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HomeMy WebLinkAbout2006 02 13 Public Hearing 200 Harbor Winds Aesthetic Review COMMISSION AGENDA ITEM 200 Public Hearing X February 13, 2006 Meeting MGR. / DEPT Authorization REQUEST: The Community Development Department- Planning Division requests the City Commission hold a Public Hearing for the Aesthetic Review for Harbor Winds, a 62-unit town house development, located on the north side of SR 434 immediately east of Golf Terrace Apartments. and consider an associated amendment to the Development Agreement. PURPOSE: To encourage creative, effective, and flexible architectural standards and cohesive community development consistent with the intent and purpose of Article XI - Minimum Community Appearance and Aesthetic Review Standards. APPLICABLE LAW AND PUBLIC POLICY: Ordinance 2003-43, Aesthetic Review Standards, City of Winter Springs Section 9-601. Approval prerequisite for permits. Section 9-605. Submittal requirements. Section 20-480 to 20-490 General Design Standards for Redevelopment Area (SR 434) Development Agreement Approved August 22, 2005 CHRONOLOGY: Aug. 09. 2004- Conditional Use for MultiFamily Townhomes in the C-l Zoning District Approved Aug. 22. 2005- Final Engineering & Subdivision Plan Approved by Commission Aug. 22. 2005- Development Agreement Approved by City Commission CONSIDERATIONS: The attached Aesthetic Review package follows the previous model established by the Jesup's Reserve project. A Table of Contents is included on Sheet 1. The submittal requirements for aesthetic review are set forth in Section 9-605 and include the following: (a) a site plan; (b) elevations illustrating 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 @) February 13, 2006 PUBLIC HEARING ITEM 200 Page 2 of 4 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. The City Commission may approve, approve with conditions, or disapprove the application only after consideration of whether the following criteria have been satisfied: (1) The plans and specifications of the proposed project indicate that the setting, landscaping, proportions, materials, colors, textures, 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. The applicant has worked diligently with staff to refine the submittal so that buildings are carefully designed, detailed, and are an asset to the City. The project is located on the north side of SR 434, immediately to the east of Golf Terrace Apartments. The twelve townhouse buildings combine one and two-story units in various configurations. Each unit includes a two-car garage. The units in Harbor Winds utilize the same architectural plans as the Landings at Parkstone. The buildings are coordinated in a harmonious manner with similar styling and architecture to one another and include a good balance of detailing and colors. Repetition of textures and colors help unify the development. The rear of the units that back onto SR 434 have enhanced detailing including roof detailing with covered rear patios, mullions in all windows and doors (slender dividing strips that divide a window or door into panels as opposed to undivided plate glass), and stucco trim detailing around windows and across the length of the building. (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. No additional development has been approved within the surrounding area, with the exception of the Winter Springs Golf Course Cart Barn. The cart barn, however, is setback a substantial distance from the street and should not be a criteria for influencing this project's architecture. (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 applic,ation, 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, (C) Other significant features of design such as, but not limited to: materials, roof line, hardscape improvements, and height or design elements. The proposed townhouse buildings vary in size from 2 units to 9 units. There are six (6) different building prototypes, depending on the number of units included [2-unit (sheet 4); 4-unit (sheet 6); 5-unit (sheet 8); 6-unit (sheet 10); 7-unit (sheet 12); and 9-unit (sheet 14)]. The buildings vary from February 13, 2006 PUBLIC HEARING ITEM 200 Page 3 of 4 one-story to two-stories in height. The plans include a great deal of roof line variation, causing even the most massive buildings to read with interest and to give the appearance of a large home. Stucco is the predominant finish material for the buildings. Building colors are selected from three different building color combinations, that only vary slightly. All buildings have a darker color at the base with a lighter color for the second story with the trim as the lightest color. All units utilize a dark gray architectural grade shingle. The units include a color distribution that maintains unity while including some variety in the color scheme. In the Attachment which follows, each building elevation is illustrated for each of the building prototypes. Front elevations are in color as are the street elevation along SR 434 (sheet 2). The brick buffer wall along SR 434 is illustrated with the SR 434 elevation on sheet 3. Trees as illustrated are for graphic purposes only and do not demonstrate the actual size of the landscaping. The subdivision also includes the same entry gate and similar monument signage to Parkstone. (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. The enhanced detailing of the development will significantly enhance the character of the area and will be an asset to the community. Parking is provided in 2-car garages as well as in some guest parking areas. (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. SR 434 design specifications) and other applicable federal state or local laws. The Harbor Winds aesthetic package meets the requirements of the city's design criteria as specified in the Code. (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. The buildings include many architectural enhancements as mentioned in the previous sections. All buildings are constructed of concrete block with a stucco finish and architectural grade shingles. A brick perimeter wall along SR 434 is included that incorporates 2-feet of decorative aluminum fencing at the top. The entry gate and pool fencing also utilize similar decorative fencing. A mail kiosk, swimming pool and pool restroom building are included. The pool area includes a covered area with tables and chairs and the pool decking area is sized to accommodate pool lounging chairs. Morrison has embellished the rear of units that are located along SR 434. This includes enhanced detailing and roof line variation, including having the roof extend out over the rear patio slab, as was approved for the Landings at Parkstone. However, the Development Agreement [Section 5(1) Development Standards] stipulates that the setback from the SR 434 ROW will be forty (40) feet, although February 13,2006 PUBLIC HEARlNG ITEM 200 Page 4 of 4 the SR 434 Overlay District only requires a twenty-five (25) foot setback in the redevelopment area. Therefore, the 40' setback was NOT a code setback but rather was a self-imposed setback. Amendment to the Development Agreement: In order to accommodate the covered patios, a modification to the development agreement is required. The modification could simply revise the self-imposed setback to 32' rather than consider it an encroachment, since the 32' would still be code compliant. There are twenty-five (25) units in four (4) buildings along SR 434 that are affected by the embellished detailing and roof line variation, including the covered porch. Exhibit 'A' to the Development Agreement graphically depicts the setback relationship with the covered patios. Staff believes that the most appropriate way to address the situation is with an amendment to the Development Agreement. The attached amendment to the development agreement clarifies the setback language to allow the covered patios along SR 434. FINDINGS: · The building elevations include architectural detailing adding to their appearance and the quality of the development. · The attached Aesthetic Review package is consistent with the requirements included in the approved Conceptual Plans and the approved Developer's Agreement, except for the setback modification required as noted above. · The development will be an asset to the community, with the amenities and details proposed. · The new buildings utilize colors and materials that complement the adjacent existing and proposed structures. STAFF RECOMMENDATION: Staff review found the applicant's request for Aesthetic Review in compliance and recommends Approval of the Aesthetic Review package and Approval of the First Amendment to the Development Agreement. ATTACHMENTS: A. First Amendment to the Development Agreement with graphic exhibit of setback B. Aesthetic Review Package COMMISSION ACTION: FIRST MODIFICATION TO BINDING DEVELOPMENT AGREEMENT FOR HARBOR WINDS THIS FIRST MODIFICATION TO BINDING DEVELOPMENT AGREEMENT FOR HARBOR WINDS (the "First Modification") is made and executed as of the _ day of ,2006, by and between THE CITY OF WINTER SPRINGS, a Florida municipal corporation (the "City") whose address for purposes hereof is 1126 East S.R. 434, Winter Springs, Florida 32708, and MORRISON HOMES, INC., a Delaware, corporation ("Morrison"), whose address for purposes hereof is 151 Southhall Lane, Suite 200, Maitland, FL 32751. WITNESSETH: WHEREAS, Morrison and the City previously entered into a Binding Development Agreement for Harbor Winds dated , 2006 and recorded in Seminole County Official Record Book , Page , (the "Development Agreement") affecting the Property described therein; and WHEREAS, Morrison has requested a modification to the Development Agreement in order to meet the aesthetic requirements of the townhome project; and WHEREAS, in furtherance of this request, the parties desire to modify the Development Agreement to permit Morrison to encroach on certain rear setbacks to meet the aesthetic requirements for the single family townhome improvements (the "Units") being constructed on lots within the townhome project. NOW, THEREFORE, In consideration of the mutual promises and covenants contained herein, the parties mutually agree to amend the Development Agreement as follows: 1. The foregoing recitals are hereby acknowledged to be true and correct and are incorporated herein by reference. 2.There is hereby added to the Development Agreement a new Section 22 as follows: "Section 22. Encroachment of Rear Setbacks. All townhouse Units constructed on lots of which the rear lot line is adjacent to S.R. 434 are hereby permitted to encroach a maximum of eight feet (8') into the rear setback line of such lots for the sole purpose of constructing a concrete patio slab and corresponding covered roof located at the rear of the Unit. Any overhang of the roof beyond the patio slab, not to exceed one foot (1 '), shall not be included in the calculation of the overall encroachment of such patio. See "Exhibit A," attached hereto and fully incorporated herein by this reference." 3. Except as expressly modified by this First Amendment, the terms and conditions of the Development Agreement, which are not in conflict with this First Modification, shall remain in full force and effect. Capitalized terms used herein, which are not otherwise defined, shall have the meaning ascribed to such terms in the Development Agreement. IN WITNESS WHEREOF, the parties have hereunto set their respective hands and seals as of the date first written above. CITY: THE CITY OF WINTER SPRINGS, a Florida municipal corporation By: Print name: As its: Mayor Attest: Print name: As its: City Clerk City Seal: Approved as to form and legality for the use and reliance of the City of Winter Springs, Florida, only. Dated: By: Anthony Garganese City Attorney for the City of Winter Springs, Florida. 2 Witness MORRISON HOMES, INC., INC., a Delaware corporation Print name By: Witness Leslie G. Peters As its: Division President Print name STATE OF FLORIDA COUNTY OF The foregoing instrument was acknowledged before me as of the _ day of January, 2006 by , as Mayor for the City of Winter Springs, a Florida municipal corporation who is either __ personally known to me or__did produce as identification. Notary Seal: Notary Public STATE OF FLORIDA COUNTY OF The foregoing instrument was acknowledged before me as of the _ day of January, 2006 by Leslie G. Peters, as Division President MORRISON HOMES, INC., a Delaware corporation who is either __personally known to me or __ did produce as identification. Notary Seal: Notary Public 3 EXHIBIT "A" Harbor Winds WINTER SPRINGS GOLF COURSE HARBOR WINDS MORRISON HOMES www.morrisonhomes.com REAR ELEVATION STREETSCAPE AT S.R. 434 KEY MAP HARBOR WINDS MORRISON HOMES www.morrisonhomes.com BRICK WALL AT S.R. 434 KEY MAP TYPICAL SECTION S.R. 434 DETAIL OF BRICK WALL REAR ELEV OF BUILDING 1 WITH BRICK WALL AT S.R. 434 (TYPICAL @ S.R. 434) HARBOR WINDS MORRISON HOMES www.morrisonhomes.com 2-UNIT BUILDING DD KEY MAP COLOR SCHEMES BY BUILDING BUILDING 3 - SCHEME 6 BUILDING 6 - SCHEME 4 BUILDING 10-SCHEME 4 HARBOR WINDS MORRISON HOMES www.morrisonhomes.com 2-UNIT BUILDING DD SIDE AND REAR ELEVATIONS LEFT ELEVATION RIGHT ELEVATION HARBOR WINDS MORRISON HOMES www.morrisonhomes.com 4-UNIT BUILDING ABCD KEY MAP COLOR SCHEMES BY BUILDING BUILDING 11 - SCHEME 6 FOR COLOR SAMPLES REFER TO SHEET 17. HARBOR WINDS MORRISON HOMES www.morrisonhomes.com 4-UNIT BUILDING ABCD CUSTOM SIDE AND REAR ELEVATIONS BUILT @ STATE ROAD 434 ONLY LEFT ELEVATION RIGHT ELEVATION KEY MAP HARBOR WINDS MORRISON HOMES www.morrisonhomes.com 5-UNIT BUILDING ACBBD KEY MAP COLOR SCHEMES BY BUILDING BUILDING 5- SCHEME 5 BUILDING 12-SCHEME 5 FOR COLOR SAMPLES REFER TO SHEET17 UNIT A UNIT C UNIT B UNIT B(REV) UNIT D COLORS RENDERED ARE ARTIST'S CONCEPTUAL ONLY. LANDSCAPE RENDERED IS ARTIST'S CONCEPTUAL ONLY. FOR LANDSCAPE PLAN SEE SHEET 21. HARBOR WINDS MORRISON HOMES www.morrisonhomes.com 5-UNIT BUILDING ACBBD SIDE AND REAR ELEVATIONS KEY MAP LEFT ELEVATION RIGHT ELEVATION REAR ELEVATION HARBOR WINDS MORRISON HOMES www.morrisonhomes.com 6-UNIT BUILDING ABCCBD KEY MAP COLOR SCHEMES BY BUILDING BUILDING 4- SCHEME 7 BUILDING 9- SCHEME 7 FOR COLOR SAMPLES REFER TO SHEET 17 FOR OVERALL COMMUNITY COLOR SCHEME LAYOUT REFER TO SHEET 17b UNIT A UNIT B UNIT C UNIT C (REV) UNIT B (REV) UNIT D COLORS RENDERED ARE ARTIST'S CONCEPTUAL ONLY. LANDSCAPE RENDERED IS ARTIST'S CONCEPTUAL ONLY. FOR LANDSCAPE PLAN SEE SHEET 21. HARBOR WINDS MORRISON HOMES 6-UNIT BUILDING ABCCBD SIDE AND REAR ELEVATIONS KEY MAP LEFT ELEVATION RIGHT ELEVATION REAR ELEVATION HARBOR WINDS MORRISON HOMES 7-UNIT BUILDING DBBCCBA KEY MAP HARBOR WINDS MORRISON HOMES 7-UNIT BUILDING DBBCCBA SIDE AND REAR ELEVATIONS KEY MAP HARBOR WINDS MORRISON HOMES 9-UNIT BUILDING ABBBCCBBD KEY MAP HARBOR WINDS MORRISON HOMES 9-UNIT BUILDING ABBBCCBBD CUSTOM SIDE AND REAR ELEVATIONS BUILT@STATE ROAD 434 ONLY KEY MAP HARBOR WINDS MORRISON HOMES ELEVATION SPECIFICATIONS EXTERIOR COACH LIGHTS TOP ROW OF GLASS GARAGE DOOR STUCCO DETAILING AND PAINT APPLICATIONS HARBOR WINDS PAINT SAMPLES & SHINGLE SELECTION MORRISON HOMES HARBOR WINDS MORRISON HOMES OVERALL COMMUNITY COLOR SCHEME LAYOUT HARBOR WINDS MORRISON HOMES POOL BUILDING FRONT ELEVATION RENDERING KEY MAP HARBOR WINDS MORRISON HOMES POOL BUILDING SIDE AND REAR ELEVATIONS KEY MAP RIGHT ELEVATION LEFT ELEVATION REAR ELEVATION HARBOR WINDS MORRISON HOMES POOL HARDSCAPE PLAN KEY MAP POOL FENCING W/GATE TO BE SAME AS IN PHOTOGRAPH ABOVE. SOME DECORATIVE ALUMINUM FENCE WILL ALSO BE PLACED ATOP RETAINING WALL (REFER TO SHEET 23) HARBOR WINDS MORRISON HOMES LANDSCAPE PLAN HARBOR WINDS ENTRY GATE, SIGNAGE & PRIVACY FENCES MORRISON HOMES KEY MAP HARBOR WINDS MORRISON HOMES RETAINING WALL DETAIL