Title:
title
Seminole County Fire Station 23 Small Scale Future Land Use Map Amendment and Rezone - Consider a Small Scale Future Land Use Map Amendment from Low Density Residential to Public, Quasi-Public and a Rezone from A-1 (Agriculture) to PLI (Public Lands and Institutions) to allow a new Fire Station on 3.48 acres, located at 1550 Grand Road, Winter Park; Z2026-18; 07.26SS.03 (David Taggart, Seminole County Public Works, Applicant) District1 - Dallari (Chad Harvey, Planner)
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Agenda Category:
Public Hearing Items
Department/Division:
division
Development Services
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Authorized By:
Joy Giles - Planning Division Manager
Contact/Phone Number:
Chad Harvey - 407-665-7341
Background:
The Applicant is requesting a Small Scale Future Land Use Map Amendment from Low Density Residential to Public, Quasi-Public and a Rezone from A-1 (Agriculture) to PLI (Public Lands and Institutions) on 3.48 acres to develop a new fire station.
Currently Seminole County Fire Station #23 is located at 4810 Howell Branch Road, directly south of the property subject to this land use amendment and rezone. Fire Station #23 is Seminole County’s oldest fire station, originally built in the 1970s. Due to a constrained site and limited space, the current fire station is unable to expand. The new proposed location at 1550 Grand Road is approximately 3.48 acres (“Subject Property”), providing the required space for a new more modern building that will improve operational efficiency and emergency response capabilities, increasing long-term capacity to support the area’s growing community. The new fire station will provide expansion of bays, decontamination areas, and crew quarters.
The Future Land Use and zoning designations of the surrounding area are as follows:
East: Grand Road
Future Land Use: Low Density Residential
Zoning: A-1 (Agriculture)
West: Winter Park Elks Lodge
Future Land Use: Low Density Residential
Zoning: A-1 (Agriculture)
North: Future Land Use: PD (Planned Development)
Zoning: PD (Planned Development)
South: Howell Branch Road
Future Land Use: Public, Quasi-Public and Medium-Density Residential
Zoning: A-1 (Agriculture) and R-2 (One and Two Family Dwelling)
Site Analysis
Floodplain Impacts:
Based on FIRM map 12117C0170F, with an effective date of 9/28/2007, there appears to be no floodplains on the subject property.
Wetland Impacts:
Based on the preliminary aerial photo review and County wetland map analysis, there does appear to be some wetlands on this property. At the time of site plan review the Applicant will be required to provide a wetlands survey. Any proposed impacts to wetlands must be mitigated and approved by the Department of Environmental Protection.
Endangered and Threatened Wildlife:
Based on a preliminary analysis, there may be endangered and threatened wildlife on the subject property. A threatened and endangered species study will be required at the time of site plan review.
Utilities:
The site is located in the Seminole County utility service area and will be required to connect to public utilities. For potable water connection, there is a twelve-inch (12”) PVC potable water main running along the south side of Howell Branch Road, as well as a ten-inch (10”) PVC potable water main running along the east side of Grand Rd. A connection point for sewer is an eight -inch (8”) PVC pressurized force main running along the west side of Grand Rd. There are no reclaim water lines available nearby for irrigation.
Transportation/Traffic:
The proposed fire station will have fire trucks entering and exiting the site from Grand Road, with existing access directed onto Howell Branch Road. The Howell Branch Road access point is already signalized to pause traffic for emergency vehicles, ensuring safe ingress and egress. Howell Branch Road is classified as an urban minor arterial roadway.
Sidewalks:
There is an existing sidewalk along Howell Branch Road and Grand Road; therefore, the Applicant will not be required to construct additional sidewalk improvements along the roadway.
Drainage:
The proposed project is located within the Howell Creen Drainage Basin. The site has limited outfall and is required to hold the rate and volume for the twenty-five (25) year, twenty-four (24) hour storm event unless adequate outfall is provided.
Buffers:
At time of site plan review the development will be evaluated for buffer requirements in accordance with the SCLDC.
Open Space:
The development is required to provide the required minimum open space of twenty-five (25) percent.
Consistency with the Comprehensive Plan
The purpose and intent of the Public, Quasi-Public land use is to identify locations for a variety of public and quasi-public uses, transportation, communication, and utilities. Public and quasi-public uses are designated on the Future Land use Map in areas where public and quasi-public uses are established and in areas reserved for future public use. The Applicant meets Objective FLU 1.6, Standards of Review-Category I of the Seminole County Comprehensive Plan, as follows:
A. Whether the character of the surrounding area has changed enough to warrant a different land use designation being assigned to the property.
Staff Analysis
The subject property currently has Low Density Future Land Use designation. The proposed land use amendment would allow quasi, public uses that are compatible with the surrounding area. The existing presence of a fire station in this area, combined with the ongoing community need for accessible and timely public safety services, makes this land use change appropriate and compatible. The relocation will enhance service availability without introducing a new or incompatible use to the surrounding area.
B. Whether public facilities and services will be available concurrent with the impacts of development at adopted levels of service.
Staff Analysis
The subject property is located within Seminole County’s Utility Service Area and has capacity to service the development.
At the time of Site Plan review, the Applicant may be required to provide a traffic study if the proposed development exceeds fifty (50) peak trips based on the ITE Trip Manual.
C. Whether the site is suitable for the proposed use and will be able to comply with floodprone regulations, wetland regulations and all other adopted development regulations.
Staff Analysis
This site is not in a flood prone area, but there is a small wetland on the property that will be addressed during the Site Plan review process.
D. Whether the proposal adheres to other special provisions of law (e.g., the Wekiva River Protection Act).
Staff Analysis
Not Applicable
E. Whether the proposed future land use is compatible with existing surrounding development and future land uses in accordance with FLU Exhibit: Compatible Transitional Land Uses.
Staff Analysis
Exhibit FLU: Compatible Transitional Land Uses is to be used in determining appropriate transitional uses per Policy FLU 5.3.2- due to the variety of land uses in this designation, service and facility needs are determined through Land Development Code requirements.
The proposed fire station is being relocated to a new site within the same general area and along the same roadway corridor as the existing station. Because the use already exists in this location, the new Fire Station will not generate additional traffic, and will provide substantial buffering, ample open space, and compatibility with the surrounding development pattern and future land use designations, the proposed location is considered appropriate and compatible.
F. Whether the proposed use furthers the public interest by providing or enabling the provision of:
1. Sites for public facilities or facility improvements in excess of requirements likely to arise from development of the site (applicable to Planned Development Future Land Use):
Staff Analysis
Not Applicable
2. Dedications or contributions in excess of Land Development Code requirements (applicable to PD Future Land use):
Staff Analysis
Not Applicable
3. A range of attainable housing opportunities and choices, including affordable or workforce housing:
Staff Analysis
Not Applicable
4. Economic Development (enabling higher paying jobs):
Staff Analysis
Not Applicable
5. Reduction in transportation impacts on area-wide roads:
Staff Analysis
Not Applicable
6. Mass transit and a variety of transportation choices:
Staff Analysis
Not Applicable
7. Whether the proposed land use designation is consistent with other applicable plan policies and supports and is consistent with the Central Florida Regional Growth Vision, the Strategic Regional Policy Plan, and the State Comprehensive Plan.
Staff Analysis
Per Policy FLU 5.3.2, service and facility needs within the Public/Quasi-Public Future Land Use designation are determined through the requirements of the Land Development Code. The proposed development qualifies as infill and involves relocating the existing Fire Station from the south side of Howell Branch Road to the north side of the roadway. The existing station is adjacent to residential property and a school site, while the new location will be adjacent to residential property, a community lodge/charitable organization, and a civic assembly use.
This pattern of surrounding land uses is similar to the existing conditions and demonstrates that a fire station can be appropriately integrated into the area. Additionally, the Land Development Code provides standards for building placement, buffering, access, noise, lighting, and compatibility, all of which will ensure that the relocated fire station meets Seminole County requirements and remains compatible with adjacent properties.
Consistency with the Land Development Code
The proposed PLI (Public Lands and Institutions) zoning classification has been evaluated for compatibility with the Seminole County land Development Code in accordance with Chapter 30, Part 8.
This request is consistent with the Seminole County Land Development Code and the surrounding area. The proposed development supports the objectives of the PLI zoning district through sufficient buffering, setbacks, and open space. The Applicant meets the requirements for a conventional rezoning contained in Section 30.3.1.6 of the SCLDC as follows:
(1) Complies and is consistent with the County’s Comprehensive Plan.
Staff Analysis
The proposed rezoning is consistent with the Comprehensive Plan policies. Policy FLU 5.3.2 identifies the purpose and intent of the Public/Quasi-Public land use designation as providing appropriate locations for a variety of public and quasi-public uses, including transportation, communication, and utility facilities. Additionally, Policy FLU 5.4.4 emphasizes the need for suitable transitional land uses and adequate buffering where nonresidential development is located adjacent to residential areas, ensuring compatibility and protecting neighborhoods from potential impacts.
The proposed site is located near the Hyde Park Subdivision residential subdivision; however, an undeveloped paper right-of-way does provide an additional buffer between the existing homes to the north and the proposed fire station. The Applicant may also be required to provide additional buffering to further ensure compatibility between the fire station and surrounding residential uses.
(2) Meets this SCLDC and other applicable County regulations.
Staff Analysis
The proposed rezoning to PLI (Public Land and Institutions) meets the Seminole County Land Development Code Chapter 30, Part 8. Section 30.8.6 of the SCLDC requires that the PLI classification only be applied to lands that are owned and controlled by the public. The Subject Property is owned by Seminole County and therefore, can be rezoned to PLI. The intent of the PLI zoning district is to permit public lands anywhere in the County that is in need of public services. Furthermore, the PLI zoning district aligns with the proposed Public, Quasi-Public Future Land Use designation. The project shall comply with all applicable transportation, stormwater, environmental, and utility regulations at the time of Site Plan review.
(3) Is compatible with existing and planned uses in the surrounding area.
Staff Analysis
The proposed use of a fire station would not be out of character for the surrounding area. There is an existing church that is to the east across Grand Road, and to the south is office uses and the existing location of Fire Station #23.
(4) Will provide access sufficient to support the proposed development intensity and the provision of public services.
Staff Analysis
The proposed fire station will have a primary access point from Grand Road and a secondary access point from Howell Branch Road. The Howell Branch Road access point for the existing fire station is already signalized to pause traffic for emergency vehicles, ensuring safe ingress and egress. Due to the relocation of Fire Station #23, a new signalized egress is also being considered to further support emergency response operations. Because similar emergency-vehicle access infrastructure already exists to the south across Howell Branch Road, and since Grand Road and Howell Branch Road are existing roadways currently used by fire trucks serving this area, the new station’s access will integrate seamlessly into the existing roadway network. Additionally, the project must comply with all Seminole County Code requirements for new development, including adequate ingress and egress, to ensure the site provides sufficient access to support the relocated Fire Station.
(5) The expected impacts on transportation facilities will be addressed by existing County Regulations.
Staff Analysis
The proposed use of a fire station currently exists to the south and is relocating to the north side of Howell Branch Road. Because this use already operates in the area and relies on the existing transportation network, the relocation will continue to utilize those same facilities. Any proposed impacts beyond current conditions will be reviewed through the County’s site plan review process. Existing County regulations ensure that all transportation-related requirements are met, including access, circulation, and safety standards. As a result, any additional transportation impacts associated with the relocation will be evaluated and mitigated in accordance with the SCLDC.
(6) Will not adversely affect environmentally critical or sensitive areas and natural resources.
Staff Analysis
There appears to be a wetland area on site that was man-made, and the proposed development of a fire station will address any impacts to this area at the time of site plan review. The applicant has already met with the Department of Environmental Protection which has no objection to the wetland area being mitigated. Additionally, there are no significant adverse impacts to wildlife.
(7) Has access to and will be served by an adequate level of public services such as sewer, water, police, fire, schools and related services.
Staff Analysis
The proposed development has adequate levels of service for available sewer, water, traffic, police and fire.
(8) Provides a benefit to the community by meeting Goals and Policies in the Comprehensive Plan.
Staff Analysis
Policy FLU 5.3.2 -Public/Quasi-Public Future Land Use, allows for a variety of public and quasi-public uses, including transportation, communication, and utility facilities. The purpose and intent of this land use designation is to accommodate essential public uses such as educational facilities, libraries, utilities, cemeteries, and public safety facilities. The proposed Fire Station relocation is consistent with this purpose and supports the community by enhancing public safety services and response times within the community surrounding the proposed project.
Staff finds that the requested Small Scale Future Land Use Map Amendment and Rezone to be consistent with the Comprehensive Plan.
Community Meeting
In compliance with Seminole County Land Development Code Sec. 30.49 - Community Meeting Procedure, the Applicant conducted a community meeting on August 27, 2026; details of the community meeting have been provided in the agenda package.
Requested Action:
Staff requests the Planning and Zoning Commission recommend to the Board of County Commissioners adoption of the Ordinance enacting a Small Scale Future Land Use Map Amendment and concurrent Rezoning Ordinance as per the following two motions:
1.) Based on Staff’s finding and the testimony and evidence received at the hearing, the Planning and Zoning Commission finds the request meets the identified portions of the Comprehensive Plan and recommends the Board of County Commissioners adopt the Ordinance enacting a Small Scale Future Land Use Map Amendment from Low Density Residential to Public, Quasi-Public for the subject property.
2.) Based on Staff’s findings and testimony and evidence received at the hearing, the Planning and Zoning Commission finds the request meets the identified portions of the Seminole County Land Development Code and recommends the Board of County Commissioners adopt the Ordinance enacting a rezone from A-1
(Agriculture) to PLI (Public Lands and Institutions), on approximately 3.48 acres, located on the northwest corner of Grand Road and Howell Branch Road.