UPDATED: August 3, 2016 9:11 AM — Ontario-based developer DG Group has revived dormant plans for 1,033 acres in Southeast Orange County known as Camino Reale, filing a detailed rezoning proposal on Monday that proposes another mixed-use community directly west of what will be Tavistock's Sunbridge development.
The key challenge ahead for Camino Reale is access, and whether its developer can reach deals with land owners to the east and west to build a new road through three or more large properties.
Two miles west of the Econlockhatchee River and 3 miles north of the Osceola County line, the Camino Reale boundaries lie south of Weewahootee Road, north of Lake Mary Jane Road and east of Live Oak Estates. Bunkhouse Road runs down much of its center.
Based on a previously adopted Future Land Use Map (FLUM) amendment and "Conceptual" Regulating Plan (RP), the company now wants to rezone the property to Planned Development (PD) to allow for a mixed use of 3,000 residential dwelling units and 330,000 square feet of commercial/office.
The new application consists of a "Final" RP map and structure guide, produced and filed with the county by Thomas Daly of Winter Park-based Daly Design Group.
It will be Orange planners' third massive RP to review from a private developer this year, after cutting their teeth on developer Dwight Saathoff's "The Grow" in late 2015 through February, followed by Tavistock's Sunbridge plan filed in March.
At 688 developable acres, Camino Reale's developed impact will be smaller than The Grow (838) and Sunbridge's portion in Orange County (3,094).
The RP is currently going through sufficiency review by Orange County staff to confirm all the required components were submitted. If all those boxes are checked, staff will begin their official review period, said Olan D. Hill, chief planner with Orange County.
DG Group's biggest challenge with Camino Reale is its relative isolation in undeveloped Southeast Orange.
County staff are willing to start review of the rezoning application because of numerous meetings with DG Group and adjacent land owners over the past year, in which conceptual roadway alignments and methods for construction have been discussed, Hill said.
But for Camino Reale, road agreements will be necessary with the county, Tavistock to the east, and/or other owners to the west that include affiliates of ICI Homes, Lennar Homes and the Bonnet Creek Resort Community Development District.
Those proposed roads include Innovation Way South running east-west through the middle of DG Group's property, and a new north-south connector road that may also turn east into Sunbridge territory, both pending agreements.
Daly, DG Group and Tavistock officials did not reply to requests for comment late Tuesday.
Camino Reale is within the Innovation Way overlay, and its Future Land Use designation requires the creation of a Camino Reale Planned Development - Regulating Plan (PD-RP). This will manage the transition from adjacent 1-acre lot development and preservation areas, to more dense development required by the Innovation Way overlay.
Like CRPs for the I-Drive Vision Plan, "The Grow" at Lake Pickett South and Tavistock's Sunbridge, Camino Reale will incorporate a transect-based approach to zoning.
Transect is a key tenet of smart growth movements that blends uses and densities, in contrast to modern Euclidean zoning for suburban development that dedicates large areas to a single use.
Design principles of Camino Reale will manage conservation, open space and community areas, and implement a "complete streets" philosophy including density and block standards, according to descriptions in the plan. Four Transect zones will manage development intensity and density, and create a mix of walkable neighborhoods organized around centralized focal points.
The developer will need to execute a capacity enhancement or mitigation agreement from Orange County Public Schools, Innovation Way roadway agreements, and an Adequate Public Facilities agreement for a public school site, and neighboring park of at least 15 acres.
T-1 Natural (409.72 acres proposed) will feature conservation land unsuitable for development. A 100-foot buffer with this zone will be made between Live Oak Estates to the west, the Lake Mary Jane Rural Settlement to the southwest and Camino Reale's closest planned housing.
T-2 Rural (22.85 acres) will be residential land that's compatible with the Lake Mary Jane Rural Settlement, serving as a transition between that community and higher density neighborhoods in Camino Reale. Residential development (45 units) won't exceed the average density of two dwelling units per acre.
T-3 Neighborhood (381.25 acres) will include mainly single-family attached and detached homes (1,525 units) within walkable neighborhoods designed around central focal point uses. Neighborhood scale commercial would be allowed, but not required, when it abuts the central point.
All of T-3 will act as a transition from the dense development near the intersection of Innovation Way South and Sunbridge Parkway.
T-3 would allow townhomes, duplex and stacked flats or live-work units, when adjacent to the community focal point. Residential development in T-3 neighborhoods would not exceed an average of four dwelling units per acre.
T-4 Core/General (219.08 acres) would mix higher density residential uses (1,430 units), commercial, office, light industrial, airport and hospital support, hotel and service uses (330,000 square feet overall), and be located near the Innovation Way-Sunbridge Parkway intersection. Vertical mixed use development would be permitted.
At least 25 percent, or an estimated 331.67 acres, would be designated open space in the development.