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HomeMy WebLinkAbout2019 06 10 Public Hearing 400 - Ocean Bleu Retail Aesthetics, Final Engineering, and Special Exceptions PUBLIC HEARINGS AGENDA ITEM 400 1959 CITY COMMISSION AGENDA I JUNE 10, 20191 REGULAR MEETING TITLE Ocean Bleu Retail Aesthetics, Final Engineering, and Special Exceptions SUM MARY APPLICANTAND PROPERTY INFORMATION: • Applicant/Property Owner's Name (s): JDBS Winter Springs, LLC • PropertyAddress(es): N/A • Property Parcel ID Number(s): 06-21-31-507-0000-0040 • Current FLUM Designation: Town Center District • Current Zoning Designation: Town Center -Transect 5 • Development Agreements: o Development Agreement - Multi-family/Mixed Use Apartment Project - SR 434 (2015) o First Modification of Development Agreement - Multi-family/Mixed Use Apartment Project - SR 434 (2017) • Pending Code Enforcement Actions: None • City Liens: None APPLICABLE LAW, PUBLIC POLICY,AND EVENTS: Home Rule Powers Winter Springs Code of Ordinances City of Winter Springs Comprehensive Plan Project Overview The applicant, JDBS Winter Springs, LLC, is proposing to construct a multi-tenant retail building in the Winter Springs Town Center District,Transect 5.The proposed 7,200 square foot building is situated on a 0.83-acre parcel, located on the north side of SP 434, east ofTuskawilla Road, west of Michael Blake Boulevard, and south of The Blake Apartments. Aesthetic Plans (Exhibit A) The proposed project consists of a single multi-tenant building with a faux second story. The building incorporates the combination of stucco, brick, and cultured stone veneers. The building utilizes a neutral color scheme with various, yet compatible, materials that will serve as an aesthetic bridge between the neighboring Starbucks and The Blake Apartments. The front of the building faces SR 434 and will include a large patio area on the north side of the building for outdoor seating. Details of building mounted signage over the main entrances to each unit will depend on the number, location, and size of future tenants. The proposed project is designed to contribute significantly to the quality architectural styles that are typical of the Winter Springs Town Center and the surrounding area. The proposed building represents a positive addition to the City of Winter Springs and is a high-quality, unique design that is harmonious with its surroundings and will add value to the proposed location. Final Engineering Plans (Exhibit B) The Ocean Bleu Retail Building can be accessed through one of two driveway connections on Sea Hawk Cove.The west driveway is a shared access driveway with the existing Starbucks. Sea Hawk Cove was recently completed as part of The Blake Apartments project, by Catalyst. Sea Hawk Cove can be accessed from either Michael Blake Boulevard or Eagle Edge Lane, which was also recently completed with the Blake Apartments.The site is bordered to the north by Sea Hawk Cove and The Blake Apartments,to the south by State Road 434,to the east by Michael Blake Boulevard, and to the west by Starbucks. The site includes a parking area with Sl parking stalls, three of which are handicap accessible. The project will include a patio area, enhanced landscaping, site lighting, upgraded sidewalks, dumpster enclosure, and bicycle racks. Enhanced landscaping will be located along Michael Blake Boulevard and State Road 434.The sidewalks on State Road 434 will be replaced with a 12-foot sidewalk. The large sidewalks and bicycle racks are to encouragethe use of multi-modal transportation options for customers.Additional parallel parking will be constructed on Sea Hawk Cove, adjacent to this parcel. The site's stormwater is master planned into The Blake Apartments' master stormwater pond, which is located east of the Cross Seminole Trail. No additional onsite stormwater treatment is required for this project. The existing stormwater infrastructure in this location will adequately route stormwater to this pond. The facility will connect to existing Winter Springs water and sewer facilities located along Sea Hawk Cove. The City has adequate water and sewer plant capacity to service this project. Special Exceptions (Exhibit C) The applicant is requesting the approval for four Special Exceptions. In granting a Special Exception, per the Town Center Code the City Commission must find evidence that Section 20-321(c) Town Center Exceptions requirements are met. 20-327(c) Town Center Special Exceptions (1) The city commission may by special exception waive strict compliance with provisions of this code in furtherance of promoting the town center policies adopted by the city. In granting a special exception, the city commission must find by substantial competent evidence that: PUBLIC HEAPINGS 400 1 MONDAY, JUNE 10, 2019 1 PAGE 2 OF 5 a) The proposed development contributes, promotes and encourages the improvement of the Winter Springs Town Center and catalyzes other development as envisioned in the Winter Springs Town Center regulations. The proposed development will add seven retail units to the prominent corner of SR 434 and Michael Blake Boulevard, which is consistent with the mixed use nature of the overall Town Center. b) The proposed development will not have an unfavorable effect on the economy of the Winter Springs Town Center and complies with the economic fiscal impact requirements set forth in the City's Comprehensive Plan and Code. The development of retail units in the proposed development will have a positive impact on the economy of the Winter Springs Town Center by locating retail areas directly adjacent to local consumers in the Town Center who will be shopping and dining locally and generating more demand for local business. c) The proposed development abides by all rules in this code other than those specially excepted. Special limitations apply to large footprint buildings (greater than twenty thousand square feet); see subsection 20- 324(9) for these limitations. The proposed development will abide by all rules in the code other than those being requested in this Special Exception application. The proposed development does not propose any building with footprints larger than 20,000 sq u a re feet. d) The proposed development meets any reasonable additional conditions, conditions or limitations deemed necessary bythe City Commission in order to preserve and promote the intent of the Winter Springs Town Center District Code. If the City Commission proposes any reasonable additional conditions, restrictions, or limitations,the Developer will strive to meet them. e) With respect to each waiver requested, the specific waiver shall comply with all of the following: i. Is a result of special conditions and circumstances which are peculiar to the land, site plan, structure or building involved and which justify granting the waiver in the context of the overall proposed development being successful within the Town Center; ii. Is the minimum waiver from the Town Center regulations necessary to make possible the reasonable use of the land, building or structure; iii. Is in harmony with the general intent and purpose of the Town Center regulations; PUBLIC HEAPINGS 400 1 MONDAY, iv. Will not be injurious or incompatible to the Town Center and any surrounding neighborhood or property; and v. Will not create a public nuisance or be detrimental to the public health, safety, and welfare relative to public services including water, sewer, surface water management, police, fire, parks and recreations, streets and traffic patterns, public transportation, marina and water ways, bicycle and pedestrian facilities. The applicant requests that the City Commission consider the following four Special Exception Requests: Special Exception Request #1: The applicant requests a Special Exception to increase the front setback from SP 434 from the minimum of 8-feet to approximately 14-feet. Sec. 20-32S - Transect standards TS (Urban Center Zone) Principle building setbacks (from property line) Front/principle plane - 0-feet to 8-feet max (from front property line) Staff supports this special exception based on the small knee wall extension with landscaping along the south and east sides of the property. This setback Special Exception maintains the setback plane of the Starbucks. Special Exception Request #2: The applicant requests a Special Exception to increase the lot dimensions from 180' x 160' to 222' x 174'. Sec. 20-32S - Transect standards TS (Urban Center Zone) Lot Design Guidelines Lot Width and Depth - 180-feet and 160-feet, respectively (maximums) Staff supports this special exception based on the platted lot areas and lot size constraints based on the locations of Michael Blake Boulevard, Eagle Edge Lane, and Sea Hawk Cove. Special Exception Request #3: The applicant requests a Special Exception to decrease the frontage buildout from the 80% minimum to S4%. Sec. 20-32S - Transect standards TS (Urban Center Zone) Frontage Buildout 80% minimum at front setback PUBLIC HEAPINGS 400 1 MONDAY, JUNE 10, 2019 1 PAGE 4 OF 5 Staff supports this special exception based recognition that it would be highly impractical fora relativelysmall retail building on a 0.83-acre lotto achieve an 80% frontage buildout at the front setback, while still providing adequate parking, access, landscaping, and pedestrian facilities. To offset the frontage building reduction, the site includes a small section of decorative knee wall, landscaping, and a new 12-foot sidewalk on State Road 434. Special Exception Request #4: The applicant requests a Special Exception to waive the requirement of a 6-foot landscape island separating more than six parking stalls. Sec. 20-324(8)(f) - General Provisions - Parking lot landscape requirements TS (Urban Center Zone) Staff supports this special exception based on aesthetic and circulation grounds. This special exception is also needed to match the adjoining parking sections of the Starbucks. At the May 23, 2019 Planning and Zoning Meeting, the board recommended approval of the Aesthetic Plans, Final Engineering Plans, and Special Exceptions with a S-0 vote. RECOMMENDATION Staff recommends the City Commission approve the Ocean Bleu Retail Building Aesthetic Plans, Final Engineering Plans, and Special Exceptions. PUBLIC HEAPINGS 400 1 MONDAY, • 2019 1 PAGE 5 OF PUBLIC HEARINGS AGENDA ITEM 400 455 TITLE SUMMARY APPLICANT AND PROPERTY INFORMATION: 0 o fl APPLICABLE LAW, PUBLIC POLICY, AND EVENTS: Project Overview Aesthetic Plans (Exhibit A) fi Final Engineering Plans (Exhibit B) Special Exceptions (Exhibit C) fi 20-327(c) Town Center Special Exceptions (1) fi The proposed development will add seven retail units to the prominent corner of SR 434 and Michael Blake Boulevard, which is consistent with the mixed use nature of the overall Town Center. fi The development of retail units in the proposed development will have a positive impact on the economy of the Winter Springs Town Center by locating retail areas directly adjacent to local consumers in the Town Center who will be shopping and dining locally and generating more demand for local business. The proposed development will abide by all rules in the code other than those being requested in this Special Exception application. 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E M] + @ co ^ § ; . - �� � j _ A L , LU K LU / CO - \ A � - «} j-m a >6.\ 22 - \ cll c±y }p// � _ � ■ {/§� ) \ƒ/($) /( : — mm ;\\ N C« - \\\ \ - 22} !3Y : ^ Ile k Vala0ll'SONk11 1NIly� NVld3dVOSONVI atloa VAIN"n18 bEb'?J'S l�'oaNVlao I' W J e a33N1`JN3ro 3nHAeWnev IOZ JNI nVaa aaoo3a * lVI0HzINN00 b101 O1SM Y� Lip S 3 d �3`p. , �u N Ch I III E Q Nn HU X23W W& N 2� 2 � 3e : od:a I / Go _ „ I .3 HN 1 E2 ^F � �`s� :3 ff2 SS �� SIs aAl U 87 C=4 Q3 ;lip RHO RHO 559 1 it o v e. a � AoffQ lip ion lap h it ONE VA R 01 1P d � I QQ SY0n821V1S ,;�..'. » I DD Van 05Ulan__ =SP _ - _ _ W4 HIS n! who ON _ - - --- - _ - vnaveven'o- = � o -- -- - _ w SA as e- -- - _ < �= 10 _ = 11 _ 1 - MH 1 -__ UZI _ o - _ ld _ - _ - _ _- PIPS a ARE1 a _ g >�o % 3%g& 11 M T 12 AM - e _ e - _ _ _ - - __ - - _ - - _ - _ - NOR _-- _ - - _ _ - Pd�m _hill ; - - - -- -^ - -_--_ _ _-_ - = PES _ - - - _ - _ - ___ _ - % - - - - e -_ - - yy — V 2 5 — _ m Hai �s _ , oi 111 4 400 qmRD N Exhibit C CITY OF WINTER SPRINGS • ,' COMMUNITY DEVELOPMENT DEPARTMENT 1126 STATE ROAD 434 Incorporated WINTER SPRINGS, FL 32708 1959 407-327-5966 ■ • FAX:407-327-6695 BOARD OF ADJUSTMENT APPLICATION [KI CONDITIONAL USE/SPECIAL EXCEPTION ❑ VARIANCE ❑ WAIVER APPLICANT: JDBS Winter Springs, LLC Last First Middle MAILING ADDRESS: 10931 N. Dale Mabry Hwy Tampa, FL 33618 'code PHONE&EMAIL (813� A%-4654� b.schultz�oceanbleu roup•cora If Applicant does NOT own the property: PROPERTY OWNER: Last First Middle MAILING ADDRESS: City State Zip Code PHONE&EMAIL This request is for the real property described below: PROPERTY ADDRESS: 1220 E SR 434, Winter Springs, FL TAX PARCEL NUMBER: 06-21-31-506-0000-0030 SIZE OF PARCEL: 2.79 Square Feet Acres EXISTING LAND USE: Current FUTURE LAND USE Classification: TOWN CENTER DISTRICT Current ZONING Classification: T-C (T-5 TRANSECT) Please state YOUR REQUEST: REQUEST SPECIAL EXCEPTIONS FROM THE TOWN CENTER CODE. Maich 2005 The APPLICANT IS RESPONSIBLE for posting the blue notice card(provided by the City)on the site at least SEVEN (7) DAYS prior to the Board of Adjustment 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. The CITY COMMISSION shall render all final decisions regarding variances,conditional uses and waivers and may impose reasonable conditions on any approved variance,conditional use or waiver 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 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 286.0105,Florida Statutes. Any CONDITIONAL USE,VARIANCE,or 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 conditional use,variance,or 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 conditional use,variance or waiver shall be deemed expired and null and void. (Code of Ordinances,Section 20-36.) THE FOLLOWING ITEMS ARE TO BE SUPPLIED WITH THIS APPLICATION: ❑ A copy of the most recent SURVEY of the subject property. ❑ A copy of the LEGAL DESCRIPTION reflecting the property boundaries. ❑ 11 x 17 MAP showing ADJACENT STREETS and ZONING AND LAND USE classifications on the ADJACENT PROPERTY. ❑ JUSTIFICATION for the Request (See Attached List) ❑ NAMES and ADDRESSES of each property owner within 150 ft. of each property line. ❑ Notarized AUTHORIZATION of the Owner, IF the Applicant is other than the Owner or Attorney for the Owner (see below). ❑ APPLICATION FEES: FEES are as SHOWN BELOW 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. CONDITIONAL USE/SPECIAL EXCEPTION $ 500 WAIVER $ 500 VARIANCE $ 500 TOTAL DUE $ 2 Mard12005 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. ************************************************************************************** FOR USE WHEN APPLICANT IS OWNER OF THE SUBJECT REAL PROPERTY: This is to certify that I am the Owner in fee simple of subject lands described within this Application for Board of Adjustment consideration: Signature of Owner Sworn to and subscribed before me this day of 20 Notary Public My Commission expires: Personally Known Produced Identification: (Type) Did take an Oath Did Not take and Oath FOR USE WHEN APPLICANT IS NOT OWNER OF THE SUBJECT REAL PROPERTY: I, do hereby,with my notarized signature,allow to represent me in this Application related to my property. The property is identified as: Tax Parcel Number(s) Located at Signature of Owner(s) Sworn to and subscribed before me this day of 20 Notary Public My Commission expires: Personally Known Produced ID:(Type) Did take an Oath Did Not take and Oath 3 Mard12OO5 20-321(c) Town Center Special Exceptions (1)The city commission may by special exception waive strict compliance with provisions of this code in furtherance of promoting the town center policies adopted by the city. In granting a special exception, the city commission must find by substantial competent evidence that: a. The proposed development contributes to, promotes and encourages the improvement of the Winter Springs Town Center and catalyzes other development as envisioned in the Winter Springs Town Center regulations. b. The proposed development will not have an unfavorable effect on the economy of the Winter Springs Town Center and complies with the economic fiscal impact requirements set forth in the City's Comprehensive Plan and Code. c. The proposed development abides by all rules in this code other than those specially excepted. Special limitations apply to large footprint buildings (greater than twenty thousand (20,000) square feet); see subsection 20-324(9) for these limitations. d. The proposed development meets any reasonable additional conditions, restrictions or limitations deemed necessary by the city commission in order to preserve and promote the intent of the Winter Springs Town Center District Code. e. With respect to each waiver requested, the specific waiver shall comply with all of the following: 1. Is a result of special conditions and circumstances which are peculiar to the land, site plan, structure or building involved and which justify granting the waiver in the context of the overall proposed development being successful within the town center; 2. Is the minimum waiver from the town center regulations necessary to make possible the reasonable use of the land, building or structure; 3. Is in harmony with the general intent and purpose of the town center regulations; 4. Will not be injurious or incompatible to the town center and any surrounding neighborhood or property; and 5. Will not create a public nuisance or be detrimental to the public health, safety, and welfare relative to public services including water,sewer,surface water management, police, fire, parks and recreation, streets and traffic patterns, public transportation, marina and water ways, bicycle and pedestrian facilities. Special Exceptions Requested: 1. Requesting a waiver for a 13.56' building setback, which is greater than the 8' maximum setback required in Sec. 20-325 (T5 Transect). 2. Requesting a waiver for a lot dimensions of 222' x 174' which is larger than the 180' x 160' required in Sec. 20-325 (T5 Transect). 3. Requesting a waiver for 54%frontage buildout which is less than the 80% coverage required in Sec. 20- 325 (T5 Transect). , This applies to structured parking only. 5. Requesting a waiver for the requirement of a 6' landscape island separating more than 6 consecutive parking spaces. 20-321(c)Town Center Special Exceptions (1)The city commission may by special exception waive strict compliance with provisions of this code in furtherance of promoting the town center policies adopted by the city. In granting a special exception,the city commission must find by substantial competent evidence that: (a)The proposed to development contributes, promotes and encourages the improvement of the Winter Springs Town Center and catalyzes other development as envisioned in the Winter Springs Town Center regulations. The proposed development will add 7 retail units to the prominent corner of SR434 and Michael Blake Boulevard which is consistent with the mixed use nature of the overall Town Center. (b)The proposed development will not have an unfavorable effect on the economy of the Winter Springs Town Center and complies with the economic fiscal impact requirements set forth in the City's Comprehensive Plan and Code. The development of retail units in the proposed development will have a positive impact on the economy of the Winter Springs Town Center by locating shopping areas directly adjacent to local consumers in the Town Center who will be shopping and dining locally and generating more demand for local business. (c)The proposed development abides by all rules in this code other than those specially excepted. Special limitations apply to large footprint buildings (greater than twenty thousand (20,000) square feet); see subsection 20-324(9)for these limitations. The proposed development will abide by all rules in the code other than those being requested in this Special Exception application. The proposed development does not proposed any building with footprints larger than 20,000 square feet. (d)The proposed development meets any reasonable additional conditions, restrictions or limitations deemed necessary by the city commission in order to preserve and promote the intent of the Winter Springs Town Center District Code. If the City Commission proposes any reasonable additional conditions, restrictions,or limitations,the Developer will strive to meet them. (e) With respect to each waiver requested, the specific waiver shall comply with all of the following: Special Exception 1: 1. Is a result of special conditions and circumstances which are peculiar to the land, site plan, structure or building involved and which justify granting the waiver in the context of the overall proposed development being successful within the town center; This special exception is due to the adjacent Starbucks development and allows space for the creation of a storefront type aesthetic along SR 434. The building front is placed 22'closer to SR 434 than the Starbucks. 2. Is the minimum waiver from the town center regulations necessary to make possible the reasonable use of the land, building or structure; This special exception is the minimum necessary to have a congruent lot configuration with the adjacent Starbucks. 3. Is in harmony with the general intent and purpose of the town center regulations; This special exception is in harmony with the general intent of the town center in that it allows for the development of additional retail along the SR 434 corridor. 4. Will not be injurious or incompatible to the town center and any surrounding neighborhood or property; and This special exception will not be incompatible to the town center since it makes good use of the remaining property with good internal block circulation. 5.Will not create a public nuisance or be detrimental to the public health, safety, and welfare relative to public services including water, sewer, surface water management, police, fire, parks and recreation, streets and traffic patterns, public transportation, marina and water ways, bicycle and pedestrian facilities. This special exception will not create public nuisance or be detrimental to public health,safety, and welfare relative to public services since the area in question will be on private property. Special Exception 2: 1. Is a result of special conditions and circumstances which are peculiar to the land, site plan, structure or building involved and which justify granting the waiver in the context of the overall proposed development being successful within the town center; This special exception is due to the peculiar shape of the remaining lot of land after the Starbucks was developed. 2. Is the minimum waiver from the town center regulations necessary to make possible the reasonable use of the land, building or structure; This special exception is necessary since subdividing this remaining lot would create at least one that would be very difficult to develop with a retail user. 3. Is in harmony with the general intent and purpose of the town center regulations; This special exception is in harmony with the general intent of the town center in that it allows for the development of additional retail along the SR 434 corridor. 4. Will not be injurious or incompatible to the town center and any surrounding neighborhood or property; and This special exception will not be incompatible to the town center since it makes good use of the remaining property with good internal block circulation. 5. Will not create a public nuisance or be detrimental to the public health, safety, and welfare relative to public services including water, sewer, surface water management, police, fire, parks and recreation, streets and traffic patterns, public transportation, marina and water ways, bicycle and pedestrian facilities. This special exception will not create public nuisance or be detrimental to public health, safety, and welfare relative to public services since the area in question will be on private property. Special Exception 3: 1. Is a result of special conditions and circumstances which are peculiar to the land, site plan, structure or building involved and which justify granting the waiver in the context of the overall proposed development being successful within the town center; This special exception is due to the configuration of the lot having a wide dimension and little depth. Adding more retail along the frontage to achieve 80%coverage would not leave enough space behind the building for off-street parking or allow for good internal circulation with the adjacent Starbucks I ot. 2. Is the minimum waiver from the town center regulations necessary to make possible the reasonable use of the land, building or structure; This special exception is the minimum necessary to allow the retail building to be placed along SR 434. 3. Is in harmony with the general intent and purpose of the town center regulations; To keep in harmony with the general intent, the Developer will continue the small knee wall that covers the Starbucks parking field across the parking field of this lot. This will help with the coverage along the frontage. 4. Will not be injurious or incompatible to the town center and any surrounding neighborhood or property; and This special exception will not be incompatible to the town center since it is basically a continuation of the Starbucks lot. 5. Will not create a public nuisance or be detrimental to the public health, safety, and welfare relative to public services including water, sewer, surface water management, police, fire, parks and recreation, streets and traffic patterns, public transportation, marina and water ways, bicycle and pedestrian facilities. This special exception will not create public nuisance or be detrimental to public health, safety,and welfare relative to public services since the area in question will be on private property. Special Exceptiami 4. - This applies to structured parking only. 1. Is a result of special conditions and circumstances which are peculiar to the land, site plan, structure or building involved and which justify granting the waiver in the context of the overall proposed development being successful within the town center; This special exception is due to the configuration of the lot having a wide dimension and little depth. The off-street parking is needed to meet minimum standards and since the lot is not that deep,the parking field needs to encroach into the 50'setback. This also allows for connection to the internal circulation of the Starbucks lot. 2. Is the minimum waiver from the town center regulations necessary to make possible the reasonable use of the land, building or structure; This special exception is necessary to allow for the construction of the internal circulation connections to Starbucks and parking required for the retail buildings. 3. Is in harmony with the general intent and purpose of the town center regulations; This special exception is in harmony with the general intent of the town center in that the parking area will be screened with a knee wall that will be continued from the Starbucks lot. This will help to shield the parking area from SR 434. 4. Will not be injurious or incompatible to the town center and any surrounding neighborhood or property; and This special exception will allows for compatibility with the Starbucks lot. 5. Will not create a public nuisance or be detrimental to the public health, safety, and welfare relative to public services including water, sewer, surface water management, police, fire, parks and recreation, streets and traffic patterns, public transportation, marina and water ways, bicycle and pedestrian facilities. This special exception will not create public nuisance or be detrimental to public health,safety, and welfare relative to public services since the area in question will be on private property. Special Exception 5: 1. Is a result of special conditions and circumstances which are peculiar to the land, site plan, structure or building involved and which justify granting the waiver in the context of the overall proposed development being successful within the town center; This special exception is needed to match the parking configuration of the adjacent Starbucks lot. 2. Is the minimum waiver from the town center regulations necessary to make possible the reasonable use of the land, building or structure; This special exception is necessary to allow for the construction of the internal circulation connections to Starbucks and parking required for the retail buildings. 3. Is in harmony with the general intent and purpose of the town center regulations; This special exception is in harmony with the general intent of the town center in that the parking area will be screened with end cap islands and a knee wall on SR 434. 4.Will not be injurious or incompatible to the town center and any surrounding neighborhood or property; and This special exception will allow for compatibility with the Starbucks lot. 5.Will not create a public nuisance or be detrimental to the public health, safety, and welfare relative to public services including water, sewer, surface water management, police, fire, parks and recreation, streets and traffic patterns, public transportation, marina and water ways, bicycle and pedestrian facilities. This special exception will not create public nuisance or be detrimental to public health,safety, and welfare relative to public services since the area in question will be on private property.