Parramore redevelopment pre
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This document summarizes a redevelopment opportunity in the Parramore neighborhood of Orlando that will involve combining three city- and CRA-owned properties totaling 6.06 acres into a single development. A selection process will be conducted to choose a developer to design and build a mixed-income development with affordable, supportive, and market-rate housing units along with community amenities. The project aims to create quality affordable housing, increase permanent supportive housing for the homeless, and stimulate revitalization in Parramore.
![The City/CRA envisions a mixed income development consisting
of primarily family-oriented housing with community-building
amenities (i.e. meaningful open spaces or gathering areas) and
potential non-residential supportive uses along Parramore Avenue
and development that enhances the surrounding neighborhoods to
serve as a catalyst for revitalization in Parramore.
The City/CRA envisions a development with a mix of at least
twenty-five percent (25%) of units set aside for affordable housing,
five (5%) of units set aside as permanent supportive housing for
the chronically homeless, and the remaining seventy (70%) of
units offered at market-rate. Higher percentages of affordable
housing units may be considered at the discretion of the City/CRA.
Homeownership options are strongly encouraged, but not required
due to current market conditions. If for-sale product is included in
the Project Plan, all homebuyers purchasing affordable housing
units shall be required to complete a homebuyer education
program approved by the City/CRA.
The City/CRA desires development that adheres to New Urbanism
planning principles and criteria described in the City’s Growth
Management Plan, the CRA Downtown Redevelopment Area Plan,
and the Parramore Comprehensive Neighborhood Plan. These
plans are available online at http://www.cityoforlando.net/obfs/
real-estate/. The City/CRA’s vision for the Project is depicted in
Exhibit A (Vision Plan). The Vision Plan is not binding and serves
only as a guide for the redevelopment of the Project.
The Vision Plan incorporates some of the following urban design
elements:
• Utilization of frontage types such as porches, short front-
yard fences and knee walls to differentiate semi-private and
public spaces, naturalistic tree plantings, and public sidewalks
ranging from 5 to 8 feet in width.
• Buildings of up to 4 stories in height facing Parramore Avenue
and tapering down to 2 or 3 stories transitioning to the west.
Overall building heights shall be context sensitive; meaning
some transition to the predominantly single family homes to
the west shall be incorporated into the Project design.
• Supportive non-residential uses and community-building
amenities such as meaningful open spaces or gathering areas.
• Preservation of some of the existing mature Live Oak trees
(primarily at the periphery of Area 1).
The Project Plan must include all of the following:
1. Residential development that reserves 25% of the units for low
and moderate income households. The U.S. Department of
Housing and Urban Development (HUD) Income Guidelines for
the current year (2015) is attached hereto as Exhibit “B”.
2. Reservation of 5% of the units for permanent supportive
housing as described in Exhibit “B” Part 2.
3. Architecture and materials that complement and enhance
the surrounding neighborhoods. The design shall meet the
City’s Traditional City overlay requirements [note: Traditional
CITY/CRA VISION
PROJECT REQUIREMENTS
PROPERTY INFORMATION
City standards govern design details such as minimum
and maximum setbacks, building orientation, minimum
transparency per floor, and parking location, etc., but not
architectural vernacular style].
4. Accessible units that meet ADA requirements, a portion of the
units shall be made barrier free.
5. Achieving LEED Silver certification or another green building
designation suitable to the City/CRA, with high emphasis
on energy and water efficiency. Use of renewable energy is
encouraged.
6. Compliance with all applicable codes and regulations of the
City of Orlando and all other applicable governmental and
regulatory entities and agencies.
7. Compliance with the City’s Minority and Women-Owned
Business Enterprises (MBE) Policy, Ch. 57, Art. II and III, City
Code. For more information, please contact the MBE Office at
407.246.2623.
8. Compliance with the City’s Living Wage policy, Sec. 161.3,
Policies and Procedure.
The Project is in the Parramore neighborhood and is generally
located as depicted below:
A full release, inclusive of all submission requirements, will be issued on November 2, 2015.](https://image.slidesharecdn.com/parramoreredevelopmentpre-151028195159-lva1-app6892/85/Parramore-redevelopment-pre-3-320.jpg)
Parramore redevelopment pre
- 1. REDEVELOPMENT OPPORTUNITY AVAILABLE IN PARRAMORE SELECTION PROCESS PROJECT OVERVIEW PROJECT GOALS The City/CRA are pleased to provide the following information related to a redevelopment opportunity available in the Parramore neighborhood. Located west of downtown Orlando, Parramore is within the Downtown Community Redevelopment Area. The redevelopment opportunity consists of three (3) properties located on the northwest, southwest and southeast corner of Parramore Avenue and Conley Street (“Project”). Formerly known as Parramore Village, Area 1 is a 5.07 acre site owned by the CRA. Areas 2 and 3 are owned by the City and contain 0.29 and 0.70 acres respectively. Collectively the Project contains approximately 6.06 acres. All three properties are required to be combined into a single Planned Development. This information is related to a redevelopment opportunity in the Parramore neighborhood. A full release, inclusive of all submission requirements, will be issued on November 2, 2015. As set forth in Section 163.380, Florida Statutes (F.S.), the City of Orlando (“City”) and the Community Redevelopment Agency of City of Orlando (“CRA”) (collectively “City/CRA”) will publish a public notice in the Orlando Sentinel inviting proposals from private redevelopers or any persons interested in redeveloping properties into a mixed-income development. As required by Section 163.380, F.S., proposals must be made within 30 days after the date of the publication notice. A five (5) person selection advisory committee consisting of City staff shall review all proposals, conduct interviews, and provide its recommended rankings of the Proposals to City Council/the CRA for selection. City Council/the CRA may accept such proposal as it deems to be in the public interest and reserves the right to reject all proposals. The City/CRA is seeking a highly experienced and proven development team (“Developer”) to design, finance, build, and manage a vibrant development offering a blended mix of affordable housing units, permanent supportive housing units and market rate housing units (“Project Plan”). Through this redevelopment, the City/CRA seeks to address several public goals including: 1. To create a high quality mixed income residential development to include safe, affordable housing serving low and moderate income households, within the City of Orlando. 2. To increase the inventory of permanent supportive housing within the City of Orlando (See Exhibit “B” Part 2 for an explanation). 3. To foster community development that will enhance the surrounding neighborhoods and serve as a catalyst for revitalization in Parramore. Parcels owned by the City of Orlando and the Community Redevelopment Agency of City of Orlando. CONTACT INFORMATION Tonie McNealy, Real Estate Agent Real Estate Management Division City of Orlando 400 South Orange Avenue 7th Floor, Orlando, FL 32801 p. 407.246.2655 f. 407.246.3129 e. tonie.lawson-mcnealy@cityoforlando.net
- 2. Parramore Village Redevelopment Concept Site Plan Future Land Use Designation: Residential Medium Intensity Acreage: Main Parcel: 3.74 Acres Parcel North of America St: 0.47 Acres Overall proposed du/ac: 45 du/ac Parking Ratio: 1.25 car spaces / unit (reduced ratio) ParramoreAve ShortAve America St Conley St America St ParramoreAve ShortAve Conley St 4 Stories 4 Stories 2 Stories 3 Stories 3 Stories Townhome Units (rear loaded) 14 Units Townhome Units (rear loaded) 17 Units Multifamily Units (Flats) 160 Units Ground Level Floor Plan Tucked-Under Parking Multifamily Units (Flats) 20 Units space common facilities America St. envisioned as a pedestrian friendly festival street EXHIBIT A Vision Plan A full release, inclusive of all submission requirements, will be issued on November 2, 2015.
- 3. The City/CRA envisions a mixed income development consisting of primarily family-oriented housing with community-building amenities (i.e. meaningful open spaces or gathering areas) and potential non-residential supportive uses along Parramore Avenue and development that enhances the surrounding neighborhoods to serve as a catalyst for revitalization in Parramore. The City/CRA envisions a development with a mix of at least twenty-five percent (25%) of units set aside for affordable housing, five (5%) of units set aside as permanent supportive housing for the chronically homeless, and the remaining seventy (70%) of units offered at market-rate. Higher percentages of affordable housing units may be considered at the discretion of the City/CRA. Homeownership options are strongly encouraged, but not required due to current market conditions. If for-sale product is included in the Project Plan, all homebuyers purchasing affordable housing units shall be required to complete a homebuyer education program approved by the City/CRA. The City/CRA desires development that adheres to New Urbanism planning principles and criteria described in the City’s Growth Management Plan, the CRA Downtown Redevelopment Area Plan, and the Parramore Comprehensive Neighborhood Plan. These plans are available online at http://www.cityoforlando.net/obfs/ real-estate/. The City/CRA’s vision for the Project is depicted in Exhibit A (Vision Plan). The Vision Plan is not binding and serves only as a guide for the redevelopment of the Project. The Vision Plan incorporates some of the following urban design elements: • Utilization of frontage types such as porches, short front- yard fences and knee walls to differentiate semi-private and public spaces, naturalistic tree plantings, and public sidewalks ranging from 5 to 8 feet in width. • Buildings of up to 4 stories in height facing Parramore Avenue and tapering down to 2 or 3 stories transitioning to the west. Overall building heights shall be context sensitive; meaning some transition to the predominantly single family homes to the west shall be incorporated into the Project design. • Supportive non-residential uses and community-building amenities such as meaningful open spaces or gathering areas. • Preservation of some of the existing mature Live Oak trees (primarily at the periphery of Area 1). The Project Plan must include all of the following: 1. Residential development that reserves 25% of the units for low and moderate income households. The U.S. Department of Housing and Urban Development (HUD) Income Guidelines for the current year (2015) is attached hereto as Exhibit “B”. 2. Reservation of 5% of the units for permanent supportive housing as described in Exhibit “B” Part 2. 3. Architecture and materials that complement and enhance the surrounding neighborhoods. The design shall meet the City’s Traditional City overlay requirements [note: Traditional CITY/CRA VISION PROJECT REQUIREMENTS PROPERTY INFORMATION City standards govern design details such as minimum and maximum setbacks, building orientation, minimum transparency per floor, and parking location, etc., but not architectural vernacular style]. 4. Accessible units that meet ADA requirements, a portion of the units shall be made barrier free. 5. Achieving LEED Silver certification or another green building designation suitable to the City/CRA, with high emphasis on energy and water efficiency. Use of renewable energy is encouraged. 6. Compliance with all applicable codes and regulations of the City of Orlando and all other applicable governmental and regulatory entities and agencies. 7. Compliance with the City’s Minority and Women-Owned Business Enterprises (MBE) Policy, Ch. 57, Art. II and III, City Code. For more information, please contact the MBE Office at 407.246.2623. 8. Compliance with the City’s Living Wage policy, Sec. 161.3, Policies and Procedure. The Project is in the Parramore neighborhood and is generally located as depicted below: A full release, inclusive of all submission requirements, will be issued on November 2, 2015.
- 4. Future Land Use/Zoning & Potential Overall Project Yield Area 1 Area 1 is currently designated Residential Medium Intensity on the Official Future Land Use Map. The Residential Medium Intensity future land use designation allows up to 30 dwelling units per acre before discretionary bonuses. Area 1 is currently zoned PD/T/ PH (Planned Development with the Traditional City Overlay and Parramore Heritage Overlay). The previously approved PD allowed a total of 26 single family homes and 42 townhomes. Area 1, south of America Street, is intended to be the area where the most intensive development will be located. The Vision Plan depicts apartments at 4 stories in height facing Parramore Avenue with unit types transitioning to 2-story townhomes to the west facing Short Avenue. North of America Street, additional multifamily units at 3 stories in height are depicted. Area 2 and 3 Area 2 and 3 are currently designated Residential Medium Intensity on the Official Future Land Use Map and are zoned R-2B/T/PH. The R-2B/T/PH district has a maximum density of 16 dwelling units/ acre before discretionary bonuses. The Vision Plan anticipates rear loaded townhome units in Area 2 at 3 stories in height (individual garages would form most of the space on the first floor). Potential Overall Project Yield The maximum yield under the current future land use designation could result in a maximum of 182 residential units (at 30 units/ acre). The City may consider increased density up to 40 units/ acre subject to superior urban/architectural design, affordability, and school capacity/concurrency considerations and consistent with a GMP Future Land Use Map Sub-area policy amendment and Planned Development zoning ordinance. The Sub-area policy and PD ordinance would address additional density and supportive secondary uses. Permanent Supportive Housing and Affordable Housing Funding Funding in the form of rental subsidies and/or housing vouchers is available for the 5 % of units reserved as permanent supportive housing. Funding for affordable housing may be available in the form of construction subsidies, sewer, transportation and school impact fee reimbursements or credits, low interest loans and other forms as provided through various funding sources such as the Orange County Housing Finance Authority, Federal Home Loan Bank, the Florida Housing Finance Corporation, State Housing Initiatives Partnership (SHIP) Program, HOME Program, or other sources. If funding is requested from the City/CRA or other entity, additional conditions will be required and the selection of a Project Plan does not guarantee availability or approval from any federal, state or local housing program administered by the City/CRA or other entity. In addition to funding and credits available to Developers, down payment and closing cost assistance may be available to potential home buyers if homeownership is included in the Project Plan. Impact Fee Credits The Project may be eligible for the following impact fee credits: • Sewer: $178,609.55 • Transportation: $15,378.00 • Orange County School Board: $358,068.00 For additional information pertaining to impact fee credits, please contact Nancy Ottini at 407.246.3529 or nancy.jurus-ottini@ cityoforlando.net. Stormwater Management System Following selection of a Project Plan, the Developer must prepare a “Stormwater Management Feasibility Analysis” for the Project. Existing capacity is available in the Carver Park Master Stormwater Pond for at least Area 1. Capacity for Areas 2 and 3 may also be possible in the Carver Park pond but additional study is required. The Developer will be responsible for connecting to the Carver Park Master Stormwater Pond, located approximately 2 blocks to the southeast of the intersection of Westmoreland Avenue and Conley Street. Voluntary Pre-submission Conference To provide an opportunity to ask questions and receive clarification of Project requirements, the City/CRA anticipates holding a voluntary pre-submission conference on November 11, 2015, time and location to be determined. To facilitate this process, if possible, please submit questions in writing, at least three (3) days prior to the pre-submission conference. Questions and Other Inquiries For additional information and other inquiries please direct all questions to the City of Orlando Real Estate Management Division, Tonie McNealy 407.246.2655 or Tonie.McNealy@cityoforlando.net. Action Completion Date Public Notice/Full Release of Redevelopment Opportunity Monday, November 2, 2015 Voluntary Pre-submission Conference Monday, November 11, 2015 Submission Deadline Tuesday, December 1, 2015 GENERAL INFORMATION ANTICIPATED SCHEDULE A full release, inclusive of all submission requirements, will be issued on November 2, 2015.
- 5. 1. 2015 Orlando Area Income Guidelines for Affordable Housing Very Low Low 50% of Median 80% of Median 1 person $20,450 32,700 2 person 23,350 37,350 3 person 26,250 42,000 4 person 29,150 46,650 5 person 31,500 50,400 6 person 33,850 54,150 7 person 36,150 57,850 8 person 38,500 61,600 Source: U.S. Department of Housing and Urban Development, 2015 2. Permanent Supportive Housing Overview The United States Interagency Council on Homelessness defines “permanent supportive housing” in the following manner: “Permanent supportive housing is decent, safe, affordable, community-based housing that provides tenants with the rights of tenancy and links to voluntary and flexible supports and services for people with disabilities who are experiencing homelessness. Permanent supportive housing is a proven, effective means of reintegrating chronically homeless and other highly vulnerable homeless families and individuals with psychiatric disabilities or chronic health challenges into the community by addressing their basic needs for housing and providing ongoing support.” Central Florida has developed a business model that is building a system of case workers and housing specialists to provide long- term housing for chronically homeless individuals. This approach provides a coordinated effort between the region’s providers that serve the homeless. The Central Florida Coordinated Entry System will provide appropriate rental subsidies and will refer all tenants occupying a permanent supportive housing unit within the Project. EXHIBIT B A full release, inclusive of all submission requirements, will be issued on November 2, 2015.