Ordinance 2010-009 CRA Target Areas Special Development PlanORDINANCE NO. 2010 -009
AN ORDINANCE OF THE CITY OF OCOEE, FLORIDA
RELATING TO AMENDING THE OCOEE LAND
DEVELOPMENT CODE, CHAPTER 180 OF THE OCOEE CITY
CODE BY ADDING A NEW SECTION 5 -3.3 ENTITLED CRA
TARGET AREAS SPECIAL DEVELOPMENT PLAN;
ESTABLISHING GEOGRAPHIC BOUNDARIES OF SPECIAL
OVERLAY AREAS WITHIN THE MINORVILLE AND LAKE
BENNET ACTIVITY CENTERS, SAID AREAS BEING
REFERRED TO AS CRA TARGET AREAS 1, 2 AND 3;
EXCLUDING APPLICABILITY TO LANDS LOCATED IN
UNINCORPORATED ORANGE COUNTY; ADOPTING A
SPECIAL DEVELOPMENT PLAN FOR THE CRA TARGET
AREAS, INCLUDING AN INTRODUCTION, CRA FRAMEWORK
PLAN, COMMUNITY PARTICIPATION PROCESS AND
TARGET AREAS REGULATING PLAN; PROVIDING THAT
THE CRA TARGET AREAS SPECIAL DEVELOPMENT PLAN IS
SUPPLEMENTAL TO OTHER PROVISIONS OF THE LAND
DEVELOPMENT CODE; REQUIRING COMPLIANCE WITH
THE CRA TARGET AREAS SPECIAL DEVELOPMENT PLAN;
PROVIDING THAT UNDERLYING ZONING USES AND LAND
USE ENTITLEMENTS REMAIN IN PLACE; PROHIBITING
CERTAIN SPECIFIC USES WITHIN THE CRA TARGET AREAS
WHICH MAY BE OTHERWISE PERMITTED UNDER
APPLICABLE ZONING REGULATIONS; PROVIDING FOR
INTERPRETATION AND APPEALS; PROVIDING THAT CITY
COMMISSION DECISIONS ARE FINAL; PROVIDING FOR THE
RECOGNITION OF EXISTING AGREEMENTS; PROVIDING
FOR SEVERABILITY; PROVIDING FOR CODIFICATION;
PROVIDING AN EFFECTIVE DATE.
WHEREAS, pursuant to Ordinance Number 98 -12 adopted July 21, 1998, the City
Commission established the geographic boundaries of the Minorville Activity Center and the
Lake Bennet Activity Center; and
ORLA_1543196.3 [June 29, 2010]
WHEREAS, Section 5- 3.1(D) of the Ocoee Land Development Code contemplated that
individual special development plans would be prepared within the Activity Centers in
cooperation with landowners having properties situated in these areas; and
WHEREAS, pursuant to the provisions of Chapter 163, Florida Statutes, and Sections
4 -6 and 5 -3.1 of the Ocoee Land Development Code, the Ocoee Planning and Zoning
Commission, acting as the Local Planning Agency of the City (the "LPA ") held an advertised
public hearing on June 8, 2010, to review and consider the "CRA Target Areas Special
Development Plan" within portions of the Minorville Activity Center and the Lake Bennet
Activity Center and the creation of additional special overlay areas within said Activity Centers;
and
WHEREAS, after consideration of the comments raised at the public hearing, the LPA
found the CRA Target Areas Special Development Plan to be consistent with the Ocoee
Comprehensive Plan and recommended that the City Commission adopt the CRA Target Areas
Special Development Plan and establish the geographic boundaries of the portions of the Activity
Centers affected thereby; and
WHEREAS, pursuant to Chapter 163 and Section 166.041(3)(c)(2), Florida Statutes, and
Sections 4 -6 and 5 -3.1 of the Ocoee Land Development Code, the Ocoee City Commission held
advertised public hearings on June 15, 2010 and July 6, 2010 to receive public comment on this
Ordinance, the CRA Target Areas Special Development Plan, and the geographic boundaries of
CRA Target Area 1, CRA Target Area 2 and CRA Target Area 3; and
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ORLA 1543196.4
WHEREAS, the City Commission finds and determines that this Ordinance is consistent
with and implements the City of Ocoee Comprehensive Plan and the adoption of this Ordinance is
in the best interests of the City.
NOW, THEREFORE, BE IT ENACTED BY THE CITY COMMISSION OF THE
CITY OF OCOEE, FLORIDA, AS FOLLOWS:
SECTION 1. Authority. The City Commission of the City of Ocoee has the
authority to adopt this Ordinance pursuant to Article VIII of the Constitution of the State of
Florida and Chapters 163 and 166, Florida Statutes.
SECTION 2. Section 5 -3.3 of Article V of Chapter 180 of the Code of
Ordinances of the City of Ocoee, Florida, is hereby adopted as follows:
Section 5 -3.3. CRA TARGET AREAS SPECIAL DEVELOPMENT PLAN
A. Establishment of Geographic Boundaries of Special Overlay Areas for Special
Development Plan; Directing Revisions to the Official City Zoning Map.
1. Pursuant to Section 4 -6 of the Ocoee Land Development Code, the City
Commission hereby creates as a Special Overlay Area within a portion of the Minorville
Activity Center, as established by Ordinance No. 98 -12 adopted July 21, 1998, identified
as "CRA Target Area 1 ", the specific geographic boundaries of CRA Target Area 1 being
as depicted in Exhibit "A" attached hereto. The foregoing Special Overlay Area shall be
referred to as "CRA Target Area 1" or "Target Area 1 ". The City Commission hereby
directs that the boundaries of CRA Target Area 1 be shown on the Official City Zoning
Map along with a reference to the existence of the special development standards adopted
pursuant to this Section and the location where the special development plan containing
such adopted special standards can be reviewed.
2. Pursuant to Section 4 -6 of the Ocoee Land Development Code, the City
Commission hereby creates as a Special Overlay Area within a portion of the Minorville
Activity Center and a portion of the Lake Bennet Activity Center, as established by
Ordinance No. 98 -12 adopted July 21, 1998, identified as "CRA Target Area 2 ", the
specific geographic boundaries of CRA Target Area 2 being as depicted in Exhibit "A"
attached hereto. The foregoing Special Overlay Area shall be referred to as "CRA Target
Area 2" or "Target Area 2 ". The City Commission hereby directs that the boundaries of
CRA Target Area 2 be shown on the Official City Zoning Map along with a reference to
ORLA 1543196.4
the existence of the special development standards adopted pursuant to this Section and
the location where the special development plan containing such adopted special standards
can be reviewed.
3. Pursuant to Section 4 -6 of the Ocoee Land Development Code, the City
Commission hereby creates as a Special Overlay Area within a portion of the Lake Bennet
Activity Center, as established by Ordinance No. 98 -12 adopted July 21, 1998, identified
as "CRA Target Area 3 ", the specific geographic boundaries of CRA Target Area 3 being
as depicted in Exhibit "A" attached hereto. The foregoing Special Overlay Area shall be
referred to as "CRA Target Area 3" or "Target Area 3 ". The City Commission hereby
directs that the boundaries of CRA Target Area 3 be shown on the Official City Zoning
Map along with a reference to the existence of the special development standards adopted
pursuant to this Section and the location where the special development plan containing
such adopted special standards can be reviewed.
4. CRA Target Area 1, CRA Target Area 2 and CRA Target Area 3 are
collectively referred to herein as the "CRA Target Areas ". Portions of the CRA Target
Areas are not located within the geographic boundaries of the Ocoee Community
Redevelopment Agency.
5. Portions of CRA Target Area 1, CRA Target Area 2 and CRA Target Area
3 are located within unincorporated Orange County. Said areas are collectively referred
to herein as the "Unincorporated CRA Target Areas ". Notwithstanding any provision
contained herein to the contrary, this Section 5 -3.3 shall not be applicable to any portion
of the Unincorporated CRA Target Areas unless and until such portions of the
Unincorporated CRA Target Areas are annexed into the corporate limits of the City of
Ocoee. The inclusion of the Unincorporated CRA Target Areas is for illustrative purposes
only and are intended solely to place such lands on notice that they will be subject to this
Section 5 -3.3 in the event of annexation into the corporate limits of the City of Ocoee.
B. Adoption of Special Development Plan for CRA Target Areas.
1. Pursuant to the provisions of Section 4 -6 of the Ocoee Land Development
Code, the City Commission hereby adopts and enacts the "CRA Target Areas Special
Development Plan" dated July 2010 attached hereto as Exhibit "B" and by this reference
made a part hereof, along with such changes as may be made by the Ocoee City
Commission in connection with the adoption of this Section 5 -3.3 of the Ocoee Land
Development Code. Said Plan includes: (i) Introduction with subsections on Planning
Process, Planning Context, and Issues; (ii) CRA Framework Plan with subsections on
Transportation Network, Open Space, and Land Use Strategy; (iii) Community
Participation Process with subsections on Public Engagement, Founder's Day Public
Input, Stakeholder -Based Themes, and Vision Statement; and (iv) Target Areas
Regulating Plan with subsections on Introduction to Regulating Plan, CRA Target Areas
Overall Map, CRA Target Area 1 Regulating Plan, CRA Target Area 2 Regulating Plan,
and CRA Target Area 3 Regulating Plan.
4
ORLA_1543196.4
2. The City Commission hereby finds that the CRA Target Areas Special
Development Plan complies with the requirements and criteria set forth in Section 4 -6 of
the Ocoee Land Development Code and the Ocoee Comprehensive Plan.
3. The CRA Target Areas Special Development Plan is supplemental to the
Ocoee State Road 50 Activity Center Special Development Plan as adopted by Ordinance
No. 98 -12 and amended by Ordinance No. 99 -23. However, to the extent the standards
set forth in the CRA Target Area 1 Regulating Plan, CRA Target Area 2 Regulating Plan,
and/or CRA Target Area 3 Regulating Plan are similar to or conflict with the standards set
forth in the Ocoee State Road 50 Activity Center Special Development Plan, the CRA
Target Area 1 Regulating Plan, CRA Target Area 2 Regulating Plan, and/or CRA Target
Area 3 Regulating Plan shall control and supercede the standards set forth in the Ocoee
State Road 50 Activity Center Special Development Plan.
4. The CRA Target Areas Special Development Plan is supplemental to the
Commercial and Industrial Development Regulations set forth in Section 6 -14 of the
Ocoee Land Development Code. However, to the extent the standards set forth in the
CRA Target Area 1 Regulating Plan, CRA Target Area 2 Regulating Plan, and/or CRA
Target Area 3 Regulating Plan are similar to or conflict with the standards set forth in the
Commercial and Industrial Development Regulations, the CRA Target Area 1 Regulating
Plan, CRA Target Area 2 Regulating Plan, and /or CRA Target Area 3 Regulating Plan
shall control and supercede the standards set forth in the Commercial and Industrial
Development Regulations.
5. To the extent the standards set forth in the CRA Target Area 1 Regulating
Plan, CRA Target Area 2 Regulating Plan, and/or CRA Target Area 3 Regulating Plan
conflict with the standards set forth in other provisions of the Land Development Code,
the CRA Target Area 1 Regulating Plan, CRA Target Area 2 Regulating Plan, and CRA
Target Area 3 Regulating Plan, as applicable, shall control.
C. Compliance with Special Development Plan for CRA Target Areas.
1. In evaluating any proposed development or redevelopment within the CRA
Target Areas referenced in Section 5 -3.3.A the City shall consider whether such proposed
development or redevelopment is generally consistent with and in furtherance of the stated
goals, illustrative guidelines and long -term vision of the CRA Target Areas Special
Development Plan. In addition to being generally consistent with and in furtherance of the
stated goals, illustrative guidelines and long -term vision, such development or
redevelopment shall comply with the special development standards set forth in the CRA
Target Areas Regulating Plan for the CRA Target Area in which such development or
redevelopment is proposed, i.e., (i) the subsection regarding the CRA Target Area 1
Regulating Plan shall be applicable only to CRA Target Area 1; (ii) the subsection
regarding the CRA Target Area 2 Regulating Plan shall be applicable only to CRA Target
Area 2; and (iii) the subsection regarding the CRA Target Area 3 Regulating Plan shall be
applicable only to CRA Target Area 3.
ORLA 1543196.4
2. The provisions of Section 4 -6 and 5- 3.1(c)(3) of the Ocoee Land
Development Code are hereby made applicable to all development and redevelopment
within the CRA Target Areas. The CRA Target Areas Special Development Plan shall
apply only within the specific geographic areas set forth in this Section and shall apply in
the Unincorporated CRA Target Areas only upon annexation into the corporate limits of
the City of Ocoee.
D. Underlying Zoning; Prohibited Uses.
1. Except for the prohibited uses as set forth below, all underlying zoning
uses and land use entitlements within the CRA Target Areas shall remain in full force and
effect for each parcel within the CRA Target Areas and may be horizontally and/or
vertically mixed between parcels upon agreement of the owners and the City.
2. A proposed land use within the CRA Target Areas which is inconsistent
with the underlying zoning district may be permitted if it is determined by the City that
such use is compatible with surrounding development and imposes no impacts on City
infrastructure greater than that generated by other uses normally permitted in the
underlying zoning district.
3. Notwithstanding the permitted uses within the underlying zoning district,
the following uses shall be prohibited in the CRA Target Areas: (a) adult entertainment
establishments; (b) adult bookstores and video stores; (c) pawn shops; (d) check cashing
establishments; (e) new /used vehicle sales; (f) new /used boat sales; (g) new /used
equipment sales; (h) gas stations (except for Block 1 of CRA Target Area 1 and Sub -Area
1 of CRA Target Area 2); (i) outdoor garden center unless enclosed; 0) outdoor lumber
sales unless enclosed; (k) mobile homes; (1) automotive body repairs; (m) miniature golf or
driving range; (n) motor vehicle wholesale; (o) recreational vehicle park; (p) storage
warehouse; (q) industrial /warehouse uses; (r) automotive wrecking/salvage parks; (s) car
washes; and (t) suburban -type stand alone buildings with drive - through facilities such as
fast food restaurants, banks, pharmacies, dry cleaners, convenience stores, liquor stores
and similar uses with drive - through facilities (except that such uses will be permitted with
one drive - through pick -up window per business establishment where such drive- through is
incidental to a use designed to be predominately walk -in in character and which use
promotes an urban form of development by incorporating the drive - through into the
building and site design by enclosing it from surrounding uses with walls, roofs and
building structures or comparable architectural features).
4. To the extent that any of the lands located within the CRA Target Areas
are being used as of July 16, 2010 with one or more of the uses prohibited by Section 5-
3.3.D.3 above, such use may continue as a nonconforming use of land as provided in
Section 5 -10.0 of the Ocoee Land Development Code.
0
ORLA_1543196.4
E. Interpretation and Administrative Review.
Notwithstanding any provision in the Ocoee Land Development Code to the contrary, the
Director of Development Services shall interpret and rule on all issues related to (i)
whether a proposed development or redevelopment plan is generally consistent with and in
furtherance of the stated goals, illustrative guidelines and long -term vision of the CRA
Target Areas Special Development Plan, and (ii) conflicts or potential conflicts between
the CRA Target Areas Special Development Plan and the Ocoee Land Development
Code. The Director of Development Services may consult with City staff and legal
counsel as he /she deems appropriate. Any such interpretations and rulings may be made
during the course of review of a project and may be made as part of staff comments in
response to specific proposals made by an applicant. In the event an applicant disagrees
with an interpretation or ruling made by the Director of Development Services, the
applicant may request a meeting of the Development Review Committee which will be
held within ten (10) working days from the date of receipt of a written request. Any such
written request shall identify the specific interpretation or ruling which is disputed and the
alternative interpretation or ruling proposed by the applicant. All such requests shall be
filed in writing with the Director of Development Services. The Development Review
Committee may sustain, overrule or modify the interpretation or ruling made by the
Director of Development Services.
F. City Commission Decisions Final.
1. Decisions of the Development Review Committee pursuant to Section 5-
3.3.E above may be appealed to the City Commission by filing a written notice of appeal
with the City Clerk within ten (10) days from the date of the decision of the Development
Review Committee. Any such appeal shall state with specificity the decision of the
Development Review Committee being appealed and the action which the appellant is
requesting be taken by the City Commission. The decision of the City Commission shall
be final.
2. Any interpretations and rulings made by the Director of Development
Services or the Development Review Committee as set forth above may be sustained,
overruled or modified by the City Commission at such time as the project is considered by
the City Commission, without regard to whether an appeal has been filed. The provision
of a review process as set forth in Section 5 -3.3.E above is not intended to bind the City
Commission with respect to decisions and matters not expressly brought before the City
Commission.
G. Recognition of Existing Agreements.
Nothing herein is intended (1) to abrogate any vested rights which may have been or may
hereafter be granted by the City to an applicant, (2) to amend or in any way modify any
provision of any development order, developer agreement, annexation agreement, or other
7
ORLA 1543196.4
agreement entered into with the City prior to the effective date of this Section 5 -3.3, or
(3) to modify, amend or in any way negate any preliminary or final site plan approvals
granted by the City prior to the effective date of this Section 5 -3.3; provided, however,
that the City may require as a condition of approval of any revision to a previously
approved preliminary or final site plan, or any extension thereof that such plan be revised
so as to conform with this Section to the extent practical. In the event that a dispute
arises between the applicant and the City as to whether a requested revision is practical,
such dispute shall be decided in accordance with the procedures set forth in Section 5-
3.3.E and Section 5 -3.3.F above.
SECTION 3. Severability. If any section, subsection, sentence, clause, phrase or
portion of this Ordinance is for any reason held invalid or unconstitutional by any court of
competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion hereto.
SECTION 4. Codification. It is the intention of the City Commission of the City
that the provisions of this Ordinance shall become and be made a part of the Code of Ordinances
of the City; and that sections of this Ordinance may be renumbered or relettered and the word
"ordinance" may be changed to "chapter," "section," "article," or such other appropriate word or
phrase in order to accomplish such intentions; and regardless of whether such inclusion in the
Code is accomplished, sections of this Ordinance may be renumbered or relettered and the
correction of typographical errors which do not affect the intent may be authorized by the City
Manager, without need of public hearing, by filing a corrected or recodified copy of same with the
City Clerk.
8
ORLA_1543196.4
SECTION 5. Effective Date. This Ordinance shall become effective ten (10)
days after its passage and adoption.
PASSED AND ADOPTED this 6t' day of July, 2010.
ATTEST:
Be ikenberry, City Clerk
(SEAL)
FOR USE AND RELIANCE ONLY BY
THE CITY OF OCOEE, FLORIDA;
APPROVED AS TO FORM AND
LEGALITY
this e day of July 2010.
FOLEY & LARDNER LLP
By:
L'ke-4&
City Attorney
9
ORLA_1543196.4
APPROVED:
CITY OF OCOEE, FLORIDA
S. Scott Vandergrift, Mayor
ADVERTISED , l► un e Ck , 2010 and
-71�-ky%e 2 9 , 2010
READ FIRST TIME -; 2010
READ SECOND TIME AND ADOPTED
July 6, 2010 I _
UNDER AGENDA ITEM NO.
EXHIBIT "A"
Geographic Boundaries of Special Overlay Areas for CRA Target Areas
ORLA 1543196.4 (AS ADOPTED)
EXHIBIT "B"
CRA TARGET AREAS SPECIAL DEVELOPMENT PLAN
See attached Special Development Plan dated July 2010.
This document is not attached and is available via the Office of the City
Clerk, City of Ocoee, Florida. Contact via phone 407 - 905 -3105 or email
clerkdirector(aci.ocoee.fl.us
EXHIBIT "B"
CRA TARGET AREAS SPECIAL DEVELOPMENT PLAN
See attached Special Development Plan dated July 2010.
ORLA_1543196.4 (AS ADOPTED)
C RA TARGET AREAS
SPECIAL DEVELOPMENT PLANT
CITY OF OCOEE
Key Partners
CRA Board
City Administration
S. Scott Vandergrik, Mayor
Robert Frank, City Manager
Gary Hood, District 1
Pete Sechler
Rosemary Wilsen, District 2
Nancy Roberts
Rusty Johnson, District 3
City Staff
Joel Keller, District 4
Craig Shadrix, Development Services Director
Ginger Corless, Citizen Representative
Russ Wagner, CRA Administrator
Carla Bell Johnson, Orange County Representative
Sharon Zink, Senior Administrative Assistant
Bradley Campbell, Chairman
Sherry Seaver, Development Review Coordinator
City Commission
S. Scott Vandergri&, Mayor
Consultant Team Members
Gary Hood, District 1
Frances Chandler- Marino
Rosemary Wilsen, District 2
Pete Sechler
Rusty Johnson, District 3
Nancy Roberts
Joel Keller, District 4
Blake Drury
Andrew Sheppard
Andrew McCown
Planning & Zoning Commission
John Hambley
Bradley Campbell, Chairman
Susan Mah
James E. Golden, Vice- Chairman
Fran Erskine
Jim Sills
Nathan Conkling
Teska Dillard
Robert M. McKey
Frank Morris
Angel de la Portilla
T. Milton West
A SPECIAL THANKS TO all those
public officials, City staff,
property owners, stakeholders,
and residents WHO PARTICIPATED
IN the process that helped produce
THIS CRA TARGET AREAS SPECIAL
DEVELOPMENT PLAN document.
CRA Target Areas City of Ocoee 4
Contents
Introduction 7
Planning
Planning
Issues
CRA Framework Plan
Transportation Network
Open Space
Land Use Strategy
Community Participation Process
Public Engagement
Founder's Day Public Input
Stakeholder -Based Themes _
Vision Statement
Target Areas Regulating Plan
Target Areas Regulating Plan Introducti
CRA Target Area 1
CRA Target Area 2
CRA Target Area 3
CRA Target Areas City of Ocoee
_9
10
12
15
16
18
20
23
24
26
28
29
31
32
35
51
63
I NTRODUCTION
Working together from common goals regarding the desired future of the CRA, community and City
leaders provided input to develop a Vision Statement articulating their objectives for the successful
development of the CRA and the planning principles that would help achieve it.
Creating a future for the Ocoee CRA that will include centers of vibrant, urban, mixed use development
that ensure enhanced pedestrian and automobile connectivitX /lexible land rues, a diverse economic base, a
miv of housing types, it shared responsibility of in /rattruciure financing, open space at a public amenit}S and
enhanced image and development form.
F]
Ocoee Community Redevelopment Agency
The City of Ocoee's Community Redevelopment Agency (CRA) is a vital
component of the area and represents an opportunity for the City to revitalize the
community with the creation of jobs, new infrastructure, beautification projects,
new and redeveloped commercial, retail, and housing options, and by improving
the quality of life through lifestyle choices for residents and business owners. "this
Target Areas Special Development Plan (the "CRA Plan7) report identifies issues
associated with revitalizing the CRA and provides solutions related to land use
planning, infrastructure and services, land development regulations, economic
development, and aesthetic design to improve the vitality ofthe CRA and promote
this area as a "destination place."
Study Purpose
Today, the CRA is in the beginning stage of redevelopment. The area consists of
many aging or outdated properties and pockets of vacant land. The CRA is served
by only a sparse network of very large roads with limited pedestrian options,
contributing to congestion, mobility, and safety issues. Over time, there is a need
to update facilities and attract new businesses to support economic vitality. The
land use framework must be modified to incorporate new ideas for appropriate
design and mix of uses to position the area competitively to meet the needs of
residents today and into the future.
A critical part of the CRA Plan is planning for new, quality urban development
and redevelopment within key areas of the CRA. The City of Ocoee has
identified a series of these specific planning areas, called "Target Areas," that are
well positioned within the CRA for this type of development and together, will
greatly influence both the urban form and long -term economic future of the City.
Because of the significance of these opportunities, the City has embarked on a
major planning initiative for these areas of the CRA involving property owners,
business owners, the general public, City Staff and planning consultants to create
a more holistic, sustainable, and long -term vision for the area.
The end results of this visioning effort and subsequent policy changes will be the
establishment of:
• A more predictable development process;
• A flexible development environment;
• A new development framework encompassing transportation, land use, and
open space; and
• Mechanisms for providing adequate infrastructure and services to the
identified Target Areas.
The mission for the CRA is to CREATE
centers of VIBRANT, MIXED USE, URBAN
DEVELOPMENT that are CONNECTED,
WALKABLE AND SUSTAINABLE and
which REALIZE the full ECONOMIC
POTENTIAL of the area... and which
ENHANCE the IMAGE AND CHARACTER
of the community.
The City of Ocoee is located west of Orlando at the confluence of State Road 50, the Florida Turnpike, State Road 429 and State Road 408.
CRA Target Areas City of Ocoee 8
Planning Process
Development of the CRA Target Areas Special Development
Plan involved a seven month process to review and
develop existing conditions /base mapping, property/parcel
information, existing and future land uses, identification
of future opportunities and strategies, physical inventory,
multi -modal transportation assessment and future network
opportunities, and capital improvements planning for the
key catalyst sites within the CRA. To complement the data
collection efforts and clarify specific issues and concerns, a
series of small area planning sessions and interviews were
conducted with key stakeholders, property owners, property
developers, and City staff to brainstorm and discuss a
collective vision for the key catalyst sites. In addition, a
community -wide public workshop was held to facilitate
discussion of issues and opportunities throughout the CRA.
Stakeholder Interviews Included:
Residents
• Property Owners
• Property Developers
• Community Redevelopment Agency Members
• City Commission
• City Staff
::ro 7ecdt ick -Off (Aug. 2009 - Oct. 2009)
hnical Team Meetings (City Staff and
nsultant Team)
nt CRA Board/ Planning Commission Kick -Off
rkshop (October 2009)
Team Technical Tasks (Aug. 2009 - Oct. 2009)
• Data Gathering
• Regulatory Review
7C�a�talyst Site Tasks (Aug. 2009 -Nov. 2009) 49
6�f holder Interviews
Area Planning Sessions
Community Participation (Oct. 2009 - Nov 2009)
• Founder's Day Event
• Community Workshop
rLhalProdtucts and Presentation (Nov. 2009 - Feb. 2010)
nd Objectives/Planning Principles
pact Area Special Development Plan -
port
A Board/Planning Commission Workshop
CRA Target Areas City of Ocoee 9
Planning Context
Historically, the City of Ocoee was built as a small agricultural town supported by the local citrus
industry. the town was first settled adjacent to Starke Lake, southeast of Lake Apopka in the mid-
1800's. Though still a small town, by 1886, the settlement was officially known as Ocoee. Ocoee
remained a small town through the mid 1900's, when the rapidly expanding Orlando Metropolitan
Area began to grow westward. As recently as 1960, the population was estimated at only 2,500, but
this population would increase rapidly as several major roadways were constructed through the City,
creating a more accessible environment.
• State Road 50 (SR 50) was constructed south of downtown Ocoee in 1959 and provided a
direct cast -west connection between the City and a growing Orlando. The development of SR
50 made Ocoee more accessible and attractive to developers that wanted to build new housing
developments on properties with lower land values.
• Florida's Turnpike (Turnpike) was the next major roadway constructed through Ocoee. This
309 mile long freeway was extended through West Orange County in 1964, just south of the
downtown, and provided Ocoee with excellent access to Central Florida north and south.
• Decades later, in late 1990, the connection between Ocoee and Orlando was further secured
when the western extension of SR 408 was completed. The tollway, also known as the East-West
Expressway, connects the Turnpike south of SR 50, through downtown Orlando, and to the
University of Central Florida in the east.
• The final piece of the Ocoee connectivity story is SR 429, also known as the Western Expressway.
Completed in 2000, this tollway connects US 441 in the north, to Interstate -4 (I-4), just south
of Walt Disney World.
Shoreline of Starke Lake before development (before
1880).
This population chart shows the increase in population as
several major roadways were constructed. Source: US Census
Bureau
View of Withers- Maguire House & Bluford Avenue from
Oakland Avenue (1888).
View of Downtown Ocoee on Mckey Street (1920).
IOcoee Fire and Police Departments (1951).
CRA Target Areas City of Ocoee 10
Completion of the Florida Turnpike through Ocoee
(1964).
Current Conditions
The majority of the developed lands in the CRA arc composed of non - residential
land uses, including retail, medical office, institutional, and industrial lands which
are adjacent to State Road 50 and Maguire Road. Major single land uses in the
CRA include Wal-Mart, Manheim Orlando Auto Auctions, and Health Central
Hospital. Three separate residential areas including two single family subdivisions
and one multi - family townhome complex are found in the eastern portion of the
CRA. These residential areas contain 103 single family and 97 multi -family units.
Existing Land Use in and around the CRA
PO—vista
Additionally, there are approximately 17 residential units distributed throughout
the remainder of the CRA. Vacant lands within the CRA include areas of remnant
orange groves, open pasture, and wetlands.
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CRA Target Areas City of Ocoee t t
West
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Wal,nart
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Lynx Route 442
L} nx Route 53
I
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I
Lynx Transit Stops
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Industrial
406
Environmentally Sensitn,e Lands
Institutional
CRA Target Areas City of Ocoee t t
West
Oak
Mall
Issues
'Throughout die study process, a diverse group of community members, including residents, property owners, City staff, elected and appointed officials, and other
key stakeholders, provided comments, thoughts, and discussion on the concepts and ideas developed by the Consultant team. Based on these discussions with the
community, specific planning and design issues were identified that were inhibiting the area from becoming an economically viable `destination place."
The following key project issues were identified through a series of stakeholder interviews, small area planning sessions with property owners, property developers, and
City staff and a community workshop.
Economic Development
The Target Area sites represent the major future economic development opportunities remaining in
the City and thus are of major importance. Their availability for development and redevelopment,
their location adjacent to major transportation infrastructure such as the Florida Turnpike and the
Expressway, and their proximity to other economic generators such as the Health Central Hospital, are
all characteristics that set these areas apart from an economic standpoint. Tbc successful development
of these catalyst sites could help chart the course for the City's economic health for decades to come.
To support viable economic development in the CRA and become competitive as a regional employer,
the City needs to explore economic development programs that create above average wage jobs.
However, many residents and business owners are concerned that a major economic development effort
in the CRA will pull potential development away from the historic Ocoee downtown. The City has
worked very hard in recent years to strengthen the downtown area with strectscaping and beautification
projects. Any economic development solutions must, therefore, include plans and recommendations
for reducing the potential for negative impacts to the downtown.
Mobility and Connectivity
Urban places depend on the interconnectedness of streets and sidewalks to allow for the free and
safe movement of pedestrians and automobllcs and to provide scaffolding into which land uses are
distributed. Without this connected internal and external system of streets, urban places cannot
succeed. The challenge for these Target Areas will be to create such an interconnected system where
none exists and improve it where it exists but is lacking.
Though the CRA has excellent access to the regional road network, local mobility within the CRA is
generally poor. This internal mobility issue is due to a lack of local connectivity of streets within the
CRA. Traffic is limited to a few major roads, with few alternate routes or internal roads to break up
large blocks ofuses. The CRA also lacks local connectivity to the areas immediately adjacent, including
residential neighborhoods to the north and south, the commercial area surrounding the West Oaks
Mall to the east, and downtown Ocoee to the north.
CRA Target Areas City of Ocoee 12
Future economic development opportunities can be created
within the CRA.
Ocoee interchanges connect Ocoee with the regional area.
Infrastructure
The Target Areas currently envisioned for urban development arc not served by adequate facilities
to support the proposed development, especially if the areas are to be developed at urban densities.
In order to facilitate the ultimate emergence of the vision for these Target Areas, it will require
the cooperation of the property owners, developers, the CRA, and the City towards financing the
needed improvements such as street networks and stormwater systems. In many ways, the success
of these areas as urban places will depend on the ability of the involved parties to work together for
their common goals. Because of the regional access afforded by the CRA, there is great potential
for development and redevelopment throughout the area. However, one of the main hindrances to
redevelopment, particularly if an urban form is desired, is the lack of sufficient infrastructure. Many
potential employers and retailers seek sites that already have infrastructure in place to support their
development, rather than invest time and resources installing such types of infrastructure themselves.
To become competitive in the region, the CRA must coordinate efforts with existing property owners
and developers and explore alternate financing mechanisms to fund supporting infrastructure projects
to ensure that the appropriate infrastructure systems are put in place in an urban form.
Community Character
Community character is shaped by both the character of the public realm (streets, sidewalks, public
spaces) and the character of the adjacent private development. The shared desire for an urban
community character speaks to how the public and private realm within each of the Target Areas will
address each other in order to achieve the vision.
The character of most of the built areas of the CRA is suburban with large blocks, deep building
setbacks, large format single uses, surface parking, and a general lack of unique community character
and sense of place. The current suburban, auto - oriented character of the area is hostile to pedestrians
and presents an uninviting and sometimes dangerous atmosphere for those who venture out on foot,
further increasing the dependence on automobiles. The area also lacks a safe system of interconnected
bicycle and pedestrian connections, thus not providing for a walkable environment for the pedestrian
or supportive of alternate modes of transportation.
Framework Plan
To address these issues, we have created a Framework Plan that addresses the future systems
of transportation, open space and land uses within the CRA. By providing an overall guide
for future development, the Framework Plan allows systems of connectivity to be built
incrementally as redevelopment occurs over time. In addition, specific opportunities were
identified from the CRAB three target areas based upon visioning efforts with property
owners, business owners, City officials and staff. These opportunities are reflected in a series of
development scenarios and development programs identifying the locations of the roadways,
street cross- seaions, open spaces, and potential building and parking footprints.
CRA Target Areas City of Ocoee 13
Enhancement to stormwater facility creates community
places, and focal points.
The historic downtown helps to anchor the small town feel of
Ocoee.
Opportunities for new urban redevelopment exist in the CRA
Target Areas similar to Downtown Winter Garden.
u
CRA FRAMEWORK PLAN
The Framework Plan represents the graphical translation of the shared vision and planning principles
for the CRA, as determined through the collaborative public process and technical assessment. 7be
Plan contains three key components of community design: Transportation, Open Space, and Land
Use. These three components are specifically designed to:
Function as an illustrative guide with which the City can evaluate future site development/
redevelopment applications for consistency with the long -term vision; and
Provide an opportunity for the area to evolve into a walkable, mixed -use urban place over time.
"these components form an illustrative madmap for the future development ofthe CRA which is flexible
in both implementation and time. At the same time, the Framework Plan also provides for long -term
consistency in the vision by guiding the City and developers in the development and redevelopment
application process. The Framework Plan is envisioned to be a flexible "road map" with options to
achieving the vision over the long -term.
F7
Transportation Network
The success of the CRA is highly dependent on the level of connectivity of the street network. As with most cities, the primary mode of transportation in die CRA
is die automobile. The current network of streets within and supporting the CRA is inhibiting connectivity, walkabiliry, and alternate modes of transportation such
as pedestrian, bicycle and public transit as well as the ability for properties to develop and redevelop in an urban form. An expanded street network will improve
connectivity and viability of alternative modes of transportation.
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M Existing Primary Roads
Existing Secondary Roads'
Proposed Primary Roadst Primary Pedestrian Intersections n `
1. Al r i
Proposed Secondary Roads CRA Boundary
hFuture Transportation Framework
CRA Target Areas City of Ocoee 16
Ib
0
I
Existing Street Network R Y CRA Boundary
streets contain
pedestrian spaces.
On- street parking on both
sides of the street allow for
quick access to retail stores
and help define the pedestrian
Existing Street Network
A critical consideration for the success of the CRA is a better - connected street network. The CRA's
development form and internal road network is defined by its two arterial roadways: State Road 50
and Old Winter Garden Road. State Road 50 traverses the CRA from east to west and divides the
area into two halves, while Old Winter Garden Road enters the CRA to the east and terminates at
Maguire Road. The only major north -south connector through the CRA is Maguire Road which
nuns all the way from Apopka to Windermere. Though not a regionally important roadway, Bluford
Avenue connects Ocoee's historic downtown to SR 50 through the CRA. Overall, the CRA lacks
a secondary tier roadway system to facilitate connectivity; the secondary roads that do exist do not
form any kind of regular block pattern. This current system of roads has resulted in a disjointed,
unconnected development pattern and an environment that is not conducive to pedestrian activity.
Potential Street Network
The recommendations of the Framework Plan include a network of new Primary Streets and Secondary
Streets, extending connections of existing streets and adding new blocks of streets to fill in gaps. This
finer grain of streets reduces walking distances and improves connectivity and access to businesses and
residences. These new connections, focused in the three CRA Target Areas, will create a significantly
improved road network that creates an urban block pattern. In addition to the improved access, the
improved road network will result in less congestion at major intersections along State Road 50. Also,
more connectivity will support new mixed -use districts which thrive on accessibility. Major future
connections within the CRA that are recommended include:
• An extension of Old Winter Garden Road across Maguire Road, to Marshall Farms Road.
• An cast/west connection between Maguire Road- Bluford Avenue to Blackwood Avenue.
• One indirect connection between SR 50 and Old Winter Garden Road at Hempel Avenue.
• Turnpike /Tomyn Road connection.
Primary Streets
For primary streets to function successfully for
urban development they must adhere to the
following guidelines:
• Travel lanes are usually five or less;
• On- street parking is encouraged on most
primary streets;
• Building setbacks range from 0 -25 feet;
• Streets must have adequate tree cover;
• Street trees can be placed in planters, and
• Pedestrian zones must be provided on
both sides of the street.
CRA Target Areas City of Ocoee 17
Secondary Streets
For secondary streets to function successfully
for urban development they must adhere to
the following guidelines:
• Travel lanes are usually three or less;
• On- street parking should be required;
• Building setbacks range from 0 -25 feet;
Streets must have adequate tree cover;
Street trees on residential streets can be
placed in tree lawns;
• Street trees on commercial streets are
usually in planters;
• Pedestrian zones provided on both sides
of the street;
• Pedestrian zones on commercial streets
should be no less than 16 feet;
• Pedestrian zones on residential streets
should be no less than 11 feet; and
• Bicycle lanes should be incorporated.
M Open Space
"There are currently no recreation or open space options within the CRA available to residents and employees. Since open space is a vital component of quality
communities the Framework Plan calls for new development and redevelopment within the CRA Target Areas to provide for properly designed parks and open spaces.
New development and redevelopment within the Target Areas should incorporate and even focus around significant open spaces such as parks, plazas, or other central
features. 'These new parks should be spaced to allow easy access to residents and employees in the CRA.
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Recreational Trails
"M= E.rtsting Bicycle Lanes
a ■ Proposed Bicycle Lanes
Proposed Hardscape Improvements
Future Open Space Framewoi k
CRA Target Areas City of Ocoee
West Oaks
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CRA Boundary
Existing Natural Feature
Environmental features within the CRA have been impacted by previous development and by the
current transportation system. Sensitive areas are limited to a small, connected wetland and Aoodplain
system along the northern boundary of the CRA and isolated (loodplain areas associated with the three
named lakes in the CRA (Lake Lily, Lake Pearl, and Lake Bennet). Historically, the majority of the
uplands in the CRA area have been in agriculture uses, specifically citrus groves and improved pasture.
Very few natural areas existed there in the recent past. Over time, the majority of the historic groves and
pasture have been developed, and there are no significant pmductive agricultural lands remaining.
Wetlands '? Floodplains
® waterbodies 1 -Foot Contours
M CRA Boundary
Water features can be enhanced to support redevelopment
activities-
Walkways and small plazas can turn a regular stormwater pond
into an amenity.
Boardwalks can provide a unique amenity to natural ponds or stormwater ponds.
Parks and Open Space
• Incorporate parks as focal points of a development,
• Treat stormwater ponds as amenities by incorporating features such as attractive
landscaping, sidewalks, boardwalks, piers, fountains, etc.;
• Buildings should front onto parks and open space and should not privatize them by
turning their back on them;
• Parks should be sited so that new residential development falls within a quarter mile
walking distance of some recreational opportunity; and
• Trails, pedestrian connections, and bicycle routes should be incorporated into
development and redevelopment projects to link existing and future parks and open
space.
CRA Target Areas City of Ocoee 19
Land Use Strate
The land use framework for the CRA includes creating new mixed -use places focused on existing centers of development in some cases and on new development
in others and on major transportation nodes such as street intersections. The Framework Plan is consistent with the Activity Center provisions within the Ocoee
Comprehensive Plan identifying creation of a new Mixed -Use Future Land Use Category for the CRA that recognizes the following places: Commercial Node, Mixed
Use Village, and Hospital Node.
Land Use Framework
CRA Target Areas City of Ocoee 20
Commercial Node
Existing and future commercial nodes are located mainly at critical intersections and along major corridors and function as centers of retail activity. Existing land use
designations should be strengthened with more specific provisions for small office uses and residential options. These areas with the most commercial viability due to
high visibility and access to major transportation corridors should be developed and redeveloped with the following goals:
• Avoid creating stripped out corridor conditions by increasing intensities at intersections and fronting buildings on the street;
• Incorporate mixed -use buildings of 2 -3 stories and allow for limited office and residential uses;
• Increase connectivity to adjacent development through internal street networks and cross - access easements; and
• Improve internal pedestrian access with walkways through parking lots.
Mixed -Use Village
IExistingCondition
To encourage the future redevelopment of these sites as walkable, mixed -use places, the Framework
These are nodes of medical office in support of the Health Central Hospital. Uses in these nodes
PPo P
Plan recommends compact sites yielding structured parking, a combination of use types on single sites,
Multi - Family Flats Oriented to
and a critical mass of employees and residents to support expanded commercial development. Mixed -
Street (25 -30 dulac)
Use Village environments serve both large floorplate tenants and small tenant suites. These centers of
access to the Hospital. These areas should maximize the land available within the Hospital area b
Q y
activity have the potential to accommodate mixed -use retail, office, and residential building between
',77 Townhouses Oriented to Street
2 and 5 stories situated within a fine grained network of urban streets. Integrated public open spaces
(9 -18 durac)
should be distributed within walking distance of the residents of the neighborhood."
Structured Parking located Interior to Site
(1.5 spacelunit)
• Block sizes must be regulated to create a finer grained network of streets;
Pedestrian
Connectivity ^=g Multi - Family Flats Oriented to
• Where feasible, new streets should connect to the surrounding street network;
to Transit Street (60 -70 duyac)
• Parks should be used as central features of mixed -use neighborhoods;
F =
• Buildings should incorporate a vertical mix of uses including retail, office, and residential;
Strucured Parking with
• Mixed -use buildings should be 2 -5 stories, with taller buildings allowed in specific situations;
Roof Decks
• Uses on particular blocks must be interchangeable;
\
2 Daily Needs Retail
• Buildings should front the street•,
Pedestrian
Connectivity
• Parking should be internal to the block;
to Transit
• Density/intensity should be dependent on the provision of parking decks and master stormwater
Mixed -use blocks can develop in a variety of configurations and
I
Facilities,
at a variety of densities /intensities.
Hospital Node
IExistingCondition
Interim Improvements
These are nodes of medical office in support of the Health Central Hospital. Uses in these nodes
PPo P
Provide cross- access
street stub -outs
should generally be limited to medical support uses only to take advantage of their proximity and
access to the Hospital. These areas should maximize the land available within the Hospital area b
Q y
•
introduce pedestrian
connectivity to transit
supporting structured parking.
• Maintain the unique architectural character of the hospital;
• Improve internal and external connectivity by establishing an internal street network;
Ultimate Buildout
• Create pods of development parcels that arc flexible enough to accommodate a range of
Structured
development options such as medical office, surgical suites, parking decks, housing, and mixed-
parking
use buildings;
yl
.. First infill building
• Create pedestrian connections so doctors, patients, and visitors can walk free) around the
P P y
Maintain pedestrian
connectivity and
u' Cross access to
complex and to surrounding uses; and
provide open space
adjacent parcels
• The intensity of new development is dependent on the provision of parking decks.
amenity
Second mill building
CRA Target Areas City of Ocoee 21
COMMUNITY PARTICIPATION PROCESS
The City of Ocoee'.s CRA retained a consultant team to create a Special Development Plan for the CRA
that will support and reinforce quality urban development and redevelopment and viable economic
development — focusing on the creation of sustainable, walkable urban development that will enable
the City to be dynamic and flexible with changing real estate market and resident preferences. To
inform this effort and ensure broad based community participation, multiple opportunities were made
available to residents, property owners, and other key stakeholders to discuss their ideas and issues
relating to the fume of the CRA. 'Through these discussions with the community, a series of planning
principles and themes were developed to help guide the recommendations of the study effort.
17:
lubl is Engagement
In addition to gathering input and soliciting ideas from City staff, the City engaged and listened to
various stakeholders that live, work, or do business in the CRA including the following:
• Joint CRA Board /Planning Commission Kick -Off Workshop
• Public Workshop
• Stakeholder Interviews
• Founder's Day Focus Group Meetings
• Small Area Planning Sessions
• Joint CRA Board/Planning'Commission Workshop
Joint CRA Board /Planning Commission Kick -Off Workshop
On October 6, 2009, the Consultant team conducted a project kick off presentation and discussion
with the CRA Board and the Planning Commission at a Joint Workshop. The purpose of the kick -off
workshop was to introduce the Board/Commission members to the project and discuss items such as
the project schedule, the outreach efforts for Founder's Day, the work underway for Target Areas I and
2, and future project deliverables.
Stakeholder Interviews
The Consultant team and City staff conducted a series of interviews with stakeholders in the CRA.
Stakeholder groups included key property owners, property developers, and City staff: These interviews
were highly focused on specific stakeholder issues and specific target areas. The interviews provided
opportunities for one-on -one or small group meetings with the stakeholders where ideas and desires for
the respective areas could be discussed.
Small Area Planning Sessions
The Consultant team facilitated small area planning sessions for the CRA target areas as identified by
the CRA staff and stakeholders. These sessions were focused on specific issues regarding the catalyst
sites in the CRA to brainstorm and discuss a collective vision with participants.
Joint CRA Board /Planning Commission Workshop
The Consultant team presented the dements of the CRA Special Development Plan at a Joint Workshop
with the CRA Board and the Planning Commission.
Public Workshop
On November 4, 2009, the Consultant team facilitated a public workshop at the City's downtown
community center. This workshop featured a project overview presentation that included several items
such as:
• An explanation of the purpose of the study;
• The project schedule;
• An introduction to the history and current conditions in the study area;
• An overview of the booth at Founder's Day; and
• An introduction to the three Target Areas.
• Progress reports on the planning efforts for the Target Areas.
A series of small -group exercises were conducted with those in attendance to collect public input.
CRA Target Areas City of Ocoee 24
Small -group exercises at the Public Workshop help gather
citizen input in a cohesive manner.
Citizens provided feedback after each small -group exercise
allowing all participants to hear all the comments and ideas.
r-
rsi
k`oaaty _ _
The public had interactive opportunities to answer survey
questions, like these sticky note answers for the Founder's Day
Survey Question 4.
In the first group exercise conducted during the
workshop, participants were asked to respond to
two questions with a summary of responses as
follows:
What makes Ocoee special?
• Proximity to hospitality corridor and
Downtown Orlando
• Small town feel — City has "heart"
• Vacant land
• Community Hospital and Schools
• Exercise trail /Parks
• Country Sophisticated
• A little bit of everything
• Historical landscape (tree community)
• Location - Proximity to attractions
• Good major road access — hub of roadways
• City Administration is approachable and
helpfiil
What usues/concerns do you have that
detract from or reinforce the character of your
community?
• No Downtown
• Traffic Congestion on SR50
• Limited internal road connectivity
• Need to create strong identity and aesthetics
for different business areas
• Need gateway /wayfinding
• Not pedestrian friendly
• Overpowering growth
• Becoming too industrial
• How can it be made more business friendly
to attract and retain new business?
• Needs mixed use development
• Quality development
• More employment opportunities
The second exercise consisted of three questions
regarding four different images of urban-scale
development (images shown on page 29). A
summary of responses is as follows:
What image is closest to your idea of Ocoee's
future?
• Pedestrian Friendly Mixed Use
Envimnment
• Off street parking feels safe
• Traffic control
• Too big city — modern, no small town
appeal
• Blend of old and new (Small town feel)
• Colorful, individuality, green, diverse uses,
shopping uses apparent, but parking is a
problem
• Cold, uninviting
What is appealing about the image?
• Trails
• Parking
• Places for entertainment
• Landscaping, pedestrian walkways
• Too much like Metro West upscale
• Urban — Yet can be made to look historic
• Small town feel
• Like angle parking versus parallel parking
How could these items be incorporated
Ocoee?
• Would not incorporate
• A lot of same architecture exists
• Developing downtown
• Clean and new, but need more trees and
enhanced character
• Incorporate historical feel, brick streets,
individuality of shops, great landscaping
and inclusion of bike paths through
downtown and parking
• More Internal spaces, community space and
mixed use
The workshop was attended by 43 citizens,
business owners, and City officials. The
workshop comments were translated to create
the "stakeholder based themes" identified in the
next section of this report.
CRA Target Areas City of Ocoee 25
Map Exercise
For the final exercise, each table was provided a
large aerial map of the CRA and asked to identify
any important features that should be noted for
this study effort (e.g. environmental systems,
buildings, transportation network, existing
neighborhoods, etc.) and to highlight key ideas
or options that should be included in the CRA's
vision to "Build the Future of Ocoee."
Report Out:
• The CRA should be expanded to include the
historic downtown.
• New connections through target area 2 from
SR 50 to Bluford Avenue are important.
• The Gotha area transitions from the hospital
in Target Area 3.
• Target Area One is a gateway to Windermere.
SR 50 through Target Area One needs to be
improved to serve new development.
• The Interchange at SR 50 from the
Interchange is dangerous. Merging on to SR
50 from the Interchange is dangerous.
• The Florida Auto Auction is valuable space as
an employment center.
• '[here should be a new southern road
connection to the Florida Auto Auction,
connecting neighborhoods to the South.
• Lake Bennet should be improved as an
amenity with a lake front walkway similar to
the Cranes Roost area in Altamonte Springs,
FL (Seminole County).
• The CRA needs more restaurants — all
types, Farmer's Market, family owned small
businesses and a community park with an
amphitheatre, with recreation and with a
restaurant.
Founder's Day Public Input
Founder's Day Booth
Amongst the barbeque and funnel cake stands at this year's Founders Day
celebration in October of 2009, the City of Ocoee sponsored an information
booth, kicking off the public participation effort for the planning of the City's
CRA. Throughout the day over one hundred people visited the booth to view
the historical exhibits, ask questions about the CRA's planning efforts, get
information about upcoming public meetings and take a quick four question
survey (see results on next page).
An information booth at the Ocoee Founders Day celebration provided opportunity to
connect with citizens about the CRA's planning efforts.
The consultant team talked with various residents and stakeholders about the CRA
study process during the Founder's Day event.
CRA Target Areas City of Ocoee 26
The City of Ocoee has gone through many changes
through the years, from its beginnings in the mid- 1880's
as an agricultural outpost, to an important part of the
Orlando Metropolitan Area and West Orange County.
As Ocoee looks to the future to chart a new course in
economic development and quality of living, it is vital to
remember how far we've come and how we got there.
7,
c�
1947, Ocoee still looked very similar to how
did at the turn of the century. There were "
ajor connecting roads and the town remained an
)fated Citrus outpost. The population of the City
as fens than 1,000.
the 19906 approached, suburban residential
elopments were quickly sprawling westward
vard Ocoee from Orlando. Development had
npletely surrounded Starke take and extended
th away from the traditional Cry. Ocoee s
)ulation was approaching 13, 000.
i
11969
sy 1969, State Road 50 and the Florida Turnpike
were completed, connecting Ocoee with the Central
Florida region. Citrus groves to the north and south
t of the Gry were being converted to residential uses.
The population of the Cry had reached nearly 4, 000
Today, sprawling developments have swept over
Ocoee, replacing nearly all agricultural land. This
new development includes the West Oaks Mall
and strip commercial uses along SR 50. SR 429
has been completely constructed, enhancing
Ocoee's regional access. Ocoee's populations
This display, showing the evolution of the City's CRA over time, was created into a
banner for the information booth.
Ile survey included four questions related to travel patterns and development Survey Question 3: How far outside Ocoee do you go for
preference. The results are summarized below restaurants and entertainment?
Survey Question 1: How far do you drive from home to the
grocery store?
Distance to Grocery Store
ro/
■<1Mile
■ 1 -2 Miles
■ 2 -5 Miles
■ 5- Miles
This graphic is representative of the distance Ocoee citizens input informed us they
have to drive to get to a grocery store.
20
is
16
0 14
12
a 10
m
o s
d
o. 6
4
2
0
Miles Driven
Citizens at the Ocoee Founders Day celebration gave us an idea of the distance they
typically travel to get to restaurants and entertainment.
Survey Question 2: What image is closest to your idea of Ocoee 's Survey Question 4: What one word describes best what you like
future? about Ocoee?
CRA Target Areas City of Ocoee 27
Peaceful /Quaint /Small Town Feel
20
Family Friendly
15
Awesome
3
Employment
2
Lakefront
2
Shopping
1
Schools
1
Beautiful
1
Great
1
Fun
1
Growing
1
Convenient
1
Mayor Vandergrift
1
Stakeholder -Based Themes
The core values, or stakeholder -based themes, which were developed through the public engagement process provided the basis for the planning and design
recommendations and supported the comprehensive CRA visioning process.
Development Land Use Restrictions Likes Dislikes
Stakeholders were concerned by the limited set of land uses present in the CRA.
Large parcel development
Concern about "stripping out' major
Most participants expressed an interest in access to a mix of uses including retail,
Access to retail, restaurants, and a
corridors
office, hotel, restaurants, and a variety of housing types. Participants desired
"arie y of housing types
Height/Density limitations in some
concentrated "nodal" areas of mixed -use development; they did not want to see
P ey
Reinvestment in commercial
proper
properties
areas
Lack of proximate land uses makes
the pattern of continuous strip commercial development along major corridors.
Sense of safety and security
daily activities hard to access
• Mixed -Use nodes that form connected
No sense of place
Stakeholders were mostly concerned with the proper mix of uses that would
focal points
out-of-date, or dysfunctional
buildings
buildings
allow for live /work/play opportunities in the City. Many stakeholders were
also concerned about the CRA pulling development away from Ocoee's historic
downtown.
Transportation and Circulation Likes
Stakeholders and citizens desire a walkable, multi -modal environment. They Multi-modal options
expressed an interest in shorter walking distances between various land uses and Finer grain street network
improved pedestrian facilities. Other participants suggested a finer grain street Walkable, mixed -use centers
network and interconnected bikeways and trails to reduce congestion at major
intersections and on arterial roadways.
Open Space
Increased connectivity to usable open space amenities, including hardscape plazas
and green space, was supported along with more walkable streets. Participants
desire access to low impact recreational opportunities such as interconnected
trails. Stakeholders also suggested that both stormwater and natural ponds should
be enhanced as accessible park spaces.
Image, Appearance, and Character
Stakeholders expressed concern for aging properties and called for facilitating
quality redevelopment through site development standards which insure quality
architecture and landscape. Stakeholders agree that public elements, such as streets,
sidewalks, stormwater ponds, lighting, and signage need aesthetic enhancement
and branding. Stakeholders supported the development of a wayfinding system
that complements the CRA branding.
CRA Target Areas City of Ocoee 28
Likes
• New parks and open space
• Hrdscape plazas and gathering spaces
• Planned bike routes and trail systems
• Street trees
Likes
• Small town feel
• High quality landscaping
• New and renovated buildings
Street enhancements including
sidewalks, street trees, lighting,
benches, pavers, etc.
• Sense of security and quality
• A unique character and sense of place
Dislikes
• Congestion /traffic on major corridors
• lack of local road connectivity
• lack ofpmximate, reliable transit
service
•
Lack ofpedestrian connections —
dangerous
Dislikes
• Poor public access to open space
amenities
• Underutilized open space areas
• lack of nails and bike path facilities
Dislikes
• Aging properties
• Unused, vacant lands
• Poor landscaping
• Buildings with no architectural detail,
treatment, or screening
• Large roadway corridors with limited
landscaping and aesthetic amenities
• Unsighdyparkingareas
Vision Statement
Synthesis: Project Goals and Planning Principles
By synthesizing input from all study participants, data and analysis, and historic trends, a principles -based best practices vision statement was developed to guide
planning efforts for the CRA as follows:
Vision Statement
Creating a future for the Ocoee CRA that will include centers ofvibrant, urban, mixed use development that ensures enhanced pedestrian and automobile connectivity,
flexible land uses, a diverse economic base, a mix of housing types, a shared responsibility of infrastructure financing, open space as a public amenity, and enhanced
image and development form.
Principle 1: Adopt a livable, diverse approach to transportation:
1. Establish an interconnected network of local streets to relieve the strain on
arterial roads and major intersections;
2. Create a finer grain of streets to reduce pedestrian and automobile trip
lengths;
3. Create an enhanced pedestrian environment through improved pedestrian-
oriented design;
4. Enhance the effectiveness of transit service by designing areas around transit
stops to incorporate transit supportive uses and densities and pedestrian
friendly facilities.
Principle 2: Provide flexible land uses that enable a mixed -use urban
development form:
1. Ensure that the street network has a regular block pattern that is flexible
enough to accommodate a mix of urban uses. Except at key locations, the
land uses on any particular block are not as important due to the flexibility
of underlying urban framework.
2. Address and align the buildings to the street.
3. Allow for increased height and density in appropriate areas.
4. Provide for increased density as dependent on the provision of parking
garages.
5. Provide incentives for property owners to work together under a
comprehensive site planning process.
Principle 3: Encourage a diverse economic base:
1. Strengthen the visual character of the CRA to make it an attractive address
for a range of employers.
2. Promote an urban sense of place and amenities to attract and retain quality
work force.
3. Remove disincentives that may be hindering businesses to locate in the
CRA.
4. Focus on incentives to attract preferred potential employers.
5. Promote new infrastructure systems to support targeted employers.
CRA Target Areas City of Ocoee
Principle 4: Promote a mix of housing types including workforce
housing:
1. Promote a diverse economic base of both commuter and local residents and
employees, allow for a range of housing types.
2. Indude residential components in mixed -use projects wherever possible.
3. Allow higher density and intensity of land uses where appropriate.
2.
3.
1.
2.
3.
4.
I.
2.
3.
4.
29
Principle 5: Ensure the provision of urban infrastructure systems:
Explore alternative funding sources such as Community Development
Districts for infrastructure.
Utilize CRA TIF funds to fill in critical infrastructure funding gaps that
may enable development to proceed.
Encourage property owners and developers to work together to fund
common infrastructure elements such as stormwater systems and roads.
17
Principle G. Feature the open space and the public realm:
Increase bicycle /pedestrian connectivity across the CRA.
Improve connections to parks, schools, and library amenities where feasible.
Create additional open space areas — both green space and hardscape urban
plazas — as public gathering/recreational spaces where possible.
Enhance stormwater ponds as functional park areas.
Principle 7: Enhance the image, appearance and development form:
Facilitate redevelopment and reinvestment of aging properties.
Create site development standards that regulate an urban form, insure
quality architectural details and landscaping.
Enhance the physical appearance of public elements such as streets,
stormwater retention areas, and transit areas.
Develop a graphic way finding package for the area to assist in branding and
circulation legibility.
7
TARGET AREAS REGULATING PLAN
The first step towards regulating the land development form of Ocoee's CRA to achieve the vision
includes the development of a "Regulating Plan" that specifically provides new standards for how to
develop a property within the appropriate character and context of the area. The Regulating Plan
contained in this section of the report provides a framework for development within the CRA Target
Areas that supports the creation of a new Form Based Code.
Target Areas Regulating Plan Introduction
The approach to the creation of a form based code begins with understanding the physical, social and
economic conditions of the community. The City of Ocoee is a unique place that is comprised of Form Base Codes start with the
urban, suburban and rural areas. Since the CRA provides an environment for people to interact, it CRA's Special Development Plan
requires a different approach to planning and zoning to keep these places functioning properly. �y
al f,
The design -based approach to the creation of land development regulations involves the development
of concepts which clearly communicate a variety of desired development results. Functional land , i
development regulations and standards to implement the design form are then created from these �+
concepts. The result is a more understandable, predictable development framework that works t4
successfully for developers, property owners, and the City.
The goal of the Target Areas Regulating Plan is to ensure that the resulting form based code protects
and enhances the most desirable places in the CRA, while requiring new developments to complement
the character of the community. It is important that new standards maintain a consistent vision and
philosophy for development and redevelopment within the CRA.
Regulating the Form
A regulating plan informs the development form of an area by addressing 1) Building Form, which — - -
determines the best building envelope for the context of the area, how to address the street, and the
variety of buildings which integrate seamlessly within the surrounding context, 2) Circulation and
Access, which evaluates existing streets and how they have been designed and provides parameters
for designing future streets by relying on the context of the area, and 3) Parks and Public Spaces that
identify the types of parks and public spaces currently in the area and provide new parks and public
spaces that are appropriate for the vision of the CRA.
L-J Circulation Building Form
I E'
- 7r.
v
Parks and
LA Public Space
�Z
`�? g
CRA Target Areas City of Ocoee 32
As part of the CRA Visioning effort, the City has directed
more intense and focused planning efforts on three Target
Areas within the CRA. 'These target areas arc of particular
importance to the future of the CRA as a whole and rep-
resent major centers of redevelopment. From these initial
Target Areas, the City hopes to shape the future direction
of the CRA and Ocoee as a whole. The Target Areas will
focus on regulating components of urban form such as street
types, block dimension, building setbacks, building height,
and parking.
State Road 50 Activity Center Special
Development Plan
In 1998, Ocoee developed the Ocoee State Road 50 Activity
Center Special Development Plan which targeted the area
around State Road 50 (SR 50), south of downtown Ocoee,
consistent with the requirements of Section 5.3 -1 of the
City's land development Regulations. Upon completion,
the City adopted these standards through Section 5.3 -2,
Ocoee State Road 50 Activity Center Special Development
Plan. Completed in July of 1998, the Plan recognizes that
several major roads intersecting SR 50 act as "gateways" into
the City and are important to the image of Ocoee. Since that
time, the City has evolved the design priorities and goals for
this area and wishes to supplement that Plan to address new
development and redevelopment in the CRAB three Target
Areas to focus on better local connectivity and mobility, a
more urban mixed -use form, better pedestrian access, and
enhanced character.
Target Areas Regulating Plan Applicability
The Target Areas Regulating Plan for the duce Target
Areas is the first step toward achieving the CRNs Vision.
The Regulating Plan is composed of a series of principles,
standards, and diagrams that form a regulatory framework for
guiding development within the Target Areas. The standards
regulate components of urban form such as street types,
block dimensions, building setbacks, building frontage,
building height, and parking. These standards supersede
any similar standards found elsewhere in the SR 50 Activity
Center Special Development Plan (SDP).
Wetland and Floodplain boundary lines shown on maps in
this Regulating Plan are conceptual only and must be field
verified in connection with any development applications.
Creating the Circulation and Access Framework
The treatment of existing streets and the creation of new streets arc equally important to identify
as a municipality regulates the form of their place. It is important to understand the context
of the area by examining the "bone" structure of the community and using this framework for
future development prior to creating any new standards. New streets should incorporate a multi -
modal approach that brings all users of a street to an equal ground. Street Types provide a range
of elements to be regulated that best suit the context in which the street exists or will be designed
by regulating parameters for target speed, travel ways, lane widths, median types, and the total
right -of -way needed for the street type. Public Frontages are areas that are commonly referred to
as a sidewalk and are an integral aspect of form -based code. Public frontages are where the public
realm interface with the private realm. Recognizing that there are three zones within a public
frontage is a key to regulating a more walkable community.
Street Type c
Street Type B
E
Regulating Parks and Open Space
Whether an area is developing a new large scale
development or an infill project in the community,
parks and public space should balance the existing
character context of the area and the new development
character that is informed during the public engagement
process. Park Space should be evaluated when a
significant size and scale of development occurs within
the community. These spaces can range from outdoor
seating, and interactive fountain or a quiet place for
reflection. Multiple opportunities for both planned
and unplanned interactions are a key element for public
spaces in the CRA. Park Types define the type of space
needed, example facilities, and identify the best location
for each type within the context area.
CRA Target Areas City of Ocoee 33
Street Type F
I 1=,, MM31
CRA Target Areas
This exhibit shows the ultimate boundary of the CRA and the Target Area locations within it
CRA Target Areas City of Ocoee 34
CRA Target Area 1
0 CRA Target Area 1
Design Principles
The Illustrative Master Plan envisions Target Area I as a dense, urban, mixed -
use place that focuses on flexibility and pedestrian oriented design. The design
principles listed below, reflect the shared commitment of the City and the
landowners to create an urban pedestrian form and guide the development of the
vision:
• The street network has a regular block pattern that is flexible enough to
accommodate and support a variety of urban land uses.
• Buildings address and align to the street.
• Buildings generally range between two (2) and five (5) stories, although
high rise opportunities exist.
• Density is dependent on the provision of parking decks and the master
stormwater facility.
• The land uses on any particular block are interchangeable because of the
underlying urban development framework.
• The public central amenity plaza is surrounded by a retail "main street."
• The big box anchors" are interior to the area to activate the surrounding
retail uses.
• The Old Winter Garden Road extension is an important potential
connection across the wetland areas; no development scenario may preclude
the construction of this roadway.
• Each parcel/property owner has the ability to develop their particular site
on their own; however, working together with all property owners to master
plan the area allows everyone to be more efficient with their land and for a
more intense /dense development program overall.
• Housing is an important component within the Target Area to support
retail, office and service uses.
• Roadway rights -of -way are split equally along property lines to the greatest
extent possible to share infrastructure costs.
Zoning Regulating Plan
In addition to the Design Regulating Plan, Target Area 1 contains a Zoning
Regulating Plan affecting entitlements, land uses, and development conditions
for properties within the area. Details of the Plan are described below.
Prohibited Uses
All underlying zoning uses and land use entitlements shall remain in full force
and effect for each parcel within the Target Area and may be horizontally and /or
vertically mixed between parcels upon agreement of the owners except that the
following uses shall be prohibited
• Adult Entertainment Establishments /Adult Bookstores and Video Stores
• Pawn Shops
• Check Cashing Establishments
• New /Used Vehicle Sales
• New /Used Boat Sales
CRA Target Areas City of Ocoee 36
• New /Used Equipment Sales
• Gas Stations (except Block 1 ofTarget Area I and Sub -Area 1 of
Target Area 2)
• Outdoor Garden Center unless enclosed
• Outdoor Lumber Sales unless enclosed
• Mobile Homes
• Automotive Body Repairs
• Miniature Golf Course or Driving Range
• Motor Vehicles Wholesale
• Recreational Vehicle Park
• Storage Warehouse
• Industrial/Warehouse Uses
• Automotive Wrecking/Salvage Parks
• Car Washes
• Suburban-type stand alone buildings with drive - through facilities such as
fast food restaurants, banks, pharmacies, dry cleaners, convenience stores,
liquor stores, and similar uses with drive - through facilities; except that such
uses will be permitted with one drive- through pick up window per business
establishment where such drive- through is incidental to a use designed to be
predominantly walk -in in character and which use promotes an urban form
of development by incorporating the drive- through into the building and
site design by enclosing it from surrounding uses with walls, roofs and the
building structure or comparable architectural features.
Development Conditions
The following development conditions apply to all properties within the zoning
overlay.
• Prior to submittal of the first site plan for a development within the Target
Area I zoning overlay, Master Transportation, Master Utility, and Master
Stormwater Plans outlining the design, phasing, and responsibility of
construction of these infrastructure systems must be approved by the City.
Alternatively, plans shall be consistent with the City Capital Plan.
CRA Target Area 1
Block Framework
In order to create a system of land subdivision and development which links
one area to another, land should be organized by development blocks. Blocks are
designed to conform to a street pattern that is connected and provides internal
connections and external linkages. The size, location and placement of blocks
respect the natural features of Target Area 1 by recognizing the natural and
environmental features of area and incorporating the protection and preservation
of these features as an amenity to the development plan, the Regulating Plan for
Target Area 1 identifies six (6) blocks for which specific design standards have
been identified that conform to the principles of the Illustrated Master Plan and
include:
• Block length and depth;
• Building frontage requirements;
• Building setbacks;
• Building height;
• Building coverage; and
• Off -street parking.
Building Frontage
Insuring that buildings are located along the street frontages in a manner that
promotes pedestrian activity is one of the specific functions of the Regulating
Plan. This intent is specifically provided as one of the design standards for each
development block and is referred to as a "building frontage" requirement. In
Target Area 1, those streets that are designed to function as a "main street" with
pedestrian oriented activities require that the buildings form a continuous frontage
along the street.
The building frontage standard is measured by the percentage of the horizontal
length ofa wall ofa building that faces a street, along a line parallel to the street. For
Target Area 1, the amount of building frontage has been regulated in increments
that include 100% frontage, 75% frontage, 50% frontage or optional frontage.
One hundred percent building frontage is used in areas that benefit from the
maximum amount ofendosure for creating a sense ofplace, including around the
central park feature and along the main nonh/south road. The Old Winter Garden
Road extension has a wide right -of -way and, therefore, needs a high percentage
(75 %) of building frontage to maintain an adequate sense of enclosure. Because
of existing conditions along Maguire Road and SR 50 the place- creating effects of
building frontage is significantly diminished; therefore, frontage is only required
at 50 %. Frontage is optional elsewhere in the Target Area.
CRA Target Areas City of Ocoee 37
Target Area 1 Blocks
Target Area 1 Building Frontage
iL
j L—S to Road 50
i
i
Block Z - --
Block 1
v
Block 6 I ;�� Block 5 Block 3 0.
-- - Old Winter Garden Road Extension
Block 4 - --- --
Florida's Furnpike -
ft
RA Target Area 1
Block 1 BLOCK REQUIREMENTS AND BUILDING ENVELOPE
Block I may accommodate a mix of uses and building types, both vertical and
i
horizontal or a single retail use, vP�T
—A
T: E
BLOCK REQUIREMENTS MIN MAX. T"L F
Block Width (ft) 500 550
Block Depth (ft) 550 600
Block Perimeter (ft)
2,100
2,300
Building Coverage I %)
--
50 BUILDING
FRDNTAfiE
BUILDING ENVELOPE
MIN
MAX BExuIR Lux,`4
Street Setback (ft)
PARKING PROVISIONS
o-a-
Type A
0
7
Type B
0
10
- Type E
0
15 ❑ A:�: Ixc
Type F
0
--
Side Setback (ft)
0 10
Rear Setback (ft)
20 --
BUILDING HEIGHT
MIN MAX
Principal Building (st)
1. 5
Accessory Structure(s) (ft)
-- 50
PARKING PROVISIONS
Amount
--
'75iaNIFS MIxIMVM
As shown at right
Location
xc $iREEi ivFESn-
w,,5VMI TP,,-
E Ax0 f
PRIVATE FRONTAGES
Building must utilize at least one of these styles of frontages.
Arcade Gallery YNff
CDmme
CRA Target Areas City of Ocoee 38
t
SSmNIFS MNxIUUM --
������
--
'75iaNIFS MIxIMVM
xc $iREEi ivFESn-
w,,5VMI TP,,-
E Ax0 f
-
R SrRF[TTVRESLR
PARKING LOCATION
PARKING FUm0G:
CODUERCUI/UFFICE
3.8/1,0x0 sFGU
RESIOENTK.L
1.5 /UNIT
Au o,-
75 %oF CITY SUNDARx
II
CRA Target Area 1
Block 2
BLOCK REQUIREMENTS AND BUILDING ENVELOPE
Block 2 provides building parameters that require an integrated mix of uses of
s..
retail, office, and residential. Plaza creates central focal point and event area.
r— A
TnrG
BLOCK REQUIREMENTS MIN MAX
Block Width (ft) 500 550
Block Depth (ft) 550 600
Block Perimeter (ft) 2,100 2,300
Building Coverage (%) — 50
BUILDING
FRG—GE
ANGRANG
BUILDING ENVELOPE MIN MAX
PP4uu[4 z00%
Street Setback (ft)
■ III RE Rs GR RPnmRm sox
-TypeA 0 7
-Type B 0 10
BINLDING
+
- Type G 0 0
n AAu
/v/'Pu
Side Setback (ft) 0 10
OPTIONAL
Rear Setback(ft) 20 --
Ruc Pt
BUILDING HEIGHT MIN MAX
Principal Building (st) 2 5
Accessory Structure(s) (ft) -- 50 BUILDING HEIGHT -A
PARKING PROVISIONS
Amount
As shown at right
Location
PRIVATE FRONTAGES
Building must utilize at least one of these styles of frontages.
lSTOUrs Mixiuuu"
-- 15i4Ri[s Mlxiuuu
PARKING LOCATION
PARKING RATIOS:
eouurxcuVOmce --
a.Rp.000sPGU �.
\\�% RPNOExru�
LS /Uxrt su—c PARRm4 rourto lx
Au OTxPRS sIU4E4 ARU i
I
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oP SiRUCt4RS4 PnT=
.� �� ,P R444�xR PR4xi�E
Rrn4�RPNEmsARPNET __ __ —_.
I
Arcade Gallery
I
Commercial
CRA Target Areas City of Ocoee 39
i
CRA Target Area 1
Block 3 BLOCK REQUIREMENTS AND BUILDING ENVELOPE
Block 3 provides building parameters that require an integrated mix of uses of srRR� , �-� �I
retail, office, and residential.
T—
—TwEC
BLOCK REQUIREMENTS
Block Width (ft)
Block Depth (ft)
500
550
5
600
Block Perimeter (ft)
2,100
2,300
Building Coverage (%)
BUILDING ENVELOPE
--
MIN
50
MAX
Street Setback (ft)
MIN
MAX
Type A
0
7
Type B
0
10
Type C
0
12
- Type G
15
25
Side Setback (ft)
0
10
Rear Setback(ft)
20
--
BUILDING HEIGHT
MIN
MAX
Principal Building (st)
2
7
Accessory Structure(s) (ft)
--
70
PARKING PROVISIONS
Amount
Location
PRIVATE FRONTAGES
Building must utilize at least one Of these styles of frontages.
e
Arcade Gallery
Commercial
As shown at right
CRA Target Areas City of Ocoee 40
BunO,MO
FRONTAGE
�� R[OIIIRFO 100%
M R[ou1RFO 75%
❑A 9UneiRG
RFA
Oenouel
Rueuc RU¢A
BUILDING HEIGHT
sS,ORiFS MAVUUM --
2 STORRS MMMuM --
--
'" 33TOR�FS MiRiMUM
-- - - - - --
/omc
PARKING LOCATION
RARRINOI
/omc
3.fi /1,000 SF GU
RFSiO F-
t SANIT
Au 0—
..
75% OF Cm S—RD
S—CF. F. —
R.RAR
R.
IFF111-111
IIINTAII
L.—.
j
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I
iReouiRFMFxrs
.— ...n,.._..___
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I
.d
0"A A T - - - -i A--- A
Block 4 BLOCK REQUIREMENTS AND BUILDING ENVELOPE
Block 4 may accommodate a mix of uses and building types, both vertical and
STREET BGILGING BuILGING OPTIONAL
horizontal or a single use residential or office. Twfs FRGNAG. �AR. PUBLIC P-
P,C BIG GG -GG GG am., 1. Is%
TVPf G orTwwL
Block Width (ft) N/A N/A
Block Depth (ft) N/A N/A
Block Perimeter (ft) N/A N/A
Building Coverage I %) -- 50
BUILDING ENVELOPE MIN MAX
Street Setback (ft)
- Type C 0 12
-Type G 15 25
Side Setback (ft) 0 10
Rear Setback (ft) 20 --
BUILDING HEIGHT MIN MAX
Principal Building (st) 2 12*
Accessory Structure(s) (ft) -- 60
PARKING PROVISIONS BUILDING HEIGHT
Amount As shown at right
Location
PRIVATE FRONTAGES
Building must utilize at least one of these styles of frontages.
isTONFS MINIMUM _ 2S—.U.Win-
Buildings may exceed twelve (12) stories where fire safety and utility rapacity issues are mitigated to the
City's satisfaction.
i
Arcade Gallery
Commercial
CRA Target Areas City of Ocoee 41
PARKING RAnos:
cGl/oPElcf
3.8/1,000 is GIA
RISI
1.5 /Uxn
u-
Au OTHfPS
]s %oPCn uxonxo
7—U-116—TEGIN
unox
CRA Target Area 1
Block 5 BLOCK REQUIREMENTS AND BUILDING ENVELOPE im
Block 5 provides building parameters that require an integrated mix of uses of
srREEr
retail, office, and residential. mEs
- TvPr A
OI IN Tvc[ e
® Tro[C
BLOCK REQUIREMENTS MIN MAX wwKa RDI nP[D
Block Width (ft) 500 550 TIP,r
Block Depth (ft) 550 600
Block Perimeter (ft)
2,100
2,300
Building Coverage I %)
--
50
BUILDING
BUILDING ENVELOPE
MIN
MAX
Fxw =Nr >Ge
ww� RFDVIRED 1009[
Street Setback (ft)
- - - MIN . UGUINo rsx
-Type A
0
7
RR RR RR RR RR R,D AUD sox
-Type B
0
10
OPTIONAL
- Type C
0
12
❑ BUILDING
ARIL
Type D
5
15
Type F
0
--
Side Setback (ft)
0
10
Rear Setback (ft)
20
--
BUILDING HEIGHT
MIN
MAX
BUILDING HEIGHT
Principal Building (st)
1'
7
Accessory Structure(s) (ft)
--
70
PARKING PROVISIONS
Amount
4s shown at right
Location
PRIVATE FRONTAGES
Building must utilize at least one of these styles of frontages.
Arcade Gallery
t�5�x
Commercial
CRA Target Areas City of Ocoee 42
SSIOaGS MAKIMUM -- - - - °" -'
1 Sioxv MINIMUM •z $TON. MINIMUM
D E All F Sm„i Tw,s
PARKING LOCATION
PARKING RATIOR:
ED [/OrFl(x i
3.P /1,DO1,00 DSPGU
RDID,x,ML I
zs/uxU i
A.D xFA
nx or cm SuxDARD
I
Fft
CRA Target Area 1
Block 6 BLOCK REQUIREMENTS AND BUILDING ENVELOPE
Block 6 may accommodate a mix of commercial, office, and residential uses, both
STEFET
vertical and horizontal, or a single residential use. TV-
® TmEC
MMMM EFD
® MEE
BLOCK REQUIREMENTS MIN MAX a Lrnw��
Block Width (ft) N/A N/A
Block Depth (ft) N/A N/A
Block Perimeter (ft) N/A N/A
Building Coverage ( %) -- 50 ewtDiurt
BUILDING ENVELOPE MIN MAX
fauiRfo sox
Street Setback (ft) ovno,uf !I
- Type C 0 12
- Type D 5 15
- Type E 5 15 emafxc :'-r2,.
Side Setback (ft) 0 10
Rear Setback (ft) 20 -- p
BUILDING HEIGHT MIN MAX
Principal Build ing(st) 1' 5
Accessory Structure(s) (ft) -- 50 BUILDING HEIGHT
PARKING PROVISIONS
Amount
As shown at right --
Location
PRIVATE FRONTAGES
'15TORV MINIMUM " '- '] ST.— MINIMUN
Building must utilize at least one of these styles of frontages. . xc STREET TrrFSw- �STVnfTIPTn'
w F•xor
PARKING LOCATION
P xxixc MT.-
a.e /t,000 sf cu
1.5 /Uxrt
ALL OTNFRR I
75 % OF CITY STnxIMRO
I
I
Arcade Gallery .usx.ofo ARM OUa. Foo. No RFSTRi= ...
TO_ fRON .Rf Mft ENn
Commercial Stoop
STOW fxoxucf M.v R[ uzfR axfv
w rn,uuNniox eROUxR nnoR
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Rfxxfxr.,xxfR. 1_—
I
CRA Target Areas City of Ocoee 43
CRA Target Area 1
Street Framework
The street framework defines the edges of the development blocks, provide
connectivity and access, provide parking opportunities, and serve as public spaces.
The Regulating Plan for Target Area I identifies six types of streets which are
labeled A -F and which have specific standards for each street type that address:
• Number and width of travel lanes,
• Turn lanes,
• Medians,
• Bike lanes,
• On- street parking,
• Planters /landscaping strips,
Sidewalk widths, and
• Parking lot buffers.
Street Diagrams
Street Type A
These streets radiate from
the central part feature from
the north, east, and south.
Buildings front both sides
of the street.
# of Auto Lanes:
2
Lane Width:
11'
Turn Lane:
no*
Median:
no
Bike Lane:
no
On Street Parking:
Both sides; 8'
Sidewalks: 18' including
street tree planters
' Improvements at intersections
and along surrounding roadways
may modify these sections where
additional right -of -way, turning
lanes, and signalization are indi-
cated based upon traffic analyses.
The following street cross- sections illustrate the proposed layouts of the various
types of streets found throughout Target Area 1. The design of each type is based
on their proposed functions and the desired urban form. The usage of each street
type is shown in the Figure 5: Target Area I Streets.
Street Tvoe A
L
WALKWAY 5 PARKING TRAVEL LANE TRAVEL PARKING S WALKWAY
0 y LANE O
z z z z
16' 8' 11 11 8' 16' m
RIGHT OF WAY 70'- 80'
CRA Target Areas City of Ocoee 44
CRA Target Area 1
Street Type B
This street type surrounds
the central park feature.
Type B is identical to type A
except that buildings front
only one side of the street,
while the central park flanks
the other side.
# of Auto Lanes:
2
Lane Width:
11'
Turn Lane:
no*
Median:
no
Bike Lane:
no
On Street Parking:
Both sides; 8'
Sidewalks: 18' including
street tree planters
"Improvements at intersections
and along surrounding roadways
may modify these sections where
additional right -of -way, turning
lanes, and signalization are indi-
cated based upon traffic analyses.
PARK WALKWAY 5 PARKING TRAVEL TRAVEL PARKING S WALKWAY =
y LANE LANE N
m 0
S S Z
16' S' — il' 11' 8' 16'
RIGHT OF WAY 70'- 80'
CRA Target Areas City of Ocoee 45
0 CRA Target Area 1
Street Type C
i I �III�
This street type is intended � I Street Type C �
for the Old Winter Garden
Road extension. Buildings
front both sides of the road.
# of Auto Lanes: 4
Lane Width: 11'
Turn Lane: yes; 11'
Median: yes; 7' ;P
® `� >
Bike Lane: yes; 5'
On Street Parking:
Both sides; B' = D S A TRAVEL TRAVEL TURN TRAVEL TRAVEL T z S I D I s
N z z z LANE LANE LANE ° LANE LANE 25 Z z N
m D
? D A M Z Z 2 Gl y 2
Sidewalks: 16' including
street tree planters
16' 8' S' il' 11' 11'— — 7' 11 11 S' 8' 16'
RIGHT OF WAY 120'
CRA Target Areas City of Ocoee 46
CRA Target Area 1
Street Type D
This street type is only found
on the west side of Block S.
# of Auto Lanes:
2
Lane Width:
11'
Turn Lane:
yes; 12'
Median:
no
Bike Lane:
no
On Street Parking:
Both sides; 8'
Sidewalks: 15' including
street tree planters
N D Is v TRAVEL TURN TRAVEL S I D l m PARKING
z x LANE LANE LANE z z
O :E Z Z ~ A
Z < A G Ll S
RIGHT OF WAY 80'
CRA Target Areas City of Ocoee 47
0 CRA Target Area 1
Street Type E
This street type is only
found on the west side of
Block I. Buildings front the
east side of the road, while
the west side is flanked by
a preserved wetland.
# of Auto Lanes:
2
Lane Width:
11'
Turn Lane:
yes; 12'
Median:
no
Bike Lane:
no
On Street Parking:
no
Sidewalks: 18' including
continuous tree lawn and
buffer.
Street Type E
W TRAVEL TURN TRAVEL
C Z LANE LANE LANE z D C
s D a a D A
t C
5' 6' 7' 11' 12' 11' 7' 6' 5'
RIGHT OF WAY 70'
CRA Target Areas City of Ocoee 48
:RA Target Area 1
Street Type F
This street type is only
found between Blocks 1
and 5. This road separates
the Big Box parcel in Block 1
from its parking in Block 5.
# of Auto Lanes:
2
Lane Width:
13'
Turn Lane:
no
Median:
no
Bike Lane:
no
On Street Parking:
yes
Sidewalks: 14.5' including
continuous tree lawn. The
Block 1 side of the street
has an 18'sidewalkthat
includes tree planters. The
Block 5 side of the street has
a Ttree lawn, a 6'sidewalk
and a 5'landscaped buffer
between the sidewalk and
the parking lot.
Street Type F
T WALKWAY ' S n TRAVEL TRAVEL S y c
I Z \Z LANE LANE ?
0 x r
Z a D G1 D A
0
Z
18' 8' 13' 13' 7' 6' S'
RIGHT OF WAY 70'
CRA Target Areas City of Ocoee 49
PARKING
0 CRA Target Area 1
Street Type G
This street type is intended
to represent the back of
curb dimensions for building
setbacks.
Sidewalks: 15' including
street tree planters
Note: Shy Zone may be
landscaped in lieu of
hardscape as shown.
��
Street Type G
= I D
<
O
m D
— 15'
PUBLIC EASEI
OR RIGHT -OF
CRA Target Areas City of Ocoee s0
SR SO/MAGUIRE ROAD
RIGHT-OF-WAY
CRA Target Area 2
i
CRA Target Area 2
The second of three Target Areas of focused planning effort is located generally on
the north side of Lake Bennet, between Bluford Avenue and Blackwood Avenue,
though a portion extends beyond Bluford Avenue to Maguire Road. The Area is
bounded to the north by a wetland /floodplain system and the Ocoee Cemetery.
Design Principles
• The future street network must have a regular block pattern and
be flexible enough to accommodate and support a variety of urban land
uses.
• Create road connections that ultimately join Maguire Road and Bluford
Avenue in the west to Blackwood Avenue in the east.
• Access into the area should be provided from SR 50, Bluford Avenue, and
Blackwood Avenue.
• Utilize Lake Bennet and the northern wetland system as an amenity and
keep their edges public.
• The Development Plan and Sub -Area Standards are consistent with
the pattern of underlying parcel ownership and existing Development
Agreements.
Zoning Regulating Plan
Land entitlements, uses, and development conditions for properties contained
within Target Area 2 shall conform to the prohibited uses that pertain to Target
Area 1.
CRA Target Areas City of Ocoee 52
Road Network
Very little of the future road network has been set by the Development Plan for
Target Area 2, however, the City still desires that the area become a more urban,
walkable place. The Plan provides flexibility and helps to ensure connectivity, both
internal and external, by regulating minimum and maximum block dimensions.
These dimensions are large enough to provide a range of development potentials
on any given block, but also discourage blocks from losing their pedestrian scale
by becoming too large.
There is, however, a main cast -west road that is required by the plan. It's exact
alignment has not been set, but potential alignment is established to show where
the road placement would be acceptable. The road extends from Maguire Road,
through Bluford Avenue, and links up to the existing dead -end at Blackwood
Avenue. At least four north -south connector roads between Roads A" and "B"
must also be provided, though their placement is not specified by Elie Plan.
The Plan also shows where access points from Bluford Avenue and State Road 50
are permitted in addition to full intersections. On State Road 50, one Right -In/
Out is provided to the west of lake Bennet. On Bluford Avenue, one Right -In/
Out and one Full Access are provided.
CRA Target Area 2
Overall Development Plan and Standards Legend
For Target Area Z the City will require development to be in the form of a 500' block structure connected to the Main Street.
100 -Year Floodplain
Wetland
®
Sub Area 1 - Suburban Design
Sub Area 2 - Urban Design
Proposed Roadway
®
Potential Signal Location
Street Type Designation
CRA Target Areas City of Ocoee 53
CRA Target Area 2
Sub -Area Development Standards
For the purpose of applying development standards, Target Area 2 has been divided into two general sub -areas (Sub -Area I and Sub -Area 2, see diagram on page 53).
Standards such as block size, FAR, building frontage, parking ratios and setbacks are all regulated by sub -area. Sub -Area 1, which is located along the frontage of Bluford
Avenue, provides for a more conventional suburban design, with greater maximum setbacks and less building frontage, while Sub -Area 2 is intended to be a more urban
environment with a smaller block size and buildings up to the street.
Sub -Area Development Standards
Example Block Structures
In addition to the network and sub -area standards, the Development Plan provides three optional example block structure designs that meet the requirements of the
regulating plan. All three examples maintain the two train east -west streets, thought they differ slightly in their alignment. Each example also contains 14 development
blocks with a range of dimensions. larger blocks are generally located to the western side of the Target Area and smaller blocks to the east of the site. All Examples
have at least two access points on Bluford Avenue, one on State Road 50, and one on Blackwood Avenue. Each example also maintains a park edge adjacent to Lake
Bennet in the south and the wedand system to the north. Details of the unique features of each example are provided in this section of the report.
CRA Target Areas City of Ocoee 54
Sub -Area 1
Sub -Area 2
Minimum
Maximum
Minimum
Maximum
Block Width/Depth (ft)
250
—
250
—
Block Perimeter (ft)
1000
3500
1000
3500
Block Frontage (% of total block perimeter)
FAR La than 0.25
15
—
Not Allowed
FAR 0.25 to 0.50
25
—
60
--
FAR 0.51 to 0.75
60
--
70
--
FAR 0.76 to 1.00
80
--
80
--
FAR Greater than 1.00
80
--
80
--
Building Height (stories)
1
5
2
8
Building Setbacks
0
15
0
15
Park and/or Open Space (% of total area)
10
--
10
--
Parking
Co— utl(apaca11000 SFGLA)
2.5
5.0
2.5
4.0
Rataumnt
10
15
5
10
Offxa (spara11000SFGLA)
2.5
4.0
2.5
4.0
Residential (*am1DU)
1.5
2.5
1
2.5
Setback from Bluford Avenue and SR 50 (k)
25
350
Not Applicable
Public Access to Edge of lake Bennet (% of total edge)
100%
100%
Sub -Area Development Standards
Example Block Structures
In addition to the network and sub -area standards, the Development Plan provides three optional example block structure designs that meet the requirements of the
regulating plan. All three examples maintain the two train east -west streets, thought they differ slightly in their alignment. Each example also contains 14 development
blocks with a range of dimensions. larger blocks are generally located to the western side of the Target Area and smaller blocks to the east of the site. All Examples
have at least two access points on Bluford Avenue, one on State Road 50, and one on Blackwood Avenue. Each example also maintains a park edge adjacent to Lake
Bennet in the south and the wedand system to the north. Details of the unique features of each example are provided in this section of the report.
CRA Target Areas City of Ocoee 54
0 CRA Target Area 2
Optional Example Block Structure 1
This example features a unique alignment for Road "B" which includes a bifurcated one -way pair enclosing a linear park. The eastern side includes a smaller block structure that
incorporates small park squares at the interior intersections. Example 1 is the only structure that has a stretch of private edge to Lake Bennet that is not fronted by a road.
CRA Target Areas City of Ocoee 55
CRA Target Area 2
V*9 Goldal DlwM50)
Optional Example Block Structure 2
Example 2 has the deepest frontage on Bluford Avenue, allowing for large development blocks and accommodating larger format commercial buildings.
CRA Target Areas City of Ocoee 56
:RA Target Area 2
L-Li EILED-E
F-7 i
J
71-
IAI
.........
LI
X
LAKE BENNET
West Colonial CxNv (SR 50) Wen Colonial DvW (SR 50)
o Map Legend
11=11=110 --X
Optional Example Block Structure 3
Example 3 features the narrowest development blocks adjacent to Bluford Avenue of the three examples, allowing room for smaller-scale frontage commercial Larger development
blocks are interior to the site and some streets have a more curvilinear pattern. Unlike Examples land 2, Example 3 has only two access points from Blutord Avenue.
CRA Target Areas City of Ocoee 57
CRA Target Area 2
Street Designs
There arc four street sections proposed for the Target Area. The primary east -west
road and the commercial cross streets each have a total ROW section of 80'+ with
two 11' travel lanes and parallel parking on both sides. These main A" and "B"
streets also have slightly different alternate cross sections if they are adjacent to
a park or wetlands. Residential streets will have a 70' ROW with two 11' travel
lanes and parallel parking on both sides. The locations of each type of road cross
section are indicated on the Overall Development Plan on page 53.
Road 'A' Road A'
This is the primary road
section for the east -west
road through the area, where
primarily commercial and
mixed use buildings front
both sides of the street
including residential.
# of Auto Lanes:
2
Lane Width:
11'
Turn Lane:
yes
Median:
no
Bike Lane:
yes
On Street Parking:
Both sides; 8'
Sidewalks: 16' including
street tree planters
Note: 70'right -of -way would
exclude a center turn lane.
The addition of a turn lane
as shown in this roadway
cross - section would result
in an 82'right -of -way. Also,
the Shy Zone (5'to 10')
may be landscaped in lieu
of hardscape as shown on
drawing.
N I WALKWAY I PARKING TRAVEL TURN TRAVEL PARKING v WALKWAY =
2 LANE LANE LANE Z ni
z a A z
m 16' 8' 11' 12' 11 — 8' 16' m
RIGHT OF WAY 70'- 82'
CRA Target Areas City of Ocoee 58
:RA Target Area 2
Road 'B'
Park /Wetland
Edge
This section is to be used
where buildings front only
one side of the street, while
a park or wetland flanks the
other side.
# of Auto Lanes: 2
Lane Width: 11'
Turn Lane: no
Median: no
Bike Lane: no
On Street Parking:
Both sides; 8'
Sidewalks: 16 including
street tree planters
Note: 80'right -of -way would
include a center turn lane.
PARK WALKWAY 5 PARKING TRAVEL TRAVEL PARKING 5 I WALKWAY
z LANE LANE z N
m p
A 9 Z
16' 8' —11' 11' 8' 16'
RIGHT OF WAY 70'- 80'
CRA Target Areas City of Ocoee 59
CRA Target Area 2
Road 'C'
Commercial or
Mixed Use
Cross - Streets
This is the road section for
cross - streets, where mixed
use or primarily commercial
buildings front both sides of
the street.
# of Auto Lanes: 2
Lane Width: 11'
Turn Lane: no*
Median: no
Bike Lane: no
On Street Parking:
Both sides; 8'
Sidewalks: 16' including
street tree planters
*Turn lanes at intersections
may be provided. In those
instances on street parking
shall cease in lieu of turn
lanes or the roadway ex-
panded.
Road `C'
N I WALKWAY I S PARKING TRAVEL LANE TRAVEL PARKING S I WALKWAY
y LANE y
O
2 A m
16' 8' 11' 11' 8' 16'
RIG HT Of WAY 70' - 80'
CRA Target Areas City of Ocoee 60
:RA Target Area 2
Road 'D'
Residential
Cross - Streets
This is the road section for
cross - streets, where primarily
residential buildings front
both sides of the street.
# of Auto Lanes:
2
Lane Width:
ill
Turn Lane:
no*
Median:
no
Bike Lane:
no
On Street Parking:
Both sides; 8'
Sidewalks: 11' including
street tree planters
*Turn lanes at intersections
may be provided. In those
instances on street parking
shall cease in lieu of turn
lanes or the roadway ex-
panded.
=IWALKWAYIs PARKING TRAVEL TRAVEL PARKING 5 WALKWAY =
N y LANE z N
O s Z
m
11' LANE 8' 11'
RIGHT OF WAY 60' - .0
CRA Target Areas City of Ocoee 61
0 CRA Target Area 3
The third and final Target Area focuses on the land owned by Health Central
Hospital between SR 50 in the north, Old Winter Garden Road in the south,
Blackwood Avenue in the west, and SR 408 in the cast. The Target Area site
is approximately 90 acres and houses the iconic Health Central Hospital with
171 acute care beds and the Health Central Surgery Center. Of the acreage, 84
acres are owned by the hospital and the remaining six acres are divided between
two residences and right -of -way. "Ihis area has the potential to become a major
center for economic development in the City as well as a gateway into the CRA,
and will greatly benefit from more detailed planning focus. Close cooperation
between the City and the Hospital has resulted in a framework for this Target
Area that will position the property to develop into a quality urban environment
for employees, patients, and visitors.
Target Area 3
CRA Target Areas City of Ocoee 64
.RA Target Area 3
Guiding Principles
Working with the City and Hospital officials, a set of guiding principles was
crafted that well articulates the desires of both parties for this Target Area.
• Create a unified development program that contains a pool ofentidements.
• Establish an internal block structure that crates flexible pods of developable
land that can transition and intensify over time.
• Blocks should be as regular as possible to accept the widest potential of
future uses including. hospital expansions, medical office, clinical space,
mixed -use, residential, parking lots /structures, and open space.
• Crate new road connections between SR 50 and Old Winter Garden Road.
• Protect residents on Hempel Avenue from cut - through traffic
• Preserve and enhance the visual impact of the iconic architecture of the
hospital.
• Utilize buildings and open spaces to effectively address key frontages, edges,
and adjacencies.
• The density /intensity achievable on the site is predicated on the use of
parking structures and master stormwater systems.
Building the Framework
As the healthcare industry evolves and adapts to changing economic and political
conditions, the hospital intends to eventually utilize the remainder of the site for
hospital expansion, medical office, clinical space, and other complementary uses
to crate a synergistic medical center. It is the desire of both the Hospital and
City that the site be planned so that flexibility is maximized and the urban form
is improved. This will be most effectively accomplished through a framework
process.
Scale
The first step to developing an effective framework forTargetArea 3 is to understand
the size and scale of the site itself. The site is a relatively large and regular shape,
allowing for a wide range of potcntial uses and development forms. The versatility
of the site is effectively demonstrated in the following illustrations. The graphic
overlays the built form of three well known medical centers over the Target Area 3
boundary for a size and scale comparison. As the graphic demonstrates, given the
right street network and the willingness to utilize structured parking, the site can
easily accommodate multiple hospitals and support buildings.
Orlando HeaM Campus (graphic includes planned future buildings); Includes five
major hospitals (one future), clinical and medical office space, and five parking garages
(one future).
CRA Target Areas City of Ocoee 65
CRA Target Area 3
unhershyofMarAnd, Medical Center, Includes five major healthcare centers, a
medical school, a nursing school, a dental school, clinical and medical office space, a
hotel, and five parking garages.
CRA Target Areas City of Ocoee 66
Fbrida Haspit 1Odando Campus Includes one hospital, clinical and medical office
space, retail and office space, and two parking decks.
0 CRA Target Area 3
Block Size and Layout
Previous plans for the Hospital have shown potential forms of expansion that utilize suburban block structures which tend to inhibit the flexibility of development
parcels. In contrast, urban forms of development with regular block patterns and placement of buildings up to the street allow for the maximum flexibility of
development. Where a suburban pattern has the tendency to lock in a particular building type or use on a site, an urban block can be appropriately sized to allow
growth and transition over time. The examples below show how a block of roughly 800'x 800' can intensify over time and accommodate a wide range of uses.
1
Phase 1: The block can begin to buildout with low intensity, single use buildings,
utilizing surface parking. The remainder of the site is kept as open spacefstormwater.
Buildou , The block can be further intensified with the addition of parking structures,
either on site or on adjacent blocks.
CRA Target Areas City of Ocoee 67
Phase 2: Later development on the block can expand to include additional single use
and mixed -use buildings, maximizing the potential for surface parking. This phase will
require a master stormwater system to be in place to accept stormwater from the site.
r � j
♦ww
f IF
1
1 [ r r
Aftemate Buildouftongtenn Transition: The flexibility of the block pattern can even
allow alternate uses or long -term intermediate uses such as residential.
:RA Target Area 3
The size and shape oft he Area allows for an efficient urban arrangement and
size of development blocks. With recommended urban block lengths and widths
of between 400' and 800' the site holds 3-4 blocks in the east -west direction
and 2 -3 blocks in the north -south direction. The block diagram below shows
application ofthe recommended block dimensions. The blocks can even be made
to build around and enhance the existing circulation of the hospital. Connections
can be made at existing intersections, however, care must be taken to prevent cut
through traffic on adjacent residential streets such as Hempel Avenue. Where cut
through traffic has the potential to cause harm to residential areas, the network
must be designed to calm traffic and prevent abuse of residential streets.
Placing buildings to the exterior of the blocks in an urban form has many
advantages including:
• Helping to maximize the number of potential uses on a development block;
• Helping to maximize the potential intensity of the uses on a block;
• Maximizing the blocks ability to transition and intensify over time;
• Creating a more appealing pedestrian environment;
• Addressing adjacent uses; and
• Creating a unique sense of place.
Block layout for Target Area 3 using the recommended block dimensions. Note there A building layout for the block layout. Note that retail buildings are addressing the
is no direct connection between SR 50 and Hempel Avenue, reducing the potential for existing buildings across Blackwood Avenue and that the view of the Hospital from SR
cut - through traffic 1 50 has been preserved.
CRA Target Areas City of Ocoee 68
CRA Target Area 3
Stormwater
As the hospital expands and new uses are built on adjacent blocks, the extra
space within blocks may be temporarily used as stormwater. However, as the
blocks intensify and buildout, a master stormwater plan must be developed for
the entire campus. The amount of stormwater ponds required is also a function
of the Hospital's willingness to employ exfiltration systems in the construction of
buildings and parking structures and through pervious paving techniques. The
placement of stormwater in a future master stormwater system will be largely
dictated by the natural slope of the site to the northeast. Regardless of the
placement of the stormwater facilities, they must be designed and constructed as
amenities for use by medical personnel, patients, and visitors to the campus.
Example Plans
A conceptul plan was created to show the versatility and flexibility of the Target
Area 3 urban framework. In this example the guiding principles generated by
the Hospital and City have been incorporated to produce a conceptual hospital
campus expansion scenario as a guide. 'This plan demonstrates key features such
as:
CRA Target Areas City of Ocoee 69
• The location of stormwater ponds in the northwest and southeast comers of
the site;
• The addressing of adjacent retail to the west across Blackwood Avenue;
• Incorporating hospital /medical expansion, mixed -use office/retail, and
residential uses;
• No direct connection between SR 50 and Hempel Drive;
• Protection of views of the main hospital building from SR 50; and
• A centralized unifying plaza.
A specific master plan with detailed block regulations will ultimately be developed
as the Hospital and City agree on the recommended development program for
Target Area 3.
Zoning Regulating Plan
Land entitlements, uses, and development conditions for properties contained
within Target Area 3 shall conform to the prohibited uses that pertain to Target
Area 1.
0 CRA Target Area 3
Conceptual Plan
The key feature of this plan is a central park space running east to west that is lined with buildings forming a building "quad ". The park is anchored at both ends by larger
institutional uses. The medical uses are distributed throughout the site and interspersed with mixed -use buildings. Surface parking lots are located to the exterior of the quad.
CRA Target Areas City of Ocoee 70