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HomeMy WebLinkAbout2017 07 10 Consent 302 Winter Springs Retirement Residence Special Exceptions Extension RequestCOMMISSION AGENDA ITEM 302 REQUEST: Informational Consent X Public Hearings Regular July 10, 2017 KS BF Regular Meeting City Manager Department The Community Development Department requests the City Commission approve a request by Hawthorn Development to extend the approved Special Exceptions for the proposed Winter Springs Retirement Residence for six months. SYNOPSIS: The City Commission approved four Special Exceptions for the proposed Winter Springs Retirement Residence in June 2015. The applicant, Hawthorn Development, is requesting a six month extension of the four Special Exceptions, which would extend the expiration date to December 8, 2017. CONSIDERATIONS: The Winter Springs Retirement Residence is a proposed 4- story, 144 -suite senior living facility that is approximately 130,564 square feet in area. The property is approximately 4.6 acres in size and is located in the T5 transect (Urban Center Zone) of the Town Center, at the southeast corner of SR 434 and Michael Blake Boulevard. At the June 8, 2015 City Commission meeting, the Commission reviewed and approved the following four Special Exceptions for the project: 1. Special Exception to allow Adult Congregate Living Facilities as a Permitted Use in the T5 transect of the Town Center Zoning District. 2. Special Exception to allow a large footprint building over 20,000 square feet in the Town Center Zoning District. The proposed retirement facility has a 38,360 square foot footprint, with an overall building size of 130,564 square Consent 302 PAGE 1 OF 3 - July 10, 2017 feet in the 4 -story building. 3. Special Exception to allow certain portions of the building to be one - story, for functionality, aesthetics, and transition to the multi -story sections of the building. 4. Special Exception to allow minor variances to the front setback requirements along SR 434 and Michael Blake Boulevard, in order to meet accessibility and life safety codes. • Since the June 8, 2015 Special Exception approvals, Hawthorn Development has not submitted final engineering or aesthetic review plans to the City for review. The four special exceptions expired on June 8, 2017, two years after approval, since no building permit has been obtained. • Hawthorn Development submitted the attached letter dated May 30, 2017 (Attachment A) requesting a 6 -month extension of the Special Exceptions. Section 20 -36 of the City Code allows the City Commission to extend the expiration date, without public hearing, an additional six months, provided the applicant demonstrates good cause for the extension. • In their extension request, Hawthorn states that the parcel being acquired for the proposed retirement residence changed configuration and had to be re- evaluated as part of their due diligence prior to moving forward with final design. Hawthorn also had to make site revisions based on stormwater requirements from the St. Johns River Water Management District. • Staff has been in frequent communication with Hawthorn's design team regarding the project. The final engineering plans are in progress and Staff expects to receive these plans in July for review. The building design also appears to be making progress based on the design items that have recently been discussed with the architect. . The project scope, size, and design has not changed since the prior Special Exception approvals on June 8, 2015. The granting of Special Exceptions does not constitute a final engineering approval, and all aspects of the engineering and building aesthetics will still need to have City Commission final review and approval as part of a future public hearing. FISCAL IMPACT: The construction of an Adult Congregate Care Facility will add commercial taxable value to the City. 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 Consent 302 PAGE 2 OF 3 - July 10, 2017 information has also been posted outside City Hall, posted inside City Hall with additional copies available for the General Public, and posted at six (6) 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 recommends the City Commission approve a request by Hawthorn Development to extend the approved Special Exceptions for the proposed Winter Springs Retirement Residence by six months. ATTACHMENTS: 1. Attachment A - Letter from Lenity Architecture dated May 30, 2017 (1 page) 2. Attachment B - Winter Springs Retirement Residence - Concept Plan (1 page) Consent 302 PAGE 3 OF 3 - July 10, 2017 ATTACHMENT A Dear Mr. Fields, Hawthorn Development LLC ( "Hawthorn ") requests a 6 month extension of the Special Exception, Agenda Item #500, initially approved by the City of Winter Springs, Florida on June 8, 2015. The request is being made as a result of challenges with the site due to it being subject to special water management district rules as part of being within the Lake Jessup drainage basin. To have sufficient area to treat storm water, the configuration of the site needed to be altered. As a result of neighboring land already being the subject of other developments and conveyed for that purpose in late 2015, time was needed to determine a reconfiguration of the neighboring land to accommodate a neighboring residential development and Hawthorn's anticipated development. Hawthorn did not have control over that process. The reconfiguration was finalized in February of 2017 resulting in the swap of certain parcels of land. In April of 2017, Hawthorn began moving forward with due diligence on the reconfigured land, including title, survey and soils review, engineering of the reconfigured land and revising its site plan consistent with the reconfigured land. Hawthorn will not be in a position to obtain building permits by June 8, 2017, the current expiration of the Special Exception approval. But, Hawthorn anticipates a 6 month extension will be sufficient time for Hawthorn to be able to obtain building permits, absent unforeseen circumstances. Therefore, Hawthorn Development LLC respectfully requests a 6 month extension to the above referenced approval [s). Mark D. Lowen - Authorized Agent for Hawthorn Development Lenity Architecture 3150 Kettle Court SE Salem, Oregon 97301 p 503 39 9109 0 x 503 399 0565 w lenityarchitecture.corn ARCHITECTURE A PLANNING I SHAREHOLDERS lenty Mane Roach AIJr"I Monday, May 30 2017 Marcus Hite 8fC111ieClUfP,1111C. i Kristin Newland Dear Mr. Fields, Hawthorn Development LLC ( "Hawthorn ") requests a 6 month extension of the Special Exception, Agenda Item #500, initially approved by the City of Winter Springs, Florida on June 8, 2015. The request is being made as a result of challenges with the site due to it being subject to special water management district rules as part of being within the Lake Jessup drainage basin. To have sufficient area to treat storm water, the configuration of the site needed to be altered. As a result of neighboring land already being the subject of other developments and conveyed for that purpose in late 2015, time was needed to determine a reconfiguration of the neighboring land to accommodate a neighboring residential development and Hawthorn's anticipated development. Hawthorn did not have control over that process. The reconfiguration was finalized in February of 2017 resulting in the swap of certain parcels of land. In April of 2017, Hawthorn began moving forward with due diligence on the reconfigured land, including title, survey and soils review, engineering of the reconfigured land and revising its site plan consistent with the reconfigured land. Hawthorn will not be in a position to obtain building permits by June 8, 2017, the current expiration of the Special Exception approval. But, Hawthorn anticipates a 6 month extension will be sufficient time for Hawthorn to be able to obtain building permits, absent unforeseen circumstances. Therefore, Hawthorn Development LLC respectfully requests a 6 month extension to the above referenced approval [s). Mark D. Lowen - Authorized Agent for Hawthorn Development Lenity Architecture 3150 Kettle Court SE Salem, Oregon 97301 p 503 39 9109 0 x 503 399 0565 w lenityarchitecture.corn ARCHITECTURE A PLANNING imnno nr nl nrcm n:: Daniel Roach Aaron Clark Monday, May 30 2017 Lee Gwyn Brian Fields, P.E. Stephen Hackman Community Development Director Robart,. Haxlataa, Jr. City of Winter Springs 1126 East S.R. 434 Brian Lind RH <I Winter Springs, FL 32708 Dear Mr. Fields, Hawthorn Development LLC ( "Hawthorn ") requests a 6 month extension of the Special Exception, Agenda Item #500, initially approved by the City of Winter Springs, Florida on June 8, 2015. The request is being made as a result of challenges with the site due to it being subject to special water management district rules as part of being within the Lake Jessup drainage basin. To have sufficient area to treat storm water, the configuration of the site needed to be altered. As a result of neighboring land already being the subject of other developments and conveyed for that purpose in late 2015, time was needed to determine a reconfiguration of the neighboring land to accommodate a neighboring residential development and Hawthorn's anticipated development. Hawthorn did not have control over that process. The reconfiguration was finalized in February of 2017 resulting in the swap of certain parcels of land. In April of 2017, Hawthorn began moving forward with due diligence on the reconfigured land, including title, survey and soils review, engineering of the reconfigured land and revising its site plan consistent with the reconfigured land. Hawthorn will not be in a position to obtain building permits by June 8, 2017, the current expiration of the Special Exception approval. But, Hawthorn anticipates a 6 month extension will be sufficient time for Hawthorn to be able to obtain building permits, absent unforeseen circumstances. Therefore, Hawthorn Development LLC respectfully requests a 6 month extension to the above referenced approval [s). Mark D. Lowen - Authorized Agent for Hawthorn Development Lenity Architecture 3150 Kettle Court SE Salem, Oregon 97301 p 503 39 9109 0 x 503 399 0565 w lenityarchitecture.corn ARCHITECTURE A PLANNING I d L a c' r e a � e e e� e_ e_. WO e e ', Re" I i lenity Winter Springs Retirement Residence R R W NHO �% architecture Winger Springs Florida 7 Owr QUtgg SMnl 91791 331RKUVN. WA e�.&.9219 SWe3M r5877981880 r5917890986 w�99n (799131 3n1W9 FYI 1999j3131510 Attachment "B" EAST STATE ROAD 434 I d L a c' r e a � e e e� e_ e_. WO e e ', Re" I i lenity Winter Springs Retirement Residence R R W NHO �% architecture Winger Springs Florida 7 Owr QUtgg SMnl 91791 331RKUVN. WA e�.&.9219 SWe3M r5877981880 r5917890986 w�99n (799131 3n1W9 FYI 1999j3131510