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HomeMy WebLinkAbout2022 03 14 Public Hearing 400 - Hickory Grove Townhomes | 132 Townhomes (Single-Family Attached) + , PUBLIC HEARINGS AGENDA ITEM 400 CITY COMMISSION AGENDA I MARCH 14, 2022 REGULAR MEETING TITLE Hickory Grove Townhomes 1 132 Townhomes (Single-Family Attached) SUMMARY The Community Development Department requests that the City Commission hold a Public Hearing to consider the Aesthetic Review, Final Engineering Plans, multiple Waivers, Variance, Removal of Specimen Trees, and Development Agreement for Hickory Grove Townhomes located within the Town Center (T4 Transect) which includes 132 single-family attached units (townhomes) as a permitted use. Subsequent to the Planning and Zoning Meeting on February 10, 2022, the Applicant submitted a revised site plan which provided an additional three (3) parking spaces,just east of Bear Springs Drive and south of Tarflower Drive (new road). As a result, the Development Agreement was revised to include a provision in the HOA Covenants and Restrictions requiring that the townhome unit garages shall be maintained such that at least one car may be parked within the garage. The original Development Agreement required that two cars shall be parked within the townhome unit garages. The applicant provided a parking study which required 1 .69 parking spaces per unit for overall total of 223 parking spaces. The applicant provided a table (page 15) showing a comparison of other Town Center residential projects and the on-site parking demand ratios average is 1 .67. Further, the Applicant shall include a provision in the HOA Covenants and Restrictions requiring that residents shall not utilize the on-street parking on Bear Springs Drive, Blumberg Boulevard, and Tuskawilla Road for overnight parking purposes. 1 In addition, one other change to the Development Agreement is that the Developer shall submit a revised stormwater drainage plan. The reason for the recommended drainage outfall improvements is to ensure that the post- development discharge from the Hickory Grove Townhomes can be properly conveyed into the City's existing downstream drainage system without impacting the roadway or trail during extreme storm events. The proposed improvements will not impact the existing Winter Springs High School stormwater pond and will not involve a physical crossing of the Seminole County trail. RECOMMENDATION Staff recommends that the City Commission to deny, approve, or approve with conditions, the Aesthetic Review, Preliminary/Final Engineering Plans, multiple Waivers from the Town Center Code, Variance, Removal of Specimen Trees, and the Development Agreement for Hickory Grove Townhomes, contingent upon the below conditions of approval, as listed in the staff report. 2 • PUBLIC HEARINGS AGENDA nP 1959 CITY COMMISSION MONDAY, MARCH 14, 2022 1 REGULAR MEETING TITLE Hickory Grove Townhomes 1 132 Townhomes (Single-Family Attached) SUMMARY The Community Development Department requests that the City Commission hold a Public Hearing to consider the Aesthetic Review, Final Engineering Plans, multiple Waivers, Variance, Removal of Specimen Trees, and Development Agreement for Hickory Grove Townhomes located within the Town Center (T4Transect) which includes 132 single- family attached units (townhomes) as a permitted use. Subsequent to the Planning and Zoning Meeting on February 10, 2022, the Applicant submitted a revised site plan which provided an additional three (3) parking spaces,just east of Bear Springs Drive and south of Tarflower Drive (new road). As a result, the Development Agreement was revised to include a provision in the HOA Covenants and Restrictions requiring that the townhome unit garages shall be maintained such that at least one car may be parked within the garage. The original Development Agreement required that two cars shall be parked within the townhome unit garages. The applicant provided a parking study which required 1.69 parking spaces per unit for overall total of 223 parking spaces. The applicant provided a table (page 15) showing a comparison of other Town Center residential projects and the on-site parking demand ratios average is 1.67. Further, the Applicant shall include a provision in the HOA Covenants and Restrictions requiring that residents shall not utilize the on-street parking on Bear Springs Drive, Blumberg Boulevard, and Tuskawilla Road for overnight parking purposes. In addition, one other change to the Development Agreement is that the Developer shall submit a revised stormwater drainage plan. The reason for the recommended drainage outfall improvements is to ensure that the post-development discharge from the Hickory Grove Townhomes can be properly conveyed into the City's existing downstream drainage system without impacting the roadwayor trail during extreme storm events.The proposed improvements will not impact the existing Winter Springs High School stormwater pond and will not involve a physical crossing of the Seminole County trail. General Information Applicant Project Finance Development, LLC I Dwight Saathoff Property Owner(s) Juanita D. Blumberg as Trustee Location 141 Bear Springs Drive, Winter Springs, FL 32708 Tract Size ±12.30 acres Parcel ID Number 26-20-30-5AR-OB00-028E 3 Zoning Designation Town Center (T-C) I T4Transect I General Urban Zone FLUM Designation Town Center District Adjacent Land Use North: Winter Springs South: Blumberg Blvd. High School West: Bear Springs Dr. East: Tuskawilla Rd. Development Waivers and Variance I Pending Permits Development Development Agreement I Pending Agreement Code Enforcement Not applicable City Liens Not applicable Background Data: The applicant Project Finance Development, LLC is proposing a 132-unit single-family attached townhome subdivision within the Town Center. The ±12.30 acre parcel is located north of Blumberg Boulevard, south of Winter Springs High School, east of Tuscawilla Road, and west of Bear Springs Drive. The property is located in the T4 Transect of the Town Center, townhomes are a permitted use within this Transect. Between 1972 and 1980 Lewis and Juanita Blumberg purchased approximately 30 acres in Seminole County, Florida. In 1987, Blumberg Property annexed to the City of Winter Springs with a Light Industrial Future Land Use and C-2 and C-1 Zoning. The City started planning for the S.R. 434 Corridor and Town Center in 1995 between the summer of 1995 and early 1997 the City held various planning sessions to better define the Community goals for the S.R. 434 Corridor and the Town Center. The Final "Town Center" Overlay District was established in June 9, 1997 (Ordinance 661), and the City Commission directed Citystaffto prepare a comprehensive plan amendment and prepare a zoning change that would be in accordance with the development of the Town Center. From 1998 to 2000 City Staff and Planning Consultant Dover-Kohl worked with property owners on fine-tuning the Master Plan. The City staff completed the necessary Comprehensive Plan Amendment (Ordinance No. 2000-10 Approved on 4/24/2000) and development of the Town Center District Code (Ordinance No. 707 Approved on 6/12/2000). PUBLIC HEARINGS . • I MONDAY, 4 The former applicant, Beazer Homes, proposed ninety-nine (99) fee simple condominium units which was an age restricted 55+ community on the eastern portion of the subject parcel ±6.46 acres. This concept has been abandoned in favor of the presently requested 132-unit townhome project. Public Notices: Public Hearing Notices were mailed to all owners of real property adjacent to and within approximately five-hundred feet (500) of the subject property and all Homeowner's Associations on file with the City Winter Springs (112 notices) on January3l, 2022. A Community Workshop was held on August 26, 2021 and a Community Workshop flyer was mailed on August 6, 2021 (111 flyers).The flyer was mailed to all owners of real property adjacent to and within approximately five-hundred feet (500) of the subject property and all Homeowner's Associations on file with the City Winter Springs. There were approximately twenty (20) persons in attendance and several questions were asked related to the project,there were no objections raised at the Community Workshop regarding the proposed development. Proposed Layout/Unit Type: The Final Engineering Plan proposes townhomes consisting of twenty-eight (28) two-story buildings, ranging in size from four (4) to five (6) units per building, and a cabana including a swimming pool. The Final Engineering Plan for the subdivision a public street and private alleys, consistent with the Town Center Code. Townhome units along the perimeter of the development will front Blumberg Boulevard be accessed through Tuskawilla Drive and Bear Springs Drive. The internal buildings will all face public streets. All townhome units have two-car garages accessed from alleys at the rear of the residential buildings. Site Amenities: The central area of the subdivision includes a swimming pool, cabana, playground with shade sails, a dog park including six doggie stations, and two amenity fountains entering the development at Tuskawilla Drive. 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. Final Engineering Plans Criteria,Sec.20-33.1: (a) Site and final engineering plans and the subdivision of land shall also be subject to the technical requirements set forth in Chapter 9 of the City Code. It is the intent of this section to apply to applications for site and final engineering plans and to any subdivision of land requiring a plat, if applicable, and does not include review and approval of a lot split application. Please see discussion below regarding technical requirements of Chapter 9. The Final Engineering Plans have been reviewed by the City's engineer, concluding that the Plans satisfy the technical requirements provided the conditions of approval set forth below are met. PUBLIC HEARINGS . • I MONDAY, 5 (b) Except in situations involving one (1) single-family home, the planning and zoning board shall be required to review all site and final engineering plan and subdivision of land applications and make a written recommendation to the city commission. Such recommendation shall includethe reasonsforthe board's recommendation and showthe board has considered the applicable criteria set forth in this section. (c) Upon receipt of the planning and zoning board's recommendation, the city commission shall make a final decision on the application. If the city commission determines that the planning and zoning board has not made a recommendation on an application within a reasonable period of time, the city commission may, at its discretion, consider an application without the planning and zoning board's recommendation. d) Except in situations involving one (1) single-family home, all site and final engineering plan and subdivision recommendations and final decisions shall be based on whether the site and final engineering plan and subdivision of land complies with all the technical requirements set forth in chapter 9 of the City Code and the following criteria to the extent applicable: (1) Whether the applicant has demonstrated the site and final engineering plan and subdivision of land, including its proposed density, height, scale and intensity, hours of operation, building and lighting design, setbacks, buffers, noise, refuse, odor, particulates, smoke,fumes and other emissions, parking and traffic-generating characteristics, number of persons anticipated using, residing or working under the plan, and other off-site impacts, is compatible and harmonious with adjacent land uses, and will not adversely impact land use activities in the immediate vicinity. Analysis: The applicant has demonstrated the proposed density, height, scale and intensity of the development as depicted in the Final Engineering Plans are consistent with the requirements of the T4 Transect (General Urban Zone) of the Town Center Code. The proposed residential buildings will include two-stories, the buildings meet setback requirements (Front 4' min - 10' max, Rear 3', Side 0'), height (maximum 35'), and parking (223 spaces/1.69 per unit standards. Impacts related to noise, refuse, odor, particulates, smoke, fumes and other emissions are anticipated to be negligible given the residential nature of the project. The proposed development is compatible and harmonious with adjacent land uses, and will not adversely impact land use activities in the immediate vicinity. The Hickory Grove consists of 132 single-family attached townhomes. This project has a density of±10.73 dwelling units on ±12.3 acres. A similar approved project, Seminole Crossing Townhomes, which is also located within the Town Center (T5) Transect (Urban Center Zone) consists of 114 a single-family attached townhomes on ±8.33 acres, has a density of 13.69 dwelling units per acre.This development is located south of Winter Springs Village which is located in within the Town Center (T3) Transect (Suburban Zone). Nearby Winter Springs Village calls for a lesser density while still meeting the intent of the Town Center District Code. PUBLIC HEARINGS . • I MONDAY, 6 The Blake Apartments is located within the Town Center (T5)Transect (Urban Center Zone) and is a 279 multi-family apartment complex on ±12.4 acres, which has a density of 22.5 units per acres. The Rize, is also located in the T5 Transect and consists of 244 unit multi- family apartment complex on ±4.78 acres and has a density of 51 units per acre. In regards to density,the Town Center District does not have a maximum density and high density infill is encouraged within the Town Center pursuant to the Comprehensive Plan Policy1.4.2 and 2.2.6 of the Land Use Element. Policy 2.2.6 encourages a minimum average residential density of 7 units per acre, unless the type of unit would warrant a lesser density, while still meeting the intent of the Town Center District Code. As demonstrated with the approved projects discussed above, Hickory Grove's density meets the intent of the Town Center. The Applicant has demonstrated that the parking and traffic-generating characteristics of the proposed use will not adversely impact the site and surrounding area. Seminole County Public Works Department/Engineering Division reviewed the Traffic Impact Analysis and stated that the development does not appear to adversely impact County roadways. Parking and transportation are addressed thoroughly below in the Transportation section of this Report. The subdivision of land will be applied for at a later date in accordance with Section 9-74 of the City Code. To date, the Applicant has provided a draft plat and title work in conjunction with the request for Final Engineering Approval. The Development Agreement will require final plat approval within two (2) years in accordance with Section 9-74. The Applicant is requesting three waivers: 1) The cabana (amenity) to remain a one-story building in lieu of two-stories; 2) Modifying the configuration of the streetscape; and 3) Maximum lot coverage. The waivers will be discussed below in the Waiver section of this Report. In addition, the Applicant is requesting one variance: 1) City Code Section 9-241(e) which requires that the proposed stormwater management systems provide sufficient detention volume such that the post-development rate and volume is less than or equal to pre-development conditions. This request is further discussed below in the Variance section of this Report. The applicant has demonstrated the site and final engineering plan is compatible and harmonious with adjacent land uses, and will not adversely impact land use activities in the immediate vicinity. (2) Whether the Applicant has demonstrated the size and shape of the site, the proposed access and internal circulation, and the design enhancements to be adequate to accommodate the proposed density, scale and intensity of the site and final engineering plan requested. The site shall be of sufficient size to accommodate design amenities such as screening, buffers, landscaping, open space, off-street parking, safe and convenient automobile, bicycle, and pedestrian mobility at the site, and other similar site plan improvements needed to mitigate against potential adverse impacts of the proposed use. PUBLIC HEARINGS . • I MONDAY, 7 Analysis: The size and shape of the site is demonstrated by the ALTA survey submitted with the project's Final Engineering Plans. The site is a total of ±12.30 acres. Access to the site is provided both from Tuskawilla Road and Bear Springs Drive. The circulation of the site is shown through the proposed, internal road and alley layout in the Final Engineering plan, which will accommodate fire truck turning radii and meeting minimum alley and street widths as required in Sec. 20-324(8). The site has been designed to accommodate screening, buffers, landscaping, open space, off-street parking, and safe and convenient automobile, bicycle, and pedestrian mobility as applicable to the proposed use. The Seminole County Fire Department has approved the plans and requires a Condition of Approval stating fences and walls are prohibited along Blumberg Boulevard (Buildings 21 thru 24), Bear Springs Drive (Buildings 7 & 8), and the High School Entrance Road (Buildings 4 thru 6). Constructing a fence and/or wall will obstruct fire department access to the main-door of the townhomes, exceeding the 50 ft. NFPA 1 Requirement Per Section 18.2.3.2.1. The internal circulation plan consists of one public primary street and private alleys for access to the individual townhome garages. The existing and future Town Center street network provides multiple options for residents to reach their desired destinations. Block sizes do not exceed to maximum sizes allowed in the Town Center Code.A further analysis related to preserved tress is discussed below in the Specimen Tree Removal section of this Report. On-site improvements include, two water fountains at the entrance on Tuskawilla Road, bicycle parking, lighting, and internal pedestrian walkways utilizing alternative pavement. As discussed further below, there is adequate on-street and off-street parking for the subdivision. On-site recreational facilities have been provided, including a 1.20-acre cabana, pool area, and dog park, which exceeds the minimum 0.5-acre recreation area required by the Recreation and Open Space Element of the Comprehensive Plan. The Development Agreement provides for significant enhancements relating to landscaping buffers, including planting of understory trees, entry fountains, benches, and eleven (11) - 10" Live Oaks, planted along Tuskawilla Drive and Blumberg Boulevard. (3) Whether the proposed site and final engineering plan and subdivision of land will have an adverse impact on the local economy, including governmental fiscal impact, employment, and property values. Analysis: Single-family residential attached housing is a permitted use in the T4 Transect of the Town Center and is not expected to have an adverse impact on the local economy, but to add to the local economy by means of generating tax revenue and patronizing Town Center businesses. Development of the subject property is anticipated to provide an increase to the City's taxable value, as well as, creating additional economic activity for existing businesses owners in the surrounding area. PUBLIC HEARINGS . • I MONDAY, 8 Fiscal Impact: Approval of the Final Engineering Plan and Aesthetic Review allows the subject property to be developed into a 132-unit townhome community. Development of the subject propertywill increasethe city'stax base and recurring propertytax revenues. Based on the expected product mix, and assuming that all unit owners will benefit from the homestead exemption,the City's share of propertytax revenue of the proposed subdivision at buildout is estimated to be $91,943.17 per annum. This compares to just $1,062.92 in 2020. This does not include tax receipts from the City's Fire District millage. The below tables provide a more detailed breakdown for the estimated increase in the property tax to be generated by this project. The Applicant provided the below table: Hickory Grove Property Tax Generation Estimated City Total Expected PropertyTax Estimated City Floor Plan Total Units Assessed Value Receipts Per Unit Total Property Tax Plan 1 37 5 322,544.05 $ 656.83 $ 24,302.71 Plan 2 37 $ 331,733.24 $ 678.98 $ 25,122.26 Plan 3 25 $ 344,566.92 $ 7009.90 18,457.40 Plan 4 32 $ 361,99 .00 $ 751.90 24,060.80 Total 132 $ 44,754,679.65 699.40 $ 91,943.17 -Estimated City Property Tax Receipts Per Unit calculation assumesthe Homestead Exemption is applied toeach unit Hickory Grave PropertyTax Increase Hickory Grove Total Current Blumberg Estimated Total Estimated City Tax Property City Tax Increase in City Revenue (2020) PropertyTax Revenue 91,943.17 $ 1,062.92 $ 90,880.25 (4) Whether the proposed site and final engineering plan and subdivision of land will have an adverse impact on the natural environment, including air, water, and noise pollution,vegetation and wildlife, open space, noxious and desirable vegetation, and flood hazards. Analysis: Open space is provided throughout the development via the central community gathering areas. The total gross area for the site is ±12.30 acres and the total proposed open space throughout the site is 4.19 acres (34.07%). The Applicant contracted with Bio- Tech Consulting, Inc. (BTC), to prepare an Environmental Assessment Report of the site, including review of topography, soil types mapped within the property boundaries, evaluation of land use types/vegetative communities present, field review for occurrence of protected flora and fauna, and environmental permitting and development constraints. No wetland/surface water land use type/vegetative community was identified on the property at the time of the assessment. The eastern portion of the property has been cleared. The Report concluded that no plant species "listed" on Florida's Endangered Species, Threatened Species and Species of Special Concern by state or federal agencies were identified on the site during the assessment. AGENDAPUBLIC HEARINGS I MONDAY, 9 None of the identified wildlife species were on the Florida Fish and Wildlife Conservation Commission's (FFWC) Official Lists of Florida's Endangered Species, Threatened Species and Species of Special Concern. The Report listed wildlife species identified during the evaluation of the property, and concluded that there is one (1) Bald Eagle nest (Nest #SE096a) located within 660 feet of the project site boundaries. More specifically, a small portion the nest's secondary protection zone (330-660ft) extends across the southeastern portion of the project site. As such, the guidelines for construction and monitoring activities consistent with the USFWS Bald Eagle Monitoring Guidelines will be required for any construction activities occurring between the 330-foot protection zone and the 660- foot protection zone during the nesting season (October 1st thru May 15th). In August of 2007, the U.S. Fish and Wildlife Service (USFWS) removed the Bald Eagle from the list of federally endangered and threatened species. Additionally, the Bald Eagle was removed from the Florida Fish and Wildlife Conservation Commission's (FFWCC) imperiled species list in April of 2008. Although the Bald Eagle is no longer protected under the Endangered Species Act, it is still protected under the Bald and Golden Eagle Protection Act, the Migratory Bird Treaty Act and FFWCC's Bald Eagle rule (Florida Administrative Code 68A- 16.002 Bald Eagle.) Permitting through the St. John's River Water Management District (SJWMD) would be required to develop the project site. As there are no wetlands and/or other surface water within the limits of the subject property, permitting through the US Army Corps of Engineers (USACE) will not be required.The site resides in the Lake Jesup Hydrologic Basin. A single-family residence is currently located on the site, the lot will need to be graded in order to be developed. An Environmental Assessment Report has been submitted to the city detailing the conditions on site. A noise study is not required.The City currently has a noise ordinance that restricts decibels ratings from 60-70 in commercial zones from 10:00 p.m. - 7:00 a.m. per Sec. 13-35. maximum permissible sound levels. Noise levels are not anticipated to exceed the allowable noise decibels for this residential use. Tree mitigation is discussed extensively below. As a result, the proposed development will not have an adverse impact on the natural environment, including air,water, and noise pollution,vegetation and wildlife, open space, noxious and desirable vegetation, and flood hazards. (5) Whether the proposed site and final engineering plan and subdivision of land will have an adverse impact on historic, scenic, and cultural resources, including views and vistas, and loss or degradation of cultural and historic resources. Analysis: It is not anticipated that the proposed development will have an adverse impact on any historic, scenic, or cultural resources, including views and vistas, and loss or degradation of cultural and historic resources. (6) Whether the proposed site and final engineering plan and subdivision of land will have an adverse impact on public services, including water,sewer,stormwater and surface PUBLIC HEARINGS AGENDA I MONDAY, MARCH 14, 2022 1 PAGE 8 OF 29 10 water management, police, fire, parks and recreation, streets, public transportation, marina and waterways, and bicycle and pedestrian facilities. Analysis: An Environmental Resource Permit (ERP) will be required through the St. Johns River Water Management District (SJRWMD) to authorize the construction and operation of a stormwater management system in order to develop the project site. The proposed development will be designed in accordance with the Town Center District Code, which will include the following public services; water, sewer, stormwater and surface water management, police, fire (Seminole County Fire Department). Further analysis is discussed below in the Level of Service section of this Report. A bicycle rack, placed near the cabana includes six (6) bicycle spaces and the site includes sidewalks for adequate pedestrian circulation. The proposed development is consistent residential developments and will not have an adverse impact on existing public services. A statement related to police, fire, parks and recreation is discussed below. The proposed site and final engineering plan and subdivision of land will not have an adverse impact on public services. (7) Whether the site and final engineering plan and subdivision of land, and related traffic report and plan provided bythe applicant,details safe and efficient means of ingress and egress into and out of the neighborhood and adequately addresses the impact of projected traffic on the immediate neighborhood, traffic circulation pattern for the neighborhood, and traffic flow through immediate intersections and arterials. Analysis: The final engineering plan and subdivision of land, and related traffic report and plan provided by the Applicant, details safe and efficient means of ingress and egress into and out of the neighborhood and adequately addresses the impact of projected traffic. See the Transportation section below for further analysis regarding impact on regarding traffic circulation. (8) Whether the proposed site and final engineering plan and subdivision of land will have an adverse impact on housing and social conditions, including variety of housing unit types and prices, and neighborhood quality. Analysis: The proposed project will increase the variety of housing unit types available within the Town Center. The proposed development is not anticipated to have an adverse impact on housing and social conditions. (9) Whether the proposed site and final engineering plan and subdivision of land avoids significant adverse odor, emission, noise, glare, and vibration impacts on adjacent and surrounding lands regarding refuse collection, service delivery, parking and loading, signs, lighting, and other sire elements. Analysis: It anticipated that the proposed development will not emit odors, noise, glares, or vibrations that will adversely impact adjacent properties. There is adequate parking, lighting, refuse collection, and internal signage are proposed which will assist in limiting any perceived adverse effects. The Developer and the City shall enter into a separate PUBLIC HEARINGS . • I MONDAY, 11 Neighborhood Street Sign and Light Improvement Agreement (NSSLIA) outlining the responsibilities of the Developer and future HOA. (10) Whether the applicant has provided an acceptable security plan for the proposed establishment to be located on the site and final engineering plan and subdivision of land that addresses the safety and security needs of the establishment and its users and employees and minimizes impacts on the neighborhood, if applicable. Analysis: A security plan will be provide during the initial pre-construction meeting. In addition, after the completion of the proposed development, a Homeowners Association will monitor the community and address anysecurity needsthat may arise. No foreseeable safety concerns exist associated with the proposed project. (11) Whether the applicant has provided on the site and final engineering plan and subdivision of land an acceptable plan for the mass delivery of merchandise for new large footprint buildings (greater than twenty thousand (20,000) square feet) including the hours of operation for delivery trucks to come into and exit the property and surrounding neighborhood, if applicable. Analysis: Not applicable for the proposed use. The project is designed as a residential subdivision and will not include mass delivery of merchandise and will not include buildings greater than 20,000 square feet. (12) Whether the applicant has demonstrated that the site and final engineering plan and subdivision of land have been designed to incorporate mitigative techniques and plans needed to prevent adverse impacts addressed in the criteria stated herein or to adjacent and surrounding uses and properties. Analysis: The proposed site will utilize the previously stubbed out internal access road for this site's use as contemplated within the overall master design of the surrounding uses. The proposed site circulation will use internal access roads, therefore it will not heavily impact local traffic patterns. The Final Engineering Plans, in conjunction with the Development Agreement, prevent adverse impacts to adjacent and surrounding uses and properties. The proposed development will provide adequate screening and buffering. The Applicant submitted a parking generation study indicating that sufficient parking has been proposed for this use based on occupancy rates, ITE parking generation factors, and comparison with several previously-approved townhome developments within the Town Center. The replanting of trees and a payment to the tree mitigation bank will be completed to mitigate for the trees that are required to be removed for the construction of the development. (13) Whether the applicant has agreed to execute a binding development agreement required by cityto incorporate the terms and conditions of approval deemed necessary by the city commission including, but not limited to, any mitigative techniques and plans required by City Code. PUBLIC HEARINGS . • I MONDAY, . • OF 29 12 Analysis: The applicant has agreed to execute a binding Development Agreement and it is attached hereto as an Exhibit. Specimen Tree Removal/Approval: Pursuant to Chapter 5, Tree Protection and Preservation Sec. 5-8 - Specimen or historic trees, the Applicant has requested the removal of eleven (11) of the fourteen (14) specimen trees as depicted on the Final Engineering/Landscape Plans. The Applicant states that the site's geometry, required typical section of the proposed public ROW, required rear alleys for Townhouse, and necessary site grading to ensure compliance will all code requirements (i.e. accessibility and FFE being above 2 ft. of the adjacent SW) do not allow the preservation of these trees outside from the three (3) Specimen Trees being saved (see Applicant's Tree Preservation Narrative for more detail). The City Arborist has determined that the Applicant has engaged in good faith to preserve the specimen trees. The City Arborist has determined that the relocation of these specific specimen trees is not an viable option, since it is not guaranteed that the specimen trees will survive relocation. The City Arborist has worked with the Applicant and shall make a recommendation of approval that the Applicant mitigate the removal of the eleven (11) specimen trees on-site. In addition, the applicant desires to remove 1,057 trees (2,270 credits) (including eleven (11) specimen trees) and proposes to preserve 35 trees (107 credits) of which (3) are specimen trees. The applicant shall be installing 1,240 tree credits (467 trees),which include 11 (10 inch) live oaks (Florida Grade 1). The remaining owed credits of 923 are to be mitigated a cost of $276,900 (923 credits x $300 per credit). Level of Service (LOS)/Capacity. Policy 1.7.3: Require the Community Development Department- Planning Division in conjunction with the Public Works/Utility Department and Parks and Recreation Department to evaluate and report on current capacity within each public facility category, including any encumbrances or deficiencies as part of the annual update to the Capital Improvements Element. Identify any public facilities that will require improvements to maintain adopted LOS. The concurrency evaluation system shall measure the potential impact of any proposal for a development permit or order upon the City's multimodal transportation network and the established minimum acceptable levels of service (LOS) for public schools, sanitary sewer, solid waste, drainage, potable water, and parks and recreation facilities, unless the development permit or order is exempt from the review requirements of this section. No development permit or order which contains a specific plan of development, including densities and intensities of development, shall be issued unless adequate public facilities are available to serve the proposed development as determined by the concurrency evaluation set forth in this section. (Ord. 2010-18; 10-25-10). AGENDAPUBLIC HEARINGS I MONDAY, 13 Public School Capacity: The Seminole County School Board District may rezone prior to construction, if deemed appropriate (or after for that matter), there are no "permanent" school zones. The proposed development is currently zoned as follows: Elementary School District: Layer (Remaining Capacity 92) Middle School District: Indian Trails (Remaining Capacity156) High School District: Winter Springs (Remaining Capacity 448) The Seminole County School Board estimates that the proposed development will add fourteen (14) elementary, seven (7) middle school, and ten high school (10) students with the construction of the 132 townhome development. Parks and Recreation: Based on the current population and the proposed population of this project the City is proposed to have a surplus of 81.93 acres of park land. Recreation and Open Space The Element concluded (Recreation and Open Space Element, Table IV-1) that the City has adequate land to meet its overall parkland adopted Level of Service (LOS) the standard is 8 acres/1000 population through 2030.The LOS includes State and County park lands and trails that are located within the City's jurisdictional boundaries and includes both passive and active lands. Fire Protection: The Seminole County Fire Department has approved the plans and requires a Conditional of Approval stating fences and walls are prohibited along Blumberg Boulevard (Buildings 21 thru 24), Bear Springs Drive (Buildings 7 & 8), and the High School Entrance Road (Buildings 4 thru 6). Constructing a fence and/or wall will obstruct fire department access to the main-door of the townhomes, exceeding the 50 ft. NFPA 1 Requirement Per Section 18.2.3.2.1. Police Protection: The Winter Springs Police Department has sufficient resources to serve the citizens of Winter Springs related to the proposed 132 single family attached townhome development. Public Works/Utilities Solid Waste: Garbage collection provided by Waste Pro of Florida (Waste Pro) is the City's authorized solid waste provider. Stormwater/Dra i nage: The proposed stormwater management system for Hickory Grove Townhomes will encompass five (5) stormwater ponds that will provide pollution abatement (water quality) volume and peak rate attenuation (water quantity) volume. The proposed stormwater management system discharges to an existing drainage conveyance system within the Tuskawilla Drive right-of-way which ultimately outfalls to Lake Jesup, provided that the conditions of approval below are implemented. Please note that since Lake Jesup is an PUBLIC HEARINGS AGENDA I MONDAY, MARCH 14, 2022 1 PAGE 12 OF 29 14 impaired water body, the proposed stormwater management system provides additional water quality volume to ensure that the post-development nutrient loads (nitrogen and phosphorus) to Lake Jesup do not exceed pre-development conditions. The stormwater runoff from the proposed development is properly captured and conveyed to the on-site stormwater ponds via drainage inlets and storm sewer pipes. Lastly, the proposed stormwater management system meets the stormwater criteria established by the St. Johns River Water Management District and the City of Winter Springs. While the Applicant has requested a variance related to stormwater volume, it should be noted that the Stormwater LOS as required in Policy 1.2.1 of the Capital Improvements Element of the Comprehensive Plan will be met and is unaffected by the variance request. Policy1.2.1(e) Stormwater Management: 1) Water Quantity - Peak post-development runoff rate shall not exceed peak pre- development runoff rate for the 25- year, 24-hour storm event. Each development shall accommodate its proportion of basin runoff rate above the downstream systems actual capacity. 2) Water Quality - Stormwater treatment system which meets the requirements of the Florida Administrative Code (F.A.C.) and which is site-specific or serve sub-areas of the City. Sanitary Sewer: The east sewer plant capacity exists to serve the 132 unit townhome development, and sanitary sewer infrastructure is available to the project site. The development is connecting to the City's wastewater collection system via the 8-inch sanitary sewer line from the utility easement southeast along Tuskawilla Road to the 12-inch force main northwest along the Michael Blake Boulevard ROW. The Developer will be dedicating the sanitary sewer collection and conveyance system within to the development to the City as part of the project close out process. Potable Water: Water plant capacity exists to serve the 132-townhome development and potable water service is available from the City's 8-inch water main north along the Central Winds Drive right-of-way (ROW) via the 8-inch water main in the utility easement extending to the Southern edge and from the City's 12-inch Water Main to the east along the Tuskawilla Road right-of-way (ROW)via the 12-inch water main in the utility easement extending from the northern to the southern edge. The Developer shall provide adequate infrastructure to support the use of reclaimed water for irrigation throughout the project site. The Developer will be dedicating the water and reclaimed pipelines within the development to the City as part of the project close out process. Additionally, the development will be provided reclaimed (reuse) water for irrigation purposes from a future connection to the City's 4-inch reclaim system at the western edge of Veterans Memorial Park, south of Blumberg Boulevard and west of Bear Springs Drive upon completion of an expansion of current reclaimed distribution infrastructure. Until the reclaimed water expansion project is completed, irrigation for the subject property will be provided via temporary irrigation well. The use of temporary irrigation well and future use of reclaimed water for irrigation purposes shall reduce projected potable water consumption for the project significantly. The remaining water service for the development shall be potable. Given the use of the temporary irrigation well and future use of reclaimed water for irrigation PUBLIC HEARINGS AGENDA I MONDAY, MARCH 14, 2022 1 PAGE 13 OF 29 15 purposes, sufficient potable water plant and permitted consumptive use permit capacity currently exists to support the projected potable water demand for the project. Parkina: Subsequent to the Planning and Zoning Meeting on February 10, 2022, the applicant submitted a revised site plan that provided an additional three (3) parking spaces, just south of Tarflower Drive. As discussed above, the proposed development consists of 132 townhome units. All townhome units will have two-car garages and per City Code,each 2-car garage is counted as 1 parking space. The site proposes a total of 223 parking spaces (132 garage spaces 10 visitor/overflow spaces (including 3 ADA required parking spaces), and an additional 81 overflow spaces distributed throughout the development, which is equivalent to 1.69 spaces per unit). Subsequent to the February 10, 2022 Planning and Zoning Board/Local Planning Agency (PZB) meeting and PZB's recommendation of approval to the City Commission, the applicant requested changes to the Development Agreement (DA). One specific modification to the DA was the reduction of two (2) parking spaces which were allocated in each of the garages for each of the townhome units. The applicant is now requesting that the DA only require one space within each townhome garage be maintained for parking. This requested modification to the DA creates a reduction of 132 parking spaces with a new parking ratio of 1.69,the previously proposed parking ratio before the Planning and Zoning Board was 2.69. The City recognizes that many enclosed garages in individual residential units are often not used to their full parking capacity. In recognition of this,the number of parking spaces considered to be available in enclosed garages shall be calculated at fifty (50) percent of the actual parking capacity per Code. Below is a comparison of parking calculations for approved townhome projects located within the Town Center. 1) Seminole Crossing Townhomes (2019) has 114 units, plus 115 on-street parking spaces. This townhome development calculated the 50% garage reduction by counting only one car parked in the garage per unit, the net parking ratio for this development is 2.01. 2) The Approved Final Engineering Plans demonstrate thatJesup's Landing (2012) has 171 units with two-car garages. The site has 163 designated on-street parallel parking spaces, 40 designated off-street parallel parking spaces, and 43 undesignated on- street parking on neighborhood lanes,for a total of 417 parking spaces, after the 50% garage reduction by counting only one garage space per unit, the net parking ratio is 2.44. 3) The Approved Final Engineering PlansshowthatJesup's Reserve (2005) has161units with two-car garages. At the time this development was approved, the Development Agreement assumed 2 spaces in the garages in the parking calculations. This development did not apply the 50% garage reduction. Both PUBLIC HEARINGS . • I MONDAY, 16 parking spaces in the garages are counted in the parking calculations, 320 garage parking spaces. The site also has 92 designated on-street parallel parking spaces totaling of 412 parking spaces,the engineered on-site parking ratio 2.SS or 1.SS if only one space were counted in the townhome garages. Per Section 20-324 of the City's Land Development Code (LDC), there are no minimum parking requirements in the Town Center. The City required the applicant to provide a traffic study and a parking study which was prepared by the applicant based from the 10th Edition Institute of Transportation Engineers (ITE) Parking Generation Manual. Although, developments within the Town Center do not have a specific parking ratio requirements. It is assumed thatthe most residentswill only park one their vehicles within thetownhome garages. The Applicant's Parking Generation Study utilizing the anticipated occupancy of the townhome units and further comparing the ITE parking generation ratios is further attached to this Report. The Applicant provided the below parking ratio table: Demand for On-Site Parking 3-day Average Occupied Spaces No. of Parking Ratio +1/2 of spaces Units available in garages Jesup's Landing 31S 171 1.84 Jesup's Reserve 241 161 1.50 Average 1.67 Hickory Grove Proposed 2231 1321 1.69 Transportation: Hickory Gove Townhomes will be accessed from both Tuscawilla Road and Bear Springs Drive. Per the City's Comprehensive Plan, Objective 6.1: Transportation Concurrency Management Area (TCEA) Creation, the TCEA designation provides an exemption to transportation level of service requirements in an effort to support urban infill, development, redevelopment and the achievement of the City's redevelopment goals by addressing mobility, urban design, land use mix, network connectivity and reduction in the reliance of the single occupant automobile and reduction in vehicle miles traveled. Transportation concurrency requirements are modified within the citywide TCEA to include integration and coordination among the various modes of transportation as outlined in policies for mobility found in the Multimodal Transportation Element and through complementary policies in other elements. LOS shall be used for monitoring purposes, in order to identify where multimodal improvements are needed, and not for development approvals based on capacity. The existing and future Town Center street network provides multiple options for residents to reach their desired destinations. The proposed development will have access to the site via access roadways from Bear Springs PUBLIC HEARINGS AGENDA I MONDAY, MARCH 14, 2022 1 PAGE 1S OF 29 17 Drive and Tuskawilla Road. The analysis considers the project's impacts on roadways and intersections in the property's vicinity. Roadways SR 434 Central Winds Drive to Tuskawilla Road Tuskawilla Road to Michael Blake Boulevard Michael Blake Boulevard to Tuscora Drive Tuskawilla Road Trotwood Boulevard to SR 434 SR 434 to Blumberg Boulevard Intersections SR 434 & Bear Springs Drive SR 434 &Tuskawilla Road Tuskawilla Road and Blumberg Boulevard Data used in the analysis consists of site plan/development information provided by the Project Engineers, daily traffic volume data obtained from the Florida DOT and Seminole County and A.M./P.M. peak hour traffic counts obtained by the applicant's consultant Traffic Planning and Design, Inc. The proposed developmentwill generate a total daily traffic volume of 967 vehicle trips, of which 62 will occur in the A.M. peak hour and 75 will occur in the P.M. peak hour. The study roadway segments currently operate at adequate Levels of Service and will continue to operate at satisfactory Levels of Service when project trips are added. The City's Traffic Engineer of record accepts the transportation impact analysis and addenda provided by the Applicant.The applicant has demonstrated that the parking and traffic-generating characteristics of the proposed use will not adversely impact the site and surrounding area. In addition, Seminole County Public Works Department / Engineering Division reviewed the Traffic Impact Analysis and stated that the development does not appear to adversely impact County roadways. Aesthetic Review: Pursuant to Section 9-603, which sets forth guidelines and minimum standards for Aesthetic Review packages, staff has utilized the below criteria in Section 9-603 to determine the following. The attached Aesthetic Review package includes all of the submittal requirements for aesthetic review as set forth in Section 9-600 through 9-607 and include the following: (a) a site plan; (b) elevations illustration all sides of structures facing public streets or spaces; (c) illustrations of all walls, fences, and other accessory structures and the indication of height and their associated materials; (d) elevation of proposed exterior permanent signs or other constructed elements other than habitable space, if any; (e) illustrations of materials, texture, and colors to be used on all buildings, accessory structures, exterior signs; and (f) other architectural and engineering data as may be required. The procedures for review and approval are set forth in Section 9-603. PUBLIC HEARINGS . • I MONDAY, 18 Aesthetic Review 1. The plans and specifications of the proposed project indicate that the setting, landscaping, proportions, materials, colors, texture, scale, unity, balance, rhythm, contrast, and simplicity are coordinated in a harmonious manner relevant to the particular proposal, surrounding area and cultural character of the community. Analysis: The entrance areas will be decorated with landscaping, and a landscaped median in front of the entrance. The design of the proposed townhomes includes twenty-eight (28) two-story buildings, which consists of four (4) buildings with six (6) units, twelve (12) buildings with five 5 units and twelve (12) buildings with four (4) units, and a single story cabana with a swimming pool. The buildings are the Craftsman and Coastal style townhomes, which incorporates a neutral complementary color scheme. The variation of colors, shutters, porches, and expression lines provide for variety amongst the townhomes and individual buildings, and are together complementary of each other and the surrounding area. The architecture is complementary to the diverse styles of architecture that have been provided in the Town Center. 2. The plans for the proposed project are in harmony with any future development which has been formally approved by the city within the surrounding area. Analysis: Not applicable. 3. The plans for the proposed project are not excessively similar or dissimilar to any other building, structure or sign which is either fully constructed, permitted but not fully constructed, or included on the same permit application, and facing upon the same or intersecting street within five hundred (500) feet of the proposed site, with respect to one or more of the following features of exterior design and appearance: a. Front or side elevations; b. Size and arrangement of elevation facing the street, including reverse arrangement; or c. Other significant features of design such as, but not limited to: materials, roof line, hardscape improvements, and height or design elements. Analysis: The proposed units are designed to contribute to the quality architectural styles that are typical of the surrounding area. This project represents a positive addition to the City of Winter Springs Town Center. Significant design features include architectural design elements such as columns, a variety of angles and shapes of rooflines, and varying colors and varying facades throughout the multiple variations of units. 4. The plans for the proposed project are in harmony with, or significantly enhance, the established character of other buildings, structures or signs in the surrounding area with respect to architectural specifications and design features deemed significant based upon commonly accepted architectural principles of the local community. PUBLIC HEARINGS . • I MONDAY, 19 Analysis: The proposed project enhances the character and overall aesthetics of the surrounding area. The City of Winter Springs is comprised of diverse architectural styles and, therefore, the proposed project represents a positive addition to this area of the City. 5. The proposed project has incorporated significant architectural enhancements such as concrete masonry units with stucco, wrought iron, columns and piers, porches, arches, planting areas, display windows, and other distinctive design detailing and promoting the character of the community. Analysis: The proposed units are designed to contribute to the quality architectural styles that are typical of the surrounding area. This project represents a positive addition to the City of Winter Springs Town Center. Significant design features include architectural design elements columns (constructed with wood and concrete finishes), stoops forward of the principle plane, shutters and muntins, a variety of angles and shapes of rooflines, varying colors, and facades of hardie and cementitious finishes throughout the units. All proposed fencing in the development is black aluminum. Each floor of each building facing a park, square, or street shall contain transparent windows covering a minimum of 15% of the wall area. Gabled and hipped roofs will be utilized and downspouts will match gutters in material and finish.Shinglesforthe proposed productswill be asphalt and the gutters will be aluminum. The shingle and gutter configurations will be rectangular in shape. Waiver Requirement Section 20-34. - Waivers. (a) Any real property owner may file a waiver application requesting a waiver for their real property from any term and condition of this chapter (except from the list of permitted, conditional and prohibited uses set forth in any zoning district category). (b) The Planning and Zoning Board shall be required to review all waiver applications and make a written recommendation to the City Commission. Such recommendation shall include the reasons for the Board's recommendation and showthe board has considered the applicable waiver criteria set forth in this section. (c) Upon receipt of the Planning and Zoning Board's recommendation, the City Commission shall make a final decision on the application. If the City Commission determines that the Planning and Zoning Board has not made a recommendation on an application within a reasonable period of time, the City Commission may, at its discretion, consider an application without the Planning and Zoning Board's recommendation. (d) All waiver recommendations and final decisions shall comply with the following criteria: PUBLIC HEARINGS AGENDA I MONDAY, MARCH 14, 2022 1 PAGE 18 OF 29 20 Waiver criteria set forth in Subsection 20-34(d) are as follows. 1. The applicant clearly demonstrates that the applicable term or condition clearly creates an illogical, impossible, impractical, or patently unreasonable result related to the proposed property and development. 2. The proposed development plan is in substantial compliance with this chapter and in compliance with the comprehensive plan. 3. The proposed development plan will significantly enhance the real property. 4. The proposed development plan serves the public health, safety, and welfare. 5. The waiver will not diminish property values in or alter the essential character of the surrounding neighborhood. 6. The waiver granted is the minimum waiver that will eliminate or reduce the illogical, impossible, impractical, or patently unreasonable result caused by the applicable term or condition under this chapter. 7. The proposed development plan is compatible and harmonious with the surrounding neighborhood. 8. Whether the applicant has agreed to execute a binding development agreement required by city to incorporate the terms and conditions of approval deemed necessary by the city commission including, but not limited to, any mitigative techniques and plans required by City Code. Waivers D- 1. Applicant's Request:The Applicant requests a waiver from City code Section 20-325 to allow a 1-story elevation for the Pool accessory structure (Pool Amenity Building), which is less than the minimum requirement of 2 stories for all structures per the Comments received from the City of Winter Springs dated 11/10/2021 (reference City project numbers SP2021-0011, AR2021-0017 and WA2021- 0040). The Pool Amenity Building is proposed to provide bathrooms and changing rooms for the pool area within a small footprint of 1,216 sf. The existing topography of the property and the proposed grades of the subdivision, makes it such that this building will be at the "top of the hill" when entering the project from Tuskawilla Road. Making the Pool Amenity Building 2-stories would obscure the views of the tree canopies being preserved and proposed to be planted west of the pool area, and the existing Hickory Grove Park (State Owned Land). Applicant's Justification: See Hickory Grove Waiver Application City Code/Staff Ana lysis: Sec. 20-325. Transect standards. T4 (General Urban Zone) (2) Dimensional requirements. Lot Design Guidelines. Building height 2 stories min.,Sstories max. Similar requests and approvals have been granted in the Town Center PUBLIC HEARINGS AGENDA I MONDAY, MARCH 14, 2022 1 PAGE 19 OF 29 21 for the Rize and Seminole Crossing Townhomes. Staff supports this waiver request as it meets the waiver criteria set forth in Subsection 20-34(d). 2. Applicant's Request: The applicant requests a waiver from Winter Springs City Code Sec. 20- 601(b) in order to clarify that the order and configuration of the various components of the required twenty-seven foot (27) Streetscape on Tuskawilla Road as shown on the development plan are allowed. The Code requires a 27' streetscape area consisting of"(1) Five-foot landscape area; (2) Six-Foot sidewalk; and (3) Sixteen-foot landscape and treescape area for planting canopy trees which will line the right-of-way and installing any authorized street furnishing". The project's frontage along Tuskawilla Road includes existing on-street parallel parking and an existing Five-Foot sidewalk constructed immediately adjacent to the parallel parking.The project proposes to provide the required 27'streetscape area by replacing the City's existing 5' sidewalkwith a 6' sidewalk (thereby making it Code compliant) and providing the remaining 21' of streetscape area behind the sidewalk. The 21' portion of the streetscape area includes installation of eleven 10' live oaks, a row of understory trees, shrubs, low ground cover and decorative grasses, two benches on concrete pads, and part of the pond banks. It could easily be argued that the applicant is actually providing a Streetscape area that is much larger than 27when considering that the new ponds proposed along the frontage of Tuskawilla Road will include decorative fountains, and the banks on the opposite side are landscaped with Bald Cypress trees. This layout and design further complement the Intent of the State Road 434 and Tuskawilla Road Streetscape Requirements improving the aesthetics and helping create a better place and image for present and future residents and business within the City and the Town Center. Applicant's Justification: See Hickory Grove Waiver Application City Code/Staff Analysis: Sec. 20-601(b). - Streetscape Requirements. Required streetscape. The streetscape requirements set forth in Chapter 20, Article VII S.R. 434 and Tuskawilla Road Streetscape Requirements shall apply. The City has recently approved other similar waivers modifications to the streetscape requirements in the Town Center including for the Winter Springs Marketplace and the Wendy's Restaurant. Staff supports this waiver request as it meets the waiver criteria set forth in Subsection 20-34(d) and ensures the safety of motor vehicle passengers as they step out of the vehicle onto a flat, even surface from the parallel parking spots. 3. Applicant's Request:The Applicant requests a waiver from City Code Section 20-325 to allow the individual townhome lots to exceed the maximum lot coverage of 70% and instead will provide a maximum lot coverage of 88%. Applicant's Justification: See Hickory Grove Waiver Application PUBLIC HEARINGS . • I MONDAY, . . OF 29 22 City Code/Staff Analysis: Section 20-325. - Transect standards. T4 (General Urban Zone) (2) Dimensional requirements.The T4 designation is intended for higher density subdivisions with single-family attached (townhomes) listed as a permitted use. The T4 specifically allows for side setbacks to be zero (0) feet for townhome/compact single-family developments. Hickory Grove is a single-family attached (townhome) subdivision that is an outright permitted single-family project in T4. . For example, Jesup's Landing, also located in T4 Zoning District along Orange Avenue is a single-family detached (townhome) subdivision. Their approved site plan has an overall project lot coverage of ±85% and does not meet 70% requirement. This subdivision fulfilled the 70% requirement by including common areas and amenities for the residents for the total lot coverage. At the time this development was approved, the Code did not include a lot coverage maximum requirement. The current Town Center Code has a maximum lot coverage requirement by transect. However, the Town Center Code does not distinguish between types of land uses or lots when considering the appropriate amount of lot coverage. Overall, the site will have 34% open space. Staff supports this waiver request, as it meets the waiver criteria set forth in Subsection 20-34(d). In evaluation of the above three (3) proposed waiver requests, the Applicant has satisfied the eight (8) specific criteria required for waivers in the City Code of Ordinances. Variance Requirement Sec.9-5. (a) The city commission may grant a variance from the terms of this chapter when such variance will not be contrary to the public interest, and where owing to special conditions, a literal enforcement of the provisions of this chapter would result in unnecessary hardships. Such variance shall not be granted if it has the effect of nullifying the intent and purpose of this chapter. (b) A written application for such variance must be submitted demonstrating that special conditions exist which are peculiar to the lands, structures or required subdivision improvements involved and which are not applicable to other lands, structures or required subdivision improvements. Application shall be accompanied by the fee for a variance as specified in the fee schedule currently in effect. (c) Before any variance shall be granted, a public hearing on the proposed variance shall be held bythe city commission. Notice of such public hearing shall be published fifteen (15) days prior to the hearing in a newspaper of general circulation in the county. Such notice shall also be posted fifteen (15) days prior to the hearing in three (3) separate places in the city, and be mailed to all persons who are record owners of propertywithin one hundred fifty (150) feet of the subject property. (d) The city commission shall make findings that the requirements of each portion of this section have been met. The city commission shall further make a finding that the reasonssetforth in the application justify granting of the variance and that the variance is the minimum variance that would make possible the reasonable use of the lands, buildings or other improvements. PUBLIC HEARINGS . • I MONDAY, 23 (e) The city commission shall make a further finding that the granting of the variance would be in harmony with the general purpose and intent of this chapter and will not be injurious to the surrounding territory or otherwise detrimental to the public welfare. (f) In granting any variance, the city commission may prescribe appropriate conditions and safeguards, to such variance, and when made a part of the terms which the variance is granted a violation of any term or condition shall be deemed a violation of this chapter and shall be punishable as such. Variance Description/Special 1. Applicant's Request: The applicant requests a variance from Winter Springs City Code Sec. 9-241(e) Stormwater Management to allowflow quantities off- site which exceed that prior to development. Section 9-241(e) requires that the stormwater runoff volume and rate from the "design storm",for the post development condition, shall not exceed that for the pre-development condition. The applicant is requesting to allow only the stormwater runoff rate to be equivalent or less than the pre-development condition. The stormwater volume shall exceed the pre-development volume. Applicant's Justification: See Hickory Grove Variance Application City Code/Staff Analysis: Sec. 9-241(e) Stormwater Management - Flow quantities off-site are not to exceed that prior to development. The stormwater runoff volume and rate from the "design storm", for the post development condition, shall not exceed that for the pre-development condition. Staff supports this variance based on the following analysis. (a) The requested variance pertains to the applicant requesting a variance from the City's current City Code Section 9-241(e) which requires that the proposed stormwater management systems provide sufficient detention volume such that the post-development rate and volume is less than or equal to pre-development conditions. The applicant has demonstrated that they meet the rate criteria but are asking for the variance request pertaining to the volume criteria. Since the proposed project is in the Lake Jesup watershed,which has a positive outfall to the St. Johns River, the City's rate criteria are appropriate. However, since Lake Jessup is not considered land- locked (i.e., no outlet or discharge), the City's volume requirement is not necessary to protect the health, safety and welfare of the City's residents for the following reason. The proposed development will discharge to an existing drainage conveyance system within Tuskawilla Road that discharges directly to Lake Jesup. It is critical that the rate criteria is addressed to avoid any impacts to the City's conveyance system. However, if the rate criteria are met, exceeding the volume criteria will have no impact on the City's existing drainage conveyance system as the additional volume will flow through the St. PUBLIC HEARINGS AGENDA I MONDAY, MARCH 14, 2022 1 PAGE 22 OF 29 24 John's River and out to the ocean. If the volume requirement were applied, the stormwater ponds would have to be increased in surface area by approximately eleven percent (11%), resulting in twenty-six percent (26%) of the development area having to be developed as stormwater ponds, as demonstrated below it is the City's contract stormwater engineer's opinion that granting a variance from the volume criteria will not be contrary to the public interest and will not cause impacts to existing infrastructure and adjacent developments. ■ Pre-Development Runoff Volume = 1.32 acre-feet ■ Post-Development Runoff Volume = 6.08 acre-feet ■ Required Retention Volume per the City's Volume Code = 6.08 - 1.32 = 4.76 acre-feet ■ Provided Retention Volume based on the current Plans=1.57 acre- feet (Ponds 1, 2, and 3) ■ Additional Retention Volume Required to meet City's Volume Code = 4.76 - 1.57 =3.19 acre-feet ■ Total Area of Ponds Provided = 1.9 acres (15% of the Project Area) ■ Total Area of Ponds Required to meet the City's Volume Code =3.2 acres (26% of the Project Area) Therefore, the developable area would be reduced by 11% if the City's volume criteria is not waived. (b) The applicant has applied for a variance associated with the City Code Section 9-241(e). Since the project is not located in a land-locked / closed drainage basin, requiring the volume criteria is not necessary to protect the public interest. In addition, industry standards for cities and counties that have projects located in open drainage basins such as Lake Jessup, only require water quality treatment and rate criteria, both of which have been met for the proposed development. (c) Before any variance shall be granted, a public hearing on the proposed variance shall be held by the city commission. (d) Staff supports the variance request since the proposed stormwater management system satisfies the City's rate criteria, does not impact existing downstream City infrastructure, will not impact adjacent developments, and is a reasonable and appropriate use of the current property. Without the variance, twenty-six percent (26%) of the project site would be devoted to stormwater detention. As it is, the stormwater ponds cover 15% of the project site. With 15% of the project site already planned for stormwater detention, the requested variance is the minimum necessary to make reasonable use of the property. (e) Staff finds the variance request meets the general purpose of the City's Stormwater Management Criteria and that granting the PUBLIC HEARINGS . • I MONDAY, 25 variance will not result in any detrimental impacts to the public welfare. (f) As a condition of approval of the variance request, it is recommended that the applicant / developer submit an annual signed and sealed stormwater report to the City associated with the stormwater management system. The report shall document the conditions and operation and maintenance of the stormwater ponds and control structures. In evaluation of the above one (1) proposed variance, the Applicant has satisfied the six (6) specific criteria required for variances in the City Code of Ordinances. Applicable Law, Public Policy.and Events: Home Rule Powers Winter Springs Code of Ordinances Town Center District Code City of Winter Springs Comprehensive Plan Reports: The Final Engineering submittal is required to include the following reports or updates of previously prepared reports for the same property. -.. November 4, 2020 Environmental Assessment Report Bio-Tech Consulting Inc. November 12, 2020 Phase I Environmental Site Assessment I Universal Engineering Sciences December 2020 Traffic Impact Analysis I Traffic Planning and Design, I nc. Ja n ua ry 13, 2021 Preliminary Geotechnical Exploration Universal Engineering Sciences January15, 2021 School Capacity Availability Letter of Determination (SCALD) January 22, 2021 Release of Easement I Duke Energy February 22, 2021 Site Lighting Plan March 2021 Owner's Authorization (Juanita D. Blumberg) March 24, 2021 Parking Study I Madden, Moorhead, & Stokes, LLC June 2021 Hickory Grove Fiscal Impact Statement AGENDAPUBLIC HEARINGS I MONDAY, 26 August 18, 2021 U ES DOCS-#1893181-Berm Stability Analysis I Hickory Grove Townhomes August 24, 2021 Walls S&S Permit August 26, 2021 UES Report#1887996 Geotechnical Exploration Hickory Grove Townhomes Se pte m be r 16, 2021 UESDOCS-#1893234-REVISED Underdrain Evaluation Hickory Grove Townhomes September 27, 2021 Hickory Grove Color Site Plan September 2021 Traffic Impact Analysis October 2021 Parking Generation Study I Traffic Planning and Design, I nc. October 2021 FDEP Wastewater Application Hickory Grove Townhomes October 2021 FDEP Drinking Water Application Hickory Grove Townhomes October 5, 2021 U ES Pond Recovery Analysis October 14, 2021 Plat Title Report Search Package November 2021 Stormwater Report Madden, Moorhead, & Stokes, LLC (Revised) December 2021 Water Main Report Madden, Moorhead, & Stokes, LLC (Revised) January 2022 Winter Springs RWM Extension PUBLIC HEARINGS . • I MONDAY, 27 Final Development Plan Approval: The City Commission may approve Final Engineering Plans separately and prior to approval of the final plat as provided in Section 9-74 of the City Code. Procedural October 22, 2020 Pre-Application Meeting December 31, Tree Preservation Narrative I Storybook Holdings, LLC 2020/Revised October 7, 2021 January 2S, 2021 City Commission I Non-Binding Preliminary Review for Hickory Grove I NBPP2020-0027 March 10, 2021 Subdivision Site Plan Review Application (SP2021-0011) Submittal Date March 23, 2021 Aesthetic Review (AR 2021-0017) 1 Submittal Date August 26, 2021 Community Workshop Meeting September 14, 2021 Waiver Application (WA 2021-0040) Submittal Date December 21, 2021 Variance Application (VA 2021-0049) Submittal Date February 10, 2022 The Planning & Zoning Board/Local Planning Agency forwarded a recommendation of approval to the City Commission (4-0) March 14, 2022 City Commission I Pending Recommendation: Staff recommends that the City Commission shall either deny, approve, or approve with conditions, the Aesthetic Review, Preliminary/Final Engineering Plans, multiple Waivers from the Town Center Code, Variance, Removal of Specimen Trees, and the Development Agreement for Hickory Grove Townhomes, contingent upon the below conditions of approval. PUBLIC HEARINGS AGENDA I MONDAY, MARCH 14, 2022 1 PAGE 26 OF 29 28 Conditions of Approval: 1. Project approval is conditioned upon the execution of the Development Agreement and the terms and conditions contained therein. 2. The Developer shall include a provision in the HOA Covenants and Restrictions requiring that the townhome unit garages shall be maintained such that at least one car may be parked therein. Further, the Applicant shall include a provision in the HOA Covenants and Restrictions requiring that residents shall not utilize the on- street parking on Bear Springs Drive, Blumberg Boulevard, and Tuskawilla Road for overnight parking purposes. 3. The Developer shall include a provision in the HOA Covenants and Restrictions prohibiting short-term rentals or leases for any period less than six (6) months in duration. 4. The Developer shall include a provision in the HOA Covenants and Restrictions prohibiting more than five percent (5%) of the townhome units from being owned by any single person or entity. S. The Developer shall include a provision in the HOA Covenants and Restrictions advising that the Project is located adjacent to Winter Springs High School, which may produce additional parking demands, noise, and bright lighting during School events, practices and activities. 6. The Developer shall submit a revised stormwater drainage plan. The stormwater drainage plan shall include: (1) removal of all sediments within the existing storm pipe under the High School access road; (2) regrading the existing swale north of the High School access road to ensure positive drainage after the upstream pipe is cleaned; and (3) installing two segments of 15-inch RCP stormwater pipe and one (1) Type"C"ditch bottom inlet between the north end of the existing stormwater swale located north of the High School access road along the Tuskawilla Road right-of- way and the existing manhole located south and adjacent to the Cross-Seminole Trail. To the extent that such 15-inch stormwater pipe will enter either property owned by the State of Florida or the Seminole County School Board, property owner authorization and an appropriate easement shall be submitted to the City. The Developer and future HOA shall submit an annual signed and sealed stormwater report to the City associated with the stormwater management system. The report shall document the conditions and operation and maintenance of the stormwater ponds and control structures. 7. Prior to the issuance of a certificate of completion and acceptance of the infrastructure, the Developer and the City shall enter into a separate Neighborhood Street Sign and Light Improvement Agreement (NSSLIA) outlining the responsibilities of the Developer and future HOA related to the decorative street PUBLIC HEARINGS AGENDA I MONDAY, MARCH 14, 2022 1 PAGE 27 OF 29 29 lights and signage required by the Final Engineering Plans, including, but not limited to, the cost differential between maintaining standard street lights and signs and the decorative street lighting and design requirements of the Town Center Code. This NSSLIA shall substantially conform to the standard form approved by the City Commission to be utilized on a citywide basis, which is assignable and shall run with the land. 8. Seminole County Fire Department requires that fences and/or walls along Blumberg Boulevard (Buildings 25 thru 28), Bear Springs Drive (Buildings 7&8), and the High School Entrance Road (Buildings 4 thru 6) are strictly prohibited for any future development or for the life of this residential community. Specifically, these buildings are not required to have sprinkler systems installed, as long as there are no obstructions such as fences and/or walls. Constructing a fence and/or wall will obstruct fire department access to the main-door of the townhomes and exceed the hose-lay limitations per NFPA l (FFPC 7t" Edition). 9. Buildings 18 thru 20 shall have fire sprinklers installed. 10. Developer will, at its expense, design, permit and connect to a 4-inch reclaimed water line to be installed as part ofthe future City reclaimed water expansion project at the intersection of Blumberg Boulevard and Bear Springs Drive for irrigation of the Property within ninety (90) days of the reclaimed water expansion project's completion. 11. Developer will discontinue use of the temporary on-site irrigation well, and at its expense permit and abandon said irrigation well upon connection to the 4-inch reclaimed water line described above. 12. Developer is currently proposing a 4-inch reclaimed water line to be constructed, at the Developer's expense, connecting Bear Springs Drive to Tuskawilla Road, and extending to the eastern edge of the Tuskawilla Road right-of-waytoallowforfuture connection and reclaimed system expansion. This reclaimed water main is to be dedicated to the City of Winter Springs and is to be constructed within a public right-of-way. Developer, at no cost to the City, will upsize this reclaimed water main up to 6-inches as determined and requested in the City's sole discretion. If the City requires the main to be larger than 6-inches, the City will pay the difference in construction cost due to the upsizing in excess of 6 inches. The City will provide the Developer the City's required reclaimed water main size no later than ninety (90) days after the Effective Date of this Agreement. 13. The Public Works Department will allow the installation of the high-performance polypropylene HP storm pipe based on the following conditions: 1) The contractor shall conduct a CCTV inspection of all the HP storm pipe upon completion of construction and provide a copy ofthe CCTV inspection videos and reports to City staff to review; and PUBLIC HEARINGS AGENDA I MONDAY, MARCH 14, 2022 1 PAGE 28 OF 29 30 2) If the CCTV inspection videos and reports indicate deficiencies, it is understood that repairs will be performed prior to the City signing-off on the storm sewer systems. 14. Upon receipt, provide a copy of the approved St. Johns River Water Management District (SJRWMD) Environmental Resource Permit (ERP) application currently under review (SJRWMD Application No. 176109-1, submitted 10/11/21). 1S. All grass areas on the Property shall use Bahia grass. No St.Augustine grass or grass types with low drought tolerance shall be permitted. 16. The Developer shall install 1,240 tree credits (467 replacement trees),which includes eleven (11) 10" inch, Florida Grade #1 live oaks. The Developer shall additionally submit a tree bank mitigation payment of$276,900.00 prior to obtaining a clearing and grading or building permit, whichever is earlier. 17. The Developer shall only construct Craftsman-style townhomes fronting Blumberg Boulevard. Attachments: 1. Vicinity Map 2. Site Plan Application (SP2021-0011) 3. Final Engineering Plans/Site Plan Approval 4. Tree Preservation Narrative Applicant Letter/ Landscape Plan /Tree Survey S. Development Agreement 6. Aesthetic Review Application (AR 2021-0017) 7. Waiver Application (WA 2021-0040) 8. Variance Application (VA 2021-0049) 9. Hickory Grove Supplemental Reports PUBLIC HEARINGS . • I MONDAY, 31 Project Site Parcel ID #26-20-30-5AR-OB00-028E i 44. ' SUBJECT PROPERTY ChM 1'' �� • • .. f� _ Ek J • '"►' � k 32 CITY OF WINTER SPRINGS t COMMUNITY DEVELOPMENT DEPARTMENT 1126 East State Road 434 Winter Springs,Florida 32708 d cu stomersery ice&winterspringsfl.org ]ffcnrparace Application— Site Plan Review/Subdivision The Community Development Director reserves the right to determine whether this application is complete and accurate. An incomplete application will not be processed and will be returned to the applicant. The application shall be reviewed per Florida Statue 419.001. The sufficiency review shall be completed within thirty(30)calendar days per FL Statue 166.033. By submitting this application, you hereby grant temporary right of entry for City officials to enter upon the subject property for purposes of evaluating this application. Site Plan Tyne: Type of Development: X Residential Non-Residential Plan Sales Trailer Preliminary Review X Final Review Combined Preliminary/Final Resubmittal Recorded Plat Project Name: Hickory Grove Townhomes Date: Applicant/Anent Information: Applicant(s): Project Finance & Development, LLC Mailing Address: 7575 Dr. Phillips Blvd. Suite 265, Orlando, FL 32819 Email: dwight@pfdllc.net Phone Number: 407-730-9916 Person Who Will Upload Plans* (First,Last): Nicole Martin, Permitting Manager (Madden, Moorhead & Stokes, LLC) Email: nicole@madden-eng.com Phone#: 407-629-8330 Property Owner(s) Name (If Applicant is not the Property Owner): Name: Juanita D. Blumberg, as Trustee Email: juanitablu@gmail.eom Phone#: 407-399-7487 Mailing Address: P.O. Box 195430, Winter Springs, FL 32719 Phone Number: 407-399-7487 Site Information: Project Address: 141 Bear Springs Drive Parcel ID(s): 26-20-30-5AR-OB00-028E Parcel Size: 12.3 ac Existing Use: single family Proposed Use: 132 townhome units Zoning District: T-C (Town Center) - Transect 4 Future Land Use: Town Center District 2020/02 Pagel of 3 33 CITY OF WINTER SPRINGS COMMUNITY DEVELOPMENT DEPARTMENT 1126 East State Road 434 Winter Springs,Florida 32708 custom erservice&wintersprin gsfl.org inc..ponted 1959 Application —Site Plan Review/Subdivision Is the property located in the Town Center District? X Yes No Is the property within the S.R. 434 Corridor Overlay District? Yes X No Is the property located in the Greeneway Interchange Zoning`District? Yes X No The Planning and Zoning Board/Local Planning Agency shall review Site Plan Applications and make a written recommendation to the City Commission. The City Commission shall render all final decisions regarding Preliminary and Final Engineering Plans and may impose reasonable conditions on any approved plans to the extent deemed necessary and relevant to ensure compliance with applicable criteria and other applicable provisions of the City Code and Comprehensive Plan. All formal decisions shall be based upon the applicable criteria as set forth in the City's Code of Ordinances Chapter 9, Land Development and Chapter 20, Zoning. Applicants are advised, that if they decide to appeal any decisions made at the meetings or hearings,with respect to any matter considered at the meetings or hearings,they will need a record of the proceedings and, for such purposes, they will need to ensure that a verbatim record of the proceedings is made,at their cost,which includes the testimony and evidence upon which the appeal is to be based, per 286.0105, Florida Statutes. Application Fees: Fees are shown below plus actual costs incurred for advertising or notification, and reimbursement for technical, and/or professional services which may be required in connection with the review, inspection or approval of any development(based on accounting submitted by the City Consultant), payable prior to approval of the pertinent stage of development. Residential Site Plan Review Prelimina Site Plan includes two reviews $1,200+ $5/lot Final Site Plan includes two reviews $1,000 + $10/lot Combined Prelimina /Final includes four reviews $2,200 + $15/lot Non-Residential Site Plan Review Prelimina Site Plan includes two reviews $3,000+ $5/lot Final Site Plan includes two reviews $2,500+ $10/lot Combined Prelimina /Final includes four reviews $5,500 + $15/lot Sales Trailer Plan $200 Recorded Plat+ actual cost $500 Resubmittal (each review) $500 Total Due $$2,330.00 2020/02 Page 2 of 3 34 CITY OF WINTER SPRINGS COMMUNITY DEVELOPMENT DEPARTMENT 1126 East State Road 434 Winter Springs,Florida 32708 customer ervice winters rin VSfl or Application—Site Plan Review/Subdivision THIS APPLICATION MUST BE SIGNED IN THE PRESENCE OF A NOTARY This is to certify that I am the owner in simple fee of the subject property as described in this application for Site Plan Review. Applicant Name: Dwi Sa thoff President of Pro' Finance & Development, LLC Property Owner(s) Name(Print): 9� P Property Owner Signature: Date: 'Zl Property Owner(s)Name (Print): Property Owner Signature: Date: STATE OFCOUNTY OF e_-V_A NC— The foregoing instrument was acknowledged before me this ?70 day of "M� , 20 , by who is personally known to me or who has produced as identification and who did/did not take an oath. Date: — (seal Notary Public Signature: -,%k f 10 w Pumic store or Mori" A Jessalyn Anderson My Commission Expires: - � — ` o°f"ymM*Wn GG' 'a Note: If the applicant is not the property owner the Property Owner shall sign and have their signature notarized below,authorizing the applicant and/or agent permission to submit the Site Pian Review application. Property Owner's Name(Prin • Juanita D. Blumberg, as Trustee Property Owner Signature: 1 Date STATE OFA COUN OFs4 `�B[4 The foregong instru ment was acknowledged before me this yam' day of MCJ'Gh , 20 1 , by G 1S 1 ce who is personally known to me or who has produced K Ur' % 941—c as who and who did/did not take an oath. Date: sea[ : Notary Public Signature: 4 Notary putgc State of Florida Laine Nadler My Commission Expires: 2 I * hA ,;:orrosr2 ssmzs,rr�,z 2020/02 Page 3 of 3 35 Section 20-33.1 Responses 36 (d) Except in situations involving one (1) single-family home, all site and final engineering plan and subdivision recommendations and final decisions shall be based on whether the site and final engineering plan and subdivision of land complies with all the technical requirements set forth in chapter 9 of the City Code and the following criteria to the extent applicable: (1) Whether the applicant has demonstrated the site and final engineering plan and subdivision of land, including its proposed density, height, scale and intensity, hours of operation, building and lighting design, setbacks, buffers, noise, refuse, odor, particulates, smoke, fumes and other emissions, parking and traffic-generating characteristics, number of persons anticipated using, residing or working under the plan, and other off-site impacts, is compatible and harmonious with adjacent land uses, and will not adversely impact land use activities in the immediate vicinity. Response: The proposed Hickory Grove Townhomes project incorporates the standards set forth by the City of Winter Springs in the Town Center District Code and the T4 General Urban Zone to be compatible and harmonious with the surrounding land use activities in the immediate vicinity of the project. The Hickory Grove Townhomes Final Engineering Plans detail the subdivision of the land, including its proposed density (10.73 DU/AC), height (maximum 35'), scale and intensity, lighting design (Sanibel outdoor lighting), setbacks (front 4' min 10' max, rear 3', side 0'), buffers, parking (223 spaces), and the extent of off-site impacts. The project will not adversely affect the community through noise, odor, particulates, smoke, fumes, and emissions outside of normal construction activities during the building of the community. The traffic generating characteristics of the site are addressed in the Traffic Impact Analysis submitted to the city with the project's Final Engineering Plans. (2) Whether the applicant has demonstrated the size and shape of the site, the proposed access and internal circulation, and the design enhancements to be adequate to accommodate the proposed density, scale and intensity of the site and final engineering plan requested. The site shall be of sufficient size to accommodate design amenities such as screening, buffers, landscaping, open space, off-street parking, safe and convenient automobile, bicycle, and pedestrian mobility at the site, and other similar site plan improvements needed to mitigate against potential adverse impacts of the proposed use. Response: The size and shape of the site is demonstrated by the ALTA survey submitted with the project's Final Engineering Plans. The site is a total of 12.30 acres. Access to the site is provided from Tuskawilla Road and Bear Springs Drive. The circulation of the site is shown through the proposed, internal road and alley layout in the Final Engineering plans. The site has been designed to accommodate screening, buffers, landscaping, open space, off-street parking, and safe and convenient automobile, bicycle, and pedestrian mobility as applicable to the proposed use. (3) Whether the proposed site and final engineering plan and subdivision of land will have an adverse impact on the local economy, including governmental fiscal impact, employment, and property values. Response: The project will not have an adverse impact on the local economy. The Fiscal Impact Analysis for the Hickory Grove Townhomes project is included here. 37 Hickory Grove Fiscal Impact: Approval of the Final Engineering Plan and Aesthetic Review allows the subject property to be developed into a 132-unit townhome community. Development of the subject property will increase the city's tax base and recurring property tax revenues. Rased on the expected product mix, and assuming that afl unit owners will benefit from the homestead exemption, the Gig's share of property tax revenue of the proposed subdivision at buildout is estimated to be$91,'943.17 per annum.This compares to just $-1,0 62,92, in 7070.This does not include tax receipts from the City% Fire District miIlage.The below tables provide a more detailed breakdown for the estimated increase in the property tax to be generated by this project. Hickory Greve Property Tax Generation Estimated+City Tota I Expected Property Tax Estimated City floor Plan Total unity Assessed value Recce l is Per un it Total PY Tax Plan 1 37 $ 3225",05 5 656,83 24,302.71 Ilan 2 37 331,733.24 S 678.95 25,122,26 Plan 3 26 344,566.92 S 709.90 $ 19,457.40 Plano 32 S 361,990.oa S 751.90 $ 24,05G 90 Total 132 $ 44,75o,579.65 $ M,40 S 91,943.17 -Pitimate4 Cky PrnpertyTax ReceF{'its Per Unit cakmwtivn Bsw mef,ttie Homestead ExemOon 4 applied to each emit Hlcka Grove Rr Tax Increase Hickory(i rove Tota I current Blumberg EstirnatedTotal Estimated CityTax Property City Tax Increase in City Revenue (ZD20) Property Tax Revenue 91,9+43.17 1,062.92 5 90, .25 (4) Whether the proposed site and final engineering plan and subdivision of land will have an adverse impact on the natural environment, including air, water, and noise pollution, vegetation and wildlife, open space, noxious and desirable vegetation, and flood hazards. Response: The proposed project is a residential subdivision and will not negatively impact the air, water, wildlife, and open space or create noise pollution and flood hazards. A tree mitigation plan is proposed within the project's proposed landscape plans to address tree mitigation of desirable vegetation per the city's land development code. Also, an Environmental Assessment Report has been submitted to the city detailing the conditions on site. (5) Whether the proposed site and final engineering plan and subdivision of land will have an adverse impact on historic, scenic, and cultural resources, including views and vistas, and loss or degradation of cultural and historic resources. Response: 38 The project will not have an adverse impact on historic, scenic, and cultural resources. There are no cultural or historic resources on site. The city's intention for the site, per the Town Center District Code, is to be a General Urban zone, T4, and be primarily of a residential urban composition. (6) Whether the proposed site and final engineering plan and subdivision of land will have an adverse impact on public services, including water, sewer, stormwater and surface water management, police, fire, parks and recreation, streets, public transportation, marina and waterways, and bicycle and pedestrian facilities. Response: The project will not have an adverse impact on public services and all applicable impact fees will be paid. The stormwater management system is designed to meet City of Winter Springs and SJRWMD requirements. Sanitary sewer capacity is available for the project. A Traffic Impact Analysis (TIA)was completed for the project by Traffic Planning and Design, Inc. and submitted to the city detailing that the roadways surrounding the proposed project will continue to operate at adequate levels of service after the construction of the development. The project will not be constructed until adequate water capacity is available for the community. (7) Whether the site and final engineering plan and subdivision of land, and related traffic report and plan provided by the applicant, details safe and efficient means of ingress and egress into and out of the neighborhood and adequately addresses the impact of projected traffic on the immediate neighborhood, traffic circulation pattern for the neighborhood, and traffic flow through immediate intersections and arterials. Response: A Traffic Impact Analysis (TIA) was completed for the project by Traffic Planning and Design, Inc. and submitted to the city detailing that the roadways surrounding the proposed project will continue to operate at adequate levels of service after the construction of the development. (8) Whether the proposed site and final engineering plan and subdivision of land will have an adverse impact on housing and social conditions, including variety of housing unit types and prices, and neighborhood quality. Response: The proposed project will increase the availability of housing unit types available and will not negatively impact the pricing of existing housing, neighborhood quality, or social conditions. (9) Whether the proposed site and final engineering plan and subdivision of land avoids significant adverse odor, emission, noise, glare, and vibration impacts on adjacent and surrounding lands regarding refuse collection, service delivery, parking and loading, signs, lighting, and other sire elements. Response: 39 The project is a residential subdivision consisting of townhomes, a pool and cabana, a playground, and stormwater ponds. The project will not generate significant odor, emission, noise, glare, or vibrations outside of normal construction activities. (10) Whether the applicant has provided an acceptable security plan for the proposed establishment to be located on the site and final engineering plan and subdivision of land that addresses the safety and security needs of the establishment and its users and employees and minimizes impacts on the neighborhood, if applicable. Response: After the development of the proposed project, the Homeowners Association will monitor the community and address any security needs that may arise. No foreseeable safety concerns exist associated with the proposed project. (11) Whether the applicant has provided on the site and final engineering plan and subdivision of land an acceptable plan for the mass delivery of merchandise for new large footprint buildings (greater than twenty thousand (20,000) square feet) including the hours of operation for delivery trucks to come into and exit the property and surrounding neighborhood, if applicable. Response: The project is designed as a residential subdivision and will not include mass delivery of merchandise and will not include buildings greater than 20,000 square feet. (12) Whether the applicant has demonstrated that the site and final engineering plan and subdivision of land have been designed to incorporate mitigative techniques and plans needed to prevent adverse impacts addressed in the criteria stated herein or to adjacent and surrounding uses and properties. Response: The proposed project will not have adverse impacts to the adjacent and surrounding uses and properties. The project is designed in accordance with the City of Winter Springs Land Development Code and all applicable requirements of the Town Center District. The replanting of trees and a payment to the tree mitigation bank will be completed to mitigate for the trees that are required to be removed for the construction of the community. (13) Whether the applicant has agreed to execute a binding development agreement required by city to incorporate the terms and conditions of approval deemed necessary by the city commission including, but not limited to, any mitigative techniques and plans required by City Code. 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