Creative Village Design Review Committee

Transcription

1 CVDRC Staff Report Creative Village Design Review Committee April 11, 2017 Case Number A GEN D A I TEM 3 Amelia Court at Creative Village MPL VAR ARB Applicant Jay Brock Executive Vice President Amelia Court at Creative Village Partners, Ltd. SITE Owner City of Orlando Requested Action Request for Master Plan approval to develop a 256 unit multifamily development with ground floor commercial and active use space. This request includes a zoning variance to allow a 36% parking reduction for the associated parking garage. Recommendation Approval, based on the conditions in the staff report Project Planner TeNeika Neasman Planner II Creative Village PD S U MM ARY Project Description Lots N and P in the Creative Village PD are located west of Terry Ave., east of N. Parramore Avenue, south of W. Concord St. and north of the W. Amelia Street. The proposed multifamily development will consists of 256 multi-family units with a parking garage and ground floor active uses along N Parramore Ave. and W. Amelia St. Project Background Updated: April 7, Amway Arena constructed The Mayor appointed a Creative Village Concept Team to identify a vision for redevelopment of the Centroplex Area. May 2010 Creative Village Development LLC (CVD) was selected as the City s partner in redeveloping the Creative Village. July 2010 The City changed the future land use from Public/Recreational/Institutional to Urban Activity Center. October 2010 New Amway Center opened on Church Street, and the former Amway Arena closed. February 2011 The City and CVD entered into a Master Development Agreement (MDA) describing responsibilities of each partner (CC Doc # ) August 2012 Second reading and adoption of the Creative Village Planned Development Ordinance by City Council (Ord.#2012-9) March 2017 Second reading and adoption of the Creative Village Planned Development Amendment by City Council (Ord.# )

2 Page 2 P RO J E C T OVERV I E W The Creative Village Planned Development was established in 2012 to provide development criteria to ensure compatible development as the site is developed and build upon the presence of the University of Central Florida s Center for Emerging Media and the Florida Interactive Entertainment Academy (FIEA), Development within the Planned Development shall be urban, mixed use development which takes advantage of its location and physical assets to create a diverse, energetic, and innovative community. The proposed mixed-use, multi-family development is consistent with the land use (residential) designated for the site. The applicant is requesting (A) Specific Parcel Master Plan approval to develop two new multi-family apartment towers with 256 units (total) and 10,500 sq. ft. of ground floor commercial space. The applicant is requesting (B) Zoning Variance to allow a parking reduction of thirty-six percent (36.4%) to the code required parking for such a development. CVDRC STA F F OVERV I E W Land Development TeNeika Neasman Lots N and P have an underlying zoning of MXD-2 with a maximum height of 75 to 100 feet. The following footnotes apply to development on these lots: 3. The height shall be limited to 75 feet facing Parramore Avenue for a distance of 150 feet from the block face and shall transition up to a maximum of 200 feet facing Terry Ave. 5. Up to 0.35 FAR total non-residential uses are allowed as a secondary use. This includes education, office, and/or ground floor retail/commercial. Section 3.12(b) of the PD states: At least 70% of the building wall must meet the maximum setback of 15 ft. Staff recommends approval of a Modification to allow the building wall to be set back 15 ft. from the back of curb and approve the proposed setbacks from the property line. Approval of this request is inline with the approved streetscape and conceptual open space plan for this portion of the planned development. The Amelia Court at Creative Village application complies with height, FAR, and visual separation of the apartment towers requirements as outlined in the Planned Development Ordinance. Staff recommends approval of the site plan for this development with a condition the elevations will be approved through the ARB Major process via the Creative Village Design Review Committee on a later date. The Variance request is to allow the 256 multi-family unit two high rise tower development with 10,500 sq. ft. of ground floor commercial use with 310 parking spaces, or 36% less than the Code required minimum. The property is located near multiple transit options such as the Downtown Lymmo BTR, SunRail commuter rail system, and Lynx Central Station. The site will be developed in the first Table 1 Required Parking Spaces phase of development. A Phase I parking plan will be provided, by the Master Developer, to the Board at a later date. Per section 3.14 of the PD, Standard LDC requirements apply for parking in the Creative Village, though the Master Developer and Parcel Developers are encouraged to take advantage of minimum required parking reductions available for transit, shared uses, and other opportunities identified in section of the LDC. Staff recommends approval of the Zoning Variance request (B), subject to the conditions in this staff report. Use Residential Studio and 1- bedroom Residential 2 bedroom Residential 3 bedroom Number of Parking Spaces Required Non- Residential Sq. ft. or units 64 units x 1.5 per unit 12 x 1.75 per unit 180 x 2.00 per unit 10,500/1000= 10.5 x 1= Number of Parking Spaces with Reduction (Proposed) 96 spaces 60 spaces 21 spaces 13 spaces 360 spaces 230 spaces 11 spaces 7 spaces Total spaces required without 36% reduction 310 spaces required with 36% reduction *The proposed 310 parking spaces are subject to the applicant receiving approval of a 36% parking variance from the CVDRC. Retail uses are exempt from minimum parking spaces per Section of the Land Development Code (Downtown Parking Program).

3 Page 3 CVDRC STA F F OVERV I E W [CONT.] Appearance Review Doug Metzger The Amelia Court project will bring much needed mixed-income housing to the Creative Village and Parramore Neighborhood. The 5-story, 256-unit complex, while a single structure, is configured to give the appearance of two buildings from the Parramore neighborhood. Large clumps of bamboo planted in the ground floor parking area will enhance the two building effect. Ground floor office/retail space and ancillary project uses like the fitness and club room along Amelia, Parramore and Concord will activate the adjacent street spaces. Along with the new Parramore K-8 School, Boys and Girls Club, and Health Clinic Parramore Avenue and the Parramore neighborhood will begin to enter a new phase of activity, redevelopment and livability. While the CVDRC staff is generally comfortable with the master plan, site layout, site circulation and building massing, staff believes the architectural treatments and materials still need attention. The Creative Village PD Ordinance states: Buildings should be designed with forward-looking technology in architecture, materials, and reflect an urban environment. CVDRC staff believes the submitted elevations do not meet these objectives yet and is therefore not ready to recommend approval of the architectural elevations, materials and treatments at this time. However staff does look forward to continuing to work with the applicant on the refinement of the project architecture. CVDRC C O N D I T I O N S OF APPROVA L CVDRC Staff has reviewed the Applicant s submittal documents and has the following conditions of approval for MPL and ARB A. Request for Specific Parcel Master Plan approval to develop two new multi-family apartment towers with 256 units and 10,500 sq. ft. of ground floor commercial space. Land Development 1. Scope of Master Plan- This use shall operate only as described within this report. All of the improvements shown in the attached site plan (and as amended by any conditions found herein) are required as a condition of approval. Any changes in the use of the site, the operation of the project, or the site plan as described herein may require a new or amended Master Plan (see Minor Modifications condition below). This approval is not transferable to another property. 2. 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 Creative Village Design Review Committee, may be approved by the Planning Official without further review by the Creative Village Design Review Committee. Major changes shall require additional review by the Creative Village Design Review Committee. 3. Permit Compliance- All plans submitted with the applicant s building permit application(s) must comply with the conditions of approval provided in the Creative Village Design Review Committee staff report and any amendments to those conditions approved by the Creative Village Design Review Committee 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. 4. General Code Compliance- Development of the proposed project shall be consistent with the conditions in this staff report and all codes and ordinances of the City of Orlando, the State of Florida, and all other applicable regulatory agencies. 5. Land Use and Zoning- Except as provided herein, development of the property shall be consistent with the allowed uses and development standards of the Creative Village Planned Development zoning designation, MXD-2 default zoning district designation. 6. 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. 7. Master Plan Expiration- Upon approval of the Master Plan By City Council, a building permit shall be obtained for any new work to the site within two (2) years of approval of the Master Plan, or the Master Plan shall expire (the applicant would then need to apply for a new Master Plan). If a building permit for the work requiring said Master Plan expires, then the Master Plan is no longer valid and the applicant must apply for a new Master Plan or a new master plan amendment. However, the Planning Official may extend the time limit for the Master plan for one period of up to 12 Months for good cause shown, upon written application filed 30 days prior to the expiration date of said Master plan. 8. Height- The height must not exceed 75 ft. facing Parramore Avenue and will transition up to a maximum of 100 ft. along the Alley Way. 9. Impervious Surface Ratio- The applicant shall identify the amount of pervious surface that is to remain, and must provide a cu-

4 Page 4 CVDRC C O N D I T I O N S OF APPROVA L [CONT.] mulative total for all approved Master Plans. The master stormwater system for the Creative Village is being designed to accommodate 0.95 ISR for Property and shall be calculated on a project wide basis, per section 3.12(e). 10. Density. The density must not exceed the proposed 90 dwelling units per acre as propose. 11. Setback Modification 70% of the building wall must meet the minimum setback. The building is setback 15 ft. from the curb along Parramore Ave., Concord St., and Ameila St. The building is setback 19 ft. from the back of curb along the Alley Way or Tertiary Street. (Correct, Parramore Ave., Concord St, and Ameila St street names on Master Site Plan) 12. ARB Major Certificate of Appearance Approval The applicant must obtain Major Appearance Review Certificate by the Creative Village Design Review Committee, prior to building permit issuance. As provided by subsection (5), Florida Statutes, issuance of a development permit by a municipality does not in any way create any right on the part of an applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the municipality for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. In accordance with subsection (5), Florida Statutes, it is hereby made a condition of this permit that all other applicable state or federal permits be obtained before commencement of the development. Appearance Review 1. Streetscape A. Streetscape Design and Maintenance i. The streetscape design and construction, internal to the Creative Village PD, is required to comply with the Creative Village Streetscape Design Guidelines and the conditions in this staff report. ii. The streetscape design and construction along Parramore Avenue is required to comply with the Downtown Orlando Streetscape Design Guidelines. iii. Maintenance Agreement The applicant shall enter into a maintenance agreement with the City to define maintenance responsibilities for the streetscape zone. iv. City Services Easement A city services easement must be provided by the applicant for any portion of the streetscape zone that extends beyond the right-of-way. B. Parramore Avenue Streetscape i. The Parramore Avenue streetscape must be a minimum of 15-feet from the back-of-curb and meet the Treatment 4 requirements of the Downtown Streetscape Design Guidelines. ii. The sidewalk will be plain concrete scored on a 5-foot grid from back-of-curb with a 2 troweled edge and medium broom finish. iii. Tree wells should be 5-feet wide and 10-feet long. iv. Streetlights should be the standard Downtown double acorns. v. The corner treatments at Amelia and Parramore as well as Concord and Parramore should be Lawrenceville brick. C. Creative Village Streetscapes i. The Creative Village streetscape at both W. Amelia Street and Concord Avenue will begin at the eastern side of the Parramore Avenue Lawerenceville brick corner treatments. ii. The W. Amelia and Concord Avenue streetscape should be extend around the corners of the alley way on the eastern side of the project site. iii. The loading zone along the alley way must be separated from the travel lane by a 12-inch wide flush ribbon curb. iv. The pedestrian crossings at the parking garage entry must be constructed with a material such as paver or concrete that contrasts with the travel lane. Striping alone is not sufficient. v. The east side of the alley way must be constructed to include a 5-foot wide sidewalk from Concord Avenue to W. Amelia Street. D. General Streetscape Requirements: i. Street Trees High rise live oaks trees shall be planted as the primary street tree in the tree wells. Sylvester Palms may be used as accent trees at the building entrances. ii. Valve and Junction Boxes All at grade junction, valve and control boxes in the streetscape zone shall be traffic bearing grade boxes and lids. Box lids must be painted a color that matches the adjacent streetscape material. iii. Curb Cuts All existing curb cuts shall be removed and the streetscape and curbing restored during construction. 2. Architecture A. Final Building Elevations Staff does not support approval of the building elevations as submitted. The applicant must continue to work with CVDRC staff to refine the building elevations materials and colors. Prior to submittal of building permits for vertical construction the applicant will present the final building elevations, including materials and colors, to the CVDRC for approval.

5 Page 5 CVDRC C O N D I T I O N S OF APPROVA L [CONT.] B. Parking Area Openings into the parking area must include a 36-inch tall opaque wall to block headlight glare from spilling onto the exterior areas. A security grade mesh must also be installed into the openings. C. Windows The windows on all facades shall be recessed from the façade to provide additional design, texture and shadow lines to the building façade. D. Transparency i. All glass at the ground level shall be clear. Minimum light transmittance shall be 80%. High performance or low-e glass may be considered as an alternative with a minimum transmittance of 60%. ii. No windows at the ground floor level shall be dry-walled, or have permanent partitions installed on the interior to block natural surveillance. iii. Tinted, reflective, or spandrel glass does not count towards meeting the transparency requirements. 3. Lighting A. A lighting plan compliant with the City s lighting regulations [Chapter 63 2M.] including photometrics and all proposed exterior lighting fixtures shall be submitted for CVDRC staff approval prior to issuance of building permits. B. It is encourage that the top or skyline architecture of the buildings be lit in order to distinguish and highlight the building in the night time skyline. C. Night time building elevations must be submitted to CVDRC staff prior to issuance of building permits. 4. Mechanical Equipment A. Venting & Exhaust All potential venting and exhaust must be directed to the roof of the building and must not be visible from the public right-of-way. Exhaust venting is not permitted on any street facing façade of the building. All other vents and exhaust for mechanical equipment and other utilities must be a minimum of 12 ft. above grade, must be integrated with the building design and painted to match the surrounding building color so as to be seamless with the overall architecture of the building. B. Transformer Area Screening Transformer areas outside the building envelope shall be screened with a hedge, 36-inches tall at the time of planting and maintained at a minimum 48-inches tall in order to screen the transformer. C. Mechanical Equipment All ground mounted and rooftop mechanical equipment shall be screened from view at eye level and meet the screening conditions of the Land Development Code. The proposed roof top solar panels are also required to be screened from view. D. Backflow Preventer Backflow preventer[s] shall be located so as to not be directly visible from the right-of-way and should be screened from view with walls or landscaping. E. Fencing Any fencing on the site shall be an open, CPTED-approved fence, such as aluminum picket or welded wire fencing. Other than temporary construction fences chain link fencing is prohibited. F. Final Elevations The location and configuration of all exterior venting and mechanical equipment shall be depicted on the final building elevations and submitted to CVDRC for approval prior to commencement of vertical construction. 5. Signage A Master Sign Plan [MSP] for the campus, including both low-rise and high-rise signage must be submitted for a separate CVDRC approval prior to the issuance of a Certificate of Occupancy. The MSP shall clearly show how signage will be allocated throughout the project. High-rise signs are permitted consistent with Sec , The Downtown Special Sign District of the Land Development Code but will require CVDRC approval prior to permitting unless incorporated into the MSP. 6. Telecommunications Equipment Screening Buildings should be designed to accommodate future placement of telecommunications equipment. Screening areas should be built into rooftop areas so that the placement and screening of the telecommunications equipment does not become an afterthought. 7. CVDRC Approval A. Minor modifications to this CVDRC approval will require CVDRC staff review and approval. Major modifications may require CVDRC board approval. B. CVDRC approval does not grant permission to commence construction activity. All necessary permits must be obtained prior to commencement of construction activity. 8. CVDRC Construction Observation A. Prior to the commencement of vertical construction the general contractor, developer and architect will schedule a coordination meeting with CVDRC Staff to review the CVDRC conditions of approval and the CVDRC review process for any proposed changes that may occur during construction. B. The general contractor shall schedule periodic meetings with the CVDRC staff as needed to update staff on the project progress and potential issues complying with the CVDRC conditions of approval.

6 Page 6 CVDRC C O N D I T I O N S OF APPROVA L [CONT.] C. Prior to issuance of a Certificate of Occupancy CVDRC staff will review the project site for compliance with the CVDRC conditions of approval. CVDRC Staff has reviewed the Applicant s submittal documents and has the following conditions of approval for VAR B. Request for Zoning Variance to allow a parking reduction of thirty-six percent (36%) to the code requirement for multi-family development. Land Development 1. Permit Compliance CVDRC approval does not grant permission to construct or install. All necessary permits must be obtained prior to commencement of construction activities. 2. Modifications- Development shall be in strict conformance with all conditions and the site plans and elevations found in this report, subject to any modification by the Creative Village Design Review Committee (CVDRC) and/or City Council. Minor modifications to the approved variance may be approved by the Zoning Official. Major modifications, as determined by the Zoning official, shall require additional review by the CVDRC. 3. General Code Compliance- All applicable City, County, State or Federal permits must be obtained before commencing development. 4. Parking- The applicant shall supply 310 parking spaces in the parking garage for the Amelia Court development 5. Parking Solutions- The applicant must work with the Master Developer to determine alternative parking solutions, if a parking problem is presented. Transportation Planning A. TPL supports the reduction in number of parking spaces with the following conditions: 1. Compact spaces are no less than 8 ft in width 2. All other stall and drive aisle dimensions meet City Code requirements 3. All tandem spaces are assigned as a pair to specific residents 4. All non-tandem spaces are available to all users and not assigned to specific residential units B. Per City Code Sec , bike racks must be installed to provide space for 6 bikes to be secured to serve the patrons of the commercial uses on the site. Racks must conform to City standards and be located on an impervious surface so as not to interfere with pedestrian or other vehicular movements. Racks can be distributed at more than one location on the site and should be convenient to the various entrances for the commercial uses. The location must be shown on plans submitted to Permitting Services. C. Code also requires installation of 13 long-term spaces and 13 short-term spaces for the use of the residents. All of the spaces can be provided within the parking garage, in the main building, under cover in an outdoor area, or in bike lockers located outside. Placement should again avoid conflicts with other vehicular and pedestrian traffic. Selected location(s) must be shown on the plans submitted for permitting. Transportation Impact Fees 1. For questions and information regarding Transportation Impact Fee rates you may contact Nancy Ottini at (407) or nancy.jurus-ottini@cityoforlando.net 2. Any new construction, change in use, addition, or redevelopment of a site or structure shall be subject to a review for Transportation Impact Fees. An estimated Transportation Impact Fee in the amount of $261,786.00, based on the construction of multifamily units and office space, will be due at the time of building permit issuance, subject to change upon final permit plan review. For a copy of the complete ordinance or impact fee rate chart, you may reference our website at: transportation-planning/wp-content/uploads/sites/30/2014/03/ex_a_2013_-rate_schedule.pdf 3. Affordable and Attainable Housing Transportation Impact Fee Estimate 256 Units - Allocated 60% affordable Land Use 2013 Rate Units /Square Footage Fee Multi-family Affordable: 100% disc - $0/unit 154 DUs $0.00 Multi-family Market Rate: $2190/unit 102 DUs $223, General Office: $4030/1000 sf 10,589 sf $38, Fee Due $261,786.00

7 Page 7 CVDRC INFORMAT I O N A L COMMENTS 4. Any exemptions or credits against the Transportation Impact Fee must be reviewed prior to permit issuance. All Transportation Impact Fee Credits shall be initiated and processed by the Transportation Impact Fee Coordinator. A separate credit account has been established for future construction within the Creative Village development site Orlando Police Department Orlando Police Department Public Safety Communications System Conditions: Distributed Antenna Systems (DAS): Note: This condition applies to all buildings in this project that are 4 or more stories in height and any areas that are below grade. All buildings shall provide an adequate level of indoor coverage for public-safety radio service for the City of Orlando radio communications system, including but not limited to police, firefighters, and other emergency responders. A DAS system will also improve commercial cellular service for building occupants. The system will enable all first responders to communicate with dispatch and other field units. Inadequate coverage not only puts first responders at risk but also the citizens they are protecting. Adequate indoor radio coverage shall include the following standards: A. Inbound into the building: A minimum average in-building field strength of 10 dbm above the noise floor throughout ninety-five (95%) of the area on each floor of the building when transmitted from the city s police dispatch center and the appropriate emergency service dispatch centers which are providing fire and emergency medical protection service to the building. B. Outbound from the building: A minimum average outbound field strength of 10 dbm above the noise floor throughout ninety-five percent (95%) of the area on each floor of the building when transmitted from the field units portable radio to the appropriate emergency service dispatch centers which are providing fire and emergency medical protection service to the building. C. The City s Communications Unit with consideration of the appropriate police, fire and emergency medical department services shall determine the frequency range or ranges that must be supported. For the purpose of this section, adequate radio coverage shall constitute a successful communications test between the equipment in the building and the Communications Centers for all appropriate emergency service providers for the building. D. If any part of the installed system or systems contains an electrically powered component, the system shall be capable of an independent battery or generator system for a period of at least twelve hours without external power input or maintenance. The battery system shall automatically charge in the presence of external power. E. FCC authorization: All amplification equipment must be FCC Type Accepted. F. Developments must comply with NFPA National Fire alarm and Signaling Code, Public Safety In-Building Requirements, as it pertains to emergency communications systems (ECS), and their components. If you have any questions regarding the requirements as listed above, it is suggested that you contact the OPD Radio Systems Administrator, Rebecca Gregory at or Rebecca.gregory@cityoforlando.net. The OPD Technical Review Committee representative, Audra Rigby , can also assist the applicant in contacting the Emergency Communication Representatives.

8 Page 8 S U RV E Y M P L / VA R A m e l i a C ou rt at C r e a t iv e V il la ge S P MP / VA R

9 Page 9 M P L / VA R A m e l i a C ou rt at C r e a t iv e V il la ge S P MP / VA R MASTER PLAN Concord St N Parramore Ave Alley Way (Putnam) t W Amelia S

10 Page 10 L A N D S C A P I N G PLANS

11 Page 11 F L O O R (FI R S T FLOOR) PLANS

12 Page 12 M P L / VA R A m e l i a C ou rt at C r e a t iv e V il la ge S P MP / VA R FLOOR (SECOND-FIFTH FLOOR) PLANS

13 Page 13 F L O O R (RO O F) PLANS

14 Page 14 M P L / VA R A m e l i a C ou rt at C r e a t iv e V il la ge S P MP / VA R E L E VA T I O N S W E S T E L E VA T I O N - P A R R A M O R E A V E S O U T H E L E VA T I O N - A M E L I A S T E A S T E L E VA T I O N - A L L E Y W AY N O R T H E L E VA T I O N - C O N C O R D S T