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Home My WebLink About2015 10 07 Public Hearing 501 Tuscawilla Crossing - Special ExceptionPLANNING & ZONING BOARD AGENDA ITEM 501 October 7, 2015 Meeting Consent Information Public Hearing X Regular REQUEST: The Community Development Department — Planning Division requests that the Planning & Zoning Board consider one Special Exception request to the Town Center District Code to permit single - family detached residential units in the T5 (Urban Center Zone) of the Town Center on the eastern portion of property located on the south side of State Road 434, adjacent to the Cross Seminole Trail bridge. SYNOPSIS: Pursuant to the Town Center Code, single - family detached units require approval of a Special Exception if proposed in a T5 transect designation. The applicant is requesting approval of one Special Exception request to permit single- family detached residential units on the eastern portion of a 6.6 acre property located in the T5 (Urban Center Zone) of the Town Center. In June 2015, the City Commission approved a Special Exception to permit a 4- story, 144 unit senior living facility on the western two - thirds of the property. Approval of the Special Exception request only permits the use on the property, and the approval does not constitute a Final Engineering Plan review or permit construction. All aspects of the site are subject to staff review after the applicant submits an application for review of the Final Engineering Plans. CONSIDERATIONS: APPLICANT AND PROPERTY INFORMATION: • Applicant name and address and authorized representative: Stephen Polachek, 444 West New England Avenue, Suite 220, Winter Park, FL 32789. • Property owner's name(s): Schrimsher Land Fund 1985 LT & Schrimsher Land Fund V, LT ET AL. • Property addresses: No address issued • Property Parcel ID number: 26- 20- 30- 5AR- OA00 -008H • Current FLUM Designations: Town Center October 7, 2015 Planning & Zoning Board Agenda, Item 501 Page 2 of 5 • Current Zoning Designations: Town Center T5 (General Urban Zone) • Previously Approved Development permits such as conditional use, waiver, or variance (if any): Special Exception approval to permit a 4- story, 144 unit Adult Congregate Care Facility (ACLF) on the western two - thirds of the property - June 8, 2015. • Development Agreements (if any): Development Agreement between Schrimsher Land Fund 1986, Ltd., Schrimsher Land Fund v, Ltd., and Schrimsher Land Fund VI, Ltd., and the City of Winter Springs - June 26, 2000. • 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 City of Winter Springs Comprehensive Plan Policy 1.1.5: Housing Diversity. Identify on the Future Land Use Map - 2030, locations for a variety of residential land uses to accommodate a mix of housing unit types. 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 2.3.7: 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. Winter Springs Town Center District Code Winter Springs Town Center District Code, Section 20 -321 (c) - Special Exceptions Winter Springs Town Center District Code, Section 20 -323 - Permitted Uses DISCUSSION: In June 2015, the City Commission approved a Special Exception request to permit a 4- story, 144 - suite senior living facility on the western two - thirds of the subj ect property. The property is located on the south side of SR 434, adjacent to the Cross Seminole Trail Bridge in the T5 (Urban Center Zone) of the Town Center. The location of the proposed senior living facility on the property creates a remnant area which is small and difficult to develop as future commercial. October 7, 2015 Planning & Zoning Board Agenda, Item 501 Page 3 of 5 Recently, the developer of the Plante property, which is now known as Tuscawilla Crossing, approached the City in regards to utilizing this portion of the property for the construction of 16 single- family detached homes that would be included as part of the overall development. Single - family detached homes are not a permitted use in the T5 (Urban Center Zone) of the Town Center, and require a Special Exception for approval as a use on a property. A conceptual plan prepared by the applicant for use as a reference point indicates the site will be designed in accordance with the provisions of the Town Center District Code. The applicant is requesting one Special Exception 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. 1. Section 20 -323 — Permitted Uses. Single - family detached units are only permitted by Special Exception in the T5 transect of the Town Center. Approval of this use classification by Special Exception allows the City Commission an additional review of the proposed use and allows the imposition of any conditions that the Commission feels are necessary to make the use compatible with permitted uses in the surrounding area. October 7, 2015 Planning & Zoning Board Agenda, Item 501 Page 4 of 5 In June 2015, the City Commission approved a Special Exception request to permit a senior living facility on the western two- thirds of the subject property. The location of the senior living facility on the property creates a remnant parcel which is small and would be difficult to develop as commercial. The developer of the senior living facility originally proposed this area as a stormwater retention pond; however, they indicated they cannot construct a stormwater retention pond to service the facility on this portion of the property as this is the high point of the site. In 2014 the City Commission approved an Annexation Agreement for the Plante property which permits the development of a single - family detached residential subdivision constructed in accordance with Town Center design standards. The Plante property is located to the south and west of the subject property. Recently, the developer of the Plante property approached the City in regards to utilizing this portion of the property for 16 single- family detached units that would be included as part of a proposed single- family residential subdivision they are proposing, which is now known as Tuscawilla Crossing. To justify this request, the applicant proposes a 60 -foot wide natural buffer adjacent to SR 434 so single- family detached units are not visible from the right -of -way of SR 434. The applicant will preserve the existing tree canopy in the buffer and construct a block wall that is similar in appearance to the architecture of the proposed senior living facility. A proposed illustrative plan (attached, See Attachment "A ") shows the proposed configuration of the lots on this portion of the property and the integration of the proposed lots into the overall design of the Tuscawilla Crossing subdivision. Staff recommends support of this Special Exception request as Policy 2.2.4 of the Future Land Use Element of the Comprehensive Plan requires the City to permit a variety of mixed uses in the Town Center including single - family homes. Additionally, Goal 2 of the Future Land Use Element states the Town Center is to be a place where people can reside in a mix of single and multiple family dwellings. Moreover, Policy 2.2.6 of the Future Land Use Element of the Comprehensive Plan encourages a minimum average residential density of seven (7) units per acre to 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. Granting the Special Exception request to permit single - family detached units in the T5 zone of the Town Center does not appear to be in conflict with this Policy as the overall Tuscawilla Crossing development will be designed in accordance with the Town Center Code which requires high density residential development. Approval of this Special Exception request is in compliance with these provisions of the Comprehensive Plan and satisfies all applicable criteria set forth in the Town Center regulations. Approval of the Special Exception only permits single- family detached units on the property and does not constitute a Final Engineering Plan review and all aspects of the site are subject to staff review after the applicant submits an application for review of the Final Engineering Plans. In evaluating the Special Exception request above, staff has determined that the request satisfies the five specific criteria required for Special Exceptions in the administration section of the Town Center District Code. October 7, 2015 Planning & Zoning Board Agenda, Item 501 Page 5 of 5 FISCAL IMPACT: The construction of the single- family residential units on the property will add taxable value to the City's tax rolls. A fiscal analysis report will be included with the City Commission agenda item. 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 the Planning & Zoning Board forward a recommendation of approval of one Special Exception request to the Town Center District Code to permit 16 single- family detached residential units in the T5 (Urban Center Zone) of the Town Center on the eastern portion of property located on the south side of State Road 434, adjacent to the Cross Seminole Trail bridge. ATTACHMENTS: A. Buffer treatment and illustrative layout - Tuscawilla Crossing Attachment "A" PROPOSED PLAN ILLUSTRATIVE PROPOSED SR434 BUFFER TREATMENT a TUS KAWILLA CROSSING STAN H.Npp ovas