Vice-Chair Dan Massaro and member Gayl Scruton (both excused)

Transcription

1 PRESENT: ABSENT: CITY OF DUNEDIN, FLORIDA LOCAL PLANNING AGENCY REGULAR MEETING OF WEDNESDAY, JANUARY 13, :30 P.M. Chair Diane Brand; Members Adam L. Smith, Matthew Wielinski, Steven Sandbergen, Dennis W. Alspaugh and alternate members David R. Pauley and Thomas Jim Graham. Vice-Chair Dan Massaro and member Gayl Scruton (both excused) ALSO PRESENT: Chair Brand convened the meeting at 6:30 p.m. City Attorney Tom Trask, Deputy City Clerk Sharon Toner, Director of Planning and Development Gregory Rice, Director of Housing and Economic Development/CRA Director Bob Ironsmith and Joseph Kokolakis. Chair Brand explained the rules and procedures of the (LPA) and that a public hearing would be conducted. She added that the agency is an advisory board comprised of volunteers who make recommendations to the City Commission. This meeting would be open to the public, and all persons in the audience providing testimony would need to identify themselves and be sworn in by the clerk. Chair Brand advised that although procedures of the board are structured in a quasi-judicial manner, the board itself is not quasi-judicial and has no power to make final decisions on applications brought before them. She then explained the standard public hearing procedure and that at the conclusion of the public hearing, the board would, by vote, give its decision on each matter and the rendition of the board s order will occur by voice vote at that time and no written decision will be forthcoming. 1. Appoint Chairperson and Vice-Chairperson for the year Motion was made by Mr. Sandbergen and seconded by Mr. Wielinski to reappoint Diane Brand to serve as Chairperson for the year Motion was made by Mr. Smith and seconded by Mr. Alspaugh to reappoint Dan Massaro to serve as Vice-Chairperson for the year Approval of the minutes of the regular meeting of December 9, Motion was made by Mr. Wielinski and seconded by Mr. Smith to approve the minutes of the regular meeting of December 9, 2015 as presented. Deputy City Clerk Toner swore in all those wishing to speak to or give testimony to any agenda items. 16-1

2 3. Application DEV-S/D-LDO , Artisan Apartment Homes & Parking Garage, located at 940 & 966 Douglas Avenue. Request for Development Agreement, Preliminary Conceptual Review followed by Final Design Review, and Parkland Dedication. Property located at 940 and 966 Douglas Avenue. Mixed-use project to include sixty-five (65) residential apartments, approximately 11,000 SF of retail and a parking garage. Chair Brand introduced the agenda item and determined none of the Board members had ex parte communication with anyone regarding this agenda item. Gregory A. Rice, Director of Planning & Development referenced the map and site plan and pointed out various elements of the project: A City owned parking lot with a shelter, parking spaces, a retention area and the project area which is part of the site. The project will be 65 apartments and a unique parking garage not visible from the street. The proposed development agreement will provide 195 parking spaces in the garage and 20 parking spaces for a total of 215 which will be leased by the City in addition to the parking requirements for the project. This project will more than double the approximately 86 spaces currently on Douglas Avenue. He pointed out the building footprint, City parking area and retention area and added there will also be a dog park with a promenade and seating area to provide a connection from the Pinellas Trail to Douglas Avenue and possibly from the Trail to the property to the north which is the new City Artisan Incubator property. Elevations presented depict the front view of the apartments which, in keeping with the flavor of Douglas Avenue, is a modernist approach with a slight flair of the industrial past. The parking area is on the bottom and will be accessed by the public from off of Monroe and by the private off of Douglas. The second floor, accessed on Douglas, will be internal parking for the retail and apartment units. The third level will be a recreational area for the tenants of the apartments consisting of an outdoor area, a pool and greenspace. The elevation from the side view was shown. The preliminary greenspace plan is heavily treed to the rear and in the promenade area, a little in the front so as not to take away from the architecture and then a treescape. The aerial site plan was shown of the subject property and the surrounding area. Questions from the Board Mr. Pauley verified with Mr. Ironsmith the location of the property in relation to the Freeborn Law Offices on the corner of Douglas and Monroe, then the retention area, then the City parking lot by the Pinellas Trail. It was noted the aerial gives a better view of retention area. When Mr. Graham asked if that was all the retention area required for the project, Mr. Ironsmith advised the project will require some vaulting for retention which Mr. Kokolakis could explain. 16-2

3 Mr. Wielinski inquired regarding the City leasing the 195 spaces in the garage and the 20 spaces outside; however, noted the City owns the property where the 20 spaces are located. Mr. Rice explained that land will be purchased by Mr. Kokolakis through the development agreement and then leased back for the 20 spaces. Mr. Ironsmith explained the applicant will purchase the property for $400,000 to be paid over a period of time in the amount of $32,211 payments and that will remain surface parking for that period of time and then will be conveyed as part of the deal to make the numbers work for the leased structure and overall parking. Mr. Wielinski asked about the indication that the bottom parking is actually below current grade. Mr. Kokolakis explained regarding the grade of the property there is a drop from the crown on Douglas to the crown of the Pinellas Trail of about 8 feet and in order to accommodate the height needed for a parking garage they will probably end up being about 2 feet below the Trail on the west side. It will still have sunlight coming in for the majority on all three sides of the parking lot; the wall will be on the east side on Douglas. Mr. Ironsmith commented that with the topography Mr. Kokolakis has devised, the project does not have to be 5-stories tall; it lowers the overall height. Mr. Wielinski verified with Mr. Ironsmith there are no existing retention vaults on the property. Mr. Smith asked the reason/ advantage of selling the City property and then leasing it back. Mr. Ironsmith explained it is an advantage to the City to help get the overall lease rate down which otherwise the CRA dollars could not carry and the area remains surface parking. Mr. Ironsmith commented the project is a fine example of mixed use in the downtown. He noted the LPA was part of the rezoning to FX and Downtown Core (DC) and then the streetscape grant was received and the City wanted to stimulate redevelopment which this project does. This project represents a nice mixed use of apartments, retail and a partnership for the garage. He commented on the work that went into the development agreement by City Attorney Trask, Mr. Rice, Mr. Kokolakis and himself. Mr. Ironsmith continued: The Development Agreement represents 195 public parking spaces in the garage and 20 surface spaces. It is a lease stream of $115,000 a year with about $1.95 million of the BP money coming over as a buy down for the lease to allow the City to pay for it for 3 years and then the CRA picks up the amount after year 3, as a result of the new projects occurring in the downtown. Some incentives for the project are also in the agreement. They are 50% waiver on the Transportation Impact Fee, 50% waiver on Fire and 50% waiver on Law Enforcement. The sale of the City owned property was not an incentive and it was to the advantage of the City in this case. The agreement allows for the lease for 20 years at the $115,000 rate. There is also annual maintenance per parking space for the garage estimated by the parking consultant Walker and others at $500 per year to maintain 1 space. This means in addition to the $115,000 due to the owner for the lease there will be an amount for the maintenance averaged out to be approximately $134,000 per year. This gives an idea of 16-3

4 how expensive parking can be. The expense for a parking management system is approximately $466,000. In this deal, the City is able to get to parking at approximately $15,000 per space where normally this type of space could run $23,000 to $25,000 with all the components; land, construction, drainage and so forth. Currently the site has 90 spaces and with the project the City will net 100 new spaces. With the additional leases the City is considering there will be about 220 new parking spaces in the next year and a half. Mr. Ironsmith explained since the parking structure will be owned by Mr. Kokolakis it will be on the tax rolls; therefore, the City will also be getting the tax revenue from the garage which can add up to a substantial amount over the years, possibly $800,000 to $900,000 over that time period. He added this is better than the City owning the parking structure, by not having the liability and the maintenance, and after the investment of 20 years by the owner it will never be anything but a parking garage. Mr. Pauley asked if there will be a charge for parking and Mr. Ironsmith advised: At the last Commission meeting it was agreed to charge in the garage at a reduced rate as compared to what happens Main Street. At the meeting in regard to parking, it was stated there will be free areas and 43% to 44% paid areas in a tier type structure; all yet to be determined. Mr. Wielinski clarified with Mr. Ironsmith the 86 existing parking spaces do not include the 20 in the City parking lot. Mr. Smith inquired if the City will be collecting the money from the parking garage. Mr. Ironsmith explained there would be some type of pay station and the revenue would be collected by the City which will help fund ongoing maintenance. Mr. Sandbergen noted that many people access the Pinellas Trail from those 20 spaces and those spaces will be gone. Mr. Graham clarified with Mr. Ironsmith the 20 spaces would be paid as well. Mr. Ironsmith added everything at this point is fluid. Mr. Rice commented the Trail riders and employees will be encouraged to park in the Dunedin Station Square lot for free long term parking. Mr. Ironsmith added other long term users such as the Jolley Trolley will also be encouraged to go to that area and free up parking on Main Street. Mr. Pauley pointed out a typographical error in the Development Agreement; #9, where it says that the development of the property a be completed a should be deleted. When Mr. Pauley asked what 11F means, Mr. Ironsmith explained with any type of construction project they have to get the Southwest Florida Water Management District (SWFWMD) drainage permit and it would be an exemption because there is a lot of impervious there from the previous Keller site. Mr. Pauley referred to #25, the last sentence and asked if the word their was correct. City Attorney Trask advised their is referring to the terms set forth in the Code; however, he could 16-4

5 see how it could be read differently. Mr. Pauley inquired if the panels on the roof are solar panels. Mr. Kokolakis explained the building will be designed to be a green building and certified. He will be paying the electricity for the garage with 344 spaces as well as the apartments and common areas. He will have solar panels and is getting prices; all the lighting will be LED, so many measures will be taken to make sure it is an environmentally friendly and efficient building. It will be a Florida Green Building. Mr. Rice advised there are reduced permit fees for a green certified building. Mr. Wielinski asked if this area was considered a Brown Field because of the old industry. Mr. Ironsmith explained it is not; however, was looked at for that designation at one time but people were upset because they felt it brought a stigma to the property and decreased the value. Mr. Alspaugh noted this is approximately an 18-month project. Mr. Ironsmith advised the City estimates a start date in June. Mr. Alspaugh inquired about the Monroe Street parking to which Mr. Ironsmith explained during the 18 month time period the existing parking spaces at the Keller location will go away and the hope is Mr. Kokolakis can stage the construction in order to keep the Monroe Street parking open for a period of time and then get the two surface parking areas in place; one by the water, Gracy/Peebles with 39 spaces and the old Mease materials with 75 to 80 spaces. Applicant Presentation Joe Kokolakis, the applicant, commented on everything coming together on this project for function, the community and financially. Initially he had no intention of buying the property but when it came available it made sense to have parking and not having interior ramps generated more space than in a typical parking garage. He was leaning towards apartments that he will keep for a long time. He advised: In terms of construction, it will be built using the same architects used with Victoria Place and will be built to last. When first approaching the City they spoke about the loss of the 89 or so spaces; therefore, it is not the net gain the City should be factoring, it is actually that there will be 215 parking spaces; at least 195 because the Monroe parcel initially did not come into play and he anticipated an access easement and maintaining the lot; however, in working on getting the dollars to work on the City s behalf and make it affordable that came into play and the appraisal amount made sense for him to purchase that over the same term as the lease and then offset approximately $32,000 of the rent. Sort of the same thing happened with the BP money, it was a way to reduce the annual burden on the City for renting the spaces. At the City Commission meeting it was presented as though the City was subsidizing the garage or giving almost $2 million towards the garage, but they are not, it is just buying down their annual rental for the spaces in order to make affordable for the CRA regardless of whether it was paid or unpaid parking. The project is so much more than the parking issue with 65 residents downtown who could not afford Victoria Place or even a house anywhere near downtown these days and they will be able to rent. It will be a facility full of amenities and the second floor parking garage off 16-5

6 Douglas will be 100% secure with a gate and key access to the main lobby to the apartments. It will all be green. There will be 3,000 square feet of gym, clubhouse and pool area with barbeques and so forth. In terms of architecture, he wanted it to compliment the industrial heritage of the street and he believes they succeeded. Then there is the 11,000 square foot retail component which will be affordably priced as compared to Main Street because he is looking for galleries, again to compliment the arts district, the Art Incubator on the Davis property to the north and he has already had an enormous amount of interest. Overall, the catalyst, the streetscaping and everything the City did for Douglas and the sculpture at the entrance to the Arts District are what made this possible and this project is going to add a tremendous amount of dimension to the area and access from Douglas to the Pinellas Trail will be more attractive and welcoming. Mr. Sandbergen asked why the access to the parking for the residents will be off of Douglas which is so exposed and has so much traffic at night whereas the public will come in off of Monroe. Mr. Kokolakis explained: It would have made more sense to have the residences access off of Monroe; however, the Monroe floor is bigger and there are 129 spaces on the second floor which is more than he needs to comply with code but what he needs for the market. It came up in the discussions regarding paid parking that pedestrians will have an easier time going from the first floor to Main Street into downtown than on the second floor and have to walk all the way around and use the trail. Mr. Smith commented the way it is set up the traffic will be better because there will probably be less trips in and out of the apartments than people going downtown. Mr. Graham commented it would be safer, there will be more traffic than on Monroe and it takes that traffic off Douglas which actually helps with the traffic safety in that area, especially at night because the apartment dweller will probably not be going in and out a lot at night. Mr. Smith clarified with Mr. Kokolakis the dog park will be open to the public. Mr. Rice explained Mr. Kokolakis decided to make it a public promenade; you can walk a dog on a leash there and it will have seating and be a nice connection to the Trail. Mr. Kokolakis commented dog park might be the wrong description; it will not be a fenced area where dogs run loose, just an attractive place for gathering and bringing your dog. Mr. Wielinski asked if there was any idea as to how the stormwater will be handled. Mr. Kokolakis stated it will probably be vaulting under the parking. He explained he will dig down probably about 2 feet and see if he can enlarge the vault on the Monroe piece. The public hearing was opened; with no one wishing to speak the public hearing was closed. Mr. Smith gave kudos to the City and Mr. Kokolakis for bringing this project; he welcomes it and thinks anyone in the City would also. Mr. Sandbergen commented it will be a huge improvement to the block. 16-6

7 Mr. Wielinski commented it is a good looking structure and is good for the downtown area. Mr. Pauley commented he likes the design and thinks it will be tremendous asset to the city. Mr. Ironsmith commented his understanding is it will be a $17 million project, very significant to the downtown. Mr. Smith stated it is great also that it is apartments for people who cannot afford property in this area. Mr. Ironsmith noted it is significant that Mr. Kokolakis is going to hold the property not like many developers who want to get out and will not touch anything with less than 100 to 150 units. Mr. Sandbergen questioned the two names on the application to which Mr. Ironsmith explained it started out as Dunedin Lofts and then to Artisan Apartment Homes that is the new name; however, subject to change. Motion was made by Mr. Smith and seconded by Mr. Wielinski to recommend approval of Application DEV-S/D-LDO , Artisan Apartment Homes & Parking Garage, located at 940 & 966 Douglas Avenue. Chair Brand announced the next regular meeting of the will be Wednesday, February 3, 2016 at 6:30 p.m. in City Hall. Mr. Sandbergen moved for adjournment and Mr. Graham seconded the motion. carried unanimously. The meeting adjourned at 7:14 P.M. The motion Sharon Toner, Deputy City Clerk 16-7