Morning Star Self Storage was approved on January 8, 2019 for a Small Scale Future Land Use Map Amendment (SSLUA) and Rezone to Planned Development (PD) for a self-service storage facility with a maximum floor area of 100,000 s.f. and maximum Floor Area Ratio (FAR) of 1.17. The original site consisted of seven parcels containing a mix of existing uses, including auto sales, office buildings, and vacant land.
At the time of approval, the project’s most obvious challenge was the configuration and size of the subject property. At that time, an intervening parcel divided the PD into two non-contiguous sections separating the open space from the rest of the development. The Applicant stated an intention to add an eighth parcel as soon as owner authorization could be obtained. With that authorization now in hand, the purpose of the present application is to: unify the site by rezoning the previously excluded parcel from C-2 to PD; request a Major Amendment to add this 0.21-acre parcel to the PD; and amend the approved landscape and reduce the number of plant units being provided. With this amendment, the proposed building size remains 100,000 square feet while the FAR drops to 1.07.
The site’s relatively small size and irregular shape have created challenges with regard to ordinary Code requirements such as buffers and setbacks. Due to the limited depth of the site, building setbacks were reduced on the north and west property lines. Standard buffer criteria as stated in the Land Development Code had to be modified to enable the Applicant to provide an appropriate degree of visual screening (this flexibility is permitted under the Planned Development zoning district). For example, the Land Development Code would normally require a 25' wide landscape buffer along US Hwy 17-92 for this intensity of development but staff worked with the applicant and agreed to a 10' buffer with enhancements in lieu of the 25' buffer.
In the previous hearing regarding PD approval before the Planning and Zoning Commission, the Applicant questioned the need for buffer enhancements (3’ continuous hedge and a decorative metal fence), as required by the original Development Order. Staff explained that the more restrictive buffering requirements, referred to as “opacity” under the Land Development Code, were justified by the development’s high intensity, as seen in the proposed building height of 65 feet and total floor area exceeding total site area. The enhanced buffer criteria were intended to ensure compatibility with surrounding development and roadways; similar requirements are being applied to other sites along US Hwy 17-92, potentially improving the visual appearance of the entire corridor over time.
In working with the Applicant on the present request, staff has suggested revisions to the landscape plan which retain the hedge and fence along US Hwy 17-92 while moving several plants proposed by the Applicant to the same areas for maximum buffering effect (see Buffer discussion below).
With the Major Amendment application, the site design issues discussed above have been addressed to staff’s satisfaction.
The Future Land Use and zoning designations of the surrounding area are as follows:
East – Commercial and C-2 (Retail Commercial)
West – Railroad
North – Mixed Development and C-2 (Retail Commercial)
South – US Hwy 17-92 and highway interchange (across Orange County Line)
Site Analysis
Floodplain Impacts:
Based on FIRM map with an effective date of 2007, there appears to be no floodplains on the subject property.
Sidewalks:
There is an existing sidewalk along US Hwy 17-92 to the location of the existing driveway access into the property. The developer will be required to build a 6-foot sidewalk along the full frontage of the property.
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 100-year, 24-hour storm event on site.
Wetland Impacts:
Based on preliminary aerial photo and County wetland map analysis, there appears to be no wetlands on the subject property. If applicable, a topographic survey showing wetland and floodplain delineations will be required at Final Development Plan.
Endangered and Threatened Wildlife:
A listed species survey will be required prior to Final Development Plan.
Utilities:
The site is located in the City of Casselberry utility service area, and will be required to connect to public utilities. Water and sewer capacity is available to serve the proposed development.
Transportation/Traffic:
The property proposes access onto US Hwy 17-92, which is classified as an urban principal arterial. US Hwy 17-92 is currently operating at a level-of-service “D” and does not have improvements programmed in the County 5-year Capital Improvement Program or FDOT 5-year Work Program. The developer must obtain FDOT approval for the US Hwy 17-92 access.
Buffers:
As part of the PD Major Amendment, the Applicant is proposing to reduce the total number of trees within the buffers, based on spacing recommendations from a landscape architect. At the same time, several landscape plantings previously proposed for the north buffer are being moved to locations where they will have a greater impact on the visual appearance of the site. Specifically, these are: 4 understory trees moved to the east buffer for a total of 26; and 4 canopy trees moved to a triangular area at the corner of 2nd Street and US Hwy 17-92, where they will supplement the hedge and decorative metal fence along both frontages.
To summarize, with the current proposal there would be a 10-foot buffer along the eastern property line, including understory trees, a 3-foot continuous hedge, and 4-foot decorative metal fencing from 2nd Street to a point 50 feet south of the project entrance. From this point, the buffer would continue at five (5) feet in width, with a 3-foot continuous hedge, to the south end of the property.
Along 2nd Street, the north buffer would be a minimum of ten (10) feet in width. From the corner of US Hwy 17-92 to the north project entrance, the buffer would include the 3-foot hedge and 4-foot decorative metal fence. West of the entrance, the buffer would provide four (4) evergreen trees and 46 shrubs adjacent to the building.
Additional landscaping will include four (4) canopy trees in a triangular area in the northeast corner of the site between the parking area and US Hwy 17-92.
Open Space:
The requested development will exceed the required twenty-five percent (25%) common usable open space, to include an amenitized stormwater pond and a designated open space tract at the south end of the site.
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 twenty-five percent (25%) open space and provides adequate buffering to maintain compatibility with nearby uses to the north and east.
Staff finds the requested PD zoning classification to be compatible with the trend of development in the area.
Consistency with the Comprehensive Plan
Under Policy FLU 2.9, “Determination of Compatibility in the Planned Development Zoning Classification,” the County may 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 through performance standards such as, but not limited to, lot size, setbacks, buffering, landscaping, hours of operation, lighting, and building heights.
The existing Planned Development zoning classification, together with the added parcel and Major Amendment, is consistent with a general trend toward higher development intensities and upgraded visual appearances in the US Hwy 17-92 Corridor. Despite a relatively tall building height of sixty-five (65) feet, the proposed development is in keeping with the high-intensity commercial activities surrounding it, while generating minimal demand for roadway and utility capacity. The proposed Master Development Plan provides adequate buffering along the adjacent street frontages to the east and north, and foundation landscaping along the building walls visible from off-site.
Staff finds the requested PD zoning classification to be consistent with the Comprehensive Plan.
Planning & Zoning Commission
The Planning and Zoning Commission met on June 5, 2019 and voted unanimously to recommend the Board of County Commissioners adopt the Ordinance enacting a PD Major Amendment on 2.15 acres and a Rezone from C-2 (Retail Commercial) to PD (Planned Development), on 0.21 acres, located on the west side of US Hwy 17-92, between 2nd Street and the Orange County line.