The subject property was approved for a land use amendment and rezone to Planned Development in 2015 that allowed for a 120 unit Assisted Living Facility and the permitted uses listed in the CN, CS and C-1 commercial zoning districts, excluding multi-family, furniture stores, appliance stores, launderettes and laundromats, plant nurseries, theatres, dry cleaners, veterinary clinics, communication towers, self-service laundries, physical fitness studios and tobacco shops. The Applicant is requesting a Small Scale Future Land Use Map Amendment and PD Major Amendment in order to allow for multi-family use in addition to the previously approved uses.
The subject property has a Planned Development future land use that permits a maximum non-residential Floor Area Ratio (F.A.R.) of 0.65 and a maximum building area of 131,013 square feet. The Applicant is proposing to amend the previous approval to allow for a ninety-two (92) unit multi-family apartment complex with a maximum residential density of 19.96 dwelling units per net buildable acre. The PD Master Development Plan proposes three (3) story buildings with a maximum building height of forty-five (45) feet. Balconies facing external property lines are prohibited for the multi-family use. The forty-five (45) foot building height was approved as part of the previous Development Order that is still in effect.
The Applicant is proposing a percentage of the units to be made available for Workforce Housing. The Workforce Housing portion of the development will be required to meet the affordability requirements of the Federal Private Activity Bond Program for Multi-Family Mortgage Revenue Bonds, which requires a minimum of twenty percent (20%) of the units rented to households earning less than fifty percent (50%) Average Median Income (AMI) or forty percent (40%) of the units rented to households earning less than sixty percent (60%) Average Median Income (AMI), as adjusted annually by the Housing and Urban Development (HUD) publication. The development will not be marketed for student housing. If any students are to reside in an apartment unit, at least one (1) resident of that unit must meet one (1) of the following eligibility requirements: Be married and eligible to file a joint tax return (person does not have to live with spouse, but spouse's income may be included in eligibility determination).
- Be a single parent with dependent children.
- Receive benefits from Aid to Families with Dependent Children “AFDC” or Temporary Assistance for Needy Families “TANF” (does not include Supplemental Nutrition Assistance Program “SNAP” or disability benefits from Social Security).
- Be enrolled in a job training program under the Job Training Partnership Act (JTPA) or a similar program.
- Be a person who was previously under the care and placement of the State agency responsible for Foster Care.
The previously approved PD Development Order allows for commercial uses that include supermarkets. The Applicant has provided a trip generation summary from VHB, Inc. comparing the total daily trips of an approximate 70,000 square foot supermarket use to a ninety-two (92) unit multi-family apartment complex use. The associated trip generation for the proposed supermarket use, which is currently permitted under the approved PD, would generate approximately fourteen (14) times the number of daily trips as compared to the proposed ninety-two (92) unit multi-family apartment complex. The trip generation summary also recommends that the proposed development provide a dedicated westbound right turn lane to Beasley Road and the extend the southbound left turn lane on Alafaya Trail from 230 feet to 415 feet. The Applicant is including these recommended improvements as part of the Master Development Plan and Development Order.
The Applicant is proposing a stabilized trail connection along the northwestern portion of the site to the existing LYNX bus shelter on Alafaya Trail. The property management company will make known and market to the residents and surrounding businesses the programs that LYNX offers including carpool, van pool, ride share, and fixed route bus service.
The Applicant is requesting a parking waiver through the Development Order to allow nine (9) feet by eighteen (18) feet parking spaces instead of ten (10) feet by twenty (20) feet parking spaces that are required by code, as well as a reduction in the required parking ratio from 2.0 parking spaces per unit to 1.7 parking spaces per unit. The Applicant has provided a study from the Urban Land Institute as part of the waiver request.
The Future Land Use and zoning designation of the surrounding area is as follows:
- West – Alafaya Trail; Low Density Residential and R-1AA (Single Family Dwelling) with a minimum lot size of 11,700 square feet, and a minimum width at building line of ninety (90) feet, currently developed as single family residential.
- East – Low Density Residential and Tracts 3 and 4 of the Canterbury Cove PD with a minimum lot size of 3,600 square feet, and a minimum width at building line of forty (40) feet, currently developed as single family residential.
- North – Medium Density Residential and Tracts 1 (Office Tract), 2 and 4 of the Canterbury Cove PD with a minimum lot size of 3,600 square feet, and a minimum width at building line of forty (40) feet, currently developed as single family residential.
- South – Office and Low Density Residential; Office and R-1AA (Single Family Dwelling) with a minimum lot size of 11,700 square feet, and a minimum width at building line of ninety (90) feet, currently developed as daycare and single family residential.
Site Analysis
Floodplain Impacts:
Based on FIRM map, with an effective date of 2007, there appears to be no floodplain on the subject property.
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 will be required prior to Final Development Plan.
Utilities:
The site is located in Seminole County’s utility service area, and will be required to connect to public utilities. There is a 24-inch water main on the west side of Alafaya Trail, a 20-inch sanitary force main on the east side of Alafaya Trail, and a 12-inch reclaimed water line running down the center of Alafaya Trail. The subject property is in the ten (10) year master plan for reclaimed water. Water and sewer capacity is available to serve the proposed development.
Transportation/Traffic:
The property proposes access onto Beasley Road, which is classified as a local roadway. Beasley Road does not have improvements programmed in the County 5-year Capital Improvement Program.
Sidewalks:
There is not a sidewalk along Beasley Road. The developer will be required to build a 5-foot sidewalk along Beasley Road.
Drainage:
The proposed project is located within the Howell Creek Drainage Basin, and discharges to Alafaya Trail, which is maintained by the Florida Department of Transportation (FDOT). The site will have to get an FDOT drainage connection permit.
Buffers:
The PD proposes the following landscape buffers:
- North: Ten (10) feet landscape buffer adjacent to building; Twenty (20) feet landscape buffer adjacent to parking area.
- South: Fifteen (15) feet landscape buffer adjacent to stormwater pond west of the entrance. Twenty-five (25) feet undisturbed buffer east of entrance, except where driveway or utilities, stormwater, or sidewalks may be needed. Hand clearing of scrub undergrowth or invasive species shall be allowed within undisturbed buffer area.
- East: Twenty (20) feet landscape buffer.
- West: Fifteen (15) feet landscape buffer.
Open Space:
Thirty-five percent (35%) 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 would be accommodated without exceeding the adopted level of service.
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 thirty-five percent (35%) open space and provides adequate buffering to maintain compatibility between the proposed development and surrounding properties.
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 land use amendment and rezone allow for the addition of a maximum of ninety-two (92) apartment units. The Master Development Plan includes significant landscape buffers along the perimeter. The development will provide Dark Sky Lighting in order to mitigate offsite impacts to the adjacent residential properties.
The subject property is located within the Urban Centers and Corridors Overlay, encouraging infill development and redevelopment within major transportation corridors. The purpose of the Overlay (Policy FLU 5.17) is to encourage a compact, walkable development pattern that provides for a balance of jobs and housing in locations that can benefit from multiple modes of transportation such as bus and commuter rail service. The subject property fronts on a major arterial road carrying high volumes of traffic to and from the University of Central Florida, as well as supporting significant amounts of commercial and office development to the north and south.
The proposed development will include making a percentage of the total number of dwelling units available for Workforce Housing. As it adjoins bus routes along Alafaya Trail, the development will also provide easy access to alternative transportation, facilitated by a stabilized trail connection to the existing LYNX bus shelter.
Staff finds the request to be consistent with the Comprehensive plan and compatible with the trend of development in the area.