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HomeMy WebLinkAboutItem 12 Ocoee Pickleball Complex - Vasant Sports LLC Special Exception City of Ocoee ▪ 1 N. Bluford Avenue ▪ Ocoee, Florida 34761 Phone: (407) 905-3100 ▪ www.ocoee.org STAFF REPORT Meeting Date: May 7, 2024 Item #: 12 Contact Name: Anoch Whitfield Department Director: Michael Rumer Contact Number: Ext. 1016 City Manager: Robert Frank Subject: Ocoee Pickleball Complex - Vasant Sports LLC Special Exception; Project No. 03-24- SE-031. (Zoning Manager Whitfield) Background Summary: Applicant/Owner: Vasant Sports, LLC, represented by Sravan Tummala Site Location: The subject property is located in Commission District 2 and is on the west side of Jacob Nathan Boulevard at the terminus of Matthew Paris Boulevard. The subject properties are addressed at 1100, 1050, and 1000 Jacob Nathan Boulevard. It consists of Lots 4, 3, and 6 of the existing Goodman Centre commercial subdivision, which was a replat of Lot 9 and the north 15 feet of the right-of-way located adjacent thereto within the Orlando Groves Association Lake Lotta Groves. These are the last remaining vacant lots of the Goodman Centre subdivision. Lots 1, 2, and 5 have been developed. Parcel ID Number: 21-22-28-3093-04-000, 21-22-28-3093-03-000 and 21-22-28-3093-06-000 Property Size: The subject site consists of three (3) parcels totaling approximately 6.08 acres. Existing Future Land Use Map Designation: Commercial (COMM) Existing Zoning Classification: C-2 (Community Commercial District) Actual land use, proposed land use and unique features of the subject property: The subject property is undeveloped and wooded. The property contains wetlands, the boundaries of which have been flagged and verified. The property is not within any of the City's Special Area Overlay Districts. The table below summarizes the future land use designations, zoning classifications, and existing land uses of the surrounding properties: Future Land Use Designation Zoning Existing Land Use North High Density Residential R-3 (Multi-family Dwelling District) City stormwater pond South Commercial C-2 Kane's Furniture development East Commercial C-2 Commercial retail uses City of Ocoee ▪ 1 N. Bluford Avenue ▪ Ocoee, Florida 34761 Phone: (407) 905-3100 ▪ www.ocoee.org West Narrow area of Commercial then Conservation C-2 Vacant wetlands/floodplains Proposed Development: The applicant is proposing a pickleball complex that will have both indoor and outdoor courts. Section 5-8A of Article V establishes and implements Table 5-1, listing the principal uses permitted on a parcel or lot in the various zoning districts. Per Table 5-1, a Special Exception is required for an outdoor commercial recreational facility use on property zoned C-2. Section 4-8B of Article IV establishes the standards for review and approval of a Special Exception, as summarized and analyzed below. 1. The proposed uses and structures would not violate the land uses, densities, or other directives of the adopted Comprehensive Plan or the Code. Staff Analysis: A conceptual site plan was submitted with the requested Special Exception for purposes of determining compliance with land use density and intensity and other directives of the Comprehensive Plan and Code. In terms of compliance with the intensity directive of the Comprehensive Plan, the Commercial Future Land Use Designation would allow up to 663,854 SF of commercial development. The site plan proposes less than 150,000 SF of building area, to include the covered outdoor courts and indoor courts/pro- shop/cafe. Additionally, per the floodplains protection policy of the Conservation Element, the proposed development will maintain the minimum 25-foot buffer from the floodplain contour line. In terms of compliance with the directives of the Code, staff did not identify any capacity issues relative to utilities or stormwater. However, staff remains concerned relative to the provision of adequate parking. Currently, the Land Development Code does not contain specific parking ratios for commercial recreation facilities. Section 6-4G(8) states that "For all uses not covered in (a) through (h) [of Section 6-4G], the Planning and Zoning Commission shall make a recommendation, and the City Commission shall determine the parking demand to be created by the proposed use, and the amount of parking thus determined shall be the off-street parking requirement for the permitted use". Based on staff review of other indoor/outdoor pickleball complexes, the average parking ratio is four (4) spaces per court. The applicant has provided a parking study that proposes three (3) spaces per court. Based on the applicant's study, the site plan proposes 3.3 spaces to serve the proposed forty-four (44) courts, which includes a championship court, as well as the 14,000 SF pro-shop and café. The applicant has stated that the use of the courts/court schedule will utilize "real-time" technology to alert players about when their designated court will become available and when to arrive at the complex. Staff maintains that the proposed 146 parking spaces are not sufficient to accommodate the anticipated parking demand for the proposed commercial recreation complex. 2. The proposed uses and structures would be compatible with the uses, structures, and activities on adjacent or nearby lands. Staff Analysis: The proposed use is a commercial recreational facility within a platted commercial subdivision. The property is bordered by commercial uses on its east and south, by the City's stormwater pond on the north, and vacant wetlands on the west. The nearest residential dwelling unit is separated from and buffered from this development by approximately 436 feet, as the crow flies from property line to property line, of a wooded tree line and wetland areas. Thus, the proposed commercial recreation facility is compatible with the surrounding land uses and is not anticipated to adversely impact nearby or adjacent lands. 3. The proposed uses and structures would not violate the health, safety, welfare, and/or convenience of those residing, working, or owning land in the vicinity of the proposed use or structure concerning or with respect to (a) density, bulk, or overcrowding of land or buildings, (b) pedestrian or vehicular movement on adjoining streets, (c) fire safety, noise, odor, glare, or vibration, and (d) ability of adjoining property owners to the legal use of his/her property, as outlined in Sections 4-8B(3)(a) through (g), LDC. The proposed use and structure would not result in the inadequacy of inability of any public facility or service to meet adopted standards and would not violate any state or federal law or regulation. City of Ocoee ▪ 1 N. Bluford Avenue ▪ Ocoee, Florida 34761 Phone: (407) 905-3100 ▪ www.ocoee.org Staff Analysis: The proposed use/structure is not anticipated to adversely impact the health, safety, welfare, and/or convenience of those residing, working, or owning land in the area. Staff finds that the proposed use/structure and proposed site design and horizontal layout of the site will not violate the provisions of Sections 4-8B(3)(a), (b), (d), (e), (f), or (g); however, the proposed horizontal layout may be modified, or other accommodations may need to be provided, at the time of site plan review and approval, in order to ensure adequate fire truck movement, including ingress/egress and circulation within the site. Staff does not identify any concerns relative to the proposed outdoor commercial recreation use on the C-2 property; however, staff remains concerned about the applicant's proposed parking ratio and the site's ability to provide sufficient parking. Issue: Should the Honorable Mayor and City Commissioners approve a Special Exception for the use of certain properties zoned C-2, assigned parcel ID numbers 21-22-28-3093-04-000, 21-22-28-3093-03-000 and 21-22- 28-3093-06-000, for an outdoor commercial recreation facility use? Recommendations: Development Review Committee (DRC) Recommendation: The DRC met on Tuesday, April 2, 2024, to review and consider the proposed Special Exception for the outdoor commercial recreation facility use on the property. The concern discussed and raised by the DRC was relative to parking. Following discussion, the DRC made a recommendation of approval subject to the condition that the parking ratio and demand be further evaluated at the time of site plan submittal and review. Planning and Zoning Commission (PZC) Recommendation: The PZC met on Tuesday, April 9, 2024, to review and consider the proposed Special Exception for the outdoor commercial recreation facility use on the property. During the hearing, discussions were relative to possible impacts from the development to the residential neighborhood located approximately 436 feet northwest of this site, revising the plan layout to reverse the placement of the courts to move the outdoor courts to the south and move the indoor courts to the north, and fire ingress/egress. Following discussions, the PZC made a recommendation of approval of the proposed Special Exception, by a 4 to 1 vote, subject to the condition that the parking ratio and parking demand be further evaluated at the time of site plan submittal and review. Staff Recommendation: Staff recommends the Honorable Mayor City Commissioners approve the proposed Special Exception for the use of certain properties zoned C-2, assigned parcel ID numbers 21-22-28-3093-04-000, 21-22-28-3093-03- 000 and 21-22-28-3093-06-000, for an outdoor commercial recreation facility use, subject to the condition that the parking ratio and demand be further evaluated at the time of site plan submittal and review. Attachments: 1. Location Map 2. Aerial Map 3. FLU Map 4. Zoning Map 5. Special Exception Site Plan 6. Renderings 7. Advertisement City of Ocoee ▪ 1 N. Bluford Avenue ▪ Ocoee, Florida 34761 Phone: (407) 905-3100 ▪ www.ocoee.org Financial Impacts: N/A Type of Item: Public Hearing W Colonial DrS Clarke RdCitrus Oaks AveJacob Nathan BlvdOcoee Pickleball Complex - Vasant Sports LLCLocation Map I S Clarke RdJacob Nathan BlvdWickerwood St Hammocks Dr Matthew Paris Blvd I 0 140 28070Feet Ocoee Pickleball Complex - Vasant Sports LLC Property2022 Aerial Photography COM M HDRLDR PS W Colonial DrJacob Nathan BlvdOcoee Pickleball Complex - Vasant Sports LLCSurrounding Future Land Use Map Created: month year Development ServicesDepartment I 0 160 32080Feet Subject Property Future L and Use C lassification:Low De nsity Residen tia l (LDR )Medium Den sity Residential (MDR)High Density Resid ential (H DR)Professional O ffices and Se rvices (PS)Commercial (COMM)Light Industrial (LI)Heavy Industrial (H I)Conservation/Flood plains (CONS)Recre ation a nd O pen Space (REC)Pub lic Facilitie s/Institutional (INST) C-2 R-3 PUD-COMM R-1AA P-S P-S C-2 C-2 C-2 C-2 W Colonial Dr S Clarke RdOcoee Pickleball Complex - Vasant Sports LLC PropertySurrounding Zoning Map Development ServicesDepartment I 0 180 36090Feet Created: month year Subject Property Zoning C lassification:General Agricultural (A-1)Sub urban (A-2)Single-Family D welling (R -1 AAA)Single-Family D welling (R -1 AA)Single-Family D welling (R -1 A)Single-Family D welling (R -1 )One- & Two-Family Dwelling (R-2)Multip le-Fa mily Dwe llin g (R-3)Mob ile Home Su bdivisio n (RT-1)Professiona l O ffices & Services (P-S)Neighb orhood Shopping (C-1 )Commun ity Commercial (C-2)General Co mmercial (C-3) General Industrial (I-2)Commercia l (PUD)Low Density (PUD)Med ium De nsity (PUD) Restricted Ma nufacturin g& Wareh ousing (I-1) High Density (PUD)Pub lic Use (PUD)Unclassified JACOB NATHAN BLVD.MATTHEW PARIS BLVD.S D D W VW VW VW V W V S W VW VW VW V W VW V W VW V R V R V E E E PRO SHOP/ CAFE 14,000 SF (2 STORY) BUILDING #1 23 COURTS NORTH CITY OF OCOEE, FLORIDASP-08 OCOEE PICKLEBALL COMPLEX SPECIAL EXCEPTION SITE PLAN PREPARED FOR: VASANT SPORTS, LLC 03/08/2024 - CONTACT CHRIS LEPPERT, P.E. (407) 898-1511 Renderings West Orange Times c/o Business Observer 1970 Main Street 3rd Floor Sarasota, FL 34236 , 941-906-9386 x322INVOICE Legal Advertising Attention: If you are a government agency and you believe that you qualify for a 15% discount to the second insertion of your notice per F.S. revision 50.061, please inform Kristen Boothroyd directly at 941-906-9386 x323. NOTICE The Business Observer makes every effort to ensure that its public notice advertising is accurate and in full compliance with all applicable statutes and ordinances and that its information is correct. Nevertheless, we ask that our advertisers scrutinize published ads carefully and alert us immediately to any errors so that we may correct them as soon as possible. We cannot accept responsibility for mistakes beyond bearing the cost of republishing advertisements that contain errors .