A developer’s plan to build a 995-unit apartment community with affordable housing on land centrally located between many area theme parks hit a snag Wednesday.
Elie Chater, member-manager of E.C. Parkway Developments LLC, took his proposal to a virtual meeting of the county’s Technical Review Group. The pre-application meeting is where planners, engineers and utility specialists meet with developers to evaluate land use, zoning changes and site plans prior to formal hearings.
Chater said he was proposing the project under the state’s Live Local Act, and would keep 40% of units (398) as affordable housing. The land at 8175 Palm Parkway falls within the Vista Centre PD (planned development), but with just 11 acres, the proposed density would have been 89.4 dwelling units per acre.
But county planner Sarah Haid told him that even under that law, Orange zoning rules don’t allow such a high unit density.
“My first comment, and one of the big ones, is that the maximum density permitted per the Live Local Act, and the highest density that we have in unincorporated Orange County, is 50 dwelling units per acre,” Haid said. “So the maximum amount of units you could get on this site is 556 units.”
The landmark law went into effect in 2023 to loosen zoning regulations by requiring cities and counties to approve multifamily development projects in areas already zoned for commercial, industrial or mixed-use. It requires at least 40% of units are affordable for households making up to 120% of the Area Median Income. The Legislature amended the law this year to make it easier for apartment developers and owners to claim lucrative property tax exemptions for affordable housing.
Chater said he thought the cap of 50 dwelling units per acre was without seeking any benefits of the law.
“How am I gaining any, if you like, any additional benefit to provide almost 400 affordable units if my density is to be restricted to 50 dwelling (units per acre)?” he asked. “So if I go with the 50, I don’t have to supply any affordable housing?”
Haid said if the project doesn’t fall under the Live Local Act, the maximum density allowed would be 30 units because it falls within the International Drive Activity Center overlay of the county’s comprehensive plan. She said any PD requirements not preempted by the Live Local Act still apply to the property.
“I think some wires got crossed because I think you were quoting some of the city or Orlando standards,” she said.
Efforts to reach Chater and others connected to E.C. Parkway were not successful. Although he didn’t indicate his next steps during the meeting, he did say about the current plan, “The concept plan is simply a concept.”
The land for the project is on the west side of Interstate 4, across from Orlando Vineland Premium Outlets at 8200 Vineland Avenue. The north side runs along Lake Street and to the west is the Hilton Vacation Club Grande Villas Orlando.
E.C. Parkway, which lists a Nova Scotia, Canada address, bought it in 2010 for $2.145 million, and it has remained vacant ever since. Chater, listed as the applicant, has a Daytona Beach address. An Orange County Property Appraiser’s website search doesn’t show any other property owned by E.C. Parkway.
The concept plan filed with the county on May 13 shows multiple apartment buildings across the property, divided between east and west phases. Each phase would have a parking garage wrapped by apartments, a 160-by-160-foot courtyard with pool on the north end, and the plan says 14 units are removed from each side for amenities but doesn’t detail them.
The west phase was proposed to have 532 units spread across seven-story buildings with 75-80 units per level. The plan showed a unit breakdown of 36 with one bedroom (45%), 42 with two bedrooms (52%) and two with three bedrooms (3%).
The east phase was proposed to have 463 units spread across seven-story buildings with 66-70 units per level. The plan showed a unit breakdown of 36 with one bedroom (52%), 32 with two bedrooms (45%) and two with three bedrooms (3%)
The conceptual plan showed a main entrance to the development on Lake Road, with a drive aisle through the center of the property leading to each parking garage.
Brian Bell can be reached at bbell@orlandosentinel.com. Have a tip about Central Florida development? Email Newsroom@GrowthSpotter.com. Follow GrowthSpotter on Facebook and LinkedIn.
