HomeMy WebLinkAbout4644 Amend the PD Zoning 23.54 acres - 1751 Rinehart RoadWS RM
CITY OF Item No.
Sk�4FORD
FLORIDA
CITY COMMISSION MEMORANDUM 21- 267
DECEMBER 13, 2021 AGENDA
To: Honorable Mayor and Members of the City Commission
PREPARED BY: Eileen Hinson, Acting Planning Director
SUBMITTED BY: Norton N. Bonaparte, Jr., City Manager
SUBJECT: Amend the Planned Development zoning of approximately 23.54 acres to
modify land use design standards for a portion of the Paulucci PD, and establish
the Carter Acquisitions PD, a proposed 320 -unit multiple family residential
development, including a single commercial outparcel at 1751 Rinehart Road.
THIS IS A QUASI-JUDICIAL MATTER AND, AS SUCH, REQUIRES DiscLosuRE OF ALL
EX -PARTE COMMUNICATIONS, INVESTIGATIONS, SITE VISITS AND EXPERT OPINIONS
REGARDING THIS MATrER,
STRATEGIC PRIORITIES:
❑ Unify Downtown & the Waterfront
❑ Promote the City's Distinct Culture
❑ Update Regulatory Framework
❑ Redevelop and Revitalize Disadvantaged Communities
SYNOPSIS:
A request to amend the Planned Development zoning of approximately 23.54 acres to modify land use
design standards for a portion of the Paulucci PD, and establish the Carter Acquisitions PD, a proposed
320 -unit multiple family residential development, including a single commercial outparcel with a project
address of 1751 Rinehart Road has been received.
The property owner is Paul V. Mellini, Successor Trustee. The applicant is Nicole Martin with Madden,
Moorhead, and Stokes, LLC. Chad Moorhead, P.E. with Madden, Moorhead and Stokes was responsible
for completing the CAPP requirement.
The Affidavit of Ownership and Designation of Agent form is attached and other information is available
in order to ensure that all potential conflicts of interests are capable of being discerned.
FISCAL/STAFFING STATEMENT:
Based on the 2020 property tax roll of Seminole County, Parcel 28-19-30-506-0000-0250 had an
assessed value of $1,331. The total tax bill in 2020 was $24.44 based on the existing tax exemptions.
Based on the 2020 property tax roll of Seminole County, the remaining portion of the PD is proposed on
a portion of Parcel Portion of 28-19-30-506-0000-0270 had an assessed value of $1,996. The total tax
bill in 2020 was $36.65 based on the existing tax exemptions.
Pagel of
If the Carter Acquisition's PD is approved and subsequently developed, the property will be assessed
the City's millage rate for the commercial/multi-family and commercial uses and generate ad valorem
and utility revenues for the City accordingly.
No additional staffing is anticipated if the Planned Development is approved.
BACKGROUND:
The subject property is on the east side of Rinehart Road, and south of Flagship Drive. The City
Commission adopted Ordinance No. 3499 on August 9, 1999 rezoning approximately 45 acres of
property to Planned Development for the Paulucci PD.
The Carter Acquisitions PD totals approximately 23.54 acres consisting of one parcel fronting Rinehart
Road on the west and a portion of a parcel fronting Upsala Road to the east of which the remainder was
recently approved as the NRF St Johns PD. The existing Paulucci PD totals approximately 45.17 acres
consisting of both parcels, one fronting Upsala Road to the east and one fronting Rinehart Road to the
west. The current PD Rezone request is to modify the land use design standards for the remainder of the
Paulucci PD, and establish the Carter Acquisitions PD, a proposed 320 -unit multiple family residential
development with a commercial outparcel fronting Rinehart Road.
The underlying Future Land Use of the property is WIC, Westside Industry & Commerce, a mixed use
designation intended to promote the development of employment centers in the vicinity of the West SR
46 corridor and the commuter rail station. The corridor's proximity to 1-4 as well as SR 417 and the
SunRail commuter line provides access to regional markets and a substantial labor force. The CSX Main
Rail Line also provides a transportation amenity of regional significance. The WIC designation permits
both a vertical and horizontal land use mix of industrial, commercial, office and residential. The
maximum intensity for commercial, office, and industrial development is a floor area ratio of 0.50. The
maximum residential density is designated to be 20 dwelling units per acre.
In addition, the subject property is within Sub -Area 8 of the 2015 Seminole County/City of Sanford Joint
Planning Agreement. This area should be reserved for target industry and SunRail supporting
development as there is limited vacant acreage available on which target industry will site. Single -Family
and low-density residential developments are not compatible within this area.
The applicant has submitted a request to amend the remaining 23.54 acres of the Paulucci Planned
Development and propose commercial and residential usage fronting Rinehart Road. The proposed
development is for 320 multi -family residential units with a density of 15.4 dwelling units per acre and
2.76 acres of commercial property. Along with the development standards specific to the type of multi-
family development proposed the applicant has provided a detailed explanation of the requested
deviations to the multiple family housing design guidelines per Schedule E.
The PD amendment supports the Update Regulatory Framework and Redevelop and Revitalize
Disadvantaged Communities strategic priorities. In addition, the currently vacant property would
potentially be assessed the City's millage rate for the multi -family use and generate additional ad
valorem and utility revenues for the City.
A Citizens Awareness and Participation Plan was completed by the applicant. The applicant sent a
notification letter to property owners within a 500 -foot buffer on July 13, 2021. A summary of the CAPP
meeting has been provided and is attached.
Page 2 of 5
Staff finds that the amended Carter Acquisitions Planned Development and associated master plan
establishing the Carter Acquisitions PD is consistent with the City of Sanford Comprehensive Plan.
LEGAL REVIEW:
The City Attorney has reviewed the staff report and has noted the following: Section 166.033, Florida
Statutes, provides as follows (please note emphasized text):
"(1) When reviewing an application for a development permit that is certified by a professional listed
in s. 403.0877, a municipality may not request additional information from the applicant more
than three times, unless the applicant waives the limitation in writing. Before a third request for
additional information, the applicant must be offered a meeting to attempt to resolve outstanding
issues. Except as provided in subsection (4), if the applicant believes the request for additional
information is not authorized by ordinance, rule, statute, or other legal authority, the municipality,
at the applicant's request, shall proceed to process the application for approval or denial.
(2) When a municipality denies an application for a development permit, the municipality shall
give written notice to the applicant. The notice must include a citation to the applicable
portions of an ordinance rule statute or other legal authority for the denial of the permit.
(3) As used in this section, the term "development permit" has the same meaning as in s. 163.3164,
but does not include building permits.
(4) For any development permit application filed with the municipality after July 1, 2012, a
municipality may not require as a condition of processing or issuing a development permit that an
applicant obtain a permit or approval from any state or federal agency unless the agency has issued
a final agency action that denies the federal or state permit before the municipal action on the local
development permit.
(5) Issuance of a development permit by a municipality does not in any way create any right on the
part of an applicant to obtain a permit from a state or federal agency and does not create any
liability on the part of the municipality for issuance of the permit if the applicant fails to obtain
requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes
actions that result in a violation of state or federal law. A municipality shall attach such a
disclaimer to the issuance of development permits and shall include a permit condition that all
other applicable state or federal permits be obtained before commencement of the development.
(6) This section does not prohibit a municipality from providing information to an applicant regarding
what other state or federal permits may apply."
The above -referenced definition of the term "development permit" is as follows:
"(16) 'Development permit' includes any building permit, zoning permit, subdivision approval,
rezoning, certification, special exception, variance, or any other official action of local
government having the effect of permitting the development of land." (Section 163.3164(16),
.Florida Statutes).
Thus, if this application is denied, a denial development order must be issued which must cite to the
applicable portions of each ordinance, rule, statute, or other legal authority supporting the denial of the
application. For example, if a goal, objective or policy of the Sanford Comprehensive Plan were to be
the basis for a denial, then such goal, objective or policy must be part of the motion proposing the denial.
A denial development order would be drafted to implement the actions of the Planning and Zoning
Commission in the event of such occurrence. Accordingly, any motion to deny must state, with
particularity, the basis for the proposed denial.
Page 3 of 5
The term "development order" is defined as follows and, as can be seen, refers to the "granting, denying,
or granting with conditions [of] an application"
"(15) 'Development order' means any order granting, denying, or granting with conditions an
application for a development permit." (Section 163.3164(15), Florida Statutes).
The City Commission approved the first reading of Ordinance No. 4643 on November 8, 2021.
The City Clerk published notice of the 2nd Public Hearing in the Sanford Herald on December 1, 2021.
RECOMMENDATION:
On October 21 2021, the Planning and Zoning Commission, based on a recommendation of staff,
unanimously recommended the City Commission approve the request to amend the Planned
Development zoning of approximately 23.54 acres to modify land use and design standards for a portion
of the Paulucci PD and establish the Carter Acquisitions PD, a proposed 320 -unit multiple family
residential development and 2.76 acre commercial development with a project address of 1751 Rinehart
Road based on consistency with the goals, objectives and policies of the City's Comprehensive Plan,
and subject to a Development Order with the following conditions:
1. Pursuant to Section 4.3.G of the Land Development Regulations (LDR) of the City of Sanford,
this rezoning shall expire 3 years from the effective date of this Ordinance if all improvements
have not been completed or an extension granted.
2. The property shall be developed generally in accordance with the land uses and development
standards identified on the Carter Acquisition's PD Master Plan dated June 7, 2021, and
associated deviation sheet for Section 16.0 Multiple Family Housing Design Guidelines, unless
otherwise specifically set forth in any associated development order; provided, however, that all
subsequent development orders shall be consistent with the provisions of this Ordinance.
3. Unless specifically requested and approved on the PD Master Plan, any required elements
missing from or not shown on the PD Master Plan shall comply with the City's LDR.
4. A development plan prepared and sealed by a licensed Florida professional engineer meeting the
requirements of the City's Land Development Regulations must be submitted and approved prior
to any construction on site.
5. The final design and location of all driveways and access points including, but not limited to,
cross access locations, shall be proposed within and shall be subject to City approval, during the
development plan review and approval process.
6. All requirements relating to tree mitigation as established in the City's LDR shall be met prior to
development of the site.
7. A decorative and functional fountain shall be installed in all wet retention ponds as part of
development approval; which approval shall provide for ongoing maintenance requirements and
responsibilities upon the appropriate party, but not the City.
8. A dog walk area with waste collection receptacles shall be provided as determined by the City.
9. Pedestrian connectivity shall be provided between commercial and residential usages.
10. Hardscape elements that complement the overall site layout and architecture shall be provided as
follows:
a. Architecturally compatible wing walls on any monument signs fronting a right of way.
b. Hardscape elements including decorative pavers, colored concrete and/or stamped concrete
deemed acceptable by the City Commission shall be provided at the primary entrances and
pedestrian nodes within the development.
Page 4 of 5
11. A comprehensive signage program meeting the standards of the Land Development Regulations
shall be required for the entire development including, but not limited to, the commercial and
multiple family residential uses.
12. The property owner shall coordinate with LYNX to determine the possible addition of a bus stop
and shelter and/or the extension of bus or transit services to the site; provided, however, that this
condition shall not delay the issuance of a certificate of occupancy.
13. Unless specifically requested and approved on the Carter Acquisitions PD Master Plan or the
associated PD Development Order, all development shall comply with:
a. The Multiple Family Housing Design Guidelines within Schedule E, Section 16.0 of the
City's LDR.
b. Tree mitigation per Section 4.2 Criteria For Tree Removal, Replacement And Relocation
c. Light source setback for site lighting shall be no less than 75 percent the width of the
buffers identified on the PD Master Plan.
14. If City staff and the Property Owner are unable to agree to the details of this Development Order
in any way, the matter will be submitted to the Planning and Zoning Commission for resolution
at a public hearing, and the matter will be adjudicated by means of a development order or denial
development order relating thereto.
SUGGESTED MOTION:
I move to adopt Ordinance No. 4644."
Attachments: Project Information Sheet
Site Map
Aerial Map
Owner Authorization Letter
Capp Summary
Multiple Family Housing Design Guidelines Explanation
Traffic Impact Analysis
School Impact Analysis
Carter Acquisitions PD Engineering Master Plan and Survey, Dated June 7, 2021
Carter Apartments Renderings
Ordinance No. 4644
TADevelopment Review\03-Land Development\' -021\1751 (1710 by application) Rinehart Rd - PD Rezone\CC Memo - 1751 Rinchard Road.docx
Page 5 of 5
Ordinance No. 2021-4644
An ordinance of the City of Sanford, Florida relating to
the rezoning of approximately 23.54 acres of real
property located at 1751 Rinehart Road (Tax Parcel
Identification Number 28-19-30-506-0000-0250 and a
portion of 28-19-30-506-0000-0270) to create the for
Carter Acquisitions Planned Development (PD) out of a
portion of the Paulucci PD) (map of the property
attached); rezoning the property to a PD zoning
district/classification master plan; providing for
approval of the Carter Acquisitions PD Master Plan;
providing for the taking of implementing administrative
actions; providing for conflicts; providing for
severability; providing for non -codification and
providing for an effective date.
Whereas, Paul V. Mellini, Successor Trustee, is the owner of the property
which is the subject of this Ordinance (Tax Parcel Identification Number 28-19-30-506-
0000-0250 and a portion of 28-19-30-506-0000-0270) as assigned by the Seminole
County Property Appraiser); and
Whereas, the subject real property (a site 23.54 acres in size) is located on
the east side of Rinehart Road and south of Flagship Drive and is generally addressed
as 1751 Rinehart Road; and
Whereas, the subject real property is located within sub -area 8 of the 2015
Seminole County/City of Sanford Joint Planning Agreement which is an area planned to
be reserved for target industry and SunRail supporting development as there is limited
vacant acreage available on which target industry will site with single-family and low
density residential developments incompatible within the area; and
Whereas Nicole Martin and Chad Moorhead, P.E. of Madden, Moorhead &
Stokes, LLC, located in Maitland are serving as the applicant and representative of the
property owner; and
1 1 P
Whereas, on August 9, 1999, the City Commission enacted Ordinance
Number 3499 which rezoned approximately 45 acres of property, including the subject
property, to Planned Development (PD) to establish the Paulucci PD; and
Whereas, the proposed action would rezone part of the Paulucci PD as the
Carter Acquisitions PD to authorize a 320 -unit multiple family residential development
which would include a single commercial outparcel; and
Whereas, a modified Citizen Awareness and Participation Plan (CAPP)
process adhering to the requirements of the City has been accomplished by Mr. Summit
to the satisfaction of the City; and
Whereas, the real property which is the subject of this Ordinance is assigned
the WIC, Westside Industry & Commerce, future land use designation which is a mixed
use designation intended to promote the development of employment centers in the
vicinity of the West State Road 46 corridor and the commuter rail station as the
corridor's proximity to Interstate Highway 4 as well as State Road 417 and the SunRail
commuter line provides access to regional markets and a substantial labor force with
the CSX Main Rail Line also providing a transportation amenity of regional significance;
MES
Whereas, the WIC, Westside Industry & Commerce, future land use
designation permits both a vertical and horizontal land use mix of industrial,
commercial, office and residential uses with the maximum intensity for commercial,
office and industrial development being a floor area ratio of 0.50 and the maximum
residential density being 20 dwelling units per acre.; and
Whereas, the property owners are requesting that the subject property be
2I
rezoned from the Paulucci PID to the Carter Acquisitions PID in order to create the
Carter Acquisitions PID from part of the acreage of the Paulucci PID and City staff has
reviewed the requested PID Rezone in relation to the goals, objectives and policies of
the City's Comprehensive Plan and determined that the allocation of land for mixed-use
development including commercial and residential are compatible with goals and
objectives identified in the Comprehensive Plan; and
Whereas, on October 21, 2021, the City's Planning and Zoning Commission
held a public hearing and recommended that the City Commission approve this
Ordinance; and
Whereas, this Ordinance is enacted pursuant to the home rule powers of the
City of Sanford as set forth at Article VIII, Section 2, of the Constitution of the State of
Florida; Chapter 166, Florida Statutes, and other applicable controlling law; and
Whereas, the City Commission of the City of Sanford has taken all actions
relating to the Carter Acquisitions PID rezoning action set forth herein in accordance
with the requirements and procedures mandated by State law.
Now, therefore, be in enacted by the People of the City of Sanford, Florida.
Section 1. Legislative findings and intent.
(a). The City Commission of the City of Sanford hereby adopts and
incorporates into this Ordinance, as legislative findings and intent, the above recitals
(whereas clauses).
(b). The approval set forth in this Ordinance is subject to the specific
conditions that are set forth subsequently in this Ordinance and the property owners
have agreed that no requirement herein lacks an essential nexus to a legitimate public
purpose and is not roughly proportionate to the impacts of the proposed use that the
City seeks to avoid, minimize, or mitigate.
Section 2. Rezoning of real property/implementing actions; Carter
Acquisitions PD.
(a), Upon enactment of this Ordinance the property, as depicted in the map
attached to this Ordinance shall be rezoned from the zoning classification resulting from
a separate and distinct Carter Acquisitions PD consistent with the provisions of this
Ordinance.
(b). The City Manager, or designee, is hereby authorized to execute any
documents necessary to formalize approval of the Carter Acquisitions PD rezoning
action set forth herein action taken herein with regard to the Carter Acquisitions PD and
to revise and amend the Official Zoning Map or Maps of the City of Sanford as may be
appropriate to accomplish the action taken in this Ordinance.
(c). The conditions to be incorporated into the pertinent development order
relating to the action taken in this Ordinance include the following:
(1). Pursuant to Section 4.3.G of the City's LDRs, this rezoning
shall expire 3 years from the effective date of this Ordinance if all
improvements have not been completed or an extension granted.
(2). All development shall be consistent with the Carter
Acquisitions PD Master Plan, revision dated June 7, 2021, unless
otherwise specifically set forth in any associated development order;
provided, however, that all subsequent development orders shall be
consistent with the provisions of this Ordinance.
(3). Unless specifically requested and approved on the
4 1 P -3 g
referenced Carter Acquisitions PID Master Plan, any required elements
missing from or not shown on the Carter Acquisitions PID Master Plan
shall comply with the City's LDRs.
(4). A development plan prepared and sealed by a licensed
Florida professional engineer meeting the requirements of City's LDRs
must be submitted and approved prior to any construction on site.
(5). The final design and location of all driveways and access
points including, but not limited to, cross access locations, shall be
proposed within and shall be subject to City approval, during the
development plan review and approval process.
(6). All requirements relating to tree mitigation as established in
the City's LDRs shall be met prior to development of the site consistent
with the requirements of controlling State law.
(7). A decorative and functional fountain shall be installed in all
wet retention ponds as part of development approval; which approval shall
provide for ongoing maintenance requirements and responsibilities upon
the appropriate party, but not the City.
(8). A dog walk area with waste collection receptacles shall be
provided as determined by the City.
(9). Pedestrian connectivity shall be provided between
commercial and residential usages.
(10). Hardscape elements that complement the overall site layout
and architecture shall be provided as follows:
(a). Architecturally compatible wing walls on any
monument signs fronting a right of way.
(b). Hardscape elements including decorative pavers,
colored concrete and/or stamped concrete deemed
acceptable by the City shall be provided at the primary
entrances and pedestrian nodes within the development.
(11). A comprehensive signage program meeting the standards of
the City's LDRs shall be required for the entire development including, but
not limited to, the commercial and multiple family residential uses.
(12). The property owner shall coordinate with LYNX to determine
the possible addition of a bus stop and shelter and/or the extension of bus
or transit services to the site; provided, however, that this condition shall
not delay the issuance of a certificate of occupancy.
(13). Unless specifically requested and approved on the Carter
Acquisitions PD Master Plan or the associated PD Development
Agreement, all development shall comply with:
(a). The Multiple Family Housing Design Guidelines within
Schedule "E", Section 16.0 of the City's LDRs.
(b). Tree mitigation per Section 4.2 Criteria For Tree
Removal, Replacement And Relocation, of the City's LDRs.
(c). Light source setback for site lighting shall be no less
than 75% the width of the buffers identified on the Carter
Acquisitions PD Master Plan.
6
(14). If City staff and the property owners are unable to agree to
the details of this Ordinance and its implementing development order in
any way, the matter will be submitted to the Planning and Zoning
Commission for resolution at a public hearing, and the matter will be
adjudicated by means of a development order or denial development
order relating thereto.
Section 3. Incorporation of map and Carter Acquisitions PD Master Plan.
The map attached to this Ordinance is hereby ratified and affirmed and
incorporated into this Ordinance as a substantive part of this Ordinance amending the
Carter Acquisitions PD.
Section 4. Conflicts.
All ordinances or part of ordinances in conflict with this Ordinance are hereby
repealed. City staff shall harmonize the approval and actions set forth herein together
which those taken relative to the Carter Acquisitions PD with all past actions of the City
relative to the property being hereby ratified and affirmed.
Section 5. Severability.
If any section, sentence, phrase, word, or portion of this Ordinance is determined
to be invalid, unlawful or unconstitutional, said determination shall not be held to
invalidate or impair the validity, force or effect of any other section, sentence, phrase,
word, or portion of this Ordinance not otherwise determined to be invalid, unlawful, or
unconstitutional.
Section 6. Non -codification; Implementation.
(a). This Ordinance shall not be codified in the City Code of the City of
7 ai e
Sanford or the Land Development Code of the City of Sanford; provided, however, that
the actions taken herein shall be depicted on the zoning maps of the City of Sanford by
the City Manager, or designee.
(b). The City Manager, or designee, shall implement the provisions of this
Ordinance by means of a non -statutory development agreement which shall be
executed by the property owners, or their successor(s) in interest within 60 days of the
effective date of this Ordinance or the Carter Acquisitions PD property's zoning
classification shall revert to an un -zoned property status.
Section 7. Effective Date.
This Ordinance shall take effect immediately upon enactment.
Passed and adopted this 13th day of December, 2021.
Attest:
&0a6"_RN
Traci Houchin, MMC, FCRIVI
City Clerk
City Commission of
Sanford, Florida
Nay&
Approved as to form and legal su ciepqy,;,_,,-,`
"CbeColbert, tLIY
A ney
ty of
8 1 P a g e
PROJECT INFORMATION 1751 RINEHART Rarit
Z'
PD AmENDMENT
Requested Action: Amend the Planned Development zoning of approximately 23.54 acres to modify land use
design standards for a portion of the Paulucci PD, and establish the Carter Acquisitions PD,
a proposed 320 -unit multiple family residential development, including a single commercial
,outparcel with a project address of 1751 Rinehart Road.
Existing Uses: Vacant
Project Address: 1751 Rinehart Road
Current Zoning: AG, Agriculture & PD, Planned Development
Tax Parcel Numbers: 28-19-30-506-0000-0250
Portion of 28-19-30-506-0000-0270
Site Area: 23.54 acres
Property Owner: Paul V. Mellini, Successor Trustee
201 W. V Street
Sanford, Florida 32771
Applicant/Agent: Nicole Martin
Engineer: Chad Moorhead, P.E.
Madden, Moorhead & Stokes, LLC
431 E. Horatio Avenue, Ste. 260
Maitland, Florida 32751
CAPP Meeting: A CAPP notification letter and conceptual site plan were sent to all property owners within
a 500 -foot buffer on July 28, 2021. A CAPP summary is attached.
Commission District: District 4 — Patty Mahany
COMPREHENSIVE PLAN COMPLIANCE REVIEW
Planning staff has reviewed the request and has determined the use and proposed improvements to be consistent with
the Goals, Objectives and Policies of the Comprehensive Plan.
Future Land Use: WIC, Westside Industry and Commerce
Existing Land Use: Vacant
Surrounding Uses and Zoning:
Uses
Zoning
North U -Haul Storage
PD, Planned Development
South Vacant
PD, Planned Development
East Vacant
PD, Planned Development
West Mixed -Retail
PD, Planned Development
CONCURRENCY
Concurrency is a finding that public facilities and services necessary to support a proposed development are
available, or will be made available, concurrent with the impacts of the development. The concurrency facilities
Page 1 of 2
evaluated by the City of Sanford include the following:
Drainage
Roadways
Water:
Sewer:
Potable Water:
Sanitary Sewer
Solid Waste:
The existing stormwater pond was constructed as part of existing site improvements in
accordance with St. Johns River Water Management District. The predevelopment drainage
flow is to the north into the Smith canal/511' Street ROW.
The average daily trips estimated for the overall project is 1,918 trips with 155 PM peak
hour trips. A traffic impact analysis was completed February 2021.
Water services will be provided by the City of Sanford.
Sewer services will be provided by the City of Sanford.
LOS Standard
144 gal/capita/day
132 gal/capita/day
2.46 lbs/capita/day
Proposed Overall Demand
123,200 gals/day*
105,600 gals/day*
2,130 lbs/day*
Facility Capacity**
9.02 MGD (CUP Capacity)
9.3 MGD
21.5 million tons
The City's Utility Department tracks water and wastewater capacities for all projects once a Florida Department of
Environmental Protection (FDEP) permit has been obtained. The available capacity for a proposed project is verified
but will not be reserved until a FDEP permit is obtained. Below is a breakdown provided by the City of Sanford
Utility Department for current usage within the City:
Potable Water Sanitary Sewer
Recorded 3 -month Average daily flow: - 6.73 MGD
Recorded 12 -month Average daily flow: 7.504 MGD -
Projects with FDEP permits (not in service): 0.806 MGD 0.624 MGD
** As provided by the City of Sanford's Utility Department. (CUP — Consumptive Use Permit)
\\COS-FILE-011Planning_and_Engineering\Development Review•\03-Land Development\2021\1751 (1710 by application) Rinehart Rd - PD Rezone\Project Info Sheet - 1751 Rinehart Road.doc
Page 2 of 2
Re: Parcel IDs: 28-19-30-506-0000-0260 & portion of 28-19-30-606-0000-0270
I hereby authorize Carter Acquisitions, LLC (Applicant) and Madden, Moorhead &
Stokes, LLC (Engineer) to apply for and obtain permits and approvals from County/City
Government, Water Management District, Florida Department of Environmental
Protection, Florida Department of Transportation, Army Corps of Engineers and any
other municipality or regulatory entity requiring permits be issued.
Owner Signature Tate
Paul V. Mellini, Successor Trustee of the Jeno, Paulucci Revocable Trust
& Lois Mae Paulucci Revocable Trust
201 West 1st Street
Sanford, Florida 32771
Email:
Sworn to and subscribed before me this — ',)" day of 2021, by
He/She is personally known to me or has produced
identification. Type of identification
Notary RUbric Signature Iry
4p Notary Public State of Florida
Chase C Forlosis
Name: �,,Y 20
OF'/ EMXYPCOSmr'OnOHH 034 709
,re
Commission No: 12 24
Commission Expires:
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CIVIL ENGINEERS
August 18, 2021
City of Sanford
Attn: Sabreena Colbert
200 North Park Avenue
Sanford, FL 32771
RE: Rinehart Road PD — CAPP Summary
PDR21-000005
Dear Sabreena:
We sent out the attached notice on July 13, 2021, and held the CAPP meeting on July 28, 2021 at
the County library in downtown Sanford. We had one attendee, Tammy Scalise 1830 San Jacinto
Cir,. Tammy was concerned about the tree buffer between the proposed development and her
home to the north. We assured her that we would do everything possible to save existing trees
along the southern edge of the Lightwood Know Canal that runs along our northern border. I
further explained that Seminole County will require a drainage easement over the canal, but we
would save existing trees as long as the County was amenable to it. We explained that we wanted
to buffer our project from her neighborhood as much as she did. I also had a phone call from
another person in this neighborhood who couldn't attend the meeting, Kim Adair, who had the
same concerns.
If you have any questions or need further information, please do not hesitate to call our office at
407-629-8330.
Sincerely,
&4d Oroft&id
Chadwyck H. Moorhead, P.E.
President
CHM:nwm
HAData\20076\Cor\CAPP Summary.doc
431 E. Horatio Avenue ■ Suite 260 ■ Maitland, FL 32751 ■ 407-629-8330 ■ FAX 407-629-8336
Si,I.LC,
Dear Neighbor:
This letter is to inform you of a community meeting to discuss the future development of 20.76
Acres located at 1710 Rinehart Road, Sanford, FL 32771, identified as Parcels 28-19-30-506-0000-
0250 and a portion of 28-19-30-506-0000-0270 per Seminole County Public Records. The meeting
will be held at the Seminole County North Branch Library, ISO N. Palmetto Ave, Sanford, FL 32771
on Wednesday, July 28, 2021 at 6:00 p.m.
The subject property is currently zoned Planned Development (PD) with a future land use
designation of Westside Industry and Commerce (WIC) and could be entitled for up to 415 units.
Our development application will request a revision to the Planned Development and propose 320
multi -family units and up to 25,000 s.f. of commercial/retail uses. The proposed site improvements
will consist of 3 and 4 story buildings, retention ponds, and amenities to serve the development.
If you have any questions and/or require additional information, please don't hesitate to contact
me at:
Mr. Chad Moorhead, PE
President
Madden, Moorhead & Stokes, LLC
431 E. Horatio Avenue, Suite 260
Maitland, FL 32751
407-629-8330
chadprna Liden-en&xom
Thank you for your attention to this matter.
Sincerely,
614d W&M&1d
Chad Moorhead, P.E.
President
H:\Data\20076\Cor\CAPP MEETING\Community Meeting Info Letter-07-09-2021.doc
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SECTION 16.0 MULTIPLE FAMILY HOUSING DESIGN GUIDELINES.
1. Project Entries. The project entry provides the resident and visitor with an overview of the
project. Special attention should be given to hardscape and landscape treatments to enhance
the overall project image.
A project directory shall be provided near the entry to direct residents and visitors to
recreational facilities, manager's offices, clubhouses and residential buildings.
The entry shall be gated. The development shall comply with Sections 3.3 and 3.4 of
Schedule J, Landscape, Buffer and Tree Requirements ofthe Sanford Land Development
Regulations. In addition, a minimum four (4) foot masonry wall shall be constructed
along all property lines that are not required to have a visual screen pursuant to Sections
3.3 and 3.4 of Schedule J, Landscape, Buffer and Tree Requirements of the Sanford Land
Development Regulations.
Explanation:
The proposed project will comply with this provision except as noted. Ungated access and
limited parking will be available to visitors and potential residents at the clubhouse and
leasing center. Due the fact that the apartment area is far from the Rinehart Road frontage
we feel that the 4' wall along the frontage would not provide the visual buffer that is
intended by these standards.
2. Entry Drives. The principal vehicular access into and through a multifamily housing
project shall be by means of an entry drive rather than a parking drive. The entry drive shall
be similar to a roadway in a single-family subdivision. The entry drive shall provide
access to driveways and parking courts. A colored and/or textured paving treatment at
the entry to the development is encouraged.
Explanation:
The proposed project will comply with this provision except as noted. The main entry
drive is parking free to the clubhouse. Due to the fact that we are providing detached
parking garages on the site the parking courts are inefficient and cannot be provided. The
parking areas will be heavily landscaped and we will be using our best efforts to save large
trees on the site.
3. Building Siting. Residential buildings shall be sited to relate to the entry drives, so that their
`best' side is facing the entry drive. All facades that face a curb or roadway shall be a single-
family elevation.
Explanation:
The proposed project will comply with this provision. All building facades will look similar
on all four sides.
Clustering of Units. Clustering of multifamily units shall be a consistent site planning element.
Structures composed of a series of simple yet varied planes assure compatibility and variety in overall
building form.
Explanation:
Units are arranged to allow for varied planes on the exterior of the buildings.
4. Parking. Parking for residential buildings shall be either in garages, driveways or parking
courts that are accessed from the main entry drives. Multiple, small parking courts shall
be constructed in lieu of large lots. Parking areas shall be adjacent to, and visible from, the
residential buildings that use them to allow for casual surveillance. Parking courts should
be separated from each other by dwelling units or by a landscaped buffer not less than thirty
feet wide. There should be no more than an average of ten spaces of uninterrupted
parking, whether in driveways or open parking areas.
Explanation:
The proposed project will comply with this provision except as noted. Due to the fact that
we are providing detached parking garages on the site the parking courts are inefficient and
cannot be provided. The parking areas will be heavily landscaped and we will be using our
best efforts to save large trees on the site.
Open Space. There shall be a minimum of fifty percent (50%) open space in each
multifamily development. Locate public open spaces so that they can be viewed from
individual units.
Explanation:
The proposed project will not comply with this provision. Due to the current multi -family
market the typical multi -family site has approximately 30% open space. We have attempted
to provide as much open space as possible by utilizing 3 and 4 story buildings. We will
have the required 200 s.£ of recreation area required by the LDC.
5. Mechanical Equipment. All mechanical equipment, whether mounted on the roof or
ground shall be screened from view. All screening devices shall be compatible with the
architecture and color of the dwelling structures.
Explanation:
All ground floor equipment will be screened with landscape material.
6. Common Facilities. Common facilities, such as club houses, laundries and management
offices, shall be located centrally in the interior of the development and shall be linked to the
residential buildings by lighted pedestrian pathways and common open space areas.
Street signs and street lights shall be of a uniform and decorative design.
All dwelling units shall have individual street addresses.
All multifamily developments shall provide a covered shelter at the entrance to the
development where children can wait for the school bus. The design and material of the
shelter shall be consistent with that of the dwelling unit buildings and/or of the
surrounding decorative wall.
Mail delivery areas shall be covered and conveniently located to the residential
buildings.
Trash and recycling areas shall be landscaped on three (3) sides and shall be located at
convenient walking distances to each dwelling unit.
All multifamily developments shall contain recreational facilities for the enjoyment of the
residents and their guests at a rate of two hundred (200) square feet per dwelling unit.
Playgrounds shall be centrally located to allow for adult supervision from dwelling units or
from a central facility such as a laundry.
All multifamily developments with more than 20 residential units shall contain an area
designated and designed as a car wash facility.
Explanation:
The proposed project will comply with this provision except as noted. All residential
buildings will have individual street addresses. All dwelling units in each building will
have an individual unit number associated with the building address. The clubhouse will
serve as the bus shelter required. Due the proximity of the site to a carwash we feel that this
provision is not necessary.
D. Building Design. There is no particular architectural style proposed by these regulations for
multifamily residential structures. The primary focus should be on constructing a high
quality residential environment. The design of multifamily developments shall consider
compatibility with the single-family character and scale of the City's residential areas.
1. Units per Building. There shall be no more than eight (8) dwelling units per building.
Explanation:
Buildings will have the following units per Building:
- 3 -story buildings — 30 units
- 4 -story buildings — 40 units
2. Building Articulation. Long, unbroken facades and box -like forms shall be avoided.
Building facades shall be broken up to give the appearance of a collection of smaller
structures and each of the units shall be individually recognizable. This can be
accomplished with the use of balconies and varied setbacks and projections which help
articulate individual dwelling units or collections of units, and by the pattern and rhythm
of windows and doors. The use of rows of balconies which give the building a 'motel'
look shall be avoided.
Explanation:
The facades are articulated with balcony and unit projections to create interest in the
elevations. Additionally, the elevations are accentuated with varied roof forms — gables
and hips.
I Dwelling Unit Access. Breezeways shall be prohibited. Each dwelling unit shall be accessed
by a private exterior entry. Entries shall be prominent and visible. This shall be accomplished
through the use of distinctive architectural elements. Clusters of entrances shall be
avoided. Ground -level entries are preferred for all units. Where exterior stairs are used to
access upper -story units, they should be simple and clean and complement the architectural
massing and form of the structure. Stairs should be made of smooth stucco, plaster or wood
with accent trim of complementary colors. Thin -looking, open metal and prefabricated stairs
are prohibited.
Explanation:
Each of the units have individual entries accessed through internal open breezeways.
4. Building Height. The overall height of the buildings should be similar to that of other
buildings in the neighborhood. Buildings shall be no more than two stories on properties
adjacent to single-family dwelling units or single-family zoning districts. On other
properties, buildings interior to the development and separated from adjacent properties
by two hundred (200) linear feet and a two (2) -story building may be three (3) stories.
Building roof lines may exceed thirty-five (35) feet in height provided that the height above
thirty-five (35) feet is for decorative purposes only and does not include habitable
space. Roof lines should be varied in height and plane and contain dormers,
pediments, chimneys, secondary hipped or gabled roof lines or other decorative
embellishments to create visual variety and interest. The height of the roof shall be
proportionate to the height and mass of the building.
Explanation:
The buildings are 4 -stories in height and the top of the ridge is approximately 63' above
grade. Rooffines are varied with a mix of sloped roofs with gables and hips to create visual
interest.
5. Balcony/porch Requirement. All dwelling units shall have a useful private open space
such as a balcony, porch, deck or patio.
Explanation:
All dwelling unit have private porches or balconies.
6. Garages and Storage. At least 50% of the dwelling units in each building shall have garages
accessed directly from the dwelling unit. Garages shall be counted toward the parking
requirement.
Detached garages and storage units shall be designed in the same style and with the same
materials as the dwelling unit buildings. Detached garages or storage units shall be
provided in an amount not less than twenty (20) percent of the total number of dwelling
units.
All garages shall have sectional roll -up doors with automatic openers.
Explanation:
There are ten one-story detached garage buildings — all of the garage buildings have 5
individual garages. The detached garages are treated in the same style and materials as the
buildings.
h:\data\20076\cor\Tnf standards responses 6.7.21.docx
RINEHART DEVELOPMENT
Project N!? 21061
June 2021
TRAFFIC IMPACT ANALYSIS
CITY OF SANFORD
FLORIDA
Prepared by.
3101 Maguire Boulevard, Suite 265
Orlando, Florida 32803
www.trafficmobility.com
(407) 531-5332
Prepared for.
Carter & Associates, LLC
1440 Dutch Valley Place, Suite 1200
Atlanta, Georgia 30324
Proiect Information
Name:
Location:
Jurisdiction:
Description:
Findings
Trip Generation:
Access Plan:
Roadway Capacity:
Intersection Capacity:
Access Review:
Recommendations
EXECUTIVE SUMMARY
Rinehart Development
Rinehart Road, north of St Johns Parkway
City of Sanford, Florida
320 Apartment units
25,000 Square feet of retail
3,050 Daily Trips / 124 AM Peak Hour Trips / 245 PM Peak Hour Trips
Full access driveway on Rinehart Road
All study roadway segments have adequate capacity under the
existing and projected conditions.
All study intersections and the project access driveway are projected
to operate at an acceptable overall LOS.
Northbound right turn and Southbound left turn lanes are warranted
on Rinehart Road at the project access driveway.
Turn Lane Review: Construct a 240 -foot southbound left turn lane at the project access
driveway.
Construct a 315 -foot southbound right turn lane at the project access
driveway.
Rinehart Development
T
Traffic Impact Analysis Project N-0 21061
Traffic & Mobimlity Consultants Executive Summary
PROFESSIONAL ENGINEERING CERTIFICATION
I hereby certify that I am a Professional Engineer properly registered in the State of Florida
practicing with Traffic & Mobility Consultants LLC, a corporation authorized to Operate as an
engineering business, CA -30024, by the State of Florida Department of Professional Regulation,
Board of Professional Engineers, and that I have prepared or approved the evaluations, findings,
opinions, conclusions, or technical advice attached hereto for:
PROJECT: Rinehart Development
LOCATION: City of Sanford, Florida
CLIENT: Carter & Associates, LLC
I hereby acknowledge that the procedures and references used to develop the results contained
in these computations are standard to the professional practice of Transportation Engineering as
applied through professional judgment and experience.
THIS ITEM HAS BEEN DIGITALLY SIGNED AND SEALED BY
ON THE DATE ADJACENT TO THE SEAL
PRINTED COPIES OF THIS DOCUMENT ARE NOT CONSIDERED
SIGNED AND SEALED AND THE SIGNATURE MUST BE VERIFIED
ON ANY ELECTRONIC COPIES.
TRAFFIC & MOBILITY CONSULTANTS LLC
3101 MAGUIRE BOULEVARD, SUITE 285
ORLANDO, FLORIDA 32803
CERTIFICATE OF AUTHORIZATION CA -30024
AYMAN H. AS-SAIDI, P.E. NO 56849
Page
1.0 INTRODUCTION.............................................................................................................1
1.1 Study Area................................................................................................................... 3
2.0 EXISTING CONDITIONS ANALYSIS............................................................................. 4
2.1 Roadway Segment Capacity........................................................................................ 4
2.2 Intersection Capacity................................................................................................... 5
3.0 PROJECT TRAFFIC....................................................................................................... 9
3.1 Trip Generation............................................................................................................ 9
3.2 Trip Distribution/Assignment........................................................................................ 9
4.0 PROJECTED CONDITIONS ANALYSIS.......................................................................11
4.1 Planned/Programmed Roadway Improvements..........................................................11
4.2 Roadway Segment Capacity.......................................................................................11
4.3 Intersection Capacity..................................................................................................13
4.4 Access Review...........................................................................................................17
4.5 Turn Lane Length.......................................................................................................17
5.0 STUDY CONCLUSIONS................................................................................................18
APPENDICES...........................................................................................................................19
Appendix A Preliminary Development Plan
Appendix B Approved Study Methodology
Appendix C Seminole County Roadway Concurrency Information
Appendix D Turning Movement Counts & Seasonal Factor Data
Appendix E HCM Analysis Worksheets — Existing Conditions & Signal Timing Sheets
Appendix F ITE Information Sheets
Appendix G Model Output Plot
Appendix H Projected Intersection Volume Calculations
Appendix I HCM Analysis Worksheets — Projected Conditions
Appendix J NCHRP Tum Lane Review
Appendix K FDM Exhibit 212-1
Rinehart Development
TW&
Traffic Impact Analysis
Project N-0 21061
T'°ffi` s Mcwl'+r `'"submts Table of Contents i
LIST OF TABLES
Table Existing Roadway Capacity Analysis --.—.-----...-----.----.—..---..—.4
Table Trip Generation Analysis .............................................................................................. 9
Table Projected Roadway Capacity Analysis .--..--.--..--..-----------.—.--.12
LIST OF FIGURES
FigureSite Location Map ....................................................................................................... 2
Figure 2 Existing AWPeak Intersection Volumes ...................................................................... 0
Figure 3 Existing PM Peak Intersection Volumes ...................................................................... 7
Figure Project Trip Distribution .............................................................................................. 1O
Figure Projected AMPeak Intersection Volumes .................................................................. 14
Rinehart Development
Traffic Impact Analysis
TA&.C.. Project N2 21061
1.0 INTRODUCTION
This Traffic Impact Analysis (TIA) was conducted to assess the impact of the proposed Rinehart
development. The proposed development consists of 320 apartment units and 25,000 square feet
of retail, with anticipated buildout year 2023. The site is located on Rinehart Road, north of St
Johns Parkway, in the City of Sanford, Florida. Figure I depicts the site location and the
surrounding transportation network.
The development is proposed to be accessed via a full driveway on Rinehart Road, across from
the private driveway to the retail parcels. The preliminary development plan is provided in
Appendix A. The analysis was prepared in accordance with the approved methodology, included
in Appendix B.
Data used in the analysis consisted of site plan/development information provided by the project
engineers and AM and PM peak hour intersection traffic counts obtained by Traffic & Mobility
Consultants LLC (TMC). Roadway capacities, traffic counts and committed trips were obtained
from the Seminole County Summary of Roadway Concurrency Information. Seasonal factor data
was obtained from the Florida Department of Transportation (FDOT) 2019 Florida Traffic Online
(FTO).
A Rinehart Development
TW&
Traffic Impact Analysis Project N12 21061
Traffic & Mobility Consultants Page 1
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1.1 Study Area
In accordance with the City of Sanford requirements, all roadway segments within 1 -mile of the
project will be included in the analysis. Additionally, major signalized and unsignalized
intersections within the study area of the project will be analyzed for AM and PM peak hour
operations.
The following roadway segments and intersections will be included in the study:
Study Roadways
4111 Upsala Road
o SR 46 to Coastline Road
o Coastline Road to Central Park Drive
• Rinehart Road
• SR 46 to St Johns Parkway
• St Johns Parkway to SR 417
• SR 46
o Rinehart Road to 1-4
• Upsala Road to Rinehart Road
• Airport Boulevard to Upsala Road
• St Johns Parkway
o Upsala Road to Rinehart Road
Study Intersections
• SR 46 & Rinehart Road
• SR 46 & Town Center Boulevard
• Rinehart Road & St Johns Parkway
• Town Center Boulevard & St Johns Parkway
• Rinehart Road & Project Access Driveway
MIL
Rinehart Development
Traffic Impact Analysis
TWLC Project N2 21061
Traffic & Mobility Consultants Page 3
2.0 EXISTING CONDITIONS ANALYSIS
2.1 Roadway Segment Capacity
Existing roadway conditions were analyzed by comparing the existing traffic counts on the
roadway segments within a 1 -mile study area to their respective capacities at the adopted level
of service (LOS) standard, as documented in the Seminole County Summary of Roadway
Concurrency Information dated March 2021, included in Appendix C.
The roadway segment analysis is summarized in Table 1. The analysis indicates that the study
segments are currently operating adequately.
Table I
Existing Roadway Capacity Analysis
510 Upsala Rd
Upsala
Coastline
SR 46 to Coastline Rd
Coastline Rd
7Dr
7E
19,360
8,846
A
C1515 Upsala Rd
Coastline Rd oCentral Park
2
E
19,360
7,167
A
RNHI 0 Rinehart Rd
SR 46 to St John's Pkwy
4
E
42,560
20,785
C
RNH20 Rinehart Rd
St John's Pkwy to SR 417
4
E
42,560
29,264
D
S4625 SR 46
Rinehart Rd to t-4
6
E
60,000
40,326
C
54635 SR 46
Upsala Rd to Rinehart Rd
6
E
60,000
36,287
C
54645 SR 46
Airport Blvd to Upsala Rd
4
E
48,000
40,551
E
STJ 10 St John's P"
Upsala Rd to Rinehart Rd
4
1 E
42,560 1
13,690
B
Source: Seminole County Summary otHoadymyC;oncurrencylntonna&on, March 1, ZUZI
Rinehart Development
TW&
Traffic Impact Analysis
Traffic & Mobility Consultants Project N12 21061Page 4
2.2 Intersection Capacity
The intersection capacity analysis was performed for the AM and PM peak hours using Synchro
software and the methods of the Highway Capacity Manual, 61h Edition (HCM). The analysis was
based on intersection geometry, existing intersection control and turning volume.
The turning movement counts for the intersection of Rinehart Road and St Johns Parkway were
seasonally adjusted using a seasonal factor of 1.04, obtained from the FDOT Florida Traffic
Online (FT0) website. The remaining intersection counts were collected during a peak season;
therefore, a seasonal adjustment factor was not applied.
The existing (2021) AM peak and PM peak intersection volumes are presented in Figure 2 and
Figure 3, respectively. The turning movement counts and the seasonal factor report for Seminole
County are included in Appendix D. A summary of the intersection capacity analysis is shown in
Table 2. Detailed HCM analysis worksheets and signal timing sheets are included in Appendix
E.
Table 2
Existing Intersection Capacity Analysis
Average daley Is in seconds
Rinehart Development
TMC
Traffic Impact Analysis
Too ffic & Mobility Consultants Project N12 21061 Page 5
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The results of the analysis reveal that all study intersections are currently operating at acceptable
overall LOS. The following intersections approaches are currently experiencing minor delays:
o SR 46 and Rinehart Road on the southbound approach during the PM peak hour
o SR 46 and Town Center Boulevard on the northbound approach during the AM peak hour
o Rinehart Road and St Johns Parkway on the westbound approach during the PM peak
hour
However, all intersection approaches have adequate capacity with the volume to capacity (V/C)
ratio less than 1.0.
ML Rinehart Development
TM
Traffic Impact Analysis Project N2 21061
Traffic & Mobility Consultants Page 8
3.0 PROJECT TRAFFIC
3.1 Trip Generation
The trip generation analysis was conducted using the Institute of Transportation Engineers (ITE)
Trip Generation Manual, 10th Edition. Shopping center pass -by trips and the internal capture
percentages were calculated based on the methods of the Trip Generation Handbook, 3rd Edition.
The ITE information sheets, along with the internal capture calculations, are included in the
Appendix F. Table 3 summarizes the resulting trip generation analysis.
Table 3
Trip Generation Analysis
Regression Equation used to calculate rates Men R2 is greater than 0.75 or has more than 20 studies
The development is projected to generate a total of 3,050 new daily trips of which 124 trips occur
during the AM peak hour and 245 trips occur during the PM peak hour.
3.2 Trip Distribution/Assignment
The Central Florida Regional Planning Model (CFRPM v6.1) was utilized as a base for estimating
the trip distribution pattern. The model distribution was manually adjusted to reflect prevailing
travel patterns on the transportation network. The final trip distribution is presented in Figure 4.
The model output plot is included in Appendix G.
Rinehart Development
Tm
Traffic Impact Analysis N2
TraffTraffica MaWlity Consu4anft Project 21061 Page 9
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4.0 PROJECTED CONDITIONS ANALYSIS
An analysis of projected conditions was conducted to determine the impact of the proposed
development on the roadway segments and intersections capacities for the 2023 project buildout
year.
4.1 Planned/Programmed Roadway Improvements
The 2020121-202412024 Orlando Urban Area Transportation Improvement Program was
reviewed to determine if there are any roadway or intersection improvements funded for
construction within the Seminole County in the study area. No funded improvements were
identified in the published information.
4.2 Roadway Segment Capacity
A roadway segment capacity analysis was conducted for the study roadway segments using the
total projected traffic volumes. The total projected traffic was calculated as the sum of current
traffic counts, committed trips and trips generated by the proposed development. Projected
roadway conditions were analyzed by comparing the total projected traffic volumes on the study
segments to their respective capacities at the adopted LOS.
The projected daily capacity analysis is summarized in Table 4. The results indicate that the study
roadway segments will operate within their capacity at the project buildout.
Rinehart Development
TW&
Traffic Impact Analysis 21061
Traft & Mobility Consufterft Project Wo Page 11
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In order to assess the future traffic operations of the study intersections, a capacity analysis was
conducted using the projected traffic volumes and Synchro software using the procedures of the
Highway Capacity Manual, Fish Edition (HCM). Projected peak hour volumes were determined by
adding committed and project trips to the existing intersection volumes. Committed daily trips,
provided by Seminole County, were converted to peak hour with the use of peak hour factor K of
0.09 and a peak hour directional factor D of 0.568, and were included in the turning movements
at the intersections. The projected AM and PM peak hour turning movement volumes are
illustrated in Figure 5 and Figure 6, respectively. The intersection volume calculation
spreadsheets are included in Appendix H.
Table 5 summarizes the intersection analysis results, and the detailed analysis worksheets are
included in Appendix 1.
Table 5
Projected Intersection Capacity Analysis
AVUrBgd May 1S In SeCOMS
Rinehart Development
Tm
Traffic Impact Analysis
Traft & Mobility Consultwits Page 1Project N2 21061 3
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9.7
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8.3
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14.5
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St Johns Pkwy
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46.6
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85.1
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16.6
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14.1
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31.4
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32.6
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33.4
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Rinehart Development
Tm
Traffic Impact Analysis
Traft & Mobility Consultwits Page 1Project N2 21061 3
SR 46
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The results of the analysis reveal that all study intersections are currently operating at acceptable
overall LOS. The following intersections approach are projected to experience minor delays at
project buildout:
o SR 46 and Rinehart Road on the southbound approach during the AM and PM peak hour
o SR 46 and Town Center Boulevard on the northbound approach during the AM peak hour
and on the westbound approach during the PM Peak hour
o Rinehart Road and St Johns Parkway on the westbound approach during the PM peak
hour
Additionally, the project access driveway on Rinehart Road is projected to experience delays;
however, it should be noted that all approaches are projected to have adequate capacity with
(V/C) ratio less than 1.0.
Rinehart Development
Traffic Impact Analysis
TACC
Traffic & Mobility ConsultantsProject N2 21061Page 16
4.4 Access Review
The development is proposed to be served by a full access driveway on Rinehart Road, across
from the private driveway to the adjacent retail development. Rinehart Road is a 4 -lane divided
facility with a posted speed of 45 mph near the proposed access.
A review of the need for turn lanes on Rinehart Road at the project access driveway was
conducted based on the methodology of the National Cooperative Highway Research Program
(NCHRP) Report 457. Accordingly, a northbound left turn lane and southbound right turn lane
are warranted at the project access driveway. The results of the warrant analyses are included in
4.5 Turn Lane Length
The turn lane lengths were calculated based on the FDOT Design Manual (FDM) Exhibit 212-1,
included in Appendix K. For a design speed of 50 mph, the required right and left turn lane
lengths are calculated as follows:
Northbound RLqht Turn Lane
Deceleration Length @ 50 mph design speed = 240 feet
Right Turn Lane = 240 feet (including 50 feet taper)
Southbound Leff Turn Lane
Left Tum Lane = Deceleration Length (including taper) + Queue Length
Queue Length = (Peak Hour Volume/60) x (2 vehicles x 25 feet)
_ (70/60) x 50 = 58 feet (use 75 feet)
Left Turn Lane = 240 + 75 = 315 feet (including 50 feet taper)
The recommended lengths of the right turn lane and the left turn lane at the full access driveway
are 240 feet and 315 feet, respectively. Turn lane lengths include a 50 foot taper.
Rinehart Development
Traffic Impact Analysis AC
Traffic 8 Mobility consultants Project N2 21061
Page 17
This Traffic Impact Analysis (TIA) was conducted to assess the impact of the proposed Rinehart
development. The Rinehart development will consist of 320 apartment units and 25,000 square
feet of retail with a buildout year of 2023. The site is located on Rinehart Road, north of St Johns
Parkway, in the City of Sanford, Florida. The analysis included a determination of project trip
generation, a review of existing and projected roadway and intersection capacity, and an access
review.
0 The development is projected to generate a total of 3,050 new daily trips of which 124 trips
occur during the AM peak hour and 245 trips occur during the PM peak hour.
• Study roadway segments are currently operating adequately and are projected to continue
to do so at the project buildout.
• All study intersections are currently operating at acceptable overall LOS and are projected
continue to do so at the project buildout.
• The proposed access driveway on Rinehart Road is projected to operate with adequate
capacity.
• An exclusive northbound right turn lane and southbound left turn lane are warranted on
Rinehart Road at the project access.
• The recommended northbound right turn lane length is 240 feet, and the recommended
southbound left turn lane length is 315 feet. Turn lane lengths include a 50 -foot taper
Rinehart Development
TM
Traffic Impact Analysis
Trcffk & MaWlify ConsultantsConsultantsPage IProject W 21061 8
APPENDICES
Appendix A
Preliminary Development Plan
CONCEPT PLAN -CARTER #5 T
NAP HOLWsl LLO
SEMINOLE ST JOHNS APARTMENTS m
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Appendix B
Approved Study Methodology
April 13, 2021
Re: Rinehart Development
Traffic Impact Analysis Methodology
City of Sanford, Florida
Project Ng 21061
The following is an outline of the methodology for the proposed Traffic Impact Analysis (TIA) for
the above referenced project. The study will conform to the City of Sanford TIA procedures and
requirements.
Promect Description
The proposed development consists of 320 apartment units and 25,000 square feet of retail with
anticipated buildout year 2023. The site is located on Rinehart Road, north of Saint Johns
Parkway, in the City of Sanford, Florida, as shown in Figure 1. Proposed access is via a full
access driveway on Rinehart Road. The preliminary site plan is provided in the Attachments.
Trip Generation
The trip generation analysis was conducted using the Institute of Transportation Engineers (ITE)
Trip Generation Manual, 10th Edition. Shopping center pass -by trips and the internal capture
percentages were calculated based on the methods of the Trip Generation Handbook, 3rd Edition.
The ITE information sheets are included in the Attachments. Table I summarizes the resulting
trip generation analysis.
Table I
Trip Generation
Regression Equation used to calculate rates when R2 is greater than 0.75 or has more than 20 studies
The proposed development is projected to generate 3,050 new daily trips, of which 124 trips occur
during the AM peak hour and 245 trips occur during the PM peak hour.
3101 Maguire Boulevard, Suite 265, Orlando, Florida 32893 a P: (407) 531-5322 a F: (4071531-5331 a www.trafficmobility.com
782221 Apartments 320 DU 5.44
1,741
0.36
115
30
85
0.44
141
86
55
0 Shopping Center 25.00 KSF 93.69
2,342
0.94
24
15
9
7.79
195
94
101
Gross Trips 4,083
139
45
94
336
180
156
Pass By Trips (34Yo)
796
9
4
5
67
34
34
Internal Pips (5.856, 4.3%, 7.3%)
237
6
2
4
24
13
11
Net New Trips
3,050
124
39
85
245
133
111
Regression Equation used to calculate rates when R2 is greater than 0.75 or has more than 20 studies
The proposed development is projected to generate 3,050 new daily trips, of which 124 trips occur
during the AM peak hour and 245 trips occur during the PM peak hour.
3101 Maguire Boulevard, Suite 265, Orlando, Florida 32893 a P: (407) 531-5322 a F: (4071531-5331 a www.trafficmobility.com
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Rinehart Development
Traffic Impact Analysis Methodology
Project Ns 21061
April 13, 2021
Page 3of5
Trip Distribution
A trip distribution pattern was estimated using the Central Florida Regional Planning Model
(CFRPMv6.1). The model distribution was manually adjusted to account for interacting local
activity centers and to reflect the local network, as well as prevailing traffic flow patterns. The raw
model output is included in the Attachments and the adjusted general distribution is shown in
Figure 2.
Study Area
In accordance with the City of Sanford requirements, all roadway segments within 1 -mile of the
project will be included in the analysis. Additionally, major signalized and unsignalized
intersections within the study area of the project will be analyzed for AM and PM peak operations.
The following roadway segments and intersections will be included in the study;
Study Roadways
• Upsala Road
o SR 46 to Central Park Drive (C1515)
• Rinehart Road
o SR 46 to Saint Johns Parkway (RNH10)
o Saint Johns Parkway to SR 417 (RNH2O)
• SR 46
o Rinehart Road to 1-4 (54625)
o Upsala Road to Rinehart Road (S4635)
o Airport Boulevard to Upsala Road (S4645)
• Saint Johns Parkway
o Upsala Road to Rinehart Road (STJ10)
Study Intersections
• Saint Johns Parkway & Town Center Boulevard
• Saint Johns Parkway & Rinehart Road
• SR 46 & Rinehart Road
• SR 46 & Town Center Boulevard
• Project Access Driveway
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Rinehart Development
Traffic Impact Analysis Methodology
Project Ng 21061
April 13,2021
Page 5 of 5
Capacity Analysis
Roadway segment capacity will be analyzed for existing daily traffic and buildout daily traffic
volumes with the additional net new trips generated by the development. Projected peak hour
volumes will be determined by adding committed and project trips to existing intersection volumes.
The analysis will be based on Seminole County's latest adopted service volumes and capacities.
Study intersections will be analyzed for AM and PIVI peak hour conditions using the methods of
the Highway Capacity Manual (HCM), 6h Edition. The analysis will be performed for the existing
year and project buildout year (2023).
Planned Improvements
Transportation improvement programs for the City, County, and FDOT will be reviewed to
determine if any roadway or intersection improvements are funded for construction within the next
3 years. If available, the planned improvements will be incorporated in a roadway and intersection
capacity analyses.
Report
A TIA report will be prepared outlining and summarizing the methods and findings of the traffic
analysis prepared for the development.
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School Impact Analysis
School Capacity Determination
Cece Martin, Madden, Moorehead & Stokes °407-629-833O °
Annve King/Eileen H|nmon/SobreenaColbert ° CUvofSonford
Jordan Smith, A|CP.Facilities Planner, Seminole County Public Schools
June 23.2O21
Rinehart Road Property
Seminole County Public Schools (SCPS). in reviewing the above request, has determined that if approved, the new
FLUKAdesignation and/or zoning will have the effect cfincreasing residential density, and aearesult generate additional
school age children.
Description: Proposed Rezone from PD' Planned Development to PD, Planned Development of +1-23.54 acres
generally located ADJACENT TO east side of Rinehart Road, north of St. Johns Parkway (for Find My School reference)
within the jurisdiction of the City of Sanford, FL. The applicant is requesting a change to the zoning designations to
allow a maximum of 320 Multi -Family residential units, to be developed within the proposed land use and zoning
Parcel ID (s) #: 28-19-30-506-0000-0250 and portion of 28-19-30-506-0000-0270
This review and evaluation is performed on proposed future land use changes and rezones, unolattedparcels, or projects
that have not received final entitlement approval. This evaluation does not guarantee that the developments subject to
this declaration are exempt from, or determined to meet the school concurrency requirements effective as of January 1,
2008. Changes in exroUrnent, capac)ty, any newly platted deve|opments, and any subsequent final development
approvals may affect the provision ofconcurrent school facilities at the point offinal subdivision approval, including the
potential of not meeting statutory concurrency requirements based on future conditions.
Based on information received from the jurisdiction and the application for the request,SCPS staff has summarized the
potential school enrollment impacts in the following tables:
CSA Capacity
DEVELOPMENT IMPACT ON STUDENT GENERATION BY CSA
CAPACITY
5,806
5,894
8,627
3 -YEAR PROGRAM CAPACITY
308
150
2,706
4,875
7,904
,ENROLLMENT
AVAILABLE CAPACITY
3,408
1,019
873
SCALD RESERVATIONS TO DATE
517
499
654
SIA Rinehart Road Property
54
22
28
REMAINING CAPACITY 2,837 1(-,) 4 9 8 1911
Comments CSA Evaluation:
Atthis point, the students generated at the three CSA levels would be able to be accommodated without exceeding the
adopted levels of service (LOS) for each CSA by school type, or there is adjacentmeet LOS maallowed bv
inba/|ona| egnaernont Any planned expansions/additions in the current five-year capital plan would provide additional
student capacity bo relieve the affected schools is reflected in this review.
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Zoned School Enrollment: For informational purposes, the below table indicates the analysis based on the individual
school zones within the CSA under current conditions. At this point, the potential students generated MAY NOT be able
to be accommodated without exceeding the adopted Levels of Service (LOS) for the currently zoned schools.
Any planned expansions/additions that would provide additional student capacity contained in the current five-year
capital plan and scheduled to be completed within the next three years are included in this review.
ELEMENTARY SCHOOLS
ZONED SCHOOL
Region 1
Bentley 60%
Region 2
Crystal Lake
Wicklow
Goldsboro
C$AJE4
CAPACITY
2.483
499
879
843
1,102
5,806
3 -YEAR PROGRAM CAPACITY
308
-
-
ENROLLMENT
1,051
308
ENROLLMENT
-
478
704
682
842
2,706
AVAILABLE CAPACITY
2,791
21j--
175,
..161
260,
3,408
SCALD RESERVATIONS TO DATE
438
22
_
79
- I
517
SIA Rinehart Road Property
54
-
1
54
REMAINING CAPACITY 2,299 10 175 10 161 1() 26010� 2,837
Region 1 Elementary Schools include Bentley, Idyllwilde, and Wilson
ZONED SCHOOI
MIDDLE SCHOOLSI
Markham Woods
Greenwood
Millennium
Sanford
CAPACITY
CAPACITY
1,260
1,266
1,743
1,625
5,894
3 -YEAR PROGRAM CAPACITY
150
-
ENROLLMENT
4,303
2,861
ENROLLMENT
1,051
998
1,403
1,423
4,875
AVAILABLE CAPACITY
209
268
340
202
1,019
SCALD RESERVATIONS TO DATE
9�1,
35
173 1
1971
4991
ISIA Rinehart Road Property
22
_
- I ..
- I
22
REMAINING CITY 93 233 1( 167 5 1t 498
ZONEDSCH00i
HIGH SCHOOLS
Seminole
Lake Mary
Crooms
4SAA-1
CAPACITY
4,868
2,948
811
8,627
3 -YEAR PROGRAM CAPACITY
-
-
150
160
ENROLLMENT
4,303
2,861
740
7,904
AVAILABLE CAPACITY
565
87
221
873
SCALD RESERVA71ONS TO DATE
637 1
171
-
664
U
,SIA Rinehart Road Property
28 1
- I
218
IREMAINING CAPACITY if"D (100)[c) 7011 191
Terms and Definitions:
Capacity: The amount of satisfactory permanent student stations as calculated on the date of the second FDOE count
in October of the current school year. The number of students that can be satisfactorily accommodated in a room at any
given time and which, is typically a lesser percentage of the total number of student stations. NOTE: Capacity is ONLY
a measure of student stations, not of enrollment.
Concurrency Service Area (CSA): A geographic unit promulgated by the School Board and adopted by local
governments within which the level of service is measured when an application for residential development is reviewed
for school concurrency purposes. The CSA listed represents the area that time capacity is corisidered and student
assignment may be in a CSA adjacent to the project.
Enrollment: For the purposes of concurrency review, the enrollment level is established each year as per Public School
Interlocal Agreement Section 12.4 A, which sets the level on the date of the second full time equivalent (FTE) survey for
FDOE, generally taken in mid-October.
Programmed 3 Year Additions: New permanent school capacity within the CSA, which will be in place or under actual
construction within the first three years of the current SCPS Capital Improvement Plan.
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Remaining Capacity: The capacity available for future development after the addition of any programmed capacity and
less the reserved capacity.
Reserved Capacity: The total number of student stations reserved in the respective CSA's that are assigned to projects
via a SCALD certificate.
School Size: For planning purposes, each public school district must determine the maximum size of future elementary,
middle and high schools. Existing school size is determined solely through FISH data. Seminole County Public Schools
has established the sizes of future schools (with the exception of special centers and magnet schools) as follows:
i) Elementary: 780 student stations
ii) Middle: 1500 student stations
iii) High: 2,800 student stations
School Attendance Zone: The established geographic area that identifies school assignments pursuant to Board Policy
for each District school or region of schools, other than county wide magnet schools. Students shall attend the school(s)
serving their residential or regional attendance zone unless otherwise permitted by Board Policy
Students Generated by Project: is determined by applying the current SCPS student generation rate (calculated in the
2017 Impact Fee Study) to the number and type of units proposed. The number of units is determined using information
provided by the jurisdiction and/or from the applicant's request. If no actual unit count is provided the unit count is then
estimated based on the maximum allowable density under the existing/proposed future land use designation. Eventual
Student assignnaent rnay riot, lie to the school in closest proximity to the proposed residential development.
Utilization: A State Board Rule prescribed percentage of student stations that a room (and proportionately, a school
and school district) can satisfactorily accommodate at any given time. From a school/campus analysis perspective,
.,utilization" is determined as the percentage of school enrollment to capacity. Current DOE established K-12 utilization
factors are as follows:
Elementary 100%, Middle 100%, High 100%
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