F L USE MAP - City of · PDF fileOrlando NTC Partners, A Joint Venture Project Planner Jacques Coulon Planner I ... After Conversion #7 351,935 215,639 675,823 4,580 721,043 497,125

Property Location: along the south side of

Benwick Alley., west of Jake Street, east of

Meeting Place, (±1.27 acres, District 3).

Applicant’s Request:

The applicant is seeking to update the Baldwin

Park PD in the following ways:

1. Non-Substantial Amendment to the Baldwin

Park PD to update the Land Use Program

(Amendment #8), and specifically to amend

the entitlements for Unit 8A by converting

1,271 square feet of office (from the Office

Medium Intensity category) to 2 residential

dwelling units; and

2. Amend the Lake Susannah Neighborhoods

Master Plan/Specific Parcel Master Plan,

and the Baldwin Park Residential Design

S U M M A RY

Location Map Subject Site

Owner/Applicant

Robert Moreya

Orlando NTC Partners,

A Joint Venture

Project Planner

Jacques Coulon Planner I

Staff Report to the

Baldwin Park TDRC

February 23 , 2017

B A L D W I N P A R K U N I T 8 A

C U S T O M H O M E L O T C O N V E R S I O N

Z O N 2 0 1 7 - 0 0 0 0 1

I T E M # 1

Guidelines to reflect the conversion of four

(4) Custom Home Lots (Lots 1428 through

1431) into six (6) Manor Home Lots.

Staff’s Recommendation:

Approval of the request, subject to the conditions

in this report.

Public Comment

The applicant’s submittal and notice of the

Baldwin Park TDRC meeting were posted on the

City of Orlando’s Baldwin Park website on Janu-

ary 19, 2017. This staff report was posted to the

City’s Baldwin Park website approximately one

week prior to the BPTDRC meeting and was also

provided to the Baldwin Park Residential Owners

Association (ROA) via e-mail. Updated: February 16, 2017

Page 2

FU TU RE LAN D US E MA P

ZO N IN G MA P

Page 3

PR O JE CT AN A LYS IS Project Description

The applicant is seeking a Non-Substantial amendment to the Baldwin Park PD converting four (4) Custom Home lots (Lots1428

through 1431) into six (6) Manor Home lots as well as an update to the Lake Susannah Neighborhoods Master Plan/SPMP and Bald-

win Park Residential Design Guidelines to accommodate these new lots. In addition a corresponding update to the PD Entitlements

Summary Table 3.14, converting unallocated office space to two (2) residential lots to accommodate the additional Manor Home

lots.

The subject sites have a Future Land Use designation of Urban Village, and all of the properties are within the Baldwin Park Planned

Development. The subject sites are designated as Detached Housing on the Land Use Plan Map and Neighborhood General on the

Regulatory Plan. The proposal is consistent with both the GMP Future Land Use designation and Baldwin Park PD zoning, including

the Land Use Plan and Regulatory Plan.

Previous Actions:

09/1998: Baldwin Park PD Adopted

2005: Subject Property Platted as Lots 1428-1431 in Baldwin park Unit 8A.

2008: A 11,627 sq. ft. single-family residence was constructed on lot 1432.

2008: The Baldwin Park Residential Design Guidelines were adopted by the HOA.

2012: Most recent Non-Substantial PD Amendment for the Entitlements Summary Table

Project Context The subject sites are generally located on the south side of Benwick Alley, on the north side of the alley are the rear yards and garag-

es for homes fronting Nolan Court and Fenwood Lane. To the south of the subject site is an open mews as well as a bike/pedestrian

trail along the shore of Lake Susannah. (See Table 1)

Development Entitlements

Development within the Baldwin Park PD is governed by the Baldwin Park Entitlements Summary. The Entitlements Summary

identifies the total amount of approved, built and unallocated development within each Unit of Baldwin Park. Development in Bald-

win Park is approved through Neighborhood Master Plans, subdivision plats and Specific Parcel Master Plans each of which draw

from available entitlements from within the PD.

At times, the actual amount of development constructed may vary slightly from the amount approved. For example, a Specific Par-

cel Master Plan for a condominium building may allow 30 dwelling units, but only 26 units are actually constructed. In this example,

the development would have a balance of 4 approved but unallocated dwelling units. The entitlements summary was updated in 2007

and again in 2012 to reflect actual development based on building permits issued by the City of Orlando.

Looking specifically at Unit 8A there are 82 detached housing units entitled, all of which have been platted or built. As such there

are no unallocated units available in the detached housing pool in this Unit to accommodate the additional 2 lots that the conversion

from Custom Home lots to Manor Home lots will create. There is however an excess of 11,700 sq. ft. of unallocated office space

within Unit 8A. Sub Area Policy S.16.4 provides a mechanism to alter the development capacity within the PD by substituting resi-

dential dwelling units for office square footage in accordance with the following ratios:

Land Use Category Ratio

Office, Medium Intensity 1 du / 653.5 sq. ft.

Office, Low Intensity 1 du / 1,089 sq. ft.

Table 1—Project Context

Future Land Use Zoning Surrounding Use

North Urban Village Planned Development (Baldwin Park PD) Single-Family Residential

East Urban Village PD Single-Family Residential

South Urban Village PD Open Mews and Bike Pedestrian Trail

West Urban Village PD Vacant Single-Family Residential Lot

Page 4

To convert the unallocated office space to the two additional detached dwelling units one simply multiplies the number of units de-

sired (2 units) by the office conversion ratio, in this case the Office, Medium Intensity category (2 * 653.5 = 1,271). This will result

in a total reduction of 1,271 square feet from the available capacity of Office Medium Intensity category for this neighborhood,

leaving 10,429 sq. ft. of unallocated office space available within neighborhood 8A. The detached residential entitlements for the

neighborhood will increase from 82 to 84. See Table 4 on the following page for additional details on the entitlements conversion

history throughout the PD.

Development Standards

Development standards for all single-family residential lots with-

in the Baldwin Park PD are governed by the Residential Design

Guidelines (RDG). These guidelines cover a broad range of de-

velopment standards including Lot Widths, Impervious Surface

Area Ratios, Architectural Details, and Landscaping.

Table 2 shows the primary differences between Custom Home

Lots and Manor Lots. Manor Home lots can have a smaller 70 ft.

lot width and Main Body width of 38 feet, both of which are

smaller than those for the Custom Home lots.

Section 1.8.7 of the Design Guidelines further details the specific setback requirements

of the subject lots as Custom Homes. Table 3 provides the setback standards for the

existing Custom Home lots as well as those for the proposed Manor Home lots. The

Proposed Setbacks are consistent with the majority of interior Manor Lots as outlined in

the Design Guidelines.

The majority of the lots along Benwick Alley are unique in Baldwin Park in that they do

not have direct frontage to a street but are accessed only by the alley. The Residential

Design Guidelines contain special instructions as to the treatment of the homes along

Lake Susannah, specifically including the subject lots, the treatment is referred to as the

“Lake Susannah Edge Treatment”. The applicant is proposing to keep the Lake

Susannah Edge Treatment in place and require all of the new lots to be subject to the

additional guidelines. The existing note in its full text reads

Lake Susannah Edge Treatment: Main Body shall be 2 story and orient toward Lake

Susannah. Main Body architectural styles using large verandahs and full porches are strongly encouraged. Styles such as French

should be avoided. The Main Body shall be located at the Front Yard Setback. Two entrances of f the alley and an additional two

parking spaces adjacent to the garage may be permitted provided they are screened from view of any park or street and that emer-

gency vehicle access is adequate.

Public Facilities and Service

Public facilities already exist to serve the proposed additional lots, no additional public facilities will be needed.

Transportation and Pedestrian Access

The proposed conversion leading to wto additional lots is not anticipated to have an impact on vehicular access to and within Unit 8.

The additional lots will all be served by Benwick Alley for vehicles and there is a pedestrian path in the mews in front of the homes

as well. Staff acknowledges that the site condition along Benwick Alley is unique in that there is no direct access to on-street park-

ing for guests/additional cars for these lots as all vehicular access is directly off the alley. Each home is required to have parking for

the residence within the lot, as previously mentioned the Lake Susannah Edge Treatment permits the construction of additional off-

street parking for the homes provided they are screened from view of any park or street and that emergency vehicle access is ade-

quate.

Environmental

Staff does not anticipate any additional environmental impacts from the conversion of the four (4) Custom Home Lots to six) 6 Man-

or Home Lots.

Table 3—Setback Standards

Yard Current

(Custom)

Proposed

(Manor)

Front Yard 20 ft. 20 ft.

Max. Front Yard 10 ft. 10 ft.

Left Side 7.5 ft. 5 ft.

Right Side 7.5 ft. 5 ft.

Rear Yard N/A N/A

Rear Alley 3 ft. 3 ft.

Table 2—Development Standards (Lot Types)

Custom Home Manor Home

Lot Width 80 ft. or greater 70 ft.

Lot ISR 65% 65%

Maximum Main Body Width 42 ft. 38 ft.

2nd Story Setback 10 ft. 10 ft.

Maximum Building Height 3 Stories 3 Stories

Page 5

Table 4: Land Use Program Conversions

Civic Office Low

Intensity

Office Med.

Intensity & Ind./

Office

Residential Village Center

Commercial

Village Center

Office

Base Capacity per Policy 16.4(1) (2) 319,941 196,035 2,036,474 2,212 665,575 451,932

Max. Capacity Factor 1.1 1.1 1.1 1.1 1.1 1.1

351,935 215,639 2,240,121 2,433 732,133 497,125

Existing Buildings to Remain

DOC (29,362)

DFAS (79,600)

US Customs (52,000)

Fairwinds Credit Union (11,090)

Maximum Capacity Before Conversions 351,935 215,639 2,079,159 2,433 721,043 497,125

Conversion #1, July 1998 PD (3) (519,533) 795

Max. Cap. After Conversion #1 351,935 215,639 1,559,626 3,228 721,043 497,125

Conversion #2, 2002 PD Amendment(4) (308,452) 472

Max. Cap. After Conversion #2 351,935 215,639 1,251,174 3,700 721,043 497,125


Max. Cap. After Conversion #3 351,935 215,639 989,774 4,100 721,043 497,125


Max. Cap. After Conversion #4 351,935 215,639 859,074 4,300 721,043 497,125

Conversion #5A, 2007 PD Amendment(7) (65,350) 100

Max. Cap. After Conversion #5A 351,935 215,639 793,724 4,400 721,043 497,125

Building 310

Conversion #5B, 2007 PD Amendment(8) (50,320) 77

Conversion #6, 2008 PD Amendment (9) (66,310) 101

Max. Capacity of Building 310 (116,630) 178

Max Cap. After Conversion #5B, 6 351,935 215,639 677,094 4,578 721,043 497,125


Max Cap. After Conversion #7 351,935 215,639 675,823 4,580 721,043 497,125

Max Cap. After All Conversions 351,935 215,639 675,823 4,580 721,043 497,125

Less Baldwin Park Dev. Program(10) (284,399) (614,798) (4,400) (310,000) (250,000)

Less Building 310 Development Program (178)

TOTAL UNALLOCATED CAPACITY 67,536 215,639 61,025 0 411,043 247,125

(1) 1,110,388 sq. ft. (Office Medium) + 926,086 sq. ft. (Industrial/Office) = 2,036,474 sq. ft.

(2) 665,575 sq. ft. (Village Center Commercial) + 451,932 sq. ft. (Village Center Office) = 1,117,507 sq. ft. (Village Center Base).

Breakdown is based on 1997 NTC 288 Reuse Plan.

(3) Office to Residential Conversion = 1 dwelling unit per 653.5 square feet of office (795 * 653.5 = 519,533).





(8) Office to Residential Conversion = 1 dwelling unit per 653.5 square feet of office (77 * 653.5 = 50,320). Note: Building 310

was originally allocated 116,630 sq. ft.


(10) Civic floor area was amended from 244,362 to 284,399 with Amendment #7. Civic floor area to date includes Glenridge Middle

School (146,087 sq. ft.), Enders Community Center (4,628 sq. ft.), Grace Hopper Hall (6,896 sq. ft.), Elementary School (86,404

sq. ft.) , High Park Community Center (384 sq. ft.), and North Park Baptist Church (40,000 sq. ft.).


Page 6

AE R IA L PHO TO

Subject Property

Page 7

EX IS TI N G PLAT

PR EL IMI N ARY PR OP OSE D PLAT

Page 8

ST REE TV IEW

View from Benwick Alley of Subject Lots looking southwest

View from Benwick Alley of Subject Lots looking northeast.

View from Bike/Pedestrian Trail along Lake Susannah of Subject Lots looking northwest.

Page 9

N E I G H B O R H O O D 8 - E X I S T I N G C U S T O M A N D M A N O R

H O M E L O T L O C AT I O N S

Page 10

CO N D IT IO NS OF APP RO VAL Land Development

1. General Code Compliance. Development of the proposed project should be consistent with the conditions in this report and all

codes and ordinances of the City of Orlando, the State of Florida, and all other applicable regulatory agencies. All other applica-

ble state or federal permits must be obtained before commencing development.

2. Conformance with PD Required. Construction and development shall conform to approved development standards as contained

within the Baldwin Park PD and as Amended in this document.

3. 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 per-

mits be obtained before commencement of the development.

4. Replat Required. The property must be replatted prior to building permit issuance. Contact the Land Development Section of the

City Planning Division at (407) 246-2269 to make an appointment for a pre-application conference.

5. Development Standards. All 6 new Manor home lots must meet the development standards set out in the Residential Design

Guidelines for Manor Home lots.

6. Setback Standards. The setbacks for the 6 new Manor Home lots are as follows:

Front Yard 20 ft.

Max. Front Yard 10 ft.

Left Side 5 ft.

Right Side 5 ft.

Rear Yard N/A

Rear Alley 3 ft.

7. Lake Susannah Edge Treatment. All 6 new Manor Home lots must meet the requirements of the Lake Susannah Edge Treatment

as detailed in Note 3, Section 1.8.9 of the Baldwin Park Residential Design Standards.

8. Residential Design Guidelines. The Baldwin Park Residential Design Guidelines must be updated in sections 1.8.5 and 1.8.7 to

reflect the conversion of the subject lots to Manor Home lots as well as the revised setback and development standards.

9. The Entitlements Summary dated August 2, 2012 is attached for reference. The applicant shall work with City staff to prepare

an amended Entitlements Summary (Section 3.17 of the PD) which will continue to govern the allocation of uses and units

throughout the PD.

F I N DI N GS Subject to the conditions contained herein, the proposal is consistent with the requirements for approval of Planned Development

applications contained in Section 65.000 of the Land Development Code (LDC):

1. The proposal is consistent with the City’s Growth Management Plan.

2. The proposal is consistent with the purpose and intent of the PD zoning district and all other requirements of the LDC.

3. The proposal is compatible with surrounding land uses and the general character of the area.

4. The necessary public facilities will be adequate to serve the proposed use, or will be provided by the applicant as a condition of

this approval.

Staff recommends approval of ZON2017-00001 subject to the conditions below:

Page 11

CO N TAC T IN F ORM AT IO N Land Development

For questions regarding Land Development review, please contact Jacques Coulon at (407) 246-3427 or

[email protected].

Development Review

For questions regarding Development Review contact Keith Grayson at 407.246.3234 or [email protected]. To obtain

plan review status, schedule/cancel an inspection and obtain inspection results, please call PROMPT, our Interactive Response Sys-

tem at 407.246.4444.

Police

For questions regarding the Orlando Police Department plan review, please contact Audra Rigby at 407.246.2454 or Au-

[email protected].

Fire

For any questions regarding fire issues, please contact Charles Howard at 407.246.2143 or at [email protected]. To

obtain plan review status, schedule/cancel an inspection and obtain inspection results, please call PROMPT, our Interactive Voice

Response System at 407.246.4444.

Building

For questions regarding Building Plan Review issues contact Don Fields at (407) 246-2654 or [email protected].

RE V I E W /AP P R O VA L PRO C ESS—NE X T ST E P S 1. BP TDRC minutes scheduled for review and approval by City Council.

2. Replat

3. Amendmet

4. Building permits.

Page 1 of 6

Baldwin ParkEntitlements SummaryAugust 2, 2012

ResidentialVillage Center

RetailVillage Center

Office Civic

Office Med Intensity

Ind/OfficeOffice Low Intensity

Base Capacity per Policy 16.4 2,212 665,575 451,932 319,941 2,036,474 196,035Capacity Factor 1.1 1.1 1.1 1.1 1.1 1.1

Max Base Capacity 2,433 732,133 497,125 351,935 2,240,121 215,639

Department of Corrections (DOC) (29,362)Defense Finance & Accounting (DFAS) (79,600)US Customs (52,000)Fairwinds Credit Union (11,090)Building 310 (Meritage) Conversions 178 (116,630)Building 310 (Meritage) (178)Baldwin Park Conversions 1,967 (1,285,435)Baldwin Park PD Program (4,400) (310,000) (250,000) (284,399) (614,798)

Total Unallocated Capacity 0 411,043 247,125 67,536 62,296 215,639

Building 310 (Original) 116,630Meritage Phase I 77 (50,320)Meritage Phase II (30,750)Meritage Balance (35,560)

0

Building 310 77 66,310Amendment 3 101 (66,310)

178 0

Attached Housing

Detached Housing

Village Center Retail

Village Center Office Civic Office

PD 3,272 1,128 310,000 250,000 284,399 614,7984,400

Page 2 of 6


UnitAttached Housing

Detached Housing


Village Center Office Civic Office Notes

1 99 188Enders Place 220

Centerline - Lots 196 & 197 32Centerline - Lots 194 & 195 24

Post - Lots 206 & 207 30Enders Park CC 4,628

Subtotal 405 188 0 0 4,628 0

2 36 51Centerline - Lots 355 & 356 29Centerline - Lots 393 & 394 62 68 permitted by DCCRO

Centerline - Lots 355, 356, 393 & 394 (tbd) 6 UndevelopedCenterline - Lots 395 & 396 28 BP sold 97 units

City Homes 128Grace Hopper CC 6,896

Bright Horizons Day Care 14,588Elementary School 86,404

Subtotal 289 51 0 0 93,300 14,588

Page 3 of 6



Detached Housing



3Centerline - Lot 615 21 22 permitted by DCCRO

Centerline - Lot 615 (tbd) 1 UndevelolpedCuhaci Peterson - Lot 616 16,512 20,000 permitted by DCCRO

Cuhaci Peterson - Lot 616 (tbd) 3,488 UndevelolpedNorth Park Church Phase 1 16,119 40,000 permitted by DCCRO

North Park Church (tbd) 23,881 UndevelolpedDWH - City Homes 39 Undevelolped

Subtotal 61 0 0 0 40,000 20,000

Village CenterCity Homes (Rey Homes) 150

Centergate 1 196Centergate 2 154

Live/Work 28 18,200Baldwin Harbor (ZUP I & II) - Lots 626 & 629 483 Undevelolped

RP Residential 177 Has right to convert to CondoSunTrust (4751 NBS) - Lot 556 21,618Lincoln 1 (4750 NBS) - Lot 489 34,593Lincoln 2 (4776 NBS) -Lot 488 29,040Lincoln 3 (4798 NBS) - Lot 487 45,335

Battaglia - Lot 555 80,000 UndevelolpedC-1 Publix - Lot 575 47,727

C-1 Stalls B & C - Lot 575 1,815C-1 Stalls D thru N - Lot 575 50,994

C-2 Barnies - Lot 574 1,500 Current OfficeC-2 Mixed Use Building - Lot 574 27,534 148,786

D-1 Retail - Lot 576 26,265 80,000D-2 Retail - Lot 611 24,486 228,786E Retail - Lot 628 16,273F Retail - Lot 627 25,575

Subtotal 1,188 0 222,169 228,786 0 0Current Maximum 1,200 310,000 250,000

Page 4 of 6



Detached Housing



4 67 254Glenridge MS 146,087

Subtotal 67 254 0 0 146,087 0

5Baldwin Point (Travelers Bldg) 164,875 162,000 permitted by DCCRO

Subtotal 0 0 0 0 0 164,875

6 38 157Centerline - Lots 986, 1016, 1043 48

Subtotal 86 157 0 0 0 0

Page 5 of 6



Detached Housing



71168 (919 Outer) 5,241 NBD1169 (976 LBL) 17,046 143,790

1170 & 1171 (968 LBL) 7,2931172 (964 LBL) 3,8021173 (960 LBL) 3,4701174 (954 LBL) 3,2381175 (950 LBL) 2,9951176 (946 LBL) 3,1091177 (942 LBL) 2,3421178 (938 LBL) 2,8741179 (934 LBL) 2,8451180 (930 LBL) 3,2781181 (926 LBL) 4,5321182 (922 LBL) 3,617

1184 (851 Outer) 5,5061185 (855 Outer) 2,4051186 (859 Outer) 7,6721187 (863 Outer) 4,5361188 (867 Outer) 4,4351189 (871 Outer) 3,9021190 (875 Outer) 3,700

1191 (4606 Halder) 2,8381192 (4624 Halder) 3,0261193 (4625 Halder) 5,5451194 (891 Outer) 6,1511195 (895 Outer) 3,7851196 (899 Outer) 3,3871197 (903 Outer) 6,8131198 (907 Outer) 6,1741199 (911 Outer) 4,4061200 (915 Outer) 3,827

Colonial Dev - Lot 1 (941 LBL) 77,337 Colonial Dev - 115,000Colonial Dev - Lot 2 (935 LBL) 15,518 permitted by DCCROColonial Dev - Lot 3 (927 LBL) 1,495 UndevelopedColonial Dev - Lot 4 (919 LBL) 20,650

Subtotal 0 0 0 0 0 258,790

Page 6 of 6



Detached Housing



8A 22 82Live/Work 18 11,700

Subtotal 40 82 0 0 0 11,700

8BPost Properties 380

Subtotal 380 0 0 0 0 0

9A 156Subtotal 0 156 0 0 0 0

9BThe Village at BP 528

Subtotal 528 0 0 0 0 0

10 24 240North Shore (SELAF/Reynolds CG) 154 Undeveloped

High Park CC 384Subtotal 178 240 0 0 384 0

Totals 3,222 1,128 222,169 228,786 284,399 469,9534,350

PD 3,272 1,128 310,000 250,000 284,399 614,7984,400

PD Balance 50 0 87,831 21,214 0 144,84550

Documents

F L USE MAP - City of · PDF fileOrlando NTC Partners, A Joint Venture Project Planner Jacques Coulon Planner I ... After Conversion #7 351,935 215,639 675,823 4,580 721,043 497,125