HomeMy WebLinkAbout2012 11 07 Public Hearing 502 Grandville Aesthetic Review PLANNING & ZONING BOARD
AGENDA
Consent
Informational
ITEM 502 Public Hearing X
Regular
November 7, 2012 MGR. /DEPT
Meeting Authorization
REQUEST: The Community Development Department - Planning Division requests the Planning &
Zoning Board hold a Public Hearing to consider the Aesthetic Review for GrandVille at 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 is requesting approval of an Aesthetic Review for GrandVille at 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.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 that incorporates structured parking into a high density,urban setting
without exposing the parking structure to public view. 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 the surrounding areas. The main frontages of the building
will be oriented toward State Road 434, and Doran Drive. The building will have a setback of zero
feet along State Road 434 and Doran Drive.A zero foot setback is encouraged in the T5 zone of the
Town Center and is reflective of historic downtown layouts. With this building constructed to the
right-of-way line, it will help transform this portion of State Road 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.
The purpose of the Aesthetic Review is 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.
CONSIDERATIONS:
FUTURE LAND USE AND ZONING DESIGNATION
FLU: Town Center District
Zoning: T-C (Town Center District), T5 zone (Urban Center Zone)
November 7,2012
Planning&Zoning Board,Item 502
Page 2 of 6
APPLICABLE LAW AND PUBLIC POLICY:
1. City of Winter Springs Comprehensive Plan
Future Land Use Element
Policy 1.4.2:Higher Density Infill. Encourage the efficient use of land with compatible infill
and higher density and intensity development within the Town Center and the U.S. 17-92
CRA Corridor. Higher density development shall be directed to the CRA to promote
revitalization of underutilized property through redevelopment and reinvestment with access
to the existing fixed transit route,which provides critical connection with SunRail.Minimize
adverse impacts to adjacent established residential neighborhoods through site layout,
orientation of buildings, and a transition of densities. (Cross Reference: See Housing
Element, Policy 1.1.8) (Ord. 2010-18; 10-25-10)
Policy 2.1.8:Development Review Committee.Require all proposed developments within the
Town Center to be subject to review by the Development Review Committee (DRC) as
established by the City Commission. The DRC shall have the authority,granted by the City
Commission, to approve all aspects of site planning and exterior architecture implications,
traffic impacts, and any other site-specific matters related
to development.
Policy 2.2.4: Mixed Uses. Permit a variety of mixed uses consistent, compatible, and in
harmony with the Town Center Goal, including single family residential, multiple family
residential,commercial retail and services,public services and buildings,parks,and schools,
through the enactment of creative and flexible land development regulations.
Policy 2.3.6:High Quality Development. Ensure high-quality building and development that
enhances the image and economic well-being of the City and the Town Center.
Policy 2.3.7: Quality of Life. Strive to improve the quality of life of Winter Springs'
residents by encouraging an increased number and variety of thriving commercial businesses
that are supported and complimented by high end residential projects located in the Town
Center.
Policy 5.2.7: General Design of Individual Developments within the Urban Central Business
District. Require all development within the UCBD to comply with the Town Center Goal
and Town Center District Code. Require development to include diversity in detailing and
style while maintaining aesthetic harmony and buildings to include at least two stories.
Ancillary buildings may be excluded from the two story minimum by action of the City
Commission.
Housing Element
Policy 2.2.8: Continue to require the implementation of the Town Center Code so that the
concept of`eyes on the street' is maintained to ensure safe,pedestrian friendly streets.
2. Chapter 20, Division 12, Town Center District Code.
3. Chapter 9,Article XII. Minimum Community Appearance and Aesthetic Review Standards.
Section 9-601. Approval prerequisite for permits.
Section 9-603. Procedure.
Section 9-604. Duration of Approval.
Section 9-605. Submittal requirements.
November 7,2012
Planning&Zoning Board,Item 502
Page 3 of 6
DISCUSSION:
The attached Aesthetic Review package includes all of the submittal requirements for aesthetic
reviews as set forth in Section 9-600 through 9-607 and include the following: (a) a site plan; (b)
elevations illustrating 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 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.
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 project is located in the Town Center,adjacent to City Hall at the northwest corner of the
intersection of Doran Drive and SR 434. It is in the T5 (Urban Center Zone). The T5 zone
comprises the core of the Town Center and consists of a higher intensity mix of uses such as
retail, offices, and residential. In the design of the proposed building, architectural design
elements such as Juliette balconies,stone veneer,fiber cement siding,stucco,window shutters,
cupolas and a gabled roof are utilized. An expression line is provided between the first and
second floor. The color scheme of the proposed building is consistent with the surrounding
developments in the Town Center. The applicant worked with staff in providing distinctive
design details to help add variation to the project. Staff feels that this project incorporates
numerous quality design elements that are promoted in the Town Center District Code.
(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.
The proposed project is in harmony with the existing developments, specifically the
architectural styles that have been exhibited in the surrounding developments located within
the Town Center.
November 7,2012
Planning&Zoning Board,Item 502
Page 4 of 6
(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 five hundred
(500) feet of the proposed site, with respect to one or more of the 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 proposed building is elegantly designed and does not appear excessively similar or
dissimilar to other structures in the immediate area. This project represents a positive
addition to the Town Center. The proposed building is a 4-story building that will be
constructed to the right-of-way line of State Road 434, and Doran Drive. This design
configuration will help to further create the urban sense of place that has began to
materialize along this corridor with the completion of previously approved projects such as
Jesup's Reserve and the West End Professional Center.With this building constructed to the
right-of-way line, it will help further turn this portion of State Road 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. Significant design
features include a gabled roof with architectural grade shingles, cupolas and other high
quality design elements such as window shutters and a stone veneer base around portions of
the base of the building.
(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 project enhances the character and overall aesthetics of the Town Center and stands alone
as an entire block of the Town Center.The architecture melds into the overall Town Center as
a distinct composition of appropriate architectural styles and colors. The proposed building
has contextually appropriate architectural styles and includes design features and
architectural detailing such as cupolas, balconies, and high quality window treatments that
accentuate and enhance the character of the surrounding area. The elevations present a
building that is tastefully designed and is a great addition to 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.
November 7,2012
Planning&Zoning Board,Item 502
Page 5 of 6
The proposed project is consistent and compatible with the Comprehensive Plan and the
architectural guidelines noted in the Town Center District Code. On May 29,2012,the City
Commission approved the Conceptual Plan for the proposed building. The Conceptual Plan
included a rendering of the building. Since that time, staff and the applicant have worked
together to improve the architectural design of the proposed building by adding cupolas,
window shutters, and expression lines in addition to many other high quality architectural
design elements that are promoted in the Town Center District Code.
(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 project has incorporated a number of features such as stucco and a stone veneer around
the base of the building that exemplifies the style and quality of architecture that is germane to
the intent of the Town Center District Code. Sides of the units are proposed with Juliette
balconies on the front of building.Architectural elements including window shutters,cupolas
and a gabled roof are utilized in the design of the proposed building. An expression line is
provided between the first and second floor. The applicant worked with staff in providing
distinctive design details to help add variation to the project.Upon completion,this project will
promote the character of the community and will be one of the signature buildings in the Town
Center.
FINDINGS:
1. The proposed elevations are consistent with the Aesthetic Review requirements prescribed in
the City Code of Ordinances,and the Architectural Requirements noted in the Town Center
District Code.
2. The elevations include detailing and attention adding to their appearance and the quality of
the development.
3. The proposed development utilizes colors and materials that complement the adjacent
developments in the surrounding area.
4. The proposed development is located within the City of Winter Springs: it has a Town
Center Future Land Use designation and is located within the Town Center, T5 (Urban
Center Zone) zoning district.
FISCAL IMPACT: The potential tax revenue of the proposed project is as follows:
Apartments (244 units)
Units (1,300 square foot average) assessed at$90/square foot: $28,548,000 assessed tax
value
(1,300 x 90 = 117,000 x 244 units = $28,548,000)
$28,548,000/1000= 28,548.00
28,548(2.5814) = $73,693.80
$73,693.80 (less the 4% statutory discount) = $70,746.05 tax revenue
November 7,2012
Planning&Zoning Board,Item 502
Page 6 of 6
Taxes paid on vacant land now(data obtained from Seminole County Property Appraiser)
$1,208,657 assessed value for entire parcel
$1,208,657 assessed tax value
1,208,657/1000= 1208.657
1208.657 x 2.5814 = 3120.03 $3,120.03 tax revenue
Total Potential Tax Revenue: $73,866.08
(70746.05 + 3120.03 = 73866.08)
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.
STAFF RECOMMENDATION:
Staff recommends that the Planning&Zoning Board forward a recommendation of approval to the City
Commission for the Aesthetic Review package for GrandVille at Town Center.
ATTACHMENTS:
A. GrandVille at Town Center Aesthetic Review Presentation
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