City of Orlando Municipal Planning Board — April 21, 2026

Meeting Overview

Type: Regular Meeting Quorum: Yes (7 of 8 seated members present; one seat vacant) Duration: 9:04 a.m. – 10:47 a.m. (1 hour, 43 minutes) Location: Orlando City Hall, 400 S. Orange Ave., Council Chambers (hybrid — Zoom webinar 950 5432 5064)

Attendance

Present: Ryan Seacrist (Chairperson), Carrie Read (Vice Chairperson), Alfredo Barrott, Jr., Marcos Bastian, Carla Daly, Trevor Hall, Yasmin Moreno; one seat vacant. Stefani Vitale, OCPS Representative (non-voting).
Absent: Julie Kendig-Schrader
Staff Present: Jason Burton (Executive Secretary), Tim McClendon, Mark Cechman, Paul Lewis, Karl Wielecki, Michaëlle Petion, Doug Metzger, Richard Forbes, Colandra Jones, Jim Burnett, Yolanda Ortiz, Sean Elordi, Michele Gibbs, Deidre Oge, Laura Eng, Raquel Lozano, Betsy Brown (City Planning); Melissa Clarke (City Attorney's Office); Gus Castro, Mike Zayas, Steve Greene (Transportation Planning); Keith Grayson and John Groenendaal (Permitting Services); Jessica Frye and Antoinette Cannon (Housing & Community Development); Terrence Miller and Denise Riccio (Families, Parks & Recreation); Ariana Hernandez (City Clerk); plus Business Development, Economic Development, Real Estate and OPD Planning staff. Ed Petersen signing for Betsy Brown, MPB Recording Secretary.

Prior minutes: March 17, 2026 minutes approved as written (moved Barrott, seconded Daly), unanimous voice vote.

Public comments: Speaker requests were received for Item 3 (Audubon Park Covenant Church Accessory Uses) and Item 5 (AdventHealth). Both were moved to the Regular Agenda.

Agenda Items

Item 1: ZON2026-10000 & CUP2026-10001 — Lorna Doone Park, 1830 W. Central Blvd.

Type: Rezoning + Conditional Use Permit
Case Number: ZON2026-10000; CUP2026-10001
Location: 1830 W. Central Blvd., north of W. Church St., east of S. Tampa Ave., south of W. Central Blvd., west of Lake Lorna Doone (± 2.6 acres), District 5
Applicant/Owner: City of Orlando
Request: Rezone from Holding (H) to Public Use (P), and a Conditional Use Permit to construct a ±6,000 sq. ft. City Families, Parks and Recreation Department office with public assembly spaces plus a detached ±1,000 sq. ft. maintenance garage.
Current Zoning: H (Holding)
Proposed Zoning: P (Public Use)
Staff Recommendation: Approve with conditions
Action: Approved (consent)
Vote: Included in the unanimous consent motion
Notable Discussion: None recorded. Project planners Deidre Oge (rezoning) and Raquel Lozano (CUP).

Item 2: CUP2026-10002 — OUC Substation Expansion & GAC Implementation, 1020 Highland Ave.

Type: Conditional Use Permit amendment
Case Number: CUP2026-10002
Location: 1020 Highland Ave., north of Weber St., east of N. Magnolia Ave., south of N. Orange Ave., west of Highland Ave. (± 9.4 acres), District 3
Applicant: Rebecca Hammock — Pape-Dawson
Owner: OUC / City of Orlando
Request: CUP amendment to expand the OUC substation, including installation of Granular-Activated Carbon vessels.
Staff Recommendation: Approve with conditions
Action: Approved (consent)
Vote: Included in the unanimous consent motion
Notable Discussion: One public comment was received and uploaded for board review; no speaker appeared. Project planner Jim Burnett.

Item 3: CUP2026-10003 — Audubon Park Covenant Church Accessory Uses, 3219 Chelsea St.

Type: Conditional Use Permit (pulled to Regular Agenda)
Case Number: CUP2026-10003
Location: 3219 Chelsea St., north of Chelsea St., southeast of Lark Pl., west of Cardinal Rd. (± 1.2 acres), District 3
Applicant: Heather Isaacs — Dix.Hite, for Pastor Sarah Robinson
Owner: Audubon Park Covenant Church of Orlando, FL
Request: Conditional Use Permit for accessory uses including open storage of landscaping materials and a future caretaker's cottage at an existing church.
Staff Recommendation: Approve with conditions
Action: Approved
Vote: 5-0 unanimous voice vote (moved Moreno, seconded Seacrist)
Conditions: As set out in the staff report
Notable Discussion:
- Twenty-five public comments were filed in advance — the largest written-comment volume on any item in this harvest window.
- Eleven speakers appeared: seven in support, four in opposition (see Public Hearings Summary).
- The dispute centers on Fleet Farming, an urban-agriculture operation hosted at the church. Opponents described unpermitted work, code enforcement infractions, mulch and manure piles stacked too high and blowing in storms, utility vehicles left in the open, and — from Alan Rodriguez — a shed that blew from church property onto his lot causing property damage. Amy Beaird said she left the neighborhood because of Fleet Farming. John Stevens said supporters did not live close enough to be affected.
- Clayton Ferrara said the organization is routinely audited, is happy to comply with the staff conditions, and that many complaints had already been rectified.
- Applicant's representative Heather Isaacs argued the church predates both the City Code and the neighborhood, that Fleet Farming should operate by right as an accessory use, and — while acknowledging some unpermitted work — that it did not bear on the request before the board.
- Jason Burton clarified that the City could not regulate the accessory dwelling unit proposed in the request, as a rectory/dwelling unit is typical for a church use, and that new accessory uses must be completed in compliance with the code. Isaacs disputed that the code applied, given the church's vintage.
- Seacrist said ongoing code compliance was needed and that the conditions offer clear guidelines. Moreno said the church appeared to be acting in good faith and would be bound by the conditions. Read "felt torn," citing a history of the church not respecting neighbors, and voted in favor while hoping the church would follow through.
- Case history: this case began at the Board of Zoning Adjustment as VAR2025-10047, was withdrawn by staff on February 24, 2026, and converted to the CUP process. Jim Burnett reported the conversion back to the BZA on April 28.

Item 4: CUP2026-10004 — Distillery and Tasting Room, 503 W. Central Blvd.

Type: Conditional Use Permit
Case Number: CUP2026-10004
Location: 503 W. Central Blvd., north of W. Central Blvd., east of N. Terry Ave., south of Grove Park Dr., west of N. Division Ave. (± 0.2 acres), District 5
Applicant: Meechal Patel — Gold Crest Dist
Owner: K & B Partnership LLC
Request: Conditional Use Permit for a distillery within 1,000 ft. of a church.
Staff Recommendation: Approve with conditions
Action: Approved (consent)
Vote: Included in the unanimous consent motion
Notable Discussion: None recorded. Project planner Laura Eng.

Item 5: DRI2026-10000, GMP2026-10003 & ZON2026-10002 — AdventHealth, 601 E. Rollins St.

Type: Development of Regional Impact amendment + Comprehensive Plan Amendment + Planned Development amendment (pulled to Regular Agenda)
Case Number: DRI2026-10000; GMP2026-10003; ZON2026-10002
Location: 601 E. Rollins St., north of E. New Hampshire St., east of I-4, south of Westchester Ave., west of N. Mills Ave. (± 119.9 acres), District 3
Applicant: Borron J. Owen, Jr. — GrayRobinson, P.A.
Owner: AdventHealth System/Sunbelt Inc.
Request: (A) Amend the Florida Hospital Health Village Development of Regional Impact to add seven recently acquired properties totaling 2.92 acres; (B) change the Future Land Use designation on those seven properties from Mixed Use Corridor-Medium Intensity and Urban Activity Center to Urban Village; (C) PD amendment adding the properties to the AdventHealth PD and allowing a pedestrian bridge over Dade Avenue connecting Innovation Tower and the West Bed Tower.
Staff Recommendation: Approve with conditions
Action: Approved
Vote: 5-0 unanimous voice vote (moved Barrott, seconded Seacrist)
Conditions: As set out in the staff report
Notable Discussion:
- Eleven public comments were filed in advance. One speaker appeared: Mundy Burreuzo of 1018 Wilkinson St., in opposition, who said he had been unable to reach anyone at AdventHealth, objected to being unable to walk around the lake due to construction, and asked for balance between development and neighborhood.
- Colandra Jones presented and answered board questions on development plans and ownership. Jason Burton told the board that Dade Ave. "functioned more like an alley" — the finding that supports the pedestrian bridge.
- Applicant's counsel Borron Owen said the request was simply to bring newly acquired properties into the PD and DRI, that the bridge was for patient and staff safety, and that AdventHealth had no current plans to develop the properties in question. He described the approval process for any future development and, on the fencing around the lake, asked Burreuzo to contact him directly.

Item 6: MPL2026-10000 — Savannah Park Drive Senior Housing, 10298 Savannah Park Dr.

Type: Master Plan (indefinitely deferred)
Case Number: MPL2026-10000
Location: 10298 Savannah Park Dr., north of Moss Park Rd., east of Narcoossee Rd., south of Savannah Park Dr., west of Moss Rose Way (± 10.3 acres), District 1
Applicant: William Hockensmith — Thomas and Hutton Engineering
Owner: Ln Senior Housing Re LLC
Request: Master Plan for a 5-story, 78 dwelling unit senior housing project.
Staff Recommendation: Indefinite deferral
Action: Indefinitely deferred (consent)
Vote: Included in the unanimous consent motion
Notable Discussion: None recorded. Deferred once already, from March 17 to April 21. Project planner Sean Elordi.

Item 7: MPL2026-10007 — Industrial Bakery and Storage Warehouse, 6650 Narcoossee Rd.

Type: Master Plan
Case Number: MPL2026-10007
Location: 6650 Narcoossee Rd., north of Brentwood Dr., east of S. Goldenrod Rd., south of Market Place Dr., west of Narcoossee Rd. (± 14.1 acres), District 1
Applicant: Jordan Draper — Kimley-Horn & Associates
Owner: 6650 Narcoossee, LLC
Request: Master Plan for ±128,000 sq. ft. of light manufacturing and processing and a ±120,000 sq. ft. storage warehouse.
Staff Recommendation: Approve with conditions
Action: Approved (consent)
Vote: Included in the unanimous consent motion
Notable Discussion: None recorded. Project planner Jim Burnett.

Item 8: SNC2026-10000 — Alexander Place to George Stuart Place Street Name Change

Type: Street Name Change
Case Number: SNC2026-10000
Location: Alexander Pl. between Chatham Ave. (west) and N. Hughey Ave. (east), between W. Amelia St. (north) and W. Livingston St. (south) (± 950 feet), District 5
Applicant/Owner: City of Orlando
Request: Rename Alexander Place to George Stuart Place.
Staff Recommendation: Approve with conditions
Action: Approved (consent)
Vote: Included in the unanimous consent motion
Notable Discussion: None recorded. Project planner Laura Eng.

Item 9: ZON2026-10001 — Fern Grove Phase 2 PD Amendment, 3750 W D Judge Dr.

Type: Planned Development amendment
Case Number: ZON2026-10001
Location: 3750 W D Judge Dr., north of W. Colonial Dr., east of Mercy Dr., south of W D Judge Dr., west of Ferguson Dr. (± 6.6 acres), District 5
Applicant: Aimee Shields — GAI Consultants, Inc.
Owner: Bdg Fern Grove Lp
Request: PD amendment to the previously approved 258-unit senior affordable housing project, reducing approved parking from 335 spaces to 260.
Staff Recommendation: Approve with conditions
Action: Approved (consent)
Vote: Included in the unanimous consent motion
Notable Discussion: None recorded. Project planner Michele Gibbs.

Consent motion: Board Member Barrott moved approval of the Consent Agenda subject to the conditions in the staff reports; Board Member Daly seconded; passed by unanimous voice vote.

Other Business: Paul Lewis, Chief Planning Manager, provided an update on the appeal for cases GMP2025-10017 and ZON2025-10010, 1600 Aaron Ave. The board acknowledged the departure of Recording Secretary Betsy Brown.

Public Hearings Summary

Number of speakers: 12 (excluding applicant representatives) — 11 on Item 3 (Audubon Park Covenant Church), 1 on Item 5 (AdventHealth).
Written comments filed: 25 on Item 3, 11 on Item 5, 1 on Item 2 — 37 in total, the highest written-comment volume of any Orlando meeting in this window.
General sentiment: Mixed on Item 3 — seven speakers in support (Julianne Robinson, Sarah Robinson, Kimberly Slinger, Stacy Bursuk, Lisa Ray, Linda Valente, Clayton Ferrara, Mark Thornbloom), four in opposition (Amy Beaird, John Stevens, Alan Rodriguez, and by written comment). Opposed on Item 5, by a single speaker.
Key concerns:
- Open storage of mulch, manure and utility vehicles at a church in a residential block; wind-borne material and a shed that damaged a neighboring property
- Unpermitted work and code enforcement history at the church site
- Whether an urban-agriculture operation is a church accessory use or an industrial activity
- Construction access and lakefront fencing at AdventHealth; inability to reach the applicant directly

Key Signals

A variance denied a hearing became a conditional use permit with 25 letters and a 5-0 approval. The Chelsea Street case entered the system as VAR2025-10047, was withdrawn by staff at the BZA in February, and reappeared here as CUP2026-10003. The conversion is the story: the variance track would have decided it in a nine-minute consent calendar; the CUP track produced eleven speakers, twenty-five letters, and a board discussion about code compliance history. Same parcel, same dispute, different standard of review — and a materially louder record. Orlando staff can choose the forum, and the forum changes who gets heard.
The City told the board it cannot regulate a church's caretaker cottage. Jason Burton's clarification — that a rectory or dwelling unit is typical for a church use and therefore outside the City's regulatory reach — sets a boundary that matters well beyond this parcel. Combined with the applicant's argument that the church predates the code and should operate its urban farm by right, the meeting mapped how much of a religious institution's footprint sits outside conventional zoning control. The board's answer was conditions and a hope that they hold.
AdventHealth added 2.92 acres to a 119.9-acre DRI and got a bridge over a public street, on the finding that the street is really an alley. Seven newly acquired properties were folded into the Florida Hospital Health Village DRI, redesignated Urban Village, and added to the AdventHealth PD, with a pedestrian bridge over Dade Avenue approved on staff's characterization that Dade "functioned more like an alley." Counsel stated AdventHealth has no current plans to develop the seven properties. This is assembly-then-entitle: the land is acquired, the entitlement envelope is extended over it, and the development plan follows on a schedule the applicant controls.
A 258-unit senior affordable project shed 75 parking spaces on consent. The Fern Grove Phase 2 amendment cut approved parking from 335 to 260 — a 22% reduction — for an already-entitled affordable senior development. Parking-ratio reductions are the cheapest way to improve the economics of an affordable project, and in Orlando they clear without discussion. Watch whether the reduction becomes the norm for age-restricted affordable housing citywide.
Two hundred and forty-eight thousand square feet of light industry landed on Narcoossee Road without a word. The 6650 Narcoossee master plan pairs ±128,000 sq. ft. of light manufacturing with a ±120,000 sq. ft. storage warehouse on 14.1 acres in District 1, roughly two miles from the Savannah Park senior-housing site that was indefinitely deferred at the same meeting. In southeast Orlando's April record, industrial got approved and housing got shelved.

Raw Notes

Access provenance: Laserfiche Cloud public portal, City Clerk repository r-b158fc8c. Direct PDF: https://portal.laserfiche.com/Portal/ElectronicFile.aspx?docid=1092477&repo=r-b158fc8c (7 pages). Pages 1–6 are born-digital; page 7 (carrying the AdventHealth vote and the staff list) is a scanned image and was recovered by OCR (tools/ocr-pdf.py).
Two unexplained discrepancies in the source, recorded as printed:
1. The Conflict Declarations section reads "None," but is immediately followed by the standard paragraph stating that "the above-mentioned Board members filed the appropriate Conflict Form 8B … and abstained from voting on the above-mentioned items." No member or item is named. This appears to be boilerplate left in the template.
2. Seven voting members are listed present, yet both regular-agenda items carried 5-0. The minutes record no departure and no abstention that would account for the two missing votes. The consent motion is recorded only as "unanimous voice," with no tally.
Item 5's heading in the source reads "PULLED TO THE REGULAR AGEND – ADVENTHEALTH" (typo in the original). The motion text records the DRI case as "DRI2026-1000"; the item heading gives DRI2026-10000, which is the form used elsewhere in the document.
Item 4's location line is truncated mid-word across a page break in the source ("south of Grove Par / Dr."); reconstructed here as Grove Park Dr.
Bracketed attendance counters as of April: Bastian [7/0] and Moreno [7/0]; Seacrist, Read, Barrott, Daly, Hall and Kendig-Schrader all [6/1].
Betsy Brown's departure as MPB Recording Secretary was acknowledged at this meeting; Ed Petersen signed the minutes "for Betsy Brown" and served as acting Recording Secretary from May onward.
Adjournment 10:47 a.m. Document stamped "Revised 4/23/2026."

Orlando Municipal Planning Board — April 21, 2026 minutes