HomeMy WebLinkAbout2013 12 04 Public Hearing 502 Artesian Park Special Exception requests PLANNING & ZONING BOARD
AGENDA
I T E M 5 0 2 Information
Public Hearing X
Re ular
December 4, 2013
Meeting
Mgr. / Dept
REQUEST: The Community Development Department- Planning Division requests the Planning
& Zoning Board hold a public hearing for the approval of three Special Exception requests
granting a modification of certain requirements of the Town Center District Code for Artesian
Park, a 99 unit townhome development that is proposed on the south side of Orange Avenue, east
of Jesup's Landing in the Town Center.
SYNOPSIS: The applicant is requesting approval of three Special Exception requests from the
requirements of the Town Center District Code for Artesian Park The subject property is 7.87
acres in size and is located in the T4 zone (General Urban Zone) of the Town Center. A Final
Engineering Plan was approved by the City Commission in 2006, and an Aesthetic Review was
approved by the City Commission in 2007. Construction on the project ceased soon after sitework
commenced as a result of worsening economic conditions. The previous approvals that were
granted for the proj ect have since expired. The current iteration of the proj ect provides the same
layout with a few minor changes.
CONSIDERATIONS:
APPLICANT AND PROPERTY INFORMATION:
• Applicant name and address and authorized representative
Semir(Rick)Nayar, 6735 Conroy Windermere Road, Suite 313, Orlando, FL 32835
• Propertv owner's name
International Investment Management Group, LLC
• Property addresses
1205 Orange Avenue, Winter Springs, FL 32708
December 4,2013
Plaiuung&Zoning Board,Item 502
Page 2 of 6
• Propertv Parcel ID numbers
26-20-30-SAR-OB00-0170
• Current FLUM Desi n� ation
Town Center District
• Current Zonin�Desi�nation
T-C (Town Center District), T4 (General Urban Zone)
• Previousl��proved Development permits such as conditional use, waiver, or variance (if
an Final Engineering Plan - June 12, 2006, Aesthetic Review—October 22, 2007
• Development A�reements (if any� -None
• Pendin� Code Enforcement Actions (if any�
No known Code Enforcement Actions
• Citv Liens if any�
No known City liens
APPLICABLE LAW &, PUBLIC POLICY
Home Rule Powers
Florida Statutes
City of Winter Springs Comprehensive Plan
City of Winter Springs Town Center District Code
CHRONOLOGY
• March 14, 2005 - Concept Plan for 113 townhome unit subdivision known as Lincoln Park
approved by the City Commission.
• October 22, 2005 - Modified Concept Plan for 106 townhome unit subdivision known as
Lincoln Park approved by the City Commission.
• June 12, 2006—Final Engineering Plans for 103 townhome unit subdivision renamed
Artesian Park approved by the City Commission.
• October 22, 2007—Aesthetic Review for 103 townhome units approved by the City
Commission.
• June 12, 2008 -Final Engineering Plan approval expired.
• April 22, 2008 - Aesthetic Review approval expired.
• November 14, 2013 — Special Exception application submitted by new property owner.
DISCUSSION:
Artesian Park is a 99 unit townhome development proposed on the south side of Orange Avenue,
east of Jesup's Landing in the Town Center.
December 4,2013
Plaiuung&Zoning Board,Item 502
Page 3 of 6
The project went through the development process beginning in 2005 under the name Lincoln
Park, ultimately receiving Final Engineering Plan approval for 103 townhome units from the City
Commission in 2006, and an Aesthetic Review approval from the City Commission in 2007 under
the current name, Artesian Park Construction on the project ceased soon after sitework
commenced as a result of the economic downturn. All previous approvals that were granted for the
proj ect have since expired. The current iteration of the proj ect provides the same layout with a
decrease in the amount of units that are proposed from 103 to 99. The applicant has indicated that
several provisions of the Town Center Code prevent the construction of enhanced architectural
features which will allow premium units to be placed on site utilizing the previously approved site
layout. As a result, the applicant is requesting three Special Exceptions from the Town Center
District Code.
In granting a Special Exception, the City Commission must find substantial competent evidence
that:
a. The proposed development contributes to, promotes and encourages the improvement of the
Winter Springs Town Center and catalyzes other development as envisioned in the Winter
Springs Town Center regulations.
b. The proposed development will not have an unfavorable effect on the economy of the Winter
Springs Town Center and complies with the economic fiscal impact requirements set forth in the
City's Comprehensive Plan and Code.
c. The proposed development abides by all rules in this code other than those specially
excepted. Special limitations apply to large footprint buildings (greater than twenty thousand
(20,000) square feet); see subsection 20-324(9)for these limitations.
d. The proposed development meets any reasonable additional conditions, restrictions or
limitations deemed necessary by the city commission in order to preserve and promote the intent
of the Winter Springs Town Center District Code.
e. With respect to each waiver requested, the specific waiver shall comply with all of the
following:
(i) Is a result of special conditions and circumstances which are peculiar to the land, site
plan, structure or building involved and which justify granting the waiver in the context of
the overall proposed development being successful within the Town Center.
(ii) Is the minimum waiver from the Town Center regulations necessary to make possible the
reasonable use of the land, building or structure.
(iii) Is in harmony with the general intent and purpose of the Town Center regulations.
(iv) Will not be injurious or incompatible to the Town Center and any surrounding
neighborhood or property.
(v) Will not create a public nuisance or be detrimental to the public health, safety, and
welfare relative to public services including water, sewer, surface water management, police,
fire, parks and recreation, streets and traffic patterns, public transportation, marina and water
ways, bicycle and pedestrian facilities.
December 4,2013
Plaiuung&Zoning Board,Item 502
Page 4 of 6
1. Section 20-325(b) — T4 (General Urban Zone) Dimensional Requirements. The Town
Center District Code requires a rear setback of three (3') feet from the rear property line.
The applicant is requesting a Special Exception for the rear setback from three feet to zero
(0')feet for lots 1, 8, 9, 16, 17, and 24.
• A Special Exception from the required three foot (3') rear setback to a rear
setback of zero feet (0') for lots 1, 8, 9, 16, 17, and 24 is being requested to
allow buildings with enhanced architectural features and aesthetics to be
constructed within the previously approved lot widths without requiring major
revisions to the building architecture that is currently proposed. Due to the size
of the buildings that are proposed, the architectural elevations that are
proposed cannot be constructed within the required rear setback as noted in
the Town Center District Code. Adequate room will be provided in the
adjacent alleyways to permit vehicles to maneuver into and out of garages.
2. Section 20-325(b) — T4 (General Urban Zone) Dimensional Requirements. The Town
Center District Code requires a minimum front setback of four (4') feet from the front
property line. The applicant is requesting a Special Exception for the minimum front
setback from four feet to zero (0')feet for lots 1, 8, 9, 16, 17, 24, 25, 32, 33, and 40.
• A Special Exception from the required four foot (4') front setback to a front
setback of zero feet (0') is being requested for the proposed end units on lots 1, 8,
9, 16, 17, 24, 25, 32, 33 and 40. The end units of the proposed townhome
buildings are designed with a living room 'pop out' at the end of wrap-around
porches and will have architecture within one to two feet of the front lot line.
According to the applicant, this design feature will create the best streetscape.
The remainder of the middle units are setback greater than four feet (4') from
the front lot line. This request serves to add an architectural feature to break up
the building fronts and provide premium units with additional square footage;
therefore creating more aesthetically pleasing buildings. Additionally, alternate
entrances are proposed with steps leading up to recessed doorways behind a
portion of the facade. The four foot (4') provision was placed in the Code to
accommodate the more typical situation when the steps come straight out from
the front facade to the sidewalk.
3. Section 20-325(b) — T4 (General Urban Zone) Dimensional Requirements. The applicant is
requesting a Special Exception to the 70-percent maximum lot coverage requirement that is
noted in the Lot Design Guidelines of the T4 zone of the Town Center.
• A Special Exception to the 70-percent maximum lot coverage requirement is
being requested as the majority of the townhome units will have approximately
100-percent lot coverage. The proposed project is a townhome development,
not a single-family development.
December 4,2013
Plaiuung&Zoning Board,Item 502
Page 5 of 6
Staff is of the opinion that this requirement of the Town Center Code is
intended for single-family development and is ambiguous as it relates to multi-
family development. It is understood that townhome projects typically have
100-percent or close to 100-percent lot coverage. Since this is currently a
requirement that is noted in the Code, a Special Exception is required to be
obtained from the City Commission. Staff will be pursuing a text amendment
to this provision of the Code in the near future to clarify this item.
In evaluation of the three Special Exception requests, it appears each request satisfies the five
specific criteria required for Special Exceptions in the administration section of the Town Center
District Code.
FISCAL IMPACT: The potential tax revenue of the proposed project is as follows:
Townhomes (99 units�
Units (2,400 square foot average) assessed at $90/square foot: $21,384,000 assessed tax value
(2,1 SS x 90 = 216,000 x 99 units = $21,384,000)
$33,165,450/1000 =21,384
21,384(2.43) _ $51,96.12
$51,963.12 (less the 4% statutory discount) _ $49,884 tax revenue
TaXOS pald Ori VaCarit larid riOW(data obtained from Seminole County Property Appraiser)
$742,000 assessed tax value:
742,000/1000 =742
742 x 2.43 = $1,803.06 $1,803.06 tax revenue
Total Potential Tax Revenue: $51,687.06
(49884 + 1803.06= 51687.06)
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.
RECOMMENDATION: Staff recommends the Planning & Zoning Board forward a
recommendation of approval to the City Commission of three Special Exception requests from the
requirements of the Town Center District Code for Artesian Park, a proposed 99 unit townhome
development located on the south side of Orange Avenue, east of Jesup's Landing in the Town
Center.
December 4,2013
Plaiuung&Zoning Board,Item 502
Page 6 of 6
ATTACHMENTS:
A. Special Exception request letter
B. Site Engineering Plans
C. Color Site Renderings
D. Building Color Renderings and Floor Plans
E. Variance Report
F. Boundary and Topographic Survey
Attachment "A"
Transportati�n
Land Development
Environmental • ° '
S e r v i c e s
.
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� imagmatiom m�ovat�on energy Creating results for our clients and Uenefits for our communities
November 14,2o1s Vcz_nasse Hc�ngen Brustlin, Inc
Ref: 61816.00
Mr.Bobby Howell
City of Winter Springs
1126 East S.R.434
Winter Springs,FL 32708
Re: Artesian Parl<
Special Exception Request
Dear Mr. Howell:
Pursuant to our meeting with staff on October 1,2013 it was discussed to subinit a plan showing
the project's requests for exceptions to the new Code. The Artesian Parl<plans were last
approved prior to the new City's Development Code approved in 2012. The proposed plans are
similar in layout with the previously approved plans and adjacent properties. T1ie site is in the
Town Center district zoning T-4. The exceptions are listed below with explanations as to why we
are requesting them. Site Plans are attached for reference. See photos and backup material
showing exaniples of similar projects on 11"x17 after the elevations and floor plans. Specifically,
an existing project shows turning movements on a similar project with 20' width for entrance into
garages.
Exce�tion#1
We request an exception of rear setbacl<from 3'to zero for Lots 1,8,9,16, 17 and 24. The
proposed buildings have enhanced ardlitechiral features to provide aesthetics and premium
units to fit into existing,previously approved tracts.
Exce�tion#2
We request an exception of front setbacl<s from 4' to zero for lots 1,8, 9, 16, 17,24,25, 32, 33
and 40. The End Units have a Living Room'pop-out' to marl< the end of the wrap-around
porches and have architecture within 1'to 2' of front lot line. This creates the best streetscape.
The rest of the middle units have greater than a 4'setback. This request serves to add an
architectural feature to break up the building fronts and provide premium units with additional
square footage;therefore creating more aesthetically pleasing buildings. Because of the alternate
entrances using steps and recessed doorways, it also creates a setback to the doorway.
Landmarl<Center Two
225 E.Robinson Street,Suite 300
Orlando, Florida 32801
��i.E��9.4006■FAX 4A�.839.4008
email: info@vhb.com
VA����bV - VOdandoA�LBIG.00ArlsianPackVd�cUcttenALtctu6oblyHmvcll,CityoflVinlc�Sp�iugs.d�w. WWWV�I�J.COfl1
pioj
Mr.Bobby Howell
Project No.: 61816.00
November 14,2013
Page 2
Exce�tion#3
We request an exception of the rule that states that 70% impervious area is required on each lot.
We believe that this should apply to the whole site not per lot.T11is is a Town Center Towi�lzome
Project with on-street parking, and sidewall<s.We are at+/-80%impervious on the entire site.
This site works well and has lots of tree and landscape areas. This coverage should be
acceptable in an Urban Town Center setting.
Included are 5 copies of the application,back up material and plans as well as digital copies of
the submittal for you review along with the$500 application fee.
We appreciate staff's preliminary review and have addressed the comments in this request. We
hope this package can be processed for approved through Planning &Zoning and on to the City
Commission. Please contact our office if you have any questions or need additional information.
Very truly yours,
VANASSE HANGEN BRUSTLIN,INC.
Paul Yeargain, CFM
Project Manager
cc: Don Evans,The Evans Group
Semir Nayar
Dan Hayes,P.E., VHB
VA��hb\pmjA�landoA61516.uo Artcsian PacAVducsVIcttarsVLlr.t��Bobby Huv:ell,Cily of Winter Springs.ixz
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RE: Artesian Park, Winter Springs, Florida 1
Example Projects with Similar Conditions
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RE: Artesian Park, Winter Springs, Florida 2
Example Projects with Similar Conditions
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RE: Artesian Park, Winter Springs, Florida 3
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