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Home My WebLink About2012 05 02 Public Hearing Agenda Item 501 Approval of Conceptual Plan of Granville at the Town Center PLANNING & ZONING BOARD AGENDA ITEM 501 Consent Information Public HearingX Regular May 2, 2012 Meeting Mgr. / Dept REQUEST: The Community Development Department -Planning Division requests the Planning & Zoning Board/Local Planning Agencyhold a public hearing for the approval of a Conceptual Plan for GrandeVilleat Town Center, a 244 unit, 4-story apartment complex located adjacent to City Hall at the northwest corner of the intersection of Doran Drive and SR 434. _______________________________________________________________________________________________________________________________________________________________________________________________________ _____________________ SYNOPSIS: The applicant, LeCesse Development Corporationis requesting approval of a Conceptual Plan for GrandeVilleat Town Center, a244 unit, 4-story apartment complex. The subject property is 4.78 acres in size and is located in the T5 zone (Urban Center Zone) of the Town Center. The proposed apartment complex is designed as a “Texas Donut.” This is a popular design concept that is utilized in urban areas such as the Winter Springs Town Center. In the “Texas Donut” design configuration, apartment units are constructed around the parking garage and the amenities, so each are internal to the development and are not visible from thesurrounding areas. The buildingarchitecture presents a structured,walkable frontage to the streets. CONSIDERATIONS: FUTURE LAND USE AND ZONING DESIGNATION FLU:Town Center District Zoning:T-C (Town Center District), T5 (Urban Center Zone) APPLICABLE LAW &, PUBLIC POLICY Home Rule Powers Florida Statutes City of Winter Springs Comprehensive Plan City of Winter Springs Town Center District Code May 2, 2012 Planning & Zoning Board, Item 501 Page 2of 4 CHRONOLOGY March 16, 2012 –application submitted for Conceptual Plan detailing the constructionof a 244-unit, 4-story apartment complex. DISCUSSION: The Conceptual Plan for GrandeVilleat Town Center proposesa 244 unit, 4-story apartment complex on 4.78 acres in the T5 zone (Urban Center Zone) of the Town Center.Once constructed, the building willhavea density of 51 units per acre. Per the recently approved revisions to the Comprehensive Plan, there is no maximum density cap in the Town Center. As outlined in the new Town Center District Code, form will dictate how buildings are constructed, not Euclidean zoning requirements such as maximum densitycaps.This is intended to further the City’s goals of creating a Town Center based upon traditional standards for city buildingand place making. Vehicular access to the site will be via an Edge Drive that runs along the rear of the property. Currently this is a dirt road that connects City Hall to Doran Drive.During construction, the applicant will improve this roadto Town Center standards. This access point will lead vehicles into amulti-story parking garage where parking will be provided for residents and visitorsin addition to on-street parking spaces that will be provided on Doran Drive. As previously mentioned, the building is designed as a “Texas Donut”, which means the apartment units will be constructed around the parking garageand amenities.In relationto the Town Center Code, the apartment units will be contained within aliner building that is intended toshieldthe parking garage and amenities from view of the surrounding area. The applicant is proposing amenities such as a tot lot, a swimming pool, a putting green, grills, cabanas, a fitness center, and community room. As part of the “Texas Donut” design concept, these amenities will be constructed in the courtyard of the building, with theapartment units being constructed around the perimeter of the amenity area. In addition, pedestrian access points leading to the interior of the building will be provided along the SR 434 and Doran Drive frontages.Preliminary architectural elevations have been submitted that proposeamuted color scheme that is consistent with the surrounding architecture exhibited in the Town Center. The elevationsshowabuilding that will be tastefully designed and be a great addition to the Town Center. The main frontages of the building will be oriented towardSR 434, and Doran Drive. The building will have a setback of zero feetalong SR 434 and Doran Drive. A zero foot setbackis encouraged in the T5 zone of the Town Centerand is reflective of historicdowntown layouts. A 4-story building constructed tothe right-of-way line will help to further create the urban sense of place that has began to materialize along SR 434 with the completion of previously approved projects such as Jesup’s Reserve. With this buildingconstructed to the right-of-way line, it will help further turn this portion of SR 434 into the urban boulevard that was envisioned in the Town Center master plan. The proposed project represents completion of a major portion of the Town Center core. May 2, 2012 Planning & Zoning Board, Item 501 Page 3of 4 At this stage of the review process, the proposed conceptualplan appears to be consistent with the Comprehensive Plan and the Town Center District Code.However, conceptualplan approval is nota final development order and the proposed plans shall be subject to further review and additional application requirements.The project will also be subject to additional review for consistency with the Comprehensive Plan and Town Center District Code as additional details and applications are submitted by the applicant for the development of the proposed project. FINDINGS 1.The 4.78acre GrandeVilleat Town Centersite is in the T5 (Urban Center Zone) of the Town Centeradjacent to City Hall.The propertyhas a Town Center Future Land Use designation. 2.At this stage of the review process, the proposed conceptualplan appears to be consistent with the Comprehensive Plan and the Town Center District Code.However, conceptualplan approval is not a final development order and the proposed plans shall be subject to further review and additional application requirements.The project will also be subject to additional review for consistency with the Comprehensive Plan and Town Center District Code as additional details and applications are submitted by the applicant for the development of the proposed project.Also, completion of the Comprehensive Plan process will not be totally finalized until late June 2012. Final Engineering and permits cannot be approved until after this process is complete. FISCAL IMPACT: The potential tax revenue of the proposed project is as follows: Apartments(244units) Units (1,300square foot average) assessed at $90/square foot: $28,548,000assessed tax value (1,300x 90 = 117,000x244units = $28,548,000) $28,548,000/1000 = 28,548.00 28,548(2.5814) = $73,693.80 $70,746.05tax revenue $73,693.80(less the 4% statutory discount) = Taxes paid on vacant landnow (data obtained from Seminole County Property Appraiser) $1,208,657 assessed value for entire parcel $1,208,657assessed tax value 1,208,657/1000 = 1208.657 $3,120.03tax revenue 1208.657 x 2.5814 = 3120.03 Total Potential Tax Revenue:$73,866.08 (70746.05+3120.03=73866.08) COMMUNICATION EFFORTS: TheMeeting Agenda and this Agenda Item havebeen 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. May 2, 2012 Planning & Zoning Board, Item 501 Page 4of 4 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 CityHall 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. RECOMMENDATION: Staff recommends that the Planning & Zoning Board forward a recommendation of approval to the City Commission for the Conceptual Plan for GrandeVilleat Town Center. ATTACHMENTS : A.Conceptual Plan õÉÈÇØÓÍÝÙÍÐÐÛÚÍÊÛÈÓÆ×ÐÐÙûÐÐÊÓÕÔÈÉÊ×É×ÊÆ×Ø ØÕ×øÊ ÷ õÉÈÇØÓÍÝÙÍÐÐÛÚÍÊÛÈÓÆ×ÐÐÙûÐÐÊÓÕÔÈÉÊ×É×ÊÆ×Ø ØÕ×øÊ ÷ õÉÈÇØÓÍÝÙÍÐÐÛÚÍÊÛÈÓÆ×ÐÐÙûÐÐÊÓÕÔÈÉÊ×É×ÊÆ×Ø ØÕ×øÊ ÷ õÉÈÇØÓÍÝÙÍÐÐÛÚÍÊÛÈÓÆ×ÐÐÙûÐÐÊÓÕÔÈÉÊ×É×ÊÆ×Ø ØÕ×øÊ ÷ õÉÈÇØÓÍÝÙÍÐÐÛÚÍÊÛÈÓÆ×ÐÐÙûÐÐÊÓÕÔÈÉÊ×É×ÊÆ×Ø ØÕ×øÊ ÷