HomeMy WebLinkAbout2015 06 08 Public Hearing 500 Winter Springs Retirement Residence Special Exceptions COMMISSION AGENDA
Informational
Consent
ITEM 500 Public Hearin s X
g
Regular
June 08, 2015 KS RS
Regular Meeting City Manager Department
REQUEST:
The Community Development Department — Planning Division requests the City
Commission consider four Special Exception requests to the Town Center District Code for
Winter Springs Retirement Residence; a 4-story, 144 suite senior living facility totaling
approximately 130,564 square feet in area located on the south side of State Road 434,
adjacent to the Cross Seminole Trail bridge.
SYNOPSIS:
The applicant is requesting approval of four Special Exception requests for a 4-story, 144
suite senior living facility that is approximately 130,564 square feet in area. The property is
approximately 4.57 acres in size and is located in the TS (Urban Center Zone) of the Town
Center. If the four Special Exception requests are approved, the applicant will submit Final
Engineering Plans and an Aesthetic Review package for final approval. The Special
Exception requests do not constitute a Final Engineering Plan review and all aspects of the
site are subj ect to staff review after the applicant submits an application for Final
Engineering Plan review.
CONSIDERATIONS:
APPLICANT AND PROPERTY INFORMATION:
. Applicant name and address and authorized representative: Applicant - Mark D.
Lowen, 3150 Kettle Court SE, Salem, OR 97301. Authorized Representative - Mark
D. Lowen.
. Property owner's name(s): Schrimsher Land Fund 1986, Schrimsher Land Fund V,
Public Hearings 500 PAGE 1 OF 6-June 08,2015
Ltd., Schrimsher Land Fund VI, Ltd.
. Pro�erty addresses: No address issued
. Property Parcel ID number: 26-20-30-SAR-OA00-008H
. Current FLUM Desi na� tions: Town Center
. Current Zonin�Desi�nations: Town Center TS (General Urban Zone)
. Previousl��proved Development permits such as conditional use, waiver, or
variance (if any): None
. Develo�ment Agreements (if an�l: Development Agreement between Schrimsher
Land Fund 1986, Ltd., Schrimsher Land Fund v, Ltd., and Schrimsher Land Fund VI,
Ltd., and the City of Winter Springs - June 26, 2000.
. 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, Housing element
Objective 1.4: Special Needs Households. The City shall ensure that adequate sites are
available for special needs populations, such as the elderly and disabled.
Policy 1.4.3: Continue to support organizations that assist elderly and handicapped citizens
in finding decent, accessible, and affordable housing. Such support may include technical
assistance and alternative design standards and code requirements.
Policy 1.4.5: Address problems of housing for lower income elderly residents and other
households with special housing needs, by allowing placement of retirement communities
and elderly care facilities in areas of residential character as long as they are designed in a
manner that is compatible with the character of the neighborhood and are consistent with
the zoning code standards for the area as well as any applicable overlay districts.
Policy 1.4.8: Explore attracting additional assisted living facilities (ALF) including
studying potential locations, size requirements, market demand and timing, as well as
potential partnerships and funding sources. Investigate the Elderly Housing Community
Loan program, which provides loans of up to $750,000 to developers making substantial
improvements to elderly housing.
Winter Springs Town Center District Code
Winter Springs Town Center District Code, Section 20-321 (c) - Special Exceptions
Winter Springs Town Center District Code, Section 20-323 -Permitted Uses
Winter Springs Town Center District Code, Section 20-324 (9)Large footprint buildings
Winter Springs Town Center District Code Section 20-325 (b) - Transect Zone Design
Standards, Building height
Winter Springs Town Center District Code Section 20-325 (b) - Transect Zone Design
Standards, Principle building setbacks
DISCUS SION:
Winter Springs Retirement Residence is a proposed 4-story, 144-suite senior living
Public Hearings 500 PAGE 2 OF 6-June 08,2015
facility located on the south side of SR 434, adjacent to the Cross Seminole Trail Bridge
in the TS (Urban Center Zone) of the Town Center. Upon completion, the building will be
approximately 130,564 square feet in area. A conceptual plan prepared by the applicant
for use as a reference point indicates the site will be designed in accordance with the
provisions of the Town Center District Code except for four Special Exceptions that are
being requested.
An extension of Michael Blake Boulevard south of SR 434 is proposed by the applicant in
conjunction with construction of the site. Extension of Michael Blake Boulevard south of
SR 434 will create a new 4-way intersection at SR 434 and Michael Blake Boulevard that
may warrant signalization in the future. This new intersection could potentially lend itself
to attracting future commercial development, especially if the intersection is signalized in
the future. The extension of Michael Blake Boulevard on the south side of SR 434 is in
compliance with the Town Center District Thoroughfare Plan.
The applicant is requesting four 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 20-323—Permitted Uses.
Public Hearings 500 PAGE 3 OF 6-June 08,2015
The Town Center District Code permits Adult Congregate Living Facilities only by Special
Exception in the TS zone of the Town Center. Approval of this use classification via Special
Exception allows the City Commission an additional review of the proposed use and allows
the imposition of any conditions that the Commission feels are necessary to make the use
compatible with permitted uses in the surrounding area.
According to the applicant, the initial reason for focusing on Winter Springs and the site
itself was a combination of strong demographics, including the fact that Winter Springs is
an established community where seniors are likely looking for options to downsize.
Approval of this facility will provide a living option that does not currently exist in the City.
The proposed retirement residence provides an additional lifestyle option in Winter Springs,
allowing seniors who are looking for an all-inclusive living situation to remain in the
community. The applicant has indicated that some of the elements that make this particular
site attractive is the proximity to locations such as the Winter Springs Town Center and the
visibility the site offers. The location is easily accessible for family and friends coming to
visit residents.
Staff recommends support of this Special Exception request as there is a demonstrated need
for a facility in the community which permits housing for the elderly and allows aging in
place for the citizens of Winter Springs. There are currently no adult congregate care
facilities in the City, thus requiring elderly residents of the City to relocate outside the City
in the event they need to live in a facility of this type. Objective 1.4 of the Housing Element
of the Comprehensive Plan requires the City to ensure that adequate sites are available for
elderly housing. Approval of this Special Exception request is in compliance with this
provision of the Comprehensive Plan and satisfies all applicable criteria set forth in the
Town Center regulations.
2. Section 20-324(9) — Large footprint buildings. Buildings with a footprint greater
than 20,000 square feet may be built within the Town Center by Special Exception
only. 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 building with a 38,360 square foot footprint. The
building is proposed as a 4-story, 144 suite facility for seniors. The total square footage of
the building will be 130,564 square feet. This Special Exception is being requested as the
interior of the building will be designed with common areas for a variety of uses including a
dining room and kitchen for shared meals. Additionally a multi-purpose room, beauty salon,
crafts room, TV room, media/computer room, movie theater lounges and an exercise room
are proposed. Interior circulation of the building is organized around a central atrium. The
proposed exterior design of the building includes brick/stone, stucco and horizontal siding,
with a roof consisting of architectural composition shingle. Approval of this Special
Exception will automatically waive the maximum lot width of 180-feet that is required
within the TS (Urban Center Zone) of the Town Center. Approval of this Special Exception
request satisfies all applicable criteria set forth in the Town Center regulations.
3. Section 20-325(b) - Transect Zone Design Standards, T5(Urban Center Zone),
building height.
The TS zone of the Town Center requires a minimum height of two stories for all
buildings constructed within this transect. The applicant is requesting a Special Exception
to permit portions of the building that are adjacent to SR 434, and portions of the main
Public Hearings 500 PAGE 4 OF 6-June 08,2015
entrance which is located in the rear portion of the site to be constructed at one story in
height. One story elements are located both at the entrance internal to the site and the
outdoor areas along the SR 434 frontage. If this Special Exception request is granted, one
story elements will be visible from SR 434 and in the rear of the building which is where
the main entrance is proposed to be located. The one story elements along SR 434 will
be immediately abutted to three and four story portion of the building to the rear and the
appearance from SR 434 will be that of a large multi-story facility.
The wing ends and building center step down in height from three, to two, and one story
which will give the appearance of a multi-story building in the areas where one story
elements are located. These higher building sections will be seen over and behind one
story sections. According to the applicant, these one story portions provide a transition
from 4-story building elements to the pedestrian areas adjacent to the common areas in the
core building and the public right-of-way. This creates a more human scale to these
outdoor amenities as well as the main entrance that is located in the rear portion of the
site. The site is located in an undeveloped area on the eastern boundary of the Town
Center that is not adj acent to the core commercial area of the Town Center. The maj ority
of the portions of the building that are fronting SR 434 will be in excess of two stories in
height, and the building will have a multi-story appearance in the one story locations.
Construction of this building will help foster the transformation of this portion of State
Road 434 into the urban boulevard and constrained roadway section that was envisioned
in the Town Center master plan. This project will help to further create the urban sense of
place that has materialized along State Road 434 with previously approved projects such
as the RiZe and Jesup's Reserve. Approval of this Special Exception request satisfies all
applicable criteria set forth in the Town Center regulations.
4. Section 20-325 (b) - Transect Zone Design Standards, Principle building setbacks.
The TS (Urban Center Zone) of the Town Center has a required front setback range of zero
(0') to eight(8') feet for all buildings constructed within this transect. The building will have
two front setbacks: one adjacent to SR 434 and one adjacent to the Michael Blake
Boulevard extension. The applicant is requesting a Special Exception to permit portions of
the front setback adjacent to SR 434 to vary from zero (0') to forty (40') feet and to permit
the front setback along the Michael Blake Boulevard extension to vary from twelve (12') to
twenty-six (26') feet. The applicant is requesting this Special Exception due to concerns
about accessibility for residents from entering the building from the sidewalk and adjacent
public rights-of-way as required by fire and life safety codes. The increased setback allows
more space for ramping sidewalks into and out of the building, which helps with
accessibility issues. In addition, the varied setback allowance accommodates a more "three-
dimensional" fa�ade thereby increasing the aesthetic quality of the building. The increased
front setback adjacent to SR 434 is requested where one story elements are proposed. The
majority of the portions of the building with frontage along SR 434 will be constructed
within the required zero to eight foot front setback The portions of the building that are
proposed for construction adjacent to the Michael Blake Boulevard extension will have a
varied front setback between a minimum of twelve (12') and a maximum of twenty-six (26')
feet. The entire portion of the building that is constructed along Michael Blake Boulevard
will have a height between three and four stories. This building height to setback ratio is
indicative of walkable environments such as the Town Center and distinguishes a traditional
urban character along the Michael Blake Boulevard extension. Auto centric developments
without traditional urban character that have less priority for walking will have buildings
that are less related to a street and more oriented to a parking lot with very large setbacks far
Public Hearings 500 PAGE 5 OF 6-June 08,2015
in excess of those being requested. Approval of this Special Exception request satisfies all
applicable criteria set forth in the Town Center regulations.
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 Adult Congregate Care Facility will add commercial taxable value
to the City's tax rolls. A fiscal analysis report is included in this agenda item as
Attachment "H".
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, 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.
The applicant held a public information meeting on January 22, 2015 in the City
Commission chambers. The sign in sheet is included in this agenda item as
Attachment "G".
RECOMMENDATION:
Staff and the Planning & Zoning Board recommend approval of four Special Exception
requests to the Town Center District Code for the Winter Springs Retirement Residence, a 4-
story, 144 suite senior living facility totaling approximately 130,564 square feet in area
located on the south side of State Road 434, adjacent to the Cross Seminole Trail bridge.
ATTACHMENTS:
A. Winter Springs Retirement Residence concept letter
B. Site Plan
C. Noted site elevations
D. Building elevations
E. Parking analysis
F. Preliminary signage renderings
G. Attendance sign in sheet- Winter Springs Retirement Residence public meeting, January
22, 2015
H. Fiscal Impact Analysis
I. Minutes, May 6, 2015 Planning& Zoning Board meeting
Public Hearings 500 PAGE 6 OF 6-June 08,2015
� Attachment " A "
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WINTER SPRINGS RETIREMENT RESiDENCE
WIN7ER SPRINGS, FLORIDA
CONCE�T
The Winter 5prings Retirement Residenc� is a 144--suite facilil'y for seniors. Our senior housing concept is
designed for those who are sti11 ambuEatory, but in need oF some support. Pri�ate rooms afford the ad�antages
of iRdependent living while the services incluc[ed pro�ide support, security, and friendship. The private suites
include studio, one, and two b�droom�ersions. Each is simiEar ta a conventiona� dwelling unit except a kitchen
is not included. The square footage of suites varies from a mir�imum of 35fl 5F for smaller studios to o�er 1000
SF for larger two hedrooms.
Services ir�clude three prepared meals daily, housekeeping, laundering, pri�ate bus transportatian, and various
acti�ities. 5taff is "in house" 24 hours a day. The monthly rent payment covers t�e pri�ate roorn, all services
and utilities. This will be month-to-month tenancy, not a"buy in".
Typically, our resident will be a single person in their late 7'0's or SO's. We estimate �.a% of the raoms will be
rented by coup[es which would resu[t in a total building population of roughly 160. Fewer than 25% of the
residents will be dri�ing their own cars.
TRAFFIC
The Retirement Residence will generate approximately Z5Q trips per day with less than 30 peak ho�r trips.
T'hese numbers are based upon the "Congregate Care Facility (253)" classification from tE�e Institute of
Transportation Engineers "1'rip Generation" report, which states a 2A2 average Trip Generatian per suite per
day. This report concludES that the Retirement Residence would generate o�ly 7 weekday morning and 20
weekday afternoon peak hour trips. This is significant[y lower than a con�entianal residentia[ or commercial
de�elopment.
�o help you understand the traffic loadings,we ha�e pravided examples af the types of traffic existing facilities
generate:
Service trips 5 deliveries per day
Van trips 3 arQ�excursions with around 20 resider�ts each time
Resident trips under 25%of residents may have cars
Resident visitors approximately 20% ha�e visitars per day
Staff trips 18 staff inembers to and from work
PARKING
B�caus� most ofi our residents do not dri�e, we pro�ide pri�ate �an transportation for their use. The van is
auailabie to take the residents to places they need to�isit,such as banks, medical offices,shopping areas, etc.
iVorma�ly we request a parking ratio of .6�, parking spaces per suite. The principafs of Hawthorn De�elopment
LLC ha�e de�elop�d o�er 350 retirement residences. Experience from this extensi�e portfofio has shown that
.60 par[cing space per suite is adequate for our residents,staff and visitors.
T�e �aarking ratio allows us to increase landscaping and open space to create a better residential en�ironm�nt
for our residents and adjacent property owner5.
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BI�ILDING DESIGN
Tf�e exterior siding rnaterials will include brick/stone, stucco and horizontal sicEin�. The roof will be architectural
composition shingle.
The building interior design has common areas for a �ariety of uses. There will be a common di�ing room and
Ecitchen for shared meals. There wi[l be a multi-purpose room, beauty shop, crafts room, T1/ room,
media/computer raam, ma�ie theater lounges, and an exercise room. The interior circulation is orgar�ized
araund a central atrium.
Residents will be able to contact the manager with both emerger�cy pull cords and �oice communications in
each room. The building will be fully fire spriniclered.
SITE DESIGN
Neighborhood compatibility is achie�ed in the site planning and building design. The wing ends and building
center step down from three to two and one story. This arrangement pro�ides for privacy and a gentle change
of sca�e. Care is taken to minimize the impact to the existing community.
The site is to be extensi�ely landscaped. Usable outdoor spaces include exfensi�e lawn and a partially co�ered
patia off the craft/exercise room. There wilf be pat�ts, w�ich connect aEl exits from the building to pra�ide
walking areas for t�e residents.
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WINTER SPRINGS RETIREMENT RESIDENCE
W[NTER SPRINGS, FLORIDA
CONCEPT
The Winter Springs Retirement Residence is a 4 story, 144-suite faciEity for seniors. Our senior housing concept
is designed for those who are still ambulatory, but in need of some <support. Private rooms afFord the
ad�antages of independent li�ing while the services included provide suppor�, security, and friendship. The
pri�ate suites include studio, one, and two bedroom �ersions. Each i5 similar to a conventional dwelling unit
except a kitchen is not included.
Ser�ices include three pre�ared meals daily, housekeeping, laundering, private bus transportation, and �arious
activities. 5tafF is "in house" 24 hours a day. The monthly rent payment covers the pri�ate roam, a[I services
and utilities. This will be manth-to-month tenancy, nat a "buy in°.
Typically, our resident will be a single person in their late 70's or SO's. We estimate 10% of the rooms will be
rented by couples which would result in a total building population of raughly 158. Fevuer than 25% of the
residents will be dri�ing their own cars.
TRA�FlC
The Winter Springs Retirerrtent ftesidence will generate approximately Z tri�as for each suite per day with less
than 30 peak haur trips. Comparati�ely an average single family dwelling unit will produce approximately �.0
trips per day with substantially more peak hour trips due the demands of an active household.
These numbers are based u�on the "Congregate Care Facility (253)" classification from the Institute of
Transportation Engineers"7rip Generati�n" report.
TRANSRORT�4TION AND PARKING
Because rr�ost o€ our residents do nat dri�e, we pro�ide private van transportation for their use. The �an is
a�ailable to take the residents to places they need to�isit,such as banks, medical affices, shapping areas,etc.
IVormally we req�est a parking ratio of.60, parking spaces per suite.
The parking ratio allows us to increase Ianclscaping and open space to create a better resiciential en�iranment
for our res�dents and adjacent property owners.
BUILDIIVG DESIGIV
The exterior siding materials will include brick/stone, stucco and horizonta[ siding. The roaf will be architectural
composition shingle.
The building ir�terior design has common areas for a variety of uses. There will be a comrnon dining room and
Ecitchen for shared meals. There will be a multi-pur�ose raom, beauty shop, crafts room, N room,
media/corr�puter room, mo�ie theater lounges, and an exercise roorr�. The interior circufation is organized
around a centraE atrium.
seTE�FSr�ru
Neighborhoad compatibility is achieved in the site p[anning and building design. The wing ends and builcfing
center step down from three to two and ane s�ory. This arra�gement pro�ides for pri�acy and a gentfe change
of scale. Care is taken ta minimize�he irnpact to the existing community.
The site is to be extensively landscaped. Usable outdoor spaces include extensi�e lawn and a partially co�ered
patio aff the craft/exercise room. There will E�e paths, which cannect all exi�s from the building to provide
walking areas far the residents.
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Attachment " E "
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architecture
1
Tuesday, March 10, 2015
Bobby Howell
City Planner
City of Winter Springs
1126 East State Road 434,
Winter Springs, FL 32708
Re: Winter Springs Retirement Residence — Parking Analysis
Dear Bobby,
Because most of our residents do not drive, we provide private van transportation for their
use. The van is available to take the residents to places they need to visit, such as banks,
medical offices, shopping areas, etc. This greatly decreased the demand for resident parking
for our faculties. On average we find that about 20% of our residents move to our facilities
with a car and most choose to not keep the car after about a year at the facility.
Normally we request a parking ratio of 0.60 — 0.70, parking spaces per suite. The principals
of Hawthorn Development LLC have developed over 350 retirement residences. Experience
from this extensive portfolio (see the attached parking data chart) has shown that 0.60 — 0.70
parking spaces per suite is adequate for our residents, staff and visitors.
The typical daily parking space demand, based on 139 suites, consists of:
Residents (20% have cars) 28 spaces
Staff (16 at the largest shift) 16 spaces
Visitors �approx 20% have visitors each daY) 28 spaces
Total Demand 72 spaces
Number of spaces proposed for this site 100 spaces
Proposed Parking Ratio for the Davidson Retirement Residence
Number of Suites 139
Proposed Parking 100
Ratio suites to parking spaces = 0.72
3150 Kettle Court SE Salem, OR 97301 503 399 1090 `03 399 0565 ler,�tyarchitecture.com
..............................
A benefit of a parking ratio of approximately 0.70 spaces per suite allows us to increase
landscaping and open space on the site to create a better residential environment for our
residents and adjacent property owners.
A parking space data chart is attached that further supports the 0.60 - 0.70 space ratio by
showing over 250 similar retirement facilities and the parking space ratios for each facility. All
of these facilities were developed and/or operated by the principals of Hawthorn Development
LLC.
Cordially,
Mark D. Lowen
Land Use Manger
���1���
archltecture
..............................
3150 Kettle Court SE Salem, OR 97301 503 399 1090 `03 399 0565 ler,�tyarchitecture.com ARCHITECTURE&PLANNING
...............................
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� Attachment " G "
Winter Sp�ings FL Retirer�ent Residence
Neighbo�hood Meeting
January 22, 2015
Attendance - Sign in Sheet
.�— ..�-- r/
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1
Attachment " H "
Economic Impact of Winter Springs Retirement Residence in Winter Springs, FL
Executive Summary
June 2, 2015
Prepared by:
City of Winter Springs Economic Development
1126 East State Road 434
Winter Springs, FL 32708
This summary was prepared by the City of Winter Springs Economic Development Department using Total Impact by Impact
DataSource. Please consult the full economic impact report for additional details and assumptions used in this analysis.
Page 1
• • � � � � .. �
Project Description
Hawthorn Development LLC is a national leader in senior housing. The company plans to construct a new 130,564 sq.ft.
independent living retirement facility in the city. The firm plans to invest$20 million in this project including land, buildings,
furniture,fixtures and equipment.
Summary of the Economic Impact of the Project on the City of Winter Springs
The project will have the following economic impact on the City of Winter Springs over the first 10 years:
. . .. • - - • - . - . - .
Indirect&
Direct Induced Total
Total number of permanent direct and indirect jobs to be created 20 1 21
Salaries to be paid to direct and indirect workers $11,651,517 $489,364 $12,140,881
Number of direct and indirect workers who will move to the City 2 0 2
Number of new residents in the City 6 0 6
Number of new residential properties to be built in the City 0 0 0
The value of new residential property to be built for direct and indirect workers who
move to the City by Year 10 $0 $0 $0
The market value the firm's property on local tax rolls in Year 1 $6,600,000 $0 $6,600,000
Summary of the Economic Impact of the Project on Seminole County
The project will have the following economic impact on Seminole County over the first 10 years:
. . .. • - - • - . - . - .
Indirect&
Direct Induced Total
Total number of permanent direct and indirect jobs to be created 20 8 28
Salaries to be paid to direct and indirect workers $11,651,517 $5,069,575 $16,721,092
Number of direct and indirect workers who will move to the County 4 0 4
Number of new residents in the County 12 0 12
Number of new residential properties to be built in the County 0 0 0
Number of new students expected to attend local school district 2 0 2
Taxable sales and purchases expected in the County $2,892,887 $443,588 $3,336,475
The value of new residential property to be built for direct and indirect workers who
move to the County by Year 10 $0 $0 $0
The market value the firm's property on local tax rolls in Year 1 $6,600,000 $0 $6,600,000
Page 2
• • � � � � .. �
Net Fiscal Impact for Local Taxing Districts
The project will generate additional benefits and costs for local taxing districts.A summary of these additional benefits,
costs and net benefits is provided below.The source of specific benefits and costs are provided in more detail for each
taxing district on subsequent pages.
- .. • - - • - . . . • �
Present
Additional Additional Net Value of
Benefits Costs Benefits Net Benefits*
City of Winter Springs $2,331,496 ($814,879) $1,516,618 $1,298,065
Seminole County $984,914 ($104,341) $880,573 $674,336
Seminole County Public Schools $1,281,643 ($76,582) $1,205,061 $912,184
St.John's River WMD $48,411 $0 $48,411 $36,646
Fire District $356,487 $0 $356,487 $269,852
Total $5,002,952 ($995,802) $4,007,150 $3,191,084
*The Present Value of Net Benefits is a way of expressing in today's dollars, dollars to be paid or received in the future. Today's
dollar and a dollar to be received or paid at differing times in the future are not comparable because of the time value of
money. The time value of money is the interest rate or each taxing entity's discount rate. This analysis uses a discount rate
of 5°o to make the dollars comparable.
Distribution of Net Benefits Over the First 10 Years
City of Winter Springs,
$1,516,618
Seminole County,
$880,573
/
Fire District, $356,487
r
r"
St.John's River WMD,
$48,411
Seminole County Public
Schools,$1,205,061
Page 3
• • � � � � .. �
Net Fiscal Impact for the City of Winter Springs
The table below displays the estimated additional benefits, costs and net benefits to be received by the city over the
first 10 years of the project.Appendix C contains the year-by-year calculations.
. - . - .. • - - • -
Additional Additional Net
Benefits Costs Benefits
Sales Taxes* $28 $28
Property Taxes $388,633 $388,633
Building Permits $370,000 $370,000
Impact Fees
Police $64,237 $64,237
Fire $169,733 $169,733
Transportation $73,829 $73,829
Parks $0 $0
Connection/Tap Fees $160,000 $160,000
Other Revenues,Taxes&Fees:Firm Operations
City-Owned Utility Revenues $696,402 � $696,402
Utility Franchise Fees $53,815 $53,815
Electricity Taxes $76,286 $76,286
Water/Wastewater Taxes $52,559 $52,559
Natural Gas Taxes $26,279 $26,279
Communication Services Taxes $25,929 $25,929
Other Taxes&User Fees $117,287 $117,287
Other Revenues,Taxes&Fees:New Residents
City-Owned Utility Revenues $23,283 $23,283
Utility Franchise Fees $2,231 $2,231
Electricity Taxes $2,118 $2,118
Water/Wastewater Taxes $1,708 $1,708
Natural Gas Taxes $1,450 $1,450
Communication Services Taxes $2,567 $2,567
Other Taxes&User Fees $23,121 $23,121
Costs:Firm Operations
Cost of City-Owned Utility Service ($668,546) ($668,546)
Cost of Services ($103,565) ($103,565)
Costs:New Residents
Cost of City-Owned Utility Service ($22,352) ($22,352)
Cost of Services ($20,416) ($20,416)
Total $2,331,496 ($814,879) $1,516,618
Present Value(5°o discount rateJ $1,922,308 ($624,243J $1,298,065
*The analysis identifies the net effect on city revenues from additional taxable sales in the area.See the Methodology section for details.
Page 4
• • � � � � .. �
Net Fiscal Impact for the City of Winter Springs-Continued
The following table summarizes the year-by-year benefits, costs and net benefits to the city over the first 10 years.
- .. . - . - . - . -
Cumulative Cumulative
Additional Additional Net Net Present Value Present Value
Benefits Costs Benefits Benefits of Net Benefits of Net Benefits
Year 1 $595,489 ($74,420) $521,069 $521,069 $496,256 $496,256
Year 2 $501,638 ($75,908) $425,729 $946,799 $386,149 $882,405
Year 3 $144,308 ($77,427) $66,881 $1,013,680 $57,775 $940,180
Year 4 $147,044 ($78,975) $68,069 $1,081,749 $56,001 $996,181
Year 5 $149,838 ($80,555) $69,283 $1,151,033 $54,285 $1,050,466
Year 6 $152,690 ($82,166) $70,524 $1,221,557 $52,626 $1,103,092
Year 7 $155,601 ($83,809) $71,792 $1,293,349 $51,022 $1,154,114
Year 8 $158,574 ($85,485) $73,089 $1,366,438 $49,469 $1,203,583
Year 9 $161,608 ($87,195) $74,413 $1,440,851 $47,967 $1,251,551
Year 10 $164,706 ($88,939) $75,767 $1,516,618 $46,514 $1,298,065
Total $2,331,496 ($814,879) $1,516,618 $1,298,065
City Net Benefits Over the First 10 Years
S�oo,000 -
5600,000
Ssoo,000
$400,000 �
$300,000
$200,000
$100,000 � � � _ � � � �
$o � � � � � �
(5100,000) - - -
(Szoo,000)
1 2 3 4 5 6 7 8 9 10
Year
�Benefits Costs Net Benefits
Page 5
• • � � � � .. �
Net Fiscal Impact for Seminole County
The table below displays the estimated additional benefits, costs and net benefits to be received by the county over the
first 10 years of the project.Appendix C contains the year-by-year calculations.
- . - . - .. • - - • -
Additional Additional Net
Benefits Costs Benefits
Sales Taxes* $88 $88
Property Taxes $745,916 $745,916
Tourist Development Taxes $4,815 $4,815
Impact Fees
Transportation $35,136 $35,136
Library $0 $0
Other Taxes&User Fees-New Residents $26,011 $26,011
Other Taxes&User Fees-New Business $172,949 $172,949
Cost of Services-New Residents ($13,641) ($13,641)
Cost of Services-New Business ($90,700) ($90,700)
Total $984,914 ($104,341) $880,573
Present Value(5°o discount rateJ $754,268 ($79,931J $674,336
*The analysis identifies the net effect on city revenues from additional taxable sales in the area.See the Methodology section for details.
The following table summarizes the year-by-year benefits, costs and net benefits to the county over the first 10 years.
- .. . - . - . - . -
Cumulative Cumulative
Additional Additional Net Net Present Value Present Value
Benefits Costs Benefits Benefits of Net Benefits of Net Benefits
Year 1 $85,923 ($9,529) $76,394 $76,394 $72,756 $72,756
Year 2 $93,259 ($9,720) $83,539 $159,933 $75,772 $148,528
Year 3 $94,804 ($9,914) $84,890 $244,822 $73,331 $221,859
Year 4 $96,417 ($10,112) $86,304 $331,127 $71,003 $292,862
Year 5 $98,067 ($10,315) $87,752 $418,879 $68,756 $361,618
Year 6 $99,755 ($10,521) $89,234 $508,113 $66,588 $428,206
Year 7 $101,482 ($10,731) $90,751 $598,864 $64,495 $492,701
Year 8 $103,249 ($10,946) $92,303 $691,167 $62,474 $555,175
Year 9 $105,056 ($11,165) $93,891 $785,058 $60,523 $615,698
Year 10 $106,904 ($11,388) $95,516 $880,573 $58,638 $674,336
Total $984,914 ($104,341) $880,573 $674,336
County Net Benefits Over the First 10 Years
5 i2o,000
Sioo,000 � _
� � � �
Sso,000 �
560,000 -
Sao,000
Szo,000
So
(Szo,000)
1 2 3 4 5 6 7 8 9 10
Year
�Benefits Costs Net Benefits
Page 6
• • � � � � .. �
Net Fiscal Impact for Seminole County Public Schools
The table below displays the estimated additional benefits, costs and net benefits to be received by the school
district over the first 10 years of the project.Appendix C contains the year-by-year calculations.
- . - . . .. - .. • - - • -
Additional Additional Net
Benefits Costs Benefits
Property Taxes $1,208,282 $1,208,282
Additional State&Federal School Funding $73,361 $73,361
Impact Fees $0 $0
Cost of Educating New Students ($76,582) ($76,582)
Total $1,281,643 ($76,582) $1,205,061
Benefits for Other Taxing Districts
The table below displays the estimated additional property taxes to be received by other taxing districts over
the first 10 years of the project.Appendix C contains the year-by-year calculations.
• - • � • ..- . • - - • -
Additional
Benefits
St.John's River WMD $48,411
Fire District $356,487
Total $404,898
Page 7
Attachment " I "
CTTY OF WINTER SPRINGS,FIARIDA
MINUTES
PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY
REGULAR MEETING-MAY 6,2015
PAGE 3 OF 7
PUBLIC HEARING AGENDA
PUBLIC HEARINGS
500. Community Development Department—Planning Division
The Community Development Department — Planning Division Requests That The
Planning And Zoning Board Consider Four Special Exception Requests To The
Town Center District Code For Winter Springs Retirement Residence; A 4-Story,
144 Suite Senior Living Facility Totaling Approximately 130,564 Square Feet In
Area Located On The South Side Of State Road 434, Adjacent To The Cross
Seminole Trail Bridge.
Mr. Bobby Howell, AICP, Planner, Community Development Department introduced the
Agenda Item and indicated that the Applicant is seeking approval for four (4) Special
Exception requests for a four (4) story, 144 suite senior living facility that is
approximately 130,564 square feet.
Continuing, Mr. Howell stated that the Applicant is proposing an extension of Michael
Blake Boulevard that will create a new intersection that may warrant signalization and
could potentially lead to future commercial development; and further explained the
details of the four (4) Special Exception requests that included Permitted Uses, large
footprint buildings, and Transect Zone design standards regarding building height and
principle building setbacks. Additional comments ensued.
Vice-Chairperson Howard Casman, while acknowledging its prematurity, inquired how
far the new intersection would be from the traffic light at Tuskawilla Road and State
Road 434. Mr. Howell replied that it would be pretty close, stating around 500', and
pointed out that it would be built when necessary according to Florida Department of
Transportation. Further remarks.
Further, Vice-Chairperson Casman asked if there was another exit out of the
development. In response, Mr. Howell stated, "No, Michael Blake Boulevard would be
the only point of ingress and egress." Vice-Chairperson Casman continued, "And none
proposed?" Mr. Howell replied, "No, Sir."
Chairperson Bob Henderson expressed his concerns about the closeness in proximity of
the intersections. Further discussion followed on the proposed intersection, future
planning, and additional assisted living facilities.
Mr. Randy Stevenson, ASLA, AICP, Director, Community Development Department
commented that the intersection has been negotiated with Florida Department of
Transportation for some time and spoke of the importance of constrained roadway
sections. Additionally, Mr. Stevenson indicated that eventually Michael Blake Boulevard
will let out at Tuskawilla Road therefore providing a secondary means of ingress and
egress for the proposed development. Further comments followed on lowering the speed
limit on State Road 434.
CITY OF WINTER SPRINGS,FLORIDA
MINUTES
PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY
REGULAR MEETING-MAY 6,2015
PAGE 4 OF 7
Mr. Mark Lowen, Lenity Architecture, 31 SO Kettle Court SE, Salem, Oregon: introduced
himself and stated that he was speaking on behalf of Hawthorne Retirement Group, and
then gave a brief history of the Hawthorne Retirement Group and noted, "I hear the term
`assisted living' —we're not an assisted living facility." Mr. Lowen continued to discuss
various facets of senior housing and clarified, "We're in the congregate care, independent
living—we're a non-medical facility. But we provide services, what I refer to as `Friday
night services'. Our residents don't have to cook, clean, do laundry, they don't have to
drive anywhere, they have transportation provided, they have activities." Mr. Lowen
commented further on assisted living and memory care.
Vice-Chairperson Casman inquired if the provided transportation was available twenty-
four (24) hours a day. Mr. Lowen answered, "That is correct," and mentioned that eighty
percent (80%) arrive without a vehicle and the other twenty percent (20%) realize that
they do not need a vehicle within six (6) to eighteen(18)months.
Mr. Lowen continued, "We have a van service, on demand, that'il take them 24/7 to
doctors' appointments, to church, volunteer opportunities, pharmacy — wherever need to
go. And if it's in the middle of the night, we'il pay for a cab to get them somewhere."
Vice-Chairperson Casman inquired if there were restrictions on the transportations, like
for entertainment purposes. Mr. Lowen replied, "If they're going to the movies, if
they're going to other activities — absolutely. It's part of what the Activity Coordinator
does there, is she'll set up or he'll set up what we call `field trips' to go to different
activities, seasonal, whatever it happens to be."
Chairperson Henderson asked if the proposed facility was strictly voluntary. Mr. Lowen
responded, "Correct." Chairperson Henderson continued, "It's not like an assisted living
where people need help?" Mr. Lowen confirmed, "Exactly. They're moving into our
type of facility out of a lifestyle choice, not out of a medical need."
"I MAKE A MOTION THAT WE PASS APPROVAL OF FOUR (4) SPECIAL
EXCEPTION REQUESTS OF THE TOWN CENTER DISTRICT CODE FOR
WINTER SPRINGS RETIREMENT RESIDENCE, A FOUR (4) STORY, 144
SUITE SENIOR LIVING FACILITY, TOTALING APPROXIMATELY 130,564
SQUARE FEET IN AN AREA LOCATED ON THE SOUTH SIDE OF STATE
[ROAD] 434 ADJACENT TO THE CROSS SEMINOLE TRAIL BRIDGE."
MOTION BY VICE-CHAIRPERSON CASMAN.
Chairperson Henderson opened "Public Input".
No one spoke.
Chairperson Henderson closed "Public Input".
CITY OF WINTER SPRINGS,FLORIDA
MINUTES
PLANNING AND ZONiNG BOARD/LOCAL PLANNING AGENCY
REGULAR MEETING-MAY 6,2015
PAGE 5 OF 7
SECONDED BY CHAIRPERSON HENDERSON. DISCUSSION.
VOTE:
BOARD MEMBER MILLER: AYE
VICE-CHAIRPERSON CASMAN: AYE
CHAIRPERSON HENDERSON: AYE
MOTION CARRIED.
PUBLIC HEARINGS
501. Community Development Department—Planning Division
The Community Development Department — Planning Division Requests The
Planning And Zoning Board Hold A Public Hearing To Recommend Approval Of A
Waiver To The Approved PUD Master Plan For Seven Oaks And To Section 20-353
(e)(2)(a)(ui) Of The City Code Of Ordinances, To Permit A Small Reduction In The
Side Setbacks For A Single-Family Residence That Is Currently Under
Construction At 616 Seven Oaks Boulevard, In The Seven Oaks Subdivision.
This Agenda Item was presented by Mr. Howell who noted the Applicant's request for
approval of a Waiver in order to permit a side yard setback encroachment from five feet
(5') to four-point-seven feet (4.7') and four-point-eight feet(4.8') for the front corners of a
proposed single-family residence that is currently under construction in the Seven Oaks.
It was noted that there is currently no provision within the Code of Ordinances which
permit Staff to administratively permit this encroachment.
Vice-Chairperson Casman expressed his concern that continuous approval of Waivers
could perhaps enable a "slippery slope". Mr. Howell noted that waivers similar to
proposed one have been granted in the past. Brief discussion followed on past waivers,
variances, quit claim deeds, and platted lots.
Continuing, Mr. Howell mentioned, "One thing I'd like to bring to your attention also —
partially answer your question is — is that in the future we're looking at doing a Text
Amendment to the Code which would possibly give Staff the latitude to grant an
administrative Waiver on something like this. Which is like, say for example, a ten
percent (10%) deviation from the Code. Those are some things we're looking into right
now. So, keep that in mind."
Next, Vice-Chairperson Casman asked if there is a homeowner already located next to
the lot under construction.
Mr. Dante Fraiegari, Meritage Homes of Florida, Inc, 5337 Millenia Lakes Blvd, Suite
410, Orlando, Florida: addressed the Board Members and confirmed that there is a
homeowner present.