Title:
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Wayside Assemblage PD Rezone - Consider a Rezone from A-1 (Agriculture) and OP (Office) to PD (Planned Development) for a mixed use development consisting of multi-family, office, and retail commercial uses on approximately 19.46 acres, located on the south side of Wayside Drive, east of International Parkway; (Z2023-06) (Douglas Hoeksema, Applicant). District5 - Herr (Annie Sillaway, Project Manager)
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Agenda Category:
Public Hearing Items
Department/Division:
division
Development Services - Planning and Development
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Authorized By:
Rebecca Hammock, Development Services Director
Contact/Phone Number:
Annie Sillaway/407-665-7936
Motion/Recommendation:
1. Recommend the Board of County Commissioners adopt the proposed Ordinance enacting a Rezone from A-1 (Agriculture) and OP (Office) to PD (Planned Development), and approve the associated Development Order and Master Development Plan for 19.46 acres, located on the south side of Wayside Drive, east of International Parkway; or
2. Recommend the Board of County Commissioners deny adoption of the proposed Ordinance enacting a Rezone from A-1 (Agriculture) and OP (Office) to PD (Planned Development), and approve the associated Development Order and Master Development Plan for 19.46 acres, located on the south side of Wayside Drive, east of International Parkway; or
3. Continue the request to a time and date certain.
Background:
The Applicant is requesting a rezone from A-1 (Agriculture) and OP (Office) to PD (Planned Development) for a mixed use development on 19.46 acres consisting of Multi-Family Residential, OP (Office), C-2 (Retail Commercial) uses, and including all of the Higher Intensity Planned Development -Target Industry Uses per the Seminole County Comprehensive Plan FLU Exhibit- 40.
The Applicant proposes a maximum building height of one hundred (100’) feet for non-residential uses, and seventy-five (75’) feet for multi-family uses. A maximum Floor Area Ratio (F.A.R.) of 1.5 is proposed for Target Industry Uses, and a 0.35 F.A.R. is proposed for Commercial and Office Uses. The maximum density for Multi-Family is proposed at 37.49 dwelling units per net buildable acre.
The proposed development consists of 2.40 acres of C-2 (Retail Commercial) and OP (Office) uses; 8.51 acres of Multi-Family; and 8.55 acres of Higher Intensity Planned Development-Target Industry (HIP-TI) uses as listed under FLU Exhibit-40 of the Seminole County Comprehensive Plan. The subject property has a Higher Intensity Planned Development-Target Industry (HIP-TI) Future Land Use designation, which allows a maximum F.A.R of 1.5; and a Commercial Future Land Use designation with a maximum F.A.R. of 0.35.
The Future Land Use and Zoning designations of the surrounding area are as follows:
• East - FLU: Commercial
Zoning: C-2 (Retail Commercial)
• West - FLU: Higher Intensity Planned Development - Target Industry
Zoning: A-1 (Agriculture) with a minimum lot size of one (1) acre.
PD (Planned Development) known as the I.P. Office PD
permitting medical office uses; PD (Planned Development)
known as the Berkshire Building PD permitting professional --- and medical office with support uses of restaurant and retail.
• North - Wayside Drive
• South - FLU: Higher Intensity Planned Development - Target Industry
Zoning: PD (Planned Development) known as the International
Parkway Medical Center PD permitting hospital, office, and
Target Industry uses; PD (Planned Development) zoning
known as the Integra Crossing PD permitting office,
commercial, multi-family residential, and Target Industry uses.
The proposed development encompasses three (3) public County owned roads known as Old Brick Road, Grant Line Road, and Woodruff Springs Road. The Applicant proposes to vacate all three (3) rights-of-way and incorporate the acquired acreage into the development; therefore, approval of the rezone will be contingent upon approval of the requested vacates.
Site Analysis
Floodplain Impacts:
Based on the FIRM map with an effective date of 2007, there appears to be no floodplains on the subject property.
Wetland Impacts:
Based on the boundary survey provided by the Applicant, there appears to be 0.38 acres of wetlands on the subject property. The Applicant proposes to impact/mitigate the wetlands and will be required to obtain approval from the Department of Environmental Protection.
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 approval of Final Engineering.
Utilities:
The site is in the Seminole County utility service area and will be required to connect to public utilities. There is a twelve (12) inch potable water main and a fifteen (15) inch sanitary sewer main on the south side of Wayside Drive. The subject property is in the ten (10) year master plan for reclaim water; there is a pressurized twenty (20) inch reclaim water main on the north side of Wayside Drive.
Transportation/Traffic:
The property will access from Wayside Drive, which is classified as a Local Road and does not have improvements programmed in the County’s five (5) year Capital Improvement Program. Based on the final traffic analysis, the Developer will be required to provide a left turn lane and may be required to provide right turn lanes. Further determination will be provided at the time of the Final Development Plan (FDP).
The Developer may be required to dedicate right-of-way along the northern property boundary facing Wayside Drive to facilitate the required improvements. The specific area of right of way dedication will be determined at time of Final Development Plan.
Sidewalks:
The Developer will be required to construct a five (5) foot wide sidewalk along Wayside Drive.
Drainage:
The proposed project is located within the Lake Monroe Drainage Basin and may have limited downstream capacity; therefore, the site will have to demonstrate outfall with capacity to handle the proposed discharge from the site or be designed to hold up to the twenty-five (25) year, twenty-four (24) hour total retention onsite.
Buffers:
The Applicant is proposing a twenty-five (25) foot wide buffer along the north perimeter facing Wayside Drive. The west perimeter buffer will be evaluated and determined at time of Final Development Plan. Buffers will not be provided along the east and south perimeter. Buffer components will be established at the time of the Final Development Plan.
Open Space:
Twenty-five (25) percent common usable open space will be provided on the subject property.
Public School Capacity Determination:
Seminole County Public Schools provided a School Impact Analysis Capacity Determination for the proposed project based on Concurrency Service Area (CSA) and zoned Schools for the property. The analysis concluded that the students generated by the project at this time, could not be accommodated without exceeding the adopted level of service (LOS) for the currently zoned Elementary school and Middle school; however, per the adopted Interlocal Agreement between the School District and Seminole County, available school capacity is based on CSA. The analysis concluded that the students generated by the project at the three (3) CSA levels would, at this time, be able to be accommodated without exceeding the adopted LOS 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 when 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 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 25.
The request is consistent with the Land Development Code of Seminole County and the surrounding area. The proposed project supports the objectives of the PD zoning designation in that it provides the required minimum of twenty-five (25) percent open space for mixed use development and provides adequate buffering to foster compatibility with the adjacent existing zoning classifications.
The Applicant is requesting a waiver from the off-street parking requirements to allow a reduction in parking stall size from the standard ten (10) foot by twenty (20) foot stall, to a nine (9) foot by eighteen (18) foot stall size. The request is consistent with the previously approved Integra PD (Planned Development) to the south of the subject site. Parking for the multi-family portion of the development is proposed at a ratio of 1.70 spaces per dwelling unit; all other uses will meet the parking requirements of the Seminole County Land Development Code. The Applicant proposes six (6) electric car charging stations; three (3) for the multi-family use, two (2) for the HIP-TI uses, and one (1) for the commercial uses.
Consistency with the Comprehensive Plan
The purpose and intent of the Higher Intensity Planned Development-Target Industry (HIP-TI) Future Land Use designation is the identification of sites along the North I-4 Corridor where locational factors and higher land values tend to attract higher intensity development, and services and facilities are programmed to accommodate a range of nonresidential employment-oriented uses offering higher paying jobs, and to allow supportive residential uses.
The maximum allowable density under the HIP-TI Future Land Use designation is fifty (50) dwelling units per net buildable acre, and the maximum allowable F.A.R. is 1.5. Per Policy FLU 5.8, high density residential is intended to be a subordinate use to the Target Industry Uses and must represent less than fifty percent (50%) of the total square footage of any such project.
The Applicant proposes a maximum F.A.R. of 1.5 for the HIP-TI uses, and a maximum density of 37.49 dwelling units per net buildable acre which equates to no more than forty-nine percent (49%) of the total square footage of the development.
The purpose and intent of the Commercial Future Land Use is to identify locations for a variety of commercial uses including neighborhood and community shopping centers, convenience stores, retail sales, highway oriented commercial, and other commercial services. This land use should be located at the intersections of major roadways and along major roadways as infill development where this use is established. The maximum intensity permitted in this designation is .35 floor area ratio.
The Applicant proposes a maximum F.A.R. of 0.35 for the commercial and office uses.
Staff finds the request to be consistent with the Seminole County Comprehensive Plan and the Land Development Code, and compatible with the trend of development in the surrounding area. Recently approved developments south of the subject site include the Integra Crossing PD approved on December 11, 2018; consisting of office, commercial, multi-family, and Target Industry uses with a maximum building height seventy-five (75) feet. The Allure on the Parkway PD was approved on September 13, 2016; consisting of multi-family, office, commercial and hotel uses, with a maximum building height of 110 feet. The International Parkway Medical Center PD was approved on August 22, 2017; consisting of a twenty-four (24) hour hospital with medical and office uses with a maximum building height of 140 feet.
Community Meeting:
In compliance with Seminole County Land Development Code Sec. 30.49 - A Community Meeting for this project was held on September 20, 2023, approximately fourteen (14) people attended. A copy of the Community meeting minutes, and sign-in sheet are attached.
Staff Recommendation:
Recommend the Board of County Commissioners adopt the proposed Ordinance enacting a Rezone from A-1 (Agriculture) and OP (Office) to PD (Planned Development) and approve the associated Development Order and Master Development Plan for 19.46 acres, located on the south side of Wayside Drive, east of International Parkway.