HomeMy WebLinkAbout2014 01 13 Public Hearing 501 Artesian Park Special Exceptions COMMISSION AGENDA
Informational
Consent
ITEM 501 Public Hearin s X
g
Regular
January 13, 2014 KS RS
Regular Meeting City Manager Department
REQUEST:
The Community Development Department - Planning Division requests the City
Commission 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 project have since expired.
The current iteration of the project provides the same layout with a few minor changes.
CONSIDERATIONS:
APPLICANT AND PROPERTY INFORMATION:
Applicant name and address and authorized representative
Applicant: Prithi Daswani, 6735 Conroy Windermere Road, Suite 313, Orlando, FL 32835
Authorized representative: Semir (Rick) Nayar, 6735 Conroy Windermere Road, Suite 313,
Orlando, FL 32835
Public Hearings 501 PAGE 1 OF 6-January 13,2014
Property owner's name
International Investment Management Group, LLC
Property addresses
1205 Orange Avenue, Winter Springs, FL 32708
Pro�erty Parcel ID number
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
City 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.
. December 4, 2013 -Planning & Zoning Board unanimously recommends approval of
the three Special Exception requests.
Public Hearings 501 PAGE 2 OF 6-January 13,2014
DISCUS SION:
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.
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 project 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.
Public Hearings 501 PAGE 3 OF 6-January 13,2014
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.
This request does not compromise the garage placement but allows for the end
units within a building to include additional interior space and unique exterior
architectural elements. Staff will pursue clarifications in the Town Center
Code to address the issue of rear alleyway setbacks.
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.
In addition, the entrance steps have been integrated into side entrances on the
subject units. 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, as previously stated, 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. Staff will pursue clarification on this item in the near future.
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,
Public Hearings 501 PAGE 4 OF 6-January 13,2014
not a single-family development. 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 proj ect is as follows:
Townhomes (99 units�
Units (2,400 square foot average) assessed at $90/square foot: $21,384,000 assessed tax
value
$21,384,000/1000 = 21,384
21,384(2.54) _ $54,315.36
$54,315.36 (less the 4% statutory discount) _ $52,142.75 tax revenue
TaXOS pald Ori VaCarit larid riOW(data obtained from Seminole Countv Propertv A�praiser)
$742,000 assessed tax value:
742,000/1000 =742
742 x 2.54 = $1,884.68 tax revenue
Total Potential Tax Revenue: $54,027.43
(52,142.75 + 1,884.68= 54,027.43)
COMMUNICATION EFFORTS:
This Agenda Item has been electronically forwarded to the Mayor and City Commission,
City Manager, City Attorney/Staff, and is available on the City's Website, LaserFiche, and
the City's Server. Additionally, portions of this Agenda Item are typed verbatim on the
respective Meeting Agenda which has also been electronically forwarded to the individuals
noted above, and which is also available on the City's Website, LaserFiche, and the City's
Server; has been sent to applicable City Staff, Media/Press Representatives who have
requested Agendas/Agenda Item information, Homeowner's Associations/Representatives
on file with the City, and all individuals who have requested such information. This
information has also been posted outside City Hall, posted inside City Hall with additional
copies available for the General Public, and posted at five (5) different locations around the
City. Furthermore, this information is also available to any individual requestors. City Staff
is always willing to discuss this Agenda Item or any Agenda Item with any interested
individuals.
Public Hearings 501 PAGE 5 OF 6-January 13,2014
RECOMMENDATION:
Staff recommends the City Commission approve 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.
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
G. Minutes, Planning & Zoning Board -December 4, 2013
Public Hearings 501 PAGE 6 OF 6-January 13,2014
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The Evans Group
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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The Evans Group
RE: Artesian Park, Winter Springs, Florida 3
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Attachment " G "
CITY OF WINTER SPR�IGS,FLORiBA
MCNUTES
PLANNCNG AND ZONI�G BOARD/LOCAL PLANNINC AG�NCY
REGULAR M�ET[NG-b�CEMBER 4,2033
PAGE 4 OF 6
VOTE:
BOARD MEMBER CASMAN: AYE �
CHAIRPERS4N POE: AYE
BOARD MEMBER PHILLIPS: AYE
BOARD MEMBER WALKER: AYE
VICE-CHATRPERSON HENDERSON: AYE
MOTION CARRIED. �
�'
PUBLIC T��ARINGS
502. Conamunity� Developmenf Department—Planning Divisiou �
Reqnests The Planning And Zoning Board Hold A Public Hearing For The
Approval Qf Three Special Exception Reques�s Granting A Modification Of Certain
Req�irements Of Tl�e Town Center District Code For Artesian Park, A 99 Unit
Townhonne Development That Is Proposed On The South Side Of Orange Avenue,
East 4f�essup's Landing �n The Town Center.
Mr. Bobby Howeli, AICP, Planner, Coznmunity Development Department began the
diseussion on this Agenda Item.
Discussian ensued regaz-ding set-backs for sidewalks for towanhomes, a forthcoming Text
Amendment to the Town Center District Cade, and �vhether the Exemptions were in
place for Jesup's Reserve.
Chairperson Poe opened "Public Input".
No one addressed the Planning and Zoning Boa�rdlLocal Planning Agency.
Chairperson Poe ciosed "Public Input".
"I WILL ENTERTAIN A MOT�ON WITH REGARD TO ITEM `502' AND I
WILL MAKE THAT MOTION TO APPR4VE, OR RECOMMEND APPROVAL
TO THE CITY C�MMISSION WITH REGARD TO THAT ITEM AS IT IS
PRESENTED �N THE AGENDA." MOTION BY CHAIRPERSON POE.
SECONDED BY BOARD MEMBER WALKER. DISCUSSION.
VOTE:
ViCE-CHAIRPERSON HENDERSON: AYE
BOARD MEMSER CASMAN: AYE
CHAIRPERSON POE: AYE
BOARD MEMBER PH�LLIPS: AYE
BOARD MEMBER WALKER: AYE
MOTION CARRIED.