FAST PARK & RELAX PHASE II

Transcription

1 Staff Report to the Municipal Planning Board August 15, 2017 MPL Item #1D FAST PARK & RELAX PHASE II Airport Lakes Park Lake Mare Prairie Shadowridge Dr. McCoy Rd. SR528 / Beachline Expwy. ORLANDO INTNL. AIRPORT Location Map S UMMARY Applicant James Willard, Esq. Shutts & Bowen, LLP Owner Jetamel, Inc. (FL Corp) Project Planner Jim Burnett, AICP Updated: August 7, 2017 Property Location: 5309 McCoy Rd. (Parcel ID # , on the north side of McCoy Rd., between S. Conway Rd. and North Frontage Rd.) (±7.04 acres, District 1). Applicant s Request: The applicant is requesting Master Plan approval to redevelop a former airport parking and car sales lot for ±698 new covered airport parking spaces (and adding it to the existing Fast Park & Relax facility to the north and east). Staff Recommendation: Approval of Subject Site the Master Plan request, subject to conditions in this staff report. Public Comment: Courtesy notices were mailed to property owners within 300 ft. of the subject property the week of July 31, As of the mail-out of the staff report, staff has not received any inquiries relative to the Master Plan request.

2 Page 2 FUTURE LAND USE MAP SUBJECT PROPERTY McCoy Rd. ORLANDO INTNL AIRPORT Z ONING MAP Lake Mare Prairie SUBJECT PROPERTY McCoy Rd. ORLANDO INTNL AIRPORT

3 Page 3 P ROJECT ANALYSIS Project Description The applicant is requesting Master Plan approval to convert a former airport parking and car sales lot into a ±698 space covered airport parking facility, as an expansion of the existing Fast Park & Relax facility to the north and east. The semi-developed 7.04-acre parcel is in the Airport North neighborhood and is being concurrently annexed into the City (ANX ), assigned Metropolitan Activity Center future land use (GMP ) and AC-3/AN (Metropolitan Activity Center, Aircraft Noise Overlay) zoning (ZON ). Previous Actions 1977: Property initially developed as a Payless Auto Rentals and American Sales & Leasing (businesses closed 2017). 1991: Property acquired by current owner. 2009: Adjacent property to the north and east developed as Fast Park & Relax (covered airport parking) (MPL ). 2011: Small 0.03 acre parcel on south edge, adjacent to McCoy Rd., sold to Orlando-Orange County Expressway Authority (OOCEA)(for additional McCoy Rd. R-O-W adjacent to SR528/Beachline Expwy.). Project Context The property is on the north side of McCoy Rd., between Conway and North Frontage Rds., north of SR 528/Beachline Expwy. Adjacent uses, zoning and future land use designations are shown in Table 1 below. North Table 1 - Project Context Future Land Use Zoning Adjacent Use Metropolitan Activity Center (MET-AC) AC-3/AN (Metropolitan Activity Center, Aircraft Noise Overlay) Fast Park & Relax (Covered Airport Parking) East MET-AC AC-3/AN Fast Park & Relax South (Across McCoy Rd. & SR528/ AC-3/AN Orlando Intnl. Airport Beachline Expwy.) MET-AC West Public-Recreation/Institutional P/AN (Public Use, Aircraft Noise Overlay) Airport Avigation Area 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 de sign regulations of LDC Chapters 58, 60, 61, and Public Facilities and Services. Necessary public facilities (both on- and off-site), such as transportation, sanitation, water, sewer, drainage, emergency services, education, recreation, etc. will be adequate to serve the proposed use. Conformance with Growth Management Plan and Zoning As previously noted, the 7.07 acre property (including the small 0.03-acre OOCEA parcel) is being concurrently annexed into the City (ANX ), assigned Metropolitan Activity Center future land use (GMP ) and AC-3/AN (Metropolitan Activity Center, Aircraft Noise Overlay) zoning (ZON2017-

4 Page ). Airport parking is permitted in the AC-3/AN zoning district via Master Plan approval. Property development standards are provided in Table 2 at right. The proposed Master Plan is consistent with the GMP and Land Development Code. Proposed Use: Table 2 - Development Standards (AC-3/AN zoning) 698-space (covered) Airport Parking (no principal buildings, only carports) Area (acres) Setbacks (Minimum) (ft.) FAR Max/ Prop. ISR Max/ Prop. No new buildings other than carports % ±7.04 na 89% Transportation/Tie-in to Existing Facility The existing Fast Park airport parking facility (to the east and north) consists of 1,983 spaces with metal canopies, with lighting under the canopies, on a 20.6-acre site. A 3,684 sq. ft. office building provides customer service and also includes an on-site maintenance garage. Shuttles pick up travelers at their vehicles and transport them to the airport. When returned to their vehicles, travelers pay for the parking at the exit booths, much as is done at other long-term parking facilities in and around the airport. The existing Fast Park facility has one point of ingress and egress onto North Frontage Rd. (which changes to McCoy Rd. in front of the subject property). The subject 7.04-acre property has three (3) existing curbcuts onto McCoy Rd., of which the applicant intends to retain the one central curbcut (for a secondary means of egress from the total parking facility). The subject site will be integrated into the existing parking facility, thus cross access will not be needed. With airport parking as the principal use, there are no minimum or maximum parking requirements (no new buildings, other than carports, are proposed). Urban Design The existing Fast Park facility has two (2) retention ponds (totaling 2.6 acres) located on the northwest and east sides of the larger property next to a drainage canal that leads to Lake Mare Prairie. The subject acre property has two (2) small retention areas that would be retained with conversion to new covered airport parking. With the existing Fast Park use, staff originally asked the applicant to consider implementation of green initiatives to reduce the carbon footprint of the proposed parking lot, including but not limited to installation of photo-voltaic cells atop the parking canopies, use of xeric plantings, using collected grey water to irrigate required landscaping, etc. The applicant investigated implementation of photovoltaic cells on the parking canopies and intended to move ahead with a pilot 25.4 kilowatt (KW) program that would have had an initial out-of-pocket cost (after incentives) of $102,800. The pilot program was to have paid for itself after 11 years via placement of approximately 130 solar modules on south-facing parking canopies. However, when the applicant secured their building permits for the existing facility, they noted that the State of Florida was out of rebate money and the payback period was too lengthy, so they wound up installing a limited amount of solar panels on the north side of the phase 1 parking facility. With concurrence of the Orlando Orange County Expressway Authority (OOCEA), Fast Park has previously agreed to place several trees in the embankment between SR 528/Beachline Expressway and North Frontage Rd., but the trees were not placed, to maintain better driver visibility along the curve of North Frontage Rd. north of the Fast Park Phase 1 property. In light of the applicant participating in a pilot solar cell program and placement of trees in the SR 528/Beachline Expressway embankment, staff previously recommended waiving the required interior and west side parking lot landscaping for Fast Park Phase 1. With the proposed phase 2 expansion, staff again asked the applicant if solar panels could be installed on the new carports, but the applicant noted that incentives were still unavailable and the payback period was still too lengthy. Buffers & Landscaping. The proposed use abuts McCoy Rd. to the south, with existing airport parking to the north and east and vacant airport-owned land to the west. If the Phase 2 lot is merged (via binding lot agreement) with the existing Phase 1 operation, then minimum 7.5 ft. wide buffers are required on the west side and adjacent to McCoy Rd. Sometimes, with principal use and vehicle sales lots, required interior land -scaping can be reduced, in favor of increased landscaping along the front of the facility along McCoy Rd. or elsewhere on the site. Also, required trees and landscaping that was to have been placed within Fast Park phase 1 must also be installed or re-installed per the landscaping plan on page 8 of this report.

5 Page 5 Signage. No additional signage is proposed for the parking facility expansion. School Impacts - The proposed use will be a non-residential airport parking facility, so school concurrency and capacity policies are not applicable. AERIAL PHOTO SUBJECT PROPERTY Fast Park & Relax SixT Car Rentals McCoy Rd. SR528 / Beachline Expwy. ORLANDO INTNL AIRPORT A PPLICANT S STATEMENT

6 Page SURVEY S ITE P LAN Existing Retention Retained Retention Curbcuts to be Removed Existing Retention McCoy Rd. Retained Retention McCoy Rd. S ITE PHOTOS Former Car Sales/Leasing Office (to be removed) Former Payless Car Rental Bldg. (also to be removed)

7 Page 7 S ITE PHOTOS Existing Fast Park Canopy to the East Former Payless Bldg., with Fast Park Ph. 1 in background. P ROPOSED/EXISTING C ARPORT E LEVATIONS P HASE 1 LANDSCAPE PLAN Street trees not placed due to sight visibility along curve of road.

8 Page 8 F INDINGS Staff finds that the proposed Fast Park & Relax Phase 2 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 AC-3/AN zoning district. 4. Existing public facilities and services are adequate to serve the proposed development. Staff Recommendation Based on the information provided in the staff report and the findings noted above, staff recommends approval of the Fast Park & Relax Phase 2 Master Plan, per the conditions in the staff report (below). CONDITIONS OF APPROVAL - REQUIRED Land Development 1. Impervious Surface Ratio (ISR) - ISR is limited to 90% per LDC Figure FIG-1B.LDC. 2. Floor Area Ratio (FAR) - FAR must not exceed 1.5, per the corresponding AC-3/AN zoning designation (there is no minimum FAR outside of the Traditional City overlay). 3. Parking - There are no parking requirements for a principal use parking facility. 4. Signs - No new signs are proposed. All signs must receive permits prior to fabrication and installation. 5. Buffers - North and east buffers are waived (consistent with Phase 1 allowances), in favor of minimum required 7.5 ft. landscaped lot line buffers (VUB) in front of and on the west side of the property. 6. Phasing - This Master Plan represents Phase 2 of the Fast Park & Relax airport parking facility. 7. Scope of Master Plan - The proposed use must 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. 8. 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 will require additional review by the Municipal Planning Board. 9. Final Site Plan via Determination - Per LDC Section , a Final Site Plan via Determination is typically required prior to engineering or building permit submittal. In this case, there will be no principal buildings constructed with this phase of redevelopment, so the Final Site Plan Determination is waived. 10. Effective Date of the Master Plan - The effective date of the Master Plan will coincide with the effective dates of the Future Land Use Map and Zoning Map amendments (GMP & ZON ). (see three (3) additional informational conditions/comments on page 10 of this report) Urban Design 1. An Appearance Review is required prior to application for building permits, to ensure that all Land Development and Urban Design conditions are being satisfied. 2. Outdoor lighting must comply with Chapter 63, Part 2M, City Code. 3. Fencing - Fencing along McCoy/North Frontage Rd. must be open, CPTED-approved style, such as aluminum or wrought-iron pickets. Any on-site chain link fencing must be 6-gauge vinyl-clad black, with top and bottom rails, consistent with the type approved for Phase 1.

9 Page 9 R EQUIRED CONDITIONS OF APPROVAL - CONT D 4. Landscaping a. Street trees complying with City Code are required to be placed along McCoy Rd. If the OOCEA (or other government agency) precludes the planting of street trees within the right-of-way, the trees must be planted on-site within 15 ft of the right-of-way. b. City Code Chapter 61, Part 3B, requires trees at each parking row end, and landscape areas with trees after each 10 parking spaces. The applicant has the option with this phase of development to provide the required trees within the parking rows and row ends, OR in the highlighted landscape areas shown. These shall be in addition to the trees and shrubs required for perimeter landscape areas. c. Wherever landscape areas are provided in the parking rows, trees must be installed. d. If the utility easement along the north perimeter of the site precludes the installation of the required perimeter trees, an equal number of trees must be provided elsewhere on the site. e. The site must achieve the Minimum Required Landscape Score (MRLS), per Chapter 60, Part 2H, of City Code. f. To mitigate the urban heat island effect created by the project, the roofs of the canopy structures must be of lighter colors, such as beige or pastels. Transportation Planning/Engineering 1. Curbcuts - The east and west curbcuts and aprons must be removed at the time of construction. At the remaining center driveway, clear sight distances for drivers and pedestrians must not be blocked by signs, landscaping, or other visual impediments. No structure, fence, wall, or other visual impediment can obstruct vision between 2- and 8 ft. in height above street level. The street corner / driveway visibility area must be shown and noted on construction plans and any future site plan submittals. The applicant must design the site plan as necessary to comply with the Florida Greenbook and the FDOT Design Standards Index. Sight lines must be provided on both site and landscape plans. 2. Rights-of-Way and Maintenance of Traffic - 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 must 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). c. A copy of all required County and State permits (If permits are pending, attach a copy of the application). 3. Front Sidewalk - A minimum 5 ft. wide (4 inch thick) sidewalk is required along the McCoy Rd. frontage of the property. The City Engineer is authorized to approve payment in lieu of sidewalk construction where sidewalk construction is not physically possible or practical, in accordance with LDC Section The Owner/Applicant of the subject property will be financially responsible for all costs, and the funds will be deposited in the Sidewalk Construction Fund at the time of permit/construction plans approval. Costs for payment in lieu of construction will be based on the annual Miscellaneous Concrete contract in effect at the time of permit application. 4. Transportation Impact Fees - No Transportation Impact Fees are required at the time of engineering permit issuance, subject to change upon final permit plan review. Any exemption or credit 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.

10 Page 10 R EQUIRED CONDITIONS OF APPROVAL - CONT D Site Engineering 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 for the 25-yr, 24-hr storm will be required. If the project is not increasing the impervious area onsite, please provide a statement confirming this and further attenuation calcs will not be required. It appears that this site was originally developed in the 1970's, therefore, a stormwater permit was likely obtained. If there is no increase in the impervious area, the pollution abatement requirements must meet or exceed the volumes in effect when the site was originally permitted. If the impervious area is being increased, the water quality volume data currently required by SJRWMD will be required. 2. At the time of site permitting: Please provide a current geotechnical investigation to confirm the permeability rates of the stormwater ponds and a recovery analysis that shows the existing stormwater ponds can recover the required water quality volume is less than 72 hours. 3. A topographic survey of the project area and proposed design of the project shall be prepared utilizing NAVD88 vertical datum. Survey data shall be gathered to least 25 ft from property line or as far offsite as required to assure offsite drainage patterns are maintained and are able to design adequate drainage conveyance systems as applicable. Site grading shall not impede, concentrate or re-route existing drainage from adjacent properties. If fill is to be added, grades on neighboring properties must be obtained to document potential impacts to these properties. 4. Documentation of obtaining a Water Mgmt. District (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. 5. At the time of site permitting, the Engineer shall provide a certification statement that the stormwater systems are functioning as designed - the pipes are clean and undamaged, all structures are in good working condition, etc. 6. The proposed development is immediately adjacent to the 100 yr floodplain, so the proposed development cannot adversely impact the existing 100 yr floodplain. Please show the limits of the 100 yr floodplain and the base flood elevation on your plans at time of site permitting. 7. Construction activities including clearing, grading and excavating activities must 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 Land Development 1. Master Plan Expiration - Approval of the Master Plan by City Council allows the applicant to submit an application for site plan review & permits. The permit must be issued within 2 years of approval of the Master Plan or the Master Plan will expire. However, upon written application filed 30 days prior to the expiration date, the Planning Official may extend the Master Plan for one period of up to 1 year, providing good cause is shown. 2. 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. 3. 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.

11 Page 11 I NFORMATIONAL COMMENTS - CONTINUED Permitting 1. The City Council Adopted the Engineering Standards Manual (ESM), Fifth Edition on April 18, All plans must conform to the ESM and all construction must be accomplished in accordance to the ESM. 2. All future elevation shown on a boundary/topographic survey shall use the North American Vertical Datum of 1988 (NAVD 88). 3. No drainage is permitted to be discharged onto surrounding private property, nor can existing drainage patterns be adversely affected by any construction. 4. At the time of development, the owner/developer is required to pay an on-site inspection fee that is a percentage of the cost of the on-site improvements, excluding the building, per LDC Section This property is required to be platted per LDC Section prior to the issuance of building permits. 6. The owner/developer is required to design and construct an on-site storm water system in accordance with Chap. 7, Stormwater Management, ESM 5th Edition. The system is to be privately owned and maintained, with a tract shown on the face of the plat or by separate document. Police Dept. The Orlando Police Department has reviewed the plans for Fast Park & Relax, Ph. 2, to be located at 5309 McCoy Rd., 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. CPTED conditions will be ed to the client by the City Planning project planner.

12 Page 12 CONTACT INFORMATION Land Development Contact Jim Burnett at or at Urban Design Contact Ken Pelham at or at Transportation Planning (comments morphed into unified Transportation Dept.) Contact John Rhoades at or at Site Engineering Contact Eva Wesson at or at Parks (Tree Removal) Contact Justin Garber at or at Engineering/Zoning Contact Keith Grayson at or at Police Contact Audra Rigby at or at Sewer Contact David Breitrick at or at R EVIEW/APPROVAL PROCESS-NEXT STEPS 1. Following the MPB meeting, the City Council will review and approve the August 2017 MPB meeting minutes on Monday Sept. 25, Following the MPB meeting, the applicant may apply for applicable building permits but said permit cannot be issued until the City Council has approved the August 2017 MPB minutes.