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HomeMy WebLinkAbout2018 01 08 Regular 500 Winter Springs Townhomes Preliminary EngineeringCOMMISSION AGENDA ITEM 500 January 08, 2018 Regular Meeting Informational Consent Public Hearings Regular X KS City Manager is Department REQUEST: The Community Development Department requesting the City Commission consider a Preliminary Engineering Plan for Winter Springs Townhomes, a proposed 114 -unit townhome subdivision by Dream Finders Homes located in the Town Center at the northeast corner of Michael Blake Boulevard and Tree Swallow Drive. SYNOPSIS: Winter Springs Townhomes is a proposed 114 -unit townhome development by Dream Finders Homes located in the Town Center at the northeast corner of Michael Blake Boulevard and Tree Swallow Drive. CONSIDERATIONS: APPLICANT AND PROPERTY INFORMATION: . Applicant: Dream Finders Homes . Property Owner: Winter Springs Holdings, Inc. . Property Location: NE corner of Michael Blake Blvd /Tree Swallow Dr. . Property Parcel ID numbers: 26- 20- 30- 5AR- OA00 -007K . Current FLUM Designation: Town Center District Regular 500 PAGE 1 OF 4 - January 08, 2018 . Current Zoning Designations: T -C (Town Center) APPLICABLE LAW, PUBLIC POLICY, AND EVENTS: Home Rule Powers Winter Springs Code of Ordinances Town Center District Code City of Winter Springs Comprehensive Plan DISCUSSION: Overview* Dream Finders Homes is proposing a 114 -unit townhome subdivision in the Town Center. The 8 -acre parcel is located at the northeast corner of Michael Blake Boulevard and Tree Swallow Drive (see Exhibit 1). The site is bordered on the north and east by the Cross - Seminole Trail, on the west by Michael Blake Boulevard, and on the south by Tree Swallow Drive. The property is in the T -5 transect of the Town Center, which includes single - family attached units (townhomes) as a permitted use. Site Background: The 8 -acre site is part of a larger parcel of approximately 46 -acres that was previously owned in its entirety by Winter Springs Holdings, Inc. (IBEW). Winter Springs Holdings sold portions of the property to other entities, including Catalyst Development Partners, who is currently building an apartment project on the west side of Michael Blake Boulevard. The 8 -acre property is subject to a Developer's Agreement that includes the following applicable provisions: • After the Catalyst Apartment Project (currently under construction), no additional apartment units are permitted anywhere on the 46 -acre property • Parcels fronting SR 434 and Tuskawilla Road must be developed with a commercial use • The property is served by a master stormwater treatment facility that is currently under construction as part of the Catalyst Apartment Project Proposed Layout / Unit Type: The proposed townhomes are all two - stories and are located in 20- buildings ranging in size from 3 to 10 units per building. Please see Exhibit 2 for the Preliminary Engineering Plan and Exhibit 3 for photos of existing townhomes that are similar to what Dream Finders is proposing. The subdivision features a grid of public streets and private alleys, consistent with the Town Center Code. Townhome units along the perimeter of the development will front Tree Swallow Drive, Michael Blake Boulevard, and the Cross - Seminole Trail. The internal buildings will all face public streets. All units have two -car garages accessed from alleys at the back of the buildings. Site Amenities: The central area of the subdivision includes a pool, cabana, and green space / park area. A main feature of the subdivision will be the immediate access to the Cross - Seminole Trail, with the ability for residents to use the trail for access to nearby shopping, schools, parks, and other community destinations. Water and Sewer: Water and sewer facilities are available to the site in Michael Blake Boulevard. A lift Regular 500 PAGE 2 OF 4 - January 08, 2018 station is being built at the northwest corner of the property that will serve both the Catalyst Apartment project and the proposed Dream Finders townhome subdivision. The City has water and sewer plant capacity to serve the 114 -unit townhome development. Transportation: Winter Springs Townhomes will be accessed from both Michael Blake Boulevard and Tree Swallow Drive. The existing and future Town Center street network provides multiple options for residents to reach their desired destinations. At the SR 434 / Michael Blake Boulevard intersection, a traffic signal will be constructed by the City when it meets the applicable traffic warrants. Stormwater* Winter Springs Townhomes will be served by a master stormwater pond currently being constructed as part of the Catalyst Apartments project. No additional onsite stormwater treatment is required. Onsite stormwater collection and piping facilities will route stormwater to the pond located on the east side of the Trail Bridge. Parking: All townhome units will have two -car garages. In addition, the subdivision will have approximately 95 on- street parking spaces. The proposed overall parking ratio of approximately 2.8 parking spaces per unit is consistent with other townhome projects in the Town Center, but this will be verified by a more detailed parking analysis to be submitted as part of the final engineering plans. Reports: The Final Engineering submittal is required to include the following reports (or updates of previously prepared reports for the same property): • Geotechnical Engineering • Traffic Study • Ecological Study (listed species) • Water and Sewer Analysis • Parking Analysis • Stormwater Report • Fiscal Analysis In addition, the applicant is required to obtain a SCALD letter from SCPS verifying there is adequate school capacity for the new students. Open Staff Comments: Exhibit 4 includes the open Staff comments on the Preliminary Engineering plans, and shall be considered conditions of approval. Preliminary Plan Approval: Pursuant to Section 9 -49 of the City Code, the approval of a Preliminary Plan shall only be construed only as authority for submitting a Final Plan. Exhibit 4 lists the open staff comments that are to be addressed by the applicant as part of the final engineering plans. The Preliminary Engineering Plan is scheduled for review by the Planning & Zoning Board at their January 3, 2018 meeting. Regular 500 PAGE 3 OF 4 - January 08, 2018 FISCAL IMPACT: Development of the subject property as a 114 -unit townhome project is anticipated to provide an increase to the City's taxable value. The potential tax revenue of the proposed subdivision at buildout is estimated to be $50,000 /year. 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 six (6) 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. RECOMMENDATION: Staff recommends the City Commission approve the Preliminary Engineering Plan for Winter Springs Townhomes. ATTACHMENTS: 1. Exhibit 1 — Vicinity Map (1 page) 2. Exhibit 2 — Preliminary Engineering Plan (3 pages) 3. Exhibit 3 — Townhome Photos (3 pages) 4. Exhibit 4 - Open Staff Comments (1 page) Regular 500 PAGE 4 OF 4 - January 08, 2018 Exhibit 1 - Vicinity Map 1122 �9S), 1 1126 S), 112 QG � 141 0 302 304 303 305 308 4 � 8tuk8 G 307 O 309 9 310 �OQ,PO 8 311 'f` 312 313 '� y�Py 3 3 9 20 319 326 X09 322 afi 9 330 b q o ti m N O O 9 as 33a ENNETRL o 331 338 335 339 342 ms J 343 3 J�`t' Future 346 � Commerl 370 1297 1281 1249 1233 190 1296 1270 4201 4�zz 3 3 9 3 942 18 IO O 3II 3II2 2 2I32I32 o 0233 2332 �6 Yai9 aiu 3 os K3ov 3ovz z 4 g 35 O4 o 307 3072 2 2°9201 p 2°72°72 CO 04 C7 �8 a aovz 30 oz m J 3os 3o sz z m zm zzo 0 440 00 m 0 osz 300 4.04 40 2 01 40 400 AVERY LAKE DR t_ 221 1a� 696 692 688 FERN MMOCK S 494 336 489 488 652 485 328 481 484 648 324 0 473 473 Q 480 32 2 476 Z 644 Wetlands Park ;6 469 0 465 S 472 Z 640 04 357 U 468 300 453 ] hPo O 636 449 Fy e O 632 hPo hPo h GSF e° Po h b h si 678 e 6za 670 Catalyst Future Apartments Residential ial Winter Spring Townhomes Future Commercial Fs 9 T� �O \F i 0 250 500 1,000 1,500 2,000 Feet N WE S"��� 221 1a� 696 692 688 FERN MMOCK S 494 336 489 488 652 485 328 481 484 648 324 0 473 473 Q 480 32 2 476 Z 644 Wetlands Park ;6 469 0 465 S 472 Z 640 04 357 U 468 300 453 ] hPo O 636 449 Fy e O 632 hPo hPo h GSF e° Po h b h si 678 e 6za 670 Catalyst Future Apartments Residential ial Winter Spring Townhomes Future Commercial Fs 9 T� �O \F i 0 250 500 1,000 1,500 2,000 Feet N WE S"��� EXHIBIT 2 PARCEL ID #: 26- 20- 30- 5AR- OA00 -007K WINTER SPRINGS TOWNHOMES AT 201 MICHAEL BLAKE BLVD. WINTER SPRINGS, FLORIDA OWNER OWNERS REPRESENTATIVE DEVELOPMENT MANAGER I APPLICANT ENGINEER WINTER SPRINGS HOLDINGS, INC i CS CAPITAL MANAGEMENT/ DREAM FINDERS HOMES LLC LOCHRANE ENGINEERING, INC. WHITAKER CAPITAL 360 CORPORATE WAY SUITE 100 AN NV5 COMPANY PAUL SAYLOR ORANGE PARK, FLORIDA 33073 201 S. BUMBY AVENUE BRIAN LOVE BATEY MCGRAW ORLANDO, FLORIDA 32803 404 - 490 -4988 904- 517 -7983 FRANKLIN A. PORTER, P.E. 407- 896 -3317 dp PROJECT LOCATION VICINITY AIAP AERIAL PHOTO PLANS DESCRIPTION LEGAL DESCRIPTION CONSULTANTS 1-11 FLIRIA-11 T ID 1. o� o� Y N `mom' 4 y _ �w �z P1.0 PARCEL ID #: 26- 20- 30- 5AR- OA00 -007K SITE INFORMATION: � WMSwc ins 6U ITS - wus a, 1 ITS i su irs O ALLEY ro — Q' O 6 U ITS \ o_ V� 5 UNI S ry y I rR ` Q a _ mWTI; s - ° ivi e a sums s 6 J ITS ;I:ioa w o / 0 .. a` O - - FH -- -- -- o Li Too L J ttt °mow SUNI S 6U ITS = Y N 2 0 n m� uE z �a z -REESWALLUVROM aoo soa _ 9 ` °oLE EES II . w — _ R; it OW w FP c s H PONo Z ° 20 o.TC � $TORT: LLI - -'— - -- I si500'NHP STORM TC 9 B3 I Pool Q � ii %% m a - J . eE L-T s — AC P2.0 ie�eeeeeett' I' I 3 �1f�IDC®e� 1..50 50 AG w Y Q m a U suers 3U ITS PARCEL ID #: 26- 20- 30- SAR- OA00 -007K 43.83 G° G° 867 24.1] Seminole County Fire Truck Width 8 o Track 8.00 Sie,,Angle 40.0 PROPOSED FIRE FLOW CNLCS, SFSED ON NFPN 1, TFDLE H.5.1 TYPE V(000) CONSTRUCTION TFU REQUIRED FIRE FLOW =6250 GPM @ G HOURS $ PROPOSED FIRE SPRINKLER REDUCES FF BY — GDJUSTED FIRE FLOW =6,250 Y. 0.25 =1063 GPM @ G HOURS °�3Ymx i - m °6 mema�m:e W � O � mow y g Z y Z` m a' w E. a y LL y 2 tt w O z Z w `c Z o J Y Q a Lu Lu F-- [if 0 P3.0 0 10- �row-, } y. low NWA it . v r• i MML- n r 0 ■ IF* I,k it -IW EXHIBIT 4 Open Staff Comments Pro)ectDo"' Current Project - Project Markups Listing ZP2017- 00000030 - PRELIM SITE PLAN - RESUBMITTAL File Name Markup Markup Text Markup Date P02.0 SITE.pdf BFields Building corner is too close to Alley A; revise at Final Engineering 12/21/2017 P02.0 SITE.pdf BFields Extend sidewalk to asphalt trail 12/21/2017 P02.0 SITE.pdf BFields Locate fire hydrant off of street corner to avoid possible vehicle impacts 12/21/2017 P02.0 SITE.pdf BFields Relocate storm inlet from center of street; locate at curb 12/21/2017 P02.0 SITE.pdf BFields For the two buildings along the north side of Street D, locate them to have the 12/21/2017 same setback. Currently, one is 5 -feet and the other 8 -feet. Also see comment regarding the NE corner of the 6 -unit building being too close to the alley. P02.0 SITE.pdf BFields Submit a parking analysis with the final engineering plans, per the Town Center 12/21/2017 Code. The propsoed parking plan appears that it may be short of parking, based on demands in nearby townhome developments. Seek options for additional parking, such as in driveways (where possible), on- street parallel parking, and off - street parking areas. P02.0 SITE.pdf BFields Locate sidewalk away from the street. See suggested alignment. 12/21/2017 P02.0 SITE.pdf BFields Remove backflow preventer on 8 -inch water main 12/21/2017 P02.0 SITE.pdf BFields Move water main away from the edge of the right-of-way 12/21/2017 P02.0 SITE.pdf BFields Provide a temporary parking area in front of the kiosk for mail pickup 12/21/2017 P02.0 SITE.pdf BFields On all public streets, provide a minimum 60 -foot wide right -of -way with a 6 -foot 12/21/2017 green strip between the parallel parking and the sidewalk, per the standard Town Center Srreet section in the Town Center Code. P02.0 SITE.pdf BFields Prior to Final Engineering, contact City Staff to discuss options for fire sprinkler 12/21/2017 service to the townhome units. P02.0 SITE.pdf BFields Water and sewer mains appear to miss several buildings 12/21/2017 P02.0 SITE.pdf BSmith Provide more detail to show how the units on the north and east sides of the 12/21/2017 property will interact with the trail. There will be a significant elevation difference between the FFE of the east units and existing trail. P02.0 SITE.pdf BSmith Consider removing the 3 -Unit building and using this as additional green space, 12/21/2017 dog park, or playground area. Examples can be provided from other developments if needed. P02.0 SITE.pdf BSmith Decorative bollards or another structure should be included at the east end of 12/21/2017 Alley B and north end of Alley D to prevent vehicles from entering the trail. Both of these entrances should be a minimum of 10' wide, with one being ADA and bicycle accessible. The other can be stairs. P01.0 COVER.pdf Stephanie 1. As part of final engineering, please submit a tree survey showing the location, 12/18/2017 Monica size, and species of all the trees on the site. Please provide a table on the plans detailing the quantity, size, and associated credit value of all trees proposed for removal and preservation. Please provide a mitigation plan to replace all trees removed from the site, in accordance with the City Arbor Ordinance, Chapter 5, Tree Protection and Preservation. 2. As part of final engineering, please provide a landscape plan detailing the species, size, and location of all proposed landscape material. 3. As part of final engineering, please provide an irrigation plan.