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HomeMy WebLinkAbout2018 11 07 Public Hearings 403 Iriye Sutes Special Exception PLANNING & ZONING BOARD AGENDA ITEM 403 Consent Information Public Hearing X Regular November 7, 2018 Meeting REQUEST: The Community Development Department requests that the Local Planning Agency/Planning & Zoning Board hold a Public Hearing to consider a special exception request to permit a multifamily residential apartment use for the proposed “Iriye Suites” live-work community, located in the T5 Transect of the Town Center on a 1.2-acre property at 150 Tuskawilla Road. SYNOPSIS: Pursuant to the Town Center Code, multifamily residential uses require approval of a special exception if proposed at properties in the T5 transect designation. The applicant, Mr. John Iriye of Seminole County Development Company, LLC, is requesting approval of a special exception to permit up to 15 multifamily residential apartment units at 150 Tuskawilla Road as part of the “Iriye Suites” live-work community. Approval of any special exceptions at this time does not constitute a Final Engineering Plan review, Aesthetic Review, or issuance of a permit for any kind of construction. All aspects of the site are subject to staff review after the applicant submits an application for review of the Final Engineering Plans and Aesthetic Review. CONSIDERATIONS: APPLICANT AND PROPERTY INFORMATION: Applicant/Property owner’s name(s): John Iriye / Seminole County Development Co, LLC ¼ Property addresses: 150 Tuskawilla Road ¼ Property Parcel ID numbers: 26-20-30-5AR-0B00-00U3 ¼ Current FLUM Designation: Town Center District ¼ Current Zoning Designations: Town Center T5 (Urban Center Zone) ¼ November 7, 2018 Planning & Zoning Board Agenda, Item 403 25 Page of Previously Approved Development permits such as conditional use, waiver, or variance (if ¼ any): None Development Agreements (if any): None ¼ Pending Code Enforcement Actions (if any): None ¼ City Liens (if any): None ¼ APPLICABLE LAW, PUBLIC POLICY, AND EVENTS: Winter Springs Code of Ordinances City of Winter Springs Comprehensive Plan Winter Springs Town Center District Code DISCUSSION: The applicant, Mr. John Iriye, is requesting approval of a special exception to permit multifamily residential apartment units on the 1.2- acre property located at 150 Tuskawilla Road in the T5 Transect (Urban Center Zone) of the Town Center (see Exhibit A – Location Map). Section 20-323 of the Town Center Code lists the permitted uses and used permitted by special exception approval for all transects in the Town Center. Multifamily residential is only permitted by special exception in the T4 and T5 transects. The 1.2-acre property at 150 Tuskawilla Road is located at the southwest corner of Tuskawilla Road and Blumberg Boulevard. A vacant single-family residence currently exists on the parcel, which was formerly owned by the Kingsbury family. In 2015, the property was purchased by Seminole County Development Company, LLC. The applicant is seeking to remove the single-family residence and build a mixed use live-work community consisting of both office space and up to 15 multifamily residential units (see Exhibit B – Site Plan). The proposed project consists of one two-story building having a total area of approximately 19,000 square feet. The building has a total of 15 residential units and 16 office suites. The building will be built in two phases, with phase 1 consisting of 8 office units and 10 residential units, and phase 2 consisting of 5 residential units. Please see Exhibit C for the Building Elevations. All residential units will be market rate and will range in size from 465 square feet to 1,370 square feet. Office suites will range in size from 100 square feet to 370 square feet (see Exhibit D – Floor Plans). In addition to the stand-alone office suites, each residential unit has a distinct office attached that is accessible from a separate entrance point, such that the office space can be accessed without having to enter through the residential suite. The proposed two-story building will front Tuskawilla Road and Blumberg Boulevard. A total of 46 parking spaces are located in a parking lot behind the building, which can be accessed from proposed entrance/exit driveways off of Tuskawilla Road and Blumberg Boulevard. Staff has requested the applicant pursue permission from one or both of the adjacent properties to allow temporary and/or November 7, 2018 Planning & Zoning Board Agenda, Item 403 35 Page of emergency access to the existing parking areas on the adjacent properties, in order to allow the temporary closure of both Tuskawilla Road and Blumberg Boulevard for special events. The applicant has provided a parking analysis, pursuant to Town Center Code Section 20-324(8), which supports the plan to have a total of 46 paved parking spaces, as shown on the site plan. The applicant has designed the parking lot and site access plan to preserve an existing 60-inch oak tree located on the south side of the property. Stormwater is master planned for this site, and the required stormwater retention is provided at a nearby pond serving the Town Center. The applicant has provided a fiscal impact analysis, in accordance with Town Center Code Section 20-321(b). The fiscal impact analysis indicates the proposed building will have a taxable value of approximately $1.3 million. The stand-alone office suites and the office spaces attached to the residential units are expected to attract professional jobs in fields such as accounting, legal, financial advising, and psychology, according to the special exception application. Approval of any special exceptions at this time does not constitute a Final Engineering Plan review, Aesthetic Review, or issuance of a permit for any kind of construction. All aspects of the site are subject to staff review after the applicant submits an application for review of the Final Engineering Plans and Aesthetic Review. Special Exception Review Criteria: Per the Winter Springs Town Center District Code, Section 20-321(c), special exceptions in the Town Center District must meet the following criteria: (1) The city commission may by special exception waive strict compliance with provisions of this code in furtherance of promoting the town center policies adopted by the city. In granting a special exception, the city commission must find by substantial competent evidence that: a. The proposed development contributes to, promotes and encourages the improvement of the Winter Springs Town Center and catalyzes other development as envisioned in the Winter Springs Town Center regulations. The proposed live-work community will be designed to implement the goals and policies of the Comprehensive Plan as they relate to the Town Center, and to continue a harmonious land use pattern with existing surrounding development. The site will be self-sufficient but also open to interaction with the civil, recreation, retail, and social amenities that the Town Center has to offer. Per the application, “The Winter Springs Town Center regulations envision a walkable community developed within a high density urban core. This new facility will fall squarely within the concept envisioned by the Winter Springs Town Center regulations by creating a place where people can both live and work within the Town Center. These people, whether tenants, customers, or employees, will remain within the Town Center for longer periods of time than just an occasional visit, fostering patronage and participation in existing services and spaces.” b. The proposed development will not have an unfavorable effect on the economy of the Winter Springs Town Center and complies with the economic fiscal impact requirements set forth in the City's Comprehensive Plan and Code. November 7, 2018 Planning & Zoning Board Agenda, Item 403 45 Page of The proposed development is expected to have a favorable effect on the economy of the Winter Springs Town Center by generating tax revenue. Residents in the proposed development may do their shopping, dining, and recreating within the Winter Springs Town Center, which will be within walking distance. Per the application, This unique concept of live work environment “ will in fact add to the economy by bringing tenants, jobs, and customers to the Winter Springs Town Center, all of which will benefit the entire community.” c. The proposed development abides by all rules in this code other than those specially excepted. Special limitations apply to large footprint buildings (greater than twenty thousand (20,000) square feet); see subsection 20-324(9) for these limitations. At this time, the project abides by the code, except for the specific special exception requested herein. The project is still conceptual in nature, and thus Staff cannot determine at this time if all aspects the proposed development comply with the applicable sections of the Town Center District Code. d. The proposed development meets any reasonable additional conditions, restrictions or limitations deemed necessary by the city commission in order to preserve and promote the intent of the Winter Springs Town Center District Code. The City Commission may impose additional conditions, or more specifically define and/or restrict the special exception, such as limiting the total number of residential units to the requested number of 15. e. With respect to each waiver requested, the specific waiver shall comply with all of the following: 1. Is a result of special conditions and circumstances which are peculiar to the land, site plan, structure or building involved and which justify granting the waiver in the context of the overall proposed development being successful within the town center; The Permitted Uses matrix in Section 20-323 allows multifamily residential to be approved by special exception only in the T5 transect. 2. Is the minimum waiver from the town center regulations necessary to make possible the reasonable use of the land, building or structure; The requested special exception is the minimum waiver necessary to allow multifamily residential use in the T5 transect. 3. Is in harmony with the general intent and purpose of the town center regulations; The special exception to allow a multifamily residential use can be in harmony with the applicable town center regulations if the final engineering plans and building aesthetics are prepared in compliance with the Town Center Code. 4. Will not be injurious or incompatible to the town center and any surrounding neighborhood or property; The proposed live-work community is relatively small in scale and the proposed mixed use is not incompatible with the surrounding neighborhood. 5. Will not create a public nuisance or be detrimental to the public health, safety, and welfare relative to public services including water, sewer, surface water management, police, fire, November 7, 2018 Planning & Zoning Board Agenda, Item 403 55 Page of parks and recreation, streets and traffic patterns, public transportation, marina and water ways, bicycle and pedestrian facilities. The proposed development was designed with the above taken into consideration. If the use is approved, the proposed development will be required to be designed in accordance with the Town Center Code, and will be carefully planned to the Code’s standards to ensure there will be no 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. FISCAL IMPACT: If the special exception is approved, and the project is developed as a mixed use live-work community, then the project will provide an increase to the City’s taxable value. The potential tax revenue of the proposed project is still to be determined; however, the project at completion is estimated by the applicant’s fiscal analysis to have an assessed taxable value of $1.3 million. : 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 an advisory recommendation to the City Commission for the requested special exception to allow multifamily residential use in the T5 Transect of the Town Center. If the Board’s advisory recommendation is to approve the special exception, Staff recommends that the project be limited to 15 residential units as stated on the application. ATTACHMENTS: 1.Exhibit A – Location Map 2.Exhibit B – Site Plan 3.Exhibit C – Building Elevation 4.Exhibit D – Floor Plans