CITY OF PORT ST LUCIE

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1 CITY OF PORT ST LUCIE COUNCIL AGENDA MEMORANDUM Agenda Item #: 13A New Business Agenda Item Meeting Date: August 14, 2017 TO: VIA: Mayor and City council Russ Blackburn(City Manager Patricia Roebling, P.E., Assistant City Man FROM: Patricia A. Tobin, AICP, Director of Planning a ning Agenda Item: Motion: Springs at Tradition Site Plan (P17-100) Submittal Date: 7/28/2017 STRATEGIC PLAN LINK: The City's Mission to plan for smart and balanced growth. BACKGROUND: This application is for approval of a site plan for a 304 unit apartment complex to be known as Springs at Tradition (Southern Grove). The developer is Continental Properties. The apartment complex will consist of thirteen apartment buildings, a clubhouse, garage buildings, swimming pool, and outdoor recreation areas. The associated subdivision plat, Southern Grove Plat 21 (P17-107) is scheduled for City Council approval on August 14, ANALYSIS: See attached staff report. FINANCIAL INFORMATION: N/A LEGAL INFORMATION: NOTICE/ADVERTISING: N/A N/A SITE PLAN REVIEW COMMITTEE RECOMMENDATION: The Site Plan Review Committee reviewed the request at their meeting of June 28, 2017 and recommended approval. P Springs at Tradition Site Plan Application

2 PLANNING AND ZONING DEPARTMENT'S RECOMMENDATION: The Planning and Zoning Department staff finds the request to be consistent with the direction and intent of the future land use map and policies of the City's Comprehensive Plan and recommends approval. SPECIAL CONSIDERATION: N/A PRESENTATION INFORMATION: Staff may provide a short presentation. REQUESTED MEETING DATE: 8/14/201 7 LOCATION OF PROJECT: The property is generally located south of Tradition Parkway, east of Community Boulevard and west of Village Parkway. ATTACHMENTS: Staff report, site plan, and project information provided by Continental Properties. PT/BK 2 P1 T100 Springs at Tradition Site Plan Application

3 City of Port St. Lucie Planning and Zoning Department A City for All Ages TO: CITY COUNCIL - MEETING OF AUGUST 14, 2017 FROM: BRIDGET KEAN, CRA DIRECTOR BK- RE: SPRINGS AT TRADITION (SOUTHERN GROVE) MAJOR SITE PLAN APPLICATION PROJECT NO. P DATE: JULY 27, 2017 APPLICANT: Howard Ehrsam, P.E., Bowman Consulting is the applicant. OWNER: Tradition Land Company is the owner of the property. Proof of ownership is located in the file. The contract purchaser is Continental Properties. LOCATION: The property is generally located south of Tradition Parkway, east of Community Boulevard and west of Village Parkway. The property is more specifically located directly south and west of the private road right-of-way known as Tract 4, Southern Grove Plat 11, and identified as SW Village Commons and SW Village Court. LEGAL DESCRIPTION: The current legal description is Lot 1, Southern Grove Plat # 18. An application to replat Lot 1, Southern Grove Plat 18, is scheduled for City Council approval on August 14, 2017 (Project P17-107). The replat will create Southern Grove Plat No. 21 with Tract 1 and Tract 2. The proposed multi-story development will be located on Tract 2. SIZE: Tract 2, Southern Grove Plat No. 21, is approximately acres. EXISTING ZONING: Tradition SG Phase 1 MPUD Zoning EXISTING USE: Vacant land P Springs at Tradition Major Site Plan 1

SURROUNDING USES: Future Land Use Zoning Existing Use N NCD MPUD Tradition Pkwy, vacant land (Future VNA ALF), and WM Tract S NCD MPUD Sc Plat 18, Water Management tract E NCD MPUD Panda Express and

4 SURROUNDING USES: Future Land Use Zoning Existing Use N NCD MPUD Tradition Pkwy, vacant land (Future VNA ALF), and WM Tract S NCD MPUD Sc Plat 18, Water Management tract E NCD MPUD Panda Express and vacant land W NCD MPUD SW Community Blvd and vacant land PROPOSED PROJECT: The proposed project is an application for site plan approval for the development of a 304 unit multi-family apartment complex. The apartment complex will consist of thirteen apartment buildings, a clubhouse, garage buildings, swimming pool, and outdoor recreation areas. The apartment complex will include 48 studio apartments, 104 one bedroom apartments, 126 two bedroom apartments, and 26 three bedroom apartments. The site plan identifies sixteen units as being designed for persons with disabilities. CONCURRENCY REVIEW: The project is subject to the conditions of the Southern Grove DRI development order regarding the provision of adequate public facilities and documented as follows: Sewer/Water Service: Port St. Lucie Utility Systems Department will provide water and sewer service. A developer's agreement with the City Utilities Department, that is consistent with the adopted level of service, is required prior to issuance of building permits. Transportation: The applicant has submitted a trip generation analysis that indicates that this project will generate 1,966 average daily trips and 185 p.m. peak hour trips. Per the Southern Grove DRI development order, the DRI Biennial Report shall include a cumulative calculation of the trip generation for all approved development. Development order conditions are evaluated using the trip generation analyses to determine triggering of any transportation conditions. Parks/OpenSpace: Per Condition No. 67 of the Southern Grove DRI development order, the developer has submitted a plan for the provision of public neighborhood and community recreational sites and facilities. The site plan shows a number of private recreation facilities to serve the residents including a swimming pool, club house, a recreation area, two pet parks, and a paved path around the lake. Storm Water. The project includes a paving and drainage plan that is in compliance with the adopted level of service standard. Solid Waste: Solid waste impacts are measured and planned based on population projections on an annual basis. There is adequate capacity available. 2 P Springs at Tradition Major Site Plan

5 Public School Concurrency Analysis: Per Policy of the City's Comprehensive Plan Public School Facilities Element, approval of the site plan shall be subject to the availability of adequate school capacity based on the adopted level of service standards unless it is determined to be exempt per Policy A copy of the proposed site plan was provided to the St. Lucie County School District as part of the Site Plan Review Committee. There were no comments from the School District on the proposed plan. ZONING REVIEW: The subject property is located within the Tradition SG Phase 1 MPUD. The proposed project has been reviewed for compliance with the MPUD Zoning requirements and documented as follows: Use: The property is located in an area designated for mixed use development in the MPUD. Multi-family dwellings are listed as a permitted use in a designated mixed use area. Building Height: The maximum building height allowed is 65 feet. The maximum height for the two story apartment buildings is 31 feet. Setbacks: The proposed setbacks shown on the site plan are in accordance with the MPUD zoning district. Parking: Parking requirements established in the MPUD are 1.5 spaces per multi-family unit. The site plan provides for 575 parking spaces or 1.9 spaces per unit. Dumpster Enclosure: The site plan includes a dumpster enclosure allowing for both general and recyclable refuse. Architectural Design Standards: The project was reviewed and approved by the Tradition Design Review Committee. NATURAL RESOURCE PROTECTION REVIEW: Environmental and natural resource requirements are addressed in the Southern Grove DRI development order. Per the Southern Grove DRI development order, there are no wetlands or native upland habitat areas to be preserved on site. A clearing plan is required to be submitted as part of the submittal of the construction plans for approval. OTHER: Fire District: The access locations (external and internal) have been reviewed by the Fire District for safety purposes. P Springs at Tradition Major Site Plan 3

6 Public Art: At this time, the applicant is proposing to pay the fee in lieu of providing public artwork. The fee is due prior to the issuance of any building permits. In the event the developer decides to provide public art, the proposal will be submitted to the City Council for approval prior to the issuance of building permits. STAFF RECOMMENDATION: The Site Plan Review Committee reviewed the request at their meeting of June 28, 2017 and recommended approval. P Springs at Tradition Major Site Plan 4

7 GENERAL LOCATION CITY OF PORT ST. LUCIE PLANNING & ZONING DEPT. SITE PLAN THE TRADITION SOUTHERN GROVE PLAT NO. 18, LOT 1 DATE 6/27/2017 APPLICATION NUMBER: P USER: patricias SCALE 1 in = 0.5 miles

8 AERIAL CITY OF PORT ST. LUCIE PLANNING & ZONING DEPT. SITE PLAN THE TRADITION SOUTHERN GROVE PLAT NO. 18, LOT 1 AERIAL DATE 2014 USER: SCALE patricias 1 in=500ft

9 CITY OF PORT ST. LUCIE PLANNING & ZONING DEPT. SITE PLAN THE TRADITION SOUTHERN GROVE PLAT NO. 18, LOT 1 DATE 6/27/2017 APPLICATION NUMBER USER SCALE P patricias 1 in = 500 ft

10 CITY OF PORT ST. LUCIE PLANNING & ZONING DEPT. SITE PLAN THE TRADITION SOUTHERN GROVE PLAT NO. 18, LOT 1 DATE 6/27/2017 APPLICATION NUMBER: USER SCALE P patricias 1 in=500ft

11 TMPMoN June 23, 2017 To Whom It May Concern: Please let this letter serve as authorization for Bowman Consulting Group, Ltd. to act as authorized agents for Tradition Land Company, LLC concerning all permitting applications and issues for the project known as Tradition located west of SW Innovation Way/SW Village Parkway in Port St. Lucie, St. Lucie County, Florida. Owner's Signature David C. Feltman Owner's Printed Name STATE OF FLORIDA COUNTY OF PINELLAS Sworn to and subscribed before me this 26 day of JUNE, 2017, by David C. Feltman who is the President of rradilli>n land Company. 1.1=c. He is personally known to me or who has produced as identification. KELLY RETIE REA MY COMMISSION I FF EXPIRES: Match 22, 2019 Bald Nu tbtry Pttbic lkdwtba Printed Name Notary Public State of FLORIDA My Commission Expires 3/22/ S\1' Meeting Street Port St. Lucie, Florida Phone: (772) Fax: (772)

12 Trrow. F L O R 1 0 A Tradition Design Review Committee Architectural Review SW Tradition Square Port St. Lucie, FL Phone (772) Date: To: Springs at Tradition Attention: Howard Ehrsam Bowman Consulting SW Tradition Square Port St. Lucie, FL Regarding: Springs at Tradition Apartment Complex - Site Plan This notice serves as the Design Review Committee's response to your request as referenced above. Please note any comments made by the Committee as listed below. If you have any questions regarding this matter, please do not hesitate to contact the Committee at (772) Status: Approved Comments: The Committee has reviewed the above-referenced plan and has approved it as submitted. Thank you. Tradition Design Review Committee

13 APPLICATION FOR SITE PLAN REVIEW ONLY COMPLETE SUBMISSIONS WILL BE PROCESSED CITY OF PORT ST. LUCIE P&Z File No. ( I O PLANNING & ZONING DEPARTMENT (772) FAX: (772) Fees (Nonrefundable) $-7 (1/. ;O Arch.: $ Receipt #'s:, PRIMARY CONTACT ADDRESS: Howard Ehrsam hehrsam@bowmanconsulting.com PROJECT NAME: The Springs at Tradition LEGAL DESCRIPTION: Portion of: SOUTHERN GROVE PLAT NO. 18 (PB 73-25) LOT 1 (63.54 AC - 2,767,802 SF) LOCATION OF PROJECT SITE: Village Point - Tradition Parkway ( , ) PROPERTY TAX I.D. NUMBER: STATEMENT DESCRIBING IN DETAIL 304 Unit Multi-family Apartment Complex THE CHARACTER AND INTENDED USE Multifamily apartments, club house, pet parks and amenities OF THE DEVELOPMENT: GROSS SQ. FT. OF STRUCTURE (S): 170,839 SF NUMBER OF DWELLING UNITS & DENSITY FOR MULTI-FAMILY PROJECTS: 304 Units; 12.3 per acre UTILITIES & SUPPLIER: PSLUSD for water and Wastewater, FPL for Power GROSS ACREAGE & SQ. FT. OF SITE: ac; 1,143,020 SF **ESTIMATED NO. EMPLOYEES: 10 FUTURE LAND USE DESIGNATION: NCD ZONING DISTRICT: MPUD OWNER(S) OF PROPERTY: Name, Address, Telephone & Fax No.: Tradition Land Company, LLC 4333 NE Edgewood Rd RECEIVED Cedar Rapids, IA iL,IN 2H 1 APPLICANT OR AGENT OF OWNER: David Feldman, Tradition Land Company, LLC Name, Address, Telephone & Fax No.: 4333 NE Edgewood Rd, Cedar Rapids, IA taepaftl"nt6mff Phone: , Fax: r,- 'tf pops 3t''.t1 ma. PROJECT ARCHITECT/ENGINEER: Bowman Consulting Group. ltd Certificate of Authorization (Firm, Engineer Of Record, Howard Ehrsam, P.E Florida Registration No., Contact SW Tradition Square, Port St Lucie, FL Person, Address, Phone & Fax No.) Howard Ehrsam hehrsam@bowmanconsulting.com - I hereby authorize the above listed agent to represent me. I grant the planning department permission to access the property for inspection. - I fully understand that prior to the issuance of a building permit and the commencement of any development, all plans and detail plans must be reviewed and approved by the City pursuant to Sections through , inclusive, of the zoning ordinance. *When a corporation submits an application, it must be signed by an officer of the corporation. Corporation signatures must be accompanied with an approved resolution authorizing the individual to sign such applications. NOTE ignature on this application acknowledges that a certificate of concurrency for adequate public facilities as needed to ser - this project has not yet been determined. Adequacy of public facility services is not guaranteed at this stage in the devel., nt review process. AP acy for public facilities is determined through certification of concurrency and the issuanc- If final local ent o 'ers as may be necessary for this project to he determined based on the application material bmitted. OWNER'S SIGNATURE HAND PRINT NAME TITLE DATE 7 Page 1 of 7

15 Multifamily Experience Springs Experience In the late 1980's and early 1990's, Continental Properties developed two apartment communities in the Milwaukee area. Applying the lessons learned from these first two communities, Continental created a comprehensive plan to become a national developer, owner and operator of apartments. This planning eventually resulted in the creation of the nationally branded Springs apartment communities. Continental broke ground on the first Springs community in July of 2001 in Bradenton, Florida. Between that time and today, Continental has developed 61 multifamily communities in 17 states, totaling more than 16,500 apartment homes. With the growth of its apartment portfolio, Continental invests significant resources in personnel and systems to optimize performance. Each property is managed by a team of on-site professionals supported by specialists at our home office in operations, accounting, IT, training, marketing and other fields. Continental's industry-leading market research group enables the organization to continually evaluate over 360 metropolitan areas nationally in order to select the best possible locations for new project development. Leveraging in-house development, design, construction and operation teams, Continental can work with municipalities in each market and address the evolving needs of the Springs customers.

16 Development Criteria Continental's development activities begin with extensive market research. Utilizing both internal and external resources, Continental's market research group identifies metropolitan areas offering the greatest development potential. Each market is evaluated on three key metrics: 1) Market ratings by outside institutions such as MPF Research, Brookings, REIS and Milliken. 2) Key economic indicators such as current and historical employment growth data, unemployment rate variance, economic diversity, household/population growth and home price index trend. 3) Multifamily indicators such as vacancy rates, vacancy rate change, construction permits, home ownership rate, percentage of population between ages 20-34, projected population growth and median household income. Once a market is targeted, Continental's development team searches for suitable sites, works with landowners to negotiate land purchases, and obtains government approvals and permits. SPRINGS Experience Er Top Property Management Professionals Springs Apartments offer an attractive housing option. Most communities feature studio to three bedroom apartment homes. Each community offers a community clubhouse, resort-style swimming pool, fitness center, pet playground, townhome-style private entries and attached garages. Coupled with unique amenities such as free car care center and pet spa area, the Springs create the best in suburban living. The vertical and horizontal articulation along with the color palette of the buildings and the landscaping of the community compliment the surrounding area. Innovative interior space planning showcases practicality, privacy and peace of mind. Continental employs top professionals in the multifamily industry to provide Springs residents with personal attention and worldclass service. Customer service distinguishes Springs from the competition by promoting resident satisfaction and retention, setting new standards for the apartment industry. Many of our Property Management Teams have received national and local awards from the National Apartment Association. Continental Properties believes that every Springs project is a long-term investment for the company and for the local communities. As a result of a thorough design process and a highly professional approach to property management, Springs communities are very well received by the communities.

17 fpriogf at tradition PROJECT DESCRIPTION Springs at Tradition is located on the west side of Village Parkway Drive and south of Tradition Parkway, approximately one half mile west of Interstate 95, as indicated on the enclosed site plan. Continental 409 Fund LLC ("Continental") proposes a Class A, market-rate apartment community on approximately 26.2 acres of land. The proposed development meets local residential housing needs and complements the character of adjoining land uses. Continental proposes three hundred and four (304) units within thirteen (13) residential buildings, at a density of approximately 11.6 units per acre. The buildings offer a two-story townhome design featuring private, ground-level direct access entries to each unit. Many units have attached, directaccess garages and the community will offer a number of detached garages as well. There will be two building types throughout the project, one building (B20) contains twenty units comprised of a mix of studio, 1-bedroom, 2-bedroom, and 3- bedroom units and one building (G24) contains twenty units comprised of a mix of studio, 1-bedroom, 2-bedroom, and 3- bedroom units. This site's current zoning is within the Southern Grove Master Planned Unit Development that permits multifamily residential as a use. Springs at Tradition will feature a clubhouse measuring 4,340 square feet in size, which includes a large gathering room, fitness center, kitchen area, coffee bar, and office space for Continental's property management team. A pool and sun deck for the residents are provided behind the clubhouse along with an outdoor BBQ area. The clubhouse and pool area are served by wireless internet service. The development will also feature perimeter fencing to create open space within the development and automatic vehicular gates at the community entry. Exterior elevations within the Springs development provide architectural interest through varied durable materials such as fiber cement board siding in a range of finishes including lap siding and board-and-batten in a variety of colors. Alongside a complementary color palette of yellow and neutral tones, roof accents over unit entries bring additional articulation to the buildings. Large-scale windows are provided in each unit to promote natural lighting, along with creating opportunities to optimize passive solar heating and cooling. Each building provides articulation to break up the structure's massing; balconies, covered doorways, and unit projections create variation with each facade. The design of each Springs building lends itself well to promoting a very walkable community. Connectivity among buildings is provided on site, with direct access to each unit. Buildings are placed on site to create smaller community courtyards throughout the development. Buildings throughout the project will take advantage of the views to a large detention area centrally located within the site. Residents will also experience views of the detention pond as they enter the development before driving to their building Continental is anticipating an October 2017 construction start, with the clubhouse and first building coming available in late Summer of The project will be constructed as one phase. with another building available every three weeks. Construction completion is scheduled for early Summer

18 SPRIflGS at tradition VICINITY MAP..A Q:vcn,r w WHa.S`!p:Q VICINITY AERIAL 2

CITY OF PORT ST LUCIE

CITY OF PORT ST LUCIE COUNCIL AGENDA MEMORANDUM 7U Agenda Item #: Meeting Date: August 14, 2017 TO: VIA: FROM: Mayor and City ouncil Russ Blackburity Manager -s) Patricia A. Tobin, AICP, Director of Planning