HomeMy WebLinkAbout2015 10 26 Public Hearings 503, Tuskawilla Crossing Special Exception COMMISSION AGENDA
Informational
Consent
ITEM 503 Public Hearin s X
g
Regular
October 26, 2015 KS RS
Regular Meeting City Manager Department
REQUEST:
The Community Development Department — Planning Division requests that the City
Commission consider one Special Exception request to the Town Center District Code to
permit single-family detached residential units in the TS (Urban Center Zone) of the Town
Center on the eastern portion of property located on the south side of State Road 434,
adjacent to the Cross Seminole Trail bridge.
SYNOPSIS:
Pursuant to the Town Center Code, single-family detached units require approval of a
Special Exception if proposed in a TS transect designation. The applicant is requesting
approval of one Special Exception request to permit single-family detached residential units
on the eastern portion of a 6.6 acre property located in the TS (Urban Center Zone) of the
Town Center. These units are bungalow type units on 34-foot wide lots. In June 2015, the
City Commission approved a Special Exception to permit a 4-story, 144 unit senior living
facility on the western two-thirds of the property. Approval of the Special Exception
request only permits the use on the property, and the approval does not constitute a Final
Engineering Plan review or permit construction. All aspects of the site are subject to staff
review after the applicant submits an application for review of the Final Engineering Plans.
CONSIDERATIONS:
APPLICANT AND PROPERTY INFORMATION:
. Abblicant name and address and authorized re�resentative: Stephen Polachek, 444
West New England Avenue, Suite 220, Winter Park, FL 32789.
Public Hearings 503 PAGE 1 OF 5-October 26,2015
. Property owner's name(s): Schrimsher Land Fund 1985 LT & Schrimsher Land Fund
V, LT ET AL.
. Property addresses: No address issued
. Property Parcel ID number: 26-20-30-SAR-OA00-008H
. Current FLUM Desi�nations: Town Center
. Current Zonin�Desi na� tions: Town Center TS (General Urban Zone)
. Previousl��proved Development permits such as conditional use, waiver, or
variance (if any): Special Exception approval to permit a 4-story, 144 unit Adult
Congregate Care Facility (ACLF) on the western two-thirds of the property - June 8,
2015.
. 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
. Cit�Liens if an�l: No known liens
APPLICABLE LAW, PUBLIC POLICY, AND EVENTS
City of Winter Springs Comprehensive Plan
Policy 1.1.5: Housing Diversity. Identify on the Future Land Use Map - 2030, locations for a
variety of residential land uses to accommodate a mix of housing unit types.
GOAL 2: Town Center. The City seeks to create a Town Center based upon traditional design
standards for development that will become the identifying focus of the City's downtown and
contribute to an increased and diversified tax base for the City. The primary purpose of the
Town Center shall be to create an economically successful, vibrant, aesthetic, compact,
multimodal, diverse, mixed use (including horizontal and vertical integration of uses) neo-
traditional urban environment, designed on a pedestrian scale and with a pedestrian orientation.
The Town Center is to be a place where people can reside in a mix of single and multiple family
dwellings, work, gather to shop, relax, recreate, be entertained, attend community events, and
enjoy the natural beauty of lands located in the Town Center. The Town Center should be
created through public and private investment and development.
Policy 2.2.4: Mixed Uses. Permit a variety of mixed uses consistent, compatible, and in
harmony with the Town Center Goal and the Town Center District Code, including single
family residential, multiple family residential, commercial retail and services, public services
and buildings, parks, and schools, through the enactment of creative and fle�ble land
development regulations. (Ord. 2012-05)
Policy 2.3.7: Quality of Life. Strive to improve the quality of life of Winter Springs residents by
encouraging an increased number and variety of thriving commercial businesses that are
supported and complimented by high-end residential proj ects located in the Town Center.
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
Public Hearings 503 PAGE 2 OF 5-October 26,2015
DISCUS SION:
In June 2015, the City Commission approved a Special Exception request to permit a 4-
story, 144-suite senior living facility on the western two-thirds of the subj ect property.
The property is 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. The location of the proposed
senior living facility on the property creates a remnant area which is small and difficult to
develop as future commercial.
Recently, the developer of the Plante property, which is now known as Tuskawilla
Crossing, approached the City in regards to utilizing this portion of the property for the
construction of 16 single-family detached homes that would be included as part of the
overall development. Single-family detached homes require approval of a special
exception in order to be approved in the TS (Urban Center Zone) of the Town Center. 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.
The applicant is requesting one Special Exception 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.
Public Hearings 503 PAGE 3 OF 5-October 26,2015
1. Section 20-323—Permitted Uses.
Single-family detached units are only permitted by Special Exception in the TS transect of
the Town Center. Approval of this use classification by 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.
In June 2015, the City Commission approved a Special Exception request to permit a senior
living facility on the western two-thirds of the subj ect property. The location of the senior
living facility on the property creates a remnant parcel which is small and would be difficult
to develop as commercial. The developer of the senior living facility originally proposed
this area as a stormwater retention pond; however, they indicated they cannot construct a
stormwater retention pond to service the facility on this portion of the property as this is the
high point of the site.
In 2014 the City Commission approved an Annexation Agreement for the Plante property
which permits the development of a single-family detached residential subdivision
constructed in accordance with Town Center design standards. The Plante property is
located to the south and west of the subject property. Recently, the developer of the Plante
property approached the City in regards to utilizing this portion of the property for 16 single-
family detached units that would be included as part of a proposed single-family residential
subdivision they are proposing, which is now known as Tuskawilla Crossing. To justify this
request, the applicant proposes a 60-foot wide natural buffer adjacent to SR 434 so single-
family detached units are not visible from the right-of-way of SR 434. The applicant will
preserve the existing tree canopy in the buffer and construct a block wall that is similar in
appearance to the architecture of the proposed senior living facility. A proposed illustrative
plan (See Attachment "A") shows the proposed configuration of the lots on this portion of
the property and the integration of the proposed lots into the overall design of the
Tuskawilla Crossing subdivision.
Staff recommends support of this Special Exception request as Policy 2.2.4 of the Future
Land Use Element of the Comprehensive Plan requires the City to permit a variety of mixed
uses in the Town Center including single-family homes. Additionally, Goal 2 of the Future
Land Use Element states the Town Center is to be a place where people can reside in a mix
of single and multiple family dwellings. Moreover, Policy 2.2.6 of the Future Land Use
Element of the Comprehensive Plan encourages a minimum average residential density of
seven (7) units per acre to support the desired commercial activity and urban character
desired for the Town Center by encouraging high density residential development consistent
with the Town Center Goal and Town Center District Code. Granting the Special Exception
request to permit single-family detached units in the TS zone of the Town Center does not
appear to be in conflict with this Policy as the overall Tuskawilla Crossing development
will be designed in accordance with the Town Center Code which requires high density
residential development. Approval of this Special Exception request is in compliance with
these provisions of the Comprehensive Plan and satisfies all applicable criteria set forth in
the Town Center regulations. Approval of the Special Exception only permits single-family
detached units on the property and does 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 review of the Final Engineering Plans.
In evaluating the Special Exception request, staff has determined that the request satisfies
Public Hearings 503 PAGE 4 OF 5-October 26,2015
the criteria required for Special Exceptions in the administration section of the Town
Center District Code.
FISCAL IMPACT:
The construction of the single-family residential units on the property will add taxable
value to the City's tax rolls. A preliminary fiscal impact analysis report for the entire 373
unit single-family detached subdivision is attached as "Attachment B". A final impact
analysis report will be provided at the time said plans are presented to the City
Commission for final approval.
The estimated taxable value of the 16 units that are the subject of this Special Exception
request is $5,600,000. The estimated amount of the annual city ad valorem taxes
generated by the 16 units is $14,224.00.
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.
RECOMMENDATION:
Staff and the Planning & Zoning Board recommend approval of one Special Exception
request to the Town Center District Code to permit 16 single-family detached residential
units in the TS (Urban Center Zone) of the Town Center on the eastern portion of property
located on the south side of State Road 434, adjacent to the Cross Seminole Trail bridge.
ATTACHMENTS:
A. Buffer treatment and illustrative layout- Tuskawilla Crossing
B. Preliminary Fiscal Impact Analysis
C. Minutes - October 7, 2015 Planning & Zoning Board meeting
Public Hearings 503 PAGE 5 OF 5-October 26,2015
Attachment "A"
�. � �1 . '.� F � � N
,r� � F�� ,�.J; %������ ,� � }#� . w e
{y�j�¢�' �Pfj�IEC �Y„`��,S�'.� _ _ - .�� �� \� ��.� L`r�:� CRAVWCSCNE
kT..d"EFd � �'lR�k __– — _--- -- � / �.�
�r 4 ��a'��-� 1�`�� �� — _p�� ��',4� � 1�.�� �
� SI�,� 6Mt�, � �"� � � •�`�+-� �: ��,� ,��.� Y'�.
- ��,. �. �f�', �� ��� � � ' �. � ' �, a,�'
��.. - � �'� +� �' `� � � .\� �.`" ', �� ���.* � ` �,�g�
�. `
�-t��c����+e z' � I ,�� �' ' a�,.�,
� _ ka.n-,��+�L�t � �� � .. - I�,��j�' g.3� ��, '�, .�"'�t/�'
r +�^;€ Y:-� t �' i� � � -- ,��„� �� b � I _ � � `��-. �.,_��-�`'
�ti '�..� t .c ti_��°� ���. � ii � ,°,�' � . �, ' .�. �+J�, ;.
r � I ii ��'
00 \ �
� ���' �� Q� � � '��, ��a � �' °�'`� \ �,� .�:,
��..- c !�,� �, � �\� �,, ,�� � ,
' ' � �� � �,i —_ � ' �'�'� ?r � ,,` �� `,'�'�
� ,
�';��- v,�- i � t�
.&T '�. _�
f 's ���'�'iP � F� � s.0 F 'f ���e.
�,cx '' � '.. � e fi � " ' �s�, � �� �\ ��3� ��A�!!+x•,
\
�I r-�.�"�`J ,c.
�y,�� '� � � �1� � �i� f' °;/.�.� ��- t'� . tt-
���"���" . 4;. �°�' � ---1 "' V �` � � as. �
F��,y� . if,� `r —- �� � \ � �� \ ��',f� �Y�����
�' ` P�� .r`�� — � "7�` �, s • �
� � \
d
�� � �� ��� I �` -- �� �'���� � ;t�i�/ �� '� ���
f �'� '''�� ��#'- �I l_ _ I , � Cs,�./"'���\\ � �r ���? �,� �.
a �''� .� �
F ���x�`� f ;�7 '��M 4 � a I� � - _ ,a"i /� � ' .�(° 3��� �
� �' � ^ ��� ���p�, I� — I�� � \ ��q% �?� �� �� �"
�<� , x �,, o � � , �
. 4 , ' �� � � � .''i t> r'�� �
� c ►i , ; ,�. ,, �,�- _ _j � � 3} �..y,�o ,y, ,•t d.�
�.�"�,__- - � i � ��, A I y � � ��a .z_
�4 �1_i�' �:`,�,� p'� z � �4- — —I V � � i ,r�
kr � ��.. �+
�y,iF� �i . ,t�y�` Yx X , � .� � — I �. � V �'� ' ,�� � 5 �-+ �
r � '��7
Rk s - k S 7 {,. 1 \ �, �
�
�'`�_..`� A �,�, �.� � I� � I � � y°F i� � i7 �`�"�� 6n
����� ,. r '��.c . .. y � 4_ ___ i„�.` �' �4 ('�'�� �z'� , ,�Y.. �� ��
* ��...�lF" a �� � , ��t � -- �j .:-� � VCi � �,n���'�
'W ,r �.: .' (� � .� � t�r c��'� �.
` q f `K
F �'�� � � ,y ;��' f ���� '— , � `� ���F�' �� � .� -,:� ,.
.
�? ��� � t !V' ^,� a.0•, � � ��� � �A
� ^.t__ r.3.�'J�,�' 'f �� ��Y+. � � y� ;r �.
� kY b �� � � � � � ���:. ` b C ��� C : � .
r . a , - I C yr..�F�47�
,;� ��I�� i �' '�
._ � I �� � °\� rtl '"g
a _� � �.,�
� �" ? � n / _ . .
I � , . __ , � l ' v w �:-' �;
i � ��`�,, �� -�' �r �-� - � : �" f . � !
.,. I ' �� � ��� i� --- +'_�r-',x��� I I i�� 1'�� �„� �A 4,"t-71�°_":*
i I��'IU ' �� —_ �I I� — �11 �i � ��'tt7 �t, �.+"
i
� i {i q ii i� i i ��� � `� ���,
PROPOSED PLAN ILLUSTRATIVE
.�
�
� �
r �.;:
; , .
, �
.
N
- v a ..:
by, $
� .li - �t,;� � '�.t �".k'`�� h�,
� � �4��+ ,� � � � � �' a
z>.� �' �_ �- �� 4�,�� '';: � —
: I' � �r + � � �,� �- �
� �aa, � r � �a i^� ° ,� "a'�, �� ��'�� � °� �'� �i
. . �y- i ' ✓r f � i�,n �. � �'^ , �Y�;y°�'4�r . ;
' `� �� ,� � �s'���,�a�r�,�.` r���^�ce, ^�a�z t k r`t s ���
�
t ^ � �,� �
4 _
�. � � ������s� � , �a��.. ��, �
Q
� �--, ,��*`- 4._,_ _ ���a� '`�r � , ,n �� s ���"�;�'`����,.
' .._
— --� y�,d , ���+�� , _
PROPOSED SR434 BUFFER TREATMENT
TUSKAWILLA CROSSING �
srA�uAxu rA<:�N«:
Hov,as
Attachment " B "
Economic Impact of CalAtlantic Homes - Tuskawilla Crossing in Winter Springs, FL
Executive Summary
October 20, 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
CalAtlantic Homes is a Builder/Development company with our corporate office located in Irvine, CA and the Orlando Division
office located in Winter Park, FL. We have no current plans to expand or relocate our Orlando Division Office to the City of
Winter Springs. We are developing a 373 single family home residential community in the Winter Springs Area off of SR-434
&Tuscawilla Rd. Most of the workers are contracted from various trades and crafts within the land development and
construction industries.
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:
.- . - .- �..-. • - - • -
One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom Five-Bedroom Total
Units Units Units Units Units Units
Apartments 0 0 0 0 0 0
Townhomes 0 0 0 0 0 0
Single Family Residences 0 0 373 0 0 373
Total Residential Units 0 0 373 0 0 373
New Residents* 0 0 1,259 0 0 1,259
*Number of new residents in the city,not necessarily the number of occupants in the new residential units.
. . .. • - - • - . - . - .
Indirect&
Direct Induced Total
Total number of permanent direct and indirect jobs to be created 0 0 0
Salaries to be paid to direct and indirect workers $0 $0 $0
The market value the residential community's property on local tax rolls in Year 1 $22,100,000 $0 $22,100,000
Page 2
• • � � � � � � � � � � '•
Costs and Benefits 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 $14,752,831 ($6,487,174) $8,265,657 $6,848,718
Seminole County $7,270,308 ($954,011) $6,316,297 $4,707,055
Seminole County Public Schools $24,228,466 ($14,911,501) $9,316,966 $7,134,040
St.John's River WMD $323,695 $0 $323,695 $233,839
Fire District $2,383,619 $0 $2,383,619 $1,721,940
Total $48,958,920 ($22,352,686) $26,606,234 $20,645,592
*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,
$8,265,657
Seminole County,
$6,316,297
/
Fire District, $2,383,619 �
�
St.John's River WMD,
$323,695
Seminole County Public
Schools,$9,316,966
Page 3
• • � � � � � � � � � � '•
Benefits and Costs 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.
. - . - - . . - - - • - - • -
Add'I Benefits Add'I Costs Net Benefits
SalesTaxes* $489 $489
Property Taxes $2,598,564 $2,598,564
Building Permits $1,359,585 $1,359,585
Impact Fees
Police $132,635 $132,635
Fire $261,100 $261,100
Transportation $1,181,257 $1,181,257
Parks $447,600 $447,600
Connection/Tap Fees $0 $0
Other Revenues,Taxes&Fees:Residential Community
City-Owned Utility Revenues $0 $0
Electricity Franchise Fees $0 $0
Electricity Taxes $0 $0
Water/Wastewater Taxes $0 $0
Natural Gas Taxes $0 $0
Communication Services Taxes $0 $0
Other Taxes&User Fees $0 $0
Other Revenues,Taxes&Fees:New Residents
City-Owned Utility Revenues $3,782,829 $3,782,829
Electricity Franchise Fees $172,519 $172,519
Electricity Taxes $216,138 $216,138
Water/Wastewater Taxes $262,617 $262,617
Natural Gas Taxes $189,509 $189,509
Communication Services Taxes $913,956 $913,956
Other Taxes&User Fees $3,234,034 $3,234,034
Other Revenues,Taxes&Fees:New Worker Residents
City-Owned Utility Revenues $0 $0
Electricity Franchise Fees $0 � $0
Electricity Taxes $0 $0
Water/Wastewater Taxes $0 $0
Natural Gas Taxes $0 $0
Communication Services Taxes $0 $0
Other Taxes&User Fees $0 $0
Costs:New Residential Community
Cost of City-Owned Utility Service $0 $0
Cost of Services $0 $0
Costs:New Residents
Cost of City-Owned Utility Service � ($3,631,515) ($3,631,515)
Cost of Services ($2,855,659) ($2,855,659)
Costs:New Worker Residents
Cost of City-Owned Utility Service $0 $0
Cost of Services $0 $0
Total $14,752,831 ($6,487,174) $8,265,657
Present Value(5°o discount rateJ $11,818,260 ($4,969,543J $6,848,718
Page 4
*The analysis identifies the net effect on city revenues from additional taxable sales in the area.See the Methodology section for details.
Page 5
• • � � � � � � � � � � '•
Benefits and Costs 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 $4,239,429 ($592,451) $3,646,978 $3,646,978 $3,473,313 $3,473,313
Year 2 $918,656 ($604,300) $314,356 $3,961,334 $285,130 $3,758,442
Year 3 $985,953 ($616,386) $369,567 $4,330,900 $319,245 $4,077,688
Year 4 $1,051,391 ($628,714) $422,677 $4,753,578 $347,738 $4,425,426
Year 5 $1,118,139 ($641,288) $476,851 $5,230,428 $373,625 $4,799,051
Year 6 $1,186,221 ($654,114) $532,107 $5,762,536 $397,067 $5,196,117
Year 7 $1,255,665 ($667,196) $588,469 $6,351,005 $418,214 $5,614,331
Year 8 $1,306,169 ($680,540) $625,629 $6,976,634 $423,450 $6,037,781
Year 9 $1,332,281 ($694,151) $638,130 $7,614,764 $411,344 $6,449,126
Year 10 $1,358,927 ($708,034) $650,893 $8,265,657 $399,592 $6,848,718
Total $14,752,831 ($6,487,174) $8,265,657 $6,848,718
City Net Benefits Over the First 10 Years
Ss,000,000
Sa,000,000
53,000,000
Sz,000,000
Si,000,000 , .
$o
1. � � � � � � �
cs�,000,000,
1 2 3 4 5 6 7 8 9 10
Year
�Benefits Costs Net Benefits
Page 6
• • � � � � � � � � � � '•
Benefits and Costs 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.
- . - . - - . . - - - • - - • -
Add'I Benefits Add'I Costs Net Benefits
Sales Taxes* $1,531 $1,531
Property Taxes $4,987,503 $4,987,503
Tourist Development Taxes $0 $0
Impact Fees
Transportation $442,005 $442,005
Library $20,142 $20,142
Other Taxes&User Fees:Residential Com. $0 $0
Other Taxes&User Fees:New Residents $1,819,127 $1,819,127
Other Taxes&User Fees:New Worker Residents $0 $0
Cost of Services: Residential Community $0 $0
Cost of Services: New Residents ($954,011) ($954,011)
Cost of Services: New Worker Residents $0 $0
Total $7,270,308 ($954,011) $6,316,297
Present Value(5°o discount rateJ $5,437,881 ($730,826J $4,707,055
*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 $736,140 ($87,127) $649,014 $649,014 $618,108 $618,108
Year 2 $364,435 ($88,869) $275,566 $924,580 $249,946 $868,055
Year 3 $465,627 ($90,646) $374,981 $1,299,560 $323,922 $1,191,977
Year 4 $562,690 ($92,459) $470,231 $1,769,791 $386,860 $1,578,837
Year 5 $661,694 ($94,309) $567,386 $2,337,177 $444,562 $2,023,398
Year 6 $762,679 ($96,195) $666,484 $3,003,661 $497,341 $2,520,739
Year 7 $865,683 ($98,119) $767,564 $3,771,225 $545,494 $3,066,233
Year 8 $931,719 ($100,081) $831,638 $4,602,862 $562,885 $3,629,118
Year 9 $950,317 ($102,083) $848,235 $5,451,097 $546,780 $4,175,898
Year 10 $969,324 ($104,124) $865,199 $6,316,297 $531,157 $4,707,055
Total $7,270,308 ($954,011) $6,316,297 $4,707,055
$1,200,00o County Net Benefits Over the First 10 Years
5 i,000,000 -
Ssoo,000 � � - �
5600,000 � _ �
Saoo,000 _ � -
Szoo,000 �
So
(Szoo,000)
1 2 3 4 5 6 7 8 9 10
Year
�Benefits Costs Net Benefits
Page 7
• • � � � � � � � � � � '•
Benefits and Costs 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 $8,079,077 $8,079,077
Additional State&Federal School Funding $14,284,389 $14,284,389
Impact Fees $1,865,000 $1,865,000
Cost of Educating New Students ($14,911,501) ($14,911,501)
Total $24,228,466 ($14,911,501) $9,316,966
Present Value(5°o discount rateJ $18,512,368 $11,378,329 $7,134,040
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 $323,695
Fire District $2,383,619
Total $2,707,315
Page 8
Attachment " C "
CITY OF WINTER SPRINGS,FLORIDA
DRAFT MINUTES
PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY
REGULAR MEETING-OCTOBER 7,2015
PAGE 4 OF 6
PUBLIC HEARINGS �
501. Community Development Department—Planning Division
The Community Development Department — Planning Division Requests That The
Planning And Zoning Board Consider One (1) Special Exception Request To The
Town Center District Code To Permit Single-Family Detached Residential Units In
The TS (Urban Center Zone) Of The Town Center On The Eastern Portion Of
Property Located On The South Side Of State Road 434, Adjacent To The Cross
Seminole Trail Bridge.
Mr. Bobby Howell, AICP, Planner, Community Development Department presented this
Agenda Item and explained that single-family detached homes are not a Permitted Use
within the TS (Urban Center Zone) area of the Town Center.
Continuing, Mr. Howell discussed the Applicant's intention to use this portion of the
property for the construction of sixteen (16) single-family detached homes that would be
included as part of the overall development of Tuskawilla Crossings. Additionally, Mr.
Howell noted that to justify this request, the Applicant proposed a sixty foot (60') wide
natural buffer adjacent to State Road 434 so the single-family detached homes are not
visible from the right-of-way of State Road 434. Further discussion.
Board Member Suzanne Walker asked about the entrance point on Tuskawilla Road. Mr.
Howell stated, "This portion of the site wouldn't abut Tuskawilla Road but I think that
probably would be something that can be discussed during the presentation." Additional
comments.
Chairperson Henderson opened "Public Input".
Mr. Randall Morris, RM Strategies, Inc., 323 West Trotters Drive, Maitland, Florida:
noted that a Preliminary Site Plan would be completed in the upcoming months and
briefly reviewed administrative proceedings regarding Standard Pacific of Florida GP,
Inc.
Continuing, Mr. Morris discussed the eastern portion of property located on the south
side of State Road 434, adjacent to the Cross Seminole Trail Bridge, and expanded on the
request for the Special Exception. Mr. Morris noted, `Bverything we're proposing is
compatible with what's adjacent to it. The Zoning will show that in the same way."
Referencing a presentation, Mr. Morris showed the Site Plan. Related to the maximum
number of allowed single-family units within the development, Mr. Morris indicated, "I
think we can go up to 385, I think is the total number— we're asking for something less
than that—373."
CTI'Y OF WINTER SPRINGS,FLORIDA
DRAF1'MINUTES
PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY
REGULAR MEETING-OCTOBER 7,2015
PAGE 5 OF 6
Regarding pricing, Mr. Morris stated, "We're probably starting in the upper three
hundreds. Medium price of these is probably come in somewhere mid four-fifties to
four-seventy-five range. The price points and the cost of this is going to actually drive
those housing prices well above the median housing price of Winter Springs." Additional
comments ensued on minimum square footage.
Mr. Morris addressed rights-of-way while referencing his presentation and stated, "We'll
be doing a new right-of-way map which will look like this which will then uniformly
bring the different pods of the neighborhood together. This will be a two (2) phase
project because of the number of homes and absorption factor."
Referencing the Special Exception, Mr. Morris explained, "We were concerned that this ���,�
remaining parcel could end up being commercial or something backing to our residential. �::�;<:t„�=
So, we approached the City to take this parcel, ask for a Special Exception, but then also
we're still going to convey the water so there is not retention here. And we're going to
convey the water down to the pond.
Our second concern was is the view shed because one (1) of our main entrances is further
down [State Road] 434. We were concerned about the view shed — would look like."
Through collaboration with City Staff, Mr. Morris explained, "We thought it was
important to keep the view shed, in other words, the windshield survey. So, we came up
with four (4) different design plans for what the frontage would like on that buffer of
sixty feet(60')that we're offering."
Further discussion continued on the developers of the Assisted Living Facility, the
natural buffer, tree surveys, large canopy trees, the pond, and water conveyance along
driveways.
Chairperson Henderson inquired if the water would be underground. Mr. Morris
confirmed and replied, "In this case, we would not want to do an open drainage ditch —
we would want to have it conveyed either — I can't tell you until we come to final
engineering how it's going to work but I can tell you most likely it's going to be next to
or underneath the driveway on the backside of those houses."
Brief discussion followed on the Church property and its construction in 1974.
Chairperson Henderson closed "Public Input".
"MOTION TO APPROVE ITEM `501'." MOTION BY BOARD MEMBER
PHILLIPS. SECONDED BY BOARD MEMBER WALKER. DISCUSSION.
VOTE:
CITY OF WINTER SPRINGS,FLORIDA
DRAFT MINUTES
PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY
REGULAR MEETING—OCTOBER 7,2015
PAGE 6 OF 6
BOARD MEMBER PHILLIPS: AYE �
CHAIRPERSON HENDERSON: AYE
BOARD MEMBER WALKER: AYE
BOARD MEMBER MILLER: AYE
MOTION CARRIED.
REGULAR AGENDA
REGULAR
600. Not Used
�
�,.�.�...�,
��..
PUBLIC INPUT
Chairperson Henderson opened "Public Input".
No one spoke.
ChaiYperson Henderson closed "Public Input".
ADJOURNMENT
Chairperson Henderson adjourned the Regular Meeting at 6:00 p.m.
RESPECTFULLY SUBMITTED:
ANTONIA DELLA DONNA
ASSISTANT TO THE CITY CLERK
APPROVED:
BOB HENDERSON, CHAIRPERSON
PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY
NOTE: These Minutes were Approved at the ,2015 Pianning And Zoning Board/Local Planning Agency
Regular Meeting.