The Applicant is requesting a Large Scale Future Land Use Map Amendment from Planned Development to Planned Development and a Rezone from Planned Development (PD) to Planned Development (PD) for a mixed use development with entitlements that include general office, multi-family residential, student housing, retail and commercial, hotel, assisted living facility, and an independent living facility.

The subject property is currently zoned as the Reagan Center Planned Development, which was approved in 2015 and was formerly the Flea World Development of Regional Impact site. The site was a designated Catalyst Site in the former US 17-92 Community Redevelopment Area (CRA). The CRA identified this Catalyst Site due to its proximity to the County Government Center and Seminole State College across US Highway 17-92. The former CRA also indicated several objectives that a mixed-use development would support, such as increased taxable values, job creation and proximity to employment centers, regional area connectivity, and elimination of blight.

The proposed Parkside Place PD request expands upon the entitlements granted to the Reagan Center PD with an increase in intensity, density, and total square footage. More specifically, the comparison between the current request and the existing entitlements in the Reagan Center PD are shown in the table below:

                     *Floor Area Ratio **Square Feet ***Dwelling Units per Net Buildable Acre

The Future Land Use and zoning designations of the surrounding area are as follows:

• East – Low Density Residential future land use and Single-Family Dwelling (R-1A) zoning
• West – City of Sanford west of U.S. Highway 17-92; Public future land use and Agriculture (A-1) zoning
• North – City of Sanford/Low Density Residential future land use and Single-Family Dwelling (R-1A) zoning
• South – Evergreen Planned Development/Windsor Square Planned Development/Low Density Residential future land use and Public Lands and Institutions (PLI)/Planned Development (PD)/Agriculture (A-1) zoning south of Ronald Reagan Boulevard.

The proposed Parkside Place PD is part of a larger trend of creating walkable, city-like places in suburban areas. The Urban Land Institute published an excerpt from a book titled Suburban Remix: Creating the Next Generation of Urban Places that describes this as a “suburban remix” with a move from car-focused, sprawling development into dense and compact walkable places. While the trend is not necessarily towards cities themselves, it is a move away from suburban single family residential into higher density communities with connectivity and walkability. The higher density development encourages and supports transit and thus creates less auto-dependent development.  Current demographics show that the age cohort of 35-65 years now represents the smallest segment of the population causing a decline in demand for single family homes and increase in demand for urban development.  The location of the Parkside Place PD, a Catalyst Site of the former U.S. Highway 17-92 CRA, adjacent to large employment centers, between two large arterial roads, makes it an ideal place for a development with higher density and intensity.

Site Analysis

Floodplain Impacts:
Based on the 2007 FIRM map, there appear to be approximately 39 acres of floodplains on the subject property. A topographic survey showing floodplain delineations will be required prior to Final Engineering approval. Conservation easements, dedicated to Seminole County, will be required over all property within the post development 100-year floodplain.

Wetland Impacts:
Based on preliminary aerial photo and County wetland map analysis, there appear to be wetlands on the subject property. A topographic survey showing wetland delineations will be required prior to Final Engineering approval. A fifteen foot (15’) minimum, twenty-five foot (25’) average undisturbed upland buffer must be provided from all approved jurisdictional wetland boundaries. Conservation easements, dedicated to Seminole County, will be required over the wetlands and required buffers.

Endangered and Threatened:
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 Final Engineering approval.

Utilities:
The subject property is located within the Seminole County Utilities service area. There is adequate capacity to serve the development; however, Seminole County Environmental Services will require re-evaluation of the capacity required at the time of final engineering submittal.

Transportation/Traffic:
The property proposes access onto Ronald Reagan Boulevard and U.S. Highway 17-92 which are classified as Urban Minor Arterial and Urban Principal Arterial roads respectively. Ronald Reagan Boulevard and U.S. Highway 17-92 are currently operating at Level of Service (LOS) “A-E”, dependent on direction of traffic and time of day. Ronald Reagan Boulevard does not currently have improvements programmed into the County’s Five-Year Capital Improvement Program. U.S. Highway 17-92 is currently under road improvement construction. The subject property is located within the County's Transportation Concurrency Exception Area (TCEA). Development proposals within the TCEA are required to analyze its site impacts and propose measures to mitigate such impacts. The Parkside PD is proposing multi-modal improvements including an at-grade pedestrian crossings on US Hwy 17-92, a shuttle service to the SunRail Station as well as a bus drop off area for Lynx buses.

Sidewalks:
The developer will be required to provide internal sidewalks for the development that comply with the Land Development Code of Seminole County. There is an existing sidewalk along Ronald Reagan Boulevard and U.S. Highway 17-92; however, the sidewalk along Ronald Reagan Boulevard does not meet the County’s standards. The sidewalk along Ronald Reagan Boulevard is required to be improved and expanded to eight feet (8’) in width to meet multi-use sidewalk requirements.

Drainage:
The proposed project is located within the Lake Jesup 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.

Buffers:
The Applicant proposes buffers throughout the development. Buffer widths, opacity, and components will be determined at Final Development Plan.

Open Space:
Twenty-five percent (25%) common usable open space will be provided on the subject property.

Public School Capacity Determination:
Seminole County Public Schools conducted a school impact analysis based on the Applicant’s request and determined that the proposed number of students generated could be accommodated within the Concurrency Service Area without exceeding the adopted level of service.

Consistency with the Land Development Code

The proposed Planned Development (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 percent (25%) open space, provides adequate buffering, and proposes a mix of uses that are compatible with the high intensity of the U.S. Highway 17-92 corridor.

The development proposes less parking than the Land Development Code requires; however, the Applicant proposes a variety of mechanisms to support the needs of the project as it develops, including shared parking between the uses, on-street parking, ride-share programs, a Lynx bus stop, shuttle service, enhanced pedestrian access, and a bike share program. The Applicant further commits to re-evaluating the parking and transportation needs and submitting a parking study as each phase develops.

Consistency with the Comprehensive Plan

Under Policy FLU 2.9 Determination of Compatibility in the Planned Development Zoning Classification, the County shall consider uses or structures proposed within the Planned Development zoning classification on a case by case basis evaluating the compatibility of the proposed use or structure with surrounding neighborhoods and uses. Compatibility may be achieved by application of performance standards such as, but not limited to, lot size, setbacks, buffering, landscaping, hours of operation, lighting, and building heights.

The proposed Planned Development (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.

Chapter 30, Part 25 states that the Planned Development (PD) district is intended to promote flexibility and facilitate various development types, and combinations. Some development concepts that may be appropriate for PD zoning include, but are not limited to, enhanced protection of natural resource areas, mixed use or transit oriented development, and infill development or redevelopment.

The proposed project 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 is a mixed use redevelopment. The project proposes redevelopment of the former Flea World site, currently zoned as the Reagan Center PD, to allow a mixture of commercial, office, multifamily, hotel, assisted living facility, and recreation/open space uses. The site also contains natural wetlands that will be enhanced and protected via preservation of open space and a minimum 15-foot, 25-foot average buffer.

Staff finds the requested PD (Planned Development) zoning classification to be consistent with the Comprehensive plan and compatible with the trend of development in the area.

Planning & Zoning Commission Recommendation
The Planning & Zoning Commission will meet on October 3, 2018, to consider a recommendation to the Board of County Commissioners. The Planning & Zoning Commission recommendation and meeting minutes will be provided under separate cover.