West Orange County Relief High School September 6, 2013 West Orange - - PowerPoint PPT Presentation

West Orange County Relief High School

Board of Zoning Adjustment West Orange County Relief High School September 6, 2013

West Orange County Relief High School

West Orange County Relief High School

Discussion

• School Need
• Acquisition History
• School Site Coordination
• Special Exception Criteria
• Closing

West Orange County Relief High School

School Needs

West Orange County Relief High School

West Orange County Relief High School

West Orange County Relief High School

West Orange County Relief High School

West Orange County Relief High School

Projected HS Students at Buildout with All Approved Development and CEAs

!

West Orange County Relief High School

Acquisition History

West Orange County Relief High School

Acquisition History

• Real estate market conditions 2003 – 2006
• Property held by two Family Trusts

One agreed to sell and negotiated a contract The other did not agree to sell - property was acquired via eminent domain

• 12/1/08 -- 2.67 acres Conveyed to Orange

County

(Right-of-way for Winter Garden Vineland Widening Project)

West Orange County Relief High School

Acquisition History

Acquisition by Eminent Domain

• Unable to obtain Special Exception until acquisition complete
• Conducted discussions with Orange County confirming consistency

with the Future Land Use Map and requested consistency letter

• Relied on School Siting Ordinance allowing high school in rural

settlement by Special Exception

West Orange County Relief High School

Coordination

West Orange County Relief High School

School Board and County Coordination

Florida’s Community Planning Act and Education Code require counties to coordinate comprehensive plans with the School Board.

• Fla. Stat. section 1013.33(3)(2013)

A board and the local governing body must share and coordinate information related to existing and planned school facilities.

West Orange County Relief High School

The proposed school site satisfies the coordination requirements

• Orange County and the School Board expended considerable effort to

coordinate and adopt the Future Land Use and Public Schools Elements, Goals, Objectives and Policies in support of planning decision-making.

• The School Board approved the School Siting Ordinance and the

School Facilities Element on August 27, 1996 and September 9, 1997, respectively.

• In all of these well thought-out and coordinated Goals, Objectives and

Policies (“GOPs”), none preclude a high school in a Rural Settlement.

School Board and County Coordination

West Orange County Relief High School

• Sec. 38-1751 – Zoning categories in which schools are allowed

As indicated in sections 38-77 and 38-79 (139, 140, 141) public school faciltities may be located as follows: (1) Public Schools shall be permitted by right or by special exception in the following zoning categories, subject to the site and development standards set forth in sections 38-1753 and 38-1755

A School is Permitted by Special Exception

West Orange County Relief High School

Special Exception Criteria

West Orange County Relief High School

Special Exception Criteria

• 1. Performance Standards

The use shall meet the performance standards of the district in which the use is permitted.

• 2. Landscape Buffer

Landscape buffer yards shall be in accordance with section 24-5 of the Orange County Code. Buffer yard types shall track the district in which the use is permitted.

• 3. Consistent with Comprehensive Plan

The use shall be consistent with the comprehensive policy plan.

• 4. Compatible with the Surrounding Area

The use shall be similar and compatible with the surrounding area and shall be consistent with the pattern of surrounding development.

• 5. Not a Detrimental Intrusion

The use shall not act as a detrimental intrusion into a surrounding area.

• 6. Consistent with the Majority of Uses in District

The use shall be similar in noise, vibration, dust, odor, glare, heat producing and

• ther characteristics that are associated with the majority of uses currently permitted

in the zoning district.

West Orange County Relief High School

Special Exception Criteria

• 1. Performance Standards

The use shall meet the performance standards of the district in which the use is permitted.

• 2. Landscape Buffer

Landscape buffer yards shall be in accordance with section 24-5 of the Orange County Code. Buffer yard types shall track the district in which the use is permitted.

County Staff Agrees that the School Site Submitted Meets:

• The Performance

Standards of the District.

• The School Siting

Ordinance Requirements

• The Landscape

Buffering Requirements.

West Orange County Relief High School

• 3. Consistent with Comprehensive Plan

The use shall be consistent with the comprehensive policy plan.

• 4. Compatible with the Surrounding Area

The use shall be similar and compatible with the surrounding area and shall be consistent with the pattern of surrounding development.

Special Exception Criteria

West Orange County Relief High School

• 3. Consistent with Comprehensive Plan

The use shall be consistent with the comprehensive policy plan.

Special Exception Criteria

County Staff Supports a Finding of Consistency with Comprehensive Plan Based on the Following:

Public Schools Element Goal PS1, PS2, PS3 Objective and Policies PS2.4, PS2.2.8, PS3.1.1, PS3.1.7, PS5.2, PS5.2.2, PS 5.2.4, PS5.2.7, PS5.3.6, PS6.1.9 Future Land Use Element Objective and Policies FLU8.7.6, FLU8.7.8, FLU1.2.5 Capital Improvement Element Policies and Objectives 1.13.14

County Staff’s Reliance on the Following to Support a Recommendation of Inconsistency is Misplaced:

Future Land Use Element Objective and Policies FLU 6.2, FLU 6.2.5, FLU6.2.12, FLU 8.2, FLU 8.2.1, FLU8.2.11

West Orange County Relief High School

Future Land Use Objective 6.2:

Rural Settlements provide for a rural residential lifestyle. In some instances, Rural Settlements allow a transition of rural areas adjacent to the Urban Service Area while avoiding development in active agricultural areas. Rural Settlements were intended to recognize and preserve existing development patterns at the time the CP was adopted in 1991. The creation of Rural Settlements recognized the need to maintain agricultural areas and rural uses in the Rural Service Area, while providing for rural communities.

Consistent with the Comprehensive Plan

West Orange County Relief High School

The Staff also relies upon Policy FLU 6.2.12 (in part)

Any proposed use within a Rural Settlement intended for the new construction of a structure(s) with a Gross Buildable Area of 50,000 SF (on a cumulative basis) or more or projected to have a weekly trip rate of 10,000 total trips may be considered inappropriate for a Rural Settlement if the following conditions exist:

Consistent with the Comprehensive Plan

The proposed use is located in a Rural Settlement that has maintained a rural and historic character, consistent with the intent of Rural Settlements. It is determined that the proposed use(s) by size, massing and traffic, will unduly impact the historic and rural character of the Rural Settlement.

West Orange County Relief High School

Consistent with the Comprehensive Plan

Comprehensive Plan Policy 6.2.2 designates ONLY the following historic rural settlement

• Tangerine
• Christmas
• Gotha
• Clarcona
• Zellwood

West Windermere is Not Historic

West Orange County Relief High School

The Surrounding Area Character is NOT:

• Rural or Agricultural
• Historic

The Surrounding Area Character is IS:

• Modern Upscale Suburban

Development

Consistent with the Comprehensive Plan

The Proposed School Is Consistent with the Comprehensive Plan

West Orange County Relief High School FDOT Historical imagery – 2/12/90

Proposed School Site

West Orange County Relief High School Google Earth historical imagery 2/4/95

Proposed School Site

West Orange County Relief High School Google Earth historical imagery 1/5/99

Proposed School Site

West Orange County Relief High School Google Earth historical imagery 3/31/02

Proposed School Site

West Orange County Relief High School Google Earth historical imagery 5/7/07

Proposed School Site

West Orange County Relief High School Google Earth historical imagery 5/1/10

Proposed School Site

West Orange County Relief High School Google Earth historical imagery 5/1/10 Google Earth imagery 1/22/13

Proposed School Site

West Orange County Relief High School Southern Acres Glenmuir (gated) Kelso Tildens Grove (gated) Oxford Moor (gated) Waterstone (gated) Lake Butler Sound (gated) Bellaria (gated) Lake Davis Reserve (gated) & Lake Davis Estates Butler Ridge Chaine du lac (gated) Magnolia Park (gated) Windermere Isles (gated) Keene’s Point (gated) Lake Cypress Cove

• West Windermere is

not rural or historic.

• The scale and

intensity of the proposed high school is consistent with public high schools.

C.R. 535 C.R. 535 C.R. 535 C.R. 535

West Orange County Relief High School

Horizon West on left-hand side of C.R. 535 Proposed School Site on a four-lane highway

West Orange County Relief High School

West Windermere Rural Settlement on left-hand side of C.R. 535 outside Oxford Moor Typical walled and gated subdivisions on a four-lane highway

West Orange County Relief High School

West Windermere Rural Settlement on left-hand side of Conroy-Windermere Road

West Orange County Relief High School

Consistent with the Comprehensive Plan

You must objectively look at the development pattern for the West Windermere Rural Settlement.

“The Future Land Use Category of Rural Settlement encompasses a wide range of communities with unique characteristics.” (Rural Settlement/ Exurban Development Analysis, Orange County, October 2012) The Rural Settlements were established to recognize and preserve each individual rural settlement’s existing development patterns.

West Orange County Relief High School

Consistent with the Comprehensive Plan

Policy 6.2.12 Is Not Applicable and Is An Inappropriate Basis to Deny Consistency

• Policy FLU 6.2.12 application is not mandatory.
• Policy FLU 6.2.12 requires a fact specific finding that the rural

settlement has maintained its Rural and Historic Character as intended by the Rural Settlement Comprehensive Plan.

• Policy FLU 6.2.12 requires a fact specific finding that the

proposed use by size, massing and traffic will unduly impact the historic and rural character of the Rural Settlement.

West Orange County Relief High School

• The West Windermere Rural Settlement, has not preserved

the development vacant/agricultural patterns that existed in 1991.

• The area is not providing a “rural residential lifestyle”
• The area never had an historic character
• The area did not maintain an agricultural character
• The proposed school site is consistent with the Rural

Settlement Objective 6.2, Policies and Objectives 6.2.5, Public Schools Policy 3.1.1 in addition to the previously listed policies

• Policy 6.2.12 is inapplicable.

Consistent with the Comprehensive Plan

West Orange County Relief High School

The school site is compatible with the suburban residential development and is consistent with FLU 8.2 and Policy 8.2.1.

Consistent with the Comprehensive Plan

West Orange County Relief High School

The Proposed Site is Similar to Other Existing High School Site Locations in Orange County

West Orange HS Timber Creek HS Olympia HS

Consistent with the Comprehensive Plan

West Orange County Relief High School

Consistent with the Comprehensive Plan

• The Windermere Preparatory

School is located within this Rural Settlement

• Approximately 250,000 square

feet of buildings on approximately 48 acres resulting in a .12 FAR containing a baseball, softball and football field

• Currently has 1200 students with

capacity for 1600 students

Proposed HS Site Windermere Prep

West Orange County Relief High School

Special Exception Criteria

• 1. Performance Standards

The use shall meet the performance standards of the district in which the use is permitted.

• 2. Landscape Buffer

Landscape buffer yards shall be in accordance with section 24-5 of the Orange County Code. Buffer yard types shall track the district in which the use is permitted.

• 3. Consistent with Comprehensive Plan

The use shall be consistent with the comprehensive policy plan.

• 4. Compatible with the Surrounding Area

The use shall be similar and compatible with the surrounding area and shall be consistent with the pattern of surrounding development.

• 5. Not a Detrimental Intrusion

The use shall not act as a detrimental intrusion into a surrounding area.

• 6. Consistent with the Majority of Uses in District

The use shall be similar in noise, vibration, dust, odor, glare, heat producing and

• ther characteristics that are associated with the majority of uses currently permitted

in the zoning district.

West Orange County Relief High School

Special Exception Criteria

• 5. Not a Detrimental Intrusion

The use shall not act as a detrimental intrusion into a surrounding area.

• 6. Consistent with the Uses in the District

The use shall be similar in noise, vibration, dust, odor, glare, heat producing and

• ther characteristics that are associated with the majority of uses currently permitted

in the zoning district.

West Orange County Relief High School

500’ 285’ 555’ 365’

auditorium music admin cafeteria media gym 3-story acad. courtyard lighted track & field

fieldhouse

baseball (no lights) softball (no lights) retention bus drop servic e parent drop

WINTER GARDEN – VINELAND ROAD

PREVIOUS Site Plan

visitor parking staff parking student parking band practice area

Site Plan Information Site Acreage: 66.4 acres 2,850 Students Parking: 846 spaces On Site Car Stacking : 286 cars On Site Bus Stacking: 69 buses

N

6’ high masonry/conc rete wall with landscape buffer retention tennis & basketball (no lights) practice field (no lights) practice field (no lights) future expansion OFFICE/ COMMERCIAL 3-story acad. 3-story acad.

West Orange County Relief High School

CURRENT Site Plan

Site Plan Information Site Acreage: 66.4 acres 2,850 Students Parking: 870 spaces On Site Car Stacking : 331 cars On Site Bus Stacking: 69 buses

N Aud. music admin caf. media gym 3-story acad. courtyard Lighted Football Stadium fieldhouse baseball (no lights) softball (no lights) retention bus drop bus loop servic e parent drop

WINTER GARDEN – VINELAND ROAD

visitor parking staff parking student parking band practice area 6’ high masonry/conc rete wall with landscape buffer retention

500’ 1,660’ 505’ 348’

tennis & basketball (no lights) practice field (no lights) practice field (no lights) OFFICE/ COMMERCIAL 3-story acad. 3-story acad.

N

West Orange County Relief High School

Not a Detrimental Intrusion

• A High School is a necessity to serve residents in

the Community

• All access (traffic and pedestrian) from C.R. 535
• No access through neighborhoods
• Location on high capacity, high volume road as

required by County Guidelines

• No basis for argument that it is an intrusion simply

because it serves both the Rural Settlement and west Orange County

West Orange County Relief High School

Not a Detrimental Intrusion

Significant buffers from abutting property

Setback 505 Feet

3 Story Academic Building Retention Pond Tree Buffer 6’ Wall 6’ Person 2 Story Residence

East Side Setback/Buffer Setback - 180 Feet 230 Feet

2 Story Residence Gymnasium S.R. 535 Tree and Shrub Buffer Parking Car Drop

West Side Setback/Buffer

West Orange County Relief High School Like this NOT like this

Not a Detrimental Intrusion

Lighting Ordinance Noise Ordinance Setbacks/Buffers School Siting Ordinance

West Orange County Relief High School

Olympia H.S.

Developed Residential Areas Surround the Site Adjacent to Same Rural Settlement Access to Site from High Capacity High volume Road

Consistent with the Uses in the District

West Orange County Relief High School

Traffic Study

West Orange County Relief High School

Time of Day

500 1000 1500 2000 2500 3000 3500 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Total Trips

Hourly Traffic Flow Profile

School CR 535

AM PM

West Orange County Relief High School

Summary

West Orange County Relief High School

West Orange County Relief High School

Special Exception Criteria

• 1. Performance Standards

The use shall meet the performance standards of the district in which the use is permitted.

• 2. Landscape Buffer

Landscape buffer yards shall be in accordance with section 24-5 of the Orange County Code. Buffer yard types shall track the district in which the use is permitted.

• 3. Consistent with Comprehensive Plan

The use shall be consistent with the comprehensive policy plan.

• 4. Compatible with the Surrounding Area

The use shall be similar and compatible with the surrounding area and shall be consistent with the pattern of surrounding development.

• 5. Not a Detrimental Intrusion

The use shall not act as a detrimental intrusion into a surrounding area.

• 6. Consistent with the Majority of Uses in District

The use shall be similar in noise, vibration, dust, odor, glare, heat producing and

• ther characteristics that are associated with the majority of uses currently permitted

in the zoning district.