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HomeMy WebLinkAbout2006 06 12 Regular 305 Orange Avenue COMMISSION AGENDA June 12.2006 Meeting Consent Information Public Hearing Regular X ITEM 305 .t MGR. //}/ fDep# REQUEST: The Community Development Department requests the Commission consider the final engineering/subdivision plan and its associated development agreement for a 1 03-unit town-house development on 7.87 acres in the Winter Springs Town Center, 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 of this Agenda Item is for the Commission to consider and approve the final engineering/subdivision plan and its associated development agreement for a 103 unit town house development on 7.87 acres within the Winter Springs Town Center. APPLICABLE REGULATIONS: Chapter 166, Florida Statutes Comprehensive Plan Chapter 5, City Code Chapter 9, City Code. Town Center District Code (sections 20-320 thru 20-327). CONSIDERATIONS: Overview The approximately 8 acre site is a mixture of largely 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 Town Center on the south side of Orange Avenue, north ofa portion of the 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 103 rear loaded (garage entrances in the rear, with access from an alley) town house units, a plaza with a club house and pool, a boulevard roadway with storm-water features in the median (3 segment pond in the median), and another storm-water pond (at the northwest comer). 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- elevations are 1929 NGVD). The deep muck deposits found under part of the adjacent Jesup's Landing site are also considered likely to occur under part of this site as well. The existing wetlands (total area of June 12, 2006 Regular Item 305 Page 2 of5 0.58 acre, depicted on sheets C003 and C200), located primarily at the southeast comer of the site, must be mitigated through the St. Johns River Water Management District, prior to any site work or encroachment. There are no known or suspected listed species on-site. The subdivision is planned with different sized town home units in different settings, mixed throughout the subdivision to add variety. Some of the units have internal- to-the-unit garages and others have detached garages (with small semi-private private back yards between the unit and the garage). All garages are rear loaded from alleys and all are designed to accommodate 2 cars. There are 38 at-grade live-work units, 40 units with detached garages (some of which may have accessory dwelling units above the garage), and 15 of the units with attached garages will have a finish floor 0-5" above the sidewalk grade and the option of at grade first floor lock-out units (with the main living space located 10' above sidewalk grade). The 10 units facing Orange Avenue (attached garages) are proposed at 47- 52" above the Orange Avenue sidewalk. The effective application of life-safety codes requires adequate unobstructed alley access to the units where the divided boulevard does not provide 20' of unobstructed vehicular access. The units along the west side of the 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 each unit (206 garage spaces), and 84 on- street parking spaces, and one handicap-accessible space near the clubhouse, totaling 291 parking spaces (2.8 parking spaces per unit). Staff believes adequate parking is proposed. No parking is to be allowed in the alleys. The Town Center Code addressed this property in its Squares, Parks, and Streets Map. The proposal differs from this map in that it does not provide the Orange Avenue Park along Orange Avenue and provides 1 boulevard, extending generally north and south within the west side of the property, and a neighborhood street within the east side of the site, instead of the neighborhood lanes depicted in the Town Center master plan. 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 of the storm-water is accommodated as water features in the boulevard medians. These ponds are designed in separate segments to accommodate the topographic relief. The site has central water and sewer available, with adequate capacity. Central water will connect to the subdivision within the Orange Avenue ROW, near the northwest comer of the site. A sanitary lift station will be shared by this and the adjacent Jesup's Landing subdivision. The roadway and alley (alleys are referred to as "passes") names are tentative and must be approved by the County's 911 committee. Mill Pond Lane and Gee Hammock Lane are extensions of platted roadways within the adjacent Jesup's Landing subdivision. Adiacent Properties The site is located between the south side of Orange Avenue and the north side of a portion of the Cross Seminole Trail and the unimproved Hicks Avenue ROW, is immediately adjacent to the 17.15 acre 2 June 12, 2006 Regular Item 305 Page 3 of5 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 applicant owns a small (approximately lf4 to 1/3 acre) non-contiguous triangle-shaped parcel adjacent to the southwest comer of the site, where the unimproved Hicks Avenue ROW meets the trail. There are presently no plans for this off-site property. 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 all of the 38 live-work units have the first floor elevation at the sidewalk grade, 15 of the units (other than the live-work units) with attached garages will also have a first floor at 0 - 5" above grade and will have the option of having first floor lock-out units (with the main living area 10' above sidewalk grade), another 40 units will have first floor elevations at between 19" and 24" above the sidewalk grade in front of the units. 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 of that area. The applicant also proposes an extended build-to line (deeper than the prescribed 10' build to line) in front of the 10 units fronting on Orange Avenue. This is inconsistent with the Orange Avenue diagram provided by Dover Kohl and Partners. The "Squares, Parks and Streets Map" also depicts Neighborhood Lanes extending generally north and south to an Edge Drive along the southern site boundary. The Edge Drive at the southern portion of the site has a 12 foot "build to" line, instead of the 10' prescribed. The Neighborhood Lanes have been replaced, in part, by a one Neighborhood Street and one Urban Boulevard. The boulevard has a water feature in the middle (for utilitarian and aesthetic purposes). The east-west roadway located approximately 220' north of the southern property line, and which extends between the plaza and the clubhouse, appears to be a modified Neighborhood Street with parallel parking along a portion of one side. Section 20-325 requires 6' wide planting areas between the sidewalks and parallel parking within the road ROWs. The plan depicts 5' wide planting areas between sidewalks and parallel parking spaces. Elsewhere, throughout the site, where no parallel parking is proposed, the planting spaces are 6' wide. The applicant proposes 4 banner signs to be allowed for up to 36 months, instead of 14 days maximum, with no renewal for 90 days, as prescribed by Section 20-470 of the City Code. Staff would not support any permanent or temporary off-site signage for this or any other project within the City. Model units, not to exceed a total of 16 townhouse units, are proposed for construction prior to platting, in lieu of sections 9-2 and 9-14, subject to having a stabilized driving surface and functional fire protection. The units would be granted a certificate of completion at the time they are completed for use as model units and then converted to townhouse units before being issued a certificate of occupancy (CO). No other building permit for a town house or the clubhouse may be issued and no 3 June 12, 2006 Regular Item 305 Page 4 of5 CO may be issued for the conversion of models to townhouses before the property is platted. While in use as model units, the garage of at least one unit may be used as a sales office (converted back to a garage before receiving a CO for a townhouse). Individual garbage pickup will be provided for each townhouse and the clubhouse, in contrast to the requirements of Section 9-280. A 6' wide maintenance berm is proposed around the retention pond at the northwest corner of the site in lieu ofthe 10' maintenance berm prescribed by Section 9-241 of the City Code. A lighting plan must be provided, approved, and implemented on-site before any CO may be issued, in contrast to the requirements of 9-73, which require a street light plan be submitted with the final engineering/subdivision plans. The power company is behind on preparing subdivision and site lighting plans for a number of projects. CHRONOLOGY: March 14, 2005 July 27, 2005 October 10, 2005 November 21, 2005 City Commission approved Concept Plan Revised Plan submitted with one boulevard (previously 2) City Commission approved modified Concept Plan Final engineering/subdivision plans submitted FINDIN GS: 1. The proposed development is located within the City of Winter Springs Town Center. 2. The attached development agreement and final engineering/subdivision plan are consistent with the Comprehensive Plan, subject to (a) mitigation for the small existing on-site wetlands which are proposed to be removed and (b) modification of the landscape plan to provide 50 percent xeriscaping and native plant materials. 3. Any deviations from the Code must be addressed through a development agreement, special exception, or some other appropriate mechanism. 4. Street names on the plans are tentative and subject to approval by the County's 911 committee, to avoid duplication. RECOMMENDATION: Staff recommends the City Commission approve the attached final engineering/subdivision plan, subject to the associated development agreement, any further Dover Kohl comments, and modifications to the landscape and irrigation plans. ATTACHMENTS: A - Orange Avenue Diagram B - Color-coded plan (finished floor elevations) C - Concept plan (previously approved) D - Steve Richart memo (RE: landscape & irrigation) E - Development agreement (provided no later than Friday by the City Attorney) F - Final Engineering/subdivision plans 4 June 12, 2006 Regular Item 305 Page 5 of5 COMMISSION ACTION: 5 .uan.-03-05 11: 55A DavIA TT ACHMENT A 305 666 0360 P .01 FA 'f. (c) 1-<F! .~' c.' f 4. ( '1 5 10. Orange Drive Extension 'The Edge Drive provides public access B. Building Volume: along the natural boundarieli of the town Bldg. Width: 16 ft. minimum center. Occasionally running parallel to 160 ft. maximum the Cross Seminole Trail, this street has the frunts of itq buildings positioned to Bldg. Depth: 125 ft. maximum face the trail and licenicopen lipaces. ,A. Building Placement: futilQ-tQ:-line location: 10 it. from (TypiCal) R.o.W. line Bldg. Height: 2 stories minimum 4 stories maximum 55 ft. maximum Space Between Building!': 50 ft. maximum c. Notes: 1. Appurtenances may extend beyond the height limit. 2. All permitted uses are allowed Cm all floors. 3. Tree spacing shall be optimized {or the species used, in cOI1!;ultation with the City Arborlst. 4. The alignment of floor-to..floot heights of abutting buildings is encouraged to allow for shared use of elevators. Build-to Line V I I I I I I I I ,~L I ,9' Ii'. '1,,,,,I..,,.,9'.vt_X_..~._ _!Q~.~ 50' R.O,W. mln, I'l , , t. '~~"" " , , , , , , TOWIl Center District Code Mm:h.1,IW'J Page 21 r' L - .-- ....:: ..-.,. - -- .. r t..,,:,,_ ~_ ......~~: .... 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"---1", I !iI' ^ I -~!\~'-'~ 2~~,!~ ~~ ,~o ~.t5"'" ,..,I~ h,,~ . .' '; d'~" -'. '.', . I ~j2~ Igjil__~!; I ..L;:~!-i i ' ~j Ii h~. ... 'I .11, ATTACHMENT D emorandum. To: John Baker cc: From: Steven T. Richart, U.B.S.D.M. Date: 6/2/2006 Re: Artesian Park Irrigation Plan Please fmd the following issues that need revision for the Artesian Park Landscape and Irrigation Plan. nguage added regarding fluid velocity in mainlines and lateral lines not exceeding 5 feet second. Sheet 5. . sers shall be staked with steel angle and secured with stainless steel hose clamps. Sheet zone valve must be labeled and numbered with the GPM and the number of heads listed 'n the label. Sheet 4. 50% Native Plant requirement has not been met in quantity. Sheet 3. 5. Although not disallowed, I would recommend against using the Laurel oak on the site. Sheets 2&3. 1 LARGE PLAN DOCUMENTS ARE AVAILABLE AT CITY HALL.