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HomeMy WebLinkAbout2015 12 02 Planning and Zoning Board/LPA Regular Meeting MinutesCITY OF WINTER SPRINGS, FLORIDA MINUTES PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY REGULAR MEETING DECEMBER 2, 2015 CALL TO ORDER The Regular Meeting of Wednesday, December 2, 2015 of the Planning and Zoning Board /Local Planning Agency was called to Order at 5:30 p.m. by Chairperson Bob Henderson in the Commission Chambers of the Municipal Building (City Hall, 1126 East State Road 434, Winter Springs, Florida 32708). Roll Call: Chairperson Bob Henderson, present Vice - Chairperson Howard Casman, present Board Member Sarah Miller, present Board Member Bart Phillips, present Board Member Suzanne Walker, present City Attorney Anthony A. Garganese, present Assistant to the City Clerk Courtnee Martin, present Assistant to the City Clerk Antonia Della Donna, present A moment of silence was followed by the Pledge of Allegiance No changes were made to the Agenda. AWARDS AND PRESENTATIONS AWARDS AND PRESENTATIONS 100. Not Used INFORMATIONAL AGENDA INFORMATIONAL, 200. Not Used CITY OF WINTER SPRINGS, FLORIDA MINUTES PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY REGULAR MEETING - DECEMBER 2, 2015 PAGE 2 OF 12 PUBLIC INPUT Chairperson Henderson opened "Public Input ". No one spoke. Chairperson Henderson closed "Public input", CONSENT AGENDA CONSENT 300. Office Of The City Clerk The Office Of The City Clerk Requests That The Planning And Zoning Board/Local Planning Agency Review And Approve The Wednesday, October 7, 2015 Planning And Zoning Board/Local Planning Agency Regular Meeting Minutes. "I WILL MAKE A MOTION TO APPROVE THE MINUTES." MOTION BY CHAIRPERSON HENDERSON. SECONDED BY BOARD MEMBER WALKER. DISCUSSION. VOTE: BOARD MEMBER WALKER: AYE CHAIRPERSON HENDERSON: AYE BOARD MEMBER PHILLIPS: AYE VICE - CHAIRPERSON CASMAN: AYE BOARD MEMBER MILLER: AYE MOTION CARRIED. 400. REPORTS No Reports were given. CITY OF WINTER SPRINGS, FLORIDA MINUTES PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY REGULAR MEETING - DECEMBER 2, 2015 PAGE 3 OF 12 PUBLIC HEARING AGENDA PUBLIC HEARINGS 500. Community Development Department -- Planning Division The Community Development Department — Planning Division Requests That The Local Planning Agency/Planning And Zoning Board Hold A Public Hearing To Consider A Conditional Use For An Accessory Dwelling Unit Located At 320 Hayes Road. Ms. Amanda Webb, Planner, Community Development Department began the discussion on this Agenda Item, Voted that the accessory dwelling unit is a Conditional Use on the property at 320 Hayes Road, and indicated that the proposed accessory dwelling unit is below the maximum square footage and that it meets the required setback of the R -IAA (One - Family Dwelling District) Zoning District. Additional comments continued, Chairperson Henderson opened "Public Input ". No one spoke. Chairperson Henderson closed "Public Input ". "I MAKE A MOTION THAT WE APPROVE FOR THE CONDITIONAL USE REQUEST FOR 652 SQUARE FEET, ACCESSORY DWELLING UNIT LOCATED AT 320 HAYES ROAD." MOTION BY VICE - CHAIRPERSON GASMAN. SECONDED BY BOARD MEMBER WALKER. DISCUSSION. VOTE: BOARD MEMBER WALKER: AYE CHAIRPERSON HENDERSON: AYE BOARD MEMBER PHILLIPS: AYE VICE - CHAIRPERSON CASMAN: AYE BOARD MEMBER MILLER: AYE MOTION CARRIED. CITY OF WINTER SPRINGS, FLORIDA MINUTES PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY REGULAR MEETING -- DECEMBER 2, 2015 PAGE 4 OF 12 PUBLIC HEARINGS 501. Community Development Department — Planning Division The Community Development Department — Planning Division Requests That The Planning & Zoning Board Consider: 1) Ordinance 2015 -08, Which Proposes The Rezoning Of A 39.81 Acre Property From GID (GreeneWay Interchange District) To PUD (Planned Unit Development), 2) Development Agreement, And 3) Master Plan For The 39.81 Acre Property Located On The North Side Of SR 434, Across From The Creeks Run Subdivision. Mr. Bobby Howell, AICP, Senior Planner, Community Development Department referenced a graphic and explained the Applicant's request to Rezone the property from GID (GreeneWay Interchange District) To PUD (Planned Unit Development) and remarked about the related Master Plan and Development Agreement. Continuing, Mr. Howell gave a brief history of the property, the previously granted Future Land Use designation to Mixed -use, and the effects of the economic downturn in the mid- 2000's had on delaying the actual rezoning of the property to PUD (Planned Unit Development). Mr. Howell noted, "As a result of the property never being rezoned to PUD (Planned Unit Development), it's since retained that GID (GreeneWay Interchange District) Zoning designation which is inconsistent with the adopted Future Land Use designation of GID (GreeneWay Interchange District)." Further comments followed. Mr. Howell mentioned the Master Plan and indicated that it contains a mix of 340 apartment units and twenty (20) two (2) story attached carriage homes that will be located on the northern portion of the property. Further, Mr. Howell stated, "The five point one two (5.12) acre conservation wetland area that exists in the northwest corner of the Multi- family portion of the site will be preserved and in accordance with the Comprehensive Plan, no development can occur in this area of the site." Next, Mr. Howell commented on vehicular access, traffic signals, additional points of access, traffic, parking, a retention pond, that the site will not be gated, the proposed color scheme and elevations of buildings, the Development Agreement, and community meetings with resident input. Vice - Chairperson Howard Casman inquired about the additional Approvals required for this project. Mr. Howell pointed out, "The Engineering Plans and Aesthetic Review would come back to this Board." Chairperson Henderson commented on his personal views regarding this project. CITY OF WINTER SPRINGS, FLORIDA MINUTES PLANNING AND ZONING BOARDILOCAL PLANNING AGENCY REGULAR MEETING -- DECEMBER 2, 2015 PAGE 5 OF 12 Further, Board Member Suzanne Walker expressed concerns about traffic. Before addressing traffic issues, Mr. Randy Stevenson, ASLA, AICP, Director, Community Development Department spoke of recent trends and noted, "The market is changing. Apartments are no longer — a place to live until I can afford a house. A lot of the millennials — who really, right now I think, almost outnumber the baby boomers if they don't already — are choosing to rent as a method of choice, as a choice lifestyle." Mr. Stevenson briefly commented on the Developers' research and the Comprehensive Plan and then said, "Now when we do apartments, though, we want to make sure they're the highest quality that we can get and that's what we're looking at now," Mr. Brian Fields, P.E., City Engineer, Public Works Department mentioned the Master Plan in the Town Center and how it addresses traffic generated by new projects within the City. Mr. Fields added, "We have a series of improvements that are already underway to create a network of streets in our Town Center to distribute the traffic so it's not concentrated just at one (1) intersection." Mr. Fields then commented briefly on Michael Blake Boulevard. Regarding capacity on State Road 434, Mr. Fields stated, "There is roadway capacity both in the daily and the peak hours on (State Road) 434 through Winter Springs, including the projects that are proposed before you tonight as well as [those] under construction." Mr. Fields noted that the one (1) bottleneck on State Road 434, going headed east into Oviedo on the east side of State Road 417, is outside of the City's jurisdiction. Continuing, Mr. Fields stated, "It is targeted for four (4) laning — it takes eight (8) to (10) years to four (4) lane a project. That process will be starting soon by Seminole County on that segment. But as far as the roadways within Winter Springs, we feel like there is capacity for this project. These projects bring a lot of traffic whether it's commercial or apartments, they are bringing a lot of traffic. The question is, are they creating a level of traffic that is creating a failing level of service? And the answer is, there is capacity, the roads will not be failing, however, users will experience a lot more traffic after all these projects are online." Board Member Bart Phillips commented on density, the GreeneWay Interchange District, and Commercial being built first with Residential later. Mr. Howell stated, "The property that you have before you tonight doesn't currently have a GreeneWay Interchange Future Land Use designation, it has a Mixed -use Future Land Use designation. It has a GID (GreeneWay Interchange District) Zoning, The Zoning is inconsistent with the Future Land Use designation." Mr. Howell commented further on the GreeneWay Interchange District and how Future Land Use designations guide development. Additionally, Board Member Phillips inquired if the units were apartments or condominiums. Mr. Howell confirmed, "We've been told they will be rental apartments." CITY OF WINTER SPRINGS, FLORIDA MINUTES PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY REGULAR MEETING -DECEMBER 2,20 15 PAGE 6 OF 12 Board Member Walker asked about future Approval processes for the project specifically about the Approval of apartments. In response, City Attorney Anthony A. Garganese stated, "The property has a Mixed -use Future Land Use Map designation --- the Comprehensive Plan requires for a Mixed -use Future Land Use Map property to have PUD (Planned Unit Development) zoning. And as part of the PUD (Planned Unit Development) zoning, the Code requires that there be a — has to be a mix of Uses and there has to be a Development Agreement that establishes all the land development parameters and a Master Plan. So, what you have before you is a total package of a negotiated project for this property consistent with the City's Code. You can't pull it apart — it has to be a negotiated Mixed - use project that's set forth in the Development Agreement." Board Member Walker commented further on apartments. Discussion followed on Zoning. Attorney Garganese stated, "This is a unique Zoning designation. It's unique in Winter Springs in that it requires a Development Agreement setting forth all the development standards and the particular Uses — that will be allowed on this property. This is not like your traditional Zoning where you give a Residential Zoning designation or a Commercial Zoning designation and then all of the provisions in the Code apply. This is a negotiated development project that sets forth all the development parameters in the Development Agreement. So, what you have before you is what Staff is recommending and you all have to make a recommendation on this total package that's being presented to you. Now if you have, you know, different feelings about this particular project, certainly, you can note those in the Minutes and during the Hearing. But this is a one big package that's being presented under a unique Zoning designation." Chairperson Henderson inquired if the GreeneWay Interchange District dominates Mixed -use Future Land Use designation or vice versa. Attorney Garganese replied, "Well, the Comprehensive Plan is, like Bobby (Howell) said, is the guiding document. It's Mixed -use currently. And as a Mixed -use property, under the Comprehensive Plan, it will require a PUD (Planned Unit Development) Zoning designation with a negotiated Development Agreement and Master Plan that gets adopted by Ordinance of the City Commission." Attorney Garganese indicated that the Planning and Zoning Board/Local Planning Agency is welcome to recommend modifications to the Development Agreement but emphasized the all - inclusive nature of the project. Brief comments. Mr. George Cramer, Director of Planning, Littlejohn Engineering Associates, 1615 Edgewater Drive, Orlando, Florida: acknowledged that Multi - family Use might not be the preferred type of development and discussed the Comprehensive Plan at Iength. CITY OF WINTER SPRINGS, FLORIDA MINUTES PLANNING AND ZONING BOARD /LOCAL PLANNING AGENCY REGULAR MEETING - DECEMBER 2, 2015 PAGE 7 OF 12 Continuing, Mr. Cramer mentioned, "I understand traffic -- we did two (2) traffic studies for this and worked with City Staff and identified there is capacity." Mr. Cramer referenced a map and discussed a future roadway parallel to State Road 434 and emphasized its long term benefit to the community. Mr. Cramer mentioned, "I understand that, you know, everybody would like to see the jobs come first. High -wage jobs first or the commercial development first. But the reality is is that there has to be a first step. And I would tell you that the first step is actually having PUD (Planned Unit Development) Zoning that allows the development to occur." Brief comments. Continuing, Mr. Cramer stated, "These are luxury apartments. The rental rates that will be here are going to be higher than a lot of mortgage payments in other areas of the City and the County. So, this is, you know, looking at the diversity, providing residents that are going to support those businesses there. What you have before you is a plan that is consistent with your Comprehensive Plan — that's really important. Secondly, it's a good Plan because it provides the mix of Uses that was anticipated but it also is put forth in a Plan to help provide infrastructure that's going to support the community in the future and I give a lot of credit of that to City Staff. This has been a long process, as Bobby (Howell) talked about, I mean even since I've been involved over the past year there's been a lot of back and forth to get this right. I urge you to look beyond just the apartment layout. These are good apartments, these are quality apartments but it's more than an apartment. It is building the GreeneWay Interchange District, providing the infrastructure, providing the Uses for future development and the growth of Winter Springs." Chairperson Henderson asked if the apartments had elevators. Mr. Cramer confirmed, "Yes." Chairperson Henderson commented further on density and the Town Center. Vice - Chairperson Casman inquired about the rental rates. Discussion followed on rental rates versus mortgage rates in Seminole County. Mr. David McDaniel, Integra Land Company, 1525 International Parkway, Suite 2001, .Lake Mary, Florida: explained that a two hundred fifty thousand dollar ($250,000.00) house would have a mortgage payment of approximately one thousand two hundred dollars ($1,200.00). Continuing, Mr. McDaniel stated, "Just to give you an idea on our — where we're thinking our rental rates are going to be, our one (1) bedrooms are going to be between a thousand ($1,000.00) and eleven hundred dollars ($1,100.00) a month, two (2) bedrooms are going to be somewhere between fourteen seventy -five ($1,475.00) to fifteen twenty - five ($1,525.00) a month, and our three (3) bedrooms will be close to seventeen hundred dollars ($1,700.00) a month." CITY OF WINTER SPRINGS, FLORIDA MINUTES PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY REGULAR MEETING - DECEMBER 2, 2015 PAGE 8 OF 12 Mr. David Haas, Chief Development Officer, ICI Homes, 2379 Beville Road, Daytona Beach, Florida: indicated that ICI Homes has owned the property for about twelve (12) years and that the last four (4) have been spent negotiating this project. Mr. Haas continued, "We've talked about everything from single - family detached houses to condominiums — which are currently approved on there, 480 condominiums." Additionally, Mr. Haas spoke of property rights and stated, "We have rights on this property. The Comp[rehensive] Plan and that Future Land Use design is the key. The fact that the Zoning doesn't match is — that's what we're here to fix. The Zoning needs to match the Land Use, that's the way that it works in property and in Planning and Zoning." Referencing negotiations with restaurant operators related to developing the southwest corner of the property, Mr. Haas stated, "They are not about to go there until there are rooftops behind them. If you want a restaurant right there, you need to put rooftops. Commercial does not come and rooftops follow commercial — commercial follows the rooftops. When we put people there, I can go to the restaurant people and say, `There are 340 units or 480 condos' — if that's what we end up doing there if this fails — then I'll be able to talk to those restaurant people or those office people." Mr. Haas mentioned, "We've been good citizens, we've taken care of our property, we've followed your process, we have had — I don't even have any idea how many meetings. Randy (Stevenson)? Thirty (30), forty (40), fifty (50) meetings over the last four (4) years? There have been so many versions of the Development Agreement that is in front you that — and I've saved every version in a file that's overflowing. What you have before you is not what we wanted, it's what we negotiated. We negotiated in good faith; we gave, I'm not sure that we took, but I'm sure that at some point the City gave some things, as well. But we feel like that we've hammered out a good deal for the City; we have a Staff recommendation of Approval." Additional comments. After discussing the project's history, Mr. Haas concluded, "Please give us every consideration and I ask that you support what your Staff has diligently negotiated and very harshly negotiated, I will say." Vice - Chairperson Casman asked why apartments were chosen instead of condominiums. Mr. Haas replied, "We're single - family home builders, that's what we started out to put on this property, was single family homes. When we started negotiating with the GID (GreeneWay Interchange [District]) District, there was a desire on a part of the City that this become a Mixed -use. It's just along series of negotiations." Vice - Chairperson Casman inquired further on the choice of apartments. Mr. Haas stated, "A contract offer from the buyer — for 340 units." Vice - Chairperson Casman continued, "So, someone came along and offered a better situation ?" Mr. Haas answered, "Someone offered us a current situation — that's what it was, yes." CITY OF WINTER SPRINGS, FLORIDA MINUTES PLANNING AND ZONING BOARD /LOCAL PLANNING AGENCY REGULAR MEETING — DECEMBER 2, 2015 PAGE 9 OF 12 Board Member Walker commented on previously approved projects and apartments, her thoughts on millennial trends, and wondered if there was an opportunity to revise the plan to omit apartments. In response, Mr. Haas referenced the research facilitated by the company and stated, "Every bit of a market research and data shows that millennials are not buying homes; they're just not buying them. We are in the process, as is our industry, of retooling the product mix that we're offering to people because they're staying with Mom and Dad or in an apartment until they're thirty -five (35) years old —that's just the way it is. They're not getting married like they were before, they're not — in some cases, they're starting families but they're not getting married and having a traditional family, a picket fence, and a yard and a house. That's not what the millennials are doing." Mr. Haas further spoke on Mixed -use development and noted, "It's not a short -term phenomenon." Board Member Phillips commented on development regarding its long term effects on the City of the Winter Springs. Agreeing with Mr. Haas, Mr. McDaniel commented on the demand of multi- family housing. Tape I /Side B Mr. McDaniel also commented on millennials, commuter cities within Seminole County, and personal biases regarding apartments. Further, Mr. McDaniel noted, "The hope is that our rooftops will bring in the commercial up front and also bring the businesses in the GID (GreeneWay Interchange District) Zoning." Brief comments. Board Member Walker commented again on apartments and inquired about alternatives. Discussion ensued on condominiums versus apartments. Chairperson Henderson opened "Public Input ". No one addressed the Planning and Zoning Board /Local Planning Agency. Chairperson Henderson closed "Public Input ". "I AM GOING TO MAKE A MOTION THAT WE REJECT ITEM `501'." MOTION BY VICE - CHAIRPERSON GASMAN. SECONDED BY CHAIRPERSON HENDERSON. DISCUSSION. VOTE: BOARD MEMBER WALKER: AYE CHAIRPERSON HENDERSON: AYE BOARD MEMBER PHILLIPS: AYE VICE - CHAIRPERSON GASMAN: AYE BOARD MEMBER MILLER: AYE MOTION CARRIED. CITY OF WINTER SPRINGS, FLORIDA MFNUTES PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY REGULAR MEETING - DECEMBER 2, 2015 PAGE 10 OF 12 PUBLIC HEARINGS 502. Community Development Department — Planning Division The Community Development Department — Planning Division Requests The Planning And Zoning Board Consider Approval Of: 1) Preliminary /Final Engineering Plan, And 2) Aesthetic Review For Total Of 279 Multi - Family Units Located On The East Side Of Tuskawilla Road, North Of SR 434 And West Michael Blake Boulevard. Mr. Howell introduced the Agenda Item and explained the Applicant's request for approval of a preliminary Final Engineering Plan and an Aesthetic Review for an apartment community containing 279 units. Referencing an aerial photograph, Mr. Howell pointed out the location of the proposed community. Continuing, Mr. Howell gave a brief history of the project and noted the different negotiations related to the community's location. Mr. Howell also mentioned that the plans have been designed in accordance with the Concept Plan. and Development Agreement approved by City Commission. Mr. Howell also commented on several points of entry to the community, Mixed -use and commercial development, and parking. Images were shown next with further discussion. Board Member Phillips inquired if this was part of a second phase development. Attorney Garganese indicated, "It was Phase 2 of the original — JDC (James Doran Company) project." Attorney Garganese noted that the project had been terminated. Mr. Stevenson explained, "We have always referred to as Phase 2 - the east side of Tuskawilla Road, as being Phase 2 of the Town Center." Chairperson Henderson opened "Public Input ". No one spoke. Chairperson Henderson closed "Public Input", "I MAKE A MOTION WE APPROVE THE FINAL ENGINEERING PLAN AND AESTHETIC REVIEW FOR A TOTAL OF 279 MULTI - FAMILY UNITS LOCATED ON THE EAST SIDE OF TUSKAWILLA ROAD, NORTH OF SR (STATE ROAD) 434 AND WEST OF MICHAEL BLAKE BOULEVARD." MOTION BY VICE- CHAIRPERSON CASMAN. SECONDED BY BOARD MEMBER PHILLIPS. DISCUSSION. CITY OF WINTER SPRINGS, FLORIDA MINUTES PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY REGULAR MEETING - DECEMBER 2, 2015 PAGE I I OF 12 101 BOARD MEMBER WALKER: AYE CHAIRPERSON HENDERSON: AYE BOARD MEMBER PHILLIPS: AYE VICE - CHAIRPERSON CASMAN: AYE BOARD MEMBER MILLER: AYE MOTION CARRIED. PUBLIC HEARINGS 503. Community Development Department — Planning Division The Community Development Department — Planning Division Requests The Planning And Zoning Board Consider Approval Of The Aesthetic Review For The Public Works Administration Building Located On The North Side Of Old Sanford Oviedo Road. Ms. Webb presented the Agenda Item and discussed the City's request for approval of the Aesthetic Review for the Public Works Administration Building, and noted that the property is located in the 1 -1 (Light Industrial) Zoning District. Continuing, Ms. Webb commented, "The Final Engineering Plans were approved by the City Commission on September 25`h of 2005. The Administration Building was not a part of the initial Aesthetic Review, however, it was part of the Final Engineering Plans that were approved in 2005." Ms. Webb further spoke on the aesthetics of the building and mentioned that they were consistent and found to be in harmony with the surrounding industrial area. Further comments. Chairperson Henderson opened "Public Input ". No one spoke. Chairperson Henderson closed "Public Input" "I WILL GIVE A MOTION TO APPROVE `503'." MOTION BY BOARD MEMBER PHILLIPS. SECONDED BY BOARD MEMBER WALKER. DISCUSSION. VOTE: BOARD MEMBER WALKER: AYE CHAIRPERSON HENDERSON: AYE BOARD MEMBER PHILLIPS: AVE VICE-CHAIRPERSON CASMAN: AYE BOARD MEMBER MILLER: AYE MOTION CARRIED. CI'T'Y OF WINTER SPRINGS, FLORIDA MINUTES PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY" REGULAR MEETING — DECEMBER 2, 2015 PAGE 12 OF 12 REGULAR AGENDA REGULAR 600. Not Used PUBLIC INPUT Chairperson Henderson opened "Public Input". No one spoke. Chairperson Henderson closed "Public Input ". ADJOURNMENT Chairperson Henderson adjourned the Regular Meeting at 6:32 p.m. RESPECTFULLY SUBMITTED: COURTNEE MARTIN ASSISTANT TO THE CITY CLERK AND A ONIA DELL DONNA ASSISTANT TO THE CITY CLERK APPROVED: 'Rd HENDIfRSCfK, CHAIRPERSON PLANNING AND ZONING BOARD /LOCAL PLANNING AGENCY NOTE: These Minutes were APProVed at the January 6, 2016 Planning And Zoning Board/Local Planning Agency Regular Meeting.