Title:
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Howell Branch Estates Rezone - Consider a Rezone from A-1 (Agriculture) to R-1BB (Single Family Dwelling) on 4.34 acres, for a single-family residential subdivision, located on the east side of Howell Branch Road, approximately ¼ mile north of Aloma Avenue; (Z2023-08) (Patrick Knight, Applicant) District1 - Dallari (Joy Giles, Project Manager).
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Authorized By:
Mary Moskowitz
Division:
division
Development Services - Planning and Development
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Contact/Phone Number:
Joy Giles - 407-665-7399
Motion/Recommendation:
1. Recommend the Board of County Commissioners adopt the proposed Ordinance enacting a Rezone from A-1 (Agriculture) to R-1BB (Single Family Dwelling) on 4.34 acres, located on the east side of Howell Branch Road, approximately ¼ mile north of Aloma Avenue; or
2. Recommend the Board of County Commissioners deny adoption of the proposed Ordinance enacting a Rezone from A-1 (Agriculture) to R-1BB (Single Family Dwelling) on 4.34 acres, located on the east side of Howell Branch Road, approximately ¼ mile north of Aloma Avenue; or
3. Continue the request to a time and date certain.
Background:
The Applicant is requesting a Rezone from A-1 (Agriculture) to R-1BB (Single Family Dwelling) to develop the subject property as a single-family residential subdivision in compliance with the R-1BB zoning classification with a minimum lot size of 5,000 square feet and minimum lot width at building line of fifty (50) feet.
The subject property has a Medium Density Residential Future Land Use designation which allows a maximum density of ten (10) dwelling units per net buildable acre with a density bonus of twelve (12) dwelling units per net buildable acre for affordable and workforce housing. The Medium Density Residential Future Land Use designation should be located on or in proximity to collector or arterial roadways to minimize traffic on local streets and provide convenient access to transit facilities. This land use can serve effectively as a transitional use between more intense urban development and Low Density Residential/Suburban Estates uses.
The Future Land Use (FLU) and Zoning designations surrounding the subject property are as follows:
West - FLU: Medium Density Residential
Zoning: R-3A (Multiple Family Dwelling) with no minimum lot size.
North - FLU: Medium Density Residential
Zoning: A-1 (Agriculture) with a minimum lot size of one (1) acre and a minimum width at building line of 150 feet. The subject parcel is owned by Seminole County and utilized as a retention pond.
East - FLU: Medium Density Residential
Zoning: R-1BB (Single Family Dwelling) with a minimum lot size of 5,000 square feet and a minimum width at building line of fifty (50) feet.
South - Aloma Avenue
Site Analysis
Floodplain Impacts:
Based on the 2007 FIRM map, there does not appear to be any flood prone area on the subject property.
Wetland Impacts:
Based on preliminary aerial photo and County wetland map analysis, there does not appear to be any wetlands on the subject property.
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 located within the Seminole County utility service area and will be required to connect to public utilities for both water and sewer; capacity is currently available to serve the proposed development.
Transportation/Traffic:
The property will access onto Howell Branch Road which is classified as an urban minor arterial road and does not have improvements programmed in the County’s five (5) year Capital Improvement Program. The Developer may be required to dedicate additional right-of-way to Seminole County.
Sidewalks:
There is an existing sidewalk along Howell Branch Road. Internal sidewalks for the development shall be provided and shall comply with the Land Development Code of Seminole County.
Drainage:
The proposed project is located within the Howell Creek Drainage Basin. A detailed drainage analysis will be required at Final Engineering. At time of Final Engineering review an appropriate outfall will need to be demonstrated, otherwise the site will be required to hold one of the following, as applicable: the entire twenty-five (25) year, twenty-four (24) hour storm event volume if the site is not land locked; or the entire 100-year, twenty-four (24) hour storm event onsite without discharge if it is determined to be land locked.
Buffers:
Buffers shall be determined at time of Preliminary Subdivision Plan review.
Open Space:
There is no minimum open space requirement for the requested R-1BB (Single Family Dwelling) zoning classification.
Public School Capacity Determination:
Seminole County Public Schools provided a School Impact Analysis School 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, would be accommodated without exceeding the adopted level of service (LOS) for the currently zoned Elementary school, Middle school, and High school. 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 requested R-1BB (Single Family Dwelling) zoning classification has been evaluated for compatibility with the Land Development Code of Seminole County in accordance with Chapter 30, Part 11.
The requested zoning classification is consistent and compatible with the trend of development in the area, which consists of single-family and multi-family dwelling classifications such as the requested R-1BB (Single Family Dwelling) zoning district with a minimum lot size of 5,000 square feet, and the R-3A (Multiple Family Dwelling) zoning district that allows for one (1), two (2), and three (3) story apartment buildings, townhouses, and condominiums.
Consistency with the Comprehensive Plan
The subject property has a Medium Density Residential Future Land Use designation. The intent of the Medium Density Residential Future Land Use designation is to provide for a range of residential uses at a maximum density of ten (10) dwelling units per net buildable acre and allow for the conversion of existing residential units to residential professional office uses in the Residential Professional zoning classification. This land use should be located on or in proximity to collector or arterial roadways to minimize traffic on local streets and provide convenient access to transit facilities. This land use can serve effectively as a transitional use between more intense urban development and Low Density Residential/Suburban Estates uses.
The requested R-1BB (Single Family Dwelling) zoning classification is permitted under the existing Medium Density Residential Future Land Use designation. The zoning classification has a low to medium density of development and is predominately single family in character.
Due to the higher-than-average concentration of persons and vehicles, the R-1BB zoning district is typically situated where it’s well serviced by public and commercial services and have convenient access to thoroughfares or collector streets.
The subject site accesses onto Howell Branch Road, which is classified as an urban minor arterial road and is approximately ¼ mile north of Aloma Avenue, providing a multitude of commercial services.
On April 26, 2022, the Board of County Commissioners adopted an Ordinance amending the definition of “Net Buildable Acreage” in the Comprehensive Plan and Land Development Code.
• Prior to the amendment date of April 26, 2022, the definition of “Net Buildable Acreage” was defined as: The total number of acres excluding lakes and areas defined as wetlands and flood prone areas.
• “Net Buildable Acreage” is now defined as: The total number of acres within the boundary of a development, excluding areas devoted to road rights of way, transmission power line easements, natural lakes and wetlands or flood prone areas, unless the subject site is located within the “Urban Core” of Seminole County.
• The “Urban Core” is defined as: The lands bounded by Interstate-4 on the west, and within a ¼ mile boundary of US 17-92 on the east, and all land within a ¼ mile of SR 436, that any parcel crossed by this boundary is considered wholly within the "Urban Core," where the “Net Buildable Acreage” is defined by the total number of acres within the boundary of a development, excluding natural lakes and wetlands or flood prone areas.
• The subject site is not located within the Urban Core.
In compliance with Seminole County Land Development Code Sec. 30.49 - Community Meeting Procedures, the Applicant conducted a community meeting on May 25, 2023.
Staff Recommendation:
Recommend the Board of County Commissioners adopt the proposed Ordinance enacting a Rezone from A-1 (Agriculture) to R-1BB (Single Family Dwelling) on 4.34 acres, located on the east side of Howell Branch Road, approximately ¼ mile north of Aloma Avenue.