Loading...
HomeMy WebLinkAbout2022 05 23 Public Hearing 400 - Hickory Grove Townhomes | 132 Townhomes (Single-Family Attached) + , PUBLIC HEARINGS AGENDA ITEM 400 CITY COMMISSION AGENDA I MAY 23, 2022 REGULAR MEETING TITLE Hickory Grove Townhomes 1 132 Townhomes (Single-Family Attached) SUMMARY The Community Development Department requests that the City Commission resume the public hearing regarding Hickory Grove and consider the, Final Engineering Plans, one Waiver #3 Lot Coverage, 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. On March 14, 2022 the City Commission approved the Aesthetic Review, two Waivers (#1 Cabana and #2 Streetscape) and a Variance (Stormwater). During the Public Hearing the City Commission made a motion to continue the Final Engineering Plans, Waiver #3 (Lot Coverage), Removal of Specimen Trees, and the Development Agreement, pending further analysis of the proposed development. The Applicant was directed by the City Commission to provide a further analysis of Wavier #3 lot coverage, to ensure that the minimum possible waiver is being requested. The Applicant has provided four (4) alternatives; 1) The original site plan as presented on March 14, 2022; 2) Two-unit Duplexes (applicant has stated this is not practical or financially feasible), 3) Alternative 1; and 4) Alternative 2. Please see the Applicant's Lot Coverage Analysis, dated April 14, 2022 which discusses the proposed alternatives in greater detail. Subsequent to the March 14, 2022, City Commission meeting, on May 4, 2022 the Applicant submitted a revised site plan adding 10 (ten) more parking spaces on-site. The overall total of parking spaces is 233 with a demand ratio of 1.77 spaces per unit. The City's transportation consultant states that the proposed parking is adequate for the development. The Development Agreement includes a provision in the HOA Covenants and Restrictions requiring that the townhome unit garages shall be maintained such that at 1 least one car may be parked within the garage. 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. The Development Agreement was also revised to include the Commission's request related to home businesses and limits on ownership of units. The following Attachments have been updated and/or added since the March 14, 2022 City Commission Meeting, along with comments from the consultants: • Hickory Grove Lot Coverage Narrative with Alternative Overall Site Plans • Hickory Grove Supplemental Waiver Request Lot Coverage Only • Hickory Grove Multimodal Policy 1 .11.3 Narrative • Hickory Grove TMC Traffic Memo (High School Traffic) • Stormwater Report I Revised April 2022 • Development Agreement RECOMMENDATION Staff recommends that the City Commission shall either deny, approve, or approve with conditions, the, Preliminary/Final Engineering Plans, one Waiver from the Town Center Code regarding Lot Coverage, Removal of Specimen Trees, and the Development Agreement for Hickory Grove Townhomes, contingent upon the below conditions of approval. 2 • PUBLIC HEARINGS AGENDA nP 1959 CITY COMMISSION MONDAY, MAY 23, 2022 1 REGULAR MEETING TITLE Hickory Grove Townhomes 1 132 Townhomes (Single-Family Attached) SUM MARY/UPDATE The Community Development Department requests that the City Commission hold a Public Hearing to consider the, Final Engineering Plans, one Waiver #3 Lot Coverage, 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. On March 14, 2022 the City Commission approved the Aesthetic Review, two Waivers (#1 Cabana and #2 Streetscape) and a Variance (Stormwater). During the Public Hearing the City Commission made a motion to continue the Final Engineering Plans, Waiver #3 (Lot Coverage), Removal of Specimen Trees,and the Development Agreement, pending further analysis of the proposed development. The Applicant was directed by the City Commission to provide a further analysis of Wavier #3 lot coverage, to ensure that the minimum possible waiver is being requested. The Applicant has provided four (4) alternatives; 1) The original site plan as presented on March 14,2022; 2)Two-unit Duplexes (applicant has stated this is not practical or financially feasible), 3) Alternative 1; and 4) Alternative 2. Please see the Applicant's Lot Coverage Analysis, dated April 14, 2022 which discusses the proposed alternatives in greater detail. Subsequent to the March 14,2022, City Commission meeting, on May 4,2022 the Applicant submitted a revised site plan adding 10 (ten) more parking spaces on-site. The overall total of parking spaces is 233 with a demand ratio of 1.77 spaces per unit. The City's transportation consultant states that the proposed parking is adequate for the development. The Development Agreement includes 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. 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.The following Attachments have been updated and/or added since the March 14, 2022 City Commission Meeting, along with comments from the consultants: • Hickory Grove Lot Coverage Narrative with Alternative Overall Site Plans • Hickory Grove Supplemental Waiver Request Lot Coverage Only • Hickory Grove Multimodal Policy 1.11.3 Narrative • Hickory Grove TMC Traffic Memo (High School Traffic) • Stormwater Report I Revised April 2022 • Development Agreement 3 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, FL32708 Tract Size ±12.30 acres Parcel ID Number 26-20-30-5AR-OB00-028E 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. MONDAY,PUBLIC HEAPINGS AGENDA I 4 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). 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 May 2, 2022. In addition, 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 January 31, 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 six (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 atthe rear of the residential buildings. PUBLIC HEAPINGS • I MONDAY, 5 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. (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 include the reasons for the 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. PUBLIC HEARINGS • I MONDAY, 6 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 (233 spaces/1.77 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. 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 Policyl.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. PUBLIC HEAPINGS • I MONDAY, • 7 As discussed above, the Applicant is before you today requesting approval of one remaining waiver application, Waiver #3 maximum lot coverage. This waiver is discussed below in the Waiver section of this Report. The other two waivers;#1 The cabana (amenity) to remain a one-story building in lieu of two-stories; 2) Modifying the configuration of the streetscape were approved on March 14, 2022. 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. 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 ingress/egress driveway (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. PUBLIC HEARINGS • I MONDAY, 8 The Development Agreement provides for significant enhancements relating to landscaping buffers, including planting of eleven (11) - 10" Live Oaks, planted along Tuskawilla Drive and Blumberg Boulevard, and entry fountains. (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. 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 Grave Property Tax Generation Estimated City Total Expected Property Tax Estimated City Floor Plan Total units Assessed Value Receipts Per Unit Total Property Tax Plan 1 37 $ 322,544.05 $ 655.83 24,302.71 Plan 2 37 $ 331,733.24 $ 678.98 $ 25,122.26 Plan 3 25 $ 344,566.92 $ 709.90 $ 18,457.40 Plan 4 32 $ 361,990.00 $ 751.90 $ 24,060.80 Total 132 $ 44,750,679.65 $ 699.40 $ 91,943.17 'Estimated City Property Tax Receipts Per Unit calculation assumes the Homestead Exemption is applied to each unit Hickory Grove Property Tax Increase Hickory Grove Total Current Blumberg Estimated Total Estimated City Tax Property City Tax Increase in City Revenue (2020) Property Tax Revenue 91,943.17 $ 1,062.92 90,8B0.25 (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. AGENDAPUBLIC HEARINGS I MONDAY, 9 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. 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. PUBLIC HEAPINGS • I MONDAY, 10 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 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 (except where a variance has been granted), 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 includesten (10) 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. PUBLIC HEARINGS • I MONDAY, 11 (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 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 any security 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. PUBLIC HEAPINGS • I MONDAY, • • OF 25 12 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. 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 a 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). PUBLIC HEARINGS • I MONDAY, 13 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). 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. AGENDAPUBLIC HEARINGS I MONDAY, 14 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 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 City Commission previously granted a variance related to stormwater volume at the March 14, 2022 meeting, 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. Policyl.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. In addition, the Development Agreement still requires 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. PUBLIC HEARINGS • I MONDAY, 15 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 purposes, sufficient potable water plant and permitted consumptive use permit capacity currently exists to support the projected potable water demand for the project. Parking: Subsequent to the Planning and Zoning Meeting on February 10, 2022 and the March 14, 2022 City Commission Meeting, the applicant submitted a revised site plan that provided an additional ten (10) parking spaces, throughout the development. 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 233 parking spaces (132 garage spaces, 7 visitor/overflow spaces (including 4 ADA required parking spaces), and an additional 90 overflow spaces distributed throughout the development, which is equivalent to 1.77 spaces per unit). Prior to the March 14,2022 Commission meeting the project went before the Planning and Zoning Board/Local Planning Agency (PZB) on February 10, 2022 and PZB recommended approval of the project to the City Commission. Following the PZB meeting 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 AGENDAPUBLIC HEARINGS I MONDAY, 16 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. 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 Plans show thatJesup's Reserve (2005) hasl6lunits 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 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 2.55 or 1.55 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 1011 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. PUBLIC HEARINGS • I MONDAY, 17 The Applicant provided the below on-site 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 332 171 1.94 Jesup's Reserve 241 161 1.50 Average 1.72 Hickory Grove Proposed 233 132 1.77 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 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 PUBLIC HEARINGS • I MONDAY, 18 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 development will generate a total daily traffic volume of 921 vehicle trips, of which 64 will occur in the A.M. peak hour and 77 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. In addition, in March 2022 the Applicant conducted a capacity analysis study which includes arrival (AM) and pick-up (PM) traffic counts related to Winter Springs High School at each intersection listed above. See Memorandum produced by Traffic & Mobility Consultants, dated April 4, 2022. Per the Comprehensive Plan the Applicant was required to provide one (1) multimodal credit per Policy 1.11.3. In addition, new development, regardless of size, must provide operational improvements to the City's transportation system to mitigate impacts on the system, which may include contributions to the City's multi-modal system pursuant to Policy 1.11.6. The Applicant has chosen such a contribution to satisfy Policy 1.11.6. The Applicant is providing two (2) multi-modal projects to satisfy the Policies: 1) A six foot (6) sidewalk to the north of the site where no sidewalk exists, and 2) Providing ten (10) bicycle parking spaces near the cabana. The two (2) projects satisfy the Applicant's obligation. Although no multimodal credits are allocated for the improvement, the Applicant is also meeting Code requirements by removing a five foot (5') sidewalk and replacing it with a six foot (6) sidewalk along both Tuskawilla Road and Blumberg Boulevard. This enhancement will add increased pedestrian activity throughout this part of the Town Center. The City's Traffic Engineer of record accepts the transportation impact analysis and addenda provided by the Applicant.The Applicant has demonstrated thatthe 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. See Applicant's revised Traffic Impact Analysis, Hickory Grove - Multimodal Policy 1.11.3 Narrative, and the City's Transportation Engineer's analysis related to both documents (Hickory Grove Townhomes Revised TIA_Supporting_Kimley Horn). Article XII.- Minimum Community Appearance and Aesthetic Review Standards City Commission approved on March 14, 2022. PUBLIC HEAPINGS AGENDA I MONDAY, • OF 25 19 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 show the 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: Waiver criteria set forth in Subsection 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. S. 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- . . AGENDAPUBLIC HEARINGS I MONDAY, 20 1. Waiver Request#1: City Commission approved on March 14, 2022. 2. Waiver Request #2: City Commission approved on March 14, 2022. 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%. The applicant has provided four (4) Alternatives as part of this request. The Applicant has provided four (4) alternatives; 1) The original site plan as presented on March 14, 2022 and requests a maximum lot coverage of 94.90%.; 2) Two-unit Duplexes (Applicant explored duplex units, but will require complete redesign and may not be viable due to construction costs, aesthetics, and marketability reasons is not practical or financially feasible). Alternatives 1 and 2 propose the same site layout from the March 14, 2022 City Commission Hearing, but will shift the lot lines out to either the back of curb within the alleys or to the centerline of the alleys, respectively. See Applicant's Lot Coverage Analysis Narrative.Should the City Commission grant the waiver, the Commission should elect Alternative 1 or 2, and the Applicant will be required to amend the Final Engineering Plans to reflect the chosen Alternative. Applicant's Justification: See Hickory Grove's Supplement to Waiver Request. City Code/Staff Analysis: Section 20-325. - Transect standards. 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. Maintaining the elevated townhome aesthetic instead of limiting the site aesthetic to duplexes will have a positive impact on property values and keep the character of the project harmonious with the surrounding Town Center. The applicant has provided Alternatives which bring the site closer to substantial compliance with Code. Under the original configuration, the site would require a maximum coverage as high as 94.90% on 111 out of 132 lots.With the provided Alternatives the applicant has shown they are able to bring down the required lot coverage to a maximum of 75.52% for 25 out of 132 lots (Alternative 4). Alternative 2 proposes the minimum waiver on the smallest number of lots. The breakdown of the percentage of waiver is as follows: 6 lots = 70.47% lot coverage which results in a .67%waiver (24% of 25 lots) 4 lots = 71.42% lot coverage which results in a 2.03% waiver (16% of 25 lots) 9 lots = 71.55% lot coverage which results in a 2.22% waiver (36% of 25 lots) 4 lots = 72.41% lot coverage which results in a 3.44% waiver (16% of 25 lots) 2 lots = 75.52% lot coverage which results in a 7.88% waiver (8% of 25 lots) Under Alternative 2, 18.9% of the 132 lots will require waiver of less than or equal to 7.88%waiver from code. PUBLIC HEARINGS • I MONDAY, 21 In evaluation of the above one (1) proposed waiver request, the Applicant has satisfied the eight (8) specific criteria required for waivers in the City Code of Ordinances. Variance - - - • 1. Variance Request City Commission approved on March 14, 2022. Applicable Law, Public PolicX4 and Events: Home Rule Powers Winter Springs Code of Ordinances Town Center District Code City of Winter Springs Comprehensive Plan Supplemental Reports/Documents: The Final Engineering submittal is required to include the following reports or updates of previously prepared reports for the same property. a- so November 4, 2020 Environmental Assessment Report Bio-Tech Consulting, Inc. November 12, 2020 Phase I Environmental Site Assessment Universal Engineering Sciences December 2020 Boundary Survey I Hickory Grove Jan uary13, 2021 Preliminary Geotechnical Exploration Universal Engineering Sciences Jan uary15, 2021 School Capacity Availability Letter of Determination (SCALD) January 22, 2021 Release of Easement I Duke Energy February 22, 2021 Site Lighting Plan I Hickory Grove September 2021 Property information Letter/Plat Maps/Plat Title Report Search 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 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 MONDAY,PUBLIC HEAPINGS AGENDA I • • OF 25 22 September 16, 2021 UESDOCS-#1893234-REVISED Underdrain Evaluation Hickory Grove Townhomes September 27, 2021 Hickory Grove Color Site Plan I Storybook Holdings, LLC September 2021 Traffic Impact Analysis I Traffic Planning and Design, March 2022 (Revised) Inc. 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 April 2022 (Revised) Stormwater Report Madden, Moorhead, & Stokes, LLC December 2021 Water Main Report Madden, Moorhead, & Stokes, LLC (Revised) January 2022 Winter Springs RWM Extension 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 25, 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) 1 Submittal Date PUBLIC HEARINGS • I MONDAY, 23 December 21, 2021 Variance Application (VA 2021-0049) I 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 Two Waiver Applications granted, One variance granted I Continued April 11, 2022 City Commission Continued May 23, 2022 City Commission Pending Recommendation: Staff recommends that the City Commission shall either deny, approve, or approve with conditions, the, Preliminary/Final Engineering Plans, one Waiver from the Town Center Code, Removal of Specimen Trees, and the Development Agreement for Hickory Grove Townhomes, contingent upon the below conditions of approval. 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 any two 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. PUBLIC HEARINGS • I MONDAY, 24 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 underthe High School ingress/egress driveway; (2) regrading the existing Swale north of the High School ingress/egress driveway 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 ingress/egress driveway 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 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 ingress/egress driveway (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 1 (FFPC 7th Edition). 9. Buildings 18 thru 20 shall have fire sprinklers installed. PUBLIC HEARINGS • I MONDAY, 25 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 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). 15. 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. PUBLIC HEARINGS • I MONDAY, 26 17. The Developer shall only construct Craftsman-style townhomes fronting Blumberg Boulevard and Bear Springs Drive. The Developer shall include a provision in the HOA Covenants and Restrictions prohibiting the use of individual units for certain business-related activities not traditionally compatible with townhouse units and living to limit the application of Sec. 559.955, F.S. 18. The Final Engineering Plans, including the Landscape Plan, shall be updated prior to application for building permits to reflect the Alternative Plan approved by the City Commission on May 23, 2022, if any, and to reflect the addition of 10 parking spaces to the site plan. Attachments: 1. Vicinity Map 2. Color Site Plan 3. Site Plan Application (SP2021-0011) 4. Waiver Application (WA 2021-0040) S. Supplement to Waiver Request I Applicant 6. Hickory Grove Lot Coverage Narrative I Applicant 7. Hickory Grove Multimodal Policy 1.11.3 Narrative Lot Coverage Analysis Applicant 8. Memorandum Traffic & Mobility Consultants I Applicant 9. Parking Generation Study 10. Hickory Grove Townhomes - Review of Revised TIA & Supporting Documents Kimley Horn I City Traffic Engineer I Kimley Horn 11. Stormwater Report I April 2022 12. Final Engineering Plans/Site Plan Approval 13. Narrative Applicant Letter/ Landscape Irrigation Plan /Tree Survey 14. HOA Articles/ HOA Bylaws/ HOA Declaration/HOA provision 559.955 FS-DRAFT *HOA documents will be revised once all the conditions of approval and DA stipulations are finalized. 15. Development Agreement 16. Hickory Grove Supplemental Reports PUBLIC HEARINGS • I MONDAY, 27 Project Site Parcel ID #26-20-30-5AR-OB00-028E i 44. ' SUBJECT PROPERTY ChM 1'' �� • • .. f� _ Ek J • '"►' � k 28 StoryBook Holdings, LLC Jose Chaves, PE/Owner Jose e StoryBookHoldings.com 5260 N.Lake Burkett Lane Winter Park,Florida 32792 T: 321-246-8811 May 10,2022 Christopher Schmidt City of Winter Springs Economic and Community Development Director 1126 East State Road 434 Winter Springs,Florida 32708 Re: SP2021-0011 Hickory Grove Subdivision Lot Coverage Analysis Mr. Schmidt: Brief Introduction: On Monday,March 14, 2022, the Hickory Grove Townhomes project was presented to the City of Winter Springs Commission to review the following: - Aesthetic Review - Preliminary/Final Engineering Plans - Waiver No. 1 —City Code Section 20-325 regarding accessory structure building height. - Waiver No. 2—City Code Section 20-601(b)regarding the configuration of the twenty-seven-foot (27') streetscape. - Waiver No. 3—City Code Section 20-325 regarding the maximum lot coverage - Variance—City Code Section 9-241 (e)regarding required stormwater discharge attenuation. - Removal of Specimen Trees - Development Agreement During review of Waiver Number 3 regarding the lot coverage, the City Commission expressed an interest in further analysis and review regarding the required/provided maximum lot coverage to ensure that we were asking for the minimum waiver necessary. The Commission also requested further review of the feasibility of meeting this code intent,what implications it would have on the site plan,and documentation of what work has been completed in attempts to minimize the waiver request. This narrative is provided to respond to the Commission's request,beginning with an explanation of how we've approached and worked for 18 months planning the site. Site Planning—General Approach: Our project team began site planning the project in September,2020.We started by meeting with staff after having made an in-depth review of the City's Land Development Code,the Town Center District Code,the City's Comprehensive Plan Future Land Use Element, existing townhouse communities in the Town Center, the history of the Town Center planning, records of the previous application for this property for special exceptions in support of Beazer's 55+ community(including public hearing meeting minutes from 2018), and the existing site conditions including dimensions and topography. From the onset, one of our goals was to meet every requirement of the Land Development Code so that we did not need to request any waivers and/or variances. 29 Since the City requires the site plan to include full engineering and exact architectural renderings, we selected a builder right away. Even though we received numerous offers we contracted with Mattamy Homes in part because they have a reputation for high quality and,being privately owned,they have more flexibility being able to commit to the City's high aesthetics standards.Mattamy has been an active member of the design team which also includes some of the most experienced firms in Central Florida, all of which have completed multiple successful projects within the City of Winter Spring. The team includes Madden, Moorhead& Stokes(Civil Engineering),Daly Design Group(Land Planning and Landscape Architecture), Traffic Planning&Design(Traffic Engineering Consultant),Accuright Surveys of Orlando Inc.(Surveyor), Biotech Consulting Inc. (Environmental Consultant), Universal Engineering Sciences (Geotechnical Engineering), and North Star Environmental Consulting(Arborist Ray Jarrett). As early as December,2020,we identified the following important planning and design principles from the City's Comprehensive Plan and Land Development Code: 1. The Town Center is intended to be a vibrant"downtown"in the heart of the City with a mix of uses built on a pedestrian scale interconnected grid of streets and blocks. Hickory Grove provides buildings fronting Blumberg Blvd and Bear Springs Drive. The internal roadway network is lined with sidewalks,parallel parking,city trees and townhouses to further expand the urban fabric and walkability at the heart of the Town Center. 2. Town Center residential development is encouraged to be built at high densities, with a minimum average residential density of seven(7)units per acre. As is the case with the Town Center,general "town center"planning principles seek a mix of uses,walkability and high residential densities in order to create the population base necessary to support the adjacent shops and restaurants. Hickory Grove's 132 DU results in a project density of 10.73 DU/Acre which is within the density range of many other townhouse projects in the Town Center including: (1)Seminole Crossing Townhomes(13.69+/-DU/Acre),(2) Jesup's Landing(9.97+/- DU/Acre)and(3)Jesup's Reserve(14.63 DU/Acre). Hickory Grove and these other townhouse projects are consistent with the intent and requirements of the Comprehensive Plan for the Town Center. 3. Hickory Grove should represent residential urban fabric in a more compact area that is close to the core of the Town Center. Hickory Grove is immediately across the street from the Town Center's core and its density and mix of 4, 5, and 6-unit buildings contributes to a residential urban fabric in a more compact area. 4. Prominently present the townhouses fronting on the existing streets with minimum front and side yard setbacks. Hickory Grove's design layout places the principal plane of the buildings in close proximity to the streets. The design with 4, 5 and 6-unit buildings allows for an internal network of larger,more substantial common open space which should attract the entire community, thereby creating conditions for neighbors to meet and get to know each other. 30 5. Compatibility with other adjacent or nearby land uses within the Town Center and any established surrounding neighborhoods. We considered all aspects of Jesup's Landing, Jesup's Reserve, Winter Springs Village, Seminole Crossing, and Tuskawilla Crossing for purposes of determining compatibility within the Town Center and established neighborhoods. 6. Site Access Hickory Grove is surrounded by 3 public streets (i.e., Bear Springs Dr., Blumberg Blvd. and Tuskawilla Road) and a private drive within the high school parcel. The Commission made clear during its review of the Beazer 55+Multifamily project that it did not favor direct access to the school road. Such access being in "the back" of the Hickory Grove community would also not be desirable from a marketing and value preservation standpoint and would encourage cut through traffic from the high school Further, during the Beazer project hearings,the Commission made clear that it did not favor direct access on Blumberg Blvd. Thus, in consideration of all of this, Hickory Grove is designed with access limited to Bear Springs Drive (aligned with City Court) and Tuskawilla Road (centered between the High School Access Road and Blumberg Blvd), both of which provide direct access to signalized intersections at SR 434 thereby allowing a wide dispersion of project traffic. 7. Land Development Code—Town Center T4 Transect Hickory Grove complies with all T4 Transect requirements including, for example, those regarding building setbacks, minimum lot width/depth, building height, minimum finished floor elevation and alley-accessed garages. Regarding the requirement of 70% maximum lot coverage, after we made inquiry of staff of the applicability to townhouse lots, staff advised us that the "requirement can be met from the entire project boundary and not the individual lots."Lot Coverage is defined in every residential zoning district in the City's land development code as"the percent of the lot area is the maximum which may be covered by the principal and accessory buildings or structures." After the hearing on March 14th, the City Attorney confirmed that lot coverage does not include driveways, sidewalks, and other impervious area. We have taken all of this into account in designing the lot layout alternatives discussed later in this memo. 8. Site Geometry and Topography The unique configuration of the site,as well as the site topography,are critical factors influencing the site design. For example,these factors dictated that the most efficient design would orient the main spine road in an east-west direction. Another example is that the topography — with a fall of about 15' from the middle of the site to the eastern end— mandates that most of the stormwater ponds be located in the eastern portion of the project site. Another factor influencing the project design was the Town Center theme of having "streets lined with townhouses" which resulted in further defining the target cross-section. 9. Project Economics and Efficiencies In order to limit impervious area and for financial feasibility reasons, a primary goal in designing all development projects is to make sure that all roads and alleys be "double-loaded" (i.e., access to units on both sides of the road/alley) as much as possible. With this in mind, we sought to design the target cross-section to best fit 31 across the entire site. The Hickory Grove target cross-section includes a target lot size (58.3ft x 21.33ft min.) similar to that of Jesup's Landing (53.08ft x 21.33ft min.) and Jesup's Reserve(61ft x 22ft) cross-section. In Jesup's Reserve the rear alleys are included as part of the lots subject to a 15' ingress/egress easement along the rear lot lines in favor of the HOA, while in Jesup's Landing the alleys are established as separate tracts owned in fee simple by the HOA. The version of the Hickory Grove site plan presented to the Commission on March 14th places the alleys in separate tracts.However,we have now also drawn alternative designs discussed later where the rear alleys are included in the lots as was done at Jesup's Reserve. When the alleys are included in the lots,most lots in Hickory Grove meet the maximum 70% lot coverage requirement. 346 FT TOTAL 56 FT* 30 FT 56 FT* 62 FT R-O-W 56 FT* 30 FT 56 FT* l J 1 Y 4J Q r - G d ✓ Q i a ^ 0 Figure 1 - Target Cross-scction(*=MIN. was increased to 58.3'during final design) WNWw Figure 2- Target Cross-Section:After the Blumbergs conveyed land: (i) to the City for Blumberg Blvd. and Bear Springs Drive; (ii)to SCPS for the high school access road and storm pond;and(iii)to the City(via State of Florida T11F)for parks, the resulting shape of the 12.3 acre tract forces the spine road aligning with City Court to diverge north due to a change in direction in the northern property boundary of the park(Parcel 4 of the Hickory Grove Park)(this area is marked in red in Figure 2 for reference). Based on these principles, and with the intent to meet all code requirements to ensure no variances or waivers were required, the design team developed our initial submittal of the Preliminary and Final 32 Engineering plans (and supporting documents / applications) and submitted it to the City in March 2021. Specifically with regard to the lot coverage, during the plans review process we received correspondence from the City's Economic and Community Development Director on September 10th stating: "I have repeatedly provided this answer,but for more clarification, the maximum 70% lot coverage) requirement can be met from the entire project boundary and not the individual lots. It will need to be reflect(ed) on the plans." With this resolved(as well as myriad other design issues), the design team was able to keep lot sizes to a minimum thereby allowing us to provide larger common open space areas. This process also created the opportunity for us to add a dog park amenity that staff had sought from the beginning. Later, after the plans had been prepared and as we were preparing for the public hearings, City staff informed us on February 2, 2022, that the City Attorney's office advised staff that the project would need to submit a waiver request for the 70% maximum lot coverage. After we submitted the waiver, the staff analysis regarding this waiver noted: "... the 70%maximum lot coverage requirement in the Town Center Code appears illogical and/or excessive for a traditional attached single family home lot (townhouse). The 70% requirement for Hickory Grove is met from the entire project boundary and not with the individual lots, as reflected on the Final Engineering Plans. Staff supports this waiver request, as it meets the waiver criteria set forth in Subsection 20-34(d)." In summary,neither the applicant nor staff overlooked or disregarded the lot coverage requirement.Instead, lot coverage was discussed with City staff extensively, culminating with staff providing the applicant with specific written direction for how to handle it in the site planning. Site PlanninLy Alternatives for Minimizing the Lot Coveraiie Waiver Request: During the hearing on March 14th, the Commission expressed concern about whether the applicant adequately explored lot layout design alternatives that could eliminate,or minimize,the lot coverage waiver request. One alternative that was mentioned involved a complete redesign and revamping of the project to replace the multi-unit townhouse buildings with two-unit duplexes. Another alternative discussed was increasing the lot sizes as necessary to meet the lot coverage requirement. The project team has now further analyzed the four alternatives involving increased lot sizes. These are listed and described below as the existing plan alternative,the duplex alternative,and two other alternatives (identified as Alternatives 1 and 2 below).As explained below,the applicant has determined that the duplex alternative is impractical and not financially feasible. However,the applicant does believe that the existing plan alternative and either of Alternatives 1 or 2 are achievable and is prepared to pursue the one that the Commission might prefer. 33 A. Existing Plan Alternative: The "existing conditions" represent the typical lot layout for Hickory Grove as shown in the Engineering Plans dated 01/28/2022, presented to the City Commission on March 14, 2022. An excerpt of the typical lot layout from these Engineering Plans is detailed below: /U Ras(*YPa Ras(TM.) 3'REAR SETBACK R30'(TYP.) 3'REAR SETBACK —tiLLi R30•(TMP) 37.5' 231.321.3 30.0' 28.8 21.321.321.321.3 SEPARA ON RE >C 4W � � SEPARATION15 UREMn � � biN 0 9« 9 3 15 9_• _ 9 3tl R15'(TYR) R15'(TYP.) R25' TYP.) ——— R25' TYP. 6'SIDEWALK 6'SIDEWALK 4'(MIND/10'(MACK 4'(FRONT SETBACK —ETRE FRONT SETBACK �Ti2E�T-- — — Figure 3:62 FT DEEP CORNER LOTS TYPICAL DETAIL Figure 4: 55.8'FT DEEP CORNER LOTS TYPICAL DETAIL 3'REAR SETBACK — ALLEY _ 3'REAR SETBACK — _nom — 15'STRUCTURE E7.5' 21.3'21.3• 37. 15'STRUCTURE 28.8'21.3 21.3 21.3.28.SEPARATIONx >K '� SEPARATION b be. ewode o� q# 6'SIDEWALK g^ g. g. 4'(MIN.)/10'(MAX.) 4'(MIN.)/10'(MAX.) —FRONT SETBACK FRONT SETBACK ST — — STREET — 6'SIDEWALK Figure 5:62 FT STANDARD LOTS TYPICAL DETAIL Figure 6:55.8'FT DEEP STANDARD LOTS TYPICAL DETAIL 34 B. Duplex Design Alternative: The project team compared the use of Duplex Buildings vs Townhouse Buildings for the Hickory Grove project to review the resulting feasibility. The Townhouse Buildings approach as proposed involves 28 buildings and a total of 132 dwelling units. These dwelling units are organized between 4-unit, 5-unit, and 6-unit buildings to provide a diversity of building width for aesthetic appeal. As requested by the Commission, the project team designed an alternative site plan to propose lots that could support duplex buildings (2-units per building). The Duplex concept resulted in a doubling of buildings (i.e. 57 duplex buildings vs. 28 multi-unit buildings) for a total of 114 dwelling units (a loss of 18 units or a 13.6% reduction). Many, if not most, development costs (e.g. project entrances, principal spine road and alleys, potable water and sanitary sewer infrastructure, stormwater management conveyance system and treatment ponds,street lighting,pool and tot-lot amenity areas)are fixed so when you reduce the lot yield you increase the development costs per lot. In addition, building duplexes in lieu of multi-unit townhouse buildings significantly increases construction costs of the units. Construction costs increases would include: (i) doubling the number of floor slabs that would have to be formed and poured; (ii) doubling the number of roof/truss systems to design and install; and (iii) increasing the number of exterior walls that must be finished due to the loss of the joint walls of interior units. On top of the construction cost related impacts, the duplex approach presents an issue with aesthetics and marketability. The duplex approach would require a complete change in the building architecture and elevations from that we have already provided to the Commission for the townhouse buildings. With duplexes,the ability to present the appearance of distinct elevations for each unit would be compromised. It would be highly unlikely that an acceptable design could be found to accommodate the single-story element to some of our end units as we provide for the townhouse buildings concept. Further, based on discussions with Mattamy and other builders, there would be little to no interest in constructing a duplex community at this location without the City providing substantial affordable housing incentives. In order to be able to offer high quality amenities, extensive landscaping (we are planting 467 new trees) and top- end architecture using a high-quality mix of building materials and design features, the builders need the higher density look and feel of the townhouse product consistent with the rest of the Town Center. C. Increase Lot Sizes Alternatives: The project team evaluated the implications of increasing the lot sizes proposed in order to meet the Lot Coverage requirement from Sec. 20-325 of the City's Code of Ordinances. The existing plan conditions were reviewed on a lot-by-lot basis,and two alternatives to increase the lot sizes were developed in attempts to limit the waiver required. Information used in this analysis is further summarized below: Alternative 1 —Increase Lot Sizes While Maintaining Alleys as Separate Tracts The first alternative lot layout: (i) increases the size of all lots by extending the rear lot line to the back of curb of each alley,allowing the alley to remain as a separate tract and maintain a minimum 20ft width; and (ii)increases the width of the corner lots. This Alternative 1,while not completely eliminating the need for a waiver on all lots,reduces the average lot coverage to just 73.5% and reduces the number of lots needing the highest degree of waiver relief from 28 lots in the Existing Conditions to just three (3) lots. These proposed changes to the lot layout are highlighted in yellow in the typical lot diagrams below. Further details of the Lot Layout proposed under this alternative are included in the Exhibits, reference "C-100 Alternative 1"provided by the project engineer. 35 R45'(TYP.) LU R45 (TYP.) 3' REAR SETBACK -A R30' (TYP.) Rao,(TYP.) 3' REAR SETBACK 37.5' 211211 30.0' 28.8'21.3 21.3 21.3 21.3 15' STRUCTURE � Sb � Sb 15' STRUCTURE SEPARATION 7 SEPARATIONn _^ ti n 3« 3 - 'up R15'(TYP.) - R25'(TYP.) 6' SIDEWALK 6' SIDEWALK 4' (MIN.)/10' (MAX.) 4' (MIN.)/10' (MAX.) FRONT SETBACK STREMP - FRONT SETBACK STRE - Figure 7:62 FT DEEP CORNER LOTS ALT 1 DETAIL Figure 8:55.8'FT DEEP CORNER LOTS ALT I DETAIL 3' REAR SETBACK _A TAT P V� _ 3'REAR SETBACK _ 15'STRUCTURE .5' 21.3'21.3' 37. 15'STRUCTURE 28.8'21.3 21.3 21.3'28.6 SEPARATION b, SEPARATION >n � � >1 SIDEWALK _ t_ g- _ _ 4' (MIN.)/10'(MAX.) 4'(MIN.)/10' (MAX.) -- FRONi SETBACK FRONT SETBACK STREET - - STREET m - 6' SIDEWALK Figure 9:62 FT STANDARD LOTS ALT 1 DETAIL Figure 10:55.8'FT DEEP STANDARD LOTS ALT 1 DETAIL Alternative 2-Expand Lot Depths to Include Alleys The second alternative lot layout extends the rear lot lines to place the alleys within ingress/egress easements in the rear of the lots, with some alley sections remaining within separate tracts owned in fee simple by the HOA. This design approach(i.e. alleys within ingress/egress easements in the rear of the lots) is allowed by Code and,indeed,is the same design approach done for both Jessup's Reserve(reference Plat Book 71 Page 86)and Winter Springs Village(reference Plat Book 76 Page 36).Excerpts of these plats are pasted below. Alternative 2 provides the greatest opportunity to minimize the waiver request. For example, 106 of the 132 total lots do not require any waiver. Details of the Lot Layout proposed under this alternative are included in the Exhibits,reference"C-100 Alternative 2"provided by the project engineer. (Not Plotted) South right of w y line S 38'56'06' E 695.36' (Overall) 0 Tract B 334.45' S 38'56'06° 53856'06'E 8'""10"'"'0 211.99' E 18.72' 22 22.00' 32.33' 32.33' .00' 22.00' 22.00' 22.00'+, 37x13' S 38'56'06' 13' f _ 61.00' 122 10� II - N_ mon +l9oioe'=. r I r 1ti� 144 143 1 8 142 8 141 8 140 8 139 0 138 g 137 ` r 61'00' °E- 145 ei $ I of oi u°ii II u+ 1^ '" I 1n r 123 1 8 c$ 61.01T - �w.00•us' I Q':,,,1 Blue Boyou Lone I u.♦:u1ec 22.00' 32.33'132.33' 22.00' 22.00' 222.00' 22-00' 37.33' o 124 I $ 3 Tract B n 8 I 1s.00' Irate X I ! N cm. .,.0 (".00' p �� r lu e n 1,m1 0o o 0 125 H I z 8 I 132 131 130 129 m 128 $ 127 61.00' 135 0 134 133 1 m I - °0°u r Vo h'75-1 +I is.acr 126 n - - -- � I T ' n 1- 22.00' 32.33'I 32.33' 22.00' .. 22. • 22.00' 2z.00 37.33' 81.00._ _ 42.37' N385600O6�W o 1x+irt. I looms ve. J 431.89'(Overall) u eu r.m1 1 1q 30,00,u s u c,m1 u 4 r°m1 Old Farm Lane 0 `I $ Public R/W W) 1 S38-56'O6'E 330.94' 667.16'(Overall) 36 Figure 11:Snapshot of the Jesup's Reserve Plat RADIUS=1240.00'.DELTA=8.15'18' MArcil LLJ �I ARC=178.66 CB=N55'34'17-W, CH=178.50 I E`S ZLLI a I o C C67 0 �D1U F Qm i . 137 C691 a�i o00 o C66 b C65 s,,C7$10. D T E SNEFT 3 I I w 90.50' w I N W rn Z 7*^ W _a C115 C11B N4gZ8?7'1•Y,1j374 ` OF 6/ r LL, y2F, I o g I .M- v�z o i'9 ���o 1 UZ�- $ 6 C7,7 Chs20;,J2 ,25j. 6 J I N 136 I r I n •- •- Z F'Z m 3 C 2 g�I .50' 1 n I n grn rv!!J'oI•p n o�N ;� 11B C n L---"1 - u .3 (h O 119 C Z < I- Z n �i o b o 0 83 nU I o dl o� Z C70Z z nQryd oo' NW .•00 ,3 C120 mW I n 135 al -W N e a m i o .50' nl o o I C71 5 ADU.E C73 _C74 wlv ; 0113 y Cil�y P'A'D �a n ,3 C722 C97 2 Citl E o ��� eF Q o I 0.5' 'I�"�'� I ^ '^ZN it0 N Z b ro n a -a C98 C7l0_ 0I� I N �I o� yao.N- noN cs Z "07 m�7g' C98 Ci�4 mw in n a o o.- m V I rn o P,0._ C7 O9 C w 133 P Mo D.U.` ,Do 7p8� C82 C76 v z I Z m Z a 2a 25.0' 25.0' mow `v 7 y ,W C7 p1 C/0j oho J�N C77 C78 C79 w 1v w `�ow h 0j02 C7 J_, 59'S3'59'E 75.35' b p C75 C80 ,� ,naw ,ro o^ g ry C703 C C872 v°' cOw Now •'o \il 1, 70g b 04. 2 41 40 j C9j ~ 44 C92 O o� /& FR SpRIr WINTER INi SVI � 1p\ �( C8$K C9 2 ao w 20 r P1.9i BOOK,FPAR PARja27 SU,,,VIS1p7,7 w B As,RP.q��,e���O C9q /ire^per/ FS n lour Toni r \ Figure 12:Snapshot of the Winter Springs Village Plat 37 ° & _ _ - ® \\ � ` ± � \ 6 z &}/ - //y Z � m& - � _ / ! j \ z }/viG 38 Please feel free to contact me directly if you have any questions regarding the information provided. Regards, Jose A Chaves ...... Jose Chaves,P.E. StoryBook Holdings,LLC Jos e(kStoryBookHoldin sg com T: 321-246-8811 39 Summary of Included Exhibits: 1. Lot Coverage Exhibits a. Existing Conditions Lot Coverage b. Alternate 1 Lot Coverage c. Alternate 2 Lot Coverage 2. Overall Site Plan a. Existing Conditions Site Plan— Sheet C100 b. Alternative 1 Site Plan— Sheet C 100 Alternative 1 c. Alternative 2 Site Plan— Sheet C100 ALT#2 3. Correspondence a. Email from Economic and Community Development Director dated September 10, 2021. b. Email from Senior City Planner dated February 02,2022 40 1. Lot Coverage Exhibits 41 cooz/�vaw�im\siieiuv�unva\vivo v _ 1 � 0 �.' W �uUJ E� t9 n N I B / % rF3"d ta2$$$66$$$66$$$55$BFffi a ale � p II - s / aapa a 4Aaagaa ««mmmmmmmmmmmmmmmmmmm %i 'PR xx F sass sssgps s rr ;�„ � mm a� ,mmmm3R mama m.,mraR ,." rad 1 � sFF"x2aa FFm aaa aam I gaxgseiagxxxaa"xaggaaaRgxaxamaaaFa$a�ea E X I - I �' $ 35653000353636333335333333633333333665 aajaaa=aaa:aa=aaaa�a3aa'a'a'�ai'�'q c- . a 5 e e a a .......0000uu�uuuuu�uuuuuu« 1 ............N-N-N-N-N-h---N........... aa;I M m m as 3 �� \ R".RRxReFRRBmmRx"�s6sR5I8 Bsx385$R8a828886 j�e B�53e3R8x88::8:8^� 8853 ..38.33 ^x.e333Rsm� x�x xx mssssxxxx 1 1 � R8a��ooemmS „am K2a m a s p 2 28 2RRm2s T as osl 2x,ggm$ae6$eEA I x m�3FFd&&9�33333BRSSR°�'B:RSSRs�R98�8�33�3RF�&R&RS�B�axaxaxxz4xsaxaa¢$asa� I 5 „ 333835566333383383833336333883$$33635888863555353580000838356666$338$ I SSS€ „2 ,22 .22222x'2222222022 2202202.20.„f 2.2+' ..2022 202220222222G22o<2 aa'�'�saa'2 as aa asa aQ a as aaaa=as<a$aa"baa=a:a a aS a a3 as a aS aha f f «<<mmmmeWWWWWWWWWWWWWWWWWWwWW-wW««<<«.0...au.u.uuuu0000uuuuuuuuuu E t Rs^^^ 3'"'"s r BR HR $..R 7FRR9RRRR � �aaRRa”a"a��:�::�aaaaa��aaaa�9�aa�aas�RRssRaaaa�as�sa:°� :ss.a�� ?a�:� 3 "rmeN."ma„pF,Rxg:^FsgRNRRxRrARRAmmRxmAmss3^.::5"J 39BSs.^,Fsx3sFss9e63$386�s S - cooz��vaw�im\s.ieiuv�unva\n.n.e _ 1 � 0 a 1 LTJ w�� W.� S66o I e� Vag a $3 v` i 990 F 9 to 1n n ennn s 2R neeK t9 ' a II / ( .9.9 .R`s a `a. ia.95: 9a..9.9 sev. e o ....N N--N---N--.--N-r-N 3 \ j " Rp 93 kR 8311 19311 8083 38 as 33 — nn RIF � dd d C a'�, , X� 8��3�"�aBggmMatias6agass=a3m8p^„3mR8n^si , 26m2s2seimm922..289s 299;m2292299rtF9922 8 G � a I 44 � - ¢IJ "Y � I � aaaena°aaeBaaBa�nae=gyp=?a?aPa�ze=?32Aa '� � .,.,3a3a�3a5�.,a3a33a��33�333asa3s��38�33 e e a $$ .............,.,...,x,...........,...,............. 5 5 § g_E5 _ a5'S�'e y8�d5aW _dgwWSBgWbS'S`59$ 1 3 A Q3 88 Ssam „Bas gas„ g9sg £R ^R 87 ^BA iq 888m 583 � 1 f X� 1 u 8 I ^RBmS83s _ RpiRBR 88 s838s$8^o s8 3383 12 _&88 ,3 R R'"'RR8s 999 9 &Fs x 9R�992229929go^o9R� �83R�^.E;RBFnn��re£R”33R�esid2r:F3923933283299a8R$:io I � 'w n�wn -a� e I .. .... ..s"a". - - 88986666388 Be 88888 a 88653656988898565588 Be 65655656688888 Be 8655535888 Be D62�a2�... ..c ...32o22$Fg2"o2�Eg�Eg`"oE�6a2EgF........8o2Fg o2 yy Da`gZ AA DAAA�«3^ppA�AA�DA�D`yA yyA pD�A ypA AA A�9DA 19D 52�9A pp 9 32aa25..<aa< ..'.7 a<35<35<3 32 33 3<�d a3aa�a<„a a<.,a<C<oC. zi .. <<............................................. ....,.,,.. ............... 5 8 t � ? e�������v�,"^,��$��Passe�ss�a��"a��"asa��aa�m €:�FFy�yEgEPz�ggEBEtFEyEPE$geEPeWse n`g�EPgWEEE??�E?gPE�gF�EF��SPgg�eB? << <<< <<<< <<<< <<<< <<<< << << <<< << <<< << <<< <<< "nm.�e,..aSa67`�'°:9':Rsp33Rr C,9R8smiim8^^,B mS777SITY79S8sN23986988e29393699 9 LLI UJIp UJ-E z Uj- 19. n nm m m g g g g oa000__oo__oo__oo ,o ,s. -------------------- -------------- -..------------ .......... . -- .- --- --- --- fl U .- .............. ............ .................................... II 5i r,t, Iea asses IX I to m 1< $6t 3 8 8 Fx gs s Xaa ;s 7 axa a x;Z n ZN r; ri 13 m m x$ R g R g R a n m�13 g R g! ---- gi2------9--Z9--9—--- 8 8 8 8 5 6 5 5 588888888888 8 5 5 5 5 6 t g g c a PCM PCH-a-I a C a 3 3 C 0', a --------------------- .......... ........................ 2A maE'HMH�g,R g, 4 4,R R R 4 P R K M..M%5 2. Overall Site Plan 45 t.... s 3\tooz\a o�a U1 v0lao�i 7.71,77 1.ul� m— o u 3ida�to © a - S3WOHNMOi 3AOH!D AHONOIH1 .oeo; as sa-3d 9ro.=d a da 11M, _ o n dm�an�usuzo s 3 en in�ridman3a 1 aorrurevo 0 z Nd-ld�lIS TlVH�MO m NI—NIDNI =���m 9 3 � 3 x q z =„k¢3R u ! & sl� e, s� e . U$ RUN g� �aa 111 I rl-w ee ee@ o Q§ rz 51, e § a, R� a N g 7 3 3 C 6 IMI go F s s : gee R i0 il i 8 , a r i 11 C m . 0 _ i �� } Q =o J si e m w. m f I'l IE I a a % _ a 6 11 o� a a i � 9 @ J I 12 �.I ' a s a a x -- 9 @ -------- WK ---- I , U Q PoI, I nba �o E-A a I El I s s a a p � "be§ P II toozvow�s3\tooz\oao/al a d0iao/j S 1.1 77 1.ul� cc(coo) ca ssA�.3 aLL�ssrocs n oinva uLL � S3WOHNMOi 3AOH!D AHONOIH ote=6 Oend; e _ o 3en inyrldman3a�aorrm�a iwrond "n mnao s U z Nd-ld�3lIS TlVH�MO NI—NIDNI /m a 9 O � o x q z e, s� e . U K e Q a H �� $ OISE w � m g� Baa WII' w I u ee ee€ �flg 2 1 € ; O 11IIILIbI'i I zoog�$ a 'k Ki 3 go gee - I a F Ft6 6 6 6 6 6 6 6 6 6 0 0 0 i$(f 3 3 3 a'x a5 e m s W i � s { § e 6 E t ; a I a 9@ I� J t i r� I I a' I s � \ i i Y _ n _ I — f _ _ I a ,4 a a � e ! I o a _ a IIS c7 e e e e»n 3 Wr r.o�mesroviai- ew" V p 5 S Ii F .] I © .�e go / 40§ – Gw ?� t a n a w.p�rtisn¢�e.a)z�uoweairo-oia=s uo.aw oo«.toozvow�s 3\tooz\osoo/a a v0ia0/f 7.71,77 10-1 cc(coo) ca ssA�.3 aLL�s3rois d oinva uLL SDWOHNMOl 3AO�IJ l�aONOIH ote=6 ry Oe e - o 3en in�ridman3a�aorrm�a iwrond >zrevo 0 z NV-1c1�lIS TWH1 M0 NI—NIDNI /m a 9 O � o x q z u a & ydC pp $y Es � D a z a ❑o a 1000 _ _ o ❑ K F �I f e d� RaR { I � � � �a� o, 9� : m E I @ � r; a an /w .au � t �349 � � F� as$§ I w 1 dqn pi p. a64 RNP ;m 51 Mil' ❑ I n L' - s s s 9 l c I o - I o ' O < I � � 0 0 / ry rtm f c m k s 3.ss sce A IPI C o o z Z k z z 09 / I =s=s is I i 8 I i I I - u I I � � � 0 00000 o mo of s s g s. m s. M w s s 6 A i o I a .4p ij e f II I J I > r� ,n _ I I � I urv,11 LYi { W 14 Ing b - a n e a _ a 1 c7 ce m e - pea.m i p �w s E. s = p f I H I I� a a I Q go 11-rvl 3. Correspondence 49 3/21/22,7:05 AM JOSE A CHAVES Mail-Hickory Grove Outstanding Items for Resubmittal Jose Chaves<jose@storybookholdings.com> Hickory Grove Outstanding Items for Resubmittal Dustin McGlinchey<Dustin.McGlinchey@mattamycorp.com> Fri,Sep 10,2021 at 3:59 PM To:Jon Droor<Jon.Droor@mattamycorp.com>, Dwight Saathoff<dwight@pfdllc.net>,Jose Chaves<jose@storybookholdings.com> Responses from the city below Sent from my T-Mobile 5G Device Get Outlook for Android From:Christopher Schmidt<eschmidt@winterspringsfl.org> Sent:Friday,September 10,20213:56:00 PM To:Dustin McGlinchey<Dustin.McGlinchey@mattamycorp.com> Cc:Jason Norberg<JNorberg@winterspringsfl.org>;Marla Molina<mmolina@winterspringsfl.org>;Rachel Gironella <rgironella@winterspringsfl.org>;Kevin Maddox<kmaddox@winterspringsfl.org> Subject:RE: [EXTERNAL] FW:Hickory Grove Outstanding Items for Resubmittal Dustin, Please see below. Thanks Christopher Schmidt Economic and Community Development Director P:(407)327-7597 F:(407)327-4753 Incorporated 195A: 1126 East State Road 434 Winter Spring ••s, Florida 32708 •• opo From: Dustin McGlinchey<Dustin.McGlinchey@mattamycorp.com> Sent: Friday,September 10,2021 2:31 PM To:Christopher Schmidt<cschmidt@winterspringsfl.org> Cc: Marla Molina<mmolina@winterspringsfl.org>; Dwight Saathoff<dwight@pfdllc.net>;Jon Droor<Jon.Droor@mattamycorp.com>;Jose Chaves <jose@storybookholdings.com> Subject: RE:[EXTERNAL]FW:Hickory Grove Outstanding Items for Resubmittal Importance: High EXTERNAL EMAIL: [Caution: Do not click on links or open any attachments unless you trust the sender and know the content is safe.] Hello Chris, Thank you for the email.There are major items that significantly impact the site plan which we have been attempting to get feedback on comments from the city without response.We have sent several emails and phone calls between myself,Jose Chaves, David Stokes, Dwight Saathoff,Bill Maki,and Turgut Dervish.We need answers to the following items so we can finalize our resubmittal. I want to also note this is the second round of comments we have received on our plans we are responding to and not the third. • Alley Width at 90-degree parking stalls-The pavement width for a drive isle supporting 90-degree parking stalls is required to be 22 ft min.The approach for the parking areas within the alleys,immediately adjacent to the parking stalls,is 22'to allow for the necessary maneuverability. It is our understanding that the code would not apply to the entire alley length as the increased alley width is to turn into and exit the 90-degree parking.Can the city confirm the entire alley does not need to be 22'wide and only the areas adjacent to the 90-degree parking stalls? PW comment Drainage Calculations-The requirement for the post development stormwater runoff volume not to exceed the pre-development conditions.The City told our team on 8/9/2021 that they were going to be verifying with the City's legal counsel whether this requirement was https://mail.google.com/mail/u/0/?ik=f494e72d55&view=pt&search=all&permmsgid=msg-f%3Al 710546222166960984&simpl=msg-f%3A17105462221... 1/50 3/21/22,7:05 AM JOSE A CHAVES Mail-Hickory Grove Outstanding Items for Resubmittal something that could be waved by the Public Work director since it is a technical requirement that has not been enforced for other projects within the Town Center.We haven't received a response. Hickory Grove,as designed,discharges to an existing,permitted stormwater management system.The stormwater inlet which we are connecting to was designed and permitted as part of the Hickory Grove Park Road and Tuskawill Road-East Basin project(reference SJRWMD ERP Project#22437-2).This entire system(which supports the Town Center) was not designed to attenuate the total volume of stormwater discharge.But it does set the parameters for which our project site needs to be developed.The Town Center's master stormwater management system required for our project site(Post Development Basins 7 and 8)to provide independent stormwater management including treatment and attenuation,and to limit impervious area to 80%.The project as proposed reduced the impervious area to under 70%and is providing the stormwater management as intended by the receiving system's design.We have asked that the City,in fact,acknowledge that it will not treat this project differently than it has treated all other projects in the vicinity,and will allow the project to proceed under the boundary conditions permitted for the master system. M comment • Structural Engineer Retaining Wall Plans-We were asked to provide structural engineer prepared designs for the proposed retaining walls.The walls are not currently approved and will be permitted separately for the city's review and the issuance of a building permit.The code provided by the city and the city's Building Department consultant both say it is not required for Final Engineering Plans and it is a separate submittal.These walls are usually done as a design-build job and have not gone through a bid process and there is extra financial liability at this time to design walls that are not approved as part of our Final Engineering Plans.We are seeking confirmation from the engineering department that we will not get a repeat comment and it will be handled with a separate submittal after the Final Engineering Plans are approved. Correct, notwithstanding the wall will need to show on the engineering plans along with the specs (height, materials, finish, etc.). • Tree mitigation meeting with Kevin Maddox to go over alternative site plans as directed by Chris and Kevin on 8/25/21.So far, Kevin has failed to respond to our repeated requests for a meeting.We need this scheduled as soon as possible.Kevin is putting together his comments (from your latest submittal) and will provide early next week along with a calendar for availability. • Does a 1-story cabana(an accessory structure)need a waiver from 2-story requirement for zone T4?Accessory structures do not have a 2-story requirement but the T4 zone requires 2-story buildings.We do not believe this should require a waiver for the cabana but want to clarify.It is a waiver. Seminole Crossings TH's also sought this waiver as previously discussed. • Does the lot coverage requirement of 70%apply to individual townhome units?The other townhouse projects in the area do not meet this requirement for obvious reasons.We've asked the City repeatedly to acknowledge that this requirement will be applied towards the entire project boundary and not to individual lots.Common sense would seem to indicate that clarification from the City,and not a waiver,is what is needed to clear this up.Please advise. I have repeatedly provided this answer, but for more clarification, the requirement can be met from the entire project boundary and not the individual lots. It will need to reflect on the plans. We would like to resubmit as soon as possible, but these outstanding issues and the lack of a consistent response from staff has cost us a lot of time and additional expenses.Any assistance is getting answers and the meeting setup with Kevin would be greatly appreciated.We look forward to hearing back from the city on these items. Thanks, Dustin McGlinchey f Land Development Manager-Orlando Division C(407)350-0774 Dustin.McGlinchey@mattamycorp.com 2450 Maitland Center Pkwy,Suite 300 Maitland, FL 32751 From:Christopher Schmidt<cschmidt@winterspringsfl.org> Sent: Friday,September 10,2021 10:06 AM To:Dustin McGlinchey<Dustin.McGlinchey@mattamycorp.com> Cc: Marla Molina<mmolina@winterspringsfl.org> Subject:[EXTERNAL]FW:Hickory Grove Outstanding Items for Resubmittal Importance: High https://mail.google.com/mail/u/0/?ik=f494e72d55&view=pt&search=all&permmsgid=msg-f%3Al 710546222166960984&simpl=msg-f%3A17105462221... 2/51 3/21/22,7:05 AM JOSE A CHAVES Mail-Hickory Grove Outstanding Items for Resubmittal Dustin, Where are you at with the third round of comments and waivers? Thanks • fncorp—t d 1959 From: Marla Molina<mmolina@winterspringsfl.org> Sent:Thursday,September 9,2021 10:52 AM To:Christopher Schmidt<cschmidt@winterspringsfl.org> Subject: RE:Hickory Grove Outstanding Items for Resubmittal Chris: On August 11th and 18th the City met with Hickory Grove to discuss Planning comments and Aesthetics. To date; Hickory Grove has not responded to Planning's third round of comments submitted to the applicant on August 13,2021. Also,the applicant has not submitted an application for waivers or answered staff's questions related to waivers. Marla Molina Senior City Planner • P:(407)327-5967 F:(407)327-4753 [ncorporatcd 1959 A: 1126 East State Road 434 Winter Springs, Florida 32708 00001 Confidentiality Note:This e-mail,and any attachment to it,contains information intended only for the use of the individual(s)or entity named on the e-mail.If the reader of this e-mail is not the intended recipient,or the employee or agent responsible for delivering it to the intended recipient,you are hereby notified that reading it is strictly prohibited.If you have received this e-mail in error, please immediately return it to the sender and delete it from your system.Thank you. [Quoted text hidden] https://mail.google.com/mail/u/0/?ik=f494e72d55&view=pt&search=all&permmsgid=msg-f%3Al 710546222166960984&simpl=msg-f%3A17105462221... 3/52 3/21/22,7:07 AM JOSE A CHAVES Mail-Hickory Grove Townhomes,SP2021-0011 Jose Chaves<jose@storybookholdings.com> Hickory Grove Townhomes, SP2021-0011 Marla Molina<mmolina@winterspringsfl.org> Wed,Feb 2,2022 at 1:26 PM To:Dustin McGlinchey<Dustin.McGlinchey@mattamycorp.com>,Jose Chaves<jose@storybookholdings.com> Cc: Dwight Saathoff<dwight@pfdllc.net> Good Afternoon: Legal has informed us that this project will require another waiver request,related to individual lot coverage exceeding 70%in T4. Do you know how much over the lots will be over 70%max.? We provided an approximate%below in red. Please review what we have prepared and provide any modifications and we will add the summary to the Staff Report.Also,please update the Waiver Application,so that we can add it to the Agenda and to ProjectDox. Applicant's Request: The Applicant requests a waiver from City Code Section 20-325 to allow the individual townhome lots to exceed the lot coverage of±85%in lieu of 70% maximum. Applicant's Justification: This waiver request is due to the absence of land available for individual townhome lot sizes within the T4 Transect.The intent of this section of the Code is for traditional detached single family homes in suburban neighborhoods and is not intended for attached townhomes or compact single-family homes in urban neighborhoods. Townhome yards by nature are compact and do not allow for;accessory structure,swimming pools,etc.as in traditional neighborhood subdivision.The proposed development plan is otherwise in substantial compliance with Chapter 20 of the City's Code of Ordinances and in compliance with the Comprehensive Plan. City Code/Staff Analysis: Sec.20-325.-Transect standards.T4(General Urban Zone)(2)Dimensional requirements.The T4 designation is intended for higher density subdivisions,especially since T4 specifically allows for side setbacks to be zero(0)feet for townhome/compact single-family developments. Hickory Grove is a single-family detached(townhome)subdivision that is an outright permitted single-family project in T4. It is illogical for a townhome to meet a 70%lot coverage.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 speak to lot coverage.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. As such,the 70% maximum lot coverage requirement in the Town Center Code appears illogical and/or excessive for a traditional attached single family home lot (townhouse). The 70%requirement for Hickory Grove is met from the entire project boundary and not with the individual lots,as reflected on the Final Engineering Plans.Staff supports this waiver request,as it meets the waiver criteria set forth in Subsection 20-34(d). (S) 00Marla Molina 00 Senior City Planner P:(407)327-5967 F:(407)327-4753 A: 1126 East State Road 434 Winter Springs, Florida 32708 From: Dustin McGlinchey<Dustin.McGlinchey@mattamycorp.com> Sent:Tuesday, February 1,2022 3:49 PM To:Jose Chaves<jose@storybookholdings.com>; Marla Molina<mmolina@winterspringsfl.org> Subject: RE:[EXTERNAL]Re:Hickory Grove Townhomes,SP2021-0011 EXTERNAL EMAIL: [Caution: Do not click on links or open any attachments unless you trust the sender and know the content is safe.] https://mail.google.com/mail/u/0/?ik=f494e72d55&view=pt&search=all&permmsgid=msg-f%3Al 723677059750588830&simpl=msg-f%3A17236770597... 1/53 i U t _� Cross o `` Se'hino z ie Eli ke Trail 8 �o ro\e d c Gtosy '/s7! u0. 0 15 � O 0 U O u O O N a° a R 3 0 © p N C Cf) L l'l � v V L � d m • • c j m 10, V � a9 oa 0 ,tl `L m 0 y r Q © d a aci p 0 cn v o / o u - U D y c a `' 3 coq ¢i a 0 0 © a .fallb © 0 i E LL Irrll r S JpaB a E o 11 l' rf d Q �9 fC Q m 2 C 04 W � cf/ d • tl � �daa .. . H F �•w • T�z �z sa 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 55 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 56 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 57 Re: Hickory Grove Townhomes Parcel Id: 26-20-30-5AR-OB00-028E To Whom It May Concern: I authorize Project Finance & Development, LLC to apply for and obtain permits from County/City Government, Water Management District, Florida Department of Environmental Protection, Florida Department of Transportation, Army Corps of Engineers and any other municipality or regulatory entity requiring permits be issued. Owner Signature: 2 Owner : Juanita D. Blumberg, as Trustee Name and Title of Person Signing: Juanita D. Blumberg, as Trustee Address: P.O. Box 195430, Winter Springs, FL 32719 Phone #: 407-399-7487 Email Address: juanitabluCa7gmail.com Sworn to and subscribed before me this 7 day of m , 2021 , by� /U . He/She is personally known to me or has produced identification. Type of identificationn1A,t-" Y;Z ^ Notary Public State of Florida ryLane NadlerU IC: My Commission GG 122312 Expires 07/0612021 Name: kao c �4cf!� Commission No:r 1 �-� Commission Expire : ' ) 58 CITY OF WINTER SPRINGS COMMUNITY DEVELOPMENT DEPARTMENT 1126 East State Road 434 Winter Springs,Florida 32708 IncorponAll" customerservice cgs wintersprin g fl.org 1959 Application—Waiver 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 Chapter 20—Zoning Sec. 20-34. The sufficiency review shall be completed within thirty (30) calendar days per FL Statue 166.033. Applicants are responsible for posting notice (provided by the city) on the site at least seven (7) days prior to the Planning & Zoning Board (PZB) meeting at which the matter will be considered. Said notice shall not be posted within the City right-of-way. All applicants shall be afforded minimal due process as required by law, including the right to receive notice, be heard, present evidence, cross-examine witnesses, and be represented by a duly authorized representative. Applicants are further advised that a Waiver is quasi-judicial in nature. Therefore, APPLICANT ACKNOWLEDGES and AGREES, by signing below, that he or she: • May be sworn-in as a witness in order to provide testimony to the City Commission; • Shall be subject to cross-examination by party intervenors (if requested); and • Shall be required to qualify expert witnesses, as appropriate. Applicants are encouraged to familiarize themselves with Chapter 2 — Administration Sec. 2-30 of the Winter Springs City Code relating to Quasi-Judicial Rules and Procedures of the City Commission. All Waiver recommendations shall be based from the required information/documentation provided,the Winter Springs Code of Ordinances, and the Winter Springs Comprehensive Plan (to the extent applicable). The City Commission (CC) shall render all final decisions regarding Waivers and may impose reasonable conditions on any approved Waiver to the extent deemed necessary and relevant to ensure compliance with applicable criteria and other applicable provisions of the Winter Springs Code of Ordinances and the Winter Springs Comprehensive Plan. All formal decisions shall be based on competent substantial evidence and the applicable criteria as set forth in 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 insure 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 Florida Statute 286.0105. A Waiver which may be granted by the City Commission shall expire two (2)years after the effective date of such approval by the City Commission, unless a building permit based upon and incorporating the Waiver, is issued by the City within said time period. Upon written request of the property owner, the City Commission may extend the expiration date,without public hearing, an additional six(6)months,provided the property owner demonstrates good cause for the extension In addition, if the aforementioned building permit is timely issued, and the building permit subsequently expires and the subject development project is abandoned or discontinued for a period of six months, the Waiver shall be deemed expired and null and void,per Chapter 20 Sec.20-36. 2019/10 Page 1 of 5 59 CITY OF WINTER SPRINGS COMMUNITY DEVELOPMENT DEPARTMENT 1126 East State Road 434 Winter Springs,Florida 32708 IncorponAll" customerservice cgs wintersprin g fl.org 1959 Application—Waiver REQUIRED INFORMATION: Applicant(s): Project Finance & Development, LLC Date: Mailing address: 7575 Dr. Phillips Blvd. Suite 265, Orlando, FL 32819 Email: dwight@pfdllc.net Phone Number: 407-730-9916 Property owner(s): Juanita D. Blumberg, as Trustee Mailing Address: P.O. Box 195430, Winter Springs, FL 32719 Email: juanitablu@gmail.com Phone Number: 407-399-7487 Project Name: Hickory Grove Townhomes Property Address: 141 Bear Springs Drive Parcel ID(s): 26-20-30-5AR-OB00-028E Parcel Size: 12.3 ac Existing Use: Single Family Future Land use: Town Center District Zoning District: T-C (Town Center) - Transect 4 All waiver requests shall be written in the following format: A waiver is requested from Winter Springs City Code 'X' to allow 'Y' in lieu of'Z'. After the request, the applicant shall provide a justification for each waiver request. List Waiver(s)(provide additional sheets if necessary): see attached Demonstrate that the applicable term or condition clearly creates an illogical, impossible, impractical, or patently unreasonable result related to the proposed property and development? see attached 2019/10 Page 2 of 5 60 CITY OF WINTER SPRINGS COMMUNITY DEVELOPMENT DEPARTMENT 1126 East State Road 434 Winter Springs,Florida 32708 IncorponAll" customerservice cgs wintersprin g fl.org 1959 Application—Waiver Demonstrate that the proposed development plan is in substantial compliance with Chapter 20 of the City's Code of Ordinances and in compliance with the Comprehensive Plan? see attached Will the proposed development plan significantly enhance the real property? The proposed development will bring an increased tax base through the addition of 132 townhome units and contribute to the City of Winter Spring's Town Center District build-out. Will the proposed development plan serve the public health, safety, and welfare of the City of Winter Springs? Yes, the proposed development has been designed to enhance the City of Winter Springs' Town Center District through a community that incorporates parks, walkability, connectivity, appropriate engineering, and applicable considerations for traffic, environmental, and school impacts. Will the waiver diminish property values in or alter the essential character of the surrounding neighborhood? No, the waivers being requested are similar in style and nature to other waivers approved by the City for projects within the Winter Springs Town Center. Is the waiver request the minimum waiver that will eliminate or reduce the illogical, impossible, impractical, or patently unreasonable result caused by the applicable term or condition under Chapter 20 Zoning? Yes Is the proposed development plan compatible and harmonious with the surrounding neighborhood? Yes, the proposed development plan is in conformance with the intent of the Town Center District Code and what the city planned to be developed on the parcel per the master plan. 2019/10 Page 3 of 5 61 CITY OF WINTER SPRINGS COMMUNITY DEVELOPMENT DEPARTMENT 1126 East State Road 434 Winter Springs,Florida 32708 IncorponAll" customerservice cgs wintersprin g fl.org 1959 Application—Waiver f f Has the applicant agreed to 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? Yes X No List all witnesses that the applicant intends to present to the City Commission to provide testimony: David Stokes, P.E. ; William Zeh; Bill Maki; Tom Daly; Jon Droor; Dustin McGlinchey Describe with specificity any evidence which the applicant intends to present to the City Commission, including oral factual testimony, maps, photographs, records or reports and/or expert testimony: The proposd development's engineering plans, aesthetic package, and the City of Winter Spring's Code of Ordinances Attach all documentary evidence which the applicant intends to present to the city commission to the back of this application. The Applicant has a continuing duty to update the list of witnesses, description of evidence, and documentary evidence throughout the application process. Additional witnesses or evidence will not be admitted at the city commission hearing if not submitted at least seven(7) days prior to such hearing- REQUIRED DOCUMENTATION (PDF): X A complete Application and Fee ($500.00*) X A general description of the relief sought under this division X A brief explanation, with applicable supporting competent substantial evidence and documents, as to why the application satisfies the relevant criteria set forth in this division X A Legal Description accompanied by a certified survey or the portion of the map maintained by the Seminole County Property Appraiser reflecting the boundaries of the subject property (To scale). X An Excel mailing list with the names and addresses of each property owner within 500 ft. of each property line, along with the HOA Associations within 1/2 mile of each property line. X For all new commercial development and new residential subdivisions of ten(10)or more lots or existing commercial buildings being altered by 50 percent or greater of the original floor plan or seating capacity and requiring a modified site plan, or development agreements process under section 20-28.1 of the City Code, or as otherwise deemed applicable by the city to relevantly and competently examine an application for compliance with the city code and the affect and impact the proposed use will have on neighborhood and surrounding properties, applicants shall be required to submit with the following additional information referenced in Chapter 20—Zoning Sec.20.29 Applications (7)—(11). * Fees are as shown above plus actual costs incurred for advertising or notification, and for 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's consultant),payable prior to approval of the pertinent stage of development. 2019/10 Page 4 of 5 62 CITY OF WET=SPRINGS COMMUNffY IDEVFLQDPMK TP IDEPARTbffM 1126 smty R"d 434 Wiater Spryr,Florida 32758 Application—Waiver CITY LIMITED RIGHT OF ENTRY: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 and posting on the subject property. APPLICANT'S AUTHORIZATION:I desire to make Application for a Waiver for the aforementioned project and have read and agree to the terms contained herein. In addition, if the Applicant is a corporate entity, the undersigned hereby represents and warrants that he/she is authorized to act on behalf of,and bind,the corporate entity- Applicant Name(Print): 8tl off Applicant Signature: -- _ Date: � � _ Business Name: Project Fi a e & Dee pment, LLC Address: .757�5 Dr.Phillips Blvd.Suite 255,Ort o,Fl 32819 Parcel ID:26-20.30.5AR-0B00-028E STATE OF ,PA- . COUNTY OF Date_ g�%LA t-�;'OO' The flomigoin instrt ent was acknowledged before me this- day of S 'G-�1i1 . 20!!� by who is personally brawn tQme or who has produced as identification and who did/did not take an oath. N ate: ` 1�(: NOWY PUbfic SM of Notary Public Signature: E AIG V r My Commission expires: -C��.� `w 0�J01�11m0� i4ote: The Property (honer shall sign and have their signature ootari7ed below ifthe Applicant is not the owner of the iuhie-rt nroperty Property Owner's Name(P: t): Juanita D. Blumberg, as Trustee Property Owner Signature: Date est STATE OF COl Y OF foregoin tent was cknowledged before me this V day of 20,Z, by r S t*r�6 � is personally known to me or who has produced as t fication and who did/did not take an oath. Date: f Notary Public Signature: +"'4 Nwary Publo Stan of FlorWs Lane Nadler My Commission expi 4YNH 16�iNN- • " EXp.W1202025 2019/10 Pws ors 63 Waiver Request#1 Pool Amenity Building—Requesting 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 SP2021-00111, 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 s£ 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). 1. Demonstrate that the applicable terms or condition clearly creates an illogical, impossible, impractical, or patently unreasonable result related to the proposed property and development? (Justification) This waiver request is due size,location,and intended use of proposed structure. Granting this request will allow for a proportional design elevation for the pool amenity building. 2. Demonstrate that the proposed development plan is in substantial compliance with Chapter 20 of the City's Code of Ordinances and in compliance with the Comprehensive Plan? This waiver request is necessary to prevent the tree canopies being preserved and proposed to be planted south and west of the pool area,to be obscured from the Public Right-Of-Way by allowing construction of a single story accessory structure. The proposed development plan is otherwise in substantial compliance with Chapter 20 of the City's Code of Ordinances and in compliance with the Comprehensive Plan. City Code: Sec. 20-325. Transect standards. T4 (General Urban Zone) (2) Dimensional requirements. Lot Design Guidelines. Building height 2 stories min., 5 stories max. Similar requests and approvals have been granted in the Town Center for the Rize and Seminole Crossing Townhomes. 64 Waiver Request#2 Required Streetscape—Requesting 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' sidewalk with 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 27' when 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. 1. Demonstrate that the applicable terms or condition clearly creates an illogical, impossible, impractical, or patently unreasonable result related to the proposed property and development? (Justification) The waiver modification to the required streetscape configuration include existing conditions which are unlike other developments, as the boundary of the site on Tuskawilla Road already includes multiple off- street parking spots. 2. Demonstrate that the proposed development plan is in substantial compliance with Chapter 20 of the City's Code of Ordinances and in compliance with the Comprehensive Plan? The 21'portion of the streetscape area includes lining Tuskawilla Road with 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. The project further complements the intent of City Code See 20-601, by placing the buildings further from the Tuskawilla Road Right-of-Way,and amenitizing the ponds that front Tuskawilla Road by adding fountains, and bald cypress trees along the pond banks. City Code: Sec. 20-601(b). - Required streetscape. The streetscape requirements set forth in Chapter 20, Article VII S.R. 434 and Tuskawilla Road Streetscape Requirements shall apply. According to staff, the City has recently approved other similar waivers in the Town Center including for the Winter Springs Marketplace and the Wendy's Restaurant. 65 Waiver Request #3 Lot Coverage — Requesting a waiver from City code Section 20-325 to allow the individual townhome lot coverage to reach a maximum of 88% in leu of the 70%maximum permitted by code. 1. Demonstrate that the applicable terms or condition clearly creates an illogical, impossible, impractical, or patently unreasonable result related to the proposed property and development? (Justification) This waiver request is due to the absence of land available for individual townhome lot sizes within the T4 Transect. The intent of this section of the Code is for traditional detached single-family homes in suburban neighborhoods and is not intended for attached townhomes or compact single-family homes in urban neighborhoods. Townhome yards by nature are compact and do not allow for accessory structure, swimming pools, etc as in traditional neighborhood subdivision. It is illogical for a townhome to meet a 70% lot coverage specially when the setbacks within the T4 Transect allow for zero (0) ft side setback, three(3)ft min.rear setback, and four(4)ft. min. front setback. 2. Demonstrate that the proposed development plan is in substantial compliance with Chapter 20 of the City's Code of Ordinances and in compliance with the Comprehensive Plan? This waiver request is required specifically for the per lot "Lot Coverage". The proposed development is providing a maximum of 70% lot coverage across the site by providing common areas. The proposed development plan is otherwise in substantial compliance with Chapter 20 of the City's Code of Ordnances and in compliance with the Comprehensive Plan. City Code: Sec. 20-325. Transect standards. T4 (General Urban Zone) (2) Dimensional requirements. The T4 designation is intended for higher density subdivisions, especially since T4 specifically allows for side setbacks to be zero (0)feet for townhomes/compact single-family developments. 66 •7,r+ �.� •IIT/ }� � e, �.1 .n 1 I y_ t •♦' J C y)f �• I 1 ,} 1 N ~ �►' � ,�•.ti � /+cad• ,' F u` d J F = co 5Y1 4,.. Its E {ti r7 r• r� f .. •ter -• e 9 �. I V—,yr loom;-4� rr c �� I, rt I-II r III r ■ It r I EQU Y ENT �qp ORALE { EEI Ely , I T 4121) S , Lpr I I � 'I I I I I I I �fl• I L i I i vendIn •� k o .:EfE L:—,% �I 'I.Er s Fr � ° Tr �Iti=L •� FMti f L- '-cr - r 69 e r •�TSL P P T 3� I IL i arm P d � ' S_ J