PARRAMORE OAKS FRAMEWORK PLANNED DEVELOPMENT · 2017-11-04 · Parramore Comprehensive Neighborhood...

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PARRAMORE OAKS FRAMEWORK PLANNED DEVELOPMENT

Presented by Mark Cechman, AICPPaul S. Lewis, FAICP

Review ProcessPre- Application meeting – August 11, 2016

• Attended by representatives of: – City Planning

– Transportation Planning

– Urban Design Staff

– CRA Staff

– Transportation Engineering

– City Real Estate

Parramore Oaks Framework PD

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Complete and Thorough ReviewStaff Reviewers

– Jim Burnett, Project Planner LDC compliance– Mary Stewart Droege, Comprehensive Plan (GMP) Compliance– Paul Lewis, Compliance with the Parramore Comprehensive

Neighborhood Plan– John Rhoades, Transportation Planning – Doug Metzger, CRA and Urban Design – David Barilla, Downtown Orlando CRA issues– Jeremy Crow, ESM Compliance– Audra Nordaby – OPD, Crime Prevention through Environmental Design

7 pages of conditions; 4 pages of information comments


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Parramore Comprehensive Neighborhood Plan• The Parramore Comprehensive Neighborhood Plan contains the community’s

vision for their neighborhoods based on Healthy Community Design principles.

• The Parramore Plan provides strategies for improving economic and job growth, community health, transportation options, housing, education, and infill development.

• The Plan visioning process was conducted in 2014 as part of a HUD Sustainable Communities Regional Planning Grant, with the intention of planning for sustainable, transit-oriented development around SunRail stations.

• The HUD grant emphasized the promotion of sustainable and inclusive growth, particularly in minority and/or low-income neighborhoods.


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Parramore Comprehensive Neighborhood Plan• After a year-long community engagement process, including nearly 30 public

meetings, the Parramore Comprehensive Neighborhood Plan was accepted by the Orlando City Council on January 26, 2015.

• The Parramore Plan is an important continuation and further refinement of the Pathways for Parramore initiative.

• The Plan is also considered to be an integral component of the Project DTO –Advancing Downtown Orlando initiative and the associated Downtown Orlando CRA Redevelopment Plan.

• On September 21, 2015, the Orlando City Council adopted an amendment to the City’s Growth Management Plan, incorporating the Parramore Plan by reference.


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Parramore Comprehensive Neighborhood Plan

GMP Future Land Use Subarea Objective 6B.2 states:

“The City shall prepare a long term Vision for the creation of a 21st Century Parramore Neighborhood that is fully support of SunRail and Downtown Orlando and is built upon the principles of Healthy Community Design. This Vision, contained in the Parramore Comprehensive Neighborhood Plan, shall be implemented throughout the planning period.”

GMP Future Land Use Subarea Policy S.6.14 states:

“The Parramore Comprehensive Neighborhood Plan and its Vision Plan shall be utilized by the City as the foundation for directing efforts to preserve, revitalize, and redevelop the Parramore community…”


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GMP Future Land Use Subarea Policy S.6.14 goes on to state:

“…(a) Action Items: The Parramore Comprehensive Neighborhood Plan outlines near-term, mid-term, and long-term actions. These projects shall be considered by City officials in preparing Capital Improvements Program, capital budget, and departmental budgets. Special consideration shall be given to those projects that address concerns for public safety, provide safe and affordable housing, and advance the Healthy Community Design Principles to “Promote Social and Environmental Justice” and to “Increase Housing Opportunities…”

Finally, Subarea Policy S.6.14 states:

“…(e) Catalyst Projects. The City should assemble a development team consisting of key staff members and community partners to develop a comprehensive strategy for marketing and incentivizing the development of “catalyst projects” recommended in the Parramore Plan…”.


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• The subject site is one of the catalyst project sites described in the Parramore Plan.

• In the Action Plan, under Healthy Community Design Principle #4 – Increase Housing Opportunities, two important strategies are articulated:– “Establish a strategy to preserve and strengthen existing single family and multi-family

residential housing, and promote new housing initiatives, consistent with the City’s Fair Housing ordinance, Consolidated Plan, and the City’s sustainability efforts…

– Reduce the stigma of affordable housing by supporting mixed income, mixed tenure, sustainable and healthy housing opportunities throughout Parramore, including the Creative Village area…”

• The Action Plan specifically states that a Short Term Action Item (0-5 years) under Healthy Community Design Principle #4 is to “Establish a mixed-income housing development on the Parramore Village site…”


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Legislative Policy Issue: Discouraging the Concentration of Affordable Multifamily Housing

GMP Housing Objective 2.2 states:

“Throughout the planning period, the City shall develop and maintain policies and programs to discourage the concentration of affordable multifamily housing and to encourage mixed use and mixed income developments.”

GMP Housing Policy 2.2.1 states:

“The City shall discourage concentrations of affordable multi-family housing in economically and socially distressed areas of the City and encourage mixed use and mixed income developments. The City shall consider, at a minimum, the impact of the following factors when evaluating projects:

– Availability of public services

– Land Use Compatibility

– Impact on natural resources

– Transportation access

– Existing concentration of multi-family housing.”


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• In interpreting the legislative intent of Housing Objective 2.2 and Policy 2.2.1, it is important to understand it within the context of the entire Growth Management Plan.

• The adopted GMP Vision Statement, basically the preamble to the GMP, states, “The City will provide leadership to stimulate affordable housing demonstrations within new and existing neighborhoods throughout the City. The City will institute strong and directed housing policies…to meet the very real and growing affordable housing needs of the community…”.

• Housing Objective 2.3 states, “The City shall establish and support public-private partnerships that provide affordable housing.”

• Housing Policy 2.4.4 states, “The City shall support and provide regulatory, financial and other incentives to projects of medium to high density mixed-income and mixed-use developments. Priority shall be given to long-term attainable housing developments within proximity of major employment centers or near public or mass transit and which demonstrate architectural excellence and which contribute to environmental sustainability.”


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• In interpreting the legislative intent of Housing Objective 2.2 and Policy 2.2.1, it is important to read the language as a whole, to “discourage the concentration of affordable multifamily housing” and to “encourage mixed use and mixed income developments”.

• The proposed Parramore Oaks project is a mixed income project, which consists of 80% income-restricted units and 20% market rate units.

• It is also important to understand that there are no numerical or percentage goals, standards, or caps specified in the GMP, LDC, or Parramore Comprehensive Neighborhood Plan regarding “concentration of affordable multifamily housing”.


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• In 2016, there are a total of 3,449 housing units in the Parramore neighborhood.

• There are eight (8) existing “affordable housing projects” in Parramore, totaling 806 units. Of those, 738 units are “income restricted” and 68 are un-restricted or market rate units.

• Today, 21% of the residential units in Parramore are income-restricted.

• Based on the City’s GMP 2015-2045 Growth Projections Report, and including the known mixed-income projects such as Creative Village, Parramore Oaks, and Carver Park, the percentage of income-restricted units is anticipated to grow to approximately 27% in 2025 before dropping back to 24% in 2030 and 20% in 2045.

• So, it is projected that the percentage of income-restricted units between 2016 and 2045 would remain virtually the same.


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• Addressing Gentrification and Displacement– One of the most important and discussed issues during the formation of the Parramore

Comprehensive Plan.

– One of the most important issues being considered by the City and the University of Central Florida, Valencia College, and other stakeholders.

– How do we accommodate the future demand for market rate and affordable housing for the thousands of employees who want to live and work in Downtown Orlando, be free of total reliance on the personal automobile, and live in a place that celebrates diversity and creativity?

– How do we transform Parramore in a way that provides housing for residents that now reside in Parramore, as well as those who grew up there, left, and want to return?

– How do we transform Parramore into a place that is safe for children and families?


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Growth Management Plan

Future Land Use Designation:

Residential Medium Intensity (R-2B, R-3B, R-3C & MXD-1)

1. Max 30 Dwelling Units / acre (Before bonuses)

2. Min 12 Dwelling Units / acre

Proposed PD Default Zoning: R-3C


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Density BonusRequested Dwelling units 211 Units

6.24 acres x 30 DUs/A 187 Units

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24 Bonus Units

Affordable Housing Bonus – Sec 58.1133

• Allow for up to 40 Dwelling Units/ Acre for R-3C

• Request is for 33.2 DUs/A

• Needs Neighborhood Compatibility Review


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Neighborhood Compatibility Review

Max 2 stories adjacent to Single Family Residential – to the south


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Neighborhood Compatibility Review

Max 2 stories adjacent to Single Family Residential – To the west


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Traffic

• Project’s Total Daily Traffic – 1,376 trip ends per day

• 11.3% of the 211 dwelling units are “bonus units”

• 11.3% of the daily traffic would be 155 daily trip ends.

• These trips will be dispersed throughout the gridded streets.

• De minimus increase in traffic caused by the bonus units.


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Schools

• Approved by OCPS October 2016 – “Sufficient school capacity”

• Parramore PS-8 Community School (currently under construction, with opening in 2017)


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America St• “Paper Street”

• Fenced in

• Encroachment agreement or Partial Abandonment


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McFall Ave“Paper Street”

Fenced in

Possible Abandonment


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Planned Development (PD)1. Parking

2. Required for setbacks and maximum height

3. Bonus


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Planned Development (PD)

“Sec 58.361 The standards and procedures of this district are intended to promote flexibility of design and permit planned diversification and integration of uses and structures, while at the same time retaining in the City Council the absolute authority to establish such limitations and regulations as it deems necessary to protect the public health, safety and general welfare. ”

– Over 100 PDs in the City

– “Superior urban form”

– Site plan and project specific


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Parking


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90 spaces or a 24% reduction

Parking

• Bicycling and Pedestrian activity

• “Grid pattern” streets

• Walk Score


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Parking

• Lymmo - ½ mile– Downtown

– Sunrail

– Lynx Central Station


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Site

Lynx’s Route 8


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• Bus stop on S. Parramore Av.

• Lynx Central Station / Sunrail

• Seaworld - I Drive

• 15 Min Headways

“Superior urban form”


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“Superior urban form”

• 6 pages of Urban Design conditions in the PD

– Streetscape design

– Architecture

– Tree preservation

– Mechanical equipment screening

– Signage

• Townhomes are “rear loaded”


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Summary

• Complies with the Comp Plan

• Complies with the Land Development Code (through the Planned Development)

• Justifiable Bonus

• Parking is addressed (PD and near-by transit)


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PARRAMORE OAKS FRAMEWORK PLANNED DEVELOPMENT · 2017-11-04 · Parramore Comprehensive Neighborhood...

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