September 18, 2018 Staff Report to the Municipal Planning Board A N X 2 0 1 8-10004 G M P 2 0 1 8-1 0 0 1 4, Z O N 2 0 1 8-10007 I T E M # 1 U-HAUL OF ORLANDO AN NEXATION Location Map S U M M A R Y Applicant John Herber, P.E. American Civil Engineering Company Owner U-Haul Co. of Florida Project Planner Wes Shaffer, Planner II Property Location: 7800 Narcoossee Road, north of McCoy Road, west of Narcoossee Road, south of Narcoossee Park Road (±10.2 acres, District 1) Applicant s Request: 1. Annexation; 2. Assign Industrial Future Land Use designation; 3. Initial zoning of I-C/AN (Industrial Commercial). Subject Site Staff s Recommendation: Approval of the request, subject to the conditions in this report. Public Comment Courtesy notices were mailed to property owners located within 300 f of the subject property during the week of September 3, 2018. As of the published date of this report, staff has not received any comments from the public concerning this request. The Petition for Annexation was heard by City Council on September 4, 2018. Updated: Sept. 10, 2018
Page 2 Future Land Use Map
Page 3 Zoning Map
Page 4 Project Analysis Project Description The applicant is requesting to annex, assign Industrial Future Land Uses (FLU), and an initial zoning of I-C/AN (Industrial Commercial with Aircraft Noise Overlay) for ±10.2 acres of property generally located north of McCoy Road, west of Narcoossee Road, and south of Narcoossee Park Road. The subject property is contiguous with the City of Orlando and, if annexed, will not create an enclave. Approval of these requests will enable the property to connect to Water Reclamation Services by the City of Orlando. The site is approved under Orange County zoning for the development of 149,690 square feet of non-residential floor area including a self-storage facility, showroom, repair bay, and warehouse. Previous Actions: 1985 Property serves as the Golden Acres Mobile Home Park; 2007 Moss Park Business Center LLC purchases the property and discontinues the Mobile Home Park use to provide automobile parking; 2011 Narcoossee Road widening to four-lanes complete; 2014 U-Haul Co Of Florida purchases the property. Project Context The subject property is currently undergoing development. The existing Orange County Future Land Use designation is Industrial and zoning is IND-1/IND-5. The surrounding future land uses and zoning districts are summarized in Table 1 below. Table 1 Project Context Future Land Use Zoning Surrounding Use North Industrial (County) IND-1/IND-5 (County) Condo Flex Space East Industrial (City) PD/AN (City) Warehousing South Airport Support Medium Intensity (City) PD/AN (City) Automobile Sales West Airport Support Medium Intensity (City) PD/AN (City) Parking for Automobile Sales Aerial Map of Subject Site (2018 MapWorks) Consistency with Chapter 171, Florida Statutes The proposed annexation meets the criteria set forth in Subsection 171.043, Florida Statutes, character of the area to be annexed. The property s boundaries are contiguous to the City s boundary to the west, the property is reasonably compact, is not part of another incorporated municipality and will be used for urban purposes. The proposed annexation does not create an enclave. Upon annexation, this property will be in City Council District 1, which is represented by City Commissioner Jim Gray.
Page 5 Consistency with 163, Florida Statutes The proposed GMP amendment is being processed as a large scale amendment to the Official Future Land Use Map in accordance with the requirements of Chapter 163.3184(3), Florida Statutes. As provided in Chapter 163, large scale amendments require two public hearings before City Council and are subject to an expedited state review process by the State Department of Economic Development Opportunity Division of Community Planning and other regional agencies. This amendment is currently scheduled for the winter 2019 cycle of GMP amendments however this may change. Conformance with the Growth Management Plan (GMP) Industrial FLU Future Land Use Objective 2.3 and Policy 2.3.1 provide standards for industrial uses located outside activity centers and mixed use corridors, permitting a maximum intensity of 0.70 FAR. Allowed uses include Industrial, Office, and Public, Recreational & Institutional. The request for an initial zoning of I-C/AN is compatible with the existing Orange County Future Land Use designation and implements the City Industrial Future Land Use designation. Environmental All applicable environmental analysis and permitting requirements have undergone Orange County review and approval. Additional environmental analysis is not required by the City of Orlando. 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 Industrial (City) would permit intensities on the subject property less than that permitted under the existing Industrial (County) 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 intensity permitted by the existing Industrial (County) future land use designation (10.2 acres @ 0.75 FAR = 333,234 sq. ft.). Evaluation 2 This evaluation considered the impact of developing the site at the maximum intensity permitted by the proposed Industrial (City) future land use designation (10.2 acres @ 0.70 FAR = 311,018 sq. ft.). Net Decrease The net decrease in development capacity is 22,215 sq. ft. Table 2 Project Demand Potable Water (GPD) Wastewater (GPD) Community Parks (Acres) Neighborhood Parks (Acres) Transportation (Trips) Evaluation #1 73,311 39,988 0.00 0.00 1,273 Evaluation #2 68,424 37,322 0.00 0.00 1,188 Net Increase (Decrease) (4,887) (2,666) 0.00 0.00 (85) 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, Wastewater and Parks Table 3 on Page 6 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. There are no deficiencies in available capacity of potable water or wastewater, however there is a deficiency in park although this project does not further exacerbate this pre-existing deficiency.
Page 6 Table 3 Available Capacity Potable Water (MGPD) Community Parks (Acres) for CPS 4 Neighborhood Parks (Acres) for NPSA 18 Wastewater (MGPD) Capacity 109.20 52.16 196.83 2.82 Reported Demand 2017 87.95 39.343 101.64 7.37 Projected increase in Demand 2018-2022 4.40 2.93 5.37 1.08 Projected increase in Supply 2018-2022 0.00 0 20.40 0.00 Demand from GMP2018-10014 0.00 0.00 0.00 0.00 Net Available Capacity 16.85 9.89 110.22 (5.63) 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. Projects generating 1,000 trips or more per day are required to submit a transportation study and mitigate for impacts to the roadway network. This specific project will not generate is not expected to generate greater than 1,000 daily trips and thus a transportation study was not required by the City. Capital Improvement Program The City has two Capital Improvement Program (CIP) projects in the vicinity of the subject site: 1) Narcoossee widening between SR 528 SR 417, and 2) SR 15 Hoffner Rd. improvements from N of Lee Vista Blvd to W of SR 436. 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 proposed development program is for nonresidential uses only, therefore the Capacity Enhancement Process is not applicable. Conformance with the Land Development Code (LDC) The subject property currently has an Orange County zoning classification of IND-1/IND-5. The applicant is requesting an initial City zoning of I-C/AN. Section 65.366 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. Industrial Commercial Zoning (I-C) The I-C district is intended to provide for the beneficial use of intensive commercial and light-industrial properties located along and oriented to arterial and four-lane collector streets, to accommodate many of the commercial and light-industrial uses located on property zoned C-2, C-3 or Industrial in Orange County prior to annexation, and to accommodate uses that cannot be effectively integrated into pedestrian-oriented mixed-use centers due to the size, bulk, weight or type of products or services offered. The I-C district is intended to encourage redevelopment to higher standards of design and to improve compatibility with adjacent residential properties (LDC 58.499.5). This proposal is consistent with LDC Section 58.499.6 in that it has access to an arterial or four lane collector street, Narcoossee Road, and it does not direct traffic into adjacent residential zones as there is not any adjacent residential zones. The I-C zoning district allows for the following permitted uses; conservation, drive in facility, eating and drinking, light manufacturing, office, medical office, medical/dental labs, parking/principal use, public passive park, public benefit use (PBU), personal storage, recreation outdoor and indoor, light retailing, intensive retailing, personal service, intensive service, automotive service, warehouse showroom and wholesale/warehouse.
Page 7 Aircraft Noise Overlay (AN) The subject property is located within Zones D and E of the Aircraft Noise (AN) Overlay District. The purpose of the AN overlay is to facilitate proper land use planning and prohibit incompatible land uses in the areas surrounding the Orlando International Airport (OIA) and the Orlando Executive Airport (OEA). The proposed development must be consistent with section 58.370-58.384 of the Land Development Code. Transportation Planning Transportation Department supports this annexation, future land use designation, and zoning request and requests that the applicant convey right of way to the City along the western 70-foot of the parcel for the future expansion of the street network in this area. The applicant has indicated that they would plat the property and include an access tract that would be conveyed to the City at time of future roadway development. Extend 70-ft right-of-way Orange County Zoning Analysis Orange County Zoning Division staff performed a review of the annexation request with the following findings: The annexation will reduce the size of an existing pocket of unincorporated Orange County; There is no outstanding Code Enforcement action pending against the subject property; There has been no past action taken on the subject property by the BZA; There are two active building permits for the property, with associated sub-permits for plumbing, electrical, etc. B16903597 U-Haul Center, 3-story, 117,954 gross sq. ft. Issued, under construction; B18901061 Related maintenance building, 1-story, 26,276 sq. ft. Under review, on hold for finalization of a land alteration permit (site plan differs from original plan submitted for B16903597).
Page 8 S i t e Ph o to s Looking east from Narcoossee Road Looking east from back of principal structure
Page 9 Boundary Survey
Page 10 Proposed Site Plan (approved by Orange County) Rental Truck Repair Self Storage Showroom
Page 11 Findings 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 171.043, Florida Statutes. 2. The proposed Future Land Use Map amendment is consistent with 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 Figure LU-1. 6. 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 amendment and initial zoning subject to the conditions below: Conditions of Approval City Planning 1. DENSITY OF DEVELOPMENT Development of the subject property at densities/intensities higher than what is permitted by the Orange County zoning designation shall not be permitted prior to the effective date of this GMP amendment. 2. GENERAL CODE COMPLIANCE Development of the proposed project shall be consistent with the conditions in this report. Conditions in this report shall supersede conflicting provisions in all codes and ordinances of the City of Orlando. The project shall comply with applicable requirements of the State of Florida, and all other applicable regulatory agencies. All other applicable state or federal permits must be obtained before commencing development. 3. DEVELOPMENT PERMIT 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. 4. CERTIFICATE OF OCCUPANCY City staff recommends that the applicant request to place a hold on adoption of the annexation ordinance until a certificate of occupancy has been issued by Orange County. If the applicant prefers to move ahead with annexation prior to completion of the construction, city staff does not object to Orange County completing the inspections and issuing a certificate of occupancy after the project is inside City limits. If Orange County is not willing to complete their inspections and review, City staff may require a new permit to be issued by the City. 5. PLAT REQUIREMENT The developer must plat the property prior to City building permit submittal. The plat should include a 70-foot wide access tract along the west (rear) property line to accommodate future expansion of a roadway network through the area. The tract can remain as stormwater pond until time of future roadway expansion at which time the property would be conveyed to the City.
Page 12 Informational Comments 1. POLICE The Orlando Police Department has no objections to the rezoning request for a new U-Haul of Orlando located at 7800 Narcoossee Rd. A complete CPTED review of the project is available under project number GMP2018-10014. We encourage developers and property owners to incorporate CPTED strategies in their projects. A brochure entitled Crime Prevention Through Environmental Design, Your Guide to Creating a Safe Environment, which includes crime prevention techniques for various land uses, is available by email. 2. FIRE TRC fire code review is preliminary in nature and is not considered a full life safety or architectural review. It is intended to expose or prevent evident design deficiencies with State and City Fire Codes. The building design, floor plans, egress system, fire protection systems and MEP 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, Sixth Edition, and The City of Orlando Fire Prevention Code Chapter 24. Design of buildings must account for fire department access. The access road itself must extend 50ft. from at least one exterior doorway to allow access to the building s interior. Any portion of the building or exterior wall of the first story shall be located not more than 150 ft from the fire department access road as measured by an approved route around the exterior of the building or facility. The distance can be increased to 450ft. if the building is protected by an automatic sprinkler system. [NFPA 1.18.2.3.2.2 and NFPA 1.18.2.3.2.2.1] An approved turnaround shall be provided for fire apparatus where an access road is a dead end in access of 150 ft, and roadways shall have all-weather driving surface, capable of supporting the load of fire apparatus, a minimum 20 ft. in width, and a minimum vertical clearance of at least 13 ft. 6 in. [NFPA 1 18.2.2.5.4 and NFPA 1 18.2.3.4.1.1 ] 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).
Page 13 13 Contact Information City Planning For questions regarding City Planning review, please contact Wes Shaffer at 407.246.3792 or thomas.shaffer@cityoforlando.net. Urban Design For questions regarding Urban Design plan review, contact Jason Burton at 407.246.3389 or jason.burton@cityoforlando.net. Transportation For questions regarding Transportation Planning plan review, please contact John Rhoades at 407.246.2293 or john.rhoades@cityoforlando.net Transportation Impact Fees For questions and information regarding Transportation Impact Fee rates you may contact Nancy Ottini at 407.246.3529 or nancy.jurus-ottini@cityoforlando.net Development Review and Engineering/Zoning For questions regarding Development Review and Engineering or Zoning contact Keith Grayson at 407.246.3234 or keith.grayson@cityoforlando.net. Building For questions regarding Building Plan Review issues contact Don Fields at (407) 246-2654 or don.fields@cityoforlando.net. Police For questions regarding the Orlando Police Department plan review, please contact Audra Nordaby at 407.246.2454 or Audra.Nordaby@cityoforlando.net. Fire For questions regarding Fire review, please contact Charles Howard at 407.246.2143 or charles.howard@cityoforlando.net. Water Reclamation For questions regarding Water Reclamation review, please contact David Breitrick at 407.246.3525 or david.breitrick@cityoforlando.net Review/Approval Process Next Steps 1. Staff forward annexation, GMP, and initial zoning ordinance requests to City Attorney s Office; 2. City Council approved the MPB minutes; 3. First reading and second reading of Annexation Ordinance; 4. Annexation ordinance becomes effective after 31 days; 5. The first reading of the GMP ordinance; 6. Transmittal package of GMP ordinance sent to Florida Department of Economic Opportunity (DEO) for review; 7. The second reading of GMP ordinance; 8. Adoption package of GMP sent to DEO for review; 9. The GMP ordinance becomes effective after 31 days; 10. The first and second readings of the zoning ordinance; 11. The zoning ordinance becomes effective after 31 days.