HomeMy WebLinkAbout2021 08 09 Public Hearing 400 - Winter Springs Marketplace Aesthetic Plan Approval • PUBLIC HEARINGS AGENDA ITEM
ooa, CITY COMMISSION
1959
MONDAY, AUGUST 9, 2021 1 REGULAR MEETING
TITLE
Winter Springs Marketplace -Aesthetic Plan Approval.
SUMMARY
The Community Development Department requests that the City Commission
hold a Public Hearing to consider the Aesthetic Plan Approval for a Chipotle
Mexican Grill, a fast food restaurant with a drive-through window and outdoor patio
seating, approximately ±2,325 square foot.
General
Applicant Tuscawilla Property Investors, LLC
(Equinox Development I Ryan Stahl)
Property Owner(s) Tuscawilla Property Investors, LLC
Anna Ondick, as successor trustee of the Robbie R. Ondick
Revocable Trust
Location 1177 E. SR 434, Winter Springs, FL 32708 - Southwest of the
intersection between State Road 434 and Tuskawilla Road
Tract Size ±8.278 gross acres
Parcel ID Number 36-20-30-502-0000-0070 (Vacant)
Zoning Town Center (TS)
Designation S.R. 434 Corridor Overlay District
FLUM Designation Town Center/Commercial
Adjacent Land Use North: East S.R. 434/ ROW South: Vacant
East: Tuskawilla Road West: Residential
S.R. 434 Frontage Minimum 2S-feet Maximum 100-feet
(Internal Side Streets S ft.)
Height Town Center: Two stories S.R. 434: Up to *Five stories
minimum (*limited to 2 stories per the
Development Agreement)
Setbacks Front: 2S ft. - Side: S ft. Lot Width
Town Center SO ft. (from min. - 100 ft.
front Rear: 1S ft. max. (from 18 ft. min.,
property line) side property 180 ft. max.
line)
Development Lot Coverage: 100%
Standards
413
Development Not applicable
Permits
Development Not applicable
Agreement
Code Enforcement Not applicable
City Liens Not applicable
Background Data:
The Community Development Department received an application from
Tuscawilla Property Investors, LLC for Aesthetic Review for Chipotle Mexican Grill.
The subject property (approximately ±8.278 gross acres in size) is pentagonal in
shape, generally bounded to the north by State Road 434, to the east byTuskawilla
Road,to the south by a vacant property and to the west by a residential community.
The parcel is anticipated to be developed in two phases, in a cohesive design
bringing many retail uses to one single site. The development includes mass
grading of the entire site, master stormwater and utilities infrastructure, perimeter
landscaping, streetscaping, and a wall located on the eastern property boundary.
On February 22, 2021, the City Commission approved Aesthetic Plans (Partial),
certain Waivers, Final Engineering Review, Pemoval of Specimen Trees, and
Development Agreement to construct Winter Springs Marketplace.
The entire site is master planned and with five (S) buildings all of which will include
faux second stories. The total gross area for all proposed buildings is ±38,070 SF.
The Commission approved aesthetics for following buildings:
• Building A: Heartland Dental I Medical Office 1 ±4,280 SF 1 ±21 ft. high
• Building D: Crunch Fitness I Petail 1 ±19,200 SF 1 ±34.S ft. high
• Building E: Dollar Tree I Retail I ±10,000 SF 1 ±30 ft. high
• Building F: Aldi I Petail I ±19,209 SF I ±29 ft. high
The applicant is now presenting the aesthetics for Building B, Chipotle Mexican
Grill, a fast food restaurant approximately±2,323 square feet and is ±28 ft. high.The
fast food restaurant includes a drive-through window and outdoor patio seating.
The aesthetic review for Building C will be presented to the City Commission at a
later date,which is Phase 2 of the project.The anticipated completion for the entire
project is scheduled for 2-3 years after approval of the final engineering.
Public Notice:
Public Hearing Notices were mailed to all owners of real property adjacent to and
within approximately five-hundred feet (S00) of the subject property and all
Homeowners' Associations on file with the City of Winter Springs (220 notices).
PUBLIC HEAPINGS AGENDA ITEM 500 1 MONDAY, AUGUST 9, 2021 1 PAGE 2 OF 6
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Aesthetic Review:
Pursuant to Section 9-603, which sets forth guidelines and minimum standards for
Aesthetic Review packages, staff has utilized the below criteria in Section 9-603 to
determine the following. The attached Aesthetic Review package (Exhibit 2)
includes all of the submittal requirements for aesthetic review as set forth in
Section 9-600 through 9-607 and include the following: (a) a site plan; (b) elevations
illustration all sides of structures facing public streets or spaces; (c) illustrations of
all walls, fences, and other accessory structures and the indication of height and
their associated materials; (d) elevation of proposed exterior permanent signs or
other constructed elements other than habitable space, if any; (e) illustrations of
materials, texture, and colors to be used on all buildings, accessory structures,
exterior signs; and (f) other architectural and engineering data as may be required.
The procedures for review and approval are set forth in Section 9-603. Aesthetic
review for Building C (TBD) will be reviewed at a later date, the Applicant will be
working with the tenant(s) regarding building design elements.
AestheticPeview
1. The plans and specifications of the proposed project indicate that the
setting, landscaping, proportions, materials, colors, texture, scale, unity,
balance, rhythm, contrast, and simplicity are coordinated in a harmonious
manner relevant to the particular proposal, surrounding area and cultural
character of the community.
Analysis: The Winter Springs Marketplace includes architecture that is
complementary to the diverse styles of architecture of the Town Center. The
neutral complementary color scheme with straight, clean, uniform lines is in
harmony with the surrounding area and already-approved aesthetics of the
Aldi, Crunch Fitness, Dollar Tree, and Heartland Dental buildings. The
Chipotle building consists of finished metal awnings, brick veneer, wood-
look exterior wall panels, glass spandrel faux windows, and neutral paint
colors. The aesthetic design is similar to the approved aesthetics for the
Starbucks and Wendy's located on the north side of SP 434. Chipotle's
design complements the surrounding area and cultural character of the
community.
2. The plans for the proposed project are in harmony with any future
development which has been formally approved by the city within the
surrounding area.
Analysis: The Winter Springs Marketplace has designed multiple buildings
which complement each other and contain enhanced architectural and
aesthetic elements, and the Chipotle building adds to the visual appeal of
the already-approved aesthetics.
3. The plans for the proposed project are not excessively similar or dissimilar to
any other building, structure or sign which is either fully constructed,
permitted but not fully constructed, or included on the same permit
application, and facing upon the same or intersecting street within five
hundred (500) feet of the proposed site, with respect to one or more of the
following features of exterior design and appearance:
a. Front or side elevations;
PUBLIC HEARINGS AGENDA ITEM . . 1 MONDAY, AUGUST 9, 2021 1 PAGE 3 OF 6
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b. Size and arrangement of elevation facing the street, including reverse
arrangement; or
c. Other significant features of design such as, but not limited to: materials,
roof line, hardscape improvements, and height or design elements.
Analysis: The proposed structure is designed to contribute and enhance the
architectural styles that are typical of the surrounding area. This project
represents a progressive addition to the City of Winter Springs. Significant
design features include architectural design elements such as brick veneer,
metal canopy, prefinished metal coping, parpets, and hardi-plank boards.
The proposed building is constructed with concrete and steel framed
structures,the height of the building is 28 ft.tall,which is consistent with the
approved Winter Springs Marketplace. The proposed style depicts a similar
aesthetic feel and scale of the entire development and similarly to buildings
most recently approved within the Town Center, Starbucks and Wendy's.
The building's design features and materials are also similar to those used at
the Savoy, which is currently under construction.
4. The plans for the proposed project are in harmony with, or significantly
enhance, the established character of other buildings, structures or signs in
the surrounding area with respect to architectural specifications and design
features deemed significant based upon commonly accepted architectural
principles of the local community.
Analysis: The proposed project enhances the character and overall
aesthetics of the surrounding area. The City of Winter Springs is comprised
of diverse architectural styles and therefore, the all of proposed building
taken as a group demonstrate deemed significant based upon commonly
accepted architectural principles of the local community.
5. The proposed project is consistent and compatible with the intent and
purpose of this article, the Comprehensive Plan for Winter Springs, design
criteria adopted by the city (e.g. Town Center guidelines, SR 434 design
specifications) and other applicable federal, state or local laws.
Analysis: The Chipotle Mexican Grill development is consistent and
compatible with the intent and purpose of Section 9-603. - Procedure, the
Comprehensive Plan for Winter Springs, design criteria adopted by the city
within the Town Center guidelines, and other applicable federal, state or
local laws.
6. The proposed project has incorporated significant architectural
enhancements such as concrete masonry units with stucco, wrought iron,
columns and piers, porches, arches, planting areas, display windows, and
other distinctive design detailing and promoting the character of the
community.
Analysis: The proposed building is designed to contribute to the quality
architectural styles that are typical of the surrounding area. This building
represents a progressive addition to the City of Winter Springs. An
AGENDAPUBLIC HEAPINGS ITEM 500 1 MONDAY,
416
expression line between the first and second story is implied by the
consistent height of awnings and glazing.The Chipotle building includes the
same consistent aesthetic style of the development such as, second story
windows and upper story louver panels that continues the rhythm
established by the upper story windows across the front of the building.
Significant design features include architectural design elements such as
brick veneers,wood-look exterior wall panels, and warm-neutral paint colors
consistent with the approved Aldi, Crunch Fitness, Dollar Tree, and
Heartland Dental, as well as, a similar aesthetic style to the Starbucks and
Wendy'son northsideofSR434. Wrought iron patio railingswill be installed
along the outdoor seating areas, and landscaping is provided on all sides of
the building.
Procedural
May 28, 2020 Community Workshop Meeting
June 6, 2020 Non-Binding Preliminary Review
August 11, 2020 Application Submittal Date
Fe b ru a ry 4, 2021 Planning & Zoning Board/Local Planning Agency
Approval I Recommendation
February 22, 2021 City Commission I Approved I Aesthetic Plan Review
(Partial), certain Waivers, Final Engineering Review,
Removal of Specimen Trees, and Development
Agreement
August 9, 2021 City Commission I Chipotle Mexican Grill Aesthetic Plan
Review
Applicable Law, Public Policy. and Events:
City of Winter Springs Comprehensive Plan
City of Winter Springs code of Ordinances
Ch9 Sec. 9-603 - Procedure
Article XII. - Minimum Community Appearance and Aesthetic Review Standards
Fiscal Impact:
The Development will be a ground up project which will be constructed on the
approximately 10-acre parcel located at the southwest quadrant of SR 434 &
Tuscawilla Road over an approximately two-year period.
At final build-out, the total Development will consist of approximately ±38,070 SF
of retail uses cohesively designed so as to create a single location whereby
residents can make one stop but cover many uses typically found within a
shopping center. Revenue to the City of Winter Springs based on the Development
will consist of the Ad Valorem Tax and State Shared Revenues (Revenue Sharing
and Half-Cent Sales Tax).
PUBLIC HEAPINGS AGENDA ITEM . . 1 MONDAY, AUGUST 9, 2021 1 PAGE 5 OF 6
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Ad Valorem Tax:
The assessed value of the proposed development is anticipated to be
approximately$20,000,000 based on an estimate of today's capitalized value.
The following provides the 2019 Millage Rate breakdown for properties located
within the City of Winter Springs:
Ad Valorem Tax
County 11.2495
City 2.4300
Fire 2.7649
Road N/A
Tota 1 16.4444
Based on the above 2019 Millage rate, the following are estimated tax revenues to
the City of Winter Springs from the proposed Development:
Estimated Assessed Value I Millage Rate I Estimated City Revenue
$20,000,000 12.4300 1 $324,254.00
State Shared Revenues (Revenue Sharing And Half-Cent Sales Taxi
The City's State shared revenue is estimated based on retail sales generated by the
future development of the shopping center. It is estimated that the proposed uses
will generate a yearly sales volume of approximately $11,572,000.00 based on
estimated sales of$200.00 per square foot of total buildings.
Total Revenue:
Based on the above Ad Valorem Tax and State Shared Revenues, the total revenue
to the City of Winter Springs will be approximately $48,200.00 per year for the
overall Development.
Recommendation:
Staff recommends that the City Commission approve the Aesthetic Review for
Chipotle Mexican Grill.
Attachments:
• Exhibit 1 -Vicinity Map
• Exhibit 2-Aesthetic Review Application
PUBLIC HEAPINGS AGENDA ITEM 500 1 MONDAY, AUGUST 9, 2021 1 PAGE 6 OF 6
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CITY OF WINTER SPRINGS
COMMUNITY DEVELOPMENT DEPARTMENT
1126 East State Road 434
Winter Springs,Florida 32708
In-P., Led customerservicegwinterspringsfl.org
1959 Application —Aesthetic Review
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 9—Aesthetic Review Sec.9-605. The sufficiency review shall be completed within thirty
(30)calendar days per FL Statue 166.033. Once the application is deemed sufficient,the applicant shall move forward
with the Community Workshop,required per Chapter 20—Zoning Sec.20-29.1.
Applicants are responsible for posting notice (provided by the city) on the site at least seven (20) days prior to the
City Commission (CC) 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 Conditional Use 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 parry 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 Aesthetic Review
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 Aesthetic Review and may impose reasonable
conditions on any approved Aesthetic Review 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 9,Aesthetic Review Standards. 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.
An Aesthetic Review Approval by the City Commission under this article shall be valid for a maximum of eighteen
(18) months from the date the city commission renders its approval at a public meeting. If the applicant fails to
obtain a building permit within the eighteen (18) month period, the city commission's approval shall expire at the
end of the period. However, once a building permit is issued,the approval shall be valid for a time period equal to
the permit and shall expire only if the building permit expires. Reasonable extensions may be granted by the city
commission upon good cause shown by the applicant, provided substantial changes have not occurred in the
surrounding area that would make the prior approval inconsistent with the criteria set forth in Chapter 9-Aesthetic
Review Sec.9-9603
2019/10 Page 1 of 5
404
CITY OF WINTER SPRINGS
COMMUNITY DEVELOPMENT DEPARTMENT
1126 East State Road 434
Winter Springs,Florida 32708
Incorporated customerseryice gwintersprin sg fl.org
Igsq Application—Aesthetic Review
REQUIRED INFORMATION:
Applicant(s): Maria Lopez Date: 04/15/21
Mailing address: 424 E. Central Boulevard #542 Orlando, FL 32801
Email: mlopez@elevenl8architecture.com
Phone Number: 407.745.5300 Ext 106
Property Owner(s). Tuscawilla Property Investors, LLC
Mailing Address: 630 S. Maitland Avenue, Suite 100, Maitland, FL 32751
Email: rstahl@equinox-development.com
Phone Number: 407.628.0077
Project Name: Winter Springs Marketplace - Parcel 2
Property Address: 1177 E. State Road 434, Winter Springs, FL 32708
Parcel ID(s): Part of Parcel # 36-20-30-502-0000-0070
Parcel Size: 0.816 Acres
Existing Use: Town Center(T5)
Future Land Use: Town Center(T5)
Zoning District: S.R. 434 Corridor Overlay District
Final Engineering Approval Date: In Progress
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:
TBD
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:
TBD
2019/10 Page 2 of 5
405
CITY OF WINTER SPRINGS
COMMUNITY DEVELOPMENT DEPARTMENT
1126 East State Road 434
Winter Springs,Florida 32708
In-P., Led customerservicegwinterspringsfl.org
1959 Application —Aesthetic Review
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_
CRITERIA FOR REVIEW:
1. The PLANS AND SPECIFICATIONS of the proposed project indicate that the setting, landscaping,
proportions, materials, colors, texture, scale, unity, balance, rhythm, contrast, and simplicity are
coordinated in a harmonious manner relevant to the particular proposal, surrounding area and cultural
character of the community.
2. The PLANS for the proposed project are in harmony with any future development which has been
formally approved by the City within the surrounding area.
3. The PLANS for the proposed project are not excessively similar or dissimilar to any other building,
structure or sign which is either fully constructed,permitted but not fully constructed, or included on the
same permit application, and facing upon the same or intersecting street within five hundred (500) feet
of the proposed site, with respect to one or more of the following features of exterior design and
appearance:
a. Front or side elevations;
b. Size and arrangement of elevation facing the street, including reverse arrangement; or
c. Other significant features of design such as, but not limited to: materials, roof line, hardscape
improvements, and height or design elements.
4. The PLANS for the proposed project are in harmony with, or significantly enhance, the established
character of other buildings, structures or signs in the surrounding area with respect to architectural
specifications and design features deemed significant based upon commonly accepted architectural
principles of the local community.
5. The PROPOSED PROJECT is consistent and compatible with the intent and purpose of this article,the
Comprehensive Plan for Winter Springs, design criteria adopted by the City (e.g. Town Center
guidelines, SR 434 design specifications) and other applicable federal, state or local laws.
6. The PROPOSED PROJECT has incorporated significant architectural enhancements such as concrete
masonry units with stucco, marble, termite-resistant wood, wrought iron, brick, columns and piers,
porches, arches, fountains, planting areas, display windows, and other distinctive design detailing and
promoting the character of the community.
2019/10 Page 3 of 5
406
CITY OF WINTER SPRINGS
COMMUNITY DEVELOPMENT DEPARTMENT
1126 East State Road 434
Winter Springs,Florida 32708
In-P., Led customerservicegwinterspringsfl.org
1959 Application —Aesthetic Review
REQUIRED DOCUMENTATION(PDF
X A complete Application and applicable fee
Minor(Site less than 2 acres)—$300*
X Major(Site greater than 2 acres)—$600*
Modification of previously approved Aesthetic Review—$300*
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 Site Plan
X Building Elevations (color)illustrating all sides of structures
X COLOR RENDERING illustrating street view with landscaping at time of planting;
X ILLUSTRATIONS of all WALLS, FENCES, AND OTHER ACCESSORY STRUCTURES and
indication of their height and the materials proposed for their construction;
X SIGNAGE ELEVATIONS of proposed exterior permanent signs, outdoor advertising or other
constructed elements other than habitable space, if any;
X IDENTIFICATION of MATERIALS, TEXTURES,AND COLORS (include paint chips)to be used on
all buildings, accessory structures, exterior signs, and other constructed elements;
OTHER architectural and engineering data as may be requested to clarify the application.
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
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tp
CITY OF WINTER SPRINGS Q
COMMUNITY (DEVELOPMENT DEPARTMENT
1126 East State Road 434
Winter Springs,Florida 32708
Incorporated customerservice@wintersprin sfl.org
I9S9 Application—Aesthetic Review
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 an Aesthetic Review 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):
Applicant Signature: Date:
Business Name:
Address: Parcel ID:
STATE OF COUNTY OF
The foregoing instrument was acknowledged before me this day of , 20 , by
who is personally known to me or who has produced
as identification and who did/did not take an oath.
Date: (seal):
Notaty Public Signature:
My Commission expires:
Note: The Property Owner shall sign and have their signature notarized below if the
Applicant is not the owner of the subject property.
Property Owner's Name (P ' R ahl, Manager
Property Owner Signature: Date 04/15/21
STATE OF FLORIDA COUNTY$J��NGE
The foregoing instrument was acknowledged before me this 1 5 day of Pick-11 1 , 20 21 , by
Ryan P.Stahl who is personally known to me or who has produced
as identification and who did/did not take an oath.
eat e 11
5 Z 02- 1 (seal):
Notary Public Signature:
My Commission expires: 0 2
Notary Public Fbrida
en
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