L AND USE SUBAREA POLICY S.13.7

Transcription

1 Staff Report to the Municipal Planning Board February 18, 2014 G M P I TEM # 6 ROSEMERE NEGHBORHOOD - FUTURE L AND USE SUBAREA POLICY S.13.7 Case Number GMP Applicant City of Orlando Requested Action City initiated GMP amendment to create Future Land Use Subarea Policy S.13.7 to allow office uses, address development standards, and establish transitions for certain property (+/ -2.0 ac. area) in the +/-22.5 ac. Rosemere Neighborhood. Recommendation Staff recommends approval, subject to conditions in staff report. Project Planners Jason Burton, AICP M-S Droege, AICP Updated: February 11, 2014 P RO J ECT DESCRIPTION The Rosemere Neighborhood is generally located south of E. Princeton St., north of E. New Hampshire Street, east of I-4, and west of N. Orange Avenue. Staff is proposing to create Future Land Use Element Subarea Policy S.13.7 in order to protect the predominately residential Rosemere neighborhood from non-residential encroachment and promote the retention of existing historic resources while creating an appropriate transition in uses between the commercial district on N. Orange Avenue and the Rosemere residential neighborhood. The proposed policy will encompass a +/-2.0 ac. transition area comprised of two sections and include the following sites: The western portion of 321 E. Harvard Street, 316 E. Harvard Street, 316/318 E. Yale Street, 320 E. Yale Street, the western portion of 1910 N. Orange Avenue, 317 E. Vanderbilt Street, 315 E. Vanderbilt Street, 316 E. Vanderbilt Street, and the western portion of 1800 N. Orange Avenue (See map on page 11). These sites all have the Residential Medium Intensity future land use designation and are zoned R -2B/T, excluding the western portion of 1800 N. Orange Avenue which is zoned R-3B/T and fronts along E. New Hampshire Street. No additional future land use or zoning changes are associated with this proposal. The Rosemere Neighborhood is situated within District 3 (Commissioner Robert Stuart). B A C KGROUND Rosemere is an older established neighborhood situated north of downtown Orlando and constitutes the eastern portion of College Park. First developed in the early 1920 s by Walter Rose, a prominent local developer, it is within walking distance to Florida Hospital and Loch Haven Park. Laid out in a grid pattern as part of the traditional city development pattern, Rosemere has tree-lined boulevards, narrow brick-paved streets, a wide variety of residential architectural styles that range from Mission to Ranch and

2 Page 2 eclectic neighborhood commercial along N. Orange Avenue. The neighborhood also encompasses the Rosemere Historic Residential District (National Register of Historic Places), portions of the Ivanhoe Village Main Street District and the North Orange Avenue Special Plan (/SP) and is in close proximity to the popular Gaston Edwards Park and Lake Ivanhoe. In early 2013, a neighborhood meeting was held to discuss applications to change the future land use on a +/-0.18 ac. single family residential property (320 E. Yale Street) from Residential Medium Intensity to Office Low Intensity and rezone the site from R-2B/T to O-1/T (GMP ; ZON ). At the neighborhood meeting, staff learned that there had been growing concerns about commercial intrusion into the residential area. An established antiques area, the North Orange Avenue s antique businesses have gradually been replaced, due to apparent market demand, by diverse uses including more intensive commercial uses such as bars and eating and drinking establishments. Certain establishments have impacted the neighborhood through overflow patron parking and after hours loitering. This situation has been compounded by recent improvements to the multilane N. Orange Avenue (FDOT) facility which has slightly reduced the number of onstreet parking spaces. Recognizing increasing conflicts between the residential and non-residential uses and the absence of a regulatory transition area, planning staff decided to engage in an area-wide study. Neighborhood meetings were held on October 10, 2013, November 12, 2013 and January 22, Looking west along E. Yale St. Single family residential (historical resources) in near view and I-4 in far distance. I-4 will be expanded and a noise wall will be built to attenuate impacts. Looking West Along E. Vanderbilt Street: Medical office in foreground (right) and residential neighborhood in far distance. This is a typical neighborhood view with tree lined boulevards, interconnecting sidewalks and brick streets. During the meetings, attendees identified the area s many positive attributes which include active neighboring, a variety of historic homes, affordable housing, interconnecting sidewalks, brick streets, expansive tree canopy, and the proximity to employment centers as well as recreation and commercial uses. Property owners also expressed concerns about the future expansion of I-4, the impacts from the Florida Hospital Health Village development, the growing proliferation of graffiti, noise and trash in the N. Orange Avenue area as well as inadequate area lighting Examples of graffiti and trash along E. Yale St.

3 Page 3 and the increased presence of homeless individuals, crime, and commercial parking in the residential neighborhood. Feedback from these meetings was used to develop the Future Land Use Subarea Policy S ANALYSIS Rosemere Neighborhood: Area-Wide Context According to Future Land Use Policy 1.7.2: Growth Management Plan amendments, rezones, and development proposals, including infill development and redevelopment within or adjacent to existing neighborhoods shall be reviewed for compatibility with existing uses and those of surrounding neighborhoods. Neighborhoods shall be protected from incompatible and intrusive land uses which negatively impact the visual appearance and functionality of the established neighborhood. The Rosemere neighborhood is generally situated south of E. Princeton Street, north of E. New Hampshire Street, east of Cornell Avenue and I-4, and west of N. Orange Avenue. Surrounding uses include commercial and medical office uses (Florida Hospital) to the north, multifamily residential (Lake Ivanhoe Shores Apartments), office and commercial to the south, I-4 and single family residential (College Park) to the west and N. Orange Avenue commercial, the Alden Road industrial area and Lake Formosa to the east. Surrounding future land uses and associated zoning districts are shown on maps found on pages There are two Future Land Use Subarea Policies that bisect the neighborhood and connect through to the surrounding areas: Future Land Use Subarea Policy S.13.1 and Future Land Use Subarea Policy S Future Land Use Subarea Policy S.13.1 states that: In order to protect residential neighborhoods from encroachment, the activity center, mixed use corridor and office areas shall not be permitted to expand. Future Land Use Subarea Policy S.13.5 encompasses the +/-121 ac. Florida Hospital Development of Regional Impact (DRI) area (aka Florida Hospital Health Village) and addresses PD zoning, design principles, maximum development capacity, and transportation connectivity. Certain sections of the policy will also apply to future development to be sited in the northern portion of the Rosemere neighborhood. Subarea Policy S.13.5 states that: Florida Hospital Health Village. This subarea, known as the Florida Hospital Health Village, is intended to be an urban, mixed-use, pedestrian and transit accommodating district incorporating the principles of traditional neighborhood design. Florida Hospital has undergone a comprehensive and integrated planning process, including establishment of a Development of Regional Impact (DRI), to meet the requirements for designation as an Urban Village as described in Future Land Use Policy The following policies shall apply to properties within the subarea which have the Urban Village Future Land Use designation. Other properties within the subarea shall be a part of the Health Village, but not subject to these policies. Subarea Policies: PD Zoning. Any initial zoning or rezoning shall be limited to the Planned Development (PD) zoning district. Design Principles. The Health Village is anchored by the Florida Hospital campus. To further the hospital s health care mission and provide opportunities for residents, employees and visitors to en-

4 Page 4 joy a healthy lifestyle, any PD shall include standards that emphasize the following design principles: 1. Overall development should be compact, pedestrian-friendly and mixed-use, while providing opportunities for residential, commercial, office and medical uses. 2. Overall densities should be sufficient to accommodate multi-modal transportation alternatives. 3. Pedestrian walkways and streetscapes should be safe, attractive and inviting to encourage walking, reduce the number and length of automobile trips, and conserve non-renewable energy resources. 4. Development should incorporate principles of green design to conserve natural resources. 5. Open space, parks, and plazas, whether public or private, should be distributed throughout the Health Village to create identity and provide opportunities for recreation or relaxation. 6. Buildings should have varied and interesting architecture while providing appropriate transitions to adjacent neighborhoods. Maximum Development Capacity. The amount of development allowed within the Health Village shall be: Land Use Type Base Development Capacity Hospital 2,198 beds Medical Office 1,663,226 sq. ft. General Office 221,760 sq. ft. Education 382,967 sq. ft. Retail 140,000 Hotel 463 rooms Multifamily Residential 874 dwelling units All Base Development Capacity shall be consistent with the Health Village DRI. The composite/overall density and intensity within the Health Village subarea shall not exceed 25 dwelling units per acre and 2.0 Floor Area Ratio, although individual portions of the Health Village may exceed these limitations. Any PD shall ensure that the properties located within the general boundaries of Princeton Street, Evans Street, Interstate 4, and Lakes Winyah and Estelle, are the properties whereon the highest densities and intensities within the Health Village are located. Further, any PD shall ensure that properties located within the following areas of the Health Village: (a) South of Princeton Street, (b) North of Evans Street extending to Lake Winyah, and (c) Along the shore of Lake Winyah extending to Winyah Drive, shall have density, intensity, height and impacts which are limited to levels compatible with adjoining residential neighborhoods. Transportation Connectivity. Any PD shall include standards and regulations that require multimodal transportation improvements and/or focused intersection improvements as the preferred methods for mitigating transportation impacts. Multimodal transportation improvements may include improvements to the sidewalk, bicycle and trail network, as well as street and transit improvements. To facilitate traffic calming, support commercial development, and maximize pedestrian convenience, any PD shall also include standards and regulations that encourage an interconnected street network, allow on-street parking, require appropriate way-finding signs and transit shelters where needed, and integrate any commuter rail facilities into the pedestrian, bicycle and transit network. Prior to implementation of Phase 2 of the DRI Development Order, the property owner shall work with the City to ensure that any transportation mitigation plans for addressing impacts to State roadway facilities in the Health Village are consistent with and support the overall mobility plan of the City's Transportation Concurrency Exception Area (TCEA).

5 Page 5 Rosemere Neighborhood: Periphery Areas The northern neighborhood boundary, south of E. Princeton Street, has office, commercial (vacant) and vacant land as well as Urban Activity Center and Urban Village future land use designations and AC-2 zoning with the Traditional City (/T) overlay and PD/T zoning (Florida Hospital Health Village). The (/T) Overlay District overlay is intended to establish urban design standards to perpetuate positive design elements, neighborhood preservation and the residential and commercial development patterns found within the pre-world War II Traditional City. A portion of this area is also impacted by Subarea Policy S.13.5 (see pages 3-4 for a discussion). The southern neighborhood boundary, north of E. New Hampshire Street, includes a duplex, multi-story Lighthouse Central Florida (non-profit), multistory condominium developments (Hampshire at Lake Ivanhoe and Wellesley Oaks Condominiums), parking area, a bar (The Imperial Wine Bar), offices, and commercial (Washburn Imports). This area has the Residential Medium Intensity and Mixed-Use Corridor High Intensity future land use designations and is zoned R-3B/T and MU-2/T/SP, respectively. (For a discussion of the SP designation, see below.) The western neighborhood boundary, east of I-4 and Cornell Avenue, functions as the back of the neighborhood, since no buildings fully front on Cornell Ave. or I-4 and north of Yale Street, only a sidewalk connects through to E. Princeton Street. As reported by residents, this area is often used for strolls and serves as an informal dog walking area. South of E. Yale Street, Cornell Avenue links to E. New Hampshire Street, which connects to the western portion of College Park. Elevated I-4 dominates the area which includes vacant land as well as single and multifamily developments. Excluding for an area to the north-west, this area has the Residential Medium Intensity future land use designation and is zoned R-2B/T and R-3B/T. The eastern neighborhood boundary or commercial corridor, west of North Orange Avenue, has a mixture of uses including medical and general offices and commercial. This area is formally separated from the residential neighborhood by Future Land Use Subarea Policy S.13.1 which runs north-south then transverses west in the northern portion of the neighborhood and prohibits expansion of the mixed-use corridor, activity center and office areas into the residential neighborhood. The eastern neighborhood boundary can be divided into three areas: A small northern area, just south of E. Princeton St., has the Urban Village future land use designation and PD/T zoning (Florida Hospital Health Village). Due south of this area, (excluding for one interior lot, along E. Yale Street, which has Office Low Intensity future land use and O-1/T zoning), is a mid-northern area with the Urban Activity Center future land use designation and AC-2/T zoning while the southern area has the Mixed-Use Corridor High Intensity future land use designation and MU-2/T/SP zoning. Future Land Use Subarea Policy S.13.5 addressing future Florida Hospital Health Village development also bisects this area. Actual FAR, building setbacks and building styles in the Urban Activity Center and Mixed Use Corridor areas vary, as does the location and extent of on-site parking. Building heights are generally below +/- 30 feet which is well below the permitted 100 foot building height. The core residential neighborhood which directly abuts this area to the west has far more restrictive development regulations. In the R-2B/T and R-3B/T zoning districts the maximum permitted building heights are 30 and 40 feet, respectively and the maximum FAR is (See page 9 for additional information). The SP zoning designation refers to the North Orange Avenue Special Plan (/SP) overlay. Created in 1991, the North Orange Avenue Special Plan (/SP) Overlay (LDC Section ) was established to address the mixeduse areas along North Orange Avenue between Highland Avenue and Yale Street, which, at that time, had evolved into an antique district. The purpose of the district is to recognize the area s antique shopping district

6 Page 6 and permit uses which complement the antique shopping district and maintain its pedestrian character through the massing, scale and orientation of the buildings. The Special Plan also prohibits eating and drinking establishments in excess of 100 seats (drive-through facilities are not permitted) and encourages uses compatible with an antique shopping district such as florists, music stores, apparel and accessory stores and miscellaneous shopping good stores. Rosemere Neighborhood: Historic District and Residential Core As detailed in Historic Preservation Element Policy 1.6.3: The City shall support historic preservation efforts in Nationally Designated Historic Districts and Landmarks as identified in the Historic Preservation Support Document, Figures HP-5 and HP- 6. Abutting I-4: Sidewalk north of E. Yale Avenue connecting to E. Princeton Avenue, popular for strolls and dog walks. The core of the neighborhood is mostly comprised of one and two story single family homes, interspersed with duplexes and a range of residential developments and typologies (ie: Colonial Apartments and Villas at Lake Ivanhoe Condominiums). A portion of the neighborhood was first platted in 1921 (Rosemere Subdivision). Within the residential neighborhood is the Rosemere Historic Residential District, which was placed on the National Register of Historic Places by the U.S. Department of the Interior on October 21, (The boundaries of the Rosemere Historic District are shown on page 10.) The area features college names for its streets, including Yale, Cornell and Harvard. Architectural styles represented in the district include American Foursquare, Bungalow, Colonial Revival, Dutch-Colonial Revival, Minimal Traditional, Mission, Modern Movement, Ranch and Tudor Revival. This area is also featured in the City of Orlando s 2014 Historic Preservation Board Calendar. Two Story Multifamily Buildings along E. Yale Street. Future Land Use and Zoning Excluding an area to the north-west which has the Urban Village future land use designation, the residential neighborhood has the Residential Medium Intensity future land use designation. (See maps on pages for additional information). As discussed, Future Land Use Subarea Policies S.13.5 and S.13.1 generally border the core residential areas (See pages 3-4 for a discussion of subarea policies). Excluding for an area in the north-west with PD/T zoning, residential properties in the Rosemere residential neighborhood are zoned R -2B or R-3B with the Traditional (/T) overlay. The R-2B zoning dis- Two Story Single Family Residential Structure along E. Vanderbilt Street.

7 Page 7 trict (One-to-Five Family Residential) is intended to conserve the general character of established neighborhoods which have developed over time as a mixture of single family homes, duplexes, small apartment buildings, garage apartments and accessory apartments. The R-3B zoning district, as part of the R-3B and R-3C Medium Intensity Development Districts, is intended to provide for flexibility in building and site design in locations where residential development or redevelopment is desired at a medium intensity. (See zoning map on page 20). Proposed Future Land Use Subarea Policy S.13.7 Pursuant to a land use analysis, historical review and community input, staff is proposing the creation of Future Land Use Subarea Policy S The policy addresses nine sites which are divided into a two transition areas (see maps and photos of subject properties on pages 11-21). The proposed Future Land Use Subarea Policy S.13.7 is as follows: S.13.7 In order to protect the Rosemere residential neighborhood from non-residential encroachment and promote the retention of existing historic resources while creating an appropriate transition in uses between the commercial district on N. Orange Avenue and the Rosemere residential neighborhood, the following shall apply: I) Existing residential buildings in the Residential Medium Intensity future land use designation may be converted to office uses subject to: a) Administrative master plan review to ensure compatibility with the surrounding neighborhood; b) Installation of a 6 foot high masonry wall along property lines which abut existing single family homes or duplexes. The appropriate bufferyard must be installed. c) Creation of cross-access easements to abutting office or commercial properties. New curb cuts will not be allowed if functional cross-access exists, or can be created. d) Screening of on-site parking, dumpsters, lighting and retention facilities from the public right-of-way and residential properties. e) Applicable development standards for the adopted zoning district. f) Change of use procedures consistent with the Land Development Code. g) Compliance with O-1 signage standards for a single office. h) Parking for such uses being allowed only in the rear and restricted to on-site residential and office uses only; and i) Where there are two lots in the transition area, the eastern lot abutting non-residential zoning must be converted to office uses before the western lot can be changed. II) Parking areas, existing as of the effective date of this policy and within the subarea policy area boundaries, are allowed to improve and are subject to Subpart I) a-e. III) Redevelopment proposals not consistent with this subarea policy must meet the standards of the adopted future land use category. Subarea Policy S.13.7 Areas The proposed northern Subarea Policy S.13.7 area, as shown on maps on pages 18-19, is comprised of the following sites: The western Residential Medium Intensity future land use portion of 321 E. Harvard Street {Grace Villa Assisted Living Facility (ALF)} and 316 E. Harvard Street (a generally unimproved parking

8 Page 8 area). The Grace Villa is a contributing historic structure and has split zoning with AC-2/T on the eastern portion of the site and R-2B/T on the western portion. The southern Subarea Policy area is comprised of 316/318 E. Yale Street, 320 E. Yale Street, the western Residential Medium Intensity Future Land Use portion (parking area) of 1910 N. Orange Avenue, 317 E. Vanderbilt Street, 315 E. Vanderbilt Street, 316 E. Vanderbilt Street, and the western Residential Medium Intensity future land use portion (parking area) of 1800 N. Orange Avenue site. Five of these seven sites have contributing historic structures while two sites serve as parking areas. The 321 E. Yale Street property, which has the Office Low Intensity future land use designation and O-1/T zoning, is developed with an office and serves as a link between the two subarea policy transition areas. Discussion of Proposed Future Land Use Subarea Policy S.13.7 Due to the important historical value of the existing homes, staff is proposing that the sites in this area retain their Residential Medium Intensity future land use designation and R-2B/T or R-3B/T zoning. Staff had initially considered Office Low Intensity future land use and O-1/T zoning as a possible transition along with shifting Subarea Policy S.13.1, which prohibits non-residential encroachment, to the west but considered that this change would create unintended consequences (ie: redevelopment at a larger scale and subsequent loss of historic structures). Sites that have existing residential structures may be converted to office uses subject to an administrative master plan review, change of use permitting requirements, installation of a six foot high masonry wall, appropriate screening to address impacts from lighting, parking, storm-water, creation of cross-access easements and the establishment of parking in the rear. This proposal is an appropriate adaptive reuse of historic structures and will stabilize the interface of the neighborhood and commercial district. Signage will be limited to O-1 signage standards for a single office (LDC Sec (a)). Work-live units will also be allowed. And as discussed with residents this new Subarea Policy provides the opportunity to convert from residential to office uses without a future land use change. Any new development in this Subarea Policy area must be consistent with the adopted future land use (and zoning regulations). Parking areas will be allowed to continue and at time of improvement follow certain standards outlined in the policy. No other zoning or future land use changes will be processed as part of this request to create Future Land Use Subarea Policy S Looking North along N. Orange Avenue

9 Page 9 Chart Showing Certain Future Land Use Designations and Zoning District Standards Future Land Use Designation/ Zoning Max. Density/ Intensity Min. Density/Intensity Uses Height ISR Residential Medium Intensity 30 du/ac/0.30 FAR; 12 du/ac; none Residential/*PRI R-2B/T 16 du/ac./0.30; none Residential/**PBU 30 ft R-3B/T 21 du/ac./0.30; 12 du./ ac./ none Residential/**PBU 40 ft./ 55 ft. w/cup 0.70 Both zoning districts have the same setbacks: 20 ft. front yard, 5 ft. side yard, 15 ft. street-side yard and 25 ft rear yard. *Public, Recreational & Institutional (PRI) & **Public Benefit Use (PBU). Future Land Use Designation/ Zoning Max. Density/ Intensity Min. Density/Intensity Uses Height ISR Urban Activity Center 100 du/ac./1.0 FAR; 30 du/ac./0.50 FAR Residential, Commercial, Industrial, Office & PRI AC-2/T 100 du/ac./1.0 FAR; 30 du/ac./0.50 FAR Residential, Commercial, Office, warehouse & PBU 100 ft 0.90 Future Land Use Designation/ Zoning Mixed Use Corridor -High Intensity Max. Density/ Intensity; Min. Density/ Intensity 200 du/ac./1.0 FAR; 30 du/ac./0.40 FAR Uses Height ISR Residential, Commercial, Office, & PRI MU-2/T/SP 75 du/ac./1.0 FAR; 30 du/ac./0.40 FAR (CUP: 200 du/ac.) Residential, Commercial, Office & PBU 100 ft Setback information for both zoning districts: See Figures 1STD2.LDC and 1STD3.LDC; also see Chapter 62, Sections.608/ Designation of Streets in mixed-use corridors and activity centers. Future Land Use Designation/ Zoning Office Low Intensity Max. Density/ Intensity; Min. Density/ Intensity 21du/ac/0.40; no minimum Uses Height ISR Office, Residential & PRI O-1/T 21du/ac/0.40; no minimum Office, Residential & PBU 30 ft Setbacks: 25 ft. front yard, 10 ft. side yard, 25 ft. street-side yard and 30 ft. rear yard. Other: Urban Village future land use designation and PD zoning: In the Urban Village designation, key development program/standards are established through an adopted future land use subarea policy and typically PD zoning. See Subarea Policy S.13.5 on pages 3-4. Also see Florida Hospital PD Ordinance Doc. Number:

10 Cornell Avenue N. Orange Ave. Page 10 The Rosemere Historic Residential District was placed on the National Register of Historic Places by the United States Department of the Interior on October 21, A small residential neighborhood, it was once directly connected to the much larger College Park neighborhood before being separated by the construction of Interstate Highway 4 in The National Register Historic District is an honorary designation and, unlike local historic districts, is not required to comply with the City s historic preservation regulations. Local historic districts are typically established through a petition process by property owners. Maps of the Rosemere Historic District and Proposed Subarea Policy S.13.7 I-4 Proposed Future Land Use Subarea Policy S.13.7 Areas I-4 E. Princeton Street E. Harvard Street E. Yale Street E. Vanderbilt Street E. New Hampshire Street

11 Page 11 Map Below Shows Location of Proposed Subarea Policy S Aerials (below and to the right) Show Approximate Location of S.13.7 Areas in yellow. E. Yale Street E. Vanderbilt Street

12 Page 12 Photos of Properties Parking Area Along E. New Hampshire Street (Policy area only addresses the Residential Medium Intensity future land use portion of the 1800 N. Orange Avenue property.) 316 E. Vanderbilt Street

13 Page 13 Photos of Properties 315 E. Vanderbilt Street and 317 E. Vanderbilt Street View of parking area This area includes walls, retention area and dumpster enclosure. Policy area only addresses the Residential Medium Intensity future land use portion of the platted 1910 N. Orange Avenue property.

14 Page 14 Photos of Properties 320 E. Yale and 316/318 E. Yale Street Another View of 320 E. Yale Street

15 Page 15 Photos of Properties Parking Area: 316 E. Harvard Street Grace Villas ALF (Policy area only addresses the Residential Medium Intensity future land use portion of the 321 E. Harvard Street site.)

16 Page 16 Images of the Proposed I-4 Expansion, Proposed Location of Noise Walls and a Portion of the North Orange Avenue Special Plan Proposed I-4 expansion to the left. Proposed noise walls to the right in red. North Orange Avenue Special Plan addresses a portion of the subject area. (See below.)

17 Page 17 Views of Portions of the Ivanhoe Village Main Street District and the Florida Hospital Health Village Illustrative Site Plan A Portion of the Ivanhoe Village Main Street District and the Rosemere Neighborhood Market Rate Residential Retail Retail (use will vary) Commuter Rail Office-Medical, General & Pt. Services Hospital Hotel Convention Parking Structures Church Long Term Acute Care Conference Center/Medical Spa Office Residential Hotel Florida Hospital Health Village Illustrative Site Plan (Source: ZON PD amendment.)

18 P age 18 Maps Showing Future Land Use Designations, Existing Subarea Policies and Proposed Subarea Policy S.13.7

19 Page 19 Maps Showing Existing Subarea Area Policies and Proposed Subarea Policy S.13.7

20 Page 20 Zoning Map of Subject Area-Zoning Map will not change Office Building (addressed as 321 E. Yale Street). This site (in foreground) has the Office Low Intensity future land use designation and O-1/T zoning. This site links the two areas of proposed Subarea Policy S.13.7.

21 Page 21 Aerial of General Area Showing Future Land Use and Zoning Map Showing Proposed Future Land Use Subarea Policy S.13.7

22 Page 22 F I N D I N G S Subject to the conditions contained herein, the GMP Future Land Use Element Subarea Policy S.13.7 amendment application (proposal) is consistent with the requirements for approval as noted below: 1. The proposal is consistent with the State Comprehensive Plan (Chapter 187, Florida Statutes). 2. The proposal is consistent with the East Central Florida Strategic Regional Policy Plan. 3. The proposal is consistent with the provisions of Chapter 163, Part II, Florida Statutes. 4. The proposal is consistent with the objectives and policies of the City s adopted Growth Management Plan (GMP). 5. The proposal is consistent with all applicable requirements of the City s Land Development Code. 6. The proposal is compatible with the surrounding development pattern. SUMMARY Staff recommends approval of the GMP Future Land Use Element Subarea Policy S.13.7 amendment, subject to the conditions below. Conditions Comprehensive Planning 1. No office use conversion in the Future Land Use Subarea Policy S.13.7 areas can occur until the future land use amendment is effective as part of the 2014 Summer Cycle of GMP Amendments. 2. All office use conversions as well as improvements to parking areas in the Future Land Use Subarea Policy S.13.7 areas must have administrative master plan approval. Permit Review Information Building Plan Review 1. Building Plan Review is not applicable to this case at this time. Orlando Police Department 1. The Orlando Police Department has received initial documentation regarding a FLU subarea policy S.13.7 for property in the Rosemere Neighborhood. A complete CPTED plan review is not applicable to this project at this time. We encourage developers and property owners to incorporate CPTED strategies in their development or redevelopment projects. A brochure entitled Crime Prevention Through Environmental Design, Your Guide to Creating a Safe Environment is available on-line at: planning/cityplanning/policydocument/cpted_2008.pdf and includes crime prevention techniques for various land uses. Transportation Planning Division 1. The Transportation Planning Division supports the applicant s request. Contacts 1. For questions regarding Comprehensive Planning plan review, please contact MS Droege at or by mary-stewart.droege@cityoforlando.net 2. For questions regarding Transportation Planning plan review, please contact Gus Castro at or by gustavo.castro@cityoforlando.net 3. For questions regarding Orlando Police Department plan reviews, please contact Audra Nordaby at or Audra.Nordaby@cityoforlando.net. 4. For questions regarding Building Plan Review issues contact Don Fields at (407) or don.fields@cityoforlando.net.