Title:
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Transmittal of Remedial Large Scale Future Land Use Map Amendments and Rezone of Public Parks and Libraries - Consider a Large Scale Future Land Use Map Amendment from Higher Intensity Planned Development - Airport (HIP-AP) and Planned Development to Preservation and Recreation (REC), and Rezone from A-1 (Agriculture) and PD (Planned Development) to PLI (Public Lands and Institutions) for certain County owned and maintained Public Parks and Libraries to remove inconsistent land use and zoning classifications and existing development entitlements and limit allowable uses to those listed in PLI (Public Lands and Institutions), on approximately 214 total acres comprised of the following areas: BOOMBAH SPORTS COMPLEX (MOORES STATION), DEER RUN, GREENWOOD LAKES PARK, LIBRARY - NORTHWEST BRANCH, LIBRARY - WEST BRANCH, WEKIVA GOLF & COUNTRY CLUB; (Z2026-23) (Richard Durr, Seminole County Parks and Recreation, Applicant); Countywide; (David German, Senior Planner)
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Agenda Category:
Public Hearing Items
Department/Division:
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Development Services
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Authorized By:
Mike Rhodes, Development Services Director
Contact/Phone Number:
David German/407-665-7386
Background:
Seminole County has acquired sites for parks and recreation uses to support the needs of the community. Over time, as these sites have been acquired and built on, there has been a need to align the Zoning and Future Land Use (FLU) designations with the actual uses and services each site provides. Historically, the County has addressed the FLU and Zoning designations individually as each site has come in for updated site plan approvals. Rather than addressing each site individually, the Parks and Recreation Department has requested to process all of the County-owned Parks and Recreation sites at the same time.
This project is a remedial action, which will amend the Future Land Use and zoning for existing parks and library sites to expedite County required processes now and in the future. This project is one part of a two-part project for Parks and Recreation sites. The project was split into two legislative items due to some sites requiring only a rezone and other sites requiring a rezone and Future Land Use Amendment. Both requests will be presented consecutively.
The Parks and Recreation facilities subject to this request consist of six (6) sites, totaling approximately 214 acres, as described in “Exhibit A” of the associated ordinances. This includes facilities such as Wekiva Golf and Country Club, which encompasses approximately 144 acres, and slightly smaller sites, such as Greenwood Lakes Park, which is approximately 15.75 acres. These Parks and Recreation facilities allow residents to participate in a variety of activities. Sites such as the Northwest Branch Library and West Branch Library regularly host reading events, house a wide variety of books and have community events. Boombah Sports Complex (the portion involved in this project is a soccer field located on Moore’s Station Rd and Cameron Ave in Sanford), Deer Run, Greenwood Lakes Park, and Wekiva Golf and Country Club are outdoor recreation sites that allow the residents of Seminole County to play a wide variety of sports from golf to soccer. There is also an extensive network of trails and scenic areas involved in these parks which support outdoor health, walking, running, and biking.
Currently, these sites have zoning districts of A-1 (Agriculture) and PD (Planned Development), with a future land use designation of either Planned Development or High Intensity Planed Development - Airport. The zoning and FLU designations of these sites are not consistent with the current and intended use of public facilities, parks, and libraries.
The PLI (Public Lands and Institutions) zoning is the most appropriate zoning for these sites since they are permitted uses in the PLI district, those being “major public lands and major public and quasi-public institutional uses.” The most appropriate FLU for these sites is REC (Recreation), which allows “recreational facilities, park lands, and open space uses of these properties.”
Process
Rezonings proposed by a local government are subject to the County’s standard rezoning process, and additional requirements by the Florida Statutes. The request must be heard before the Planning and Zoning Commission for recommendation to the Board of County Commissioners (BCC). Further, pursuant to Section 125.66(5)(b), F.S., since the County is initiating this rezoning request and the request is for property more than 10 acres in size, two public hearings before the Board of County Commissioners (“BCC”) is required.
Florida Statute Requirements:
The scope and timeline of this project are consistent with Section 125.66, Florida Statutes. This statute outlines the process for rezonings of properties initiated by the local government and requires two public hearings before the BCC. The statute also requires that at least one public hearing be held after 5pm on a weekday, unless the Board of County Commissioners votes by a majority plus one to hold that meeting at a different time of day. Staff recommends the BCC consider voting to hold both public hearings at 1:30pm at regularly scheduled Board of County Commissioners meeting in the Board Chambers.
Additionally, since a FLU Amendment is necessary, Section 163.3184, Florida Statutes, requires the “expedited state review process for adoption of comprehensive plan amendments”. This process requires local governments to transmit to local and state reviewing agencies and gives review timeframes for each agency. Once the reviewing agencies have completed their review and issued comments, if any, the County can then adopt the FLUM amendments.
Consistency with the Comprehensive Plan:
The purpose and intent of the Recreation land use is to identify locations for a variety of park, library, public facilities, and natural land areas, while the PLI - Public Lands and Institutions District is the zoning classification that reflects their use as publicly owned or controlled lands and facilities. 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 properties currently have a Higher Intensity Planned Development - Airport (HIP-AP) and a Planned Development FLU designation, however, are not being utilized in a manner that is consistent with these designations. The proposed FLUM Amendment would make the existing recreation uses, which support the adjacent communities, consistent by amending them to the Recreation (REC) FLU designation. The Parks and Recreation facilities on the subject properties support the areas surrounding these sites by providing recreational neighborhood amenities.
B. Whether public facilities and services will be available concurrent with the impacts of development at adopted levels of service.
Staff Analysis
No development activity is proposed with this request, and existing public facilities exist and support the required level of service for the existing uses on the subject properties.
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
Not Applicable
D. Whether the proposal adheres to other special provisions of law (e.g., the Wekiva River Protection Act).
Staff Analysis
There are no sites in this request located in the Wekiva Protection Area.
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
Parks and Recreation facilities are compatible with existing residential and community needs. Public uses are defined on the ‘Compatible Transitional Land Use’ FLU Exhibit as being compatible with all adjacent Future Land Use categories. In the Rural, Suburban Estates, Low Density, and Medium Density FLU categories, sensitive site design is required. Based on a review of the sites, the existing park facilities meet the minimum site design and compatibility requirements.
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; or
Staff Analysis
Seminole County provides a micro transit ride share service known as Scout, which is available to all residents.
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
Based on the Central Florida Regional Growth Vision, the proposed project proposes no additional development and supports the community by providing Parks and Recreation facilities for all Seminole County residents and visitors.
Consistency with the Land Development Code:
Consistency with Sec. 30.3.1.6 Conventional Rezonings:
The proposed PLI (Public Lands and Institutions) zoning designation has been evaluated for compatibility with the Seminole County Land Development Code in accordance with Chapter 30, Part 4.
Additionally, since the total acreage of the properties subject to the FLU map amendment exceed fifty (50) acres, the amendment follows the Comprehensive Plan Future Land Use Policy FLU 1.6 requirements and is considered large scale, requiring transmittal to the state reviewing agencies prior to the adoption hearing.
The request is consistent with the Seminole County Land Development Code and the surrounding area. The proposed development supports the objectives of the PLI zoning designation. The request 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 Future Land Use Amendment and rezoning are consistent with Comprehensive Plan policies related to the County providing for (?) adequate park and recreation sites to support local communities. Policies REC 1.1 and REC 1.5 emphasize providing public park and recreation areas throughout Seminole County within a 10-20 minute drive to every County resident and preserving open space.
The subject properties are located within various residential communities and on major roads where residents across the County have access to public facilities. The proposed Public Lands and Institutions designation and PLI zoning are compatible with the surrounding development pattern.
(2) Meets the SCLDC and other applicable County regulations.
Staff Analysis
The proposed rezoning to PLI (Public Lands and Institutions) meets the SCLDC Chapter 30, Part 4 because the requested district is consistent with the development pattern in supplying public facilities to residents. Furthermore, the PLI zoning classification aligns with the proposed Recreation Future Land Use designation.
(3) Is compatible with existing and planned uses in the surrounding area.
Staff Analysis
Parks and Recreation facilities are compatible with existing residential and community needs. All the sites included in this project have existing parks, community centers, or libraries which support the communities surrounding them or are associated with recreational facilities.
(4) Will provide sufficient access to support the proposed development
intensity and the provision of public services.
Staff Analysis
All Parks and Recreation facilities have sufficient access to support the existing development onsite and there are no planned changes or improvements associated with this rezoning which would change the operation of the existing facilities. Public services are currently offered at these sites and there are no planned changes associated with this rezoning request to ongoing operations.
(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 request.
(6) Will not adversely affect environmentally critical or sensitive areas and
natural resources.
Staff Analysis
There are no environmentally critical or sensitive areas which will be impacted by this remedial rezoning request.
(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 existing Parks and Recreation facilities operate with adequate levels of services for sewer, water, traffic, public safety and fire.
(8) Provides a benefit to the community by meeting Goals and Policies In the Comprehensive Plan.
Staff Analysis
Per FLU Policy REC 1.1 of the Seminole County Comprehensive Plan, park and library facilities will be provided within 10-20-minute drive of all residents. This request meets this policy by ensuring that existing Parks and Recreation facilities operate consistent with their zoning designation and provide for recreational opportunities throughout the County.
Community Meeting
The project meets the Community Meeting Procedures of Section 30.3.5, as the Parks and Recreation Department held an in person and virtual Community Meeting on September 29, 2026, which was compliant with the Seminole County Land Development Code requirements. The community meeting information has been included in the agenda package.
Requested Action:
Staff requests the Planning and Zoning Commission recommend to the Board of County Commissioners adoption of the Large Scale Future Land Use Map Amendment Ordinance and concurrent Rezoning Ordinance using 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 transmitting a Large Scale Future Land Use Map Amendment from HIPAP and PD to Preservation and Recreation (REC) for certain County owned and maintained Public Parks and Libraries, totaling approximately 214 total acres, to State Reviewing Agencies.
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 and Rezone from A-1 (Agriculture) and PD (Planned Development) to PLI (Public Lands and Institutions) for certain County owned and maintained Public Parks and Libraries on approximately 214 total acres.