HomeMy WebLinkAbout2012 05 02 Public Hearing Agenda Item 500 Approval of Conditional Use for Moss Park Apartments
PLANNING & ZONING BOARD
AGENDA
Consent
Informational
ITEM 500
Public Hearing
X
Regular
May 2, 2012
Mgr. / Dept
Meeting
REQUEST:
The Community Development Department-Planning Division requests the
Planning & Zoning Board/Local Planning Agency hold a public hearing for the approval of a
Conditional Use for Moss Park Apartments,located on the north side of SR 434, east of the
intersection of Moss Roadand SR 434 to allow multi-family residentialin theC-1
(Neighborhood Commercial) zoning district.The subject property isa portion ofthe former
Saratoga Condominium project.
SYNOPSIS:
The applicant is requesting approval of a Conditional Use to permit multi-family
unitsin the C-1 (Neighborhood Commercial) zoning district. Per Section 20-234 (5)of the Code
of Ordinances,multi-family uses are permitted in the C-1 (Neighborhood Commercial) zoning
districtby Conditional Use only. The subject property is a 1.25 acre portion of the former
Saratoga Condominium project, which is now being re-developed into the Moss Park Apartment
complex. This portion of the site is proposed as a mixed-use development, with a combination of
retail uses and multi-family units, vertically integrated with twostories of apartments (15 units)
over a ground floor of commercial storefronts.
CONSIDERATIONS:
FUTURE LAND USE AND ZONING DESIGNATION
FLU:Commercial
Zoning:C-1(Neighborhood Commercial)
APPLICABLE LAW &, PUBLIC POLICY
City of Winter Springs Comprehensive Plan
City Codeof Ordinances, Chapter 20, Section 20-33.Conditional Uses
City Codeof Ordinances, Chapter 20, Section 20-234(5).Conditional UsesC-1 (Neighborhood
Commercial) zoning district
May 2, 2012
Public Hearing Item500
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DISCUSSION:
On April 24, 2006, the City Commission approved a Final Engineering Plan for Saratoga
Condominiums that was proposed for construction on a portion of the subject property.
Subsequently site construction commenced, with the site ultimately becoming abandoned as a
result of market conditions. The Saratoga project is now being redeveloped into an apartment
complex that is locatedadjacent to the north of the subject property. The 1.25 acre frontage
along SR 434 was not included in the re-developed portion of the site. As a result, the applicant
has proposed a mixed-use center that combines retail and multi-family residential on the
subject property. Per Section 20-234(5), multi-family uses are permitted in the C-1
(Neighborhood Commercial) zoning district by Conditional Use only.
:
CHRONOLOGY
April 12, 2004 -Conditional Use permit approved to allow multi-family residential
within the C-1 zoning district.
September 20, 2004 -Conditional Use Permit 6-month extension granted by the City
Commission.
March 20, 2006 -Request for a 6-month extension to the approved Conditional Use
permit filed by the Applicant.
April 24, 2006 –Final Engineering Plan approved for Saratoga Condominiums.
May 2006 –Site construction commenced.
2007–2012–Site abandoned.
April 2012 –Application submitted for Conditional Use to permit multi-family
residential in the C-1 zoning district.
FINDINGS:Pursuant to Section 20-33(d)of the City Code, “all conditional use
recommendations and final decisions shall be based on the following criteria to the extent
applicable:
(1) Whether the applicant has demonstrated the conditional use, including its proposed scale and
intensity, traffic-generated characteristics, and off-site impacts, is compatible and harmonious
with adjacent land uses, and will not adversely impact land use activities in the immediate
vicinity.”
The scale of the development is expected tobe similar in scale with the approved multi-family
use to the north of the subject property. This use will allow a modest number of multi-family
units, which will have a minimal impact on existing traffic patterns. As a result of the site
improvements already being in place, the addition of multi-family units on the subject property is
not anticipated to create adverse offsite impacts. Staff opinion is that the vertical integration of
residential and commercial representsa positive addition to the area that could be developed as
another strip shopping center.
(2) “Whether the applicant has demonstrated the size and shape of the site, the proposed access
and internal circulation, and the design enhancements to be adequate to accommodate the
proposed scale and intensity of the conditional use requested.
May 2, 2012
Public Hearing Item500
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The site shall be of sufficient size to accommodate design amenities such as screening, buffers,
landscaping, open space, off-street parking, and similar site plan improvements needed to
mitigate against potential adverse impacts of the proposed use.”
The subject property had a previously approved site plan, and site improvements were
completed. This provided access, circulation,and design elements that are adequate for the
proposed use. In addition, the owner has indicated they are receptive to a joint parking agreement
with the property to the north, which will provide residents of this development access to Moss
Road. Final parking quantities will be resolved as part of the final engineering efforts.
(3) “Whether the proposed use will have an adverse impact on the local economy, including
governmental fiscal impact, employment, and property values.”
Approval of this Conditional Usewill allow the property to be developedin a manner which is
desirable,versus a strip commercial center.The proposeddevelopmentwill add to the taxable
value of the Citymore substantially that a one story strip center. Successful completion of the
mixed-use development on the subject property is anticipated to provide employment
opportunities for the area. Development of the site, which is currently an abandoned partially
completed development is anticipated to have a positive impact on surrounding property values.
(4) “Whether the proposed use will have an adverse impact on the natural environment,
including air, water, and noise pollution, vegetation and wildlife, open space, noxious and
desirable vegetation, and flood hazards.”
Staff believes that the proposed conditional usewill not have an adverse impact on the natural
environmentas the immediate vicinity is approaching build-outand is not in a “natural” state.
(5) “Whether the proposed use willhave an adverse impact on historic, scenic, and cultural
resources, including views and vistas, and loss or degradation of cultural and historic
resources.”
No known cultural or historic resources are known to be on this site.The site will be developed
in accordance with the State Road 434 Redevelopment Area guidelines.
(6) “Whether the proposed use will have an adverse impact on public services, including water,
sewer, surface water management, police, fire, parks and recreation, streets, public
transportation, marina and waterways, and bicycle and pedestrian facilities.”
Adequatefacilitiesarein place to support the proposed use, in conjunction with the approved site
plan.
(7) “Whether the proposed use will have an adverse impact on housing andsocial conditions,
including variety of housing unit types and prices, and neighborhood quality.”
Construction of a mixed-use commercial/residential development on the subject property will
provide additional housing opportunities for the community.Quality development of the
abandoned site will enhance the property values of the surrounding neighborhood.
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FISCAL IMPACT:
The approval of a Conditional Use for Moss Park Apartmentsis anticipated
tocreate a positive fiscal impact which will allow the development of the mixed-use centerwith
the multi-family residential component. Development of the mixed-usecenter is anticipated to
create jobs and add taxable value tothe City.
COMMUNICATION EFFORTS:
The Meeting Agenda and this Agenda Item have been
forwarded to the Planning and Zoning Board members and are available on the City’s Website,
LaserFiche, and the City’s Server. The Agenda has been forwarded to the Mayor and City
Commission; City Manager; and City Attorney/Staff. Additionally, the Meeting Agenda has been
sent to media/press representatives, all Homeowner’s Associations on file with the City, all
individuals who have requested Agenda information, Department Directors; and also posted
outside City Hall; posted inside City Hall with additional copies available for the general public.
A yellow sign noting the date and time of the public hearing has been erected on the property.
STAFF RECOMMENDATION:
Staff recommends that the Planning & Zoning Board
forward a recommendation of approval to the City Commission for approval of a Conditional
Use for Moss Park Apartmentsto permit multi-family residential usesin the C-1 (Neighborhood
Commercial) zoning district.
ATTACHMENTS:
A.Conceptual Plan