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Property Location: 5700 & 5900 Raleigh St.
(South of Raleigh St., west of S. Kirkman Rd.,
east of Resource Ave. and north of Valencia
College Dr ), (±9.4 acres, District 6)
Applicant’s Request:
Master Plan request for a Wawa service station
and an additional +/-62,400 sq. ft. of commercial
space. The commercial space is to include a
drive-through restaurant, which requires Condi-
tional Use Permit approval in the AC-1 zoning
district.
S U M M A RY
Location Map Subject Site
Staff Report to the
Municipal Planning Board
October 18 , 2016
M P L 2 0 1 6 - 0 0 0 4 3
C U P 2 0 1 6 - 0 0 0 2 1
I T E M # 11
Staff’s Recommendation:
Approval of the request, subject to the conditions
in this report.
Public Comment
Courtesy notices were mailed to property owners
within 300 ft. of the subject property during the
week of October 3, 2016. As of the published
date of this report, staff has received no inquiries
from the public.
Updated: October 11, 2016
Owner
Valencia Properties, Inc
Applicant
Ryan Stahl, Kirkman Raleigh Investors,
LLC
Project Planner
Michaëlle Petion, AICP
KIRKMAN STATION
Page 2
EX IS TI N G FU TU RE LAN D US E MA P
EX IS TI N G ZO N IN G MA P
AC-1
Page 3
PR O JE CT AN A LYS IS Project Description
The subject site is located south of Raleigh St., west of S. Kirkman Rd., east of Resource Ave. and north of Valencia College Dr.
The applicant is requesting a Master Plan for a Wawa service station and an additional +/-62,400 sq. ft. of commercial space as well
as a Conditional Use Permit to allow a drive-through use for an eating & drinking use on the southeast portion of the site.
The site has a Future Land Use designation of Community Activity Center and a zoning designation of AC-1. The proposal is con-
sistent with the Zoning and Future Land Use designations.
Previous Actions:
1988– Property platted as lots 9 and 10 of the Metrowest Unit Three Subdivision.
Project Context The subject property is currently undeveloped. Surrounding uses, zoning, and future land uses are shown in Table 1 below. The
commercial use to the north is a Walgreens and the P zoned property to the south is owned by Valencia College, while the H zoned
tract along the south is a City owned retention pond.
Conformance with the GMP
The subject site has a future land use of Community Activity Center. No future land use subarea policies apply to the subject site.
The site is adjacent to the Metrowest DRI (Development of Regional Impact) but is located outside of its boundaries. The Commu-
nity Activity Center allows office, residential, commercial and public, recreational and institutional. The proposed uses (eating and
drinking, personal service and retail) are all considered commercial, and therefore consistent with the associated future land use des-
ignation. In the AC-1 zoning district the minimum FAR is 0.35 while the maximum is 0.7 FAR. Proposed is an FAR of 0.17 which
is lower than the minimum however in Figure LU-1 Exceptions and Exemptions Section, minimum FAR only applies to commercial
uses within the Traditional City.
Conformance with the LDC
The development site has existing zoning designations of AC-1 (Community Activity Center). The AC-1 district is intended to pro-
vide for concentrated areas of community-serving commercial, office, residential, recreational and cultural facilities, at higher in-
tensities than in surrounding neighborhoods.
Development Standards:
No minimum FAR requirements exist for the subject site, as previously stated in the GMP section of this report, and the proposal is
well under the maximum FAR of 0.70. See Table 2– Development Standards. The one-story buildings will comply with the maxi-
mum height restrictions of 75 ft. Also, the applicant proposes an Impervious Surface Ratio (ISR) calculation of 0.64, which is below
the maximum allowance of 0.85.
Table 1—Project Context
Future Land Use Zoning Surrounding Use
North Community Activity Center AC-1 (Community Activity Center) Commercial & vacant land
South Conservation & Community Activi-
ty Center
H (Holding) & P (Public) Vacant land
East Industrial I-P (Industrial Park) Personal storage
West Residential Medium R-3B (Medium Intensity Residen-
tial)
Apartments
Page 4
PR O JE CT AN A LYS IS
Table-3 provides setback and bufferyard requirements. Due to the master planning of the overall development, setbacks are meas-
ured based on the subject property perimeters and not per the two individual lots. No bufferyards are required except adjacent to the
Valencia College property, zoned P, where Bufferyard B is required.
CUP:
Drive-through facilities in the AC-1 zoning district require a Conditional Use Permit. Drive-throughs are required to provide a by-
pass aisle, which the applicant has provided adjacent to the drive-through lane. City code also requires queuing for a minimum of
six cars, which the applicant has provided.
Transportation
Site access to the City’s roadway network will be via driveways onto both Raleigh St. and Resource Ave. Kirkman Rd. access is
proposed via two points of cross access from the City owned retention pond site. The existing retention pond will be reconfigured
and combined with the retention for the subject development, thereby allowing access from Kirkman Rd. Table 4- Parking Require-
ments provides the minimum and maximum parking requirements for the overall development. Per LDC2011-00104, the Wawa
convenience store is a hybrid retail and eating and drinking use, with approximately 3,100 sq. ft. used as eating and drinking and
approximately 2,000 sq. ft. for retail. The proposed 386 parking spaces is the maximum number of spaces allowed and therefore is
code compliant.
Table 3—Setback and Landscaping Requirements
Use Yard Building Setbacks Property Buffers
Minimum Proposed Required* Proposed
Front– Kirkman Rd 0 ft. 68 ft. None N/A
Side– south property line 0 or 3 ft. 32 ft. Bufferyard B
(8 or 10 ft.) 10 ft.
Commercial Street-Sides– Raleigh St. &
Resource Ave.
0 ft. 67 ft. & 93 ft. None N/A
Rear 20 ft. N/A None N/A
*Dimensions refer to range of acceptable buffer depth; each requires plantings and/or screen wall.
Table 2—Development Standards
Phase Acres Use Sq. Ft./du Density (dwelling units per acre)
FAR (floor area ratio)
Building Height ISR (impervious surface
ratio)
Minimum /
Maximum
Proposed Maximum Proposed Maximum Proposed Maximum Proposed
1 9.4 Commercial
68,519 sq.
ft.
20-40 du/
ac N/A
0.35-0.70
FAR* 0.17 FAR 75 ft.
1 to 2-
stories 0.85 0.64
*The minimum is only applicable within the Traditional City overlay
Page 5
PR O JE CT AN A LYS IS
Signage
City code allows 2 sq. ft. of signage for every linear foot of building frontage along the primary façade (Kirkman Rd.) and 1 sq. ft.
for every linear foot of building frontage on Raleigh St. and Resource Ave. Based on the site plan provided the site is allowed ap-
proximately 1,105 sq. ft. of signage. The Land Development Code (LDC) permits a maximum of 2 ground signs per street frontage,
provided the street frontage exceeds a length of 400 ft. along the ROW. The subject site has a unique situation as the Kirkman Rd.
frontage has a 15 ft. wide strip of ROW between the property line and the back of sidewalk. Also, the existing retention pond which
is City owned and serves as retention for Kirkman Rd. is found between a portion of the property line and the back of sidewalk. As a
result, all 3 street frontages are permitted 2 ground signs. As a condition of approval ground signs shall be limited to a height of 15
ft. and Resource Ave., which is adjacent to a multifamily development, shall be limited to 1 ground sign.
Table 4—Parking Requirements
Use Sq. Ft. Minimum Ratio Minimum
Spaces
Required
Maximum Ratio Maximum
Spaces Permit-
ted
Commercial
Wawa +/- 5,100 ** 21 ** 72
Fitness Center 38,400 2.5:1,000 sq. ft. 96 4:1,000 sq. ft. 154
Restaurant 4,000 5:1,000 sq. ft. 20 20:1,000 sq. ft. 80
Shopping Center 20,000 2.5:1,000 sq. ft. 50 4:1,000 sq. ft. 80
Total Required 187 386
Total Provided 386
*Per LDC2011-00104, +/-2,000 sq. ft. is treated as retail with the remaining +/-3,000 sq. ft. treated as eating & drinking
Page 6
SU RVE Y
ROW between property line
and back of sidewalk.
Page 7
S I TE PLA N
Page 8
ELE VAT IO NS
S I TE PH OTO S
Page 9
Site from Raleigh St. NW corner of site, viewed from Raleigh St.
Kirkman Rd. site frontage. Note retention pond along the left. Kirkman Rd. site frontage
Resource Ave frontage looking south.
Page 10
AE R IA L PHO TO
F I N DI N GS Subject to the conditions contained herein, the proposal is consistent with the requirements for approval of Conditional Use Permit
applications contained in Chapter 65 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 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.
Subject to the conditions contained herein, the proposal is consistent with the requirements for approval of Master Plan applications
contained in Section 65.335 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 PD 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.
Staff recommends approval of the proposed Master Plan and CUP, subject to the following conditions:
Subject site
Page 11
CO N D IT IO NS OF APP RO VAL Growth Management The Comprehensive Planning Studio has no objections to the proposed Conditional Use Permit and Master Plan.
Land Development 1. Land Use and Zoning. Except as provided herein, development of the property shall be consistent with the development standards
of the AC-1 zoning districts.
2. Scope of Conditional Use. This use shall operate only as described within this report. All of the improvements shown in the at-
tached site plan (and as amended by any conditions found herein) are required as a condition of approval. Any changes in the use of
the site, the operation of the project, or the site plan as described herein may require a new or amended Conditional Use Permit/MPL
(see "Minor Modifications" condition). This approval is not transferable to another property.
3. Minor Modifications. Minor modifications and design changes including but not limited to fences, signs, landscaping, interior
alterations, and other minor changes, that are required beyond those previously reviewed by the Municipal Planning Board, may be
approved by the Planning Official without further review by the Municipal Planning Board. Major changes shall require additional
review by the Municipal Planning Board.
4. Permit Compliance. All plans submitted with the applicant's building permit application(s) must comply with the conditions of
approval provided in the Municipal Planning Board staff report and any amendments to those conditions approved by the Municipal
Planning Board or City Council. No building permit will be issued for this project until all conditions of approval are complied with
and reflected in the plans submitted with the building permit application.
5. Regulations Subject to Code. Except as provided herein, the proposed project is subject to the conditions of this report and all
codes and ordinances of the State of Florida, City of Orlando and all other applicable regulatory agencies. All other applicable state
or federal permits must also be obtained before commencing development.
6. CUP Expiration. Approval of the Conditional Use by City Council shall grant the applicant authority to submit an application for
site plan/master plan review for a building permit. The permit application must be submitted and a permit issued within two (2)
years of approval of City Council or the Conditional Use Permit shall expire. However, upon written application filed 30 days prior
to the expiration date, the Planning Official may renew the Conditional Use Permit for a one period of up to 12 months providing
good cause is shown.
7. Master Plan Approval. Approval of the Master Plan by City Council shall grant the applicant authority to submit an application for
preliminary plat and/or phase 1 final site plan approval for a building permit. Such application must be submitted within 24 months
of approval or the Master Plan shall expire. However, the Planning Official may extend this time limit for one period of up to twelve
months for good cause shown upon written application filed 30 days prior to the expiration date.
8. Height. The maximum permitted building height shall be limited to 75 ft.
9. ISR. ISR shall be limited to 0.85.
10. Uniform Design. The overall development shall have a uniform design as it relates to architecture, signage, landscaping and
lighting. Design requirements shall include consideration of roof design, exterior materials, entrance design and the screening of
mechanical equipment.
11. Signage. Ground signs shall be limited to a height of 15 ft. A binding lot agreement must be provided to allow signage for the
rear buildings to be placed along Kirkman Rd. A Master Sign Plan Letter of Determination shall be required.
12. Bufferyard. Bufferyard ‘B’ shall be provided along the southern property boundary adjacent to the ‘P’ zoned property.
Urban Design 1. Install one canopy tree in each of the landscape islands on the north side of the WaWa building.
Page 12
CO N D IT IO NS OF APP RO VAL (CO NT . ) 2. Install one canopy tree in the island between the WaWa store and Raleigh Street.
3. Install one canopy tree in the landscape island at the southeast corner of the fast food building facing Kirkman Road.
4. Littoral zone planting in the stormwater pond are required and shall comply with Florida Administrative Code Chapter 40C-42.
5. Plans and elevations for each building on the site shall be submitted for Appearance Review and approval prior to submission of
building permits.
6. A Master Sign Plan for the entire property shall be submitted to the Planning Official for approval prior to submittal of the first
sign permit for the property.
Transportation Planning 1. Each individual building must bicycle parking spaces in compliance with City Code 61.333. Location of spaces must be shown on
all plans submitted to Permitting Services
Transportation Engineering
1. Drive-thru lane will be a minimum 16 feet wide, the one way drive aisle shall be a minimum of 12 feet wide with parallel parking
on one side.
2. At time of permitting, onsite circulation must be clarified.
3. Provide an intersection operational analysis at all project entrances and at the intersection of Kirkman Rd and Raleigh St. The
analysis of the project entrances will be used by Transportation Engineering to determine any access modifications that are required.
A traffic operations analysis of the Kirkman Rd & Raleigh St intersection must be performed to show impacts to the EB left turn
queue. This can be done before or at the permitting stage. As an alternate option, provide a right in right out, away from the median
opening on Raleigh St. in order to take advantage of the existing left turn storage at the intersection of Raleigh St and Resource Ave.
4. A right turn lane must be constructed on SB Kirkman Rd at the project entrance according to FDOT Design Standards. As an al-
ternative, the applicant must provide an official FDOT Notice Of Intent that states FDOT will not require the right turn lane on SB
Kirkman Rd.
5. Permission from the City Engineer or FDOT for the new configuration of the pond and for the access to the property to the south
on Kirkman Rd is required.
6. Pedestrian access shall be provided from the Kirkman Rd sidewalk to the Restaurant parcel, from the Raleigh St sidewalk to the
Retail/Restaurant parcel, and from the Resource Ave sidewalk to the Fitness Center parcel.
7. An internal sidewalk network shall be constructed connecting the primary entrances of all proposed uses.
8. Parking lot and parking space dimensions shall comply with Orlando LDC and ESM.
9. On-site sidewalks shall be a minimum of 5 feet wide when adjacent to drive aisles and 6 feet wide when adjacent to parking stalls
unless wheel stops are used.
10. All existing driveways that are to be abandoned shall be removed and the curb, parkway, and sidewalk shall be restored.
11. Provide a cross access easement along the property to provide connectivity around the site. Cross access easements will be
shown on the plat or provided as a separate instrument if no platting is required.
12. At all project entrances, clear sight distances for drivers and pedestrians shall not be blocked by signs, buildings, building col-
umns, landscaping, or other visual impediments. No structure, fence, wall, or other visual impediment shall obstruct vision between
2 feet and 8 feet in height above street level. The street corner / driveway visibility area shall be shown and noted on construction
plans and any future site plan submittals. The applicant shall design the site plan as necessary to comply with the Florida Greenbook
Page 13
CO N D IT IO NS OF APP RO VAL (CO NT . ) and the FDOT Design Standards Index. Sight lines shall be provided on both site plans and landscape plans.
13. The final site plan shall show the location and size of the on-site solid waste compactor(s) / dumpster(s) with concrete pads, and
enclosures with doors. The solid waste container(s) shall not be located adjacent to any single family houses or directly adjacent to
the public street. Dumpsters shall be located to provide a minimum 50 feet of clear backup space and constructed per Orlando Engi-
neering Standards Manual (ESM) requirements, OR documentation shall be provided from the City's Solid Waste Division indicating
curb pick-up or other approved arrangement.
14. For any construction work planned or required within a public right-of-way or City sidewalk easement adjacent to a public right-
of-way (including but not limited to: irrigation, drainage, utility, cable, sidewalk, driveway, road construction/reconstruction or land-
scaping), the Owner/Applicant shall submit the following:
a. Maintenance of traffic plans (M.O.T.) (For more information/detailed requirements contact the Office of Special Events
& Permits at 407-246-3704)
b. Roadway plans including paving, grading, pavement markings and signage (Contact the Permitting Transportation Engi-
neering Reviewer at 407-246-3079 for details)
c. A copy of all required County and State permits (If permits are pending attach a copy of the application)
15. Provide an auto turn analysis for the largest delivery trucks that will access the site.
Wastewater
1. A sewer capacity analysis shall be conducted to determine the impacts of the proposed development on the downstream collection
system. See City of Orlando Sewer Service Policy and Growth Management Plan, Wastewaster Element for Level of Service (LOS)
factors for use in the analysis. Contact Vince Genco ([email protected] or David Breitrick da-
[email protected]) with the Wastewater Division to schedule a pre-application meeting to discuss analysis to be pre-
pared for review by the Wastewater Division.
Transportation Impact Fees
1. Any new construction, change in use, addition, or redevelopment of a site or structure shall be subject to a review for Transporta-
tion Impact Fees. An estimated Transportation Impact Fee in the amount of $558,208.00, based on the construction program provid-
ed, will be due at the time of building permit issuance, subject to change upon final permit plan review.
Land Use Sqft/Units Current Rate Fee Due
Convenient Store (F85 F/B) 1,957 $28,513/1000 sf $50,220.00
High-Turnover Restaurant 4,158 $18,821/1000 sf $70,432.00
Gas Fueling Positions 16 $4,761/position $76,176.00
Fast Food Restaurant 2,353 sf $40,182/1000 sf $85,093.00
Retail/Rest. Multi-tenant 11,000 sf $6,265/1000 sf $62,024.00
Fitness Center (retail) 38,000 sf $6,265/1000 sf $214,263.00
Impact Fee Estimate: $558,208.00
For a copy of the complete ordinance or impact fee rate chart, you may reference our website at: http://www.cityoforlando.net/
planning/Transportation/ifees.htm
2. The applicant shall comply with all applicable requirements of Chapter 59, the Concurrency Management Ordinance, to ensure
that all public facilities and services are available concurrent with the proposed development, and that the potential impacts on public
facilities and services are mitigated.
Page 14 Page 14
CO N TAC T IN F ORM AT IO N Growth Management
For questions regarding Growth Management plan review, please contact Mary-Stewart Droege at (407) 246-3276 or mary-
Land Development
For questions regarding Land Development review, please contact Michaëlle Petion at (407) 246-3837 or
Urban Design
For questions regarding Urban Design Review, please contact Doug Metzger at 407-246-3414 or [email protected].
Transportation Planning
For questions and information regarding Transportation Planning review, please contact John Rhoades at (407)246-2293 or
Transportation Engineering
For questions regarding Transportation Engineering issues, please contact Lauren Torres at 407-246-3220 or Lau-
Engineering/Zoning
For questions regarding Engineering or Zoning 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 Voice
Response System at 407.246.4444.
Wastewater
For questions regarding Wastewater review, please contact David Breitrick at 407-246-3525 or
Police
For questions regarding Orlando Police Department plan review, please contact Audra Nordaby at 407.246.2454 or Au-
Building
For questions regarding Building Plan Review issues contact Don Fields at (407) 246-2654 or [email protected].
Fire
For questions regarding Fire Review issues contact Charles Howard at (407) 246-2143 or [email protected].
Trees
For questions regarding Tree Review issues contact Justin Garber at (407) 246-4047 or [email protected].
Transportation Impact Fees
For questions and information regarding Transportation Impact Fee Rates you may contact Nancy Ottini at (407)246-3529 or nan-
RE V I E W /AP P R O VA L PRO C ESS—NE X T ST E P S 1. MPB minutes scheduled for review and approval by City Council.
2. Apply for a Master Sign Plan Determination.
3. Submit for building permits.
