HomeMy WebLinkAbout2001 10 22 Public Hearings A Publix Building
COMMISSION AGENDA
ITEM A
Consent
Information
Public Hearing XX
Regular
October 22. 2001
Meeting
MGR. ;Z-
/Dept. L~
/
REQUEST: Community Development Department, Land Development Division, presents to
the Commission the recommendation of the Development Review Committee as
it relates to the request of JDC Calhoun, Inc. (JDC) for six (6) special exceptions
to the Town Center District Code for the Publix Building (Building No. l2).
PURPOSE: The purpose of this agenda item is to present to the Commission the
recommendation of the Development Review Committee regarding the request of
JDC for a special exception to the Town Center District Code to allow a Large
Footprint Building (Publix) to have a footprint exceeding 20,000 square feet.
(44,000 SF) and to allow that building 5 associated special exceptions (variations)
from the Town Center District Code (a total of 6 special exceptions in this agenda
item). The property is the l5.07-acre Kingsbury tract on the northwest corner of
the intersection of SR 434 and Tuskawilla Road.
APPLICABLE CODE/AGREEMENT:
Town Center District Code
Section II.
C. Special Exceptions:
The City Commission may by special exception waive strict compliance with
provisions of this code. In granting a special exception, the City Commission must
find by substantial competent evidence that:
l. 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.
October 22, 2001
Public Hearing Item A
Page 2
2. The proposed development will not have an unfavorable effect on the
economy of the Winter Springs Town Center.
3. The proposed development abides by all rules in this code other than those
specially excepted. Special limitations apply to Large Footprint Building (greater
than 20,000 square feet); see section V (L) for these limitations (page 9).
4. 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 Master Plan.
Procedures for Special Exceptions:
l. Approval may be granted only after a minimum of two discretionary reviews.
The first review shall be before the Development Review Committee, at which
time the Development Review Committee shall review the project and provide to
the City Commission an advisory recommendation regarding approval, approval
with conditions, or disapproval. The second review shall be a public hearing held
before the City Commission and shall be held no sooner than seven calendar days
following the Development Review Committee hearing.
2. Requests for special exceptions under this ordinance shall include each exhibit
required in the Administration Review Process per section II, part B of this code.
In addition, the City Commission may within reason require additional exhibits
and may defer approval of the special exception application or schedule an
additional public hearing or hearings to review those exhibits.
3. Special exceptions shall not be unreasonably withheld, but the City
Commission shall have authority to require that the applicant satisfy any
additional conditions it deems necessary to fulfill goals of the master plan,
including reasonable offsite improvements directly related and proportionate to
the specific impact of the request, or further review( s) and approval by the
Development Review Committee.
4. The City Commission may grant the approval of an application for special
exceptions from the code in whole or in part upon a majority vote of its members.
D. Site Development Agreement Option:
The City may enter into a Site Development Agreement with the user or developer
of a property, relating to development of a particular parcel or tract of land, and
such an agreement may address such issues as impact fee credits; a specialized or
negotiated concept of design or site plan development authorized or sanctioned by
October 22, 2001
Public Hearing Item A
Page 3
this ordinance; infrastructure service credits or public-private funding, design or
construction; or other incentives based upon strict compliance
with requirements of this ordinance. The Agreement will be mutually acceptable
to all parties. Considerations for the City in deciding whether to participate in
such an agreement will include compliance with the objectives and design criteria
specified in this ordinance; demonstration of a cost benefit to City and developer;
consideration of development amenities provided by the developer. Such a Site
Development Agreement shall be adopted and be in conformance with the
requirements of the Florida Municipal Home Rule Powers Act or Sections
l63.3220 through l63.4243, Florida Statutes, as to effect duration, public hearing
requirements and other issues.
Section V.
L. Large Footprint Buildings:
Buildings with a footprint greater than 20,000 square feet may be built within the
Town Center District by special exception only. Such buildings must abide by all
rules in this code with the following special limitations:
a. Buildings may be one story in height on any frontage except Main Street and
Market Square, but shall be at least 24 feet in height. This may be accomplished
with Liner Buildings or higher ceiling heights and/or parapets.
b. To encourage use by pedestrians and decrease the need for solely auto-oriented
patronage. Large-Footprint Buildings must reinforce the urban character of the
Town Center and shall therefore continue a connected system of walk able street
frontages.
c. Buildings are exempt from maximum lot size restrictions, however building
footprints may not be larger than a single block.
d. Loading docks, service areas and trash disposal facilities shall not face streets,
parks, squares or significant pedestrian spaces.
AGREEMENT
Paragraph III. JDC Proiect ReQuirements and Conditions.
In consideration of the mutual promises and consideration set forth in this
Agreement, IDC intends to permit and develop a three phase Town Center
development project on JDC Property located within the Town Center. JDC
agrees to permit and develop the project under the terms and conditions of this
Agreement and the Town Center Code. The final site plan approved for the three
phase project shall be in substantial conformity with the Conceptual Site Plan
October 22, 2001
Public Hearing Item A
Page 4
unless otherwise approved by the City during the City's Town Center development
permit process. The City acknowledges that the layout of
the Conceptual Site Plan is generally in accordance with the Town Center District
Code. Unless otherwise approved by the City, the final site plan shall be designed
and implemented as follows:
a) The development of the final site plan shall be in three phases as depicted on
the Conceptual Site Plan. Phase I is required to be constructed and shall be
constructed in its entirety and Phases II and III shall be constructed if JDC
determines that market conditions permit such construction. At JDC's discretion,
JDC may develop the final site plan in less than three phases if market conditions
permit a more expedited development of the JDC Property. In addition, JDC may,
at its discretion, develop Phases II and III in portions.
b) In accordance with Phase I of the Conceptual Site Plan, the City agrees and
acknowledges that upon JDC complying with the permitting requirements of the
Town Center District Code, Phase I shall consist of: (i) a grocery store anchor
building consisting of approximately 44,000 retail square feet; (ii) not less than
63,840 square feet of additional retail development at the corner of Main Street
and State Road 434 and along Main Street inclusive of unfinished shell space
pursuant to paragraph III(f) ofthis Agreement; and (iii) a parking ration of up to
five (5) spaces per l,OOO retail square feet.
c) The drug store anchor which is contemplated to be constructed on the corner
of State Road 434 and Main Street may, at JDC's discretion, be permitted and
constructed at another location along State Road 434. If so permitted and
constructed, the drug store anchor will be included as part of Phase I and another
retail use shall be permitted and constructed at the aforementioned corner in Phase
I or Phase II. The City and JDC acknowledge that a restaurant and/or bank/office
use would also be suitable at the aforementioned corner
d) All phases of retail development on the JDC Property, in addition to the
grocery store anchor, may be up to 272,000 retail square feet, unless otherwise
agreed to by the parties. Provided, however, the City encourages development
in excess of 3l6,000 square feet.
g) The City prefers parallel parking along Main Street but agrees to construct
diagonal parking as depicted on the Conceptual Site Plan to the extent market
conditions, in the sole discretion of JDC, require the additional parking spaces
afforded by such diagonal parking. If said diagonal parking is constructed instead
of parallel parking, JDC agrees to donate to the City the additional right of way
October 22, 2001
Public Hearing Item A
Page 5
which may be needed to construct the diagonal parking. Nothing contained in this
Paragraph III(g) shall prohibit the City from constructing diagonal parking along
Main Street at its sole choosing and discretion.
h) JDC, at its discretion, shall be allowed to delete the buildings depicted on the
Phase II Conceptual Site Plan which are west of the grocery store anchor,
provided JDC submits a site plan, acceptable to the City, that substitutes the
buildings with: (i) parking; (ii) a pocket park of not greater than l200 square feet
(unless a larger pocket park is agreed to by JDC) which shall incorporate a kiosk,
gazebo, pergola, water fountain or similar architectural feature; and (iii) a
landscape buffer for facilities along the rear of the grocery store anchor. The City
agrees not to unreasonable withhold such acceptance provided the site plan
complies with the City Code.
CHRONOLOGY
The Town Center District Code was adopted June l2, 2000.
The City Commission approved a Development Agreement between JDC Calhoun, Inc.
and the City on August l, 2000.
Pre-application meeting to discuss preliminary site plan was held on December 5, 2000.
The City Commission approved the First Modification of Agreement between JDC and
the City on July 2, 200 l.
The preliminary site plan was submitted on August 6, 200 l, reviewed in a special Staff
DRC on August lO, 200l, further discussed by a City Commission Negotiating
Committee on August l6, 2001, before receiving preliminary site plan approval by the
City Commission on August 20, 200 l.
Special Exception "A" material received September 27, 200l, Final Site Plan received
October 2, 200l, and both were reviewed by the StaffDRC on October 9,2001.
FINDINGS: 1. The applicant, JDC, has petitioned the Development Review Committee and
the City Commission for special exceptions to the Town Center District Code
(Code), pursuant to Subsection 2 (C) of the Code and the four (4) criteria set forth
therein.
2. The special exceptions requested are:
1) Reflective and bronze tinted glass: Section VIII ofthe Town
Center District Code prohibits reflective and/or bronze-tint glass (p.29).
Subsection VIII (D), on page 3l, of the Town Center District Code further
states the following:
October 22, 2001
Public Hearing Item A
Page 6
"Each floor of any building fa9ade facing a park, square or street shall
contain transparent windows..."
The City Commission has heard the applicant's preliminary request
(August 20, 2001) for the use of reflective and bronze tinted spandrel glass
for alternating first floor "store fronts," between the "store fronts" with
transparent bay windows, along the Publix S.R. 434 frontage. The
transparent bay windows are to be located at each end of the Publix S.R.
434 frontage. Approving this special exception would be similar to
granting a variance, in that it would allow the spandrel glass in those
alternating "store fronts."
2) Aluminum inoperable shutters: Section VIII of the Town
Center District Code prohibits plastic or inoperable shutters (p. 29). As
noted in special exception request No.1, above, Subsection VIII (D)
requires each floor facing a park, square, or street to contain transparent
windows.
The City Commission has heard the applicant's preliminary request
(August 20, 200l) for the use of flush mounted inoperable aluminum
shutters, with detailed trim around them, on the second floor fa9ade of the
Publix S.R. 434 frontage. Approving this special exception would be
similar to granting a variance, in that it would allow the use of the
inoperable aluminum shutters on the second floor Publix fa9ade along SR
434.
3) Opacity and fa~ade: Subsection VIII (D) of the Town Center
District Code states the following:
"In order to provide clear view of merchandise in stores and to provide
natural surveillance of exterior street spaces, the ground-floor along the
building frontage shall have transparent windows covering no less than
50% of the wall area... Doors or entrances with public access shall be
provided at intervals no greater than 50 feet, unless approved by the
Development Review Committee."
The City Commission has heard the applicant's preliminary request
(August 20,2001) to provide less than 50 % transparent windows on the
Publix S.R. 434 fa9ade. The request is to allow 57.l % total glass on the
first floor (21.4 % glazing for spandrel glass, but 35.7 % clear glass for the
bay-windows). No glass is proposed along the second floor fa9ade of the
Publix S.R. 434 frontage. Only one functional door (to the interior of the
building) is proposed along the Publix S.R. 434 frontage. Approving this
October 22, 2001
Public Hearing Item A
Page 7
special exception would be similar to granting a variance, in that it would
allow the requested 57.1 % first floor (mixed glazing) glassed coverage,
providing only one (l) functional door, and exempting the second floor
fayade, of the Publix S.R. 434 frontage.
4) Large Footprint building: Subsection II (C) (3), one of the
criteria for a special exception, refers to Subsection V (L), on page 9, for
special limitations on large footprint buildings. Subsection V (L) states
the following:
"Buildings with a footprint greater than 20,000 square feet may be built
within the Town Center District by special exception only. Such buildings
must abide by all rules in this code with the following special limitations:
a. Buildings may be one story in height on any frontage except Main
Street and Market Square, but shall be at least 24 feet in height. This
may be accomplished with Liner Buildings or higher ceiling heights
and/or parapets.
b. To encourage use by pedestrians and decrease the need for solely auto-
oriented patronage, Large-Footprint Buildings must reinforce the urban
character of the Town Center and shall therefore continue a connected
system of walkable street frontages.
c. Buildings are exempt from maximum lot size restrictions, however
building footprints may not be larger than a single block.
d. Loading docks, service areas and trash disposal facilities shall not face
streets, parks, squares or significant pedestrian spaces."
Desirable: Large Footprint Buildings are wrapped in a liner of smaller
buildings with doors and windows facing the street.
Undesirable: Large Footprint Building has blank facades and sits behind
a field of parking.
Subsection II (C) allows the City Commission to, by special exception,
waive strict compliance with provisions of the code.
The City Commission has heard the applicant's preliminary request
(August 20, 200l) for the Large Footprint Building and the exceptions to
"all the rules in this code..." The Phase III liner building (please see also
special exception request No.6) negotiations appear to bring the Pubix
plans into compliance with the four (4) special limitations set forth Large
Footprint Buildings. Approving this special exception to allow the Large
Footprint Building a foot print larger than 20,000 square feet
(approximately 44,000 square feet), with the five (5) specified exceptions
October 22, 200 I
Public Hearing Item A
Page 8
to the rules in this code, would be similar to granting both a special
exception for the use and a variance from strict compliance with the Code.
5) Metal Awnings: Subsection VIII (G) (l) of the Town Center District
Code (p. 34) allows fabric awnings (no backlighting and no glossy-finish
fabrics).
The City Commission has heard the applicant's preliminary request
(August 20, 2001) to provide metal awnings in lieu of the required fabric
awnings. Approving this special exception would be similar to granting a
variance, in that it would allow provision the aluminum standing seam
roof awnings with recessed lights on the Publix building.
6) Phase III liner building:
follows:
Section III defines liner buildings as
" ... a building built in front of a parking garage, cinema, supermarket etc.,
to conceal large expanses of blank wall area and to face the street space
with a facade that has doors and windows opening onto the sidewalk (see
diagrams pp. 8 and 9). Parking garages and their Liners may be built at
different times."
The City Commission has heard the applicant's preliminary request
(August 20, 2001) for postponing provision of the liner building to Phase
III of the project. The applicant is not obligated to provide Phase III, but if
Phase III is constructed, then this liner building must be provided for
commercial or residential use. The City Commission required the utility
stub-outs (the City Commission Negotiating Committee had requested
water and sewer within 5 feet of each end and at least power and telephone
at at least one end of the liner building) for the liner building to be
provided concurrent with the Publix building. The City Commission also
required that the liner building constitute a total of at least 5,700 square
feet (City Commission motion on Regular Item "B," August 20, 200l).
The proposed 5,610 square feet must be slightly increased to meet that
requirement (6,000 SF, minus as much as 5%). Approving the special
exception to allow the liner building to be constructed if and when Phase
III is constructed is similar to granting a variance from firmly requiring
that the liner building be provided.
3. The six (6) special exception requests are consistent with the City's
Comprehensive Plan.
4. The six (6) special exception requests meet the four (4) special exception
criteria set forth in Subsection II C of the Town Center District Code:
October 22, 200 I
Public Hearing Item A
Page 9
l) The six (6) special exceptions contribute to, promote, and encourage
the improvement of the Winter Springs Town Center and catalyzes
other development as envisioned in the Winter Springs Town Center
regulations.
2) The proposed development will not have an unfavorable effect on the
economy of the Winter Springs Town Center.
3) The proposed development abides by all rules in this code other than
those specifically excepted. Special limitations applying to large
footprint buildings are met.
4) 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 Master Plan.
RECOMMENDATION:
The Staff Development Review Committee recommends that the City
Commission approve the special exceptions as requested, pursuant to the four (4)
criteria set forth in Section II C of the Town Center District Code, subject to the
liner building being enlarged to at least 5,700 square feet from the proposed 5,610
square feet.
ATTACHMENTS:
A Applicant's request for special exceptions "A"
COMMISSION ACTION:
ATTACHMENT A
OCT 11 '01 02:44PM LS3P ARCHITECTS
FAX
TO
OF
FAX NO
FROM
DATE
RE
CC
PROJEct
PROJECT NO
TIME
Mr. Baker
P.1
CH^R.LESTON
ft
CH^'I.LOTTIi
Mr. John Baker
City of Winter Springs
407.327.6695
Sandrine Danielson
October 11th, 2001
Special Exception 1 A
File
Winter Springs Town Center
1103-000540.05
This cransmlu/on conli;m 8 paRes, includlne (his cover letter
As requested, this is a copy of the latest revisions for the Special Exception "N'. Today LS3P Associates will
FedEx sixteen copies of this information for the use of the commissioners.
Thank you,
./~ '- D:-L
Sandrine Danielson
Refe~nce:
Winter Sptings Town Center Deve/opmMt
Al Milin Road /lfId SlJte Road 434
(Thoma. I. Hund, AlA, Florida Archittctural Re&islration No.:AR-0014626l
ARCHITECTUU INTIill.10R ARCKIT!CTUU LAND PLAtIlNINC
LS3P ^SSOCIATfS l.TD. 24 NO'llTH MAl\K.!T ST. SUITIi 300 CHARLESTON. SC 2'''0)
843.5n.4444 ''''X 843,'7:U.4189 WWW.LS3P.COMtS3l..I.S3P.COM
OCT 11 '01 02:44PM LS3P ARCHITECTS
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CHAltlfSTON
.
CHAR1.0TTE
October 22"" 2001
Mayor and City Commission
City of Winter Springs, Florida
RE: Special Exception "1A"
1103.000540.05
This project has received conceptual design approval by the staff and commission
members of Winter Springs. Per the requirements of The Town Cente!' District Code
the applicant is required to submit for special exception in the following five areas.
No.1-Spandrel Glass:
The ordinance requires a special exception for projects using reflective and/or
bronze.tint glass under the Architectural Guide lines, General Requirements:
The applicant requests the use of spandrel glass (opaque glass) to be used in
specific locations along the S.R. 434 elevation. The glass will have an inner dark
gray coating which will be neither reflective nor tinted.
Please see attached drawing labeled SE.' for exact locations, see sample provided
to the City Staff by LS3P in a preliminary staff approval meeting.
No. 2.IN9PERABLE SHUTTE~:
The ordinance requires a special exception regarding inoperable shutter5 referenced
in Architectural Guide lines, General Requirements:
The applicant requests the use of aluminum inoperable shutters to be located along
both the S.R. 434, and entry facades of the Publix building. These shutters will be
prefabricated and factory finished residential profile aluminum shutters to meet the
requirements of the City of Winter Springs.
Please see attached drawing labeled SE-2 for exatt locations.
Nq. 3-50% OPACITY ~T STOREFRONJ FACADE~:
The ordinance requites a special exception regarding transparent windows into a
building under the Architectural Guide lines, Section D:
"...ground-floor along the building frontage shall have storefront windows covering
no less than 50% of the wall area...."
At the S.R. 434 Publix elevation the applicant requests a combination of glazing
types which wO\lld satisfy the percentage of glazing if the Special Exception 1 A is
approved. The breakdown is as follows:
Percentage dear glazing for the Display/Bay windows equal.............35.70/0
Percentage glazing for the spandrel glass doors and windows equal....21.4%
Total mixed glazing....... ............................ ............................... ..57.10;0
Please see attached drawing labeled SE-3.
OCT 11 '01 02:45PM LS3P ARCHITECTS
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CH^RI.[STQN
.
CH^ltLOTTr.
Np. 4.LARGf FOOTPRI",T:
The ordinance requites a special exception regarding large footprint buildings
referenced in General Provisions, Section L:
The applicant requests a footprint of 44,000 5.F. for the Publix Supermarket
building, the Town Center District Code allows up to a 20,000 S.F. building. The
building is a single story with high parapet resulting in a two story appearance. The
building exceeds the minimum required building height with some building
elements stepping above this height to varying heights.
There will be several architectural elements (specifically retail windows) along SR
434 elevation created to engage pedestrians. The building entry and the S.R. 434
elevations together will have canopies and seasonal merchandise such as Christmas
trees and plants, art work, crafts to create a community friendly environment. The
service entry for Publix will have a lush landscaping buffer between itself and
parking for the Town Center. This includes a 40'.0" tall, 40" caliper Live Oak and
a 16'-0" tall, 411 caliper Oak tree.
Please see attached drawing labeled SE-4.
Phase III of this project contains the addition of a liner building to be placed at the
S. R. 434 elevation of Publix. Refer to Sheet Sf.' for the elevation in question. This
building will contain offices and/or possibZ apartments. 80th facildes have
previously been approved at the August 20' City Council Meeting. The new
building will have a first floor footprint of 1,870 S.F., and a total of 5,610 S.F.
Please see attached colored elevation and sectional drawing.
No. S.MUAL AWNINGS:
The ordinance requires a special exception for non fabric awnings referenced in
VII. Building Elements, Section A:
The applicant requests the use of an aluminum standing seam protective canopy
which will be the color Olympic Range (see attached color sample), this is not a
light reflective coating. An added feature for the use of this material facilitates the
use of recessed lights at the retail box locations arong SR 434.
Please see attached drawing labeled Sf.6.
OCT 11 '01 02:45PM LS3P ARCHITECTS
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&PEQAI. EXCEPTION A
IlfifE1lfjtG DRAWlNCI A201
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OCT 11 '131 02:47PM LS3P ARCHITECTS
P.6
PUBUX
$VPIll.MAP.UT
^f
WINTIR. SPRINGS
TOWN CINt61l
5R 434 ELEV A l10N
MT.s.
CLEAR GLAZING @
DISPLAY /8AY WINDOWS
SPANDREL GLASS
~
OPENING P~R<=ENTAGE =
(1871.0" TOTAL)
57.10/0
SPANDREL
_. _om
401.011 = 21.4%
&.nI' AIlCXMm LTO.
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----
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- ....
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661-8" = 35.7%
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OCT 11 '01 02:47PM LS3P ARCHITECTS
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OCT 11 '01 02:48PM LS3P ARCHITECTS
SR 434 ELEV A liON
N.T.s.
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ENlARCED aev A TlON
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lYPICAL RETAIL
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SPEQAL EXCmION A
IIEfERtI(C;f: OIA\YtIC! A201
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l~llONS
SE-S
CHARLESTON
CHARLOTTE
October 2211d 2001
Mayor and City Commission
City of Winter Springs, Florida
RE: Special Exception 1/1 AI/
1103-000540.05
This project has received conceptual design approval by the staff and commission
members of Winter Springs. Per the requirements of The Town Center District Code
the applicant is required to submit for special exception in the following five areas.
No.l-SDandrel Glass:
The ordinance requires a special exception for projects using reflective and/or
bronze-tint glass under the Architectural Guide lines, General Requirements:
The applicant requests the use of spandrel glass (opaque glass) to be used in
specific locations along the S.R. 434 elevation. The glass will have an inner dark
gray coating which will be neither reflective nor tinted.
Please see attached drawing labeled SE-l for exact locations, see sample provided
to the City Staff by LS3P in a preliminary staff approval meeting.
No.2-INOPERABLE SHUTTERS:
The ordinance requires a special exception regarding inoperable shutters referenced
in Architectural Guide lines, General Requirements:
The applicant requests the use of aluminum inoperable shutters to be located along
both the S.R. 434, and entry facades of the Publix building. These shutters will be
prefabricated and factory finished residential profile aluminum shutters to meet the
requirements of the City of Winter Springs.
Please see attached drawing labeled SE-2 for exact locations.
No. 3-50% OPACITY AT STOREFRONT FACADES:
The ordinance requires a special exception regarding transparent windows into a
building under the Architectural Guide lines, Section D:
I/...ground-floor along the building frontage shall have storefront windows covering
no less than 50% of the wall area....1/
At the S.R. 434 Publix elevation the applicant requests a combination of glazing
types which would satisfy the percentage of glazing if the Special Exception 1 A is
approved. The breakdown is as follows:
Percentage clear glazing for the Display/Bay windows equal.............35.7%
Percentage glazing for the spandrel glass doors and windows equal....21.4%
Total mixed glazing............................ ..................... ....... ...... ......57.1 %
Please see attached drawing labeled SE-3.
ARCHITECTURE INTERIOR ARCHITECTURE LAND PLANNING
LS31' ASSOCIATES LTD. 24 NORTH MARKET ST SUITE 300 CHARLESTON. SC 29401
843.577.4444 FAX 843.722.4789 WWW.LS31'.COM LS31'@LS3I'.COM
CHAR.LESTON
CHAR.LOTTE
No.4-LARGE FOOTPRINT:
The ordinance requires a special exception regarding large footprint buildings
referenced in General Provisions, Section L:
The applicant requests a footprint of 44,000 S.F. for the Publix Supermarket
building, the Town Center District Code allows up to a 20,000 S.F. building. The
building is a single story with high parapet resulting in a two story appearance. The
building exceeds the minimum required building height with some building
elements stepping above this height to varying heights.
There will be several architectural elements (specifically retail windows) along SR
434 elevation created to engage pedestrians. The building entry and the S.R. 434
elevations together will have canopies and seasonal merchandise such as Christmas
trees and plants, art work, crafts to create a community friendly environment. The
service entry for Publix will have a lush landscaping buffer between itself and
parking for the Town Center. This includes a 40'-0" tall, 40" caliper Live Oak and
a 16'-0" tall, 4" caliper Oak tree.
Please see attached drawing labeled SE-4.
Phase III of this project contains the addition of a liner building to be placed at the
S.R. 434 elevation of Publix. Refer to Sheet SE-1 for the elevation in question. This
building will contain offices and/or possibly apartments. Both facades have
previously been approved at the August 20th City Council Meeting. The new
building will have a first floor footprint of 1,870 S.F., and a total of 5,610 S.F.
Please see attached colored elevation and sectional drawing.
No.5-METAL AWNINGS:
The ordinance requires a special exception for non fabric awnlllgs referenced In
VII. Building Elements, Section A:
The applicant requests the use of an aluminum standing se'am protective canopy
which will be the color Olympic Range (see attached color sample), this is not a
light reflective coating. An added feature for the use of this material facilitates the
use of recessed lights at the retail box locations along SR 434.
Please see attached draWing labeled SE-6.
PUBLlX
SUPERMARKET
AT
WINTER SPRINGS
TOWN CENTER
SR 434 ELEVATION
~
N.T.5.
i j,.
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OlAIUSTON . OlARLOTlE
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LOCA T10NS
SPEOAL EXCEPTlON
REFERENCE ORA WINC.
A
A201
SE-1
THOMAS I. HUKD. AlA' fLORJOA ARCH. REGISTRATION AR-OQ14626
SOLUTIONS THIlOUCH LISTENINC
SR 434 ELEVATION
N.T5.
ENTRY ELEVATION
N.T5.
f
SHUTTERS ~
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REFERENCE DRAWING:
A
A201
THOMAS J. !iUf'o:O. .....1". fLOPJOAA.RCH. REGISTRATION AR-OOJ,46l6
SOLUTIONS THROUCH lISTENINC
PUBLlX
SUPERMAPJ<.ET
AT
WINTER SPRlNGS
TOWN CENTER
~
OWUSTON . CHARLOTTE
LS3P ASSOOATES LTD.
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LOCA T10NS
SE-2
N.T.5.
SR 434 ELEVATION
CLEAR GLAZING @
DISPLAY/BAY WINDOWS
SPANDREL GLASS
GLAZING
661-8" = 35.7%
OPENING PERCENTAGE
(1871-0" TOTAL)
57.10/0
SPANDREL
401-0" = 21.4%
801-4" = 43.0%
PUBLlX
SUPERMARKET
^'
WINTER SPRINGS
TOWN CENTER
~
OiARl5TON . OlARlOTTE
lS3P ASSoaATES LTD.
M N:lITM MABET ITIEET IlI'J'E JOO
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RATIO
SPECIAL EXCEPTION A
REFERENCE DRAWlNC: A201 SE- 3
THOMAS J. HUKO. A.IA. FLORID^^Il.CIi. REGISTRATION AR-0014626
SOLUTIONS THIlOUCH L1STENINC
.~
.~
.~
:
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SITE PLAN
N.T.s.
!!~!!~.!!!!!===~.:.:~.~
,
SPEOAL EXCEPTION
REFERENCE DRAWlNC:
A
A201
THOMA.S I, HUI'\D. 1.11.- FlORJDAARCH. REGISTPATION AR-00l4626
SOLUTIONS TH~OUCH llSTEN1NC
PUBLlX
SUPERMARKET
.r
WINTER SPRINGS
TOWN CENTER
~
OWUSTON . OlARlOTTE
LS3P ASSOOA TES L TO.
M NlX1H IMII:Ef nIIEET lUTE XIO
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N.T.s.
SR 434 ELEVATION
METAL
AWNINGS ..--_
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vs".r-o.
ENLARCED ELEVATION
TYPICAL
WINDOW
R ET AI L
LOCATIONS
SPEOAl EXCEPllON
REFERENCE ORA WlNC,
A
A201
TllOMM J. HUt\D. AlA.' FLORIDA ARCH. REGISTRATION AR-OOl-4626
SOLUTIONS TH~OUCH L1STENINC
PUBLlX
SUPERMAIU(ET
AT
WINTER SPRINGS
TOWN CENTER
~
OIARLESTON . OWlLOTTE
LS3P ASSOCA TES L TO.
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METAL AWNlNC
LOCATIONS
SE-5
CHARLESTON
CHARLOTTE
October 22nd 2001
Mayor and City Commission
City of Winter Springs, Florida
RE: Special Exception "1 A"
1103-000540.05
This project has received conceptual design approval by the staff and commission
members of Winter Springs. Per the requirements of The Town Center District Code
the applicant is required to submit for special exception in the following five areas.
No.1-Soandrel Glass:
The ordinance requires a special exception for projects using reflective and/or
bronze-tint glass under the Architectural Guide lines, General Requirements:
The applicant requests the use of spandrel glass (opaque glass) to be used in
specific locations along the S.R. 434 elevation. The glass will have an inner dark
gray coating which will be neither reflective nor tinted.
Please see attached drawing labeled SE-l for exact locations, see sample provided
to the City Staff by LS3P in a preliminary staff approval meeting.
No.2-INOPERABLE SHUTTERS:
The ordinance requires a special exception regarding inoperable shutters referenced
in Architectural Guide lines, General Requirements:
The applicant requests the use of aluminum inoperable shutters to be located along
both the S.R. 434, and entry facades of the Publix building. These shutters will be
prefabricated and factory finished residential profile aluminum shutters to meet the
requirements of the City of Winter Springs.
Please see attached drawing labeled SE-2 for exact locations.
No. 3-50% OPACITY AT STOREFRONT FACADES:
The ordinance requires a special exception regarding transparent windows into a
building under the Architectural Guide lines, Section D:
"...ground-floor along the building frontage shall have storefront windows covering
no less than 50% of the wall area...."
At the S.R. 434 Publix elevation the applicant requests a combination of glazing
types which would satisfy the percentage of glazing if the Special Exception 1 A is
approved. The breakdown is as follows:
Percentage clear glazing for the Display/Bay windows equal.............35.7%
Percentage glazing for the spandrel glass doors and windows equal....21.4%
Total mixed glazing....................................................................57.1 %
Please see attached drawing labeled SE-3.
ARCHITECTURE INTERIOR ARCHITECTURE LAND PLANNING
LS3!' ASSOCIATES LTD. 24 NORTH MARKET ST SUITE 300 CHARLESTON. SC 29401
843.577.4444 FAX 843.722.4789 WWW.LS3!'.COM LS31'@LS3!'.COM
CHARLESTON
CHARLOTTE
No.4-LARGE FOOTPRINT:
The ordinance requires a special exception regarding large footprint buildings
referenced in General Provisions, Section L:
The applicant requests a footprint of 44,000 S.F. for the Publix Supermarket
building, the Town Center District Code allows up to a 20,000 S.F. building. The
building is a single story with high parapet resulting in a two story appearance. The
building exceeds the minimum required building height with some building
elements stepping above this height to varying heights.
There will be several architectural elements (specifically retail windows) along SR
434 elevation created to engage pedestrians. The building entry and the S.R. 434
elevations together will have canopies and seasonal merchandise such as Christmas
trees and plants, art work, crafts to create a community friendly environment. The
service entry for Publix will have a lush landscaping buffer between itself and
parking for the Town Center. This includes a 40'-0" tall, 40" caliper Live Oak and
a 16'-0" tall, 4" caliper Oak tree.
Please see attached drawing labeled SE-4.
Phase III of this project contains the addition of a liner building to be placed at the
S. R. 434 elevation of Publix. Refer to Sheet SE-1 for the elevation in question. This
building will contain offices and/or possibly apartments. Both facades have
previously been approved at the August 20th City Council Meeting. The new
building will have a first floor footprint of 1,870 S.F., and a total of 5,610 S.F.
Please see attached colored elevation and sectional drawing.
No.5-METAL AWNINGS:
The ordinance requires a special exception for non fabric awnings referenced In
VII. Building Elements, Section A:
The applicant requests the use of an aluminum standing seam protective canopy
which will be the color Olympic Range (see attached color sample), this is not a
light reflective coating. An added feature for the use of this material facilitates the
use of recessed lights at the retail box locations along SR 434.
Please see attached drawing labeled SE-6.
SR 434 ELEVATION
N.T.s.
I
..J.::::::::'.::'.:::::::':.::::.::'.::::::::'.:'.'.'.::::'.::'.::::'.::'.::'.L::'.::'.::::::::.::'.::.:'.::.'.::::::::::~.....
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ENLARCED ELEVATION
vs".r-o.
./
SPECIAL EXCEPTION A
REFERENCE DRAWING: A201
TlWMAS J. !lU"O, AlA' FLORIDA ARC.'!. REGISTRATION AR-OOI<4626
SOLUTIONS THROUCH lISTENINC
PUBLlX
SUPERMARKET
AT
WINTER SPRINGS
TOWN CENTER
~
OiARI.E5TON . awa.OTTE
LS3P ASSOCATES LTD.
IA NO<<TH MAm:T nIEET AIT1: 100
OIMl.BJ1:lN.IIDIJlHCAIlCIIJM, 2M01
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LOCA TlONS
SE-l
SR 434 ELEVATION
N.TS.
ENTRY ELEVATION
N.T5.
:; ::
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:: ::
:: ::
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ENLARCED ELEVATION
vs...r-o.
SPEOAL EXCEPnON
REFERENCE DRAWlNC:
A
A201
THOM,4"S I. HUf\:D, AlA. FLORIDA ARCH. REGISTRATION AR.OO\4626
SOLUTIONS THROUCH lISTENINC
PUBLlX
SUPERMARKET
AT
WINTER. SPR.INGS
TOWN CENTER
~
OlARlESTON . QW!lOTTE
LSJP ASSOOA TES L TO.
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LOCA TlONS
SE-2
PUBLlX
SUPERMARKET
^'
WINTER SPRJNGS
TOWN CENTER
CLEAR GLAZING @
DISPLAY/BAY WINDOWS
~
N.T5.
SR 434 ELEVATION
SPANDREL GLASS
GLAZING
66'-8" = 35.7%
OPENING PERCENTAGE
(187'-0" TOTAL)
57. 1 0/0
SPANDREL
OIARLE5TllN . OlARLOTTE
40'-0" = 21.4%
LS3P ASSOOATES LTD.
14 NOlnH IMDET rnmT arTE JOG
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REFERENCE DRAWlNC: A201 SE- 5
THOMAS ]. HW,D, AlA' FLORIDA ARCH. REGISTRATION AR-0014626
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