Loading...
HomeMy WebLinkAbout2012 07 23 Public Hearings 502 Jesup's Landing Aesthetic Review COMMISSION AGENDA     Informational Consent ITEM502 Public Hearings X Regular       July 23, 2012KSRS Regular MeetingCity ManagerDepartment         REQUEST: The Community Development Department - Planning Division requests the City Commission hold a Public Hearing to consider the Aesthetic Review for Jesup’s Landing, a 171-unit located in the Town Center on the south side of Orange Avenue, townhome development behind Winter Springs High School. The property is the site of the former Jesup’s Landing townhome development, which was approved in 2005 for 185 units.   SYNOPSIS: On June 27, 2011, the City Commission granted a Special Exception to the applicant for Section 20-324 (5) of the Town Center District Code which requires residential uses to have a finished floor height for the first floor raised a minimum of two (2) feet above the sidewalk grade.  The City Commission granted the applicant a Special Exception to permit certain portions of the first floor of the proposed units to be “at grade”. The applicant requested the Special Exception because the proposed townhome units will be constructed so that the primary entry is split between the first and second floors. This entry configuration reduces the number of stairs inside the building, which the applicant contends has been a deterrent to the sale of other three story townhomes. The majority of the ground floor in these townhome units will be utilized for a garage and a home office. Raising this room above grade to a height of two feet disrupts the interior of the unit, which includes access to the main floor and garage, ceiling height and overall height of the building. All entrances to the main floor of the units are higher than 24-inches.  Two unit types have at -grade entrances into the front porch/office/garage areas.   The purpose of the Aesthetic Review is to encourage creative, effective, and flexible architectural standards and cohesive community development consistent with the intent and purpose of Article XI - Minimum Community Appearance and Aesthetic Review Standards. Public Hearings 502 PAGE 1 OF 6 - July 23, 2012   APPLICABLE LAW AND PUBLIC POLICY: 1.City of Winter Springs Comprehensive Plan Future Land Use Element Policy 1.4.2: Higher Density Infill. Encourage the efficient use of land with compatible infill and higher density and intensity development within the Town Center and the U.S. 17-92 CRA Corridor. Higher density development shall be directed to the CRA to promote revitalization of underutilized property through redevelopment and reinvestment with access to the existing fixed transit route, which provides critical connection with SunRail. Minimize adverse impacts to adjacent established residential neighborhoods through site layout, orientation of buildings, and a transition of densities. (Cross Reference: See Housing Element, Policy 1.1.8) (Ord. 2010-18; 10-25-10) Policy 2.1.8: Development Review Committee. Require all proposed developments within the Town Center to be subject to review by the Development Review Committee (DRC) as established by the City Commission. The DRC shall have the authority, granted by the City Commission, to approve all aspects of site planning and exterior architecture implications, traffic impacts, and any other site-specific matters related to development. Policy 2.2.4: Mixed Uses. Permit a variety of mixed uses consistent, compatible, and in harmony with the Town Center Goal, including single family residential, multiple family residential, commercial retail and services, public services and buildings, parks, and schools, through the enactment of creative and flexible land development regulations. Policy 2.3.6: High Quality Development. Ensure high-quality building and development that enhances the image and economic well-being of the City and the Town Center. 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 projects located in the Town Center. Policy 5.2.7: General Design of Individual Developments within the Urban Central Business District. Require all development within the UCBD to comply with the Town Center Goal and Town Center District Code. Require development to include diversity in detailing and style while maintaining aesthetic harmony and buildings to include at least two stories. Ancillary buildings may be excluded from the two story minimum by action of the City Commission. Housing Element Policy 2.2.8: Continue to require the implementation of the Town Center Code so that the concept of ‘eyes on the street’ is maintained to ensure safe, pedestrian friendly streets.   2.Chapter 20, Division 12, Town Center District Code. 3.Chapter 9, Article XII.  Minimum Community Appearance and Aesthetic Review Standards. Section 9-601.    Approval prerequisite for permits. Section 9-603.     Procedure. Section 9-604.     Duration of Approval. Section 9-605.    Submittal requirements.   Public Hearings 502 PAGE 2 OF 6 - July 23, 2012   FUTURE LAND USE AND ZONING DESIGNATION FLU:               Town Center District Zoning:            T-C (Town Center District), T4 zone (General Urban)   CONSIDERATIONS: The attached Aesthetic Review package is for a residential development consisting of 171- townhome units located in the Town Center, specifically on the south side of Orange Avenue, behind Winter Springs High School. The submittal requirements for aesthetic review are set forth in Section 9-600 through 9-607 and include the following: (a) a site plan; (b) elevations illustrating all sides of structures facing public streets or spaces; (c) illustrations of all walls, fences, and other accessory structures and the indication of height and their associated materials; (d) elevation of proposed exterior permanent signs or other constructed elements other than habitable space, if any; (e) illustrations of materials, texture, and colors to be used on all buildings, accessory structures, exterior signs; and (f) other architectural and engineering data as may be required.   The procedures for review and approval are set forth in Section 9-603.    The City Commission may approve, approve with conditions, or disapprove the application only after consideration of whether the following criteria have been satisfied:   (1) The plans and specifications of the proposed project indicate that the setting, landscaping, proportions, materials, colors, textures, scale, unity, balance, rhythm, contrast, and simplicity are coordinated in a harmonious manner relevant to the particular proposal, surrounding area and cultural character of the community.   The project is located in the Town Center, specifically on the south side of Orange Avenue, behind Winter Springs High School.  The 171-unit development consists of three story units, with a split level entrance between the first and second floor. The first floor is proposed to function as a daylight basement consisting primarily of a garage and room noted as a home office. The second and third floors contain the majority of the living area. Sides of the units are proposed with two story balconies that will be accessible internally from each of the two main floors of the units. In addition to these balconies, second floor balconies and stoops are proposed on the front of the buildings. Architectural elements including hardy-plank siding, shutters, stucco, columns, railings and a gabled roof are utilized in the design of the townhome buildings. An expression line is provided between the first and second floor. The plans and specifications of the proposed project are harmonious as it relates to the development of the Town Center.   (2) The plans for the proposed project are in harmony with any future development which has been formally approved by the City within the surrounding area.   The proposed project is in harmony with the existing developments, specifically the architectural styles that have been exhibited in the surrounding residential developments located within the Town Center.    Public Hearings 502 PAGE 3 OF 6 - July 23, 2012   (3) The plans for the proposed project are not excessively similar or dissimilar to any other building, structure or sign which is either fully constructed, permitted but not fully constructed, or included on the same permit application, and facing upon the same or intersecting street within five hundred (500) feet of the proposed site, with respect to one or more of the following features of exterior design and appearance: A.Front or side elevations, B.Size and arrangement of elevation facing the street, including reverse arrangement, C.Other significant features of design such as, but not limited to: materials, roof line, hardscape improvements, and height or design elements.   The proposed townhomes, clubhouse, and monument sign are tastefully designed and do not appear excessively similar or dissimilar to other structures in the immediate area. This project represents a positive addition to the Town Center.   (4) The plans for the proposed project are in harmony with, or significantly enhance, the established character of other buildings, structures or signs in the surrounding area with respect to architectural specifications and design features deemed significant based upon commonly accepted architectural principles of the local community.   The proposed project enhances the character and overall aesthetics of the Town Center.  The proposed townhome buildings, clubhouse, and monument sign have contextually appropriate architectural styles and include design features and detailing that accentuate buildings and enhance the character of the surrounding area. The proposed project represents a positive addition to this area and is consistent with the design objectives of the Town Center.   (5) The proposed project is consistent and compatible with the intent and purpose of this Article, the Comprehensive Plan for Winter Springs, design criteria adopted by the city (e.g. Town Center guidelines, SR 434 design specifications) and other applicable federal state or   local laws.   The proposed project is consistent and compatible with the Comprehensive Plan and the architectural guidelines noted in the Town Center District Code. OnJune 27, 2011, the City Commission granted a Special Exception for this project to Section 20-324 (5) of the Town Center District Code which requires residential uses to have a finished floor height for the first floor raised a minimum of two (2) feet above the sidewalk grade.  The City Commission granted the applicant a Special Exception to permit the first floor to be “at grade”. This Special Exception was requested because the proposed townhome units will be constructed so that the primary entry is split between the first and second floors. This entry configuration reduces the number of stairs inside the building, which the applicant contends has been a deterrent to the sale of other three story townhome projects. The majority of the ground floor in these townhome units will be utilized for a garage and a home office. Raising this room above grade to a height of two feet disrupts the interior of the unit, which includes access to the main floor and garage, ceiling height and overall height of the building. The final architectural plans will be reviewed for compliance with all building code criteria.     Public Hearings 502 PAGE 4 OF 6 - July 23, 2012   (6) The proposed project has incorporated significant architectural enhancements such as concrete masonry units with stucco, marble, termite-resistant wood, wrought iron, brick, columns and piers, porches, arches, fountains, planting areas, display windows, and other distinctive design detailing and promoting the character of the community.   The project has incorporated a number of these features and exemplifies the style and quality of architecture that is germane to the intent of the Town Center District Code.  The proposed townhomes are all three story units, with a split level entrance between the first and second floor. The first floor is proposed to function as a daylight basement consisting primarily of a garage and room noted as a home office. The second and third floors contain the majority of the living area. Sides of the units are proposed with two story balconies that will be accessible internally from each of the three floors of the units. In addition to these balconies, second floor balconies and stoops are proposed on the front of the buildings. Architectural elements including hardy-plank siding, shutters, stucco, columns, railings and a gabled roof are utilized in the design of the townhome buildings. An expression line is provided between the first and second floor. The applicant worked with staff in providing distinctive design details to help add variation to the project.   FINDINGS: 1. The proposed elevations are consistent with the Aesthetic Review requirements prescribed in the City Code of Ordinances, and the Architectural Requirements noted in the Town Center District Code. 2. The housing elevations include detailing and attention adding to their appearance and the quality of the development. 3. The proposed development utilizes colors and materials that complement the adjacent developments in the surrounding area. 4. The proposed development is located within the City of Winter Springs: it has a Town Center Future Land Use designation and is located within the Town Center, T4 (General Urban) zoning district. FISCAL IMPACT: The potential tax revenue of the proposed project is as follows:  Townhomes (171 units) Units (2,155 square foot average) assessed at $90/square foot:         $33,165,450 assessed tax value             (2,155 x 90 = 193,950 x 171 units = $33,165,450) $33,165,450/1000 = 33,165.45 33,165.45(2.5814) = $85,613.29 $82,188.76 tax revenue $85,613.29 (less the 4% statutory discount) =                                     Taxes paid on vacant land now (data obtained from Seminole County Property Appraiser) $4000 assessed per platted lot:  (185 platted lots x 4000/unit = $740,000)                                          $740,000 assessed tax value 740,000/1000 = 740 $1,910.23 tax revenue 740 x 2.5814 = $1,910.23                                                                     Total Potential Tax Revenue:                                                          $84,098.99 Public Hearings 502 PAGE 5 OF 6 - July 23, 2012 (82188.76 + 1910.23 = 84098.99)                 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 recommends the City Commission approve the Aesthetic Review package for the Jesup’s Landing townhome development. ATTACHMENTS: A. Jesup’s Landing Aesthetic Review Presentation Public Hearings 502 PAGE 6 OF 6 - July 23, 2012