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HomeMy WebLinkAbout2014 07 02 Public Hearing 501 Central Winds Retail Final Engineering Aesthetic Review Special Exception PLANNING & ZONING BOARD AGENDA I T E M 5 O 1 Information Public Hearin X Re ular July 2, 2014 Meeting REQUEST: The Community Development Department — Planning Division requests that the Planning & Zoning Board consider: 1) Final Engineering Plan, 2) Aesthetic Review, and 3) four Special Exception requests to the Town Center District Code for Central Winds Retail center, a 4,400 square foot building with a Pinch a Penny pool supply store and associated retail use located on the northeast corner of the intersection of State Road 434 and Central Winds Parkway. SYNOPSIS: The applicant is requesting approval of a Final Engineering Plan,Aesthetic Review,and four Special Exception requests for a 4,400 square foot retail center with a Pinch a Penny pool supply store and associated retail use. The property is a pie-shaped lot that is approximately 0.73 acres in size and is located in the T3 (Suburban Zone) of the Town Center. The Town Center District Code considers this property as an irregular shaped lot. In 2008, the City Commission approved the Final Engineering Plan and Aesthetic Review subj ect to several items being resolved. Since then,the Final Engineering Plan and Aesthetic Review approvals have expired and the applicant has petitioned the City Commission for re-approval. CONSIDERATIONS: APPLICANT AND PROPERTY INFORMATION: • Applicant name and address and authorized representative: Roy Pugsley, 170 Tuskawilla Road, Winter Springs, FL 32708 • Propertv owner's name(s): Roy& Deborah Pugsley • Propertv addresses: No address issued • Property Parcel ID numbers: 26-20-30-SAR-OD00-018B • Current FLUM Desi�nations: Town Center • Current Zonin�Desi�nations: Town Center T3 (Suburban Zone) July 2,2014 Plaiuung&Zoning Board Agenda,Item 501 Page 2 of 7 • Previousl��proved Development permits such as conditional use, waiver, or variance (if an : Conceptual Plan approval -May 14, 2007, Aesthetic Review approval - September 22, 2008, Final Engineering Plan approval - September 22, 2008 • Development A�reements (if any�: No known Development Agreements • Pendin� Code Enforcement Actions (if any�: No known pending Code Enforcement actions • City Liens (if any�: No known liens APPLICABLE LAW, PUBLIC POLICY, AND EVENTS City of Winter Springs Comprehensive Plan Winter Springs Town Center District Code Winter Springs Town Center District Code, Section 20-323 -Permitted Uses, Section 20-324(8)(c), Section 20-325 (b) Winter Springs Code of Ordinances, Chapter 9,Article XII-Minimum Community Appearance and Aesthetic Review Standards, DISCUS SION: Final Engineering Plan The Final Engineering Plan proposes the construction of a 4,400 square foot pool supply store and associated retail space on a 0.73 acre parcel located on the northeast corner of the intersection of State Road 434 and Central Winds Parkway. The City Commission approved a Final Engineering Plan in 2008 but the proj ect was not constructed. The approval has since expired. A total of 15 parking spaces are proposed on site to accommodate both the pool supply store and associated retail use that is proposed. Vehicular access to the site will be provided via Central Winds Park Boulevard. This access point will terminate into the parking area. A stormwater retention pond is proposed along the southern portion of the site, and in the northwestern corner of the site. A continuous opaque hedge will be provided to shield the retention pond from view along the State Road 434 and Central Winds Park Boulevard frontages. There are existing sidewalks located along the State Road 434 and Central Winds Parkway frontages. A 6-foot wide sidewalk will be constructed along the western portion of the Central Winds Park Boulevard frontage in accordance with the requirements of the Town Center District Code. The site has been designed in accordance with all applicable requirements of the Town Center District Code, except those where Special Exceptions are being requested. The Special Exception requests are those requests necessary to accommodate a previously approved facility on a difficult, triangular shaped lot. Aesthetic Review The attached Aesthetic Review package includes all of the submittal requirements for aesthetic reviews as 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; July 2,2014 Plaiuung&Zoning Board Agenda,Item 501 Page 3 of 7 (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 northeast corner of the intersection of State Road 434 and Central Winds Parkway. The design of the proposed building includes architectural design elements such as stone veneer, awnings,stucco, and parapets.An expression line is provided around the perimeter of the proposed building to help break up blank expanses on the fa�ade.The applicant worked with staff in providing additional parapets to bring architectural variation and height into the design of the building.This treatment adds to the quality of the proposed building.Staff feels that this project incorporates certain quality design elements that are promoted in the Town Center District Code and Citywide. The architecture is complementary to the diverse styles of architecture that have been provided in the Town Center. (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 design of the proposed building is characteristic of the architecture that is mandated in the Architectural Guidelines section of the Town Center District Code as related to the "T3" transect overlay. (3) The plans for the proposed proj ect 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 designed to contribute to the quality architectural styles that are typical of the Town Center and the surrounding area.This project represents a positive addition to the City of Winter Springs. Significant design features include a stone veneer, awnings, stucco, parapets, and an expression line around the perimeter of the proposed building to help break up blank expanses on the fa�ade. July 2,2014 Plaiuung&Zoning Board Agenda,Item 501 Page 4 of 7 (4) The plans for the proposed proj ect 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 Town Center and the surrounding area. The Town Center is comprised of diverse architectural styles and,therefore, the proposed project represents a positive addition to this area along the western edge of the Town Center. (5) The proposed proj ect 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 Architectural Guidelines section of the Town Center District Code.The final architectural plans will be reviewed for compliance with all building code criteria. (6) The proposed proj ect 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 project has incorporated a number of features such as a stone veneer,awnings,stucco,and parapets.An expression line is provided around the perimeter of the proposed building to help break up blank expanses on the fa�ade. The applicant worked with staff in providing additional parapets to bring architectural variation and additional facade height into the design of the building. This treatment adds to the quality of the proposed building. The project provides distinctive design details that promote the character of the Town Center community. Special Exception Requests In addition, four Special Exceptions from the Town Center District Code are being requested. 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. July 2,2014 Plaiuung&Zoning Board Agenda,Item 501 Page 5 of 7 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 20-323 —Permitted Uses. The Town Center District Code permits swimming pool sales,service and supply stores by Special Exception due to the potential of the use and storage of toxic chemicals on site. According to the applicant, only chemicals will be used or stored on site such as those that are typically found in a pool supply store.Liquid chlorine will be stored on- site in a 1,500 gallon storage tank.A maximum of 200 pounds of solid chlorine will be stored on site. Staff supports this Special Exception request as the proposed use will not utilize no more or less toxic and/or hazardous chemicals on site other than those that are used in a typical pool supply store. 2. Section 20-324 (8)(c)—Off-street parking lot placement. This provision of the Town Center District Code requires off-street parking to be setback at least 50-feet from the property line along the main street to accommodate liner buildings. The parking area encroaches into the 50-foot setback along the State Road 434 and Central Winds Parkway frontages. The small size and the pie-shaped geography of the site will not permit the parking area to be constructed 50-feet from the property lines along the main streets. Additionally, the constraints of the site will not permit the construction of liner buildings to shield the parking area from view. Staff supports a Special Exception to permit the parking area to encroach into the required 50-foot parking setback due to the constraints of the site, which will not logically permit design of this site in accordance with this provision of the Town Center District Code. 3. Section 20-325 (b) — Transect Standards T3 (Suburban Zone), Lot Coverage (building footprint). July 2,2014 Plaiuung&Zoning Board Agenda,Item 501 Page 6 of 7 The T3 district permits a maximum building footprint of 4,000 square feet. The applicant is proposing to construct a pool supply and retail store in a one-story 4,400 square foot building. The Final Engineering Plan that was approved in 2008 was for a 4,232 square foot building.The building that is currently proposed is 4,440 square feet, or 168 square feet larger than the building that was approved in 2008.In the version of the Town Center District Code that was in use in 2008,there was no maximum building footprint requirement, thus the applicant proposed, and obtained approval for the 4,232 square foot building. In keeping with the previous proposal, the applicant is proposing a building that is only 168 square feet larger than the previously approved building. The proposed building will be split between a pool supply store and a future retail use. Staff supports a Special Exception to permit a building with a footprint that exceeds the maximum allowable square footage of 4,000 square feet by 400 square feet in area to be consistent with the size of building that was approved in 2008. 4. Section 20-325 (b)—Transect Standards T3 (Suburban Zone),Principle building setbacks from front property line. The property has three frontages, one on State Road 434, one on Central Winds Parkway,and one on Central Winds Park Boulevard.According to T3(Suburban Zone) standards, the building is required to be setback at least 10-feet from each of these frontages as they are all considered front property lines. A 4.88-foot front setback is provided on the Central Winds Parkway frontage, and a one (1') front setback is provided on the portion of the State Road 434 frontage adjacent to the intersection of State Road 434 and Central Winds Parkway. Staff supports a Special Exception for the setback reductions for the front setback due to the constraints of the site,which will not logically permit design of this site in accordance with this provision of the Town Center District Code.In addition,placement of the building at the corner of State Road 434 and Central Winds Parkway fulfills the Town Center District Code requirement of having commercial buildings up to the street with parking behind the building. The T3 zone requires a minimum of 40-percent of frontage buildout at the setbacks. Moreover, the Town Center District Code permits irregular shaped lots to vary from the frontage buildout upon recommendation of the Development Review Committee (DRC) without a Special Exception request. Staff recommends variation of the required frontage buildout due to the property being an irregularly shaped lot with multiple design constraints. In evaluation of the four Special Exception requests above,it appears each request satisfies the five specific criteria required for Special Exceptions in the administration section of the Town Center District Code. FISCAL IMPACT: The construction of the pool supply and retail store will add commercial taxable value to the City's tax rolls. A detailed fiscal analysis will be provided at the City Commission meeting. July 2,2014 Plaiuung&Zoning Board Agenda,Item 501 Page 7 of 7 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 the Planning&Zoning Board recommend approval of: 1)Final Engineering Plan,2) Aesthetic Review, and 3)four Special Exception requests to the Town Center District Code for Central Winds Retail center, a 4,400 square foot building with a Pinch a Penny pool supply store and associated retail use, subject to the satisfaction of the attached staff review comments prior to these items being placed on a City Commission agenda. ATTACHMENTS: A. Final Engineering Plan B. Architectural Renderings - Central Winds Retail C. 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' I. � J � � � ! � � � � � � � � � - -��- �T � � � � --- ' - � � � � � J � � � 3 � � X x z �:— � � � � � ' �� � � � � _ .� � .� _, � � -- � � . } � ���� Attachment " C " The Planning Department recommends approval of the Final Engineering Plan contingent upon the following comments being satisfied prior to this item being placed on a City Commission agenda. 1. (Repeat Comment )Per Policy 2.3.3 of the Future Land Use Element of the Comprehensive Plan, a Fiscal Impact Analysis is required to be prepared that demonstrates the proposed development will have a positive economic impact on the Town Center. Please send us information regarding the business and Staff will put the information into the model. • Please note this item will not placed on a City Commission agenda until such time that staff receives the information to input into the fiscal impact model. 2. (Repeat Comment )Per Policy 5.2.8 of the Future Land Use Element of the Comprehensive Plan, service areas cannot be visible from public rights-of-way. Please provide a continuous hedge along SR 434 that screens these areas from view. • No landscape plan has been provided that shows the hedge. 3. (Repeat Comment )No detail has been provided for the dumpster enclosure. Please ensure it is consistent with the architecture of the primary building. • Please provide a note on the detail that states the dumpster enclosure will be consistent with the architecture of the primary building. 4. (Repeat Comment )Please provide a continuous hedge along the SR 434, Central Winds Parkway and Central Winds Park Boulevard frontages to shield the retention pond and parking area from view from the right-of-way. • No landscape plan has been provided that shows the hedge. From: Brian Fields To: Jav Klima Cc: Bobbv Howell Subject: FW: Pinch-A-Penny-Final Engineering (KIVA#201401563) Date: Thursday,June 26,2014 1:59:28 PM Jay, please see the one comment below from the Building Official and add this to the next plan update, thanks. From: Joe Crum Sent: Wednesday, June 25, 2014 6:36 PM To: Brian Fields Subject: RE: Pinch-A-Penny - Final Engineering (KIVA #201401563) Brian, The only comment I would have is we need a design statement on the plans indicating that the light poles, signs and all above ground structures are designed to meet the minimum 130 m.p.h. wind loads, complies with the 2010 Florida Building Code. Joe Joseph R. Crum, CBO Building Official City of 1Ninter Springs ii26 East SR 434 1Ninter S_prings, �'L 32708 �4 07�3z7-5974