N. Eola Drive Staff Report to the Municipal Planning Board August 18, 2015 G M P 2 0 1 5-0 0 0 1 9 Z O N 2 0 1 5-00016 I T E M S # 1 A. & B. A N X 2 0 1 2-0 0 0 0 5 G M P 2 0 1 2-0 0 0 0 6 Z O N 2 0 1 2-0 0 0 0 4 I TEM # 1. A, B & C E O L A F I V E E. Washington Street Location Map SUMMARY Owner City of Orlando Applicant Rose Melillo, City of Orlando Project Planner Mary-Stewart Droege, AICP Updated: August 11, 2015 Subject Site Property Location: The subject site is generally located south of E. Washington Street, north of E. Central Boulevard, east of Lake Eola and west of North Eola Drive (+/-1.35 acres; PID: 25-22 -29-4424-00-030/040/050/060 & 070; District 4. ) Applicant s Request: A. Change the future land use of the subject site from Residential High Intensity to Public, Recreational and Institutional (+/-1.35 ac.) and shift Future Land Use Subarea Policy S.7.1 to exclude property and abutting park area (4.9 ac.); B. Rezone the subject site from MXD-2/T to Public Use (P) with the Traditional City (/T) overlay. This site has been developed and no further changes are proposed. 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 properties during the week of August 3, 2015. As of the published date of this report, staff has received one comment from the public concerning this action, requesting additional information.
Page 2 F U TURE LAND USE MAPS
Page 3 F U TURE LAND USE MAPS-SUBAREA P O LICY S.7.1
Page 4 Z O N ING MAPS
Page 5 P R O J E C T A N A LY S I S Project Description Located in the South Eola neighborhood, the +/-1.35 acre subject site is generally located north of the E. Central Boulevard, south of E. Washington Street, east of Lake Eola and N. Osceola Avenue and west of N. Eola Drive. The subject site is comprised of five lots (PID: 25-22-29-4424-00-030/040/050/060 and 070). Originally these lots were developed with older residential homes. In 2013, the City purchased this property and all houses have been removed except for 512 E. Washington Street (Eola House), which has been renovated and is being used as a Family, Parks and Recreation Parks (FPR) office and small venue space. Soon after purchase, the area was also improved with new hardscape and signage, as well as interconnecting pathways and vegetation. The applicant is requesting a future land use change from Residential High Intensity to Public, Recreational and Institutional, shifting of Future Land Use Subarea Policy S.7.1 to exclude the subject site and abutting park area (+/-4.9 ac.) and a rezoning from MXD-2/T (Mixed Residential-Office District) to Public Use (P) with the Traditional City (/T) overlay, to provide consistency with the Lake Eola Park s future land use and zoning. Prior Actions 1912: Subject site was platted as lots 3-7 of the Lake Eola Park Subdivision. 1988: Public Benefit Use (PBU) designation for Lake Eola Park, which excludes the subject site. 2008: Growth Management Plan (GMP) amendment to change the future land use on the subject site from Residential High Intensity to Office High Intensity to allow the development of Eola Plaza office development, which was subsequently withdrawn (GMP2008-00012). 2008: Historic Preservation (HP) review of the five residential structures. City council determined that the five structures were not local land marks and could be demolished. These single family structures were 512 E. Washington Street, 522 E. Washington Street, 528 E. Washington Street, 538 E. Washington Street, and 20 N. Eola Drive. The structures were built between 1915 and 1930. 2009: City-wide parks information updated in the 2009 FPR Vision Plan, includes Lake Eola Park. 2012: City Council agrees to purchase the subject properties so as to expand Lake Eola Park, later bought in early 2013. 2013: Minor ARB review approves demolition of 538 E. Washington, 528 E Washington, 522 E. Washington and 20 N. Eola Drive, subject to certain conditions. Pursuant to demolition, landscaping and/or vegetable gardening is allowed in lieu of sodding. All houses, excluding 512 E. Washington Street, were subsequently removed. 2014: 512 E. Washington Street (25-22-29-4424-00-030) interior renovations were approved for a new park s office/ small venue space (Eola House) (BLD2014-02872). Exterior site improvements were also completed including new walkways and landscaping on the site and abutting park area. Project Context and Land Use Compatibility As shown in the table below, surrounding uses generally include park uses to the north, south and west while to the east, across N. Eola Drive, are generally office uses. To the north, south and west of the subject site is Public, Recreational and Institutional future land use while to the east is Office Low Intensity future land use. Associated zoning is Public Use (P) zoning with the Traditional City (/T) overlay to the north, south and east while to the west is O-1/T. The requested Public, Recreational and Institutional future land use and associated P zoning with Traditional City (/T) Overlay will identify that the site is owned by the City and the uses are public benefit (park related). Table 1 Project Context Future Land Use Zoning Surrounding Use North Public, Recreation, and Institutional Public (P) with Traditional City (/T) overlay East Office-Low Intensity Office and Residential Districts O-1 with the Traditional City (/T) Overlay Lake Eola Park Multi-story Office Building South Public, Recreational, and Institutional P/T Lake Eola Park West Public, Recreational, and Institutional P/T Lake Eola Park Consistency with Chapter 163, Florida Statutes The proposed GMP amendment is being processed as a small scale amendment to the Official Future Land Use Map in
Page 6 accordance with the requirements of Chapter 163.3187, Florida Statutes. As provided in Chapter 163, small scale amendments require only one public hearing before City Council (the adoption hearing) and are not subject to review by the Florida Department of Economic Opportunity Division of Community Planning unless challenged by an affected party within 30 days of the adoption hearing. If not challenged, the amendment is effective 31 days after the adoption. Conformance with the Growth Management Plan (GMP) Objective 2.3 and Policy 2.3.1 of the Future Land Use Element provide standards relating to development outside of activity centers and mixed use corridors. Policy 2.3.1 states: Standards for land use categories outside of activity centers and mixed-use corridors shall be shown in Figure LU-1. The densities and intensities established in Figure LU-1 for land use categories outside of activity centers and mixed use corridors shall not be altered except by amendment of this Growth Management Plan. The intensity of use allowed on land outside of activity centers and mixed use corridors shall be based on: a) Appropriate topography, soil conditions, and the availability of facilities and services; redevelopment and renewal of blighted areas; elimination or reduction of uses inconsistent with the community s character and future land uses; protection of natural resources and historic resources; and discouragement of urban sprawl; b) Compatibility with existing development in the area; and c) The public services and facilities which exist or are available to the location, based upon the policies of the Capital Improvement Element and the City s Concurrency Management System. The proposed future land use designation specifically supports public, recreational and institutional uses, which are defined in the Growth Management Plan as: (a)ctivities within areas used predominantly for structures or lands that are owned, leased or operated by a government entity, or facilities of public or private primary or secondary schools, vocational and technical schools, colleges and universities, or areas where public or private recreation occurs, or other public facilities or public benefit uses. Public/private partnerships, supportive mixed uses and other compatible uses are also consistent in these areas as secondary uses. Accordingly, the proposed future land use change and associated park use are consistent with Future Land Use Objective 2.3 and Policy 2.3.1. Related rezoning to Public Use (P) is addressed on page 7. Project DTOutlook Parks/Recreation Area Context Map #1: Lake Eola Park (Regional Facility) #21: Howard Middle School Green Space #15: Constitution Green #44: Heritage Square Subject area as shown in the 2009 Families, Parks & Recreation Vision Plan. The subject site is also located within the downtown Community Redevelopment Area (CRA) and the Downtown DTOutlook planning area. Some of the recreational challenges identified in this planning process include limited amount of quality public space and recreation choices and the need to create and enhance open spaces. Lake Eola was prominently featured in the plan as well as the need for coordinated open space planning through-out the downtown area. The proposed future land use amendment and rezoning will ensure that this area formally functions as part of the park. It is anticipated that the Lake Eola Master Plan, at the time of update, will be amended to include this area. Shifting of Future Land Use Subarea Policy S.7.1. Subarea Policy S.7.1 also addresses the subject property. This policy states that: Because this is an area of transition adjacent to the Downtown Activity Center and has an existing land use pattern of housing and offices, and in order to encourage downtown infill residential development, residential uses and mixed residential-office development shall be encouraged by the Land Development Code in this area. This policy shall be accomplished in part through the use of incentives by the Community Redevelopment Agency or other City agencies.
Page 7 This policy was created to address development that no longer exists. As part of the future land use amendment this subarea policy will be generally shifted to south and will, through this shift, exclude a -/+4.9 acre area which includes the subject site and abutting park area (Please see map on page 3). Public Facilities Analysis State law requires the City to perform a public facilities evaluation for GMP amendments that would increase the allowable density or intensity of a property. The proposed GMP amendment to change the future land use designation from Residential High Intensity to Public, Recreational and Institutional will lower the allowed FAR from 0.35 FAR to an existing FAR of 0.07. Accordingly, no Public Facility Analysis is needed. Environmental Conservation Element Policy 1.4.1 states that all projects requiring Municipal Planning Board (MPB) and City Council review shall provide an Environmental Assessment. Developments exempt from this requirement includes those located within the Urbanized Disturbed Lands and are shown in Figure C-1 of the Conservation Element. According to Figure C-1, the subject property lies inside the Urbanized Disturbed Land area and so no environmental is required. Zoning (ZON2015-00016) Conformance with the Land Development Code (LDC) The subject site developed with park uses. The applicant is requesting Public Use (P) zoning, which is consistent with the proposed Public, Recreational and Institutional future land use. Per LDC Section 58.321, the P District is intended to provide for the use of lands owned by any public body for Public Benefit uses, and to eliminate confusion on the Official Zoning Map as to the use and status of these lands. (Moreover, as stated in Section 58.322),.because the use of land in the P district is limited entirely to Public Benefit uses, the district shall be applied only to properties owned by public bodies. Rezoning to the P district shall only take place by initiation of the Municipal Planning Board or City Council. Public Use (P) Zoning District: Uses and Standards As detailed in Chapter 58, FIG 1-STD3.LDC, other than the minimum building site frontage of 25 ft., generally all other development standards are addressed through the Conditional Use Permit (CUP) process (2D. Conditional Use Permit). LDC Figure 2B.LDC identifies the following permitted uses in the P District, which include conservation, public passive park, as well as public elementary, middle and high schools. Specific conditional uses include public benefit uses, parking as a principal use, and communication towers. LDC Section 65.366 requires that all rezonings and/or initial zonings be in conformance with any applicable substantive requirements of Chapters 58 through 66 of the LDC. The request for rezoning is consistent with applicable substantive requirements. Typically, a conditional use permit would be required as part of a rezoning to Public Use for this park related public benefit use; however since the land is already developed and no new buildings are contemplated, no conditional permit use (CUP) is currently required. Traditional City (/T) Overlay The subject site will also have the Traditional City overlay. Section 58.441 of the LDC identifies the purpose of the Traditional City (/T) Overlay district as follows: 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 (T)raditional 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. It is further intended that the t Overlay District shall operate in conjunction with any other zoning district in which land may be classified, and that such lands may be used as permitted by such other districts except as may be qualified by the requirements of the t Overlay District. Future Development If new development is proposed for this area of the park, the Lake Eola Park master plan, as defined through the conditional use process, should be amended to formally include the subject property. Also, if other areas of the park trigger a need to update the master plan, this area should be included as well.
S.7.2 Page 8 Page 8 A E R IAL AND PORTION OF SURVEY S.7.1 S.7.1 S.7.1 S.7.4 Left: Subject site outlined in red abutting City-owned park property. Subarea Policy S.7.1 is also identified among other policy lines shown in this area. S.7.2 and S.7.4 Four of the five homes which were originally on the site have been demolished. 512 E. Washington St. remains and has been converted into a Families, Parks and Recreation office and small venue building (Eola House). Hardscape and landscaping improvements were also made to the subject area and are generally shown to the left.
P aaggee 99 PHOTOS GM P 2 0 1 5-0 0 0 1 9 & ZO N 2 0 1 5-0 0 0 1 6 - E o l a F iv e OF THE S U B J E C T P R O P E RT Y AND AREA Eola House-FPR Office and Small Venue Looking west across portion of subject area Another view of the subject area Looking north across a portion of subject area. Looking south across portion of subject area, with abutting park land in distance.
Page F I N DINGS Subject to the conditions contained herein, the proposal is consistent with the requirements for approval of future land use and rezoning applications contained in Chapter 65 of the Land Development Code (LDC): 1. The proposed future land use map amendment is consistent with the State Comprehensive Plan (Chapter 187, Florida Statutes). 2. The proposed future land use map amendment is consistent with the East Central Florida Strategic Regional Policy Plan. 3. The proposed future land use map amendment is consistent with the provisions of Chapter 163, Part II, Florida Statutes. 4. The proposed future land use map amendment and rezoning are consistent with the objectives and policies of the City s adopted Growth Management Plan (GMP). 5. The proposed future land use map amendment and rezoning are consistent with all applicable requirements of the City of Orlando Land Development Code. 6. The proposed future land use map amendment and rezoning area compatible with the surrounding development pattern. 7. The necessary public facilities will be adequate to serve existing and possible future uses. Staff supports the request for a future land use amendment and rezoning subject to the condition below: C O N D ITIONS OF A PPROVAL Growth Management and Land Development 1. Codes: Except as provided herein, the proposed future land use amendment and rezoning are subject to all codes and ordinances of the State of Florida, the City of Orlando and all other applicable regulatory agencies. I N FORMAT ION FOR PERMIT REVIEW Transportation Planning 1. Transportation Planning has no issues with this request and no conditions are to be placed upon its approval. Orlando Police Department 1. The Orlando Police Department has no objections to the GMP (FLU amendment) request for the Eola Five GMP located at 512-538 E. Washington St. We encourage developers and property owners to incorporate CPTED strategies in their projects. A brochure entitled Crime Prevention Through Environmental Design, Your Guide to Creating a Safe Environment, which includes crime prevention techniques for various land uses, is available by email. Families, Parks and Recreation Department 1. Families, Parks and Recreation supports this request for a future land use amendment and rezoning. C O N TACT INFORMAT ION Growth Management and Land Development For questions regarding Growth Management Plan (GMP) and Land Development, please contact Mary-Stewart at (407) 246-3276 or mary-stewart.droege@cityoforlando.net.
Page 11 C O N TACT INFORMAT ION CONTINUED... Police For questions regarding Police plan review, please contact Audra Nordaby at 407.246.2454 or Audra.Nordaby@cityoforlando.net. Transportation Planning For questions regarding Transportation Planning review, please contact John Rhoades at 407-246-2293 or john.rhoades @cityoforlando.net. Families, Parks and Recreation Planning For questions regarding Parks Planning review, please contact Denise Riccio at 407-246-4249 or denise.riccio@cityof orlando.net. R E V I E W/AP P R O VA L PROCESS NEXT STEPS 1. MPB minutes scheduled for review and approval by City Council on September 21, 2015. 2. Staff forwards combined GMP and ZON ordinance request to City Attorney s Office. 3. 1st reading of the Ordinance in November 2015 (tentative). 4. 2nd reading of the Ordinance in December, 2015 (tentative). 5. 31-day appeals period in December 2015/January 2016 (tentative). 6. Ordinance becomes effective in January 2016 (tentative). As noted above, the schedule is tentative and subject to change.