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HomeMy WebLinkAbout2025 09 11 Public Hearing 400 - Staff presentation Wawa at WSMP PZB 09.11.2025Wawa at Winter Springs Marketplace Jenale Garnett, MURP, MPA Senior Planner Planning & Zoning Board Background COMMUNITY DEVELOPMENTSeptember 11, 2025 AGENDA ITEM 400 Planning & Zoning Board Wa w a a t W i n t e r S p r i n g s M a r k e t p l a c e FE D P -20 2 5 -00 1 6 •Located at corner of State Road 434 and Tuskawilla Rd. •Proposal is to develop a Wawa at Winter Springs Marketplace to include a 4,736 sf convenience store and 5,903 sf gas canopy that contains 6 main pump stations with a cumulative of 12 gas dispensers. •Property is zoned Town Center District, T-5 Transect. •Applicant has submitted a Final Engineering/Site Plan application, an Aesthetic Review Application, a Conditional Use Application, a Development Agreement Application, and three Waiver Applications. •The Planning and Zoning Board (P&Z) meeting held on Thursday, August 7, 2025 at 5:30 p.m. heard Agenda Item 401 and postponed this agenda item to a date certain of Thursday, September 11, 2025 at 5:30 p.m. in the City Commission Chambers. Background COMMUNITY DEVELOPMENT Property Address: 164 Tuskawilla Road, Winter Springs, FL 32708 (± 1.22 acres) Parcel ID: 36-20-30-502-0000-0090 May 6, 2025: Preapplication Meeting (PREM-2025-0020) June 9, 2025: Site Plan Application (FEDP-2025-0016) Aesthetic Application (AERV-2025-0008) Waiver Application (WAIV-2025-0011) Conditional Use Application (CONU-2025-0004) July 18, 2025: Waiver Applications (WAIV-2025-0014; WAIV-2025-0015) July 23, 2025: Development Agreement Application (DVAG-2025-0010) July 29, 2025: Public Notice Letters & Signage Applicant: Cory Sitler, Kimley-Horn and Associates, Inc. September 11, 2025 AGENDA ITEM 400 Planning & Zoning Board Wa w a a t W i n t e r S p r i n g s M a r k e t p l a c e FE D P -20 2 5 -00 1 6 Site Plan AGENDA ITEM 400 Planning & Zoning Board AGENDA ITEM 400 Planning & Zoning Board Wa w a a t W i n t e r S p r i n g s M a r k e t p l a c e FE D P -20 2 5 -00 1 6 September 11, 2025 Elevations COMMUNITY DEVELOPMENTSeptember 11, 2025 AGENDA ITEM 400 Planning & Zoning Board Wa w a a t W i n t e r S p r i n g s M a r k e t p l a c e FE D P -20 2 5 -00 1 6 Rear Front Elevations COMMUNITY DEVELOPMENTSeptember 11, 2025 AGENDA ITEM 400 Planning & Zoning Board Wa w a a t W i n t e r S p r i n g s M a r k e t p l a c e FE D P -20 2 5 -00 1 6 Left Right Elevations Wa w a a t W i n t e r S p r i n g s M a r k e t p l a c e FE D P -20 2 5 -00 1 6 AGENDA ITEM 400 Planning & Zoning Board September 11, 2025 Additional Analysis COMMUNITY DEVELOPMENTSeptember 11, 2025 AGENDA ITEM 400 Planning & Zoning Board Wa w a a t W i n t e r S p r i n g s M a r k e t p l a c e FE D P -20 2 5 -00 1 6 Conceptual Rendering Kentucky Location Winter Springs Marketplace Structures Indiana Location Virgina Location Preliminary Requirement COMMUNITY DEVELOPMENT At the Planning and Zoning Board meeting held on Thursday, August 7, 2025, the Board requested that the applicant consider the following items staff previously identified as deficient and make corresponding changes to the application: 1.The convenience store placement is required to be oriented close to E. SR 434/Tuskawilla Road. Response: The site layout of the project is crucial for the success of the development and is necessary for the operations of Wawa. Additionally, we feel that the canopy provides the “street wall” feel the code is intending for as it is set back 62’ from the property boundary and is a larger footprint than the principal building. 2. The proposed convenience store setback of 182 ft. from E. SR 434 and 98 ft. from Tuskawilla Rd. exceeds the required setback and the buildings along E. SR 434 in the Winter Springs Marketplace. Response: Please see the previous comment response. 3. The rear setback is required to be 15 ft., and the proposed convenience store is zero feet from the rear. Response: this waiver is no longer required as the principal building is setback 19 ft. from the rear property line and meets the rear setback requirement. Wa w a a t W i n t e r S p r i n g s M a r k e t p l a c e FE D P -20 2 5 -00 1 6 AGENDA ITEM 400 Planning & Zoning Board September 11, 2025 Preliminary Requirement COMMUNITY DEVELOPMENT 4. The proposed design and color of the proposed building and gas canopy are not consistent with the Winter Springs Marketplace; therefore, not compatible with the immediate surrounding area of the Town Center. Response: These color schemes (revised architectural building elevations) match the existing Aldi in the Marketplace and will help provide a more consistent look and feel for the development. 5. Single-tenant monument signs are required to be consistent in materials with the architecture of the proposed building. Response: The current signage design was designed consistent with the other signage within the Marketplace. With the revisions to the colors and materials for the building, the signage will now match the building façade. 6. The Traffic Impact Analysis is required to determine the impact on and adherence to the Town Center goals per the Comprehensive Plan and Land Development Code. However, as of the date of this report, the transportation review has not been addressed. Response: the transportation review has been completed and the reviewing consultant has provided a recommendation for a right turn lane at the existing driveway entrance on Tuskawilla Rd. Site constraints were discussed with staff including impacts to existing Duke infrastructure and encroachments into an existing Duke easement that prevent the right turn lane from being feasible. As an alternative, the northern curb radius into the property can be increased to allow for an easier turning movement for incoming traffic. Wa w a a t W i n t e r S p r i n g s M a r k e t p l a c e FE D P -20 2 5 -00 1 6 AGENDA ITEM 400 Planning & Zoning Board September 11, 2025 Preliminary Requirement COMMUNITY DEVELOPMENT 7. There is no hardship present on the subject site to meet all the relevant standards for the Town Center. Response: We feel that the proposed use is a complimentary use for the overall Marketplace and will complete a “one-stop shop” development for the community to utilize. Accommodations for pedestrian traffic have been made to the extent practicable given the necessary layout of the project. 8. It is not consistent with the use of a “corner store” or neighborhood convenience store to have the building places 182 ft. behind the corner. Response: We believe the intent of the code referenced was specific to the parcel being located at an intersection rather than specific to the principal building location. Wa w a a t W i n t e r S p r i n g s M a r k e t p l a c e FE D P -20 2 5 -00 1 6 AGENDA ITEM 400 Planning & Zoning Board September 11, 2025 Staff Analysis COMMUNITY DEVELOPMENT •Staff finds 1, 2, 7, and 8 remain unaddressed: - convenience store to remain in the originally proposed location •Sec.20-1 of the City Code principal building definition: “Principal building. The building or structure of chief importance or function on a parcel or lot. In general, the primary use of the lot is carried out in the principal building.” : - Applicant’s own admission, the principal building on the site is the convivence store building and not the gas canopy in written response to 1. •Proposed convenience store rear setback of19 ft. addresses 3 •Color/Material proposed for building/gas canopy addresses 4 and 5 - consistent with the Winter Springs Marketplace - signs consistent with the proposed building color/material Wa w a a t W i n t e r S p r i n g s M a r k e t p l a c e FE D P -20 2 5 -00 1 6 AGENDA ITEM 400 Planning & Zoning Board September 11, 2025 Staff Recommendation COMMUNITY DEVELOPMENT Staff recommends the Planning & Zoning Board deny CONU-2025-0004 (conditional use), FEDP-2025-0016 (site plan), and DVAG-2025-0010 (development agreement) as it does not meet the “fundamental and urban design concepts” and “corner store or neighborhood convenience store with gas pumps”, with the applicant continuing with the originally proposed location of the convenience store and gas canopy. The development plan does not meet Goal 2: Town Center of the Comprehensive Plan. With regard to Waivers, Staff recommends denial of WAIV-2025-0015 (setbacks), but approval of WAIV- 2025-0014 (streetscape) with no conditions and WAIV-2025-0011 (signs), subject to the following condition: 1.Only one (1) ground monument sign to be located at the intersection of SR 434 and Tuskawilla Road shall be approved. Staff is recommending approval of the Aesthetic Review with no conditions. * Approval of FEDP-2025-0016 is contingent upon the approval of FEDP-2025-0017 Wa w a a t W i n t e r S p r i n g s M a r k e t p l a c e FE D P -20 2 5 -00 1 6 AGENDA ITEM 400 Planning & Zoning Board September 11, 2025 Proposed Conditions COMMUNITY DEVELOPMENT In the event the Planning & Zoning Board recommends approval of CONU-2025-0004 (conditional use), FEDP-2025-0016 (site plan), DVAG-2025-0010 (development agreement), and WAIV-2025-0015 (setbacks), Staff recommends the following conditions of approval: 1.Approval of the site plan/final engineering plan is contingent upon, and not effective until, the related Additional Parking project Site Plan/ Final Engineering application is approved. 2.Prior to the issuance of a site work permit and start of construction, an approved Maintenance of Traffic (MOT) permit is required. With regard to Waivers, Staff recommends approval of WAIV-2025-0014 (streetscape) with no conditions and WAIV-2025-011 (signs), subject to the following condition: 1.Only one (1) ground monument sign to be located at the intersection of SR 434 and Tuskawilla Road shall be approved. Staff is recommending approval of the Aesthetic Review with no conditions. * Approval of FEDP-2025-0016 is contingent upon the approval of FEDP-2025-0017 Wa w a a t W i n t e r S p r i n g s M a r k e t p l a c e FE D P -20 2 5 -00 1 6 AGENDA ITEM 400 Planning & Zoning Board September 11, 2025 COMMUNITY DEVELOPMENTSeptember 11, 2025 AGENDA ITEM 400 Planning & Zoning Board Wa w a a t W i n t e r S p r i n g s M a r k e t p l a c e FE D P -20 2 5 -00 1 6 ANY QUESTIONS?