Title:
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Land Rover Orlando Small Scale Future Land Use Map Amendment and Rezone - Consider a Small Scale Future Land Use Map Amendment from Mixed Use Development to Industrial, and a Rezone from C-2 (General Commercial) to C-3 (Heavy Commercial and Very Light Industrial) for a proposed automotive sales and service facility on approximately 7.51 acres, located on the east side of US Hwy 17-92, approximately 420 feet south of O’Brien Road; (Z2025-026/12.25SS.01) (Jake Dohm, Applicant) District4 - Lockhart (Annie Sillaway, Principal 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:
Annie Sillaway/407-665-7936
Background:
The Applicant is requesting a Small Scale Future Land Use Map Amendment from Commercial to Industrial and a Rezone from C-2 (General Commercial) to C-3 (Heavy Commercial and Very Light Industrial) for three (3) individual parcels to allow development consistent with the C-3 zoning district, which permits uses including, but not limited to automobile sales & service, car wash, bank and a convenience store. The Applicant proposes to develop a 38,000 square foot new car sales facility that will include automotive repair and service components on the site that was previously developed and operated as Rogers Corvette Center for more than sixty (60) years; however, the establishment closed its doors in 2025.
The existing Future Land Use designation is Mixed Use Development, which is intended to encourage well-planned developments that integrate residential and nonresidential uses in close proximity. While this designation promotes a blend of uses, the surrounding area along US Hwy 17-92 is predominantly developed with industrial and commercial uses. Given this context, the proposed Future Land Use designation of Industrial is more appropriate for the area, as it aligns with existing development patterns and supports uses such as warehouses, retail, office, and other commercial and industrial activities commonly found along this corridor.
The Future Land Use and zoning designations of the surrounding area are as follows:
East: Future Land Use: Low Density Residential
Zoning: A-1 (Agriculture) The Lake of the Woods Subdivision
West: US Hwy 17-92
Future Land Use: Commercial and Industrial
Zoning: C-2 (General Commercial) and M-1 (Industrial)
North: Future Land Use: Industrial
Zoning: C-3 (Heavy Commercial and Very Light Industrial)
South: Future Land Use: Mixed Use Development
Zoning: C-2 (General Commercial)
The subject property is located within the Urban Centers and Corridors Overlay, which requires infill and redevelopment along major arterial corridors, such as U.S. Highway 17-92, to be developed in a pedestrian-oriented manner. Policy FLU 4.2.3 establishes expectations for development to connect directly to the sidewalk or pedestrian path along the corridor, either through building placement close to the street or by incorporating a clear pedestrian connection.
While the proposed use of a new car sales facility with automotive repair and service is inherently auto-oriented, the redevelopment shall comply with applicable pedestrian-connectivity. The project represents infill redevelopment along a major arterial corridor and provides an opportunity to incorporate pedestrian-oriented design elements consistent with Policy FLU 4.2.3.
Site Analysis
Floodplain Impacts:
Based on the FIRM map with an effective date of 2007, there appears to be floodplain associated with Lake of the Woods on the subject property.
Wetland Impacts:
Based on preliminary aerial photo and County wetland map analysis, there appears to be no wetlands on the subject property.
Endangered and Threatened Wildlife:
Based on a preliminary analysis, there does not appear to be any endangered and threatened wildlife on the subject property.
Utilities:
The subject property is located within the City of Casselberry’s utility service area. Water and sewer capacity is available to service the proposed development.
Transportation/Traffic:
The property proposes access onto US Hwy 17-92, which is classified as an urban principal arterial. Currently, US Hwy 17-92 is operating at a level-of-service “B and C”, depending on the time of day and direction. US Hwy 17-92 does not have improvements programmed in the Florida Department of Transportation’s (FDOT) five (5) year work program.
Sidewalks:
There is currently a sidewalk along US Hwy 17-92.
Drainage:
The proposed project is located within the Howell Creek Drainage Basin, which has limited downstream capacity. As a result, the design must provide on-site retention for water quality and accommodate the pre- and post - development volumes for the twenty-five (25) year, twenty-four (24) hour storm event.
Buffers and Open Space:
The development shall provide a minimum of twenty-five (25) percent open space in accordance with the C-3 zoning district standards. Final determinations of open space and landscape buffering will be determined during Site Plan review, and will be evaluated for compliance with the Seminole County Land Development Code at that time.
Consistency with the Land Development Code
The proposed C-3 (Heavy Commercial and Very Light Industrial) zoning designation has been evaluated for compatibility with the Land Development Code of Seminole County in accordance with Chapter 30, Part 4.
The request is consistent with the Seminole County Land Development Code and the surrounding area. The proposed development supports the objectives of the C-3 zoning designation through sufficient buffering, retention of the existing lakefront wall, and sensitive design standards. The Applicant meets the following criteria:
(1) Complies and is consistent with the County’s comprehensive plan.
Staff Analysis:
The proposed Future Land Use Amendment and rezoning are consistent with Comprehensive Plan policies that address the placement and transition of employment and industrial uses within urban areas. Policies- FLU 5.4.4 and FLU 5.4.6 emphasize the importance of providing appropriate transitional land uses and adequate buffering where nonresidential or industrial development occurs near residential areas to ensure compatibility and protect neighborhoods from potential impacts.
The subject property is located along an established commercial and industrial corridor on US Hwy 17-92, an area no longer characterized by residential development. The proposed Industrial designation and C-3 zoning align with the surrounding development pattern and provide sufficient space to incorporate required buffers during the Site Plan review process. Additionally, the proposed development borders a residential subdivision; however, the existing lake, “Lake of the Woods,” serves as a natural buffer between the proposed project and the nearby residential homes, further supporting compatibility with these policies.
(2) Meets this Code and other applicable County regulations.
Staff Analysis:
The proposed rezoning to C-3 (Heavy Commercial and Very Light Industrial) meets the Seminole County Land Development Code Chapter 30, Part 4 because the requested district is consistent with the development pattern along the U.S. Highway 17-92 corridor and provides appropriate standards for the applicant’s intended use.
Furthermore, the C-3 zoning classification aligns with the proposed Industrial 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 development of a car dealership is compatible with the existing uses within the surrounding area. To the north, the site is adjacent to an established tire and auto service business, and to the west, across US Hwy 17-92, there are retail and industrial warehouse uses. To the south, the corridor includes retail commercial uses such as a doggie daycare, a funeral home, and an abandoned hotel. These surrounding uses reflect the existing development pattern along the US Hwy 17-92 corridor and are consistent with the type of commercial and industrial activity anticipated within this urban corridor. As a result, the proposed C-3 development aligns with the character and intensity of nearby uses.
(4) Will provide sufficient access to support the proposed development
intensity and the provision of public services.
Staff Analysis:
The proposed development has three (3) existing curb cuts from US Hwy 17-92 that the new car dealership will utilize. These curb cuts will support adequate ingress and egress for the proposed development intensity. The project will also connect to the City of Casselberry’s water and sewer systems, ensuring sufficient provision of public services. A traffic impact analysis and a water/sewer capacity letter have been submitted as part of the rezone. Both studies demonstrate that the redevelopment does not trigger any off-site improvements and that the project can be fully supported by existing transportation and utility infrastructure at adopted levels of service.
(5) The expected impacts on transportation facilities will be addressed by
existing County regulations.
Staff Analysis:
There are no additional transportation mitigation measures that are required at this stage of the rezone. At time of Site Plan review the Applicant will submit a traffic impact study for further review.
(6) Will not adversely affect environmentally critical or sensitive areas and
natural resources; and
Staff Analysis:
The existing site is predominantly impervious, and the proposed redevelopment will increase pervious area to improve on-site stormwater infiltration, enhance landscape buffers, and provide a minimum of twenty-five (25) percent open space. The existing wall will remain and be extended toward the southern portion of the site along the lake. The proposed redevelopment will locate parking, drive-isles, and the location of the building closer to US Hwy 17-92, with stormwater retention placed behind the development near the lake, intentionally maintaining separation from the existing lake. No environmentally critical or sensitive areas will be adversely affected by the project.
(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 services for sewer, water, traffic, police and fire.
(8) Provides a benefit to the community by meeting Goals and Policies in the Comprehensive Plan.
Staff Analysis:
Based on FLU Policy 5.4.4 of the Seminole County Comprehensive Plan, the proposed future land use amendment and rezoning are compatible with the surrounding residential, commercial, and industrial uses. The proposed car sales and auto repair facility fronts US Hwy 17-92 within the Urban Corridor, with industrial future land use to the north and commercial to the south. The existing residential homes are further buffered by “The Lake of the Woods,” providing additional separation and compatibility. Additionally, the proposed redevelopment supports employment-generating uses consistent with Policy 5.4.6, which requires that such uses located adjacent to or near areas intended solely for residential use be compatible with residential character and sized appropriately to accommodate necessary buffers. The proposed development will retain the existing wall and extend it along the lake, and “The Lake of the Woods”, provides additional buffering for the existing residences on the opposite shoreline.
Consistency with the Comprehensive Plan
The purpose and intent of the proposed Industrial Future Land Use is to identify locations for a variety of heavy commercial and industrial land uses oriented toward wholesale distribution, storage, manufacturing, and other industrial uses. This land use should be located with direct access to rail systems, collector, and arterial roadways, and as infill development where this use is established. The maximum intensity permitted in this designation is 0.65 F.A.R. (Floor Area Ratio).
Comprehensive Plan - Standards of Review
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 properties currently have Commercial Future Land Use designations. The proposed Land Use Amendment would allow Industrial uses that are compatible with the surrounding area. Properties to the north and west along US Hwy 17-92 have an Industrial Future Land Use designation, and the property to the south has a Mixed Use Development Future Land Use designation, which serves as a compatible transitional use according to the Seminole County Comprehensive Plan’s Transitional Use Table.
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 the City of Casselberry Utility service area and is required to connect to public utilities; and capacity is available.
At the time of Site Plan review, the Developer will be required to provide a traffic impact analysis if the proposed development exceeds fifty (50) weekday peak hour trips based on the ITE Trip Generation 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:
The subject site was previously developed and does not contain wetlands or flood plains on site. The site has some existing infrastructure in place and is required to meet all requirements of development per SCLDC and Comprehensive Plan.
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:
The subject properties currently have Commercial Future Land Use designations. The proposed Industrial Future Land Use Amendment would allow Industrial uses that are compatible with the surrounding area. Properties to the north and west along US Hwy 17-92 have an Industrial Future Land Use designation, and the property to the south has a Mixed Use Development Future Land Use designation, which serves as a compatible transitional use according to the Seminole County Comprehensive Plan’s Transitional Use Table.
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:
The proposed development may generate more than fifty (50) weekday peak-hour trips. Based on the final proposed uses, the developer may be required to provide a traffic study at the time of Site Plan review.
6. Mass transit and a variety of transportation choices.
Staff Analysis:
Lynx mass transit is no longer provided; however, micro-transit for the County is provided by Scout.
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. (Applicant shall cite applicable Goals, Objectives, or Policies.)
Staff Analysis:
Based on the Central Florida Regional Growth Vision, the proposed project as an infill redevelopment is providing compatibility between the adjacent land uses and the lake behind the property that buffers the proposed development from the existing single-family homes to the east.
The Applicant will be required to meet the landscape buffer requirements in the SCLDC at the time of Site Plan review.
Staff finds the proposed Industrial future land use designation and C-3 (Heavy Commercial and Very Light Industrial) zoning classification 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 May 12, 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 findings 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 Commercial to Industrial.
2.) Based on Staff’s findings and the 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 C-2 (General Commercial) to C-3 (Heavy Commercial and Very Light Industrial), on approximately 7.51 acres, located on the east side of US Hwy 17-92, approximately 420 feet south of O’Brien Road.