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Meetings · Orlando

Orlando Municipal Planning Board — May 19, 2026 minutes

City of Orlando Municipal Planning Board — May 19, 2026

Meeting Overview

Type: Regular Meeting Quorum: Yes (7 of 8 seated members present; one seat vacant) Duration: 9:03 a.m. – 9:35 a.m. (32 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, Julie Kendig-Schrader, Yasmin Moreno; one seat vacant. Stefani Vitale, OCPS Representative (non-voting).
  • Absent: Trevor Hall
  • 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, Raquel Lozano, Nicole Palacios, Shannan Stegman (City Planning); Stacy Fallon (City Attorney's Office); Jacques Coulon, Gus Castro, Mike Zayas (Transportation Planning); Jessica Frye and Antoinette Cannon (Housing & Community Development); Amber Levesque (City Clerk); Caylah Hall and Eric Ushkowitz (Business Development); Lillian Scott-Payne and Nancy Ottini (Economic Development); Denise Riccio (Families, Parks & Recreation); Vanessa Grullon (Neighborhood Relations); Audra Rigby (OPD Planning); Sergeant at Arms, OPD. Ed Petersen, acting MPB Recording Secretary.

Prior minutes: April 21, 2026 minutes approved as written (moved Barrott, seconded Moreno), unanimous voice vote 7-0.

Conflict declarations: Vice Chairperson Read declared a conflict on Item 1 (United Against Poverty) and filed Form 8B.

Public comments: Speaker requests were received for Item 3 (Calvary Assembly Apartments), which was moved to the Regular Agenda.

Agenda Items

Item 1: MPL2026-10020 — United Against Poverty, 2880 Illiana Ct.

  • Type: Master Plan
  • Case Number: MPL2026-10020
  • Location: 2880 Illiana Ct., north of W. Pineloch Ave., east of Wadsworth Ave., south of E. Michigan St., west of S. Orange Ave. (± 2.5 acres), District 4
  • Applicant: Jason Rostek, P.E. — LandDesign, Inc.
  • Owner: United Against Poverty, Inc.
  • Request: Master Plan to develop the United Against Poverty campus for a ±37,000 sq. ft. public benefit use.
  • Staff Recommendation: Approve with conditions
  • Action: Approved (consent)
  • Vote: Consent Agenda passed 7-0 unanimous voice vote; Vice Chairperson Read abstained on this item
  • Notable Discussion: None recorded. Project planner Sean Elordi.

Item 2: CUP2026-10005 & MPL2026-10019 — Roberto Clemente Affordable Apartments, 5750 Roberto Clemente Rd.

  • Type: Conditional Use Permit + Master Plan
  • Case Number: CUP2026-10005; MPL2026-10019
  • Location: 5750 Roberto Clemente Rd., north of Costa Del Sol St., east of S. Semoran Blvd., south of Roberto Clemente Rd., west of Pablo Ln. (± 1.4 acres), District 2
  • Applicant: Jean Abi-Aoun, P.E. — Thomas & Hutton
  • Owner: City of Orlando
  • Request: (A) Conditional Use Permit to allow the apartment building to exceed 35 ft. in height and to allow a pair of mid-rise wall signs within 1,000 ft. of R-1 and R-2 uses; (B) Master Plan for a 60-unit independent living apartment facility with a 40-space surface parking lot, including an affordable housing bonus allowing a maximum density of 43 dwelling units per acre where the maximum is currently 30 du/ac.
  • Staff Recommendation: Approve with conditions
  • Action: Approved (consent)
  • Vote: Included in the 7-0 consent motion
  • Notable Discussion: None recorded. Project planner Jim Burnett.

Item 3: GMP2026-10004 & MPL2026-10008 — Calvary Assembly Apartments, 1955 Minnesota Ave.

  • Type: Comprehensive Plan Amendment (Subarea Policy) + Master Plan (pulled to Regular Agenda)
  • Case Number: GMP2026-10004; MPL2026-10008
  • Location: 1955 Minnesota Ave., north of Minnesota Ave., east of Formosa Ave., south of Crandon Ave., west of Clay St. (± 5.1 acres), District 3
  • Applicant: Derek Ramsburg — Kimley-Horn & Associates
  • Owner: Calvary Assembly of God of City of Orlando, LLC
  • Request: (A) Amend Growth Management Plan Subarea Policy S.2.5 to increase residential units from 532 to 882; (B) Master Plan for a 350-unit apartment complex in a 55 ft. tall building with an internal 490-space parking garage.
  • Staff Recommendation: Approve with conditions in the staff reports and an addendum issued late on May 18, 2026
  • Action: Approved
  • Vote: 7-0 unanimous voice vote (moved Seacrist, seconded Bastian)
  • Conditions: Staff-report conditions plus the May 18 addendum, which converted Transportation conditions 4, 5 and 7 to informational
  • Notable Discussion:
    • One public comment was filed in advance. Deidre Oge and Jim Burnett presented.
    • Applicant's counsel Rebecca Wilson responded to a question about church overflow parking, noting that church attendance had been declining and the overflow lot was no longer used to the same degree.
    • Stephen Pategas, President of the Orwin Manor Westminster Association (representing 358 homes across Orlando, Winter Park and unincorporated Orange County), spoke as the sole public speaker. He had filed a letter of objection but said that after staff issued the addendum late on May 18 he "now mostly supported the project." He raised a slip lane on Minnesota Ave. for traffic turns and the future of the overall PD given declining church attendance.
    • Wilson responded that different jurisdictions control different streets in the area, making it challenging to accommodate all the association's transportation requests, and noted intersection timing issues at Clay St. and Minnesota Ave.
    • The association's April 22, 2026 written resolution — attached to the minutes — sets out the substantive objection the addendum defused. Its board voted unanimously not to support the project, principally on traffic. Its two documented concerns:
      1. Ordinance 2017-58 caps the PD at 600 aggregate PM peak-hour trips, with allocations required to use the Trip Generation Table in Exhibit G and ITE Trip Generation Manual 9th edition rates "throughout the life of the PD," which for apartments is 0.62 PM peak trips per dwelling unit. At that rate, 350 apartments generate 217 trips. The Minnesota Avenue Multifamily Traffic Impact Study (February 2026) used the ITE 12th edition rate of 0.369 per unit, yielding 129 trips — roughly half. The association argued this does not comply with Ordinance 2017-58.
      2. Using the ordinance rate, the association's tally is Calvary Towers 39 + Berkshire WP (310 apartments) 192 + Seven 41 (222 apartments) 138 + the proposed 350 apartments 217 = 586 of 600 trips allocated, leaving 14 trips for all remaining PD parcels, including the core parcel where Calvary Assembly itself sits.
      3. The association further argued Clay Street is a constrained, already-overloaded facility whose congestion impairs emergency-vehicle access to the AdventHealth main campus at Loch Haven Park, and proposed earmarking transportation impact fees to extend Pinehurst Avenue to Ohio Street to distribute north-south traffic.

Item 4: MPL2026-10013 — Millenia Boulevard Auto Sales, 4825 Millenia Blvd.

  • Type: Master Plan
  • Case Number: MPL2026-10013
  • Location: 4825 Millenia Blvd., north of Millenia Palms Dr., southeast of Millenia Place Dr., west of Millenia Blvd. (± 6.4 acres), District 4
  • Applicant: Ross Galbraith — KPM Franklin
  • Owner: Boyland Properties Millenia Palms Drive LLC
  • Request: Master Plan for a 40,000 sq. ft. auto sales and service use.
  • Staff Recommendation: Approve with conditions
  • Action: Approved (consent)
  • Vote: Included in the 7-0 consent motion
  • Notable Discussion: None recorded. Project planner Jim Burnett.

Consent motion: Board member Barrott moved approval of the Consent Agenda subject to the conditions in the staff reports; Board member Moreno seconded; passed by unanimous voice vote (7-0).

Other Business: No items.

Public Hearings Summary

  • Number of speakers: 1 (excluding applicant representatives) — Stephen Pategas for the Orwin Manor Westminster Association, on Calvary Assembly Apartments.
  • General sentiment: Opposition filed in writing on April 22 and largely withdrawn at the podium on May 19 after a staff addendum issued the previous evening.
  • Key concerns:
    • Compliance with the Ordinance 2017-58 PD trip cap and the ITE manual edition specified in it
    • Exhaustion of the PD's remaining trip allocation — 14 of 600 trips left after this approval, on the association's arithmetic
    • Clay Street congestion and emergency-vehicle access to AdventHealth at Loch Haven Park
    • A requested slip lane on Minnesota Ave. and intersection timing at Clay St.
    • The long-term future of a Planned Development anchored by a church with declining attendance

Key Signals

  • Orlando raised a subarea cap from 532 units to 882 in one motion, and the only objector had stood down the night before. The Calvary Assembly package amended Growth Management Plan Subarea Policy S.2.5 by 350 units and approved the 350-unit building that fills the increase, 7-0. The neighborhood association that filed a unanimous board resolution against it on April 22 arrived on May 19 "mostly supportive" after staff issued an addendum at the close of business May 18 converting three transportation conditions to informational. The substantive objection never got argued on the dais; it was settled by addendum in the final eighteen hours.

  • The PD trip cap is Orlando's real density ceiling, and this approval consumed it. Ordinance 2017-58 limits the Calvary Assembly PD to 600 aggregate PM peak-hour trips and fixes the calculation to ITE 9th-edition rates for the life of the PD. On the association's arithmetic, this approval brings allocation to 586 — leaving 14 trips for every remaining parcel in the PD, including the church's own core parcel. Anyone underwriting future development inside this PD should treat the trip ledger, not the land use map, as the binding constraint. The remaining capacity is roughly 22 apartments' worth.

  • Which edition of the ITE manual you use changes the answer by half. The association documented that the February 2026 traffic study applied the 12th-edition rate (0.369 PM peak trips per apartment) where Ordinance 2017-58 requires the 9th edition (0.62) "throughout the life of the PD." That is a 129-versus-217-trip difference on the same 350 units. The minutes record no staff or board response to the point. Manual-edition drift inside long-lived PD ordinances is a quiet way for a cap to stop binding, and it is checkable from public documents.

  • A church with falling attendance is now the most consequential landowner in Orwin Manor. Applicant's counsel told the board that Calvary Assembly's attendance is declining and its overflow lot is used less. That is the disclosure that makes the PD readable: parking demand releases land, and land inside an entitled PD converts to apartments. The association asked, on the record, about "the future of the overall PD with the ongoing decline in church attendance." Declining congregations sitting on entitled acreage near I-4 are a repeatable Orlando redevelopment pattern; this is the file that documents the mechanism.

  • Orlando is using the affordable-housing bonus to push density from 30 to 43 units per acre — on land it owns itself. The Roberto Clemente project pairs a City-owned 1.4-acre site with a 60-unit independent-living building, a height CUP, and a density bonus lifting the maximum from 30 to 43 du/ac. It cleared on consent with no discussion. When the City is the owner, the applicant, and the entitling authority, the affordable-housing bonus operates without friction — a contrast worth holding against the Gulfstream Road rezoning one month later, where the same policy on School Board land drew twenty speakers.

Raw Notes

  • Access provenance: Laserfiche Cloud public portal, City Clerk repository r-b158fc8c. Direct PDF: https://portal.laserfiche.com/Portal/ElectronicFile.aspx?docid=1097357&repo=r-b158fc8c (11 pages). Pages 1–9 carry a born-digital text layer; pages 10–11 are scanned images (a Form 8B conflict disclosure) and were not transcribed.
  • The minutes package includes the public-comment record as attachments, which is where the substance of the Calvary Assembly objection lives: page 5 is a handwritten Appearance Request form, pages 6–7 the online "Participate in a Public Meeting" submission (receipt number 1368, submitted May 15, 2026 4:34 PM), and pages 8–9 the Orwin Manor Westminster Association's April 22, 2026 resolution letter over the signature of President Stephen G. Pategas. The trip-cap analysis summarized above is drawn from that letter, not from testimony on the dais.
  • The staff addendum on Calvary Assembly is dated late on 5/18/26 — the evening before the hearing. Its effect, per Wilson's response, was to convert Transportation conditions 4, 5 and 7 to informational.
  • Rebecca Wilson appears as applicant's counsel here and, as "Becky Wilson," on RoseArts Phase 2 in February — the same 215 N. Eola Dr. address in both records.
  • One MPB seat remained vacant in May; the minutes header reads "[One Vacancy]".
  • Bracketed attendance counters as of May: Bastian [8/0] and Moreno [8/0]; Seacrist, Read, Barrott, Daly and Kendig-Schrader all [7/1]; Hall [6/2].
  • The May 19 minutes were approved as written at the June 16, 2026 meeting, 6-0.
  • Adjournment 9:35 a.m. Document stamped "Revised 5/20/2026." Attested by Jason Burton, Executive Secretary, and Ed Petersen, acting MPB Recording Secretary.

Connected records

1 connected record

Places1