Title:
title
BioFit Rezone- Consider a Rezone from C-1 (Retail Commercial) to C-2 (General Commercial) for a proposed car dealership on approximately 1.65 acres, located on the northwest corner of Camp Rd and W SR 426; (M. Rebecca Wilson, Esq., Lowndes Law Firm, Applicant) District 1 - Dallari (Kaitlyn Apgar, Senior Planner).
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Agenda Category:
Public Hearing Items
Department/Division:
division
Development Services
body
Authorized By:
Joy Giles, Planning Division Manager
Contact/Phone Number:
Kaitlyn Apgar/ 407-665-7377
Background:
The Applicant is requesting a rezone from C-1 (Retail Commercial) to C-2 (General Commercial) to redevelop the subject property as an automobile dealership without automobile repair. The site was previously developed as an 11,254 square foot gym in 2019. The Developer proposes to renovate the existing building to accommodate for the selling and storage of vehicles.
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 current F.A.R. of the site is 0.16. The intent of the Industrial land use designation is to provide locations for heavy commercial and industrial land uses oriented toward warehouses, storage, manufacturing, as well as more intense commercial uses and industrial uses, respectively. This use of the property as an automobile dealership is considered a general commercial use, which is permitted within the C-2 (General Commercial) zoning district, as well as C-3 (Heavy Commercial), M-1 (Industrial), and M-2 (Impact-General Industrial) districts.
The subject property is located adjacent to a retention area to the north owned by the Florida Department of Transportation, the Cross Seminole Trail to the west, SR 426 to the east, and Camp Road to the south. The surrounding development pattern includes public utility sites as well as light manufacturing and warehouse facilities, which are consistent with the Industrial Future Land Use designation.
The Future Land Use and zoning designations of the surrounding area are as follows:
Northeast: SR 426- Arterial Road
Future Land Use: Industrial
Zoning: A-1 (Agriculture)
Southwest: Camp Road- Local Road
Future Land Use: Industrial
Zoning: M-1A (Light Industrial) and A-1 (Agriculture)
Northwest: Cross Seminole Trail
Future Land Use: Industrial
Zoning: M-1A (Light Industrial) and A-1 (Agriculture)
Southeast: SR 426- Arterial Road
Future Land Use: Industrial
Zoning: A-1 (Agriculture)
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 floodplains.
Wetland Impacts:
Based on previously submitted development plans and current County wetland map analysis, there does not appear to be any wetlands on the property.
Endangered and Threatened Wildlife:
Based on a preliminary analysis, there do not appear to be endangered and threatened wildlife on the subject property.
Utilities:
The site is located in the Seminole County utilities service area and is connected to water and sewer. Environmental Services is requiring the Developer to provide a utility easement for maintenance of County utility lines, as one was not previously established during original development.
Transportation/Traffic:
The property currently has one access onto Camp Road, a County maintained local road.
Sidewalks:
There is an existing sidewalk along Camp Road that connects to the site and to the trail. There is also a sidewalk existing along SR 426 that is connected to the site.
Drainage:
The proposed project is located within the Howell Creek Drainage Basin. The site has an existing permitted drainage system and no additional improvements to the drainage system are expected at this time.
Buffers and Open Space:
Buffers and Open Space requirements will be determined at Final Site Plan approval, if required. The site was approved for development in 2019 in compliance with the Seminole County Land Development Code.
Consistency with the Land Development Code
The proposed C-2 (General Commercial) zoning designation has been evaluated for compatibility with the Land Development Code of Seminole County in accordance with Chapter 30.
The request is consistent with the Seminole County Land Development Code and the surrounding area. The proposed use of automobile sales does not adversely affect any surrounding properties and is required to maintain adequate buffering from SR 426, Camp Road, and the trail to the northwest.
Staff finds the requested C-2 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 Industrial Future Land Use is to identify locations for a range of heavy commercial and industrial land uses oriented toward wholesale distribution, storage, manufacturing, and other similar 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.
The proposed C-2 zoning classification is compatible with the surrounding trend of development in the area and is consistent with both the allowable use and density provisions of the Industrial Future Land Use designation. The existing character in the surrounding area consists of heavy commercial and light manufacturing uses. The presence of an Industrial Future Land Use node in this area demonstrates the intent for the area to be Commercial/Industrial oriented and is supported by the established M-1A (Very Light Industrial) and C-3 (Heavy Commercial) uses within it, and the request reinforces the established development pattern.
Staff finds the proposed C-2 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 March 3, 2026; details of the community meeting have been provided in the agenda package.
Requested Action
Staff requests the Planning and Zoning Commission recommend to the Board of County Commissioners adoption of the Ordinance enacting a rezone from C-1 (Retail Commercial) to C-2 (General Commercial) 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 is consistent with the Comprehensive Plan and meets the applicable portions of the Land Development Code, and recommends the Board of County Commissions adopt the Ordinance enacting a Rezone from C-1 (Retail Commercial) to C-2 (General Commercial) for a proposed car dealership on approximately 1.65 acres, located on the northwest corner of Camp Rd and W SR 426.