, site
plan, structure or building involved and which justify granting the waiver in the context of
the overall proposed development being successful within the Town Center.
(ii) Is the minimum waiver from the Town Center regulations necessary to make possible the
reasonable use of the land, building or structure.
(iii) Is in harmony with the general intent and purpose of the Town Center regulations.
(iv) Will not be injurious or incompatible to the Town Center and any surrounding
neighborhood or property.
(v) Will not create a public nuisance or be detrimental to the public health, safety, and
welfare relative to public services including water, sewer, surface water management, police,
fire, parks and recreation, streets and traffic patterns, public transportation, marina and water
ways, bicycle and pedestrian facilities.
1. Section 20-324(9) — Large footprint buildings. The Town Center District Code requires
buildings with a footprint larger than 20,000 square feet to obtain a Special Exception prior
to construction. This section also waives the maximum lot width that is applicable to the
transect zone the project is located within.
• The applicant is proposing to construct a four story building with a gross square
footage of approximately 361,512 square feet. The proposed building footprint is
approximately 90,648 square foot footprint.
February 6, 2013
Planning & Zoning Board, Item 503
Page 4 of 5
2. Section 20-324 (11) — Maximum block size. This provision of the Town Center District
Code does not permit block faces in excess of 600-feet in length.
• The existing block size and block face of Doran Drive exceeds 600-feet in length.
3. Section 20-325 (c)(5) — Thoroughfare standards. The standard for Edge Drive requires a 6-
foot wide green strip adjacent to the sidewalk. The applicant is requesting not to construct
the 6-foot wide green strip required along Edge Drive.
• The applicant is proposing to construct the building setback to this property line.
Currently, there is not enough space to provide this green strip following
construction of the Edge Drive to Town Center standards, including on -street
parking.
In evaluation of the three Special Exception requests, it appears each request satisfies the five
specific criteria required for Special Exceptions in the administration section of the Town Center
District Code.
DEVELOPMENT AGREEMENT
The applicant has requested to enter into a Development Agreement with the City in regards to this
project. This agreement will be presented to the City Commission for approval and information
related to said agreement are provided for informational purposes only. This agreement details: 1)
the improvement of Doran Drive in exchange for use of the City -owned wet retention pond behind
City Hall, 2) construction of Edge Drive to Town Center standards, 3) payment to the applicant of
$200,000 upon acceptance of said construction, 4) installation of decorative street lights along
Doran Drive and Edge Drive, and 5) applicant to provide at least 435 parking spaces on the project
site, in addition to 54 perimeter parking spaces along Edge Drive and Doran Drive.
FINDINGS
1. The 4.78 acre Grandeville at Town Center site is in the T5 (Urban Center Zone) of the Town
Center adjacent to City Hall. The property has a Town Center Future Land Use designation.
It is consistent with the design aspects of the Town Center Code, except where Special
Exceptions are requested, and the Comprehensive Plan. Once complete, it will constitute the
completion of a portion of the core of the Town Center.
2. The three Special Exception requests comply with the five specific criteria required for
Special Exceptions in the administration section of the Town Center District Code.
3. As of February 1, 2013, there are open Staff review comments (see Attachment B). These
Staff comments, although relatively minor, must be addressed and are recommended to be
conditions of approval for the Planning & Zoning Board.
February 6, 2013
Planning & Zoning Board, Item 503
Page 5 of 5
FISCAL IMPACT: The potential tax revenue of the proposed project is as follows:
Apartments (244 units)
Units (1,300 square foot average) assessed at $90/square foot:
(1, 300 x 90 117, 000 x 244 units $28, 548, 000)
$28,548,000/1000 = 28,548.00
28,548(2.5814) _ $73,693.80
$73,693.80 (less the 4% statutory discount) _
$28,548,000 assessed tax value
$70,746.05 tax revenue
Taxes paid on vacant land now (data obtained from Seminole County Property Appraiser)
$1,208,657 assessed value for entire parcel
$1,208,657 assessed tax value
1,208,657/1000 = 1208.657
1208.657 x 2.5814 = 3120.03 $3,120.03 tax revenue
Total Potential Tax Revenue: $73,866.08
(70746.05 + 3120.03 73866.08)
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.
RECOMMENDATION: Staff recommends that the Planning & Zoning Board forward a
recommendation of approval to the City Commission for: 1) Final Engineering Plan, and 2) three
Special Exception requests from the requirements of the Town Center District Code for Grandeville
at Town Center, subject to satisfaction of all open Staff review comments.
ATTACHMENTS:
A. Grandville at Town Center Program
B. Staff review comments
C. Final Engineering Plan
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Attachment "B"
CITY OF WINTER SPRINGS
1126 East State Road 434
Winter Springs, Florida 32708-2799
January 23, 2013
RE Grandeville at Town Center -Final Engineering
Staff Fbview Comments-Fbview No. 2
Project No.: 2012801
{ 0�L/ ,§E0
URBAN BEAUII R CAII ON SER A CES MANAGER- STEVE RI CHART
Phone: 407-327-5976 E-mail- srichart@wrinterspringsfl.org
Landscape, Irrigation, Lighting Fbview
Steven Rchart, Urban Beautification (407) 327-5976
Irrigation Fbview
1) THIS IS DUE NOW -- A complete irrigation plan must be provided, signed and sealed
by a landscape architect, shall be submitted for review. The plan must be designed to
comply in design and operation, at minimum, with the following:
a. Rorida Building Code, Appendix'F, Landscape Irrigation S,tstems (Current Version)
b. Rorida Statutes 2009 (Title )WII, Chapter 373, 373.62 - Water Conservation;
automatic sprinkler systems)
c. City of Winter Springs Ordinance 2010-11.
Lighting Fbview
1) THIS IS DUE NOW -- Progress Energy Street Lighting Plans Must be attached to Final
Engineering Submittal.
Street Sgns
2) PLEASE BEADVISED -- Where there are street signsto be installed on Doran Drive and
'Edge Drive', Town Center Decorative Street Sgns must be used and this should be
noted in the plans. Decorative Street Sgn Specifications are found in the aty Code for
the Town Center District. Feel free to contact me if you need a copy.
aTYENGINEEft- BRAN FIELDS
Phone: 407-327-7597 E-mail- bfields@winterspringsfl.org
Comments provided by Brian Fields, City Engineer. If you have any questions please
contact me at 407-327-7597 or e-mail me at bfields(a)winterspringsfl.org.
2012801
Comments on plans dated January 10, 2013:
1. Please update the cover sheet with each plan submittal to clearly indicate the
date of this set of plans. This helps reduce the possibility for of an out-of-date
plan set being used during construction.
2. Please identify a construction staging area, or explain how the construction will
be sequenced to provide enough room onsite for the storage of materials and
equipment, and a parking area for construction workers.
3. Please provide the results of the recently performed fire flow test.
4. G02. Under Construction Notes:
a. Delete note #5 regarding the force main
b. Correct note #2 to state: d M XA,4� '6_'
5. G02. Previous comment #10. Please provide a reference to the geotechnical
report utilized as a basis for design. Provide a copy of the geotechnical report
per Saction 9-73.b.8. If it is intended to utilize the 2006 geotechnical report,
please provide written confirmation from the geotechnical engineer that the
2006 report can be utilized for this project ascurrently proposed.
6. G04. At the intersection of Edge and Doran, revise the southern sidewalk ramp
such that it matches the sidewalk width of ssTfi similar to the ramp shown on
the north side.
7. G04. At the northeast corner of Blumberg and Doran, callout a curb ramp and
show the detectable warning mat.
8. G04. The stop bar at Doran and Blumberg (north side) is still called out as paint.
Please change to thermoplastic.
9. G04. At the intersection of Edge and Doran, there is no need to paint the curb
return red, as parking is prohibited at this location by Code.
10. G04 and G05. For the on -street parallel parking spaces, show the ,.,AVhite lines
ending at the concrete valley curb, not extending across it.
11. G05. At the parking garage exit, callout a stop sign to be field located.
12. G05. Two stop bars on Doran Drive are called out as 06thould be changed
.5.I
t O 0:4 `1 T 5os;
Page 2 of 4
2012801
13. G06. Based on the / -of review of the stormwater calculations submitted to
date, along with input from CPH Engineers, the post -development conditions
under the design storm do not demonstrate the need for replacement of the
existing storm piping as shown in order to maintain an acceptable level of
service. If IBI remains uncomfortable with the potential upstream impacts
without any increases to the existing pipe sizes, the City would consider a revised
plan that bypasses the existing storm piping and independently conveys the
onsite runoff to the existing pond. Please revise the plans accordingly.
14. G06. Previous comment #54 was not addressed requesting a detail for the pond
wall penetration (if still applicable).
15. G06. In storm tag #8, the pipe is called out as RCP. Please change to ADS N-12
HP unless there are design conditions that require RCPat this location.
16. G06. Inlet #41 is called out with a rim elevation of 49.00, which is in conflict with
sheet G02 calling for a 48.0 rim elevation. Please review and revise as needed.
17. G06. At tag #13 for storm manhole #3, change ab906fo a(9K6and cal lout the roof
drain connections.
18. G06. At tag #20 for storm manhole #6, change ab9lutb ab i T36J'
19. G06. Check the SW invert elevation at storm manhole #11 (tag #33). The SW
invert is called out as41.97 but should be 41.16 based on the SW pipe data.
20. G08. In sanitary sewer tag #6, please revise the slope to be a minimum of 0.4%
per the City Water and Sewer ( �Decifications.
21. G10. In the typical pavement sections, please delete the callout for a primer on
the crushed concrete base, asthis is not required or recommended by the City.
22. G11. Consider deleting the typical pavement section on this sheet. It is noted
for on -site roads only, but there are no on -site roads where this would be used,
and it could create confusion with the typical sectionsshown on G10.
23. G02. At the north end of the courtyard, adjust the grading and/or yard drain
locations such that surface runoff is not draining over the sidewalk.
24. For the water analysis report, please include a brief narrative that describes the
applicable criteria, testing methods, modeling approach, and conclusions.
25. Please submit the irrigation plans.
Page 3 of 4
2012801
26. Informational item: the following items are needed for sitework to begin (no
response required):
a. City Commission approval of Final Engineering
b. Payment of 1%site inspection fee (1%of all sitework costs not including
any buildings or other structures)
c. Obtain all external permits (SRWMD, FDOT, FDEP, NPDES) as needed to
perform particular aspects of the work
d. Obtain Oty Arbor Permit
e. Conduct pre -construction meeting at City Hall with site contractor and
City staff
27.Informational item: all construction dumpsters are required to be from
WastePro per the / -of franchise agreement.
28. Water and sewer connection fees are due at the time of FDEP permit and are
currently $1.74 per water gallon and $8.26 per sewer gallon, based on average
daily flows, which are 300 gpd water and 250 gpd sewer for 1 and 2 bedroom
units, and 350 gpd water and 300 gpd sewer for 3+ bedroom units.
Page 4 of 4
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