Item 14 Special Exception Request for Bluford Avenue Daycare, 800 South Bluford Avenue, Project No. 01-22-SE-027Meeting Date: April 5, 2022
Item #: 1
Reviewed By:
Anoch Whitfield, Zoning
Contact Name: Manager Department Director:
Contact Number: 407-554-7079 City Manager:
Subject: Bluford Avenue Daycare — 880 S. Bluford Avenue
Special Exception
Project No: 01-22-SE-027
Commission District # 3 — Richard Firstner
Background Summary:
Owners: 880 S Bluford Ave, LLC
Applicant: Jonathan Huels, Lowndes Law
__0
Michael Rume
'9�- i
Site Location: The subject site is located on the west side of S. Bluford Avenue, approximately 125 feet south of
the intersection of Maine Street and S. Bluford Avenue,
Parcel Identification Number(s): 20-22-28-0000-00-055 and 20-22-28-0000-00-059
Property Size: The subject site consists of two (2) parcels totaling approximately 2.26 acres; however, the
proposed child care use would be located within the northern 1.15-acre portion of the site.
Existing Future Land Use: Commercial (COMM)
Existing Zoning: C-2 (Community Commercial District)
Actual land use, proposed land use, and unique features of the subject property: The subject properties are
currently wooded and undeveloped. 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
Commercial
C-2
Vacant
East
Commercial
C-2
Multi -family Residential
South
Commercial
C-2 & C-3
Commercial uses
West
Commercial
C-2
Commercial uses
1
Issue:
Should the City Commission approve an application for a Special Exception for the use of certain properties
zoned C-2, assigned parcel ID numbers 20-22-28-0000-00-055 and 20-22-28-0000-00-059, for child care use?
Discussion:
The subject property is located within Sub -Area 1 of Target Area 2 of the Community Redevelopment Area (CRA).
Sub -Area 1, also known as the Suburban Swath, is more suburban and less tight, intense, and restrictive in design
and character than the urban design principles in Sub -Area 2 to accommodate the RaceTrac gas station located
in the northeast corner of the S. Bluford Avenue and Colonial Drive intersection.
Consistency with the Comprehensive Plan and Land Development Code: 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 child care use on property zoned C-2. Section 4-8B, LDC,
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. Said site plan
shows an approximately 10,970 square -foot child care facility and approximately 6,000-square foot medical
office building with associated parking, driveway, dumpster, and other infrastructure. The Commercial future
land use designation allows an intensity of up to a floor ratio of 3.0, which would allow up to 50,000 SF of
building area for that northern 1.15-acre portion of the site and 43,560 SF of building area for the southern
portion of the site. Therefore, the proposed special exception use and structure will not violate the intensity
established by the Comprehensive Plan. Regarding consistency with the Code, the proposed child care use
is not anticipated to adversely impact transportation capacities in the surrounding roadway network. Water,
wastewater, and reclaimed water capacities are available at this time to accommodate the proposed use;
however, utility connection points cannot be determined until the City of Ocoee Bluford Streetscape project is
designed. The conceptual site plan shows that the size of the site can accommodate the required parking
demands for both uses.
2. The proposed uses and structures would be compatible with the uses, structures, and activities on adjacent
or nearby lands.
Staff Analysis: Future Land Use Element Objective 1 defines "compatible" to mean "not in direct conflict with
[adjacent uses and natural features] with regards to specific zoning categories, density, and intensity. The
size and scale of the proposed one-story buildings do not conflict with the surrounding multi -story commercial,
office, and multi -family uses within 300 feet to 700 feet of the site. Child care uses do not conflict with
commercial and multi -family residential uses in the area.
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 (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.
Staff Anal: The proposed use/structure is not anticipated to adversely impact the health, safety, welfare,
or convenience of those residing, working, or owning land in the area, and thus, it does not violate the
provisions of Sections 4-8.B(3)(a) - (g), LDC.
2
Staff has not identified any Code -related issues with the requested Special Exception for child care use for the
properties located at 880 S. Bluford Avenue, assigned parcel ID numbers 20-22-28-0000-00-055, and 20-22-28-
0000-00-059.
Development Review Committee Recommendation:
The Development Review Committee (DRC) met on Tuesday, March 1, 2022, to review the proposed Special
Exception application for child care use for the properties located at 880 S. Bluford Avenue, assigned parcel ID
numbers 20-22-28-0000-00-055 and 20-22-28-0000-00-059. Issues raised by the DRC were relative to
emergency access to the site due to the limited access/shared driveway, potential right-of-way needs along the
frontage of this site for the Bluford Avenue improvements, and the building materials. Following discussion, the
DRC voted to recommend approval of the Special Exception for child care use subject to the following conditions:
1) Use of IFIS materials to be limited in the area. Building construction materials shall be consistent with the
Downtown Redevelopment Area requirements.
2) The design and location of the knee wall used to screen the parking area from the Bluford Avenue right-
of-way shall be evaluated to ensure efficient emergency services access to the site.
3) The applicant shall coordinate with the Planning Division and CRA Office to evaluate potential right-of-
way needs, if any, associated with planned Bluford Avenue improvements along the property frontage.
The site plan shall provide for emergency access as appropriate.
Planning and Zoning Commission Recommendation:
The Planning and Zoning Commission met on March 8, 2022, to consider the proposed Special Exception.
Questions were raised relative to the access to the site, hours of operation, IFIS building materials, and possible
location of a restaurant use instead of a daycare use at this site. Following a lengthy discussion, the PZC, acting
as the Local Planning Agency, unanimously recommended approval of the Special Exception for child care use
on the properties located at 880 S. Bluford Avenue, assigned parcel ID numbers 20-22-28-0000-00-055 and 20-
22-28-0000-00-059, subject to the following conditions:
1) Use of IFIS materials to be limited in the area. Building construction materials shall be consistent with the
Downtown Redevelopment Area requirements.
2) The design and location of the knee wall used to screen the parking area from the Bluford Avenue right-
of-way shall be evaluated to ensure efficient emergency services access to the site.
3) The applicant shall coordinate with the Planning Division and CRA Office to evaluate potential right-of-
way needs, if any, associated with planned Bluford Avenue improvements along the property frontage.
The site plan shall provide for emergency access as appropriate.
Recommendations:
Based on the above analysis and the subsequent DRC and Planning and Zoning Commission recommendations,
staff recommends that the City Commission approve the Special Exception application for child care use on the
properties located at 880 S. Bluford Avenue, assigned parcel ID numbers 20-22-28-0000-00-055 and 20-22-28-
0000-00-059, subject to the following conditions:
1) Use of IFIS materials to be limited in the area. Building construction materials shall be consistent with the
Downtown Redevelopment Area requirements.
2) The design and location of the knee wall used to screen the parking area from the Bluford Avenue right-
of-way shall be evaluated to ensure efficient emergency services access to the site.
3) The applicant shall coordinate with the Planning Division and CRA Office to evaluate potential right-of-
way needs, if any, associated with planned Bluford Avenue improvements along the property frontage.
The site plan shall provide for emergency access as appropriate.
Attachments:
Location Map
Aerial Map
Zoning Map
Conceptual Site Plan
Building Elevations
Financial Impact: No financial impacts anticipated at this time.
Type of Item: (please mark with an Y)
®
Public Hearing
For Cleric's Dept Use:
❑
Ordinance First Reading
❑ Consent Agenda
❑
Ordinance Second Reading
N Public Hearing
❑
Resolution
❑ Regular Agenda
®
Commission Approval
❑
Discussion & Direction
❑ Original Document/Contract Attached for Execution by City Clerk
❑ Original Document/Contract Held by Department for Execution
Reviewed by City Attorney
Reviewed by Finance Dept.
Reviewed by
El
Bluford Avenue Daycare Special Exception
Surrounding Zoning Map
Development S ervi ces
Department
0 87.5 175 350
Feet
Cre ated : Feb rua ry 2022
13 Subject Property
Zoning Classification:
General Agricultural (A-1)
Suburban (A-2)
Single -Family Dwelling (R-1AAA)
Single -Family Dwelling (R-1AA)
Single -Family Dwelling (R-1A)
Single -Family Dwelling (R-1)
One- & Two-Fam ily Dwelling (R-2)
Multiple -Family Dwelling (R-3)
Mobile Home Subdivision (RT-1)
Professional Offices & Services (P-S)
Neighborhood Shopping (C-1)
Community Commercial(C-2)
General Commercial (C-3)
Restricted Manufacturing
&Warehousing (1-1)
General Industrial (1-2)
Commercial (PUD)
Low Density (PUD)
Medium Density (PUD)
High Density (PUD)
Public Use (PUD)
% Unclassified
CITY, STATE OEE, COFL
PRELIMINARY SITE PLAN STREET: TBD BLUFORD A\/1L----NULE-- - ONOM
BIJILDINSTORY, PEMB PROPOSED USES: DEVELOPER: -TSATE: [0ift CONCEPT
BRIAN CRAWFORDI 2 0 0 M P A N I IS S ELC/MED SF: i"T' ,--9, 0—&-4—,000
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ACREAGE: ±1.15/±1.00 DAYCARE AND PHONE #- (352)333-3233 x2001
— - I MEDICAL OFFICE SS24 West W"rqlty Avenue, PMB ;51, GolmFvsh. FL :2607
PARKING SPACES: 3�77YN DESIGNER: AL TILLS
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GRAPHIC SCALE UNDERGROUND SMF REQUIRED
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FAR: Dayeare 22?lo, Medical 10% (30,% MAX)
Open Space: Daycare 57%, Medical 369,61, (70% MIN)
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ARCHITECTURE INTERIOR
120 SW 2ND AVENUE, SUITE 105
GAINESY LUE, FLORIDA 326"
352.448.778" LICENSE A42303617
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Date Published and Media Dame
is .'The West O : gnge Times Thursft March 24,2022
Advertisement or Article
FIRST INSERTION .
CITY OF OCOEE
NOTICE OF PUBLIC HEARING TO CONSIDER AN
APPLICATION FOR SPECIAL EXCEPTION
BLUFORD AVENUE DAYCARE 1880 S. BLUFORD AVENUE
CASE NUMBER: 01-2"B-027
NOTICE IS HEREBY GIVEN, pursuant to Article IV, Section 4-8, of the City of
Ocoee Land Development Code, that on TUESDAY, APRIL 5, 2022, at 6:15 P.M.
or as soon thereafter as practical, the OCOEE CITY COMMISSION will hold a
PUBLIC HEARING at the City of Ocoee Commission Chambers,150 North Lake-
shore Drive, Ocoee, Florida, to consider an application for a Special Exception for
certain properties assigned parcel ID numbers 20-22-28-00o0-00-oM and 20-22-
28-0000-00-059, located on the west side of South Bluford Avenue, approximately
125 feet south of the intersection of Maine Street and S. Bluford Avenue. The subject
properties combined total approximately 2.26 acres and are zoned C-2 (Commu-
nity Commercial District). Pursuant to lbble 5-1, of Article v, of the Ocoee Land
Mclopriwnt Code, a Special Exception approval is required for the use of property
zoned C-2 (Community Commercial District) for childcare use. The applicant is
requesting a Special Exception approval for the use of C-2 property for child care
use. The site plan included with the application for the Special Exception consists of
a medical office building in the southern portion of the subject site.
Interested parties may appear at the public hearing and be heard with respect to
the proposed action. The complete case file, including a complete legal description
by metes and bounds, may be inspected at the Ocoee Planning Division located at
150 North Lakeshore Drive, Ocoee, Florida,.between the hours of 8:00 a.m. and
5:00 p.m., Monday through Friday, except legal holidays. The City Commission may
continue the public hearing to other dates and times, as it deems necessary. Any
interested party shall be advised of the dates, times, and places of any continuation
of these or continued public hearings shall be announced during the hearing. No
further notices regarding these matters will be published. You are advised that any
person who desires to appeal any decision made at the public hearings will need a
record of the proceedings and, for this purpose, may need to ensure that a verbatim
record of the proceedings is made, which includes the testimony and evidence upon
which the appeal is based. In accordance with the Americans with Disabilities Act,
persons needing a special accommodation or an interpreter to participate in this
proceeding should contact the City Clerk's Office 46 hours in advance ofthe meeting
at (407) 905-3105.
March 24, 2022 22-00996W