HomeMy WebLinkAbout2019 04 03 Public Hearings 402 [REVISED] WSTC Townhomes Aesthetic Review, Final Engineering, and Special Exception
PLANNING AND ZONING
BOARD/LOCAL PLANNING AGENCY
AGENDA
REVISED
Consent
Information
ITEM 401
Public Hearing X
Regular
April 3, 2019
Meeting
[[1170,1235,2313,1292][12][B,I,][Times New Roman]]Special Exception Request #4 is what has been
[[299,1293,483,1350][12][B,I,][Times New Roman]]Revised [[454,1293,652,1350][12][B,I,][Times New Roman]]/Added [[615,1293,905,1350][12][B,I,][Times New Roman]]in this partic [[877,1293,1252,1350][12
][B,I,][Times New Roman]]ular Agenda Item [[1241,1293,1292,1350][12][B,I,][Times New Roman]]. [[1255,1293,1305,1350][12][B,I,][Times New Roman]]
REQUEST:
The Community Development Department requests that the Local Planning
Agency/Planning and Zoning Board hold a Public Hearing to consider the Aesthetic Review, Final
Engineering Plans, and Special Exception requests for the Winter Springs Town Center Retail
Building/Ocean Bleu.
SYNOPSIS:
A multi-tenant retail building is proposed on 0.83 acres located east of Tuskawilla Road
and west of Michael Blake Boulevard, in the Winter Springs Town Center. The Community
Development Department has reviewed the Aesthetic Review Plans, Final Engineering Plans, and
three Special Exception requests for this building.
CONSIDERATIONS:
APPLICANT AND PROPERTY INFORMATION:
Applicant/: JDBS Winter Springs, LLC
Property addresses: 1240 E SR 434
Property Parcel ID numbers: 06-21-31-506-0000-0040
Current FLUM Designation: Town Center District
Current Zoning Designations: T-C (Town Center District)
Development Agreements (if any): Winter Springs Holdings, 4/9/15
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Planning And Zoning Board/LPA - Agenda, REVISED - Item 401
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First Modification, 1/9/17
Pending Code Enforcement Actions (if any): None
City Liens (if any): None
APPLICABLE LAW, PUBLIC POLICY, AND EVENTS:
Home Rule Powers
Winter Springs Code of Ordinances
City of Winter Springs Comprehensive Plan
DISCUSSION:
Project Overview:
JDBS Winter Springs, LLC (The Ocean Bleu Group) is proposing to build a multi-tenant retail
building in the Winter Springs Town Center. The proposed 7,200 square foot two-story building is
located on a 0.83-acre parcel on the north side of S.R. 434, east of Tuskawilla Road, west of Michael
Blake Boulevard, and directly in front of The Blake Apartments (Catalyst) currently in the last phases
of construction. The Ocean Bleu retail project will offer 51 parking spaces, bicycle parking,
enhanced pedestrian access facilities, and a highly decorative aesthetic design package for both the
building and surrounding site improvements.
Aesthetic Review Plans (Exhibit A attached):
The proposed project consists of one two-story multi-tenant retail building (faux second-story). The
building uses a combination of stucco, brick, and cultured stone veneers. The building utilizes a
neutral color scheme and various yet highly compatible materials that serves as an aesthetic bridge
between the Starbucks and the Blake.
The front of the building faces S.R. 434, and will feature wide sidewalks with the potential for outdoor
seating. As a multi-tenant building, details of signage and precise locations of main entrances will
depend on the number, location, and square footage of future tenants.
The proposed project is designed to contribute significantly to the quality architectural styles that are
typical of the Winter Springs Town Center and the surrounding area. The proposed building represents
a positive addition to the City of Winter Springs, and is a high-quality, unique design that is
harmonious with its surroundings and will add value to the proposed location
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Final Engineering Plans:
The Winter Springs Town Center Retail Building is a proposed multi-tenant retail building with a
faux second story. The plans depict one 7,200 square foot building on a 0.83 acre lot, which is owned
by JDBS Winter Springs LLC. A parking lot is located on the north and west sides of the building.
The parking lot contains 47 standard parking stalls and three handicap stalls. The site also includes a
bike rack for multi-modal customers. Access to and from the site is through two driveway
connections on Sea Hawk Cove. The western access is a shared driveway with the existing
Starbucks. Sea Hawk Cove was recently completed as part of The Blake Apartments project, by
Catalyst. Sea Hawk Cove can be accessed from Michael Blake Blvd or Eagle Edge Lane, which was
also recently completed with The Blake Apartments project.
The site includes a parking area that can be shared with the adjoining Starbucks, paver patio area,
enhanced landscaping, lighting, and upgraded sidewalks. The enhanced landscaping and 12-ft
sidewalks will be located along SR 434 to provide a more walkable and aesthetically pleasing
frontage. The project will also include the construction of additional parallel parking stalls on the
south side of Sea Hawk Cove.
Sea Hawk Cove and The Blake Apartments will border the site to the north. Starbucks will border
the site to the west. The east and south sides of the site will be bordered by Michael Blake Blvd and
SR 434, respectively.
is located east of the Cross Seminole Trail. No additional onsite stormwater treatment is required.
Existing infrastructure will route stormwater to the master pond. The facility will connect to Winter
Springs water and sewer facilities located along Sea Hawk Cove. The City has water and sewer plant
capacity to service this project.
Special Exceptions:
The applicant is requesting approval of two Special Exception requests. In granting a Special
Exception, per the Town Center Code, the City Commission must find 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.
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
c.The proposed development abides by all rules in this code other than those specially excepted.
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.
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e.With respect to each waiver requested, the specific waiver shall comply with all of the
following:
(i)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;
(ii)Is the minimum waiver from the town center regulations necessary to make possible
the reasonable use of the land, building or structure;
(iii)Is in harmony with the general intent and purpose of the town center regulations;
(iv) Will not be injurious or incompatible to the town center and any surrounding
neighborhood or property; and
(iv)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 applicant requests that the Planning and Zoning Board consider the two following Special
Exception requests:
Special Exception Request #1:
The applicant requests a Special Exception to increase the front setback from SR 434 from the
maximum of 8-feet to approximately 47-feet.
[[450,1600,500,1657][12][,I,][Times New Roman]]
[[450,1661,619,1718][12][,I,][Times New Roman]]Sec. 20 [[594,1661,644,1718][12][,I,][Times New Roman]]- [[611,1661,749,1718][12][,I,][Times New Roman]]325. [[711,1661,761,1718][12][,I,][Times
New Roman]]- [[727,1661,777,1718][12][,I,][Times New Roman]] [[740,1661,1175,1718][12][,I,][Times New Roman]]Transect standards. [[1137,1661,1187,1718][12][,I,][Times New Roman]]
[[450,1722,973,1779][12][,I,][Times New Roman]]T5 (Urban Center Zone) [[939,1722,989,1779][12][,I,][Times New Roman]]
[[449,1783,1443,1840][12][,I,][Times New Roman]]Principle building setbacks (from property line) [[1409,1783,1459,1840][12][,I,][Times New Roman]]
[[449,1844,911,1901][12][,I,][Times New Roman]]Front/principle plane [[883,1844,933,1901][12][,I,][Times New Roman]]- [[900,1844,950,1901][12][,I,][Times New Roman]] [[912,1844,1027,1901][12][,I,][T
imes New Roman]]0 ft. [[1035,1844,1763,1901][12][,I,][Times New Roman]]8 ft. max (from front property line) [[1729,1844,1779,1901][12][,I,][Times New Roman]]
Staff supports this Special Exception based on the inclusion of a decorative knee wall with
landscaping along the west side of the property. This setback Special Exception maintains the setback
plane of Starbucks and the retail buildings west of Tuskawilla.
Special Exception Request #2:
The applicant requests a Special Exception to reduce the off-street parking lot setback from S.R. 434
from a required minimum setback of 50-feet to approximately 40-feet.
[[450,2448,619,2505][12][,I,][Times New Roman]]Sec. 20 [[594,2448,644,2505][12][,I,][Times New Roman]]- [[611,2448,749,2505][12][,I,][Times New Roman]]324. [[711,2448,761,2505][12][,I,][Times
New Roman]]- [[727,2448,777,2505][12][,I,][Times New Roman]] [[740,2448,1174,2505][12][,I,][Times New Roman]]General provisions. [[1137,2448,1187,2505][12][,I,][Times New Roman]]
[[450,2509,619,2566][12][,I,][Times New Roman]]8c. Off [[583,2509,633,2566][12][,I,][Times New Roman]]- [[600,2509,1427,2566][12][,I,][Times New Roman]]street surface parking lot placement.
Off [[1391,2509,1441,2566][12][,I,][Times New Roman]]- [[1407,2509,2011,2566][12][,I,][Times New Roman]]street surface parking lots sha [[1985,2509,2315,2566][12][,I,][Times New Roman]]ll
be set back a
[[450,2568,2314,2625][12][,I,][Times New Roman]]minimum of fifty (50) feet from the property line along the main street to accommodate liner
[[450,2627,686,2684][12][,I,][Times New Roman]]buildings. [[649,2627,699,2684][12][,I,][Times New Roman]]
Staff supports this Special Exception based on the relatively small size and location of the off-street
parking lot, the small size of the property, plus the inclusion of a decorative knee wall and
landscaping along the S.R. 434 frontage to provide adequate screening of the off-street parking lot.
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Special Exception Request #3:
The applicant requests a Special Exception to reduce the 80% frontage buildout at the front setback
required in the T5 transect to approximately 60%.
[[450,581,619,638][12][,I,][Times New Roman]]Sec. 20 [[594,581,644,638][12][,I,][Times New Roman]]- [[611,581,749,638][12][,I,][Times New Roman]]325. [[711,581,761,638][12][,I,][Times
New Roman]]- [[727,581,777,638][12][,I,][Times New Roman]] [[740,581,1175,638][12][,I,][Times New Roman]]Transect standards. [[1137,581,1187,638][12][,I,][Times New Roman]]
[[450,642,973,699][12][,I,][Times New Roman]]T5 (Urban Center Zone) [[939,642,989,699][12][,I,][Times New Roman]]
[[448,703,930,760][12][,I,][Times New Roman]]Lot Design Guidelines [[900,703,950,760][12][,I,][Times New Roman]]- [[917,703,967,760][12][,I,][Times New Roman]] [[929,703,1510,760][12][,I,][Times
New Roman]]80% min. (at front setback) [[1476,703,1526,760][12][,I,][Times New Roman]]
Staff supports this Special Exception based on the recognition that it would be highly impractical for
a relatively small retail building on a 0.83-acre lot to achieve an 80% frontage buildout at the front
setback, while still providing adequate parking, access, landscaping, and pedestrian facilities. To
offset the frontage buildout reduction, the site includes a decorative knee wall, landscaping, and a
new 12-foot wide sidewalk along the S.R. 434 frontage.
[[300,1121,350,1178][12][B,I,][Times New Roman]]
[[299,1181,1292,1238][12][B,I,][Times New Roman]]Special Exception Request #4 is what has been [[1251,1181,1482,1238][12][B,I,][Times New Roman]]REVISED [[1469,1181,1519,1238][12][B,I,][Times
New Roman]] [[1478,1181,1673,1238][12][B,I,][Times New Roman]](Added) [[1639,1181,1689,1238][12][B,I,][Times New Roman]] [[1648,1181,2298,1238][12][B,I,][Times New Roman]]in this
particular Agenda Item: [[2264,1181,2314,1238][12][B,I,][Times New Roman]]
Special Exception Request #4:
measures approximately 222 ft. x 173 ft. at its widest points while the maximum lot size permitted in
T5 is 180 ft. x 160 ft.
[[450,1543,619,1600][12][,I,][Times New Roman]]Sec. 20 [[594,1543,644,1600][12][,I,][Times New Roman]]- [[611,1543,749,1600][12][,I,][Times New Roman]]325. [[711,1543,761,1600][12][,I,][Times
New Roman]]- [[727,1543,777,1600][12][,I,][Times New Roman]] [[740,1543,1175,1600][12][,I,][Times New Roman]]Transect standards. [[1137,1543,1187,1600][12][,I,][Times New Roman]]
[[450,1604,973,1661][12][,I,][Times New Roman]]T5 (Urban Center Zone) [[939,1604,989,1661][12][,I,][Times New Roman]]
(2)[[489,1663,1000,1712][10][,I,][Times New Roman]]Dimensional requirements [[968,1663,1018,1712][10][,I,][Times New Roman]]
[[436,1724,658,1773][10][,I,][Times New Roman]]Lot width [[643,1724,693,1773][10][,I,][Times New Roman]] [[654,1724,1110,1773][10][,I,][Times New Roman]]18 ft. min., 180
ft. max. [[1073,1724,1123,1773][10][,I,][Times New Roman]]
[[300,1785,465,1834][10][,I,][Times New Roman]] [[427,1785,477,1834][10][,I,][Times New Roman]] [[436,1785,1088,1834][10][,I,][Times New Roman]]Lot depth 30 ft. min., 160
ft. max. [[1051,1785,1101,1834][10][,I,][Times New Roman]]
Staff supports this Special Exception based on the necessity for parking at this site; the demands of
other requirements such as providing the necessary turning radii for cars, emergency vehicles, and
dumpster enclosures; the provision of other amenities such as landscaping and pedestrian access and
safety.
FISCAL IMPACT:
Approval of the Aesthetic Review plans, Final Engineering Plans, and Special Exceptions allows the
subject property to be developed into a retail building. Development of the subject property as a multi-
tenant retail building is anticipated to provide an increas
a catalyst for future commercial development in the surrounding area.
:
COMMUNICATION EFFORTS
The Meeting Agenda and this Agenda Item have been forwarded to the Planning and Zoning Board
members and are available r. 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,
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.
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STAFF RECOMMENDATION:
Staff recommends that the Local Planning Agency/Planning & Zoning Board forward a
recommendation of approval to the City Commission for the Aesthetic Review, Final Engineering
Plans, and Special Exceptions for Winter Springs Town Center Retail Building, subject to the
satisfaction of any remaining open Staff review comments.
ATTACHMENTS:
1.Exhibit A - Aesthetic Review Plans
2.Exhibit B - Final Engineering Plans