Property Location: 2504 S. Orange Ave., Southwest of the intersection of S. Orange Ave. and W. Crystal Lake St. (±1.02 acres, District 4).
Applicant’s Request:
The applicant is requesting a Master Plan approval for a knock-down and rebuild of the existing McDonalds. The eating and drinking use is proposed at +/-4,500 sq. ft. with a dual drive-thru lane.
S
U M M A R Y
Location Map
SubjectOwner McDonald’s Corp. Applicant Leopoldo Ayala, CPH Inc. Project Planner Michaëlle Petion, AICP
M u n i c i p a l P l a n n i n g B o a r d
Ap r i l 1 7 , 2 0 1 8
MCDONALD’S S. ORANGE
I t e m # 1 2
Staff’s Recommendation:
Approval of the request, subject to the condi-tions in this report.
Public Comment
Courtesy notices were mailed to property owners within 300 ft. of the subject property during the week of April 2, 2018. As of the published date of this report, staff has re-ceived one inquiry phone call & email from the public concerning this request.
Future Land Use Map
Zoning Map
UR-AC
Project Analysis
Project DescriptionThe +1.02 acre subject property, located within the South Orange neighborhood, is north of W. Jersey St., west of S. Orange Ave., east of Taylor Ave. and south of E. Crystal Lake St. The site is currently developed with a +/- 5,520 sq. ft. McDonalds with a dual lane drive-thru and approximately 56 surface parking spaces. The applicant is requesting Master Plan approval for a knock-down and rebuild of a new +/-4,500 sq. ft. McDonalds also with a dual drive-thru lane. The site has a Future Land Use designation of Urban Activity Center and a zoning designation of AC-2/T/SP (Urban Ac-tivity Center/ Traditional City /Special Plan Overlays). The proposal is consistent with the Zoning and Future Land Use designations.
Previous Actions:
1988– Parcel platted as lot 1 in the McDonalds Orange Ave Subdivision. 1988– Existing structure built.
Project Context
North of the subject property is the SODO Mixed-Use Development with multifamily and various commercial uses. A Taco Bell restaurant directly adjacent to the subject property. An equipment repair center exist west of the subject prop-erty. See Table 1 below additional context.
Conformance with the GMP
The subject property has a future land use designation of Urban Activity Center. The Urban Activity Center future land use designation has a minimum intensity of 0.50 FAR and minimum density of 30 du/ac. There is maximum intensity of 1.0 FAR and maximum density of 100 du/ac. The subject parcel is 1.02 acres, with a proposed 4,546 sq. ft. building re-sulting in an FAR of 0.10. The Orange Michigan Special Plan excludes properties zoned AC-2/T/SP, when located in a T-4 transect zone, from the minimum density & FAR requirements. See the LDC section of this report.
The site falls within the boundary of Subarea Policy S.12.7 which applies to all properties bound by the East-West exEressway, S. Orange Ave., Michigan St. and I-4. This subarea is known as the South Downtown Area and is intended to be a vibrant mixed-use multi-modal neighborhood that thrives off the synergy of the growth of the Orlando Health cam-pus and adjacent medical related uses. The proposal is consistent with the Growth Management Plan.
Conformance with the LDC
The development site has an existing zoning designation of AC-2/T/SP. The AC-2 district is intended for concentrated areas of residential, commercial, office, industrial, recreational and cultural facilities serving major sub-regions of the Or-lando urban area, and at intensities significantly higher than in surrounding neighborhoods. These activity centers are intended for locations where arterials and four lane collectors and mass transit service are available, providing access between metropolitan sub-regions and complementing the primary arterial transportation system. The Traditional City (T) overlay district is defined by recognizable geographic boundaries of subdivisions platted prior to WWII in which there is a concentration of the positive design elements as defined in the GMP. The overlay is intended to establish urban design standards to perpetuate the positive design elements and the residential and commercial patterns found within the
Tradi-Table 1—Project Context
Future Land Use Zoning Surrounding Use
North UR-AC PD/T/SP Restaurant
South UR-AC AC-2/T/AN Restaurant
East UR-AC AC-2/T/AN Bank
tional City. The site is also located within the Orange/Michigan Special Plan Overlay (SP). The overall purpose of the Orange/Michigan Special Plan is to preserve and strengthen commercial activities and redevelopment opportunities with-in the S. Orange Avenue and Michigan Street corridors, enhance pedestrian safety and mawith-in street character, and pro-tect existing residential neighborhoods from encroachment.
Development Standards
A building height of 35 ft. is proposed where 100 ft. is the maximum permitted. A code compliant ISR of 66% is also pro-posed. See Table 2 for details. The subject site fronts 3 public ROW frontage parcel located within the Traditional City and is therefore subject to maximum setback standards along all property lines. The western street-side yard and south-ern side yard proposals exceed the maximum permitted and will therefore need to go through the variance process with the Board of Zoning Adjustments (BZA). VAR2017-10026 is scheduled to be heard by the BZA on April 24, 2018. Orange/Michigan Special Plan
The subject site is located in a Transect 4 (T4) zone within the Orange/Michigan Special Plan area. Below is the descrip-tion for the T4 transect area:
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.
As previously stated, T4 properties zoned AC-2/T/SP are not subject to the minimum FAR requirements. The pro-posed uses are consistent with the special plan requirements. The special plan also requires streetscape im-provements along Orange Ave. A minimum 20 ft. building setback, from back-of-curb is required. This 20 ft. is to be comprised of 13 ft. of streetscape (6ft. from curb for a park strip or tree wells and a 7 ft. sidewalk) with the re-maining 7 ft. to be used as courtyard space for landscaping. Proposed is approximately +/-21 ft. from back-of-curb.
Table 3—Setback and Landscaping Requirements
Use or Phase Yard
Building Setbacks Landscaping/Buffers
Minimum /Maximum Proposed Required* Proposed
Front– S. Orange Ave. 0-15 ft. +/-10 ft. none N/A
Eating & Drinking
Street-Side– W. Crystal
Lake St. 0-15 ft. +/-14.5 ft. none N/A
Street-Side– Taylor Ave. 0-15 ft. +/-208 ft.** none N/A
Side– south property line 0-30 ft. +/-50 ft.** none N/A
* Dimensions refer to range of acceptable buffer depth; each requires plantings and/or screen wall. ** Requires variance approval by the BZA.
Table 2—Development Standards
Phase Acres Use Sq. Ft. Density (dwelling units per
acre)
FAR
(floor area ratio) Building Height (impervious sur-ISR face ratio) Min./ Max. Pro-posed Min./ Max. Pro-posed Max. Pro-posed Max. Pro-posed
1 1.02 Eating & Drinking 4,546 30-100 du
N/A 0.5-1.0 FAR
0.10
FAR* 100 ft. 35 ft. 0.90 0.66
Urban Design
The SP overlay standards require a minimum of 30% transparency along the principal facades. Calculations appear to be below the minimum required and will need to be included in the variance request. Traditional City standards require a streetwall along street perimeters of surface parking lots. The streetwall must be a minimum of 3 ft. and a maximum of 5 ft. Walls in excess of 3 ft. must be no more than 50% solid. A +/-5 ft. tall solid kneewall is proposed along the Orange Ave. and Crystal Lake St. facades. If a height greater than 3 ft. is desired it must adhere to the 50% transparency as well.
Transportation
Currently the site has a two-way access on W. Crystal Lake Ave. and two one-way vehicular access points on S. Or-ange Ave. Proposed is a two-way access point onto all three street frontages as well the relocation of the drive-thru ac-tivity to the rear of the building. In lieu of the required drive-thru bypass lane a 16 ft. wide travel lane is proposed and permitted.
Per City code, eating & drinking uses are required a minimum of 5 parking spaces per 1,000 sq. ft. GFA and permitted a maximum of 20 spaces per 1,000 sq. ft. GFA. At 4,546 sq. ft. the proposed development is permitted 23-91 parking spaces. As a reminder, with the FAR reduction and transit incentive, the site is limited to a maximum of 12 spaces per 1,000 sq. ft. GFA (55 spaces). A compliant 39 parking spaces are proposed.
Signage
The site is permitted approximately 347 sq. ft. of signage (allocation of 2 sq. ft. per linear building frontage along the pri-mary street frontage of Orange Ave. and 1 sq. ft. for the remaining linear building frontages). The site currently has a pole sign along Orange Ave. that will be removed, as it is not permitted per Traditional City standards.
Aerial Photo
Proposed Development Plan
Variances needed for west and south set-backs.
Elevations
Site as viewed from S. Orange Ave.
Site Photos
Drive-thru lane and pick-up windows.
Site as viewed from northeastern boundary looking south.
Conditions of Approval
Land Development1. Subject To Codes. Except as provided herein, the development is subject to all codes and ordinances of the State of Florida, City of Orlando, and all other applicable regulatory agencies.
2. Development Requirements. Except as modified herein, the project shall be developed in accordance with the require-ments of the Growth Management Plan, and any other pertinent provisions of the Conventional LDC.
3. Approval. Approval of the Specific Parcel Master Plan by City Council shall grant the applicant authority to submit an application for site plan/master plan review for a building permit. The application must be submitted within twenty-four (24) months of approval of the Specific Parcel Master Plan (by the City Council) or the Master Plan shall expire. Howev-er, upon written application filed 30 days prior to the expiration date, the Planning Official may renew the Master Plan for one period of up to 12 months providing good cause is shown.
4. Development Permits. 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 con-dition of this permit that all other applicable state or federal permits be obtained before commencement of the develop-ment.
5. Consistency. Unless amended by any conditions found herein or any modifications recommended by the MPB and approved by City Council, this project shall operate and be developed only as described and conditioned within this re-port and in accordance with the attached site plan and any other plans or commitments provided in the application pack-age. Any changes in the use of the site, the operation of the project, or the site plan as provided herein may require an amendment to the project and review by the MPB and City Council (see "Minor Modifications" condition below.) This ap-proval is not transferable to another property. All other applicable state or federal permits must be obtained before com-mencing development.
6. Minor Modifications. Minor modifications to the project, including changes to the design and site plan reviewed by the Municipal Planning Board or City Council may be approved by the Planning Official without further review by the Munici-pal Planning Board. Major changes shall require additional review by the MuniciMunici-pal Planning Board.
7. Parking. A minimum of 22 parking spaces are required, based on the proposed development. The parallel parking
Findings
Subject to the conditions contained herein, the proposal is consistent with the requirements for approval of Master Plan applications contained in Section 65.331 of the Land Development Code (LDC):
1. The proposed use is consistent with the City’s Growth Management Plan.
2. The proposed use is consistent with the purpose and intent of the AC-2/T zoning district and all other requirements of the LDC.
3. The proposed use will be 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.
spaces along the southeastern boundary are not permitted to project beyond the Orange Ave. principal façade. A mini-mum 7.5 ft. wide landscape island must be provided between the parking spaces and the property line.
8. Signs. Consistent with Traditional City standards, freestanding signs are not permitted.
9. Streetscape. The 13 ft. wide special plan streetscape must be provide consistent with code; 6ft. from curb for a park strip, with street trees, and a 7 ft. sidewalk. This layout must be extended along the entire project boundary, to include south of the Orange Ave. vehicular access point.
12. Streetwall. The parking lot screening streetwalls are limited to a height of 3 ft.
11. Kneewall. The kneewall adjacent to the building, along Orange Ave. and Crystal Lake St., should be limited to a height of 3 ft. If a height between 3 ft. and 5 ft. is desires, the wall must be no more than 50% solid. An alternative de-sign may be considered by the Zoning Official. The final dede-sign requires a Letter of Determination and must be ap-proved prior to submitting to the Permitting Division.
12. Landscaping. Along Orange Ave. a minimum width of 1ft. of landscaping must be provided between the kneewall and the sidewalk. Creeping fig is to be provided within the 1 ft. landscaping area. The width may be reduced to 6 in. with the use of an irrigation drip line.
13. Variances. Apply and be approved for the maximum street-side setback and side setback requirements as well as the minimum required transparency.
Urban Design
1. Street trees, Crepe Myrtles specifically, are required, outside of line of sight conflicts.
2. Security windows must be provided in service doors. Size is to be a minimum of 1 ft. wide by 1 ft. high. 3. Muhly grass, or a similar approved alternative, must be provided in the streetscape 6 ft. wide park strip.
Transportation
1. Bicycle parking shall be provided in accordance with the standards of Chapter 61, Part 3D of the Orlando Land Devel-opment Code, and shall be made available prior to the issuance of any Certificate of Occupancy for the use being served. A minimum of 5 bicycle parking spaces are required. Racks must be installed on an impervious surface, within 50 ft of the primary entrance, and situated to avoid conflicts with pedestrians or other vehicles. Location must be shown on plans submitted to Permitting Services.
2. All aspects of the site plan are required to conform to all applicable minimum standards set forth in the editions of the City Code and the City Engineering Standards Manual that are in force at the time of any construction of this project. 3. The driveways on Crystal Lake Dr. and Taylor Ave will be designed to meet Orlando Engineering Standards Manual design requirements including a curb radii of at least 25 feet. No sightlines may be obstructed by signage or landscape materials. ADA compliant crosswalks constructed at the grade of the adjacent sidewalks and striped with MUTCD com-pliant ladder style pavements markings are also required at all driveway locations.
Engineering/Zoning
1. At the time of development, the owner/developer is required to pay an on-site inspection fee that is a percentage of the cost of the on-site improvements, excluding the building, in accordance with City Land Development Code, Section 65.604.
2. Construction activities including clearing, grading and excavating activities shall obtain an Environmental Protection Agency (EPA) National Pollution Discharge Elimination System (NPDES) permit, except: Operations that result in the disturbance of one acre total land area which are not part of a larger common plan of development or sale.
All future elevation shown on a boundary/topographic survey shall use the North American Vertical Datum of 1988 (NAVD 88).
4. All new construction, change in use, additions, or redevelopments are required to submit a Concurrency Management application as a part of the building plan review process.
5.Any construction within the S Orange Avenue (SR 527 ) right of-way of will require Florida Department of Transporta-tion (FDOT).
6. The existing driveway along S. Orange Ave needs to be removed and parkway restored.
Public Works
1.The topographic survey need to be signed and sealed with datum and official benchmark in the NAVD88 vertical da-tum.
2. Per Section 7.01 of the City's ESM, any proposed project to be built in the City of Orlando which alters the existing topographic characteristics will be required to provide stormwater treatment. Alterations of surface drainage (with the exception of resurfacing and landscaping elements only) is defined as: changing the flow patterns within the redevelop-ment area; changing the mode of transport from overland flow or open channel to a closed conduit, etc.; changing an impervious surface’s character (from building to parking, wet bottom pond or a new building or vice versa); changing the character of a parking surface (from shell base to asphalt, etc.); or remodeling of an existing building which changes its footprint or number of floors. When applying for an Engineering Permit, please submit the Drainage Report, Geotech Report, Stormwater Tabulations, and all necessary docs needed in order to verify the City's and SJRWMD standards are met. Water quality recovery shall be recovered per the requirement of the SJRWMD. Please provide model demonstrat-ing the recovery analysis. A SJRWMD water treatment permit may be required.
3. This site appears to be over 1 acre. Construction activities including clearing, grading and excavating activities shall obtain a FDEP NPDES NOI. A copy of the NPDES NOI Acknowledgement letter must be received in the Office of Per-mitting Services prior to permit approval.
4. Provide a certification signed by the Engineer, licensed in the State of Florida, responsible for the stormwater design which reads as follows: "I hereby certify that to the best of my knowledge and belief, the design of the Stormwater Man-agement System for the project known as: (Project Name) meets all of the requirements and has been designed sub-stantially in accordance with the City of Orlando Stormwater Management Criteria."
5. Please submit a signed and dated private/public improvements cost sheet. Cost sheet forms and instructions are available at our website at www.cityoforlando.net/permits.
6. C-4, per Section 6.14.01 (B), please provide a statement on the Erosion Control Plan that no excavating material shall be stockpiled in a manner as to direct runoff directly off the project site or into any adjacent water body or stormwater collection facility.
7. C-4, please provide a note on the plans stating all excess fill material will be hauled offsite.
8. C-4, please add note in the plans that inspections by the contractor to determine the effectiveness of erosion/sediment control efforts shall be conducted daily and within 24 hours after each 0.50 inch or greater rainfall event. Any necessary remedies shall be performed immediately.
9. C-4, per Section 3.13 of the Engineering Standards Manual (ESM), please add a note that sedimentation controls/ BMPs shall prevent stormwater runoff with turbidity greater than 29 NTUs from leaving the construction site.
10. C-4, please add a note that all designated entrances and exits for the construction site shall be stabilized using filter fabric and gravel or other pre-approved methods to prevent off-site tracking of sediments. If only one construction en-trance is proposed, please make note on the plans that the other existing enen-trance is not to be used by construction ve-hicles.
12. C-7, per section 6.12, of the city's ESM, please specify the proposed type of curbs and gutters.
13. C-7, all proposed and existing sidewalk that is touched during construction will need to be updated to the newest ADA requirement.
14. C-7, valley gutters are not allowed on driveway and intersection. Please revise accordingly.
15. C-7, a City Service Agreement is required by the Owner as this portion of sidewalk is within private property. The easement would protect the Owner from maintaining the sidewalk and from other potential issues. Otherwise, the Owner would be responsible to maintain and be liable for potential litigation if someone is injured on a failing sidewalk that is in disrepair. Please e-mail [email protected] to get the Legal Request Form. Once the form is filled out and sent back to Liuliu an Agreement will be drawn out and sent back to the Owner for execution. Once executed, please deliver the original back to City Hall, 400 S Orange Ave, 8th floor ATTN: to Liuliu Wu.
16. C-7, according to the City's Engineering Standard Manual Section 4.03.02, Please add a note stating that transverse cuts shall be restored including 25' on either side of the cut limit and longitudinal cut shall be restored to include a mini-mum width of one travel lane including lane lines.
17. C-7, if open cut is proposed on City's roadway and ROW, please contact Owen Blakely at (407) 280-0279 or [email protected] and Johnnie Miller, Permitting Services inspector at (407)-246-2793
[email protected]. Restoration method approved by city inspector shall be included with plan submittal Resto-ration detail should also be included in plan details. Please note public improvement cost sheet shall include costs asso-ciated with restoration.
18. C-8, please provide specifications of drainage pipes (i.e. size, length, invert elevations, materials, etc).
19. C-8, if HDPE pipe is proposed, please submit a letter signed, dated, and notarized by the Owner/Owner's Rep stat-ing that they shall accept the responsibilities associated with usstat-ing HDPE pipstat-ing on the project. In addition, they under-stand that if the piping is not properly installed, it may fail and would accept full responsibility and liability for any issues that may come from failure. Per the City’s ESM Section 9.03.02.H, HDPE is not allowed within City ROW. The copy should be attached during the resubmittal and the original to City Hall 8th floor addressed to Liuliu Wu.
20. C-8, per the City of Orlando' Engineering Standard Manual (ESM) Section 4.05.02, all the pipe and slope shall be designed to produce minimum velocity of 3 ft/s , but it shall not exceed maximum velocity of 10 ft/s.
Informational Comments
Fire1. TRC fire code review is preliminary in nature and is not considered a full life safety or architectural review. It is intend-ed 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.
2. Be advised that any new construction must adhere to the requirements of the Florida Fire Prevention Code, Sixth Edi-tion, and The City of Orlando Fire Prevention Code Chapter 24.
3. 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]
5. 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)
Water Reclamation
1. The Water Reclamation Division shall review construction plans depicting a new connection into the City sewer sys-tem.
2. A cored connection into an existing manhole is allowed. However, the manhole to pipe connection shall be in compli-ance with City Standards. Installation of the sewer pipe into the manhole in the street by bore methods would result in a non-compliant manhole to pipe connection.
Public Works
Contact Information
Growth ManagementFor questions regarding Growth Management plan review, please contact Mary-stewart Droege at 407.246.3276 or [email protected].
Land Development
For questions regarding Land Development review, please contact Michaëlle Petion at 407.246.3837 or [email protected].
Urban Design
For questions regarding Urban Design plan review, please contact Jason Burton at 407.246.3389 or [email protected].
Transportation
For questions regarding Transportation Planning review, please contact John Rhoades at 407.246.2293 or [email protected]
Engineering/Zoning
For questions regarding Development Review contact Keith Grayson at 407.246.3234 or [email protected].
Police
For questions regarding Police plan review, please contact Audra Rigby at 407.246.2454 or [email protected].
Fire
For any questions regarding fire issues, please contact Chip Howard at 407.246.2143 or at [email protected].
Public Works
For questions regarding Public Works Plan Review issues contact Nicki Wesson at 407.246.3264 or [email protected].
Building
For questions regarding Building Plan Review issues contact Don Fields at 407.246.2654 or [email protected].
Parks
For questions regarding Parks Plan Review issues contact Denise Riccio at 407.246.4249 or [email protected].
For questions regarding Tree Review issues contact Justin Garber at 407.246.4047 or [email protected].
Water Reclamation
For questions regarding Wastewater Review issues contact David Breitrick at 407.246.3525 or [email protected].
Impact Fees
For questions regarding Impact Fee issues contact Nancy Jurus-Ottini at 407.246.3529 or [email protected].
