Maitland project gets push

The first of two hearings regarding the proposed Comprehensive Development Plan (CDP) change for Maitland Concourse North, consisting of 66 undeveloped acres of orange grove on the north side of Maitland Boulevard east of Interstate 4, was held at the Jan. 28 Maitland City Council meeting. The second hearing is tenitively scheduled for March 25, pending its approval from the state. Due to the concerns of some Maitland residents, I felt it was very important for me to spend the time necessary to make sure that I fully understood all the facts regarding the proposed CDP amendment for this property. Accordingly, I attended both previous Development Review Committee (DRC) and Planning and Zoning Commission (P&Z) meetings, took a boat tour of lakes Charity and Hope, drove through each of the surrounding neighborhoods, and accompanied by city staff, met with both the developer and concerned citizens.

In going through this process, doing my own research and after hearing some of the public comments at the City Council meeting that night, I believe that there is quite a bit of incorrect information and misunderstandings being circulated throughout Maitland regarding the proposed CDP change for this project.

To begin with, a CDP change is only a future land use plan change. There is no detailed project design at this point for the city to review. The land is presently zoned for professional office. Since the developer wants to change to a mixed-use development, involving a combination of office, residential and commercial uses, he must first have the CDP changed to give him the right to propose a mixed-use project for that property.

If the CDP amendment is approved, then the developer has to begin a second separate process called a Planned Development (PD) review where he can submit his actual project design to the city for review. This PD request has to go through the entire process again and be reviewed by the DRC, P&Z and the Maitland City Council. During this process, there is plenty of opportunity for public involvement and input that is always welcomed and encouraged.

Since no project design can be proposed until the CDP amendment is approved, the Maitland City Council, at that first hearing on Jan. 28, voted unanimously to approve the CDP. I believe the reason for that support is that after the CDP amendment is complete, the developer can then submit his actual project design and we can then begin the PD review process to closely evaluate the specifics of what he is actually proposing for the site.

There are a couple of benefits to the city that this project would bring if it were built. One is the addition of a new 10-acre passive city park that would be open to all the residents of our city to enjoy. The other is an increase in city tax revenues. Right now, the property pays $387 in taxes annually to the city. If a project were built, the net annual tax revenue estimate, after expenses, is around $100,000. This helps keep all of our city residents’ taxes down.

There has been a lot of concern about the surrounding area property values declining. Both of the very experienced appraisers on the P&Z feel that property values would not be negatively affected at all. In fact, they feel that the two adjacent properties, Lake Faith Villas and Savannah Court would increase in value. This is due to these communities becoming walk-able and bike-able with direct access to restaurants, shops, a possible grocery store and the new 10-acre passive park without having to travel on Maitland Boulevard to get there. There is an added benefit to the Lake Faith Villas residents that with this new proposed development a new traffic light is being proposed on Maitland Boulevard giving them much easier and safer ingress and egress to their community.

There has also been a lot of concern about the size of single-tenant buildings, the so-called “big box” buildings. These usually range from 90,000 to 230,000 square feet. The proposed CDP language has been restricted through the city’s review process to a maximum of only 65,000 square feet. That is approximately the same size as the Publix in Winter Park Village or the Whole Foods on Sand Lake Road. Most Wal-Mart, Costco or Sam’s Clubs that are examples of true “big box” stores range from 130,000 to 230,000 square feet. The CDP further restricts the design of larger buildings by the use of the “Residential Scale and Character” design code that has much stricter design requirements. This design code would be required throughout the entire project.

As for the types of retail tenants that would be allowed in the project, that subject is not addressed during the CDP amendment process. It is negotiated later with the developer during the PD review process. The undesirable types of tenants that have been rumored to be able to occupy space at this proposed project would not be allowed because the city has the authority to prohibit them during the PD review process.

Increased traffic is another issue that has been of concern. No matter what is developed on this site, it will increase the amount of traffic on Maitland Boulevard. However, if it were all office as was proposed previously, the increase in traffic would all be added at the most congested time during the morning and evening rush hour. With a mixed-use project, traffic would be spread out more evenly throughout the day lessoning the added rush hour impact on Maitland Boulevard.

Other concerns such as lighting, noise, drive-thrus, lake access, additional buffering from existing neighborhoods, impact fees, etc. are all very important issues of the project but can not be addressed in the CDP, again, because there is no specific project design as yet. These will all be addressed in great detail and be closely scrutinized during the PD review process.

Without the CDP being approved, we will not be able to go to the next step and start the PD review process. I believe that it is important for our city to be able to see what the developer will be proposing for this project. That is when we can than truly evaluate the proposed development and decide if it is appropriate for our city.