The Applicant is requesting a Small Scale Future Land Use Map Amendment from Low Density Residential and Commercial to Commercial and a Rezone from R-1A (Single Family Dwelling), A-1 (Agriculture), and C-1 (Retail Commercial) to C-1 (Retail Commercial) in order to develop the subject property as a medical office.
The subject property currently has Low Density Residential and Commercial future land use designations. The proposed Future Land Use Map Amendment would change the future land use of the entire subject property to Commercial, with a maximum intensity of 0.35 Floor Area Ratio, and would bring the property into compliance with the Comprehensive Plan and the proposed C-1 (Retail Commercial) zoning classification.
The Future Land Use and zoning designations of the surrounding area are as follows:
East: Bear Lake Road
Future Land Use: Medium Density Residential
Zoning: R-1BB (Single Family Dwelling)
West: Future Land Use: Low Density Residential
Zoning: R-1A (Single Family Dwelling) and A-1 (Agriculture)
North: Jessica Drive
Future Land Use: Low Density Residential and Commercial
Zoning: R-1A (Single Family Dwelling) and C-1 (Retail Commercial)
South: Paxton Court
Future Land Use: Low Density Residential and Commercial
Zoning: A-1 (Agriculture) and C-1 (Retail Commercial)
The subject property is located in the Wekiva Study Area and the Urban Bear Management overlay and will be required to comply with the regulations for both at Final Site Plan.
Site Analysis
Floodplain Impacts:
Based on the FIRM map with an effective date of 2007, there appears to be no floodplains 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. If applicable, a topographic survey showing wetland and floodplain delineations will be required at Final Development Plan.
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 Site Plan or Final Engineering approval.
Utilities:
The site is located in the Seminole County utility service area, and will be required to connect to public utilities. There are existing water and sewer connections available to the property which are located on Paxton Court.
Transportation/Traffic:
The property will be required to access onto Paxton Court which is a local road. Paxton Court connects to Bear Lake Road, which is classified as an Urban Major Collector. Bear Lake Road is currently operating at a level-of-service “A” and does not have any roadway improvements programmed in the County 5-year Capital Improvement Program. Bear Lake Road is classified as a collector roadway. A single access onto Bear Lake Road for this property does not meet the County's access management standards due to the close proximity of existing access locations. The project will be limited to a right-in only access from Bear Lake Road with access to the existing Paxton Court to provide on-site circulation and appropriate access.
Sidewalks:
There is an existing sidewalk along the frontage that does not meet standards for width and clear zone safety. The developer will be required to build a six-foot (6’) wide sidewalk along Bear Lake Road.
Drainage:
The proposed project is located within the Little Wekiva Drainage Basin, and has limited downstream capacity; therefore, the site will be required to be designed to hold water quality, not exceed the rate of discharge and not exceed the pre- or post-development volumetric difference for the 25-year, 24-hour storm event.
Buffers and Open Space:
Buffers and Open Space requirements will be determined at Final Site Plan approval and will be in compliance with the Seminole County Land Development Code.
Consistency with the Land Development Code
The proposed C-1 (Retail Commercial) zoning designation has been evaluated for compatibility with the Land Development Code of Seminole County in accordance with Chapter 30, Part 40.
The request is consistent with the Seminole County Land Development Code and the surrounding area. The proposed development supports the objectives of the C-1 (Retail Commercial) zoning designation through sufficient buffering and a proposed use that is compatible with the surrounding residential and commercial zoning classifications.
Staff finds the requested C-1 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
The purpose and intent of the proposed Commercial Future Land Use is to identify locations for a variety of commercial uses including neighborhood and community shopping centers, convenience stores, retail sales, highway oriented commercial, and other commercial services. This land use should be located at the intersections of major roadways and along major roadways as infill development where this use is established. The maximum intensity permitted in this designation is 0.35 floor area ratio.
The proposed C-1 (Retail Commercial) zoning classification is compatible with the surrounding trend of development in the area and is consistent with both the allowable use and intensity provisions of the proposed Commercial future land use designation. To the north of the property is an existing convenience store, and 800 feet to the south at the intersection of Bear Lake Road and Maitland Boulevard is a retail pharmacy. The uses along Bear Lake Road are primarily single-family residential and retail commercial, and the proposed C-1 (Retail Commercial) zoning classification is compatible with this trend.
The property currently has multiple zoning classifications, one being C-1, and the proposed rezone brings the property into compliance with the proposed Commercial future land use designation.
Staff finds the proposed Commercial future land use designation and C-1 zoning classification to be consistent with the Comprehensive Plan.
Planning & Zoning Commission
The Planning & Zoning Commission met on February 5, 2020, and voted to recommend the Board of County Commissioners adopt the proposed Ordinance enacting a Small Scale Future Land Use Map Amendment from Low Density Residential and Commercial to Commercial and adopt the Ordinance enacting a Rezone from R-1A (Single Family Dwelling), A-1 (Agriculture), and C-1 (Retail Commercial) to C-1 (Retail Commercial) for approximately 1.12 acres, located on the west side of Bear Lake Road, north of Paxton Court.