Title:
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Wayside Drive Assemblage PD Major Amendment Rezone - Consider a Rezone from A-1 (Agriculture) and PD (Planned Development) to PD (Planned Development) to add three (3) properties to the Wayside Assemblage PD for a mixed use development consisting of multi-family, office, retail commercial, and higher intensity planned development -target industries uses on approximately 19.98 acres, located on the south side of Wayside Dr, east of International Pkwy; (Z2025-017) (Douglas Hoeksema, Applicant) District5 - Herr (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 Manager
Contact/Phone Number:
Annie Sillaway/407-665-7936
Background:
The Applicant is requesting a Rezone from A-1 (Agriculture) and PD (Planned Development) to PD (Planned Development) to incorporate three (3) parcels, 30-19-30-300-0450-0000, 29-19-30-501-0000-0100, and 30-19-30-300-04800000, and to establish a new ingress/egress access onto International Pkwy.
On December 12, 2023, the Board approved the Wayside Drive Assemblage PD on approximately 19.98 acres for a mixed-use development. The approved development includes Multi-Family Residential, OP (Office), C-2 (Retail Commercial), as well as all Higher Intensity Planned Development -Target Industry Uses identified in the Seminole County Comprehensive Plan FLU Exhibit- 40. The approval also included the vacation of three (3) County owned roads known as Old Brick Rd, Grant Line Rd, and Woodruff Springs Rd, with the vacated acreage incorporated into the overall development.
The previously approved development entitlements consist of three tracts:
• Tract A: Higher Intensity Planned Development - Target Industry (HIP-TI) and Office uses, as identified in FLU Exhibit 40 of the Seminole County Comprehensive Plan;
• Tract B: Multi-Family and Target Industry uses;
• Tract C: C-2 (Retail Commercial) and OP (Office) uses.
Tract A and Tract B have an existing Future Land Use designation of HIP-TI, which allows a maximum Floor Area Ratio (F.A.R.) of 1.5, and Tract B allows a maximum density of forty (40) dwelling units per net buildable acre. Tract C has a Commercial Future Land Use designation, which allows a maximum F.A.R. of 0.35. All tracts are limited to a maximum building height of 100 feet for non-residential uses and seventy-five (75) feet for multi-family uses. These previously approved development entitlements from will remain in effect.
The Future Land Use and zoning designations of the surrounding area are as follows:
East: Future Land Use: Commercial
Zoning: C-2 (Retail Commercial)
West: Future Land Use: Higher Intensity Planned Development - Target Industry
Zoning: A-1 (Agriculture) with a minimum lot size of one (1) acre.
PD (Planned Development) known as the I.P. Office PD
permitting medical office uses; PD (Planned Development)
known as the Berkshire Building PD permitting professional and
medical office with support uses of restaurant and retail.
Right-of-way: International Pkwy
North: Wayside Dr
South: Future Land Use: Higher Intensity Planned Development - Target Industry
Zoning: PD (Planned Development) known as the International
Parkway Medical Center PD permitting hospital, office, and
Target Industry uses; PD (Planned Development) zoning
known as the Integra Crossing PD permitting multi-family
residential, office and commercial.
Site Analysis
Floodplain Impacts:
Based on the FIRM map with an effective date of 2007, there appears to be no floodplains on the subject property.
Wetland Impacts:
Based on the boundary survey provided by the Applicant, there appears to be 0.38 acres of wetlands on the subject property. The Applicant proposes to impact/mitigate the wetlands and will be required to obtain approval from 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 listed species survey will be required prior to approval of Final Engineering.
Utilities:
The site is located in the Seminole County utility service area and will be required to connect to public utilities. There is a twelve (12) inch potable water main and a fifteen (15) inch sanitary sewer main on the south side of Wayside Dr and along the west side of International Pkwy. The subject property is in the ten (10) year master plan for reclaim water; there is a pressurized twenty (20) inch reclaim water main on the north side of Wayside Dr and along the west side of International Pkwy.
Transportation/Traffic:
The development is proposing access from Wayside Dr and International Pkwy, which are classified as a Local Road and an Urban Major Collector, respectively. Neither Wayside Dr nor International Pkwy has improvements programmed in the County’s five-year (5) Capital Improvement Program.
The Developer may be required to dedicate right-of-way along the northern property boundary adjacent to Wayside Dr to accommodate required improvements, as determined during review of the Final Development Plan. An approved traffic impact analysis will be required prior to Final Development Plan approval. Required improvements may include, but are not limited to, turn lanes, access limitations, and signalized intersections. All required improvements shall be depicted on the Final Development Plan.
Sidewalks:
The Developer will be required to construct a five (5) foot wide sidewalk along Wayside Dr.
Drainage:
The proposed project is located within the Lake Monroe Drainage Basin and may have limited downstream capacity; therefore, the site will have to demonstrate outfall with capacity to handle the proposed discharge from the site or be designed to hold up to the twenty-five (25) year, twenty-four (24) hour total retention onsite.
Buffers:
The Applicant is proposing a twenty-five (25) foot wide buffer along the northern perimeter adjacent to Wayside Dr, and a ten (10) foot wide buffer along both sides of the proposed access onto International Pkwy. The west perimeter buffer will be evaluated and determined at time of Final Development Plan. Buffers are not proposed along the east and south perimeter. Buffer components will be established at the time of the Final Development Plan.
Open Space:
Twenty-five (25) percent common usable open space will be provided on the subject property.
Public School Capacity Determination:
Seminole County Public Schools provided a School Impact Analysis Capacity Determination for the proposed project based on Concurrency Service Area (CSA) and zoned Schools for the property. The analysis concluded that the students generated by the project at this time, could not be accommodated without exceeding the adopted level of service (LOS) for the currently zoned Elementary school and Middle school; however, per the adopted Interlocal Agreement between the School District and Seminole County, available school capacity is based on CSA. The analysis concluded that the students generated by the project at the three (3) CSA levels would, at this time, be able to be accommodated without exceeding the adopted LOS for each CSA by school type. The analysis notes this is a nonbinding review for informational purposes and as indicated in the analysis may not represent future conditions when final approval requires a School Capacity Availability Letter of Determination (SCALD) reservation letter from the school board.
Consistency with the Land Development Code
The intent and purpose of the PD (Planned Development) zoning district is to promote flexibility and innovation to meet the County residential and businesses needs by facilitating innovative design solutions and development plans, that may be difficult to achieve under conventional zoning regulations. Planned developments shall promote flexibility and creativity in addressing changing social, economic, and market conditions, especially where they are used to implement adopted policies of the Comprehensive Plan.
The proposed PD zoning designation and the associated Master Development Plan have been evaluated for compliance with the Seminole County Land Development Code (SCLDC) review criteria for Planned Developments as follows:
SCLDC Sec. 30.8.5.3 - Review Criteria
(a) Comprehensive Plan Consistency. In approving a planned development, the Board of County Commissioners shall affirm that the proposed development is consistent with the Comprehensive Plan and effectively implements any performance criteria that the Plan may provide.
Staff Analysis:
The proposed development is consistent with the Seminole County Comprehensive Plan. The HIP-TI Future Land Use designation aims to attract target industries for higher-paying employment in strategic locations along the North I-4 Corridor, emphasizing proximity to major interchanges. Policy FLU 5.8 requires target businesses, functionally integrated high-density residential uses (utilizing less than fifty (50) percent of total square feet), and at least twenty-five (25) percent open space. The project includes target industry uses such as medical office, outpatient facilities, general office, hotel, and commercial support, with residential limited to 319 units or forty (40) dwelling units per net buildable acre.
(b) Greater Benefit and Innovation Criteria. In addition, PD zoning may be approved only when the Board determines that the proposed development cannot be reasonably implemented though existing provisions of this Code, and that a PD would result in greater benefits to the County than development under conventional zoning district regulations. Such greater benefits must include two or more of the following:
(1) Natural resource preservation.
(2) Crime Prevention (CPTED).
(3) Neighborhood/community amenities.
(4) Provision of affordable or workforce housing.
(5) Reduction in vehicle miles traveled per household.
(6) Transit-oriented development.
(7) Provision of new multimodal connectivity.
(8) Innovation in water or energy conservation.
(9) Innovative development types not currently provided within the County but consistent with the goals of the Comprehensive Plan.
Staff Analysis:
Natural resource preservation: The Developer will provide a minimum of twenty-five (25) percent open space, including amenitized stormwater ponds that enhance water quality and habitat.
The reduction in vehicle miles traveled per household: The proposed development creates a live-work environment in which residential units housing target industry employees reduce commuting distances by capturing trips on-site while also promoting economic growth. These benefits promote environmental stewardship, and sustainable transportation in a manner that cannot be achieved under rigid conventional zoning.
Neighborhood/Community Amenities: The Developer will provide landscape buffers, internal pathways, and integrated open spaces supportive of adjacent hospital and commercial uses.
(c) In addition, any proposed development under the PD ordinance must address the following goals:
(1) Meet or exceed the arbor, tree preservation, and tree planning requirements of this Code on a project-wide basis.
(2) Minimize transportation impacts through design elements, which may include but are not limited to: multimodal connectivity; electric vehicle charging; infrastructure of pedestrian or bicycle infrastructure exceeding the minimum standards; shared transportation parking or devices; pedestrian-oriented architectural design; accommodation or neighborhood electric vehicles; transportation demand management; or permitting complementary uses.
Staff Analysis
The Developer will meet the arbor requirements by preserving existing trees where feasible and will plant new canopy and understory trees throughout the project, within required landscape buffers and open space areas as per the Seminole County Land Development Code.
The transportation impacts will be minimized through the mixed-use design with residential uses supporting adjacent non-residential uses. Pedestrian access will connect the development to Wayside Dr and International Pkwy via sidewalk.
(d) The PD application shall include a narrative addressing the following:
(1) How the proposed development addresses the goals of the Comprehensive Plan.
(2) Why the proposed development cannot be achieved under an existing conventional or special zoning district.
(3) How the proposed development provides an innovative approach to land development.
(4) A description of benefits to the County that cannot be achieved
under the existing provisions of this Code.
Staff Analysis
The Applicant has demonstrated compliance with SCLDC Sec. 30.8.5.3 (d) - Review Criteria. This narrative is provided in the agenda packet.
Consistency with the Comprehensive Plan
The purpose and intent of the Higher Intensity Planned Development-Target Industry (HIP-TI) Future Land Use designation is the identification of sites along the North I-4 Corridor where locational factors and higher land values tend to attract higher intensity development, and services and facilities are programmed to accommodate a range of nonresidential employment-oriented uses offering higher paying jobs, and to allow supportive residential uses. The maximum allowable density under the HIP-TI Future Land Use designation is fifty (50) dwelling units per net buildable acre, and the maximum allowable F.A.R. is 1.5.
Per Policy FLU 5.8, high density residential is intended to be a subordinate use to the Targe Industry Uses and must represent less than fifty percent (50%) of the total square footage of any such project.
The previously approved entitlements found in the Master Development Plan and Development Order, allows a maximum F.A.R. of 1.5 for the HIP-TI uses in Tract A, and a maximum density of forty (40) dwelling units per net buildable acre in Tract B, which equates to no more than forty-nine percent (49%) of the total square footage of the development In order to preserve the Commercial/Office charter of Tract C, multi-family uses are limited to twenty (20) percent of the net buildable area and forty-nine (49) percent of the total floor area thereby maintaining an appropriate balance between commercial uses and surrounding residential districts. These entitlements will remain in effect.
The purpose and intent of the Commercial Future Land Use is to identify locations for a variety of commercial uses including neighborhood and community shopping centers, convenience stores, retail sales, highway oriented commercial, and other commercial services. This land use should be located at the intersections of major roadways and along major roadways as infill development where this use is established.
Staff finds the request to be consistent with the Seminole County Comprehensive Plan and the Land Development Code, and compatible with the trend of development in the surrounding area. Recently approved developments south of the subject site include the Integra Crossing PD approved on December 11, 2018; consisting of office, commercial, multi-family, and Target Industry uses with a maximum building height seventy-five (75) feet. The Allure on the Parkway PD was approved on September 13, 2016; consisting of multi-family, office, commercial and hotel uses, with a maximum building height of 110 feet. The International Parkway Medical Center PD was approved on August 22, 2017; consisting of a twenty-four (24) hour hospital with medical and office uses with a maximum building height of 140 feet.
Staff finds the requested Planned Development 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 December 2, 2025, and no members of the community attended the meeting; details of the community meeting have been provided in the agenda package.
Requested Action:
Staff requests the Board of County Commissioners adopt the Ordinance enacting a Rezone from A-1 (Agriculture) and PD (Planned Development) to PD (Planned Development) to add three (3) properties to the Wayside Assemblage PD for a mixed use development consisting of multi-family, office, retail commercial, and higher intensity planned development -target industries uses on approximately 19.98 acres, located on the south side of Wayside Dr, east of International Pkwy.