Applicant s Request: 1. Annex the subject property. 2. Assign the Office Low Intensity future land use designation. 3. Initial zoning of O-1/AN.

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1 Staff Report to the Municipal Planning Board October 20, 2015 A N X G M P Z O N I TEM # NARCOOSSEE ROAD Location Map S U M M A RY Owner/Applicant Michael Oliver BMR Immobilien 1, LLC Project Planner Colandra Jones, AICP Property Location: The subject property is located west of Narcoossee Road, north of Bipe Lane, and east of S. Goldenrod Road (±8.62 acres, District 1). The address is 6440 Narcoossee Road. (PID: ) Applicant s Request: 1. Annex the subject property. 2. Assign the Office Low Intensity future land use designation. 3. Initial zoning of O-1/AN. Subject Site Public Comment The petition for annexation was approved by the City Council on September 21, Courtesy notices were mailed to property owners within 300 ft. of the subject property on October 9, As of the published date of this report, staff has not received any comments from the public concerning this request. Staff s Recommendation: Approval of the request, subject to the conditions in this report. Updated: October 2, 2015

2 Page 2 A N X , G M P & ZO N N a r co o ss e e R o a d FUTURE LAND USE MAP

3 Page 3 A N X , G M P & ZO N N a r co o ss e e R o a d ZONING MAP

4 Page 4 P R O JECT ANALYSIS Project Description The subject property is located in unincorporated Orange County west of Narcoossee Road, north of Bipe Lane, and east of S. Goldenrod Road and is approximately 8.62 acres in size. The subject property is currently vacant. The applicant is proposing to develop the property with an office development. Upon annexation into the City of Orlando, the property will be in City Council District 1, which is represented by City Commissioner Jim Gray. The Orange County future land use designation for the subject property is Industrial and the associated County zoning is IND-1/IND -5. The applicant has requested the Office Low Intensity future land use designation and associated O-1/AN zoning. The proposed office development would be permitted under the O-1/AN zoning district. No subarea policies affect the subject property. Project Context and Land Use Compatibility As shown in the table below, the surrounding uses include a gas station to the north and a single family residential neighborhood to the east located in the County, and vacant land to the south and a shopping center to the west. The proposed Office Low Intensity designation would be compatible with the surrounding uses. It provides a transition from east for the single family residential to west to the large shopping center. Table 1 Project Context Future Land Use Zoning Surrounding Use North Industrial (Orange County) IND-2/IND-3 Gas Station East Low-Medium Density Residential (Orange County) PD (Orange County) Single Family Residential South Industrial PD/AN Vacant Land West Community Activity Center PD/AN Shopping Center Consistency with Chapter 171, Florida Statutes The proposed annexation meets the criteria set forth in Subsection , Florida Statutes, Character of the area to be annexed. The property s northern and eastern boundary is contiguous to the City s boundary, the property is reasonably compact, is not part of another incorporated municipality and is used for urban purposes. The proposed annexation will not create a new enclave. Consistency with 163, Florida Statutes The proposed GMP amendment is being processed as a small scale amendment to the Official Future Land Use Map in accordance with the requirements of Chapter , 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 State 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 GMP Objective 2.3 and Policy of the Future Land Use Element provide standards relating to development outside of activity centers and mixed-use corridors. Policy 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. Environmental Conservation Element Policy states that all projects requiring Municipal Planning Board and City Council review shall provide an Environmental Assessment. Developments exempt from this requirement includes those located within the Urbanized Disturbed Lands are shown in Figure C-1 of the Conservation Element. According to Figure C-1 of the Conservation Element, the subject

5 Page 5 property lies outside the Urbanized Disturbed Land area. A Level C Environmental Assessment was performed. According to the Environmental Assessment, there are no significant impacts to wetlands or protected wildlife species. 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 to Office Low Intensity would permit densities on the subject property more than that permitted under the existing County Industrial future land use designation. This evaluation assumes that the property is developed at the maximum intensity and density allowed by each future land use category. Typically, sites are developed at a lesser intensity, so these impacts represent an upper limit, rather than a true projection of demand. Each year, the City prepares the Capacity Availability Report (CAR) to identify any surpluses or deficiencies in the ability to provide public services. The CAR also accounts for future population and employment growth consistent with the City s adopted future land use categories. Because the growth associated with this GMP amendment was not included in the growth projections, this analysis is performed to ensure capacity is available to serve the development. Projected Demand Evaluation 1 This evaluation considered the impact of developing the site at the maximum density/intensity permitted by the existing Orange County Industrial future land use designation ( du/ac = 0 du & FAR = 187,744 sq. ft.). Evaluation 2 This evaluation considered the impact of developing the site at the maximum density/intensity permitted by the proposed Office Low Intensity future land use designation ( du/ac = 181 du & FAR = 150,195 sq. ft.). Net Increase/Decrease The net increase of residential development is 181 dwelling units and a decrease of office development capacity of 37,549 square feet. The amount of development included in the evaluations above translates to a total project demand for public facilities shown in the table below. Details about how the above impacts were calculated are available in the City s Capacity Availability Report. Potable Water (GPD) Wastewater (GPD) Comm. Parks (Acres) Neigh. Parks (Acres) Transportation (Trips) Evaluation #1 41,304 22, Evaluation #2 58,729 46, ,857 Net Increase 17,426 23, ,140 Potable Water, Wastewater and Parks The table below summarizes available capacity, existing demand, projected increases in demand from city-wide growth, projected increases in supply (such as from construction of a new facility) and the maximum demand expected from this GMP amendment. The proposed amendment will not adversely impact the level of service for potable water and wastewater. Potable Water Wastewater (MGPD) (MGPD) Comm. Parks Neigh. Parks (Acres) for (Acres) for CPS 4 NPSA 18 Capacity Reported Demand Projected increase in Demand Projected increase in Supply Demand from GMP Net Available Capacity GMP Future Land Use Policy requires residential development to provide at least acres of community parks, acres of neighborhood parks, and acres of other open space per unit. Neighborhood Park Service Area 18 has an existing deficit. According to the Capacity Availability Report, this NPSA has a need for 6.91 acres. This level of deficiency exceeds all of the thresholds described in Recreation Policy To ensure concurrency is technically met, the City address this deficiency by utilizing Recreation Policy 1.1.3, which states that If no developable land is available for parks in a neighborhood park service area exhibiting measurable unmet demand, suitable alternate sites in adjacent service areas shall be identified and developed as

6 Page 6 appropriate. Such sites may be used to satisfy the minimum acreage requirements for that service area for the purpose of concurrency. The applicant has indicated that no residential units are proposed for the project, therefore parks would not be adversely affected. However, at the time residential units are introduced on site, park space will be required to serve the development. Stormwater and Solid Waste The City s adopted stormwater level of service standards require new development to provide on-site stormwater retention and/or detention consistent with the requirements of the Water Management District. Therefore, each increment of new development, if properly permitted, will meet the stormwater level of service standard. Solid Waste collection is funded by user fees, therefore any new customers generate revenues sufficient to fund any capital costs. Therefore, a solid waste capacity analysis was not performed. Transportation The City has adopted a Transportation Concurrency Exception Area (TCEA) citywide. Therefore, the City requires projects to support the multi-modal transportation system. The subject property is located in 2030 Transportation Analysis Zone 876, Transportation Area 14, and Transportation Mobility Area C. Lynx currently does not have a bus route along Narcoossee Road. There is a proposed bike lane along Narcoossee Road with the road widening project as discussed in the Capital Improvement section of the report. Projects generating 1,000 trips or more per day are required to submit a transportation study and mitigate for impacts to the roadway network. According to the Projected Demand chart on the previous page with office and residential uses included, the net increase in trips is 2,140, which would require a transportation study. Some uses, such as medical office, are high trip generators while others are not. Trips will be evaluated at the time a site plan is proposed. Capital Improvement Program There is a Capital Improvement Program (CIP) project that directly affect the subject site. Project # , a roadway project that is currently underway that will widen from 2 lane to 4 lane for SR 15 (Narcoossee Road and Hoffner Avenue) from Lee Vista Boulevard to Semoran Boulevard. This project is being managed by FDOT. School Capacity Orange County Public Schools (OCPS) has two school review processes. The Capacity Enhancement Process (CEP) applies to land use approvals, including GMP amendments, that increase residential density. The concurrency process applies to all residential development that is not de minimis or previously vested through a DRI Development Order or other agreement. The 181 dwelling units allowed at the maximum by the proposed Office Low Intensity future land use designation is subject to the CEP and concurrency. The applicant is not proposing any residential at this time. Conformance with the LDC The subject property currently has an Orange County zoning classification of IND-1/IND-5. The property owner is requesting an initial zoning to O-1/AN, which is consistent with the proposed Office Low Intensity future land use designation. Section of the LDC requires that all rezonings and/or initial zonings be in conformance with any applicable substantive requirements for Chapters 58 through 66 of the LDC. Development standards for the O-1/AN zoning district are shown on Tables 2 and 3. Office Districts Section of the LDC identifies the purpose of the O-1 zoning district as follows: The O-1 and O-2 districts may be applied to any land for which new development or redevelopment of offices or a mixture of offices and housing is specifically desired, and especially adjacent to Activity Center districts. The O-1 and O-2 districts should not be applied to existing neighborhoods having an established 1 2 family or 1 5 family character. Aircraft Noise Overlay District Section of the LDC identifies the purpose of the Aircraft Noise overlay district as follows: The purpose of the Aircraft Noise Overlay District is to protect the health, safety, and welfare of persons and property in the vicinity of the OIA and OEA. Aircraft noise may be considered annoying, objectionable, or unhealthy to residents in the community surrounding the airports. 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 and recommendations found in the City's Growth Management Plan and in appropriate FAA sponsored Part 150 Studies. The subject property is located in Aircraft Noise Control Zones C and D. Regulations for controls are not required for office, industrial and commercial uses, but shall apply for hospital, clinics, nursing homes, childcare and school uses. According to Section , if residential uses are proposed, there are required controls for both Zones C and D. Zone C would require an avigation easement, waiver of claim, notification and Sound Level Reduction (SLR) of 30db and 35db. Zone D would require waiver of claim, notification and Sound Level Reduction (SLR) of 25db.

7 Page 7 Phase Acreage Use Sq. Ft./ Dwelling Units Table 2 Development Standards Density (dwelling units per acre) Minimum / Maximum N/A 8.62 Office N/A 0 to 21 du/ac Proposed Minimum / Maximum N/A 0 to 0.40 FAR FAR (floor area ratio) Proposed Minimum / Maximum N/A Building Height Proposed Maximum 35 ft. N/A ISR (impervious surface ratio) Proposed 0.70 N/A Use or Phase Office Table 3 Setback and Landscaping Requirements Yard Building Setbacks Landscaping/Buffers Minimum /Maximum Proposed Required Proposed Front 25 ft. N/A none N/A Side 10 ft. N/A none N/A Street-side 25 ft. N/A none N/A Rear 30 ft. N/A none N/A A E R IAL PHOTO

8 Page 8 F I N DINGS Subject to the conditions contained herein, the proposal is consistent with the requirements for approval of the annexation, future land use and zoning applications contained in Chapter 65 of the Land Development Code (LDC): 1. The proposed annexation meets the annexation criteria set forth in section , Florida Statutes. 2. The proposed Future Land Use Map amendment is consistent with the State Comprehensive Plan (Chapter 187, Florida Statutes). 3. The proposed Future Land Use Map amendment is consistent with the East Central Florida Strategic Policy Plan. 4. The proposed Future Land Use Map amendment is consistent with the provisions of Chapter 163, Part II, Florida Statutes. 5. The proposed Future Land Use Map amendment is consistent with the objectives and policies of the City s adopted Growth Management Plan (GMP); particularly, Future Land Use Objective 2.3, Policy 2.3.1, and Figure LU The proposed annexation, Future Land Use Map amendment and initial zoning are consistent with the purpose and intent of the requirements of the Land Development Code. 7. The proposed Future Land Use Map amendment and initial zoning are compatible with the surrounding development pattern. 8. The proposal will not result in demands on public facilities and services that exceed the capacity of such facilities and services since it is subject to Chapter 59 of the City Code, the Concurrency Management Ordinance. Staff recommends approval of the annexation, GMP Future Land Use Map amendment and initial zoning subject to the conditions below: C O N D ITIONS OF A PPROVAL Growth Management 1. DENSITY OF DEVELOPMENT Development of the subject property at densities/intensities higher than what is permitted by the Orange County future land use designation shall not be permitted prior to the effective date of this GMP amendment and initial zoning. 2. GENERAL CODE COMPLIANCE The proposed project shall be developed consistent with the conditions in this report, the attached development plan, and all codes and ordinances of the City of Orlando, the State of Florida, and all other applicable regulatory agencies. 3. PROPOSED RESIDENTIAL DEVELOPMENT In the event that residential units are proposed on the subject site, a master plan would be required to address parks, the transportation study, school capacity and aircraft noise controls. I N F O R M AT I O N A L COMMENTS Transportation Planning The Transportation Planning Division supports the applicant's request without further condition. Transportation Engineering Upcoming widening of Narcoossee Rd to 4 lanes will create a directional left turn at this property. No left turn exits will be permitted upon completion of the project. Police The Orlando Police Department has no objections to the annexation, GMP, and zoning request for the property located at 6440 Narcoossee Road. A complete CPTED review will be completed when detailed development plans for the site are submitted to the City. We encourage developers to incorporate CPTED strategies in these projects with special attention to lighting, landscaping and public art. 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 .

9 Page 9 C O N TACT INFORMAT ION Growth Management For questions regarding Growth Management Plan review, please contact Colandra Jones at or colandra.jones@cityoforlando.net. Transportation Planning For questions regarding Transportation Planning plan review, please contact John Rhoades at or john.rhoades@cityoforlando.net Transportation Engineering For questions and information regarding Transportation Engineering you may contact Lauren Torres at or lauren.torres@cityoforlando.net Police For questions regarding Orlando Police Department plan reviews, please contact Audra Nordaby at or Audra.Nordaby@cityoforlando.net. R E V I E W/AP P R O VA L PROCESS NEXT STEPS 1. City Council approves the MPB minutes. 2. Staff forwards the annexation, GMP, initial zoning ordinance request to City Attorney s Office. 3. First reading of the Ordinance. 4. Second reading of the Ordinance. 5. The ordinance becomes effective after 31 days.