4649 CPA - 4141 E SR46Ordinance No. 2021-4649
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 24.15 acres in size (Tax Parcel
Identification Numbers 03-20-31-300-003A-0000, 03-20-
31-300-004A-0000, 03-20-31-300-O05A-0000 and 03-20-31-
501-OA00-0060), addressed as 4141 East State Road 46),
and described in this Ordinance from Seminole County
HIP -AP, High Intensity Planned Development — Airport,
to City 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 Walter N. King Revocable Trust is the owner of the property
which is the subject of this Ordinance (Tax Parcel Identification Numbers 03-20-31-300-
003A-0000, 03-20-31-300-004A-0000, 03-20-31-300-005A-0000 and 03-20-31-501-
OA00-0060) as assigned by the Seminole County Property Appraiser); and
Whereas, the Trust has disclosed those involved therewith to ensure that no
conflict of interest or voting conflict arises; and
Whereas, the subject real property (a site 24.15 acres in size) is located at
the southeast corner of East State Road 46 and East Lake Mary Boulevard and is
addressed as 4141 East State Road 46; and
Whereas, the subject real property is located within Sub Area 3 of 2015
Seminole County/City of Sanford Joint Planning Agreement which sub area
encompasses the intersection of State Road 46 and County Road 415 (East Lake Mary
Boulevard) and has been designated for the intent of providing a commercial node to
11
serve the eastern portion of the City; and
Whereas Robert A. Merrell, Esquire, of the Cobb Cole law firm is serving as
the applicant and representative of the Property Owner; and
Whereas, the Property Owner has filed a petition to annex the 24.15 acres
into the City Limits of the City in order to obtain City utility services and to develop a
mixed use commercial and residential project and, upon annexation, in accordance with
the requirements of controlling Florida law, the City must assign a City land use
designation and zoning district/classification to the property; 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 which CAPP process occurred on February 26, 2019; and
Whereas, the City of Sanford's Planning and Zoning Commission, as the
City's local planning agency, held a public hearing on November 4, 2021 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;
and
Whereas, the City of Sanford has complied with Florida's Community
Planning Act which was amended during the 2021 Legislative Session by the passage
of Committee Substitute for Committee Substitute for Committee Substitute for House
Bill Number 59 (initially codified as Chapter Number 2021-195, Laws of Florida) to
require every city and county within the State "to include in its comprehensive plan a
property rights element" (Section 163.3177(6)(i)1, Florida Statutes).
Now, therefore, be in enacted by the People of the City of Sanford, Florida:
Section 1. Legislative findings and intent.
(a). The City of Sanford has complied with all requirements and procedures of
Florida law in processing and advertising this Ordinance.
(b). 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.
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 Seminole County IND, Industrial, to City of Sanford 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 in the exhibits hereto and is assigned Tax Parcel Identification Numbers
03-20-31-300-003A-0000, 03-20-31-300-004A-0000, 03-20-31-300-005A-0000 and 03-
20-31-501-OAOO-0060 by the Seminole County Property Appraiser. (See Exhibit "A"
(annexation map).
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
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 January, 2022.
Attest:
Sanford, Florida
Traci Houchin, MMC, FC ,M'
City Clerk
Approved as to form and legality*
Colbert, MEsquire
4it qAttorpey
ZIJ15 Al" 6YI001
ACA
City Commission /of the City of
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5 1 P + ci e
City of Sanford Comprehensive Plan Amendment
Site: 4141 E. SR 46
Parcel No: 03-20-31-300-0020-0000, 03-20-31-300-003A-0000
03-20-31-300-004A-0000, 03-20-31-300-005A-0000,
03-20-31-501 -OAOO-0060
Proposed Future Land Use: GC - General Commercial
24.15 Acres
Legend
Existing Land Use
Agriculture
Commercial
CA
Industrial
Office
Public
Mobile Home
Single Family Residential
Transportation
Vacant
E. SIR 46
Future Land Use
Airport Industry & Commerce
General Commercial
Industrial
Existing Land Use
September 2021
PresentFuture Land Use
IND >-
Seminole
County COM
Seminole
County w SE
Seminole
County
u7E. SR46
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IND
eminole
County
HIPAP
Seminole
County
Requested Future Land Use
IND COM -1
Seminole Seminole
County County SE
Seminole
MINN. County
E. SIR 46
IND X
Seminole
Count��0` / AL y
HIPAP
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City of Sanford Department of Planning & Development Services, September 2021
NOTARIZED AUTHORIZATION OF OWNER
I/WE, KING WALTER N REV TRUST, as the sole fee simple title holders of the
property described as Tax Parcel ID Numbers 03-20-31-300-0020-0000, 03-20-31-300-003A-
0000, 03-20-31-300-004A-0000, 03-20-31-300-005A-0000, and 03-20-31-501-OA00-0060,
authorize Cobb Cole by Robert A. Merrell III, Esquire and/or their consultants to act as our agent
to seek all Annexation, Small Scale Comprehensive Plan Amendment, Planned District Rezoning,
and/or all regulatory approvals in connection therewith, on the above -referenced property, subject
to the provisions of this authorization. This authorization is limited by the understanding that the
Annexation and Small Scale Comprehensive Plan Amendment will be processed in accordance
with the City's Land Development Regulations, and that the Planned District Rezoning shall not
take effect upon adoption of the City of Sanford's ordinance approving the same, but shall only be
effective upon the execution of a Development Agreement authorizing the same between the City
of Sanford and the property owner at the time of execution of such Agreement.
KING WALTE R V TRVST�,�
By:
L 161
Its Tri.is ee 9
STATE OF FLORIDA
COUNTY OF SeoA %e, o
s'r
The foregoing instrument was acknowledged before me this day of June, 2021, by
as Trustee of KING WALTER N REV TRUST, oil bell, If oft eTiust,,
who is person2ly known to me or who has produced
(type of ID) as identification and who did not take an oath.
Notary Public State of Florida NOTARY P)JBLIC — STATE OF FLORIDA
;'r' James Albert Barks
My Commission GG 140139
Expires 0112412022
NAME OF NOTARY — TYPED OR PRINTED
COMMISSION NO:
(0,16107.005: IDLACRIDLACR: 02342830DOM 1)
KING'S CROSSING
Small Scale Comprehensive Plan
Amendment
1. APPLICANT INFORMATION
1.1 Applicants Names and Addresses
North American Florida Acquisition Corp.
400 Clematis Street, Ste 201
West Palm Beach, FL 33401
1.2 Primary Contact for Applicant
Jeff Preston
North American Development Group
400 Clematis Street, Ste 201
West Palm Beach, FL 33401
J w )restoiVi1-1`Jiad (-,.coni
1.3 Applicant's Authorized Representatives
Robert A. Merrell 111, Esquire
Cobb Cole
149 S. Ridgewood Avenue, Ste. 700
Daytona Beach, FL 32114
Office: 386/323-9263
Fax: 386/944-7955
Robe rt.Merre I I (iC�bbCo I e.corn
2. Property Information
2.1 Nature of Applicant's Interest
Peter Pensa, AICP
Associate, Director of Planning
2300 Curlew Road, Ste. 200
Palm Harbor, FL 34683
Office: 727/784-6662
Fax: 727/234-8015
Peter. 1-)eiisaLW',,ayid,-r(2Ut ).com
The Applicant seeks to amend the Future Land Use applicable to 25.15 +/- acres of the
property described in Section 2.2 (the "Property"), from Seminole County Industrial Future Land
Use to the City of Sanford General Commercial (GC -2) to allow for a mixed use project. The
proposed development may include retail, commercial, residential, and other uses permitted under
the proposed Future Land Use.
2.2 Size of Propeg-ty and Surva
The size of the Property is 24.15 +/- acres. See copy of Sketch and Description attached
as Exhibit "A".
(044351-1002: RPRINIRPRIN: 02286190.DOCX; 6)
Page 1
2.3 Property Description
See copy of Property Appraiser Information Card attached as Exhibit "B".
2.4 Parcel Identification Numbers
03-20-31-300-0020-0000
03-20-31-300-003A-0000
03-20-31-300-004A-0000
03-20-31-300-005A-0000
03-20-31-501-0A00-0060
2.5 General Location
The Property is generally located in Seminole County, southeast of the intersection of State
Road 46 and East Lake Mary Boulevard.
2.6 Frontage
The Property has frontage along both State Road 46 and East Lake Mary Boulevard.
2.7 Access
Street access and vehicular circulation will be provided via public and/or private rights of
way within the Property. The Property has frontage on State Road 46 and East Lake Mary
Boulevard.
2.8 Street Address
4146 E. SR 46
3. Land Use Information
3.1 Existing Development
The Property is currently undeveloped.
3.2 Current and Proposed Zoning
The current zoning designation, upon annexation, will be agricultural with a small portion
of general commercial. The Applicant has submitted a request for a Planned Development
rezoning for the property.
Page 2
3.3 Future Land Use Map Desi nation
The c-urrent FLU designation is Seminole County "Industrial".
3.4 Proposed Future Land Use Map Designation
The proposed FLU designation is General Commercial (GC).
4. Consistency and Compatibility
4.1 Consistency with Plan Goals, Policies and Objectives of the Sanford Comprehensive Plan
A. 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 proposed amendment is consistent with the State Comprehensive Plan,
which provides long-range policy guidance for the orderly social, economic, and physical
growth of the state. The proposed development promotes economic activity within the City
and provides additional commercial and residential support for a growing area of the City
in an area situated for urban growth.
The Growth Policy Act provides that State urban policies should guide the state, regional
agencies, local governments, and the private sector in preserving and redeveloping existing
urban cores and promoting the adequate provision of infrastructure, human services, safe
neighborhoods, educational facilities, and economic development to sustain these cores
into the future. The proposed development allows for mixed-use opportunities along two
major thoroughfares and promotes development in a location that is supported by adequate
infrastructure.
B. The amendment shall be consistent with all Elements of the City of Sanford
Comprehensive Plan;
Response: The proposed amendment is consistent with the elements of the Comprehensive
Plan, as -further detailed herein and in the attached reports.
C. Public facilities and services shall be available concurrent with development of the site;
Response: Please see the water and sewer demand analysis included with these materials.
D. Whether 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 proposed annexation of the property into the City of Sanford will allow for
the development of the site for urban purposes that are complementary to and support
existing commercial uses in the vicinity.
Page 3
E. Whether there have been sufficient changes in the character of the area or adjacent lands
to warrant a different land use designation;
Response: The proposed annexation of the property into the City of Sanford will allow for
the development of the site for urban purposes that are complementary to and support
existing commercial uses in the vicinity.
F. The proposed future land use designation and its allowable uses are compatible with
surrounding land use designations and with the and with the preferred growth and
development pattern of the City as evidenced by land use policies in the Comprehensive
Plan.
Response: The proposed amendment and uses are compatible with surrounding land uses
and meet the growth goals of the City of Sanford Comprehensive Plan. Specifically, the
proposed development meets the following criteria:
a. GOAL FLU 1: Manage land use distribution and provision of services and facilities.
The city shall promote an orderly distribution of land uses in an economically,
socially, and environmentally acceptable manner while ensuring the adequate and
timely provision of services and facilities to meet the needs of the current and
projected populations. The proposed development locates a mixed -=use project
along t►vo major roadways that will alloivJor adequate utility and infrastructure
capacity to support the planned residential and commercial uses. The
development directs growth in a logical manner that follows traffic patterns and
allows for a proposed commercial center in easy access to other areas ivithin the
City.
b. Policy FLU 1.3.2: Concentrate Pattern of Commercial Land Use. In order to
promote efficient flow of traffic along major thoroughfares cited in the
Transportation Element, achieve orderly development, and minimize adverse
impact on residential quality, commercial development shall be concentrated in
strategically located areas having location characteristics which best accommodate
specific land, site, public facilities and market location requirements of the
respective commercial uses. As stated herein, the proposed development is located
adjacent to t;vo major thoroughfares ►vithin a growing area of the City.
c. Policy FLU 1.3.6: Designate 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. Multifamily residential
is encouraged as a secondary use to foster sustainable, mixed-use developments
that reduce vehicle miles traveled and support a walkable community. The
proposed development includes secondary multifamily uses to support the
conininnity-oriented services that are proposed to allojv accessibility to
restaurant, grocery, and retail opportunities. The proposed development is
Page 4
intended to promote internal capture and allow for a pedestrian oriented
development that allows for ivalkability betiveen uses.
d. OBJECTIVE FLU 1.7: Encourage Mixed Use Development. The City shall
maintain and enforce LDRs which include provisions for encouraging
establishment of strategically located mixed use planned development. The
proposed development locates a mixed use development at an important
intersection within the City to promote growth within the area and to provide
central set -vices to existing residents.
G. Whether the amendment will significantly alter acceptable existing land use patterns or
adversely affect the livability of the area or the health and safety of the residents.
Response, The proposed amendment will allow for additional residential options for
existing and future residents, within walking distance of the planned grocery use and
supporting commercial and retail opportunities. The development will promote a walkable
area within the City where residents will be in close proximity to daily needs and services.
1-1. Is the land capable to support development allowed under the proposed future land use
designation as evidenced by the presence or absence on the site of soil types suitable for
development, vegetative habitats, wetlands, wetland protection zones or flood -prone areas,
well field protection zones, wildlife habitats, archaeological, historical or cultural
resources;
ResponseL.Please see the environi-nental analysis included with these materials.
1. Will the proposed amendment create a demonstrated benefit to the City and enhance the
character of the community;
Response: The proposed development will center around a grocery -store anchor tenant,
which will provide food services to the planned residential component of the project and
the larger surrounding area. The outparcels and adjacent retail facilities will provide
shopping and recreational amenities for residents to enjoy. The proposed mixed use nature
of the development will allow for walkability and internal capture, lessening the impact on
adjacent roadways. The proposed project will provide a demonstrated benefit to the City
through the increased ad valorem taxation resulting from the annexation and development
of the site.
J. If the amendment increases the density or intensity of use, the applicant shall demonstrate
that there is a need for the increase in the near planning future (10 years).
Response: Florida's population continues to grow, with projected growth for Seminole
County estimated to grow from 476,727 to 678,300 by the year 2045 according to the
University of Florida. The proposed density for the project will provide diverse housing
opportunities to residents by bringing in higher density multifamily design types that are
not contemplated by the City's current multifamily design standards.
Page 5
4.2 Consistency with the Urban Sprawl Rule
Section 163.3177(6)(a)(9)(b), Florida Statutes, provides that plan amendments
shall be detennined to discourage the proliferation of urban sprawl if they incorporate a
development pattern or urban form that achieves four or more of the following:
(I) Directs or locates economic growth and associated land development to geographic areas
of the community in a manner that does not have an adverse impact on and protects natural
resources and ecosystems.
Response: The proposed amendment ;vill create all overall rrrixetl rise development.
The developments svill direct economic growth and the associated land development to
an area that will complement the existing restaurants, offices and commercial
developments in the vicinity of the Property, thereby minimizing adverse impacts to
natural resources and ecosystems.
(11) Promotes the efficient and cost-effective provision or extension of public infrastructure and
services.
Response: The Property is located in all area where public infrastructure and
services are available, thereby promoting the efcietrt and cost-effective provision of
such infrastructure and services.
(111) Promotes walkable and connected communities and provides for compact development and
a mix of uses at densities and intensities that will support a range of housing choices and a
multimodal transportation system, including pedestrian, bicycle, and transit, if available.
Response: The proposed amendment ►vill allow mixed -rose developments on the
Property. The developments will build upon and complement the existing restaurants,
gffces acrd con7mercial uses ivitlr residential, and other, developrrrerrt oppor•trrnities. The
unique mix. of uses will promote a ivallrable project area.
(IV) Promotes conservation of water and energy.
Response. The proximity of the Property to existing development ►vill provide for an
efficient integration of infrastructure and services to the new mixed use and commercial
developments that wilt require less water and energy than developments in wholly
undeveloped areas.
(V) Preserves agricultural areas and activities, including silviculture, and dormant, unique, and
prime farmlands and soils.
Response: N/A
Page 6
(VI) Preserves open space and natural lands and provides for public open space and recreation
needs.
Res rte.• The proposed amendment ivill alloxv mixed -rise developments on the
Property. The developments will incorporate public open spaces in a manner that
complements both the existing nearby restaurants and office facilities, shopping, dining,
residential, employment and entertainment facilities.
(VII) Creates a balance of land uses based upon demands of the residential population for the
nonresidential needs of an area.
Reser: The mixed -rise developments on the Property will direct economic growth
to an area that will complement the existing restaurant, commercial and office uses in
the vicinity of the Property, thereby promoting a comprehensive mix of uses for existing
facilities and future development. This will further lead to additional job gro►vtlr in the
area.
(VIII) Provides uses, densities, and intensities of use and urban form that would remediate an
existing or planned development pattern in the vicinity that constitutes sprawl or if it
provides for an innovative development pattern such as transit -oriented developments or
new towns as defined in s. 163.3164.
Response: N/A
The proposed amendment promotes a development pattern and urban form that achieves
six of the preceding eight general policies. Accordingly, the proposed amendment exceeds the
urban sprawl standards set forth in Section 163.3177(6)(a)(9)(b), Florida Statutes.
4.3 Land Use Compatibility Anal
The proposed amendment seeks to amend FLU Element of the Comprehensive Plan as it
relates to the Property. The proposed amendment will not negatively alter the character that exists
in the area at the present time. The amendment is intended to allow for improved planning and
coordination for development of the Property. The primary uses of the Property will be consistent
with the existing uses in the surrounding area, including but not limited to: restaurants; offices;
multi -family residential; retail; and other uses permitted within the general commercial future land
use category.
5. Concurrency Analysis
5.1 Traffic Data and Analysis
Please see the attached technical memorandum on Traffic Data and Analysis, prepared by
Traffic & Mobility Consultants.
Page 7
5. 1.1 Trip Generation for the Current FLUM Designation
Please see the attached technical memorandum on Traffic Data and Analysis, prepared by
Traffic & Mobility Consultants.
5.1.2 Trip Generation for the Proposed Text Amendment
Please see the attached technical memorandum on Traffic Data and Analysis, prepared by
Traffic & Mobility Consultants.
5.1.3 Change in Trip Generation
Please see the attached technical memorandum on Traffic Data and Analysis, prepared by
Traffic & Mobility Consultants.
5.1.4 Trip Distribution
Please see the attached technical memorandum on Traffic Data and Analysis, prepared by
Traffic & Mobility Consultants.
5.1.5 Impacts on the 5 Year Level of Service (LOS)
Please see the attached technical memorandum on Traffic Data and Analysis, prepared by
Traffic & Mobility Consultants.
5.1.6 Impacts on 2025 Level of Service (LOS)
Please see the attached technical memorandum on Traffic Data and Analysis, prepared by
Traffic & Mobility Consultants.
5.2 Sanitary Sewer Data and Anal
5.2.1 Sewer Facilities
5.2.2 Sanitary Sewer Demand from the Current FLUM Designation
Please see the attached Sanitary Sewer Demand Flows prepared by Avid Group, Inc.
5.2.3 Sanitary Sewer Demand from the Proposed Text Amendment
Please see the attached Sanitary Sewer Demand Flows prepared by Avid Group, Inc.
Page 8
6. Environmental Analysis
6.1 Surface Water and Wetlands
Please see the attached Environmental Assessment prepared by Atlantic Ecological
Services, LLC.
6.2 Vegetative Cover
Please see the attached Environmental Assessment prepared by Atlantic Ecological
Services, LLC.
6.3 Flood Zone
Please see the attached Environmental Assessment prepared by Atlantic Ecological
Services, LLC.
6.4 Listed Animal and Plant Species
Wildlife
Please see the attached Environmental Assessment prepared by Atlantic Ecological
Services, LLC.
Plants
Please see the attached Environmental Assessment prepared by Atlantic Ecological
Services, LLC.
7. Conclusion
The proposed amendment is consistent with the City of Sanford Comprehensive Plan as
detailed herein. The amendment will permit the efficient integration of planning and management
of the Property. The proposed amendment will ensure that the Property will not include any
inconsistent uses with those currently anticipated throughout this area. The amendment will allow
mixed use developments in an appropriate location where they will be consistent with surrounding
Uses.
Page 9
EXHIBIT A
SKETCH/LEGAL DESCRIPTION
Page 10
LEGAL DESCRIPTION: OVERALL (AS SURVEYED)
A PARCEL BEING LOT 6, BLOCK "A", BROWN'S SUBDIVISION OF BECK
HAMMOCK RECORDED IN PLAT BOOK 1, PAGE 83 OF THE PUBLIC RECORDS
OF SEMINOLE COUNTY, FLORIDA AND A PORTION OF THE NORTHWEST 1/4 OF
SECTION 3, TOWNSHIP 20 SOUTH, RANGE 31 EAST, SEMINOLE COUNTY,
FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCE AT THE NORTHEAST CORNER OF THE NORTHWEST 1/4 OF
SECTION 3, TOWNSHIP 20 SOUTH, RANGE 31 EAST; THENCE SOUTH 89°52'47"
WEST ALONG THE NORTH LINE OF SAID SECTION 3 FOR 494.11 FEET TO
INTERSECTION THE EAST LINE EXTENDED OF LOT 6, BLOCK "A", BROWN'S
SUBDIVISION OF BECK HAMMOCK RECORDED IN PLAT BOOK 1, PAGE 83 OF
THE PUBLIC RECORDS OF SEMINOLE COUNTY AND THE SAID NORTH LINE,
FLORIDA; THENCE SOUTH 00°08'34" EAST ALONG THE SAID EAST LINE
EXTENDED AND A PORTION OF THE EAST LINE OF SAID LOT 6 FOR 77.00 FEET
TO INTERSECT THE SOUTH RIGHT OF WAY LINE OF STATE ROAD 46 AS
SHOWN ON THE STATE OF FLORIDA DEPARTMENT OF TRANSPORTATION
RIGHT OF MAP SECTION 77161- 4073551 AND SAID BEING THE POINT OF
BEGINNING; THENCE CONTINUE SOUTH 00°08'34" EAST, ALONG THE EAST
LINE OF SAID LOT 6 FOR 757.36 FEET TO THE SOUTHEAST CORNER OF SAID
LOT 6; THENCE SOUTH 89°52'47" WEST ALONG THE SOUTH LINE OF SAID LOT
6 FOR 835.59 FEET TO THE SOUTHWEST CORNER OF SAID LOT 6; THENCE
NORTH 00008'34" WEST ALONG A PORTION OF THE WEST LINE OF SAID LOT 6
AND THE EAST LINE OF THE EAST 1/2 OF THE NORTHWEST 1/4 OF THE
NORTHWEST 1/4 OF SAID SECTION 3 FOR 179.51 FEET TO THE SOUTH EAST
CORNER OF THE NORTH 10 ACRES OF THE SAID EAST 1/2; THENCE SOUTH
89052'48" WEST ALONG THE SOUTH LINE OF SAID NORTH 10 ACRES FOR
664.80 FEET TO INTERSECT THE WEST LINE OF AFORESAID EAST 1/2 OF THE
NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF SAID SECTION 3; THENCE
SOUTH 00005'19" EAST ALONG A PORTION OF SAID WEST LINE FOR 203.91
FEET TO INTERSECT THE EASTERN RIGHT OF WAY OF LAKE MARY
BOULEVARD AS SHOWN ON SEMINOLE COUNTY PUBLIC WORKS
DEPARTMENT, RIGHT OF WAY MAP OF EAST LAKE BOULEVARD, COUNTY
PROJECT NO. PS -0137, AND A POINT OF INTERSECTION WITH A
NON -TANGENT CURVE TO THE LEFT; ALONG THE SAID EASTERN RIGHT OF
WAY THE FOLLOWING FOUR (4) COURSES: (1) NORTHERLY ALONG THE ARC
OF SAID CURVE, HAVING A RADIUS OF 1,021.35 FEET, A CENTRAL ANGLE OF
03°29'25", AN ARC LENGTH OF 62.22 FEET, AND A CHORD BEARING NORTH
18022'14" WEST FOR 62.21 FEET TO THE POINT OF INTERSECTION WITH A
NON -TANGENT CURVE TO THE RIGHT; (2) NORTHERLY ALONG THE ARC OF
SAID CURVE, HAVING A RADIUS OF 778.53 FEET, A CENTRAL ANGLE OF
16°30'01", AN ARC LENGTH OF 224.21 FEET, AND A CHORD BEARING NORTH
08021'56" WEST FOR 223.43 FEET; (3) NORTH 00007'16" WEST FOR 471.63 FEET;
(4) NORTH 44°52'25" EAST FOR 42.32 FEET TO INTERSECT THE AFORESAID
SOUTH RIGHT OF WAY OF STATE ROAD 46; THENCE NORTH 89°5247" EAST
ALONG SAID SOUTH RIGHT OF WAY FOR 1,521.88 FEET TO THE POINT OF
BEGINNING.
CONTAINING 1,052,012 SQUARE FEET OR 24.1509 ACRES, MORE OR LESS.
EXHIBIT B
PROPERTY APPRAISER INFORMATION CARD
Page 11
6/10/2021
�
David ratmon,CFA
P.Ppw W. R
Parcel Information
SOPA Parcel View: 03-20-31-300-0020-0000
Property Record Card
Parcel: 03-20-31-300-0020-0000
Property Address: 4141 E SR 46 SANFORD, FL 32771
Parcel
03.20-31-300-0020-0000
Owner(s) I
KING WALTER N REV TRUST -Trust
2020 Certified
Property Address
4141 E SR 46SANFORD, FL 32771
Values
Mailing
W 3RD
307 ST
Cost/Market
Number of Buildings
SANFORD, FL 32771-1887
SA
0
Subdivision Name
Tax District
G'I -AGRICULTURAL
DOR Use Code
51 -CROPLAND
$2,969,703
Exemptions
None -Apply For Homestead Online
$5,954
Agricultural
I Yes
$2,969,703
Classification
19
Legal Description
SEC 03 TWP 20S RGE 31E
N 10 AC OF E 1/2 OF NW 1/4 OF NW
1/4 (LESS RD) & E 35 FT OF W 1/2 OF
NW 1/4 OF NW 114 (LESS RD)
Taxes
Taxing Authority
ROAD DISTRICT
SJWM(Saint Johns Water Management)
COUNTY GENERAL FUND
Schools
Sales
A
A
Value Summary
2021 Working
2020 Certified
Values
Values
Valuation Method
Cost/Market
Cost/Market
Number of Buildings
0
0
Depreciated Bldg Value
Depreciated EXFT Value
Land Value (Market)
$2,969,703
$2,969,703
Land Value Ag
$5,954
$5,954
Just/Market Value
$2,969,703
$2,969,703
Portability Adj
Save Our Homes Adj
$0
$0
Amendment I Adj
$0
$0
P&G Adj
$0
$0
Assessed Value
$5,954
$5,954
Tax Amount without
SOH: $66.38
2020 Tax Bill Amount $66.38
Save Our Homes
Savings: $0.00
Does NOT INCLUDE Non Ad Valorem Assessments
Date Amount Qualified Vac/Imp
Description Book Page
QUIT CLAIM DEED 1 10/1/2009 07277 0159 $100 1 No Vacant
6/1/2000 0389
WARRANTY DEED $100 No Vacant
WARRANTY DEED 12/1/1996 03168 0873 $130,000 No Vacant
WARRANTY DEED 4/1/1987 01841 1753 j $95,000 Yes Vacant
WARRANTY DEED 1/1/1984 $189,000 No Vacant 1771
Land
ILand Value
Method Frontage Depth Units Units Price
$326,700.00
ACREAGE 9.09 $5,954
6/10/2021
SOPA Parcel View: 03-20-31-300-0020-0000
Building Information
Permits
Permit # Description Agency
Amount
CO Date Permit Date
No Permits
P.—It data does not od9l.al. Iroar the 9arninofn C.U.1y property Appraiser's office. For rimaits, or questions tonceming a P-01, pie—
ccot,ici the building d*pattroant of the WX district In Witch the property Is located.
Extra Features
Description
Year Built
Units Value New Cost
No Extra Features
Zoning
Zoning
Zoning Description
Futur e Land Use
FutureLandUseDescription
IND
Industrial
............
6/10/2021
rDavid Atason,CFA
P v
"wMER
110A
Parcel Information
SOPA Parcel View: 03-20-31-300-003A-0000
Property Record Card
Parcel: 03-20-31-300-003A.0000
Property Address: SANFORD, FL 32771
Parcel
03-20-31-300-003A-0000
Owner(s)
KING WALTER N REV TRUST - Trust
Property Address
SANFORD, FL 32771
Mailing
307 W 3RD ST
SANFORD, Fl. 32771-1887
Subdivision Name
Valuation Method
Tax District
01 -COUNTY -TX DIST I
DOR Use code
10 -VAC GENERAL -COMMERCIAL
Exemptions
None -Apply For Homestead Online
Agricultural
Classification
No - Additional Information
46
3C rrG
Ill
N
Value Summary
2021 Working
1 2020 Certified
Values
I Values
Valuation Method
Cost/Market
Cost/Market
Number of Buildings
0
0
Depreciated Bldg Value
BEG 35 FT W OF SE COR OF N 5 112 AC
Depreciated EXFT Value
Land Value (Market)
$9,018
$9,018
Land Value Ag
Just/Market Value
$9,018
$9,018
Portability Adj
TO ELY RAN OF E LAKE MARY BLVD N
Save Our Homes Ad]
$o
$0
Amendment I Adj
$6,360
$6,602
P&G Adj
$0
$0
Assessed Value
$2,658
$2,416
Tax Amount without
SOH: $72,79
2020 Tax
BlllAn,.,,nt $72.79
Save Our Homes
Savings: $0.00
Does NOT INCLUDE No,,
Ad Valorem Assessments
Legal Description
SEC 03 TWP 20S RGE 31 E
BEG 35 FT W OF SE COR OF N 5 112 AC
OF W 1/2 OF NW 1/4 OF NW 1/4 RUN W
TO ELY RAN OF E LAKE MARY BLVD N
253.39 FT N 44 DEG 03 MIN 17 SEC E
TO A PT N OF BEG S TO BEG
Taxes
Taxing Authority
Assessment Value
Exempt Values
Taxable Value
J
ROAD DISTRICT
$2,658
$o
$2,658
II
SJWM(Saint Johns Water Management)
$2,658
$o II
$2,658
FIRE
$2,658
$0
$2,658
COUNTY GENERAL FUND
$2,658
$0 t
$2,658
Schools
j
$9,018
$0 i
$9,018
Sales
Date
Book
Page
1 Amount Qualified
Vaclimp
Description
QUITCLAIM DEED
10/1/2009
07277
0157
$100 No
Vacant
CORRECTIVE DEED
8/112005
05864
1042
$100 No
I
Vacant
QUIT CLAIM DEED
f 12/112002
04889
0990
$88,000 No
Vacant
Land
F-
Method Frontage
Depth
; Units
Units Price
Land Value
SQUARE FEET
2614
$3.45
$9,018
6/1012021
SCRA Parcel View: 03-20-31-300-003A-0000
I- B uil d 1 ng Information
Permits
Permit# DescriptionAg
ency Amount
CO Date Permit Date
No Permits
P—Rdata - d-1 not odglnat. from the Seminole County POpiny APP I.I.W. office. Fal d.1.11t; ox quesil.- coneembtg a permit, pit... C."Wt
It. buff4j.9 deptt..jtj f the tox dlzukt to whfeh th. PrOpOnY 1. W.I.d.
Extra Features
Description T Year Built
its
Value New Cost
No Extra Features
Zoning
Zoning Zoning Description
Future Land Use
Futurel-andUseDescription
IND
Industrial
6/10/2021
David Jftson.CFA
wn%
1011
Parcel Information
SCPA Parcel View: 03-20-31-300-004A-0000
Property Record Card
Parcel: 03-20-31-300-004A-0000
Property Address: SANFORD, Ft. 32773
Parcel
03-20-31-300-004A-0000
Owner(s)
KING WALTER N REV TRUST -Trust
Property Address
SANFORD, FL 32773
Mailing
307 W 3RD ST
SANFORD, FL 32771-1887
—
Subdivision Name
Valuation Method
Tax District
01 -COUNTY -TX DIST I
DOR Use Code
9999 -NOMINAL VALUE STRIP PARCEL
Exemptions
None -Apply For Homestead Online
Agricultural
Classification
No - Additional Information
I
Legal Description
SEC 03 TWP 20S RGE 31E
BEG SE COR OF N 10 1/2 CH OF
W 112 OF NW 1/4 OF NW 1/4 RUN
N 330 FT W TO ELY RAN E
LAKE MARY BLVD S & SELY ALONG
RAN TO A PT W OF BEG E TO BEG
Taxes
L_ Taxing Authority
ROAD DISTRICT
SJWM(Saint Johns Water Management)
Value Summary
$48
Land Value Ag
2021 Working
2020 Certified
Portability Adj
Values
Values
Valuation Method
Cost/Market
Cost/Market
Number of Buildings
0
o
Depreciated Bldg Value
COUNTY GENERAL FUND
Depreciated EXFT Value
$48
Land Value (Market)
$48
Land Value Ag
Just/Market Value
$48
Portability Adj
$48
Save Our Homes Adj
$0
Amendment 1 Adj 1 $0
P&G Adj $0
Assessed Value $48
Tax Amount without SOH: $0.66
2020 Tax Bill Amount $0.66
Save Our Homes Savings: $0.00
$48
$48
$0
$o
$0
$48
' Does NOT INCLUDE Non Ad Valorem Assessments
Assessment Value
$48
$48
Exempt Values
$0
$0
Taxable Value
$48
$48
FBuilding Information
$48
$0
$48
FIRE
COUNTY GENERAL FUND
$48
$0
$48
$48
$0
$48
Schools
Sales'
1plon
Desai
Date
Book
Page
Amount Qualified
Vac/Imp
QUITCLAIM DEED
10/1/200907177
$100
1 No
Vacant
WARRANTY DEED
9/1/2004
0241
$450,000 No
Vacant
Land
Method
Frontage
Depth
Units
-----------
f Units Price
Land Value
ACREAGE
0.475 $100 00
$48
FBuilding Information
6/1012021 SCPA Parcel View: 03-20-31-300-004A-0000
--------- -- ----- ----- -- -
Permits
Permit # Description Agency Amount CO Date Permit Date
No Permits
P.—ft data does not -W.M. from the Semtnab C---IY Property Apptalza's office. For details or questions concerning x p.—It, pt .... contact the buildf.9 departmetri, of the tax &sit 10 to which the property Is Wtated.
Extra Features
Description Year Built Units Value New Cost
No Extra Features
Zoning
Zoning Zoning Description Future Land Use Futurel-andUseDescription
IND Industrial
6/10/2021 SCPA Parcel View: 03-20-31-300-005A-0000
, 0Wd.Wnsm.CFA Property Record Card
R PA
Parcel: 03-20-31-300-005A-0000
",
IDA Property Address: SANFORD, FL 32773
Exemptions
None -Apply For Homestead Online
Agricultural
Classification
No - Additional Information
UA
Value Summary
2021 Working
2020 Certified
Values
Values i
------ — ------
Valuation Method
Cost/Market
Cost./Market
Number of Buildings
0
0
Depreciated Bldg Value
Depreciated EXFT Value
Land Value (Market)
$100
$100
Land Value Ag
Jusl]Market Value
$100
$100
Portability Adj
Save Our Homes Adj
$0
$0
Amendment 1 Adj
$0
$0
P&G Adj
$o
$0
Assessed Value
$100
$100
Tax Amount Without
SOH: $1.39
2020 Tax
Bill Amount 11,31
Save Our Homes Savings: $0.00
Does NOT INCLUDE Non Ad Valorem Assessments
Legal Description
SEC 03 TWP 20S RGE 31 E
BEG NW COR OF S 14 CH OF E 1/2 OF NW 114 OF NW 1/4 RUN W TO ELY RAv E LAKE MARY BLVD SELY ON CURVE TO A PT S OF BEG N TO BEG
[Building Information
Permits
6/10/2021 SOPA Parcel View: 03-20-31-300-005A-0000
Permit # Description Agency Amount CO Date Permit Date
No Permits
la..11tdoe do- not -1191-at- from the Siniilinil- County P,.pvfyApj,,.I,.r's oM.. For details or qu.$110"a cone.nilog a peonit, filial. contact 1ho bulldIng department of ilia fax dlsfdcI In VA110 tho WOPedY is liiciiliid.
[E.tr. Features
Description
Zoning
UnitsValue New Cost
No Extra Features
F
Zoning Zoning Description Future Land Use Futurel-andUseDescription
IND Industrial
6/10/2021
0 awl d Jotnsoa.CFA
P $4 VR% ff- R
1(oA
Parcel Information
SOPA Parcel View: 03-20-31-501-OAOO-0060
Propg_qy_Record Card
Parcel: 03-20-31-501.OAOO-0060
Property Address: E 46 SR SANFORD, FL 32771
Parcel
03-20-31-501 -OAOO-0060
Owner(s) I
KING WALTER N REV TRUST - Trust
Property Address
E46SRSANFORD, FL 32771
Mailing
307 W 3RD ST
SANFORD, FL 32771-1887
Subdivision Name
BROWNS SUBDIVISION OF BECK HAMMOCK
Tax District
G1 -AGRICULTURAL
DOR Use Code
51 -CROPLAND
Exemptions
None -Apply For Homestead Online
Agricultural
Classification
Yes
X
Legal Description
LOT 6 (LESS RD) BLK A
BROWNS SUBD OF BECK HAMMOCK
PB 1 POG 83
Taxes
Value Summary
Assessment Value
Exempt Values
2021 g
2020 Certified
ROAD DISTRICT
Values
Values
Valuation Method
A
Cost/Market
Number of Buildings
Ct
0
Depreciated Bldg Value
CD
Depreciated EXFT Value
$o
X
Legal Description
LOT 6 (LESS RD) BLK A
BROWNS SUBD OF BECK HAMMOCK
PB 1 POG 83
Taxes
Value Summary
Assessment Value
Exempt Values
2021 g
2020 Certified
ROAD DISTRICT
Values
Values
Valuation Method
Cost/Market
Cost/Market
Number of Buildings
0
0
Depreciated Bldg Value
Depreciated EXFT Value
$o
Land Value (Market)
$1,940,598
$1,940.598
Land Value Ag
$9,727
$9,727
Just/Market Value
$1,940,598
$1,940,598
Portability Adj
Save Our Homes Adj
1 $0
$0
Amendment I Adj
$0
$0
P&G Adj
$0
$0
Assessed Value
$9,727
$9,727
Tax Amount without
SOH: $108.44
2020 Tax
Bill Amount $108.44
Save Our Homes Savings: $0.00
Page
I Does NOT INCLUDE Non Ad Valorem Assessments
Taxing Authority
Assessment Value
Exempt Values
I Taxable Value
ROAD DISTRICT
$9,727 i$o
$9,727
SJWM(Saint Johns Water Management)
$9.727
$o
$9,727
COUNTY GENERAL FUND
$9,727
$0
If
$9,727
Schools
$9,727
$0
$9,727
Sales
Date
Book
Page
Amount
Qualified
vac/Imp
Description
QUITCLAIM DEED
10/1/2009
07277
0149
$100 Na
Vacant
WARRANTY DEED
11/1/1991
023 59
1741
$140,000 No
Vacant
QUIT CLAIM DEED
i 51'1/19902Q184
l'oo
$100 No
Vacant
WARRANTY DEED
j 1011/1988
02003
1342
$100,000 Yes
Vacant
FE --ilding Information
6/10/2021
SCPA Parcel View: 03-20-31 -501 -OAOO-0060
Permits
Description
Agency Amount
CO Date
-----------
Permit Date
Permit #
No Permits
P-11 M. dues not originate irom She Saminale County Property Appraiser's office, For detags or goaattmns cancem3mg a p.—It, pi.— contact lh. bUild).9 daPartment of the t-d1,41M I. which the property lst .. t.d.
Extra Features
Description Year Built
Units
Value
New Cost
No Extra Features
Zoning
Zoning Zoning Description Future Land Use FutureLandUseDescription
-------- - — -------
IND Industrial
EXHIBIT C
TRANSPORTATION TECHNICAL MEMORANDUM
Page 12
T MOR
jdaca=�
Traffic aMobility Consultants
MEMORANDUM
June 3O.2O21
Re: King's Crossing Shopping Center
Trip Generation Assessment for Comprehensive Plan Amendment
City ofSanford, Florida
Project No 20111.4
This analysis was prepared in support of proposed 8DDexsUoD and Comprehensive Plan
Amendment (CPA) application for the above referenced 24.15 -acre property. The proposed
Future Land Use (FLU) change will modify the current |ndu*d[i8\ FLU (Seminole County) to
General Conn[Oe[oia| FLU in the City of Sanford. The site is located in the southeast corner of
East Lake Mary Boulevard (County Road 415) and East 25th Street (State Road 46), as shown
in Figure 1.
Celery Ave
�
�
��
M4�
�
{ ^
�
�
mm=
w,r �
SITE
cx 4 46~
Flgun*Y-SdeLooation
t
^ �
`^x �
*
3101 Maquire Boulevard, Suite 265 Orlando, Florida 32803 a P: (407) 531-5332 a F: (407) 531-5331 w mwAraffimobil4corn
King's Crossing Shopping Center
Trip Generation Assessment for Comprehensive Plan Amendment
Project N5? 20111.4
June 3O.2O21
Page 2 of 2
The maximum allowable development density under the current FLU designation would result b0
the development of 883,783 square foot Industrial Park 80.05 FAR). With the proposed FLU
chang8, the development would include 525.770 square foot General Commercial Uses (0.50
FAR). The resulting potential increase intraffic from the site was analyzed in accordance with
the requirements ofthe City ofSanford.
The trip generation calculations were prepared using data published by the Institute of
Transportation Engineer's (ITE) in the Trip Generation Manual, 10m Edition. The results Dfthe
trip generation analysis for the CPA are oVOlrnahz8d in Table 1. Oei8Ugd ITE trip generation
information sheets are attached for reference.
Table I
Trip Generation Analysis
Existing Future Land Use (FLU) - Industrial
130 -1
Industrial Park 1
683.783 KSF
3.37
0.4
2,304
1 274
Proposed Future Land Use (FLU) - General Commercial
820
IRetail/Commercial
525.770 KSF 1
W.35
3.53
18,586
1,856
Total Trip Generation for Proposed FLU
18,586
1,856
Net Change in Trips
16,282
1,582
ThepnopOsedFLUohaDgevvoU|d[esubiD1O.2O2addUUong|daik/bipSand1,1O2Gddddona|peek
hour trips OO the transportation network. K should be noted that the project will prepare 8 full
traffic impact 8DaNSiS with the preparation of the Site eDAiDe8hDg plans in accordance with the
requirements of the City of Sanford.
ATTACHMENTS
Industrial Park
(130)
Vehicle Trip Ends vs: 1000 Sq. Ft. GFA
On a: Weekday
Setting/Location: General Urban/Suburban
Number of Studies: 27
1000 Sq. Ft. GFA: 762
Directional Distribution: 50% entering, 50% exiting
Vehicle Trip Generation per 1000 Sq. Ft. GFA
Average Rate Range of Rates Standard Deviation
3.37 1.41-14.98 2.60
Data Plot and Equation
X X
6,000
X
5,000 X
X
X
4,000 X
w
X
X
3,000
X X
2,000 XX X X
X X
Ix X
1,000
X,
X X
00 500 1,000 1,500 2,000 2,500
X= 1000 Sq. Ft. GFA
X Study Site Fitted Curve - - - - Average Rate
Fitted Curve Equation: Ln(T) = 0.62 Ln(X) + 4.46 R2= 0.68 A
Industrial Park
(130)
Vehicle Trip Ends vs: 1000 Sq. Ft. GFA
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Setting/Location: General Urban/Suburban
Number of Studies: 32
1000 Sq. Ft. GFA* 720
Directional Distribution: 21% entering, 79% exiting
Vehicle Trip Generation per 1000 Sq. Ft. GFA
Average Rate Range of Rates Standard Deviation
0.40 0.10 - 2.85 0.41
Data Plot and Equation
1':
!00
1,000
800
Ui
600
400
Q
qtr
X
X
X"
X
X X X
X X X X
X X
X X X
X X" X
X X
)3 X
X�"
K
"k
Soo 1,000 1,500 2,000
X = 1000 Sq. Ft. GFA
X Study Site
Fitted Curve Equation: Not Given
- - - - Average Rate
R2= ****
Shopping Center
(820)
Vehicle Trip Ends vs: 1000 Sq. Ft. GLA
On a: Weekday
Setting/Location: General Urban/Suburban
Number of Studies: 147
1000 Sq. Ft. GLA: 453
Directional Distribution: 50% entering, 50% exiting
Vehicle Trip Generation per 1000 Sq. Ft. GLA
Average Rate Range of Rates Standard Deviation
37.75 7.42 - 207.98 16.41
60,000
50,000
40,000
w
30,000
20,OOC
10,00(
X
I
X
X X X
X
X X
X X
XX X X ", XI-' XX X
XX X
X X X
X X
XXX
xx
XXX X,
YX X
XXX X X>< X X X
X xxx � >OX, X
X X
X Xx Xxx>�'
X XX
X
500 1,000 1,5(
X = 1000 Sq. Ft. GLA
X Study Site Fitted Curve
Fitted Curve Equation: Ln(T) = 0.68 Ln(X) + 5.57
- - - - Average Rate
R2= 0.76
Shopping Center
(820)
Vehicle Trip Ends vs: 1000 Sq. Ft. GLA
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Setting/Location: General Urban/Suburban
Number of Studies: 261
1000 Sq. Ft. GLA: 327
Directional Distribution: 48% entering, 52% exiting
Vehicle Trip Generation per 1000 Sq. Ft. GLA
Average Rate Range of Rates Standard Deviation
3.81 0.74-18.69 2,04
8,000
MIM
0-
4,OOC
2,00(
X
X
X
rr X X
X
XX X X
X X
X
X-
X X
XXX0
>Y$-'� X X
X
'r--
X XX
Q
-0 5UU -I'VVV
X = 1000 Sq. Ft. GLA
X Study Site Fitted Curve
Fitted Curve Equation- Ln(T) = 0.74 Ln(X) + 2.89
1,500 2,000
- - - - Average Rate
R2= 0.82
X1
EXHIBIT D
SANITARY SEWER DEMAND FLOWS
Page 13
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EXHIBIT E
ENVIRONMENTAL ASSESSMENT
Page 14
Environmental Assessment
For the
King's Crossing Property
Seminole County, Florida
Prepared By:
Atlantic Ecological Services, LLC
Attention: Jody Sisk
201 Basque Road
St. Augustine, FL 32080
jody0).atlanticcco.corn,
(904) 347-9133
Prepared For:
North American (Florida) Acquisition Corporation
400 Clematis St, Suite 201
West Palm Beach, FL 33401
Attn: Todd Addison
June 2021
Table of Contents
Page
lA PROJECT INTRODUCTION......................................................................................1
2.0 EXISTING SITE CONDITIONS..................................................................................I
2.1 Uplands
................................................................................................................2
2.2 Wetlands...........................................................................................................2
2.3 Surface Waters....................................................................................................2
3.0 SOILS..............................................................................................................................?
4.0 WETLANDS AND SURFACE WATERS...................................................................3
4.1 Methods and Jurisdiction..................................................................................3
5.0 WILDLIFE OBSERVATIONS.....................................................................................3
6.0 PROTECTED SPECIES............................................................................................... 4
6.1 Protected Wildlife Species.................................................................................?
6.2 Protected Plant Species......................................................................................6
7.0 CULTURAL RESOURCE ASSESSMENT.................................................................7
8.0 SUMMARY.................................................................................................................... 7
TechnicalLiterature References.........................................................................................8
H
Appendices
Appendix I - Figures
• Location Map
• Aerial Map
• Topographic Map
• Soils Map
• Habitat Map
• Surface Water Map
• Eagle Nest Map
Appendix 11 — DRR Correspondence
1.0 PROJECT INTRODUCTION
The King's Crossing Property project site is located in unincorporated Seminole County,
Florida. The property is located at the southeast intersection of State Road (SR) 46 and
East Lake Mary Boulevard (SR 415) east of the Orlando Sanford International Airport,
within Section 3, Township 205, Range 31E (see attached Aerial Map and Quadrangle
Map for details), The Seminole County Parcel ID #'s are 03-20-31-300-0020-0000, 03- 20-
31-50 1 -OAOO-0060, 03-20-31-300-004A-0000, and a portion of 03-20-31-300-0090-
0000. The property is approximately 25.04 acres in size. The latitude and longitude
coordinates for the approximate center of the project are 28' 47' 08.85" N, 81' 12' 36.58"
W, as determined on Google Earth.
The applicant for the project is:
North American (Florida) Acquisition Corporation
400 Clematis St, Suite 201
West Palm Beach, FL 33401
Attn: Todd Addison
The engineer for the project is:
Avid Engineering, Inc.
Attn: Charlie Potter
2300 Curlew Rd. Ste 201
Palm Harbor, FL 34683
The proposed project is to create a new commercial development with associated
infrastructure and stormwater management on presently agricultural lands in
unincorporated Seminole County.
Atlantic Ecological Services (AES) conducted an Environmental Assessment (EA) on the
King's Crossing Property (herein referred to as the subject property). The subject property
was reviewed to determine habitat types present, boundaries of habitat types, wetland
delineation, presence of orthe potential for protected species, wildlife utilization of the site
and other environmental constraints noted during the site visits. The field site inspection
was completed on June 22, 2021. This EA report discusses the methods used to conduct
the EA, the results thereof and includes several supplementary figures.
2.0 EXISTING SITE CONDITIONS
The Subject property is approximately 25.04 acres in size. Habitats within the subject
property consist of active agricultural row crop and swine operation, Brazilian pepper
covered disturbed area, temperate hardwoods, drainage ditches, and disturbed land
currently not included in the agricultural operation. Historic aerials dating back to 1943
document the site being in agricultural use at that time. No natural habitats have existed on
the subject property since prior to 1943. Each community and land use area were
I
King's Crossing Prqlwro�
Seminole County, Florida
June 2021 Page 1
categorized according to the Florida Department of Transportation (FDOT) (1991) Florida
Land Use, Cover and Forms Classification System (FLUCCS). The communities and land
uses observed on the subject property are described in detail below. Please see the
communities as described below, which are depicted on the attached Habitat Map within
Appendix I.
2.1 Uplands
Row Crop (FLUCCS 214) — Approximately 18.59 acres of the subject property exists
presently as row crop agricultural lands. The land was recently tilled in preparation for
seeding. A mix of ruderal weeds are found throughout. The upland edges of the drainage
ditches are lined prirnarily with Brazilian pepper (Schinus lerebinthijblius).
Swine Operation (FLUCCS 233) — A small swine operation (approximately 0.20 acres)
is found on the subject property. This area is a fenced pen with multiple pigs and piglets
within the pig pen.
Brazilian Pepper (FLUCCS 422) — A small forested area along the eastern property
boundary and around the swine operation consists of 100% Brazilian pepper cover. This
area was cleared and maintained up until 2012 when it appears the Brazilian pepper
began to dominate and was no longer maintained.
Temperate I-I(ti-d;vooti,v (FLUCCS 422) -- The access road/easement along the
southwestern portion of the subject property maintains a dense canopy of sabal palm
(Sabal Palmetto), laurel oak (Quercus laurifolia), and Brazilian pepper. Coverage of
Brazilian pepper is approximately 40%.
Disturbed Land (FLUCCS 740) —An area of maintained, disturbed land is located along
the western boundary of the subject property, along East Lake Mary Boulevard. This
area is outside of the fenced boundary of the row crop farm. This area is actively mowed
and is dominated by Bahia grass (Paspalum notatin). -
2.2 Wetlands
No wetlands are found on the subject property.
2.3 Surface Waters
Ditches (FLUCCS 513) — Multiple upland cut surface water (drainage) ditches are
located on and adjacent to the property. Approximately 1.51 acres of surface water
ditches are located on the subject property. Additionally, a surface water canal is located
along the northern property boundary associated with SR 4G. The agricultural ditches on
the subject property drain to the SR 46 drainage ditch.
King's Crossing Prqpero�
Seminole County, Florida
June 2021
Page 2
3.0 SOILS
A discussion of each soil type present on the subject property is documented below. Please
see the attached Soils Map within Appendix I for the location of each soil type.
Basinger and Deh•ay Fine Sands (9) — This is a poorly drained to very poorly drained
soil. This soil is found in sloughs and poorly defined drainageways. The seasonal high-
water table is at a depth of 12 inches for 6 months of the year. It is at a deeper depth
during extended dry periods.
Pinecla Fine Scind (25) — This soil is found in poorly drained areas found within low
hammocks and poorly defined drainageways. The seasonal high-water table is at a depth
of 12 inches for 2-6 months of the year. It is at a deeper depth during extended dry
periods.
4.0 WETLANDS AND SURFACE WATERS
4.1 Methods and Jurisdiction
The criteria used to determine the presence/absence of wetlands on the subject property
was in accordance with Chapter 62-340 F.A.C. No wetlands are found on the subject
property. Multiple upland cut drainage ditches totaling 1.51 acres are located on the
property and are jurisdictional to the St. Johns River Water Management District as surface
waters.
5.0 WILDLIFE OBSERVATIONS
Wildlife observations, both direct and indirect, were made throughout the course of the site
investigation. A list of species observed is provided in the following table:
—Table 5.1 Wildlife species observed on the King's Crossing Property in Seminole County, Florida.
—Taxon Common Name Scientific Name Protected*
Birds American crow
Corvus
No
brachyrhynchos
No
Black vulture
Corag)ps atrattis
No
Blue -grey gnatcatcher
Polioplila caeridea
No
Common grackle
Quiscalus quiscula
No
Mourning dove
Zenaida macroura
No
Mammals Raccoon
Procyon 10101.
No
Nine -banded armadillo
Dasypus novenicinclus
No
King's Crossing Proper!),
Seminole Counly, Florida
June 2021
Page 3
6.0 PROTECTED SPECIES
Prior to visiting the site, a background literature search was conducted to compile a list of
state and federally protected animal and plant species that could occur on the subject
property. The primary sources of literature reviewed include the Florida Natural Areas
Inventory Biodiversity Matrix and the United States Fish and Wildlife Service Information,
Planning, and Consultation System (IPAC). During the site reconnaissance, observations
or evidence of protected species and the likelihood of occurrence of each protected species
were noted. Further review was completed following the habitat mapping and descriptions.
5.1 Protected Wildlife Species
The protected animal species with at least some likelihood of occurrence are listed in Table
6.1.1, below. The likelihood of occurrence of each species is noted in the table and those
species with at least a moderate likelihood of occurrence are discussed following the table.
Table 6.1.1: Protected wildlife species with the potential to occur on the King's Crossing project site in
Seminole County, Florida.
Agency Listing Likelihood
Species Name Common of Habitat
Name FWC FWS/NMFS Occurrence
111,7heloconta Florida scrub T r Low Scrub, scrubby flatwoods,
coerldescens jay sandhills
Dench-oica
Kirtland's
T T
Low
Migrant, utilizing various
kirtlandii
warbler
terrestrial and palustrine
habitats
Di),marchon corals
Eastern
T T
Low
Wide variety of habitats
couperi
indigo snake
Falco peregrines
Arctic
E
Low
Wide variety of open
tundrius
peregrine
habitats
falcon
Ealco.vpari,erius
T
Open, or partly open
pall/lis
habitats with scattered trees
Gopherits
Gopher
T CS
Not
Sandhills, scrub,
Pol))pheinus
tortoise
Present
hammocks, dry prairies,
flatwoods, & ruderal
Grus cancidensis
Florida
T
Mod
Shallow wetlands,
pratenfis
sandhill crane
freshwater marshes and wet
prairies
Haliaeetus
Southern bald
BGEPA
Coasts, rivers and large
leticocepholus
eagle
lakes in open areas
Hyeteria
Wood stork
T T
Low
Marshes, swamps, streams
americana
and mangroves
Vermillo)-a
Bachman's
E E
Low
Lowland forests; breeds in
bachinand
warbler
hardwood swamps
King's Crossing Property
i. en C01117fjr, Florida
June 2021
Page 4
Those species listed as having a moderate likelihood of occurrence in Table 6.1.1 are listed
as such due to presence of suitable foraging habitat.
While no wood storks (Mycleria americana) were observed on the subject property, wood
storks have been observed routinely throughout the area. No nesting rookeries were
observed. The project site is not located within a Core Foraging Area (CFA) for wood
storks. Therefore, this project is not likely to adversely affect the wood stork population.
The FWC's Eagle Nest Locator website was queried for data regarding documented
southern bald eagle (Haliaeetus 1. leucocephalus) nests in the project vicinity. The southern
bald eagle is protected under the Bald and Golden Eagle Protection Act. Development
guidelines are required for any proposed projects with 330 feet for urban areas and 660 feet
for non -urban areas. Two known nests (SE043 and SE 05 1) are located less than I mile
from the subject property. SE051 is the closest nest to the subject property, approximately
1,545 feet from the boundary. No potential nesting trees are located on the subject property
or directly adjacent to the property. During the field visit AES traveled the side roads
around the subject property to view any potential nesting trees. No nests were identified
within 660 feet of the subject property. Therefore, this project is not likely to adversely
affect the southern bald eagle.
The southeastern American kestrel (Falco sparverius paidus) is listed as a Species of
Special Concern by the FWC. Kestrels are known to utilize open agricultural fields for
capturing prey. No nesting habitat is available onsite for use by the Southeastern American
kestrel. Therefore, this project is not likely to adversely affect the southeastern American
kestrel.
Florida sandhill cranes (Gnus canadensispratensis) are routinely observed in the area and
the agricultural fields on the subject property provide potential foraging area for the
species. No sandhill cranes were observed on the subject property during the onsite
surveys. No marshes or potential nesting areas are found on the subject property. Therefore,
this project is not likely to adversely affect the Florida sandhill crane population.
A gopher tortoise (Gopherus po)yphennts) burrow survey was conducted on the subject
property. The survey covered 100% of the suitable habitat found on the subject property.
The gopher tortoise, listed as Threatened by the FWC, is a key component in the
determination of habitat suitability for other protected species because of the large number
of other animals that will use tortoise burrows for one or more of their life requisites.
During the 100% survey no gopher tortoises or burrows were identified. The gopher
tortoise survey was conducted in accordance with the techniques outlined in the
publication, Ecology and Habitat Protection Needs of Gopher Tortoise (Gopherus
polyphemus) Populations Found on Lands Slated for Development in Florida. Due to the
King's Crossing Property
Serninole Counly, Florida
.Trine 2021 Page 5
active row crop operation on the subject property, future use of the site by gopher tortoises
is not anticipated.
6.2 Protected Plant Species
The protected plant species with some potential to occur on the subject property are listed
in Table 6.2.1, below.
Table 6.2.1: Protected plant species with the potential to occur on the King's Crossing project site in
Seminole County, Florida.
Species Name
Common Name
Agency Listing
FDACS FWS
Likelihood
of
Occurrence
Habitat
Asplenhan
Auricled
E
Low
Hammocks
attrilian
spleenwort
Pteroglossasp7is Wild coco; giant
T
Low
Asplenhan
Bird's-nest
E
Low
Hammocks and swamps
serration
spleenwort
Low
Wet, open, acid pinelands
pitcherplant
1101'risella
Threadroot orchid
and bogs
Low
Cypress and hardwood
porrect(I
Dry, oak woods and
King's Crossing Property
swamps, old citrus groves;
Seminole Counry, Florida
epiphytic
Iffichan
Yellow star anise
E
Low
Wet woods and swamps
parvijlorwn
Ilatelea
Florida milkweed;
E
Low
Upland hardwood and mixed
floridana
panhandle
forests
anglepod
11,1017011,01).Vis
Pigmy -pipes; sweet
E
Low
Deciduous woods; parasitic
rejmoldsiae
pinesap
on the roots of Cornus florida
Nemasijilis
Fall -flowering ixia;
E
Low
Swamps, marshes and wet
floridana
celestial lily
pine flatwoods
Pechuna dispersa
Polypody fern
T
Low
Hammocks
Pechuna phimida
Polypody fern
E
Low
Hammocks; epiphytic
Pechonaptilodon
Swamp plume
E
Low
Hammocks
polypody
Pinguicula
Blue butterwort
T
Low
Wet, acid pinelands
caerldea
Platanthera
Large white fringed
T
Low
Marshes, and wet, open,
blephai-iglottis
orchid
grassy areas
Platanthera
Golden fringed
T
Low
Marshes and wet, pine
crisfala
orchid
flatwoods
Platantheraflava
Southern tubercled
T
Low
Cypress and hardwood
orchid;gypsy-
swamps
spikes
Platanthera Snowy orchid; bog
T
Low
Wet pine flatwoods
nivea torch
Pogonia Rose pogonia
T
Low
Marshes and wet, pine
ophioglossoides
flatwoods
Pteroglossasp7is Wild coco; giant
T
Low
Sand pine scrub and sandhills
ectIstata orchid
Sarracenia minor Hooded
T
Low
Wet, open, acid pinelands
pitcherplant
and bogs
Schivalbaea American
E E
Low
Dry, oak woods and
King's Crossing Property
Seminole Counry, Florida
June 2021
Page 6
americana chaffseed pinelands
Spiranthes Florida ladies' E Low Pine flatwoods
brevilabi-is var. tresses
flori(I(Ina
Spiranthes Lace -lip ladies' T Low Marshes and cypress swamps
laciniala tresses
No federally protected plant species are expected to occur on the subject property.
7.0 CULTURAL RESOURCE ASSESSMENT
A preliminary review of the Florida Master Site File (FMSF) was completed through the
Division of Historical Resources (DI -JR) and the State Historic Preservation Officer
(SHPO) for the subject property. No archaeological sites or resource groups were identified
on or directly adjacent to the subject property. Please see Appendix 11 for correspondence
from the Florida Master Site File. The proposed project is not anticipated to impact
significant cultural resources.
8.0 SUMMARY
The King's Crossing property is located at the southeast intersection of SR 46 and SR 415
in unincorporated Seminole County, Florida. The proposed project is to create a new
commercial development with associated infrastructure and stormwater management on
presently agricultural lands approximately 25.04 acres in size.
No wetlands are located on or adjacent to the subject property. Multiple upland cut drainage
ditches associated with the agricultural operation and SR 46 drainage are located on the
subject property. The surface waters total approximately 1.51 acres in size.
A 100% gopher tortoise survey was completed. No gopher tortoise burrows were identified
on the subject property. The uplands on the subject property provide very minimal, to
limited, habitat support for wildlife utilization.
Multiple southern bald eagle nests area located in the area. No potential nesting trees are
found on the subject property or directly adjacent to the property. No known southern bald
eagle nests are located within 660 feet of the subject property.
No other protected flora species are anticipated to be affected on the subject property due
to the proposed development.
No cultural resources were identified on the subject property.
King's Crossing Property
Seminole Cozml)r, fi'loi-ida
June 2021 Page 7
Technical Literature References
Chafin, L.G. 2000. Field Guide to the Rare Animals oj'Florida. Florida Natural
Areas Inventory, Tallahassee, Florida.
Coile, Nancy C. 1998. Notes of Florida's Endangered and Threatened Plants.
(Rule 513-40 Florida's Regulated Plant Index), Botany Contribution 38, 2°`l Ed. Florida
Department of Agriculture and Consumer Services, Division of Plant Industry, Gaineville,
Florida. 119 pp.
Cox, Jeffrey. A. 1987 Status and Distribution of the Florida Scrub -Jay. Florida
Ornithological Society. Special Publication No. 3, Gainesville, Florida 110 pp.
Cox, Jarnes, D. Inkley, R. Kautz. 1987. Ecology and Habitat Protection Needs of
Gopher Tortoise (Gopherus polyphemus) Populations Found on Lands Slated.for Large -
Scale Development in Florida. Florida Game and Freshwater Fish Commission, Nongame
Wildlife Program. Technical Report No. 4. Tallahassee, Florida. 69 pp.
Deyrup, Mark, Franz, Richard 1994. Rare and Endangered Biota of Florida,
Volume IV Invertebrates. Special Committee on Invertebrates, Florida Committee on Rare
and Endangered Plants and Animals.
Division of Endangered Species. Threatened and Endangered Species System. Web
Page Address: littL)://ecos.fwS.v-ov/tess 1)ublic/TESSWebpage. United States Fish and
Wildlife Service, Denver, Colorado.
Environmental Laboratory, Wetlands Research Program. 1987. Collas ofEngineers
Wetlands Delineation Manual. Technical Report Y-87-1. Department of the Army,
Vicksburg, Mississippi.
Florida Exotic Pest Plant Council. 2005. List of Florida's Invasive Species.
Internet: http://www.flcppc.org/05list.htm. Florida Exotic Pest Plant Council.
Florida Fish and Wildlife Conservation Commission. 2004. Florida's Endangered
Species, Threatened Species, and Species of Special Concern. Web Page Address:
http://www.wildflorida.org
limpei-ited/pdf/Endaiigei.ed-'I'hreatened-Special-Concern-
2004.adf. Florida Fish and Wildlife Conservation Commission.
Gilbert, Carter R., 1992. Rare and Endangered Biota of Florida, Vohnne H Fishes.
Special Committee on Fishes, Florida Committee on Rare and Endangered Plants and
Animals.
Gilbert, K.M., J.D. Tobe, R.W. Cantrell, M.E. Sweeley, J.R. Cooper. 1995. The
Florida Wetlands Delineation Manual. Florida Department of Environmental Protection,
King's Crossing Property
Seminole County, Florida
June 2021 Page 8
South Florida Water Management District, St. Johns River Water Management District,
Suwannee River Water Management District, Southwest Florida Water Management
District, and Northwest Florida Water Management District. 198 pp.
Hipes, D. D.R. Jackson, K. NeSmith, D. Printiss, K. Brandt. 2001. Field Guide to
the Rare Animals of Florida. Florida Natural Areas Inventory, Tallahassee, Florida.
Humphrey, Stephen R., 1992. Rare and Endangered Biota of Florida, T,ohtme L
Mammals. Special Committee on Mammals, Florida Committee on Rare and Endangered
Plants and Animals.
Moler, Paul E., 1992. Rare and Endangered Biota cif Florida, Volume III
Amphibians and Reptiles. Special Committee on Amphibians and Reptiles Florida
Committee on Rare and Endangered Plants and Animals.
Natural Resource Conservation Service (Soil Conservation Service at time of
publication). Circa 1977. Soil Survey of Seminole County, Florida. United States
Department of Agriculture
Rogers, James A. Jr., Kale, Herbert W. 111, Smith, Henry T. 1996. Rare and
Endangered Biota of Florida Volume V Birds. Special Committee on Birds Florida
Committee on Rare and Endangered Plants and Animals.
Surveying and Mapping Office, Thematic Mapping Section. Department of
1
Transportation. 1999. Florida Land Use, Cover and For11, s Classifleat ion Sy ste11, 3'd ed.
State of Florida, Department of Administration. 81 pp.
Wunderlin, Richard P. 1998. Guide to the Vascular Plants of Florida. University
Press of Florida. 804 pp.
Wunderlin, R. P., and B. F. Hansen. 2004. Atlas of Florida Vascular Plants
(littp://www.plailtatlas.usfedu/). [S. M. Landry and K. N. Campbell (application
development), Florida Center for Community Design and Research.] Institute for
Systematic Botany, University of South Florida, Tampa.
King's Crossing Property
Seminole County, Florida
Jime 2021 Page 9
APPENDIX I
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APPENDIX II
DHR CORRESPONDENCE
This record search is for informational purposes only and does NOT constitute a
Wproject review. This search only identifies resources recorded at the Florida Master
Site File and does NOT provide project approval from the Division of Historical
Resources. Contact the Compliance and Review Section of the Division of Historical
Resources at 850.245-6333 for project review information.
January 28, 2019
Jody Sisk
Atlantic Ecological Services
904-347-9133
(J 7CI.�CI?atlantlCe(:C).e0171
-1=11orida
'L --Master
sitc
File,
In response to your inquiry of January 28, 2019 the Florida Master Site File lists no archeological sites
and no other Cultural resources found at the designated parcel located in Seminole County, Florida
ID4's 03-20-31-300-0020-0000, 03-20-31-50 1 -OAOO-0060, and 03-20-31-300-004A-0000
Section 03 T20S R31E
When interpreting the results of this search, please consider the following information:
o This search area may contain unrecorded archaeological sites, historical structures
or other resources even if previously surveyed for cultural resources.
Federal, state and local laws require formal environmental review for most
projects. This search DOES NOT constitute such a review. If your project falls
under these laws, you should contact the Compliance and Review Section of the
Division of Historical Resources at 850-245-6333.
Please do not hesitate to contact LIS if YOU have any questions regarding the results Of this search.
Sincerely,
Ernan M. Vovsi, Ph.D.
Data Base Analyst
Florida Master Site File
Enian.Voysi La�,DQS.N/IvFtorida.coni
500 South Bronough Street - Tallahassee, FL 32399-0250 www.flhci-itage.cot-n/presei-vatioti/sitefile
850.245.6440 pli 1 850.245.6439 fax SiteFile@dos.state.fl.US
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PROJECT INFORMATION - 4141 EAST SIR 46
FUTURE LAND USE AMENDMENT
Requested Action: Comprehensive Plan Amendment to change the existing future land use
designation from IND, Industrial (Seminole County) to GC, General Commercial
(City) on 24.15 acres at 4141 E SR 46.
Proposed Use: Mixed Use Retail Shopping Center with Multifamily Development
Project Address: 4141 East SR 46
Current Zoning: C-3, General Commercial and Wholesale and A-1, Agriculture (County)
Current Land Use: Vacant/Agriculture
Proposed Zoning: PD, Planned Development
Tax Parcel Numbers: 03-20-31-300-003A-0000, 03-20-31-300-004A-0000, 03-20-31-300-005A-0000,
03-20-31-501 -OAOO-0060
Site Area: 24.15 Acres
Property Owner: Walter N King Revocable Trust
307 W. 3`d Street
Sanford, FL, 32771
Applicant/Agent: Cobb Cole
149 S. Ridgewood Suite 700
Daytona Beach FL, 32114
Phone: (386) 323-9244 Email: Debi.LaCroix@CobbCole.com
CAPP Meeting: A CAPP letter (COVID-19) was mailed to residences in a 500 radius feet area with a
CAPP process occurred on February 26, 2019.
Commission District: District 1— Commissioner Sheena Britton
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: 1, Industrial (County)
Proposed Future Land Use: GC — General Commercial (City)
SURROUNDING USES AND ZONING:
Zonine Uses
North PD, RM -3, C-2 (County) Convenience Store/ Vacant/ Grazing Land
South A-1 (County) Cropland
East PD (County) Vacant Lot
West GC -2, AG (City) Vacant Lot/Gas Station
WS RM X
Item No. PT 0 -z -
ST.
CITY COMMISSION MEMORANDUM 22-006
JANUARY 10, 2022 AGENDA
To: Honorable Mayor and Members of the City Commission
PREPARED BY: Eileen Hinson, AICP —Planning Director
SUBMITTED BY: Norton N. Bonaparte, Jr., ICMA-CM, City Manager
SUBJECT: Future Land Use Amendment from IND, Industrial (Seminole County) to GC,
General Commercial (City) on 24.15 acres at 4141 E SR 46.
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 from IND, Industrial (Seminole County) to GC, General
Commercial (City) on 24.15 acres at 4141 E SR 46 has been received.
The property owner is Walter N. King Trustee. The applicant is Robert A. Merrell of Cobb Cole.
The Affidavit of Ownership and Designation of Agent forms are attached and other information is
available in order to ensure that all potential conflicts of interests are capable of being discerned.
FISCAL/STAFFING STATEMENT:
According to the Property Appraiser's records, the subject property is currently vacant. Based on
the 2021 property tax roll, the four parcels have a combined assessed value of $12,533. The total
tax bill for the four parcels in 2021 was $183.04. Rezoning the property will further facilitate future
residential and commercial uses and will generate additional ad valorem and utility revenues for
the City.
No additional staffing is anticipated if the comprehensive plan amendment is approved.
BACKGROUND:
The 24.15 acre property is located in Unincorporated Seminole County, at the southeast comer of
East State Road 46 and East Lake Mary Boulevard. The site is zoned C-3 General Commercial
and Wholesale (Seminole County), and A-1, Agriculture (Seminole County) with a Future Land
Use of IND, Industrial (Seminole County).
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The property owner has filed a petition to annex the entire 24.15 acres into the City of Sanford in
order to obtain City Services and develop a future mixed use commercial and residential project.
Upon annexation, the subject property will retain its Seminole County Industrial future land use
designation, pending approval of the future land use change to incorporate into the City of
Sanford's Comprehensive Plan.
The property is located within Joint Planning Sub Area 3 of the 2015 Seminole County/City of
Sanford Joint Planning Area. Sub Area 3 encompasses the intersection of SR 46 and CR 415 (East
Lake Mary Boulevard) and has been designated for the intent of providing a commercial node to
serve the eastern portion of the City.
In order to improve the site and develop a future commercial development, a supportive
commercial future land use is necessary. In conjunction with the request to annex the property, the
applicant has submitted for a Small Scale Comprehensive Plan Amendment to change the Future
Land Use map designation from Seminole County's Industrial to City of Sanford's (GC) General
Commercial land use classification upon annexation into the City of Sanford.
The applicant also has submitted a concurrent application to rezone the subject property from C-3
General Commercial and Wholesale (Seminole County), and A-1, Agriculture (Seminole County)
to PD, Planned Development (City of Sanford) for a proposed mixed use, commercial and high
density multiple family residential property.
The City's Comprehensive Plan allows for the proposed mix of uses in the General Commercial
Future Land Use designation as follows:
Policy FLU 1.3.6: Designate 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. Multifamily residential is encouraged as a
secondary use to foster sustainable, mixed-use developments that reduce vehicle miles traveled
and support a walkable community. The General Commercial designation generally shall be
located in highly accessible areas adjacent to major thoroughfares which possess necessary
location, site, and market requirements. The maximum intensity of General Commercial
development measured as a floor area ratio is 0.50. All new development within General
Commercial designated areas shall be required to comply with performance criteria. The
General Commercial area is not generally intended to accommodate manufacturing, processing,
or assembly of goods, sales and service of heavy commercial vehicle and equipment, or related
services or maintenance activities; warehousing; uses requiring extensive outside storage; or
other activities which may generate nuisance impacts, including glare, smoke or other air
pollutants, noise, vibration or major fire hazards, or other impacts generally associated with
more intensive industrial uses. Multifamily residential is permitted within this designation at a
density of 20 dwelling units per acre. The residential mix may not exceed more than 40 percent
of the total square footage of the general commercial uses. 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. The City will coordinate with the
School Board regarding residential development within this district as required in the Public
School Facilities Element to ensure the availability of adequate school facilities.
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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 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, 2
Criteria I — The subject site is not located within a well field protection zone or aquifer
recharge area.
Criteria 2 — The subject site will be served by locally available utility services and other
existing public infrastructure.
Criteria 7 - The multiple family and commercial mix use, creates a balance of land uses
based on demands of residential population for the nonresidential needs of an area; and,
Criteria 8 — The project proposes a mix of retail, restaurant and commercial services with
a higher density residential complex within the one Planned Development. It provides for
connectivity and easy access to major thoroughfares. This provides housing and services
in a compact area with easy access between. It reduces trip and provides an alternative
residential opportunity to the single family and townhome development that has been the
more recent pattern along E. Lake Mary Boulevard.
The applicant has provided a statement for the amendment which is attached to this report. Staff
has outlined additional Goals, Objectives and Policies (GOP's) that are also compatible with the
proposed amendment.
Goal FLU I Manage Land Use Distribution and Provision of Services and Facilities. The City
shall promote an orderly distribution of land uses in an economically, socially, and
environmentally acceptable manner while ensuring the adequate and timely provision of services
and facilities to meet the needs of the current and projected populations.
The proposed amendment is consistent with the Goal FLU I as it helps ensure that land uses are
located in a rational and efficient manner to promote economic development. The existing land
use is industrial and which is inappropriate and inconsistent for the site given needs and goals for
Page 3 of 5
this immediate intersection. The trend in development in the area has proven a need for
commercial services which is also called out in the JPA.
Policy FLU 1.3.6: Designate 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. Multifamily residential is encouraged as a secondary use to foster sustainable, mixed-use
developments that reduce vehicle miles traveled and support a walkable community.
The General Commercial designation generally shall be located in highly accessible areas adjacent to
major thoroughfares which possess necessary location, site, and market requirements. The maximum
intensity of General Commercial development measured as a floor area ratio is 0.50. All new
development within General Commercial designated areas shall be required to comply with
performance criteria.
The subject property has frontage on two major arterials, both SR 46 and E Lake Mary Boulevard.
The land uses along both corridors is a mix of residential, commercial and industrial; however, a
need for more commercial has been identified
Upon review of the request, staff has determined that the proposed amendment is compatible with
the surrounding uses and consistent with the goals, objectives and policies of the Comprehensive
Plan and the JPA. The subject site provides an opportunity for much needed commercial
development in the area.
The applicant's request to amend the land use to GC, General Commercial is consistent with needs
and character of the area. The E SR 46 and E Lake Mary Boulevard intersection is a major
intersection on the east side of town and will provide a hub for a variety of services to the rapidly
growing area. The proposed commercial uses will provide a benefit to the City as a whole and to
the abutting neighborhoods. As the area grows, the site has the opportunity to offer needed
services, shopping, dining, cultural and entertainment opportunities.
LEGAL REviEw:
The City Attorney has not reviewed the staff report and but has provided 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.
The City Commission approved the first reading of Ordinance No. 4649 on December 13, 2021.
The City Clerk published notice of the 2nd Public Hearing in the Sanford Herald on December 29,
2021.
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RECOMMENDATION:
It is staff s recommendation to adopt Ordinance No. 4649.
Additional comments or recommendations may be presented by staff at the meeting.
SUGGESTED MOTION:
"I move to adopt Ordinance No. 4649."
Attachments: Project Information Sheet
Site Vicinity Map
Site Aerial Map
Affidavit of Ownership
Applicant's Justification statement
Ordinance No. 4649
T:\DevelopmentReview\03-LandDevelopment\2021\4141 East SR46\CPA\CC\CC Memo -4141 ESR 46-SCPA.docx
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