WASHINGTON SHORES COMMUNITY GARDEN 945 W OODEN B

Property Location: Addressed as 945

Wooden Blvd., the subject site is located on

the east-side of Wooden Blvd., west of Be-

thune Drive, north of Rogers Drive, and

south of Spaulding Road; (Parcel ID #33-

22-29-9016-04-270) (±0.29; acres, District

6).

Applicant’s Request:

The applicant is requesting a Conditional

Use Permit (CUP) to allow a Community

Garden on a single family residential site

which is zoned R-1A.

S U M M A RY

Location Map Subject Site

Staff Report to the

Municipal Planning Board

September 16 , 2014

W A S H I N G T O N S H O R E S

C O M M U N I T Y G A R D E N 9 4 5 W O O D E N B LV D .

C U P 2 0 1 4 - 0 0 0 1 8

I T E M # 4

Staff’s Recommendation:

Approval of the request, subject to the condi-

tions in this report.

Public Comment:

Courtesy notices were mailed to property

owners within 300 ft. of the subject property

during the week of September 2, 2014.

As of the published date of this report, staff

has not received any comments from the

public concerning this request.

Updated: September 9,

2014

Owner

Christopher and Tamesha

Wallace

Applicant

Samantha Wallace

Project Planner

Mary-Stewart Droege,

AICP

CUP2014-00018—Washington Shores Community Garden Page 2

FU TU RE LAN D US E MA P

ZO N IN G MA P

Subject Site

Subject Site


PR O JE CT AN A LYS IS Project Description Located within the Washington Shores neighborhood, the +/-0.29 acre subject site is located north of Rogers Drive,

south of Spaulding Road, east-side of Wooden Boulevard, and west of Bethune Drive. The applicant is requesting a

Conditional Use Permit (CUP) to allow a public benefit use (community garden), to be sited on the home’s rear yard (see

page 7 for garden dimensions and layout).

The property is developed with an occupied single story +/-1,790 sq. ft. residential structure built in 1972. The platted

property is 90 ft. wide and 142.5 ft. deep. The proposed garden (90 ft. wide by 58.5 ft. deep) will be sited in the rear

yard. The garden area is fully fenced with a public access gate from Rogers Drive and a private access gate from the

home’s sideyard area, west of the garden. ( See site plan on page 7).

In late August, the applicant, representing Man-Up Mentoring, Inc. along with the Washington Shores Homeowner As-

sociation, held a community meeting to engage the neighborhood, share information and develop a garden layout. One of

the primary purposes of the proposed neighborhood vegetable garden is to create a community service project, under the

leadership of Man-up Mentoring, which will serve to mentor local at-risk male youth in a structured educational setting.

The property owner is a cofounder of this organization.

In the City of Orlando, community gardens have generally been sited on City-owned property and include the Parramore

Community Garden, the Festival Park Community Garden and more recently, the Englewood Park Community Garden.

The proposed garden will be sited on a private single family residential property. The site has the Residential Low Inten-

sity future land use designation and an associated zoning of R-1A (One Family Residential District). Through the CUP

approval process, the garden, as a public benefit use, would be allowed.

Previous Actions:

1947– Property platted as part of the Washington Shores Subdivision.

1972– Existing house was constructed.

Project Context Surrounding uses, zoning, and future land uses, are shown in Table 1 below. The proposed community garden area is

completely contained within a fenced rear yard and is compatible with these uses.

Conformance with the GMP

As indicated in Figure LU-1 of the Future Land Use Element, the proposed Public Benefit Use (PBU) is allowed under

the Residential Low Intensity future land use designation. The maximum density in this designation is 12 du/acre and the

maximum non-residential FAR is 0.30. There is no minimum density or intensity in this future land use designation. Al-

Table 1—Project Context

Future Land Use Zoning Surrounding Use

North Residential Low

Intensity

Single Family Residential

(R-1A)

Single-family residences

East Residential Low

Intensity


(R-1A)


South Community Activity Center

(across the street)

Community Activity Center/

Washington Shores Special Plan

Overlay

AC-1/SP

Public Benefit Use

(Episcopal Church of St. John

the Baptist)

West Residential Low

Intensity

(across the street)


(R-1A)



PR O JE CT AN A LYS IS lowable uses include public, recreational and institutional and residential uses. No subarea policies impact the subject

site. The proposal is consistent with the Growth Management Plan (GMP).

Conformance with the LDC The subject site is zoned R-1A (One Family Residential District). The R-1A district is intended to conserve the general

character of established one family neighborhoods, and to provide for new areas of low and moderate density one family

development. Setbacks for this zoning district include 25 ft. front yard, 7.5 ft. side yard, 15 ft. street side yard and 25 ft.

rear yard. Typically, public benefit uses in this district include community centers and churches. All Public Benefit Uses

(PBU) within this R-1A zoning district require Conditional Use Permit approval. This zoning district is also consistent

with the Residential Low Intensity future land use designation.

Traditionally, community gardens involve the growing and harvesting of vegetables and fruits by local members of a

community. The proposed community garden is consistent with Planning Official determination LDC2008-00254

(Consideration of Community Gardens), which defined that a community garden is a public benefit use if it: a) is less 1/2

acre in size, b) does not include farm animals, c) does not store farm machinery, fertilizers or pesticides (in excess of

what is needed for the garden, d) does not store composted garden material (other than what is produced or used by the

garden), e) does not include any structures unless they are clearly incidental and are to support the garden use; and f)

does not include on-site sales. The garden, as proposed, generally meets this criteria.

Accordingly, the proposed use meets the purpose and intent of the LDC. The community garden site will add a specific

public use which is designed to benefit the Washington Shores community. Accordingly, the proposal is compatible with

the surrounding uses and general character of the area. A full description of the garden is provided on page 7.

Operational Characteristics

The Community Garden may be open from 7:30 am to sunset, Monday through Sunday. The applicant is developing gar-

den rules as well as plot rental and membership requirements. The actual number of community gardeners has not yet

been determined. Any expansion to the garden will require a Planning Official Letter of Determination.

Signage and Accessory Structures

Given the nature of the site, signage shall be limited to 4 sq. ft. in area and be no greater than 4 ft. in height ( See signage

condition for additional information on siting). The applicant is also proposing certain accessory structures such as art

installations and a shed (approximately 25 square feet in area). These structures will have to be reviewed by the Planning

Official prior to installation.

Transportation

The garden’s central location and proximity to other neighborhood public benefit uses including churches and an ele-

mentary school as well as its proximity to Lynx bus stops will minimize vehicular traffic impacts to the immediate

neighborhood. Public parking is provided along Wooden Boulevard R-O-W. There is pedestrian access to the site from a

gate that is accessed from the sidewalk along Rogers Drive. An on-site bike rack is also recommended.

To further reduce area transportation impacts, the Transportation Planning Division is recommending an off-site parking

agreement with one of the neighboring churches, south of Rogers Drive.

Urban Design

Outside of the garden beds, the existing ground cover of turf grass will remain. The existing 4 ft. tall chain link fence is

generally situated around the perimeter of the rear site. Staff is not recommending any alterations to this fence.

All garden beds must be set back a minimum 10 feet from abutting residential properties and 15 feet from the public

street (Rogers Drive). Please see urban design conditions for additional bufferyard requirements.


AR EA MAP AN D AE RI A L

Washington

Shores

Presbyterian

Church

Episcopal

Church of St.

John the Baptist


Subject Site

Subject Site

Rogers Drive

Wo

od

en B

lvd

.

Washington

Shores

Elementary


S I TE PH OTO S

Location of pro-

posed garden in

rear yard.

Looking west along Rogers Drive. View of site to the right, Washington Shores Elementary

School in far distance and church uses to the left.

Google

Looking east along Rogers Drive. Subject site to the left and church uses to the right.

Google

Google


GA R DE N DE TAI LS

58.5 ft.

+/-58.5 ft Gate

+/-90.0 Ft.

Fence

Planting

Area Single

Family

House

5 ft

Public Entrance

Shed

Compost

Chips

Required Modifica-

tions to Proposed

Garden Site Plan

Planting beds shall be

setback a minimum of

10 ft. from the two adja-

cent residential proper-

ties and 15 feet from the

property line along

Rogers Drive.

Also see the Conditions

Section of the staff report

for required bufferyards

and other siting and opera-

tional requirements.

Property Line

Rogers Drive

Proposed Garden

90

ft.

Fence Gate

Page 8 CUP2014-00018—Washington Shores Community Garden

Page 8

CO N D IT IO NS OF APP RO VAL

CUP2014-00018—Washington Shores Community Garden

Growth Management and Land Development

1. General Code Compliance. Development of the proposed project should be consistent with the conditions in this re-

port, and all codes and ordinances of the City of Orlando, the State of Florida, and all other applicable regulatory agen-

cies.

2. Minor Modifications. Minor modifications and design changes including but not limited to fences, signs, landscap-

ing, accessory structures ( including sheds, art installations, gazebos, and arbors) and other minor changes, that are re-

quired beyond those previously reviewed by the Municipal Planning Board, shall 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.

3. Conditional Use Permit (CUP) Expiration. Approval of the Conditional Use Permit by City Council shall grant the

applicant authority to commence the use subject to the conditions in the staff report. The use shall commence 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.

4. Conditional Use Permit (CUP) Specific to the Use and Site. This Conditional Use Permit is granted specifically for

the subject site plan. Changes in use of the site or site plan shall require a new or amended Conditional Use Permit.

5. Community Garden Location. Consistent with requirements detailed in Condition 6, the community garden shall be

sited in the rear as generally shown on page 7 of the staff report. No community garden activities shall be allowed in the

front yard.

6. Setbacks. Planting beds shall be setback a minimum of 10 ft. from the two adjacent residential properties and 15 feet

from the property line along Rogers Drive.

7. Days and Hours of Operation. Garden may be open Monday to Sunday from 7:30 am to sunset. The garden shall be

closed from sunset to 7:30 am.

8. Signage. Signage shall be sited outside the street sideyard setback near the entry gate facing Rogers Drive. It shall

also be limited to 4 sq. ft. in area and be no higher than 4 ft.

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.

Staff recommends approval of the proposed community garden, subject to the conditions below:


Page 9

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


9. Bike Rack. It is suggested that a bike rack be installed along the western boundary of the garden area to allow on-site

bike parking.

10. Farm Machinery, Fertilizers and Pesticides. No storage of farm machinery, fertilizers, or pesticides other than

what is needed for the community garden, may be stored on site.

11. Farm animals. No farm animals are allowed on site.

12. Compost. No composted material other than what is produced or needed or used by the community garden shall be

stored on site.

13. Produce Sales. The use of the produce grown on site should be used for the enjoyment of the gardeners and families

in Washington Shores Community. No on-site sales of produce shall be allowed.

14. Irrigation. No irrigation system, other than a hose, exists on site. Watering of the garden shall follow OUC best

practices as it concerns water conservation.

15. Appearance. The overall appearance of the garden shall be maintained at all times, including trash pickup and well

tended beds to discourage vandalism and the attraction of pests.

Urban Design

1. Buffer. A bufferyard 'A', 7' in width, as described in Chapter 60, Part 2E of City Code, shall be installed along abut-

ting north and east property lines, to be placed within the required setbacks of side and rear property lines. In order to not

over-shade the garden, canopy trees are not required for the bufferyard, and all tree requirements may be met with under-

story trees. Edible fruit and nut trees and shrubs may be used to fulfill the bufferyard landscaping requirements. Sug-

gested edible understory trees and large shrubs are loquat, citrus, mayhaw, persimmon, parsley hawthorn, banana, blue-

berry, and Simpson's stopper. Butterfly, bee, and hummingbird attracting plants are recommended to aid with pollina-

tion, but not required.

2. Run-Off: In order to mitigate runoff, bare earth is not permitted adjacent to other properties. Vegetative cover and/or

organic mulch shall be required at least 2' in width along all property lines.

3. Fencing: Existing chain link fencing may remain. Fencing is permitted within the bufferyard, although not re-

quired. Privacy fence is recommended (not required) along the north and east property lines

4. Accessory Structures or Related Uses. Equipment sheds, gazebos, art installations, composting bins, or similar

structures shall require review by Planning Official and required permits shall be secured. The siting of these and other

accessory structures shall be consistent with LDC 58.900-901 {Accessory Uses and Structures, (single family residen-

tial)}.

Transportation Planning

1. Shared Parking Agreement. The Transportation Planning Division supports the applicant's request for this condi-

tional use. No parking is currently allowed on Rogers Dr nor will it be allowed in the future. Therefore, it is suggested

that the applicant pursue a shared parking agreement with either of the two churches on the south side of Rogers Dr to

prevent parking issues from becoming problematic for the neighborhood.


Page 10

IN FO RM AT IO N AL COMM EN TS


Police

1. CPTED Review. The Orlando Police Department has reviewed the plans for Washington Shores Community Gar-

den located at 945 Wooden Blvd., utilizing CPTED (Crime Prevention Through Environmental Design) princi-

ples.

2. 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 strategies in CPTED that apply to any development: Natural Surveillance,

Natural Access Control, Territorial Reinforcement and Target Hardening.

A). Natural Surveillance: Design the site to keep intruders easily observable. This is promoted by features that maxi-

mize 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.

i) 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.

ii) In order to give users a sense of safety, pedestrian-scale lighting should be considered in high-pedestrian traf-

fic areas such as garden entry points and any parking areas.

iii) Appropriate lighting should be if it is anticipated this area will be utilized after dark. If it is anticipated that

any events will be held in or near the garden arbor after dark, lighting should be considered in this area.

iv) 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, especially lighting adjacent to canopy trees. Landscaping should not create blind spots

or hiding places and should not obstruct access to/from the site.

v) Benches (or outdoor furniture) placed in common areas are a good way to increase surveillance and encourage

community interaction. Consider furniture designs that encourage stopping and resting but reduce opportunities

for potential offenders (i.e. a ribbed design rather than solid and center rails or arm rests to discourage sleeping).

B). Natural Access Control: Design the site to decrease crime opportunity by denying access to crime targets and creat-

ing in offenders, a perception of risk. This can be accomplished by designing street, sidewalks, building and parking lot

entrances to clearly indicate public routes and discourage access to private areas with structural and landscape elements.

i) Public entrances should be clearly defined by walkways, signs, and landscaping.

ii) Signage should be used to indicate the intended use of the space and hours of operation.

C). Territorial Reinforcement: Design can create or extend a sphere of influence, where users develop a sense of terri-

torial control, while potential offenders are discouraged. This is promoted by incorporating features that define property

lines and distinguish private spaces from public spaces such as; landscape plantings, pavement designs, gateway treat-

ments and CPTED open design (see-through) fences.

i) We encourage the use of a 6’ fence around the garden. An option to consider (if using the existing chain

link fence) would be to replace the top horizontal crossbar with a cable to reduce the opportunity for potential

offenders to gain access.

ii) Another option for the perimeter of the garden is a landscape buffer along the fence, which include hostile

vegetation no more than 2-2 ½ feet tall, to delineate public from private spaces.

iii) 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.

D). 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.

i) The storage shed and compost bin should be oriented away from the perimeter fence so they are not easily

accessible to potential offenders and should contain locks.



ii) The pedestrian gate should be locked from dusk to dawn if the garden is not to be used or accessed after

dark.

E). Additional precautions can be discussed with OPD’s Crime Prevention Unit Officer Joseph Lundy, 407.246.2095

or a Neighborhood Watch specialist at 417.246.2369.

Growth Management and Land Development

For questions regarding Growth Management Plan and Land Development Review, please contact Mary-Stewart Droege

at (407) 246-3276 or [email protected]

Urban Design

For questions regarding Urban Design plan review, please contact Douglas Metzger at 407.246.3414 or

[email protected]

Transportation Planning

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

[email protected]

Orlando Police Department (OPD)

For questions regarding Orlando Police Department plan reviews, please contact Audra Nordaby at 407.246.2454 or

[email protected] .

Building

For questions regarding Building Plan Review issues contact Don Fields at (407) 246-2654 or

[email protected].

Parks Planning

For questions regarding Park Review issues contact Denise Riccio, Parks Department at (407) 246-4249 or de-

[email protected].

Parks

For questions regarding tree removal or trimming issues, please contact Justin Garber, Parks Department at (407) 246-

4047 or [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 on October 20, 2014.

2. Any applicable permits may be requested prior to the City Council approval of the MPB meeting minutes, but these

permits may not be issued until the MPB minutes are approved.

IN FO RM AT IO N AL COMM EN TS (CON T . )

CO N TAC T IN F ORM AT IO N

Documents

WASHINGTON SHORES COMMUNITY GARDEN 945 W OODEN B