Title:
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Alafaya Beasley Rezone - Consider a Rezone from R-1AA (Single Family Dwelling) to R-1 (Single Family Dwelling) for a proposed single family residential subdivision of three (3) lots on approximately 1.14 acres, located on the west side of Alafaya Trail, south of Beasley Rd.; (Z2025-023) (Stephen Ratcliff, Applicant) District 1 - Dallari (Kaitlyn Apgar, Senior Planner)
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Agenda Category:
Public Hearing Items
Department/Division:
division
Development Services
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Authorized By:
Joy Giles- Planning Manager
Contact/Phone Number:
Kaitlyn Apgar/ 407-665-7377
Background:
The Applicant is requesting a rezone from R-1AA (Single Family Dwelling) to R-1 (Single Family Dwelling) in order to subdivide the existing one (1) lot into three (3) lots total. This would equate to a proposed density of approximately 2.63 dwelling units per acre. The current zoning designation requires a minimum lot size of 11,700 square feet with a minimum lot width at building line of ninety (90) feet. The proposed R-1 zoning district requires a minimum lot size of 8,400 square feet with a minimum lot width at building line of seventy (70) feet.
The subject property has a Low Density Residential Future Land Use designation. The intent of the Low Density Residential land use designation is to provide appropriate locations for residences at a maximum density of four (4) dwelling units per net buildable acre.
The adjacent Planned Development (Beasley Estates) to the west has an overall density of 2.33 dwelling units per net buildable acre, with larger, ninety (90) foot wide lots oriented along the southwest portion of the development. The portion of Beasley Estates located directly southeast of the proposed development is characterized by lots that have a minimum lot width of seventy (70) feet and a minimum lot size of 8,400 square feet. The adjacent Beasley Estates development is consistent with the proposed R-1 zoning district dimensional standards and provides an appropriate transition from the larger lot sizes and widths to the north and southwest.
The Future Land Use and Zoning designations of the surrounding area are as follows:
East: Alafaya Trail
Future Land Use: Office
Zoning: R-1AA (Single Family Dwelling)
West: Future Land Use: Low Density Residential
Zoning: PD (Planned Development) - Beasley Estates
North: Future Land Use: Low Density Residential
Zoning: R-1AA (Single Family Dwelling)
South: Future Land Use: Low Density Residential
Zoning: R-1AA (Single Family Dwelling) and PD (Planned Development) - Beasley Estates
Site Analysis
Floodplain Impacts:
Based on the Flood Insurance Rate Map (FIRM) with an effective date of 2007, the site does not appear to contain floodplain.
Wetland Impacts:
Based on preliminary aerial photo and County wetland map analysis,
the site does not appear to contain wetlands.
Endangered and Threatened Wildlife:
Based on a preliminary analysis, there may be endangered and threatened wildlife on the subject property. A listed species survey may be required prior to Final Engineering approval.
Utilities:
The proposed lots are within Seminole County's potable water service area and are required to connect. The nearest connection point is a twenty-four (24) inch DI potable water main running along the west side of Alafaya Trail. The proposed subdivision is within Seminole County's sanitary sewer service area but are not required to connect. There is a twenty (20) inch PVC force main running along the east side of Alafaya Trail. If the lots do not connect to the nearby force main, then onsite sewage treatment and disposal systems (OSTDS), aka septic systems, would be required.
The proposed lots are also within Seminole County's reclaim irrigation service area but are not required to connect. There is a twelve (12) inch PVC reclaim water main running along the centerline of Alafaya Trail. If these lots do not connect to reclaim, then they will be serviced by potable water irrigation or by an alternative irrigation source such as an irrigation well.
Transportation/Traffic:
The property proposes access onto Alafaya Trail / SR 434, which is classified as an Urban Principal Arterial. Alafaya Trail / SR 434 is currently operating at a level-of-service “A - C” depending on the direction and time of day. Alafaya Trail / SR 434 does not have improvements programmed in the FDOT five (5) year Work Program.
The subject property currently benefits from an existing access connection previously approved by the Florida Department of Transportation (FDOT). The Seminole County Comprehensive Plan and Public Works Engineering Manual state that “Access Limitations require that no new residential development may create any parcels zoned for single-family or duplex residential uses having direct access on an arterial or collector roadway.” Future development of the property could utilize the existing FDOT-approved access as a common driveway serving all future residential lots. The access would function as a shared private access point, and the existing location and configuration of the driveway would remain unchanged unless otherwise approved by FDOT and Seminole County.
Alternatively, the applicant may choose to utilize the existing private 20-foot access easement connecting to Beasley Road. However, because the easement is not currently constructed to County standards, any use of the easement for development access would require the developer to improve and pave the access to Seminole County standards prior to development approval.
Sidewalks:
There is an existing sidewalk along Alafaya Trail / SR 434; therefore, the Developer will not be required to build a sidewalk along the property frontage.
Drainage:
The proposed project is located within the Howell Creek Drainage Basin, which has limited downstream capacity; therefore, the site’s design will be required to hold water quality and not exceed the pre-development rate and volume for the twenty-five (25) year, twenty-four (24) hour storm event.
Buffers:
Buffers will be determined at the time of the Preliminary Subdivision Plan. The proposed development will be required to comply with the Seminole County Land Development Code.
Open Space:
The requested R-1 zoning classification does not require open space.
Public School Capacity Determination:
Seminole County Public Schools provided a School Impact Analysis School Capacity Determination for the proposed project based on Concurrency Service Area (CSA) and Zoned Schools for the property. The adopted Interlocal Agreement between the School District and Seminole County provides the proposed three (3) lot subdivisions is of no impact to student generation based on concurrency requirements.
Consistency with the Land Development Code
The proposed R-1 (Single Family Dwelling) zoning designation has been evaluated for compatibility with the Land Development Code of Seminole County in accordance with Chapter 30.
The request is consistent with the Seminole County Land Development Code and the surrounding area. The proposed development is consistent with the prevailing trend of development characterized by single family residences in the area. The overall density complies with the Future Land Use designation, and the PD requirements for adjacent lots match the dimensional standards of the proposed zoning district.
Consistency with the Comprehensive Plan
The purpose and intent of the existing Low Density Residential Future Land Use designation is to provide appropriate locations for residences with a maximum density of four (4) dwelling units per net buildable acre. This land use requires a full range of basic services and facilities and may serve as an effective transitional use between more intense urban uses and lower density future land use designations.
The proposed R-1 zoning classification is consistent with both the allowable uses and density provisions permitted under the Low Density Residential Future Land designation. Furthermore, the dimensional requirements of the R-1 district provide an appropriate transition between the similar lot sizes located to the southwest and the larger parcels situated to the north and southeast. Based on this analysis, staff finds the proposed R-1 zoning classification to be consistent with the Comprehensive Plan.
In compliance with Seminole County Land Development Code Sec. 30.3.5 - Community Meeting Procedure, the Applicant conducted a community meeting on April 21, 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 rezone from R-1AA (Single Family Dwelling) to R-1 (Single Family Dwelling) as per the following motion:
Based on Staff’s findings and the testimony and evidence received at the hearing, the Planning and Zoning Commission finds the request is consistent with the Comprehensive Plan and meets the applicable portions of the Land Development Code, and recommends the Board of County Commissioners adopt the Ordinance enacting a rezone from R-1AA (Single Family Dwelling) to R-1 (Single Family Dwelling) on approximately 1.14 acres, on the west side of Alafaya Trail, south of Beasley Rd.