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HomeMy WebLinkAbout2017 10 09 Regular 500 Non-Binding Preliminary Review of Senior Apartment ProjectCOMMISSION AGENDA ITEM 500 REQUEST: Informational Consent Public Hearings Regular X October 09, 2017 KS BF Regular Meeting City Manager Department The Community Development Department is requesting the City Commission's advisability for a non - binding preliminary review of a proposed senior apartment project on the Blumberg property in the Town Center. SYNOPSIS: Alliance Residential Company submitted an application for Town Center non - binding preliminary review for "Broadstone Magnolia Square," a proposed 180 -unit senior (55 +) apartment project located on the Blumberg property at the northwest corner of Tuskawilla Road and Blumberg Boulevard in the T -4 Transect of the Town Center. CONSIDERATIONS: The proposed use is submitted for City Commission review in accordance with Section 20- 321(b)(2) of the Town Center Code, which allows applicants to submit, at their option and sole cost and risk, site layout and building elevation designs in schematic or sketch form for a non - binding and preliminary review by the Development Review Committee (City Commission). APPLICANT AND PROPERTY INFORMATION: Applicant name and address and authorized representative: Alliance Residential Company, 222 West Comstock Ave, Suite 115, Winter Park, FL 32789, Sean Flanagan e Property owner's name(s): Juanita D. Blumberg, Trustee FBO Juanita D. Blumberg Regular 500 PAGE 1 OF 3 - October 09, 2017 e Property addresses: 141 Bear Springs Drive, Winter Springs, FL 32719 -5430 e Property Parcel ID number: 26- 20- 30- 5AR- OB00 -028E e Proposed FLUM Designation: Town Center e Proposed Zoning Designation: Town Center District T -4 (General Urban Zone) . Previously Approved Development permits such as conditional use, waiver, or variance (if any): None e Development Agreements (if any): No known Development Agreements . Pending Code Enforcement Actions (if any): No known pending Code Enforcement actions e City Liens (if any): No known liens APPLICABLE LAW, PUBLIC POLICY, AND EVENTS Home Rule Powers Florida Statutes City of Winter Springs Comprehensive Plan Winter Springs Town Center District Code, Section 20- 321(b)(2) DISCUSSION: The applicant, Alliance Residential Company, has submitted "Broadstone Magnolia Square" for the City Commission's non - binding preliminary review. The project consists of a proposed 180 -unit senior (55 +) apartment project located on the Blumberg property at the northwest corner of Tuskawilla Road and Blumberg Boulevard in the T -4 Transect of the Town Center. The applicant provided a schematic site plan, survey, and other information regarding the developer, plus examples of similar residential, multifamily senior living facilities that have already been developed. The project is situated on 6.46 total acres, and the proposed building would have 180 apartment units and 257 parking spaces. The applicant is seeking to present this proposal to the City Commission to obtain preliminary feedback on the project. Ci , Code Residential, multifamily facilities are permitted only by special exception in the Town Center District Code in Transects 4 and 5. Residential, multifamily facilities would require the approval of a Special Exception from the City Commission to be permitted in the T -4 transect (General Urban Zone) of the Town Center, per Section 20 -323 of the Town Center Code. Additionally, the project would also require a Special Exception for a large footprint building (over 20,000 square feet). Any development in the T -4 transect of the Town Center would be subject to the architectural guidelines of the Town Center Code. The building must also be constructed Regular 500 PAGE 2 OF 3 - October 09, 2017 as a two -story minimum or four -story maximum. The Comprehensive Plan does address and encourage infill development as part of Policy 1.5.3 in the Land Use Element. Policy 2.2.8 encourages higher intensity development in the Town Center subject to the Town Center Code. Next Steps: In the event the applicant proceeds with a formal submittal, the City Commission will, at a later date, be asked to formally consider the approval or denial of the two Special Exception requests to: 1) permit the multifamily residential use on the property; and 2) permit a large footprint building. If the Special Exceptions are approved, the applicant will be required to obtain approval of Final Engineering plans and an Aesthetic Review from the City Commission prior to construction. All structures would be held to the architectural design standards as required by the Town Center Code. FISCAL IMPACT: There is no fiscal impact associated with this item at this time. If the applicant proceeds with obtaining approval of final engineering plans and the associated aesthetic review, a fiscal impact analysis will be prepared in accordance with the Comprehensive Plan. 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 consider and provide non - binding feedback for a proposed senior apartment project on the Blumberg property in the Town Center. ATTACHMENTS: A. Schematic Site Plan (1 page) B. Alliance Residential Company Information (24 pages) Regular 500 PAGE 3 OF 3 - October 09, 2017 CHARACTER: 0a Attachment A: Schematic Site Plan 4. /A 5. 0 EXISTING ON STREET PARKING © CLUB © POOL /OUTDOOR AMENITIES Q RESIDENTIAL ENTRY STOOP © SURFACE PARKING Q RETENTION Q EXHLTRATION UNDER PARKING Q TANDEM PARKING Q GARAGE PARKING EMERGENCY ACCESS PROJECT ENTRY/ LOBBY PORTE COCHERE SITE DATA Site Acreaae Total Acreage: 6.46 acres Unit Mix 1 bedroom: 42 units 2 bedroom: 138 units Total Units: 180 units Parkina Count Surface Parking: 173 spaces Existing Parallel Parking: 24 spaces Tandem Parking: 30 spaces Garage Parking: 30 spaces Total Parking: 257(1.42 spaces /unit) J) SCALE: 1" 60' 0" 0 60 120 ALLIANCE Winter5prings I schematic site plan DIX.HITE RESIDENTIAL COMPANY August 8, 2017 +PARTNERS ATTACHMENT B ❖ Active Adult is an established asset class that is currently serving an age group of 72 to 74 year olds, and it is more affordable than Independent Living communities. It also attracts a "younger" senior than traditional senior housing. Active Adult serves a growing desire for "urban" lifestyle where walkability to shopping and retail is a huge factor. ❖ Active Adult communities serve a population of seniors who are completely independent and still very involved in the community. They still drive to restaurants, shop, and many still work or volunteer. ❖ There will be 32 million new 65+ over the next 20 years, and homeownership rate in this group is dramatically dropping (10% between 1990 and 2030). With the Baby Boomer's homeownership rates declining, the growth of renters in this cohort will outpace the growth of homeowners rising from 6 million to 12+ million, with 29% of this population turning to rental properties. ❖ The majority of residents in Active Adult developments are single women (approximately 2/3), and the average length of stay is 7 years, with the majority of properties surveyed at 97% -100% occupancy. +ALLIANCE ��11 * ALLIANCE * ALLIANCE Active Adult projects don't require as many units because communities are only 150 -180 units. Parking ratios only need to be 1.3 spaces /unit compared to 1.8 -2.0 spaces /unit. (a typical project would save 90- 100 parking spaces). There is also no impacts to the school system. Traffic impacts are reduced partly by density and also a result of age (this group typically doesn't want to be on the road before 10 a.m. or after 3 p.m.). More community amenities and services provided than multifamily. Average length of stay is approximately 5 to 7 years, whereas apartments are 1 to 2 yea rs. ALLIANCE +ALLIANCE ALLIANCE W l� Now PI ilk 222 West ComstockAvenue Suite 115 Winter Park, Florida 32789 ALLIANCE UPDATE (AS OF 9/30/16) People 2.689 358 Operations Management 324 0— Investment Division 2,007 on-site Management Projects 1 Stabilized 5,000 UnIts $0.9B 4 Lease -Up 7,500 Units JgW $1,2 B 5 Under Construction 10,000 Uri its .B Deiopment Pipeline 10,000 Units $_BB ALLIANCE'S FOOTPPINT --Q One of Ike largest private U.S. multifamily companies with 34 offices throughout the West, Sou Ihwest, South- Central, Southeast. M id- Atlgntic and Noirtheast Headquartered in Phoenix, AZ --Q Active buyer, builder and manager across 19 skates and 29 metropolitan areas $4,4B principal portfolio (25,000 units) $1513 managed portfelio {89,000 units) ��ork era R $anF•an.�o � *� ALLIANCE t CAy Genf.[ } �} Lud Veg.a Las 4r'=1 -n:r pi *AbLquerqur Ora ^ge Gal ^k} pail, � �usli� IrmeskmentfManagementOfices `- a74nku-iaf,? Okher Maaagernenk ar kiyeAr .enk p,ajecb *H 1ti � #ter t#nr'�rk Andl in•re AV— won bG Ofka-r', j .ale OCkmWa CK�wla'.t r Pala 9eack Mon imp- 1. jw-lv v! 1 flu IL r It, Ulu I i = M larw9vtor VEPTICALLY IITEGTED PLTFI Core & Repositioning Site Acquisition General Contracting Purchases Site Design Pard Cost Budgeting Note or REQ Purchase Land Entitlement Construction Scheduling Reconstruction Re nervation +ALLIANCE Product Design Project Management Third -Party Management Marketing and Leasing Property Maintenance Asset Engineering 5ustainability Property Operations Risk Managernerrk Performance Measuremea Sale/ Disposition Project Financing Research ORGANIZATIONAL OVEPVIEW Bob Weston Chief Financial Officer 7Managers +ALLIANCE Bob Hunk Nirk Chapman Brian Austin Russ Kindc rFF Jim Krohn Sr. Managing Qiret4or Sr. Managirg Dire {tar Sr. Managing Director Managing Director CEO 1 8managers 1 11 Managers 1 12 Managers I I Manager 1 10 Managers TEAM OF PROFESSIONALS One of Alliance's keys to success is that their team of professionals live where they work and are active members of the community. This local presence offers tremendous advantages in allowing Alliance to capitalize on market knowledge, resources and relationships to pursue extraordinary development opportunities. In addition to the local real estate expertise Alliance provides national support for consistent operating procedures and standards and has a Management Committee that guides strategic day - to -day operations. * ALLIANCE SEAN FLANAGANManaging Director North Florida + ALLIANCE As managing director Sean oversees the sourcing, development and operation of new projects in the North Florida region. Sean brings more than 25 years of experience from the construction and development industries, including 19 multifamily projects with more than 4,200 apartment homes ranging from Garden to Mid and High -rise mixed -use buildings. Sean began his multifamily career in Orlando, Florida., with Chicago -based Pritzker Residential, where he managed the development and construction of 2,482 new luxury Centergate apartments in Orlando, Tampa /St. Petersburg, and Jacksonville, as well as South Florida and Washington D.C. Prior to joining Alliance, Sean was Vice President of Development and Construction for Mill Creek Residential in Orlando, Florida. Sean earned his bachelor of arts from Marquette University in Milwaukee, Wisconsin, and is a licensed Florida realtor. DALE BOYLESManaging Director Senior Housing Fri I � I' + ALLIANCE Mr. Boyles is responsible for directing all aspects of Alliance's new senior housing platform, including sourcing and evaluating new opportunities, assisting with product design, and expanding the platform throughout the company's foot print. Mr. Boyles has 20 years' experience in operating, developing and providing leadership in senior's housing. Prior to joining Alliance Residential, Mr. Boyles was Vice President Operations for Emeritus /Brookdale Senior Living with responsibility for 65 communities (5,000 units) in the California Region. Mr. Boyles was also a recent board member for the California Assisted Living Association (CALA) where he held the positions of Treasurer and PAC chair. Mr. Boyles holds a BS in Business Marketing from San Jose State University, San Jose, California and a Masters of Business Administration from the Paul Merage School of Business at University California Irvine. Y r ip f 9 -� rr axe lul M ITW w;.. NEW irrrs �� a - k INSTITUTIONAL EXPERIENCE Select Equity Relationships Lam] CLARION PARTNERS Al�j SAEW THE (:ARLYLE GROUP CO`RN6R570NE 0 5 Invesco J.P. Morgan Prudential HPai Fstate U 40 Berkshire CRow HOLDINGS Sumitomo Corporation of Americas ALLIANCE Select Lender Relationships Bank ofAmerica O BM FINANCIAL' citizens �- Bank R%10 () E larrk Rank Yfi - CADENCE Helaba i compass uu+d..e�w HpBeFn- ThpHn�h 13 ^ FRxidie SYMNLis o Mx Fannie.Mae.. Frx'rm THian RAN*r BANK KeyBank 0 PMvrganChase Mercantil CR'f TExm _ MBt<ife C.AP'TAL WH1TAY SI31 )RUST HANK- RANK IM Bank [Mbank. ZIONS BANK PPOPERTY MANAGEMENT RL TF M Ailiunc .e's managedportfoiio is comprised of 89,000+ units, representing more than ,$15 billion fn asset due under mmnagerrteft Properties: 11 Units: 2,36o Prope�rkiv.s: 60 Units: 14,16.� Pr -Qperties; 57 Units: 15,1537 Properties= 70 Ur[ItS: 12,628 *ALLIANCE La. ArK.4..q San G+pf LY L,ko- Cny L ^ krgp" L bWd mpr* A[h„gwraN+ Y�3 Phw.i. Props rki a s: 70 Units! :21,47T Pr4per�is 11 AS U nits:,73 V4�' Ja[bwm�+ Pro Orb w Wl.rew[h rt. Lxu[4+dd+ 73wFlaeidhGmjL mi.rr: UMMAPY OF UNITS UNITS UNDER MANAGEMENT DEMENT SINCE 2005 loot000 90 #000 80,000 70,000 0,000 50,000 40tOOO 0 #000 27,040 201000 10{000 4 2,0 00 7, 400 45,500 45,040 45,500 A9,000 57,004 76,000 69,000 77,000 89,040 2005 2000 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 W019/30) ALLIANCE ALLIANCE OPEPATING PPOGPAMS LLr CE * Our reputation and ongoing recruiting activity has established a highly - qualified candidate pipeline- Pre -hire assessments and structural behavioral interviewing ensure we hire only high- potential talent into the organization. ALLIANCE resident Uur skate -of- the -art technology and marketing package provides industry - leading solutions to generate traffic, as well as ensure we deliver prompt customer service at every paint of interaction- ALLIANCE ALLIANCE UNIVERSITY With 304• instructor -led and on- demand courses available, this state• of -the -art learning management system making learning resources easily accessible and delivers training targeted to the needs of each associate. M ALIJANCEadrva +ta L1 =4 ON YOIIP TLGh4 FROX lMY WHGPL LIYTFi. This integrated portal provides residents with 24/7 access to a secure. online environment for coordinating move -ins, setting up utilities, submitting work orders and making online rent payments. ALLIANCE TV Our company news channel is used to communicate with associates nationwide. Videos introduce new programs, share company highlights and promote ongoing campaigns. Rainni -a 'r. LIB #�� Using LRO and YieldStar, Alliance strategically prices rents for optimal growth with superior revenue lift. 1 itl" LPO, our dedicated pricing specialists walk all units and collaborate with on- site teams to ensure succcess- ALLIANCU In addition to green development intiatives, our sustainability department looks at existing units to identify ways to further our green efforts in relation to energy efficiency, water conservation, air quality and mare, In partnership with Kingsley Associates, strategic survey programs allow us to better understand needs and demands during key phases of a residents' life cycle. This allows us to derive clear action items to enhance our residents' living experience. ALLIANCE Business Intelligence Alliance's big data repository gathers more than one million data points monthly from disparate data sources, tracking customer experience, associate performance and financial analysis for our assets. This business intelligence allows us to see trends and respond more effectively across our portfolio, Q. ) Data Associate Prop" Predictive Data Mining Performance Berichmarking Analysis Visualization Indicators _n_:i .. _Fl - - ano q - i � IF 7 =7 maw-% m, ft moo Broadstone Blako Stroot Denver, CO :memo* := Awlf~_� mw� dp POWO 010 djo W� fflaa o Mop QIWWAW 4bl:— ft-w—.r.b