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HomeMy WebLinkAbout1995 07 05 Planning and Zoning Board Regular Minutes .' Planning and Zoning Board Meeting Minutes July 5, 1995 After the announcement of what Board meeting and the time by the Recording Secretary, there is approximately twenty (20) minutes of blank tape apparently do to a malfunction of the recorder in the Commission Chambers. The following information was taken from notes made by the Recording Secretary: 1. Call to Order: Meeting called to order by Chairperson Hoffmann at 7:00 P.M. 2. Attendance: Art Hoffmann, Chairperson, Present David Hopkins, Present Gene Lein, Present Carl Stephens, Jr., Present William Fernandez, Absent Donald R. LeBlanc, Land Management Specialist Tom Grimms, Community Development Coord. 3. Consideration of the June 7.1995 Meetine Minutes: Mr. Hopkins moved to accept the June 7, 1995 Meeting Minutes as presented; seconded by Mr. Stephens. Vote: All aye; motion carried. 4. Annual Election of Officers: It was the consensus of the Board to table the annual election of officers do to new appointments being made by the City Commission for the Planning & Zoning Board. The following is what was recorded after the twenty (20) minutes of blank tape: 5. New Business: A. Leftler rezoning request to rezone approximately 177 acres. north of S.R. 434. from Rural Urban (R-U) to Planned Unit Development (P.U.D.) Mr. LeBlanc: "the second reading is the time for public hearing." Chairperson Hoffmann asked if it goes to the Commission for their consideration after the Planning and Zoning Board's approval? Mr. LeBlanc said that was correct. This does not require change from the "Master Plan". Don McIntosh with McIntosh and Associates, representing the applicant, Mr. Ken Lefller, Planning and Zoning Board Meeting Minutes - July 5, 1995 Page 2 stated they had before the Board, an application for a Planned Unit Development (P.U.D.) master plan covering one-hundred seventy-seven (177) acres, located west of Wagner's curve and Central Winds Park, north side of S.R. 434, directly across from the existing Winding Hollow Boulevard. The property has mainly been used for agriculture interests and is presently zoned R-U, but it is identified as mix use in the City of Winter Springs Comprehensive Plan which allows a host of different uses from commercial to residential. The plan is expressing those kinds of land uses in a creative way; a way that we have used successfully and very productively both for the applicants, and the municipality in the past. The development borders Lake Jesup on the north, and does have some green area (wetland area). Prior to any final development plans on the development, there will be sufficient environmental surveys, and permitting through all the agencies, i.e., Core of Engineers, St. John's Water Management District, D.E.P., and anyone else who expresses jurisdiction over the site. .- At this time, we are here with a planning document to perfect a concept for the use of the property. The site presently is serviced by three access points that are existing railroad crossings. Along the front of the property is the old railroad line, which is in the process of being abandoned. There has been talk, but none confirmed, that a corridor may be considered for a bike path much along the lines of the "West Orange Trail" development in Orange County. Mr. McIntosh said his firm has been fortunate enough to design the "West Orange Trail" project, and did all the civil engineering work on it with the Glatting Planning firm in Orlando. They are very familiar with the function and particulars of the path. This path is significantly different in that it is directly adjacent to what amounts to a major collector road, if not an arterial road, running through the City of Winter Springs. The proximity of the line to the road presents some significant hurdles for its use as a recreational bike path. However, the plans we have dealt with have incorporated enough of an understanding of that area that it could go that way if that is the ultimate desire. Mr. McIntosh said that S.R. 434 is in the process of being widened to four lanes with completion to be in about twelve (12) to eighteen (18) months. It is an integral part of that construction with the facilitation of this major intersection improvement, in the setup for the future signalization of this intersection. Mr. McIntosh recalled all the discussion regarding Eagle Ridge, and the desire to have this signalized. Further, the fact that D.G.T. will not issue a warrant which is a prerequisite for a signal for this intersection, until there is enough traffic. Four hundred (400) single-family units is not enough traffic for a signal. What we are proposing in combination with those residential units should be enough for a signal at that intersection. It also provides a convenient regional kind of an ingress/egress for the site. Additionally, we are proposing two major access points which mimic the three existing total Planning and Zoning Board Meeting Minutes - July 5, 1995 Page 3 access locations along the property. This is to facilitate the majority of the ingress and egress from S.R.434, trying to limit responsibly those turning movements. Mr. McIntosh said that the site essentially slopes gradually toward Lake Jesup, and is relatively well drained. It does not present any unusual development constraint in the sense that there will be any wizardry required in terms of design in construction. The property provides unique opportunities with it's sloping feature toward the lake for vista's, and to orient the properties residential component to the lake, while taking advantage of the S.R. 434 frontage for commercial. Mr. McIntosh explained what the "flexible land use plan" is to the Board. This flexible land use document, or land use program is a program that was created by Ms. Harrison and myself We used it successfully first in the City of Oviedo. The benefits to this plan is that it puts forward all the probable uses for property. It envisions the impacts associated with those properties in those uses more completely. It combines the different types of uses and provides the applicant the opportunity without going back through a six (6) month process; the opportunity to have the final stages of development follow this more flexible plan, which we believe is very much consistent with the P.U.D. concept. A concept which provides flexibility for the applicant and assurances for the city. It provides a number of different possible uses within the development, and explained that he will go through that in greater detail. Mr. McIntosh explained that they are in the process of building out one of these in the City of Oviedo, called the Kings Bridge development. It contains commercial, residential, and institutional uses in the form of the reformed theological seminary which is a three-hundred thousand square foot (300,000) Bible College. The entitlement prerequisites found here in the path paved by this flexible land use plan, enable everybody to understand what is possible. We didn't hit a single bump moving through the balance of the process, while there were significant additional steps to be taken; preliminary subdivision plans, final engineering plans, platting, and all this still has to be done. All this does is, it takes care of the initial zoning step, and allows for flexibility. However, it can be somewhat confusing, so with the Board's permission, I will move into the details of the plan. Mr. McIntosh said they are proposing a Planned Unit Development. Tract "A", the large green tract, is a residential area, designated as a predominantly residential component with a variation to that being, an "Assisted Living Facility" . .,.-;-" Mr. McIntosh said he believes it is a compatible use with residential. By assisted living, we are talking about a facility that would provide senior living with nursing care, and do so in a predominately high-end atmosphere. This is not a guarantee or representation that this is the only use that would be placed there. Planning and Zoning Board Meeting Minutes - July 5, 1995 Page 4 Those kind of uses are very much market driven. Mr. McIntosh feels, and many other people who have looked at this feel, that this is an excellent location, vista vis Winter Springs, and an excellent location vista vis, the Letller property for such a use. It has the benefit of the lake views, good arterial access, hospital proximity, and shopping. All the things that are important to this kind of a use. Tract A is also designated as a candidate for single-family, zero lot line, and recreational facilities. The recreational facilities would be in conjunction with whatever was proposed for residential, as well as the gazebos' shown (with four brown stars) along the front of the lake. Weare not proposing boat ramps and the like. We are proposing gazebo kind of uses which would provide for a predominately passive use of that asset, which is quite a unique feature. As noted on the plan, the yard sizes and set-backs will be specified on the final development plan submittal when that takes place. Maximum height is proposed at two (2) stories with the assisted living facility, (maximum height at 50ft). The fifty feet is preferred in difference to the special kinds of roofs, air-conditioning, and other facilities that generally come to pass and are needed to facilitate such a use. ...--' Assisted living today takes the form of three predominate uses; one of them is almost like a detached residential use, almost as if you would see a villa kind of use; secondly, there is the apartment kind of use where people are mobile, but don't want the hassle of a yard or a larger facility; the last use is where you move into the true assisted area, which would have predominately grayer assistance by medical staff and other individuals. The full facet of one of those facilities are unique. It also has some form of shopping incorporated in those minor areas for central location. (Minor areas meaning the focal part of an assisted living facility). Mr. McIntosh said Tracts "B" and "E" which pull away from the main entrance, (eastern most and western most parcels) are candidates for apartments, cluster homes, condominium/townhouses, assisted living/nursing home facility as well as, zero lot-line, single- family, (both detached) and recreational facilities. These would be spill-over sites to the single- family that might be within Tract A, the assisted living facility within Tract A, or variations of that on a higher dense area. So if we move closer to S.R. 434 we are proposing a little more density along that area. We are proposing a height offifty (50) feet and two stories in this area. Should single-family be two stories, the maximum height of the balance is fifty (50) feet, so it's possible to have an unattached condominium/cluster/apartment at three stories within that fifty (50) foot height limitation. Again, setbacks to be specified in the final development plan. Parcels "e" and "D" are directly adjacent to the entrance and on S.R. 434. These parcels are more than likely to be used for commercial use and difficult to predict how much commercial use Planning and Zoning Board Meeting Minutes - July 5, 1995 Page 5 will be viable within this area. We believe this intersection is by far, the higher candidate for probable commercial use. In those two tracts, we have proposed a maximum potential of twenty- five (25) acres of commercial. Those sites might also contain apartments/condominiums/professional offices, or institutional use. An institutional use might be an adjunct use to the nursing facility, educational, or similar kind of a use. There has been suggestions of industrial, and other kinds of uses, but we didn't believe that those would be consistent with the predominately residential flavor of this area and of this development, and so none had been proposed. Mr. McIntosh explained to the Board that there are numerous restrictions and details on this plan that are all responses to code restrictions that have been dealt with in detail with the city staff. There is a perimeter building setback of thirty-five (35) feet and a buffer of thirty-five (35) feet where multi-family, or non-residential areas that abut the property line. There is building setback from the mean high water at one-hundred feet (excluding recreational areas). This means that the gazebos' of course would not have that setback, but any building that would be near Lake Jesup would be subject to the hundred foot setback. A buffer from the mean high water (excluding recreational areas) would be fifty (50) feet, that would preserve the lake edge/environmental areas. It is possible that there would be a greater requirement for preservation along the lake, vista vis, the environmental line that is struck ultimately by the St. Johns River Water Management District, and the CORE of Engineers. Building setbacks and buffers from S.R. 434 for commercial is twenty-five (25) feet; landscape buffer, fifteen (IS) feet. Building setbacks for residential single-family is fifty (50) feet; multi- family, thirty-five (35) foot setback from S.R. 434, with landscape buffers of twenty-five (25) feet and fifteen (15) feet respectfully. We believe the possibility of single-family along the S.R. 434 front to be limited as a function of the traffic, and the intensity of the vehicular use there, but there is still a possibility for portions of that to be used for single-family. Permanent landscape buffers shall consist of trees and shrubs or walls and fence, or a combination. Xeriscape design will be emphasized where feasible and the walls or fences that might be installed, will be at the developers option with city approval. Mr. McIntosh said they do not prefer walls where the buffer can be accomplished differently. There will be times when walls will be the only thing that will work to take care of oncoming head lights and noise. There will be times when a combination of walls and softer scapes, i.e., trees and burms would be used. - This plan is setup to provide the buffers, but also the flexibility to do the job within all of those Planning and Zoning Board Meeting Minutes - July 5, 1995 Page 6 parameters. Recreation and open space is delineated in the next paragraph (referring to the plans) that talks about all the active and passive park areas, conservation, landscaping and buffers being candidate for recreation open space. A total of twenty percent of the gross land area will be set aside for that, and the open space will be identified as each parcel is developed. The lake front recreational area which may be expanded to include some uplands that would be identified would include, gazebos', fishing piers, picnic areas, nature trails, and canoe launching areas which is a decided difference from a boat ramp where you would have motorized boat launching. The emphasis is on the natural component. Mr. McIntosh explained that all lake front recreation will be privately owned and maintained by the homeowners association. The city will not be obligated to maintain those areas. Phasing the project as best as we can predict at this point, is outlined in the next section with three-hundred (300) single-family units and thirteen and one-half (13 1/2) acres of flexible land use area, delineated as Phase I, and 218 and 43.8 for Phase II. Each Phase will be built completely separate and stand alone. Phasing predictions at this point are very difficult because we are not actively marketing the property as yet, and wouldn't do so until we were successful in obtaining the permissions that will allow us to do so accurately. There has been much interest expressed on the project and area by a number of different parties. Utilities are provided predominately by the City of Winter Springs, with the exception of electric, telephone, and cable tv. They will be provided by Florida Power, Southern Bell and Time Warner Cable. Stormwater Facilities will be designed according to the city, as well as the 81. John's Water Management District requirements. There are some general development notes that talk about the one-hundred year flood elevation, and wetland limits being approximate on the plan that internal streets are not yet defined, therefore are not shown within the plan. They would move through a myriad of the development parcels and move curvilinearly through the site. They would be delineated on the final development plan. Mr. McIntosh talked about Boulevard A, and that it would be wide enough to facilitate the traffic that is projected. He discussed the different criteria required for streets, e.g., residential streets vs. streets for commercial, which will be provided at the final development plan. All entry locations are subject to F.D.O.T. (Florida Dept. of Transportation) approval. The maximum allowable gross residential density is provided for in the Comprehensive Plan and that is, ten (10) units per gross acre. That will not be exceeded, and can't be exceeded with the development we have put forward. The maximum residential units proposed are (1377), far below the allowable density. Maximum commercial office/institutional acreage can't be more than fifty (50) percent and we have only (25.5) percent of the commercial office/institutional acreage proposed. Planning and Zoning Board Meeting Minutes - July 5, 1995 Page 7 Mr. McIntosh discussed the percentage maximums for the commercial office/institutional (FAR), and explained they would clarify this information. Open space will be a minimum of twenty (20) percent of the gross land area or (35.4) acres. Utilities will be a minimum offive (5) percent of the gross area or (8.8) acres. The open spaces defined as active and passive park areas, conservation landscape areas and buffers. Utilities will include storm water management areas so that (8.8) acres would be inclusive ofa maximum of the stormwater management allocation. Mr. McIntosh said they hope to attain from the Planning and Zoning Board, the ability to have a public hearing before too long, and the opportunity to answer any questions concerning the property as it's been proposed. There is a very detailed survey that is provided for a backup with many notes. Chairperson HotTmann asked ifD.O.T. gave permission as to the distance between the main entrance and the two lesser entrances with only a right turn? - Mr. McIntosh explained that they have talked with D.O.T. in length on the position of the right- in's and right-out's, and they are okay with them. These are right-in's and right-out's only. The only proposed median crossing is at Winding Hollow Boulevard, and as you know, there is a lesser requirement for right-in's and right-out's. They are restricting them to six-hundred (600) feet. We have provided an application to D.O.T. for the location for these crossings. In fact, they are going to be building the Winding Hollow northern extension turn outs. They had some inlets in the middle of the roadway that were proposed, when we were able to have those moved. Chairperson HotTmann asked if there was enough room for left turns and decellanes? Mr. McIntosh answered, yes; all the requirements with a four lane highway, decellanes are somewhat discouraged for right-in's and right-out's. The intersection improvements will be complete at the signal. Chairperson HotTmann asked Mr. McIntosh how soon they expected to proceed with the development of the property once they received final approval? Mr. McIntosh explained, this is market dependent. They have about another two months of preliminary approvals; with those permissions, the Lefller family will go to the market place and discuss with a number of developers their interest to move forward. Chairperson HotTmann, referring to the abandonment of the railroad, said if it becomes a public usage as a bike path, etc., you probably will need some type of barriers against the commercial and residential areas as against natural barriers. Perhaps fences of some kind to limit intrusion either way. Planning and Zoning Board Meeting Minutes - July 5, 1995 Page 8 Mr. McIntosh said that it would be better to internally relocate that kind of a use away from S.R.434. Moving the people through rural areas like West Orange Trail is really very nice, moving adjacent a major highway is scary because it encourages little ones to be biking there. We are hopeful that there is an alternate, and more of a well guided plan. Mr. Stephens said he understood there is a sidewalk planned to go along this project by D.O.T., and asked Mr. Mcintosh if this was correct? Mr. McIntosh said, "he believes that is true". Mr. Stephens asked what the distance of the buffer was along the conservation area? Mr. Mcintosh said the conservation area limits have not been set at this time. That would be set with specific field investigations. We estimated those by walking the site, it varies, sometimes it's twenty-five or fifty feet and sometimes, it's upwards to one-hundred. We would produce the exact limits within an environmental survey, and it's specific permits filed with the agency. Mr. Stephens asked what plans they had for the run-off of fertilizer, etc. that would run off into the lake? Mr. McIntosh said there is a requirement to intercept and treat completely, all the stormwater. To capture and percolate the first inch, and additionally, to store and limit discharge to it's pre- development run-off rate to it's existing path, which is mostly toward Lake Jesup. There will be retention systems throughout the single-family development, and at a minimum pollution abatement facility in the commercial areas, to intercept/treat prior to discharge, those commercial kind of uses so we don't end up with all the burden on the down stream or lake side. Discussion regarding bike paths and trails. Mr. Hopkins said he felt the fifty (50) foot height was high for a residential area, but his main concern is the impact of the development on Lake Jesup, and would like to see some studies or documents prepared by an environmental firm that could answer these concerns. Lake Jesup is Winter Springs main asset, our future, and would like to see things done properly. It's not the residential or the commercial aspects, but the impact it will have on the water quality of the lake, and all the wild life involved. Mr. Hopkins said he realizes that St. John's River Water Management System does the best job they can, however, he has seen many issues and developments that come from St. John's that at times, do not seem adequate, and the drainage ends up being very poor with future complaints, such as flooding, and other issues. Mr. Hopkins feels they should be very careful to develop this property to the best of their ability. Mr. McIntosh understood Mr. Hopkins concerns, and said that they will be prepared to address those concerns in greater details at the public hearing. c- Planning and Zoning Board Meeting Minutes - July 5, 1995 Page 9 Mr. Hopkins moved that the Planning and Zoning Board recommend the continuance of the development of the Lefller property as presented this evening with the information requested for advertisement for a public hearing to be presented the first meeting in August. Seconded by Mr. Stephens. Vote: Chairperson Hoffmann, aye; Mr. Hopkins, aye; Mr. Lein, aye; Mr. Stephens, aye; motion carried. **A five minute recess was taken. B. Elementary School "E" - Prooosed Elementary School to be located on Sheohard Road between Sheoah Boulevard and Hi2hwav 17-92 Mr. LeBlanc explained that only three departments had concerns. The staff recommendation was that the project be recommended for approval, contingent on the three departments being satisfied, and they in turn, submitting written comments to that effect, so we could proceed to the Commission. Chris Birkebak, Project Manager with the Seminole County Public Schools, said the project site is in the Highlands neighborhood on Shepard Road. The reason we are developing this school is because of the overcrowding in the Winter Springs Elementary, and other schools in the area. The site itself is approximately twenty-one (21) acres (only 12 acres actually usable), because the northern portion of the site is predominately wetlands. Because of the limited area, we are going with a two story design which has not yet been attempted in Seminole County. The project has approximately one-hundred thousand (100,000) square feet, and we expect occupancy in July of 1996. The school will accommodate 788 students. In working with the City staff over the past few months, have made suggestions such as, adding a fence around the property to contain the site which we added to our documents. We have large areas where trees will be saved on the site. There is a buffer of forty (40) feet on the eastern portion of the site, which abuts the residential area. Ms. Birkebak said the Police Chiefwas concerned with the parent pick-up and the potential traffic impacts on Shephard Road. To resolve this, we created a serpentine drive in front of the school, which will accommodate approximately one hundred-fifty (150) cars for parent pick-up. Mr. Hopkins asked what type of parking was available? Ms. Birkebak said the school will have one hundred-two (102) parking spaces. The parking is primarily in the serpentine drive, and will be straight-in parking. - Planning and Zoning Board Meeting Minutes - July 5, 1995 Page 10 Mr. Hopkins asked how they are going to handle all the people when there is an event held at the school which accommodates 788 students, and half of the parents show? Ms. Birkebak said this was discussed, and the bus loop on the eastern portion of the site could be used for additional parking. The Department of Education requires that we have one hundred (100) parking spaces, and we have (102). We have discussed the bus situation with the School Safety Advisory Committee and the transportation department. They anticipate a maximum of about eight (8) to ten (10) buses from off-site to on-site, and they feel they can stack sixteen (16) to eighteen (18) buses on the loop. Mr. Hopkins asked if the school will be used for Winter Springs children only? - Diane Kramer said, we are a county-wide school system, and until we get ready to start the elementary rezoning process, I anticipate the major part of Winter Springs attending, will be on the north side ofS.R. 434, behind this community. We would pull from some of the area that now attend the Longwood Elementary on the west side of Highway 17-92. Until we see how it effects the other schools, the north side of S.R. 434 would logically go to the school because they are within walking distance, and they would not have to crossover S.R. 434. Mr. Lein asked if a study has been done to show the impact of traffic on Shephard Road? Ms. Birkebak said a traffic study was done, and have met with County staff, who approved the concurrency (last word inaudible). Mr. Hopkins voiced his concern over the environmental concerns brought up at the Site Review Board meeting regarding primarily, the dumping of a Sprague (a company) barrel of contamination. We visited this issue once in the past, and I wonder what effect that may have on the development of a school of all things? Has that been handled? Mr. LeBlanc said he raised comments of concern about this, and all questions and replies are in the package which was given to the Planning and Zoning Board. Chris 9hecked with the Department of Environment Protection (D.E.P.), regarding the Sprague barrel and possibility of water contamination. The D.E.P. said it was pretty well localized, and because the school will be on the City water system, it should not present a problem. Mr. Hopkins asked if the City Engineer had any comments? .- Mr. LeBlanc said the three departments that had comments were the Fire Department, Public W orkslUtilities, and the City Engineer. All the comments from the Fire Department were answered with the exception of the Fire Department wanting to see the fire connections for the sprinkler systems, and they will see that. ,...- Planning and Zoning Board Meeting Minutes - July 5, 1995 Page 11 The engineering firm will reply to those three departments, and once the departments are satisfied, they will send me a memo stating that they are satisfied. It will not go before the Commission until such time, all the code requirements are met. The City Engineer's letter was dated Monday, July 3, 1995, and was presented to the school board this morning. Mr. Hopkins reiterated that his real concern still lies with the parking issue. He is skeptical that one hundred-two parking spaces will be sufficient to accomodate (788) students. The schools hold many events at the elementary school level. Diane Kramer stated that was one of the things they tried to do because none of our elementary schools have large parking lots. There are two reasons for this: one, elementary school students donlt drive; and two, we don't design for those occasional events. ~- What we have tried to do with all of our schools, and what we will do with this one is, to encourage them to identify temporary parking spaces. We try to encourage the schools to get people to park on the grassy areas for these events, instead of leaving them to park wherever they can find a place. You are right, it does not accomodate a major PT A meeting, or presentation, but there are places on campus where you can pull them off, and handle that around the bus loop, etc. , but you need people out there to help direct people to these places. Discussion regarding security, and the partially visible playground area. Mr. Hopkins asked who would be maintaining the retention pond? The retention pond at Indian Trails Middle School is always filled with an abundance of vegetation which is a breeding ground for mosquito's and snakes. Is there a plan to maintain that retention pond? Ms. Birkebak said that their Maintenance Department is required to do that. Chairperson HotTmann said that the fence around the kindergarten play area is only four (4) feet high. He suggested this be raised to six (6) feet high, to at least keep those who should not be in that area, from getting in when it's locked. Discussion as where to place a fence with gates that can be locked at night. Discussion regarding parking for drop-off areas, and sidewalks for students. Mr. Hopkins moved that the Planning and Zoning Board make a recommendation to the City - Commission for approval of the Elementary School liE II as presented this evening subject to the staff being satisfied that the code requirements are met, and part of the walkway to be removed after the first loop (serpentine drive). Seconded by Mr. Lein. Vote: Mr. Hopkins, aye; Mr. Lein, aye; Mr. Stephens, aye; Chairperson Hoffmann, aye; motion carried. Planning and Zoning Board Meeting Minutes - July 5, 1995 Page 12 6. Adiournment: Meeting adjourned at 8:20 P.M. Respectfully Submitted, Shirley A. Frankhouser, Administrative Secretary Prepared July 25, 1995 The next scheduled meeting of the Planning and Zoning Board will be held on Wednesday, August 2, 1995 at 7:00 P.M. .-