HomeMy WebLinkAbout2005 10 10 Regular 503
COMMISSION AGENDA
ITEM 503
Consent
Information
Public Hearing
Re2ular X
October 10. 2005
Meeting
MGR. 12--- /DePt~
REQUEST:
The Community Development Department requests the Commission consider a revised conceptual
development plan for a 106-unit town-house development on 8 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). The Commission approved a similar concept plan (113 unit Lincoln
Park) by the same applicant for this site on March 14, 2005.
PURPOSE:
The purpose ofthis Agenda Item is for the Commission to consider and approve a revised conceptual
development plan for a 106 unit town house development on 8 acres within the Winter Springs Town
Center. The developer has progressively refined the concept subdivision plan.
APPLICABLE REGULATIONS:
Comprehensive Plan
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 Town Center 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 106 rear loaded (garage entrances in the
rear, with access from an alley) town house units, a plaza, a club house, play ground, and pooL a
boulevard roadway with storm-water features in the median (segmented pond with weirs). 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).
October 10, 2005
Regular Item 503
Page 2 of 4
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 internal
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). The
effective application oflife-safety codes requires adequate unobstructed alley access to the following
units: (1) where there is no street frontage or (2) where the divided boulevard does not provide 20 feet 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 each unit and 88 on-street parking spaces,
totaling 300 parking spaces (2.8 parking spaces per unit). The Applicant must provide handicap
accessible parking at the club-house/pool/mail kiosk area. A parking analysis will be provided as part of
the traffic study required with the subdivision plan submittal. If the 300 proposed spaces were
determined inadequate, additional parking would have to be provided.
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 a boulevard, extending generally north and south through the property, instead ofneighborhood
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. The ponds must be designed in separate segments, separated
by weirs, to accommodate the topographic relief. The pond at the northwest comer of the site may
eventually connect to the pond at the northeast comer of the Jesup's Landing site, primarily to help
accommodate Orange Avenue drainage. Dover Kohl has recommended connecting the ponds, if possible.
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.
Dover Kohl has reviewed the resubmittal and has provided the attached October 3 memo.
Adiacent Properties
The site is located between the south side of Orange Avenue and the north side ofa portion of the 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 of these, 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 of the site, where the
unimproved Hicks Avenue ROW meets the trail. There have been talks about a land swap with the City
2
October 10, 2005
Regular Item 503
Page 3 of 4
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 (106 x
5.86 = 621 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 (106 x 0.44 = 47) while the PM peak hour generation rate per dwelling unit is 0.52 trips per unit
(106 x 0.52 = 55).
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 to emulate the Brownstone buildings of Manhattan and Chicago,
where the first floor is at or below the adjacent sidewalk grade. Dover KoW has verbally indicated that
they could support properly done Brownstone type design.
Section 20-325 (C) ofthe 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 of the site. The subdivision is
proposed with the storm-water pond in a portion of that area and what appears to be an extended build-
to line (deep front yards) in front of the 10 units fronting on Orange Avenue. This is also inconsistent
with the Orange Avenue diagram provided by Dover KoW and Partners. 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 the boulevard and neighborhood
street. The east-west roadway that extends east and west between the plaza and the club house appears
to be a hybrid of some sort - similar to a neighborhood street with parking on a portion of one side.
Some ofthe end units ofthe buildings are proposed approximately 5 or 6 feet from the sidewalk instead
of the prescnbed 10 foot. Dover KoW has verbally stated that this is acceptable and that it adds variety to
the subdivision.
Section 9-296 ofthe Code depicts different street sections, prescribing crowned roadways, which slope
away from the centerline. The Public Works Director has not allowed inverted crown roadways in the
City's street system. Since the roadways will become public streets, this must be changed. The City has
allowed other Town Center developments have inverted crown alleys.
Other inconsistencies with the code may arise when the applicant submits engineering plans and staff
reviews those more detailed plans. All inconsistencies must be identified and addressed in a development
agreement. The applicant should not assume that any deviation depicted on the plans but that is not
adequately addressed has been approved by default.
3
October 10, 2005
Regular Item 503
Page 4 of4
FINDINGS:
1. The proposed development is located within the City of Winter Springs Town Center.
2. The attached concept plans 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) extending
sidewalk along a portion ofthe boulevard adjacent to the pond at the northwest corner ofthe site.
3. Any deviations from the Code must be addressed through a development agreement, special
exception, or some other appropriate mechanism.
RECOMMENDATION: Staff recommends the City Commission approve the attached revised concept
plan with the stipulation that the improvements noted in the October 3, 2005 Dover Kohl memo be
implemented and that any deviations from the Code must be clearly identified and addressed through a
development agreement or other appropriate mechanism. However, the roadway cross-sections must be
amended to Public Works' satisfaction.
ATTACHMENTS:
A - Squares, Parks, and Streets Map & Location Map
B - Previously approved concept plan (March 14, 2005)
C - Minutes of March 14, 2005 Commission meeting
D - Dover Kohl October 3, 2005 memo
E - Orange Avenue diagram
F - Revised concept plan
COMMISSION ACTION:
4
ATTACHMENT A
c. Squares, Parks and Streets Map
Town Center District Code
J(me 12,2000
Page 11
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Municipal Address Map Book
PRINTED: REVISED:
Apr 2005 1:
City of Winter Springs, FL
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Developed By: Southeastern Surveying & Mapping Corp.
2604
ATTACHMENT B
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Lincoln Park
~s per Unit
ATTACHMENT C
CITY OF WINTER SPRINGS, FLORIDA
MINUTES
CITY COMMISSION
REGULAR MEETING - MARCH 14,2005
PAGE 170F24
.:..:. AGENDA NOTE: THE FOLLOWING REGULAR AGENDA ITEM WAS
CONTINUED WITH, FOLLOWED BY THE REST OF THE AGENDA. .:..:.
REGULAR AGENDA
REGULAR
504. Office Of The City Manager
Requesting That The City Commission Establish New Budget Workshop Dates In
June 2005 And Approve The FY (Fiscal Year) 2006 Revised Budget Calendar.
Discussion ensued on Meeting dates for the Workshops.
Manager McLemore advised the City Commission, "We will give you the - Budget in
May, you will get - an overview of your Budget at that point in time."
With discussion, Mayor Bush said, "We are going to do June 6th, 7th, and 8th [2005]" as
the Budget Workshop dates.
Mayor Bush said to Deputy City Clerk, Joan Brown, "Make sure that the other two (2)
Commissioners are aware - you might want to send them a note."
Mayor Bush called a recess at 9:06 p.m.
The Meeting was called back to order at 9: 17 p. m.
REGULAR
505. Community Development Department
Conceptual Approval Of Lincoln Park Subdivision Plan For 113 Town Homes On 8
Acres, Located On The South Side Of Orange Avenue, Between Jesup's Landing
And Tuscawilla Trace.
Manager McLemore presented introductory comments related to this Agenda Item.
Mr. John Baker, ASLA, Senior Planner, Community Development Department
introduced information related to this Agenda Item.
Deputy Mayor Blake returned to the dais at approximately 9:20 p.m.
Mr. Baker said, "When they come in with their Final Engineering, they do have to do a
Traffic Study." Mr. Baker added, "They also will have to demonstrate that this is an
adequate number of parking spaces." Discussion.
Mr. Baker said, "Staff does recommend the City Commission approve the attached
Concept Plan subject to further review in consideration ofthe building orientations."
CIlY OF WINTER SPRINGS, FLORIDA
MINUTES
CITY COMMISSION
REGULAR MEETING - MARCH 14,2005
PAGE 18 OF 24
Discussion ensued on mitigation.
Commissioner Gilmore said, "So, any remediation of this stormwater will occur on this
property." Mr. Lockcuff added, "Plus some of Orange Avenue's needs." Commissioner
Gilmore stated, "So, you're going to bring Orange Avenue into that retention on the
northwest comer?" Mr. Lockcuff said, "That is correct. That is the intent."
Further discussion ensued on the elevation of the sidewalks.
Mr. David Veil, President, V & B Associates of Orlando, Inc., 8007 Canyon Lake Circle,
Orlando, Florida: stated, "Weare trying to create this patio at street level, one to add
interest and variety to the elevations; and two, we feel that that will create more
accessibility for some of the potential owners." Mr. Veit added, "Actually, our intent will
be to step the - mid building maybe not every unit, but every so often, to contour with the
grade changes that we have. It will create some unique rooflines, some steps in the
rooflines. We have a very different product that allows us to do that."
With further discussion, Mr. Veit said, "The key component of our concept is the
boulevard and the use of the boulevard around these detention ponds. Weare creating
one-way circulation with on-street parking that is going to provide some street calming
effects. "
Mr. Veit noted, "The Staffhas been really great to work with so far and we look forward
to - fmalizing everything." Furthermore, Mr. Veit said, "We've got an elevated plaza,
right here. It's going to have some steps on this end - inside of our clubhouse we are
going to have an amenities package with an exercise facility, couches - maybe a coffee
bar type of thing for the residents. It was planned - we will have the mailboxes also in
this space. The elevator will be used for handicapped access up to this plaza. We are
using these units here as a retaining wall for elevating this plaza and creating that detail."
Tape 3/Side A
The reason why we show the Gazebo is we wanted to reiterate that we are going to be
putting a gazebo or a singular facility down here to become part of the Trailhead."
Related to parking issues, Commissioner Krebs said, "I am not sure that you do have
enough parking because I did notice that you had 2.3 parking spaces per unit, and so my
concern turns immediately to your two (2) car garages where those two (2) spaces are
taken up in the garage, and now I have three (3) units of where I can park one car; so I
just would say, I definitely don't think that that's enough." Commissioner Krebs added,
"I really do think it looks nice, conceptually."
CITY OF WINTER SPRINGS, FLORIDA
MINUTES
CITY COMMISSION
REGULAR MEETING - MARCH 14,2005
PAGE 19 OF 24
Mr. Franz Budel, Vice President, V & B Associates of Orlando, Inc., 8007 Canyon Lake
Circle, Orlando, Florida: said, "John [Baker] did a terrific job for - project." In terms
of the parking concerns, Mr. Budel said, "It was a mistake, it's at 2.52." Commissioner
Krebs noted, "Now I can get one (1) car for every two (2) units. If! have a guest - what
happens if I have guests?" Mr. Budel then remarked, "The actual Code is 2.5 so we are
slightly exceeding the Code requirement." Mr. Brodel added, "This is a preliminary
concept approval, so we - know, we understand we have some more tweaking to do; and
we have been working with the City. So, we can work these issues, as you are pointing
out. This is not by far the final proposal but we - want to move forward with a Site Plan
approval, the Concept approval, so we can turn on the - Civil Engineer to proceed with
these - wetland mitigation, which is really what is going to take a long time."
With further discussion on mitigation issues, Mr. Budel said, "We had a consultant come
in - a few months ago, and they did a study on the wetlands, obviously we are concerned
as well." Mr. Budel continued, "What was found is that the main - center of the property
is really a low grade wetlands which was by the way, two (2) years ago was not rated as a
wetland." Mr. V eit explained, "This piece right here is basically a ditch - a ditch and it is
a conduit for the water to drain from here through the property to the basin. So we have
to - that is technically considered wetlands, that ditch and we have to mitigate that - via a
pipe, essentially will be running through our site to get that water from here over to here."
Commissioner Krebs asked, "Will you put that in your Report - like if it was man-created
or.. ." Mr. V eit said, "... The Report that - the Environmental Report that has been
completed, I don't believe that it determines or it states whether this was a man-made..."
Commissioner Krebs pointed out to Mr. V eit, ".. . You said it was low grade, and before it
wasn't, now it is." Mr. Veit noted, "We know that this ditch is low grade. In addition to
having to put this pipe in here, we need to provide a conservation easement on some
other acreage somewhere else so that that property can never be developed because of
this ditch."
Further discussion ensued on wetlands.
Mr. Veit said, "This isn't just St. John's River [Water Management District], it is the
Army Corp of Engineers that will be reviewing this as well."
Discussion ensued on sidewalks.
Mr. Veit stated, "The sizes range from 1600 [square foot] to 2400 [square foot] and we
will be going from 220 (two hundred and twenty thousand dollars) to $350,000.00 (three
hundred fifty thousand dollars)."
Regarding arbor issues, Mr. V eit said, "Our intent is in some of the areas where we can
get larger trees, we will put in larger trees. Obviously this being a rendering, may have _
trees; but it is the intent to create that canopy as much as possible so that - fifteen (15)
years from now or ten (10) years from now we have a nice canopy over the street that it
just enhances what we're going to see."
CITY OF WINTER SPRINGS, FLORIDA
MINUTES
CITY COMMISSION
REGULAR MEETING - MARCH 14,2005
PAGE 20 OF 24
"I WILL MAKE A MOTION THAT WE APPROVE THE CONCEPT PLAN
PENDING FURTHER STAFF REVIEW AND ENGINEERING DRAWINGS FOR
ITEM '505'." MOTION BY COMMISSIONER GILMORE. DEPUTY MAYOR
BLAKE STATED, "DOES THAT MOTION INCLUDE ALL THE
REPRESENTATIONS MADE THIS EVENING?" COMMISSIONER GILMORE
NOTED, "YES." SECONDED BY DEPUTY MAYOR BLAKE. DISCUSSION.
VOTE:
COMMISSIONER GILMORE: AYE
COMMISSIONER KREBS: AYE
DEPUTY MAYOR BLAKE: AYE
MOTION CARRIED.
REPORTS
REPORTS
600. Office Of The City Attorney - Anthony A. Garganese, Esquire
Attorney Garganese stated, "Just to update you - regarding the Biriford v. City of Winter
Springs case, Mr. Binford has scheduled an Injunction Hearing on April 20th, 2005 in
which he'll argue that the City should be enjoined from enforcing its State Road 434 sign
guidelines to his property.
In the case of [City oj] Winter Springs v. Seminole County, just need to inform the
Commission that we agreed on an extension of time to allow the County to file their
initial Brief in this case. Apparently, the Circuit Court had not prepared the 'Index' for
the Record that was presented before the Trial Court. That 'Index' is supposed to be
provided to the County Attorney this week in which point the Briefwill be filed, I believe
in about twenty (20) days."
Next, Attorney Garganese remarked, "I want to go back to that Cell Tower Workshop
that we had last week - I went back and reevaluated - whether or not the Applicant needs
to get a 'Special ExceptiOI?-' for the equipment storage facility and after reviewing the
matter, I have come to the recommendation that they do not require a 'Special Exception'
for the construction of the equipment facility. State Law preempts the County's
regulations regarding the co-location of equipment facilities for a co-location of an
antenna. "
10/03/2005 11:30
3056660360
DOVER KOHl
PAGE 01
ATTACHMENT D
DoVER, KOHL &t PARTNERS
town pl81)ning
Memorandum
To: John Baker, Eloise Sahlstrom
City of Winter Springs
Co: Victor Dover
From: James Dougherty
Date: 03 October, 2005
Subject: Comments regarding Lincoln Park project -October 2005 plan
Commen.ts:
Regarding the latest master plan:
This latest plan is only subtly different from the previous version. and is sti11100king quite
good.
A few comments:
1. The pond along Orange avenue, in combination. with the pond to the west in the Jesup's
Landing project, should make an attractive public space. The pond is faced with the fronts
and sides of buildings (not backs of buildings) which will give it an attractive and activated
character. If possible, it would aid the visual character of the space if the Jesup's Landing
pond can be combined with the Lincoln Park pond, to avoid the look of separate ponds right
next to one another. The bridge across the pond in the Lincoln Park plan is fIne, however, and
will provide a striking entry into the neighborhood.
2. Several alleys in the Lincoln Park project appear to be two-way (behind the row of
buildings on the east side of the Plaza Area, and behind the row of buildings fronting Orange
Avenue). These should be exami.ned carefully to see if they can be narrowed to one-way,
which would make them appear less like streets.
3. The bump i.n the curb line on the east edge alleyway is useful for dividing the alley portion
from the street portion~ and will be most effective if planted with a tree to avoid long views
from the street io.to the alley.
4. The east-west sidewalk at the middle of the site (between the two 4 D buildings) is useful
to create a fine-grained pedestrian n.etwork and should remain.
157/ ,Stmset Drive, Coral Gables FL 3314.~ Phone (305)666-0446 Fox (305)666-0360
Plans. imllgc~ and othcr iTcms prod\uxd by Dover. Kohl & PIII1nC11\ arc for purposes ofiIJustration only lIlld do not represent a guarantee of any kind. rhe~c i1x:ms arc
instruments ofservioc which remain the property of Dover. Kohl Partncl'511nd may not be duplicated without pcnnission. I)ovcr. Kohl & Partners shall nlll have eontrQI
OV(r and shall not be rC!lponsible for COllSlrUction mean~. proccdures. safely precautions. or legal disclosuTes in the implcmentation of the project, or fur emIrs or
omissions b)l future con~ultants. devclopl:fs. contl'llClors, or government
<la...-03-05 ",55. ATTACHMENT E
:i 666 0360
P.Ol
10. Orange Drive Extension
The Edge Drive provides public access B. Building Volume:
alung the natural boundaries of the town Bldg. Width: 16 ft. minimum
center. Occasionally running parallel to 160 ft. maximum
the Cros.~ Seminole Trail, this street has
the frunts of itq buildings positioned to Bldg. Depth: 125 ft. maximum
face the trail and scenic upen spaces.
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A. Building Placement~
HuilQ-r:n1ine location: 10 ft. from
(TYPIC ) R.O.W. line
Bldg. Height: 2 stories minimum
4 stories maximum
55 ft. maximum
Space Between
Buildings:
50 ft. maximum
C. Notes:
1. Appurtenances may extend beyond the height limit.
2. All permitted uses are allowed On all floors.
3. Tree spacing shall be optimized for the species used, in consultatiun
with the City Arborist.
4. The alignment of f1oor-to-floor heights of abutting buildings is
encouraged to allow for shared use of elevators.
Ruild-to Line
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Town Center District Code
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