A.

Creation.

Special Overlay Areas may be created by the City of Ocoee to facilitate unique development activities within Interchange Impact Areas, the Downtown Redevelopment Area, and Activity Centers where there is need for coordination between different land owners in the development of high density, mixed-use and multi-use projects; and development of areas involving special issues of infrastructure, environmental protection, employment activities, protection of historic resources, or other public issues deemed by the City Commission to be appropriate for special treatment.

B.

Intent.

It is the intent of the City that the designation of a Special Overlay Area shall put landowners, developers, and the general public on notice that special opportunities exist for the development of the area and, concurrently, that special provisions or limitations may be placed on projects within the area; identify specific standards to be followed in the development of the area, which standards shall supersede conflicting general standards of this Code but shall not be inconsistent with the Comprehensive Plan; and encourage, but not require, the use of the PUD district and the designation of area wide DRIs, where appropriate, to facilitate the achievement of specific development objectives of the City. Procedures to establish these districts are found in Section 4-6 of Article IV of this Code.

C.

Types of Special Overlay Areas.

(1)

Interchange Impact Areas.

Interchange Impact Areas include those sectors of the City where the Western Beltway intersects with major City roadways, namely Fuller's Cross Road, Silver Star Road, and State Road 50. These areas may include a mix of retail, general commercial, and light industrial. In the development of these areas, only those plans that provide for sustainable development shall be approved.

Those Plans that promote the location of regional headquarters, commerce, office and industrial parks shall be considered first and foremost. Developments that will not be permitted to occur in mass quantity include, but are not limited to, strip commercial centers and high traffic generators, i.e., convenience stores, gas stations, and fast-food restaurants. To ensure efficient traffic flow, curb cuts shall be restricted in these areas.

The specific boundaries of each Interchange Impact Area will be determined at the time each overlay area is formally adopted by ordinance and shall generally include all land within a one-quarter-mile radius of the interchange area. If any portion of a parcel lies within the radius of the area, the parcel may be incorporated within the Interchange Development Plan.

(2)

Downtown Redevelopment Area.

The objective of the Downtown Redevelopment Area, as delineated within the Comprehensive Plan, is to attract reinvestment in the downtown area of Ocoee. Through flexible land development regulations and codes, innovative designs, such as on-street parking, pedestrian ways, and mixed-use scenarios will be promoted. Density allowances, among other incentives may be offered to developers to attract them to the area.

Downtown redevelopment can benefit the City by increasing the tax base. Benefits to residents include increased property values, a unique visual and pedestrian experience, and opportunities to live and work within the same community, and economic viability to those who own property within the area.

Proposed development schemes should include visual landmarks and public areas; quality pedestrian areas; mixed uses, including retail, general commercial, restaurants, a variety of residential uses and professional offices and services. Within the Downtown Redevelopment Area, pedestrian travel shall be encouraged by guiding the use and setbacks of buildings, and street and sidewalk design. Buildings should be close to the street and may include retail and restaurant uses on the first floor. Sidewalks should include benches and landscaping. The street design should provide for well planned corridors that are aesthetically pleasing and pedestrian oriented.

(3)

Activity Centers.

Activity Centers are those areas located at the intersections of major roadways. The Activity Centers identified by the City include the intersection of Clark Road and Silver Star Road, Clark Road and SR 50, Good Homes Road and SR 50, Blackwood Avenue and SR 50, and Bluford Avenue and SR 50.

The specific boundaries of each Activity Center will be determined at the time each overlay area is formally adopted by ordinance. The boundaries shall generally include all properties within a one-quarter-mile radius of the Activity Center's main intersection or any parts of any subdivisions or parcels within the one-quarter-mile radius as well as any logical extensions beyond those boundaries. The boundaries are to be determined based upon a logical pattern of development or expansion which would relate certain properties directly with each Activity Center.

Activity Centers will be the major nodes of employment within the City and will include residential and support commercial land uses. Mixed land use and pedestrian as well as transit travel will be emphasized in the design of these Centers. Flexible setback allowances and increased floor area ratios are two (2) mechanisms that will be considered within the Activity Center Plans. Developments may be processed as PUDs, although individual development proposals may include requests for waivers from the standard Land Development Code requirements that may be granted where a coordinated pattern of development further enhances the goals established for each Activity Center.

Specifically, these Activity Centers should encourage residential areas that contain a mix of housing types and densities. Retail, service, and recreational facilities shall also be integrated within these areas. Non-residential areas shall establish the hub and the focus of the area. Retail and service establishments, including day care center, government buildings, and cultural centers are allowed within the Centers. Activity Centers should be within walking or bicycling distance to most residents. Sidewalks should be placed on both sides of the roadways and shall be connected to sidewalks within residential developments. All parking areas shall be heavily landscaped and setback allowances shall be given for any parking located behind buildings.

(4)

State Road 429 Overlay Area.

The State Road 429 Overlay Area contains three character areas known as the Plant Street Character Area, the Business Center Character Area, and the Interchange Village Character Area. The purpose and development standards of the State Road 429 Overlay Area, inclusive of the Character Areas, is intended to create a livable transportation network with people-oriented transportation focusing on a network of street and trail connections rather than a limited system of roads; create a strong sense of place by building upon the existing character of West Orange County and its communities; create and encourage mixed and multi-use development; create more activity at more times of the day to ensure a vibrant level of exchange; create a robust public realm by linking the community with parks, trails, and open spaces; create a front-door gateway for the downtowns of Winter Garden and Ocoee; and to encourage high quality economic development.

D.

Plan Preparation.

Individual special development plans, namely, Interchange Development Plans, the Downtown Redevelopment Plan, and Activity Center Plans shall be prepared by the City in cooperation with landowners having properties situated within these Special Overlay Areas to ensure the most feasible use of these lands. In general, these Plans shall incorporate design standards which will guide development within each area as well as graphically delineate the conceptual spatial and aesthetic aspects pertaining to each Special Overlay Area. All such special development plans shall be adopted by ordinance and the provisions of this Section 5.3-1 shall not govern or control development within a Special Overlay Area until such time as a special development plan is adopted for such Area.

E.

Plan Components.

In order to achieve high quality development which also promotes innovative design concepts and flexibility, the following components shall be considered by the City when formulating standards applicable to each special development plan:

(1)

The arrangement of uses and structures designed to encourage compatible mixed -and multi-use developments within a master-planned environment.

(2)

The provision for adequate transportation systems to serve the development including sufficient rights-of-way, street extensions, shared access, cross access, internal circulation; capacity improvements, bicycle facilities, mass transit facilities, turning lanes, access restrictions and signalization.

(3)

The provision of shared infrastructure for parking, sanitary systems, water systems, and stormwater management facilities as well as public utilities.

(4)

The provision of upgraded landscaping, parking facilities, pedestrian amenities, and signage controls as well as standards promoting architectural compatibility within the development.

(5)

The preservation of natural amenities on site including trees, water bodies, wetlands, wildlife habitat, and open space.