staff report to the zon2016-00003 municipal planning board ... · sam sebaali, pe, feg, inc., for...

Property Location: 2001 S Hiawassee Rd. (Parcel ID #02-23-28-8861-01-000 & 36-22-28-5601-00-103, at the southeast corner of S. Hiawassee Rd. and Lake Debra Dr., all south-west of Metrowest Blvd.)(±3.8 acres, District 6).

Applicant’s Request: The applicant is re-questing a Planned Development (PD) to es-tablish a 4-story 153-unit (186-bed) Senior Living Facility (ALF) on a vacant lot in the Metro-West neighborhood. The PD is needed for a reduced south side setback of 10 ft, where a 20 ft. side setback is required.

The property is designated as Urban Activity Center on the City’s Future Land Use Map, and is zoned AC-2. The property is located

S U M M A RY

Location Map Subject Site

Applicant

Sam Sebaali, PE, FEG, Inc., for Dr. Bruno Portigliatti, COO, Excellence Assisted Living Fac.

Project Planner

Jim Burnett, AICP

Owner

MetroWest Investment Gp., LLC

Staff Report to the Municipal Planning Board March 15, 2016

E X C E L L E N C E S R . L I V I N G @ M E T R O W E S T 2001 S H I AWA S S E E R D .

Z O N 2 0 1 6 - 0 0 0 0 3 I T E M # 4

within the MetroWest Development of Re-gional Impact (DRI).

Staff’s Recommendation: Approval of the Planned Development (PD) request, subject to the conditions in this staff report Public Comment: Cour tesy notices were mailed to property owners within 400 ft. of the subject property the week of February 29, 2016. As of the mail-out of the staff report, staff has received no comments from the public relative to the PD request.

The proposed project has received approval from the MetroWest Design Review Com-mittee.

Updated: March 7, 2016

FU T U R E LA N D US E MA P

Unincorporated Orange County

ZO N I N G MA P

Unincorporated Orange County

PR O J E C T AN A LY S I S Project Description

The applicant is requesting approval of a Planned Development to construct a 4-story, 153-unit (186 beds) Senior Living Facility on a vacant 3.8 acre lot at the southeast corner of S. Hiawassee Rd. and Lake Debra Dr. in the MetroWest neighborhood. The pro-perty is zoned AC-2 (Urban Activity Center).

Previous Actions: 1983: MetroWest Development of Regional Impact (DR) adopted. 1985: Subject property initially platted as part of MetroWest Tract 1 Subdivision. 1996: Existing stormwater pond on eastern portion of property created when residential condominiums constructed to the south. 2005: Western 2.0 acre portion of property replatted as the Villa Del Lago Subdivision. 9/2014: Personal Self-Storage use applied for (MPL2014-00023) but withdrawn (could not get MetroWest Assn. approval). 12/2014: Current owner purchased the western 2.0 acres of the property. 9/2015: Current owner acquired the eastern 1.8 acres of the property.

Project Context

The proposed use will be located on a vacant lot adjacent to a pre-existing stormwater pond, which was added to the project to afford additional recreational amenities to the project. Hiawassee Rd. is a major boulevard with over 37,000 daily trips using the thoroughfare. All essential services such as water, wastewater, and storm water are already on the site. The proposed develop-ment is an allowed use in the AC-2 zoning area but requires a Planned Development due to a reduced south side setback. Future Land Use designations, zoning and adjacent uses are shown in Table 1 below.

Planned Development Criteria (LDC Chapter 58 Part 2Q & Chapter 65 Section 65.290) The Municipal Planning Board and City Council shall consider the following factors in their review of Planned Development applications: 1. Purpose and Intent. The purpose and intent of the use and all other requirements of LDC. 2. Growth Management Plan (GMP). The consistency of the proposal with all applicable policies of the City’s adopted GMP. 3. Use and District Requirements. The proposal must conform to all applicable performance and design regulations of LDC

Chapter 58, 60, 61, and 62. 4. Public Facilities and Services. Will necessary public facilities (both on– and off-site), such as transportation, sanitation, wa-

ter, sewer, drainage, emergency services, education, recreation, etc. be adequate to serve the proposed use.

Conformance with Growth Management Plan and Zoning

The property is designated Urban Activity Center on the City’s Future land Use Map and is zoned AC-2. Assisted Living Facili-ties are a permitted use in the AC-2 zoning district, typically only requiring approval of a Master Plan. Property development standards are provided in Table 2 below. Initially staff and the applicant believed that the project could be handled administra-tively, but LDC Section 65.331(c) states that when the proposed use will have more than 100 units, the request shall be through the regular master plan (public hearing) process. In this case, the applicant is pursuing a Planned Development (PD) rezoning for the proposed use including a reduced side setback. The proposed density and use are compatible with the surrounding area and consistent with the adopted future land use designation.

Table 1 - Project Context (AC-2 zoning) Future Land Use Zoning Adjacent Use

North (Across S. Hiawassee Rd.) Public, Recreation and Institutional

(PUB-REC-INST)

H (Holding) MetroWest Golf Course

East PUB-REC-INST H MetroWest Golf Course

South Urban Activity Center (UR-AC) AC-2 (Urban Activity Center) Condo/Multi-Family

West (Across Lake Debra Dr.) UR-AC AC-2 Veranda Park Mixed Use Development

Table 2– Development Standards (default AC-2 zoning)

Proposed Use Lot Size Setbacks - Minimum / Proposed) (ft.) Dens. (max/prop) ISR (max/prop) Bld. Ht. (ft.)

Senior Living Facility

3.8 acres

Front (W) Street Side (N) Side (S) Rear (E) 100 du/ac. / 16 du/ac

90% / 40.5% 100 / 55.5

25 / 61 25 / 93 20 / 10* 35 / 75+

*PD needed to reduce south side setback from 20 ft. to 10 ft.

Conformance with the LDC The site is currently zoned AC-2, but as a proposed multi-family development, the setback provisions of LDC Section 58.372 apply (see Table 2 on the previous page). The minimum side setback for multi-family developments above and below 75 ft. in height is 20 ft., where a south side setback of 10 ft. is being requested via a PD. Without the proposed PD, the building area would need to be reduced by 10 ft. (horizontally and vertically) to meet the reduced side setback. An option also existed to add a fifth story to the building to maintain the proposed unit/bed count, as long as the building height did not exceed 75 ft. (additional building setbacks would be required if the building exceeds 75 ft. in height).

The proposed senior living facility will be 4-stories (75 ft.) tall with 186 beds in 153 total units, with a gross building area of 82,703 sq. ft. This will result in a residential density of 16 dwelling units per acre, well below the maximum 100 du/ac allowed within the default AC-2 zoning district. With the adjacent stormwater pond to the east, the overall site impervious surface ratio (ISR) will be 40.5%, where a maximum 90% coverage is allowed in the default AC-2 zoning district.

Transportation

The proposed use will be primarily accessed from Lake Debra Dr., with a secondary right-in/right-out access onto S. Hiawassee Rd. The site abuts residential condominiums to the south, so cross-access is not available in that direction. Pedestrian access will be provided to the sidewalk on S. Hiawassee Rd. but not directly to the sidewalk adjacent to Lake Debra Dr.

Parking - The site will be parked per LDC Section 61.322, Figure 27, as illustrated in Table 3 at right. An adequate number of spaces are being provided for residents, guests and staff. City Code does not require bike parking spaces for the proposed use, but the developer should consider providing bike parking spaces for employees. Said spaces should be located near the building entrance or in a sheltered area else-where on the site.

Transit - The proposed use is not served by LYNX bus service, so resi-dents may wind up relying heavily on personal vehicles and private trans-it.

Transportation Impact Fees - An estimated Transportation Impact Fee in the amount of $89,838, based on the construction of a 153-unit (186 bed) senior living facility (multi-family use), will be due at the time of building permit issuance, subject to change upon final permit plan review.

Urban Design

Signage - Maximum sign area for multi-family developments (most similar use) is limited to 18 sq. ft. per sign face, per LDC Section 64.257. The building elevations show proposed wall signs higher than 30 ft. in elevation, making them high-rise signs. Per LDC Section 64.246 and based on a building with 82,703 proposed gross sq. ft., the building is allowed 413.5 sq. ft. of high-rise sign area, to be evenly split into not more than two (2) wall signs each not more than 206.75 sq. ft. in sign area. High-rise signs can be electronically lit with any color, but must glow white at night. Since multi-family signage located below 30 ft. in elevation is already limited to 18 sq. ft. in area per sign face, no further sign area reduction is required. All signage must be per-mitted prior to fabrication and installation.

Landscaping & Buffers - Required and proposed landscaping/buffers is provided in Table 4 below. A landscape plan was not provided with the PD request. A six (6) ft. tall decorative metal picket-style fence is proposed to ring the property. No gates are proposed.

Solid Waste - Dump-sters will be located in a gated “back of house” area off the Lake Debra Dr. site entrance, to af-ford solid waster trucks clear entry and exit.

School Impacts

While the proposed use will be residential, there will be no school-age children residing in the facility, so there will be no school impacts.

Proposed Use Required Spaces Minimum (No max.)

Proposed Spaces

153-unit (186 bed) Senior Living Fa-cility

1 space/5 beds, plus 1 space =

38 spaces

77 (incl. 4 hand-

icapped)

Table 3 - Parking

Table 4 - Buffers & Landscaping

Front - W (Lake Debra Dr.)

Street Side - N (S. Hiawassee Rd.)

Rear - E (abutting golf course)

Minimum Required

10 ft. parking setback, 7.5 ft. (vehicular

use buffer)

7.5 ft. (vehicular use buffer)

No buffer required

Proposed 153-unit (172 bed) Assisted Living Facility

12.3 ft. (vehicular use) landscaped buffer adja-cent to 5-ft. wide side-

walk in the Lake Debra Dr. R-O-W; 6-ft.

tall decorative metal fence with hedges around

the parking areas

Existing 25 ft. wide landscape and side-walk easement, with meandering sidewalk and 6 ft. tall decora-tive metal fence with

hedges around the parking areas

6 ft. tall decorative metal fence with

hedges

Side - S abutting residential condos)

20 ft. building set-back, no buffer

required

10 ft. buffer with 6 ft. tall decorative metal fence with

hedges

Subject Property

Condominiums

Golf Course

AE R I A L PH O TO Golf

Course

Golf Course

Veranda Park

2015 SU RV E Y

SI T E PH O TO S

S. Hiawassee Rd. street view toward Lake Debra Dr. (west)

S. Hiawassee Rd. street view toward the Condominiums (south east)

S. Hiawassee Rd. street view toward Condominiums (south)

SI T E PL A N

PR O P O S E D BU I L D I N G E L E VAT I O N

FACING S. HIAWASSEE

55

.5 F

T.

PR O P O S E D BU I L D I N G EL E VAT I O N S 5

5.5

FT.

55

.5 F

T.

55

.5 F

T.

55

.5 F

T.

55

.5 F

T.

West - Facing Lake Debra Dr.

South - Facing Residential Condominiums

West Interior (Facing Courtyard)

East - Facing Retention & Golf Course East Interior (Facing Courtyard)

FI N D I N G S Staff finds that the proposed Excellence Senior Living @ MetroWest PD is consistent with the requirements for approval of Planned Development applications as contained in Section 65.290 of the Land Development Code (LDC):

1. The proposed PD is consistent with the City’s Growth Management Plan 2. The proposed PD is consistent with the City’s Land Development Code. 3. The proposed development meets the standards for development in the default AC-2 zoning district. 4. Existing public facilities and services are adequate to serve the proposed development. Staff Recommendation Based on the information provided in the staff report and the findings noted above, staff recommends approval of the Excellence Senior Living @MetroWest PD, subject to the conditions in this staff report.

CO N D I T I O N S O F AP P R O VA L (RE Q U I R E D) Growth Management 1. No issues with request.

Land Development

1. Land Use and Zoning - Unless otherwise stated, development of the property shall be consistent with the development stand-ards of the default AC-2 zoning designation.

2. Density - Overall density shall not exceed 100 dwelling units per acre (currently proposed to be 16 du/ac). 3. Impervious Surface - Impervious Surface coverage shall not exceed 90%, per the default AC-2 zoning. 4. Signage - Per the elevations provided in this application and based on a building with 82,703 proposed gross sq. ft., not more

than 413.5 sq. ft. of high-rise sign area, to be evenly split into not more than two (2) wall signs each not more than 206.75 sq. ft. in sign area, are allowed. High-rise signs may be electronically lit with any color, but shall glow white at night. Since mul-ti-family signage located below 30 ft. in elevation is already limited to 18 sq. ft. in area per sign face, no further sign area re-duction is required. All signage shall be permitted prior to fabrication and installation.

5. South Side Setback - The purposed of the PD is to allow a reduced south side setback of 10 ft., where 20 ft. is ordinarily re-quired, to accommodate the proposed use.

6. Landscaping Buffers - Minimum 7.5-ft. vehicle use buffers are required on the front and street side, and a minimum 10 ft. buffer is required on the south side. No buffer is required along the rear (abutting the golf course).

7. Building height shall not exceed 75 ft. (±50 ft. building height is proposed). 8. Phasing - The project shall be constructed in a single phase. 9. Parking - Per the proposed number of beds (186), a minimum 38 parking spaces shall be provided.

Urban Design

1. An Appearance Review shall be required prior to building permits being issued. Architecture 2. Architectural elevations shall be generally consistent with those provided in the application except as otherwise directed herein. Minor changes may be approved by staff, but significant deviation from the approved elevations shall require Plan- ning Official approval via Determination. 3. First floor windows in the front elevation do no not correspond with the locations of windows in the upper floors. Please shift the first floor windows and door as appropriate to align vertically with windows above. If possible, a window shall be added to the left hand side of the main entrance, so that symmetry is provided via an equal number of windows in the re- cessed area on either sides of the entrance. 4. Ground floor glass shall be clear on all facades (minimum of 80% light transmittance), or low-e glass with a minimum light transmittance of 60%. All other glass shall meet a minimum 60% transmittance. Darkly tinted or reflective glass shall be prohibited. 5. A water table base of durable materials (such as brick, stone, or CMU) shall be provided to the front (west) façade, and wrap this treatment on the north and east facades for a length of at least 60 feet. The designer’s proposed alternatives will be considered. 6. The existing stormwater pond shall be treated as a visual amenity, with the addition of features such as landscaping, foun-

tains, or sculpture. Lighting

CO N D I T I O N S O F AP P R O VA L (CO N T I N U E D) 7. All utilities, including street light poles, shall be kept out of the pedestrian path. All site lighting must comply with Chapter 63, Part 2M, of City Code. White light-emitting diode (LED) lamps are encouraged. 8. Site lighting must be coordinated with the landscape design to minimize conflicts with tree planting. 9. Plastic panel box signs are prohibited. All signs shall be of durable materials. Internally lit signs must be metal front-lit channel letters; halo-lit channel letters; front and back-lit channel letters; or metal panel faces with push through acrylic letters. Externally lit signs are allowed for metal or wood signs. Sign options of similar quality may be considered. Light-Enhancing Diode (LED) lamps are preferred. Miscellaneous 10. All dumpsters and trash compactors shall be screened with solid walls to match the principal structure. Decorative gates shall be installed to coordinate with principal structure. Landscape screen including low hedge and groundcover are required to soften the view from the public R-O-W. 11. Fencing – Fencing is not required, but any fencing along public rights-of-way shall be open, CPTED-approved fence, such as aluminum or wrought-iron picket fencing. Any chain link fencing on site shall be 6-gage vinyl-clad black fencing, with top and bottom rails. 12. Pedestrian crosswalks must be provided across driveways. The material of the crosswalk must be easily identifiable and clearly delineated from the rest of the driveway. The surface should be smooth and easily accessible by wheelchair, without grade changes of more than ¼”. Broom-finished concrete with sawcut joints is preferred. Landscaping 13. Any canopy trees installed in the public right-of-way in a planting area that is less than 10 feet in width (or on private property less than 5 feet from public sidewalks) shall be installed with appropriate techniques to protect sidewalks, curbs, and infrastructure. Such techniques may include structural soil, pavement-supporting structures, root tunnels, and root barriers, and must be approved by the Appearance Review Official at time of permitting. 14. Existing trees (not including those classified as invasive, exotic species) shall be preserved to the extent practical. The placement of underground utilities, including irrigation, within the driplines of existing trees to be preserved shall be done by means of tunneling rather than trenching. Any melaleuca, chinaberry, Chinese tallow, Brazilian pepper, camphor, or Australian pines existing on the site shall be removed. 15. Tree clearing (excluding the clearing of invasive exotic species) shall not commence until full site and building development plans have been approved.

Transportation Planning 1. Lake Debra Entrance - The driveway onto Lake Debra. Dr shall be 24 ft wide unless this creates excessive negative impact

on the trees in the area. 2. Easement in Lake Debra ROW- Verify that the "private 20-ft. easement" paralleling Lake Debra Dr. allows the City access for sidewalk and utility maintenance.

Transportation Impact Fees 1. Any new construction, change in use, addition, or redevelopment of a site or structure shall be subject to a review for Trans-

portation Impact Fees. An estimated Transportation Impact Fee in the amount of $89,838, based on the construction of a 186-bed Senior Living Facility ($483 per bed) , will be due at the time of building permit issuance, subject to change upon final permit plan review.

2. The applicant shall comply with all applicable requirements of Chapter 59, the Concurrency Management Ordinance, to en-sure that all public facilities and services are available concurrent with the proposed development, and that the potential im-pacts on public facilities and services are mitigated.

3. All new construction, changes in use, additions or redevelopment are required to submit a Concurrency Management appli-cation as a part of the building plan review process. A Concurrency Management application is available on the City's web-site: http://www.cityoforlando.net/permits/forms/concurrency.htm.

I N F O R M AT I O N A L C O M M E N T S Land Development

1. General Code Compliance. Development of the proposed project should be consistent with the conditions in this report. The MetroWest Homeowners Association board and all codes and ordinances of the City of Orlando, the State of Florida, and all other applicable regulatory agencies. All other applicable state or federal permits must be obtained before commencing devel-opment.

(see next page)

IN F O R M AT I O N A L CO M M E N T S (CO N T I N U E D) 2. Minor Modifications. Minor modifications and design changes including but not limited to fences, accessory structures, signs,

landscaping, interior alterations, and other minor changes, that are required beyond those previously reviewed by the Munici-pal Planning Board, may be approved by the Planning Official without further review by the Municipal Planning Board. Major changes shall require additional review by the Municipal Planning Board.

3. Conformance with Planned Development Required. Construction and development shall conform to approved site plans, eleva-tions, and landscaping plans on file with the City Planning Division and all conditions contained in this report, or as modified by the Municipal Planning Board and City Council. When submitting plans to the Permitting Division for permitting, the ap-plicant shall attach to each submittal a copy of this staff report, and the excerpts of the Municipal Planning Board minutes.

4. Final Site Plan. Approval of the Planned Development by City Council typically gives the applicant authority to submit an ap-plication for Final Site Plan approval. In this case, the proposed use began as a Final Site Plan and since evolved into a Planned Development, so no Final Site Plan shall be required for this project. All final details and any changes required to said final details shall be included in any approval for a building permit by the Permitting Division.

5. Planned Development (PD) Expiration. Upon approval of the PD by City Council, a building permit shall be obtained for the work requiring the PD within five (5) years of the PD approval, or the PD will expire and the land will revert to the default zoning. No extensions shall be granted to the duration of the PD. If the building permit for the work requiring the PD expires before a Certificate of Occupancy or Certificate of Completion is issued for the work requiring said PD, then the PD is no lon-ger valid and the applicant must apply for a new PD if the applicant wishes to proceed with a development requiring said PD.

Stormwater 1. The outfall structure, control structure, and control elevation shall be identified on plans submitted for permitting. The receiving manhole, bottom elevation of said manhole and inverts of connecting pipes shall also be identified. 2. Existing sanitary manhole (C17) on sheet C-4A depicts 12-inch mains in the north, south, east and west directions. City rec- ords indicate that these gravity mains are 8-inch. Please confirm pipe size. 3. Depict on plans the tie-in location(s) for sanitary sewer service. It appears C17 is the only existing manhole shown on the sur- vey. Demonstrate the ability for the receiving sewer to accept the additional flow generated from the proposed development.

Transportation Planning

1. Bike Parking - City Code does not require bike parking spaces for this land use. However, the developer should consider providing bike parking spaces for employees located near their entrance or in a sheltered area. 2. Parking & Drive Aisles - The number of parking spaces, number of ADA compliant spaces, and space dimensions meet City Code. The use of 23 ft. drive aisles is approved by the Transportation Official.

Transportation Engineering

1. The submitted construction plans shall include a site plan (to engineering scale) and show the following: property lines, legal description, curbs, street pavement edges, public sidewalks, loading/unloading areas, parking spaces, solid waste location, etc. (Please see the Commercial Plans Submittal Checklist: http://www.cityoforlando.net/permits) (Reference LDC Chapters 60 and 65, and Engineering Standards Manual (ESM), Article Section 1).

2. Show the installation of Pavement Markings and Traffic Control Devices (stop signs, signals, etc., as applicable to proposal) per Manual of Uniform Traffic Control Devices (MUTCD) standards, and Orlando Engineering Standards Manual (ESM) Chapter 8, Section 8.01 requirements.

3. The proposed parking lot must comply with Orlando Land Development Code (LDC) and Engineering Standards Manual (ESM) requirements. Refer to LDC, Chapter 61, Part 3, for parking and loading standards. The proposed parking lot shall be redesigned to meet the following requirements: 90 degree parking requires a 24 ft. wide aisle / remove dead end areas / inter-connect parking aisles so that vehicles can circulate on-site without using the street as part of the parking lot circulation sys-tem.

4. Parking lot traffic control shall be shown per Manual of Uniform Traffic Control Devices (MUTCD) standards (stop signs, stop bars/lines, "Do Not Enter" signs, and pavement arrows) at internal driving aisle intersections. Show 30-in. stop signs and 24-inch stop bars/lines at exits from property. Said bars/lines shall be located in-line and 4 ft. behind side– and crosswalks.

5. The proposed driveway shall meet LDC Sections 61.240 - 61.242), and ESM Section 8.11 design requirements including, but not limited to the following:

Driveway width; Spacing (driveway spacing from other driveways); Number and location of driveways; Angle; Radii; and Grade

6. For any construction work planned or required within a public right-of-way or City sidewalk easement adjacent to a public

IN F O R M AT I O N A L CO M M E N T S (CO N T I N U E D) right-of-way (including but not limited to: irrigation, drainage, utility, cable, sidewalk, driveway, road construction/ reconstruction or landscaping), the Owner/Applicant shall submit the following:

a. Maintenance of traffic plans (M.O.T.) (For more information/detailed requirements contact the Office of Special Events & Permits at 407-246-3704) b. Roadway plans including paving, grading, pavement markings and signage (Contact the Permitting Transportation Engineering Reviewer at 407-246-3079 for details) c. A copy of all required County and State permits (if permits are pending, attach a copy of the application)

Permitting

Work along or within S. Hiawassee Rd. shall require Orange County approval prior to permit issuance.

Orlando Police Department

The Orlando Police Department has reviewed the plans for Excellence MetroWest Senior Living Facility, to be located at 2001 S. Hiawassee Rd., utilizing CPTED (Crime Prevention Through Environmental Design) principles. CPTED emphasizes the prop-er design and effective use of a created environment to reduce crime and enhance the quality of life. There are four overlapping strategies in CPTED that apply to any development: Natural Surveillance, Natural Access Control, Territorial Reinforcement and Target Hardening.

1. Natural Surveillance: Design the site to keep intruders easily observable. This is promoted by features that maximize visibility of people, parking areas and building entrances; doors and windows that look out onto streets and parking areas; pedestrian-friendly sidewalks and street; porches or patios and adequate nighttime lighting. Overall Project A photometric plan was not available at the time of this review. Lighting plays a very important role in CPTED. It is cru-

cial that lighting sends the right messages to the public about the safe and appropriate use of space at different times of the day and night. All lighting for this project shall meet or exceed the guidelines in Orlando City Code, Title II, Chapter 63, Part 2M. In order to create a sense of safety, pedestrian-scale lighting should be used in all high-pedestrian traffic areas throughout

the development to include building entrances, parking facility entrances, common areas, parks spaces/courtyards, walk-ways and service areas.

Appropriate lighting should be included in all areas anticipated to be used after-dark. This is especially true in outdoor common areas such as the gazebos, courtyards, walkways, fire pit, etc.

Lighting should not be screened out by landscaping or building structures such as overhangs or awnings. Uniformity of light is crucial to avoid ‘dark’ spots, especially in parking areas and pedestrian promenades. Any illumination shall not cause a glare or excessive brightness that adversely affects the vision of pedestrians or motor

vehicle operators on public or private property. Pedestrian walkways, back lanes and access routes open to public spaces should be lit so that a person with normal vision

is able to identify a face from a distance of 30 feet during nighttime hours. The use of full cut-off or shielded light fixtures can direct light where it is intended while reducing light trespass, glare,

and waste. Landscaping is another crucial aspect of CPTED. Trees branches should be kept trimmed to no lower than 6 feet from the

ground and shrubs should be kept trimmed to no higher than 30 inches. Avoid conflicts between landscaping and lighting, especially lighting adjacent to canopy trees. Landscaping should not create blind spots or hiding places and should not block/cover windows. Open green spaces should be observable from nearby structures.

Outdoor furniture placed in common areas is a good way to increase surveillance and encourage community interaction. Consider furniture designs that encourage stopping and resting but reduce opportunities for potential offenders (i.e. a ribbed design rather than solid and center rails or arm rests to discourage sleeping).

Bicycle parking should be observable from entrances, securely fastened and not hidden behind landscaping or sheer walls. Public restrooms should be clearly visible from high traffic areas. Restrooms should have single-door entrances, with interi-

ors that are as open as possible to eliminate possible hiding places. Bus stops should be well lit and located in front of an area where there is a lot of activity and good natural surveillance. Vehicle and pedestrian entrances into the parking facility should be well lit and defined by landscaping, signage and/or ar-

chitectural design.

Residential Units Entry doors on all residential units should contain 180° viewers/peep holes. Any interior 90° corners in hallways, stairwells and common areas can utilize convex mirrors or reflective material to pro-

mote surveillance around corners.

IN F O R M AT I O N A L CO M M E N T S (CO N T I N U E D) Windows and balconies should look out onto streets, courtyards and low-traffic areas.

Office and Community Center Spaces Since there is typically no natural surveillance between buildings and service areas, be sure these areas are well-lit and that lighting is well maintained. Where possible, offices, reception areas, lobbies, or host stands should have exterior windows and furniture oriented to im-prove surveillance of public areas. All sides of a building should have windows to observe the walkways, parking areas and driving lanes. Advertisements and product displays should not be located in or around windows. If advertisements must be used, they should be small in size and located in an area where visibility through the windows will not be hindered. Decals which display height measures should be posted inside any public entrance. Public restrooms should be visible from the main customer areas and away from outside exits.

2. Natural Access Control: Design the site to decrease cr ime oppor tunity by denying access to cr ime targets and creat-ing in offenders, a perception of risk. This can be accomplished by designing street, walkway, building and parking lot en-trances to clearly indicate public routes and discourage access to private areas with structural and landscape elements.

Public entrances should be clearly defined by walkways, signs, and landscaping. Landscaping used around building and parking facility entrances should create clear way-finding, be well lit and not block entrances or create ambush points.

There should be no easy access to the roof of any building. Way-finding located throughout the property should provide clear guidance for authorized users while discouraging potential

offenders. Signs should clearly indicate - using words, international symbols, and maps - the location of entrances, re-strooms, parks, public or private use routes, emergency telephones, and community activities.

Signage with hours of operation should be clearly visible at any public entrance. The use of traffic calming measures as well as surface and gateway treatments can promote safe vehicle speeds, reduce colli-

sion frequency and increase the safety and the perception of safety for non-motorized users. Walkways should be a minimum 6’ in width to enhance pedestrian flow. Multi-purpose paths (if installed) should be a mini-

mum of 10’ to accommodate different modes of travel simultaneously. 3. Territorial Reinforcement: Design can create or extend a sphere of influence, where users develop a sense of ter r itor i-

al control, while potential offenders are discouraged. This is promoted by incorporating features that define property lines and distinguish private spaces from public spaces such as; landscape plantings, pavement designs, gateway treatments and CPTED open design (see-through) fences.

The property should be designed to encourage interaction between users. Each separate building, office, dwelling unit or community center space should have an address that is clearly visible with

numbers a minimum of five-inches high made of non-reflective material. Note: If the parking facility has spaces that are reserved for residents and staff, the numbers should not coincide

with the dwelling unit addresses or office suite numbers for their safety. Fencing can add security, delineate property lines, allow transparency for surveillance, be unobtrusive, and create a sense of

community. CPTED style fencing made of commercial grade steel is a good option to consider. These fences may contain pedestrian access points that utilize mechanical access control for the property. Another option is landscape buffers, which include hostile vegetation, to delineate public from private spaces. The fencing and landscape buffer may be used together to further define and control spaces.

Maintenance is an important aspect of territorial reinforcement. A well-maintained area sends the message that people notice and care about what happens in an area. This in turn discourages vandalism and other crimes.

To discourage vandalism and unwanted behavior, consider some of the following options for outdoor furniture elements, including low walls, curbs, water features or planter boxes: skate deterrents, arm rests, seat dividers, breaks, bumps, or height variations.

4. Target Hardening: This can be accomplished by features that prohibit entry or access such as window locks, dead bolts for doors and interior door hinges. Overall Project: Door locks should be located a minimum of 40 inches from adjacent windows. Exterior doors should contain 180° viewers/peep holes, interior hinges, single cylinder deadbolt locks with a minimum two-

inch throw, metal frames with 3’ screws in the strike plates, and be made of solid core material. This includes facility and storage room doors.

IN F O R M AT I O N A L CO M M E N T S (CO N T I N U E D) All windows that open should have locks. Sliding glass doors should have one permanent door on the outside and the inside moving door should have a docking device

and a pin. Air conditioner units should be caged and the cages should be securely locked. A uniform access control system is a consideration throughout the project so only authorized personnel have access to re-

stricted or non-public areas. Common area doors or gates should have locks that automatically lock when the doors close. If alarm or security systems are installed, each building, suite or dwelling unit should have a separate system that can be reg-

ularly tested and maintained by the occupants. During working hours, commercial alarm systems (to include any common areas) should be programmed so that a short beep is sounded if an exterior door opens.

A video surveillance system capable of recording and retrieving an image to assist in offender identification and apprehen-sion is a good option at access points and amenity areas: especially areas with limited or no natural surveillance. Cameras should be mounted at an optimal height to capture offender identification. “Aiming” down from steep angles often presents challenges to identification such as images of an offender’s hat but not a clear, descriptive image of the offender.

Back or side doors (non-public) should be kept locked from the outside at all times. Internal business policy should prohibit the “propping open” of exterior doors.

The use of tempered, impact resistant, or security glass or security film is encouraged for all large glass doors and windows. If security film is utilized, ensure that the light transmittance of the security film is greater than or equal to the light transmit-tance of the window's glass.

Common areas should have signs that clearly identify operating hours and state if facilities are only for use by residents. 5. Maintenance and Management: Proper maintenance of landscaping, lighting and other features is necessary to ensure that CPTED elements serve their intended purpose. Failure to maintain the property and manage to stop harmful use of property by its legal occupants can rapidly undermine the impact of the best CPTED design elements. While CPTED principles supplement effective maintenance and management practices, they cannot make up for the negative impacts of ineffec- tive management. Damaged fencing, unkempt landscaping, graffiti left to weather and age, litter and debris, broken windows, as well as such factors as inattentive, lax, or overly-permissive management practices can advertise an environment of permissiveness to potential offenders and, equally, undermine the desire of responsible users to remain in an area. In effect, this is the direct application of what has come to be known as the Broken Window Theory, ensuring that indicators of disorder are corrected promptly in order to prevent the greater disorder they may attract. People naturally protect a territory that they feel is their own, and have a certain respect for the territory of others. Clear

boundaries between public and private areas achieved by using physical elements such as fences, pavement treatment, art, signs, good maintenance and landscaping are ways to express ownership. Identifying intruders is much easier in well-defined spaces. This is related to the neighborhood’s sense of ‘pride of place’ and territorial reinforcement. The more dilapidated an area, the more likely it is to attract unwanted activities. The maintenance and the ‘image’ of an area can have a major impact on whether it will become targeted.

Social cohesion and a general sense of security can be reinforced through the development of the identity and image of a community. This approach can improve not only the image of the population has of itself, and its domain, but also the pro-jection of that image to others.

Offensive graffiti should be promptly removed. Response to litter pickup and repairs should be prompt. A well maintained space gives an impression of ‘ownership’ and ‘care’.

Any signs used in the community should be maintained on a regular basis to ensure that they are visible. This may involve trimming any landscaping growth, cleaning or lighting the signs. Things to consider with signs and information include:

Are signs visible and legible? Are signs conveying messages clearly? Is information adequate? Are signs strategically located to allow for maximum visibility? Are signs well maintained? Are signs displaying hours of operation (where appropriate)?

Walkways should be cleared of undesirable litter, grass and weeds should be trimmed back from walkways, and walkway pavement should be promptly repaired or maintained.

Inappropriate outdoor storage should be discouraged. Activity generators can produce both positive and negative results. The selection of what activities a site supports will reflect

the use of space and define the user’s perception. Considerations should be made for seating, shade, community events or

IN F O R M AT I O N A L CO M M E N T S (CO N T I N U E D) recreational amenities that might encourage positive community interaction and should be properly maintained and man-aged.

Additional precautions, such as silent alarms, hold-up alarms, retail training (what to do during a robbery) and neighborhood and community watch programs, should be discussed with OPD’s Crime Prevention Unit Officer Edgar Malave at 407.246.2513. Additional Recommendations: 6. Construction Site Crime Prevention: Due to the continued trend of theft of building mater ials and equipment from construction sites, Orlando Police Department’s Crime Prevention Unit strongly recommends that the developer institute the following crime prevention/security measures at this project site: Post signs at the site that theft from the site or trespassing on a construction site is a felony under Florida Law and that the

developer will prosecute. To improve visibility of potential offenders by OPD patrol officers, perimeter lighting should be installed at a minimum of

150 foot intervals and at a height not less than fifteen (15’) from the ground. The light source used should have a minimum light output of 2,000 lumens, shall be protected by a vandal resistant cover, and shall be lighted during the hours of dark-ness.

In addition to lighting, one of the following physical security measures should be installed: A. Fencing, not less than six (6’) feet in height, which is designed to preclude human intrusion, should be installed

along the perimeter boundaries of the site and should be secured with chain and fire department padlocks for emer-gency vehicle access; post in a clear area, an emergency contact person and phones numbers for after hours, in case of an emergency; or

B. A uniformed security guard should be hired to continually patrol the construction site during the hours when con-struction work has ceased.

Valuable construction materials and tools should be protected in a secondary fenced, locked cage. Post in a clean, open area the name and numbers of an emergency contact for OPD in case of a nighttime emergency.

If you have any questions, please call the Crime Prevention Unit Officer Edgar Malave at 407.246.2513.

CO N TA C T IN F O RM AT I O N Land Development Contact Jim Burnett, Planner III, at (407) 246-3609 or at [email protected].

Urban Design Contact Ken Pelham at (407) 246-3235 or at [email protected].

Transportation Planning Contact John Rhoades at (407) 246-2293 or at [email protected].

Orlando Police Department Contact Audra Nordaby at 407.246.2454 or at [email protected].

Growth Management Plan Contact Mary-Stewart Droege at [email protected] or at 407.246.3276.

Permitting Contact Keith Grayson at [email protected] or at (407) 246.3234. Stormwater Contact Ben Gray at [email protected] or at (407) 246-2754, or Vince Genco at [email protected] or at 407-246-3722.

RE V I E W/AP P R O VA L PR O C E S S - NE X T ST E P S 1. Minutes from the March 15, 2016 MPB meeting are scheduled for review and approval by City Council on Monday, April 18,

2016. 2. Following the March 15, 2016 MPB meeting, the City Attorney’s office begins preparation of the PD ordinance. When ready,

the PD will be scheduled for two (2) readings (the 2nd a public hearing) before the City Council. Building permits may be sub-mitted following the MPB meeting but cannot be approved until the City Council approves the PD Ordinance.

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