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Home My WebLink About2012 05 29 Public Hearings 502 Grandeville/Town Center Concept Plan COMMISSION AGENDA Informational Consent ITEM502 Public Hearings X Regular May 29, 2012KSRS Special MeetingCity ManagerDepartment REQUEST: The Community Development Department - Planning Division requests the City Commission hold a public hearing for the approval of a Conceptual Plan for GrandeVille at Town Center, a 244 unit, 4-story apartment complex located adjacent to City Hall at the northwest corner of the intersection of Doran Drive and SR 434. SYNOPSIS: The applicant, LeCesse Development Corporation is requesting approval of a Conceptual Plan for GrandeVille at Town Center, a 244 unit, 4-story apartment complex. The subject property is 4.78 acres in size and is located in the T5 zone (Urban Center Zone) of the Town Center. The proposed apartment complex is designed as a “Texas Donut.” This is a popular design concept that is utilized in urban areas such as the Winter Springs Town Center. In the “Texas Donut” design configuration, apartment units are constructed around the parking garage and the amenities, so each are internal to the development and are not visible from the surrounding areas. The building architecture presents a structured, walkable frontage to the streets. CONSIDERATIONS: FUTURE LAND USE AND ZONING DESIGNATION FLU: Town Center District Zoning: T-C (Town Center District), T5 (Urban Center Zone) APPLICABLE LAW &, PUBLIC POLICY Home Rule Powers Florida Statutes Public Hearings 502 PAGE 1 OF 4 - May 29, 2012 City of Winter Springs Comprehensive Plan City of Winter Springs Town Center District Code CHRONOLOGY March 16, 2012 – application submitted for Conceptual Plan detailing the  construction of a 244-unit, 4-story apartment complex. May 2, 2012 – Planning & Zoning Board unanimously recommends approval of the  proposed Conceptual Plan. DISCUSSION: The Conceptual Plan for GrandeVille at Town Center proposes a 244 unit, 4-story apartment complex on 4.78 acres in the T5 zone (Urban Center Zone) of the Town Center. Once constructed, the project will have a density of 51 units per acre. Per the recently approved revisions to the Comprehensive Plan, there is no maximum density cap in the Town Center. As outlined in the new Town Center District Code, form will dictate how buildings are constructed, not Euclidean zoning requirements such as maximum density caps. This methodology is intended to further the City’s goals of creating a Town Center based upon traditional standards for city building and place making. Vehicular access to the site will be via an Edge Drive that runs along the rear of the property. Currently this is a dirt road that connects City Hall to Doran Drive. During construction, the applicant will improve this road to Town Center standards. This access point will lead vehicles into a multi-story parking garage where parking will be provided for residents and visitors in addition to on-street parking spaces that will be provided on Doran Drive. As previously mentioned, the building is designed as a “Texas Donut”, which means the apartment units will be constructed around the parking garage and amenities. In relation to the Town Center Code, the apartment units will be contained within a liner building that is intended to shield the parking garage and amenities from view of the surrounding area. The applicant is proposing amenities such as a tot lot, a swimming pool, a putting green, grills, cabanas, a fitness center, and community room. As part of the “Texas Donut” design concept, these amenities will be constructed in the courtyard of the building, with the apartment units being constructed around the perimeter of the amenity area. In addition, pedestrian access points leading to the interior of the building will be provided along the SR 434 and Doran Drive frontages. Preliminary architectural elevations have been submitted that propose a muted color scheme that is consistent with the surrounding architecture exhibited in the Town Center. The elevations show a building that will be tastefully designed and be a great addition to the Town Center. The main frontages of the building will be oriented toward SR 434, and Doran Drive. The building will have a setback of zero feet along SR 434 and Doran Drive. A minimal setback from the right-of-way is encouraged in the T5 zone of the Town Center and is reflective of historic downtown layouts. A 4-story building is proposed to be constructed as close to the right-of-way line as utility installation will allow. This configuration will help to further create the urban sense of place that has began to materialize along SR 434 with the completion of previously approved projects such as Jesup’s Reserve. With this building constructed in close proximity to the rights-of-way of SR 434 and Doran Drive, it will further transform this portion of SR 434 into the urban boulevard that was envisioned in the Town Center master plan as well as form the edge of Public Hearings 502 PAGE 2 OF 4 - May 29, 2012 Doran Drive in a manner consistent with Town Center streets. The proposed project represents completion of a major portion of the Town Center core and forms the western terminus of Blumberg Boulevard. FINDINGS The 4.78 acre GrandeVille at Town Center site is in the T5 (Urban Center Zone) of  the Town Center adjacent to City Hall. The property has a Town Center Future Land Use designation. At this stage of the review process, the proposed conceptual plan appears to be  consistent with the Comprehensive Plan and the Town Center District Code. However, conceptual plan approval is not a final development order and the proposed plans shall be subject to further review and additional application requirements. The project will also be subject to additional review for consistency with the Comprehensive Plan and Town Center District Code as additional details and applications are submitted by the applicant for the development of the proposed project. Also, completion of the Comprehensive Plan process will not be totally finalized until late June 2012. Final Engineering and permits cannot be approved until after this process is complete. FISCAL IMPACT: A more detailed fiscal impact analysis will be provided by the applicant prior to the submittal of final engineering plans. A preliminary potential tax revenue of the proposed project has been prepared by staff and is as follows: Apartments (244 units) Income approach: $28,029,244.00* assessed tax value $28,029,244/1000 = 28029.244 28029.244(2.5600) = $71,754.86 $68,884.67 tax revenue $71,754.86 (less the 4% statutory discount) = *Please see the 2012 Income Approach Worksheet (Attachment B) for the methodology used in determining the assessed tax value. Taxes paid on vacant land now (data obtained from Seminole County Property Appraiser) $1,208,657 assessed value for entire parcel $1,208,657 assessed tax value 1,208,657/1000 = 1208.657 $3,120.03 tax revenue 1208.657 x 2.5814 = 3120.03 Total Potential Tax Revenue: $72,004.70 (68,884.67 + 3120.03 = 72,004.70) Public Hearings 502 PAGE 3 OF 4 - May 29, 2012 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. A yellow sign noting the date and time of the public hearing has been erected on the property. RECOMMENDATION: Staff recommends that the City Commission approve the Conceptual Plan for GrandeVille at Town Center. ATTACHMENTS: A. Conceptual Plan B. Income approach worksheet Public Hearings 502 PAGE 4 OF 4 - May 29, 2012