HomeMy WebLinkAbout2007 05 29 Public Hearing 511.1 Villa Grande Aesthetic Review
COMMISSION AGENDA
ITEM 511.1
Public Hearing
May 29. 2007
Meeting
REQUEST:
The Community Development Department - Planning Division requests the City hold a Public Hearing
for revisions to the Aesthetic Review for Villa Grande, a proposed 160 unit apartment development
located on 4.78 acres in the Town Center on the north side ofSR 434, just east of the City Hall Building.
PURPOSE:
The purpose of this agenda item is for the Commission to consider, provide comment on, and approve,
approve with conditions and/or modifications, or disapprove modifications to the Aesthetic Review
documents for the Villa Grande apartment development in the City of Winter Springs Town Center.
The purpose of the Aesthetic Review process is 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 REGULATIONS:
Ordinance 2003-43, Aesthetic Standards, City of Winter Springs
Section 9-601. Approval prerequisite for permits.
Section 9-605. Submittal requirements.
City of Winter Springs Code of Ordinances (Town Center District Code), Section 20-320 through
20-327.
Development Agreement approved July 24, 2006.
CHRONOLOGY:
September 12, 2005 - City Commission considered the conceptual development plan for the 152
condominium units on 4.78 acres in the Town Center. The Commission also discussed the building
height (6 stories) and the parking at 1.88 spaces per unit.
April 10, 2006 - Preliminary Engineering/Site Plan approved by City Commission
July 24, 2006 - Final Engineering Plans and Development Agreement approved by the City
Commission.
May 29, 2007
Public Hearing Item 511.1
Page 2 of 5
August 28, 2006 - Aesthetic Review approved for 152-unit condominium project
CONSIDERATIONS:
This request is for the Commission to review modifications to the previously approved aesthetic review
for the Villa Grande project. When the Commission last reviewed this project, it was proposed as a 152-
unit condominium project. Changing market forces have prompted the applicant to amend their product
and they are now proposing 160 luxury apartment units. This change in product type has necessitated
modifications to the previously approved aesthetic package for the project.
The previously approved project consisted of five (5) buildings ranging in height from 5 stories over 1
story of parking to 3 stories over 1 story of parking. In the current proposal, all five buildings are to be 4
stories over 1 story of parking. In addition, the clubhou~e is substantially larger than the previously
proposed facility. The new site plan is the subject of the Commission's next agenda item. The
Development Agreement will need to be brought back to the Commission for consideration once all site
plan, aesthetic review, and site improvement issues have been negotiated.
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
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 proposed numerous minor changes to the building architecture as
previously approved. These minor changes do not change the overall compatibility of the
project to the surrounding area and character of the community. As stated in staff's
previous review, this project represents the first significant urban density residential
development within the Town Center. While the site geometry prevents a traditional
rectilinear block layout, the buildings have been moved to the roadway frontages and
function much the same as a more typical city block.
The proposed buildings utilize a neutral color palette with both horizontal expression lines
and vertical color changes that accent the different planes of the fa~ade. The street-side
ground level of each building presents a "walk-up" appearance to the street and takes full
advantage of the wide (12') sidewalks to promote pedestrian transit along the street edges.
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May 29, 2007
Public Hearing Item 511.1
Page 3 of 5
The buildings contain balconies that vary in width from comer "walk-thru" balconies to
six (6') foot wide balconies to "Juliette" balconies to add variety to the fa~ade. There are
also bay windows that are stacked vertically at key portions of the building fa~de.
Covered entrances and awnings add to the diversity of the first floor facades. Although
each building is the same number of floors, the facades vary based upon their orientation
to the street.
(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.
The Villa Grande development will include fIVe residential apartment buildings. All buildings are
four stories over one story of parking. These building complement the Jesups' Reserve and the
West End Center buildings currently being constructed on the south side of S.R.434. Building #17
(currently under construction on the south side of Blumberg Boulevard, east of the Villa Grande
site) will be four stories in height.
The buildings have been situated to form a "street edge" that is desirable in the Town Center.
This building alignment will be in keeping with the streetscape established by the existing Town
Center buildings along SR 434 and by the Jesups' Reserve and West End developments. The
proposed clubhouse will serve as a focal point/terminating vista for the western end of Blumberg
Boulevard.
(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,
(C) Other significant features of design such as, but not limited to: materials, roof line,
hardscape improvements, and height or design elements.
The Villa Grande development will include five residential apartment buildings. All residential
buildings will be four stories over one story of parking and are proposed to contain 160 luxury
apartment units.
Stucco is the predominant finish material for the buildings. Each building uses the same paint
scheme comprised of neutral earth tone colors. Wide horizontal stucco striping accentuates the
first floor of each building along with awnings and covered entryways. The buildings are
coordinated in color and architectural accents with the garden walls, gazebos,.and the clubhouse.
Vertically oriented windows with circular and semi-circular accents create specific points of
interest and contrast with the flat topped windows. The roof angle of the gable end combinations
at the roof level are repeated on the roofs of the covered entrances, tying the upper and lower
stories of the building together with a common element.
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May 29, 2007
Public Hearing Item 511.1
Page 4 of 5
In the attachment that follows, each building elevation is illustrated along with the clubhouse,
garden wall, and gazebos. The Doran Drive and S.R. 434 streetscapes are shown in color as are
the clubhouse frontage, garden wall and entry gate elevations, street elevations for all of the
buildings.
(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 proposed project embraces many of the architectural principles of the Town Center Code.
These principles have guided the review of this development as well as several others that are
proposed or under construction in the Town Center.
Staff is of the opinion that the proposed development will advance the intent and goals of the
Town Center and will significantly enhance the proposed character of the surrounding area.
(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 Villa Grande 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, porche~, arches, fountains, planting areas, display windows, and other distinctive
design detailing and promoting the character of the community.
The buildings include many architectural enhancements. All buildings have a stucco finish and
architectural grade shingles. The clubhouse, gazebo, and garden wall have incorporated similar
architectural details and colors as well as columns, arches, and a fountain at the gazebo near the
clubhouse.
The project also includes a central fountain feature and swimming pool. The pool area includes a
deck and the attendant clubhouse/community building.
The buildings have been oriented and detailed to enhance the street edge along S.R. 434, Doran
Drive, and the edge drive entrance along the project's northern boundary. Thearchitectural
enhancements along with the location of the buildings will be essential in promoting the character
of the community.
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May 29, 2007
Public Hearing Item 511.1
Page 5 of 5
FINDINGS:
. The proposed development is located within the City of Winter Springs Town Center.
. The building elevations include architectural detailing adding to their appearance and to the
quality of the development.
. The attendant garden wall, gazebos, clubhouse/community building, and pedestrian entrances
incorporate the same architectural detailing as the buildings to further enhance the quality of the
development as well as the integration of the project into the Town Center.
. The attached Aesthetic Review package is consistent with the requirements in the approved
conceptual and proposed final engineering/site plans. The Development Agreement will be
brought back to the Commission once all site plan and aesthetic review changes have negotiated
and incorporated into said agreement.
. The Development will be an asset to the community, with the amenities and details proposed.
. The new buildings utilize colors and materials that will complement the proposed and existing
structures in the surrounding area.
. The proposed development represents one development type (mid-rise luxury apartment) that is a
part of the matrix and mixture of development types desired in the Town Center.
RECOMMENDATION:
Staff's review found the applicant's request for Aesthetic Review in compliance and recommends that
the City Commission approve the aesthetic review package for the Villa Grande development.
ATTACHMENTS:
A - Aesthetic Review Package
B - Minutes of August 28, 2006 City Commission Meeeting
COMMISSION ACTION:
5
ATTACHMENTB
CITY OF WINTER SPRINGS. FLORIDA
MINUTES
CITY COMMJSSION
REOULAR MEETING - AUGUST 28, 2006
PAGE 8OF 29
PUBUC IlEAlUNGS
203. Commanlty DevelopmeDt DepartJDeat - PlaDDing Division
Requests TIle City Commission Bold A hbUe Bearing For TIle Aesthetic Review
For Villa Grande, A 152 Unit CondominimD Development Located On 4.7B Acres In
De Town CeDter On The North Side 01 State Road 434, Jut EutOl De City Ball
BaDding.
Mr. Randy Stevenson, ASLA Director, Community Development Department introduced
on this Agenda Item.
Mayor Bush opened the "Public Input" portion of the Agenda Item.
No one spoke.
Mayor Bush closed the "Public Input" portion of the Agenda Item.
Manager Mclemore advised the City Commission that, "The LaCesse Group has
requested from the outset that they be able to use the retention pond - behind City Hall.
We built this retention pond to spur the development of the Town Center. We've allowed
the James Doran Company to use that retention pond. I don't know how we do that and
not allow the same for this Developer, and any other Developers who would be within
that drainage basin.
Now, initially, when we started, we said 'Well, if you had to build this yourseU: it would
probably cost you about four hundred thousand dollars ($400,000.00)'." Manager
Mclemore continued by saying, '''If you made it available to James Doran [Company]
and other people, why aren't you making it - available to me. We're adding a really
classy development and we need some help like everybody else because our costs have
gone up so dramatically'."
Furthennore, Manager Mclemore suggested that both parties discussed, "What if we
split it? We won't require you to pay us four hundred thousand dollars (S400,000.00) for
the pond, but you will pay us a two hundred thousand dollar ($200,000.00) contribution
to set up a Trust Fund for the City for the arts in the City and that Trust Fund will be used
to do art type sculptures, those type of things that would add and enhance the Town
Center, add value to it forever. We would not spend it down, it would be a Trust Fund-
we would all be able use the interest earned off that Fund and use it as a base to continue
to grow the Fund, through contributions, and he was agreeable to that as long as it was a
Trust Fund and not just spent all of a sudden on something else - ten (10) miles from the
project."
Discussion ensued on fire rescue access.
CITY OF WINTER SPRINGS, FLORIDA
MINUTES
CITY COMMISSION
REGULAR MEETING - AUGUST 28, 2006
PAGE 9 0F 29
Mr. Chad Hochuli, LaCesse Development Corporation, 650 South Northlake Boulevard,
Suite 450, Altamonte Springs, Florida: remarked, "Yes, the colon are the same. They
mirror the street side elevations all the way through. It's consistent." Continuing, Mr.
Hochuli said, "We do have some balconies on the interior, but most of our balconies are
on this street side elevation." Deputy Mayor Blake asked, "Are the units such that they
go all the way through so that each unit has an exposure to the street side and the interior
side?" Mr. Hochuli replied, ''No, it's broken up. There are some units that actually face
just the interior conidor and half the units face the street side." Mayor Blake asked, "So
there are some units that wouJdn't have a balcony at all?" Mr. Hochuli said, "There are
some units that wouJd not have a balcony at all. Yes, but there are several units that have
balconies in the interior elevation."
Deputy Mayor Blake then inquired, "How big are the units?" Mr. HochuJi replied, "They
average from - a little bit over 1300 [square feet] to - close to 1700 [square feet]." Next,
Deputy Mayor Blake asked, "And projected price points?" Mr. Hochuli said, "Between
the low three's ($300,000.00) to the four's ($400,000.00)." Deputy Mayor Blake asked,
"And does it cost more to be higher - or less to be higher?" Mr. Hochuli said, "I don't
have that information handy, but usually what we're doing is we're trying to keep the
prices a little bit higher where the balconies are on the street side and then also the higher
up you go, like in that six (6) story building..." Deputy Mayor Blake noted, "... So there
wouJd be - some 'View' premiums?" Mr. HochuJi remarked, "Correct."
Discussion.
Regarding emergency power, Mr. HochuJi said, "When there's a power failure, the
elevatonautomatica11y stop and everybody needs to exit through the stairwells."
Commissioner Gilmore asked, "What if you have a person that is in a wheelchair? They
can't get down - that stairwell."
As to where the emergency generaton were going, Mr. HochuJi added, "I believe if there
is an emergency generator, it would be put inside the equipment buildings inside - on the
first floor where the garage units are. We have a lot of space there."
With further discussion on air conditioning, Commissioner Miller spoke of his concern
with the appearance and noise; and stated, "Everything would be condominium-type
things so why not make the air conditioning, condominium also?" Mr. Hochuli said, "I
can ask the question." Commissioner Miller added, "It is worth looking into."
Mr. Ralph Stmjurjo, Representative, LaCesse Development Corporation, 650 South
Northlake Boulevard, Suite 450, Altamonte Springs. Florida: spoke on air conditioning
systems.
CITY OF WINTER SPRINGS, FLORIDA
MINUTES
CITY COMMISSION
REGULAR MEETlNG- AUGUST 28, 2006
PAGE 10 of 29
Commissioner Miller said, "Well, 1 would like you to work with me on this, or work with
us. I would like to see some thought given to this." Additionally, Commissioner Miller
said, "I would like to see some photographs then of other units that you are refening to,
and other buildings that look like this where they have used this solution. I would like to
see what it looks like visually." Mr. Hochuli said, "I may be able to get some pictures
this week." Commissioner Gilmore noted, "I think while you are addressing the
aesthetics of that, I think you also have to address the noise issue. The noise of all those
units and the condenser fans bouncing off that hard surface building is going to create
quite a bit of noise along a pedestrian street, not to mention the people in condos above
that"
Further brief discussion.
"I WOULD LIKE TO MAKE A MOTION THAT WE APPROVE THE
AESTHETIC REVIEW FOR THE VILLA GRANDE PROJECT - AS
PRESENTED, WITH THE EXCEPl'ION OF THE MECHANICAL PLAN FOR
THE AlC (AIR CONDmONING)/HVAC (HEATING, VENTILATION, AIR
CONDmONlNG) SYSTEMS AND THEY NEED TO COME BACK TO US AND
GET THE I'INAL APPROVAL ON THAT." MOTION BY DEPUTY MAYOR
BLAKE. SECONDED BY COMMISSIONER KREBS. DICUSSION.
VOTE:
COMMISSIONER GILMORE: AYE
COMMISSIONER MILLER: AYE
COMMISSIONER MeGINNIS: AYE
DEPVTYMAYORBLAKE: AYE
COMMISSIONER KREBS: AYE
MOTIQN CARRIED.
MIIIUlI.r Mc.lA1IIOre tuud lor dlscuultm 0" tII. Iss.. IWilUd to the proposed Trust
FlUId IIIIIt he brought lip etu/ier.
DiscllS$lon.
Collllllissltm.r Milkr suggested, "1 tlllnk tII. opertltive word llligllt be to explore
llltemtltives, l'tItIIer thtlll punue the obJectlNj HClluse 111m "ot sure we relllly WIIIIt to
pIUS" It, but 1 think It is worth looking lit lro", tII. sttuulpoillt 01 exploring wlult the
llltemllliwls IIIight be." CollUffisslo".r SIIIly McGinnis r."""ked, "Yes. "
COIIIIIIi6sltmer Jotlllne M. Krebs sllid, "IlIgree with exploring tile idell IIIId tile" - the
pros tuId COlIS. "
MtqOr B.h SIIid, "1 tIIink tlllIt is btuiclllly th. Consensus. Agreeme"t the",
CollllllisslMns, IIIIIt the Mil"'" wllI explIJre tII. pros tIIId the cons 01 his proposlll tIS
well tu tIIIyt/lillg me tltllt Ite mlgltt COllie lip witlt. "
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UNIT I BUILDING MIX
Villa Grande As.2
Villa Grande AS.3
VILLA GRANDE B1.1
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VILLA GRANDE B3.1
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VILLA GRANDE B4.3
VILLA GRANDE B5.1
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VILLA GRANDE B5.3
VILLA GRANDE CH.1
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VILLA GRANDE CH.4
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VILLA GRANDE D.2
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