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ORDINANCE NO. 2007- 4062
AN ORDINANCE OF THE CITY OF SANFORD, FLORIDA, AMENDING
ORDINANCE NO. 3079 (CITY OF SANFORD COMPREHENSIVE PLAN)
AS PREVIOUSLY AMENDED; PROVIDING FOR AMENDMENT OF THE
FUTURE LAND USE ELEMENT AND THE FUTURE LAND USE MAP
OF THE FUTURE LAND USE PLAN ELEMENT OF THE CITY OF
SANFORD COMPREHENSIVE PLAN WITH MULTIPLE FUTURE LAND
USE MAP AMENDMENTS; AMENDING GOAL 1-2 PROVIDING FOR
ATTACHMENT OF COMPOSITE EXHIBITS; PROVIDING FOR
SEVERABILITY; PROVIDING FOR RATIFICATION OF PRIOR ACTS
OF THE CITY COMMISSION; PROVIDING FOR CONFLICTS;
PROVIDING FOR CODIFICATION AND DIRECTIONS TO THE CODE
CODIFIER AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the City of Sanford's Planning and Zoning Commission, as the City's
local planning agency, held a public hearing on June 21, 2007 and any continuance
thereof, to consider amending the Future Land Use Element and the Future Land Use
Map of the Future Land Use Plan Element (Goal 1-2) of the City of Sanford
Comprehensive Plan; and
WHEREAS, the City Commission, as the City's governing body, held a
transmittal public hearing on July 9, 2007 and any continuance thereof, to consider the
same amendments to the City of Sanford Comprehensive Plan; and
WHEREAS, the City Commission, as the City's governing body, held an adoption
public hearing on November 26, 2007, to consider the same amendments to the City of
Sanford Comprehensive Plan and all documents and Exhibits germane thereto and
after reviews in accordance with the controlling provisions of State law; and
WHEREAS, the City of Sanford has complied with all requirements and
procedures of Florida law in processing its first annual large scale amendment in 2007
to the City of Sanford Comprehensive Plan.
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NOW, THEREFORE, BE IT ENACTED BY THE PEOPLE OF THE CITY OF
SANFORD, FLORIDA:
SECTION 1. AMENDMENT TO FUTURE LAND USE MAP. That portion of the
Future Land Use Plan Element referenced as the Future Land Use Map is hereby
amended by changing Future Land Use Plan Element as set forth in the Future Land
Use Map as attached hereto as Composite Exhibit "A" and by this reference
incorporated herein, which changes made thereon are hereby made a part of the City of
Sanford Comprehensive Plan.
SECTION 2. AMENDMENT TO GOAL 1-2. Goal 1-2 of the City of Sanford
Comprehensive Plan is hereby amended so as to be consistent with the land use map
amendments attached hereto as Composite Exhibit "A" and included herein, and is
hereby amended thusly and made a part of the City of Sanford Comprehensive Plan.
SECTION 3. SEVERABILITY. If any section, sentence, phrase, word or portion
of this Ordinance proves to be invalid, unlawful or unconstitutional, it shall not be held to
impair the validity, force or effect of any other action or part of this Ordinance.
SECTION 4. CONFLlCTS/RA TIFICA TION OF PRIOR ACTIONS. All
ordinances or parts of ordinances in conflict herewith are repealed. The prior actions of
the City Commission and its agencies in enacting and amending the City of Sanford
Comprehensive Plan are hereby ratified and affirmed.
SECTION 5. CODIFICATION/INSTRUCTIONS TO CODE CODIFIER. It is the
intention of the City Commission of the City of Sanford, Florida, and it is hereby
ordained that the provisions set forth in the exhibits to this Ordinance shall become and
be made a part of the codified version of the City of Sanford Comprehensive Plan
Ordinance No. 2007- 4062
Page 2 of 4
and/or the Code of Ordinances of the City of Sanford, Florida; and that the Sections of
the Exhibits to this Ordinance may be renumbered or re-entered or otherwise formatted
to accomplish such intention. The actual text of the Sections to this Ordinance need not
be codified. The Code codifier of the City is given broad and liberal authority to
appropriately codify the provisions of the City of Sanford Comprehensive Plan in a
format that can readily published and distributed in an unseable and manageable
format. The City Manager, in conjunction with the City Clerk and the City Attorney, are
hereby granted and authority to take any and all necessary and appropriate actions to
accomplish the provisions of this Section.
SECTION 6. EFFECTIVE DATE. This Ordinance shall become effective
immediately when the State Land Planning Agency issues a final order determining the
adopted amendment to be in compliance in accordance with Section 163.3184(9),
Florida Statutes, or when the Administration Commission issues a final order
determining the adopted amendment to be in compliance in accordance with Section
163.3184(9), Florida Statutes, whichever occurs first.
PASSED and ADOPTED this 26th day of November, 2007.
ATTEST:
CITY COMMISSION OF THE CITY OF
SANFORD, FLORIDA
~~'---
Linda Ku n, Mayor )
CERTIFICATE
I, Janet R. Dougherty, City Clerk of the City of Sanford, Florida, do hereby certify
that a true and correct copy of the foregoing Ordinance No. 2007- 4062, PASSED AND
ADOPTED by the City Commission of the City of Sanford, Florida on the 26th day of
Ordinance No. 2007- 4062
Page 3 of 4
November, 2007, was posted at the front door of the City Hall in the City of Sanford,
Florida, on the 28th day of November, 2007.
~/(.,{Gw~
J .. et R. Dougherty, Cit lerk
Ordinance No. 2007- 4062
Page 4 of 4
-"".,.-"._,
"-'
CITY OF SANFORD
FIRST COMPREHENSIVE PLAN
AMENDMENT
2007
..".-
~
ISTOIC
IATERFRONTGATEiAY
,..-.
November 26,2007
Prepared by the City of Sanford
Planning and Development Services Department
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TABLE OF CONTENTS
PPROPOSED FUTURE LAND USE MAP
DATA, INVENTORY AND ANALySIS......,........ ,......,...............................Pages 1-17
EXHIBIT A: Individual Existing and Proposed Future Land Use Maps and Existing
Land Use Maps for Amendment Sites
EXHIBIT B: Seminole County/City of Sanford Joint Planning Interlocal Agreement
including Future Land Use Equivalency Chart
EXHIBIT C: Map of Sanford Sewer Service Area
Map of Sanford Water Service Area
.~
A TT ACHMENT 1: Support Data for Site 1
ATTACHMENT 2: Support Data for Site 35
Schedule B Permitted Uses of the Sanford Land Development
Regulations
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"-'
1. Introduction. The first Comprehensive Plan Amendment of 2007 consists of 35
amendments to the future land use map totaling 229.03 acres. Exhibit A consists of
individual maps of each site depicting the existing land use and the current and
proposed future land use designations. Thirty-two amendments are due to
annexations. Three are due to applications for map amendments.
2, Annexation Amendments. The City has recently approved 32 applications for
annexation. Pursuant to both the City's Comprehensive Plan objective 1-2.9 and the
Seminole County/City of Sanford Joint Planning Agreement, the future land use
designations for these amendments in the City are the equivalents of those in
Seminole County. In table 1 of Sanford's amendment, these sites are identified in the
second to last column, 'Impact on Facilities and Services' as having no impact
because permitted uses, densities and intensities have not changed.
The City's Comprehensive Plan Objective 1-2.9, Unincorporated Urban Area Land
Use, states:
.,....~
Based on Resolution #1556, the City of Sanford accepted and confirmed the
joint recommendations of the City and County Administrative Staff
concerning joint planning procedures, including a commitment to develop
consistent Future Land Use Map concepts for the unincorporated urban area
plus transportation, water, sewer and drainage facilities and services.
.............
The City of Sanford and Seminole County shall maintain land development
regulations which implement the mutually agreed upon program for
coordinating development within the unincorporated area.
To implement this objective, in 1991, the City entered into a Joint Planning
Agreement (JPA) with Seminole County to adopt standards and procedures to insure
coordinated planning activities related to urban expansion. Such standards ensure
property owners some certainty regarding the development of property when it is
annexed into the City.
In the Agreement, Section 3. Comprehensive Planning, Future Land Uses And
Development Approvals states:
(a) Findings. The COUNTY and the CITY have reviewed their respective
future land use designations and land development regulations for
consistency between their jurisdictions. It has been determined that many
of their respective future land use designations and land use regulations
are equivalent and of similar nature.
,,-....
\.-..
(b) Future Land Use Equivalency. The "Future Land Use Equivalency
Chart", labeled Exhibit "B" and incorporated herein, describes equivalent
Page 4
future land use designations in the City and County comprehensive plans.
These designations have been deemed equivalent due to their similar
intensities and densities of allowable development. Both the County and
the City shall ensure that all of their respective land use amendments and
rezonings are consistent with the other jurisdiction's zoning and future
land use designations for the subject property as described in Exhibit '"B",
except to the extent set forth in Section 3( c), The County shall not oppose
land development orders of the City if such actions are compliant with
applicable law and all County zoning and land use designations as
described in Exhibit "B", The City shall not oppose any land development
orders of the County if such orders are compliant with applicable law and
all City zoning and land use designations as described in Exhibit '"B". The
Future Land Use Equivalency Chart may be amended from time to time as
agreed upon by both parties and each such proposed amendment shall
include, an assessment and evaluation of all required planning elements
including, but not limited to:
.~
(l) Public services and facilities (e,g., water, drainage, sewer, roads,
public safety, law enforcement, schools, library services, etc.).
(2) The identification and evaluation of current supply of vacant land
already designated for the proposed land use category.
(3) Fiscal impacts related to the cost of and payment for urbanization.
.~
(4) RurallUrban transition controls.
(5) Designation and protection of parks, conservation areas, open space,
flood prone and environmentally sensitive areas within the "Joint Planning
Area. "
The Future Land Use Equivalency Chart contained in the Joint Planning Agreement
and labeled Exhibit "B" in this document, describes equivalent future land use
designations in the City and County comprehensive plans. These designations have
been deemed equivalent due to their similar intensities and densities of allowable
development. For nearly twenty years (first through a joint planning agreement and
later by mutual agreement) Seminole County and Sanford have agreed that all of their
respective land use amendments and rezonings will be consistent with the other
jurisdiction's zoning and future land use designations as described in Exhibit '"B".
To further ensure equivalency, in the first Comprehensive Plan amendment of 2004,
the City changed the definition of open space in Policy 1-1.1.1 and the definition of
density in Policy 1-2.1.1 to make the maximum residential densities permitted by the
City and the County equivalent. Although the City lists a density of 6 units/acre in its
low density single family district and the County lists 4 units/acre the 2004 changes
make the densities of the two jurisdictions the same. '~
Page 5
...:'~
~
The equivalency concept also extends to the County's Conservation designation
which is equivalent to the City's Resource Protection designation. Although the
County uses Conservation as an overlay district and the City does not, both
designations severely restrict the types of permitted development in wetlands areas
and allow virtually no impacts to environmentally sensitive areas,
Because the future land use designations are equivalent in the County and the City,
the potential impacts of development from the 32 sites on public facilities such as
water, sewer, drainage, transportation and parks are also equivalent and have already
been taken into account by the County.
3, Applications for Map Amendments. When a future land use designation is proposed
to change, the impacts of the change are based on the impact of the maximum
development that is allowed to occur in the new future land use designation minus the
maximum impacts of development under the existing future land use designation.
The City received two applications for map amendments. The impacts of these
amendments are discussed in Sections 7 and 8.
4, General Comment on Water and Sewer Facilities. In general, the public facilities
of water and sewer are all within the City of Sanford Service Area per interlocal
/_ agreement with Seminole County (see Exhibit C). Therefore, all of the City's and
.,-, County's water and sewer facilities planning are based on similar data, inventory and
analysis. In 2003, the City, together with the County and the other cities and special
districts within the County, participated in preparing an Interlocal Service Delivery
Agreement Report. The report did not identify any overlapping of services within
the entire County. The provider of water and sewer services is determined by
location and not by a parcel's jurisdiction. There is an underlying assumption that the
water and sewer infrastructure will be served by the City of Sanford in the Sanford
Urban Planning Area. This assumption has been in effect since the Joint Planning
Agreement of 1991 and is incorporated in the City and County plans.
Based on the its Utility Strategic Business Plan (1999), its State-approved Water
Supply Plan and the capacity of its new wastewater treatment plant, Sanford has
adequate capacity to operate at or below its level of service standards for potable
water and wastewater treatment through the planning period.
In the summer of 2007, the City opened a new wastewater treatment plant on the east
side of town with an initial capacity of 2 million gpd. The plant can be expanded to
3 million gpd with only minor modifications and to 4 million gpd with an investment
in additional tankage. With the new plant online, the City now has a treatment
capacity of9.3 million gpd.
,-
The City's Utility Department consistently implements a strategic plan and action
plan to ensure that the following objectives are met:
'-'
Page 6
"','N--'_,.;'f<._-,jI__~""'~_il'_ _ J - I>"'" -..,,,,.,.<.-.
To provide quality water, reclaimed water and wastewater service to the residents of
the City at the lowest possible price;
o
To maximize the utilization of the City's water production and treatment and
wastewater treatment and reclaimed water facilities;
To plan for area growth;
To maintain or place the utility system in a competitive posture in relationship to the
cost of operations, raters for service and the financing of the utility's infrastructure
needs;
To achieve equity and fairness in providing utility services and the rates and charges
billed for such services to existing and future customers; and
To meet customer expectations as it relates to the value of the services provided by
the City.
In addition, the City has been so successful in conserving water, that this year it was
able to reduce its level of service standards from 147 to 132 gallons per capita per
day for wastewater and from 161 to 144 gallons per capita per day for potable water.
The City is also implementing its DCA-approved water supply plan. The Water
Supply Facilities Work Plan (Work Plan) is the City's plan to meet current water
demands and the anticipated growth in demand within its jurisdiction through 2017.
Although the projection shows that the source water allocation is sufficient to meet
the City's water demand through the 10-year planning period, the City has started on
the extensive planning for the City's water supply. Over the term of the Work Plan,
the City of Sanford will improve the existing water production and distribution
systems within the service area. In addition, the City has started planning on
alternative water supplies for future demand beyond the term of this Work Plan. The
City of Sanford also operates a very successful reclaimed water system. As a result of
the City's reuse effort, the City has achieved virtual total reuse and conserves
approximately 5 MOD of ground water through its water reclamation program at a
host of sites, including a City-owned citrus/hayfield, parks, golf courses, and
commercial, residential and government owned properties.
o
City of Sanford Pro,iected Water Demand and Sources
Year Projected Water CUP Permitted Water Source
Demand (MGD) Amount (MGD)
2007 7.577 8.77 Floridan Aquifer
2008 7.783 9.02 Floridan Aquifer
2009 7.994 9.30 Floridan Aquifer
2010 8.211 9.58 Floridan Aquifer
.~
Page 7
4. 1.1.." m
'-'
2011 8.414 9.58 Floridan Aquifer
2012 8.622 9.58 Floridan Aquifer
2013 8,835 9.58 Floridan Aquifer
2014 9.053 9.58 Floridan Aquifer
2015 9.277 9.58 Floridan Aquifer
2016 9.383 9.58 Floridan Aquifer
2017 9.490 9.58 Floridan Aquifer
5. General Comments on Transportation Facilities. The City of Sanford provides
funding to, and participates in, the regional transportation modeling process by
Metroplan Orlando (the MPO for Orange, Osceola and Seminole Counties).
Seminole County performs transportation modeling for the area that includes
Sanford. Therefore, the City has no need to conduct independent traffic analyses. Our
traffic impact review of specific plan amendment sites is based upon data, inventory
and analysis that are compiled through the Metroplan Orlando transportation
modeling. The future land use data upon which the Metroplan analysis is based
,_ reflects existing and future land use planning data from the City of Sanford. That
"-' information is compiled by Seminole County with input from the seven cities within
the county. Sanford's Traffic Circulation Plan Element and the City's analysis of
individual sites incorporates traffic analysis that reflects future development for the
entire Sanford area including the unincorporated area around the City, much of
which is subject to annexation. Traffic projections are based on modeling by
Seminole County and Metroplan Orlando. Therefore, with regard to the future land
use plan map amendment sites, unless the proposed future land use designation is
different than the Seminole County future land use plan map designation, the model
has already accounted for the impacts to the transportation system of the
development potential of a site and there would be no significant change to traffic
impact.
The County has implemented various projects over the last 10 years that have either
been constructed or will be constructed in the near future to deal with growth and
concurrency issues in the Sanford area.
~
The County is improving the east-west SR 46/CR46A corridor on both sides of U.S.
Highway 17/92. On the west side of U.S. Highway 17/92, the County is 4-laning
County Road 46A from U.S. Highway 17/92 to 1-4. This work will be completed in
July of 2008. The County is also improving entrance and exit ramps to 1-4 at CR
46A. Additionally, the County has worked with the City of Sanford to construct the
St. Johns Parkway, which is a parallel facility that runs from Rinehart Road eastward
"-"
Page 8
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and will eventually connect to Airport Boulevard. Both of these roads are parallel
facilities providing relief to the western section of State Road 46,
.~
Seminole County completed the new East Lake Mary Boulevard Extension from
u.S. Highway 17/92 to State Road 415 in the Spring of 2007, This road is a 4-laned
road expandable to 6-lanes designed to reduce traffic on State Road 46 adjacent to
the airport by at least 20 percent. The County will not perform travel time delay
studies on SR 46 or East Lake Mary Boulevard until 2008. These studies can
determine the impact of the construction of East Lake Mary Boulevard on the level
of service on SR 46.
County Road 427, which serves as a parallel route to U.S. Highway 17/92, has been
4-laned from State Road 436 in Altamonte Springs to State Road 46 in Sanford. This
roadway has been constructed so that the majority of the roadway can be upgraded to
6-lane facility if necessary.
In April of 2008, north of Lake Mary Boulevard, the County will complete the 4-
laning of Airport Boulevard from U.S. Highway 17/92 to State Road 46 providing
another parallel corridor to U.S. Highway 17/92 through the Sanford area, In addition,
the County is committed to extending Airport Blvd. north of SR 46 to terminate at CR
15, eliminating the need for many trips on U. S. Highway 17/92.,
Next year, the County will start the 4-laning of Monroe Road (CR 15) from SR 46 to
US 17/92.
~
The County has also committed to fund $39 Million Dollars for a Commuter Rail
System in Seminole County which will provide a parallel facility to U.S, Highway
17/92 and relieve traffic on Interstate 4.
In summary, the citizens of Seminole County, including Sanford, have taxed
themselves 270 Million Dollars to directly improve state roads or build parallel
County roadways that provide additional capacity to state roads as well as committed
39 Million Dollars for Commuter Rail. We believe that this type of partnership that
we have with the FDOT needs to be recognized as the plan that the County has come
forth to relieve concurrency concerns along U.S. Highway 17/92 and State Road 46 in
Seminole County.
6. School Capacity: The student generation rates at which a single family, multi-family
and mobile home generates public school students are currently established under
Seminole County BCC Ordinance 92-14, which adopts the impact fees and the
related study that determined the rates. The study was also adopted by resolution of
all municipalities within Seminole County. The adopted rates are:
o
Page 9
~" Housing
"-" Type Elem Middle High All
Single Family 0.249 0.114 0,124 0.487
Multi Family 0.115 0,053 0.057 0.226
Mobile Home 0.186 0.083 0.075 0.345
Only one amendment has the potential to increase public school enrollment. Site 1
will impact Seminole High School, Markham Woods Middle School and the
northwest cluster of elementary schools (Bentley Elementary, Crystal Lake
Elementary, Idyllwilde Elementary, Wicklow Elementary and Wilson Elementary).
The WDBD district will allow site 1 to have a maximum of 50 dwelling units per
acre for a total of 1048 units, This could yield 261 elementary students, 119 middle
school students and 130 high school students for a total of 51 0 students.
Seminole High School and Markham Woods Middle School have not reached their
capacity and will be able to accommodate these hypothetical students. The
northwest cluster has some capacity left, although not enough to accommodate 261
students. Additional capacity is planned for the northeast cluster with the new
Midway Elementary School due to open for the 2009-2010 school year.
School concurrency will be assessed during the review of the development
application. Normally this first occurs during the pre-application conference.
cF'~
"-'
7, Needs Assessment and Compatibility of proposed applications for amendments
with objectives and policies of the Comprehensive Plan:
Site 1
This site is located at the northeast comer of the intersection of County Road IS (Monroe
Road) and the CSX rail lines. When the site was annexed into the City last year, the
entire site took the Resource Protection future land use designation which is equivalent to
the County's Conservation overlay designation. This designation turned out to be
erroneous for most of the property because a large portion of the property is disturbed.
The amendment site contains two areas that will remain in the Resource Protection future
land use designation due to the presence of forested wetlands.
The applicant is proposing to keep the Resource Protection designation on 8.18 acres and
to change 4.05 acres from the Commercial designation with a Conservation overlay and
16.92 acres from the Suburban Estates designation with a Conservation overlay to
Waterfront Downtown Business District. The Waterfront Downtown Business District
was established in 2001 as the designation for all lands north of the CSX rail line in
Sanford and in close proximity to the St. Johns River. The surrounding area is rapidly
developing with a mix of commercial and industrial uses and the proposed amendment is
~,_ consistent with the existing uses in the area.
..........,.,
Page 10
,.,._,.",..c"",~__..,~.".c.
The disturbed portion of the site is primarily comprised of old agricultural fields now
maintained as mowed turf grass. Two abandoned residential structures exist on the
eastern portion of the property. Soils on the site consist of Felda and Manatee "mucky"
fine sand. Due to past historic agricultural activities, most of the soil has been modified
so that it no longer exhibits characteristics that would classify it as hydric (wetland) soil.
The ecological consulting firm, Aquatic Symbiotics, Inc., has determined the
upland/wetland line on the site and has secured a general permit from the St. Johns Water
Management District for the construction of a commerce center (see Attachment A). The
District issued a permit and concurred with the location of the upland/wetland line, The
request for this amendment to the future land use map reflects the acknowledgement by
the District that a portion of the site is disturbed and can be classified as uplands.
Policy 1-3.2.1, Future Land Use Map and Related Policies, requires that the City use the
criteria listed below to evaluate any future land use map amendments:
The amendment shall be consistent with the State Comprehensive Plan (Chapter 187, FS.)
and the Growth Policy Act (Chapter 163 FS.):
The amendment furthers State Comprehensive Plan goal 15: Land Use:
In recognition of the importance of preserving the natural resources and
enhancing the quality of life of the state, development shall be directed to
those areas which have in place, or have agreements to provide, the land and
water resources, fiscal abilities, and service capacity to accommodate growth
in an environmentally acceptable manner.
In addition, the amendment is consistent with Chapter 163, F. S., the Growth Policy Act.
The amendment shall be consistent with all elements of the City of Sanford Comprehensive
Plan:
The amendment is consistent with, and furthers, the following goals, objectives and policies
of the City's Comprehensive Plan:
Objective 1-1.2: Allocating Commercial Development The City's land development
regulations shall continue to ensure that commercial development shall be comprised of a
wide range of business uses. The City shall continue to promote redevelopment of the
central business district including the Lake Monroe waterfront and the historic commercial
downtown area. This area has historically served as the City's center for commerce as well
as the focal point of civic and cultural enrichment. In this pursuit the City shall continue to
enhance the identity, design, and vitality of the corridor which provides a unique waterfront
activity center within the City's central core area.
Page 11
~
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The site is located near the waterfront in an area already developed with commerce.
Surrounding properties are within the WDBD designations. Therefore, it is fitting that the
upland site be designated WDBD.
Policy 1-2.2.6: WaterfrontlDowntown Business District (WDBD). The Waterfront!
Downtown Business District is designed to provide centralized residential, governmental,
cultural, institutional, and general commercial activities within the downtown and waterfront
urban area.
The future use of the property will be consistent with this policy.
Objective 1-2.7: Resource Protection (RP). The "resource protection" designation has
been established to direct the preservation of natural systems induding environmentally
fragile wetlands which the City has committed to retain, preserve, and/or conserve as
essential open space systems. This designation shall be considered identical to the
"Conservation" designation as 9J-5.003(19).. defmed in FAC~ Uses within the resource
protection areas shall be regulated pursuant to State law as though they were designated
"conservation".
The fact that the applicant is leaving the environmentally sensitive portions of the site in the
Resource Protection future land use designation illustrates compliance with this objective.
The amendment shall be consistent with Rule 9J-5, Florida Administrative Code:
The amendment is consistent with Rule 9J-5.
Public facilities and services shall be available concurrent with development of the site:
Public facilities and services are available to the site.
There have been changes in population, land use or economic development trends and/or
projections that warrant a change in the future land use designation:
This area has always had industrial and commercial uses interspersed with traditional
agricultural uses. In recent years, agriculture has ceased to exist and the entire area is
developing primarily with light industrial and office uses. The area is appealing for
industrial uses due to its proximity to the interstate roadway system. Improvements to the
exit ramps from 1-4 to US 17/92 are scheduled to be completed at the end of this year and
the widening of County Road 15 from 2 lanes to 4 lanes will be competed in 2009. In
addition, the presence of the CSX rail line provides another transportation opportunity for
developments in this area.
There have been sufficient changes in the character of the area or adjacent lands to warrant
a different land use designation;
The current land use designation of Resource Protection was established for the preservation
of natural systems including environmentally fragile wetlands. While the site may have
Page 12
,~.,...<"."....,,,..,~,,,,,,,,,~,~Ii'!lI"''';"'
been wetlands in its natural state, a century of fanning has modified most of the site to the
point that it is not recognized as wetlands by the St. Johns River Water Management
District.
~
The surrounding area has changed from a traditional fanning community to a commerce and
industrial center and is now part of what is regionally known as the '1-4 Corridor'.
The proposed future land use designation and its allowable uses are compatible with
surrounding land use designations and with the preferred growth and development pattern
of the City as evidenced by land use policies in the Comprehensive Plan. The amendment
will not significantly alter acceptable existing land use patterns or adversely affect the
livability of the area or the health and safety of the residents;
The proposed designation of Waterfront Downtown Business District is the same
designation as the surrounding properties. In establishing the WDBD designation, the area
was intended by the City to develop as a high density, high intensity commerce center.
The capability of the land to support development allowed under the proposed future land
use designation as evidenced by the presence or absence on the site of soil types suitable for
development, vegetative habitats, wetlands, wetland protection zones or flood-prone areas,
well field protection zones, wildlife habitats, archaeological, historical or cultural
resources,
According to the habitat evaluation report prepared by Aquatic Symbiotics, Inc., the
Felda mucky fine sand complex has been modified in the upland portion of the site so
that is no longer exhibits characteristics that would classify it as a hydric (wetland) soil.
Presumably, the upland portion of the site will be able to support development at least to
the extent that the surrounding properties do.
~
Site 3S
These four parcels total 1.25 acres and are located on Hiawatha Avenue, just off of US
17/92. The applicant is proposing to amend the future land use designation from Low
Density Residential - Single Family to Neighborhood Commercial. The site is located in
an older part of the City where public facilities, including paved roads, storm sewers,
water and sewer, have been established for many years.
Soils are classified by the United States Department of Agriculture as urban land where
natural soils have been obscured or altered so that the identification of the natural soil is
not feasible, Thus the amendment is consistent with Objective 1-1.6: Coordinate Future
Land Use with Soil and Topographic Conditions and Ensure Availability of Facilities and
Services which states:
Upon adoption of the Comprehensive Plan, the City shall not issue a
development order or permit unless the applicant for development has
~
Page 13
<-
demonstrated that each proposed future land use is located on a site which
has soil and topographic conditions which are suitable for accommodating
the proposed land use. Furthermore, no proposed future land use shall be
granted a development order or permit unless the applicant for the
development has demonstrated that all requisite facilities and services shall
be available concurrent with the impacts of development and shall meet or
exceed level of service standards established in the Comprehensive Plan,
'-"
The zoning on the two southernmost parcels is Restricted Commercial which corresponds
to the Neighborhood Commercial future land use designation. The southernmost two
parcels, containing .71 acres, includes a commercial office building which was
constructed in 1955 and ancillary parking, landscaping and drainage. The amendment to
Neighborhood Commercial is warranted in order to make the future land use designation
consistent with the zoning and with the existing land use. The amendment is consistent
with Policy 1-2.2.2: Neighborhood Commercial Development (NC). Because the
building has been occupied as offices since 1955, trips generated by these businesses
have already been accounted for by FDOT in their annual average daily traffic report.
The remaining .54 acre is vacant and the owner desires to construct an office. This block
of Hiawatha Avenue is a combination of small commercial enterprises and single family
residential units and serves as a buffer between the more intense General Commercial
uses on US 17/92 and the single family residences to the west of the amendment site.
<-, Across Hiawatha Avenue, where the lots also front on US 17/92, the properties are in the
"'-' General Commercial future land use district and in the US 17/92 Community
Redevelopment Area. In the area, several houses have been converted into businesses.
Pursuant to Policy 1-2.2.2, Neighborhood Commercial Development, of Sanford's
Comprehensive Plan, the neighborhood commercial designation allows small
neighborhood commercial businesses accessible to major thoroughfares near residential
neighborhoods. Neighborhood Commercial activities include shops catering to residential
markets within the immediate vicinity and are restricted Business and professional offices,
neighborhood convenience stores, limited item shops restricted to retail sales of convenience
items and services including barber, beauty care, and other personal services, drug stores,
laundry and dry cleaning pick-up stations and specialty shops.
This policy prohibits shopping centers, discount and department stores, industrial and
automobile uses, fast-food and take-out restaurants and services and stores serving a
community wide or regional market.
From a transportation trip generation standpoint, the most intensive use permitted in the
Neighborhood Commercial District is a convenience store. However, several Plan
policies would preclude such an intense use in this location.
""'-'
Policy 1-1.2.1, General Considerations for Locating Commercial Development requires that
the City consider the location and distribution of specific types of commercial activities
based on the following considerations:
Page 14
e-'''-"'-_~'-';'''''It."~~~"""""",,,,,,"-,-,,
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a.
Trip generation characteristics, impact on existing and planned transportation
facilities and ability to achieve a functional internal circulation and off-street parking
system, with landscaping amenities;
~
b. Location and site requirements based on specific needs of respective commercial
activities, their market are~ anticipated employment generation and floor area
requirements;
c. Compatibility with and impact on other surrounding commercial activities;
d. Relationship to surrounding land uses and natural systems;
e. Impact on existing and planned community services and utilities.
Based on these criteria, the small size of the site, the proximity of the site to residential
uses and the location of the site in a transitional area, would prohibit uses requiring a
large number of parking spaces and uses that generate a large number of trips on the road.
In addition, Policy 1-1.1.2, Promote Orderly Land Use Transition, would prohibit a high
intensity use such as a convenience store, specialty shop or service in this location. This
policy states:
Where it is infeasible to separate residential from nonresidential land uses,
buffering shall be required to promote a smooth land use transition.
Buffering may take the form of: 1) physical separation such as distance
(building setbacks), vegetative berms, hedges or other landscape cover;
walls or fences aesthetically designed for screening purposes; and open
space systems with dense native vegetation and tree canopy; and/or 2) the
development of a transitional use between the incompatible uses (such as
low intensity office development between general retail commercial
centers and residential areas).
~
If consistent with the policies above, the only use of the site would be an office.
The maximum size of any development on the site is also restricted. While the
Comprehensive Plan allows a floor area ratio of .35, the City's land development
regulations further restrict development to a maximum of 3,500 square feet, regardless of
parcel size (Attachment 2).
Based on the most intense use of the site as a 3,500 square foot office, the proposed
amendment actually reduces the number of trips on the road. the potential trip generation
for the site is shown in the table below.
.~
Page I 5
t""""'"
~
Trip Generation Calculations for Amendment 35
Property Existing Proposed Change Change
Size in in Peak
Daily hours
Acres FLU Maximum ITE Daily Peak FLU Maximum ITE Daily Peak Trips Trips
allowed Land Trips Hour allowed Land Trips Hour
intensity Use Trips intensity Use Trips
Code Code
1.25 LDR- 6DU/A 210 71 7 NC 3500 SF 710 39 6 (32) (I)
SF
The proposed future land use designation of Neighborhood Commercial and its allowable
uses are compatible with surrounding land use designations and with the preferred growth
and development pattern of the City as evidenced by land use policies in the Comprehensive
Plan. The amendment will not significantly alter acceptable existing land use patterns or
adversely affect the livability of the area or the health and safety of the residents.
8, Summary of Impacts of Proposed Amendments of Public Facilities
/,f""........
Table 2: Summary of Future Land Use Plan Map Amendments
Evaluation of Service and Facility Impacts
"
-..rap Acres Existing Existing Proposed Future Potable Sewer Drainage Solid Recreation Traffic Assigned
No, Use Future Land Land Use Map Water Demand Waste (Acres) (ADT) Street
Use Map Designation Demand (GPD) (PPD)
Designation (GPD)
I 19,81 Vacant SE, J,C WDBD, RP 420,132 383,599 Adheres 5,297 10.43 8,384 Monroe
to the 25 Avenue
Year, 96 (CR 15)
Hour LOS
Adheres
35 1.88 Vacant, LSRSF NC 564 515 to the 25 16 N/A (32) US 17/92
Office Year, 96
Hour LOS
GPD: Gallons per Day
PPD: Pounds per Day
ADT: Average Daily Traffic
Adiusted Available Cauacitv
Potable Water
Million Gallons
Per Day
Sanitarv Sewer
Million Gallons
per Day
Total Permitted Capacity:
Current Flow
Available Capacity
,.......Demand per Plan Amendment
~.djusted Available Capacity:
8.51
6.85
1.66
.42
1.24
Total Permitted Capacity
Current Flow:
Available Capacity:
Demand per Plan Amendments:
Adjusted Available Capacity:
9.30
5.55
3.75
.38
3.37
Page 16
J
Solid Waste
Tons per Year
Recreation
Acres
Available Capacity:
Current Demand:
Demand per Plan Amendments
Adjusted Available Capacity:
358,333
266,873
970
90,490
Existing Park Land:
Available Park Land:
Demand per Plan Amendments:
Surplus:
273,60
65.90
10.43
55.47
Summary of Peak Hour Roadway Impacts from Peak Hour Traffic
Generated by Future Land Use Map Amendments
SITE FACILITIES CURRENT FUTURE (2013)
NUMBER
LOS'E' EXISTING EXISTING PROJECT SURPLUS! LOSE DEMAND PROJECT SURPLUS
CAPACITY DEMAND LOS IMPACT DEFICIT CAPACITY IMPACT DEFICIT
(peak Hour) (peak Hour) (Peak Hour) (Peak Hour)
I +CR 15 1520 895 D 398 227 3240+ 1320 398 1522
35 US 17!92 3720 3188 D (I) 531 3,720 5037 (I) (1318)
25tth St. to
Airport Blvd,
*Seminole County 2005 Traffic Count
Note: It should be emphasized that this analysis does not represent a concurrency determination for the
development project that could result from the proposed comprehensive plan amendment. The assignment of trips i~
to various road segments will be accomplished in a more comprehensive manner at the time of site plan review and ...."
adequate facilities and services will be insured as part of the City's concurrency management system set forth in
the City's Land Development Regulations.
+ CR 15 is scheduled to be widened to 4 lanes plus a turn lane in June, 2007 and has a completion date of October,
2009.
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Page 1 7
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City of Sanford Small Scale Comprehensive Plan Amendment
C May 2007
lJSHwy
Existing land Use 17 & 9<
Legend
Existing Land Use
_ Vacant
_ Conservation
_ Mobile Home
Single Family Residential
_ Commercial
_ Industrial
_ Government
600
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Current and Proposed
Future land Use Plan
Legend
Future Land Use
_ GC General Commercial
_ RP Resource Protection
_ WlC Westside Industry & Commerce
I::J Seminole County FLU
Current Future land Use: SE, COM, CONS
Proposed Future land Use: WDBD, RP
Parcel No: 16-19-30-5AC-OOOO-013A
16-19-30-5AC-OOOO-014A
16- 19-30-5AC-OOOO-0360
19,81 Acres
o
600
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Conservation
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City of Sanford Small Scale Comprehensive Plan Amendment
May 2007 0
Existing Land Use
Legend
Existing Land Use
_ Vacant
_ Multi-Family
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_ Agriculture
Single Family Residential
_ Commercial
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_ Government
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Future Land Use Plan
Legend
_ Westside Industry & Commerce
I::] Seminole County FLU
Current Future land Use: HIPTI
Proposed Future land Use: WIC
Parcel No:
16-19-30-5AC-0000-00LO
16-19-30-5AC-0000-0560
16-19-30-5AC-0000-0570
16-19-30-5AC-0000-0630
16-19-30-5AC-0000-0640
16-19-30-5AC-0000-064A
16-19-30-5AC-0000-0720
16-19-30-5AC-0000-072A
16-19-30-5AC-0000-072B
16-19-30-5AC-0000-072C
16-19-30-5AC-0000-0730
16-19-30-5AC-0000-0740
16-19-30-5AC-0000-0820
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City of Sanford Department of Planning & Development Services, May 2007
City of Sanford Small Scale Comprehensive Plan Amendment
o May 2007
o
o
Existing land Use
Legend
Existing Land Use
_ Vacant
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Parcel No: 16-19-30-5AC-0000-087 A
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May 2007 ()
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Parcel No: 28-19-30-506-0000-0070
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City of Sanford Department of Planning & Development Services, May 2007
City of Sanford Small Scale Comprehensive Plan Amendment
o May 2007
o
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Existing land Use
Legend
Existing Land Use
_ Vacant
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Parcel No: 26-19-30-5AE-0400-0000
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City of Sanford Small Scale Comprehensive Plan Amendment
May 2007 0
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Parcel No: 27 -19-30-502-0000-00AO
0,25 Acres
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City of Sanford Department of Planning & Development Services, May 2007
City of Sanford Small Scale Comprehensive Plan Amendment
C May 2007
o
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Existing Land Use
Legend
Existing Land Use
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Parcel No: 26-19-30-5AE-4900-0000
26-19-30-5AE-490A-0000
26-19-30-5AE-660A-0000
27-19-30-300-0040-0000
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City of Sanford Small Scale Comprehensive Plan Amendment
May 2007 0
Existing Land Use
Legend
Existing Land Use
_ Vacant
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Single Family Residential
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600
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Legend
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I:::::J Seminole County FLU
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Parcel No: 26-19-30-300-0120-0000
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City of Sanford Small Scale Comprehensive Plan Amendment
May 2007
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Legend
Existing Land Use
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Parcel No: 35-19-30-514-0000-0070
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City of Sanford Department of Planning & Development Services, May 2007
City of Sanford Small Scale Comprehensive Plan Amendment
May 2007
Existing land Use
Legend
Existing Land Use
_ Vacant
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Single Family Residential
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300
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Parcel No: 35-19-30-513-0700-0080
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City of Sanford Small Scale Comprehensive Plan Amendment
o May 2007
o
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Existing land Use
legend
Existing land Use
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City of Sanford Department of Planning & Development Services, May 2007
I Feet
Current and Proposed
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legend
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I::J Seminole County FLU
Current Future Land Use: LDR
Proposed Future Land Use: LDRSF
Parcel No: 32-19-31-502-0000-0470
32-19-31-503-0000-0100
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City of Sanford Small Scale Comprehensive Plan Amendment
May 2007 0
Existing land Use
Legend
Existing Land Use
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c:J Seminole County FLU
Suburban
Estates
Current Future Land Use: SE
Proposed Future Land Use: SE
Parcel No: 08-20-31-301-0030-0000
08-20-31-301-0030-0000
12.66 Acres
600
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City of Sanford Department of Planning & Development Services, May 2007
o
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City of Sanford Small Scale Comprehensive Plan Amendment
C May 2007
o
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Existing land Use
Legend
Existing Land Use
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c:J Seminole County FLU
Current Future Land Use: SE
Proposed Future Land Use: SE
Parcel No: 08-20-31-300-0270-0000
1,01 Acres
400
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City of Sanford Department of Planning & Development Services, May 2007
City of Sanford Small Scale Comprehensive Plan Amendment
May 2007 0
I Feet
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Silver
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Parcel No: 07-20-31-300-0210-0000
07-20-31-300-0240-0000
07-20-31-300-0260-0000
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City of Sanford Department of Planning & Development Services, May 2007
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City of Sanford Small Scale Comprehensive Plan Amendment
May 2007
Existing land Use
Legend
Existing Land Use
_ Vacant
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500
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Future land Use Plan
Legend
Future Land Use
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c:J Seminole County FLU
Current Future Land Use: SE
Proposed Future Land Use: SE
Parcel No: 17-20-31-5AZ-0000-0210
4,77 Acres
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City of Sanford Department of Planning & Development Services, May 2007
City of Sanford Small Scale Comprehensive Plan Amendment
May 2007 0
Existing land Use
Legend
Existing Land Use
_ Vacant
_ Agriculture
Single Family Residential
_ Govemment
500
~
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Current and Proposed
Future land Use Plan
Legend
Future Land Use
_ Low Density Res, Single Family
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_ Suburban Estates
1::1 Seminole County FLU
Current Future Land Use: SE
Proposed Future Land Use: SE
Parcel No: 17-20-31-5AZ-0000-0020
17 -20-31-5AZ-0000-002A
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City of Sanford Department of Planning & Development Services, May 2007
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City of Sanford Small Scale Comprehensive Plan Amendment
C May 2007
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c:J Seminole County FLU
Current Future land Use: LDR
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Parcel No: 18-20-31-300-0070-0000
2,61 Acres
500
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City of Sanford Department of Planning & Development Services, May 2007
I Feet
City of Sanford Small Scale Comprehensive Plan Amendment
May 2007 0
I Feet
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c:J Seminole County FLU
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Parcel No: 07-20-31-300-0350-0000
1.70 Acres
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City of Sanford Department of Planning & Development Services, May 2007
City of Sanford Small Scale Comprehensive Plan Amendment
C May 2007
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Parcel No: 12-20-30-503-0200-0150 - ~i: DC' --- /l"-
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City of Sanford Small Scale Comprehensive Plan Amendment
May 2007
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City of Sanford Department of Planning & Development Services, May 2007
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C May 2007
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City of Sanford Department of Planning & Development Services, May 2007
City of Sanford Small Scale Comprehensive Plan Amendment
May 2007 0
Existing Land Use
Legend
Existing Land Use
_ Vacant
_ Multi-Family
Single Family Residential
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400
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c:J Seminole County FLU
Current Future Land Use: LOR
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Parcel No: 06-20-31-506-0000-01 OA
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City of Sanford Department of Planning & Development Services, May 2007
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City of Sanford Small Scale Comprehensive Plan Amendment
May 2007 0
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City of Sanford Department of Planning & Development Services, May 2007
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City of Sanford Small Scale Comprehensive Plan Amendment
~ May 2007
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City of Sanford Department of Planning & Development Services. May 2007
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Current Future Land Use: COM
Proposed Future Land Use: GC
Parcel No: 01-20-30-506-0000-0770
0,85 Acres
400
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City of Sanford Small Scale Comprehensive Plan Amendment
May 2007 0
Existing land Use
Legend
Existing Land Use
_ Vacant
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400
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c:J Seminole County FLU
Current Future Land Use: LOR, CONS
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Parcel No: 01-20-30-506-0000-4240
01-20-30-506-0000-4260
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Current Future Land Use: LOR
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Parcel No: 01-20-30-504-1100-0180
0,27 Acres
400
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City of Sanford Small Scale Comprehensive Plan Amendment
May 2007 0
Existing Land Use
Legend
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_ Vacant
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400
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[::J Seminole County FLU
Current Future Land Use: COM, CONS
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Parcel No: 11-20-30-300-0058-0000
11-20-30-300-006A-0000
5,14 Acres
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City of Sanford Department of Planning & Development Services, May 2007
City of Sanford Small Scale Comprehensive Plan Amendment
o May 2007
o
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City of Sanford Department of Planning & Development Services, May 2007
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Parcel No: 22-20-30-300-0120-0000
0,13 Acres
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May 2007 0
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May 2007
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City of Sanford Department of Planning & Development Services, May 2007
City of Sanford Small Scale Comprehensive Plan Amendment
May 2007 0
Existing Land Use
Legend
Existing Land Use
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Single Family Residential
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400
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Parcel No: 04-20-30-501-0200-0010
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May 2007
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Parcel No:
34-1 9-30-300-001 0-0000 3319305AF0000039A
34-19-30-300-001 B-OOOO 3319305AF0000039 B
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City of Sanford Department of Planning & Development Services, May 2007
City of Sanford Small Scale Comprehensive Plan Amendment
May 2007
Legend
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Parcel No: 32-19-30-301-0088-0000
32-19-30-301-008C-0000
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City of Sanford Department of Planning & Development Services. May 2007
-
City of Sanford Small Scale Comprehensive Plan Amendment
May 2007
o
Existing land Use
Legend
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_ Vacant
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c:J Seminole County FLU
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Parcel No: 01-20-30-50-1800-0040
01-20-30-50-1800-0050
01-20-30-50-1800-0070
01-20-30-50-1800-0090
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EXHIBIT B
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SEMINOLE COUNTY/CI~Y OF SANFORD
JOINT PLANNING INTERLOCAL AGREEMENT
~
THIS INTERLOCAL AGREEMENT is made and' entered into this
."?!~ day of Xjt~J0./, 1991, by and between SEMINO~E
COUNTY, a political subdivision of the State of Florida, whose
address is Seminole County Services Building, 1101 East First
street, Sanford, Florida 32771, hereinafter referred to as the
"COUNTY", and the CITY OF SANFORD, a Florida municipal corporation
whose address is Post Office Box 1788, Sanford, Florida 32772-1788,
hereinafter referred to as the "CITY".
WHEREAS, it is beneficial to the public for local governments
to work together in a spirit of harmony and cooperation and the
CITY and the COUNTY have worked together in the past as evidenced
by the following Interlocal Agreements:
Seminole County/City of Sanford Automatic Aid/First
Response Interlocal Agreement dated September 20, 1989.
o
Road Impact Fee Interlocal Agreement dated August 15,
1989. _
Road Maintenance and Right-of-Way Dedication Interlocal
Agreement (Bevier Road) dated September 14, 1987.
Urban Service Area and utilities Service Area Establish-
ment Interlocal dated October 18, 1990.
Rand Yard Road Maintenance Interlocal Agreement Between
Seminole County and the City of Sanford dated July 16,
1990.
Upsala Road Intersection Construction Agreement dated
. November 16, 1990.
Agreement for the Enforcement of Building Codes dated May
3, 1983
and numerous interlocal agreements relating to the
community Development Block Grant Program; and
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WHEREAS, in June, 1989 the Board of County Commissioners and
the Sanford city Commission executed joint resolutions that
expressed agreement as to a number of considerations affecting both
the CITY and the COUNTY, including urban planning, transportation
impact fees, first response fire service, future annexation limits
for the CITY, and water and wastewater service area boundaries for
the COUNTY and the CITY in the Sanford/Seminole County Joint
Planning Area hereinafter referred to as the Joint Planning Area;
and
WHEREAS, the Joint Planning Area and future annexation
boundaries require more specific definition; and
WHEREAS, the provisions of the Local Government Comprehensive
Planning and Land Development Regulation Act (Part II, Chapter 163,
Florida statutes) and the Rules of the Florida Department of
Community Affairs (in particular Rule 9J-5.015, Florida Administra-
ti ve Code) provide for intergovernmental coordination in, the
comprehensive planning process; and
WHEREAS, the provisions of this Agreement are consistent with,
the state Comprehensive Plan (Chapter 187, Florida statutes); the
Regional Policy Plan adopted by the East Central Florida Regional
Planning Council and the comprehensive plans of the CITY and the
COUNTY; and
WHEREAS, the parties have the lawful right and power to_enter
into this Agreement.
2
WIT N E SSE T H:
~
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In consideration of the premises, mutual covenants, and
agreements and promises contained herein and other good ,and
valuable consideration, the receipt and sufficiency of which is
hereby acknowledged by the parties, the parties do hereby covenant
and agree as follows:
SECTION 1.
RECITALS_
The foregoing recitals are true and
correct and form a material part of this Agreement upon which the
parties have relied.
SECTION 2. PURPOSE/INTENT/JOINT PLANNING AREA.
(a) The purpose of this Agreement is to adopt standards and
procedures to insure that coordinated and cooperative comprehensive
planning acti vi ties are accomplished to guide urban expansion. The
purpose of the following provisions are to provide the public and ;~
landholders with some certainty as to how property wi~l be
developed in the Joint Planning Area, to provide both jurisdictions
a level of confidence that their respective plans will be imple-
mented, and to provide formal conflict resolution procedures to
reduce future conflicts.
(b) For the purposes of this Agreement, the "Joint Planning
Area" means the area reflected in Exhibit "An to this Agreement
which Exhibit is incorporated herein by this reference thereto as
if fully set forth herein verbatim.
SECTION 3 . COMPREHENSIVE PLANNING, l"uTuRE LAND USES AND
DEVELOPMENT APPROVALS.
(a) Findinqs/Pun>ose. The COUNTY and the CITY have reviewed
their respective Future Land Use Designations and Land Development
3
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Regulations for consistency.
It was found that many Future Land
Use Designations, at the time of this Agreement, are equivalent and
therefore property developing to these equi valent land us,es,
whether in the unincorporated area or CITY, will be consistent with
the CITY's and COUNTY's Future Land Use Plans. It was also found
that the Land Development Regulations of both jurisdictions, at the
time of this Agreement, are consistent and that property developing
in the unincorporated area or CITY will meet consistent minimum
standards.
(b) Future Land Use Equi valencv.
Exhibi t "B", attached
hereto and entitled "Future Land Use Equivalency Chart", sets forth
equivalent future land use plan map designations with related
intensities and densities between respective CITY and COUNTY
comprehensive plans. Said Exhibit is incorporated herein by.this
reference thereto as if. fully set forth herein verbatim." The
Future Land Use Equivalency Chart' shall provide the basis for
review by the COUNTY and the CITY of future land use element
consistency and compatibility determinations with regard to the
respective future land use plan elements of the CITY and the COUNTY
with particular reference to lands adjacent to the jurisdictional
limits of the CITY and the COUNTY and to lands that may be annexed
by the CITY. Parcels of land annexed into the CITY or developed in
the unincorporated area which develop to an equivalent land use
designation shall not be opposed by the CITY or COUNTY based on the
compatibility of land use type, density or intensity. The Future
4
Land Use Equi valency Chart may be amended from time to time as
~
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agreed by both parties.
( c) Recommendations For Future Comnrehensi ve Plan Amendments.
Exhibit "c" attached hereto and entitled "Recommendation For Future
Comprehensive Plan Amendments", sets .forth land use designations
that may be appropriate over a twenty (20) year planning horizon,
but which are not recommended for adoption in the CITY's or
COUNTY's future land use element at this time as the recommended
designation represents a major change in uses which. have not.
undergone extensive public review and these uses may require
additional services and facilities above those programmed in the
County or City's Capital Improvement Elements.
The purpose of
developing jointly acceptable long range land use recommendations
is to provide some consistent guiding recommendations fromcwhi9h ::>
future applicant requested or administratively generated land,use
plan- amendments can be reviewed.
Parcels of land proposing to
develop consistent with these recommendations will not be. opposed
based on the joint land use recommendations contained in Exhibit
"c" but will undergo j oint review for facility and' services to
ensure that adopted levels of service are maintained. Exhibit "C"
may be amended from time to time as agreed by both parties.
(d) Joint Review Of Plan Amendments. During the development
and drafting phases of the respective comprehensive plans or plan
amendments of the CITY and the COUNTY, CITY and COUNTY staff shall
transmit respective draft planning documents to the other as part
of the public participation processes and intergovernmental
5
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coordination mechanisms.
Each staff shall compare each other's
plan or plan amendments to determine whether proposed land uses and
policies in the Joint Planning Area are consistent and equivalent
pursuant to the Future Land Use Equivalency Chart and Recommenda-
tions For Future Comprehensive Plan Amendments. This Agreement is
not intended to modify or require special procedures or processes
for respective COUNTY and CITY planning programs.
SECTION 4. ANNEXATION AND LAND USE JURISDICTION_
(a) Jurisdiction OVer Annexed Parcels. The parties recognize
that the COUNTY loses land use jurisdiction over annexed properties
subsequent to their annexation into the municipal limits of the
CITY. Upon annexation of COUNTY lands by the CITY, the CITY shall
have the authority to process rezoning, site plan and plat
applications and apply CITY Land Development regulations, in
accordance with Subsection 4(b) of this Agreement.
(b) Land Use and Zoninq Desiqnation For Parcels Annexed Into
the CITY. Upon annexation of COUNTY lands by the CITY, said. lands
shall have the zoning ciarification assigned to them in accordance
wi th and by operation of law. Upon annexation the CITY shall apply
a CITY zoning district in a manner consistent with the Future Land
Use Equivalency Chart included in this Agreement. The CITY shall
amend its comprehensive plan to include annexed lands during its
plan amendment cycle immediately fOllowing_such annexation. Plan
amendments and/or rezonings that are not consistent with the Future
Land Use Equivalency Chart (Exhibit "Bn) of this Agreement shall
undergo a joint CITY/COUNTY review and zoning, plat and site plan
6
final approvals shall not become effective until the CITY's plan is
amended according to the review and approval process in Chapter
163, Florida statutes.
SECTION 5. COORDINATION OF LAND DEVELOPMENT REGULATIONS_
( a) Uniform Riqht-of-Wav and Buildinq Setbacks on Ma; or
Roads. In addition to establishing consistent future right-of-way
requirements for major roadways, the CITY and the COUNTY agree to
set uniform base building lines on such roadways as part of their
required 1992 Land Development Code update. Such base building
lines result in a uniform building setback that supersedes a lesser
building setback in a given zoning district.
(b) Land Development Code Updates. Each party will be
provided by the other party with a meaningful opportunity to review
and provide formal comments relating to all land development
regulation updates or revisions except amendments to the .zoning
district map unless otherwise specified. Land Development,Cod~
updates relating to the, Higher Intensi ty Planned Development
District in the Interstate Highway 4jState Road 46 area will
undergo j oint CITY/COUNTY review and will be incorporated into CITY
and COUNTY codes to more effectively manage development of this
higher intensity area.
( c) Review of Development ProDOsals for Transportation
Impacts. Each party shall provide the other party with a meaning-
ful opportunity to review and comment upon planned development
project rezonings, proposed subdivisions and site plans located
adj acent to the other's jurisdiction. The primary consideration as
7
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to such reviews shall be consistency with the provisions of this
Agreement and an evaluation and analysis of off-site transportation
impacts.
Applications and proposals for the above mentioned
projects shall be forwarded to the reviewing party as soon as
practicable after the time of receipt.
SECTION 6.
ANNEXATION CRITERIA.
The parties agree that
contiguity will be the primary criteria for annexation of lands
located wi thin the Sanford Urban Area. wi thin this area the COUNTY
agrees, to the extent permitted by law, not to oppose the. annex- .:
ation of any parcel that is contiguous and relates to lands located
either East of Interstate 4 or East of the Interstate 4 Industrial
Park.
SECTION 7. CONFLICT RESOLUTION.
(a) Interqovernmental Communication.
In the eveQ~; ;that
disagreements or conflicts arise between the parties relating to
the terms and provisions of this Agreement, the following proce-
dures for conflict resolution will be initiated prior to final
action by the approving ~gency:
(1) Manaqement. The chief actministrative.offici?ls of
both the CITY and the COUNTY shall meet to review unresolved issues
and to develop a report to the respective Commissions.
Reports
must be submitted to the Commissions ten (10) working days prior to
scheduled final action and should address areas of agreement, areas
of disagreement and recommended compromise provisions or options.
(2) Elected Officials.
If agreement over unresol ved
issues is not reached after the procedure set forth in Section
8
7 ( a) ( 1 ) is accomplished, a joint worksession meeting of the ::;
respective commissions may be held within twenty (20) working days
of submission of the report. Both entities agree to delay final
action regarding the conflict until either a joint worksession is
held or a determination is made that one shall not be held.
(b) Informal Conflict Mediation. The parties agree to
maximize utilization of the Informal Interjurisdictional Mediation
Process of the East Central Florida Regional Planning Council
embodied in Rule 29F-3. 012, Florida Administrati ve Code,' - or its
successor provision. Actions relating to the issue of conflict
shall be delayed, to the maximum practicable extent, if the
informal mediation process is utilized.
( c) Chapter 164. Florida Statutes. Nothing in this Agreement
shall be deemed in any way to waive any rights deriving to a party ::>
under the provisions of Chapter 164, Florida statutes, or its
successor provision.
( d) Time of Actions.
The parties agree, to the extent
practicable, to time their actions to maximize intergovernmental
coordination, communication and cooperation.
SEC'J,'ION 8. TERM. :..This Agreement shall be in effect_ for a
five (5) year period beginning the date which it is fully executed
by the parties. This Agreement shall be automatically renewed for
a subsequent five (5) year period unless one (1) of the parties
thereto gives the other ninety (90) days advance notice, :in
writing, of intention to not renew the Agreement.
9
~
,#~
SECTION 9. NOTICE. Contact persons for this Agreement shall
'--'
be the CITY Manager and the COUNTY Manager.
FOR THE CITY
Bill Simmons, city Manager
City of Sanford
Post Office Box 1788
Sanford, Florida 32772-1788
FOR THE COUNTY
Ron H. Rabun, County Manager
Seminole County Services Building
1~01 East First Street
Sanford, Florida 32771
IN WITNESS WHEREOF, the parties hereto have set their hands
and seals the day, month and year above written.
ATTEST:
~( ,4vwhL
, ET R. DONAHOE, Clerk
City of Sanford
CITY OF SANF~ ~
By: l*= YJ die
BE TY D. SMITH, Mayor
Date: tfJdM-M_ JI. jqf( /
/ .
ATTEST:
~MORS~
C/'~ Board ~
County Commissioners of Date:
Seminole County, Florida.
COUNTY COMMISSIONERS
C TY, FLORIDA
"JtA I q/
f
As authorized for execution by
the Board of co~. Commis-
SiOqrS at their , /.;v . ' ,
19 , regular mee 'ng. .
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CITY OF SANFORD/SEMINOLE COUNTY
URBAN SERVICE AREA AND UTILITY SERVICE PLANNING AREA -
AMENDED AGREEMENT
THIS AMENDED AGREEMENT is made and entered into this / 3 ~
o
day of ~~
1993, by and between SEMINOLE COUNTY a
political subdivision of the State of Florida, whose address is
1101 East First Street, Sanford, Florida 32771, (hereinafter
referred to as the "COUNTY") and the CITY OF SANFORD, whose address
is Post Office Box 1788, Sanford, Florida 32772, (hereinafter
referred to as "SANFORD").
WIT N E SSE T H
WHEREAS, on the 12th day of June, 1989 the Board of County
commissioners and the Sanford city commission, meeting in Joint
Worksession, agreed to a number of considerations affecting both
SANFORD and the COUNTY, including Transportation Impact Fees, first
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response fire service, establishment of a Sanford Urban Service
Area, County Agreement with future annexation limits for Sanford,
and water and wastewater service planning area boundaries for the
COUNTY and SANFORD in the Sanford Urban Area; and
WHERE~S, water and wastewater service boundaries require more
specific definition; and
WHEREAS, it is in the interest of both COUNTY and SANFORD to
define long range utility service planning areas to facilitate
joint long range planning and achieve the best economies of utility
system development; and
WHEREAS, it is desirable to create a procedure for providing'
for interim utility service to properties within one (1) utility
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provider's service planning area, but which may be more expedi-
~qj~'
tiously initially served by the other utility provider; and
WHEREAS, the COUNTY purchased a private utility known as Lake
Monroe utilities whose certified area is within the utility service
planning area contemplated within this Amended Agreement; and
WHEREAS, SANFORD and the COUNTY have agreed that SANFORD shall
reimburse the COUNTY for a pro rata share of the purchase price
that the COUNTY incurred in the acquisition of Lake Monroe
utilities based upon the utility service planning area addressed
within this Amended Agreement; and
WHEREAS, the parties entered on October 18, 1990 an Agreement
entitled "Urban Service Area And utility Service Area Establish-
ment," and
WHEREAS, the parties mutually desire to amend the Agreement of
06tober 18, 199Q in accordance with the terms and conditions set
forth herein; and
WHEREAS, this Agreement is authorized by the provisions of
Chapter 125, 163 and 166, Florida Statutes, and other applicable
law; and
WHEREAS, this Amended Agreement is consistent with ,the
provisions of both parties' comprehensive plans;
NOW, THEREFORE, based .upon the promises, covenants and
agreements herein expressed and other good and valuable consider-
ation, the receipt and sufficiency of which is hereby acknowledged,
the parties agree as follows:
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SECTION 1. RECITALS/AMENDMENTS.
(a) The foregoing recitals are true and correct and.form a
material part of this Amended Agreement upon which the parties have
relied.
(b) Whenever the term "Amended Agreement" is used herein, the
term shall mean the October 18, 1990 Agreement as amended by this,
comprehensive amendment thereto.
SECTION 2. DEFINITIONS. Parties agree that in construing
this Agreement the following words, phrases and terms shall have
the following meanings unless the context indicates otherwise.
2.1 "AGREEMENT" means this Amended Agreement as it may from
time to time be modified.
2.2 "COLLECTION FACILITIES" means those facilities located
with~n the Sanford utility Service Planning Area, operated and
maintained by SANFORD and used to collect wastewater and transmit
it to the COUNTY's transmission and treatment facilities located
outside of the Sanford Wastewater Service Planning Area as depicted
on Exhibit c.
2.3 "COUNTY WASTEWATER SYSTEM" means those transmission
facilities and COUNTY plant from which SANFORD is receiving
wastewater service capacity on a wholesale basis and which are
operated and maintained by the COUNTY.
2.4 "COUNTY WATER SYSTEM" means those transmission facilities
and COUNTY plant from which SANFORD is recei ving water service
capacity on a wholesale basis and which are operated and maintained
by the COUNTY.
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2.5 IIDISTRIBUTION FACILITIES" means those facilities operated
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and maintained by SANFORD to receive potable water from the
COUNTY's transmission facilities at point(s) of connection along
the Sanford Water Service Planning Area boundaries as depicted on
Exhibit .E.
2.6 "GPDII means gallons per day on an average annual basis.
2.7 "POINT OF CONNECTION" is the location(s) where SANFORD
Distribution or Collection Facilities connect to COUNTY Water
Transmission Facilities or Wastewater Transmission Facilities.
2.8 "SANFORD WATER UTILITY SERVICE PLANNING AREA" shall be
that area depicted on Exhibits A and B in which it is planned for
SANFORD to provide retail water service in accordance with the
terms of this Amended Agreement. The COUNTY shall have the rights
to provide retail water service to all surrounding properties not
~
included in the Sanford Water utility Service Planning Area.
2.9 "SANFORD WASTEWATER UTILITY SERVICE PLANNING AREA" shall.
be that area as shown on Exhibits A and C in which it is planned
for SANFORD to provide retail wastewater service in accordance with
the terms of this Amended Agreement.
The COUNTY shall have the
rights to provide retail wastewater service to all surrounding
properties not included in the Sanford Wastewater utility Service
Planning Area.
2.10 "SANFORD UTILITY SERVICE PLANNING AREA"
includes the
. presently incorporated area of SANFORD and those areas of the
COUNTY surrounding SANFORD as depicted on Exhibit A, as further
detailed in Exhibits Band C.
In cases of apparent conflict
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between Exhibit A and Exhibits B or C, Exhibit B or C shall prevail
over Exhibit A. In order to avoid significant utility service
inequities SANFORD and the COUNTY agree to cooperate in providing
efficient utility service to existing developed properties located
within five hundred feet (500') east or west of South Sanford
Avenue by flexibility of retail service agency within that area.
The parties also agree, in cases of emergency or genuine hardship,
to consider further mutually agreeable geographical extensions of
this policy.
2.11 "WATER SERVICE CAPACITY" means the rate of potable water
flow, measured in GPO which one party wishes to buy from the other
party and which the Seller agrees to produce from its water system.
2.12 "WASTEWATER SERVICE CAPACITY" means the amount of
wastewater flow, measured in GPO, which one party wishes to buy
from the other party and which the Seller agrees to accept at its
wastewater system in accordance with the terms of this Amended
Agreement.
2.13 "WASTEWATER TRANSMISSION FACILITIES" means those lines,
pipes, lift stations, meters and appurtenant equipment used by the
COUNTY to transmit wastewater from the SANFORD collection facili-
ties to the head works of the COUNTY's water treatment facilities.
2. 14 "WATER TRANSMISSION .FACILITIES" means those lines, pipes,
water mains, meters and appurtenant equipment used by the COUNTY to
transmit potable water from the COUNTY plant to the point(s) of
connection with the SANFORD distribution facilities. These
5
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point(s) of connection will be located at the water service area
boundaries as shown on Exhibit B.
SECTION 3. PURPOSE. The purpose of this Amended Agreement is
to establish long range water and wastewater utility service
planning ar~as that are planned to be ultimately served by the
parties.
This Amended Agreement also provides for interim
wholesale utility service to SANFORD by the COUNTY for those areas
where the COUNTY can more expeditiously meet near term requests for
utility service for property which is located within the designated
long range Sanford Water or Wastewater utility Service Planning
Area.
Under this Amended Agreement, the COUNTY shall sell
wholesale water service capacity and/or wastewater service capacity
to SANFORD for those properties located within the Sanford utility
"-
Service Planning Area; and SANFORD may purchase and receive from
the COUNTY, wholesale water and/or wastewater service capacity for
interim service for these properties. SANFORD may, in turn, serve
utility customers in this utility service planning areas on a
retail basis. Nothing herein shall be construed to require SANFORD
to serve utility customers in the Sanford Utility Service Planning
Area on a retail basis.
SECTION 4. TERM. This Amended Agreement shall be effective
when executed by all parties .hereto. Those parts of the Amended
Agreement relative to wholesale utility sales/service shall
continue in full force and effect for five (5) years from October
18,1990 (October 17,1995), unless extended by mutual agreement of
both parties to this Amended Agreement. Those parts of the Amended
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)
Agreement relative to establishment of the Sanford utility Service ~
Planning Area shall not be affected by the term established for
utility wholesale sales and shall continue in full force and effect
pursuant to the terms of any wholesale agreement between the
parties that may be in effect, except as provided for elsewhere in
this Amended Agreement. Within said five (5) year period, SANFORD
shall have the option to undertake construction of its own water
transmission facilities and wastewater collection facilities to
serve those customers initially being served by the COUNTY on a
wholesale basis, pursuant to this Amended Agreement.
At the
completion of the five (5) year period, should it be determined
that SANFORD is unable to assume direct retail service to said
customers, said customers shall become direct customers of the
COUNTY.
Any future customers requesting service who would be
o
served from lines assumed by the COUNTY in accordance with Sections
6.1 and 6.2 shall also become retail customers of the COUNTY.
Notwithstanding the foregoing, the parties agree that either party
may, at its sole option, terminate the utility wholesale sales part
of this Amended Agreement without cause by giving not less than
sixty (60) days written notice of its election to do so, to the
COUNTY.
SECTION 5 .
REIMBURSEMENT FOR LAKE MONROE SERVICE AREA.
SANFORD and the COUNTY acknowledge that the Lake Monroe utilities
Service Area consists of approximately one thousand six hundred
fourteen (1,614) acres.
The long range Sanford Water Service
Planning Area includes approximately three hundred eight (308) of
7
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those acres, the long range Sanford Wastewater Service Planning
',,-,
Area includes approximately two hundred one (201) of those acres.
SANFORD had agreed to pay to the COUNTY the sum of ONE HUNDRED
EIGHTY-FIVE THOUSAND SEVEN HUNDRED TWENTY AND NO/100 DOLLARS
($185,720.00) within forty-five (45) days of execution of the
original Agreement. Said sum has been paid. The sum constitutes
reimbursement to the COUNTY for the cost of those portions of the
Lake Monroe Utility Service Area now being assigned, for planning
purposes, by the COUNTY to SANFORD by this Amended Agreement.
Further, said sum is calculated as detailed in Exhibit D of this
Amended Agreement.
Should any of the Sanford Utility Service
Planning Area hereby assigned to SANFORD, ultimately return to the
COUNTY in accordance with the terms of this Amended Agreement,
SANFORD shall receive an appropriate refund based proportionally on
the amount of acreage returned to COUNTY and the calculation used
in this section.
SECTION 6. WATER AND WASTEWATER SERVICE CAPACITY.
6.1 PROVISION OF WATER SERVICE CAPACITY. It is the intent of
the parties for SANFORD to have the ability and, in its discretion,
to assume full water service for all customers located within the
long range Sanford Water Utility service Planning Area. Initially,
retail water service may be ~hrough wholesale purchase of water
capaci ty from the COUNTY under this Amended Agreement.
Should
SANFORD not assume direct water service for retail customers within
the Sanford Water Utility Service Planning Area, not involving
wholesale procurement from the COUNTY by October 17, 1995, the
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COUNTY shall become retail water service provider for those retail c:>
customers. If, by October 17,1995, SANFORD is not yet directly
serving all such customers, but has a construction permit issued by
the Florida Department of Environmental Protection and is actively
constructing, or has a binding contract for construction of
necessary facilities to provide direct service, an additional six
(6) months shall be allowed for facility completion and commence~
ment of direct service.
If SANFORD does not assume said direct
water service, applicable water impact fees collected under the
terms of this Amended Agreement and the original Agreement shall be
remitted to COUNTY and associated distribution lines and appurte-
nant facilities shall be deeded to the COUNTY by SANFORD at no cost
to the COUNTY. Said remittance of impact fees and conveyance of
lines shall occur within'forty-five (45) days from the expir~tion c:>
of the utility sales portion of this Amended Agreement.
6.2 PROVISION OF WASTEWATER SERVICE CAPACITY.
It is the
intent of the parties for SANFORD to have the ability and, in its
discretion, ,to assume full wastewater service for all customers
located in the Sanford Wastewater utility Service Planning Area.
Initially, retail wastewater service may be thorough wholesale.
purchase of wastewater capacity from the COUNTY, under this Amended
Agreement. Should SANFORD not assume direct wastewater service for
retail customers within the Sanford Wastewater utility Service
Planning Area, not involving wholesale procurement from the COUNTY
by October 17, 1995, the COUNTY shall become the retail wastewater
service provider for those retail customers.
If by October 17,
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1995, SANFORD is not yet directly serving all such customers, but
has a construction permit issued by the Florida Department of
Environmental Protection and is actively constructing, orha~ a
binding contract for construction of necessary facilities to
provide direct service, an additional six (6) months shall be
allowed for completion and commencement of direct service. If
SANFORD does not assume such direct wastewater service, applicable
wastewater impact fees collected during the term of this Amended
Agreement and the original Agreement shall be remitted to COUNTY
and associated collection lines and appurtenant features shall be
conveyed to the COUNTY by SANFORD at no cost to the COUNTY. Said
remittance of impact fees and conveyance of lines and equipment
shall occur within forty-five (45) days from the expiration of the
utility sales portion of this Amended Agreement.
6.3 RESERVATION OF CAPACITY. The COUNTY intends to reserve
both water and wastewater capacity for SANFORD for proposed
development of those properties located within Exhibits Band C,
respectively. Therefore, should SANFORD not provide direct retail
service for either water or wastewater service by October 17, 1995,
both the wholesale water and wholesale wastewater parts of this
Amended Agreement shall terminate.
6.4 CONNECTION TO TRAN:3MISSION FACILITIES.
SANFORD, its
successors or assigns, shall connect or cause to be connected, the
water distribution facilities to the water transmission facilities
at the point(s) of connection established on Exhibit B in the case
of water service, and shall connect or cause to be connected, the
10
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collection system to the COUNTY Wastewater Transmission facilities ~
at point(s) of connection to be identified as Exhibit C in the case
of wastewater service. Operation, maintenance and replacement of
all pipes, fittings, valves and appurtenances, including the
transmission facilities up to the point of connection into the
COUNTY distribution/transmission systems and water/wastewater plant
providing capacity, shall be the responsibility of the COUNTY.
.Operation,
maintenance
and
replacement
of
the
distribu-
tion/collection system(s), calibration and master water meters
shall be the responsibility of SANFORD.
6.5 IMPACT FEES.
(a) Prior to commencement of service and prior to issuance of
any building permits, SANFORD, shall collect an impact fee
established by SANFORD for each unit to be served by the COUNTY c:>
Water and/or Wastewater System. Said impact fee(s) collected shall
be placed in an interest bearing escrow account. The escrow agent
to receive and administer said escrow account shall be mutually
agreed upon by the COUNTY and SANFORD.
(b) The terms of the escrow shall be that, if by October 17,
1995; SANFORD assumes direct service for any retail customers
initially served hereunder, said fees for those new connections
shall be released from escrow to SANFORD, except that three and
thirty-three hundredth percent (3.33%) of the escrow, plus accrued
interest, shall be released to the COUNTY for each calendar year
the funds were held in escrow and prorated for any portion thereof
that wholesale water and/or wastewater service was provided for
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that property under this Amended Agreement or the original
Agreement. Releases of impact fees to SANFORD shall be based upon
SANFORD' s demonstration that construction of a water/wastewater
transmission facilities which shall result in provision of service
by SANFORD to retail customers contemplated and being served under
this Amended Agreement has occurred.
Such demonstration shall
include an approved Department of Environmental Protection permit
for construction of the system, executed contracts for the
construction of the system, and any necessary disconnection from
COUNTY transmission facilities within six (6) months. The COUNTY
acknowledges that SANFORD may not utilize a contractor for said
work and may utilize SANFORD forces or developer commitments for
said construction, and that in such cases, an executed contract
~
will not be required but SANFORD shall have identified sources of
funds adequate to pay the cost of the system. Upon commencement of
construction, escrowed funds shall be released as costs of
construction are incurred.
Draws against the escrow shall be no
more frequent that monthly and must include copies of corresponding
contractor t s invoices together with certification of SANFORD' s
consulting engineers that work covered by the invoices has been
performed in accordance with all requirements. In any case, upon
completion of construction and provision of direct services by
SANFORD to certain customers pursuant to this Amended Agreement,
the balance of the escrow account for those customers, less fees
previously paid or due to COUNTY as addressed above, shall be paid
to SANFORD. Should it be determined that by October 17, 1995 and
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as further specified in sections 6.1 and 6.2 that SANFORD has not <:)
served directly any retail customers served under this Amended
Agreement, said fees together with all accrued interest, less
escrow fees, shall be paid to the COUNTY.
(c) SANFORD shall be solely responsible for collection of
required impact fees, service deposits, connection costs, meter set
costs and tap fees, and for monthly billing and their distribution
as set forth in this Amended Agreement. CUstomers provided retail
water and/or wastewater service under this Amended Agreement shall
be retail customers of SANFORD unless said customers are not served
directly by SANFORD by October 17, 1995 in which case they shall
become retail customers of the COUNTY.
6.6 METERING.
(a) SANFORD shall furnish and install, or cause to be <:)
furnished and installed, master water metering equipment for each
point of connection under this Amended Agreement as depicted in
Exhibit B. This metering equipment shall be considered to meter
all water flowing from the COUNTY transmission facilities to the
distribution facilities. The metering.equipment shall remain the
property of SANFORD and SANFORD. shall be responsible for the
operation, maintenance, and replacement. The COUNTY shall have the
right to review and approve the type of meter and meter
installation in each case. The COUNTY t S approval shall not be
unreasonably withheld. The COUNTY shall also have the right to
read the meter (s) and the right of access thereto for billing
purposes.
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(b) The metering equipment shall be of standard make and
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type, installed in a readily accessible location and shall record
flow with an error not to exceed plus or minus five percent (5%) of
full scale reading, suitable for billing purposes. SANFORD shall
calibrate and test the meters for accuracy at regular intervals
consistent with testing within the remainder of the Sanford Water
utility service Area. SANFORD shall provide COUNTY with test
results. If either party desires more frequent calibration or
meter checks, work shall be at that party's expense. Results shall
be provided to the other party and adjustments of charge if any
shall be specified. Bills shall be adjusted for meter error in
excess of five percent (5%) of full scale readings. In calculating
such billing adjustments, it will be assumed that the meter
inaccuracy existed for one-half (~) of the entire time interval
~
between meter accuracy checks by either party. The billing
adjustment shall be made at the same rate established in accordance
with section 6.8 hereof but the volume used in the billing
calculation shall be adjusted as described herein. Either party.
may test the meter more frequently at its expense. If errors are
found, adjustments shall be made as specified above.
(c) Applicable charges for wastewater shall be based on the
total amount of metered water consumption for all master meters
served under this Amended Agreement. Charges for wastewater
service shall be calculated as follows:
Total metered
Water consumption
300 qpd/sewer ERC
350 gpd/water ERC
# of permitted sewer ERC' s
# of permitted water ERC' s
.
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COUNTY's bill. SANFORD and the COUNTY agree to negotiate in good
faith to determine billable quantities of water in case of
distribution system breaks or leaks within the Sanford Water
utility Planning service Area and SANFORD agrees to immediately pay
such amounts upon said billable quantities being determined. In
recognition of. joint benefit for fire fighting within the incorpo-
rated and unincorporated portions of the Water utilities service
Planning Area and the First Response Agreement, SANFORD and the
COUNTY agree to negotiate equitable billing adjustments for water
and related wastewater charges in cases of significant fire flow
requirements.
(b) WHOLESALE WASTEWATER USER CHARGES. The COUNTY agrees to
provide transmission, treatment and disposal of SANFORD's wastewa-
ter in accordance with the terms and conditions for a charge ONE
AND 82/100 DOLLARS ($1.82) per thousand (1,000) gallons of retail
wastewater treatment billed. The charge shall be adjusted from
time to time by the COUNTY based on increased costs. The wholesale
wastewater charge under this Amended Agreement-shall not exceed the
lowest wholesale charge to any other wholesale customer by the
COUNTY. The adjusted charge shall become effected on the approval
of the COUNTY and SANFORD shall thereafter pay said charge as
adjusted. The COUNTY agrees to bill SANFORD monthly based on the
total number of gallons of potable water billed in accordance with
Section 6.6 of this Amended Agreement. SANFORD agrees to pay for
all wastewater transmitted from the collection facilities, thusly
determined, at the above mentioned rate and agrees to make paYment
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-
.
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to the COUNTY within thirty (30) days from the date of the COUNTY's
bill. Any applicable wastewater charge credits for the previous
month, as addressed in section 6.6 (c) shall be deducted from the
bill.
6.9 WHOLESALE SERVICE TO COUNTY BY CITY. The parties agree
\
that if the COUNTY notif ies SANFORD that it desires to obtain
wholesale service from SANFORD, final agreement for such service
shall generally parallel, as appropriate, conditions .outlined
herein for the COUNTY services to SANFORD.
SECTION 7. CHANGE OF RATES. In event that the COUNTY, during
the term of this Amended Agreement, proposes any new rate schedule
or amended rate schedule applicable to who~esale service furnished;
the COUNTY shall provide a copy of such rate schedule or amended
rate schedule to SANFORD prior to the effective date thereof, and
substitute such rate schedule or amended rate schedule for the rate
schedule then in effect hereunder for such wholesale service,
commencing with the next billing period after the effective date.
SECTION 8. USE OF RIGHT-OF-WAY. Water transmission lines and
wastewater collection and transmission lines are frequently
installed in street/road rights-of-way owned by the COUNTY or
SANFORD. The COUNTY and SANFORD agree to cooperate in permitting
the installation and maintenance of water and wastewater lines of
the other party, within owned rights-of-way. Such permitting and
fees shall be in accordance with established procedures. Approval
shall not be unreasonably delayed or withheld.
18
)
SECTION 9. DEFAULT. Any party to this Amended Agreement, in .::;
the event of or act of default by the other, shall have all
remedies available to it under the laws of the state of Florida
including, but not limited to, injunction to prevent default or
specific performance to enforce this Amended Agreement. Each party
agrees to pay all reasonable costs and attorney fees for the other
parties not in default; provided, however, that such costs and
attorney fees are payable under this section only if suit is filed
that results in an adjudicated default.
The rights of parties
shall be considered cumulative and shall not be waived not or in
the future by the exercise of or failure to exercise any rights or
remedies provided under the terms of this Amended Agreement and
authorized by law.
SECTION 10. NOTICES. Any notice required or allowed to be .c:>
delivered hereunder shall be in writing and be deemed delivered
when (a) hand delivered to the official hereinafter designated, or
(b) upon receipt of such notice when deposited in the united states
mail, postage prepaid, certified mail, return receipt requested,
addressed to a party at the address set forth opposite the party's
name below, or at such other address as the party shall have
specified by written notice to the other party delivered in
accordance herewith.
SANFORD
City Manager
City of Sanford
Post Office Box 1788
Sanford, FL 32772-1788
19
~
with a copy to:
Director of utilities
city of Sanford
Post Office Box 1788
Sanford, FL 32772-1788
\-.
and
City Attorney
stenstrom, McIntosh, Julian,
Colbert, Whigham & Simmons
P.o. Box 4848
Sanford, Florida 32772-4848
COUNTY
Seminole County Director of
Public Works
3000A southgate
Sanford, FL 32773
with a copy to:
County Manager
Seminole County Services Building
1101 East First Street
Sanford, FL 32771
SECTION 11.
SEVERABILITY.
If any part of this Amended
Agreement is found invalid or unenforceable by any court, such
\.......-
invalidity or unenforceability shall not affect the other parts of
this Amended Agreement if the rights and obligations of the parties
contained herein are not materially prejudiced and if the inten-
tions of the parties can continue to be effected.
To that end,
this Amended Agreement is declared severable.
SECTION 12. TIME OF THE ESSENCE. Time is hereby declared of
the essence to the lawful performance of the duties and obligations
contained in this Amended Agreement.
SECTION 13. APPLICABLE LAW. This Amended Agreement and the
provisions contained herein shall be construed, controlled and
interpreted according to the laws of the State of Florida.
f.~
\..,...,
20
SECTION 14.
CONDITION PRECEDENT.
The COUNTY and SANFORD
~
propose to enter into this Amended Agreement which provides for two
types of service: Wholesale Water Service and Wholesale Wastewater
Service. provision and obtaining of either of these services is
contingent upon providing and/or obtaining the other, as applica-
ble. Failure to provide either of the utility services constitutes
default of this Amended Agreement; provided, however, that this
failure shall in no way abrogate the Amended Agreement with regard
to the Sanford Urban Service Planning Area and future annexation
area boundaries as depicted on Exhibit A.
This instrument
supersedes all previous discussions, understandings, and agreements
between the parties relating to the subject matter of this Amended
Agreement.
Amendments to and waivers of the provisions herein
shall be made by the parties in writing by formal amendment in
equal dignity hereto.
IN WITNESS WHEREOF, the parties hereto have executed this
Amended Agreement on the date and year first above written.
<:)
I.
ATTEST:
, I
. ,
CITY OF SANFORD
By: ~. 0 Jd;L
BETT D. SMITH, Mayor
~#,.,~-
For the use and reliance
of City of Sanford only.
Approved as to form and
legal sufficienc
.
_ Date: iJJfI~ ~ /713
(bJUfUIjt"'7~ ~ 1'1~ ~ If'l3
21
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ATTEST:
E M
\ CI~ ' . t'9 \ 'Qhe Board of
County Commissioners of
Seminole County, Florida.
.~
,........
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LNG/gg
08/24/93
. 09/24/93
10/13/93
11/02/93
. )
BOARD OF COUNTY COMMISSIONERS
~~ COUNTY, FLORIDA
By. ~............ ~
DICK VAN DER WEIDE, Acting.Chairman
Date:
1-z,~1 "~.3
.
As authorized for execution
the Board of coun~ommis-
si~~rs at their '~3
19 7, regular meeting.
22
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LEGEND
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n-n SANFORD WATER
. SERVICE 130UNDARY
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APPROXIMATE POI NT
OF CONNECTION
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EXHIBIT B-1
C^NF0PJJ WA TER SERVICE AREA
~O UTH EAS T SECT[OI~
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SANFORD WASTE WAlt:R SERVICE AREA
SOUTHEAST SECfION
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LEGEND
/ I / 1 SANFORD SEWER
SE RVIC E BOUNDARY
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EXHIDIT D.
LAKE MONROE UTILITIES ANALYSIS - SANFORD PORTION
.'~
'-"
1.
Net cost of LMU service area
Purchase Price
Less: Land value
Equipment
Net Purchase Price
$1,593,200
100,000
200.000
$1,293.200
II. Per cent of total service area that Sanford wants to
acquire.
A.
Water portion ,308 acres
Sewer portion 201 acres
308/1614
= 19.08%
201/1614
= 12.45%
B. Percentage split of service area acquired by water
and. sewer. This is based on the relative value of
connection fees on a per gallon basis.
Water clf
Sewer clf
$2.83 per gallon'
-2....Q.Q.
$9.83
2.83/9.83"
= 26.79%
Water
Sewer
7.00/9.8.3
= 71. ~J.'i
Net purchase price $1,293,200 broken down into water and
sewer portions
',-"
Portion applicable to water = 1,293,200 Adjusted for rounding
for entire service area 28.79
$ 372,305 $372.305 water
Portion applicable to sewer = 1,293,200
for entire service area 71.21%
$ 920,888
$920.895 sewer
$1,293,200
C. Calculation of cost of water service area to be
acquired by Sanford
Sewer Service Area
$372,305
19.08%
$ 71,036
$920,895
12 45%
St14,684
Total cost of service area to be acquired by Sanford wlo
debt service
$ 71,036
114.684
$185,720
/,....,...,
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AMENDMENT TO CITY OF SANFORD/SEMINOLE COUNTY
URBAN SERVICE AREA AND,UTILITY' SERVICE PLANNING AREA
AMENDED AGREEMENT
.~
THIS AMENDMENT is made and entered into this
/y
day of
m~
, 1996, and is to that certain Amended Agreement
made and entered into on the 13th day ~~ December, 1993, between
,;--
SEMINOLE COUNTY, a political subdivision of the State of Florida,
whose address is Seminole County SerVices Building, 1101 East First
Street, Sanford, Florida 32771, hereinafter referred to as
..,
"COUNTY," and the CITY OF SANFORD, whose mailing address is Post
Office Box 1788, Sanford, Florida 32772-1788, hereinafter referred
to as "SANFORD.II
WIT N E S ,S E T H:
WHEREAS, SANFORD and COUNTY entered into the above-referenced
Amended Agreement on December 13, 1993, to define long range <:)
utility service planning areas, facilitate joint long range
planning and achieve the best economies of utility system develop-
ment; and
WHEREAS, t~e parties desire to amend the Amended Agreement so
as to enable both parties to continue to enjoy the mutual benefits
it provides; and
WHEREAS, Section 14 of the Amended Agreement provides that any
amendments shall be valid only when expressed in writing and duly
signed by the parties,
NOW, THEREFORE, in consideration of the mutual understandings
and agreements contained herein, the parties agree to amend the
Amended Agreement as fol,,;!...QWs..:..,:-,...
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CERTIFIED COpy :>
MARY ANNE MORSE
CLERK OF CIRCl:l1T COURT
SEMII\OLE COUNTY. FLORIDA
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BY DEPUTY CLERK
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1.
Section 2 of the Amended Agreement is amended to read:
SECTION 2.
Parties agree that in construing
DEFINITIONS.
this Agreement the following words, phrases and terms shall have
the following meanings unless the context indicates otherwise.
2.1 "AGREEMENT" means the City o~,_ Sanford/Seminole County
;--
Urban Service Area and Utility Service Planning Area Amended
Agreement entered into on the 13th day of December, 1993, as
amended, and its predecessor Utility Service Agreement between the
,..,
City of Sanford and Seminole County dated October 18, 1990.
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2.2 "COLLECTION FACILITIES" means those facilities located
within the Sanford Utility Service Planning Area, operated and
maintained by SANFORD and used to collect wastewater and transmit
it to the COUNTY's transmission and treatment facilities located
outside of the Sanford Wastewater Service Planning Area as depicted
on Exhibit C.
2.3 "COUNTY WASTEWATER SYSTEM" means those transmission
facilities and COUNTY plant from, which SANFORD is receiving
wastewater service capacity on a wholesale basis and which are'
operated and maintained by the COUNTY.
2.4 "COUNTY WATER SYSTEM" means those transmission facilities
and COUNTY plant from which SANFORD is receiving water service
capacity on a wholesale basis and which are operated and maintained
by the COUNTY.
2.5 "DISTRIBUTION FACILITIES" means those facilities operated
and maintained by SANFORD to recei ve potable water from the
COUNTY's transmission facilities at point(s) of connection along
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the Sanford Water Service Planning Area boundaries as depicted on
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Exhibit-B-2.
2.6 "GPD" means gallons per day on an average annual ,basis.
2.7 "POINT OF CONNECTION" is the location(s) where SANFORD
Distribution or Collection Facilities connect to COUNTY Water
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Transmission Facilities or Wastewater Transmission Facilities.
2.8 "SANFORD WATER UTILITY SE:RVICE PLANNING AREA" shall be
that area depicted on Exhibits A and B-2 in which it is planned. for
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SANFORD to provide retail water service in accordance with the
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terms of this Agreement.
The COUNTY shall have the rights to
provide retail water service to all surrounding properties not
included in the Sanford Water Utility Service Planning Area.
2.9 "SANFORD WASTEWATER UTILITY SERVICE PLANNING AREA" shall
be that area as shown on Exhibits A and C in which it is planned ::>
for SANFORD to provide retail wastewater service in accordance with
the terms of this Agreement. The COUNTY shall have the rights to
provide retail wastewater service to all surrounding properties not
included in the Sanford Wastewater Utility Service Planning Area.
2.10 "SANF-ORD UTILITY SERVICE PLANNING AREA"
includes the
presently incorporated area of SANFORD and those areas of the
COUNTY surrounding SANFORD as depicted on Exhibit A, as further
detailed in Exhibits B-2 and C.
In cases of apparent conflict
between Exhibit A and Exhibits B-2 or C, Exhibit B-2 or C shall
prevail over Exhibit A.
In order to avoid significant utility
service inequities SANFORD and the COUNTY agree to cooperate in
providing efficient utility service to existing developed proper-
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ties located within five hundred feet (500') east or west of South
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Sanfora-Avenue by flexibility of retail service agency within that-
area. The parties also agree, in cases of emergency or genuine
hardship, to consider further mutually agreeable geographical
extensions of this ~olicy.
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2.11 "WATER SERVICE CAPACITY" means the rate of potable water
flow, measured in GPD which one party wishes to buy from the other
party and which the Seller agrees to produce from its water system.
..,
2.12 "WASTEWATER SERVICE CAPACITY" means the amount ,of
wastewater flow, measured in GPD, which one party wishes to buy
from the other party and which the Seller agrees to accept at its
wastewater system in accordance with the terms of this Agreement.
2.13 "WASTEWATER TRANSMISSION FACILITIES" means those lines,
pipes, lift stations, meters and appurtenant equipment used by the
COUNTY to transmit wastewater from the SANFORD collection facili-
ties to the head works of the COUNTY's water treatment facilities.
2.14 "WATER TRANSMISSION FACILITIES" means those lines, pipes,
water mains, meters and appurtenant equipment used by the COUNTY to
transmit potable water from the COUNTY plant to the point(s) of
connection with the SANFORD distribution facilities.
These
point(s) of connection will be located at the water service area
boundaries as shown on Exhibit B-2.
2. Section 5 of the Amended Agreement is amended to read:
SECTION 5. REIMBURSEMENT FOR LAKE MONROE SERVICE AREA.
(a) SANFORD and the COUNTY acknowledge that the Lake Monroe
Utilities Service Area consists of approximately one thousand six
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hundred fourteen (1,614) acres.
The long range Sanford Water
::;
Service -Planning Area includes approximately three hundred eight-'
(308) of those acres, the long range Sanford Wastewater Service
Planning Area includes approximately two hundred one (201) of those
acres.
SANFORD had agreed to pay to the COUNTY the sum of ONE
HUNDRED EIGHTY-FIVE THOUSAND SEVEN HUNDRED TWENTY AND NO/100
DOLLARS ($185,720.00) within forty-five (45) days of execution of
;--
the original Agreement. Said sum has been paid. The sum consti-
..,
tutes reimbursement to the COUNTY for the cost of those portions of
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the Lake Monroe Utility Service Area now being assigned, for
planning purposes, by the COUNTY to SANFORD by this Agreement.
Further, said sum is calculated as detailed in Exhibit D of this
Agreement. Should any of the Sanford Utility Service Planning Area
hereby assigned to SANFORD, ultimately return to the COUNTY in :)
accordance with the terms of this Agreement, SANFORD shall receive
an appropriate refund based proportionally on the amount of acreage
returned to COUNTY and the calculation used in this Section.
(b) SANFORD agrees to pay to the COUNTY the sum of SIX
THOUSAND FOUR -HUNDRED THIRTEEN AND 85/100 DOLLARS ($6,413.85)
($237.55 an acre) as reimbursement for the costs of an additional
27 acres of the water service area included in the Lake Monroe
Utility Service Area now being assigned, for planning purposes, by
the COUNTY to SANFORD. Should any of the Sanford Utility Service
Planning Area hereby assigned to SANFORD, ultimately return to the
COUNTY in accordance with the terms of this Agreement, SANFORD
shall receive an appropriate refund based proportionally on the
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amount of acreage return to COUNTY and the calculation used in this
Section.
3. Exhibit B of the Amended Agreement is hereby deleted and
Exhibit B-2 attached hereto is substituted therefor.
4. Except as herein modified, all_ terms and conditions of
;--
the Amended Agreement shall remain in full force and effect for the
term of the Amended Agreement, as originally set forth in the
Amended Agreement.
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IN WITNESS WHEREOF, the parties hereto have executed this
instrument for the purpose herein expressed.
ATTEST:
CITY OF SANFORD
9t:rn~/f to~~~ty Clerk
Mayor
By:
Date:
LfJ1~ 1(P)/CJCZ&
BOARD OF COUNTY COMMISSIONERS
~ ~ COUNTy, FLORIDA
8. ~---
DICK VAN DER WEIDE, Chairman
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MORSE
er to the 30ard of
County Commisstoners of
Seminole County, Florida.
Date:
For the use and reliance
of Seminole County only.
Approved as to form and
legal sufficiency.
~~.~ S,/I7-'i~
County Attorney
As authorized for execution by
the Board of Cou~~y Commis-
sioners at their //lll-y / Y ,
19~, regular meeting.
SED/dre
Attachment
Exhibit "B-2"
041596
F,\USERS\OEB\AGT\SANURBAN.AMD
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ATTACHMENT 1
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St. Johns River
\Y/ater Management District
<.J
Kl!by B. Green III. Exe::!JllV~ Director . Dawj IN Fls~ ASSl3;anl EX8CUllV'! Dtreclor
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4049 Reid Street · P,O, Box 1429 . Palalka. FL 32178-1429 . (386) 329-4500
On the Internet at www.sjrwmd.com
May 2,2007
Lake Monroe Development LLC
204 N Park Ave Ste 100
Sanford, FL 32771
SUBJECT:
Permit Number 40-117-81506-5
Lake Monroe Commerce Center - North
Dear Sir/Madam:
Enclosed is your general permit as authorized by the staff of the St. Johns River Water
Management District on May 2,2007,
This permit is a legal document and should be kept with your other important documents. The
attached MSSW/Stormwater As-Built Certification Form should be filled in and returned to the
Palatka office within thirty days after the work is completed. By so doing, you will enable us to
schedule a prompt inspection of the permitted activity.
In addition to the MSSW/Stormwater As-Built Certification Form, your permit also contains
conditions which require submittal of additional information, All information submitted as
compliance to permit conditions must be submitted to the Palatka office address.
.~
Permit issuance does not relieve you from the responsibility of obtaining permits from any
federal, state and/or local agencies asserting concurrent jurisdiction for this work_
Please be advised that the District has not published a notice in the newspaper advising the
public that it is issuing a permit for this proposed project. Publication, using the District form,
notifies members of the public (third parties) of their rights to challenge the issuance of the
general permit. If proper notice is given by publication, third parties have a 21--day time limit on
the time they have to file a petition opposing the issuance of the permit. If you do not publish, a
party's right to challenge the issuance of the general permit extends for an indefinite period of
time, If you wish to have certainty that the period for filing such a challenge is closed, then you
may publish, at your own expense, such a notice in a newspaper of general circulation. A copy
of the form of the notice and a list of newspapers of general circulation is attached for your use.
In the event you sell your property, the permit will be transferred to the new owner, if we are
notified by you within thirty days of the sale and if you provide the information required by 40C-
1.612, F.AC. Please assist us in this matter so as to maintain a valid permit for the new
property owner.
~
GOVEflMING BOARV
David G, Graham. CPAIAMAN
JACY.SON";U"
John G. SOWlnSKJ, VICE CH~iflM"r;
~P.t.AIJDG
,I\nn r Moor2, SECF::l~RY
BLl'mEU
Duane L Otte!lSlroer. TP.tASUfiffi
JACKSONVllll
R Clay AlbriQ/l1
Susan N. Hugn2s
William W Kerr
Ometrias D Long
W leona<<l Wood
Thank you for your cooperation. and if this office can be of any further assistance to you, please
do not hesitate to contact us.
lcerely.
.........
Lisette Bonilla
Data Management Specialist It
Division of Permit Data Services
Enclosures: Permit with As-built Certification Form
Notice of Rights
List of Newspapers for Publication
cc: District Permit File
Consultant: Briskey & Associates Engineers Inc
PO Box 7641
Daytona Beach, FL 32116
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ST. JOHNS RIVER WATER MANAGEMENT DISTRICT
Post Office Box 1429
Palatka, Florida 32178-1429
o
PERMIT NO. 40-117-81506-5 DATE ISSUED: May 2,2007
PROJECT NAME: lake Monroe Commerce Center - North
A PERMIT AUTHORIZING:
Construction and operation of a surface water management system for a 13.41-acre commercial
project to be known as lake Monroe Commerce Center - North. This permit authorizes the
filling of 1.71 acres of wetlands and other surface waters. No other impacts to wetlands or other
surface waters are authorized under this permit.
lOCATION:
Section( s):
16
T ownship( s}:
19S
Range(s):
30E
Seminole County
lake Monroe Development llC
204 N Park Ave Ste 100
Sanford, Fl32771
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Permittee agrees to hold and save the St Johns River Water Management District and its
successors harmless from any and all damages, claims, or liabilities which may arise from
permit issuance. Said application, including all plans and specifications attached thereto, is by
reference made a part hereof.
This permit does not convey to permittee any property rights nor any rights of privileges other
than those specified herein, nor relieve the permittee from complying with any law, regulation or
requirement affecting the rights of other bodies or agencies. All structures and works installed
by permittee hereunder shall remain the property of the permittee.
This permit may be revoked, modified or transferred at any time pursuant to the appropriate
provisions of Chapter 373, Florida Statutes:
PERMIT IS CONDITIONED UPON:
See conditions on attached "Exhibit Aft, dated May 2,2007
St Johns River Water Management District
Departm 0 esource Management
By:
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enter Director - Altamonte Spring
David Dewey
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"EXHIBIT An
CONDITIONS FOR ISSUANCE OF PERMIT NUMBER 40-117 -81506-5
LAKE MONROE DEVELOPMENT LLC
DATED MAY 2, 2007
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1. All activities shall be implemented as set forth in the plans, specifications and performance
criteria as approved by this permit Any deviation from the permitted activity and the
conditions for undertaking that activity shall constitute a violation of this permit.
2, This permit or a copy thereof, complete with all conditions, attachments. exhibits, and
modifications, shall be kept at the work. site of the permitted activity. The complete permit
shall be available for review at the work site upon request by District staff, The permittee
shall require the contractor to review the complete permit prior to commencement of the
activity authorized by this permit
3, Activities approved by this permit shall be conducted in a manner which do not cause
violations of state water quality standards,
4, Prior to and during construction, the permittee shall implement and maintain all erosion and
sediment control measures (best management practices) required to retain sediment on-site
and to prevent violations of state water quality standards, All practices must be in
accordance with the guidelines and specifications in chapter 6 of the Florida Land
Development Manual: A Guide to Sound Land and Water Management (Florida Department
of Environmental Regulation 1988), which are incorporated by reference, unless a project
specific erosion and sediment control plan is approved as part of the permit. in which case
the practices must be in accordance with the plan. If site specific conditions require
additional measures during any phase of construction or operation to prevent erosion or
control sediment, beyond those specified in the erosion and sediment control plan, the
........... permittee shall implement additional best management practices as necessary, in
accordance with the specifications in chapter 6 of the Florida Land Development Manual: A
Guide to Sound Land and Water Management (Florida Department of Environmental
Regulation 1988). The permittee shall correct any erosion or shoaling that causes adverse
impacts to the water resources.
5. Stabilization measures shall be initiated for erosion and sediment control on disturbed areas
as soon as practicable in portions of the site where construction activities have temporarily
or permanently ceased, but in no case more than 7 days after the construction activity in
that portion of the site has temporarily or permanently ceased,
6. At least 48 hours prior to commencement of activity authorized by this permit, the permittee
shall submit to the District a Construction Commencement Notice Form No, 40C-4,900(3)
indicating the actual start date and the expected completion date,
7, When the duration of construction will exceed one year, the permittee shall submit
construction status reports to the District on an annual basis utilizing an Annual Status
Report Form No. 40C-4.900(4). These forms shall be submitted during June of each year.
8, For those systems which will be operated or maintained by an entity which will require an
easement or deed restriction in order to provide that entity with the authority necessary to
operate or maintain the system, such easement or deed restriction, together with any other
final operation or maintenance documents as are required by subsections 7,1.1 through
C 7,1.4 of the Applicant's Handbook: Management and Storage of Surface Waters, must be
..' . submitted to the District for approval. Documents meeting the requirements set forth in
these subsections of the Applicant's Handbook will be approved. Deed restrictions,
easements and other operation and maintenance documents which require recordation
either with the Secretary of State or the Clerk of the CIrcuit Court must be so recorded prior
to lot or unit sales within the project served by the system, or upon completion of
construction of the system, whichever occurs first For those systems which are proposed to
be maintained by county or municipal entities, final operation and maintenance documents
mus.t be received by the District when maintenance and operation of the system is accepted
by the local governmental entity. Failure to submit the appropriate final documents
referenced in this paragraph will result in the permittee remaining liable for carrying out
maintenance and operation of the permitted system,
o
9. Each phase or independent portion of the permitted system must be completed in
accordance with the permitted plans and permit conditions prior to the initiation of the
permitted use of site infrastructure located within the area served by the portion or phase of
the system, Each phase or independent portion of the system must be completed in
accordance with the permitted plans and permit conditions prior to transfer of responsibility
for operation and maintenance of that phase or portion of the system to local government or
other responsible entity.
10. Within 30 days after completion of construction of the permitted system, or independent
portion of the system, the permittee shall submit a written statement of completion and
certification by a registered professional engineer or other appropriate individual as
authorized by law, utilizing As Built Certification Form 40C-l.181(13) or 40C-l.181(14)
supplied with this permit. When the completed system differs substantially from the
permitted plans, any substantial deviations shall be noted and explained and two copies of
as-built drawings submitted to the District. Submittal of the completed from shall serve to
notify the District that the system is ready for inspection. The statement of completion and
certification shall be based on on-site observation of construction (conducted by the
registered professional engineer, or other appropriate individual as authorized by law, or
under his or her direct supervision) or review of as-built drawings for the purpose of
determining if the work was completed in compliance with approved plans and
specifications. As-built drawings shall be the permitted drawings revised to reflect any
changes made during construction. Both the original and any revised specifications must be
clearly shown, The plans must be clearly labeled as "as-built" or "record" drawing. All
surveyed dimensions and elevations shall be certified by a registered surveyor. The
following information, at a minimum, shall be verified on the as-built drawings:
o
1. Dimensions and elevations of all discharge structures including all weirs, slots, gates,
pumps, pipes, and oil and grease skimmers;
2. locations, dimensions, and elevations of all filter, exfiltration, or underdrain systems
including c1eanouts, pipes, connections to control structures, and points of discharge to the
receiving waters;
3. Dimensions, elevations, contours, or cross-sections of all treatment storage areas
sufficient to determine state-storage relationships of the storage area and the permanent
pool depth and volume below the control elevation for normally wet systems, when
appropriate;
4. Dimensions, elevations, contours, final grades, or cross-sections of the system to
determine flow directions and conveyance of runoff to the treatment system;
5. Dimensions, elevations, contours, final grades, or cross-sections of all conveyance
systems utilized to convey off-site runoff around the system;
6. Existing water elevation(s) and the date determined; and Elevation and location of
benchmark( s) for the survey,
.:)
11. The operation phase of this permit shall not become effective until the permittee has
complied with the requirements of general condition 9 above, the District determines the
system to be in compliance with the permitted plans. and the entity approved by the District
in accordance with subsections 7.1,1 through 7.1.4 of the Applicant's Handbook.:
'--' Management and Storage of Surface Waters. accepts responsibility for operation and
maintenance of the system. The pennit may not be transferred to such an approved
operation and maintenance entity until the operation phase of the permit becomes effective.
Following inspection and approval of the permitted system by the District, the permittee shall
request transfer of the permit to the responsible approved operation and maintenance entity,
if different from the permittee, Until the permit is transferred pursuant to section 7,1 of the
Applicant's Handbook: Management and Storage of Surface Waters, the permittee shall be
liable for compliance with the terms of the permit.
12. Should any other regulatory agency require changes to the permitted system, the permittee
shall provide written notification to the District of the changes prior implementation so that a
determination can be made whether a permit modification is required.
13. This permit does not eliminate the necessity to obtain any required federal. state, local and
special district authorizations prior to the start of any activity approved by this permit. This
permit does not convey to the permittee or create in the permittee any property right. or any
interest in real property, nor does it authorize any entrance upon or activities on property
which is not owned or controlled by the permittee. or convey any rights or privileges other
than those specified in the permit and chapter 40C-4 or chapter 40C-40, F.AC,
14. The permittee shall hold and save the District harmless from any and all damages, claims.
or liabilities which may arise by reason of the activities authorized by the permit or any use
of the permitted system.
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'-'0. Upon reasonable notice to the permittee. District authorized staff with proper identification
shall have permission to enter, inspect, sample and test the system to insure conformity with
the plans and specifications approved by the permit.
16. If historical or archaeological artifacts are discovered at any time on the project site, the
permittee shall immediately notify the District.
17. The permittee shall immediately notify the District in writing of any previously submitted
information that is later discovered to be inaccurate.
18. Any delineation of the extent of a wetland or other surface water submitted as part of the
pennit application. including plans or other supporting documentation, shall not be
considered specifically approved unless a specific condition of this permit or a formal
determination under rule 40C-1.1006, F.AC" provides otherwise,
19. The permittee shall notify the District in writing within 30 days of any sale, conveyance, or
other transfer of ownership or control of the permitted system or the real property at which
the permitted system is located. All transfers of ownership or transfers of a permit are
subject to the requirements of rule 40C-1.612. F.AC. The permittee transferring the permit
shall remain liable for any corrective actions that may be required as a result of any permit
violations prior to such sale, conveyance or other transfer.
20. This permit for construction will expire five years from the date of issuance.
C. At a minimum. all retention and detention storage areas must be excavated to rough grade
prior to building construction or placement of impervious surface within the area to be
served by those facilities, To prevent reduction in storage volume and percolation rates, all
accumulated sediment must be removed from the storage area prior to final grading and
stabilization.
22_ All wetland areas or water bodies that are outside the specific limits of construction
authorized by this permit must be protected from erosion, siltation, scouring or excess
turbidity. and dewatering,
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23. Prior to construction, the permittee must clearly designate the limits of construction on-site.
The permittee must advise the contractor that any work outside the limits of construction,
including clearing. may be a violation of this permit.
24. This permit requires the recording of a conservation easement.
Description of Conservation Easement Area
The permittee shall provide to the District for review and written approval a copy of: (a) the
preliminary plat showing the area to be encumbered by the conservation easement, or (b) a
surveyor's sketch and legal description of the area to be placed under the conservation
easement, per the approved mitigation plan, at least 45 days prior to (1) dredging, filling, or
clearing any wetland or surface water for which mitigation is required, (2) clearing any
upland within a Riparian Habitat Protection Zone for which mitigation is required, (3) the sale
of any lot or parcel, (4) the recording of the subdivision plat, or (5) use of the infrastructure
for its intended use, whichever occurs first.
If the impacts to an upland within a Riparian Habitat Protection Zone or to a wetland or
surface water for which mitigation is required will occur in discrete phases, the areas to be
preserved to offset such impacts may be placed under conservation easement in phases
such that impacts are offset during each phase. Such phasing of preservation shall only
occur if it has been proposed in the mitigation plan and approved by the permit, or if it is
approved in writing by the District. A surveyor's sketch and legal description of the area to
be placed under conservation easement during each phase must be submitted in
accordance with the previous paragraph.
o
Recording of Conservation Easement
Prior to (1) dredging, filling, or clearing any wetland or surface water for which mitigation is
required, (2) clearing any upland within a Riparian Habitat Protection Zone for which
mitigation is required, (3) the sale of any lot or parcel, (4) the recording of the subdivision
plat, or (5) use of the infrastructure for its intended use, whichever occurs first, the permittee
shall record a conservation easement which shall include restrictions on the real property
pursuant to section 704.06, Florida Statutes, and be consistent with section 12.3.8,
Applicant's Handbook, Management and Storage of Surface Waters (February 1, 2005).
The conservation easement shall be in the form approved in writing by the District and, if no
plat has been submitted, the easement shall include the approved legal description and
surveyor's sketch. If the District does not provide written comments on the preliminary plat
or surveyor's sketch and legal description within 45 days of receipt, then the permittee may
record the conservation easement with the legal description and surveyor's sketch or plat
"'reference previously submitted. If the District provides written disapproval of the preliminary
plat Of surveyor's sketch and legal description, the permittee shall, within ten (1 O) days of
receipt of the disapproval. correct all errors with the conservation easement, including the
preliminary plat or legal description and surveyor's sketch, and record the conservation
easement.
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Pursuant to section 704,06, Florida Statutes, the conservation easement shall prohibit all
construction, including clearing, dredging, or filling, except that which is specifically
authorized by this permit within the mitigation areas delineated on the final plans and/or
mitigation proposal approved by the District The easement must contain the provisions set
forth in paragraphs 1(a)-(h) of section 704.06, Florida Statutes, as well as provisions
indicating that the easement may be enforced by the District, and may not be amended
'-- without written District approval.
Additional Documents Required
The permittee shall ensure that the conservation easement identifies, and is executed by,
the correct grantor, who must hold sufficient record title to the land encumbered by the
easement. If the easement's grantor is a partnership, the partnership shall provide to the
District a partnership affidavit stating that the person executing the conservation easement
has the legal authority to convey an interest in the partnership land. If there exist any
mortgages on the land, the permittee shall also have each mortgagee execute a consent
and joinder of mortgagee subordinating the mortgage to the conservation easement. The
consent and joinder of the mortgagee shall be recorded simultaneously with the
conservation easement in the public records of the county where the land is located.
Within 30 days of recording, the permittee shall provide the District with: (a) the original
recorded easement (including exhibits) showing the date it was recorded and the official
records book and page number, (b) a copy of the recorded plat (if applicable), (c) a
surveyor's sketch of the easement area plotted on the appropriate USGS topographic map,
and (d) the original recorded consent and joinder(s) of mortgagee (if applicable),
Demarcation of Conservation Easement Area
Prior to lot or parcel sales, all changes in direction of the easement area boundaries must be
permanently monumented above ground on the project site.
~
25. The proposed surface water management system shaft be constructed and operated in
accordance with the plans received by the District on January 30, 2007, and as amended by
Plan Sheets C-3, C-6 and C-7 received by the District on April 04,2007, and Plan sheets C-
5 and C-10 received by the District on April 25, 2007.
26. The operation and maintenance entity shall inspect the stormwater or surface water
management system once within two years after the completion of construction and every
two years thereafter to determine'if the system is functioning as designed and permitted.
The operation and maintenance entity must maintain a record of each required inspection,
including the date of the inspection, the name, address, and telephone number of the
inspector, and whether the system was functioning as designed and permitted. and make
such record available for inspection upon request by the District during normal business
hours.
If at any time the system is not functioning as designed and permitted, then within 14 days
the entity shall submit an Exceptions Report to the District, on form number 40C-42.900(6),
Exceptions Report for Stormwater Management Systems Out of Compliance.
27, This permit authorizes 1,71 acres of wetland and surface water impacts.
28, The proposed conservation easement must be at least 8.18 acres in size, as depicted on
C the Boundary and Topographic Survey received by the District on April 4, 2007.
29. Prior to initiating any construction within the wetlands to be impacted, the District must
receive a letter of verification from the Colbert-Cameron Mitigation Bank stating that a
"' "';:";'+,""',"''''''~i!4,,,,,~,,,'l''''_'';W':il':F~'''';''''~''''<4I '_:;';>1"'1
transaction regarding the transfer of 3.9 mitigation credits has been completed.
30. In the event that the permittee does not successfully complete the transaction to obtain 3.9
credits from the Colbert-Cameron Mitigation Bank, the permittee must obtain a permit
modification to provide alternative mitigation for the wetland impacts,
o
o
~
Notice Of Rights
,,"-"
'--'
1,
A person whose substantial interests are or may be affected has the right to request an
administrative hearing by filing a written petition with the S1. Johns River Water
Management District (District). Pursuant to Chapter 28-106 and Rule 40C-1,1007,
Florida Administrative Code, the petition must be filed (received) either by delivery at the
office of the District Clerk at District Headquarters, p, O. Box 1429, Palatka Florida
32178-1429 (4049 Reid St, Palatka, FL 32177) or bye-mail with the District Clerk at
Clerk@sjrwmd,com, within twenty-six (26) days of the District depositing notice of
District decision in the mail (for those persons to whom the District mails actual notice).
within twenty-one (21) days of the District emailing notice of District decision (for those
persons to whom the District emails actual notice), or within twenty-one (21) days of
newspaper publication of the notice of District decision (for those persons to whom the
District does not mail or email actual notice), A petition must comply with Sections
12054(5)(b)4. and 120.569(2)(c), Florida Statutes, and Chapter 28-106. Florida
Administrative Code, The District will not accept a petition sent by facsimile (fax). as
explained in paragraph no, 5 below. Mediation pursuant to Section 120.573, Florida
Statutes, is not available.
2, If the Governing Board takes action that substantially differs from the notice of District
decision, a person whose substantial interests are or may be affected has the right to
request an administrative hearing by filing a written petition with the District. but this
request for administrative hearing shall only address the substantial deviation. Pursuant
to Chapter 28-106 and Rule 40C-l.1007, Florida Administrative Code, the petition must
be filed (received) at the office of the District Clerk at the mail/street address or email
address described in paragraph no, 1 above, within twenty-six (26) days of the District
.,-, depositing notice of final District decision in the mail (for those persons to whom the
District mails actual notice), within twenty-one (21) days of the District emailing the
notice of final District decision (for those persons to whom the District emails actual
notice), or within twenty-one (21) days of newspaper publication of the notice of final
District decision (for those persons to whom the District does not mail or email actual
notice). A petition must comply with Sections 12054(5)(b)4. and 120,569(2)(c), Florida
Statutes, and Chapter 28-106, Florida Administrative Code. Mediation pursuant to
Section 120.573. Florida Statutes, is not available.
3, A person whose substantial interests are or may be affected has the right to a formal
administrative hearing pursuant to Sections 120569 and 120,57(1), Florida Statutes.
where there is a dispute between the District and the party regarding an issue of material
fact A petition for formal hearing must also comply with the requirements set forth in
Rule 28-106.201, Florida Administrative Code,
4. A person whose substantial interests are or may be affected has the right to an informal
administrative hearing pursuant to Sections 120569 and 120.57(2), Florida Statutes,
where no material facts are in dispute. A petition for an infonnal hearing must also
comply with the requirements set forth in Rule 28-106.301, Florida Administrative Code,
,,-.
'--'
Notice Of Rights
5, A petition for an administrative hearing is deemed filed upon receipt of the complete
petition by the District Clerk at the District Headquarters in Palatka, Florida. Petitions
received by the District Qerk after 5:00 p.m., or on a Saturday, Sunday, or legal holiday,
shall be deemed filed as of 8:00 a.m. on the next regular District business day, The
District's acceptance of petitions filed bye-mail is subject to certain conditions set forth
in the District's Statement of Agency Organization and Operation (issued pursuant to
Rule 28-101.001, Florida Administrative Code), which is available for viewing at
www.sirwmd.com. These conditions include, but are not limited to, the petition being in
the form of a PDF file and being capable of being stored and printed by the District
Further, pursuant to the District's Statement of Agency Organization and Operation,
attempting to file a petition by facsimile is prohibited and shaJl not constitute filing,
~
,.....;
6. Failure to file a petition for an administrative hearing within the requisite time frame shall
constitute a waiver of the right to an administrative hearing. (Rule 28-106.111. Florida
Administrative Code),
7. The right to an administrative hearing and the relevant procedures to be followed are
governed by Chapter 120, Florida Statutes, Chapter 28-106, Florida Administrative
Code, and Rule 40C-1.1007, Florida Administrative Code. Because the administrative
hearing process is designed to formulate final agency action, the filing of a petition
means the District's final action may be different from the position taken by it in this
notice. A person whose substantial interests are or may be affected by the District's final
action has the right to become a party to the proceeding, in accordance with the
requirements set forth above.
o
8, A person with a legal or equitable interest in real property who believes that a District
permitting action is unreasonable or will unfairly burden the use of their property, has the
right to, within 30 days of receipt of the notice of District decision regarding a permit
application, apply for a special magistrate proceeding under Section 70,51, Florida
Statutes, by filing a written request for relief at the Office of the District Clerk located at
District Headquarters, P. O. Box 1429, Palatka, Fl32178-1429 (4049 Reid St. Palatka,
FL 32177). A request for relief must contain the information listed in Subsection
70.51(6), Florida Statutes. Requests for relief received by the District Clerk after 5:00
p.m.. or on a Saturday, Sunday, or legal holiday, shall be deemed filed as of 8:00 a,m,
on the next regular District business day.
9. A timely filed request for relief under Section 70.51, Florida Statutes, tolls the time to
request an administrative hearing under paragraph nos. 1 or 2 above. (Paragraph
70.51(10)(b). Florida Statutes). However, the filing of a request for an administrative
hearing under paragraph nos. 1 or 2 above waives the right to a special magistrate
proceeding. (Subsection 70.51(10)(b), Florida Statutes).
10. Failure to file a request for relief within the requisite time frame shall constitute a waiver
of the right to a special magistrate proceeding, (Subsection 70.51(3), Florida Statutes),
~
.....,
Notice Of Rights
t"""
'-'" 11. Any person whose substantial interests are or may be affected who claims that final
action of the District constitutes an unconstitutional taking of property without just
compensation may seek review of the action in circuit court pursuant to Section 373.617,
Florida Statutes, and the Florida Rules of Civil Procedures, by filing an action in circuit
court within 90 days of rendering of the final District action, (Section 373.617, Florida
Statutes ).
12. Pursuant to Section 120.68, Florida Statutes, a party to the proceeding before the
District who is adversely affected by final District action may seek review of the action in
the District Court of Appeal by filing a notice of appeal pursuant to Rules 9.110 and
9.190, Florida Rules of Appellate Procedure, within 30 days of the rendering of the final
District action.
13. A party to the proceeding before the District who claims that a District order is
inconsistent with the provisions and purposes of Chapter 373, Florida Statutes, may
seek review of the order pursuant to Section 373.114, Florida Statutes, by the Florida
land and Water Adjudicatory Commission, by filing a request for review with the
Commission and serving a copy on the Florida Department of Environmental Protection
and any person named in the order within 20 days of the rendering of the District order.
14. A District action is considered rendered, as referred to in paragraph nos, 11, 12, and 13
above, after it is signed on behalf of the District, and is filed by the District Cleric
15. Failure to observe the relevant time frames for filing a petition for judicial review as
".....,..., described in paragraph nos. 11 and 12 above, or for Commission review as described in
paragraph no. 13 above, will result in waiver of that right to review.
c
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Notice Of Rights
Certificate of Service
\.....,
I HEREBY CERTIFY that a copy of the foregoing Notice of Rights has been sent by U.S.
Mail to:
Lake Monroe Development LLC
204 N Park Ave Ste 100
Sanford, FL 32771
At 4:00 p.m. this 2nd day of May, 2007.
~lpnrl~
Division of Pennit Data Services
Gloria Lewis. Director
S1. Johns River Water Management District
Post Office Box 1429
'--'atka, FL 32178-1429
",-,6) 329-4152
Permit Number: 40-117-81506-5
c
ic
:Jtics, Ine
'mar an Blvd
Florida
3092
28 I .38/6
Macch 14,2007
Ms. Tonya Guadalupe, R,S.L
Sc Johns River Water Management District
975 Keller Road
Altamonte Springs, FL 32714-1618
Deac Ms. Guadalupe:
Lake Monroe Commerce Center
App, No, 40-117-81506-5
We ace submitting the additional materials, requested at our meeting with
you and Ms. Nations 03114/07. This material applies to the above referenced
project RAI dated 02/27/07. We are enclosing the corrected Section E. Tables 1,2
and 3, Specific 02/27/07 RAI responses follow:
2.) Reduction of Primary Wetland ImpactslElder Creek Alternate Road Crossings:
As we discussed in the 03/14/07 meeting; relocating the unavoidable
wetland crossing to the south (upstream) where the floodplain narrows slightly,
results in several significant engineering concerns with little or no further
minimization of primary wetland impacts. The following narrative will elaborate
the accompanying engineering figures of alternate road crossings.
Elder Creek has a very defined channel when it leaves the north boundary of
the subject property (flowing north into the historic floodplain of Lake Monroe).
Both sides of Elder Creek attbis point consist of forested wetlands with a broad
floodplain acea outside the channel. Here the creek becomes lower in elevation and
as it joins the floodplain it appears to have an increased frequency of inundation
and duration of seasonal flooding. Upstream of the north property line between
wetland flags 5 and 12 (the narrowest distance between the two (2) on site upland
aceas), the creek bed starts widening. This acea, south or upstream, is overgrown
with herbaceous plants (eg_ Colocasia) and foons a wide acea of inundation with
significant muck that constitutes a wider stream bed at this point.
To sununarize, the proposed road crossing is close to the north property
boundary; at this location (confluence with the lake floodplain) Elder Creek has a
well defined channel and appears to have minimal poor mucky associated soils, As
one proceeds upstream to the south, the creek bed proper rises and forms a funnel
shape, having wide areas of mucky soil. Where the creek crosses the south property
boundary and adjacent rail tracks it has been excavated and modified wide enough
to span three (3) individual box culverts,
)(1__ I
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~
~
Ms, Tonya Guadalupe, SJR WMD
Lake Monroe Commerce Center
t"-"p. No. 40-117-81506- 5
\-,..arch 14,2007
Page Two
2.) Reduction of Primary Wetland ImpactsIElder Creek Alternate Road Crossings (cont):
The proposed road crossing causes a primary wetland impact of 0.71 acres (+0.1 Parcel A
impact). As stated, moving the proposed road south results in inconsequential difference in
impact and creates several significant engineering and safety issues. It is estimated that at most.
the impacts could be reduced perhaps another 0.1 acres however that reduction could be lost or
reversed due to hydrologic considerations and construction requirements. Please refer to the
engineering cover letter for further discussion of this issue,
3.) Upland Buffer:
The total acreage of undisturbed upland buffer to be included within the Conservation
Easement is 0.59 acres,
4.) Conservation Easement Documentation and Title:
These documents will be provided by the developer (to be included with this submittal).
d~
\....- Off Site Mitigation:
It has been determined by SJRWMD staff that an additional 3.9 credits will be needed at
Colbert-Cameron Mitigation Bank. A letter of reservation is forthcoming.
Please contact us if further ,information is required.
Sincerely,
CA--
Charles A. Turner
Senior Scientist
CAT:lw
LKMONROECOMMERCE.3
Attachments
c: Mr. Sid Vihlen, Florida International Consultants
Mr. Tom Briskey, Briskey & Associates, Inc.
C
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Z. 309 2
HABITAT EV ALVA TION REPORT
LAKE MONROE PARCELS, SANFORD, FL
PREPARED FOR:
MR. SID VIHLEN
LAKE MONROE DEVELOPMENT, LLC
204 N. PARK AVE., SUITE tOO
SANFORD, FL 32771
PREPARED BY:
AQUATIC SYMBIOTICS, INC.
100 S. SEMORAN BLVD., SUITE A
ORLANDO, FL 32807
DATE PREPARED:
AUGUST 26, 2005
~~
Charles A. Turner
Senior Scientist
Introduction:
Aquatic Symbiotics, Inc. was retained to pertonn State jurisdictional wetland nagging
and a StateIFederal Listed species survey on three (3) parcels totaling 19.7 +/- acres
(heretofore known as the Lake Monroe parcels). Please refer to the enclosed exhibits lor a
representation of the property boundaries. The subject property is physically located at the
northeast comer of Highway S-15 and Old Monroe Road. The south property boundary
consists of the CSX railroad yard, which parallels Old Monroe Road,
Site Description:
The subject property is primarily comprised of old agricultural fields (mixed crop-land),
which is now maintained (mowed) turfgrass with native ruderal plants growing in the fields.
Dominant ruderal plants include: Dog fennel (Eupatorium capillifolium), Dandelion
(Taraxacum officinale) and common Ragweed (Ambrosia artemisiifolia). Two (2) existing
residential structures (now abandoned) are present on the properties, and these structures are
apparent on the USGS quad map (included with this report), In addition, historic foundations
of old farm structures are also present on site and also are depicted on the USGS quad map_
The northernmost edge of the properties, along with the northeast property comer
consist of forested wetland, Florida Land Use, Cover and Forms Classification System
(FLUCFCS) code 630. Refer to the enclosed FLUCFCS map, The weLland area is dominated
by a canopy of Cypress trees (Taxodium sp.) which exhibit good growth patterns and Cypress
knee developmenL Other native wetland hardwood trees are also present, ego Hickory, Red
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(HABITAT EVALUATION REPORT - LAKE MONROE DEVELOPMENT, LLC - LAKE MONROE PARCELS)
Site Description (conL): maple, At the time of our field reconnaissance (early August, 2005)
tIC etland area \..as inundated, average depth 8" to 10". Several trips have been made to the
subject property in the time frame referenced above.
A portion of the on site wetland area is evident on the USGS quad map and denoted as
being immediately north of a 5' contour depression topographic line. Also evident on this map
is a stream/ditch channel, which flows to Lake Monroe, from the Village of Lake Monroe.
On site soils consist of Basinger, Samsula, Hontoon-depressional, which comprises
most orthe State jurisdictional wetlands. In addition, Felda, Manatee '''mucky'' Fine sand
comprises most of the old agricultural (upland) areas of the property. Due to past, historic,
agricultural activity, the Felda umucky" Fine sand complex has been modified so that it no
longer exhibits characteristics that would classifY it as a hydric (wetland) soil.
L\..-.J Species:
On August 25,2005 the Florida Fish and Wildlife Conservation Commission's
(FFWCC) Bald eagle (Haliaeetus leucocephalus) database was contacted by Aquatic
Symbiotics, Inc.. Only one (I) Bald eagle nest was documented as being within a one (I) mile
radius of the subject property (La!. 28049.5', Long. 810 19-1'). Note, there are no designated
Sections along this portion of the Lake Monroe shoreline. The subject eagle nest (SE029) is
0.7 miles due east of the subject properties, Since the regulatory/Protection Zone around an
eagle nest is 1,500' (Secondary Zone) or 0.28 miles. this eagle nest should be too far away
from the subject property to adversely affect future development plans and therefore will not
have coordination with the U.S. Fish and Wildlife Service (USFWS).
/-,
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-2-
(HABITAT EVALUATION REPORT -LAKE MONROE: DEVELOPMENT. LLC - LAKE MONROE PARCELS)
Listed Species (cont.):
Bald eagle nests are protected by Federal regulations, which are enforced by the U,S,
Fish and Wildlife Service (USFWS). Another bird species regulated by the USFWS is the
Florida Scrub Jay (Aphelocoma coerulescens coerulescens). Due to the nature and location of
the subject property, it is very unlikely that Scrub jays utilize the property. The subject
property consists entirely of either fallow field or forested wetlands. Neither of these habitats
are suitable or desirable for use by Scrub jays. Furthermore, FFWCC historic documents
(Ref.: Ecology and Development-Related Habitat Requirements of the Florida Scrub jay,
Technical Report No.8, April 1991), indicates that Scrub jay habitat is uncommon or non-
existent along the subject portion of the Lake Monroe shoreline (southwest corner of lake).
During site reconnaissance, efforts were made to observe all upland areas tor evidence
of Gopher tortoise (Gopherus polyphemus) burrows. Gopher tortoises are a species regulated
by the FFWCC. No Gopher tortoise burrows were observed on any portions of the subject
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property .
Conclusions:
In conclusion, the primary Environmental Resource Permit (ERP) issue for the subject
property will be the on site State jurisdictional wetlands. Said wetlands will also, certainly be
claimed as jurisdictional by the U.S. Army Corps of Engineers (COE). The developer (Lake
Monroe Development, LLC) has indicated their desire to avoid and/or minimize on site
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(HABITAT EVALUATION REJ>ORT - LAKE MONROE DEVELOPMENT, LLC - LAKE MONROE PARCELS)
~
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Conclusions (cont.): wetland impacts_ Whatever unavoidable impacts that may be proposed
can either be mitigated for on site. or if necessary off site. by purchasing mitigation bank
credits,
Thank you for the opportunity to provide this Habitat Evaluation Report on the Lake
Monroe Parcels. Please feel free to contact this office with any questions or concerns.
I
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LKMONROE
Attachments
-4-
(HABITAT EVALUATION REPORT - LAKE MONROE DEVELOPMENT. LLC - LAKE MONROE PARCELS)
c
COUNTY,
FLORIDA
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ATTACHMENT 2
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SCHEDULE B - PERMITIED USES
!LAND USE CATEGORY SR-1AA SR-IA SR-l SR-2 MR-l MR-2 MR-3 RMOI RC-l . GC-2 . SC-3. RI-l MI-2 AG PD B
~SIDENTIAL D
:CamilY Dwelling 0 D P *
amilv with Gar~e P P P D P
One-Family with Garage or Carport P P P P P P D P
Two-Family Dwelling P (1) D *
Mobile Home (3) P *
i Multiple Family Dwelling (3) P P P P(l) C C *
Townhouses (3) P P P P C C *
\1ISCELLANEOUS D
Day Care Facility 1-5 Individuals P P P P D D CD D D P P P *
I 6 or More Individuals (11) (11) ( 11) D(2) D D (2) P P P D *
(2)
: Community Residential Home (3) (13)D (13)D (13)D (13)D ( 13) (13)D P ( 13)D P P ( 13) (I
I I to 6 Residents (3) 13)
i 7 to 14 Residents (3) ( 14)D ( 14)D ( 14)D (1 15)D ( 15)D ( 15)D ( 15)D ( 15)
! Residential Care Facility - 15 or More ( 16) ( 16) P P ( 16) .
!Residents (3)
! Nursing Home D D P P P .
, Boarding House C C C *
C C
Accessory Dwelling Unit D D D C C C D C C C C C C
: Accessory Residential Structure D D D C C C C C C C .
Urban Infill Project (24) C C C C C C C C C C C C C C .
: -
~ AND SEMI-PUBLIC
~ommercial Amusement Facility
Indoor C P P P P P C . D
Outdoor C C p C p p C . P
Educational Facilities
Elementary School C C C C C C C C p p C C .
Middle School C C C C C C C p p C C *
High School C C C C C C C C p C C *
College, University or Vocational C C C C C p P P P C *
School
Library C C C D P P P C *
Cultural Facility C C C D D P P * C
House of Worship C(4) C(4) C(4) C(4) C(4) C(4) P C P C *
Cemetery (21) C C C C C C C C p C C C C .
HospitallMedical Clinic C C p C *
Public Transportation Terminal C C C C C C C .
Communication Tower (3) C C C C C C ( 19) ( 19) C * C
Solid Waste Disposal Facility C D D C *
Government Owned Use/Public Facilities (6) D D D D D D P P P P P P . D
~mity Resource Facility (3) (21) ( 21) ( 21) ( 21) ( 21) ( 21)
8/8/2005
Ordinance No, 3950
B-1
SCHEDULE B - PERMIITED USES
!LAND USE CATEGORY RMOI RC-I GC-2 SC-3 RI-I MI- AG PD
2
k:;OMMERClAL rl
Retail Sales & Service (3) --
Indoor (7) P P D D *
Outdoor Display - New Merchandise P C C C *
Outdoor Display - Used Merchandise C C C C *
Outdoor Storage C C C *
*
Temoorarv Conunercial D D D D D
Business & Professional Office P (7) P P P P *
Bail Bond (12) C C C C C C *
Exceptional Uses (3) (20) C
Nonhazardous Research & Testing Lab, (3) P P P *
Business Training Schools D P D P P *
(23)
Restaurant (7) P P D D *
Drive- Thru Restaurant D P *
Sidewalk Cafe D (22)
~SlENT LODGING & ENTERTAINMENT II I
Transient Lodging Establishment P P *
Commercial Amusements
Indoor (Except Adult Performance (8) P C *
Establishments and Adult Arcade ~
Amusement Centers) ~
Adult Performance Establishment P P "-
(18)
Adult Arcade Amusement Center (3) (12) (12)
Outdoor (Except Adult Performance C *
Establishments and Adult Arcade
Amusement Centers)
Motion Picture Theater
Indoor P P *
Outdoor P *
VEHICULAR USES (3)
Vehicular Service (8) C D P P *
Vehicular Repair D D P *
Vehicular Rental D P P *
Vehicular Rental Office (5) D P P P P *
Major Equipment Rental (5) D P P *
Major Equipment Repair D P *
Vehicular Dealer Sales (9) C *
Vehicular Accessory D D D *
Sales and Installation
.~
8/8/2005
Ordinance No. 3950
B-2
SCHEDULE B - PERMIITED USES
,..-.
~
LAND USE CATEGORY RMOI RC-l GC-2 SC-3 RI-l MI-2 AG PD
MISCELlANEOUS BUSINESS AND SERVICES
Funeral Home and/or Crematory (17) P C P P .
Laundromat D D D D
Printing & Publishing P P P P .
Domestic and Business Service Indoor P P P P .
Outdoor D C P P .
Landscaping Service Establishment Indoor P P P P P .
Outdoor C P P P .
Auction Sales Establishment Indoor P P P P .
Outdoor D P P .
Aircraft Sales Establishment Indoor P P .
Outdoor P P .
Small Animal Boarding Kennel Indoor C P D P P D .
Outdoor C P P D .
Veterinarian & Animal Hospital Indoor C P D P P D .
Outdoor C P P D .
Welding Establishment (3) D P P .
INDUSTRIAL
Wholesale & Storage (10)
Nonhazardous (3) Indoor D P P .
Outdoor C D P .
Tank C C P .
Hazardous (3) Indoor C P P .
Outdoor C C C .
Tank C C .
Junkyard (3) C .
Laundry And Dry Cleaning Plant P P P .
Manufacturing
Nonhazardous (3) Indoor D P P .
Outdoor C C C
Hazardous (3) Indoor C P .
Outdoor C .
AGRICULTURAL
Agriculture P .
Animal Raising C .
Mining (3) .
Agriculture Processing Establishment C C C .
,r""
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FOOTNOTES
lip"
indicates that the use listed is permitted as-of-right within the corresponding zoning district. (See Schedule C, Area And Dimension Regulations,)
"D"'
indicates that the use is permitted as a minor conditional use and is allowed within the corresponding zoning district only after review by the development
review team and approval by the Director of Planning and Development Services,
"e"
indicates that the use listed is allowed within the corresponding zoning district only after being approved by the Planning and Zoning Commission as a major
conditional use,
c"."
indicates that the use listed is allowed subject to complying with Planned Development Project Regulations, (Schedule D, Planned Development Project
Regulations ),
.
Schedule S, Historic Preservation, may impose additional regulations in this zoning district
8/8/2005
Ordinance No, 3950
B-3
SCHEDULE B - PERMIITED USES
o Only for existing platted lots and new subdivisions with ten (10) or less lots.
(I) Residential uses in the RMOI Zoning district shall be only in conjunction with office and/or institutional uses.
(2)
(3)
Day care is only pennitted as an accessory use to a residential complex or development and is not pennitted in an individual residential unit.
o
This use is subject to certain specific requirements. (See Schedule E, Additional Requirements and Provisions for Specific Uses,)
(4) A house of worship located in the SR- lAA, SR- IA, SR- I, MR- I, MR-2 and MR-3 zoning districts shall be pennitted to have only limited educational and
day care facilities and only as an accessory use. No facilities defined in Schedule A, Glossary, as community resource facilities shall be pennitted as
accessories to a house of worship in these residential zoning districts,
(5) In addition to the parking requirements of Schedule H, the rental use shall provide parking for rental vehicles and/or equipment.
(6) Government owned uses are allowed subject to the same requirements as non-government owned uses of the same type except for noncommercial
amusement facilities which shall be allowed within any zoning district and shall not require conditional use approval.
(7) Such uses shall be allowed provided that the total of all uses shall not exceed 3,500 square feet or less of floor area,
(8) Automobile and Truck Service includes the following: Automobile Parking Establishment, Automobile Cleaning Establishment and Gasoline Service
Station.
(9) Automotive Dealer Sales includes the following: Automobile Sales, Truck Sales, Boat Sales, Major Equipment Sales, Mobile Home Sales, Travel Trailer
Sales and Automotive Specialty Sales,
(10) Wholesale and Storage includes the following: Construction and Contractor Yards, Heating Fuel Sales and Nonretail Sales and Service,
(I I) If such use is in conjunction with a church and/or an elementary school, such use is allowed as a conditional use,
(12) Such use is allowed within the corresponding zoning district only after being approved as a conditional use and after approval by the City Commission,
(13) Such use shall be allowed provided that such use shall not be located within a radius of 1,000 feet of another existing Community Residential Home.
(14) Such use shall be allowed provided that such use shall not be located within a radius of 1200' of another home in a Multi-Family Zone or within 500' ofa
Single Family Zone boundary,
(15) Such use shall be allowed provided that such use shall not be located within 500' of a Single Family zone,
(16)
Such use shall be allowed as a conditional use provided that such use shall not be located within a radius of 1200' of another residential care facility or a
community residential home in a multi-family zone or within 500 feet of a single family boundary.
'0
(17)
Crematory facilities only allowed in RI-I and MI-2 Zoning Districts.
(18) Adult Perfonnance Establishments shall comply with all requirements and provisions set forth in Ordinance No. 3185, entitled "The City of Sanford Adult
Entertainment Code" and all other applicable provisions of the Sanford City Code and state law,
(19) Communication towers up to a maximum height of two hundred (200) feet shall be allowed by right. Communication towers greater than two hundred
(200) feet in height shall be allowed only after being approved as a conditional use. Such use is allowed within corresponding zoning district only after being
approved as a Conditional Use, Further, such use shall not be located within a radius of I ,500' of another such use nor shall such use be located within 300'
of a school, church, park or residentially zoned land,
(20) Such use is allowed within corresponding zoning district only after being approved as a Conditional Use, Further, such use shall not be located within a
radius of 1,500' of another such use nor shall such use be located within 300' of a school, church, park or residentially zoned land,
(21) Such use is allowed within corresponding zoning district only after being approved as a Conditional Use and after approval by the City Commission,
Further, such use shall not be located within a radius of 1,500' of another such use nor shall such use be located within 300' of a school, church, park or
residentially zoned land. The City Commission shall have the authority to waive this provision during the approval process if the Commission detennines
that the proposed community resource facility primarily serves the interests of the specific neighborhood,
(22) See Schedule E, Section 20,0 for Sidewalk Cafe procedures and requirements,
(23) Business training schools are not pennitted on the ground floor.
(24) Schedule E may impose additional requirements on some uses.
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8/8/2005
Ordinance No. 3950
B-4