Planning Commission - Regular Meeting

We are glad you have joined us for today's meeting. The Municipal Planning Board, or MPB, is an advisory board to the City Council comprised of citizen members who voluntarily and without compensation devote their time and talents to a variety of zoning and land development issues in the community. All MPB recommendations are subject to final action by City Council. We anticipate the minutes of today's meeting will be presented at the City Council meeting on June 22, 2026 for approval of recommended actions. Any person Desiring to appeal a recommended action of the board should observe the notice regarding appeals below. Caution, an untimely filing by any appellant shall result in automatic denial of the appeal. Go over general rules of order. The board is pleased to hear all non-repetitive public comment. Large groups are requested to name a spokesperson. When you are recognized, state your name and address, direct all your remarks to the board, and limit your comments to three minutes per item or as set during the meeting. Robert's rules of order govern the conduct of the meeting. The City of Orlando encourages courteous civil discourse. When acting on items identified with the letter GMP, the board is acting in its capacity as a local planning agency, pursuant to and in accordance with Section 163.3174 of the Florida Statutes. Items identified with one star legislative matters or policy setting actions are to be conducted according to standard public hearing procedures. Appeals of one star items must be filed with the city clerk's office before 5 p.m. Tuesday, May 26, 2026 to conduct an appearance before city council. in accordance with Chapter 2, Article 24 of the City Code. Items identified with two stars are quasi-judicial matters or implementing actions and are to be conducted subject to Florida Supreme Court ruling of Board of County Commissioners of Brevard County v. Snyder. The Board's decision must be supported by competent, substantial evidence. Persons dissatisfied with Board recommendations in such matters may be entitled to a de novo or new hearing before an independent hearing officer in accordance with provisions of Chapter 2, Article 32 of the City Code. A request for a new hearing or an appeal with respect to a two-star item must be filed with the Municipal Planning Board Recording Secretary by 5 p.m. Wednesday, May 27, 2026. There is a $500 non-refundable fee for this appeal. The MPB Recording Secretary may be reached at edward.peterson at orlando.gov or 407-246-3369. Any person who desires to appeal any decision of this meeting will need a record of the proceedings and for this purpose may need to ensure that a verbatim record of the proceedings is made that includes the testimony and evidence upon which the appeal is made. Thank you for participating in your government and making Orlando truly the city beautiful. Do we have a quorum? Yes, all members are present except for Trevor Hall. All right, thank you. And with that, we'll call the meeting to order at 9.03 a.m. Please stand for the Pledge of Allegiance.

Pledge of Allegiance. To the flag of the United States. To the republic for which it stands. One nation, under God, indivisible, with liberty and justice.

All right, we'll open up the meeting with a consideration of the April 21st, 2026 minutes and consider any motion to waive or approve those minutes. Make a motion to waive the meeting minutes. All right, we have a motion from Board Member Barrett and a second from Board Member Moreno. All those in favor, please unmute your mic and say aye. Aye. Any opposed? Passes unanimously. If the MPB is not adjourned for the day or voted to take an earlier lunch break, the board will complete the agenda item being reviewed as of 1230 p.m. and will pause for a half-hour lunch break at the conclusion of that item. In accordance with Section 286.0114 Florida Statutes, any member of the public can be heard on any matter before the board today. If the item is listed on the consent agenda, you may ask that the item be pulled and placed on the regular agenda. You may then speak on that item when discussed on the regular agenda. You may complete a speaker request form in advance of the meeting on orlando.gov forward slash public comments or fill out a speaker request form and hand it to the board secretary. Please note participation must be in person. Virtual participation is no longer accepted.

with that we will hand it over to mr burton for a reading of the consent agenda thank you mr chair we have three items on the consent agenda because the third item calvary assembly apartments will be pulled for the regular agenda so i'll go over and read the consent agenda as it stands um number one united against poverty the applicant is jason rostec of land design inc the owner is united against poverty inc and location is 2880 iliana court This is filed under MPL 202610020. It's a master plan to develop United Against Poverty Campus for a 37,000 square foot public benefit use. Recommended action is approval of requests subject to conditions in the staff report. Number two is Roberto Clemente Affordable Apartments. The applicant is Jean Auby Juan of Thomas and Hutton. The owner is Steve Orlando. The location is 5750 Roberto Clemente Road. This is filed under two requests. Number one is a conditional use permit, CUP 2026. One zero zero zero five. It's a conditional use permit to allow the apartment building to exceed 35 feet in height and a pair of mid-rise wall signs within a thousand feet of R1 and R2 uses. And number two, BMPL 2026, one zero zero one nine. It's a master plan for a 60 unit independent living apartment facility with 64 space surface parking lot, including an affordable housing bonus to allow a maximum density of 43 dwelling units per acre and where the maximum density is currently 30 units to the acre. Recommended action is approval of the request, subject conditions, and staff report. As mentioned, number three is pulled to a regular agenda. And finally, number four is Millennium Boulevard Auto Sales. The applicant is misprinted on the agenda. It's Ross Galbraith, not Rose, so Ross Galbraith of KPM Franklin. The owner is Boylan Properties, Millennium Palms Drive, LLC. The location is 4825 Millennium Boulevard, LLC. And this is filed under MPL 2026-10013. It's a master plan for a 40,000 square foot auto sales and service use. The recommended action is approval of requests subject to conditions and staff report. And that concludes the consent agenda.

All right. Before we get started with any motions on the consent agenda, does anyone have a conflict to declare?

I do have a conflict to declare on item number one, and I'll fill out the appropriate.

All right. Thank you. Anyone else? All right. Seeing none, consider a motion on the consent agenda. That is a reminder is items one, two, and four.

Make a motion to accept the consent agenda one, two, and four.

Second. Second.

All right. A motion from Board Member Barrett, second from Board Member Marino. All those in favor, please unmute your mic and say aye. Aye. Any opposed?

Passes unanimously.

We will move on to our regular agenda and hear item number three, Cavalry Assembly Apartments.

Well, thank you, Mr. Chair. This is item number three, Calvary Assembly Apartments. The applicant is Derek Ramsberger of Kimley Horton & Associates. The owner is Calvary Assembly of God of the City of Orlando, LLC. Location is 1955 Minnesota Avenue. The council district is District 3. The project planners, Deidre Oga and Jim Burnett. These are File 1-2 requests versus growth management plan GMP 2026-10004. This is amendment to the growth management plan sub-area policies S.2.5, decrease residential units from 532 to 882. and a master plan MPL 2026-10008. This is master plan for a 350 unit apartment complex in a 55 foot tall building with an internal 490 space parking garage. The recommended action from staff is approval of requests such conditions in the staff report. Deidre and Jim and the transportation department might have a presentation for you.

Good morning, members of the board. My name is Deidre Ogier, Planner 2 with City Planning. I will be going over the GMP text amendment, and I'm joined by Jim Burnett, Planner 3, and he will be going over the master plan portion.

Excuse me, if you don't mind, closer to the mic. Thank you.

And he'll be going over the master plan portion of the request. The requested actions before us today are an amendment to the growth management plan subarea policy LUS25 to increase the residential unit allowance from 532 to 882 and a master plan approval to develop a 350 apartment complex unit. The review areas include a GMP request, which is located at the left, which applies to the broader sub-area policy. And to the left, the master plan request will, to the right, the master plan request will apply to the specific apartment development site. Going through a history of the sites. In 2012, the initial plan development was adopted for the existing Calvary campus. The plan development allowed for construction of an activity building and established parameters for future development at the site. In May of 2017, the growth management plan was amended to change the future land use designation from public recreational to neighborhood activity center and establish sub-area policy LUS25. and this allowed up to 400 multi-family units and a maximum of 600 pm peak hour trips in november of 2017 the calvary assembly pd was amended changing the default zoning across the pd to acn updating the development program and this established caps of 30 dwelling units per acre and the 600 pm peak hour trips with future development subject to this to a specific parcel master development plan review In December 2017, a master plan was approved for the Alexson Apartments, now known as Berkshire Winter Park, for 310 units. In December 2018, the growth management plan was amended to increase the multifamily allowance in LUS25 from 400 to 532 units. And in January 2019, a second master plan was approved for LX in Phase 2, now known as 741 Winter Park, for 222 units, which brought the total approved multifamily units of LUS25 to 532, which brings us to the request today to increase the allowable multifamily residential allowance from 532 to 832 to approve the 350-unit apartment development. Turning to the growth management plan text amendment for subway policy LUS25. The project location consists of 39.2 acres located in District 3. It's generally located south of Oglesby Avenue, west of Clay Street, north of East Parr Street, and east of Interstate 4. The future land use at the site is neighborhood activity center. The future land use designation is subject to policy LUS25. The proposed amendment does not change the underlying future land use designation or the range of uses that are permitted by neighborhood activity center. The subarea policy LUS25 details the maximum development capacity of the area, and it's as follows. There is existing religious use currently there, existing senior residential tower and existing 100-student school, the existing 532 multifamily units, as well as other uses allowable by the NAC, New Productivity Center, future land use category. There's also a 600 p.m. peak hour trip. capacity that is in the sub-area policy as well. The only thing that will be changing today is the 532 units going to 882 allowable units, multifamily residential units to allow for the 350 requested. Everything else will be remaining the same. Staff found that the proposed amendment is consisted with the applicable state, regional, and local review standards, including the State Comprehensive Plan, Chapter 163, the City's Growth Management Plan, including the Neighborhood Activity Center Future Land Use and Sub-Area Policy LUS25. As such, staff recommends approval of GMP 2026-10004, subject to the conditions of the staff report. Notable conditions of approval include that upon the effective date of this GMP amendment, the maximum multifamily residential units permitted within sub-area policy LUS25 will be 882 units. I'll now turn it to Jim Burnett, Planner 3, to talk about the master plan request.

Jim Burnett, Planner 3. Okay, this is the master plan part. Master plan 2026-1008. It's a master plan for the 350-unit apartment complex in a single 55-foot tall building with an internal 490-space parking garage and 11 surface parking spots all under the Calvary Assembly of God PD. And as Dieter noted, the property is on the north side of Minnesota Avenue, south side of Crandon Avenue, in between Formosa on the west and Clay Street on the east. There are some uses on the ends, so that's why the purple part doesn't go further. And then you've got the Calvary property. towers to the south you've got the 741 winter park apartments to the north and a seventh day of venice church to the north as well and as noted the property has future light has a neighborhood activities future land use and his own pd um we have a the spreadsheet that we provided is shows you everything in the calvary pd so um list the phases, list the sizes of the parcels themselves, the uses, and it basically lays out that this master plan is providing 350 new apartment units, and then it ties into PM peak trips on the far right-hand side. It is noted that there's a duplication here on the very far right side that 39 for both 2B and the Cavalry Towers. It's been duplicated. That should have been a merged item, so only 139 would apply, not two of them. The bottom line, like it was said, is the subarea policy limits the total trips to 600 PMP car trips. It will be noted by transportation and the applicant that There's a transportation comes down with 14, but the applicant comes up with 12 remaining trips. We'll discuss that. And here's your transportation part of the change. PM peak hour vehicle trips within the PD are calculated two different ways, depending on the purpose of the calculation. There's trip allocation. The project area limits maximum development in a number of ways, including 600 max PM peak hour trips, as noted in the sub area policy. per the pd exhibit g multi-family pm peak hour trips for purposes of development thresholds is calculated at a rate of 0.62 trips per dwelling unit based on the it troop generation manual and number two the project impacts the city staff required a traffic impact analysis to be conducted for the proposed project utilizing the most up-to-date version of the it trip generation manual 12th edition and that came out to 0.369 trips per dwelling unit. So the updated traffic impact analysis received on May 13th included three additional intersections, East PAR at Pinehurst, East PAR at Clay, and Clay Street at Harmon Avenue. Cities adopted a level of service E or better. It is still maintained at all intersections previously studied, as well as the additional intersections. uh the northbound left turn movement at the east par street i-4 off ramp may exceed our los in the future consideration but this appears to be due to background traffic and growth city staff will continue to monitor the intersection timings along clay street to address community traffic over time so here's the property it's currently a parking lot for the church um with some vacant land part of it to the west and the existing retention pond on the east. And here's some photos of the site looking northeast towards the 741 apartments. And then the photo at the bottom is a view of the existing retention pond pond slash vault, whatever you want to call that, because it's kind of fenced off and it's pretty deep. Here's your site plan. So like I said, it's one big building with a landscape courtyard on the west end, the parking garage on the north off Crandon, your leasing area to the south, and then another apartments with a pool courtyard in the middle, looking onto that existing retention pond on the east. Here's a rendering and some elevations. The front elevations were broken up into three pieces. So that's why it's done like that. Front elevations. Here's the rear elevations as viewed from Crandon. Do you see on down here, you got the parking garage portion. And then these are the end caps, the east and west end caps to the building. Here's the landscape plan. Our findings proposed master plan is consistent with the city's GMP and the sub area policy as being amended. Proposed master plan is consistent with the city's land development code and the Calvary PD and default ACN zoning and that public facilities and services are adequate or will be extended to the proposed development, provide the applicant meets all the conditions in the staff report. It makes all the necessary infrastructure improvements as depicted. So our recommendation is for approval subject to the conditions in the staff report and the addendum that was provided to you this morning. Notable conditions per the program, the approved Calvary Assembly PD and sub-area policy as amended. Density for the total PD cannot collectively exceed 30 dwelling units per acre. That's a collective 30 dwelling units per acre. Proposed density for the 5.8 acre parcel is expected to not exceed nine dwelling units per acre. Collective density for the Calvary Assembly of God, in keeping with the collective density for the PD. No density bonuses were requested via the master plan request. Impervious service is capped at 90% for the PD. Building height must not exceed 75 feet, and that's for the 2017 PD ordinance. Landscape buffering, minimum 7.5 wide landscape buffers with bushes, plantings, and street canopy trees must be established along the Minnesota and Crandon street furnishes. Buffers on the far side of the east retention pond need to be augmented or practicable. Buffy RB is required on the west side lot line abutting existing commercial uses. And then from permitting, the property has to be replatted prior to permit issuance. Urban design had some comments. Facades of parking structures that do not incorporate the architectural elements of the actual apartment structure need to be augmented by incorporating murals, art, screening panels to complement the parking structure architecture. Angled exterior ramping that is visible from the right-of-way, from the Crandon right-of-way, must provide an exterior metal screening or other alternative screening methods. Power lines that serve the existing street lights along Minnesota Avenue should be placed underground. The existing streetlight fixtures and poles should be updated and modernized, including the installation of power-conserving LED fixtures. And any site fencing shall be an open septet-proof style. Landscaping staff strongly encourages the retention of the 32-inch oak at the project entry off Minnesota. The applicant should contact the city arborist to evaluate the vitality of that oak. Dense hedge, three feet wide. tall should be planted between the fence and property lines on the north south and east sides of the retention pond and then transportation had a bunch of conditions here speed limit signage should be added along minnesota and crandon mid-block pedestrian crosswalks should be installed at minnesota and crandon Those two conditions were informational, so it should go back. A required condition is that at time of permitting, ensure that the existing Crandon Avenue right-of-way provides a 24-foot-wide paved surface. And then you've got number seven is an informational comment. Um, although the project site is outside of the high injury network, uh, there has, there was a recent fatality at Minnesota and clay. So staff is asking for some, um, potential fixes or to make those that intersection better. And lastly, Water Reclamation is asking that the applicant schedule a separate meeting to go over the planned sewer line improvements in that area. So they're asking that the applicant is agreeing to that. And Orwin Manor is asking that they be specifically notified when that meeting is scheduled. So the applicant hosted a lightly attended community meeting back in late March with traffic and landscaping being the prime concerns. Staff has received few comments, mostly from the Orwin Manor Westminster Neighborhood Association. And that's it. If you have any questions, Deidre or myself or Jacques or Steve from Transportation are here to answer it.

Board, do you have any questions at this time?

Just a quick question. That parking lot, was the church using it as an overflow parking lot before?

Overflow. They have a lot of parking on the south side of Minnesota. And for as long as we've been able to see on aerial photos, it's like that parking just stopped or was not being used as heavily as it was in the past. And the churches lose their congregation. But they had plenty of parking back in the day. And slowly the parking is being whittled away.

And if they need overflow, I guess they could use the garage.

I'll let the applicant explain that, if that's available to the church. But I gather that the church probably won't need that parking lot on the north side of Minnesota.

Any additional questions for staff at this time? All right. Seeing none, would the applicant like to speak before we open up to the public hearing?

Good morning, Becky Wilson here on behalf of the applicant Embry Residential. We agree with the staff's recommendation, really just here to answer any questions that you all may have. And just to address your question, when this PD was originally approved and really even before that when this campus was originally established, The church had a larger congregation. If you'll see in the original PD, and I don't have it in front of me, but I think they had over 4,000 seats in their sanctuary. They have updated the sanctuary and they only have 3,500 seats. But also in meeting with the church, they told us that their congregation is just down to 800 now. So they just don't have the need that they previously did for this overflow. They still have... parking you know significant amount of parking both on site and then they have a couple areas of um grass parking for any additional overflow but but that is something that that we looked at um both before the church would consider selling this to us and then in discussions with with staff so with that happy to address any other questions you all may have for us um just reserve some time to address any concerns we hear from the neighbor's chair

additional questions nope all right thank you all right this time we'll open up the public hearing believe we have one speaker request yes stephen patagas i hope i'm pronouncing that right thank you so come on up and state your name and address for the record good morning i am stephen patagas 1425 berkshire avenue winter park florida 32789

And I want to thank the board for your service and the city staff for all their professionalism through this process. I am president of the Orwin Manor Westminster Association with 354 homes in Orlando, Winter Park, and unincorporated Orange County. I like to say we are jurisdictionally diverse. We have a volunteer neighborhood association that was founded in 1983 in response to Calvary's development those many decades ago. So we're still on the job working with this as the PD evolves over time. We continue to be proactive. It was almost 10 years ago that we worked with Trammell Crow on what is now called the Berkshire Avenue Apartments. And it now blends well with our community. And we expect to repeat that success story with Embry and the Minnesota Apartments. However, with the increasing urbanization and the needed infill housing that we all know we need, our concerns are really focused on traffic and safety. i want to thank the staff for the recent addendum which i believe you all have a chance to look at which address some of these concerns and i hope it is adopted however we do suggest that transportation items four five and seven be included as required however with one change and you'll know that uh The first bullet point talks about the elimination of a slip lane, and it doesn't say anything about replacing that with a right turn lane. So if we eliminate the slip lane, then we eliminate the opportunity for traffic to continue to move more freely through that northbound intersection on Clay Street. And I believe that should really be a right turn lane should be put in there. And then finally, I'd say we were concerned about the future of this PD. There's been a dramatic decrease in the membership at the church. And as Ms. Wilson just mentioned, they're down to 800 members. I think they maybe were over 5,000 at one point. And we don't know what's going to happen to that property. There's only 14 trip counts left. What do you do with it? Where does it go? You literally can't put anything else on it. So there needs to be some creative thinking about how that might work out. And one thought is perhaps the whole church is demolished. They move on to a smaller space, which they could then afford. The money they get from the Minnesota apartments will disappear in a few years. for the overhead that they have on that huge site. And perhaps Pinehurst gets reorganized and it runs parallel to I-4 and connects up to Minnesota. So that's something that hopefully something like that will be coming before the board before too long and we can get that whole area resolved. We might end up with a great place for our neighborhood to walk to. Thank you very much for your time.

Thank you.

Right. That completes our speaker requests. Would you like to respond? Thank you.

Sure. I appreciate it. And at the beginning, you welcomed civil discourse. And I just want to say that this HOA has been great to work with, and it has been 100% civil discourse, even at the community meeting, which if you guys don't have the opportunity to go to a lot of those, they can get a little crazy. Everybody acts a little nicer when we put on suits, right? But it was very productive, and my client is committed to continue to work with Orwin Manor and with the neighbors. There are some things in the staff report that require that we stay in touch with them as we extend the utility lines, and we're committed to do that. With regard to the request on 4, 5, and 7, just in the way that Orwin Manor is jurisdictionally challenged, so is the street network in this area. We have streets that are under the jurisdiction of the county. the city of Winter Park and the city of Orlando. So for those items that the city of Orlando has the ability to sort of require us to do something and allow us to permit through the city, those items were required. Four, five, and seven are all changes that would have to occur to a county road, and those of us in this room just can't control what the county will or will not approve. I do think that it is important to reiterate not only is the city of Orlando a transportation concurrency exception area, which means that, in fact, there is not an adopted rule level of service that we can't exceed, that you all want this type of urban infill. But when we did our first analysis on the roadways that impacted our project, all of those roads were operating at a level of service B or better, which is pretty good. It is when we agreed to expand that and we went all the way down to PAR, which if you're familiar with this area is quite far away from this actual development. It was that northbound left turn lane that there were issues with. The city thinks that can be addressed with timing of that. intersection. So that's sort of outside of, of what, what we control, but you know, we're, we're happy to continue to work with staff with four or five and seven. They, they just can't be requirements since we can't control the County.

Any additional questions for the applicant? All right. See none. Thank you. All right. With that, we'll close the public hearing and bring it back to the board for discussion or entertainment of emotions. With that, I'll make a motion to approve item number three, subject to conditions in the staff report.

Second.

We have a second? Was that Board Member Basch?

Yes.

All right. Yes. All right. About to add the addendum. Okay. I'm going to restate that. So I'm going to make a motion to approve item number three per staff comments, including the new addendum that we received today. Can you re-roll the motion? Second. And a second from Board Member Bastian. All those in favor, please unmute your mic and say aye. Aye. Any opposed? Passes unanimously. Thank you. All right. That concludes our agenda for today. We do not have any appeals updates. Uh, so we will close the meeting at 9 35 AM. Thank you very much. Thank you.