Updated: January 10, 2017

SUNBELT SEMORAN HOTEL 5461 HA Z E LT I N E NAT I O N A L DR.

S U M M A RY

Property Location: 5461 Hazeltine National Dr. (north side of Hazeltine National Dr., east of Shadowridge Dr. and west of SR 436/S. Semoran Blvd.) (portion of parcel # 28-23-30-7939-00-010; ±4.43 acres, District 1).

Applicant’s Request: The applicant is requesting Master Plan approval to con-struct a 5-story 128-room extended stay hotel and parking lot in the Airport North neighborhood. The Applicant requested that the project be placed on hold following the May 3, 2016 TRC meeting until an amicable

resolution was achieved regarding a title restriction from an adjoining parcel. The matter has now been legally resolved to the satisfaction of all related parties.

Staff Recommendation: Approval of the Master Plan, per the conditions in the staff report.

Public Comment: Cour tesy notices will be mailed to property owners within 300 ft. of the subject property the week of January 3, 2017. As of the distribu-tion of the staff report, staff has received no comments from the public relative to the Master Plan request.

Staff Report to the Municipal Planning Board January 17, 2017

MPL2016-00012 Item #4

Location Map Subject Site

Applicant

Mark Robbins, LBA Props., for Hayne Hollis, Sunbelt Dev. LLC

Project Planner

Jim Burnett, AICP

Owner

Omega Land Dev. Corp.

Express Park

Hilton Doubletree Hotel

The Parking Spot

Hertz Maint. Facility

WallyPark

Hazeltine National Dr.

Airport Lakes Park

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The Parking Spot

MET-AC

SUBJECT PROPERTY

F U T U R E L A N D USE MAP

AC-3/AN

The Parking Spot

Hertz Maint. Facility

Z O N I N G M A P

Hertz Maint. Facility

SUBJECT PROPERTY

WallyPark

WallyPark

Hazeltine National Dr.

Hazeltine National Dr.

S. S

emor

an B

lvd.

Airport Lakes Park

Airport Lakes Park

Project Description The applicant is requesting Master Plan approval to construct a 5-story 128-room extended stay hotel and parking lot on the property, with the remainder of the property (to the east) to remain an airport valet parking service. The proper-ty is located in the Airport North neighborhood. The applicant requested that the project be temporarily placed on hold following the May 3, 2016 TRC meeting until an amicable resolution was achieved regarding a title restriction from an adjoining parcel. The matter has since been legally resolved to the satisfaction of all related parties. Previous Actions 1985: Property annexed into the City of Orlando (City Doc. #19864). 1986: Development Order for Semoran Commerce Center Development of Regional Impact (DRI) issued for 1.1 mil- lion sq. ft. of office use, 55,000 sq. ft. of commercial use and 350 hotel rooms. 1988: Property initially platted as Tract A of Semoran Commercenter Lot 1. 1995: Property replatted as Lot 1 of Semoran Commercenter Phase 2. 1999: Property acquired by current owner; site developed as Thrifty Car Rental (on S. Semoran Blvd.) with 559-space parking lot (off Hazeltine National Dr.) (Thrifty Car Rental moved out 2008). 6/2009: Master Plan approved (MPL2009-00004) to convert ex-Thrifty Car Rental to a convenience store with gas pumps, restaurant with drive through, offices, car wash and airport valet parking (Omega Development Site). 5/2016: DRI Amendment (DRI2015-00005) approved removing 18.83-acre Omega Development properties from the Semoran Commerce Center DRI, for future development of a hotel on the western portion of the property; Com- mercial Lot Split (Plat Waiver) approved (SUB2016-00016) creating 4.43-acre lot for future hotel use.

Project Context

The property is on the north side of Hazeltine National Dr., between Shadowridge Dr. and S. Semoran Blvd./SR 436, south of Leevista Blvd. Adjacent uses, zoning and future land use designations are shown in Table 1 below.

Master Plan Criteria (Land Development Code (LDC) Section 65.335)

The Municipal Planning Board and City Council shall consider the following factors in their review of Master Plan applications:

1. Purpose and Intent. The purpose and intent of the use and all other requirements of the LDC.

2. Growth Management Plan (GMP). The consistency of the proposal with all applicable policies of the City's adopt- ed GMP.

3. Use and District Requirements. The proposal must conform to the requirements of the zoning district(s) in which it is located and, where applicable, to the requirements of Chapter 58 for the particular use or activity under consid-eration.

4. Performance and Design Regulations. The proposal must conform to all applicable performance and design regula- tions of LDC Chapters 58, 60, 61, and 62.

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PR O J E C T AN A LY S I S

Direction Future Land Use Zoning Adjacent Uses

North Metropolitan Activity Center (MET-AC)

AC-3/AN (Metropolitan Activity Center, Aircraft Noise Overlay)

Hertz Maintenance Facility

East MET-AC & MET-AC/Resource Protection

AC-3/AN & AC-3/RP/AN (RP - Resource Protection Overlay)

Airport Valet Parking & Wetland

South (Across Hazeltine National Dr.) MET-AC

AC-3/AN The Parking Spot (Airport Parking)

West MET-AC AC-3/AN Stormwater Pond

T A B L E 1 - P R O J E C T C O N T E X T

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5. Public Facilities and Ser-vices. Will necessary public facilities (both on- and off-site), such as transportation, sanita- tion, water, sewer, drainage, emergency services, education, recreation, etc. be adequate to serve the proposed use.

Conformance with Growth Management Plan and Zoning

The property is designated Metropolitan Activity Center on the City’s Future Land Use Map and is zoned AC-3/AN (Metro-politan Activity Center, Aircraft Noise Overlay). Hotels are allowed in the AC-3/AN zoning district but re-quire Master Plan approval.

The property is located within the Aircraft Noise (AN) Overlay district, which identifies the property as being in the flight path for Orlando International Airport (OIA).

Property development standards are provided in Table 2 above. The proposed Master Plan (5-story extended stay ho-tel) is consistent with the GMP and Land Development Code. Transportation

The site is accessed from Hazeltine National Dr., which connects to Shadowridge Dr. to the west, and S. Semoran Blvd./SR 436 to the east. Access is shared with the airport valet parking facility to east. Site circulation will complete-ly circle the hotel property, providing full emergency response access within the site. An existing stormwater pond west of the proposed site already serves the existing airport valet parking operation and will also serve the new hotel. Internal sidewalks will connect to an existing sidewalk along the north side of Hazeltine National Dr. Parking. Per LDC Section 61.322, Figure 27, the proposed 128-room hotel will require a minimum 64 spaces; 128 parking spaces (including 5 handicapped spaces) are being provided, which is the maximum allowed. The proposed hotel is adequately parked as proposed. Urban Design

The 5-story hotel will be rectangle-shaped, ±68 ft. tall (top of roof), with a covered por-tico on the east facade. The project will in-clude interior sidewalks that will tie into the existing pedestrian sidewalk adjacent to Hazeltine National Dr.

Buffers & Landscaping. The proposed ho-tel abuts a vehicle maintenance use to the north and airport parking lots to the east and south (across Hazeltine National Dr.). Re-quired and proposed buffers and landscaping are provided in Table 3 above. Staff may require additional trees and landscaping around the existing adja-cent stormwater pond.

Solid Waste. Dumpsters, compactor and recycling bins will be located at the northwest corner of the hotel site, in a fenced or walled and screened enclosure.

Signage. Allowed sign area for the hotel shall be per Table 4 at right. The hotel intends to have two (2) high-rise signs; the size of each sign

Table 3 Buffers & Landscaping (AC-3/AN)

5-story 128-unit extended stay hotel

Front (Haz. Natl Dr.)

Sides (W & E) Rear (N)

Abutting Uses Roadway Storm Pond (W) & Parking (E)

Vehicle Maint. & Parking

Minimum Reqd. 7.5 ft. depth 7.5 ft. depth 7.5 ft. depth

Proposed

+7.5 ft. depth, thicker at entry

7.5 ft. (west, next to pond);

+8 ft. (east, next to valet parking lot

+7.5 ft. depth, next to buffer

strip

Table 2 - Development Standards (AC-3/AN zoning)

Proposed Use 5-story 128-room Hotel

Lot Size (acres)

Setbacks (Minimum) (ft.) FAR ISR Building Height Front Side Rear

Minimum Requirements na 0 0 or 3 10 1.5 90% 200 ft.

Extended Stay Hotel ±4.43 78 52 (w) 72 (e) 85 0.4 64% ±68 ft.

Table 4 - Sign Allowance

Allowed 518.5

(sq. ft.)

(Per LDC Section 64.246) With high-rise signs, allowable sign area is halved (÷2) so ±518.5 sq. ft. total sign area ÷ 2 =

±259.25 sq. ft. below 30 ft.

High-Rise (HR) Sign Allowance Bldg. Area HR Sign Area 5 sq. ft./1,000 sq. ft. Gross Floor Area

(GFA), not to exceed 800 sq. ft. (400 sq. ft./side)

76,740 sq. ft. (GFA)

383.7 sq. ft. high-rise sign

area

For signage below 30 ft. in elevation (ground, pole, wall, etc.) Primary Building Frontage (220 ft.) x 2 + Secondary Building Frontage (78.5 ft.) =

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SUBJECT PROPERTY

A E R I A L P H O T O

The Parking Spot

Hertz Maint. Facility

Express Park

2016 S U RV E Y

is limited to 191.85 sq. ft., based on information provided with the site plan. With high-rise signs, the maximum allowed sign area for all other on-site signage (pole, ground, monument, projecting, etc.), is reduced by half, to not more than 259.25 sq. ft. Per LDC Section 64.246(f), the high-rise signs must glow white at night. School Impacts - The proposed use is commercial in nature, so school concurrency and capacity policies are not applicable to the proposed Master Plan. However, if the hotel converts to a time-share/condo or longer-term res-idential use, then a school impact analysis will be required.

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SI T E P H O T O S

Subject property on the north side of Hazeltine National Dr. (note parking lot lights).

Existing entry/exit into Express Park site, to be shared with new hotel use.

Shared stormwater pond at northeast corner of Hazeltine Natl. and Shadowridge Drs.

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SI T E PL A N

RE N D E R E D SI T E PL A N

Hazeltine National Dr.

Hazeltine National Dr.

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B U I L D I N G E L E VAT I O N S High-Rise Sign

From southeast (view from Hazeltine Natl. Dr.)

P E R S P E C T I V E S

68

ft.

68

ft.

From southwest (view from Shadowridge Dr.) 6

8 ft

.

68

ft.

High-Rise Sign

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Hazeltine National Dr.

Proposed Hotel

Existing Stormwater Pond

LA N D S C A P E P L A N

Express Park

A D D I T I O N A L BU I L D I N G PE R S P E C T I V E S

From southeast (view from Hazeltine Natl. Dr.)

From northeast

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F I N D I N G S

Staff finds that the Sunbelt Semoran Extended Stay Hotel Master Plan is consistent with the requirements for approval of a Master Plan application as contained in Section 65.335 of the Land Development Code (LDC):

1. The proposed Master Plan is consistent with the City’s Growth Management Plan. 2. The proposed Master Plan is consistent with the City’s Land Development Code. 3. The proposed Master Plan meets the standards for development in the AC-3/AN zoning district. 4. Existing public facilities and services are adequate to serve the existing/expanded development.

Staff Recommendation

Based on the information provided in the staff report and the findings noted above, staff recommends approval of the Sunbelt Semoran Extended Stay Hotel Master Plan, per the conditions in the staff report.

C O N D I T I O N S O F A P P R O VA L - R E Q U I R E D

Land Development 1. Impervious Surface Ratio (ISR) - ISR is limited to 90% per LDC Figure FIG-1C.LDC. 2. Floor Area Ratio (FAR) - Maximum FAR must not exceed 1.5, per the corresponding AC-3/AN zoning designation

(there is no minimum FAR outside of the Traditional City overlay). 3. Parking - There must be a minimum 64 parking spaces for the proposed hotel. 4. Building Height - The building must not exceed 200 ft. in height. As proposed, the top of building will be ±68 ft.

above adjacent grade. 5. Signs - Maximum sign area for the site, taking into account the automatic reduction for proposed high-rise signs, is

259.25 sq. ft., based on building frontages facing on Shadowridge and Hazeltine National Drs. Roof signs are pro-hibited. Based on a proposed 76,740 sq. ft. 5-story hotel, total high-rise sign area must not exceed 383.7 sq. ft., to be evenly split between not more than two (2) sides of the building, with no more than two (2) such signs per build-ing site. All new signs must receive permits prior to fabrication and installation.

6. Buffers - Minimum 7.5 ft. deep vehicular use buffers are required on the front, rear and sides of the property. 7. Consistency - Unless amended by any conditions found herein or any modifications recommended by the MPB and approved by City Council, this project must operate and be developed only as described and conditioned within this report and in accordance with the attached site plan and any other plans or commitments provided in the appli cation package. Any changes in the use of the site, the operation of the project, or the site plan as provided herein may require an amendment to the project and review by the MPB and City Council (see "Minor Modifications" condition below.) This approval is not transferable to another property. All other applicable state or federal permits must be obtained before commencing development. 8. Minor Modifications - Minor modifications to the project, including changes to the design and site plan reviewed

by the Municipal Planning Board or City Council, may be approved by the Planning Official without further review by the Municipal Planning Board. Major changes will require additional review by the Municipal Planning Board.

9. Master Plan Expiration - Upon approval of the Master Plan by City Council, a building permit must be obtained for any work to the site within two (2) years of approval of the Master Plan, or the Master Plan will expire (the appli- cant would then need to apply for a new Master Plan). If a building permit for the work requiring the Master Plan expires before a certificate of occupancy (CO) or certificate of completion (CC) is issued for the work requiring said Master Plan, then the Master Plan is no longer valid and the applicant must apply for a new Master Plan or a new master plan. However, the Planning Official may extend the time limit for the Master Plan for one period of up to 12 months for good cause shown, upon written application filed 30 days prior to the expiration date of said Mas- ter Plan.

Urban Design

1. Appearance Review - An Appearance Review is required prior to building permits being issued. All Urban Design conditions of approval shall be addressed prior to permitting. Architecture

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C O N D I T I O N S O F A P P R O VA L - R E Q U I R E D (C O N T ’ D ) 2. Architectural elevations must be generally consistent with those provided in the Master Plan application, except where directed otherwise herein. Significant deviation from those elevations will require a master plan amend- ment. Minor changes may be approved by staff. 3. Exterior finish materials must be wrapped on all facades. An exterior base or watertable of a durable material, such as concrete, stone, simulated stone, brick, or tile, must be provided; EIFS and stucco will not be considered durable materials. The base should be at least 3.5 feet in height. 4. Architectural detailing or articulation is required in the Hazeltine National Dr. elevation; as shown in the provided elevations, the south-faving elevation complies with this standard. Staff recommends (not required) that the green color on the east elevation be repeated elsewhere in the other building facades. 5. Ground floor glass must be clear on all facades (minimum of 80% light transmittance), or low-e glass with a mini- mum light transmittance of 60%. All other glass must meet a minimum 60% transmittance. Darkly tinted or reflec- tive glass is prohibited. 6. All utilities, including street light poles, must be kept out of the pedestrian path. Outdoor lighting must comply with Chapter 63, Part 2M, City Code. White light-emitting diode (LED) lamps are encouraged. As currently de- signed, the outdoor lighting appears to comply with City Code. 7. Dumpsters - All dumpsters and trash compactors must be screened with solid walls to match the principal struc- ture, with decorative gates also installed to match the principal structure. Landscape screening including low hedge and groundcover is also required to soften the view from the public R-O-W. 8. Signage - Plastic panel box signs are prohibited. All signs must be of durable materials. Internally lit signs must be metal front-lit, halo-lit or front- and back-lit channel letters or metal panel faces with push through acrylic letters. Externally lit signs are allowed for metal or wood signs. Sign options of similar quality may be considered. Light- Enhancing Diode (LED) lamps are preferred. 9. Fencing - Any fencing along public rights-of-way must be an open, CPTED-approved style, such as aluminum or wrought-iron pickets. Any on-site chain link fencing must be a 6-gauge black vinyl-clad, with top and bottom rails. 10. Sidewalk Connections - A complete pedestrian circulation plan must be provided that links all sidewalks on the parcel with continuous pathways. A minimum 5-ft. wide pedestrian pathway must connect from the principal building entrances and exits to the internal sidewalks. 11. Stamped concrete, pavers, or an alternative material treatment with a smooth surface must be provided for all pe- destrian crosswalks. Landscaping 12. Tree clearing (excluding the clearing of invasive exotic species) cannot commence until full site and building development plans have been submitted. A tree clearing or encroachment permit will also be required. 13. Existing trees (not including those classified as invasive, exotic species) must be preserved to the extent practical. The placement of underground utilities, including irrigation within the driplines of existing trees to be preserved must be done by means of tunneling rather than trenching. Any invasive exotic tree species or pines existing on the site must be removed. 14. Street tree planting must be completed along Hazeltine National and Shadowridge Drives in accordance with City Code. In locations where installation of street trees within the street right-of-way or a City services easement is infeasible, the trees must be installed on the site within 10 ft. of the R-O-W. 15. Any canopy trees installed in the public right-of-way in a planting area that is less than 10 ft. wide (or on private property less than 5 ft. from public sidewalks) must be installed with appropriate techniques to protect sidewalks, curbs, and infrastructure. Such techniques may include structural soil, pavement-supporting structures, root tun- nels, and root barriers, and must be approved by the Appearance Review Official at time of permitting. 16. Landscaping must be added to the existing stormwater pond to make it into a site amenity.

Transportation Planning

1. Road ROW Dedication/Reservation - No right-of-way (R-O-W) dedications of granting of transportation-related easements are required for this development.

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R E Q U I R E D C O N D I T I O N S (C O N T I N U E D ) 2. Parking Lot Design - The minimum required number of parking spaces, ADA compliant spaces, and space dimen- sions meet City Code as shown on the provided site plan. 3. Bike Parking - Bike racks must be installed to provide secured space for 4 bikes. Said racks must conform to City standards and be located on an impervious surface so as not to interfere with pedestrian or other vehicular move- ments. Code also requires installation of 2 long-term spaces for use by employees. These may be placed indoors or under cover in an outdoor area, or in bike lockers. 4. Traffic Analysis - This development is not projected to generate enough daily trips to necessitate submittal of a Traffic Impact Study. 5. Transportation Impact Fees a. Any new construction, change in use, addition, or redevelopment of a site or structure is subject to a review for

Transportation Impact Fees. An estimated Transportation Impact Fee in the amount of $324,224, based on the construction of 128 hotel rooms, will be due at the time of building permit issuance, subject to change upon fi- nal permit plan review. For a copy of the ordinance or impact fee rate chart, you may reference our website at: http://www.cityoforlando.net/planning/Transportation/ifees.htm.

b. The applicant must comply with all applicable requirements of Chapter 59, the Concurrency Management Ordi- nance, 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 at: http://www.cityoforlando.net/permits/forms/concurrency.htm.

Transportation Engineering 1. If the gatehouse is demolished and/or relocated, the existing 20 ft. wide drive aisles and 12 ft. median must remain. If the gate is to remain, it must be set back enough to allow for storage of at least 2 (two) vehicles outside of the adjacent R-O-W. 2. The hotel drop-off lane must be a minimum 16-ft. wide. 3. At all project entrances, clear sight distances for drivers and pedestrians must not be blocked by signs, buildings, building columns, landscaping, or other visual impediments. No structure, fence, wall, or other visual impediment can obstruct vision between 2 and 8 ft. in height above street level. The street corner / driveway visibility area must be shown and noted on construction plans and any future site plan submittals. The applicant must design the site plan as necessary to comply with the Florida Greenbook and the FDOT Design Standards Index. Sight lines must be provided on both site and landscape plans. 4. A secondary access, solely for emergency services use, may be required at time of permitting. 5. The final site plan must show the location and size of the on-site solid waste dumpster(s) with concrete pads, and enclosures with doors. The solid waste container(s) cannot be located directly adjacent to any public street. 6. Dumpsters must be located to provide a minimum 50 ft. 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. 7. 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 must 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 Transporta- tion Engineering Reviewer at 407-246-3079 for details) c. A copy of all required County and State permits (attach a copy of the application if permits are pending).

Wastewater - A survey of the sanitary sewer connection for the stub-out on Hazeltine National Dr. must be included with construction plans. Contact Vince Genco (vince.genco@cityoforlando.net) or David Breitrick (david.breitrick @cityoforlando.net) to schedule a pre-application meeting to discuss the existing affected sanitary sewer system ca-pacity and its ability to serve the wastewater flow generated by the proposed hotel use. A capacity analysis must be

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prepared for review by the Wastewater Division.

INFORMATIONAL COMMENTS

Police

CPTED Review - The Orlando Police Department reviewed the plan for the proposed Sunbelt Semoran hotel site on Hazeltine National Dr., utilizing CPTED (Crime Prevention Through Environmental Design) principles, which em-phasizes the proper design and effective use of the built environment to reduce crime and enhance the quality of life. The four (4) overlapping strategies in CPTED that apply to any development are Natural Surveillance, Natural Access Control, Territorial Reinforcement and Target Hardening. The CPTED analysis was previously provided to the appli-cant (in a previous report) and is now no longer part of the TRC/MPB report.

Innovative Response to Improve Safety (I.R.I.S.) Camera System:

OPD recommends that the developer contact OPD in an effort to coordinate camera system technology. OPD has the ability to monitor specified external camera systems from private facilities at the will of the developer or building owner. OPD monitoring will be in addition to self- monitoring and will not replace building camera monitoring. OPD will not have the ability to interfere with or manipulate building camera systems, only view. The additional monitor-ing is beneficial to both the developer/owner and OPD as a crime prevention and overall public safety solution.

IRIS questions should be directed to OPD Sgt. Andy Brennan, at andrew.brennan@cityoforlando.net.

I N F O R M AT I O N A L C O M M E N T S (C O N T I N U E D )

C O N TA C T I N F O R M ATI O N Land Development

Contact Jim Burnett, Planner III, at 407-246-3609 or at james.burnett@cityoforlando.net.

Urban Design

Contact Ken Pelham at 407-246-3235 or at Kenneth.pelham@cityoforlando.net.

Transportation Planning

Contact John Rhoades at 407-246-2293 or at John.rhoades@cityoforlando.net.

Transportation Impact Fees

Contact Nancy Jurus-Ottini at 407-246-3529 or at nancy.ottini@cityoforlando.net.

Transportation Engineering

Contact Jeremy Crowe at 407-246-3262 or at Jeremy.crowe@cityoforlando.net.

Police

Contact Audra Nordaby at 407-246-2454 or at audra.nordaby@cityoforlando.net.

Sewer

Contact Vince Genco at 407-246-3722 or at vince.genco@cityoforlando.net.

1. Minutes from the January 17, 2017 MPB meeting are scheduled for review and approval by City Council on Mon. February 27, 2016.

2. Building permits may be submitted following the MPB meeting but cannot be approved until the City Council approves the January 2017 MPB meeting minutes.

R E V I E W /A P P R O VA L P R O C E S S -N E X T S T E P S