Item #05 Ocoee Relief Middle School - Special Exception
AGENDA ITEM STAFF REPORT
Meeting Date: March 4,2008
Item #
5
~r__
Contact Name:
Contact Number:
Michael Rumer 1f1P-
407 -905-3100/1018
Reviewed By:
Department Director:
City Manager:
Subject: Ocoee Relief Middle School - Special Exception
Project # 01-08-SE-013
Commission District 1 - Gary Hood
ISSUE:
Should the Honorable Mayor and City Commissioners approve a Special Exception for the Ocoee Relief Middle
School on a 25 acre site located in the R-1A (Single-Family Dwelling) zoning district?
BACKGROUND SUMMARY:
The proposed Ocoee Relief Middle School is located on the northwest corner of Ingram Road and Cemetery
Road. The subject property is approximately 25 acres in size, zoned R-1A (Single-Family Dwelling). The site is
currently vacant, consisting of planted pines. The table below references the future land uses, zoning
classifications and existing land uses of the surrounding parcels:
Direction Future Land Use Zoning Classification Existina Use
North Low Density Residential Single-Family Dwellina (R-1A) McCormick Woods Subdivision
East Low Density Residential PUD I Low Density Arden Park North
South Recreation I Open Soace General Agriculture (A-1) Forest Lake Golf Course
West Public Facilities/lnst. R-1A & Citrus Rural Western Expressway SR 429
The property was purchased by the Orange County School Soard (OCSS) in 2002. The school will be constructed
as a three-story classroom building with play fields and paved parking and driveways. The southern portion of the
parcel that consists of approximately 5:1: acres is being left undeveloped with the possibility that the City of Ocoee
can lease or purchase the area for a city park or trail head.
The OCSS submitted a traffic analysis in connection with the proposed school. The study evaluated the level of
service operating condition of the surrounding roadway resulting from the school traffic, whether a traffic signal
would be warranted to control traffic and provide storage lengths required for the turn lanes associated with the
entrances. The analysis indicates a student enrollment of 1,215 students with 70 a.m. peak hour bus trips and 50
p.m. peak hour bus trips. The analysis indicated that OCSS is required to construct one northbound left-turn lane
on Ingram Road at the Cemetery Road intersection. The eastbound approach on Cemetery Road should feature
one left-turn and one right-turn exiting lanes. No additional turn lanes are required on Ingram Road. Staff has
incorporated these recommendations as conditions of approval.
DISCUSSION:
The Land Development Code defines Special Exception as a use that would not be appropriate without restrictions
throughout the zoning division or district. However, if controlled as to number, area, location or relation to the
neighborhood, would promote the public health, safety. welfare, morals, order, comfort, convenience, appearance,
prosperity or general welfare, such uses would be appropriate. (Emphasis added).
In accordance with Section 4-8.B. (2) of the Land Development Code, the proposed use must be considered in
relation to the compatibility with the surrounding land uses. The school site will provide the surrounding residents
the opportunity to use the recreational facilities and open space during non-school hours.
Additionally, the proposed use is not anticipated to:
. Violate the health, safety, welfare, and/or convenience of those working or owning land in the vicinity of the
proposed use or structure
. Impair pedestrian or vehicular movement in adjoining streets so as to violate adopted level of service
standards
. Result in noise, odor, glare, vibration, or other similar characteristic which is detectable at the property line
and which exceeds the level which will result from permitted uses
. Prevent an adjoining landowner from the legal use of his property pursuant to the Land Development Code
. Violate a requirement of limitation of any applicable state or federal law or regulation
. Exceed the applicable density or bulk regulations except as specifically authorized, nor shall the use or
structure result in overcrowding of land or buildings
. Create a fire hazard
WAIVER REQUEST:
The applicant is requesting a waiver to Article V, Table 5-2 of the Land Development Code. This section of the
Land Development Code requires a maximum building height of 35 feet for the R-1A zoning district. Accordingly,
the applicant is requesting' a maximum building height of 50 feet for the building labeled as: Building 600
Classroom. The applicant has justified this request due to the setbacks the building will maintain from the southern
property boundary of McCormick Woods subdivision.
DEVELOPMENT REVIEW COMMITTEE RECOMMENDATION:
On January 31, 2008, the Development Review Committee (DRC) met to discuss the Special Exception for Ocoee
Relief Middle School. Tyrone Smith, a representative for the Orange County School Board was present at the
meeting. The DRC discussed the School Board working in good faith to develop a site plan that is cohesive with
the City of Ocoee's Land Development Code with respect to landscaping, shielded lighting fixtures with light poles
painted black, and black vinyl fencing around the bicycle storage area. The DRC also discussed constructing turn
lanes on Ingram and Cemetery Road. The applicant stated that they had no objection to the request. The DRC
then tied the proposed improvements to the approval of the special exception.
The DRC recommended the approval of the special exception application for Ocoee Relief Middle School
subject to the following conditions:
A. The Orange County School Board (OCSB) will work in good faith to develop a site plan that is cohesive
with the City of Ocoee's Land Development Code with respect to landscaping, shielded lighting fixtures
with light poles painted black, and black vinyl fencing around the bicycle storage area.
B. The City of Ocoee staff will have the opportunity to review the construction plans for the site prior to
commencement of construction and the School Board will consider all comments in good faith.
C. The Orange County School Board (OCSB) will pave Ingram Road with curb and gutter the length of the
property frontage on Ingram Road.
2
D. The Orange County School Board (OCSB) will pave Cemetery Road with curb and gutter from Ingram
Road to the entrance.
E. The Orange County School Board (OCSB) will construct a minimum 270' left turn lane on Ingram Road to
access Cemetery Road.
F. The Orange County School Board (OCSB) will construct a left turn lane on Cemetery Road to access
Ingram Road.
G. The Orange County School Board (OCSB) will construct a 5' sidewalk along Ingram Road, adjacent to
property frontage.
Staff has added one more condition which is a common condition for schools:
H. The OCSB will enter into an agreement with the City of Ocoee for use of recreational facilities and open
space by the City of Ocoee Parks and Recreation Department.
PLANNING & ZONING COMMISSION RECOMMENDATION:
The proposed Special Exception of the Ocoee Relief Middle School was reviewed at a Public Hearing by the
Planning and Zoning Commission on February 12, 2008. Two residents of the McCormick Woods subdivision
whose home shares a rear lot line with the proposed school spoke at the hearing. The residents stated that they
are in support of the Middle School but based on the site plan that was presented, there will only be 50 feet
between their lot and a school building and less than 25 feet to the bus loop. The residents had hoped that the
school would have provided a landscape buffer with a wall. He further stated his concern is that when the
portables do go into those lots they will not only have the noise to deal with but also the unsightliness they will
have to look at from their backyard. He is asking for the School Board to consider and for the Board to recommend
some form of agricultural buffer between his site and the school.
The Orange County School Board stated they can certainly take a look at that and also look to see if there is a
possibility of saving pine trees in that area. The Planning & Zoning Commission voted unanimously to recommend
approval of the special exception for the Ocoee Relief Middle School subject to the "Special Exception Conditions
of Approval" from the ORC subject to the condition of adding a landscape buffer along the northern and western
boundaries of the site of at the most 25 feet.
STAFF RECOMMENDATION:
Based on the recommendations of the DRC and Planning & Zoning Commission, staff recommends that
Honorable Mayor and City Commissioners approve the Special Exception for Ocoee Relief Middle School, subject
to the "Special Exception Conditions of Approval".
ATTACHMENTS:
Location Map
Future Land Use Map
Zoning Map
2005 Aerial
Reduced Landscape / Site Plan
Color Renderings
Site Plan
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FINANCIAL IMPACT:
None.
TYPE OF ITEM: (please mark with an "x')
~ Public Hearing
_ Ordinance First Reading
Ordinance Second Reading
Resolution
~ Commission Approval
Discussion & Direction
For Clerk's Deat Use:
_____ Consent Agenda
_____ Public Hearing
_____ Regular Agenda
Original DocumenUContract Attached for Execution by City Clerk
Original DocumenUContract Held by Department for Execution
Reviewed by City Attorney
Reviewed by Finance Dept.
Reviewed by ( )
4
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X N/A
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Copy of Public Hearing Advertisement
Orlando Sentinel
Date Published
Thursday, January 31, 2008
Pg.F3
'..~J
Advertisement
NonCE Of~B
CONSIDER THE
Sl'EClAI.
INGRAM ROAD
CASE NUMB
NonCE IS HEREBY GIVEN. pur.
suant to Subsection H B
of the City of Ocoee Land
Development" Code, that on
TUESDAY. FEBRUARY f2.. 2QlII at
1:011 P.M. ar as soon thereat.
L'~Ga~ 'loo,::,~ial: .
will hold a PUBUC D,,'f
the Clt ee IS.
SION 15 TH
DA. to a COt on:t
a ~Pec xceptl:::, for cer.
tOln Property located on the
northwest corner of Ingram
Rood and Cemetery Road'
north of Forest Lake Golf
Course. The Parcel Identlfl.
cation N umber tor this oar.
cells 32-21-28-0000-0lJ..033.
The petition would allOW for
'Mid,dle School' use within
? R: fA~grc;~I~r;IBlsPrrd~llng'
Interested oartles may ap-
pear at the public hearing
fon1h~p~p':,'"~.r~~I~~i~'lCt
The. complete case file In.
cludlng 0 complete legal de-
scription by metes and
bounds, may be Inspected
at the Ocoee Community
Devel!'pment Deportmentl
Planning DIvision located pt
150 North L!,keshore Drive.
Ocoee, Flonda between the
hours of S:ooa.m.and 5:00
p.m.. Monday through Fri.
day, except legal hOlidays.
The Planning & Zoning
Commission may continue
the public hearing to other
dates and times, as It
deems necessary. Any In.
t~rested party shall be ad.
VIsed of the. dates, times,
a.nd places at any continua.
hon at this public hearing
Any continuation will be an:
~,~~I~~ a~~rl~~ f~hr1h~Ft~~
hces rerardln~ the above
g~:ea;f~l~ t~~t I~~~ed~~~
wh<! desires to appeal any
decl.slon made at the public
hearing will need a record
Otf. the proceeding and tor
hIS purpose may need to
ensure that 0 verbatim re-
cord of the proceeding Is
mode which includes the
testlmonv and evidence up.
an which the appeal Is
b<;1sed. Pe~sons with dlsobll.
lites. needing assistance to
portlclPOte In this proceed.
Ing should contact the City
Clerk's Office ~S hours In
~7~~~O~~ the meeting at
Bet~IWk~~~rry.
OLS6W33 113110S