Title:
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Ronald Reagan Plot Rezone - Consider a Rezone from A-1 (Agriculture) and R-1A (Single Family Dwelling) to R-1 (Single Family Dwelling) for a proposed single family residential subdivision on approximately 4.76 acres, located on the northeast side of Ronald Reagan Boulevard, southwest of Nolan Road; (Z2024-006) (Vincent Peluso, Applicant) District 2 - Zembower (Kaitlyn Apgar, Planner)
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Division:
division
Development Services - Planning and Development
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Authorized By:
Rebecca Hammock, Development Services Director
Contact/Phone Number:
Kaitlyn Apgar/407-665-7377
Background:
The Applicant is requesting a rezone from A-1 (Agriculture) and R-1A (Single Family Dwelling) to R-1 (Single Family Dwelling) to develop the subject property as a single-family residential subdivision. The property currently has split zoning, with R-1A zoning (requiring a minimum lot size of 9,000 square feet) on the west side of the property and A-1 zoning (requiring a minimum lot size of one (1) acre) on the east side of the property. The requested R-1 zoning district requires a minimum lot size of 8,400 square feet and a minimum lot width at building line of seventy (70) feet.
The subject property has a Low-Density Residential Future Land Use designation, which allows a maximum net density of four (4) dwelling units per net buildable acre. The intent of the Low-Density Residential land use designation is to provide appropriate locations for standard detached single-family residences.
The Future Land Use and zoning designations of the surrounding area are as follows:
East:
Future Land Use: Low Density Residential (LDR)
Zoning: A-1 (Agriculture) with a minimum lot size of one (1) acre and a minimum width at building line of 150 feet. The property only retains +/- 0.42 acres of land and is being utilized as a single-family residence.
West:
Future Land Use: Low Density Residential
Zoning: R-1A (Single Family Dwelling) with a minimum lot size of 9,000 square feet and a minimum lot width at building line of 75 feet and R-1 (Single Family Dwelling) with a minimum lot size of 8,400 square feet and minimum lot width at building line of seventy (70) feet. These lots range in size from approximately +/- 7,800 square feet to approximately +/- 30,056 square feet and contain single family homes.
North:
Future Land Use: Low Density Residential
Zoning: A-1 (Agriculture) with a minimum lot size of one (1) acre and a minimum width at building line of 150 feet and R-1A (Single Family Dwelling) with a minimum lot size of 9,000 square feet and a minimum lot width at building line of 75 feet. These lots contain single family homes.
South:
Ronald Reagan Boulevard
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 will be required prior to Final Engineering approval.
Utilities:
The site is currently located within the City of Sanford’s utility service area but will be transferred to Seminole County’s utility service area via the Interlocal Agreement between the City of Sanford and Seminole County, regarding de minimus Utility Service Boundary Changes dated July 25, 2024. The Seminole County Utilities Department is coordinating with the City of Sanford Public Works & Utilities Department to complete the required Memorandum of Agreement (MOA) for the utility service boundary change. The site will be required to connect to Seminole County water and sewer. There is a 12-inch water main running along the southeast side of North Ronald Reagan Boulevard and there is a 12-inch force main running along the northwest side of North Ronald Reagan Boulevard. Water and sewer capacity is available to service the proposed development.
Transportation/Traffic:
The property proposes access onto Ronald Reagan Boulevard, which is classified as an Urban Minor Arterial roadway. Ronald Reagan Boulevard is currently operating at a level-of-service “A” and does not have improvements programmed in the County five (5) year Capital Improvement Program.
Sidewalks:
There is an existing sidewalk along Ronald Reagan Boulevard. The developer will be required to provide internal sidewalks for the development that comply with the Land Development Code of Seminole County.
Drainage:
The proposed project is located within the Lake Jesup 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 review process in compliance 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 that available school capacity is based on Concurrency Service Areas. The analysis concluded that the students generated by the proposed project at the three (3) Concurrency Service Area (CSA) levels would, at this time, be able to be accommodated without exceeding the adopted level of service 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. Final approval requires a School Capacity Availability Letter of Determination (SCALD) reservation letter from the School Board.
Consistency with the Land Development Code
The proposed R-1 (Single Family Dwelling District) zoning designation has been evaluated for compatibility with the Land Development Code of Seminole County in accordance with Chapter 30, Parts 4 and 7.
The request is consistent with the Seminole County Land Development Code, as the proposed R-1 zoning district is compatible with the surrounding trend of development in the area consisting primarily of R-1 and R-1A zoning classifications characterized by single family residences.
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 standard detached single-family residences at a maximum density of four (4) dwelling units per net buildable acre, with a limited list of public purpose and special exception uses. 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 and is compatible with the surrounding trend of development in the area. The standard dimensional requirements within the R-1 zoning district provide a transition between similar lot sizes to the west and larger parcels to the east. Staff finds the proposed R-1 zoning classification to be consistent with the Comprehensive Plan.
In compliance with Seminole County Land Development Code Sec. 30.49 - Community Meeting Procedure, the Applicant conducted a community meeting on July 31, 2024; details of the community meeting have been provided in the Board’s agenda packet.
Planning & Zoning Commission
The Planning and Zoning Commission met on October 2, 2024, and voted unanimously to recommend the Board of County Commissioners adopt the Ordinance enacting a Rezone from A-1 (Agriculture) and R-1A (Single Family Dwelling) to R-1 (Single Family Dwelling) for a proposed single family residential subdivision on approximately 4.76 acres, located on the northeast side of Ronald Reagan Boulevard, southwest of Nolan Road.
Requested Action:
Staff requests the Board adopt the Ordinance enacting a Rezone from A-1 (Agriculture) and R-1A (Single Family Dwelling) to R-1 (Single Family Dwelling) for approximately 4.76 acres, located on the northeast side of Ronald Reagan Boulevard, southwest of Nolan Road.