NOPETRO CNG FUELING STATION 2713 LYNX LN.

Transcription

1 Staff Report to the Municipal Planning Board April 21, 2015 MPL Item #5 NOPETRO CNG FUELING STATION 2713 LYNX LN. Wawa Frito-Lay Plant McDonald s ORANGE COUNTY Truck Sales Lynx Maintenance Location Map Subject Site S UMMARY Applicant Javier Omana, Director CPH, Inc. Owner Jonathan Locke, Pres./COO NoPetro Orlando, LLC Project Planner Jim Burnett, AICP Updated: April 13, 2015 Property Location: 2713 Lynx Ln. (east side of Lynx Ln., north of the Lynx Maintenance Facility and east of N. John Young Pkwy.) (Parcel #s , and - 620; ±13.56 acres, District 3). Applicant s Request: The applicant is requesting Master Plan approval to construct a Compressed Natural Gas (CNG) fueling station on a portion of the overall site, to be divided into two (2) fueling areas, one side for the public and the other side solely for the LYNX bus fleet. The property is zoned I-G/ W and is in the Princeton/Silver Star neighborhood. Staff Recommendation: Approval of the Master Plan, per the conditions in the staff report. Public Comment: Courtesy notices will be mailed to property owners within 300 ft. of the subject property the week of April 6, As of the distribution of the staff report, staff has received no comments from the public relative to the Master Plan request.

2 Page 2 FUTURE LAND USE MAP INDUST O R A N G E C O U N T Y SUBJECT PROPERTY UR-AC UR-AC Z ONING MAP SUBJECT PROPERTY AC-2/W AC-2/W

3 Page 3 P ROJECT ANALYSIS Project Description The applicant is requesting approval to construct a Compressed Natural Gas (CNG) fueling station on a 4.08-acre parcel, to be divided into two (2) fueling areas, one side for the public and the other side solely for the LYNX bus fleet. The public fueling station will be open 24 hours a day, while the LYNX fueling station will be open daily, from 6pm to 3am. A vacant 6.25-acre lot to the north (to be accessed from Industrial Blvd.) is also included, but there are no development plans for it at this time. Both lots will be collectively served by a 3.23-acre stormwater tract. Previous Actions 1923: Property platted as part of Weissinger Fairvilla Subdivision. 1999: Property annexed into City (Doc #32552). 12/2014: Property cited by Code Enforcement (Citation #398042) for illegal clearing of the lot and parking of vehicles/operating a business on the property without a permit (boom-trucks are parked on the property). 2/2015: Property acquired by current owner. Project Context The property is on the east side of Lynx Ln., between W. Princeton St. & Silver Star Rd. and is also accessible from Industrial Blvd. Adjacent uses, zoning and future land use designations are shown in Table 1 below. Direction Future Land Use Zoning Adjacent Uses North Orange County Industrial & City Industrial Orange Co. IND-2/IND-3 & I-G/W (Industrial, General, Wekiva Overlay) Industrial Warehouses East Industrial I-G/W Industrial Warehouses South Urban Activity Center AC-2/W (Urban Activity Center, Wekiva Overlay) West (Across Lynx Ln. and N. John Young Pkwy.) Industrial Master Plan Criteria (LDC Section ) The Municipal Planning Board and City Council shall consider the following factors in their review of Master Plan applications: 1. Purpose and Intent. The purpose and intent of the use and all other requirements of the 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 the requirements of the zoning district(s) in which it is located and, where applicable, to the requirements of Chapter 58 for the particular use or activity under consideration. 4. Performance and Design Regulations. The proposal must conform to all applicable performance and design regulations of LDC Chapters 58, 60, 61, and Public Facilities and Services. Will necessary public facilities (both on- and off-site), such as transportation, sanitation, water, 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 Industrial on the City s Future Land Use Map and is zoned I-G/W (Industrial, General, Wekiva Overlay). Compressed Natural Gas (CNG) sales are considered an Automotive Service and is allowed in the I-G zoning district, but the phased nature of the proposed development requires Master Plan review. The property is also located within the Wekiva Overlay district, which, per LDC Chapter 58 T ABLE 1 - PROJECT CONTEXT Proposed Uses H/W (Holding, Wekiva Overlay) & I-G/W Table 2 - Development Standards (I-G/W zoning) Lot Size (acres) Lynx Maintenance Facility, Charter High School & Vacant Land Public Storage Setbacks (Minimum) (ft.) FAR - Front Side Rear Max/Prop. ISR - Max/Prop. 0 0 or % CNG Sales (Public & Private) ± % Vacant Industrial Lot ±6.25 (with ±3.23-ac. Master stormwater pond) (to be determined when use determined)

4 Page 4 Part 2AH, intends to promote a pattern of development that preserves open space and protects the most effective recharge areas, karst features and sensitive natural habitats within the Wekiva Study Area. An Environmental Assessment Report provided for the project identifies a very poor quality 1.34-acre wetland located on the eastern boundary of the property. The wetlands will be impacted by development of the compensating storage pond and a portion of the master stormwater pond. Property development standards are provided in Table 2 on the previous page. Future development of the vacant 6.25-acre parcel will require administrative approval of a specific parcel master plan (via Planning Official determination). The proposed Master Plan is consistent with the GMP and Land Development Code. Transportation The CNG fueling portion of the site will be publicly accessed from Lynx Ln., with two (2) secondary (private) access points provided from the LYNX maintenance facility to the south. Transportation Planning and Engineering staff discussed with the applicant the proposed lane configurations and turning movements within the site. A gated exit only driveway is located on the Lynx Maintenance Facility adjacent to the south lot line close to Lynx Ln., with the main entrance driveway for the CNG fueling facility located only 15 ft. to the north. The main entry drive will be 24-ft. wide one-way into the public fueling area, and extends further east, through a gated entry, into the private fueling area. The egress point back onto Lynx Ln. is proposed to be 65 ft. wide, to allow larger trucks and busses ample turning radii to turn onto Lynx Ln. Transportation Engineering is still reviewing the proposed number of curbcuts and location(s) of possible curbcuts on Lynx Ln. as depicted on the plans. Staff will continue working with the applicant on the final location of the curbcut(s) in order to achieve a safe condition for all vehicular traffic entering and exiting the site. Parking. The Land Development Code does not have a specific parking requirement for CNG fueling stations. The site will have three (3) private fueling stations and four (4) public fueling stations. The fueling bays can accommodate up to 14 vehicles and three (3) additional parking spaces (one handicapped space) are provided in front of the support building. The proposed use is adequately parked as proposed. Urban Design Only the CNG fueling facility is proposed at this time, and it is a vehicle-oriented use, with a large amount of driving surface, some covered by fueling station canopies. A small 200 sq. ft. support structure and an equipment storage building are the only principal structures on the property. The CNG pumping equipment will be stored behind an 8-ft. tall west-facing screening wall in the middle of the facility, with fencing on the east side facing the private fueling pumps. Buffers & Landscaping. The proposed CNG fueling station use abuts quasi-industrial uses to the north and south and a stormwater pond to the east, with additional industrial uses further east beyond the stormwater pond. Required and proposed buffers and landscaping are provided in Table 3 at right. Signage. A 5-ft. tall monument sign with 16 sq. ft. of copy area is proposed to be located at the entrance drive off Lynx Ln. Additional signs are allowed, perhaps on the edge of the support building or canopy posts, based on the maximum 60 sq. ft. of signage allowed on the site. Roof signs, as shown on the fueling canopies on the structural details sheet, are prohibited. Solid Waste. One dumpster with enclosure will be located on the public fueling side of the facility. No further solid waste sites are shown on the site plan. School Impacts - The proposed uses will be commercial/industrial in nature, so school concurrency and capacity policies are not applicable to the proposed Master Plan. Table 3 Buffers & Landscaping (I-G/W) Required & Proposed Front Sides (N & S) Rear (E) Buffer Depths (Lynx Ln.) Minimum Required 7.5 ft. 7.5 ft. 7.5 ft. CNG Facility (Lot 1) +9 ft. trees and groundcovers 21.5 ft. (N); 11 ft. (S) live oak trees & viburnum hedge 25 ft. - live oak trees & viburnum hedge - Vacant Lot 2 buffers to be determined at time of Admin. MPL/Determination

5 Page SURVEY A ERIAL P HOTO Wawa Frito-Lay SUBJECT PROPERTY Self-Storage LYNX Maintenance

6 Page 6 S ITE PLAN ( W ITH UNDERLYING T OPOGRAPHY SHOWN) Industrial Blvd. Final curbcut locations and widths to be determined prior to permitting the proposed improvements. Development of Vacant Lot will require admin. Master Plan via Determination Lynx Ln. Lynx Maintenance Facility L ANDSCAPING PLAN FOR NOPETRO SITE Canopy & Fueling Stations 8-ft. tall Interior Retaining Wall Canopy & Fueling Stations Proposed Monument Sign Final curbcut locations and widths to be determined prior to permitting the proposed improvements. Support Structure

7 Page 7 S TRUCTURAL DETAILS INTERIOR SUPPORT STRUCTURE 5 ft. Proposed Monument Sign Roof Sign not allowed

8 Page 8 F INDINGS Staff finds that the NoPetro CNG Fueling Station Master Plan is consistent with the requirements for approval of a Master Plan application as contained in Section of the Land Development Code (LDC): 1. The proposed Master Plan is consistent with the City s Growth Management Plan. 2. The proposed Master Plan is consistent with the City s Land Development Code. 3. The proposed Master Plan meets the standards for development in the I-G/W zoning district. 4. Existing public facilities and services are adequate to serve the existing/expanded development. Staff Recommendation Based on the information provided in the staff report and the findings noted above, staff recommends approval of the NoPetro CNG Fueling Station Master Plan, per the conditions in the staff report. C ONDITIONS OF APPROVAL - REQUIRED Land Development 1. Impervious Surface Ratio (ISR) - ISR is limited to 90% per LDC Figure FIG-1C.LDC. 2. Floor Area Ratio (FAR) - Maximum FAR shall not exceed 0.70, per the corresponding I-G/W zoning designation (there is no minimum FAR outside of the Traditional City overlay). 3. Parking - There shall be 14 spaces (total) under the two (2) fueling canopies, plus three (3) additional spaces (one handicapped) in front of the support structure. One double-sided bicycle parking space (for employees) shall also be provided. 4. Signs - Maximum sign area for the site is 60 sq. ft., based on building frontage facing Lynx Ln. Roof signs are prohibited. All new signs must receive permits prior to fabrication and installation. 5. Development of Vacant Parcel - Subsequent development of the vacant 6.25-acre parcel to the northeast shall require administrative Master Plan approval via Planning Official determination. 6. Scope of Master Plan - This use shall operate only as described within this report. All of the improvements shown in the attached site plan (and as amended by any conditions found herein) are required as a condition of approval. Any changes in the use of the site, the operation of the project, or the site plan as described herein may require a new or amended Master Plan (see "Minor Modifications" condition below). This approval is not transferable to another property. 7. Minor Modifications - Minor modifications and design changes including but not limited to fences, signs, landscaping, interior alterations, and other minor changes, that are required beyond those previously reviewed by the Municipal 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. (see three (3) additional informational conditions/comments on next page) Urban Design 1. Appearance Review - An Appearance Review is required prior to building permits being issued. All Urban Design conditions of approval shall be addressed prior to permitting. 2. The driveway crosswalk must be smooth and clearly marked. 3. The street sidewalk must be completed across the entire length of the lot frontage on Lynx Ln. and shall connect to the existing sidewalk on the parcel to the north. 4. The landscape plan must achieve the minimum required landscape score (MRLS) for an industrial site per LDC Chapter Site lighting must meet the requirements of LDC Chapter The west elevation of the interior screen wall shall have height and detail variations at least every 60 linear feet. Each scored panel shall have a window opening (glass is not required). Detail variations may be color changes, texture changes, material changes, scoring patterns, medallions, louvered real or faux vents, canopies, awnings, pilasters, recesses, projections, etc. The base of this wall shall be landscaped with at least tall-growing ground cover plants or small shrubs (min. 18" height); columnar upright plants (clumping bamboo, Italian cypress, torulosa juniper, cabbage palms, etc.) are recommended, as space allows. 6. Site clearing of trees shall only be allowed for the portions to be developed in any single phase. Selective clearing and grubbing of underbrush may be permitted across the site with approval of a clearing and grading permit (with review by Parks & Recreation). Removal of invasive exotic tree species shall be allowed across the site with proper tree removal permits. 7. Site fencing is not required. Any chain link fencing installed must be vinyl-clad black, min. 9-gage, with top and bottom rails. Barbed wire is not permitted. CPTED fencing (aluminum or wrought-iron picket style or welded wire picket) is encouraged.

9 Page 9 C ONDITIONS OF APPROVAL - REQUIRED (CONT D ) Transportation Engineering - The proposed curbcut width(s) and location(s) on Lynx Ln. shall be better defined by the time of permitting (to create a safe environment for all vehicular patrons). Transportation Impact Fees 1. An estimated Transportation Impact Fee in the amount of $33,327, based on the construction of 7 fueling positions at a new natural gas station, is due at time of permit issuance. 2. 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 shall be available for the previous use located on the subject site. 3. The applicant shall comply with all applicable requirements of Chapter 59, the Concurrency Management Ordinance, to ensure that all public facilities and services are available concurrent with the proposed development, and that the potential impacts on public facilities and services are mitigated. All new construction, changes in use, additions or redevelopment are required to submit a Concurrency Management application as a part of the building plan review process. A Concurrency Management application is available on the City's website: Permitting - The property is required to be replatted prior to permits being issued for any development on the property. The culde-sac being provided for Industrial Blvd. shall be included with the replat request. INFORMATIONAL COMMENTS Land Development 1. Permit Compliance - All plans submitted with the applicant's building permit application(s) must comply with the conditions of approval provided in the Municipal Planning Board staff report and any amendments to those conditions approved by the Municipal Planning Board or City Council. No building permit will be issued for this project until all conditions of approval are complied with and reflected in the plans submitted with the building permit application. 2. Regulations Subject to Code - Except as provided herein, the proposed project is subject to the conditions of this report and all codes and ordinances of the State of Florida, City of Orlando and all other applicable regulatory agencies. 3. Master Plan Expiration - Upon approval of the Master Plan by City Council, a building permit shall be obtained for any new work to the site within two (2) years of approval of the Master Plan, or the Master Plan shall expire (the applicant would then need to apply for a new Master Plan). If a building permit for the work requiring the Master Plan expires before a certificate of occupancy (CO) or certificate of completion (CC) is issued for the work requiring said Master Plan, then the Master Plan is no longer valid and the applicant must apply for a new Master Plan or a new master plan amendment. However, the Planning Official may extend the time limit for the Master Plan for one period of up to 12 months for good cause shown, upon written application filed 30 days prior to the expiration date of said Master Plan. Police CPTED Review - The Orlando Police Department reviewed the plan for the proposed NoPetro CNG Fueling Station and overall site, utilizing CPTED (Crime Prevention Through Environmental Design) principles, which emphasize the proper design and effective use of the built environment to reduce crime and enhance the quality of life. The four (4) overlapping strategies in CPTED that apply to any development are Natural Surveillance, Natural Access Control, Territorial Reinforcement and Target Hardening. 1. Natural Surveillance - Design the sites 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; pedestrianfriendly sidewalks and street; and adequate nighttime lighting. Lighting - All lighting for this project shall meet or exceed the guidelines in Orlando LDC Chapter 63, Part 2M. o Lighting is universally considered to be the most important security feature. Illumination, uniformity, and glare should all be taken into consideration. o Good lighting provides visual guidance and orientation to employees and visitors and improves the perception of their safety especially in areas not easily observed from main walkways. o Appropriate lighting should be included in any areas anticipated to be utilized after dark. This includes parking areas, entrances, trash and recycle enclosures, and service or delivery areas. o Exterior lighting should not be screened out by landscaping (especially pedestrian scale lighting) or building structures such as overhangs or awnings.

10 Page 10 I NFORMATIONAL COMMENTS (CONTINUED) o Uniformity of light is crucial to avoid 'dark' spots. o 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. o 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. o Lighting fixtures should be reliable, easy to maintain, withstand the elements, and be vandal-resistant. Landscaping: Low-growing shrubs are an excellent means for defining an area that requires visual surveillance. o All shrubs should be kept trimmed to no higher than 2 ½ feet and should not block windows. o Tree branches should be kept trimmed to a minimum of 6 feet from the ground; branches should be kept away from roof; trees should not prevent building occupants from viewing entrances or sidewalks; tree canopies should not interfere with lighting or mechanical surveillance. o A maintenance plan is essential in landscaping. o Exterior (non public) doors should be made of a solid material, metal frames, interior hinges (or hinges with security pins), a minimum 3" screws in the strike plates and have 180 viewers/peep holes or small windows. o Since there is typically no natural surveillance between buildings and dumpsters, be sure this area is well-lit and that lighting is well maintained. o Ensure that any awnings or overhangs do not interfere with lighting, especially during nighttime hours. o Window signs should cover no more than 15% of any windows. o Decals which display height measures should be posted inside each door entrance. o The public restroom should be visible from the main customer area and away from outside exits. 2. Natural Access Control: Design the sites to decrease crime opportunity by denying access to crime targets and creating in offenders, a perception of risk. This can be accomplished by designing street, sidewalks, building and parking lot entrances to clearly indicate public routes and discourage access to private areas with structural and landscape elements. o Public entrances should be clearly defined by walkways, signs, and landscaping. Landscaping used around the property should create clear way-finding, be well lit and not block entrances or create ambush points. o There should be no easy access to the roof of any buildings or canopies. o If awnings are installed over exterior doors, ensure they do not block lighting of the doors. o Way-finding located throughout the property should help guide users to authorized areas while discouraging potential offenders. o Signage with hours of operation should be clearly visible at the public entrance. o Traffic calming techniques as well as surface and gateway treatments should be used to encourage safe vehicle speeds, reduce collision frequency and increase the safety and the perception of safety for non-motorized users. o Bollards are a good option to consider in key locations around the property to protect life-safety elements, critical utilities and control or direct traffic. 3. Territorial Reinforcement: Design can create or extend a sphere of influence, where users develop a sense of territorial control, while potential offenders are discouraged. This is promoted by features that define property lines and distinguish private spaces from public spaces using landscape plantings, pavement designs, gateway treatments and CPTED open design (seethrough) fences. o Low-growing landscaping (no more than 2.5 ft. high) should be used to establish property boundaries. Hostile or thorny vegetation is encouraged to deter potential offenders. o The business should have an address that is clearly visible from Lynx Ln. with numbers a minimum of 5 in. high made of non-reflective material. o Fencing can add security, delineate property lines, allow transparency for surveillance, be unobtrusive, and create a sense of community. CPTED style fencing, up to 6-ft. in height, made of commercial grade steel, is a good option to consider. Another option is landscape buffers with hostile vegetation, to delineate public from private spaces. The fencing and land scape buffer may be used together to further define and control spaces. o 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. o Mechanical equipment should be caged and the cages should be locked at all times. 4. Target Hardening: This is accomplished by incorporating features that prohibit entry or access such as window locks, single-

11 Page 11 cylinder dead bolts for doors and interior door hinges. o Door locks should be located a minimum of 40 in. from adjacent windows. o An access control system should be utilized to keep private areas private. o A security camera system capable of recording and retrieving an image to assist in offender identification and apprehension should be installed. Security cameras should be mounted at an optimal height to capture offender identification ("aiming" down from the ceiling often results in images of the offender's hat). CCTVs should also be placed in several locations throughout the parking areas, especially areas with limited or no natural surveillance. o The business should have a commercial alarm system that is regularly maintained. During working hours, the alarm system should be programmed so that a short beep is sounded if a closed gate opens. Additional precautions, such as silent alarms and retail theft training (what to do during a robbery), should be discussed with OPD's Crime Prevention Unit, Corporal Kevlon Kirkpatrick, Construction Site Crime Prevention: Due to the continued trend of theft of building materials 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 darkness. In addition to lighting, one of the following physical security measures should be installed: - 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 emergency vehicle access; post in a clear area, an emergency contact person and phones numbers for after hours, in case of an emergency; or - A uniformed security guard should be hired to continually patrol the construction site during the hours when construc tion 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 person for OPD in case of a night-time emergency. If you have any questions, please call the Crime Prevention Unit, Officer Karen Long, at IRIS (Innovative Response to Improve Safety) Camera System: OPD recommends that the developer contact OPD in an effort to coordinate camera system technology. OPD has the ability to monitor specified external camera systems from private facilities at the will of the developer or building owner. OPD monitoring will be in addition to self- monitoring and will not replace building camera monitoring. OPD will not have the ability to interfere with or manipulate building camera systems, only view. The additional monitoring is beneficial to both the developer/owner and OPD as a crime prevention and overall public safety solution. Please contact Sgt. Andy Brennan, at Andrew.brennan@cityoforlando.net for answers to questions.

12 Page 12 CONTACT INFORMATION Land Development Contact Jim Burnett, Planner III, at or at Engineering/Zoning Contact Keith Grayson at or at net. To obtain plan review status, please call , or online at Transportation Planning Contact John Rhoades at or at net. Transportation Impact Fees Contact Nancy Jurus-Ottini at or at orlando.net. Transportation Engineering Contact Jeremy Crowe at or at Police Contact Audra Nordaby at or at Parks (Tree Removal/Trimming) Contact Justin Garber at or at R EVIEW/APPROVAL PROCESS-NEXT STEPS 1. Minutes from the April 21, 2015 MPB meeting are scheduled for review and approval by City Council on Mon. May 18, Building permits may be submitted following the MPB meeting but cannot be approved until the City Council approves the April 2015 MPB meeting minutes.