Staff Report to the
Municipal Planning Board
July 19, 2016
Z O N 2 0 1 6 - 0 0 010
ITEM #4B
S O R A N G E M E D I C A L C O MPL E X
PLANNED DEVELOPMENT
Location Map
Subject Site
S U M M A RY
Owner
Abraham Lincoln LLC
Rawji Hussain, Rawji Shirin
South Orange Medical
Complex Inc.
Christ Church Of Orlando
FL Inc.
Applicant
William E Burkett, P. E.
Project Planner
Jacques Coulon
Planner I
Updated: J uly 13, 2016
Property Location: 2116 S Or ange Ave., 9
and 13 W Muriel St. & 10, 14, 18, 22 and 30 W
Harding St. (PIDs: 29-23-02-5852-00-030 & 2923-02-5852-00-500, 510, 520, 530, 540, 550,
560 ), located in the South Orange Neighborhood, on the west side of S Orange Ave., south
of W Harding St., north of W Muriel St. (±1.20
acres, District 4).
Applicant’s Request:
Requests to change the zoning from R-3B/T/SP
to Planned Development (PD) to accommodate
development of a three-story (fifty ft. tall),
21,500 sq. ft. medical office with mixed use retail and school and an intensity bonus of 0.26
FAR.
Staff’s Recommendation:
Approval of the request, subject to the conditions
in this report.
Public Comment
Courtesy notices were mailed to property owners
within 400 ft. of the subject property the week of
July 4th., 2016 As of the published date of this
report, staff has not received any comments from
the public concerning this request.
Page 2
FUTURE LAND USE MAP
Page 3
EXISTING AND PROPOSED ZONING
Page 4
P R O J E C T A N A LY S I S
Project Description
The 1.2-acre site is located within the South Orange neighborhood on the northwest corner of S. Orange Ave. and W Muriel St.. The
applicant is requesting a rezoning from MU-1/T/SP and R-3B/T/SP to Planned Development (PD) to allow for the construction of a
three story 21,354 sq. ft. office/retail building in addition to the existing 8,094 sq. ft. single story office building for a total of 29,448
sq. ft.. The applicant is requesting a intensity bonus of 0.26 Floor Area Ratio (FAR), for a total of 0.76 FAR. The applicant is proposing the overall development to contain 2,350 sq. ft. of retail and 1,939 sq. ft. of educational space. In addition the applicant proposes an 81 space parking lot and dry-water retention to be located behind the building along W Muriel St. and W Harding St.. The
subject property has Future Land Use (FLU) designations of Residential Medium and Mixed-Use Corridor Medium Intensities. The
applicant is also seeking a sub area policy amendment to GMP amendment to change future land use designation from Residential
Medium Intensity to Mixed Use Corridor Medium Intensity and to exclude portion of subject property from Subarea Policy S.12.1
(GMP2016-00009).
Additional details regarding the lots and proposed changes can be found below in Table 1—Lot Details.
Table 1—Lot Details
Current
Lot
Lot
Size
Sub Area
Policy
Transect
Zoning
FLU
50
51
52
53
54
6,898 S.12.1, S.12.7
6,897 S.12.1, S.12.7
6,897 S.12.1, S.12.7
6,896
S.12.7
6,895
S.12.7
3
3.5
3.5
4
4
R-3B/T/SP
R-3B/T/SP
R-3B/T/SP
R-3B/T/SP
R-3B/T/SP
RES-MED
RES-MED
RES-MED
RES-MED
RES-MED
56
9,896
S.12.7
4
R-3B/T/SP RES-MED
55
6,895
S.12.7
4
R-3B/T/SP RES-MED
3, 4,
5 25,060
S.12.7
4
MU-1/T/
SP
MUC-MED
Use
Proposed - Under PD Plan
Underlying
Zoning
FLU
SF-Residence
R-3B/T/SP RES-MED
Duplex
R-3B/T/SP RES-MED
SF-Residence
R-3B/T/SP RES-MED
SF-Residence
R-3B/T/SP RES-MED
SF-Residence
MU-1/T/SP MUC-MED
Parking on unimproved
surface
MU-1/T/SP MUC-MED
Parking on unimproved
surface
R-3B/T/SP RES-MED
Medical Office
Use
Storm Water
Retention
Parking
Parking
Parking
Parking
Parking
Parking
Office, Light
Retail, Child
MU-1/T/SP MUC-MED Day Care
Previous Actions:
1924: All lots platted as part of the Muriel Terraces Subdivision
1925-1955: Single Family Residences Constructed (Lots 50, 52, 53, 54)
1960: 2116 S Orange, (Lot 3, 4, 5), 8,595 sq.ft., Office Building Constructed
1981: 22 W Harding, (Lot 51), 2,014 sq.ft., Duplex Constructed
1993: City Council Adopts Subarea Policy 12.1 - (Doc. No. 26610)
2009: Subarea Policy 12.7 Adopted by Orlando city Council (Doc. No. 0909021102)
2010: Orange-Michigan Special Plan Adopted by Orlando City Council (Doc. #1008301101)
2013: Residences at 9 (Lot 55) and 13 (Lot 56) W Muriel St. demolished
2014: CUP2014-00007 - Conditional Use Permit (CUP) approved allowing accessory parking for Christ Church Orlando on
lots 55 and 56 zoned R-3B/T.
Project Context
The development site is comprised of 8 lots; 4 contain single family homes, 1 contains a duplex, 2 contain an unimproved parking lot
and 1 contains a single story medical office building. Demolition of all the residential structures will take place as part of this development. The property is located a few blocks south of the Orlando Regional Medical Center, Winnie and Arnold Palmer Hospitals.
Residential uses can be found immediately to the north and west of the subject site. To the south is a large church and the project
shares property boundaries with Tire Kingdom with the business located on the northeastern edge of the subject site. Additional surrounding uses, zoning, and future land uses, are shown in Table 2 on the following page.
Page 5
Table 2—Project Context
Future Land Use
North
Zoning
Surrounding Use
Mixed Use Corridor Medium R-3B/T/SP (Medium Intensity Residential, Tradi- Delany Court Condominium
Intensity (MUC-MED), Resitional City and Special Plan (Orange Michigan) and Pavlik Professional Center
dential Medium Intensity (RES Overlays), MU-1/T/SP (Medium Intensity Mixed
(across W Harding St.),
-MED)
Use Corridor, Traditional City/Special Plan
Tire Kingdom
(Orange Michigan) Overlays)
East
MUC-MED
Planned Development (PD), MU-1/T/SP
Across Orange Ave. - Newton
Center PD (Vacant Land)
South
MUC-MED, RES-MED
MU-1/T/SP, R-3B/T/SP
Christ Church (Across W Muriel St.), Single-Family Residential
West
RES-MED
R-3B/T/SP
Single Family Residential
Conformance with the GMP
Mixed Use Corridor Medium Intensity
According to GMP FLU element Policy 2.2.1 (b), the purpose of Mixed Use Corridor Medium Intensity is to promote pedestrian
scale commercial, service, residential, and office uses at intensities compatible with adjacent neighborhoods. This designation is not
intended for parking-intensive uses and is typically limited to a maximum depth of one lot in order to protect residential neighborhoods from encroachment. Creative building and site design may be required to preclude the need for GMP amendments that would
expand a mixed-use corridor into adjacent residential areas. The request to expand MUC-MED by one lot depth in order to accommodate new office and retail development is consistent with this policy because the site will continue to be oriented toward Orange
Ave and the Orange-Michigan Special plan supports redevelopment at higher densities.
Subarea Policy S.12.1 applies to the subject site and is intended to protect neighborhood character by permitting only residential land
uses. The policy states that “Residential uses shall mean dwelling units and structures used primarily for housing, and customary
accessory structures, uses, and utilities associated with the primary residential use.” The applicant is requesting to exclude Lots 51
and 52 from this policy to allow development of a parking lot. While this is a policy decision, staff is supportive of the request because redevelopment furthers the goals of the Orange-Michigan Special Plan.
Subarea Policy S.12.7 also applies to the subject site and is intended to encourage “vibrant, recognizable, mixed-use, multi-modal
neighborhood that thrives on synergies afforded by the continued growth of the Orlando Health campus and adjacent medical related
uses.” As aforementioned, the GMP amendment requests are accompanied by a proposed development plan to expand medical office
uses of the subject property, supporting aspects of Subarea Policy S.12.7 that aim to advance development opportunities afforded by
the medical agglomeration of South Orange.
Conformance with the LDC
The PD district is intended to provide a process for the evaluation of unique, individually planned developments which are not otherwise permitted in the zoning districts and provide superior design. The subject site is split zoned between MU-1/T/SP along S Orange Ave. and R-3B/T/SP on those lots further west on the Official Zoning Map; the default zoning of the property under the PD will
be MU-1/T/SP (Lots 3, 4, 5, 54 and 55) and R-3B/T/SP (lots 51, 52, 53 and 56. Table 3- Development Standards details the maximum allowable intensity amongst other development standards.
Table 3—Development Standards
Zoning
Use
Sq. Ft./
Density
FAR
Building Height
ISR
(floor area ratio)
(impervious surface ratio)
Dwelling (dwelling units per acre)
Units Minimum / Proposed Minimum / Proposed Maximum Proposed Maximum Proposed
Maximum
MU-1/T/SP Office, Retail,
Educational
R-3B/T/SP
Maximum
29,448
N/A
N/A
0.0/
1.0*
0.76
Parking Lot,
Stormwater
N/A
N/A
N/A
0/0.3
0
Total
29,448
N/A
N/A
1.0*
0.76
35/
75**
50
40
0
N/A
50
*MU-1 allows for a maximum intensity of 0.5 FAR with an available bonus of up to 0.5 for a total FAR of 1.0
** The building may be up to 75 ft. in height with a Conditional Use Permit
0.85
0.83
0.70
0.83
N/A
0.83
P aaggee 66
The Impervious Surface Area Ratio (ISR) is proposed to be 83%, below the maximum of 85%, which is consistent with the underlying zoning. The applicant is proposing a building height of 50 ft. which is above the code permitted 35 ft. but less than the allowable
75 ft. with a Conditional Use Permit. The PD provides allows for the additional height through the comprehensive analysis of the
plan. The additional height has been reviewed and found to be acceptable with the surrounding uses and building masses. The MU-1
zoning designation allows a maximum intensity of 0.5 FAR while the MUC-MED FLU allows for an intensity of up to 1.0 FAR. As
previously stated, the project is proposing a total FAR of 0.76.
Intensity Bonus
Only those parcels which are designated to have an underlying zoning of MU-1/T/SP are factored into the calculation of FAR; in this
case lots 3, 4, 5, 54 and 55 will have the underlying zoning of MU-1/T/SP for a total of a total of 41,851 sq. ft.. The applicant has
proposed a total of 29,448 sq. ft. of interior space which leads to an FAR of 0.76. Section 58.110 details the maximum available
intensity bonus that may be permitted; MU-1 allows for a maximum intensity of 0.5 FAR with an available bonus of up to 0.5 for a
total FAR of 1.0. LDC Sec 58.1103 Criteria for approval of a bonus further details what criteria may be used to determine whether a
project may be eligible to receive a bonus. These criteria include the provision of space for two or more uses as found in LDC Sec
58.1103(b); the applicant has proposed three uses in the development, Office, Light Retailing, and Child Day Care Center and that
the secondary use must comprise at least 10% of the building area. All three of the proposed uses are allowable under this list and
the secondary uses of Light Retailing and Child Day Care Center comprise a total of 15% of the building area. In addition to the
multiple uses proposed the applicant has also provided superior architectural design of the new building and proposes a significant
upgrade to the exterior of the existing building.
The Orange/Michigan prohibits intensity bonuses for any property located in the T 3.5 or lower transect; all of the lots with R-3B
underlying zoning are within the T 3.5 or T 3 transects and as such all calculations for FAR and the bonus have been limited to only
those areas with an underlying zoning of MU-1. A goal of using the bonus is to push the development towards S. Orange Ave., helping to provide a unified streetscape on S. Orange Ave. and to limit the encroachment of commercial buildings into the neighborhood
to the west.
Setback and Landscaping Requirements
Building setbacks, referencing the different zoning districts and taking into account specific requirements of the Orange/Michigan
Special Plan, are provided in Table-4 Building Setbacks and Landscaping Requirements. The Orange/Michigan Special Plan requires
a minimum 20 ft. setback along Orange Ave. and a 15 ft. setback for side streets. At 20 ft. the proposal is consistent along S. Orange
and at 15 ft. with a 3 ft. kneewall the plan is consistent along both W. Muriel St. and W Harding St.. Bufferyard A (5 ft. to 7 ft.) is
required for parking located within the T4 Transect Areas adjacent to residential and Buffer yard B (8 ft. to 10 ft. deep) is required
Table 4—Setback and Landscaping Requirements
(R-3B/T/PH Underlying Zoning)
Zone
MU-1/T/SP
Building Setbacks
Yard
Minimum /Maximum
Front - S. Orange Ave.
20 ft.
Side - Adjacent
to Tire Kingdom
0 ft. or 3/25 ft.
Street-Side – along W Harding
St. and W Muriel St.
R-3B/T/SP
Landscaping/Buffers
Proposed
Required*
Proposed
0 ft.
N/A
N/A
15 ft. / no max 24 ft. From
W Muriel
15 ft. with 3 ft. kneewall
15 ft. with 3 ft.
kneewall
Rear—N/A
N/A
N/A
N/A
N/A
Front– N/A
20 ft. / no max.
15.1 ft.
N/A
N/A
Side– along rear property line of
lots 58 & 59
5 ft. / no max.
6.1 ft.
B (8 to 10 ft.)
6ft. (with a 6 ft.
fence)
Street-Side – along W Harding St.
and W Muriel St.
15 ft. / no max
10.2 ft.
none
N/A
Rear– west property line adjacent
to lot 49 and southern property
line along rear of lots 57-59
25 ft. / no max..
20.1 ft. A (5 to 7 ft.) Adjacent to
A (5 to 7 ft.) AdjaLot 57
cent to Lot 57
B (8 to 10 ft.) Adjacent to B (8 to 10 ft.) AdjaLot49 and lots 57-59 cent to Lot49 and lots
57-59
* Dimensions refer to range of acceptable buffer depth; each requires plantings and/or screen wall
P aaggee 77
for parking located within the T3.5 Transect Areas adjacent to residential. A continuous 6 ft. tall masonry wall is required for both
types of buffer yards which the applicant is providing. In addition to the wall the applicant has proposed a number of trees and ornamental shrubs to meet the buffer yard requirements.
Orange/ Michigan Special Plan
The subject site and expansion area is located in the Orange/Michigan Special Plan area. The office buildings and a portion of the
parking are located in transect area T4. The remaining parking area is located in the transect area T3.5 and the storm water retention
area is located within the Transect T3. The descriptions for these transect areas are provided below.
T4: General Urban Transect. This transect is the "main street"transect and is intended to promote a mix of commercial, office,
residential, and mixed-use buildings that are appropriately scaled to the main street area. Buildings are typically 1-3 stories.
Ground floor commercial uses are encouraged and pedestrian-oriented amenities and architectural features on the ground floor
are required.
T3.5: Live/Work Transect. This intermediate transition area is intended to allow for a mix of townhomes, attached or semidetached residential buildings (1-4
Table 5—Parking Requirements
dwelling units typical), offices, and
residential-office mixed use buildings
Use
Sq. Ft./
Minimum Minimum Maximum Maximum
that are rear-loaded, designed to apDwelling Units
Ratio
Spaces
Ratio
Spaces
pear residential from adjacent residenRequired
Permitted
tial streets, and accessed from adjacent
25,159
2.8:1,000
70.4
5.3:1,000
133
T4 properties. Up to 0.30 FAR of office Office, Medical
uses may be allowed in residential zon- Light Retailing
2,350
2.5:1,000
5.9
5:1000
9
ing districts when permitted by releChild Day Care
vant Growth Management subarea
32 children 1 :12 RPC
2.7
1:7 RPC
5
Center
policies. This is primarily a residential
transect, and as such retail, restaurant, Total
NA
NA
79
NA
147
personal service, and other commerTotal Provided
81
cial uses are not permitted. T3.5 properties are encouraged to be consolidat- *Includes 4 handicap spaces and 1 bike racks totaling XX spaces
ed with abutting properties facing commercial corridors (particularly S. Orange Avenue, E. Michigan Street, E. Pineloch Avenue, and W. Grant Street) whenever feasible.
T3: Suburban Transect. This area represents existing low-density residential neighborhoods with predominately single-family,
detached homes. Default zoning district standards shall continue to apply, and requests for re-zonings to allow additional intensity or change the residential character of these areas are discouraged.
The proposed uses are consistent with the special plan requirements. The special plan also requires streetscape improvements along
Orange Ave. The applicant has proposed streetscape improvements which DO/DO NOT meet the requirements of the special plan.
Transportation
A minimum of 79 parking spaces are required for the proposed uses. The applicant proposes a total of 81 parking spaces. The applicant states that they have an existing parking agreement with The Christ Church of Orlando which is located directly to the south.
This agreement permits the church to use the office’s current parking on the weekends, while the office is closed, as overflow parking and that agreement is expected to remain in place. While a copy of the agreement was not provided to the City both parties have
previously referenced this agreement in a prior Conditional Use Permit (CUP2014-00007) which provided the Christ Church of Orlando the ability to park on Lot 56 in addition to the Medical Office property to the east. The applicant has lined the northern ingress/
egress curbcut along W Harding St. with that of the property to the north and provides sufficient separation to other driveways to the
south as to not cause additional conflicts at the driveway on W Muriel St.. With curbcuts at both side streets that applicant is providing full cross access between W. Muriel St. and W. Harding St.. The applicant will close all additional curbcuts as the residential
structures are demolished leaving only one curbcut on each side street.
Architecture/Urban Design
The applicant is proposing a new three story building to fronting S. Orange Ave. connected to and directly north of the existing single story medical office building that is on-site. The existing building will retain the same footprint but the facades will be updated to
tie into the architecture of the new building. The appearance will be that there should not be a distinction between the new and old
buildings, they should appear seamless to the pedestrian. The majority of the façade along S Orange Ave. consists of full height windows as well as five entrances which will lead into the medical office or retail spaces in the building. The north elevation of the
P aaggee 88
building contains a three story blank wall at the property line. The applicant has proposed reliefs on this façade which mirror the
other facades of the building providing a sense of continuity from one side of the building to the other and also serve to break up the
blank wall. While the applicant is providing the kneewall along the side streets it is proposed too close to the sidewalk and should be
moved to provide additional room for landscaping between the wall and sidewalk. Additionally a cap will need to be installed on the
top of the wall as well as columns to break up the façade wall.
Signage
The applicant shall meet all sign codes per LDC Section 64.100 and code governing signs in the Traditional City 64.228, .
Infrastructure
Stormwater and Solid Waste
A dry storm water retention area is planned along the far western property line in lot 50. Catch basins placed in the parking lot will
feed storm water from the site into the retention area. The applicant is proposing a dumpster to be used on site. The dumpster will be
housed in an enclosure on northwestern side of the property adjacent to the storm water retention area and will be screened by both
landscaping as well as a kneewall that runs perpendicular to W Harding St..
Public Safety:
The Orlando Police Department has reviewed the plans for S Orange Medical Complex located at 2116 S Orange Ave. , 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. Specific suggestions are provided for under conditions of approval. Additional CPTED conditions will be sent as a separate attachment with the final
report.
School Impacts
The development is not proposing any residential uses and will not have an impact on Orange County Public Schools and is not sub-
AERIAL PHOTO
Page 9
E X I S T I N G S U RV E Y
Page 10
DEVELOPMENT PLAN
Dry Storm
Water Pond
Two-way
Access Point
Dumpster
Enclosure
W. Harding St.
Bicycle Parking
Rack
The proposed building is outlined in Orange and will contain the light retail as well as
additional Medical Office
space. The location of the daycare is outlined in red in within
existing building.
S. Orange Ave..
Existing Tire
Kingdom
Single
Family
Home to
Remain
W. Muriel St.
Two-way
Access Point
Fenced Outdoor
Play Area for
Daycare
Note: MPB approval is for the exhibits shown and subject to the conditions of approval found within this staff report and as approved by City Council. All exhibits, project descriptions, and footnotes submitted as part of the application are superseded by this
staff report.
Page 11
LANDSCAPE PLAN
Red = 36 in. kneewall and 15 ft.
setback for vehicle parking/storm
water
Blue = Bufferyard A: 5 ft. buffer
with 6 ft. wall and landscaping.
Orange = Bufferyard B: 8 ft. buffer with a 6 ft. wall and landscaping or 10 ft. buffer with 80% tree
coverage, 1 row of evergreen
shrubs, vegetative cover on rest of
buffer.
Note: MPB approval is for the exhibits shown and subject to the conditions of approval found within this staff report and as approved by City Council. All exhibits, project descriptions, and footnotes submitted as part of the application are superseded by this
staff report.
Page 12
A R C H I T E C T U R A L P E R S P E C T I V E S /E L E VAT I O N S
As seen from Orange Ave.
As seen traveling south on S. Orange Ave.
Page 13
A R C H I T E C T U R A L P E R S P E C T I V E S /E L E VAT I O N S
As seen from the parking lot behind the building
As seen traveling north on S. Orange Ave.
Page 14
A R C H I T E C T U R A L P E R S P E C T I V E S /E L E VAT I O N S
Page 15
SITE PHOTOS
View of existing building from S Orange Ave. (looking southwest)
Proposed Location of Daycare playground space. (looking west with S Orange Ave. behind the camera)
View of existing, unimproved parking surface (looking north from W Muriel St.; to be paved as part of this project)
P aaggee 1166
FINDINGS
Subject to the conditions contained herein, the proposal is consistent with the requirements for approval of Planned Development
(PD) applications contained in Section 65.000 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 PD 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 ZON2016-00010 subject to the conditions below:
C O N D I T I O N S O F A P P R O VA L
Growth Management
1. See GMP2016-00009 for Comprehensive Planning Studio analysis. Expansion of mixed-use development compatible with The
rezoning request is compatible with surrounding uses and is supported by FLU Subarea Policy S.12.7. See GMP2016-00009 for
more information regarding further Comprehensive Planning analysis.
Land Development
1. General Code Compliance. Development of the proposed project should be consistent with the conditions in this report and all
codes and ordinances of the City of Orlando, the State of Florida, and all other applicable regulatory agencies. All other applicable state or federal permits must be obtained before commencing development.
2. Minor modifications. Zoning variances and modification of standards may be approved pursuant to the procedures set forth in
Part 2J and Part 2F, Chapter 65, Orlando City Code, respectively. The planning official may also approve minor modifications
and design modifications to fences, walls, landscaping, accessory structures, signs, and bufferyard requirements. Additionally,
recognizing that development plans can change in small ways between the planning and permitting stages of development, the
planning official may approve up to a 10% modification of any applicable numerical development standard if the planning official finds that the proposed modification is consistent with the applicable goals, objectives, and policies of the GMP, is compatible with nearby existing land uses, would not result in inadequate public facilities, and is otherwise consistent with the public
health, safety, and welfare. When approving such a modification of a development standard, the planning official may impose
one or more of the conditions of development provided at section 65.334, Orlando City Code, but such condition or conditions
must be reasonably calculated to mitigate the identifiable land use impacts of the modified standard.
3. Conformance with PD Required. Construction and development shall conform to approved site plans, elevations, and landscaping plans on file with the City Planning Division and all conditions contained in this report, or as modified by the Municipal
Planning Board and City Council. When submitting plans to the Permitting Division for permitting, the applicant shall attach to
each submittal a copy of this staff report, and the excerpts of the Municipal Planning Board minutes.
4. Default Zoning. The underlying zoning shall default to the standards of the MU-1/T/SP zoning district for lots 3, 4, 5, 54, 55.
The underlying zoning shall default to the standards of the R-3B/T/SP zoning district for lots 51, 52, 53, 54, 56.
5. Review by City Attorney’s Office. Municipal Planning Board recommendation of the conditions contained herein is subject to
review by the City Attorney’s Office for legal sufficiency and drafting of implementing documents.
6. Intensity. Development shall be limited to a maximum of 0.76 FAR.
7. Impervious surface ratio (ISR). The impervious surface ratio may not exceed 0.83 throughout the site.
8. Height. Maximum height shall not exceed 50 ft., as measured from grade to mid-peak of roof.
9. Setbacks. Minimum building setbacks shall follow the setbacks as required in the MU-1/T/SP zoning district.
10. A minimum of 10% of the gross square footage must remain as either light retail and/or daycare. Retail uses must be independent to the Medical Office use.
11. Lot 50 may only be used for storm water retention as proposed or for residential uses. The parking lot may not encroach into this
lot.
12. As provided by subsection 166.033(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 166.033(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.
P aaggee 1177
C O N D I T I O N S O F A P P R O VA L
13. Phasing. If the Property is developed in multiple phases, the parking lot must be developed during the first phase with all required infrastructure. Permits for the parking and associated infrastructure must be obtained within two years of the effective
date of the planned development ordinance. Also, the permits for the 3-story medical office building must be obtained within
one year of the completion of the parking lot. If the development is not phased building permits must be obtained within two
years of the effective date of the planned development ordinance.
Urban Design
General Conditions
1. A durable material must be used in the building's base, defined as at a min. the first two feet of the building facade measured
from grade. This is to occur along the entire perimeter of the building.
2. The cornice treatment shall be extended the entire length of the façade on the north and south sides of the proposed building.
3. The column base must be of a durable material, not stucco.
Landscaping
4. Stormwater pond shall have a park-like appearance.
a. Slopes should be less than 4:1.
b. No gravel bottoms - must be landscaped.
c. Litter management is required.
5. Stormwater pond shall be planted with native plantings. The plants need to thrive in both wet and dry conditions, sometimes for
extended periods. It is important to consider the size of the plant when it is fully mature. Tall plants can sometimes block views
when they are mature, so consider height as well as spread. African iris, Sand cord grass, muhly grass and Blue porterweed are
recommended plant selections along with Sugar Maple, Bald Cypress and River birch for tree selections.
6. Please note type of mulch. Cypress mulch is not allowed.
7. All street trees shall be canopy trees as defined Chapter 61 and shall be of at least 12 feet in height and 2 inches caliper.
8. All other parking lot and site landscape requirements of the Chapter 60 of the Land Development Code shall apply.
9. The irrigation system must meet the requirements of Code Section 60.223 (f), and Section 60.229 through 60.232.
10. The landscape plans are required to meet the revised landscape code, which took effect on April 1st, 2014. Please revise as necessary to meet City Code Chapters 60 and 61. A spreadsheet showing compliance with the Minimum Required Landscape Score
must be included with the plans. A digital spreadsheet form is available at http://www.cityoforlando.net/city-planning/landscape
-code/
Sidewalks
11. Sidewalk access shall be provided from Muriel St and Harding St to the internal sidewalk behind the proposed building.
12. Pedestrian walkways shall be designed to provide direct connections between all building entrances, adjacent rights-of-way,
transit stops, and outparcels.
13. Per Sec 61.314 Pedestrian walkways shall be provided within all parking lots serving commercial, office and multi-family residential development.
14. Pedestrian crosswalks at all driveway curb cuts shall be constructed with brick or pavers to delineate the pedestrian path from
the vehicular path
Fencing and screening
15. The wall adjacent to the residential shall be a maximum of 4 ft. in height within the first 15 of the adjacent front yard setback
and then may rise to 6 ft. in height.
16. The streetwall shall measure a minimum of 7.5 ft away from back of sidewalk along both Harden St. and Muriel St. to allow for
the placement of street trees between the streetwall and sidewalk.
17. The streetwall shall have columns at every 30ft to provide articulation.
Lighting
18. Lighting: All requirements of the LDC Ch 63.100 Outdoor lighting shall be met at the time of permitting. All utilities, including
street light poles, shall be kept out of the pedestrian path. Light-emitting diode (LED) lamps are encouraged.
Transportation Engineering
1. All existing driveways to be abandoned shall be removed and the curb, gutter, parkway, and sidewalk restored.
2. Cross access easement shall be provided to adjacent property on Orange Ave.
3. Proposed Harding St driveway shall be constructed with radii to match proposed Muriel St driveway.
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4.
At all project entrances, clear sight distances for drivers and pedestrians shall not be blocked by signs, buildings, building columns, landscaping, or other visual impediments. No structure, fence, wall, or other visual impediment shall obstruct vision between 2 feet and 8 feet in height above street level. The street corner / driveway visibility area shall be shown and noted on construction plans and any future site plan submittals. The applicant shall design the site plan as necessary to comply with the Florida Greenbook and the FDOT Design Standards Index. Sight lines shall be provided on both site plans and landscape plans.
5. The final site plan shall show the location and size of the on-site solid waste compactor(s) / dumpster(s) with concrete pads, and
enclosures with doors. The solid waste container(s) shall not be located adjacent to any single family houses or directly adjacent
to the public street. Dumpsters shall be located to provide a minimum 50 feet of clear backup space and constructed per Orlando
Engineering Standards Manual (ESM) requirements, OR documentation shall be provided from the City's Solid Waste Division
indicating curb pick-up or other approved arrangement.
6. On-street parking stalls shall be installed on Orange Ave. FDOT parking offsets shall be met from existing intersections and
driveways.
7. Orange Ave sidewalk shall comply with the South Orange Special Plan. City Service and Sidewalk Easements shall be dedicated to provide a minimum of 13' width for streetscape from the existing back-of-curb.
8. Sidewalk access shall be provided from Muriel St and Harding St to the internal sidewalk behind the proposed building.
9. Internal sidewalks perpendicular to parking shall be a minimum 7 feet wide, 5 feet if wheel stops used.
10. Final site plans shall show improvements made in the ROW by the Christ Church Project along Muriel St.
11. All pick up and drop off for the proposed daycare shall take place by the parent/guardian of the child parking their vehicle in the
parking lot and walking them to the daycare. Cars cuing at the southwestern corner of the building adjacent to the daycare entrance could cause a backup into the ROW along W. Muriel St..
Transportation Planning
1. TPL supports the applicant's request to change the zoning and FLU for this project. The final site plan submitted to the City
shall comply with all aspects of City Code pertaining to transportation and transportation impact fees for the land uses on this
site.
2. Bike Parking Short Time: The requirement for short term bike parking per City Code 61.333 is for "4 spaces plus" 1 per 15.0
ksf. For this project the total sort term spaces required is 6. These shall be placed near entrances, on impervious surfaces, and
situated so as not to create conflicts with other vehicles or pedestrians.
Police
1. Bicycle parking should be observable from building entrances, securely fastened, not located in remote or low-traffic areas and
not hidden behind landscaping.
Waste Water
1. A sewer capacity analysis shall be conducted to determine the impacts of the change of use. See City of Orlando Sewer Service
Policy and Growth Management Plan, Wastewaster Element for Level of Service (LOS) factors for use in the analysis. Contact
Vince Genco ([email protected] or David Breitrick [email protected]) with the Wastewater Division to schedule a pre-application meeting to discuss analysis to be prepared for review by the Wastewater Division.
Parks
1. A tree removal permit must be obtained prior to any structures or trees being demolished.
I N F O R M AT I O N A L C O M M E N T S
Transportation Planning
1. For any construction work planned or required within a public right-of-way or City sidewalk easement adjacent to a public rightof-way (including but not limited to: irrigation, drainage, utility, cable, sidewalk, driveway, road construction/reconstruction or
landscaping), the Owner/Applicant shall submit the following:
a. Maintenance of traffic plans (M.O.T.) (For more information/detailed requirements contact the Office of Special Events &
Permits at 407-246-3704)
b. Roadway plans including paving, grading, pavement markings and signage (Contact the Permitting Transportation Engineering Reviewer at 407-246-3079 for details)
c. A copy of all required County and State permits (If permits are pending attach a copy of the application)
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. The Transportation Impact Fee is based on the square footage of the new use. This fee shall be will be due at
the time of building permit issuance. For a copy of the complete ordinance or impact fee rate chart, you may reference our web-
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3.
4.
5.
site at: http://www.cityoforlando.net/planning/Transportation/ifees.htm
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. Credit shall be available for
the previous occupied use located on the subject site, at the time of annexation completion into the City limits.
The applicant shall comply with all applicable requirements of Chapter 59, the Concurrency Management Ordinance, to ensure
that all public facilities and services are available concurrent with the proposed development, and that the potential impacts on
public facilities and services are mitigated.
All new construction, changes in use, additions or redevelopment are required to submit a Concurrency Management application
as a part of the building plan review process. A Concurrency Management application is available on the City's website: http://
www.cityoforlando.net/permits/forms/concurrency.htm
OUC – Water
1. Submit detailed water utility plans to Orlando Utilities Commission Development Services. See our Website for submittal information http://www.ouc.com/business/water-services.
Trees-Removal
1. Contact Justin Garber, Parks Department at (407) 246-4047 or [email protected] for a tree removal permit before
removing any 4” caliper or larger trees.
Trees-Encroachment
1. Contact Justin Garber, Parks Department at (407) 246-4047 or [email protected] for a Tree Encroachment permit
prior to encroaching within 6’ of any existing 4” caliper or larger tree as part of Orlando Land Development Code, Section
60.211.
Police
1. The Orlando Police Department has reviewed the plans for S Orange Medical Complex located at 2116 S. Orange Ave., 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.
2. 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 Nordaby at 407.246.2454 or [email protected].
Fire
1. There are no objections to this request.
2. Every building constructed shall be accessible to fire department apparatus by way of access roadways with all-weather surface
of not less than 20 feet of unobstructed width, adequate roadway turning radius, capable of supporting the imposed loads of fire
apparatus, and having a minimum vertical clearance of 13 ft. 6 in. [NFPA 1: 18.2.3.4]
3. 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.
4. Be advised that any new construction must adhere to the requirements of the Florida Fire Prevention Code, 2012 Edition, and
The City of Orlando Fire Prevention Code.
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Growth Management
For questions regarding Growth Management plan review, please contact Thomas (Wes) Shaffer at (407) 246-3792 or [email protected].
Land Development
For questions regarding Land Development review, please contact Jacques Coulon at (407) 246-3427 or
[email protected].
Urban Design
For questions regarding Urban Design plan review, please contact Terrence Miller, at (407) 246-3292 or [email protected].
Transportation
For questions regarding Transportation Engineering plan review, please contact Jeremy Crowe at 407-246-3262 or [email protected]
For questions and information regarding Transportation Impact Fee rates you may contact Nancy Ottini at (407) 246-3529 or [email protected]
Development Review
For questions regarding Development Review contact Keith Grayson at 407.246.3234 or [email protected]. To obtain
plan review status, schedule/cancel an inspection and obtain inspection results, please call PROMPT, our Interactive Response System at 407.246.4444.
Police
For questions regarding the Orlando Police Department plan review, please contact Audra Nordaby at 407.246.2454 or [email protected].
Fire
For any questions regarding fire issues, please contact Charles Howard at 407.246.2143 or at [email protected]. To
obtain plan review status, schedule/cancel an inspection and obtain inspection results, please call PROMPT, our Interactive Voice
Response System at 407.246.4444.
Building
For questions regarding Building Plan Review issues contact Don Fields at (407) 246-2654 or [email protected].
Tree Removal
For questions regarding tree removal or encroachment contact Justin Garber at [email protected].
Waste Water
For questions regarding Waste Water plan review, please contact Vince Genco at [email protected].
R E V I E W / A P P R O VA L P R O C E S S — N E X T S T E P S
1. MPB minutes scheduled for review and approval by City Council.
2. City Council review and approval of First reading of ordinance.
3. City Council review and approval of Second reading of ordinance.
4. Applicant submits for building permits.