HomeMy WebLinkAbout2005 09 12 Public Hearing Item 410
CITY COMMISSION
ITEM 410
Consent
Information
Public Hearing X
Regular
September 12. 2005
Meeting
MGR. IDEPT
Authorization
REQUEST: The Community Development Department- Planning Division requests that the
Commission hold a Public Hearing for the Aesthetic Review of the JDC Town Center Building
4.
PURPOSE: 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 and aesthetic appropriateness set forth
in Subsection 20-321 (b) (1) of the Town Center Code.
APPLICABLE LAW AND PUBLIC POLICY:
Ordinance 2003-43, Aesthetic Review Standards, City of Winter Springs
Section 9-601. Approval prerequisite for permits.
Section 9-605. Submittal requirements.
Section 20-321. [Town Center] Administration.
CHRONOLOGY:
January 24,2005 - City Commission approved final engineering plans.
March 15,2005 - Pre-construction meeting held for the adjacent 2 acre portion of the existing
14+ acre Doran site
April 25, 2005 - City Commission approved revised final engineering plans (removed big oak)
May 9,2005 - City Commission approved Building 3 elevations
June 13,2005 - City Commission approved Building 16 elevations (except trellis and/or
colonnade at W or SW end of building)
August 22,2005 - Aesthetic review of buildings 4 & 17 pulled from the agenda
CONSIDERATIONS:
Overview:
The submittal requirements for aesthetic reviews are set forth in Section 9-605 and include the
elevations of 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
September 12, 2005
Public Hearing Agenda Item 410
Page2of6
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.
Subsection 20-321 (b) (1) of the [Town Center] Code states that the City Commission (in its
capacity as the development review committee for developments with in the Town Center) "shall
have authority within reason for approving all aspects of site planning and exterior architecture,
including aesthetic appropriateness.. . and other site specific matters not delineated herein."
Important items that do not appear to have been addressed in these elevations include, but
are not limited to the locations of the, fire riser room, meter bank, exterior HV AC
equipment, upper floor exterior lighting, the height of awnings and/or marquees above the
sidewalk, downspouts, and scuppers. The location of and details about these items can
significantly affect the appearance of the buildings. Staff typically works with the
applicant on these issues through the building permitting process.
Building 4:
Building 4 is located along the west side of Tuskawilla Road, just north of Building 3, and just
south of the Kingsbury property. It is proposed as a 4 story mixed use building with first floor
retail and restaurant uses, second and third floor residential condominiums, and a forth floor
penthouse suite (a total of 15 residential units). The building is designed in 2 sections and should
resemble 2 separate but abutting buildings (e.g. different roof types, balconies, colors, and
facades). The section closest to Building 3, comprises about 2/3 of the 120 foot wide (along
Tuskawilla Road) building and is proposed with a colonnade and recessed balconies. The
railings must be modified to meet the building code prescription for the maximum spacing
between railings and between the railing and the balcony deck.
Section 20-327 requires at least 50 percent (applicant proposes 60.6 percent below the expression
line) of the first floor facades facing a roadway (east elevation, facing Tuskawilla Road);
provided with transparent glazing (15-70 percent for other than retail uses). Doors must be
provided along these frontages at intervals not to exceed 50 feet. Subsection 20-326 (b) requires
second floor balconies to extend at least 6 feet from the fayade and extend across from 25 to 100
percent of the building front. As noted above, the building is designed to look like 2 separate
abutting buildings. Balconies, awnings, colonnades, and marquees are required by Section 20-
326 to be at least 10' above the sidewalk surface. Plans typically are submitted with less than the
required 10' clearance from the sidewalk to the bottom of the awning (this must be either
corrected or addressed in the development agreement or other acceptable legal instrument). All
of the first floor area is to be at grade with the Tuskawilla Road sidewalk.
The south side of Building 4 abuts the pedestrian walkway that the City Commission stated
would be 20 feet-1 inch (20' -1") wide. Ample (35%) glazing is depicted below the expression
line on this side of the building. One door is presently depicted along this side of the building
allowing for interaction between the pedestrians walking between the buildings and the inside of
the adjacent businesses.
2
September 12,2005
Public Hearing Agenda Item 410
Page 3 of6
The west (parking lot) side of the building is depicted with 24 percent glazing below the
expression line. Eight doorways are proposed along the back of the building. Its appearance is
much like that of the front.
The north side, adjacent to the Kingsbury property, is depicted with 34.3 percent first floor
glazing and no doors.
The building is depicted with signage on the first floor fayade - on all four sides. It is unclear
whether or not the address depicted on the Tuskawilla Road side is mounted to the fayade or
extends above the marquee. No forth floor windows are depicted on the south or west sides.
The latest approved final engineering plan for the site depicts the footprint as 66 feet deep by 115
feet wide. The plans depict 65 feet by 120 feet, an increase in the building footprint from 7,590
square feet to 7,800 square feet. Staff has received final engineering/site plan revisions that
depict these new dimensions and different dumpster locations - these changes require City
Commission approval.
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 buildings appears adequate, subject to (a) agreement about providing
signage on various sides of Building 4, (b) eliminating the hardy board in the
areas designated for signage, (c)providing at least 6 foot deep second floor
balconies, and (d) the provision of utility areas (e.g. riser rooms, meter banks,
HVAC equipment, downspouts and scuppers. Staff will work with the applicant
through the building permitting process to ensure provision of these items is
consistent with Code and/or the City Commission determination and/or
directives.
(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.
Building 4 appears to relate well with its surroundings, with the possible
exception of the signs and amount of glass at the rear (west side abutting the
parking lot). These are not code issues, but need a Commission determination.
(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
3
September 12,2005
Public Hearing Agenda Item 410
Page 4 of6
five hundred (500) feet ofthe proposed site, with respect to one or more ofthe 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 elevations appear to meet this criterion, except as noted above in the
discussion of Building 4.
(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 elevations appear to meet this criterion, except as noted above (e.g. rear
elevation glazing and signage; hardie panel sign background material). Creative
and diverse signage is an element that has been lacking within the Town Center.
(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. Town Center
guidelines, SR 434 design specifications) and other applicable federal state or local laws.
The elevations appear to meet this criterion, except as noted above (e.g. need
clarification of second floor balcony depths and coverage, height of balconies,
awnings, and marquees above the adjacent sidewalk).
(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, porches, arches, fountains, planting areas, display windows, and other distinctive
design detailing and promoting the character of the community.
The elevations appear to meet this criterion. Some creative signage would be
helpful.
FINDINGS:
· The proposed project is consistent and compatible with the Town Center design
specifications, except as noted in criteria 1-6 above.
.
The proposed building elevations reflect similar detailing to the Concept elevation included
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September 12,2005
Public Hearing Agenda Item 410
Page 5 of6
in the Development Agreement.
· The development will be an asset to the community and particularly to the Town Center with
the addition of new buildings that include the amenities and details being proposed.
· The new buildings utilize colors and materials that fit in with the adjacent existing and
proposed structures.
· The proposed signage complies with Code Section 16-78, but could be more creative -
however, staff does not recommend approval of the hardy board background for the wall
sIgns.
STAFF RECOMMENDATION:
Staff Review found the Applicant's request for Aesthetic Review in compliance and recommends
Approval, subject to a determination of the above mentioned items and addressing code
deviations through a development agreement, special exception, or other legal mechanism
deemed appropriate by the City Attorney.
ATTACHMENTS:
A Doran General Development Plan
B Site Plan & Building Elevations
COMMISSION ACTION:
5
September 12,2005
Public Hearing Agenda Item 410
Page 60f6
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