STONEGATE LAKE NONA - Orlando...Page 3 PROJECT ANALYSIS Project Description The +10.3 acre subject...

Property Location: 10298 Savannah Park Dr .

(north of Moss Park Rd., south of Savannah Park

Dr., east of Narcoossee Rd. and west of SR 417)

(Parcel ID #08-24-31-9236-00-0001)

(±10.3 acres, District 1)

Applicant’s Request:

The applicant is requesting Master Plan approval

for a 120 unit, 3-story, assisted living facility on

Parcel B of the Villages of Moss Park PD.

S U M M A RY

Location Map Subject Site

Staff Report to the Municipal Planning Board

January 19 , 2016

STONEGATE LAKE NONA

M P L 2 0 1 5 - 0 0 0 3 8

I T E M # 8

Staff’s Recommendation:

Approval of the request, subject to the conditions

in this report.

Updated: January 12, 2016

Owner

James Grocock,

Lake Nona Senior Housing,

LLC

Applicant

Sam Sebaali, PE

FEG, Inc.

Project Planner

Michaëlle Petion, AICP

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

PR O JE CT AN A LYS IS Project Description

The +10.3 acre subject site is located north of Moss Park Rd., south of Savannah Park Dr., east of Narcoossee Rd. and west of SR

417. It should be noted that 5.18 acres of the site is within a conservation easement. The applicant is requesting Master Plan approv-

al for a 120 unit, 3-story, assisted living facility on Parcel B of the Villages of Moss Park Planned Development (PD). The remainder

of the PD is developed with a fire station and daycare on Parcel A and commercial and office on the remainder of Parcel B.

The site has Future Land Use designations of Urban Village and Conservation and a zoning designation of PD and Conservation.

The proposal is consistent with the Zoning and Future Land Use designations.

Previous Actions:

2003– MPB recommended approval of Villages at Moss Park PD

2004-2006– PD amendments approved that shifted commercial/office/residential designations within the subject site (ZON2003-

00029, ZON2003-00056, ZON2006-00047)

2009– City Council adopted an amended and restated PD ordinance allowing for 158 residential units on the subject property,

limiting the height within the PD to 65 feet, and requiring that residential development be approved by the Municipal Planning

Board.

2011– MPB recommended approval of a Master Plan to build a 158 multi-family units in 2 apartment buildings and 4 carriage

house buildings on the undeveloped parcels in the PD. (MPL2011-00011)

2013– MPB recommended approval of a Master Plan to build a 62 unit townhome development on Parcel B. (July, MPL2013-

00017)

2014– Southeast Town Design Review Committee (SETDRC) recommended approval of a two-phase, 72,000 sq. ft. (total), med-

ical office development on Parcel B. (November, MPL2014-00036)

Project Context The subject parcel is currently vacant. Surrounding uses, zoning, and future land uses are shown in Table 1 below. The properties to

the north, south, and west are all within the Villages at Moss Park PD. The west and south contain retail and office out parcels. Di-

rectly north of the subject property are the previously mentioned daycare with Fire Station #15 to its west.

Conformance with the GMP

The subject site is located in the Southeast Sector Plan Area with Future Land Use (FLU) designations of Urban Village and Conser-

vation and a zoning designation of Planned Development (PD) and Conservation. The underlying or default zoning designation un-

der the adopted PD is AC-1, except as otherwise set forth in Chapter 68: Southeast Orlando Sector Plan Development Guidelines and

Standards. In the Southeast Orlando Sector Plan, a designation of Village Center requires development at an intensity/density equal

to or greater than 0.4 FAR and/or 25 du/ac to be built to Traditional City standards and allows the Conventional LDC standards to be

applied to intensities/densities less than 0.4 FAR and/or 25 du/ac (see Figure 68-A, LDC §68.103).

As indicated in Policy 4.1.9 of the Future Land Use Element, which provides future land use designations and their standards, the

proposed residential use is allowed under the Urban Village future land use designation. According to Policy 4.1.9, the Village Cen-

ter designation has a minimum density of 7 du/ac and a maximum of 30 du/ac.

GMP future land use subarea policies S.35.2 and S.35.4 encompass the subject property. The policies, respectively, states the fol-

lowing:

Table 1—Project Context

Future Land Use Zoning Surrounding Use

North Urban Village Planned Development (PD) Daycare

South Urban Village Planned Development

(PD)

Retention Pond and Retail/Office

East Urban Village and Conservation Conservation (C) Conservation

West Urban Village Planned Development (PD) Retail/Office

PR O JE CT AN A LYS IS “acknowledg[ing] that [the] designation of individual properties for urban land uses must be based on demonstrated need

for additional urban land uses, availability of facilities and services, and appropriate measures to conserve natural resources

and environmentally sensitive lands.”

"The properties within the boundary of this Subarea Policy are located within the Southeast Orlando Sector Plan area. The

provisions specified in Future Land Use Policy 2.4.4, Goal 4 and associated objectives and policies shall apply within this

area."

The proposed development is compatible with the surrounding uses and consistent with the Growth Management Plan.

Villages at Moss Park:

PD Development Plan

(subject parcel highlighted in red)

PR O JE CT AN A LYS IS

Conformance with the LDC

The development site has existing zoning designation of PD. The PD process is intended to facilitate unique, individually planned

developments which are not otherwise permitted. 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 gen-

eral welfare. The Villages at Moss Park PD development plan, shown on previous page, allows residential development on Parcels

A and B, at the densities outlined above, up to a maximum of 158 units. The proposed 120 unit (136 patrons) equates to 44 du (8.6

du/ac) per LDC section 58.594, which provides that the first through sixth clients shall be equal to one dwelling unit and every one

through three clients thereafter shall be equal to one additional dwelling unit. The applicant references the desire for a future expan-

sion to include a 20 unit memory care addition. This would result in the addition of 7 du and overall density of 10 du/ac, consistent

with minimum required and maximum permitted. This addition would require a Letter of Determination for Administrative Master

Plan. Additionally, the PD limits the height of all structures to 65 feet. The proposed Master Plan shows a maximum building height

of 3 stories, which meets this standard.

Development Standards:

Minimum setback requirements default to the AC-1 zoning district standards, which are listed in Table 3– Setbacks and Landscaping

Requirements. No buffers from the adjacent uses are required. The subject property is also located adjacent to Protected Tier 1 wet-

lands, which are a part of the Primary Conservation Network (PCN) that was designated with the creation of the Southeast Orlando

Sector Plan. Part of the requirements for Protected Tier 1 wetlands in the Comprehensive Plan is a minimum upland buffer of 25 feet

and a maximum upland buffer area of 50 feet, depending on the upland extent of native upland vegetative communities

(Conservation Element, Policy 1.4.4). During the original designation of the PCN and the subsequent designation of the PD and C

zoning districts on the subject property, a 25 foot upland buffer zone was included by the Water Management District within the

Table 3—Setback and Landscaping Requirements

Use or Phase Yard Building Setbacks Property Buffers*

Minimum Proposed Required* Proposed

Front 0 ft. 18.7 ft.

Side (east) 0 or 3 ft. 50 ft.** Assisted Living

Facility none N/A

Side (west) 0 or 3 ft. 27.4 ft.

Rear

20 ft. 144 ft.

* Dimensions refer to range of acceptable buffer depth; each requires plantings and/or screen wall.

** As measured from the conservation easement.

Table 2—Development Standards

Phase Acreage Use Density (dwelling units per acre)

FAR (floor area ratio)

Building Height ISR (impervious surface

ratio)

Minimum /

Maximum Proposed Minimum /

Maximum Proposed Minimum /

Maximum Proposed Maximum Proposed

5.16

Assisted Living

Facility

7 to 30

du/ac*

8.6 du/

ac** N/A N/A 65 ft.

3 stories

(+42 ft.) 0.85 0.53

*Per the PD development standards

**As calculated per LDC Sec 58.594

Conservation easement on the wetland portion of the property. Staff finds that this 25 foot upland buffer zone meets the intent of the

PCN and the Conservation Element of the Comprehensive Plan. Footnote 5 of Chapter 58 Part 1 requires a minimum principal build-

ing setback from any retained wetland of 50 ft. from the boundary. The applicant provides a 25 ft. setback in addition to the 25 ft.

upland buffer, consistent with the requirement.

Transportation

The subject property will access onto the City’s transportation network from three driveway access points onto the private, shared

access drive between the subject property and the commercial development to the west via Savannah Park Drive to Narcoossee

Road. A total of 70 parking spaces, are proposed where a minimum of 28 parking spaces is required. See Table 4– Parking Require-

ments for more information. Per ITE, Trip Generation, 9th ed., Phase 1 (ALF) of this development is expected to generate 300 daily

and 30 PM peak hour trips. Phase 2 (Mem. Care) is expected to generate less than 100 daily and 10 PM peak hour trips. The site is

currently vacant. No new Traffic Impact Analysis is required for this project. A signal warrant analysis was submitted previously

for the intersection of Savannah Park Dr. and Narcoossee Rd. under cover of a previous, higher intensity project for this site.

Urban Design

Design is subject to appearance review at the time of permitting and shall provide a minimum transparency of 20% for facades along

Savannah Park Dr. and the private access road. Free standing signs shall be limited to a height of 6 ft. Signage above 30 ft. in height

along the east façade facing the residential and conservation uses shall be prohibited.

Table 4—Parking Requirements

Use Patrons Minimum Ratio Minimum

Spaces

Required

Maximum Ratio Maximum

Spaces Permit-

ted

Assisted Living Facility 136 Patrons

0.2 :Patron (plus 1

space) 28 N/A —

Total Required 28 —

Total Provided 70

SU RVE Y

Narco

ossee R

d

Subject site.

5 acres of conservation land.

DE V EL OPME NT PL AN

ELE VAT IO NS

S I TE PH OTO S

Existing sidewalks along south side of Savannah Park Drive

(view from sidewalk, looking east)

Existing retention pond and sidewalk on southwest portion of the

development site

Development site, conservation, and existing sidewalks

(view from sidewalk, looking south)

Conservation Area

Rectangular portion of the site adjacent to the commercial out-

parcels. To remain undeveloped and will be landscaped.

AE R IA L PHO TO

Subject site

Moss Park Rd.

F I N DI N GS 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 is 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 Master Plan request, subject to the following conditions:

Moss Park Rd.

CO N D IT IO NS OF APP RO VAL Growth Management Plan

1. The Comprehensive Planning Studio has no objections to the master plan proposal.

Land Development

1. Land Use and Zoning. Except as provided herein, development of the property shall be consistent with the development standards

of the Villages at Moss Park PD. The underlying zoning shall default to the standards of AC-1.

2. Conformance with Specific Parcel Master Plan Required. Construction and development shall conform to approved site plans,

elevations, and landscaping plans on file with the City Planning Division and all conditions contained in this report, or as modified

by the Southeast Town Design Review Committee and City Council. When submitting plans to the Permitting Division for permit-

ting, the applicant shall attach to each submittal a copy of this staff report, and the excerpts of the SETDRC meeting minutes. Con-

formance with all applicable conditions of the previous Master Plan approval shall be required.

3. Approval. Approval of the Specific Parcel Master Plan by City Council shall grant the applicant authority to submit an application

for site plan/master plan review for a building permit. The application must be submitted within thirty-six (36) months of approval of

the Specific Parcel Master Plan (by the City Council) or the Master Plan shall expire. However, upon written application filed 30

days prior to the expiration date, the Planning Official may renew the Master Plan for one period of up to 12 months providing good

cause is shown.

4. Expiration. Upon approval of the Master Plan by City Council, a building permit shall be obtained for the work requiring the mas-

ter plan within two years of the master plan approval. If the applicant does not receive the building permit within two years, then the

master plan is no longer valid and the applicant must reapply for a master plan if the applicant wishes to proceed with a development

requiring a master plan. If the building permit for the work requiring the master plan expires before a certificate of occupancy or cer-

tificate of completion is issued for the work requiring the master plan, then the master plan is no longer valid and the applicant must

reapply for a master plan if the applicant wishes to proceed with a development requiring a master plan. However, the Planning Offi-

cial may extend this time limit for one period of up to 12 months for good cause shown upon written application filed 30 days prior

to the expiration date.

5. Maximum Impervious Surface Ratio (ISR). The maximum ISR for the subject site shall be consistent with the AC-1 zoning desig-

nation, 0.85.

6. Maximum Density. Density shall not exceed 51 dwelling units or 156 patrons as calculated per 58.594.

7. Height. The maximum permitted height is 65 ft.

8. Signage. Signage shall be limited to wall and ground signs. Ground signs shall not exceed a height of 6 ft.

9. Wetland Buffer. An upland buffer area 25 ft. in width shall be maintained or installed adjacent to all wetlands. Where this buffer

has been included within the established Conservation easement, no additional plantings shall be required.

10. Common Garden Area. A layout, be it conceptual, of the Common Garden Area shall be incorporated into the landscape Plan.

11. Final Site Plans. A Final Site Plan Determination shall be required prior to the submission of building plans and permits.

Transportation Planning

The Transportation Planning Division supports the applicant's request provided that the owner/applicant complies with the following:

1. Parking Lot Design. Two Parking stalls along the east perimeter of this parcel shall be designated as a backing area for delivery

trucks accessing the loading area on the southeast corner of the building. All other aspects of the parking lot design, as submitted,

meet City Code requirements.

2. Bicycle Parking. (Informational Only) Ch. 61 part 3 of City Code does not require bike parking spaces be provided for new ALF

CO N D IT IO NS OF APP RO VAL (CO NT . ) developments. However, the City encourages the applicant to include bike racks and/or indoor storage space for the use of their

staff.

Transportation Engineering

1. Work in Work. 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 landscaping), the Owner/Applicant shall submit the following:

Maintenance of traffic plans (M.O.T.) (For more information/detailed requirements contact the Office of Special Events

& Permits at 407-246-3704)

Roadway plans including paving, grading, pavement markings and signage (Contact the Permitting Transportation En-

gineering Reviewer at 407-246-3079 for details)

A copy of all required County and State permits (If permits are pending attach a copy of the application)

2. Driveways: Sight Distance. At all project entrances and at on-street parking spaces, clear sight distances for drivers and pedestri-

ans shall not be blocked by signs, buildings, building columns, landscaping, or other visual impediments. No structure, fence, wall,

or other visual impediment shall obstruct vision between 3 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 and the FDOT Design Standards Index.

3. Pavement markings shall be installed on the access road. The 24' wide section shall be marked as two 12' travel lanes. The 36'

wide section shall be marked as three 12' travel lanes, one SB, one NB thru+left, and one NB right turn lane.

4. Provide details on how freight maneuvers will be made on the site during the permitting stage, please note ROW cannot be used

for freight maneuvers.

Engineering/Zoning

1. Sidewalk. As per Section 61.225 of the Land Development Code, a 5 foot wide concrete sidewalk is required along all dedicated

rights-of-way. Any existing sidewalk damaged or broken is to be repaired.

2. Signs-LDC. See Chapter 64 Orlando Land Development Code for sign requirements and regulations. Separate permit applications

are required for signs.

3. Sewer– FDEP. This project requires a Florida Department of Environmental Protection (FDEP) permit for the sanitary sewer sys-

tem. The Office of Permitting Services processes the permit for projects with reserved sewer capacity. At the time of FDEP permit

submittal to the Office of Permitting Services, the following is required:

a) Permit Application - signed/sealed by the owner. This Off ice will complete page 10 of 11 when the construction plans

are approved.

b) Construction Plans - six sets, signed/sealed by the engineer. The plans are to include the on-site and off-site sewer de-

sign together with the City's details. If a lift station is part of the sewer design, the engineer is to submit the shop draw-

ings for the lift station (private or public).

The construction plans are reviewed by the City of Orlando's Waste Water Bureau and returned to the Office of Permitting Services

when approved. This Office will contact the engineer to pick up the application and two sets of the approved plans or the transport

to FDEP. The remaining sets will be retained by the Office for distribution.

Reminder: PLEASE ALLOW 3-4 WEEKS FOR THIS PROCESS

4. Storm– FEMA. In accordance with Federal Emergency Management Act (FEMA) requirements, a letter of map revision is re-

quired by the owner or engineer.

CO N D IT IO NS OF APP RO VAL (CO NT . )

5. Storm– NPDES. Construction activities including clearing, grading and excavating activities shall obtain an Environmental Pro-

tection Agency (EPA) National Pollution Discharge Elimination System (NPDES) permit, except: Operations that result in the dis-

turbance of one acre total land area which are not part of a larger common plan of development or sale.

6. On-site Fees. At the time of development, the owner/developer is required to pay an on-site inspection fee that is a percentage of

the cost of the on-site improvements, excluding the building, in accordance with City Land Development Code, Section 65.604.

7. Floodplain. This site is located within a floodplain. The finished floor elevation must be one (1) foot above the 100' flood eleva-

tion.

All future elevation shown on a boundary/topographic survey shall use the North American Vertical Datum of 1988 (NAVD 88).

8. Refuse Container. Refuse Container Sites: In accordance with the City Code, Section 28.6 (f) 1-3 the Office of Permitting Ser-

vices is authorized to make determination of approval/disapproval of refuse container sites. Approval/disapproval of the use of com-

mercial hand pick-up of refuse from any non-residential entity shall be determined solely by the Refuse Collection Bureau Staff.

9. Street Tree Fund. The Orlando City Council approved a Resolution at the January 27, 1997 City Council Meeting. Section 61.226

of the City's Land Development Code provides for a Street Tree Trust Fund. The developer is responsible for the installation of street

trees prior to final of the building permit. The Street Tree speciations are 12'-14' height of canopy tree.

10. Concurrency– Chapter 59. All new construction, change in use, additions, or redevelopments are required to submit a Concurren-

cy Management application as a part of the building plan review process.

11. Sewer Benefit Fee. The owner/developer is required to pay the Sewer Benefit Fee in accordance with the Sewer Service Policy

and Chapter 30 of the Land Development Code.

Fire

1. Fire Prevention Code. Be advised that any new construction must adhere to the requirements of the Florida Fire Prevention Code,

2010 Edition, and The City of Orlando Fire Prevention Code.

2. Fire Code Review. TRC fire code review is preliminary in nature, and is intended to expose or prevent evident design deficiencies

with State and City Fire Codes. The design will be reviewed in detail for State and City Fire Code compliance at the time of permit

application.

3. Fire Permits Required. Underground main contractor must apply for a Fire permit for the installation or modification of any under-

ground mains serving fire hydrants and/or fire protection systems prior to any installation.

If the water distribution system and fire hydrants are located in a right-of-way or recorded easement and owned/installed/maintained

by the water purveyor, we will only require installation to the water purveyor's standards for underground components and connec-

tions.

However, hydrants must be in compliance with hydrant spacing, location, distribution, color coding, and needed fire flow minimums

as specified in City Fire Code.

Underground main and fire hydrant installations on private property will require an FIR permit and full compliance with NFPA 24.

[City Fire Code, Section 24.13(t)(13)]

12/15: Private hydrants as indicated on plans shall require a fire permit.

4. Construction Phase. Please inform contractor that where underground mains and hydrants are to be provided, they shall be in-

stalled, completed, and in service prior to construction work. [NFPA 1: 16.4.3.1]

Fire department access shall be provided at the start of the project and shall be maintained throughout construction. [NFPA 1:

18.2.2.1]

CO N D IT IO NS OF APP RO VAL (CO NT . ) In all buildings more than one story in height, at least one stairway shall be provided that is in usable condition at all times and that

meets the requirements of 7.2.2 of the Life Safety Code, NFPA 101. [NFPA 1: 10.2]

5. Required Fire Flow. All structures must be protected by fire hydrants in accordance with City Fire Code 24.30(f). A determination

will be made at the time plans are submitted for permitting. We will need a Required Fire Flow calculation in accordance with the

ISO method demonstrating the water distribution system and new/existing fire hydrant(s) can deliver the demand.

6. Sprinkler Ord 5000. All new buidings exceeding 5,000 square feet in area and residential occupancies, except detached one- and

two-family dwellings, must be protected by an approved automatic sprinkler system. [City Fire Code, Chapter 24, Section 24.27(c)]

Police

1. CPTED Review. The Orlando Police Department has reviewed the plans for Stonegate at Lake Nona, ALF, located at 10298 Sa-

vannah Park Dr., utilizing CPTED (Crime Prevention Through Environmental Design) principles. CPTED emphasizes the proper

design and effective use of a created environment to reduce crime and enhance the quality of life. There are four overlapping strate-

gies in CPTED that apply to any development: Natural Surveillance, Natural Access Control, Territorial Reinforcement and Target

Hardening.

2. Natural Surveillance. Natural Surveillance: Design the site to keep intruders easily observable. This is promoted by features that

maximize visibility of people, parking areas and building entrances; doors and windows that look out onto streets and parking areas;

pedestrian-friendly sidewalks and street; porches or patios and adequate nighttime lighting.

Overall Project • A photometric plan was not available at the time of this review. Lighting plays a very important role in CPTED. It is crucial that

lighting sends the right messages to the public about the safe and appropriate use of space at different times of the day and night.

o All lighting for this project shall meet or exceed the guidelines in Orlando City Code, Title II, Chapter 63, Part 2M.

o In order to create a sense of safety, pedestrian-scale lighting should be used in all high-pedestrian traffic areas

throughout the development to include building entrances, parking facility entrances, common areas, parks spaces/

courtyards, walkways and service areas.

o Appropriate lighting should be included in all areas anticipated to be used after-dark. This is especially true in out-

door common areas such as the gazebos, courtyards, walkways, fire pit, etc.

o Lighting should not be screened out by landscaping or building structures such as overhangs or awnings.

o Uniformity of light is crucial to avoid 'dark' spots, especially in parking areas and pedestrian promenades.

o Any illumination shall not cause a glare or excessive brightness that adversely affects the vision of pedestrians or

motor vehicle operators on public or private property.

o Pedestrian walkways, back lanes and access routes open to public spaces should be lit so that a person with normal

vision is able to identify a face from a distance of 30 feet during nighttime hours.

o The use of full cut-off or shielded light fixtures can direct light where it is intended while reducing light trespass,

glare, and waste. • Landscaping is another crucial aspect of CPTED. Trees branches should be kept trimmed to no lower than 6 feet from the

ground and shrubs should be kept trimmed to no higher than 30 inches. Avoid conflicts between landscaping and lighting, espe-

cially lighting adjacent to canopy trees. Landscaping should not create blind spots or hiding places and should not block/cover

windows. Open green spaces should be observable from nearby structures. • Outdoor furniture placed in common areas is a good way to increase surveillance and encourage community interaction. Consid-

er furniture designs that encourage stopping and resting but reduce opportunities for potential offenders (i.e. a ribbed design ra-

ther than solid and center rails or arm rests to discourage sleeping). • Bicycle parking should be observable from entrances, securely fastened and not hidden behind landscaping or sheer walls.

• Public restrooms should be clearly visible from high traffic areas. Restrooms should have single-door entrances, with interiors

that are as open as possible to eliminate possible hiding places. • Bus stops should be well lit and located in front of an area where there is a lot of activity and good natural surveillance.

• Vehicle and pedestrian entrances into the parking facility should be well lit and defined by landscaping, signage and/or architec-

tural design.

Residential Units: • Entry doors on all residential units should contain 180° viewers/peep holes.

CO N D IT IO NS OF APP RO VAL (CO NT . ) • Any interior 90° corners in hallways, stairwells and common areas can utilize convex mirrors or reflective material to promote

surveillance around corners. • Windows and balconies should look out onto streets, courtyards and low-traffic areas.

Office and Community Center Spaces: • Since there is typically no natural surveillance between buildings and service areas, be sure these areas are well-lit and that light-

ing is well maintained. • Where possible, offices, reception areas, lobbies, or host stands should have exterior windows and furniture oriented to improve

surveillance of public areas. • All sides of a building should have windows to observe the walkways, parking areas and driving lanes.

• Advertisements and product displays should not be located in or around windows. If advertisements must be used, they should

be small in size and located in an area where visibility through the windows will not be hindered. • Decals which display height measures should be posted inside any public entrance.

• Public restrooms should be visible from the main customer areas and away from outside exits.

3. Natural Access Control. Design the site to decrease crime opportunity by denying access to crime targets and creating in offend-

ers, a perception of risk. This can be accomplished by designing street, walkway, building and parking lot entrances to clearly indi-

cate public routes and discourage access to private areas with structural and landscape elements.

• Public entrances should be clearly defined by walkways, signs, and landscaping. Landscaping used around building and parking

facility entrances should create clear way-finding, be well lit and not block entrances or create ambush points. • There should be no easy access to the roof of any building.

• Way-finding located throughout the property should provide clear guidance for authorized users while discouraging potential

offenders. Signs should clearly indicate - using words, international symbols, and maps - the location of entrances, restrooms,

parks, public or private use routes, emergency telephones, and community activities. • Signage with hours of operation should be clearly visible at any public entrance.

• The use of traffic calming measures as well as surface and gateway treatments can promote safe vehicle speeds, reduce collision

frequency and increase the safety and the perception of safety for non-motorized users. • Walkways should be a minimum 6' in width to enhance pedestrian flow. Multi-purpose paths (if installed) should be a minimum

of 10' to accommodate different modes of travel simultaneously.

4. Territorial Reinforcement: Design can create or extend a sphere of influence, where users develop a sense of territorial control,

while potential offenders are discouraged. This is promoted by incorporating features that define property lines and distinguish pri-

vate spaces from public spaces such as; landscape plantings, pavement designs, gateway treatments and CPTED open design (see-

through) fences. • The property should be designed to encourage interaction between users.

• Each separate building, office, dwelling unit or community center space should have an address that is clearly visible with num-

bers a minimum of five-inches high made of non-reflective material.

o Note: If the parking facility has spaces that are reserved for residents and staff, the numbers should not coincide

with the dwelling unit addresses or office suite numbers for their safety. • Fencing can add security, delineate property lines, allow transparency for surveillance, be unobtrusive, and create a sense of

community. CPTED style fencing made of commercial grade steel is a good option to consider. These fences may contain pe-

destrian access points that utilize mechanical access control for the property. Another option is landscape buffers, which include

hostile vegetation, to delineate public from private spaces. The fencing and landscape buffer may be used together to further

define and control spaces. • Maintenance is an important aspect of territorial reinforcement. A well-maintained area sends the message that people notice

and care about what happens in an area. This in turn discourages vandalism and other crimes. • To discourage vandalism and unwanted behavior, consider some of the following options for outdoor furniture elements, includ-

ing low walls, curbs, water features or planter boxes: skate deterrents, arm rests, seat dividers, breaks, bumps, or height varia-

tions.

5. Target Hardening. This can be accomplished by features that prohibit entry or access such as window locks, dead bolts for doors

and interior door hinges.

• Door locks should be located a minimum of 40 inches from adjacent windows.

• Exterior doors should contain 180° viewers/peep holes, interior hinges, single cylinder deadbolt locks with a minimum two-inch

throw, metal frames with 3' screws in the strike plates, and be made of solid core material. This includes facility and storage

CO N D IT IO NS OF APP RO VAL (CO NT . ) room doors.

• All windows that open should have locks.

• Sliding glass doors should have one permanent door on the outside and the inside moving door should have a docking device

and a pin. • Air conditioner units should be caged and the cages should be securely locked.

• A uniform access control system is a consideration throughout the project so only authorized personnel have access to restricted

or non-public areas. Common area doors or gates should have locks that automatically lock when the doors close. • If alarm or security systems are installed, each building, suite or dwelling unit should have a separate system that can be regular-

ly tested and maintained by the occupants. During working hours, commercial alarm systems (to include any common areas)

should be programmed so that a short beep is sounded if an exterior door opens. • A video surveillance system capable of recording and retrieving an image to assist in offender identification and apprehension is

a good option at access points and amenity areas: especially areas with limited or no natural surveillance. Cameras should be

mounted at an optimal height to capture offender identification. "Aiming" down from steep angles often presents challenges to

identification such as images of an offender's hat but not a clear, descriptive image of the offender. • Back or side doors (non-public) should be kept locked from the outside at all times. Internal business policy should prohibit the

"propping open" of exterior doors. • The use of tempered, impact resistant, or security glass or security film is encouraged for all large glass doors and windows. If

security film is utilized, ensure that the light transmittance of the security film is greater than or equal to the light transmittance

of the window's glass. • Common areas should have signs that clearly identify operating hours and state if facilities are only for use by residents.

6. Maintenance and Management: Proper maintenance of landscaping, lighting and other features is necessary to ensure that CPTED

elements serve their intended purpose. Failure to maintain the property and manage to stop harmful use of property by its legal occu-

pants can rapidly undermine the impact of the best CPTED design elements. While CPTED principles supplement effective mainte-

nance and management practices, they cannot make up for the negative impacts of ineffective management. Damaged fencing, un-

kempt landscaping, graffiti left to weather and age, litter and debris, broken windows, as well as such factors as inattentive, lax, or

overly-permissive management practices can advertise an environment of permissiveness to potential offenders and, equally, under-

mine the desire of responsible users to remain in an area. In effect, this is the direct application of what has come to be known as the

Broken Window Theory - ensuring that indicators of disorder are corrected promptly in order to prevent the greater disorder they

may attract.

• People naturally protect a territory that they feel is their own, and have a certain respect for the territory of others. Clear bounda-

ries between public and private areas achieved by using physical elements such as fences, pavement treatment, art, signs, good

maintenance and landscaping are ways to express ownership. Identifying intruders is much easier in well-defined spaces. • This is related to the neighborhood's sense of 'pride of place' and territorial reinforcement. The more dilapidated an area, the

more likely it is to attract unwanted activities. The maintenance and the 'image' of an area can have a major impact on whether it

will become targeted. • Social cohesion and a general sense of security can be reinforced through the development of the identity and image of a com-

munity. This approach can improve not only the image of the population has of itself, and its domain, but also the projection of

that image to others. • Offensive graffiti should be promptly removed. Response to litter pickup and repairs should be prompt. A well maintained space

gives an impression of 'ownership' and 'care'. • Any signs used in the community should be maintained on a regular basis to ensure that they are visible. This may involve trim-

ming any landscaping growth, cleaning or lighting the signs. Things to consider with signs and information include:

o Are signs visible and legible?

o Are signs conveying messages clearly?

o Is information adequate?

o Are signs strategically located to allow for maximum visibility?

o Are signs well maintained?

o Are signs displaying hours of operation (where appropriate)? • Walkways should be cleared of undesirable litter, grass and weeds should be trimmed back from walkways, and walkway pave-

ment should be promptly repaired or maintained. • Inappropriate outdoor storage should be discouraged.

• Activity generators can produce both positive and negative results. The selection of what activities a site supports will reflect the

use of space and define the user's perception. Considerations should be made for seating, shade, community events or recreation-

al amenities that might encourage positive community interaction and should be properly maintained and managed.

CO N D IT IO NS OF APP RO VAL (CO NT . ) • Additional precautions, such as silent alarms, hold-up alarms, retail training (what to do during a robbery) and neighborhood and

community watch programs, should be discussed with OPD's Crime Prevention Unit Officer Edgar Malave at 407.246.2513.

7. Construction Site Crime Prevention: Due to the continued trend of theft of building materials and equipment from construction

sites, Orlando Police Department's Crime Prevention Unit strongly recommends that the developer institute the following crime pre-

vention/security measures at this project site:

1) Post signs at the site that theft from the site or trespassing on a construction site is a felony under Florida Law and that the

developer will prosecute.

2) To improve visibility of potential offenders by OPD patrol officers, perimeter lighting should be installed at a minimum of

150 foot intervals and at a height not less than fifteen (15') from the ground. The light source used should have a minimum light

output of 2,000 lumens, shall be protected by a vandal resistant cover, and shall be lighted during the hours of darkness.

3) In addition to lighting, one of the following physical security measures should be installed:

a. Fencing, not less than six (6') feet in height, which is designed to preclude human intrusion, should be installed

along the perimeter boundaries of the site and should be secured with chain and fire department padlocks for emergency

vehicle access; post in a clear area, an emergency contact person and phones numbers for after hours, in case of an emer-

gency; or

b. A uniformed security guard should be hired to continually patrol the construction site during the hours when con-

struction work has ceased.

4) Valuable construction materials and tools should be protected in a secondary fenced, locked cage. •Post in a clean, open area, the name and numbers of an emergency contact person for OPD in case of a night-time emergency.

If you have any questions, please call the Crime Prevention Unit Officer Edgar Malave at 407.246.2513.

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 $49,276.00, based on the construction of 47,776 square

foot nursing home facility, will be due at the time of building permit issuance, subject to change upon final permit plan review.

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.

All new construction, changes in use, additions or redevelopment are required to submit a Concurrency Management application as a

part of the building plan review process. A Concurrency Management application is available on the City's website: http://

www.cityoforlando.net/permits/forms/concurrency.htm

CO N TAC T IN F ORM AT IO N Growth Management.

For questions regarding Growth Management plan review, please contact Wes Shaffer at (407) 246-3792 or thom-

[email protected].

Land Development

For questions regarding Land Development review, please contact Michaëlle Petion at (407) 246-3837 or michael-

[email protected].

Urban Design

For questions regarding Urban Design Review, please contact Jason Burton at 407.246.3389 or [email protected].

Transportation Planning

For questions regarding Transportation Planning plan review, please contact John Rhoades at 407-246-2293 or

[email protected]

Transportation Engineering

For questions regarding Transportation Engineering issues, please contact Lauren Torres at 407-246-3220 or lau-

[email protected]. Information regarding plan review, permit issuance, and inspections can be obtained by using our in-

teractive voice response system PROMPT at 407-246-4444.

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

[email protected]

Police

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

[email protected].

Fire

For questions regarding Fire Review issues contact Danny Anderson at (407) 246-3153 or [email protected].

Parks

For questions regarding Parks Plan 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-

[email protected]

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. Submit Determination for Final Site Plan approval.

3. Submit for building permits.

STONEGATE LAKE NONA - Orlando...Page 3 PROJECT ANALYSIS Project Description The +10.3 acre subject...

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