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08.07.97C it y San rd Pla n n i n nd Zo nn Commission Reg ularl y � ' h ul 1 � ting .�JL P.M. Thursday, August 7, 1997 City Commission Ch am b ers, City Doll, Sanford, Florida AGENDA 1. Hold a Public Hearing to consider a request to amend the Future Land Use Map of the C omprehensive Plan for property located at 48 Paola Road (between C.R. 46A and Rinehart Road). The specific request is to change the land use designation from Low Density Residential (LDR) and Medium Density Residential (MDR) to Residential, Office and Institutional RI. Tax Parcel plumber. 32 - 19 - 30 - 300 - 0110 - 0000 Property Owner /representative: Ira W. Southward, Trustee 2. Hold a Public Hearing to cons a request for an amendment to the s uthridge PD Planned D evelopment Project Plan la ter Plan) amending permitted uses and adding an additional 1.67 acres to the planned development plan for property located at b000 C.R. A. Tax Parcel Number: 3 Property Owner: Seminole Farms Trust IV Representative: Ming Helie, Helie Planning Group 3 . Consider the Final Plat for Bose Hill Subdivision, a 69 lot single family residential subdivision located at 1 Rose Hill Trail S. Sanford Avenue in a SR -1, Single Family Residential Zoning Di strict. Tax Parcel Number: 18-20-31-300-006B-0000 Property Owner: Sala Inc. of Florida - Houshang Sabeti, President Representative: l lerwan r aime, P.E. 4 . Consider the Site Plan for a proposed building and parking lot expansion for Mars Hill seventh Day Adventist church located at Boo E. 2nd Street in a R OI, Multiple Family Residential, Office, Institutional Zoning Distract. Tax Parcel No.: 30-19- Property Owner: Mars Hill seventh Day Adventist Church Representative: Vasant (Omar) Shere 5 . Any other business frorn floor or Commission Members. 6 . Reports from Staff. 7. Minutes. ADVICE TO THE PUBLIC. If a person decides to appeal a decision rude with respect to any matter considered at the above meeting or hearing, he may need a verbatim record of the proceedings including the testimony and evidence, which record is not provided by the City of Sanford FS 286.01 Persons with disabilities needing assistance to participate in any of these proceedings should contact tine personnel office ADA Coordinator at 330 -5626, 48 firs in advance of the meeting. Cit ofSanford Plannin and Zonin Commission Regularly Scheduled Meeting 7:00 P.M. Thursday, August 7, 1997 City Commission Chambers, City Mall, Samford, Florida ADDENDUM TO THE AGENDA 1. Consider the Site Plan for a rn i n 1 -ware house storage facility and office building located at 2530 Magnolia Avenue in a GC-2, General Commercial Zoning District. Tax I D : 0 1-20-30-501 -0300- A an d 0 -20-30-0300-OOBO - Property Owner: Magnolia Partnership Representative: Sidney B. young ADVICE TO THE PUBLIC. If a person decides to appeal a decision made with respect to any ratter considered at the above meeting or hearing, he may need a verbatim record o f the proceedings including the testimony and evidence, which record is not provided by the City of Sanford FS 286.0105) Persons with disabilities reeding assistance to participate in any of these proceedings should contact the personnel office ADA Coordinator at 330 -5626, 48 hrs in advance of the meeting. MINUTES PLANNING AND ZONING COMMISSION MEETING OF AUGUST 7, 1997 7:00 P.M. CITY HALL, SANFORD, FLORIDA MEMBERS PRESENT: Jim Valerino Mac McClanahan Otto Garrett Ross Robert Ben Dyal MEMBERS ABSENT Helen Stairs - excused Lynn Stogner- excused James Hattaway Mike Skat- excused ,14"0: * *DD* F : 4 4T Jay Marder, Director of Planning and Development Marion Anderson, Recording Secretary Mr. Valerino called the meeting to order at 7:00 P.M. First on the Agenda was to hold ,a Public Hearing to consider a request to amend the Future Land Use Map of the Comprehensive Plan for property located at 4820 Paola Road (between C.R. 46A and Rinehart Road). The specific request is to change the land use designation from Low Density residential (LDR) and Medium Density Residential (MDR) to Residential, Office and Institutional (ROI). Tax Parcel Number: 32 -19 -30 -300- 0110 -0000; Property owner/ representative: Ira W. Southward, Trustee. Bill Burkett, Burkett Engineering, 250 N. orange Ave., Orlando, was present representing the property owners. He stated that the property is located between Twin Lakes and that they would be developing a class A development with typically 2 and 3 story units. Mr. Robert questioned whether this would be attached housing. Mr. Burkett stated that this is correct regarding the Class A apartments. The anticipated method of development is to have separate developments with separate entrances. Mr. Robert asked if this will be residential office and institutional or multi family. Mr. Marder stated that this is a comprehensive plan change and planned designation is called residential office and institutional. We also have a similar sounding zoning designation, RMOI, that can go together but don't have to go together and in this case it don't. The residential incorporates apartments. Mr. Dyal asked if the Commission was only looking at amending the future land use on this property for the Comprehensive Plan and not looping at a specific development. Mr. Marder stated that this is true. Mar. Dyal questioned Staff's recommendation regarding whether or not public facilities will be available. Mr. harder stated that this development will have to go through a coneurrency test at the actual time that the site plan is presented. It is anticipated, setforth, in the City of Sanford's /Seminole County's Joint Planning agreement that when this area is developed that it will be for multiple family development which is included in our Comprehensive Plan. Mr. McClanahan asked if Rinehart Road would meet concurrency traffic wise. Mr. Marder stated "yes ". Matt West, Lake Lary City Planner, stated that he is not for or against the request. Lake Mary became aware of this through an ad MINUTES PLANNING AND ZONING COMMISSION MEETING OF AUGUST 7, 1997 PAGE 2 in the paper. Lake Mary City Commission won't meet until next Thursday so he did not have an official position on this, however Lake Mary's Staff has some concerns. He stated that there are policies in every local government's comprehensive plan governing transitioning of densities and uses. Across on the southside of 46A is the Hills of Lake Mary that has a density of approximately 2.5 dwelling units per acre. This project is proposing as a maximum, possibly 20 dwelling units per acre. The City of Lake Mary is concerned that this may not be an adequate' transition. Mr. West stated that the current future land use for the property south of Twin Lakes and abutting 46A is medium density residential by the County's designation. This is more appropriate if the policies of the Comprehensive Plan are considered regarding transitioning residential densities. lair. West stated that he did contact the County to ask about the Joint Planning Agreement only because he read it differently than Mr. Marder. The Joint Planning Agreement references Area 9 and gives a general location as west of Upsala and north of County Road 46A. It then says that the land as referenced as Area 9 has a low density residential designation. It is silent as to whether the medium density portion should be changed. In reading this, you can interpret it as only the low density portion is recommended to be changed to high density. Mr. West stated, that County Staff that reviews this type of request is not prepared to make a statement or recommendation. Mr. Nest stated that the Joint Planning Agreement only supports that the low density portion which is north of Twin Lakes is what is being recommended for high density. Mr. McClanahan asked if under PD zoning, would the City have power to control portions that abut 46A. Mr. Marder stated that as part of the PD zoning you can require certain, reasonable restrictions, conditions, stipulations. Norman Bedard, 365 Silver Pine Drive, Lake Mary in the Hills of Lake Mary, was present for opposition. He stated that he has been on the Board of Directors of the Home - owners Association for the past four years and the past president for two years. He has just found out about this late Friday evening and has had no time to prepare. He asked that any movement on the request be delayed by two weeks so that neighbors could be informed of the request. There are 321 homes and none of the neighbors were notified. He stated that they have fought hard and long to make this subdivision what it is, a residential, single family home neighborhood. This development would essentially destroy the flavor of neighborhood. He stated that he would like to inform neighbors of the potential of what is going on. He feels that this is fast - tracking. Mr. harder stated that he believes the request will go to the City Commission on August 25th, then to the Department of Community Affairs which will take approximate 60 days, then back to the City. This request is several months down the road, a minimum of three months before final decision. Mr. Marder stated that he would strongly recommend to transmit to the City Commission. The City Commission will make the ultimate decision to transmit to the Department of Community Affairs. There is time for the neighbors to do ghat they have to do. The request is at a very general stage. Mr. Bedard requested that he receive a notice of the City Commission meeting concerning this request. Bob Foley, 752 Lake Como Drive, .Hills of Lake Mary, was present and in opposition to the request. He stated t at this development q p nt could possibly devalue most of the principle inn their property. He would prefer to see some type of transition that would ,Hove. the MINUTES PLANNING AND ZONING COMMISSION MEETING OF AUGUST 7, 1997 PAGE 3 property into a higher density with some commercial on the other side of Rinehart. He would like to see a transition so that apartments will not front 46A. Mr. McClanahan questioned the widening of 46. Mr. Marder stated that 46A will have two lanes running south. It will be split with the two existing lanes to be the east bound lanes. Chris Hendley, Hills of Lake Mary, was in opposition. He asked the commission to table this item until the City of Lake Mary has a chance to meet and come up with a position and give the residents of the Hills of Lake Mary a chance to meet. Mr. Burkett noted that this is a lengthy process. The City of Lake Mary will have a chance to come up with a position. Mr. McClanahan moved on. approval for discussion. Seconded by Mr. Robert. Mr. Robert questioned the office portion of the zoning and asked why is it and institutional needed since there is a multi family use to do what they want and allow flexibility. Mr. Marder stated that we do have a 20 unit high density residential designation. It is up to applicant to request what he wants. This process allows the City to look at zoning on a more detailed basis. Mr. McClanahan stated that regardless of what this Board does, the final decision does not lie within this Board's hands. A tabling of this tonight would postpone the eventuality which is a vote by the City Commission. All in favor. Motion carried. Next on the agenda was the hold a Public Hearing to consider a request for an amendment to the Southridge PD Planned Development Project Plan (Master Plan) amending permitted uses and adding an additional 1.67 acres to the planned development plan for property located at 5000 C.R. 46A. Tax Parcel Dumber: 32-19-30- 300 -0220- 0000; Property owner: Seminole Farms Trust IV- Representative; Ding Helie, Helie Planning Group. Steve Feinberg, 390 N. orange Ave., Orlando, and Steve Unger, King Helie Planning Group, 6937 Hudson Ave., Hudson, were present for representation. Mr. Feinberg stated that they are requesting to add 1.67 acres to already zoned PD property. They purchased this piece from DOT and it is a commercially developable piece. There are major changes in the surrounding area that warrants the requested amendment; 1) the announced-construction of SR 46A and the I4 interchange, 2) the planned four laving of SR 46A, 3) the planned construction of the 14 Greenway and Expressway Interchange, 4) the opening of Seminole Towne Center Mall, and 5) planned improvements to Rinehart Road and SR 46A down to Lake Mary Blvd. The proposed amendment includes a number of land use changes. Under the old PD, it has been determined that this is not a big enough piece of property to make a multi family site work. They have tried to expand the number of permitted uses all of which are in the comp Plan and are encouraged and permitted in the 14 high density area. Mr. Feinberg stated that an application for annexation has been filed for that newly acquired parcel. Traffic studies have been completed and submitted to the planning office and they have reviewed Staff's recommendations and would like to change Paragraph 6B, which states "all outside storage and /or display of merchandise shall be permitted by conditional use approval of the Planning and Zoning Commission". to insure that this does not ,include automobile and truck display. Mr. Marder stated that the zoning ordinance excludes auto and trucks from the term outdoor display. Mr. Feinberg stated that another request deals with Paragraph 6C, the condition relating to "automotive and similar vehicular repair and service facilities shall be sited so that drive bays, overhead doors and other similar openings to service areas shall not face MINUTES PLANNING AND ZONING COMMISSION MEETING OF AUGUST 7, 1997 PAGE 4 Rinehart Road ". He requested that the phrase "sited to the extent possible" be inserted. Mr. McClanahan asked if the Commission could take definitive action on a parcel that has not been annexed. Mr Marder stated that the Commission is not taking final action. This Commission is making a recommendation to the City Commission. The City Commission will not be in a position to take final action unless and until it is annexed. Mr. McClanahan requested a legal opinion from the City Attorney because he cannot see how this Commission can act on a request such as this. Mr. Dyal asked Mr Marder for his opinion on Mr. Feinberg' s request to change Item 6c to be sited to the extent possible. Mr. harder stated that they have a blank site with plenty of room and they could basically construct in a way that would be much more aesthetically appropriate to do it. Mr. Robert moved for approval per Staff's recommendations as presented. Seconded by Mr. Dyal. All in favor. Motion carried. On the Addendum to the Agenda was to was the consideration of the Site Plan for a mini warehouse storage facility and office building located at 2530 Magnolia Avenue in a GC - 2, General Commercial Zoning District. Tax ID: 01 20 - 501 0300 - OOAO and 01 - OOBO; Property owner: Magnolia Partnership; Representative: Sidney B. Young. Danny Lee, N. Poplar Ave., stated that they hare reviewed Staff's recommendations and that they are fine. He stated that they are applying for a variance for fencing in the frontyard setbacks mainly for security. Mr. Garrett moved on approval. Seconded by Mr. McClanahan. All in favor. Motion carried. Next was the consideration of the Final Plat for Rose Hill Subdivision, a 69 lot single family residential subdivision located at 1 Rose Hill Trail (S. Sanford Avenue) in a SR -1, Single Family Residential Zoning District. Tax Parcel Number: 18-20-31- 300 - 006B- 0000 Property Owner: Sala Inc. of Florida - Houshang Sabeti, President; Representative: Merwan Naime, P.E. Mr. Dyal moved to table due to lack of representation. Seconded by Mr. Robert. All in favor. Motion carried. The next item on the Agenda was to consider the Site Plan for a proposed building and parking lot expansion for Mars mill Seventh Day Adventist Church located at 800 E. 2nd Street in a RMOI, Multiple Family Residential, office, Institutional Zoning District. Tax Parcel No.: 30- 19- 31- 300- 0030 -0000; Property owner: Mars Hill Seventh Daly Adventist Church; Representative: Vasant (Omar) Shere. Mr. McClanahan moved to table due to lack of representation. Seconded by Mr. Dyal. All in favor. Motion carried. Mr. Robert moved to approve the Minutes of both July 3, and July 17, 1997. Seconded by Mr. McClanahan. All in favor. There being no further business, the Imeeting adjourned at 8 :35p.m. . vo_x� J es Valerino, Vice Chairman r� I I LL From the Director of Planning and Developmeny August 1, 1997 TO: City of Sanford Planning and Zoning Commission SUBJECT: Recommendations for Meeting of August 7, 1997 SOUTHWARD/TWIN LAKES - COMPREHENSIVE PLAN AMENDMENT - Request to amend the Future Land Use Plan Map of the Future Land Use Element of the City of Sanford Comprehensive Plan from Low Density Residential and Medium Density Residential (Seminole County Future Land Use Map) to Residential /Office /Institutional for 50 acres located between County Road 46A/Paola Road, Rinehart Road, Interstate 4 and Oregon Avenue. Existing Land Use of Site The fifty acre site was recently annexed into the City of Sanford. The site is basically vacant at the present time. Approximately five acres of the site includes portions of two lakes known as Twin Lakes. Future Land Use Designations The northern half of the site is presently designated Low Density Residential on the Seminole County Future Land Use Plan Map which permits up to 4 dwelling units per acre. The southern half of the property is designated Medium Density Residential on the Seminole County Future Land Use Plan Map which permits up to 10 dwelling units per acre. The applicant requests that the entire site be designated Residential /Office /Institutional which permits residential development with a maximum density of 20 dwelling units per acre and office development with a maximum floor- area -ratio of .35. Potential development with the county's land use designations were calculated by halving the property and multiplying the densities to provide for up to 350 dwelling units. Seminole County's Future Land Use Map does not depict lake /wetlands area for the site. The City's ROI designation would provide for up to 900 dwelling units for a potential net increase of 550 dwelling units. For the purpose of this Comprehensive Plan Amendment, the analysis of development impact shall be based upon maximum increased residential impact because the applicant has indicated that multiple family Planning Recommendations - Page 1 residential development will be the primary use. The existing land use density /intensity allowing up to 350 dwelling units is assumed to be planned for in an appropriate and adequate manner within the context of City and County respective public facilities and services elements. Adjacent Land Use Compatibility The site borders the City of Sanford's 1 -4 High Intensity Area and Seminole County's High Intensity Planned Area, both of which provide for a 1.0 FAR (Floor Area Ratio) for commercial development,.50 FAR for industrial development and up to 50 dwelling units per acre for residential use. Such areas include Seminole Towne Center, a regional mall, located approximately one half mile to the north of the site. The City of Sanford /Seminole County Joint Planning Agreement adopted in 1991 specifically addresses the unincorporated area encompassing the site under the heading "Recommendations for Future Comprehensive Plan Amendments" which recommends "High Density Residential north and west of Twin Lakes along the Rinehart Road extension adjacent to Higher Intensity Planned District area." To the south and east, existing single family residential development designated Low Density Residential on the City of Sanford's and the City of Lake Mary's Future Land Use Plan Maps are located in close proximity to the site. The site is separated from such residential development to the south by CR 46A. The site is separated from single family development to the east by undeveloped parcels fronting CR 46A which are designated Medium Density Residential in the Seminole County plan. A vacant parcel designated Commercial on Lake Mary's Future Land Use Plan Map is located immediately south of the site. Vacant land located south of Oregon Avenue and generally to the east of the northerly portion of the site is designated Low Density Residential in the Seminole County plan. In general, the site is located in a rapidly developing area around Interstate 4. Several developments of regional impact are developing in the general area including but not limited to a regional shopping mall, a regional postal facility and several million square feet of office, high technology manufacturing, regional /national headquarter facilities, industrial facilities and regional commercial developments. At the date of this writing, the closest significant multiple family development to the regional mall was under construction on Rinehart Road in the City of Lake Mary, approximately one half mile south of CR 46A. Transportation Impacts At eight trips per day per dwelling unit for multiple family development, the potential increase would result in approximately 4,400 trips per day more than the existing Seminole County designations would allow. The site fronts County Road 46A/Paola Road, which is currently a two -lane, county - maintained facility. CR 46A is in the process of being reconstructed to a four -lane facility as funded for FY 96197. The 1995196 traffic count on CR 46A is 11,137 average daily trips. The road's capacity upon four - laning is anticipated to be 34,000 ADT's at a level of service "E." Planning Recommendations - Page 2 The site also fronts Rinehart Road which is a four -lane, county- maintained facility. Rinehart Road has a capacity of approximately 34,000 trips per day at a level of service "E." Its 1995196 traffic count was 12,972 ADT. Nearby Interchanges Less than one half mile west of the site, an interchange with Interstate 4 and CR 46A will be under construction in 1998. Also, an interchange with the Eastern Beltway /Greenaway will be located approximately one half mile northeast of the site on Rinehart Road. Other Public Facilities and Services Impact (Based on City of Sanford Concurrency Management System, Project Review Criteria) Water and Sewer. The site is located within the City of Sanford's Urban Service Area pursuant to interlocal agreement between the City of Sanford and Seminole County. Sanitary sewer capacity needs will be 213, 444 GPD (gallons per day) based on 147 gallons per capita per day, 2.64 persons per dwelling unit and 550 additional dwelling units beyond the maximum number that would already be allowed with existing land use designations. Current available capacity that is uncommitted is 1.4 MGD (million gallons per day). Potable Water capacity needs will be 233,772 GPD based on 161 gallons per day per capita, 2.64 persons per dwelling unit and 550 additional dwelling units beyond the maximum number that would already be allowed with existing land use designations. Current potable water service available is approximately 5.5 MGD. Solid Waste. Seminole County's landfill has available capacity for up to twenty years. Available capacity is over 300,000 tons per year. The impact upon solid waste disposal capacity from 550 additional dwelling units would be 4,342 additional pounds of solid waste per day (based on 2.99 pounds per capita per day). Stormwater. Drainage must adhere to the City's 25 year, 96 hour level of service unless a positive out -fall is provided. Parks. Impact upon park acreage would be 4.4 acres based on 1452 persons and 2 acres of neighborhood park per 1,000 persons and 1 acre of community park per 1,000 persons. Currently there are adequate park lands for over 56,000 persons. The City's population is approximately 36,000 persons. Additional committed capacity includes approximately 10,000 persons. Recommendation The request to amend the Future Land Use Plan Map of the Comprehensive Plan from Low Density Residential and Medium Density Residential to Residential /Office /Institutional should be approved based on the following: • The proposed land use designation was anticipated in the Joint Planning Agreement between the City and the County as providing a reasonable transition between high intensity land use areas and nearby low density residential land uses; Planning Recommendations - Page 3 • Multiple family residential uses at twenty dwelling units per acre represent an appropriate and desirable use for such sites that have access to two major four - laned roads and are located in close proximity to regional shopping facilities, major employment areas and other major transportation facilities; • While the impact of development will need to be evaluated prior to actual construction, it appears that public facilities and services will be available with sufficient capacities to accommodate the additional impact of the proposed increase in development intensity. SOUTHRIDGE PLANNED DEVELOPMENT AMENDMENT - REZONE - Request to amend the Southridge PD, Planned Development Master Plan located on Rinehart Road north of County Road 46A and south of Towne Center Boulevard. The site is Zoned PD, Planned Development and contains approximately 31 acres. The approved Master Plan includes the following proposed development: 275 hotel rooms, 80,000 square feet commercial, 20,000 square feet office /medical and 175 multiple family dwelling units. The project was originally approved by the City Commission on December 16, 1990 with a condition that if construction had not commenced within five years, the property would revert to AG, Agricultural Zoning unless the approval was extended by the City. In 1995 the City granted an extension of the approval date for the Southridge Planned Development. 2. The applicant proposes to change the permitted uses to allow the following: hotel /motel, business and professional office, retail sales and service, restaurant, warehousing, wholesale and storage (non - hazardous indoors), manufacturing (non- hazardous indoors), automotive dealer sales, automobile and truck repair, automotive and truck rental, drive -in restaurant, funeral home and /or crematory, gasoline service station, convenience store with gasoline sales and mini storage. Maximum square footage is set forth at 288,506. The proposed uses are consistent with land use definitions contained in the City of Sanford Land Development Regulations, Schedule A, Land Use Classifications. The combination of uses are similar to uses set forth in the GC- 2, General Commercial Zoning District. 3. The applicant proposes to add a 1.689 acre tract undergoing annexation at the date of this writing. It is designated HIP, High Intensity Planned in the Seminole County Comprehensive Plan. It is consistent with and equivalent to the City of Sanford 1 -4 High Intensity designation. Pursuant to the City of Sanford /Seminole County Joint Planning Agreement, when the property is annexed, the City may rezone and otherwise regulate in a manner that is consistent with the County plan without amending the City's plan. Eventually, the City will amend its plan to include the site with other annexed properties. 4. At the present time there are no automobile dealer sales facilities located in the immediate area of Rinehart Road. Automotive repair and service facilities are Planning Recommendations - Page 4 located at Seminole Towne Center mall, approximately one half mile from the site. At the date of this writing, a large automotive dealer was nearing completion at the southwest corner of Interstate 4 and State Road 46. Question is one of policy regarding whether to permit such uses in the immediate area. 5. The Southridge Planned Development Master Plan, revised July 25, 1997, includes data related to public facility and service impact. In addition, the applicant has provided information which is incorporated into the application related to traffic impacts and Development of Regional Impact threshold calculations. Such data is consistent with previous approvals. Each increment of development will be reviewed for concurrency upon submittal of site plan and/or subdivision plan applications. 6. Recommend approval of the request to amend the Southridge Planned Development Master Plan based on similarity with most existing permitted uses and, regarding automobile dealer sales, the regional nature and high visibility from Interstate 4 of the area and location. The following stipulations and conditions are recommended: a. Development shall comply with information and notes depicted on the Southridge Planned Development Master Plan, revised .July 27, 1997 and with supplementary materials submitted with the Planned Development Project application. b. All outdoor storage and/or display of merchandise shall be permitted by conditional use approval of the Planning and Zoning Commission. C. Automotive and similar vehicular repair and service facilities shall be sited so that drive bays, overhead doors and other similar openings to service areas shall not face Rinehart Road. Planning Recommendations - Page 5