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Encore at Hillview Rezone - Consider a Rezone from A-1 (Agriculture) to R-3A (Multiple Family Dwelling) for a townhome development of twenty-eight (28) lots on approximately 3.34 acres, located on the north side of Hillview Drive, approximately ¼ mile east of SR 434; (Zach Miller, Applicant) District3 - Constantine (Annie Sillaway, Senior Planner)
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Division:
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Development Services
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Authorized By:
Jose Gomez, Development Services Director
Contact/Phone Number:
Annie Sillaway/407-665-7936
Background:
The Applicant is requesting a rezone from A-1 (Agriculture) to R-3A (Multiple Family Dwelling) in order to construct a townhome development with a minimum lot size of 2,200 square feet with a maximum density of ten (10) dwelling units per net buildable acre, for a total of twenty-eight (28) lots.
As required by Sec. 30.4.8.3 (a) of the Seminole County Land Development Code (SCLDC), the Applicant has provided a development plan showing the layout of buildings, circulation, buffers, and parking for the townhome units.
The subject property has an existing High Density Residential Future Land use designation, which allows up to a maximum of twenty (20) dwelling units per net buildable acre; however, the requested R-3A (Multiple Family Dwelling) zoning district limits the density to a maximum of ten (10) dwelling units per net buildable acre.
The Future Land Use and zoning designations of the surrounding area are as follows:
East: Future Land Use: Planned Development and High Density Residential
Zoning: (Hillview/Hattaway North) Planned Development with permitted uses: General Business, warehouse, and storage including outside screened storage of vehicles.
West: Future Land Use: Low Density Residential
Zoning: R-1 (Single Family Dwelling) Oakland Hills
North: Future Land Use: Planned Development
Zoning: (Hillview/Hattaway North) Planned Development with permitted uses: General Business, warehouse, and storage including outside screened storage of vehicles.
South: Hillview Drive (Rights-of-way)
Zoning: City of Altamonte - MUD (Multi-Use Development -Broadstone Passerelle)
Future Land Use: Gateway Center - which allow for a mix of residential and non-residential uses in a compact development pattern. A minimum residential density of ten (10) dwelling units per acre up to a maximum of eighteen (18) dwelling units per acre.
Site Analysis
Floodplain Impacts:
Based on the Flood Insurance Rate Map (FIRM) with an effective date of 2007, the site appears to contain no floodplain.
Wetland Impacts:
Based on preliminary aerial photo and County wetland map analysis, there appears to be no 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 may be required prior to Final Engineering Review.
Utilities:
The site is located in the City of Altamonte Springs utility service area, and will be required to connect to public utilities. The Applicant has provided a letter from the City of Altamonte Springs that they have the ability to provide potable water and sanitary sewer to serve the proposed development.
Transportation/Traffic:
The property proposes access onto Hillview Drive, which is classified as a local road. Hillview Drive currently has improvements programmed in the County’s five (5) year Capital Improvement Program.
Sidewalks:
There is not an existing sidewalk along Hillview Drive, which is classified as a local road; therefore, the Developer will be required to build a five (5) foot wide sidewalk along the property frontage.
Drainage:
The proposed project is located within the Little Wekiva 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. Additional drainage may be required, at the time of Final Engineering, the Applicant will be required to submit drainage plans that are consistent with the Hillview Drive County Project.
Buffers:
The Applicant is proposing a twenty-five (25) foot wide landscape buffer along the western portion of the subject site that abuts the Oakland Hills subdivision, a ten (10) foot wide landscape buffer on the south along Hillview Drive, and a twelve and one-half (12.5) foot wide landscape buffer along the eastern portion of the site. The buffer requirements will be determined at Final Engineering approval and will be in compliance with the Seminole County Land Development Code. Based on the intensity and surrounding intensities of the site, a landscape buffer is not required along the north portion of the subject site.
Open Space:
Twenty-five (25) percent common usable open space, excluding landscape buffers will be provided on the subject property.
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 schools. The analysis notes this as a nonbinding review, for informational purposes and as indicated in the analysis, which 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
Per Sec. 30.4.8 SCLDC, R-3 and R-3A Multiple-Family Dwelling District: The requested R-3A zoning classification is composed of medium density to high density residential areas, plus open areas, where its’ likely and desirable to extend such type of development.
Staff Finds:
The subject site is situated where it is well serviced by public and commercial services and has convenient access to throughfares or collector roads.
The subject site is surrounded by Low Density Residential and Commercial Future Land Use, and will have direct access onto Hillview Drive, which is classified as a local road.
The R-3A zoning classification permits one (1), two (2), and three (3) story townhomes and condominiums. The subject zoning classification requires a minimum perimeter building setback of twenty-five (25) feet. The development plan proposes two (2) story townhomes with a twenty-five (25) foot building setback, which is consistent with the R-3A zoning district.
Consistency with the Comprehensive Plan
Per Policy FLU 5.2.3 - Purpose and Intent: The purpose and intent of the High Density Residential Future Land Use designation is to provide for a range of residential development at a maximum density of twenty (20) dwelling units per net buildable acre. High density residential development should be located adjacent to major collectors and arterial roadways to minimize traffic on local and minor collector roadways and to provide convenient access to transit facilities.
Staff Finds:
This land use can act as an effective transitional use between non-residential and medium density residential uses.
The proposed development of twenty-eight (28) townhome units on 2.79 net buildable acres for a maximum density of ten (10) dwelling units per net buildable acre, is consistent with the High Density Residential Future Land Use designation.
Staff finds the proposed R-3A zoning classification to be consistent with the Comprehensive Plan and the density provisions of the High Density Residential Future Land Use designation.
Community Meeting:
In compliance with Seminole County Land Development Code Sec. 30.49 - Community Meeting Procedure, the Applicant conducted a community meeting on May 13, 2024; with details of the community meeting provided in the agenda packet.
Planning and Zoning Commission
The Planning and Zoning Commission met on February 5, 2025, and unanimously voted to recommend the Board of County Commissioners adopt the Ordinance enacting a Rezone from A-1 (Agriculture) to R-3A (Multiple Family Dwelling) for a townhome development of twenty-eight (28) lots on approximately 3.34 acres, located on the north side of Hillview Drive, approximately ¼ mile east of SR 434. The minutes from this meeting are attached.
Requested Action:
Staff requests the Board adopt the Ordinance enacting a Rezone from A-1 (Agriculture) to R-3A (Multiple Family Dwelling) for a townhome development of twenty-eight (28) lots on approximately 3.34 acres, located on the north side of Hillview Drive, approximately ¼ mile east of SR 434.