Sheeler Avenue Townhomes Planned Development. The Keewin Real Property Company, LLC. Evidence Book. Printed Slides of Powerpoint Presentation to Orange County BCC on 7/10/07 Professional Credentials of Traffic Engineer Mohammed Abdallah , PE
The Keewin Real Property Company, LLC
Low Density Residential
Medium Density Residential
Overturn Planning and Zoning Commission Recommendation for denial and approve Planned Development Rezoning for 174 townhomes (reduced from 200) in accordance with staff recommended conditions
1. Future Land Use
Capacity Enhancement Agreement Approved by OCPS May 22, 2007 and Executed
Additional Contribution Amount of $1.3 Million Less the Prepaid School Impact Fees
Capacity Available Upon Payment
Capacity Reservation Certificate Executed
“The purpose of the Capacity Reservation process is to allow property owners and developers to ensure that capacity is available when it is needed for a particular project.” (Orange County Land Development Code)
Issued in November 2006.
Total Obligation of $429,275 with first payment of $144,727 made to Orange County on November 29, 2006
Project size has been reduced from 200 DU to 174 DU since hearing
Density has been reduced from 10 DU/A to 8.13 DU/A
Capacity Enhancement Agreement has now been executed by OCPS
Implication of having a Transportation Concurrency Reservation Certificate was not adequately understood by P & Z Commission
Grounds for denial cited by P & Z are not legally defensible
Concerns were expressed that the townhomes would be populated by two and three families
Facts are that Orange County code limits the number of people that can reside in a residence
Townhouses will be subject to mandatory Homeowners Association which will assess fees to assure proper maintenance and to enforce occupancy restrictions to be contained in a recorded Declaration of Restrictive Covenants
District Lot Size AC Area Width Front Back Side Height
R-1 5,000 1,000 50 20 20 5 35
R-3 4,500 1,000 45 20 20 5 35
TH NA 1,200 NA 20 20 0 35Orange County Zoning Standard Comparisons of Adjacent Residential Properties
Compatibility does not mean that housing types have to be the same
Orange County Code identifies setbacks, buffers, and walls, as methods to facilitate compatibility
Orange County regulations and practice encourage transitional land use designations as a compatibility tool
Project has a 25 foot buffer, meets all setback requirements, and has a masonry wall along Sheeler Avenue
FUTURE LAND USE: The Growth Management Plan for this property has been in place for 16 years designating a density of up to 20 dwelling units per acre.
To deny the project based upon compatibility with the Comp Plan is to ignore the County’s own policies, the planning horizon for future land use, and the fabric of the Future Land Use Map itself.
URBAN SPRAWL: This project is within the Urban Service Area and is essentially an infill project.
Population projections as reflected in the Penn Study, My Region.org, and the Bureau of Economic and Business Research at the University of Florida all reflect enormous population gains in Orange County and central Florida through 2030 (Florida will become the 3rd most populous state behind California and Texas).
Failure to provide housing densities inside the Urban Service Area will unquestionably impact housing needs that stimulate urban sprawl.
HOUSING: There is a present and growing housing need in Orange County for work force housing. While this project may ultimately not meet those standards, clearly, the housing costs for this townhome product in this location provides housing in a more affordable range and quality than can be achieved with traditional housing stock.
CONCURRENCY: This project meets concurrency in the two most critical areas-transportation and education.
The County sets up infrastructure regulations that land developers must meet in order to build projects.
The developer has met ALL the County requirements, and to deny the project when it meets all standards is not good public policy.
Keewin respectfully requests that the Board of County Commissioners Approve the Project with the reduced unit count and in accordance with staff recommendations