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