4478 Comp Plan Amdmt 2305 North Beardall Ave.Ordinance No. 4478
An Ordinance of the City of Sanford, Florida amending
the City of Sanford Comprehensive Plan, as previously
amended; providing for amendment of the Future Land
Use Map of the Future Land Use Element of the City of
Sanford Comprehensive Plan relative to certain real
property, approximately 34.26 acres (Tax Parcel
Identification Number 33-19-31-300-1320-0000),
addressed as 2305 North Beardall Avenue, and
described in this Ordinance from 1, Industrial, to GC,
General Commercial; providing for legislative findings
and intent; providing for assignment of the land use
designation for the property; providing for severability;
providing for ratification of prior acts of the City;
providing for conflicts; providing for codification and
directions to the Code codifier and providing for an
effective date.
Whereas, the real property which is the subject of this Ordinance is
approximately 34.26 acres in size and is located at 2305 North Beardall Avenue; and
Whereas, the real property which is the subject of this Ordinance is located at
the corner of North Beardall Avenue and East State Road 46 with a project address of
2305 North Beardall Avenue; and
Whereas, the real property which is the subject of this Ordinance, and the
pertinent applications therefor, currently has been assigned the I, Industrial, land use
designation; and
Whereas, the property owner of the property which is the subject of this
Ordinance is HDM Holdings, LLC, a Florida limited liability company, whose managing
member is Hunter Douglas Metals LLC, a Delaware limited liability company, whose
authorized persons are Jason Van Volkenburgh (Assistant Secretary) and Hunter
Douglas Fabrication Company (Member) both of Pearl River, New York; and
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Whereas the applicant is Dwight Saathoff of American Land Investments of
Cameron Avenue, LLC , a Florida limited liability company, whose managing member is
American Land Investments Of Central Florida, LLC, whose members are Mr. Saathoff
and Robert Ziatkiss; and
Whereas, a Citizen Awareness and Participation Plan (CAPP) meeting the
adhering to the requirements of the City has been submitted to the City and that
meeting was held on March 28, 2018 with 17 property owners attending none of whom
expressed concern for the proposed development; and
Whereas, the City of Sanford's Planning and Zoning Commission, as the
City's local planning agency, held a public hearing on September 6, 2018 to consider
amending the Future Land Use Map of the Future Land Use Element of the City of
Sanford Comprehensive Plan and recommended approval of the proposed Future Land
Use Map amendment to the Comprehensive Plan for the subject property as requested
by the property owner; and
Whereas, Section 163.3187, Florida Statutes, relates to the amendment of
adopted local government comprehensive plans and sets forth certain requirements
relating to small scale amendments and which are related to proposed small scale
development activities and provides, among other things, that such amendments may
be approved without regard to statutory limits on the frequency of consideration of
amendments to the City of Sanford Comprehensive Plan; and
Whereas, the City of Sanford has complied with all requirements and
procedures of Florida law in processing this amendment to the City of Sanford
Comprehensive Plan including, but not limited to, Section 163.3187, Florida Statutes.
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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 the City staff report and City Commission agenda
memorandum relating to the application relating to the proposed amendment to the City
of Sanford Comprehensive Plan pertaining to the subject property which include the
following determinations:
(1). The I, Industrial, future land use designation allows for
manufacturing, assembling and distribution activities; warehousing ,
and storage activities; and other similar land uses while areas
assigned the GC, General Commercial; future land use designation
are designated for purposes of accommodating community -oriented
retail sales and services; highway -oriented sales and services; and
other general commercial activities and within which multi -Family
residential is encouraged as a secondary use to foster sustainable,
mixed-use developments that reduces vehicle miles traveled and
foster a walkable community.
(2). The Midway neighborhood. Midway is located to the west
of the subject property and is a census -designated place and an
unincorporated area in Seminole County. The community of Midway
had not been included in the 2010 census, however, the population
of Midway in the 2000 census was 1,714 persons and 583
households. This community dates back to 1935 and has continued
3
to develop over the years. To the north and east of the subject site is
the Cameron Heights Planned Unit Development (PUD) which is an
assemblage of approximately 28 parcels totaling 267 acres which
was approved by Seminole County for a mixed-use PUD called
Cameron Heights, now known as Riverbend.
(3). The subject property is appropriate for future commercial
development. The east side of the City is considered a future growth
area. The subject property has good commercial possibilities due to
its proximity to East State Road 46, the Orlando -Sanford
International Airport and the Cameron Heights PUD.
(b). The City of Sanford has complied with all requirements and procedures of
Florida law in processing and advertising this Ordinance.
(c). This Ordinance is internally consistent with the goals, objectives and
policies of the Comprehensive Plan of the City of Sanford and the proposed
Comprehensive Plan amendment does not trigger any urban indicators and adoption of
this amendment will discourage the proliferation of urban sprawl within the City of
Sanford.
(d). Public services are available to the real property which is the subject of
this Ordinance.
(e). The proposed development of the real property which is the subject of this
Ordinance is planned to be a single family residential subdivision.
(f). The exhibits to this Ordinance are incorporated herein as if fully set forth
herein verbatim.
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Section 2. Amendment to Future Land Use Map.
(a). The Future Land Use Plan Element of the Comprehensive Plan of the City
of Sanford and the City's Future Land Use Map is hereby amended by changing the
land use designation from 1, Industrial, to GC, General Commercial, with regard to the
real property which is the subject of this Ordinance as set forth herein.
(b). The property which is the subject of this Comprehensive Plan amendment
is described as follows:
The Southwest'/4 of the Southeast 1/4 West of railway less the East 450
feet of the South 387.2 feet and road right-of-way), Section 33, Township
19 South, Range 31 East, Seminole County, Florida.
Section 3. Implementing Administrative Actions. The City Manager,
or designee, is hereby authorized to implement the provisions of this Ordinance as
deemed appropriate and warranted.
Section 4. Ratification Of Prior Actions. The prior actions of the City
Commission and its agencies in enacting and causing amendments to the
Comprehensive Plan of the City of Sanford, as well as the implementation thereof, are
hereby ratified and affirmed.
Section 5. Severability. If any section, sentence, phrase, word, or
portion of this Ordinance proves to be invalid, unlawful or unconstitutional, it shall not
be held to impair the validity or effect of any other action or part of this Ordinance.
Section 6. Conflicts. All ordinances or parts of ordinances in conflict
herewith are hereby repealed.
Section 7. Codification/Instructions to Code Codifier. It is the intention of
the City Commission of the City of Sanford, Florida, and it is hereby ordained that the
5
provisions of this Ordinance shall become and be made a part of the codified version of
the City of Sanford Comprehensive Plan and/or the Code of Ordinances of the City of
Sanford, Florida in terms of amending the Future Land Use Map of the City.
Section 8. Effective Date. The small scale Comprehensive Plan
amendment set forth herein shall not become effective, in accordance with Section
163.3187(5)(c), Florida Statutes, until 31 days after the enactment of this Ordinance. If
challenged within 30 days after enactment, the small scale amendment set forth in this
Ordinance shall not become effective until the State land planning agency or the
Administration Commission, respectively, issues a final order determining that the
subject small scale amendment is in compliance with controlling State law; provided,
however, that this Ordinance shall not take effect until the annexation ordinance
annexing the property that is the subject of this Ordinance is final.
Passed and adopted this 10th day of December, 2018.
Attest:
Traci Houchin, City Clerk
0
Approved as to form and legality:
William L. Colbert, Esquire
City Attorney
City Commis in of the City of
Sanford, Flori
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x''5'1 61-
Requested Action:
Proposed Use:
Project Address:
PROJECT INFORMATION -- 2305 N. BEARDALL AVENUE
COMPREHENSIVE PLAN AMENDMENT
Current Future Land Use:
Proposed Future Land Use
Current Zoning:
Proposed Zoning:
Existing Land Use:
Legal Description:
Tax Parcel Numbers:
Site Area:
Property Owners:
A Comprehensive Plan Amendment to change the future land use map designation
for 34.26 acres from I, Industrial to GC, General Commercial
Commercial and Residential
2305 N. Berdall Avenue
I, Industrial
GC, General Commercial
PD, Planned Development
PD, Planned Development
Agricultural - Vacant
SEC 33 TWP 19S RGE 3 1 E SW 1/4 OF SE 1/4 W OF RY (LESS E 450 FT OF S
387.2 FT + RDS)
33-19-31-300-1320-0000
34.26 Acres
HDM Holdings, LLC
915 W 175`h Street
Homewood, Illinois 60430
Applicant/Agent: American Land Investments of Central Florida, LLC
Dwight Saathoff
7575 Dr. Phillips Blvd, STE 265
Orlando, Florida 32819
Phone: 407.730.9916
Email: dwight@pfdilc.net
CAPP Meeting: The applicant held a CAPP meeting on Wednesday, March 28, 2018
Commission District: District 1 — Commissioner Art Woodruff
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.
Current Future Land Use: I, Industrial
Proposed Future Land Use GC, General Commercial
Existing Land Use: Agricultural - Vacant
Surrounding Uses and Zoning:
Uses
North Agricultural (Seminole
County)
Warehouse -Distribution &
Storage (Seminole County),
Open Storage (Seminole
South County), Electric Sub -station
(Seminole County), Used Car
Sales, Light Manufacturing
and Warehouse -Distribution
& Storage
East Agricultural (Seminole
County) and Vacant School
(Seminole County)
Single Family Residential
(Seminole County), Vacant —
West General Commercial, Light
Manufacturing, Warehouse -
Distribution & Storage, Bar
(Seminole County)
CONCURRENCY
Zoning
PD, Planned Development (Seminole County)
C-3, General Commercial & Wholesale (Seminole County),
A-1, Agricultural (Seminole County), GC -2, General Commercial and
RI -1, Restricted Industrial
A-1, Agricultural (Seminole County) and PD, Planned Development
(Seminole County)
C-1, Retail Commercial (Seminole County), RI -1, Restricted Industrial,
GC -2, General Commercial and C-3, General Commercial & Wholesale
(Seminole County)
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. An assessment will be made
at the development review stage.
LOS Standard Facility Capacity**
Potable Water: 144 gal/capita/day 9.02 MGD (CUP Capacity)
Sanitary Sewer: 132 gal/capita/day 9.3 MGD
Solid Waste: 2.46 lbs/capita/day 21.5 million tons
The proposed overall demand of the project will be determined at the time of Engineering Plan Review.
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 I2 -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)
T:\Development Review\03-Land Development\2018\2305 Beardall Avenue -Mixed Use\Comp Plan AmenclTroject info Sheet - 2305 N. Beardall Ave - CPA.doc
City of Sanford Plan r 1
Site: 2305 Beardall Avenue
Parcel No: 33-19-31-300-1320-0000
Proposed Future Land Use: GC - General Commercial
34.26 Acres
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KNOW ALL MEN BY THESE PRESENTS:
THAT HDM Holdings, LLC is the owner of the following parcel of zeal property (the
"Property"):
33-19-31-300-1320-0000
I have made, constituted and appointed and by these presents do make, constitute and
appoint Dwight D. SaathA of Orange County, Florida, as my agent in order to execute, submit
and process applications for governmental plans, permits and approvals necessary for the
entitlement, development and use of the Property; said plans, permits and approvals to include,
but not be limited to, comprehensive plan amendments, rezoning, preliminary subdivision plans,
engineering plans, concurrency or other public facility capacity requests, and any and all other
land use, development and permitting matters of any and all types associated with the planning
and development of the Property (collectively, the "Permitting").
I hereby give and grant unto the agent the authority to do and perform all and every act
and thing whatsoever requisite and necessary to effectuate the Permitting.
Remainder of Page Intentionally Blank — Signatures Begin on Page 2 '
Author ion — HDM Holdings
IN WITNESS WHEREOF, I have hereunto set my hand and seal this A day of
2016.
HDM Holdings, LLC
a Florida limited liability company
La
COUNTY OF PQWIA.
Hunter Douglas Metals, LLC
a Florida limited liability company,
ManaE
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The foregoing instrument was acknowledged before me this 10 day of MAPA P
200, by kc)hgaz A. 5jqjA and Said person (check one) at is
personally known to me or c3 produced as
identification.
OFFICIAL SEAL
SANDRA D "NSON
NOTARY MIC - STATE OF UMS
My CWMISSM EVIRESQW119
Auftrintion — HDM Holdings
Print Name: 5A4pga -6 To6rw�
Notary Public, State of jAim4poo
Commission No.:
My Commission Expires: 2-1-101
2
! 1 •
Sanford, FL 32771
Comprehensive Plan Amendment
Justification Report
March 2018
Prepared by
American Land Investments of Cameron Avenue, LLC
7575 Dr. Phillips Blvd. Suite 265
Orlando, FL 32819
American Land investments of Central Florida, LLC
7575 Dr. Phillips Blvd. Suite 265
Orlando, FL 32819
2305 N Beardall Avenue
Comprehensive Plan Amendment
Table of Contents
1.1
Site Location
1.2
Site Characteristics
1.3
Current Use
1.4
Adjacent Land Uses
1.S
Proposed FLU Amendment
1.6
Comprehensive Plan Consistency
List of Exhibits
• Location Map — Exhibit I
• Existing City of Sanford Future Land Use Map — Exhibit 2
• Soils Map — Exhibit 3
• FEMA Map — Exhibit 4
American Land Investments of Central Florida, LLC
7575 Dr. Phillips Blvd. Suite 265
Orlando, Fl. 32819
2305 N Beardall Avenue
Comprehensive Plan Amendment
1.1 Site Location:
The subject site (parcel ID: 33-19-31-300-1320-0000) is an approximately 34.26 acre site
located in the City of Sanford, Seminole County, Florida. The site address is 2305 N
Beardall Avenue, located at the northeast corner of Beardall Avenue and SR 46. See
Exhibit 1.
1.2 Site Characteristics:
The subject site occurs at an elevation between +20 and +25 feet above National Geodetic
Vertical Datum of 1929 (NGVD). In general, it would appear the site slopes north,
northeast and east towards areas associated with Indian Mound Slough and The Saint
Johns River.
FEMA Map #12117C0090F shows the site is within Flood Zone X: areas of .2% chance
flood; areas of 1% annual chance flood with average depths of less than 1 foot or with
drainage areas less than 1 square mile; and areas protected by levees from 1% annual
chance flood. See Exhibit 4.
The entire property is considered uplands classified as Fallow Crop Land. No
wetland/surface water land use types/vegetative communities were identified on the
subject property. The property includes Basinger and Delray fine sand and St. Johns and
EauGallie fine sand. See Exhibit 3.
1.3 Current Use:
The current use of the site is vacant land with an agricultural use shed/pole barn, three
(3) drying silos and portions of a dilapidated warehouse building. The existing Future
Land Use (FLU) for the subject site is Industrial (1). See Exhibit 2. The property owner's
business is to trade scrap metals.
1.4 Adiacent Land Uses:
The east border of the subject site is adjacent to Galileo School for Gifted Learning and a
Seminole County residential planned development known as Riverbend.
The north border of the subject site is adjacent to the residential planned development
known as Riverbend.
American Land Investments of Central Florida, LLC
7575 Dr. Phillips Blvd. Suite 265
Orlando, FL 32819
The west border of the subject site is adjacent to a residential development dating back
at least 90 years as well as light industrial use.
The south border of the subject site abuts SR 46 with commercial and light industrial
use.
1.5 Proposed FLU Amendment:
This application is to amend the current FLUM designation on the subject site from
Industrial (1) to General Commercial (GC). GC use permits PD zoning that would allow
for commercial use fronting SR 46 and residential use adjacent to the surrounding
residential development. The request to amend the FLU from I to GC is consistent with
the current, evolving character of the area.
1.6 Comprehensive Plan Consistency:
This application is consistent with the following policies from the City of Sanford's
Comprehensive Plan:
Obiective 1-1.1: Implement the Future Land Use Map Series. The City shall adopt and
implement the Future Land Use Map (FLUM) series in the Future Land Use Element
goals of the Comprehensive Plan.... The Future Land Use Map includes the land use
categories with corresponding densities and intensities and which are further
implemented through the City's Land Development Regulations (LDR). The City shall not
approve land use amendments, zoning changes, or development in conflict with these
densities and intensities. The LDRs shall encourage the use of innovative development
techniques to achieve a mix of uses, where appropriate. The following future land use
categories are contained on the City's FLUM:....
Response: The applicant seeks to amend the existing FLUM to GC in order to be
consistent with the adjacent properties to the northwest, north and east. The
subject site is in close proximity to residential development and seeks approvals
for mixed use to include residential use compatible with the adjacent
residential use.
Policy 1-1.1.1: Maintain Consistency of Future Land Use Map and Related Policies. The
Future Land Use Map and related policies, definitions of land use designations and
qualitative standards shall be applied in allocating future land uses. All developments
are subject to the City's Concurrency Management system. In addition to the evaluation
American Land Investments of Central Florida, LLC
7575 Dr. Phillips Blvd. Suite 265
Orlando, FL 32819
criteria, which pertain to capital improvements, the City shall evaluate amendments to
the Future Land Use Map for consistency with the following criteria:
1. The amendment shall be consistent with the State Comprehensive Plan
(Chapter 187, F.S.) and the Growth Policy Act (Chapter 163 F.S.);
Response: The application is consistent with the State's Comprehensive
Plan chapter 187.
2. The amendment shall be consistent with all elements of the City
Comprehensive Plan;
Response: The amendment is consistent with the City of Sanford's
Comprehensive Plan.
3. Public facilities and services shall be available concurrent with development
of the site.
Response: Public facilities and services shall be available to the site
concurrent with the development of the site. The applicant will work
with the City of Sanford during the PD Rezoning process to assure
adequate public facilities such as water, wastewater, stormwater
management and solid waste are available to the site consistent with the
City's Comprehensive Plan.
4. There have been changes in population, land use or economic development
trends and/or projections that warrant a change in the future land use
designation.
Response: The existing land uses of residential to northwest, north and
east are establishing a new economic development trend in this area.
The existing land use of Industrial is not compatible with the surrounding
residential use.
5. There have been sufficient changes in the character of the area or adjacent
lands to warrant a different land use designation;
Response: The adjacent Seminole County residential Planned
Development known as Riverbend has been approved since 2005 and
began development in 2017. The adjacent Galileo School of Gifted
Learning opened in 2017. The proposed mixed use will be compatible
with the adjacent residential and school use and will provide commercial
uses needed for the new homes In the area.
American Land Investments of Central Florida, LLC
7575 Dr. Phillips Blvd. Suite 265
Orlando, FL 32819
6. The proposed future land use designation and Its allowable uses are
compatible with surrounding land use designations and with the preferred
growth and development pattern of the City as evidenced by land use
policies in the Comprehensive Plan.
Response: The proposed FLU of GC and its allowable uses are
compatible with the adjacent land use designations. The GC land use will
be located in a highly accessible area adjacent to a major thoroughfare as
required by the Comprehensive Plan.
7. The land shall be capable of supporting development allowed under the
proposed future land use designation as evidenced by the presence or
absence on the site of soil types suitable for development, vegetative
habitats, wetlands, wetland protection zones or flood -prone areas, well field
protection zones, wildlife habitats, archaeological, historical or cultural
resources;
Response; The soils on the subject site consist of Basinger and Delray
fine sand and St. Johns and EauGallie fine sand suitable for development.
The entire site is considered uplands classified as Fallow Crop Land. No
wetland/surface water land use types/vegetative communities were
identified on the subject property.
8. The proposed amendment will create a demonstrated benefit to the City and
enhance the character of the community.
Response: Developing the subject site under the proposed GC
designation as a commercial and residential project will likely retain
about the same assessed value profile as an industrial project built
pursuant to the existing Industrial designation (commercial property
typically having a higher assessed value than Industrial). Further, the
residential use is much more compatible with the existing, adjacent
residential uses and zoning than an Industrial use so development under
the GC designation will not devalue such adjacent residential the way
Industrial would. The character of the community will be enhanced by
offering housing with retail sales and services to support residents in the
area.
9. If the amendment increases the density or intensity of use, the applicant
shall demonstrate that there is a need for increase in the near planning
future (10 years).
American Land Investments of Central Florida, LLC
7575 Dr. Phillips Blvd. Suite 265
Orlando, FL 32819
Response: The density and intensity of the existing Industrial FLU is
greater than the proposed density and intensity of the proposed GC FLU.
American Land Investments of Central Florida, LLC
7575 Dr. Phillips Blvd. Suite 265
Orlando, FL 32819
American Land Investments of Central Florida, LLC
7575 Dr. Phillips Blvd. Suite 265
Orlando, FL 32819
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American Land Investments of Central Florida, LLC
7575 Dr. Phillips Blvd. Suite 265
Orlando, FL 32819
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American Land Investments of Central Florida, LLC
7575 Dr. Phillips Blvd. Suite 265
Orlando, FL 32819
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American Land Investments of Central Florida, LLC
7575 Dr, Phillips Blvd. Suite 265
Orlando, FL 32819
WS RM
CITY OF Item No.
SkNFORD
"F
FLORIDA
CITY COMMISSION MEMORANDUM 18.257
DECEMBER 10, 2018
TO: Honorable Mayor and Members of the City Commission
PREPARED BY: Jordan Smith, AICP, PP — Senior Planner
SUBMITTED BY: Norton N. Bonaparte, Jr., City Manager
SUBJECT: Future Land Use Amendment request to cha ge 34.26 acres at 2305 N.
Beardall Ave from I, Industrial to GC, Ge ral Commercial
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 future land use designation from I, Industrial to GC, General Commercial
for 34.26 acres with a project address of 2305 N. Beardall Avenue has been received.
The property owners are HDM Holdings, LLC. The applicant is Dwight Saathoff of American
Land Investments of Cameron Avenue, LLC, who was responsible for completing the required
CAPP meeting.
The Affidavit of Ownership and Designation of Agent form is attached and additional information
is available in order to ensure that all potential conflicts of interest are capable of being discerned.
FISCALISTAFFING STATEMENT:
According to the Property Appraiser's records, the subject property is vacant.
Based on the 2017 property tax roll of Seminole County, the parcel has an assessed value of
$2,181,572. The total tax bill for the parcel in 2017 was $41,540.40.
Changing the Future Land Use of the property to GC, General Commercial will generate ad
valorem and utility revenues for the City as well as having an impact on public facilities and
services.
BACKGROUND:
The applicant is requesting to amend the future land use designation of I, Industrial to GC, General
Commercial for 34.26 acres located at the corner of N. Beardall Avenue and East SR 46 with a
project address of 2305 N. Beardall Avenue. The Industrial Future Land Use designation allows
for manufacturing, assembling and distribution activities; warehousing and storage activities; and
other similar land uses. The General Commercial (GC) areas are designated for purposes of
accommodating community -oriented retail sales and services; highway -oriented sales and
services; and other general commercial activities. Multi -Family residential is encouraged as a
secondary use to foster sustainable, mixed-use developments that reduces vehicle miles traveled
and foster a walkable community.
To the west of the subject site is the Midway neighborhood. Midway is a census -designated area
and is in unincorporated Seminole County. The community of Midway was not included in the
2010 census, however, the population of Midway in the 2000 census was 1,714 persons and 583
households. This community dates back to 1935 and has continued to develop over the years. To
the north and east of the subject site is the Cameron Heights Planned Unit Development (PUD).
Cameron Heights is an assemblage of approximately 28 parcels totaling 267 acres which was
approved by Seminole County for a mixed-use PUD called Cameron Heights, now known as
Riverbend.
The subject area is appropriate for future commercial development. The east side of Sanford is
considered a future growth area of the community. The subject property has good commercial
possibilities due to its proximity to E. SR 46, Orlando -Sanford International Airport and the
Cameron Heights Planned Unit Development.
City of Sanford Comprehensive Plan
Development within the General Commercial future land use designation shall consist of land for:
1) residential/office/and institutional mixed uses; 2) neighborhood commercial development; 3)
general commercial development; and 4) central business district development and redevelopment.
The allocation of land shall be compatible with the goals and objectives identified in the
Comprehensive Plan and consistent with supportive research and analysis. Objectives and Policies
of the Comprehensive Plan that are relevant to this application are listed below:
Future Land Use Element
Objective 1-1.1: Implement the Future land Use Map Series. The maximum density and Floor
Area Ratio for the GC, General Commercial future land use is as follows:
Land Use Designations
Map Symbol
Density/Intensity (Max)
General Commercial (4), Office
GC
0.35 FAR
(4) Multi -family residential no greater than 20 units per acre is permitted as a secondary use to the
general commercial uses provided the residential use is not more than 40 percent of the square
footage of the general commercial use on the site. The provision of residential must result in a no
net increase in demand for public facilities (not including schools) greater than that which would
be required for general commercial uses.
Policy 1-1.3.6: Accommodate General Commercial Development (GC). The General Commercial
(GC) areas are designated on the Future Land Use Map for purposes of accommodating
community -oriented retail sales and services; highway oriented sales and services; and other
general commercial activities. Multi -family residential is encouraged as a secondary use to foster
sustainable, mixed use development that reduces vehicle miles traveled and foster a walkable
community.
Transportation Element
Policy 2-1.3.5: Assess Traffic Impacts of New Developments. The City shall require the
submittal of a traffic impact study for new development that is anticipated to generate at least 500
daily trips, 100 peak -hour trips, or at the discretion of City Staff.
The proposed amendment is estimating a trip generation rate of 1,701 daily trips.
Infrastructure Element
Policy 4-1.1.1: Enforce General Performance Standards. The City of Sanford shall maintain
land development regulations that include performance standards requiring that public facilities be
provided concurrent with the impacts of new development. The City shall enforce performance
standards ensuring that the location, scale, timing and design of development shall be coordinated
with public facilities and services in order to prevent the proliferation of urban sprawl and achieve
cost effective land development patterns.
Water, sewer and reclaimed water will be provided by the City of Sanford for the proposed
amendment.
Policy 4-2.4.2: Require Reclaimed Water Connection. All new development shall be required
to hook up to the existing central water and wastewater system and reclaimed water system.
Conservation Element
Policy 5-1.2.4: Regulate Wastewater Treatment Discharge to Preserve Water Quality. The
City of Sanford shall incorporate the following performance standards in order to protect water
quality:
a. All new residential subdivisions as well as multiple family and nonresidential development
within the City of Sanford which are served by existing or planned future expansions to
the City of Sanford wastewater collection and disposal system shall be required to connect
to the public wastewater system.
The proposed amendment will be connected to City sewer.
Policy 5-1.2.7: Protect Floridan and Surficial Aquifer Recharge Areas and Public
Wellfields.
The City shall prohibit mining, resource extraction, junkyards, outdoor storage of hazardous
material and waste in "most effective" recharge areas. The City shall also incorporate aquifer
recharge standards which regulate excavating groundwater runoff, as well as changes in
topography and shall restrict the amount of impermeable surface allowed within effective recharge
areas. The regulations shall be designed to mandate retention of open space in recharge areas in
order to preserve the quality and quantity of groundwater resources within the surficial and deep
aquifers.
2015 SanfordlSeminole County Joint Planning AMement
The proposed development is located within Planning Sub -Area 2 of the 2015 City of
Sanford/Seminole County Joint Planning Agreement (JPA). The general location of Sub -Area 2 is
southwest of Celery Avenue/SR 415. Planning Sub Area 2 has been designated by the County as
the Riverbend Planning Area and is presumed to be more urban character than surrounding
properties. Accordingly, new residential development in this area may be considered for a
maximum of 10 dwelling units per net buildable acre from SR 46 north to a line parallel to Hughey
Street, and 4 dwelling units per net buildable acre from said line parallel to Hughey Street north to
Celery Avenue. Nonresidential development shall be consistent with the maximum floor area
ratios established through applicable future land use designation. Individual development
applications shall be evaluated on their own merits through the appropriate processes; no specific
entitlements shall be conferred through this Agreement.
2012 Orlando Sanford International Airport Master Plan Update
Per the 2012 Orlando Sanford International Airport Master Plan update, residential development
is not considered a compatible land use for areas surrounding the airport as commercial and
industrial land uses are more compatible.
Chapter 163.3177 —Sprawl Indicators
Per the State's Growth Policy Act (Chapter 163 F.S.), any plan amendment shall discourage the
proliferation of urban sprawl. In order to determine that a plan amendment does not constitute
urban sprawl, the amendment must be analyzed as to whether it incorporates a development pattern
or urban form that achieves four or more of the following eight criteria:
1. Directs growth and development to areas of the community in a manner that does not
adversely impact natural resources;
2. Promotes the efficient and cost effective provision or extension of public infrastructure and
services;
3. Promotes walkable and connected communities and provides for compact development and
a mix of uses at densities and intensities that support a range of housing choices and a
multimodal transportation system;
4. Promotes conservation of water and energy;
5. Preserves agricultural areas and activities;
6. Preserves open space and natural lands and provides for public open space and recreation
needs;
7. Creates a balance of land uses based on demands of residential population for the
nonresidential needs of an area; and,
8. Provides uses, densities and intensities of use and urban form that would remediate an
existing or planned sprawl development pattern or provides for an innovative development
pattern such as transit oriented development or new towns.
The proposed amendment has been analyzed and found to promote the following criteria 1, 3, 4
and 7.
• Criteria 1 — The subject site is not located within a well field protection zone or aquifer
recharge area.
• Criteria 3 — Multi -family residential is encouraged as a secondary use in the General
Commercial land use designation to foster sustainable, mixed use development that reduces
vehicle miles traveled and foster a walkable community.
• Criteria 4 - Irrigation on the subject site would be provided by the City of Sanford reclaim
service.
• Criteria 7 — The east side of Sanford is a future growth area for residential development
and there is a need for non-residential development in the area.
As demonstrated, the proposed amendment is appropriate and suitable for the subject site and is
compatible with the surrounding land uses and is consistent with the Comprehensive Plan, Joint
Planning Agreement, Airport Master Plan Update and Chapter 163 of Florida Statutes.
On September 6, 2018, the Planning and Zoning Commission recommended the City Commission
approve the transmittal of the Large Scale Comprehensive Plan Amendment to change 34.26 acres
at 2305 N. Beardall Avenue from I, Industrial to GC, General Commercial to the Department of
Economic Opportunity (DEO) and all applicable state, regional and local review agencies. The
City Commission approved the first reading (transmittal hearing) of Ordinance No. 4478 to
transmit the Large Scale Comprehensive Plan Amendment to the DEO and all applicable state,
regional and local review agencies on September 24, 2018.
On November 14, 2018 the City of Sanford received a letter from the DEO stating that it had
completed its review of the proposed Large Scale Comprehensive Plan Amendment for 2305
Beardall Avenue. The DEO identified no comments related to important state resources and
facilities that will be adversely impacted by the amendment if adopted.
The Large Scale Comprehensive Plan Amendment was transmitted to all applicable state, regional
and local review agencies. The following are the agency comments that were received:
Identified no comments related to important state
Florida Department of Economic Opportunity resources and facilities that will be adversely
impacted by the amendment if adopted.
Since the proposed amendment has the potential to j
result in significant adverse impacts to the State
Florida Department of Transportation Highway (SHS) and Strategic Intermodal System
(STS), the Department offered its technical a
assistance comments.
St. Johns River Water Management DistrictNo comments on the proposed Amendment
Florida Department of Environmental
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Departments jurisdiction.
The Florida Department of Transportation recommends as the development continues to develop
beyond the amendment stage, the City continue to monitor impacts to State Facilities through
traffic impact studies, consistent with Policy 2-1.3.5, and coordinate with the Department in order
to identify appropriate mitigation strategies and coordinate with the Department in order to identify
appropriate mitigation strategies to address potential impacts to State Facilities.
LEGAL REVIEW:
The City Attorney has reviewed the staff report and has noted the following:
This matter is not a quasi-judicial matter as amendments to local government comprehensive plans
are legislative in nature. That being said, if a proposal to amend the City Comprehensive Plan is
to be recommended for denial, it would be appropriate to state the particular reason for such a
recommendation to be considered by the City Commission - such as the proposal is internally
inconsistent with a goal, objective or policy of the Comprehensive Plan or inconsistent with
controlling State law or the like.
RECOMMENDATION:
Staff finds that the large scale amendment is appropriate and suitable for the subject site and is
compatible with the surrounding land uses and is consistent with the Comprehensive Plan, Joint
Planning Agreement, Airport Master Plan Update and Chapter 163 of Florida Statutes. It has been
determined that the City has available capacity to serve the increased demand on available water
and sewer.
The Planning and Zoning Commission recommended the City Commission approve the transmittal
of the Large Scale Comprehensive Plan Amendment to change 34.26 acres at 2305 N. Beardall
Avenue from I, Industrial to GC, General Commercial to the Department of Economic Opportunity
(DEO) and all applicable state, regional and local review agencies as it conducted a public hearing
and found the proposed land use change to be consistent with the goals, objectives and policies of
the City's Comprehensive Plan and the State's Growth Policy Act and the current Joint Planning
Agreement with Seminole County and the 2012 Airport Master Plan Update.
The Department of Economic Opportunity identified no comments related to important resources
and facilities that will be adversely impacted by the amendment if adopted and the City will
continue to monitor the impact to State Facilities through traffic impact studies.
Additional comments or recommendations may be presented by staff at the meeting.
SUGGESTED MOTION:
"I move to (approve) the second reading and Adoption of the Large Scale Comprehensive Plan
Amendment of Ordinance No. 4478 to change 34.26 acres at 2305 N. Beardall Avenue from I,
Industrial to GC, General Commercial."
Attachments: Project Information Sheet
Future Land Use Amendment Map
Aerial Map
Affidavits of Ownership and Designation of Agent
Written Explanation/Justification
Ordinance No. 4478
T:\Development Review\03-Land Development\2018\2305 Beardall Avenue - Mixed Use\2nd Reading (Adoption)\CPA\CC memo 2305 Beardall CPA_?nd.docx