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HomeMy WebLinkAbout2014 11 05 Public Hearing 500 Pollack Shores Apartments PSPPLANNING & ZONING BOARD AGENDA ITEM 500 November 5, 2014 Meeting Consent Information Public Hearing X Regular REQUEST: The Community Development Department — Planning Division requests the Planning & Zoning Board consider a Preliminary Site Plan (PSP) for a 338 unit apartment complex located on the northeast corner of the intersection of State Road 434 and Michael Blake Boulevard. SYNOPSIS: The applicant is requesting approval of a Preliminary Site Plan (PSP) for a thirteen building apartment complex that will be developed into a total of 338 units. The subject property is 13.9 acres in size and is located in the T5 zone (Urban Center Zone) of the Town Center. CONSIDERATIONS: APPLICANT AND PROPERTY INFORMATION: • Applicant name and address and authorized representative: CS Capital Management, Inc./ Whitaker Capital, LLC. 3525 Piedmont Road, 7 Piedmont Center, Suite 300, Atlanta, GA 30305. Brian Love, authorized representative • Property owner's name(s): Winter Springs Holdings, LLC. • Property addresses: No address issued • Property Parcel ID number: 26-20-30-5AR-OA00-0070 • Current FLUM Designations: Town Center • Current Zoning Designations: Town Center T5 (Urban Center Zone) • Previously pproved Development permits such as conditional use, waiver, or variance (if any): None 0 Development Agreements (if any): No known Development Agreements November 5, 2014 Planning & Zoning Board Agenda, Item 500 Page 2 of 6 • Pending Code Enforcement Actions (if any): No known pending Code Enforcement actions • City Liens (if any): No known liens APPLICABLE LAW, PUBLIC POLICY, AND EVENTS Home Rule Powers Florida Statutes City of Winter Springs Comprehensive Plan - Future Land Use Element GOAL 2: Town Center. The City seeks to create a Town Center based upon traditional design standards for development that will become the identifying focus of the City's downtown and contribute to an increased and diversified tax base for the City. The primary purpose of the Town Center shall be to create an economically successful, vibrant, aesthetic, compact, multimodal, diverse, mixed use (including horizontal and vertical integration of uses) neo-traditional urban environment, designed on a pedestrian scale and with a pedestrian orientation. The Town Center is to be a place where people can reside in a mix of single and multiple family dwellings, work, gather to shop, relax, recreate, be entertained, attend community events, and enjoy the natural beauty of lands located in the Town Center. The Town Center should be created through public and private investment and development. Policy 2.2.4: Mixed Uses. Permit a variety of mixed uses consistent, compatible, and in harmony with the Town Center Goal and the Town Center District Code, 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. (Ord. 2012-05) Policy 2.2.6: Residential Density. Support the desired commercial activity and urban character desired for the Town Center by encouraging high density residential development consistent with the Town Center Goal and Town Center District Code and encourage a minimum average residential density of seven (7) units per acre, unless the type of unit would warrant a lesser density while still meeting the intent of the Town Center District Code. (Ord. 2012-05) Policy 2.2.8: Intensity. Encourage higher intensity development in the Town Center subject to the Town Center District Code. (Ord. 2012-05) Policy 2.3.3: Fiscal Impacts of Development. Ensure that City policies, regulations, and decision making processes not only consider Town Center design planning impacts, but also consider whether proposed new development will have a positive and acceptable economic and fiscal impact on the City. In furtherance of this policy, the City Commission shall require (unless otherwise exempted by land development regulation), as a condition of considering the approval or denial of a development project, that developers provide a written economic and fiscal impact report, prepared by a duly qualified expert, that details the associated economic and fiscal impacts of any proposed new development proj ect on the City and the School District. Although the City recognizes that some proj ects will have a regional economic and fiscal impact as well, said report shall predominantly address the economic and fiscal impacts on the Town Center and the City of Winter Springs as its own economic system. The economic impact analysis portion of the report shall address the impacts of the proposed project on jobs, economic output, and wages. The fiscal impact analysis portion shall pertain to the net fiscal impact of the project over a period of years which is the sum of those revenues (such as ad valorem November 5, 2014 Planning & Zoning Board Agenda, Item 500 Page 3 of 6 taxes, public service taxes, sales taxes, and charges for service) directly received by the City minus the sum of expenditures incurred by the City (such as general government expenses, law enforcement, roads, and parks and recreation). (Ord. 2012-05) Policy 2.3.4: Compatibility and Optimization of Tax Base. For purpose of determining whether a proj ect has a positive and acceptable economic and fiscal impact on the City pursuant to Policy 2.3.3, the developer shall be required to demonstrate through its written economic and fiscal impact report that the project is in compliance with the following objective criteria: (1) The proposed project and associated land use is not only a permitted use within the applicable zoning transect, but is also compatible under existing conditions (existing, permitted, or master - planned development) at the proposed location with other adjacent or nearby land uses within the Town Center and any established surrounding neighborhoods. (2) The market demand for the proposed project is at least minimally feasible based on current market data including, but not limited to, data set forth in any economic development study conducted by the City. (3) Provided said proj ect is first deemed compatible from a land use perspective under criteria (1) and market demand is deemed minimally feasible under criteria (2), the proposed project optimally increases and diversifies the City's tax base and economic well-being. With respect to the phrase "optimally increases," the proposed project's economic and fiscal impact shall be required to be the best result obtainable for the City under current economic and land use conditions. In furtherance of determining consistency with this provision, the developer's written economic and fiscal impact report shall analyze and compare the proposed project to either the City's preferred project or projects for the subject location as may be expressly set forth in the City's Town Center Master Plan or economic development study conducted pursuant to Policy 2.3.2, or if the plan or study does not so expressly provide, to a reasonable array of other potential alternative compatible projects authorized in the applicable zoning transect for the subject project location. Furthermore, the term "diversifies" means the extent that the proposed project reduces the City's reliance upon a residential tax base to fund the City's fiscal budget. Additionally, if the proposed project is a commercial project, the extent that the proposed project also provides different and needed services and j obs to the Town Center and the City. (4) Such other criteria set forth in the City's land development regulations. (Ord. 2012-05) 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. City of Winter Springs Comprehensive Plan - Housing Element Policy 1.1.15: Support the desired commercial activity and urban character desired for the Town Center by encouraging high density residential development subj ect to the Town Center District Code. (Cross Reference: Future Land Use Element, Policy 2.2.6); (Ord. 2012-05) Winter Springs Town Center District Code DISCUSSION: The PSP proposes a thirteen building apartment complex that will be developed into a total of 338 units on 13.9 acres in the T5 zone (Urban Center Zone) of the Town Center. Multifamily uses such as apartments are a permitted use in the T5 zone of the Town Center. November 5, 2014 Planning & Zoning Board Agenda, Item 500 Page 4 of 6 Vehicular access to the site will be via State Road 434, Michael Blake Boulevard, two proposed "Town Center Streets", and an Edge Drive that runs along the northern boundary of the property. The property will be divided into four blocks, with the block located on the southwest corner of the site being reserved for future commercial development. Vehicular access will be permitted into each block, with parking areas either being located behind apartment buildings or screened from view with garden walls so they are not visible from the surrounding rights -of -way. On -street parking will be provided on both Town Center Streets, the Edge Drive, and the portion of Michael Blake Boulevard that is adjacent to block "A". A roundabout will be constructed at the proposed intersection of Michael Blake Boulevard and the Town Center Street (Tree Swallow Drive) that is proposed to run in an east/west direction across the property. The roundabout at this location was previously approved by the City Commission as part of the Michael Blake Boulevard project; however; construction of the roundabout was deferred until development of the surrounding land. On the west side of the roundabout, a stub -out will be provided to allow the extension of Tree Swallow Drive to the existing intersection at Tuskawilla Road, consistent with the Town Center Master Transportation plan. A wet detention pond is proposed on the east side of the Cross Seminole Trail pedestrian bridge that will serve the development. This wet detention pond was previously designed and permitted as a master wet detention pond to serve the Town Center Phase H project. The pond is sized to handle stormwater runoff from the entire undeveloped portion of the Town Center Phase II property. The applicant is proposing exterior amenities such as a swimming pool, and a plaza adjacent to the clubhouse building that is located at the northeast corner of the roundabout. Additional amenities will be provided within the clubhouse. In addition, pedestrian access points leading into blocks "A", "B", and "C" will be provided from each street. Preliminary architectural elevations have been submitted that propose a muted, but varied color scheme that is consistent with the surrounding architecture exhibited in the Town Center. The elevations propose three-story buildings that are reflective of the urban nature and architectural styles mandated in the Town Center District Code. The applicant will be required to obtain final approval of the architectural elevations from the City Commission through the Aesthetic Review process. The main frontages of the buildings will be oriented toward SR 434, the Town Center Streets, the Edge Drive, and Michael Blake Boulevard. The buildings will be setback consistent with the setbacks that are required in the T5 (Urban Center Zone) of the Town Center, which range between zero and eight feet along front property lines. This setback range is reflective of historic downtown layouts throughout the United States. This project will help to further create the urban sense of place that has materialized along State Road 434 with the completion of previously approved projects such as Jesup's Reserve, and will help foster the transformation of this portion of State Road 434 into the urban boulevard and constrained roadway section that was envisioned in the Town Center master plan. A traffic impact study was submitted by the applicant during the review process and after several rounds of review, the traffic study is recommended for approval by Staff. The project will require construction (by the developer) of a right -turn deceleration lane on SR 434 westbound at Michael November 5, 2014 Planning & Zoning Board Agenda, Item 500 Page 5 of 6 Blake Boulevard. The signalization of the S.R. 434 / Michael Blake Boulevard intersection is approved by FDOT and will be constructed by the City using transportation impact fees when warranted by the traffic volume in accordance with FDOT standards. It is not likely that the additional traffic from the proposed apartment project alone will generate enough traffic to meet the minimum requirements for signalization. The apartment project will require the developer to extend the right and left turn storage lanes on the Michael Blake Boulevard southbound approaches to S.R. 434. On August 21, 2014, a community meeting was held in the City Commission chambers with the developer of the proposed apartment complex. Representatives of the developer presented conceptual design plans and solicited input and answered questions from the general public in regards to this project and how the proposed development fits into the City's overall vision for the Town Center. The PSP satisfies all applicable requirements of the Town Center District Code. The applicant will be required to obtain City Commission approval of Final Engineering Plans prior to construction of the proj ect. FISCAL IMPACT: Development of the property will provide an increase in taxable value to the City, and will provide additional population in the Town Center which will increase the Town Center's demographic base and strengthen the support for business and future commercial development within the Town Center. Per Policy 2.3.3 of the Future Land Use Element of the Comprehensive Plan, a detailed fiscal impact analysis will be provided by the applicant prior to the City Commission meeting. A preliminary fiscal impact analysis has been prepared based on the value of the construction of thirteen buildings on the property. Apartments 244 units) Thirteen buildings assessed at approximately $3 3, 000,000 33,000,000/1000 = 33,000.00 33,000(2.54) = $83,820.00 $83,820 (less the 4% statutory discount) = $80,467.20 tax revenue 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 community meeting was held with representatives of the applicant and the developer on August 21, 2014 to solicit input and answer questions in regards to this project. Additionally, the property has been posted with a large yellow sign noting the date and time of the public hearings. November 5, 2014 Planning & Zoning Board Agenda, Item 500 Page 6 of 6 STAFF RECOMMENDATION: Staff recommends the Planning & Zoning Board forward a recommendation of approval to the City Commission for a Preliminary Site Plan (PSP) for a 338 unit apartment complex located on the northeast corner of the intersection of State Road 434 and Michael Blake Boulevard. ATTACHMENTS: A. Preliminary Site Plan B. Preliminary Architectural Elevations Attachment "A" PARCEL ID #: 26-20-305AR-OA00-0080 PROPOSED LIFT STATION I I $ I I 195' C5 I y MICHAEL BLAKE BLVD. N of f ----------------- -- ETA) r < PRa0T .,E n zs 9S d _ 20' m I ) o o] m " � S � a➢ � ti — O D ry 6 Z A0000ao VICINNTY MAP ZONING: T5(URBAN CENTER ZONE) N o n 0 SECTIONS C� o �� ° °•°° """" o 0 0 0 0 0 0 ° r � W TER TO CENTER 'NN STREET -LDC 20526 (C))4) EDGE DRIVE - LDC 20525 (C)(5) 2 A TOTAL UNITS. 338 oe`=[mme ° TOTAL PARKING. 530(SURFACE B GARAGE) RATIO. 1.57 _ 4 rn u 62 O Z 6i O N - b b. o TOWN CENTER STREET -i N o W a — � 1. o_ w m o m Qa 24' 24' Sip� ®o LiGJ { I EE 4 I O � J iy o 000000000 0= o `1111111111V 0 Q z H a % \ _ _ b 0 o000000000 00000000 00000o 120' a U p EJ 000000000 PROPOSED COMPACTOR I I : __ o00000 000000 000000 000000 000000 000000 >000000000 W U 0 t PEDESTRIAN BRIDGE Lo ------------------------- Et PROPOSED%/ j WET POND TION /� DETALA / '. C 1 A Oulu LI IN oom --Ww 11 t77 L now Mon., 11 WIN