HomeMy WebLinkAbout2005 03 14 Regular 505 Development Plan for Town House Development within the Winter Springs Down Town
COMMISSION AGENDA
ITEM 505
Consent
Information
Public Hearin2
Re2ular X
March 14. 2005
Meeting
MGR. r /Dept.
REQUEST:
The Community Development Department requests the Commission consider a conceptual development
plan for a 1 13-unit town-house development on 8 acres in the Winter Springs Down Town, located on
the south side of Orange Avenue, immediately adjacent to Tuskawilla Trace (east), the trail (south), and
Jesup's Landing (west).
PURPOSE:
The purpose ofthis Agenda Item is for the Commission to consider and approve a conceptual
development plan for a 113 unit town house development on 8 acres within the Winter Springs Down
Town. The developer has submitted a progressively refined concept subdivision plan.
APPLICABLE REGULATIONS:
Chapter 5, City Code
Chapter 9, City Code.
Town Center District Code.
CONSIDERATIONS:
Overview
The 8 acre site is a mixture oflargely vacant property with trees, one existing residential structure,
ancillary structures, and a wetland area (primarily in the SE comer). It is located within the Winter
Springs Down Town on the south side of Orange Avenue, north of a portion ofthe Cross Seminole Trail
and the unimproved Hicks Avenue right-of-way (ROW), and immediately adjacent to and between
Jesup's Landing and Tuskawilla Trace. The applicant proposes 113 rear-loaded (garage entrances in the
rear, with access from an alley) town house units, a plaza with a club house and pool, 2 boulevard
roadways with storm-water features in the medians (3 segments with ponds in the median: two in one
roadway and one in another), and a storm-water pond (at the northwest comer) to is proposed to connect
to the adjacent pond in Jesup's Landing. The site has a significant slope from south to north toward
Orange Avenue and Lake Jesup (32 feet elevation near the SW comer to 18 feet near the NE comer).
March 14,2005
Regular Item 505
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The subdivision is planned with different sized town home units in different settings, mixed throughout
the subdivision to add variety. Some ofthe units face the roadway and have vehicular access to intemal-
to-the-unit garages through the alleys, others face the roadway and have vehicular access through the
alleys to detached 2 car garages (with small semi-private private back yards between the unit and the
garage), and others face the treed plaza and have vehicular access to intemal-to-the-unit garages. The
effective application of life-safety codes requires adequate unobstructed alley access to the following
units: (1) where there is no street frontage, (2) where neighborhood lanes allow on-street parking on both
sides of a 26-foot wide roadway, or (3) where the divided boulevard does not provide 20 feet (width) of
unobstructed vehicular access. The units along the west side ofthe property share the same alley, which
extends north and south, provided along the eastern boundary of Jesup's Landing. The subdivision
shares two east-west Edge Drive roadway connections with Jesup's Landing as well as the shared alley
that connects the two east-west Edge Drives.
The subdivision is proposed with 2 garage parking spaces for the 69 20- foot wide units, single car
garages for the 44 16- foot wide units, and 78 on-street parking spaces, totaling 260 parking spaces (2.3
parking spaces per unit). A parking analysis will be provided as part of the traffic study required with the
subdivision plan submittal. Ifthis number is determined inadequate, additional parking would have to be
provided.
The Town Center Code addressed this property in its Squares, Parks, and Streets Map (please see
Attachment "A"). The proposal differs from this map in that it does not provide the Orange Avenue Park
along Orange Avenue and provides 2 boulevards, extending generally north and south through the
property, instead of neighborhood lanes (the western-most north-south roadway makes a transition from
boulevard to neighborhood lane). The original Town Center plan considered master planned stormwater
management for the entire Town Center - which has not proven practical. Therefore, on-site stormwater
had to be planned into the subdivision - for both the on-site drainage and for a portion of the adjacent
Orange Avenue. A portion ofthe storm-water is accommodated as water features in the boulevard
medians. These ponds must be designed in separate segments to accommodate the topographic relief.
The pond at the northwest comer ofthe site is proposed to connect to the pond at the northeast comer of
the Jesup's Landing site, primarily to help accommodate Orange Avenue drainage.
The site has central water and sewer available, with adequate capacity. Existing lines must be extended
by the applicant or the Jesup's Landing team. A sanitary lift station will probably be sized for and shared
by the 2 subdivisions.
Adiacent Properties
The site is located between the south side of Orange Avenue and the north side ofa portion ofthe Cross
Seminole Trail and the unimproved Hicks Avenue ROW, is immediately adjacent to Jesup's Landing to
the west, is immediately adjacent to Tuskawilla Trace (24 single family residential lots and conservation
areas on 11 acres) to the east. The north side of Orange Avenue contains single family residential
development along Lake Jesup. The largest ofthese, the big pink mansion, is located west ofthe site, on
the lake side of Orange Avenue.
The applicant owns a small non-contiguous parcel adjacent to the southwest comer ofthe site, where the
unimproved Hicks Avenue ROW meets the trail. There have been talks about a land swap with the City
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March 14, 2005
Regular Item 505
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for a like-sized contiguous property (for at least 3 years). The applicant would like to make this swap
and create a small park and trail head there.
Transportation
Town homes typically generate approximately 5.86 average annual trips per week day per unit (113 x
5.86 = 662 trips), pursuant to Trip Generation. ih Edition, by the Institute of Transportation Engineers.
Of course these national rates include both standard and neo-traditional developments. The number of
vehicular trips should be lower in a neo-traditional development, where people have multiple
transportation choices. A trip or trip end is a single or one-direction vehicle movement with either the
origin or the destination (entering or exiting) inside a study site. For trip generation purposes, the total
trip ends for a land use over a given period of time are the total of all trips entering plus all trips exiting a
site during a designated time period. The AM peak hour trip generation per dwelling unit is 0.44 trips
per unit (113 x 0.44 = 50) while the PM peak hour generation rate per dwelling unit is 0.52 trips per unit
(113 x 0.52 = 59).
Inconsistencies with Code
Section 20-324 (5) of the Code requires residential first floor height to be at least 2 feet above the
sidewalk grade. The applicant proposes that about 15 percent of the units have a first floor height of
between 7 and 14 inches above the sidewalk grade in front ofthe units.
Section 20-325 (a) of the City Code addresses the hierarchy of squares, parks, and streets. This requires
buildings to face its adjacent primary space. Two of the buildings abutting SE comer of the plaza do not
face the plaza, but instead face the adjacent roadway. The buildings abutting Edge Drive that front on the
Neighborhood Lane are not fronting on their primary space, as set forth in the Code. Section 20-325 (C)
(11) also addresses this, stating "Occasionally running parallel to the Cross Seminole Trail, this street has
the fronts of its buildings positioned to face the trail and scenic open spaces."
Section 20-325 (C) of the City Code contains the "Squares, Parks and Streets Map." The map depicts an
"Orange Avenue Park" along the south side of Orange Avenue, in front ofthe site. The subdivision is
proposed with the storm-water pond in a portion ofthat area and what appears to be an extended build-
to line (deep front yards) in front ofthe 11 units fronting on Orange Avenue. This is also inconsistent
with the Orange Avenue diagram provided by Dover Kohl and Partners (please see Attachment "B"). the
map also depicts Neighborhood Lanes extending generally north and south to an Edge Drive along the
southern site boundary. The Neighborhood Lanes have been replaced, in part, by boulevards. These
boulevards have water features in the middle (for utilitarian and aesthetic purposes).
Section 20-325
FINDINGS:
1. The proposed development is located within the City of Winter Springs Down Town.
2. The attached development agreement and concept plan are consistent with the Comprehensive
Plan, subject to mitigation for the small existing on-site wetlands which are proposed to be
removed.
3. Any deviations from the Code must be addressed through a development agreement, special
exception, or some other appropriate mechanism.
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March 14, 2005
Regular Item 505
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RECOMMENDATION:
Staff recommends the City Commission approve the attached concept plan, subject to further review and
consideration of, at minimum, the following: (1) the building orientation (hierarchy of squares, parks, &
streets in Section 20-325), (2) the number of parking spaces, and (3) adequate access for emergency
vehicles.
ATTACHMENTS:
A - Squares, Parks, and Streets Map
B - Orange Avenue diagram by Dover Kohl
C - Color-coded plan and preliminary renderings
D - Concept plan
COMMISSION ACTION:
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ATTACHMENT A
C. Squares, Parks and Streets Map
~
Legend
_Squares and Parks (pp.12-l7)
-Main Street (p.lS)
-SR 434 Frontage Road (optional) (p.l9
- Urban Boulevard (p.20)
_Town Center Street (p.2l)
Edge Drive (p.22)
_Neighborhood Street (p.23)
_ Neighborhood Lane (p.25)
Ne~b9~hood
Square #5 (p.l7)
· · · · · Cross Seminole Trail Routes
Town Center District Code
June 12,2000
Page 11
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ATTACHMEN~~~(() {iF! >~'_'I ~..()5
10. Orange Drive Extension
The Edge Drive provides public access B. Building Volume:
along the natural boundaries of the town Bldg. Width: 16 ft. minimum
center. Occasionally funning parallel to 160 ft. maximum
the Cross Seminole Trail, this street has
the fronts of il~ buildings positioned to Bldg. Dcpth: 125 ft. milximum
face the trail and scenic open spaces.
.A. Building Placement:
Huilq-tQ:-line location: 10 ft. from
(Typical) R.O.W. line
Bldg. Height: 2 stories minimum
4 stories maximum
55 it. maximum
Spacc Betwcen
Buildings:
50 ft. milximl,lm
C. Notes:
1. Appurtenances may extend be:}'ond the height limit.
2. All permitted uses are allowed On all floors.
3. Tree spacing shall be optimized for the species used, in con!;ultatiun
with the City Arborist.
4. The alignment of floor"to--flOOt heights of abutting buildings is
encouraged to allow for shared use of elevators.
Build-to Line
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Town Center District Code
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drawing page 1 Lincoln Park at Winter Springs
drawing page 2 Lincoln Park at Winter Springs
drawing page 3 Lincoln Park at Winter Springs
drawing page 4 Lincoln Park at Winter Springs
drawing page 5 Lincoln Park at Winter Springs
drawing page 6 Lincoln Park at Winter Springs