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Home My WebLink About2018 01 03 Regular 502 Preliminary Engineering Plan for Winter Springs Townhomes PLANNING & ZONING BOARD AGENDA ITEM 502 Consent Information Public Hearing Regular X January 3, 2018 Meeting REQUEST: The Community Development Department requests that the Local Planning Agency/Planning & Zoning Board consider a Preliminary Engineering Plan for Winter Springs Townhomes, a proposed 114-unit townhome subdivision by Dream Finders Homes located in the Town Center at the northeast corner of Michael Blake Boulevard and Tree Swallow Drive. SYNOPSIS: Winter Springs Townhomes is a proposed 114-unit townhome development by Dream Finders Homes located in the Town Center at the northeast corner of Michael Blake Boulevard and Tree Swallow Drive. CONSIDERATIONS: APPLICANT AND PROPERTY INFORMATION:  Applicant: Dream Finders Homes  Property Owner: Winter Springs Holdings, Inc.  Property Location: NE corner of Michael Blake Blvd and Tree Swallow Dr.  Property Parcel ID numbers: 26-20-30-5AR-0A00-007K  Current FLUM Designation: Town Center District  Current Zoning Designations: T-C (Town Center) January 3, 2018 Planning & Zoning Board Agenda, Item 502 24 Page of APPLICABLE LAW, PUBLIC POLICY, AND EVENTS: Home Rule Powers Winter Springs Code of Ordinances Town Center District Code City of Winter Springs Comprehensive Plan DISCUSSION: Overview: Dream Finders Homes is proposing a 114-unit townhome subdivision in the Town Center. The 8-acre parcel is located at the northeast corner of Michael Blake Boulevard and Tree Swallow Drive (see Exhibit 1). The site is bordered on the north and east by the Cross-Seminole Trail, on the west by Michael Blake Boulevard, and on the south by Tree Swallow Drive. The property is in the T-5 transect of the Town Center, which includes single-family attached units (townhomes) as a permitted use. Site Background: The 8-acre site is part of a larger parcel of approximately 46-acres that was previously owned in its entirety by Winter Springs Holdings, Inc. (IBEW). Winter Springs Holdings sold portions of the property to other entities, including Catalyst Development Partners, who is currently building an apartment project on the west side of Michael Blake Boulevard. The 8-acre property is subject to a Developer’s Agreement that includes the following applicable provisions:  After the Catalyst Apartment Project (currently under construction), no additional apartment units are permitted anywhere on the 46-acre property  Parcels fronting SR 434 and Tuskawilla Road must be developed with a commercial use  The property is served by a master stormwater treatment facility that is currently under construction as part of the Catalyst Apartment Project Proposed Layout / Unit Type: The proposed townhomes are all two-stories and are located in 20-buildings ranging in size from 3 to 10 units per building. Please see Exhibit 2 for the Preliminary Engineering Plan and Exhibit 3 for photos of existing townhomes that are similar to what Dream Finders is proposing. The subdivision features a grid of public streets and private alleys, consistent with the Town Center Code. Townhome units along the perimeter of the development will front Tree Swallow Drive, Michael Blake Boulevard, and the Cross-Seminole Trail. The internal buildings will all face public streets. All units have two-car garages accessed from alleys at the back of the buildings. Site Amenities: The central area of the subdivision includes a pool, cabana, and green space / park area. A main feature of the subdivision will be the immediate access to the Cross-Seminole Trail, with the ability for residents to use the trail for access to nearby shopping, schools, parks, and other community destinations. Water and Sewer: Water and sewer facilities are available to the site in Michael Blake Boulevard. A lift station is being built at the northwest corner of the property that will serve both the Catalyst Apartment project and the proposed Dream Finders townhome subdivision. The City has water and sewer plant capacity to serve the 114-unit townhome development. January 3, 2018 Planning & Zoning Board Agenda, Item 502 34 Page of Transportation: Winter Springs Townhomes will be accessed from both Michael Blake Boulevard and Tree Swallow Drive. The existing and future Town Center street network provides multiple options for residents to reach their desired destinations. At the SR 434 / Michael Blake Boulevard intersection, a traffic signal will be constructed by the City when it meets the applicable traffic warrants. Stormwater: Winter Springs Townhomes will be served by a master stormwater pond currently being constructed as part of the Catalyst Apartments project. No additional onsite stormwater treatment is required. Onsite stormwater collection and piping facilities will route stormwater to the pond located on the east side of the Trail Bridge. Parking: All townhome units will have two-car garages. In addition, the subdivision will have approximately 95 on-street parking spaces. The proposed overall parking ratio of approximately 2.8 parking spaces per unit is consistent with other townhome projects in the Town Center, but this will be verified by a more detailed parking analysis to be submitted as part of the final engineering plans. Reports: The Final Engineering submittal is required to include the following reports (or updates of previously prepared reports for the same property):  Geotechnical Engineering  Traffic Study  Ecological Study (listed species)  Water and Sewer Analysis  Parking Analysis  Stormwater Report  Fiscal Analysis In addition, the applicant is required to obtain a SCALD letter from SCPS verifying there is adequate school capacity for the new students. Open Staff Comments: Exhibit 4 includes the open Staff comments on the Preliminary Engineering plans, and shall be considered conditions of approval. Preliminary Plan Approval: Pursuant to Section 9-49 of the City Code, the approval of a Preliminary Plan shall only be construed only as authority for submitting a Final Plan. Exhibit 4 lists the open staff comments that are to be addressed by the applicant as part of the final engineering plans. FISCAL IMPACT: January 3, 2018 Planning & Zoning Board Agenda, Item 502 44 Page of Development of the subject property as a 114-unit townhome project is anticipated to provide an increase to the City’s taxable value. The potential tax revenue of the proposed subdivision at buildout is estimated to be $50,000/year. : COMMUNICATION EFFORTS The Meeting Agenda and this Agenda Item have been forwarded to the Planning and Zoning Board members and are available on the City’s Website, LaserFiche, and the City’s Server. The Agenda has been forwarded to the Mayor and City Commission; City Manager; and City Attorney/Staff. Additionally, the Meeting Agenda has been sent to media/press representatives, all Homeowner’s Associations on file with the City, all individuals who have requested Agenda information, Department Directors; and also posted outside City Hall; posted inside City Hall with additional copies available for the general public. STAFF RECOMMENDATION: Staff recommends that the Local Planning Agency/Planning & Zoning Board forward a recommendation of approval to the City Commission for the Preliminary Engineering Plans for Winter Springs Townhomes. ATTACHMENTS: 1.Exhibit 1 – Vicinity Map 2.Exhibit 2 – Preliminary Engineering Plan 3.Exhibit 3 – Townhome Photos 4.Exhibit 4 – Open Staff Comments