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Home My WebLink About2018 11 07 Public Hearings 402 Starbucks Monument Sign Special Exception PLANNING & ZONING BOARD AGENDA ITEM 402 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 the Town Center District Code to permit a freestanding monument sign along S.R. 434 serving the new Starbucks and a future adjacent retail building. SYNOPSIS: In the Town Center District, freestanding monument signs are permitted by special exception along the S.R. 434 frontage. JDBS Winter Springs, LLC is seeking approval for one monument sign located on the north side of S.R. 434, west of Michael Blake Boulevard, to serve the Starbucks currently under construction and an adjacent future multi-tenant retail building. CONSIDERATIONS: APPLICANT AND PROPERTY INFORMATION: Applicant/Property owner’s name(s): JDBS Winter Springs, LLC ¼ Representative: Bryan Schultz Property Owner: JDBS Winter Springs, LLC ¼ Property addresses: 1220 East S.R. 434 ¼ Property Parcel ID numbers: 06-21-31-506-0000-003A ¼ 06-21-31-506-0000-0030 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 402 24 Page of Development Agreements (if any): Winter Springs Holdings, 4/9/15 ¼ First Modification, 1/9/17 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, Section 20-321(c) Winter Springs Town Center District Code, Section 20-327.1 DISCUSSION: At the April 23, 2018 City Commission meeting, the City Commission approved the Final ¼ Engineering Plans, Aesthetic Review, and four Special Exception requests for Starbucks in the Winter Springs Town Center. Starbucks is currently under construction with a scheduled opening date in early 2019. At the time Starbucks was approved by the City Commission in April 2018, the developer, ¼ JDBS Winter Springs, LLC, had not finalized plans for a possible monument sign along S.R. 434. The Starbucks building already has approved building-mounted signage and/or logos on all four sides of the building. In the Town Center Zoning District, freestanding monument signs are permitted by special ¼ exception only along the S.R. 434 frontage, per Section 20-327.1. JDBS Winter Springs, LLC is now seeking approval for one monument sign located on the north side of S.R. 434, west of Michael Blake Boulevard, to serve Starbucks and an adjacent future multi-tenant retail building. Please refer to Exhibit A for the location of the proposed monument sign. The future multi-tenant retail building, located at the northwest corner of Michael Blake ¼ Boulevard and S.R. 434, has not been approved by the City Commission. The retail building is in the conceptual design phase and it has been preliminarily reviewed by City Staff. The building is tentatively planned to be approximately 8,000 square feet and will have space for up to six retail tenants. Approval of a special exception at this time to permit a monument sign serving both Starbucks and the future retail building in no way obligates the City to approve any aspect of the future retail building. The proposed freestanding monument sign is detailed in Exhibit B. The sign is approximately ¼ 10-feet wide by 8-feet high and has a look and finish matching Starbucks and the planned architecture for the future retail building. The bottom two feet of the sign base features a stone veneer matching Starbucks, and the side of the sign closest to S.R. 434 features a decorative pilaster with a precast cap and brick veneer finish. Spaces for individual tenant panels will be approximately 5-feet wide by one-foot high. November 7, 2018 Planning & Zoning Board Agenda, Item 402 34 Page of 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 developments served by the monument sign, consisting of a Starbucks and a future multi-tenant retail building, will improve the Town Center and catalyze other development in the area. A monument sign is important for the visibility and success of Starbucks and the future retail tenants. 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. The proposed monument sign is intended to have a positive economic impact on the Winter Springs Town Center. 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. The proposed monument sign abides by all rules in the Town Center 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. 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 properties served by the monument sign are adjacent to S.R. 434 and are therefore eligible for the special exception to have a free standing monument sign (Section 20- 327.1). 2. Is the minimum waiver from the town center regulations necessary to make possible the reasonable use of the land, building or structure; The minimum waiver is being requested. Having one monument sign serve two November 7, 2018 Planning & Zoning Board Agenda, Item 402 44 Page of properties (Starbucks and the future retail building) provides the necessary monument signage but also limits the total number of signs along S.R. 434. 3. Is in harmony with the general intent and purpose of the town center regulations; The proposed special exception for a freestanding monument sign is in harmony with the Town Center regulations. 4. Will not be injurious or incompatible to the town center and any surrounding neighborhood or property; and The proposed monument sign will not be injurious or incompatible to the Town Center and any surrounding areas. 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, 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. The proposed Special Exception has no foreseen detrimental effects on any of the public services listed above. FISCAL IMPACT: The special exception has no direct or immediate fiscal impact; however, it does enhance the ability for Starbucks and future tenants of the retail building to be successful at this location. : 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 to permit a freestanding monument sign along S.R. 434 serving the new Starbucks and a future adjacent retail building. 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