gmp2015-00017 zon2015-00011 item #6 2205 s. orange a

Property Location: The subject property is

located east of S. Orange Avenue, south of E.

Muriel Street, and north of E. Grant Street

(±0.35 acres, District 4).

Applicant’s Request:

1. GMP amendment to change the future land

use designation from to Residential Low

Intensity to Mixed Use Corridor—Medium

Intensity.

2. Rezone property from R-2A/T/SP to MU-1/

T/SP

Staff’s Recommendation:

Approval of the request, subject to the condi-

tions in this report.

S U M M A RY

Location Map

Owner

Russell Miller

Applicant

Joseph Schnemann

2205 South Orange, LLC

Project Planner

Colandra Jones, AICP

Staff Report to the

Municipal Planning Board

June 16 , 2015

Subject Site

G M P 2 0 1 5 - 0 0 0 1 7

Z O N 2 0 1 5 - 0 0 0 11

I T E M # 6

Public Comment

Courtesy notices were mailed to property owners

within 300 ft. of the subject property on June 5,

2015. As of the published date of this report, staff

has not received any comments from the public

concerning this request.

Updated: June 8, 2015

2205 S. ORANGE AVENUE

GM P2015-00017 & ZON2015 -00011—2205 S. Orange Avenue

FU TU RE LAN D US E MA P


ZO N IN G MA P


PR O JE CT AN A LYS IS Project Description

The subject site is generally located east of S. Orange Avenue, south of E. Muriel Street, and north of E. Grant Street and is approxi-

mately 0.35 acres. The site is currently designated Residential Low Intensity on the Official Future Land Use Map and is zoned R-

2A/T/SP. This proposed GMP amendment will change the future land use designation from Residential Low Intensity to Mixed Use

Corridor—Medium Intensity to allow for commercial development.

Project Context and Land Use Compatibility The subject property is located south of Downtown Orlando. The property is currently vacant. As shown in the table below, the

subject property is surrounded by residential uses on the north and east and retail uses on the south and west. The applicant is propos-

ing a retail development and the subject site will be used for parking and a stormwater retention system. The proposed use is com-

patible with the surrounding uses.

Consistency with 163, Florida Statutes

The proposed GMP amendment is being processed as a small scale amendment to the Official Future Land Use Map in accordance

with the requirements of Chapter 163.3187, Florida Statutes. As provided in Chapter 163, small scale amendments require only one

public hearing before City Council (the adoption hearing) and are not subject to review by the State Department of Economic Oppor-

tunity—Division of Community Planning unless challenged by an affected party within 30 days of the adoption hearing. If not chal-

lenged, the amendment is effective 31 days after the adoption.

Conformance with the GMP

Objective 2.2 and Policy 2.2.1 of the Future Land Use Element provide the purpose and standards for Mixed-Use Corridor designa-

tions. Policy 2.2.1 states: “Mixed Use Corridors are intended to fulfill the following purposes:

b. Medium Intensity Mixed Use Corridor—To provide for the historic pattern of small-scale, pedestrian-oriented commercial,

service, residential and office uses extending along and oriented to thoroughfares and collectors, at intensities compatible with

adjacent neighborhoods. Public, recreational & institutional uses and conservation uses are also consistent in these areas.

Mixed-use buildings, building sites and block faces are specifically encouraged. This designation is intended for location where

mass transit service is available. This designation is not intended for large-scale, parking-intensive uses when such uses are

incompatible with the scale, proportion, intensity and character of the adjacent neighborhood. In order to protect low-density

residential neighborhoods from encroachment, this designation shall typically be limited to a maximum depth of one lot, with

the edge of the designation located along rear lot lines, rather than streets. Creative building and site design may be required

to preclude the need for Growth Management Plan amendments that would expand a mixed-use corridor into adjacent residen-

tial areas.”

According to Policy 2.2.3, “As new Mixed Use Corridors are considered, the type and size of such Mixed Use Corridors shall be

based upon the existing and planned availability of thoroughfares, mass transit and other public facilities, as well as the intended

market area for the Mixed Use Corridor.”

When designating new Mixed Use Corridors or expanding Mixed Use Corridors, factors such as a Land Use Compatibility Study,

Transportation Study, and a Vacant Land Study are considered. This GMP request is an expansion of an existing Mixed Use Corri-

dor-Medium Intensity district. The Land Use Compatibility analysis is found above. A Transportation Study was not required with

this application due to the project generating less than 1,000 average daily trips (See Public Facilities Analysis). Also, the area is

part of the Traditional City and is mostly developed. The proposed area that will expand the Mixed Use Corridor is a small area and

will be used to serve an existing property that has the Mixed Use Corridor-Medium Intensity future land use designation. Therefore,

a Vacant Land Analysis was not performed.

Table 1—Project Context

Future Land Use Zoning Surrounding Use

North Mixed Use Corridor-Medium Intensity &

Residential Low Intensity

PD/T/SP Townhomes & Vacant Land

East Residential Low Intensity R-2A/T/SP Single Family Residential

South Urban Activity Center & Neighborhood

Activity Center

AC-2/T/SP & AC-N/T/SP Retail Uses

West Mixed Use Corridor-Medium Intensity MU-1/T/SP Retail Uses & Medical Offices


Subarea Policy

Subarea Policy S.19.1 affects the subject property. This policy states:

In order to protect residential neighborhoods from encroachment, the mixed use corridor and office areas shall not be permitted

to expand. Within the subarea policy boundary, office uses shall be considered a permitted use (up to 0.30 FAR) on properties

that have a residential future land use designation. Development of property within the subarea policy boundary must meet the

following standards:

a. Property owners are encouraged to consolidate lots with residential future land use designations and lots with office or

mixed-use future land use designations into comprehensive redevelopment sites to ensure unified access and site circu-

lation.

b. Development within the subarea boundary must provide a logical transition in mass, scale, and height between the

commercial corridors and existing residential neighborhoods.

c. Architecture must reflect a residential character in terms of mass, scale, and detailing on properties with Office Low

Intensity or residential future land use designations.

d. A single, unified design for each block is encouraged.

The proposed Mixed Use Corridor is not extending beyond the subarea policy line, it is well within the policy area. The applicant is

proposing to consolidate the subject site with a lot that currently has the Mixed Use Corridor-Medium Intensity to create a retail de-

velopment with associated parking. The proposal will meet the intent of this subarea policy.

Environmental

Conservation Element Policy 1.4.1 states that all projects requiring Municipal Planning Board and City Council review shall provide

an Environmental Assessment. Developments exempt from this requirement includes those located within the “Urbanized Disturbed

Lands” are shown in Figure C-1 of the Conservation Element. According to Figure C-1 of the Conservation Element, the subject

property lies inside the Urbanized Disturbed Land area. Therefore, no environmental assessment was performed.

Public Facilities Analysis

State law requires the City to perform a public facilities evaluation for GMP amendments that would increase the allowable density

or intensity of a property. The proposed GMP amendment to change the future land use designation to Mixed Use Corridor-Medium

Intensity would permit densities and intensities on the subject property more than that permitted under the existing Residential Low

Intensity future land use designation. This evaluation assumes that the property is developed at the maximum intensity and density

allowed by each future land use category. Typically, sites are developed at a lesser intensity, so these impacts represent an upper

limit, rather than a true projection of demand.

Each year, the City prepares the Capacity Availability Report (CAR) to identify any surpluses or deficiencies in the ability to provide

public services. The CAR also accounts for future population and employment growth consistent with the City’s adopted future land

use categories. Because the growth associated with this GMP amendment was not included in the growth projections, this analysis is

performed to ensure capacity is available to serve the development.

Projected Demand

Evaluation 1— This evaluation considered the impact of developing the site at the maximum density/intensity permitted by the exist-

ing Residential Low Intensity future land use designation (0.35 acres @ 12 du/ac = 4 du and 0.35 acres @ 0.30 FAR = 4,574 sq. ft.).

Evaluation 2— This evaluation considered the impact of developing the site at the maximum density/intensity permitted by the pro-

posed Mixed Use Corridor-Medium Intensity future land use designation (0.35 acres @ 30 du/ac = 10 du and 0.35 acres @ 0.50 FAR

= 7,623 sq. ft.).

Net Increase—The net increase in development capacity is 6 dwelling units and 3,049 sq. ft.

The amount of development included in the evaluations above translates to a total project demand for public facilities shown in the

table below. Details about how the above impacts were calculated are available in the City’s Capacity Availability Report.

Potable Water

(GPD)

Wastewater

(GPD)

Comm. Parks

(Acres)

Neigh. Parks

(Acres)

Transportation

(Trips)

Evaluation #1 1,986 1,366 0.01 0.01 109

Evaluation #2 2,991 2,586 0.03 0.02 394

Net Increase 1,005 1,220 0.02 0.01 285


Potable Water, Wastewater and Parks

The table below summarizes available capacity, existing demand, projected increases in demand from city-wide growth, projected

increases in supply (such as from construction of a new facility) and the maximum demand expected from this GMP amendment.

The proposed amendment will not adversely impact the level of service for potable water and wastewater.

GMP Future Land Use Policy 4.1.14 requires residential development to provide at least 0.003 acres of community parks, 0.0017

acres of neighborhood parks, and 0.0027 acres of other open space per unit. This proposed amendment will not adversely impact the

level of service for parks.

Stormwater and Solid Waste

The City’s adopted stormwater level of service standards require new development to provide on-site stormwater retention and/or

detention consistent with the requirements of the Water Management District. Therefore, each increment of new development, if

properly permitted, will meet the stormwater level of service standard. Solid Waste collection is funded by user fees, therefore any

new customers generate revenues sufficient to fund any capital costs. Therefore, a solid waste capacity analysis was not performed.

Transportation

The City has adopted a Transportation Concurrency Exception Area (TCEA) citywide. Therefore, the City requires projects to sup-

port the multi-modal transportation system. Lynx currently have a bus route along S. Orange Avenue with a bus stop on the same

block as the subject property. The subject property is located in 2030 Transportation Analysis Zone 735, Transportation Area 2, and

Transportation Mobility Area B. Projects generating 1,000 trips or more per day are required to submit a transportation study and

mitigate for impacts to the roadway network. According to the Projected Demand chart on the previous page, the net increase in trips

is 285, therefore no transportation study is needed.

Capital Improvement Program

The City has no Capital Improvement Program (CIP) projects that directly affect the subject site.

School Capacity

Orange County Public Schools (OCPS) has two school review processes. The Capacity Enhancement Process (CEP) applies to land

use approvals, including GMP amendments, that increase residential density. The concurrency process applies to all residential devel-

opment that is not de minimis or previously vested through a DRI Development Order or other agreement. The six additional dwell-

ing units allowed at the maximum by the proposed Mixed Use Corridor-Medium Intensity future land use designation is subject to

the CEP and concurrency, however it is considered “de minimis” according to the City’s Interlocal Agreement with OCPS because

the development will not generate an additional 10 single family units or 15 multi-family units. The applicant is not proposing any

residential for the project. However, if a some point residential is proposed, the project may be subject to concurrency at the time of

platting.

Potable Water

(MGPD)

Wastewater

(MGPD)

Comm. Parks

(Acres) for CPS 4

Neigh. Parks (Acres)

for NPSA 13

Capacity 108.20 52.16 196.83 52.55

Reported Demand—2014 77.40 39.15 97.25 8.96

Projected increase in Demand 2015-2019 5.08 3.48 3.93 0.38

Projected increase in Supply 2015-2019 1.00 0 0.00 0.00

Demand from GMP2015-00017 0.03 0.02 0.02 0.01

Net Available Capacity 26.69 9.51 95.63 43.20


Conformance with the LDC

The subject property currently has a zoning classification of R-2A/T/SP. The property owner is requesting a rezoning to MU-1/T/SP,

which is consistent with the proposed Mixed Use Corridor-Medium Intensity future land use designation. Section 65.366 of the LDC

requires that all rezonings and/or initial zonings be in conformance with any applicable substantive requirements for Chapters 58

through 66 of the LDC. Development standards for the MU-1/T zoning district are shown on Tables 2 and 3. The development pro-

gram in the proposed section of the tables are for the conceptual site plan on page 10 of the report. It also includes 0.13 acres that will

be used for retail space along S. Orange Avenue. LDC Section 65.331 requires a master plan for all MU rezoning. Because only

parking is proposed on the rezoning site, the master plan can be reviewed administratively via a Zoning Official Determination.

MU-1 Mixed Use Districts

Section 58.270 of the LDC identifies the purpose of the MU-1 zoning district as follows: “The MU-1 district is intended to provide

for areas of mixed residential and office uses extending along and oriented to arterial and four (4) lane collectors, at intensities com-

patible with adjacent neighborhoods. Commercial, public, recreational & institutional uses and conservation uses are also consistent

in these areas as part of mixed use development or when otherwise subject to appropriate limitations, conditions and safeguards. A

mixture of land uses is specifically encouraged. This district is intended for locations where mass transit service is available or pro-

grammed.”

Traditional City Overlay District

Section 58.441 of the LDC identifies the purpose of the Traditional City overlay district as follows:“The T Overlay District is in-

tended to establish urban design standards to perpetuate the positive design elements and the residential and commercial develop-

ment patterns found within the Traditional City. The Traditional City shall be defined by recognizable geographic boundaries of

subdivisions platted prior to World War II in which there is a concentration of the positive design elements as defined in Urban De-

sign Goal 1. It is further intended that the T Overlay District shall operate in conjunction with any other zoning district in which

land may be classified, and that such lands may be used as permitted by such other districts except as may be qualified by the re-

quirement of the T Overlay District…..”

Orange/Michigan SP Overlay District

Section 62.499 of the LDC identifies the objective of the Orange/Michigan Special Plan as follows: “The overall purpose of the Or-

ange/Michigan Special Plan is to preserve and strengthen commercial activities and redevelopment opportunities within the S. Or-

ange Avenue and Michigan Street corridors, enhance pedestrian safety and main street character, and protect existing residential

neighborhoods from encroachment. The specific objectives of this Special Plan are to: (1)Program appropriate transitions between

residential neighborhoods and commercial properties to provide opportunities for compatible development. (2)Set maximum stan-

dards for building height, mass, and scale that reflect allowable intensities and densities while ensuring logical transitions from ac-

tivity centers and mixed-use corridors to residential neighborhoods. (3)Support and enhance the pedestrian-oriented nature and

unique character of S. Orange Avenue and Michigan Street through urban design guidelines. (4)Set standards for building setbacks

to allow for adequate streetscape treatment, sidewalk widths, landscaping, and other desirable elements.”

Table 2—Development Standards

Phase Acreage Use Sq. Ft./

Dwelling

Units

Density (dwelling units per acre)

FAR (floor area ratio)

Building Height ISR (impervious surface ratio)

Minimum /

Maximum Proposed Minimum /

Maximum Proposed Minimum /

Maximum Proposed Maximum Proposed

N/A 0.48 Retail 3,936 sq. ft. 15 to 30

du/ac

N/A 0 to 0.50

FAR

0.19 35 ft. 25 ft.

0.85 0.85

Table 3—Setback and Landscaping Requirements

Use or Phase Yard Building Setbacks Landscaping/Buffers

Minimum /Maximum Proposed Required Proposed

Front 0 ft. 20 ft. none N/A

Retail

Side 0 ft. 0 ft. none N/A

Street-side 0 ft. 0 ft. none N/A

Rear 20 ft. 20 ft. 8 ft. w/ 6 ft. wall or 10

ft. w/ trees & shrubs

6 ft. wall

*Residential District Setback of 20 feet is required on the east side.


This site is identified as part of the T-4 (General Urban) Transect and is therefore suitable for rezoning to MU-1, consistent with the

other T-4 properties on Orange Avenue. This transect is the "main street" transect and is intended to promote a mix of commercial,

office, residential, and mixed-use buildings that are appropriately scaled to the main street area. Buildings are typically 1-3 stories.

Ground floor commercial uses are encouraged and pedestrian-oriented amenities and architectural features on the ground floor are

required. Development standards for T-4 include:

a. Maximum Building Mass (east of Orange Avenue and north of Michigan Street). Three stories for all buildings.

b. Maximum Building Mass (west of Orange Avenue and south of Michigan Street). Three stories for single-use buildings.

Four stories for mixed-use or civic/public benefit use buildings.

c. Bonuses. Intensity and density bonuses are generally discouraged, but a bonus may be approved when the resulting devel-

opment does not exceed the maximum building profile allowed by (3)a and (3)b above. All other requirements of Chapter

58, Part 6 shall continue to apply.

d. Zoning District Regulations. Where a T-4 lot is zoned O-1/T/SP or O-1/SP, the minimum front yard and street side yard

setback is reduced to 15 feet, the minimum side yard setback is reduced to 5 feet, the minimum rear yard setback is re-

duced to 15 feet, and the maximum ISR is increased to 0.85. Where a T4 lot is zoned AC-2/T/SP, minimum FAR and

density standards shall not apply.

e. Building Articulation. Buildings should be articulated approximately every 60 linear ft.

f. Cross Access. Cross access easements and unified access and circulation must be provided unless waived by the Planning

Official.

g. Site Access. New curb-cuts to Orange Avenue and Michigan Street are discouraged, and are not allowed when a develop-

ment site has ingress/egress locations available to side streets. Ideally, only one curb-cut at the mid-point of each block

shall be allowed, except where this requirement results in unsafe or inefficient site circulation.


AE R IA L PHO TO

S I TE PH OTO S

Subject PropertySubject Property Residential North of the Subject PropertyResidential North of the Subject Property


Adjacent Stormwater Area to the West of Subject PropertyAdjacent Stormwater Area to the West of Subject Property Proposed Retail Property to the West of Subject PropertyProposed Retail Property to the West of Subject Property

Restaurant to the West of Subject PropertyRestaurant to the West of Subject Property Residential to the East of Subject PropertyResidential to the East of Subject Property

S I TE PH OTO S

Orange Avenue West of Subject PropertyOrange Avenue West of Subject Property Orange Avenue West of Subject PropertyOrange Avenue West of Subject Property


CO N CE PT UA L S IT E PLA N

Subject Area

for GMP

Amendment

& Rezoning

Subject Area

for GMP

Amendment

& Rezoning

Note: The parking exceeds the maximum allowed for retail development, but joint parking may be proposed for other uses.

Parking approvals will be determined as part of the administrative master plan review.

GMP2015 -00017 & ZON2015 -00011—2205 S . Orange Avenue

Page 12 GM P2015-00017 & ZON2015 -00011—2205 S. Orange Avenue

F I N DI N GS Subject to the conditions contained herein, the proposed GMP amendment is consistent with the requirements for approval of the

proposed:

1. The proposed Future Land Use Map amendment is consistent with the State Comprehensive Plan (Chapter 187, Florida Stat-

utes).

2. The proposed Future Land Use Map amendment is consistent with the East Central Florida Strategic Policy Plan.

3. The proposed Future Land Use Map amendment is consistent with the provisions of Chapter 163, Part II, Florida Statutes.

4. The proposed Future Land Use Map amendment is consistent with the objectives and policies of the City’s adopted Growth

Management Plan (GMP); particularly, Future Land Use Objective 2.2, Policies 2.2.1, 2.2.3, and Figure LU-1.

5. The proposed Future Land Use Map amendment is consistent with the purpose and intent of the requirements of the Land De-

velopment Code.

6. The proposed Future Land Use Map amendment and rezoning is compatible with the surrounding development and neighbor-

hood pattern.

7. The proposal will not result in demands on public facilities and services that exceed the capacity of such facilities and services

since it is subject to Chapter 59 of the City Code, the Concurrency Management Ordinance.

Staff recommends approval of the GMP Future Land Use Map amendment and Rezoning subject to the conditions below:

Growth Management 1. This property is required to plat in accordance with Section 65.401 of the City's Land Development Code prior to the issuance of

building permits.

2. No development in excess of what’s allowed by the future land use may be built until the GMP and rezoning ordinance are ef-

fective.

Land Development

Administrative master plan review via a Zoning Official Letter of Determination shall be required prior to issuance of building per-

mits.

Transportation Planning

The Transportation Planning Division supports the request for the Future Land Use and Zoning changes of this parcel for use as

commercial parking and access subject without further conditions or comments.

Transportation Engineering

Driveway Design: The proposed driveway shall meet Orlando Land Development Code (LDC), Chapter 61 (Sections 61.240 -

61.242), and Engineering Standards Manual (ESM), Section 8.11, design requirements including, but not limited to the following:

1. Driveway width;

2. Spacing (driveway spacing from other driveways);

3. Number and location of driveways;

4. Angle;

5. Radii; and

6. Grade

Police

The Orlando Police Department has no objections to the Future Land Use change request to mixed use corridor-medium intensity for

2205 S. Orange Avenue. We encourage developers and property owners to incorporate CPTED strategies in their projects. A bro-

chure entitled Crime Prevention Through Environmental Design, Your Guide to Creating a Safe Environment, which includes crime

prevention techniques for various land uses, is available by email.

Wastewater

The size, material and condition of the existing sewer main on the east side of Orange Ave shall be verified prior to making a new

connection. A new 6-inch lateral shall be installed to serve the commercial property. Construction plans of the sanitary sewer con-

nection shall be coordinated with the Wastewater Division.

CO N D IT IO NS OF APP RO VAL

IN FO RM AT IO N AL COMM EN TS

GMP2015 -00017 & ZON2015 -00011—2205 S . Orange Avenue

Page 13 GM P2015-00017 & ZON2015 -00011—2205 S. Orange Avenue

CO N TAC T IN F ORM AT IO N Growth Management

For questions regarding Growth Management Plan review, please contact Colandra Jones at 407.246.3415 or

[email protected].

Land Development

For questions regarding Land Development Plan review, please contact Michaelle Petion at 407.246.3837 or

[email protected].

Transportation Planning

For questions regarding Transportation Planning plan review, please contact John Rhoades at 407-246-2293 or

[email protected].

Transportation Engineering

For questions regarding Transportation Engineering issues, please contact please contact Lauren Torres at 407-246-3220 or

[email protected]. Information regarding plan review, permit issuance, and inspections can be obtained by using our

interactive voice response system PROMPT at 407-246-4444.

Police

For questions regarding Orlando Police Department plan reviews or to obtain a copy of the brochure, contact Audra Nordaby at

407.246.2454 or [email protected].

Wastewater

For questions regarding Wastewater plan review, please contact David Breitrick at 407.246.3525

or [email protected]

RE V IE W /AP PR O VA L PR O CE SS—NE XT STE PS 1. City Council approves the MPB minutes.

2. Staff forward GMP and Rezoning ordinance request to the City Attorney’s Office.

3. First reading of the GMP amendment ordinance and Rezoning ordinance.

4. Second reading of the GMP amendment ordinance and Rezoning ordinance..

5. The ordinance becomes effective after 31 days.

6. Administrative Master Plan review via a Zoning Official Determination before Building Permits.

mailto:[email protected]

gmp2015-00017 zon2015-00011 item #6 2205 s. orange a

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