CAMBRIA SUITES. September 19, 2017 Staff Report to the Municipal Planning Board. Location Map. Subject Site

Transcription

1 September 19, 2017 Staff Report to the Municipal Planning Board CAMBRIA SUITES M P L I T E M #8 Location Map Subject Site S U M M A R Y Owner/Applicant Steven Hurowitz, Consolidated Mark Development, LLC Property Location: 170 E Washington St., south side of E Washington St. west of N. Rosalind Ave. and east of S. Magnolia Ave. PID: (+0.63 acres) District 5 Applicant s Request: Master Plan request to construct a 155 room hotel for the Cambria Suites PD. Staff s Recommendation: Approval of the request, subject to the conditions in this report. Public Comment Courtesy notices were mailed to property owners within 300 ft. of the subject property on September 5, Project Planner Katy Magruder Updated: 9/13/2017

2 Page 2 Future Land Use Map Zoning Map

3 Page 3 Project Analysis Project Description The applicant requests approval of a Master Plan to construct an 8-story, 155 room hotel within the previously approved Cambria Suites PD. The ±0.63-acre, vacant property is located at 170 E. Washington Street, at the southwest corner of E. Washington Street and N. Rosalind Avenue. It is within the Central Business District, the PD/T zoning district and has a future land use designation of Downtown Metropolitan Activity Center. Unless otherwise described the proposed project shall be governed by the AC-3A/T zoning district. The project description states that, the application is not made to substantially modify the approved PD Plan or to undertake a new development on part or all of the property. Although the proposed hotel will remain very closely within the approved building footprint of the previously approved hotel, the applicant requests to nearly double the amount of parking spaces on-site, shift the layout of the hotel to better accommodate amenity areas and highlight the views of Lake Eola, increase one floor in height, and most drastically, alter the architecture of the previously approved 155 room hotel. The hotel will consist of a ground floor motor-court, lobby check-in lounge and restaurant to be open to the public, parking for 78 vehicles, amenity deck, rooftop lounge and other associated ancillary uses. Previous Actions 1912 Property Originally Platted 1915 Existing Office Building Constructed 2006 Current Owner Purchases property 2007 City Council adopted the PD for The Rosalind (ZON ) 2007 City Council adopted the PD for The Cristal (ZON ) 2008 City Council adopted the PD amendment for The Cristal (ZON ) 2011 City Council adopted the PD amendment for Cambria Suites (ZON ) Project Context The subject property was once developed with a two-story office building built in 1915, but has since been demolished. In June 2006, the Municipal Planning Board considered a PD request for the subject property for a project named The Rosalind. That project consisted of 187 dwelling units, 5,500 sq. ft. of ground-level retail, and 15,000 sq. ft. of offices in a 31-story building with 358 parking spaces on the first seven levels. It required a density bonus as its residential component equated 297 dwelling units per acre (du/ac), exceeding the 200 du/ac maximum in the Downtown Activity Center district. City Council adopted that PD ordinance at its June 18, 2007 meeting. On June 19, 2007, the MPB considered a revision to this project. Now referred to as The Cristal, it reduced the number of dwelling units to 55, added 12 live/work units, and replaced the office component with a 260-room hotel. City Council adopted the ordinance for The Cristal on September 10, Following that approval an additional amendment was sought for a 260-room hotel with several live-work units and a ground-floor café. City Council adopted the PD amendment ordinance for The Cristal on March 17, In May 2011, the Municipal Planning Board considered a PD amendment for the subject property to build a 7-story hotel with 155 rooms and 47 onsite parking spaces [8 offsite parking spaces] - which would take on the name Cambria Suites. This PD amendment was adopted by City Council on October 11, See Table 1 below indicating the surrounding land uses. Table 1 Project Context Future Land Use Zoning Surrounding Use North Metropolitan Activity Center AC-3A/T Metropolitan At Lake Eola Condo East Public, Recreation, Institution AC-3A/T Lake Eola South Metropolitan Activity Center AC-3A/T St. George s Orthodox Church West Metropolitan Activity Center AC-3A/T Vacant Commercial, previously utilities (AT&T)

4 Page 4 Intent of the Districts The PD District is intended to provide a process for the evaluation of unique, individually planned developments which are not otherwise permitted in the zoning districts established by this Chapter. The PD District is to be a voluntary process commenced by an applicant for such zoning designation. The t Overlay District is intended to establish urban design standards to perpetuate the positive design elements and the residential and commercial development 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 Design Goal 1. Conformance with the GMP and LDC The subject site is designated as Downtown Activity Center on the Future Land Use map and PD/T on the Official Zoning Map. Hotel and Eating and Drinking Establishment uses are permitted in this zoning district. As the building footprint of the hotel is not proposed to change, staff determined that a full PD amendment was not necessary and that the minor changes requested remain within the 10% minor amendment deviation. Staff recognizes that development plans can change in small ways between the planning and permitting stages of development, therefore the planning official may approve up to a 10% modification of any applicable numerical development standard if the planning official finds that the proposed modification is consistent with the applicable goals, objectives, and policies of the GMP, is compatible with nearby existing land uses, would not result in inadequate public facilities, and is otherwise consistent with the public health, safety, and welfare. When approving such a modification of a development standard, the planning official may impose one or more of the conditions of development provided at section , Orlando City Code, but such condition or conditions must be reasonably calculated to mitigate the identifiable land use impacts of the modified standard. Development Standards As mentioned above, Planned Development approval offers flexibility in building development standards, including setbacks. In the previous 2011 approval, the planned development approval included a minor increase in ISR from the maximum allowed 95% to 96%. The request for the current proposal remains the same. This previously approved PD allowed for an increase in the 3.0 FAR permitted in the AC-3A/T district (to 3.31) but as it was a PD, it did not require an intensity bonus. The current proposal requests a 10% increase in FAR, bringing the maximum to The proposed maximum is less than the maximum FAR of 4.0 of Downtown Activity Center future land use. Per the Street-Level Commercial Use Incentive in Section (f), To further promote street-level commercial uses, street-level tenant space of a building built and maintained conforming to the design standards of subsections (b)(1) (4), of this section, and also without security grilles and curbcuts and driveways, shall not count towards the calculation of the building's floor to area ratio. This incentive is available only to buildings within the encouraged or mandatory street -level commercial use areas. The subject property is located within the encouraged street-level commercial use area, and is therefore eligible for this incentive. The rooftop amenities will not count toward the floor to area ratio calculation, unless it is roofed with at least two walls. In the case that a portion of the roof is roofed with at least two walls, that specific portion of the rooftop amenities will be counted towards the floor to area ratio. Per the previous 2011 approval (ZON ), the project shall provide public art on site as determined by the Planning Official. See Table 3 for Development Standards below. Acres Per the AC-3/T zoning district, the maximum ISR is 95%, however the previous PD approval (ZON ) allows for a max of 96% Table 2 Development Standards (PD with default AC-3A/T zoning) Use Hotel and Eating and Drinking Minimum / Maximum 0.75/4.00 FAR FAR (floor area ratio) Proposed Up to 3.64 FAR Building Height ISR (impervious surface ratio) Minimum / Maximum Proposed Maximum Proposed No min to 200 ft. Up to 200 ft Up to 0.96

5 Page 5 Project Analysis Bufferyards According to Figure 8 from Chapter 60 of the LDC, there are no additional landscape requirements to separate the proposed land use (hotel) from the existing surrounding land uses. Setbacks City Code designates E. Washington St. as a Main Street and Rosalind Ave. as a Town Street. The former requires building setbacks of 0 ft. to 5 ft. and the latter requires 0 ft. to 15 ft. setbacks. The proposed building is shown with a front setback (Rosalind Ave.) of 6 ft. and 23 ft., which is a deviation from the 2011 proposal. The increased setback is to accommodate the City s streetscape requirements as outlined in the ARB courtesy review staff report (ARB ). The street-side setback of 3.80 ft. (E. Washington St.), rear setback of ±0.2 ft. and side setback of ±0.2 ft. is also consistent with the 2011 approval. The 2011 PD approval allowed for a 0.2 ft. rear setback, where 10 ft. is required and this was the reason for the Planned Development application vs a Master Plan application. As mentioned above, the PD approval offers flexibility in building development standards, including setbacks. Transportation Motorists can access the garage from the driveway off of E. Washington Street, along the north property line. The applicant has proposed a motor court for vehicle drop-off for valet services and offered a two-lane access drive for ingress/ egress to access the additional parking spaces on the second floor. Parking The hotel requires 0.35 parking spaces per hotel room or 55 spaces. The previous approval located 47 parking spaces onsite and required an additional 8 offsite parking spaces to be leased within 300 ft. of the subject property. The current proposal eliminates the need to acquire 8 offsite parking spaces, since it will provide a total of 78 parking spaces onsite. If the meeting rooms are open to the public, this may add an additional requirement to the minimum 55 spaces, however Table 3 Parking Requirements (PD with default AC-3A/T zoning) Use Minimum Ratio Maximum Ratio Required Proposed Hotel (Rooms) 0.35/ lodging unit N/A 55 spaces 78 spaces the additional 20 spaces provided will cover the de minimus change. This will be further reviewed at the time of final site plan. The proposed restaurant will be open to the public, but will not require additional parking spaces due to its location on the ground floor in the Downtown Parking Area. See Table 3 below for parking requirements. Appearance Review Board The ARB conducted a courtesy review at the August 17, 2017 Appearance Review Board meeting, where the board gave positive feedback on the well contemplated architecture for the building. (ARB ) A final ARB review is necessary prior to submitting building permits applications. Signage Signage for the site will be reviewed in the final ARB submittal. If not included in the final submittal, the project sign package must be submitted for an ARB Major approval prior to submitting for building permits. Public Works The applicant proposes to install water retention within the ramp parking structure. These details will be reviewed at the time of permitting. Solid Waste Discussions must ensue between the applicant and the Solid Waste Division to establish compliance. Waste Water The increased density will result in a greater wastewater flow rate than generated by the current land use. Therefore, a sewer capacity analysis shall be conducted to assess the existing downstream sewer collection system prior to permit-

6 Page 6 Aerial Photo

7 Page 7 Survey Note: MPB approval is for the exhibits shown and subject to the conditions of approval found within this staff report and as approved by City Council. All exhibits, project descriptions, and footnotes submitted as part of the application are superseded by this staff report.

8 Page 8 1st Floor Plan Note: MPB approval is for the exhibits shown and subject to the conditions of approval found within this staff report and as approved by City Council. All exhibits, project descriptions, and footnotes submitted as part of the application are superseded by this staff report.

9 Page 9 2nd Floor Plan Note: MPB approval is for the exhibits shown and subject to the conditions of approval found within this staff report and as approved by City Council. All exhibits, project descriptions, and footnotes submitted as part of the application are superseded by this staff report.

10 Page 10 3rd Floor Plan Note: MPB approval is for the exhibits shown and subject to the conditions of approval found within this staff report and as approved by City Council. All exhibits, project descriptions, and footnotes submitted as part of the application are superseded by this staff report.

11 Page 11 4th 8th Floor Plan Note: MPB approval is for the exhibits shown and subject to the conditions of approval found within this staff report and as approved by City Council. All exhibits, project descriptions, and footnotes submitted as part of the application are superseded by this staff report.

12 Page 12 Color Palette Note: The renderings included in this report are conceptual and for illustrative purposes only. Architectural plans, landscape plans, and elevations are due at administrative master plan review and are subject to further review and conditions of approval.

13 Page 13 East Elevation Note: The renderings included in this report are conceptual and for illustrative purposes only. Architectural plans, landscape plans, and elevations are due at administrative master plan review and are subject to further review and conditions of approval.

14 Page 14 Perspective Renderings Note: The renderings included in this report are conceptual and for illustrative purposes only. Architectural plans, landscape plans, and elevations are due at administrative master plan review and are subject to further review and conditions of approval.

15 Page 15 Perspective Rendering from Lake Eola Note: The renderings included in this report are conceptual and for illustrative purposes only. Architectural plans, landscape plans, and elevations are due at administrative master plan review and are subject to further review and conditions of approval.

16 Page 16 Perspective Rendering showing the Greek Orthodox Church Note: The renderings included in this report are conceptual and for illustrative purposes only. Architectural plans, landscape plans, and elevations are due at administrative master plan review and are subject to further review and conditions of approval.

17 Page 17 Perspective Rendering at night Note: The renderings included in this report are conceptual and for illustrative purposes only. Architectural plans, landscape plans, and elevations are due at administrative master plan review and are subject to further review and conditions of approval.

18 Page 18 Site Photos Picture taken on E. Washington St. Picture taken on Rosalind Ave.

19 Page Findings Subject to the conditions contained herein, the proposal is consistent with the requirements for approval of master plan applications contained in Section 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/SP 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. Conditions of Approval Growth Management No conditions of approval. Land Development 1. Default Zoning. The project must meet the AC-3A/T district requirements with the following conditions: 2. General Code Compliance. Development of the proposed project should be consistent with the conditions in this report 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 development. 3. Variances and modifications. Zoning variances and modification of standards may be approved pursuant to the procedures set forth in Part 2J and Part 2F, Chapter 65, Orlando City Code, respectively. The planning official may also approve minor modifications and design modifications to fences, walls, landscaping, accessory structures, signs, and bufferyard requirements. Additionally, recognizing that development plans can change in small ways between the planning and permitting stages of development, the planning official may approve up to a 10% modification of any applicable numerical development standard if the planning official finds that the proposed modification is consistent with the applicable goals, objectives, and policies of the GMP, is compatible with nearby existing land uses, would not result in inadequate public facilities, and is otherwise consistent with the public health, safety, and welfare. When approving such a modification of a development standard, the planning official may impose one or more of the conditions of development provided at section , Orlando City Code, but such condition or conditions must be reasonably calculated to mitigate the identifiable land use impacts of the modified standard. 4. Conformance with Cambria Suites PD Required. Construction and development shall conform to approved site plans, elevations, 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 applicant shall attach to each submittal a copy of this staff report, and the excerpts of the Municipal Planning Board minutes. 5. Review by City Attorney s Office. Municipal Planning Board recommendation of the conditions contained herein is subject to review by the City Attorney s Office for legal sufficiency and drafting of implementing documents. 6. Parking. The Cambria Suites PD must provide a minimum of 55 parking spaces. The current proposal provides 78 parking spaces and is well above the minimum required. 7. Floor to Area Ratio (FAR). The maximum FAR permitted is Height. The maximum height defaults to the AC-3A/T zoning district, which is limited solely by airport zoning requirements. Notwithstanding, the proposed project is presently anticipated to be 8-stories, with certain roof deck amenities, to include the potential for a covered terrace space, caterers kitchen and bar, to be included on the project s 8th (and top) floor. 9. Impervious Surface Ratio (ISR). The maximum ISR permitted is Setbacks. Setbacks must conform with the regulations listed below, but are trumped by the City s streetscape requirements as listed in the Appearance Review staff report (ARB ). Front: (Rosalind Ave.) = 0 ft. min/15 ft. max Street-side: (E. Washington St.) = 0 ft. min/5 ft. maximum Side: (South property line) = 0 ft. or 3 ft. min/ No maximum Rear: (West property line) = 0.2 ft. (per previous PD approval) 11. Final Site Plan. Following the MPB approval, a final site plan must be approved via determination to ensure adequate access and parking to the site.

20 Page Conditions of Approval Urban Design The ARB conducted a courtesy review at the August 17, 2017 Appearance Review Board meeting, where the board gave positive feedback on the well contemplated architecture for the building. (ARB ) A final ARB review is necessary prior to submitting building permits applications. All conditions of approval listed in the ARB staff report are required as part of this master plan approval. Transportation Planning 1. Compliance. All aspects of the site plan are required to conform to all applicable minimum standards set forth in the editions of the City Code and the City Engineering Standards Manual that are in force at the time of any construction of this project. 2. Solid Waste Collection. The arrangement and function of the solid waste and recycling collection must be approved be Mike Carroll of the City Solid Waste Division prior to permitting. Written approval of this configuration must be attached to any plan sets submitted to Permitting Services. 3. AutoTurn Analysis. Provide an AutoTurn analysis demonstrating ingress and egress for the freight zone and the need for 24 ft wide driveways for both the entry and exit of the motor court. The City preference is to narrow both driveways to the smallest width that allows safe operation of all anticipated movements. 4. Driveway Crosswalks. The pedestrian paths crossing all three driveways must be well and visibly defined with contrasting colored materials and high-intensity pavement markings meeting MUTCD and City standards. Transportation Engineering 1. Provide an operational analysis for pick up and drop off at peak time and for deliveries. The City has multiple special events that cause the intersection of N. Rosalind Ave and E Washington St to be completely closed for vehicular traffic. Provide an analysis on operations during this time. 2. The motor court will provide at least 17.5 feet of vertical clearance to allow for access of delivery vehicles. There will be no maneuvers allowed in City Right-of-Way and the Washington St Right-of-Way cannot be blocked at any time with delivery vehicles. 3. The proposed columns will not block the sight distance for either pedestrians or vehicles. At all project entrances, clear sight distances for drivers and pedestrians shall not be blocked by signs, buildings, building columns, landscaping, or other visual impediments. No structure, fence, wall, or other visual impediment shall obstruct vision between 2 feet and 8 feet in height above street level. The street corner / driveway visibility area shall be shown and noted on construction plans and any future site plan submittals. The applicant shall design the site plan as necessary to comply with the Florida Greenbook and the FDOT Design Standards Index. Sight lines shall be provided on both site plans and landscape plans. 4. Parking ramp slopes should not exceed a 6.67% slope, which is the maximum parking slope permitted in the International Building Code (IBC). Ramps with larger slopes will be non-parking. 5. A grade difference of 8% or greater requires transition slopes at the top and bottom. 6. The additional proposed sidewalk width shown cannot encroach into the existing right-of-way on either E. Washington St. nor on N. Rosalind Ave. Any increases in width will be deducted from the property and will either be provided as additional right-of-way or have a City Services Sidewalk easement encompassing all of the proposed public sidewalk. Building Building Plan Review is not applicable to this case at this time. The building design will be reviewed for code compliance during the design development and construction documents phase. This project shall comply with the 2014 Florida Building Code, Florida Fire Prevention Code, Florida Fuel Gas Code, Florida Mechanical Code, Florida Plumbing Code, Florida Accessibility Code, and NEC Police The Orlando Police Department has reviewed the plans for the Cambria Suites project located at 170 E. Washington St., utilizing CPTED (Crime Prevention Through Environmental Design) principles. CPTED emphasizes the proper 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.

21 Page Conditions of Approval Solid Waste The arrangement and function of the solid waste and recycling collection must be approved be Mike Carroll of the City Solid Waste Division prior to permitting. Written approval of this configuration must be attached to any plan sets submitted to Permitting Services. Waste Water The increased density will result in a greater wastewater flow rate than generated by the current land use. Therefore, a sewer capacity analysis shall be conducted to assess the existing downstream sewer collection system. Contact Dave Breitrick, PE at (407) or david.breitrick@cityoforlando.net to establish the methodology of the analysis. Public Works 1. Please note that the stormwater management system must be designed to meet the requirements of Chapter 7 of the Engineering Standards Manual at the time of site permitting. The project will be required to provide pollution abatement and flood protection. Flow attenuation calculations for the 25-yr, 24-hr storm will be required if the percentage of impervious over the site is being increased. If the project is not increasing the impervious area onsite, please provide a statement confirming this and further attenuation calcs are not required. Please provide the pollution abatement volume as required by SJRWMD. 2. Documentation of obtaining a WMD permit will be required at the time of site permitting. Documentation could be in the form of exemption letter from the WMD, copy of the WMD permit, copy of the 10/2 certification, etc. 3. Construction activities including clearing, grading and excavating activities shall obtain an EPA NPDES permit, except: Operations that result in the disturbance of less than one acre total land area which are not part of a larger common plan of development or sale. The NPDES permit must be received in the Office of Permitting Services prior to the approval of City of Orlando construction permits. Informational Comments Engineering/Zoning Review will occur during permitting. Parks No review by Parks Planner necessary unless residential units are added to project. Fire Fire review will occur during permitting. Transportation Department 1. At all project entrances, clear sight distances for drivers and pedestrians shall not be blocked by signs, buildings, building columns, landscaping, or other visual impediments. No structure, fence, wall, or other visual impediment shall obstruct vision between 2 feet and 8 feet in height above street level. The street corner / driveway visibility area shall be shown and noted on construction plans and any future site plan submittals. The applicant shall design the site plan as necessary to comply with the Florida Greenbook and the FDOT Design Standards Index. Sight lines shall be provided on both site plans and landscape plans. 2. For any construction work planned or required within a public right-of-way or City sidewalk easement adjacent to a public 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 ) b. Roadway plans including paving, grading, pavement markings and signage (Contact the Permitting Transportation Engineering Reviewer at for details)

22 Page Informational Comments (con t) c. A copy of all required County and State permits (If permits are pending attach a copy of the application). 3. All existing driveways that are to be abandoned shall be removed and the curb, parkway, and sidewalk shall be restored. 4. Per City Code Sec , bike racks must be installed for each commercial use on the site. The racks must conform to City standards and be located on an impervious surface so as not to interfere with pedestrian or other vehicular movements. The locations must be shown on plans submitted to Permitting Services and be convenient to the building entrances. A minimum of 2 long-term spaces for employee use and 5 short-term spaces for general use are required for the hotel and restaurant. 5. Transportation Impact Fees a. For questions and information regarding Transportation Impact Fee rates you may contact Nancy Ottini at (407) or nancy.jurus-ottini@cityoforlando.net b. Any new construction, change in use, addition, or redevelopment of a site or structure shall be subject to a review for Transportation Impact Fees. An estimated Transportation Impact Fee in the amount of $340,380.00, based on the construction of 155 hotel rooms, with additional fee review for restaurant use(s), will be due at the time of building permit issuance, subject to change upon final permit plan review. For a copy of the complete ordinance or impact fee rate chart, you may reference our website at: Rate_Schedule.pdf c. Any exemptions or credits against the Transportation Impact Fee must be reviewed prior to permit issuance. All Transportation Impact Fee Credits shall be initiated and processed by the Transportation Impact Fee Coordinator. Credit may be available for the previous active uses being removed for the construction of the new building.

23 Page Contact Information Growth Management For questions regarding Growth Management plan review, please contact Mary-Stewart Droege at or Land Development For questions regarding Land Development review, please contact Katy Magruder at or Urban Design For questions regarding Urban Design plan review, please contact Douglas Metzger, at or at Transportation For questions regarding Transportation Planning plan review, please contact John Rhoades at or Public Works For question regarding Engineering or Public Works comments, contact Nicki Wesson at or Engineering/Zoning For questions regarding Concurrency Management contact Keith Grayson at or To obtain plan review status, schedule/cancel an inspection and obtain inspection results, please call PROMPT, our Interactive Response System at Police For questions regarding Police plan review, please contact Audra Rigby at or Fire For any questions regarding fire issues, please contact Charles Howard at or at Building For questions regarding Building Plan Review issues contact Don Fields at or Review/Approval Process Next Steps 1. September 19: MPB Hearing 2. MPB minutes are then scheduled for review and approval by City Council. 3. ARB Major review 4. Final Site Plan review 5. Building permits