Staff Report to the Municipal Planning Board April 18, 2017 C U P 2 0 1 7-0 0 0 0 3 I TEM # 1 BARBER PARK CUP Location Map Subject Site S U M M A RY Owner Michael Statham, Project Manager Orange County Applicant Jeff Earhart, Project Manager CPWG Property Location: The subject property is located at 4490 Dixie Belle Drive, south of Lake George, west of Dixie Belle Dr., and north of Gatlin Ave. (±36.34 acres, District 1). Applicant s Request: Conditional Use Permit approval to allow for the development of three (3) multipurpose fields with associated parking and bathroom building on the P/AN (City) portion of Barber Park. Staff s Recommendation: Approval of the request, subject to the conditions in this report. Public Comment Courtesy notices were mailed to property owners within 300 ft. of the subject property on April 6, 2017. As of the published date of this report, staff has not received any comments from the public concerning this request. Project Planner TeNeika Neasman Updated: April 11, 2017
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Page 3 P R O JECT ANALYSIS Project Description The subject property is located in the Semoran South neighborhood, south of Lake Margaret Dr., north of Gatlin Ave., and west of Dixie Belle Dr. The entire site is approximately 36.3 acres of vacant land and the project area is 15.9 acres. The site is currently zoned Public Use with the Aircraft Noise overlay (P/AN) and has a Future Land Use designation of Residential Low Intensity with a portion of the site within the Resource Protection overlay district. The applicant is requesting a Conditional Use Permit to construct three (3) multi-purpose fields with associated parking and restroom facility in the P/AN zoning district. The proposed use is consistent with the adopted future land use and zoning designation. Previous Cases: October 2001 The Municipal Planning Board approved an Annexation and GMP amendment that changed the future land use designation to Residential, Low Intensity (RES-LOW). (Case #GMP2001-00041 and ANX2001-00017) 2015 The Municipal Planning Board approved the rezone to Public Use in the Aircraft Noise overlay district (ZON2015-00035) 2016 City Council 2nd reading and adoption of the rezoning to Public Use in the Aircraft Noise overlay district (Ordinance # 2016-15) Project Context and Land Use Compatibility Surrounding uses include vacant land and Lake George to the north, Orange County Recreational Facilities to the south and east, and Barber Park area to the west. The vacant site will be developed for additional parking and recreation areas. The surrounding areas have City Residential Low Intensity future land use designation to the north, City Residential Medium Intensity designation to the east, Orange County Institutional future land use to the south, and Residential Low Density future land use to the west. Associated zoning districts include. C/AN zoning to the north, R-3B with the Aircraft Noise overlay to the east, Orange County zoning R-1A to the south and west. The subject site has Residential Medium Intensity future land use designation. There are no subarea policies which impact this site. Table 1 below shows the surround zoning and future land uses. North East South Table 1 Project Context Future Land Use Zoning Surrounding Use CONSERV (Conservation) RES-LOW (Residential, Low Intensity) RES-MED (Residential, Medium Intensity) RES-LOW (Residential, Low Intensity) C/AN (Conservation/ Aircraft Noise Overlay) R-3A/AN (Low Intensity Development/Aircraft Noise Overlay) R-3B/AN (Medium Intensity Development/ Aircraft Noise Overlay) Unincorporated Orange County West Unincorporated Orange County Unincorporated Orange County Lake George Residential Structures Residential Structures Condominiums Commercial Lake George Elementary Barber Park Conformance with the LDC Section 58.271 of the LDC identifies the purpose of the P zoning district as follows: 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 (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. Aircraft Noise Overlay District Section 58.371 of the LDC identifies the purpose of the Aircraft Noise overlay district as follows: The AN Overlay district is intended to reduce noise and safety hazards associated with aircraft operations, to preserve the operational stability of the airports, and assist in the implementation of policies
Page 4 and recommendations found in the City's Growth Management Plan and in appropriate FAA sponsored Part 150 Studies. The site is located in Zone E of the AN Overlay District, and is subject to the control standards of Section 58.381. Conditional Use Permit (65.280) The Conditional Use Permit requirement, Section 65.280 of the LDC, provides standards and procedures for the granting of Conditional Use Permits. The Public Use (P) zoning requires a Conditional Use Permit to set up the development standards for sites. The CUP approval will establish development, access, and parking of the recreation uses. Purpose and Intent. The purpose and intent and all other requirements of the Land Development Code have been met. Growth Management Plan. The proposal is consistent with all applicable policies of the City s adopted Growth Management Plan. Compatibility. The proposed use is compatible with the residential and public benefit uses to the north, south, west, and east. The proposed addition will be an extension of the existing Barber Park use on the west. The Public Facilities and Services. The applicant is proposing to building a bathroom facility and retention pond on-site to meet the public service needs on the new addition site. Residential Displacement. No residential displacement will occur as a result of the proposed multi-purpose fields, parking, and restroom addition. Other Matters. Any other lawful matter that the Municipal Planning Board deems appropriate and relevant to the specific proposal. Hours of Operation The multi-purpose fields will open at 8 AM and close at 10 PM. The lights to the site will be manually controlled and turned off by 10 PM. The hours of operation can be extended by the City of Orlando Parks and Recreation Department. Parking Staff requested a minimum of 53 parking spaces per field for weekends and days when multiple games will be played on-site. The new surface parking lot will provide 67.3 parking spaces per field for patrons. Buffer and Landscaping The applicant shall provide a landscaping buffer to mitigate the sound and impact of the recreational use from the residential facilities to the east (across Dixie Belle Dr.). The applicant will coordinate with Orange County Public Schools on an appropriate buffer and security fence along the southern portion of the property. Use Public Benefit Use (Outdoor Recreation) Accessible Spaces Table 2 Parking Requirements Minimum Ratio Required Number of Parking Spaces 53/Field 159 194-2 8 Total Required (LDC) 161 - Total Provided - 202 Proposed Number of Parking Spaces Findings Subject to the conditions contained herein, the proposal is consistent with the requirements for approval of Conditional Use Permit applications contained in Chapter 65 of the Land Development Code (LDC): 1. The proposal is consistent with the City s Growth Management Plan. 2. The proposal is consistent with the purpose and intent of the P zoning district and all other requirements of the LDC. 3. The proposal is compatible with surrounding land uses and the general character of the area. 4. The necessary public facilities will be adequate to serve the proposed use, or will be provided by the applicant as a condition of this approval. Staff recommends approval of CUP2017-00003 subject to the conditions in this report.
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Page 6 S U RVEY
Page 7 S I TE PLAN Retention Pond Concession, Conf. Room, Utility Room, and Restroom building Proposed Multipurpose Fields (3) Proposed Parking Handicap 8 Handicap/Field 2.7 Spaces/Field 67.3 Total 202
Page 8 L A N DSCAPE PLAN
Page 9 SITE PHOTOS Barber Park Apartments north of the site, across Lake George The intersection of Dixie Belle Dr. and Gaitlin Ave. Southeast of Lake George Elementary School, near the Dixie Belle Dr. and Gaitlin Ave. intersection Image of the existing drive aisle and parking on the Barber Park site View of the site from the east, from Pershing Ave.
Page 10 C O N D ITIONS OF A PPROVAL Land Development 1. Land Use and Zoning. Except as provided herein, development of the property shall be consistent with the development standards of the P zoning district as outlined in this staff report. 2. Scope of Conditional Use. 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 Conditional Use Permit/MPL (see "Minor Modifications" condition). This approval is not transferable to another property. 3. 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. 4. 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. 5. 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. All other applicable state or federal permits must also be obtained before commencing development. 6. CUP Expiration. Approval of the Conditional Use by City Council shall grant the applicant authority to submit an application for site plan/master plan review for a building permit. The permit application must be submitted and a permit issued within two (2) years of approval of City Council or the Conditional Use Permit shall expire. However, upon written application filed 30 days prior to the expiration date, the Planning Official may renew the Conditional Use Permit for a one period of up to 12 months providing good cause is shown. 7. Parking. The applicant must provide 159 parking spaces or 53 parking spaces per field. 8. ISR. The Impervious Surface Ratio must not exceed the maximum.80. 9. Lighting. Field lights must be turned off no later than time of closing for the park. 10. Hours of Operation. The fields will open no earlier than 8 am and close no later than 10 pm, with an option for the City of Orlando Parks and Recreation Department to extend one hour on game days. Engineering/Zoning 1. Sewer. Project site lies outside of City sewer and reclaimed water service areas. However, the survey depicts a sewer stub out from the City sewer main in Dixie Belle Dr into the subject property. If wastewater discharges into the City sewer system are proposed, then an amendment to the inter-local sewer service area agreement may be required in order to enable connection to the City sewer system from this site. Parks 1. Field Separation. Provide at least 30 ft. between fields to avoid excessive overplay between games and keep observers safer. 2. Restroom Facility. Site the restroom where the entrances and concessions counters are more easily viewed for safety. Suggest moving it to the northeast side of the parking lot next to the field and rotating it so all entrances/counter are on south and east sides for full visibility. 3. Signage. Install a sign with the park name (as designated by Orlando Mayor) and information according to the agreement at the entrance into the City owned property. Urban Design 1. All exterior light poles, including sports field lighting, must have house-side shields to direct light away from the south and east property lines and into the site interior. All other requirements of the City exterior lighting Code (Chapter 63) must also be met. 2. Bufferyard landscape will be evaluated through appearance review during the permitting phase. 3. Move the fields to the edge of the eastern landscape buffer to maximize space between fields. Transportation Engineering 1. Parking Lot Design. Parking lot and parking space dimensions shall comply with Orlando LDC and ESM. 2. Crosswalks. Provide a marked crosswalk where the sidewalk crosses the main drive aisle. 3. Pedestrian Connectivity. A sidewalk connection on Dixie Belle Drive will be required in phase 2 of the development project.
Page 11 I N F O R M AT I O N A L COMMENTS Orlando Police Department The Orlando Police Department has reviewed the plans for Barber Park Addition located at 4490 Dixie Belle Dr., utilizing CPTED (Crime Prevention Through Environmental Design) principles. CPTED emphasizes the proper design and effective use of the built 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 emailed to the client by the Project Manager with the City. For questions regarding the Orlando Police Department plan review, please contact Audra Rigby at 407.246.2454 or Audra.Rigby@cityoforlando.net. Orlando Fire Department 1. There are no objections to this request. TRC fire code review is preliminary in nature, and is intended to expose or prevent evident design deficiencies with State and City Fire Codes. The design will be reviewed in detail for State and City Fire Code compliance at the time of permit application. Be advised that any new construction must adhere to the requirements of the Florida Fire Prevention Code, Fifth Edition, and The City of Orlando Fire Prevention Code. 2. Fire department access road shall have an unobstructed width of not less than 20 ft. (6.1 m) and a vertical clearance of not less than 13 ft. 6 in (4.1 m). If a center median is included, the required width shall be on both sides. The turning radius for a fire department access road shall have a minimum outside radius of 50 feet and a minimum inside radius of 20 meet. The minimum required road width of 20 ft. shall be maintained. Auto-turn analysis may be required. 3. The plan indicates fire hydrants will be required. Because building information is not provided, fire hydrant location and spacing will be reviewed at the time of building permitting. All portions of an unsprinklered building must be within 300 ft. hose lay distance of a fire hydrant. All portions of a sprinklered building must be within 500 ft. hose lay distance of a fire hydrant. City Code ch 24.27(f) Waste Water 1. It is assumed that the existing buildings on the property are connected to the Orange County Utilities sanitary sewer system and that any new buildings generating wastewater flow will also connect to OCU. The property lies outside of the City's sewer service area. 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 May 15,2017. 2. Any applicable permits may be requested prior to the City Council approval of the MPB meeting minutes, but these permits may not be issued until the MPB minutes are approved.
Page 12 C O N TA C T INFORMAT I O N Land Development For questions regarding Land Development review, please contact TeNeika Neasman at 407.246.4257 or teneika.neasman@cityoforlando.net. Urban Design For questions regarding Urban Design plan review, please contact Kenneth Pelham at 407.246.3235 or kenneth.pelham@cityoforlando.net Transportation Engineering For questions regarding Transportation Engineering plan review, please contact Lauren Torres at 407.246.3220 or lauren.torres@cityoforlando.net. Transportation Planning For questions regarding Transportation Planning plan review, please contact John Rhoades at 407.246.2293 or john.rhoades@cityoforlando.net Transportation Impact Fee Rates For questions and information regarding Transportation Impact Fee Rates you may contact Nancy Ottini at 407.246.3529 or nancy.jurus-ottini@cityoforlando.net Growth Management Planning For questions regarding Growth Management plan review, please contact Mary-Stewart Droege at 407.246.3276 or Mary- Stewart.Droege@cityoforlando.net Building Plans Review For questions regarding Building Plan Review issues contact Don Fields at 407.246.2654 or don.fields@cityoforlando.net Engineering/Zoning For questions regarding Concurrency Management and Permitting plan review, please contact Keith Grayson at 407.246.3234 or keith.grayson@cityoforlando.net. Orlando Police Department For questions regarding Orlando Police Department plan review, please contact Audra Rigby at 407.246.2454 or Audra.Rigby@cityoforlando.net. Waste Water For questions regarding Waste Water plan review, please contact Vince Genco at 407.246.3722 or Vince.Genco@cityoforlando.net. Parks For questions regarding Families, Parks & Recreation Department plan review, please contact Denise Riccio at 407.246.4249 or denise.riccio@cityoforlando.net.