Title:
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Isola Retail PD Major Amendment Rezone - Consider a Rezone from PD (Planned Development) to PD (Planned Development) to allow outdoor storage in conjunction with Building 2 only, as shown on the Master Development Plan, within the Isola Retail PD, on approximately 3.25 acres, located on the west side of Longwood Lake Mary Rd, 300 feet north of Ronald Reagan Blvd; (Z2026-04) (Robert Isola, 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 Manager
Contact/Phone Number:
Annie Sillaway/407-665-7936
Background:
The Applicant is requesting a rezone from PD (Planned Development) to PD (Planned Development) to permit outdoor storage in conjunction with Building 2, as shown on the Master Development Plan, within the Isola Retail PD.
The subject property has an Industrial future land use designation, which allows a maximum intensity of 0.65 Floor Area Ratio (F.A.R.). The intent of the Industrial land use designation is to provide appropriate 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, collectors, and arterial roadways, and as infill development where this use is established.
On February 8, 2005, the Board of County Commissioners approved the Isola Retail PD, permitting C-3 (Heavy Commercial and Very Light Industrial) uses while prohibiting certain uses, including, but not limited to, marine sales and service, mechanical garages, multifamily housing, automobile sales, alcoholic beverage establishments, and outdoor storage.
The Applicant is requesting approval to include the use of outdoor storage on the developed site, limited to the southwest portion of the development and restricted to only Building 2. The proposed outdoor storage area will not impede or adversely affect on-site traffic circulation.
An existing dumpster enclosure is located within the proposed outdoor storage area and will remain in place. The Applicant has provided a letter from Waste Pro confirming that the proposed additional fencing around the storage area is acceptable, provided that adequate access to the dumpster enclosure is maintained to ensure uninterrupted service.
Waste Pro has identified the following conditions for continued service:
• The dumpster enclosure and surrounding storage area must maintain adequate maneuvering and access space for service vehicles during scheduled collection times.
• A gate combination, lock code, or other approved access methods must be provided for the exterior gate to allow drivers access to the dumpster enclosure for servicing, as necessary.
The Future Land Use and zoning designations of the surrounding area are as follows:
East: Longwood Lake Mary Road
Future Land Use: Commercial
Zoning: CN (Neighborhood Commercial)
West: Future Land Use: Industrial
Zoning: PD (Planned Development)
North: Future Land Use: Industrial
Zoning: PD (Planned Development) and M-1 (Industrial)
South: Future Land Use: Industrial
Zoning: PD (Planned Development) and M-1 (Industrial)
Site Analysis
Floodplain Impacts:
Based on FIRM map 12117C0155F, with an effective date of 2007, there appears to be no floodplains on the subject property.
Wetland Impacts:
Based on the preliminary aerial photo review and County wetland map analysis, approximately 0.03 acres of wetlands appear to be located on the subject property. However, these wetlands are situated toward the rear of the property within the existing drainage retention and outfall area for the development, while the proposed outdoor storage area will be located entirely on existing impervious surfaces.
Endangered and Threatened Wildlife:
The site is developed and the area designated for the outdoor storage component is on existing impervious; therefore, an endangered and threatened species study is not required.
Utilities:
The site is located in the Seminole County utility service area and is currently connected to public utilities.
Transportation/Traffic:
The property is currently accessed from Longwood Lake Mary Road, which is classified as a local road.
Sidewalks:
An existing sidewalk is already located along Longwood Lake Mary Road; therefore, the developer will not be required to construct additional sidewalk improvements along the roadway.
Drainage:
The proposed project is located within the Soldier Creek Drainage Basin, and the proposed outdoor storage will not add any impervious area; therefore, the applicant is not required to modify the existing stormwater pond.
Buffers:
The Applicant is not required to provide landscape buffers. All existing trees on the site are proposed to remain and will not be removed. Additionally, the Applicant proposes to install three (3) southern magnolia trees, each with a minimum three (3) inch caliper and a minimum height of ten (10) feet, around the outdoor storage area.
Open Space:
The developed site provides the required twenty-five (25) percent open space and the proposed outdoor storage will not impede the existing open space.
Consistency with the Land Development Code
The proposed PD zoning designation and the associated Master Development Plan have been evaluated for compatibility with the Land Development Code of Seminole County in accordance with Chapter 30, Part 8.
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 Finding:
The existing uses within the Planned Development are consistent with the Industrial Future Land Use designation. Industrial zoning districts such as C-3, which are permitted within the Isola Retail PD, typically allow outdoor storage of parts, supplies, and materials within an enclosed or fenced area. However, during the review and approval of the PD, the Board determined that any future outdoor storage requests would require separate review and approval. Under Condition (g) of the 2004 Development Order, any proposed outdoor storage area must be clearly designated on the site plan and must be screened and/or landscaped so that it is not visible from Longwood-Lake Mary Road or from neighboring properties. In addition, the outdoor storage area may not impede safe or efficient traffic circulation, may not occupy required parking spaces, and may only be used by tenants of the development.
The Applicant has addressed these requirements on the Master Development Plan by identifying a specific outdoor storage location designated solely for Building 2 and for use by current or future tenants. The area will be screened with an eight-foot-high opaque fence and three canopy trees. The proposed location does not interfere with traffic circulation, does not occupy required parking, and will not be visible from Longwood-Lake Mary Road.
Based on the submitted information, the Applicant has met the criteria outlined in the Development Order for the proposed outdoor storage area.
(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.
Natural Resource Preservation:
Staff Finding:
The project will preserve all existing trees and maintain the existing on-site landscaping. In addition, three (3) southern magnolia trees each with a minimum three (3) inch caliper and a minimum height of ten (10) feet, will be installed around the outdoor storage area.
Transit Oriented Development:
Staff Finding:
The Applicant will provide five (5) bicycle parking spaces near the front of the site to accommodate customers and employees who use bicycles for transportation.
(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 planting requirements of this Code on a project-wide basis.
Staff Finding:
The Applicant is preserving the existing on-site tree and will install three (3) southern magnolia trees each with a minimum three (3) inch caliper and a minimum height of ten (10) feet, will be installed around the outdoor storage area.
(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 Finding:
This is an existing development, and the Applicant is requesting to designate a portion of the site for outdoor storage; therefore, this requirement does not apply. However, the Applicant will provide five (5) bicycle parking spaces for the existing development.
(d) The PD application shall include a narrative addressing the following:
(1) How the proposed development addresses the goals of the Comprehensive Plan.
Staff Finding:
The Applicant is requesting to permit outdoor storage exclusively for Building 2, which is consistent with the intent of the Industrial Future Land Use designation.
(2) Why the proposed development cannot be achieved under an existing conventional or special zoning district.
Staff Finding:
Under the existing PD conditions, outdoor storage is prohibited, and any amendment to permit outdoor storage must be approved by the Board of County Commissioners, so the Applicant is requesting to limit the outdoor storage exclusively to Building 2.
(3) How the proposed development provides an innovative approach to land development.
Staff Finding:
Not Applicable
(4) A description of benefits to the County that cannot be achieved under the existing provisions of this Code.
Staff Finding:
Not Applicable
Staff finds the requested PD zoning classification to be consistent with the Comprehensive Plan.
Consistency with the Comprehensive Plan
Under Policy FLU 4.4, Determination of Compatibility in the Planned Development Zoning Classification; the County evaluates proposed uses and structures within a Planned Development on a case-by-case basis to determine compatibility with surrounding neighborhoods and uses. Compatibility may be achieved through performance standards including, but not limited to, lot size, setbacks, buffering, landscaping, hours of operation, lighting, and building height.
The proposed Planned Development zoning classification is compatible with the surrounding industrial development and is consistent with the allowable use and intensity provisions of the Industrial Future Land Use designation. The proposed Master Development Plan includes adequate buffering, and an eight (8) foot high vinyl fence surrounding the entire outdoor storage area to provide visual screening from adjacent properties and Longwood Lake Mary Road.
Staff finds that the requested Planned Development zoning classification is 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 April 27, 2026; details of the community 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 PD (Planned Development) to PD (Planned Development) as per the following motion:
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 PD (Planned Development) to PD (Planned Development), and approve the associated Addendum # 1 to the Development Order and Master Development Plan on approximately 3.25 acres, located on the west side of Longwood Lake Mary Rd, 300 feet north of Ronald Reagan Blvd.