Neighborhood Commercial on

5601 North Pine Hills Road

Small Scale Land Use Amendment Application for

Purpose

Change Future Land Use Designation• Current FLU

•Low Medium Density Residential

• Proposed FLU•Commercial

•Reason• To allow the flexibility of neighborhood

commercial uses on the property

Subject Property

Proposed Future Land Use

Commercial

Surrounding Area

Most northerly block of Pine Hills Rd; widen a few years ago

West 4-lane Roadway Classification

Major Street East

Surrounded on three sides by an existing Orange County retention pond

View of road looking north

View of road looking south

Intersection

Site Characteristics

Adjacent to major intersection

Existing median cut and curb cut Accommodates

access to site

Access to 1,000+ residents and 100+ employees within short walk via existing sidewalk system

Character of Surrounding Neighborhood

Single Family Residences No direct access to Pine

Hills Road No new SFR built in the

vicinity during the last housing boom

Local Area Development Large PUD with over 500

residents - apt. complex Neighborhood Walmart

Grocery Store

Character of Surrounding Neighborhood

Local Area Development Industrial Park

including Energy Air Englise Church Santife Champion Self Storage Gas Stations/

Convenience Stores

Site Plan

Distance Between Other Uses

~280 Feet

~185 Feet

~41

5 F

eet

~12

5 F

eet

Site Plan with Easement

Level of Retention Pond

At Grade with Site

At Grade with Site

Economic Benefits

Creation of 4 to 7 Neighborhood Commercial tenants could create: Full time equivalent jobs

21 Average compensation per job

$25,000 Total direct first year financial impact of construction and first

year of operations $1,161,650

Total first year economic impact $2,323,300

Annual recurring economic impact $1,050,000

Local Community Support

Collection of 80+ signatures supporting commercial on property

Target Tenants Medical-walk-in clinic 

Example: Centra Care Casual restaurant

Example: Quizno's or Dairy Queen

Shoe/ Uniform store Children Clothing Store Beauty Shop/ Barber

Shop Realtor Insurance Agency Cell phone/Cable/Internet

Retailer Example: Verizon or AT&T

Staffing Agency

Letter

Positive Aspects of Site from Staff Report

Public Participation No letters, e-mails, or phone calls in opposition to the

request Only Positive reactions at the Community MeetingEnvironmental No wetlands on this siteTransportation All roadways within a 1-mile radius will operate at

acceptable LOS and capacity is available to be encumbered.

As a result, the proposed change will not impact the surrounding transportation network

Utilities Improvements are not required to provide adequate LOSSolid Waste Improvements are not required to provide adequate LOS

Conversion of Residential Houses

Summary Local Commercial Center

Provides jobs, business opportunities, convenience, and travel cost savings to nearby residents

Existing Sidewalk System Over 1,000 people live within walking distance Over 100 more work within walking distance

Compatible with Existing Uses 1-mile block is predominately Industrial & PUD; no SFR

fronting on Pine Hills Rd. Limited “small scale” commercial space in the area Only convenience stores, auto parts, and gas stations

Residents Response Only Positive & Supportive input to County

Pine Hills needs Jobs not Duplexes

Questions?

Small Scale Land Use Amendment Application for

Neighborhood Commercial for

5601 North Pine Hills Road

Response to Staff Concerns

1. Residential Area Site does not directly abut any residential

property No other residences with driveways on the 4-

lane Pine Hills Road for +/- 1-mile Surrounded by retention pond – no

contiguous homes exist or can be constructed

No development on the block during the past decade has been SFR nor is any zoned for future SFR

Response to Staff Concerns

2. Mid-block Location All contiguous property will always be non-

residential Effectively at the Clarcona Ocoee Rd

Intersection (which is non-residential) Effectively a corner location to Pinto Way

which is a thru street Existing median cut immediately in front of

site with driveway apron (planned as part of road widening)

Response to Staff Concerns

3. Lot Depth Retention Pond provides a large and unique

effective “setback” and buffer area Area is "dedicated" to County and will not be

developed Approximately 185' from nearest rear yard

due to retention pond

Setback Distance