meridian parks n 14 spmp - city of orlando€¦ · the spmp process is intended to establish the...

Property Location: 32-23-31-0000-00-004, 32-23-31-0000-00-012; South of Beachline Expressway (SR 528) and east of Central Florida Greenway (SR417) (±22.9 acres, District 1). Applicant’s Request: The applicant is requesting Master Plan ap-proval for a Specific Parcel Master Plan for Phase N-14 of the Starwood Planned Devel-opment for 45 residential units (townhomes & single-family) and the amenity center. The plan also includes a temporary sales office and surface parking lot.

S U M M A R Y

Location Map Subject Site

Owner

Beachline South Resi-dential, LLC

Applicant

Sarah Maier, Dewberry

Project Planner

Michaëlle Petion, AICP

Staf f Report to the Munic ipal P lanning Board December 18 , 2018

MERIDIAN PARKS N -14 SPMP

M P L 2 0 1 8 - 1 00 7 3 I t e m #7

Staff’s Recommendation: Approval of the request, subject to the condi-tions in this report. Public Comment Courtesy notices were mailed to property owners within 300 ft. of the subject property during the week of December 3, 2018. As of the published date of this report, staff has received no comments from the public con-cerning this request.

Updated: December 5, 2018

Future Land Use Map

Zoning Map

Project Analys is Project Description The +22.9 acre subject property is located south of Beachline Expressway (SR 528), east of Central Florida Greenway (SR417) and is within the larger +2,559 acre Planned Development referred to as Starwood. The applicant is requesting a Specific Parcel Master Plan for Phase N-14 of the Starwood Planned Development for 45 residential units (22 town-homes & 23 single-family units) and an amenity center. The plan also includes a temporary sales office and surface parking lot. This temporary use will occupy 8 townhome lots and will be removed with the completion of the future sales centers for future neighborhoods. The site has a Future Land Use designation of Office Low Intensity and Conservation and a zoning designation of PD (Planned Development). The proposal is consistent with the Zoning and Future Land Use designations. Previous Actions: November 2015—The Municipal Planning Board (MPB) approved:

1) Starwood Annexations (Case #ANX2015-00013, doc#: 1603141205; ANX2015-00019, doc#: 1603141205, ANX2015-00020, doc#: 1603141205); 2) GMP Amendment to assign the Office Low Intensity, Industrial, Community Activity Center and Conservation future land use designations (Case #GMP2015-00038, doc#: 1603141206); 3) GMP Amendment to create Subarea Policy S.40.8 (Case #GMP2015-00039, doc#:1603141206) and 4) Initial PD zoning to allow for 6,400 residential units, 145,000 square feet of office, 150,000 square feet of retail and 145,000 square feet of industrial (Case #ZON2015-00033, doc#:1610241206).

Project Context

The surrounding future land use designations include Office Low Intensity, Public Recreational Institutional and Conservation to the north, south, east and west. Existing uses include vacant land all around. The Dowden Rd. ROW will run along the western perimeter of the parcel. The proposed residential development would be compatible with the surrounding planned residential uses.

Conformance with the GMP As indicated in Figure LU-1 of the Future Land Use Element, residential uses are allowed under the Office Low Intensity future land use designation. The maximum density in this designation is 21 du/ac and it has no minimum density. Of the 22.9 acres of the subject site, 8.98 acres are wetland/buffer use, leaving 13.95 acres buildable. The proposed use (residential) and density (45 dwelling units on 13.95 acres = 3.23 du/ac) are consistent with the adopted future land use designation. Future Land Use Subarea Policy S.40.8, which affects the Starwood development, addresses various de-velopment criteria as it relates to land use, park and recreation facilities, transportation, and school capacity. Subarea Policy S.40.8 addresses the review process of individual development sites within the overall master plan of the Starwood development. According to the subarea policy, “...each individual development site within the PD shall be re-viewed by the Municipal Planning Board and approved by Council as part of a specific parcel master plan that addresses building layout, parking and other site planning issues as identified in the Land Development Code.”

Table 1—Project Context

Future Land Use Zoning Surrounding Use

North Public Recreational Institutional PD (Starwood) Vacant Land (future OCPS school)

East Conservation PD (Starwood) Vacant Land

South Office Low Intensity PD (Starwood) Retention pond

West Office Low Intensity PD (Starwood) Vacant Land (future N-1A neighborhood)

Conformance with the LDC The development site has an existing zoning designation of PD. The PD process is intended to facilitate unique, individu-ally planned developments which are not otherwise permitted. The standards and procedures of this district are intended to promote flexibility of design and permit planned diversification and integration of uses and structures, while at the same time retaining in the City Council the absolute authority to establish such limitations and regulations as it deems necessary to protect the public health, safety and general welfare. The proposed project is within the Starwood PD which, at build-out, is anticipated to be comprised of 6,400 residential units, 145,000 sq. ft. of office, 150,000 sq. ft. of retail and 145,000 sq. ft. of industrial. The Starwood PD describes the entire development as a diverse community with a variety of housing choices, interconnected and walkable residential blocks, and be organized around community parks and amenities. Housing types may vary by lot size and form. These criteria are intended to ensure that homes integrate well with each other and share designs which make neighborhood streets safe and enjoyable to walk along. According to the residential standards of the Starwood PD, lot sizes and pat-terns within a neighborhood shall be varied to avoid monotonous streetscapes and provide a diverse range of housing types. Development Standards: The SPMP process is intended to establish the actual dimensions for each lot and product type. Below is the table, as provided in the PD, that outlines the typical development standards for townhomes and single family front-loaded and rear-loaded lots. See the PD ordinance for the full table, to include table notes.

Transportation The Starwood PD provides transportation conditions that will allow for an interconnected street network with multi-modal options for the residents of this development. The N-14 neighborhood connects to Dowden Rd. via two access roads and one driveway access off the Starwood East/West Rd. The applicant has submitted typical road cross-sections for its col-lector/local roads and alleys. Open Space The PD requires 0.0074 acres of neighborhood and community park space per residential unit (which totals to 47.36 acres). Starwood has already committed to a 30 acre community park to be developed at a later phase leaving a re-mainder of 17.36 acres for neighborhood parks for the total PD. The proposed 45 units thus requires a minimum of 0.12 acres of park space. The proposed N-14 SPMP includes 3.65 acres of amenity space (Tract A), partially open to the public and partially limited to residents. The applicants needs to clarify where the delineation occurs as well as the

Table 3—Residential Development Standards*

Product

Type

Minimum

Lot Width

Minimum

Lot Depth

Minimum

Street

Frontage

Front

Yard

Setback

Rear Yard

Setback

Side Yard

Setback

Street

Side Yard

Setback

Maximum

Building

Height

Maximum

ISR

Single

Family

Front

Loaded

50 feet

100 feet

25 feet

16 feet

15 feet

5 feet

15 feet

3 stories

70%

Single

Family

Rear

Loaded

30 feet

100 feet

25 feet

16 feet

5 feet or

greater than

16 feet

5 feet

15 feet

3 stories

70%

Town-

home

Rear

Loaded

18 feet

80 feet

18 feet

16 feet

5 feet or

greater than

16 feet

0 feet

15 feet

3 stories

90%

*See PD for additional table notes.

square footage for both. The amenity center plan needs additional details on materials and such and will be subject to a Letter of Determination to finalize. School Impact On July 7, 2008, the City adopted a Public School Facilities Element (PSFE) and the Amended Interlocal Agreement for Public School Facility Planning and Implementation of Concurrency which requires all residential developments be sub-ject to school concurrency review. The agreement was amended and restated on March 9, 2011. Under the terms of the agreement, the City will advise OCPS of comprehensive plan amendments, zoning amendments, and development pro-posals that may have the effect of increasing existing density. This project has an approved capacity enhancement agreement (ORL-15-012). Temporary Sales Office The proposal includes a temporary sales office and surface parking lot along ‘Street B’ between ‘Street A’ and ‘Street C’. This temporary use will occupy 8 townhome lots (two buildings) and will be removed with the completion of the future sales centers for future neighborhoods.

Aerial Photo

Subject Site

Proposed Si te Plan

SPMP boundary

Amenity Center

Location of temporary sales office

Ameni ty Center Detai l

Sales Off ice Detai ls

Ameni ty Club Concept

Condit ions of Approval

Land Development 1. Subject To Codes. Except as provided herein, the development is subject to all codes and ordinances of the State of Florida, City of Orlando, and all other applicable regulatory agencies. This phase has a default zoning of R-3A. 2. Development Requirements. Except as modified by staff herein, the project shall be developed in accordance with the requirements of the Growth Management Plan, and any other pertinent provisions of the Conventional LDC, and the Starwood PD. 3. Approval. Approval of the Specific Parcel Master Plan by City Council shall grant the applicant authority to submit an application for site plan/master plan review for a building permit. The application must be submitted within twenty-four (24) months of approval of the Specific Parcel Master Plan (by the City Council) or the Master Plan shall expire. Howev-er, upon written application filed 30 days prior to the expiration date, the Planning Official may renew the Master Plan for one period of up to 12 months providing good cause is shown. 4. Development Permits. As provided by subsection 166.033(5), Florida Statutes, issuance of a development permit by a municipality does not in any way create any right on the part of an applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the municipality for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. In accordance with subsection 166.033(5), Florida Statutes, it is hereby made a con-dition of this permit that all other applicable state or federal permits be obtained before commencement of the develop-ment. 5. Consistency. Unless amended by any conditions found herein or any modifications recommended by the MPB and approved by City Council, this project shall operate and be developed only as described and conditioned within this re-port and in accordance with the attached site plan and any other plans or commitments provided in the application pack-age. Any changes in the use of the site, the operation of the project, or the site plan as provided herein may require an amendment to the project and review by the MPB and City Council (see "Minor Modifications" condition below.) This ap-proval is not transferable to another property. All other applicable state or federal permits must be obtained before com-mencing development. 6. Minor Modifications. Minor modifications to the project, including changes to the design and site plan reviewed by the Municipal Planning Board or City Council may be approved by the Planning Official without further review by the Munici-pal Planning Board. Major changes shall require additional review by the Municipal Planning Board.

Findings Subject to the conditions contained herein, the proposal is consistent with the requirements for approval of Master Plan applications contained in Section 65.331 of the Land Development Code (LDC): 1. The proposed use is consistent with the City’s Growth Management Plan. 2. The proposed use is consistent with the purpose and intent of the PD zoning district and all other requirements of

the LDC. 3. The proposed use will be compatible with surrounding land uses and the general character of the area. 4. The necessary public facilities will be adequate to serve the proposed use, or will be provided by the applicant as a

condition of this approval. Staff recommends approval of MPL2018-10073 subject to the conditions below:

7. Parks. The amenity center plan needs additional detailing on materials and such and well therefore be subject to a Letter of Determination prior to applying for permits. Only areas open to the public may count towards the required parks level of service. Urban Design 1. Appearance Review. Appearance review via a Letter of Determination is required for the residences and sales office. 2. The development must adhere to the PD residential development standards. 3. Street C must be planted with canopy trees within the right of way to match street A and B 4. Continue the planting palette used for the sales center for the parking lot. Creative planting must be provided along street B and C and along alley A. Transportation 1. Except as where noted in this staff report, all aspects of the site plan are required to conform to the Starwood PD Ordi-nance and all applicable minimum standards set forth in the editions of the City Code and the City Engineering Stand-ards Manual that are in force at the time of any construction of this project. Street cross sections must conform to previ-ously approved dimensions. All streets must be labeled as public or private on plats and plans submitted for review. On street parking must comply with location and dimensions as outlined in FDOT and City guidelines and design manuals. 2. Proper sightlines must be maintained at all driveways and parking areas. Site plans and landscaping plans submitted to Permitting Services should include sightline triangles. 3. AutoTurn analysis for emergency vehicles and solid waste collection should be attached to plans to prevent delays in processing. 4. Turn Lanes on the Starwood East-West Rd must be 11 ft wide and meet FDOT design criteria for taper, queue and storage lengths. 5. Curb Ramps for all intersections must meet FDOT "CR-L" standards or other design approved by the City. Single ramps leading diagonally into the intersection are not permitted. 6. Developer should install a raised crosswalk at the parking lot intersection to control speed along the north-south drive aisle. Parks 1. A plan clearly showing all amenities, fencing, areas open to the public and areas only open to residents, type of play equipment and other details must be submitted for review. 2. Any planned encroachment into the delineated wetland will require tree permits from the Parks Division.

Informat ional Comments Public Works

1. Per Section 7.01 of the City's ESM, any proposed project to be built in the City of Orlando which alters the existing topographic characteristics will be required to provide stormwater treatment. Alterations of surface drainage (with the exception of resurfacing and landscaping elements only) is defined as: changing the flow patterns within the redevelop-ment area; changing the mode of transport from overland flow or open channel to a closed conduit, etc.; changing an impervious surface’s character (from building to parking, wet bottom pond or a new building or vice versa); changing the character of a parking surface (from shell base to asphalt, etc.); or remodeling of an existing building which changes its footprint or number of floors. When applying for an Engineering Permit, please submit the Drainage Report, Geotech Report, Stormwater Tabulations, and all necessary docs needed in order to verify the City's and Water Manager District

standards are met. 2. This site appears to be over 1 acre. Construction activities including clearing, grading and excavating activities shall obtain a FDEP NPDES NOI. A copy of the NPDES NOI Acknowledgement letter must be received in the Office of Per-mitting Services prior to permit approval. 3. Provide a certification signed by the Engineer, licensed in the State of Florida, responsible for the stormwater design which reads as follows:

"I hereby certify that to the best of my knowledge and belief, the design of the Stormwater Management System for the project known as: (Project Name) meets all of the requirements and has been designed substantially in accordance with the City of Orlando Stormwater Management Criteria."

4. All proposed and existing sidewalk that is touched during construction will need to be updated to the newest ADA re-quirement. 5. Water quality recovery shall be recovered per the requirement of the Water Manager District. Please provide model demonstrating the recovery analysis. A Water Manager District water treatment permit may be required. 6. Please submit a signed and dated private/public improvements cost sheet. Cost sheet forms and instructions are available at our website at www.cityoforlando.net/permits. 7. A performance guarantee for public improvements is needed in the amount of 110% of the public improvements cost. Cost sheet forms and instructions are available at our website at www.cityoforlando.net/permits. Performance Guarantee is required before the issuance of the permit. The original needs to be hand delivered to the receptionist at Permitting Services with the referenced case number. In addition, attach a copy of this in the resubmittal package. Please allow approximately 1 week after the Performance Guarantee is submitted to allow for the City’s Legal Office to review. 8. For new residential building, please provide grading plan which includes existing and proposed elevations, corners and relevant elevations to be able to determine run-off flow pattern. 9. Please submit a detailed, scalable, fully dimensioned site plan of the location. The site plan should include but not be limited to the site legal description, the building, streets, sidewalks and property lines, and the location of the proposed work. Site plans should clarify what is existing and what proposed. 10. Sidewalk construction shall be required at the time of this new construction per Sec. 61.225 of the City of Orlando’s Muni Code. Proposed sidewalks must be constructed along the entire length of the property and shall be located against the public right-of-way. Sidewalk shall be also constructed along West Compton Ave. 11. Other comments may arise depending on the contents submitted to permitting. 12. Since the site is located with a flood zone A, please provide base (100-year) flood elevation (BFE) determination analysis. 13. The proposed building is located within a 100-year floodplain; please provide detailed calculations of compensating storage within 100-year floodplain. 14. Please provide the water management district permit related to the wetland line modification. Transportation 1. Support of this submittal by the Transportation Dept. does not constitute final engineering approval of this concept for development. Materials and designs for transportation related elements of the project must meet or exceed standards in the versions of the City Code and Engineering Standards Manual in effect at the time of submittal to Permitting Services. Water Reclamation 1. The proposed development is located in the City of Orlando but within the Orange County sanitary sewer and re-claimed water service areas. Sanitary sewer and reclaimed water will be provided by Orange County Utilities. The sani-

tary sewer and reclaimed water design will need to be coordinated with and revised by Orange County Utilities Fire 1. TRC fire code review is preliminary in nature and is not an official approval of the project as a whole. It is intended to expose or prevent evident design deficiencies with State and City Fire Codes. The architectural design of the building, life safety features, floor plans, egress system, fire protection systems, fire department access and MEP will be reviewed in detail for State, Fire Code, FFPC and City Fire Code compliance at the time of permit application. 2. Conditional to this review the design of all buildings must account for fire department access. The access road itself must extend 50ft. from at least one exterior doorway to allow access to the building’s interior. Any portion of the building or exterior wall of the first story shall be located not more than 150 ft from the fire department access road as measured by an approved route around the exterior of the building or facility. The distance can be increased to 450ft. if the building is protected by an automatic sprinkler system. [NFPA 1.18.2.3.2.2 and NFPA 1.18.2.3.2.2.1] 3. An approved turnaround shall be provided for fire apparatus where an access road is a dead end in access of 150 ft. When a dead end road will not accommodate an approved t-turn or turn-a-bout a minimum width of 25 ft. will be re-quired. All fire department access roadways shall have an all-weather driving surface, capable of supporting the load of fire apparatus, a minimum 20 ft. in width and a minimum vertical clearance of at least 13 ft. 6 in. [NFPA 1 18.2.2.5.4 and NFPA 1 18.2.3.4.1.1 ] 4. The plan indicates fire hydrants will be required. Because building information is not provided, fire hydrant location and spacing will be reviewed at the time of building permitting. All portions of an unsprinklered building must be within 300 ft hose lay distance of a fire hydrant. All portions of a sprinklered building must be within 500 ft hose lay distance of a fire hydrant. City Code ch 24.27(f) 5. Residential properties are required to indicate a hydrant within 500 ft of the residence and the street and its width for the fire department access.

Contact Informat ion 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 review, please contact Michaëlle Petion at 407.246.3837 or [email protected]. Urban Design For questions regarding Urban Design plan review, please contact Terrence Miller at 407.246.3292 or [email protected]. Transportation For questions regarding Transportation review, please contact John Rhoades at 407.246.2293 or [email protected] Engineering/Zoning For questions regarding Development Review contact Keith Grayson at 407.246.3234 or [email protected]. Police For questions regarding Police plan review, please contact Audra Rigby at 407.246.2454 or [email protected]. Fire For any questions regarding fire issues, please contact Chip Howard at 407.246.2143 or at [email protected]. Public Works For any questions regarding Public Works issues, please contact Liuliu Wu at 407.246.3758 or at [email protected]. Building For questions regarding Building Plan Review issues contact Don Fields at 407.246.2654 or [email protected]. Parks For questions regarding Parks Plan Review issues contact Denise Riccio at 407.246.4249 or [email protected]. For questions regarding Tree Review issues contact Justin Garber at 407.246.4047 or [email protected]. Water Reclamation For questions regarding Parks Plan Review issues contact Julio Morais at 407.246.2213 or [email protected].

Review/Approval Process—Next Steps 1. MPB minutes scheduled for review and approval by City Council. 2. Plat 3. Planning Official Determination for building elevations 4. Building permits.

meridian parks n 14 spmp - city of orlando€¦ · the spmp process is intended to establish the...

Documents