HomeMy WebLinkAboutP & Z February 14, 2007 - Board Packet
City of Cape Canaveral
PLANNING & ZONING BOARD REGULAR MEETING
CITY HALL ANNEX
111 POLK AVENUE
FEBRUARY 14, 2007
AGENDA
7:30 P.M.
Call to Order
Roll Call
NEW BUSINESS
1. Approval of Meeting Minutes: January 24, 2007.
2. Recommendation to City Council Re: Cas a Esperanza
Preliminary Replat, Block 58, Part of Lot 7 and All of Lot 8,
Avon by the Sea, Located East of N. Atlantic Avenue and South
Side Fillmore Avenues - John Johanson, Tipple J Investments,
LLC.
3. Discussion Re: Mixed Land Use - Todd Peetz, City Planner.
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ADJOURN
Pursuant to Section 286.1015, F.S., the City hereby advises the public that: If a person
decides to appeal any decision made by the Planning and Zoning Board with respect to
any matter rendered at this meeting, that person will need a record of the proceedings,
and for such purpose that person may need to ensure that a verbatim record of the
proceedings is made, which record inciudes the testimony and evidence upon which the
appeal is to be based. This notice does not constitute consent by the City for the
introduction or admission into evidence of otherwise inadmissible or irrelevant evidence,
nor does it authorize challenges or appeals not otherwise allowed by law. This meeting
may include the attendance of one or more members of the Cape Canaveral City
Council, Board of Adjustment, Code Enforcement andior Community Appearance Board
who mayor may not participate in Board discussions held at this public meeting.
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should contact the City Clerk's office at 868-1221,48 hours in advance of the meeting.
105 Polk Avenue . Post Office Box 326 · Cape Canaveral, FL 32920-0326
Telephone: (321) 868-1220 . SUNCOM: 982-1220 . FAX: (321) 868-1248
www.myflorida.com/cape . e-mail: ccapecanaveral@dl.rr.com
PLANNING & ZONING BOARD
MEETING MINUTES
JANUARY 24,2007
A Regular Meeting of the Planning & Zoning Board was held on January 24,
2007, at the City Hall Annex, 111 Polk Avenue, Cape Canaveral, Florida.
Chairperson Bea McNeely called the meeting to order at 7:30 p.m. The
Secretary called the roll.
MEMBERS PRESENT
Bea McNeely Chairperson
John Fredrickson
Donald Dunn
Harry Pearson
MEMBERS ABSENT
Lamar Russell Vice Chairperson
John Johanson 1 st Alternate
OTHERS PRESENT
Shannon Roberts Council Member
Kate Latorre Assistant City Attorney
Todd Peetz City Planner
Susan Chapman Secretary
All persons giving testimony were sworn in by Kate Latorre, Assistant City
Attorney.
NEW BUSINESS
1. Approval of Meetinq Minutes: January 10, 2007.
Motion by John Fredrickson, seconded by Donald Dunn, to approve the meeting
minutes of January 10, 2007. Vote on the motion carried unanimously.
2. Recommendation to the City Council Re: Interview Prospective 2nd
Alternate - Ronald Friedman.
Ronald Friedman advised that he has been a resident for over one year; he is
President of the Condominium Association where he resides; he is a retired civil
engineer; he was previously the consulting engineer in two towns; he does not
foresee the City turning into a tourist town with a lot of rentals, he envisioned
improvement in the City's infrastructure, and to be a place where people will want
to raise their families. Discussion followed.
Planning & Zoning Board
Meeting Minutes
January 24, 2007
Page 2
Mr. Friedman verified that all the information was correct on the application; he
was familiar with Roberts Rules of Order; he agreed to be an active member; and
to attend the meetings even though he will be an alternate.
Motion by John Fredrickson, seconded by Harry Pearson, to recommend to City
Council that Ronald Friedman be appointed to the Board as the 2nd Alternate.
Vote on the motion carried unanimously.
3. Recommendation to the Board of Adjustment Re: Special Exception
Request No. 07-03 to Allow a Vehicle Rental Facilitv in the C-1 Zoninq
District, (7510 N. Atlantic Avenue), Section 23, Township 24 South, Ranqe
37 East, Avon by the Sea Subdivision - David Kabboord, Petitioner.
(Postponed at the last meetinq)
Todd Peetz, City Planner, gave an overview of the special exception request. He
advised that the Petitioner has submitted a parking plan layout, as requested by
the Board at the previous meeting. He noted that the plan indicated (32) regular
parking spaces, and (1) handicap space. The Board members reviewed staff
comments and noted that the fire department requested that the existing low
branches on the site be trimmed back and maintained.
The Board members reviewed each item on the special exception checklist.
Todd Peetz, City Planner, noted that the property was surrounded on three sides
by commercia! uses and residential across A1A; the property was approximately
150 ft. away from any residential; and there are no additional buffering/screening
requirements.
David Kabboord, Petitioner, testified that there will be a washing and vacuuming
area; he does not have reclaimed 'vvater; cleaning solvents and water will
discharge into the existing stormwater retention on-site; and he had no plans for
a dumpster. Discussion followed.
Chairperson McNeely requested certain items be placed on the site plan. Kate
Latorre, Assistant City Attorney, advised that it was unreasonable to place the
items on the site plan because this was not a site plan request. Discussion
followed regarding recommending certain conditions of approval.
Planning & Zoning Board
Meeting Minutes
January 24, 2007
Page 3
Various citizens voiced concerns regarding: solvents and dirty water being
drained into the river; an additional vehicle rental facility in the City; residents
benefiting from this type of business; the proposed use being inconsistent with
the City's Business and Cultural Development Board's survey; implications of
additional traffic; and business owners to the east currently park their vehicles on
this property parking lot finding another place to park. Chairperson McNeely
read two letters into the record from concerned citizens for consideration
regarding this request. David Kabboord, Petitioner, rebutted the comments. He
stated that the City code allows this type of use and suggested that the City
should change the code if they do not desire any more of these types of
businesses; the business owners to the east parking on his property can park at
City Hall; and he agreed to comply with the City's requirements for water runoff
from the vehicle washing area.
Following discussion, the Board agreed to recommend approval of the special
exception with the following conditions:
1. Vehicle repairs are prohibited.
') Vehicle sales are prohibited.
'-.
3. No excess accumulation of trash and adequate trash collection.
4. Vehicle parking shall be limited to 33 vehicles, ",thich includes
employee parking.
5. Maintain (32) reguiar parking spaces and (1) handicap parking
space.
6. Vehicle washing and water runoff shall be contained on-site,
recycled, and treated.
7. Trees shall be cut back and maintained to a minimum of 13 ft. 6 in.
of vertical clearance.
8. The street address shall be corrected.
David Kabboord, Petitioner, agreed to the recommended conditions. He advised
that the property will be leased to Enterprise Leasing.
Planning & Zoning Board
Meeting Minutes
January 24, 2007
Page 4
Motion by Harry Pearson, seconded by Donald Dunn, to recommend approval of
Special Exception Request No. 07-03, with the stated conditions. Discussion
followed. Vote on the motion carried unanimously.
4. Recommendation to the Board of Adiustment Re: Time Extension
Request for Granted Special Exception No. 05-14 to Allow Residential
Use in the C-1 Zoninq District, Section 14, Township 24 South, Ranqe 37
East, Part of Lots A & B, also known as 24-37-14-28.00000.0000A.10,
A.25, A.26, and A.27 - Teutons Subdivision - (Oak Lane) - Craiq and Mary
Stewart, Petitioners.
Todd Peetz, City Planner, advised that this request was for consideration of a
time extension of 12 months for Special Exception Request No. 05-14, to allow
residential in the C-1 zoning district. He explained that the applicant received a
special exception on January 23, 2006, and is requesting an extension, pursuant
to City Code Section 110-32.
Craig Stewart, Petitioner, explained that he has not been able to develop the
property because his family plans have changed. He further explained that the
City planned to pave the dirt road last year, however, it was not done and
according to the City's Public \A/orks Director the road 'Nil! be paved in 2007. He
advised that if this special exception expires he will come back and request that
the City rezone the property to residential. He noted that the entire east side of
N. Atlantic Avenue is residential in the C-1 zoning district. The Board members
reviewed Section 110-32. Brief discussion foUm^/ed.
Motion by John Fredrickson, seconded Harry Pearson, to recommend approval
of a 12 month Time Extension Request for Special Exception Request No. 05-14.
Vote on the motion carried unanimously.
5. Recommendation to City Council Re: Proposed Ordinance No. 01-2007,
Liquefied Petroleum Storaqe; and Repealinq the Definition of Fire District -
Kate Latorre, Assistant City Attorney.
Kate Latorre, Assistant City Attorney, gave an overview of the latest ordinance
draft. After the Board members reviewed the proposed ordinance, by unanimous
consensus, the Board members agreed that all the changes had been made as
discussed at the previous meeting.
Planning & Zoning Board
Meeting Minutes
January 24, 2007
Page 5
Motion by Donald Dunn, seconded by John Fredrickson, to recommend approval
of Proposed Ordinance No. 01-2007 to the City Council. Vote on the motion
carried unanimously.
Ruth Anders, Chairwoman, Solana Lakes Committee for a Safer and More
Beautiful Community, expressed the committee's appreciation for all their efforts
to reach this goal on the liquefied petroleum products, and to repeal that special
exception. She advised that the committee members have been attending many
of the meetings and they especially want to thank Fire Chief, David Sargeant;
Building Official, Todd Morley; and Board Member, Lamar Russell for all their
outstanding work and everything they did to educate them concerning this
matter. Ms. Anders then thanked the Board members on behalf of the
committee.
6. Discussion Re: Mixed Land Use - Todd Peetz. City Planner.
Todd Peetz, City Planner, advised that the Board had discussed mixed land use
for the Comprehensive Plan two to three years ago. The mixed land use district
was approved, but not transmitted to the Department of Community Affairs
because the applicant 'vvithdrevv' their application. He explained that there is
renewed interest in mixed land use districts and based on this interest, the matter
is coming back to the City to possibly create a mixed land use district(s). He
noted that this issue was not driven by any property owner or developer. He
referenced articles and studies contained in the Board packet. Chairperson
McNeely commented that the City should develop its own codes and regulations
without being developer driven. John Fredrickson spoke against mixed-use.
Shannon Roberts, Council Member, advised that the Business and Cultura!
Development Board's survey touches on innovative ideas. She advised that the
Mayor and City Manager attended a workshop recently in Winter Springs
regarding mixed-use. She asked the Board to consider innovative ideas,
including walking to parks and shops in a town square type environment. The
Board held discussion regarding acreage of the remaining unimproved properties
throughout the City where this concept might work. Todd Peetz, City Planner,
advised that the City has only 106 acres of vacant land remaining that could be
developed for this type of concept. Ray Osborne, citizen, advised that he knows
an architect that is very familiar with mixed-use who may be willing to come in
and speak to the Board and answer any questions or concerns regarding mixed-
use. Discussion followed. Following discussion, Chairperson McNeely asked
Todd Peetz to provide the Board with facts of where this concept is successful
within a City that is two square miles, with a population of 11,000. The Board
also requested direction from City Council.
Planning & Zoning Board
Meeting Minutes
January 24, 2007
Page 6
7. Elections: Chairperson and Vice Chairperson.
Donald Dunn nominated Bea McNeely for Chairperson. John Fredrickson
seconded the nomination. Vote carried unanimously.
Donald Dunn nominated Lamar Russell for Vice Chairperson. John Fredrickson
seconded the nomination. Vote carried unanimously.
There being no further business, the meeting was adjourned at 9:48 p.m.
Bea McNeely, Chairperson
Susan L. Chapman, Secretary
Meeting Type; Planning & Zoning
Meeting Date: 2/1 4/07
AGENDA
Heading Preliminary Replat
Item # 2
No.
AGENDA REPORT
PLANNING & ZONING BOARD
THE CITY OF CAPE CANAVERAl,
SUBJECT: Casa Esperanza Preliminary Replat
DEPT./DIVISION: Building Department
Requested Action:
Review and recommend to City Council the proposed preliminary replat for Casa Esperanza.
Summary Explanation & Background:
This request is for a preliminary replat of part of lot 7 and lot 8, block 58, Avon-by-the-sea, east of North Atlantic (AlA) and south side
of Fillmore Ave.
Exhibits Attached:
n Application by applicant
I -,
I 2) Site report by staff
3) Staff review comments
I 4) The Preliminary Rep!at drawing ,
-,
Building Official's Office Department
I
02/07/2007 15:32 40752'37883 MILLER LEGG PAGE 03/07
~. CITY OF CAPE CANAVERAL
PRELIMINARY PLAT-, REPLAT & FlNAL PLAT RECEIPT
. . C a... :. t;;e,. IE :; p ~.f' c.... n;;;:. a..
Project Name:
,
RESIDENTIAL:
X lr 2 & 3 Residential Units ........mmm............................TOTAL: $37.50
Total # of Units?
- (4) or more Residential Units $50.00 (1st (4) Units), $50.00 .
Plus Units @ $7.50'per unit $
Total:$ 37.. So
, . -. > "., ... .,
COMM:ERCIAL:
$150 per acre of land, or portion thereof.
Acres X $150 TOTAL:....mm.....$
SITE PLAN EXTENSION:.. ...... ...""".-.... ............... ...'.-. ........ TOTAL:... ... ...... ... .$150.00
SITE PLAN RESUBMISSION: 50% of original ree.........TOTAL:..............$
========================~=========~=====~=~=~~=:==~======
DEPOSIT TOWARDS REVIEW FEES:
RESIDENTI..AL: 1 - 4 Units ......................~
-------
Over 4 Urdts..._.............. $1/,500.00
COIvlNIERCIAL: Up to 4 Acres.................$l,500.00
Over 4 up to 8 Ac.res.....$2,OOO.OO
Over 8 Acres..................$3,OOO.OO
Tot:\l Acres:
Office Use Only: Escrow Account # 1-202..2400
=======~=======~===============~~~=====================~~~~
TOTAL REVIEW DEPOSIT RECEIVED: $ 7C{{"'.OC~
TOTAL SITE PLAN SUBMITTAL FEE RECEIVED: $ '3 7. S c:::.
PAID RECEIPT NO. DATERECV'D 1~ld;:2./cc.c
OJ l.n?'O,~ 1.1 :11 r?1.~,J PI,P Pl.U ? $'737,50
.1 ..tt17 r
02/07/2007 15:32 4075297883 MILLER LEGG PAGE 04/07
, - -
- ,"
- .
APPLICATION FOR PLAT REVIEW
DATE OF SUBlYllTTAL: r;Z-,;;;? -;06
.
(NOTE: SUBi\'fiTTAL:MUST BE SUBMITTED A ~ThITJ1v.[ OF 30 DAYS FRIOR TO
THE PLANN1NG & ZONJNG :MEETlNG; PLAT rvruST IVIEET THE REQl1IREiYrENTS ~
OF SECTION 98-41 THROUGH 98-6'2).
IS THIS ~lMlNARY~:iE-PLAT' OR FINAL PLAn Pre((,",J~a'( Pl~ f
A.:."\IOu"NT OF FILD\G FEE PAID: $ ..
A.:."\-IOilli~ OF Ets"GThTEERlNG DEPOSIT PAID: S .
~
DID BREVARD COt.1NU, GEOGRAPHIC RESEARCH DIVISION APPROv""E mE
REQUEST FOR STREET NAME, IF APPLICABLE? (NOTE: THIS N"'EEDS TO BE
DOl'i"E PRIOR TO SUB~1ITTAL). -YES _ NO ~ N.A..K.. .
PROJECT NA..rv!E: C e:t S cc.. IE 5 P e.r~n.Z: C<..
PROJECT ADDRESS: -3'33 ' F ;--/ ( 1111 0 r ,re five f:"'_pe c.r't~<.J""~-- ( r;1 57<;'-,-",
I - .. '-.." - j . - ' -- t. ...,....~
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LEGAL DESCRIPTION: f}VD.... "BfI'L,.e S e~~ L::- f- B~ E (6 % if -~l Lot ~ +- :;:;=5 F 1- :1'" fI"l<c:rI~
. _ t .s~ "'~\ t.:;; 'B"1(c. ~8
OW"]-'""ER(S) NA.'\1E: T r~p pi e- ::.T ~ 'AUf?Sf~c-d:s LLc ;:<<(- '37-;;r~ -CG--OOl;):j~~c:-
Di:'C7~ c6
OV....1-I""'ER(S) ADDRESS: P...D_ T3F/~ 3<::1 i , C~p ~ Cq;~..qV~.""f(J FL 329"2'0
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PROJECT ARCmTECT/ErfGll".;:EER: (~- t .. r: .p G ,-,-J'-J'
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J?HO~""E NO. OF P- RCHITECTfF"'G~"EER: ( "'.::i J-~ f::J.
,-;
APPLICAJ.""IT(S) SIGNA TIJRE: LL-C-
--"". -'- J 0...., 1
PHO:N"E NUM:BER OF O\-V':N""ERJAGE'l'"T: 'i:I;) - ~ D ~
.
. .
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02/07/2E107 15:32 40752'37883 MILLER LEGG PAGE 1'l7/1'l7
December 22, 2006
City Of Cape Canaveral
Respectfully request review of proposed plat concerning 333 Fillmore
. .
A venue, Cape Canaveral Florida. The property is located in the R2 zoning
district. We intend to build a townhouse project consisting of three units.
Thank-you
John Johanson
For Tripple J Investments, LLC
City of Cape Canaveral
Casa Esperanza Preliminary Replat
Applicant: Triple J Investments, LLC.
Location: Section 23, Township 24 South, Range 37 East
Proposed Amendment Acreage: 0.26 +/- Acres
Permitted 15 DU per acre: 3 units (maximum potential units for whole site)
Proposed Number of Units: 3
Current Future Land Use: R-2 Residential
Current Zoning: R-2 Residential
Description:
The applicant proposes a preliminary replat of a lot located at 333 Fillmore Avenue,
Parcel No. 24-37-23-CG-00058.0-0007.00. The replat will result in three (3) lots created
out of the existing one, all with frontage onto Fillmore Avenue. The subject site is
located south of and adjacent to Fillmore Avenue and west of Ridge wood Avenue.
I North South East West
Zoning R-2 Residential R-2 Residential R-2 Residential R-2 Residential
Camp Plan R-2 Residential R-2 Residential R-2 Residential R-2 Residential
Existing Multifamily Single Family Multifamily Single Family
I Conditions I Residential! Residential Residential! I Residential j
I i Ocean Park Condo Duplex I
Public Services and Facilities in Amendment Area:
The Level of Service for parks and recreation is two (2) acres of park land per 1,000
rp.C'~I1p-ntC' .fAl.-pproximately t\venty~four (24) acres of park land exist in Cape Canaveral.
~ VlJ.l.\J.V.l..J.LIJ.
This equates to a population of approximately 12,000 residents. The City's population as
of April, 2006 was 10,034. There is still adequate park space available.
AlA is operating at Level of Service "A" with 283 available peak hour trips between
North City Limits to Central Blvd. AlA from Central Blvd to North Atlantic has a level
of Service "A" with 325 excess trips. If developed completely as residential, the site
COllld generate 1 to 2 Prv1 peal( hour trips.
The City of Cape Canaveral provides wastewater treatment. The wastewater treatment
capacity is 1.8 million gallons per day (MGD). The existing usage is 1.26 MGD with an
excess capacity of 0.54 MGD. The Level of Service for wastewater capacity is 118
gallons per capita per day. At 2.35 persons per household, multiplied by the proposed
three (3) households, then multiplied by 118; the projected demand for the proposed
development is approximately 831 gallons per day of wastewater. There is adequate
wastewater treatment capacity available.
The City of Cocoa has a total capacity of 56 MGD and currently provides 48 MGD.
Approximately 24.4 MGD of water is being used on an average daily basis, leaving 23.6
MGD available. The Level of Service for potable water is 264 gallons per household per
day. At 264 multiplied by 3 households; the projected demand for the proposed project is
792 gallons per day of potable water. There is adequate potable water service available
with the proposed change.
Brevard County provides facilities for solid waste disposal. At this time, the County
does not foresee any deficiency with their solid waste facilities.
Environmental Description of Amendment Area:
The subject site consists of Urban Land (UR) soil type. The soils in this complex are 60
to more than 75 percent covered with streets, buildings, large parking lots, shopping
centers, industrial parks, airports and related facilities. There appear to be no wetlands on
site. Wetland determinations or verification are permitted by St. Johns River Water
Management District. There is no known Aquifer Recharge or Floodplain areas
associated with this parcel. There are also no known endangered species living on the
site.
Historical and Archaeological Resources in Amendment Area:
There are no lCl10wn historical or archaeological resources on site.
Population Projections and Trends:
The average household size is 2.35 persons. The three (3) units will probably
accommodate six to seven new persons.
Page 1 of 1
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SSA
,~~ RECEIVED
r
February 1, 2007 " flr~ FEB -! 7
~'
,.;r~; i .,'" . Q '" .
Mr. Todd Peetz 'v.., ,,~~'h\
"\ <",7t .
MiHer-Legg & Associates ~ .eit<<;~.il:.~' ! 'i;~ '"
631 South Orlando Avenue
Suite 200
Winter Park, FL 32789
RE: Preliminary Plat Review - Casa Esperanza - Review #2
SSA Job No. 05-0025, Task 042-1003
Dear Mr. Peetz:
SSA has reviewed the submitted preliminary plat for the above referenced project. Based on our review,
SSA recommends said plat for City approval.
This review does not relieve the applicant from other local, state, and federal agencies having jurisdiction
over the project site. Should you have any questions regarding this letter, please do not hesitate to call.
(SincerelY,
~1\"~'- ~
"-- ~ \\ )
\"~"~"-h /
David Roy J9nes, FivtS
Chief Surveyor
DRJ:jls
Co: Susan L. Chapman
City Engineer's Review Fee For Review #2 - N/C
NOTICE OF ADDITIONAL FEES
As this project is being reviewed under the original City contract,
Engineering Fees for all reviews after 2nd review will be billed at $95.00 per hour.
~ ./
ST01TLER STAGG & ASSOCLA.TES ARCHITECTS ENGINEERS PLANNERS, INC.
8680 North Atlantic Avenue P. O. Box 1630 Cape Canaveral, Florida 32920 Tel 321-783-1320 Fax 321-783-7065
u.10an sotloriva\civifiprojects\cape\ecasa esperanza pre plat review 2,Mc. #AACOOO329 #EBOOO0762 #LBOO06700
MEMORANDUM
TO: Todd Morley,
Building Official
TO: Todd Peetz
City Planner
FROM: Ed Gardulski
Public Works Director
DATE: January 22,2007
RE: Casa Esperanza Townhomes
Preliminary Re-Plat
The Public 'Yorks Department has reviewed the Preliminary Re-Plat of the above
stated project and has noted the recorded street vacation (691/564). This re-plat has made
note of the recorded vacation of Magnolia A venue. The Public Works Department does
not have any further comments of concerns.
Memorandum
To: Todd Morley, Building Official
From: Todd Peetz, City Planner
Date: January 24, 2007
Re: Casa Esperanza Preliminary Replat
I have reviewed the Casa Esperanza Preliminary Replat and have no concerns
at this time. However, it should be noted that:
1. Townhomes require three parking spaces per unit. Each space is
required to be 200 square feet. Please demonstrate, on the preliminary
replat, how three parking spaces per unit will be provided.
. Section 110-374. Off-street parking - For a townhouse, there shall be a
minimum of three parking spaces for each living unit located on the same
property as the main building. The minimum of three parking spaces shall
be required of all living units of three bedrooms or less. Living units
containing in excess of three bedrooms shall require an additional parking
space for each bedroom in excess of three.
If you have any questions, or need further information please fee! free to contact
me at 407-629-8880.
Page 1 of 1
T odd Peetz
From: John Cunningham [jcunningham@ccvfd.org]
Sent: Monday, February 05, 20078:20 AM
To: Todd Peetz
Subject: Re:Prelminary Replat 2nd
We have reviewed the replat for Case Esperanza and have no comment at this time.
2/7/2007
Meeting Type: Planning & Zoning
Board
Meeting Date: I/24/07
AGENDA
Heading Discussion
Item # :3
No.
AGENDA REPORT
PLANNING & ZONING BOARD
THE CITY OF CAPE CANAVERAL
SUBJECT: Discussion - Mixed Land Use
DEPT.IDIVISION: Building Department
Requested Action:
Discussion and direction to staff concerning mixed land use. The City Council at their February 6th meeting
provided additional input and guidance requested by the Planning and Zoning Board re-evaluate the application
of mixed land use districts in the City.
Summary Explanation & Background:
The Planning and Zoning Board had discussed mixed land use for the comprehensive plan two to three years
ago. The mixed land use district was approved, but not transmitted to the Department of Community Affairs
because the applicant withdrew their application.
There is renewed interest in mixed land use districts and based on this interest this matter is coming back for the
Cit'j to possibly create a mixed land use district(s).
Additional information related to population size and minimum thresholds for mixed use sustainability if
forthcoming: as requested at the City Council meeting 2106/07.
I ~ .
* Try Smartgrovvth.org as a source for additional background inf01111ation.
I Exhibits Attached: ,
#1 Write up on Winter Park Village, #2 Write up on Baldwin Park and #3 Guidance for making community
changes "neighborhood-scale planning tools to create active, livable communities".
I I
Planning Official's Office Department
Winter Park Mall, located in the heart of Winter Park,
Florida, was hailed in the 1960s as a symbol of progress.
The Mall was designed to compete directly for customers
with nearby Park Avenue, the City's traditional Main Street.
During the 1980s and early 1990s, however, Winter Park
Mall steadily declined in sales and lost tenants, while Park
A venue maintained its vitality and grew stronger. Park
A venue is now known as "the Main Street that killed the
Mall."
In 1997, a consultant team from Dover, Kohl & Partners,
Glatting Jackson, et aI., and Gibbs Planning Group devised a
plan for the redevelopment of the Mall. Created on the
City's behalf, this plan was worked out in consultation with
the prospective developer. The developer has since
constructed the first phase, transforming the Mall into the
new Winter Park Village.
1 The Dead Mall
Winter Park Mall was a vintage example of
1960's single-use retail planning. Its low-slung,
The Mall mostly one-story structure was set in the midst of
a huge unbroken expanse of asphalt. Its stores
in 1997 faced inward, presenting blank wal1s to the
public realm. An urgent objective during
redevelopment was to establish an urban sense
of place; the interior of the development in the
near-tenn scenario was designed to function like
a normal pali of an urban village.
Shaping Public Space
Even though it is focused in only a small area in the
near-tenn scenario, the plan established coherent,
legibly shaped public space between the buildings.
The fronts ofbuildings were deliberately placed in
certain locations to generate a sense of spatial
enciosure. This sense of shaped public space is a
constant feature of successful urban villages.
1000
1///
Redevelopment
.~
F rants and Backs
3 In the plan, care was given to create a "public side" and a
"private side" to each building site, wherever possible. This
is because, in the real world, buildings do have fronts and
backs. The fronts are for things like doors and storefronts;
Long Term the backs are for loading and mechanical rooms and
Prospects dumpsters and, where appropriate, midblock parking courts.
The front side is the presentation face of the building, so it
should face the streets! Jt sounds simple, but this
principle is often ignored.
T-nt.o-r,.'n.111..,.o0t~"f'irT thA
i.1.l\..\"..I.LVVLl.ll\,...lvL.UJ5 Ll1'-'
Street Network
The plan showed how to reweave the
circulation pattern originally intended for this
area of the city. An interconnected network of
streets and rationally shaped blocks is now
being built. The new streets that divide the
parking lots and mall site into blocks are
detailed as "real street-like streets." This
means they are constructed with sidewalks,
street trees, on street parking and curbs, with
urban cross-sections, and their intersections
have pedestrian-friendly, small comer radii.
Practica]]y speaking, some of these streets
will function like drive aisles in parking lots
during the near-term phase, but their urban
appearance will have a traffic calming effect
and wi]] make infi]] proposals possible.
W inter Park Village
Location: Winter Park, Florida
Client: The City of Winter Park
Developer: Don Casto Organization
Charrette Team: Victor Dover, James Dougherty,
Dana Little, GeoffFerrell, Troy
Russ, Walter Kulash, Don Martin,
Alberto Vargas, Arnold Gitten,
Brett Hutchens
Consultants: Glatting Jackson et al
Gibbs Planning Group
Illustrations: James Dougherty
Status
Phase I nearing completion, 100% leased.
Phase II in permitting. Winter Park Village was
recently featured in the April 23, 2003 edition of
USA Today, entitled "Make overs Bring Life to New
Malls",
tow n planni n g
1571 Sunset Drive Coral Gables, FL 33143
tel: (305) 666-0-1-16 fax: (305) 666-0360 http://w\v\v.dovcrkoh1.com
Flonda CommumtIes - Orlando Commumty - Communities Orlando Florida - Baldwin Pa... Page 1 of 1
An Old Fashioned Florida Community
Baldwin Park has been carefully planned to create a definite sense of community
Traditional Neighborhood Development (TND), Baldwin Park has no gates or wall
blends seamlessly into surrounding areas. It's pedestrian friendly with wide side,
Homes are within easy walking distance of stores, offices and restaurants. Parks,
playgrounds and common areas are other places to meet and socialize, making E
Park one of the friendliest communities in Orlando, Florida.
Community swimming pools and fitness facilities are also enjoyed. Roadways for
connected network with more than 25 entries and exits to the neighborhood so t
dispersed and flows easily, and residents have quick access to other Orlando
communities. Garages are accessed by alleys in the rear of homes for prettier, fr
streetscapes. With homes of many different types, from apartments to Custom h
Baldwin Park is inviting to families, singles and empty nesters. It's an Orlando
community you'll be proud to call home
Leqal Disclaimer & Privacy PoliCY I Site Map I Directory I Directions
@ Copyright 2007 Baldwin Park Development Company. All Rights Reserved.
http://www.baldwinparkfl.com/web/community.asp 2/7/2007
BaldwIn Park Village Center - Orlando Florida Shopping, Office Space and Restaurants Page 1 of 1
Baldwin Park Village Center
The site of Baldwin Park's Village Center is now filled with action. Central Florida'
newest streetscapes, stores, restaurants, homes, offices - even a scenic water w
all underway. Baldwin Park residents can walk or bike to shopping and dining, th
cleaner or the bank, and much more. Ample parking is also available. A waterfro
destination, the Village Center promises to become a distinctive part of the Orlar
dining and shopping scene. It's the only place you'll find casually sophisticated ci
living right at the heart of a friendly, traditional neighborhood.
Living Places and
Office Spaces.
Live here. Work here. How much more convenient can it get? The Village Center
home to office space, City Homes, apartment buildings and apartments above re
stores. SunTrust Bank anchors the first floor of an immaculate 28,000 square feE
building and executive office suites occupy the second and third floors. Unicorp i~
developing mixed-use buildings offering retail space with apartments above. Line
Property Company manages 65,000 square feet of Class A office space. Unique t
three-story apartment buildings by Centergate Residential and sophisticated City
by Rey Homes lend stylish residential charm to the dining, shopping and entertai
hub of this Orlando neighborhood.
For information about business and retail opportunities in the Baldwin Park Villag
Center, call 407.206.3300.
Leqal Disclaimer & Privacy Policy I Site f'v@Q I Directorv I DiL~c:t:lQns
@ Copyright 2007 Baldwin Park Development Company. All Rights Reserved,
http://www.baldwinparkfl.com/web/village.asp 2/7 /2007
Baldwm Park Businesses Page 1 of 1
Baldwin Park is Great for Business
Baldwin Park offers the perfect location for business. Neighborhood offices, Class
office space, executive office suites, mixed-use buildings offering retail space wit
apartments and offices above, are all available.
Just minutes from downtown Orlando, Baldwin Park's offices and businesses are
convenient to the city, and all of the neighborhood's amenities. With New Broad
Blue Jacket Park, Lake Baldwin and Lake Susannah as the surrounding setting,
businesses located here will have a truly unique atmosphere, and the convenienc
being close to the shops and restaurants of the Village Center. For Baldwin Park
residents and neighbors, finding professional services close to home will be just i
the corner.
Click here for a full listing of all of the businesses, professional services, shops ar
restaurants opening at Baldwin Park.
Leqal Disclaimer & Privacy Policy I Site Map I Directory I Directions
@ Copyright 2007 Baldwin Park Development Company. All Rights Reserved.
http://www.baldwinparkfl.comlweblbusinesses.asp 2/7/2007
DIrectory ot Busmesses at Baldwm Park Page 1 of2
Business Directory
Big and small companies. Professional business services. Shops and restaurants.
situated in Orlando's newest Traditional Neighborhood Development. Baldwin Pal
setting for a genuinely dynamic business atmosphere, with a friendly neighbor at
and a downtown appeal.
Check back often to find the newest additions to Baldwin Park's business director
* 310 Park South * J Martin Black and Associates
* AdepTech - OPEN * Janney Montgomery Scott
* Allstate - Amy Ridge Agency - OPEN * KRG&G, CPA
* AmSouth Bank - OPEN * La China - OPEN
* Amy Ridge Allstate Agency * Lago Restaurant
* Animal Hospital at Baldwin Park * Lamm & Company Partners -
* Architects in Partnership * Loco IvJotion - OPEN
* Artistic Expressions Photography - OPEN * Magic Nails - OPEN
'* Atlantis Flowers - OPEN * fv1archena & Graham, P.A.
* Baldwin Bark and Meow Supply - OPEN * McCorkle Construction
'* Baldwin Park Development Company * Merrigan's - OPEN
* Barnies Coffee & Tea Company - OPEN * Miller Sellen Conner & Walsh
* Best Cleaners - OPEN *- [viae's Southwest Grill
* Bishop Engineering * Partridge Tree Gifts
* Cambridge Homes * People's Choice Aesthetic Sun
* Carrs Barbers - OPEN * Pizzeria Valdiano - OPEN
* Centergate Baldwin Park * Planet Beach Tanning Salon -
*- Centerline Homes * Planet Smoothie Cafe OPEN
'* Clara Herrera Collection - OPEN *- Psychotherapy Works, LLC - C
." Cold Stone Creamery * Publix OPEN
'* Cuhaci & Peterson Architects * Rey Homes
* CVS - OPEN '* S.G.~1. Engineering, Inc.
* David \Neekley Homes *' Seito Japanese Restaurant - C
*' Dental Excellence - OPEN * Setnor Byer Insurance & Risk
" Doc Green's '" Srnart Start L.c. - OPEN
*' Dr. Andrew Sumrners - Pediatrician - * St. Paul Travelers
r"'"\r.ri\1 * Standard Pacific Homes
ur-cp,J
* Dr. Dunn- Lake Baldwin Dental - OPEN * State Farm Agents John Psorr
* Dr. Luke Peterson, Chiropractic Physician Ackerman-OPEN
OPEN *- Subway - OPEN
* Dr. Victor McNamara, Podiatrist OPEN * SunTrust - OPEN
'" Dyer, Riddle, Mills & Precourt, Inc. * The Majestic Apartments
* Executive OfficeSultes of Baldwin Park * The Spa at Lake Baldwin
* Eye to Eye Care - OPEN * The Village Liquors & Fine \^!ir
* FAIRWINDS Credit Union - OPEN 'r. Trlsh's Teas - OPEN
'" Farris and Foster's Fine Chocolates - *' Urban Arts - OPEN
OPEN * Victoria Jewelers - OPEN
'" Fleming Enterprises *- Village Liquors and Fine Wine
* Florida Institute of Technology - OPEN * VOA Associates
* Gatsby's * Wine Styles - OPEN
'" Gynecology, Women's Wellness & Weight * Ydar Salon and Spa - OPEN
I r.rr _ nOCl\1
L-V.;).,::} '-.Ii Ll~
* Hair Cuttery - OPEN
http://www.baldwinparkfl.com/web/business_directory.asp 21712007
S pmwling ",ban development and auto-dominated steem
make it nearly impossible for people to integrate walking
or bicycling into their daily routines. As national physical
activity levels decrease and obesity rates increase, local leaders arc
looking for ways to incorporate smart growth or livable communities
principles into their general plans so people can safely and conveniently
walk and ride a bicycle for transportation and exercise. They arc also
using these concepts to reduce congestion, air pollution and automo-
bile dependence.
While many communities subscribe to livable communities principles,
they often encounter difficulry implementing them. All too often the
broad smart growth objectives in a general plan lack the detail that is
needed to guide actual development and are not translated into the
zoning code. The result is development that is less compact, and less
conducive to walking and bicycling than was originally envisioned.
Mixed-use commercial, retail, civic and
lI1to clmer proximity placing more destin::ltions within reach or
ride or tr:msit I
Compact development makes more eHlciellt use of land, preserves open
mfrastructure costs, supports neighborhood retail ::lnd transit
and hrings together.
U interconnected streets cnsure conVU11cnt
;lI1d Clrcubtion ing vehicle circulation.
t q ~. 1
;ltItomOI)lle cIrculatJon alle[ on
l'nvirollI1lcl1lS dut arc and
within to transl t making transit a more
to automobile and' ridership It)r the transit system.
Increases in ridership revenue to Jllfld hiaher of tr,lihir service.
tJ
to
For more livable communities
Principles
1
.11111,;1,1)
I
,-'----.
Planning Proactively vvith
Neighborhood-Scale Planning Tools
The Ahwahnee Pcinciples encourage local governments co prepare neighborhood-",ale plans that
refine general plan policies and plan proactively for new development. All too often, however,
these neighborhood-level plans - whether specific plans, precise plans or master plans - are
simply glorified versions of the broader comprehensive plans and fail to provide sufficient detail about
the overall design of the community - the location and width of streets, sidewalks and parking, the
location and massing of buildings, and the relation of buildings to the street and to one another. To
implement smart growth concepts, these plans need to establish standards and guidelines to provide elected
officials, residents and developers with a dear picture of how future development will look and feel.
The process of producing a neighborhood-scale plan also
provides an important opportunity to engage stakeholders
in a more detail-oriented planning process. When prepared
and administered effectively, neighborhood-scale planning
tools can help to:
D Create old-style walkable neighborhoods with
nearby retail, pedestrian-friendly, shaded streets
and a variety of housing types.
D Ensure that large greenfield sites are developed
in a coherent manner.
D 1Ylake certain that new development complements
and enhances the existing community.
D Identi!)r and address contentious planning and
design issues at the neighborhood scale.
D Plan for futureinfrasrructure financing,
[3n consenSllS,
A "master" strategy for smart gro\Nth
The City of Turlock requires all newly annexed lands to be subject to specific plans
nt' t1'''l'lC'I',.:.r n1atH.-' tn 'lh F-~{h'\rr Tn ;rnnlplT1pnr cm"r-r rTrrn/,l'rh rrr"..,lc- ..,n,...l nt-n.d11rp hL'iD'" fAr "L......rr;,........1
............. .....1.UvL'-'.l. 1".... .I........ ..1-....... a....lO .......1..1................. L\J ....10.$.....1-'.1.......1..11........1:.1..... vJ..L.lU.J.L t).I.\J YL.l.l 5VU.lJ a..l.l~ .t'lV u\..,..\...- }.na.10 .LV!. ,IV5-L\....ct.l,
orderly, and quality growth." The City crafts master plans in much the sarne way they do their
specific plans but using a master plan avoids the necessity of conforming to state mandated
rules, regulations and annual reports.
);> For more information: City ofTurlock Planning Manager Michael Cooke, (209) 668-5640
or \VVvw.ci. turlock.ca. us/ citydepartments/ communityplanning/ specificmasterplans/index.asp
1 (; J! ' ~ '1 ~ i ; , , ; , \ ~ 'tt iii?, ^~ 'V
; '" ~ " ' ' " , , l' f', '/" % t "Ii ~
I' ~, ~ \ , ~~ ., , , l i \! \0 r1~_
I l , 'PraactiV~I,::);~ '
I 1 \ I I
, l
, , ' l I ,
I ; i d 'i if' : \ " , ! Plannin '
l I \ \ l
l 'l <<,
T hc>c tools ate useful fot
refining and implementing
the general plan at the
neighborhood scale:
Area and
Cornrnunity Plans
Area and community plansare
optional components of the general
plan that are used to refine general
plan policy and resolve conflicts at
the neighborhood scale. to planning and implementation. Forrn-Based
State law requires specific plans to Zoning Codes
Specific Plans include a land use plan, an infra- In the last few years, a new zoning
Unlike area and community plans, structure development and financing tool has emerged to help local gov-
specific plans are adopted separately plan, and development standards. ernments implement their plans
from the general plan and focus While these required clements arc and ensure that the physical form
heavily on implementation. useful, they can make specific plans of new development is consistent
Specific plans allow local govern- costly and time consuming to with the community's vision.
menrs to take a proactive approach prepare. Rorm I~w~d ~~'1il'~ ~~dM ~1~arlH
J. .LL -UdOI...< 'L\..Jj 15 \.-U\. Li) -L. \..-0:: -J
Master Plans establish what is desired in new
Some communities employ the neighborhoods by specifYing the
massing. height and location of
master plan 3S 3 simpler and buildings, as wel! as their relation
r--------------------------- ---- m the specific
, cxpcnSLVC ship to the street. These codes also
I
I I)" [ff'-.,;'Ii ''L'r:n;er :'::Ir~ft plan. J:v1aster plam can be cost
, pay special attention to the location
I dlt,:Clive especially [or planning
I of parking, the width of streets
I
I areas that arc less contentious.
I and the design of public spaces.
I
I
I
I Unlike conventional zoning codes
I Planned Unit
i
I Developrnents that can be lengthy and difficult
I
,
I for the average person to read,
I Planned Ullit Developments arc
I form-based codes are based OIl
, changes in land use zoning which
I graphics and arc more user-friendly.
I allow for the adoption of a unique
I Form-based codes are highly specific
I set of development standards for a
I
I and can be set up to allow developers
I single development. Unlike specific
I
I to build "by right.-'
I plans, Planned Unit Developments
,
I
I _.~_ .._.._IL_ :._:.:____1 .J__~_L__ _~__
, die ll~Udll'y 1111UdlCU UCVClUUCl;,
, <
I rather than local government.
I
..- - --
Tips for Effective
Neighborhood-Scale Planning
Starting Off o Make sure the initial intent of o Employ a market study to set
o Make sure the general plan the plan remains clear and realistic targets for the amount
focused throughout the planning of new retail, office, and resi-
establishes a clear and represen- process. dential development a given
tative vision that is based on
livable community concepts. o Secure broad political support area can support.
o Define a clear intent for for the neighborhood planning o Consider how the elements
developing a neighborhood- process. in the plan affect the block,
street, building, neighborhood,
scale plan. Planning - district and corridor scales
o Choose the neighborhood-scale Information simultaneously.
planning tool that best suits Gathering
your community's needs and o Assess the current social, envi- Planning -
constramts. Suggestions
ronmental, and economic con-
Consensus Building ditions in the area. This can o Require shared parking arrange-
include a wide range of issues ments to facilitate compact
o IdentifY key stakeholders and including jobs/housing balance, development.
hold public workshops and housing affordability, historic o Don't let the plan get watered
design charrettes to involve buildings, traffic congestion, down. If major opposition
the public in establishing a and the local business climate. arises, perhaps more education,
vision for the plan area. o IdentifY development constraints visioning, and consensus build-
o Consider formini'" :J committee and opportunities. ing is required. In particular,
0-- -- - - ----
with a broad representation o Interview property and business do not compromise on density,
of community groups and owners to understand their mixing of uses and parking
organizations. Such a committee needs. standards.
can help build consensus and o Try to conduct environmental
minimize contlicts. analysis (CEQA) concurrently
with the plan. This helps to
avoid surprises down the road
and can allow for the mitigation
of some environmental impacts
through design.
process.
o If appropriate, use redevelop-
ment powers to acquire land,
improve infrastructure, and
add amenities to the plan area.
o When appropriate employ a
Negative Declaration or a
Program Level EIR to help
streamline the environmental
review process for the desired
types of development in a
Case Study