Title:
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Midway Loop Trail Rezone - Consider a Rezone from A-1 (Agriculture) to PLI (Public Lands and Institutions) for a proposed trail and other future recreational facilities on approximately 106.96 acres, located on the west side of Brisson Avenue, north of State Road 46; (Z2025-05) (Daniel Heacock, Seminole County Leisure Services / Greenways & Natural Lands, Applicant) District 5 - Herr (Kaitlyn Apgar, Senior Planner)
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Agenda Category:
Public Hearing Items
Department/Division:
division
Development Services
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Authorized By:
Jose Gomez, Development Services Director
Contact/Phone Number:
Kaitlyn Apgar/ 407-665-7377
Background:
The Applicant is requesting a rezone from A-1 (Agriculture) to PLI (Public Lands and Institutions) in order to construct a public trail system, and other future recreational facilities, extending 4,947 feet in length, that will circle around the perimeter of the existing stormwater retention pond on the subject property. The stormwater retention pond on the property was historically utilized as a borrow pit. The trail system will serve the large surrounding residential community and will connect to Roseland Park, an existing park in the subdivision to the west of the subject property.
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 standard detached single-family residences and allows for limited public uses including publicly owned parks and recreational areas.
The Future Land Use and zoning designations of the surrounding area are as follows:
East: City of Sanford
Future Land Use: LDRSF (Low Density Residential- Single Family) Max Density of six (6) dwelling units per net buildable acre.
Zoning: Planned Development (PD)
The PD to the north and east of the subject site is developed as a single-family subdivision located in the City of Sanford.
Brisson Avenue abuts the subject site on the east side and is an urban minor collector road maintained by the County.
West:
Future Land Use: Low Density Residential Max Density of four (4) dwelling units per net buildable acre.
Zoning: R-1 (Single Family Dwelling)
The Roseland Park subdivision exists on the west of the subject site. This is a Community Development Block Grant Target Area that contains lots platted prior to the creation of Seminole County subdivision regulations. Some residences still exist on the substandard platted lots, while others exist on a combination of lots that meet the minimum 8,400 square foot lot size as required by the R-1 zoning district. Some of these properties are annexed into the City of Sanford and retain those applicable zoning designations.
City of Sanford
Future Land Use: LDRSF (Low Density Residential- Single Family) Max Density of six (6) dwelling units per net buildable acre.
Zoning: SR1 (Single Family Residential) and SR1A (Single Family Residential)
The SR1 zoning district requires a minimum lot size of 6,000 square feet. The SR1A requires a minimum lot size of 7,500 square feet. The properties to the west are developed as single-family residences.
North: City of Sanford
Future Land Use: LDR-SF (Low Density Residential - Single Family) Max Density of six (6) dwelling units per net buildable acre.
Zoning: Planned Development (PD)
The PD to the north and east of the subject site is developed as a single-family subdivision located in the City of Sanford.
South:
Future Land Use: Low Density Residential
Zoning: PLI (Public Lands and Institutions)
The entire property to the south of the subject property is used for the Midway Elementary School.
Site Analysis
Floodplain Impacts:
Based on the Flood Insurance Rate Map (FIRM) with an effective date of 2007, the site appears to contain floodplain. A topographic survey showing floodplain delineations will be required prior to Final Engineering approval.
Wetland Impacts:
Based on preliminary aerial photo and County wetland map analysis, the site does not appear to contain wetlands. A topographic survey showing any wetland and floodplain delineations will be required at Site Plan.
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 Site Plan or Final Engineering approval.
Utilities:
The subject property is located in the City of Sanford utility service area and will not be required to connect to public utilities. At this time, the trail project, as proposed, does not require any utility services. Additional amenities constructed in the future may require utility connection and as such, will be appropriated reviewed at that time.
Transportation/Traffic:
The property proposes access onto Brisson Avenue, which is classified as an Urban Minor Collector. Brisson Avenue is currently operating at a level-of-service “A” and does not have improvements programmed in the County’s five (5) year Capital Improvement Program.
Sidewalks:
There is an existing sidewalk along Brisson Avenue that will provide pedestrian access to the subject property. The proposed trail project will modify some of the existing sidewalk to be incorporated into the proposed trail.
Drainage:
The proposed project is located within the Midway Drainage Basin; the trail project is adjacent to a previously dug borrow pit which exceeds all drainage requirements for this project. No additional retention is required as part of this project.
Buffers and Open Space:
Buffer requirements will be determined at Site Plan review and will be in compliance with the Seminole County Land Development Code.
Consistency with the Land Development Code
The proposed PLI (Public Lands and Institutions) zoning designation has been evaluated for compatibility with the Land Development Code of Seminole County in accordance with Chapter 30, Part 8.
The request is consistent with the Seminole County Land Development Code and the surrounding area. The Public Lands and Institutions District is intended to include major public lands and major public and quasi-public institutional uses. The proposed development includes a publicly owned trail and additional future recreational amenities. This is compatible with the PLI zoned property to the south that currently operates as an elementary school. The proposed trail aims to serve the residents in the surrounding neighborhoods to the north, east, and west.
Staff finds the requested PLI zoning classification to be consistent with the Land Development Code and compatible with the trend of development in the area.
Consistency with the Comprehensive Plan
The purpose and 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, with a limited list of public purpose and special exception uses. See Policy FLU 5.2.1 of the Seminole County Comprehensive Plan. The proposed PLI zoning classification is compatible with the surrounding existing historical developments and intends to serve the recreational needs of the greater residential neighborhood populations. Publicly owned parks and recreational areas are considered special exception uses in the Low Density Residential land use designation, however, are permitted by right if included in a zoning district compatible with the Low Density Residential land use designation. PLI is an allowable zoning classification for the Low Density Residential land use designation as per the Comprehensive Plan FLU Exhibit-9, Seminole County Future Land Use Designations and Allowable Zoning Classifications.
Further, the Low Density Residential land use designation encourages pedestrian, bicycle and vehicular connections between abutting residential areas to provide convenient access to recreation, schools, libraries, shopping, and other residential areas. The proposed rezoning to PLI will provide a recreational amenity for the surrounding community and encourage connections between the school to the south of the subject property, the residential neighborhood and the new proposed recreational amenity.
Given the foregoing, Staff finds the proposed PLI zoning classification to be consistent with the Comprehensive Plan designation of Low Density Residential.
Pursuant to Seminole County Land Development Code Sec. 30.3.5.1., the Applicant previously conducted adequate community meetings and outreach initiatives, thus the requirement for an additional community meeting was waived by the Planning Division Manager. The applicant conducted a community meeting on August 22, 2024; details of the meeting have been provided in the agenda package.
Requested Action:
Staff requests the Planning and Zoning Commission recommend the Board of County Commissioners adopt the Ordinance enacting a rezone from A-1 (Agriculture) to PLI (Public Lands and Institutions) for a proposed trail and future recreational amenities on approximately 106.96 acres, located on the west side of Brisson Avenue, north of State Road 46.