Title:
title
Greeneway Preserve Small Scale Future Land Use Map Amendment and Rezone - Consider a Small Scale Future Land Use Map Amendment from Low Density Residential and Planned Development to High Density Residential and a Rezone from A-1 (Agriculture) to R-4 (Multiple Family Dwelling) for a 308 unit multi-family development on approximately 23.42 acres, located on the north side of Slavia Rd, east of SR 417; (Z2026-08/02.20SS.02) (Brent Lenzen, Kimley Horn and Associates, Applicant) District 2 - Zembower (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 Small Scale Future Land Use Map Amendment from Low Density Residential to High Density Residential and a Rezone from A-1 (Agriculture) to R-4 (Multiple Family Dwelling) in order to develop the subject property as a single-family residential subdivision with a maximum density of twenty (20) dwelling units per net buildable acre for a maximum of 308 residential units.
The subject property has a Low Density Residential Future Land Use designation on the northernmost parcel, which allows a maximum density of four (4) dwelling units per net buildable acre. The intent of the Low Density Residential land use designation is to provide appropriate locations for residences that require a full range of basic services and facilities and may serve as an effective transitional use between more intense urban uses and Suburban Estates. The other two (2) parcels that are included in this request have a Future Land Use of Planned Development. This is associated with the Oviedo Boat & RV Storage Planned Development, which exclusively permitted the use of the property as a parking site for boats, commercial and recreational vehicles.
The surrounding character of the area is comprised of a major highway to the east; SR 417, and a significant retail commercial and office node to the north and west known as the Oviedo Marketplace Development of Regional Impact (DRI) as well as some properties zoned C-2 (General Commercial), with a Future Land Use of Commercial. There is another multi-family development, Villas at Lakeside Condominiums, directly to the southwest with a Future Land Use of High Density Residential and a zoning district of R-4.
The proposed Future Land Use Map Amendment would change the future land use of the subject property from Low Density Residential to High Density Residential, with a maximum density of twenty (20) dwelling units per net buildable acre.
The Future Land Use and zoning designations of the surrounding area are as follows:
East: SR 417
Future Land Use: Medium Density Residential
Zoning: A-1 (Agriculture)
West: Future Land Use: Planned Development
Zoning: PD (Planned Development) - Oviedo Marketplace DRI
North: Future Land Use: Low Density Residential and PUBC
Zoning: A-1 (Agriculture) and PD (Planned Development) - Oviedo Marketplace DRI
South: Slavia Road
Future Land Use: Low Density Residential
Zoning: A-1 (Agriculture)
Site Analysis
Floodplain Impacts:
Based on FIRM map with an effective date of 2007, most of the site is shown in the flood plain. Based on the new County Howell Creek Basin Study, there appears to be less floodplain on the subject property than previously shown. The applicant will compensate for any impacts to the County flood plain.
Wetland Impacts:
Based on preliminary County wetland map analysis as well as surveys provided by the applicant, there is approximately 1.83 acres of wetlands on the subject property. The project is proposing to retain approximately 1.8 acres of wetlands in the proposed development. There is a small, isolated area of wetlands proposed to be mitigated, containing approximately 0.3 acres. A topographic survey and plan showing the detailed wetlands and floodplain delineations will be required 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 threatened and endangered study along with a species of special concern survey will be required at the time of Site Plan review.
Utilities:
The site is located in Seminole County’s utility service area and will be required to connect to public utilities. There is a twelve (12) inch potable water main running along the north side of Slavia Rd and an eight (8) inch force main running along the south side of Slavia Rd. Water and sewer capacity will be determined upon execution of a Conditional Utility Agreement at time of Site Plan review.
Transportation/Traffic:
The property proposes access to Slavia Road, which is classified as a major collector and currently operates at Level of Service “C.” Improvements to Slavia Road are programmed in the County’s Five-Year Capital Improvement Program. The Applicant will be required to coordinate with staff and comply with any improvements identified through the Public Works Transportation Engineering review, including consideration of the County’s future plans to widen Slavia Road.
Sidewalks:
There is not an existing sidewalk along Slavia Road. The developer will be required to construct a six (6) foot wide sidewalk along Slavia Road.
Drainage:
The proposed project is located within the Howell Creek Drainage Basin and has limited downstream capacity; therefore, the site will have to be designed to hold water quality and hold the pre post volume for the 25-year, 24-hourstorm event onsite.
Buffers and Open Space:
Specific buffer requirements will be determined at Site Plan review and will be in compliance with the Seminole County Land Development Code. The R-4 zoning district requires thirty-five (35) percent open space be provided on site. The proposed development shows compliance with this provision as demonstrated on the Development Plan.
Public School Capacity Determination:
Seminole County Public Schools (SCPS) provided a School Capacity Availability Letter of Determination for the proposed project based on Concurrency Service Area (CSA) and Zoned Schools for the property. The Zoned Elementary school is currently over capacity based on the projected reservations. However, per the adopted Interlocal Agreement between the School District and Seminole County, available school capacity is based on Concurrency Service Areas. The (SCPS) analysis concluded that the students generated by the project for the adjacent Concurrency Service Area (CSA) would, at this time, be able to be accommodated without exceeding the adopted level of service (LOS) for each CSA by school type. The analysis notes that the capacity is reserved and shall not exceed two years from the date of development approval.
Consistency with the Land Development Code
The proposed R-4 (Multiple Family Dwelling) zoning designation has been evaluated for compatibility with the Seminole County Land Development Code (SCLDC) in accordance with Chapter 30 as well as updates to the SCLDC as stated in Ordinance 2026-12, effective as of August 1, 2026.
The request is consistent with the SCLDC and the surrounding area. The proposed development supports the objectives of the R-4 zoning designation through sufficient buffering and a proposed use that is compatible with the surrounding trend of multi-family development on Slavia Road as well as the proximity to a major commercial node.
SCLDC Sec. 30.4.9.2 requires the maximum lot coverage be twenty-two (22) percent for building heights ranging from fifty (50) feet to sixty (60) feet. The proposed buildings are to be sixty (60) feet in height, and the proposed lot coverage is approximately 14.89 percent, which is in compliance with the aforementioned code section.
SCLDC Sec. 30.31.6 (a) Conventional Rezonings, requires that the rezoning request meet the following criteria:
(1) Complies with the County’s comprehensive plan.
Staff Analysis:
The proposed request is consistent with the Comprehensive Plan via Future Land Use Policy 5.2.3 and Policy 5.4.1, as discussed further in this report.
(2) Meets this Code and other applicable County regulations.
Staff Analysis:
The requested R-4 zoning district standards per the SCLDC are required to be met during Site Plan review. The applicant has provided a Development Plan for reference, as required under the previous iteration of the SCLDC.
(3) Is compatible with existing and planned uses in the surrounding area.
Staff Analysis:
The character of the area is described as transitioning from A-1 (Agriculture) to the east to a higher intensity commercial area as evident by the DRI to the west. The proposed zoning of R-4, as well as the Future Land use of High Density Residential, supports the gradient of transition towards commercial, is compatible with existing multifamily development along Slavia Road, and has access to a variety of public goods and services.
(4) Will provide access sufficient to support the proposed development intensity and the provision of public services;
Staff Analysis:
The development is providing access via Slavia road. The Applicant is required to relocate Terra Lane in order to continue to provide access to northern parcels and promote connectivity. Terra Lane will need to be vacated prior to Final Site Plan approval and subsequently re-dedicated as a right-of-way to provide a fifty (50) foot right-of-way through the development in accordance with Sec. 1.11.1 (A), Required Right-of-Way and Pavement Widths in the Seminole County Public Works Engineering manual. The expected impacts on transportation facilities will be addressed by existing County regulations.
(5) The expected impacts on transportation facilities will be addressed by existing County regulations;
Staff Analysis:
As required by Public Works Transportation Engineering, the development will be required to provide a right turn lane and left turn lane into the development. The Applicant will be required to continue to work with staff in consideration of ongoing plans to widen Slavia Road in the future. The development as proposed will be required to provide these turn lanes from Slavia Road as it stands today based on the Traffic Impact Analysis.
(6) Will not adversely affect environmentally critical or sensitive areas and natural resources.
Staff Analysis:
The proposed development intends to mitigate onsite wetlands minimally and intends to conserve the larger wetlands to the north. Any wetlands not mitigated will require a fifteen (15) foot minimum, twenty-five (25) foot average upland buffer.
(7) Has access to and will be served by an adequate level of public services such as sewer, water, police, fire, schools and related services.
Staff Analysis:
The Applicant has provided a School Capacity letter which addresses school capacity at adjacent concurrency service areas and appropriately provides for project capacity. Water and sewer capacity is formally determined upon execution of a Conditional Utility Agreement at time of Site Plan review.
(8) Provides a benefit to the community by meeting Goals and Policies in the Comprehensive Plan.
Staff Analysis:
As per the narrative provided by the Applicant, the proposed rezoning and land use amendment is compatible with adjacent residential and commercial land uses and the character of the surrounding neighborhood because it furthers the goals, objectives, and policies of the Comprehensive Plan by providing needed housing to serve the growing community, while ensuring adequate public facilities and preserving significant open space.
Staff finds the requested R-4 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
Per FLU policy 5.2.3, the purpose and intent of the High Density Residential 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. The project is proposing an overall density of approximately 18.14 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. This land use can act as an effective transitional use between nonresidential and Medium Density Residential uses.
Per FLU policy 5.2.3 Special Provisions, the intent of High Density Residential is to provide a maximum lot coverage, minimum open space, and access to schools, shopping, and recreational facilities. The proposed development addresses on site specific criteria as previously addressed in this report in the form of lot coverage and open space. The site is located adjacent to a DRI which provides a large commercial node inclusive of a freestanding medical center and professional office uses to the east in proximity to the site, as well as a shopping plaza to the north, zoned C-2.
In accordance with Policy FLU 5.4.1, Development Standards, the proposed development sufficiently addresses guidelines of development for building setbacks, roadway buffers, landscaping, on site bicycle parking, and open space area use.
Per the Seminole County Comprehensive Plan FLU Objective 1.6 Standards of Review - Category 1, Land Use Amendments are evaluated utilizing the following criteria and are addressed as follows:
A. Whether the character of the surrounding area has changed enough to warrant a different land use designation being assigned to the property.
Staff Analysis
The character of the area surrounding the subject property has begun trending towards multi-family development due to the proximity to the large commercial node to the northwest. There already exists one (1) multifamily development to the west. The previous use of the land was approved for boat and RV storage, which is no longer compatible with the trend towards multi-family and lower intensity retail commercial uses.
B. Whether public facilities and services will be available concurrent with the impacts of development at adopted levels of service.
Staff Analysis
Utility connections are available, with water and sewer capacity is formally determined upon execution of a Conditional Utility Agreement at time of Site Plan review. Although Slavia Road is currently operating at a level “C” and is planned for improvements, the Applicant will be required to coordinate with staff and comply with any improvements identified through the Public Works Transportation Engineering review. School capacity has been evaluated, and the adjacent Concurrency Service Area (CSA) would, at this time, be able to be accommodated without exceeding the adopted level of service (LOS) for each CSA by school type.
C. Whether the site is suitable for the proposed use and will be able to comply with flood-prone regulations, wetland regulations and all other adopted development regulations.
Staff Analysis
The proposed development will be held to County standards for floodplain compensation. The proposal includes some mitigation to wetlands but aims to keep majority of the wetlands onsite intact. All development will be required to maintain a fifteen (15) foot, average twenty-five (25) foot, upland buffer from undisturbed wetlands.
D. Whether the proposal adheres to other special provisions of law (e.g., the Wekiva River Protection Act).
Staff Analysis
This site is not within the Wekiva River Protection area, nor is it in any other special area with different provisions of law.
E. Whether the proposed future land use is compatible with existing surrounding development and future land uses in accordance with FLU Exhibit: Compatible Transitional Land Uses.
Staff Analysis
As specified in the Compatible Transitional Land Uses Table, found as Exhibit 1 of the Future Land Use section of the Comprehensive Plan, the requested High Density Residential Future Land Use achieves compatibility with adjacent Future Land Uses as follows. The Future Land Use of HDR is consistent with the Public, Quasi-Public Future Land Use to the north. Also to the north is Low Density Residential, which outlined by the exhibit is compatible with High Density Residential land use when sufficient buffers and sensitive site design is utilized. The proposed development is conserving the wetlands to the north, which provides a large swath of natural vegetation to be used as sufficient buffering to any potential development on the northern Low Density Residential property adjacent to the subject site. To the west, the Future Land Use is Planned Development, which is part of the Oviedo Marketplace DRI. This PD is mixed use, with permitted uses such as residential with a density of four (4) dwelling units per acre as per the Master Plan associated with the DRI. Compatibility is further achieved through the provision of Terra Lane on the western edge of the property, and the stormwater pond being located directly on the other side, thus creating a large distance and required landscaping between the two land uses.
F. Whether the proposed use furthers the public interest by providing or enabling the provision of:
1) Sites for public facilities or facility improvements in excess of requirements likely to arise from development of the site (applicable to Planned Development Future Land Use);
Staff Analysis
Not applicable.
2) Dedications or contributions in excess of Land Development Code requirements (applicable to PD Future Land Use);
Staff Analysis
Not applicable.
3) A range of attainable housing opportunities and choices, including affordable or workforce housing;
Staff Analysis
The proposal would expand the County's housing inventory by allowing up to 308 residential units at a density of approximately 18.14 dwelling units per net buildable acre. This request increases housing opportunities within the Urban Area and accommodates for potential market level housing demand generated by employment in the greater Commercial/Oviedo Marketplace DRI area.
4) Economic development (enabling higher paying jobs);
Staff Analysis
This development is a residential development; therefore, minimal jobs are to be anticipated. The residential development may support workforce availability by increasing the range of housing opportunities near a major commercial node.
5) Reduction in transportation impacts on area-wide roads;
Staff Analysis
The proposed development is located along Slavia Road, an urban major collector, consistent with the intent of the High Density Future Land Use designation to reduce traffic impacts on local and minor collector roadways. This development pattern minimizes traffic pressure on residential streets and supports the efficient use of the existing transportation network.
6) Mass transit and a variety of transportation choices; or
Staff Analysis
The proposed development will be required to provide a six (6) foot wide sidewalk along Slavia Road and bicycle parking in different locations in accordance with SCLDC Sec. 30.11.7.5, which allows for greater accessibility to bicycle racks. In addition, the proposed development is also required to relocate Terra Lane, thereby enhancing connectivity and accessibility to this site and any future development to the north.
7) Whether the proposed land use designation is consistent with other applicable Plan policies and supports and is consistent with the Central Florida Regional Growth Vision, the Strategic Regional Policy Plan, and the State Comprehensive Plan.
Staff Analysis
This proposal is consistent with the County’s Comprehensive Plan as discussed throughout this section and is also consistent with the Central Florida Regional Growth vision by contributing to a range of housing opportunities and choices as well as providing housing near a commercial activity center. These goals are represented under the titles “Create a range of obtainable housing opportunities and choices” and “Encourage a diverse, globally competitive economy”, respectively, in the Central Florida Regional Growth Vision document as published on August 10, 2007.
The proposed R-4 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 proposed High Density Residential future land use designation.
Staff finds the proposed High Density Residential future land use designation and R-4 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 June 24, 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 Small Scale Future Land Use Map Amendment and concurrent Rezoning Ordinance as per the following two motions:
1.) Based on Staff’s findings and the testimony and evidence received at the hearing, the Planning and Zoning Commission finds the request meets the identified portions of the Comprehensive Plan and recommends the Board of County Commissioners adopt the Ordinance enacting a Small Scale Future Land Use Map Amendment from Low Density Residential and Planned Development to High Density Residential.
2.) Based on Staff’s findings and the testimony and evidence received at the hearing, the Planning and Zoning Commission finds the request meets the identified portions of the Seminole County Land Development Code and recommends the Board of County Commissioners adopt the Ordinance enacting a Rezone from A-1 (Agriculture) to R-4 (Multiple Family Dwelling) for a 308 unit multi-family development on approximately 23.42 acres, located on the north side of Slavia Rd, east of SR 417.