The URL can be used to link to this page

Home My WebLink About2012 05 29 Public Hearings 503 Moss Park Conditional Use COMMISSION AGENDA Informational Consent ITEM503 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 Conditional Use for the proposed Moss Park Mixed Use Area, located on the north side of SR 434, east of the intersection of Moss Road and SR 434; located directly on SR 434 in front of the Moss Park Apartment site. The requested Conditional Use is to allow multi-family residential in the C-1 (Neighborhood Commercial) zoning district. The multi-family is proposed to be vertically integrated with C-1 commercial uses on the bottom floor of the building. The subject property is a portion of the former Saratoga Condominium project. SYNOPSIS: The applicant is requesting approval of a Conditional Use to permit multi-family units in the C-1 (Neighborhood Commercial) zoning district. Per Section 20-234 (5) of the Code of Ordinances, multi-family uses are permitted in the C-1 (Neighborhood Commercial) zoning district by Conditional Use only. The subject property is a 1.25 acre portion of the former Saratoga Condominium project, which is now being re-developed as the Moss Park Apartments . This portion of the site is proposed as a mixed-use development, with a combination of retail uses and multi-family units, vertically integrated with two stories of apartments (15 units) over a ground floor of commercial storefronts. CONSIDERATIONS: FUTURE LAND USE AND ZONING DESIGNATION FLU: Commercial Zoning: C-1 (Neighborhood Commercial) Public Hearings 503 PAGE 1 OF 5 - May 29, 2012 APPLICABLE LAW &, PUBLIC POLICY City of Winter Springs Comprehensive Plan City Code of Ordinances, Chapter 20, Section 20-33. Conditional Uses City Code of Ordinances, Chapter 20, Section 20-234 (5). Conditional Uses C-1 (Neighborhood Commercial) zoning district DISCUSSION: On April 24, 2006, the City Commission approved a Final Engineering Plan for Saratoga Condominiums that was proposed for construction on a portion of the subject property. Subsequently site construction commenced, with the site ultimately becoming abandoned as a result of market conditions. The Saratoga project is now being redeveloped into an apartment complex that is located adjacent to the north of the subject property. The 1.25 acre frontage along SR 434 was not included in the re-developed portion of the site. As a result, the applicant has proposed a mixed-use center that combines retail and multi- family residential on the subject property. Per Section 20-234(5), multi-family uses are permitted in the C-1 (Neighborhood Commercial) zoning district by Conditional Use only. : CHRONOLOGY April 12, 2004 - Conditional Use permit approved to allow multi-family residential  within the C-1 zoning district. September 20, 2004 - Conditional Use Permit 6-month extension granted by the City  Commission. March 20, 2006 - Request for a 6-month extension to the approved Conditional Use  permit filed by the Applicant. April 24, 2006 – Final Engineering Plan approved for Saratoga Condominiums.  May 2006 – Site construction commenced.  2007 – 2012 – Site abandoned.  April 2012 – Application submitted for Conditional Use to permit multi-family  residential in the C-1 zoning district. May 2, 2012 – Planning & Zoning Board unanimously recommended approval of the  proposed Conditional Use. FINDINGS: Pursuant to Section 20-33(d) of the City Code, “all conditional use recommendations and final decisions shall be based on the following criteria to the extent applicable: (1) Whether the applicant has demonstrated the conditional use, including its proposed scale and intensity, traffic-generated characteristics, and off-site impacts, is compatible and harmonious with adjacent land uses, and will not adversely impact land use activities in the immediate vicinity.” The scale of the development is expected to be similar in scale with the approved multi- family use to the north of the subject property. This use will allow a modest number of multi-family units, which will have a minimal impact on existing traffic patterns. As a result of the site improvements already being in place, the addition of multi-family units on the subject property is not anticipated to create adverse offsite impacts. Staff is of the opinion that the vertical integration of residential and commercial uses represents a positive addition to the area and is proposed on a site that could be developed as another strip shopping center. Public Hearings 503 PAGE 2 OF 5 - May 29, 2012 (2) “Whether the applicant has demonstrated the size and shape of the site, the proposed access and internal circulation, and the design enhancements to be adequate to accommodate the proposed scale and intensity of the conditional use requested. The site shall be of sufficient size to accommodate design amenities such as screening, buffers, landscaping, open space, off-street parking, and similar site plan improvements needed to mitigate against potential adverse impacts of the proposed use.” The subject property had a previously approved site plan, and site improvements were completed. This provided access, circulation, and design elements that are adequate for the proposed use. In addition, the owner has indicated they are receptive to a joint parking agreement with the property to the north, which will provide residents of this development access to Moss Road. Final parking quantities will be resolved as part of the final engineering efforts. (3) “Whether the proposed use will have an adverse impact on the local economy, including governmental fiscal impact, employment, and property values.” Approval of this Conditional Use will allow the property to be developed in a manner which is more desirable from an economic as well as aesthetic standpoint than would be a strip commercial center. The proposed development will add to the taxable value of the City more substantially than a one story strip center. Successful completion of the mixed-use development on the subject property is anticipated to provide additional employment opportunities for the area. Development of the site, which is currently a partially completed development with pavement and various stages of site work, is anticipated to have a positive impact on surrounding property values. (4) “Whether the proposed use will have an adverse impact on the natural environment, including air, water, and noise pollution, vegetation and wildlife, open space, noxious and desirable vegetation, and flood hazards.” Staff believes that the proposed conditional use will not have an adverse impact on the natural environment as the immediate vicinity is approaching build-out and is not in a “natural” state. (5) “Whether the proposed use will have an adverse impact on historic, scenic, and cultural resources, including views and vistas, and loss or degradation of cultural and historic resources.” No known cultural or historic resources are known to be on this site. The site will be developed in accordance with the State Road 434 Redevelopment Area guidelines. Much site work has already taken place on the property. (6) “Whether the proposed use will have an adverse impact on public services, including water, sewer, surface water management, police, fire, parks and recreation, streets, public transportation, marina and waterways, and bicycle and pedestrian facilities.” Public Hearings 503 PAGE 3 OF 5 - May 29, 2012 Adequate facilities are in place to support the proposed use, in conjunction with the approved site plan. (7) “Whether the proposed use will have an adverse impact on housing and social conditions, including variety of housing unit types and prices, and neighborhood quality.” Construction of a mixed-use commercial/residential development on the subject property will provide additional housing opportunities for the community. Quality development of the site will enhance the property values of the surrounding neighborhood. FISCAL IMPACT: The approval of a Conditional Use for Moss Park Apartments is anticipated to create a positive fiscal impact which will allow the development of the mixed-use center with the multi-family residential component. Development of the mixed-use center is anticipated to create jobs and add taxable value to the City. Apartments (15 units) Income approach: $601,330* assessed tax value $601,330/1000 = 601.33 601.33(2.5600) = $1,539.40 $1,477.82 tax revenue $1,539.40 (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) $100 assessed value for entire parcel $100 assessed tax value 100/1000 = 0.1 $0.256 tax revenue 0.1 x 2.5600 = 0.256 Total Potential Tax Revenue: $1,478.08 (1477.82 + 0.256 = 1478.08) Retail (6,000 square feet) Units (6,000 square feet) assessed at $90/square foot: $540,000.00 assessed tax value (6,000 x 90 = 540,000) $540,000/1000 = 540.00 540(2.5600) = $1382.40 $1327.10 tax revenue $1,382.40 (less the 4% statutory discount) = Taxes paid on vacant land now (data obtained from Seminole County Property Appraiser) $100 assessed value for entire parcel Public Hearings 503 PAGE 4 OF 5 - May 29, 2012 $100 assessed tax value 100/1000 = 0.1 $0.256 tax revenue 0.1 x 2.5600 = 0.256 Total Potential Tax Revenue: $1,327.36 (1327.10 + 0.256 = 1327.36) Total taxable value for entire site: $2,805.44 total (1478.08 + 1327.36 = 2805.44) 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 and the Planning & Zoning Board recommend that the City Commission approvea Conditional Use for the Moss Park Mixed Use site to permit multi-family residential uses in the C-1 (Neighborhood Commercial) zoning district. ATTACHMENTS: A. Conceptual Plan B. Income approach worksheet Public Hearings 503 PAGE 5 OF 5 - May 29, 2012