Title:
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Seminole Science School Expansion Small Scale Future Land Use Map Amendment and PD Rezone - Consider a Small Scale Future Land Use Map Amendment from Mixed-Use Development and Low Density Residential to Planned Development and a Rezone from A-1 (Agriculture) and C-2 (General Commercial) to PD (Planned Development) for the development of a Public Charter School on approximately 7.85 acres, located at the northwest corner of North US Hwy 17-92 and North Ronald Reagan Boulevard; (Z2024-013/06.24SS.01); (Yalcin Akin, Ph.D., Manager of Discovery Education Holdings, LLC, Applicant); District4 - Lockhart (Annie Sillaway, Senior Planner).
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Department/Division:
division
Development Services - Planning and Development
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Authorized By:
Dale Hall
Contact/Phone Number:
Annie Sillaway/407-665-7936
Background:
The Applicant is requesting a Small Scale Future Land Use Map Amendment from Mixed-Use Development and Low Density Residential to Planned Development, and a Rezone from A-1 (Agriculture) and C-2 (General Commercial) to PD (Planned Development) in order to develop the subject property as an expansion to the existing Seminole Science Public Charter School located on the parcel directly north of the subject site lying within the jurisdiction of the City of Lake Mary.
The PD proposes a two (2) story public charter school for grades 6-12 with a gross floor area of 73,198 square feet, a maximum building height of forty (40) feet, with an overall maximum Floor Area Ratio (F.A.R.) of 0.50. A recreational field being approximately 44,500 square feet is proposed as an accessory use. There are approximately 0.06 acres of wetlands and 0.04 acres of floodplain onsite; redevelopment of the site will address stormwater run-off and mitigation of the wetlands.
The Applicant proposes to develop a portion of the wet retention pond on the parcel directly adjacent to the east of the subject site, known as Lot 2 of the Victoria Square Subdivision, located within the City of Lake Mary’s jurisdiction. An interlocal agreement has been drafted between the City of Lake Mary and Seminole County that permits the review and permitting between the County and the City for Lot 2. The interlocal agreement was approved by the City of Lake Mary Commission on September 19, 2024, and has been included for reference in the agenda package. The Interlocal Agreement will be scheduled for the December 10, 2024, Board of County Commissioners meeting agenda in conjunction with this Small-Scale Future Land Use and PD Rezone.
The Applicant’s request for the Planned Development Future Land Use and PD (Planned Development) zoning classification is due to the proposed F.A.R. of 0.50 exceeding the Commercial Future Land Use F.A.R. limit of 0.35. Per Seminole County Comprehensive Plan Objective FLU 4.4 Planned Developments; the Planned Development land use designation implements innovative arrangements of land development features and provides a variety of densities and intensities that may not be possible with other land use designations and zoning districts.
The Future Land Use and zoning designations of the surrounding area are as follows:
East: North US Hwy 17-92 and City of Lake Mary Jurisdiction (Lot 2)
Future Land Use: Commercial
Zoning: C-1 (Retail Commercial)
West: Retention Pond (owned by Seminole County Board of County Commissioners)
Future Land Use: Low Density Residential
Zoning: A-1 (Agriculture)
North: Unimproved Right of Way known as North Road and
City of Lake Mary Jurisdiction
South: North Ronald Reagan Boulevard (County Road 427)
Site Analysis
Floodplain Impacts:
Based on the Flood Insurance Rate Map (FIRM), the subject site appears to contain floodplain. A topographic survey showing floodplain delineations will be required prior to Site Plan approval. Conservation easements, dedicated to Seminole County will be required over all property within the post development 100-year floodplain.
Wetland Impacts:
Based on the preliminary aerial photo and County wetland map analysis, the site appears to contain wetlands. A topographic survey showing the wetland delineation will be required prior to Site Plan approval. The wetlands are proposed to be mitigated at the time of Site Plan review.
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 at the time of Site Plan review.
Utilities:
The subject property is in the Seminole County utility service area and will be required to connect to public utilities; however, parcel 22-20-30-300-022F-0000 is within the City of Lake Mary service area. The City of Lake Mary has granted permission to Seminole County to serve this project since Seminole County has connection to utilities in the immediate vicinity. Water and sewer capacity is available to serve the proposed development.
Transportation/Traffic:
The property proposes access onto North Ronald Reagan Boulevard (aka. CR 427), which is classified as an Urban Minor Arterial, and currently operating at a level-of-service “C” and does not have improvements programmed in the County five (5) year Capital Improvement Program or the FDOT five (5) year Work Program.
The Applicant provided a traffic study, and no additional turning lanes are required for the proposed development.
Existing Access Easement:
There is an existing private access easement on the subject site know as Richardson Lane. The private easement must be vacated via a separate legal instrument prior to Site Plan approval.
Cross Access:
A cross-access easement between the subject site and the existing school site to the north properties will be established at the time of Site Plan review.
Sidewalks:
There is an existing five (5) foot sidewalk along North Ronald Reagan Boulevard; therefore, the Developer will be required to build a sidewalk along the property frontage.
Drainage:
The proposed project is located within the Soldiers Creek 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. At the time of Site Plan review, additional volumetric retention may be required.
Buffers and Open Space:
The Developer will be required to provide a minimum of twenty-five (25) percent open space within the development. A fifteen (15) foot wide buffer is proposed adjacent to North Ronald Reagan Boulevard and the east perimeter boundary, and a ten (10) foot wide landscape buffer is proposed adjacent to the north, west, and remaining south perimeter of the development. The north perimeter of the subject development abuts an uncut portion of right-of-way and an existing retention pond. Required buffer components will be determined at Final Development Plan in compliance with the Seminole County Land Development Code.
Consistency with the Land Development Code
The proposed PD (Planned Development) Zoning designation and the associated Master Development Plan have been evaluated for compatibility with the Seminole County Land Development Code (SCLDC) in accordance with Chapter 30, Part 8.
Review Criteria for Planned Developments, as per SCLDC Sec. 30.8.5.3 states, in approving a Planned Development, the Board of County Commissioners shall affirm that the proposed development is consistent with:
• The Plan is consistent with the Comprehensive Plan (as stated in the next section below).
• 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:
o Crime Prevention - The design of the proposed school building allowing pedestrian and roadway access around the entire building for parents and students to drive around the site. This would allow more eyes around the school to allow for visibility of public spaces to reduce and prevent crime.
o Neighborhood/community amenities - The Applicant is providing an extension to the existing school, which provides a community amenity.
The proposed project supports the objectives of the PD (Planned Development) Zoning designation. The Master Development Plan provides:
• Permitted uses are limited to a school and related accessory use.
• Provides sufficient buffering to maintain compatibility between the existing development and the adjacent properties.
• Provides defined hours of operation to protect the surrounding area from noise that may come from student pick up and drop off and the operation of the recreational field.
• Architectural renderings have been provided and the building will be developed based on the renderings provided to show the design and placement of the building of the proposed Charter School site.
• Provides the required twenty-five (25) percent open space.
Staff finds the requested PD 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 Planned Development Future Land Use designation is to enable innovative arrangements of the land development features that are not possible with the use of standard land use designations and zoning districts. This land use designation provides for a variety of densities and/or intensities arranged within a development site to encourage flexible and creative site design.
The proposed PD (Planned Development) zoning classification is compatible with the general trend of development in the area along North Hwy 17-92 and Ronald Reagan Boulevard, which consists primarily of commercial uses, as well as civic assembly uses, such as schools (for example, Lake Mary Bilingual Academy), and churches. The Master Development Plan demonstrates adequate buffering along the entire perimeter of the subject site and limits the hours of operation for the school.
The adjacent properties surrounding the subject property encompasses a stormwater pond (owned by the Seminole County) to the west, vacant common area (owned by the Lake Mary Woods Phase 2 Homeowners Association) and an uncut portion of right-of-way called “North Street” to the north, which will provide extra buffering between the subject property and the adjacent properties.
Staff finds the proposed Planned Development Future Land Use designation and PD (Planned Development) 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 October 1, 2024; details of the community meeting have been provided in the agenda package.
Requested Action:
Staff requests the Board of County Commissioners adopt the proposed Small Scale Future Land Use Map Amendment and concurrent Rezone as per the following:
1. Based on Staff’s findings and the testimony and evidence received at the hearing, the Board finds the request does meet the identified portions of the Comprehensive Plan and moved to adopt the requested Small Scale Future Land Use Map Amendment from Higher Intensity Planned Development - Target Industry to Planned Development; and
2. Based on Staff’s findings and the testimony and evidence received at the hearing, the Board finds the request does meet the identified portions of the Seminole County Land Development Code and moves to adopt the requested Rezone from PD (Planned Development) to PD (Planned Development), and associated Development Order and Master Development Plan.