Planning and Zoning Commission - Regular Meeting

Good evening. This is the September 2nd, 2026 Seminole County Planning and Zoning Commission meeting. Please stand for the Pledge of Allegiance. of the United States of America and to the republic for which it stands, one nation, under God, indivisible, with liberty and justice for all. This board is a seven-member board appointed by the Board of County Commissioners. A quorum has been established to hold tonight's meeting. Public hearing items acted upon by this board are referred to the Board of County Commissioners for further consideration. Board members present tonight are Chairman Carissa LaHunt, Vice Chairman Brandy Iapolo, Commissioner Richard German, and Commissioner Mike Lorenz. Staff present tonight are Mike Rhodes, Development Services Director, Dagmarie Segarra, Deputy Development Services Director, Naysa Borkert, Deputy County Attorney, Joy Giles, Planning Manager, Jim Potter, Development Review Engineering Manager, Annie Silloway, Principal Planner, Kaitlyn Apgar, Senior Planner, and Tammy Brushwood, our PNC Board Clerk. Tonight's meeting will go as follows. Staff will introduce each item. The applicant will then present their item. Audience members wishing to speak will then be heard. Audience participation requires that each speaker complete a comment card and give it to the clerk. Comment cards are located out in the lobby. Please check the box if you'd like to make oral comments. Written comments are also welcome. Speakers should restrict their comments to information directly related to the item being heard. When called, speakers should approach the microphone and clearly state their name and address for the record. The board may ask questions of the speaker. After all speakers have been heard, public comment will be closed. The applicant will be given a chance for rebuttal. Any items shown such as videos, presentations, pictures, or maps must be left with the clerk for the public record. Items shown from electronic devices should be emailed to the clerk. A motion will be made and then seconded. Board discussion may occur and will conclude with a vote.

I will request a roll call vote for any split votes.

We'll start with the acceptance and approval of our proof of publication. Do I have a motion?

So moved. Second.

All in favor? Aye. Approval of the minutes. Does the board have any changes, any discussion, a motion?

Move to approve. Second.

All in favor? Aye. And on to our public hearing items. We'll move on to item number one, which is Greenway Preserve Small Scale Future Land Use Map Amendment and Rezone, Caitlin Apgar. Now, there are a couple of changes to what we have in our packets. On this item, we have a change to... For it to read to high-density residential in a rezone from A1 agriculture and planned development is the added change. I'll pass around this highlight. Tammy said that it doesn't make any change to our motion, but if you guys want to take a look at that. Thank you.

Go ahead, Caitlin. Good evening. Caitlin Apgar, Planning and Development Services. I did want to just advise about that change. It will... be amended in your motion, so we did provide that updated motion language in both the staff report and the separate... Yeah, because you want to make sure the motion's including and planned development. Thank you, guys. The applicant is requesting the approval for a small-scale future land use map amendment from low-density residential and planned development to high-density residential and a reasonable from A1 agriculture and PD planned development to R4 multiple family dwelling for a 308-unit multifamily development on approximately 23.42 acres located on the north side of Slavia Road east of 417. Thanks. There are three properties that are part of this request. Two of the subject properties have a feature land use of PD and a zoning designation of planned development. These properties are part of the Oviedo boat and RV storage planned development, which exclusively permits the use of the property as a parking site for boats, commercial and recreational vehicles. The third subject property has a feature land use of low density residential, which permits a maximum density of four dwelling units per net buildable acre and has a zoning designation of A1 agriculture. This property has been used in part of the outdoor storage operations. The proposed land use amendment is to high density residential, which allows a maximum of 20 dwelling units per net buildable acre. The proposed zoning district is R4, multiple family dwelling district, which would allow the multifamily development as a permitted use. The applicant proposes to develop the site as a multifamily complex, having a maximum of 308 dwelling units. Based on firm maps from 2007, most of the site is in the floodplain. However, based on the county's new Howell Creek Basin study, there appears to be less floodplain on the subject than previously shown. The applicant will be required to compensate for any impacts to the county floodplain as required at site plan review. Based on preliminary county wetland map analysis as well as surveys provided by the applicant, there are approximately 2.1 acres of wetlands on the subject property. The project is proposing to retain approximately 1.8 acres of wetlands in the proposed development. A topographic survey and plan showing the detailed wetlands and floodplain delineations will be required at time of site plan review. The site is located in Seminole County's utility service area and will be required to connect to public utilities. The property proposes access from Slavia Road, which is classified as a major collector and currently operates at a level of service C. Improvements to Slavia Road are programmed in the county's five-year capital improvement program. The applicant will be required to coordinate with staff and comply with any improvements identified through the Public Works Transportation Engineering Review, including consideration of the county's future plans to widen Slavia Road. This development will also be required to relocate the undeveloped right-of-way known as Terra Lane. The site is currently configured to accommodate for the right-of-way and for the existing transmission power line easement running diagonally through the property. There is not an existing sidewalk along Slavia Road. The developer will be required to construct a six-foot sidewalk along the frontage on Slavia. Specific buffer requirements will be determined at site plan review and will be in compliance with the Seminole County Land Development Code. The R4 zoning district requires 35% open space be provided on site. The proposed development shows compliance with this provision as demonstrated in the development plan provided. The school impact analysis provided for the proposed project concluded that the zoned elementary school is currently over capacity. However, per the adopted interlocal agreement between the school district and the county, the school district analysis concluded that the students generated by the project for the adjacent concurrency service area would at this time be able to accommodate the student count without exceeding the adopted level of service. The proposed development was evaluated for consistency with the Seminole County Comprehensive Plan. The project is proposing an overall density of approximately 18.14 dwelling units per net buildable acre, which is in compliance with the maximum density of the proposed future land use of HDR. Slavia Road is considered an urban major collector, thus meeting the provision of the high density residential flue policy by locating adjacent to major collectors and arterial roadways. The proposed development adequately provides for setbacks, buffers, parking, open space, and all other development standards, which is also upheld and enforced by the Land Development Code. All future land use amendments are held to the criteria projected above as per the comprehensive plan. For the sake of this presentation, I'll provide a summary of how the request meets the criteria with more specific points being contained within the published staff report. Staff finds the proposed high density residential land use designation to be appropriate and consistent with the changing character of the area, which is increasingly transitioning towards multifamily residential development near a major commercial center. The site is adequately served by existing and planned public infrastructure, including utilities, transportation facilities, and schools, and can be developed in compliance with applicable environmental regulations while preserving the majority of onsite wetlands. The proposal is compatible with surrounding land uses through the use of natural buffers, roadway separation, and site design features that minimize impacts on adjacent properties. The development would expand housing opportunities within the urban area and support the nearby commercial employment base. Its location along a major collector roadway promotes efficient transportation patterns by reducing pressure on local residential streets, whereas the applicant has also been advised that coordination with the county will be required given the forecasted improvements to Slavia Road. The proposed development is also required to relocate the undeveloped right-of-way, Terra Lane, thereby enhancing connectivity and accessibility to the site and any future development to the north. The proposal is consistent with the Seminole County comprehensive plan, regional growth objectives, and state planning policies by providing additional housing opportunities in a location that supports planned growth, transportation efficiency, and compatibility with the surrounding development pattern. The development was evaluated with the Seminole County Land Development Code for consistency per section 30.31.6. The request is considered consistent with the code, comprehensive plan, and the surrounding area. The proposed development supports the objectives of the R4 zoning designation through sufficient buffering and a proposed use that is compatible with the surrounding trend of multifamily development on Slavia Road, as well as the proximity to a major commercial node to the north. The Seminole County Land Development Code also requires a maximum lot coverage for dwelling structures in the R4 zoning district dependent on building height. The applicant has demonstrated compliance with this provision via the provided development plan and will be held to this standard at the time of site plan. The applicant conducted a community meeting on June 24th, 2026. Details of the meeting have been provided in the agenda package. Please also advise we did receive two letters of opposition since agenda publication. Copies of the letters have been provided to you by the Board's Book. Staff requests the Planning and Zoning Commission recommend the Board of County Commissioners enact the ordinance enacting a small-scale future land use map amendment and concurrent rezoning ordinance per the motion provided to you and projected on the slide above. Thank you.

Thank you, Caitlin. Are there questions of staff? Is the applicant present?

Good evening Madam Chair and fellow commission members. My name is Jonathan Hules and I'm with the Lowndes Law Firm 215 North Eola Drive. Orlando 32801, and I'm part of a larger applicant team that consists of our civil engineer, Brent Lenzen, with Kimley Horn, who's in attendance tonight, and Chrissy Gabbard, who is the developer's representative, also here. We appreciate working with Ms. Giles and Ms. Apgar and the rest of their team. We appreciate the thoroughness of both the presentation that was just made and the staff reports before you, and we concur with all of the findings and the recommendations that have been made in both. We're here to answer any questions you might have and would just ask for an opportunity, if there is any public comment, to have an opportunity to address that after it's made.

Thank you. Are there any questions of the applicant?

Did you provide a traffic report to the city on this project? We did. And did it require any improvements on Slavia or suggest what the level of service on Slavia would be?

Yeah, and I'm going to ask Mr. Lenson to come up and provide more detail, and he can fill in what I don't provide you. But it did show that Slavia would continue to operate at an acceptable level of service, both in the current condition and in its proposed future widening. In terms of turn lanes, do you want to talk about that? Sure. Okay. I'll let Mr. Lenson talk.

Good evening. Brent Lenson with Kimley Horn, 200 South Orange Avenue, Suite 600, Orlando. So regarding the traffic study, it has been completed, reviewed numerous times with county staff. What was agreed to, there's a partnership really with the county's design for the capital improvements along Slavia Road. There are 90% plans developed by the county right now for the widening of Slavia Road. So that was kind of hand in hand along with the TIA to understand the capacity enhancements that's going to happen as part of that project in the future. But like Jonathan mentioned a minute ago, there is no increased deficiencies with roadway capacity as part of the proposed improvements. That being said, there are signal timing adjustments proposed at the 426 and Slavia Road intersection to address the delays there. And then there's going to be some future coordination with the county along scheduling of the county roadway improvements with ours. Because in the interim condition, we'll call it, which is what's out there today, we would require entrance deceleration lanes right turn and left turn. But in the four lane segment, which is the future growth segment, There is no need for the turn lanes, so it's really a matter of timing of the two projects, collaborating them together and really identifying what needs to be done at the right time so we're not building turn lanes and then adding costs to the county's project to demolish turn lanes as part of their root project.

You know, where is it on the county's plans? I guess I could ask them for their construction of that. If they're 90%, what is the timing of construction of Slavia?

Jim Potter, Development Energy Manager. The county is on a slight delay on those improvements. The 417 is currently working on their bridge improvements. And as soon as those can be done, then we're scheduled to get back on, hopefully, track with that plan. Unfortunately, at this time, I don't think there's a good date. It could be a year or so. maybe even closer to two. We can get you an exact time at a later date if you'd like, but it's probably a year or two out before we're actually going to get through those improvements. But we have been in coordination with Kimley Horn and have discussed some interim improvements through their section that would, again, like they said, hopefully help the county with their improvements or with our improvements and also help them with their project.

You're within two years is what you're saying, probably. That's my best estimate at this time.

There's been some... It's moved further and further out as time goes along, but that is my latest. Okay. Thank you.

Any other questions of the applicant? No? Okay. Thank you. Next, we'll be moving to public comment. Tammy, I don't have any... We do have a couple of written comments that I think every member of the board has seen a copy of. In addition to that, we have Caleb Lucas present tonight. Would you like to come up and speak? State your name and address for the record.

Thank you. Good evening. My name is Caleb Lucas with Lucas Nursery at 1909 Slavia Road there in Oviedo. We operate on both sides of the present road in Slavia. Our people and equipment cross Slavia Road more than 50 times at least a day. Here to say, you know, I can't say that nothing should be built on this property, but I'm here with a few basic questions of understanding and concern. First, drainage. The staff report says that the site is in the Howell Creek Basin, and that basin has limited downstream capacity. And also, under the 2007 firm from FEMA, most of the property was in that mapped floodplain. The report leans on that Newark County Basin study showing less floodplain, but wondering if there's been any more further public review as to that floodplain and if a 25-year or 24-hour event design storm is the right standard to use for this project. Second, traffic. And this is a very important one, and specifically the sequence of this project in relation to the Slavia Road widening project. Slavia Road carries about 12,500 vehicles a day down it. The county is spending or planned to spending at least over $10 million for a four-lane project. But that's, as we heard, that construction isn't scheduled to begin for several years. I've heard 2029 being cast out there. This project, 308 units, 552 parking spaces, all gonna be using that single mile stretch there along Slavia Road where there are two major organizations, Lucas Nursery and also the Masters Academy. And Masters Academy is a rather large school of 1200 students approximately. Brings a lot of traffic to that road currently as the infrastructure sits. So I'm concerned about which comes first. If certificates of occupancy are issued on this and scheduled, is that going to be working for a two-lane road as it presently sits before a widening project can help alleviate that? And then also, during the interim, while that construction is going on, is there going to be additional issues with a construction project exhausting the capacity of the road? Third thing, kind of the record itself. I know there was a community meeting I wasn't able to personally attend, unfortunately. But I noticed that the applicant mentioned business and economic impacts and didn't list any. But I think that there are still impacts and concerns to those two major organizations that utilize Slavia Road and already have significant interest in the traffic issues there. So that kind of brings me to the real question of there's this huge jump from a low density to a high density residential. Is that appropriate for the constrained interior collector road here? And also the drainage being limited downstream capacity. So more or less, I'm kind of asking more for continuance. And I think the planning and zoning committee could take a deeper dive into this project to make sure that It doesn't exacerbate an already present issue with Slavia Road.

Thank you, Mr. Lucas. Could we have staff address those questions that he had, specifically the floodplain being the correct one being used and the traffic improvement timing?

Yes. The county spent quite a bit of time on the current Howe Creek Basin study. During their review of that, there was some areas in the previous study that did not adequately address the storage in the area. And so... It really hasn't went down a lot, but it was enough to make a difference with the flooding on the property. Most of the property really only flooded less than a foot, even in the previous study. And so with the reduction, it did pull a portion out. And the applicant's still going to have to deal with quite a bit of... of drainage. Another point that Caleb made that is important is, yes, the 25-year storm is our standard storm for review. The property is directly adjacent to the Bear Gully Canal, so it is one of our better systems. There's always capacity concerns and we have We generally, for projects like this, will also make them model the 100-year storm to show that it's not adversely impacting the system. That's things that we can definitely work out at the final engineering, but I believe that was the main issues. Was there something I'm missing?

No, those were the two that I wanted you to address. Thank you very much. Anything else?

I have one more question while you're there. They're going to rebuild Terra Lane or whatever it is and reroute that around the outside of that project. Are you okay with that routing? Have you looked at that?

Yes. From a practical standpoint, there are two properties that are to the north of this development. One is owned currently by the county and is shown mostly as wetlands and floodplain. The other property is privately owned but is also shown primarily as wetland and floodplain. They are proposing to build it, and currently it's not even actually constructed. So with the current design, They are proposing to improve it to a much better stance than it is right now. There is some negotiations with them, and I don't want to make a 100% commitment that the road will be built fully. One of the things that we are looking at is because the road is currently not constructed. working with them on using some of the cost for that improvement to work towards the Slavia roadway improvements to better get that working at this time. But the roadway relocation would not be a burden to either of those properties.

And you would consent to the abandonment of the old right-of-way, I guess.

Yes, that would be part of the requirement for this project to move forward would be the abandonment of the existing right-of-way. Thanks.

Is there any other member of the audience who'd like to speak in favor or in opposition to this item? Seeing none, we'll close public comment. And would the applicant like a chance to come up for a rebuttal?

Chairman, while he's walking up, can I make a quick point of clarification? The speaker mentioned the business economic impact form. That form is required. by the state, but for requests that come from applicants, it's required for all ordinances, but in rezoning and comp plan amendment requests, it's not required to be filled out. So it's only for ordinances that are of legislative nature, not for quasi judicial. So that's why the business impact statement says not applicable because it's not applicable for this project, but we just fill it out to make sure we've checked the box and everybody knows why it's not applicable to this project because it's the impact statement to the community. If what the county's doing, something will impact the community, that's really what the state's looking for us to provide. So I just wanted to make that clarification.

Thank you. Go ahead.

And thank you for making that clarification, Ms. Bogart. I was going to address that, but you've got that. I'll keep my comments brief. I think it's important, I think, on context of where we're at and the development kind of entitlement approval process. We're currently at the future land use map and the zoning, which is colors on a map. There's been a tremendous amount of detail. Having said that, a tremendous amount of detail given about what the intended use for this project has been. And that has been... reviewed and gone over several times. Mr. Potter's very familiar with the project, as he just demonstrated. We would ask we move forward with this portion, knowing that there's a lot of runway left in terms of staff review and consideration of the actual final design, which would come after this step is taken. And whatever details was a concern I'd be missing would be fulfilled as part of that process. And having said that, in terms of sequencing, we think the sequencing of the road construction and the actual construction of this project is very good in terms of where we're at very early on the entitlement process. We're looking at several years down the road before you'd actually have a completed project. And that should marry very well with what the current projections are for the road widening project. having said that we just once again would would ask that you you you and we would occur with staff's recommendation for for your all's recommendation to move forward to the board of county commissioners with with the two items and happy to answer any questions thank you uh do we have any board questions i have one more question of caitlyn

You said in one of your staff analysis here, you said to the west, the future land use is planned development, which is part of the Oviedo Marketplace DRI. Is that right?

That's correct. Yeah. I mean, it's part of a planned development still, which still has active entitlements for office and commercial uses to the west.

Is it? Okay. All right. Thank you. Absolutely.

Okay. Any other board questions or discussion? a motion?

I'll make a motion. I will recommend that the staff, the Planning and Zoning Commission recommend the Board of County Commissioners adopt the ordinance enacting a small-scale future land use map amendment, and concurrent rezoning ordinance as per the following two motions. Based on staff findings and the testimony and evidence received at this hearing, the Planning and Zoning Commission finds the request meets the identified portions of the comprehensive plan and recommend the Board of County Commissioners adopt the ordinance enacting a small-scale future land use map amendment for low density residential and planned development to high density residential.

Commissioner, can I stop you there and can we do the vote on the first motion and then we'll do the second motion for the rezoning? Okay.

Do we have a second?

Second.

All in favor? Aye. Opposed? Okay.

Based on staff findings and the testimony and evidence received at the hearing, the Planning and Zoning Commission finds the request meets the identified portions of the Seminole County Land Development Code and recommends the Board of County Commissioners adopt the ordinance enacting a rezone from A1 agriculture and PD plan development to R4 multiple family dwelling for 308 unit. multifamily development on approximately 23.42 acres located on the north side of Slavia Road, east of State Road 417. Second.

Okay.

All in favor? Aye. Opposed? Seeing none, the motion carries. Moving on, item number two, we have the Land Rover Orlando Small Scale Future Land Use Map Amendment and Rezone. Annie Silloway presenting. We also have a change with the deletion of the word commercial and addition of mixed use development in both the title and I guess that would be also in the motion.

Yes, good evening. You are correct. There are a couple of errors within the staff report that say commercial and it really should have stated mixed-use development. It has been corrected in the motion at the end of the staff report to eliminate commercial and state mixed-use development. So good evening. I'm Annie Sillaway with Development Services. The applicant is requesting a small-scale future land use map amendment from mixed-use development to industrial and a rezone from C2 general commercial to C3 heavy commercial and very light industrial. The applicant would like to rezone three individual parcels to allow development consistent with the C3 zoning district, which permits uses including but not limited to automobile sales and service, car wash, bank, and convenience store. The applicant proposes to develop a 38,000 square foot new car sales facility that will include automotive repair and service components on the site that was previously developed and operated as Rogers Corvette Center for more than 60 years. However, the establishment closed its doors in 2025. The site has been vacant for over a year and that vacancy under the mixed use development future land use triggers the property to be rezoned to PD. However, the proposed use of automobile sales and service as a single use is not permitted under the existing mixed use development future land use designation. So the applicant is requesting a rezone to C3, which would require a future land use amendment to industrial. Previously, the site operated solely as an automobile sales business, which was permitted in the C2 zoning district. However, the applicant now intends to redevelop the property to include automotive repair services. Because automobile repair service is not allowed in the current C2 zoning district, the use is permitted under C3, which would require the future land use amendment to industrial. The existing future land use designation is mixed use development which is intended to support well-planned projects that integrate residential and non-residential uses in close proximity. While this designation promotes a blend of residential and commercial activities, The surrounding area along US Highway 1792 has transitioned over time and is now predominantly characterized by industrial and commercial development. Given this context, the proposed industrial future land use designation is more appropriate as it reflects the established development pattern and supports uses commonly found along this corridor, including warehouses, retail, office, and other industrial and commercial activities. The subject property currently carries a mixed use development designation. However, the industrial designation is both suitable and compatible with the surrounding land use framework. Properties to the north and the west along US Highway 1792 are already designated as industrial the remaining mixed-use designation to the south provides an appropriate transition consistent with the county's comprehensive plan. Because the site is previously developed, there are no wetlands or floodplain areas present. Public facilities and services are already in place and operating at required levels and the proposed site does have available capacity. The site is already developed suitable for redevelopment and will adhere to all environmental and regulatory standards. The industrial designation also supports economic development by creating opportunities for higher skilled jobs and reactivating a vacant property. Because the property utilizes an existing developed site, it helps reduce transportation impacts and automotive repair typically generates fewer peak hour trips than other commercial uses, further minimizing roadway impacts. This infill redevelopment supports regional planning goals, including the Central Florida Regional Growth Vision, while reinvesting in an existing commercial corridor and reducing pressure for development in outlying areas. The lake located behind the property provides a natural buffer between the proposed industrial use and the single-family homes to the east, ensuring continued compatibility with surrounding residential uses. The proposed rezoning does meet the conventional rezoning criteria in that it supports Seminole County's comprehensive plan policies by placing employment and light industrial uses in an appropriate urban corridor along US Highway 1792. This area is also characterized by commercial and industrial development, making the proposed industrial future land use designation and C3 zoning a natural fit. The project includes adequate transitional buffers and the adjacent lake of the woods provides a substantial natural separation from the nearby homes, ensuring compatibility. The C3 zoning aligns with both the corridor's development pattern and the applicant's intended use. All transportation, environmental, stormwater and utility standards will be met during site plan review and existing curb cuts will support safe access and submitted studies, excuse me, confirm that the project can be fully served by current transportation and utility infrastructure without requiring offsite improvements. Redevelopment of the site will increase pervious area, enhance landscape buffers, maintain and extend the existing wall along the lake, and preserve environmental features. The project meets all levels of service for public safety and utilities and supports employment generating uses while maintaining compatibility with the surrounding residential, commercial, and industrial area. The site is within the City of Castleberry utility service area and capacity is available. Staff finds the proposed industrial future land use designation and the C3 heavy commercial and very light industrial zoning classification to be consistent with the comprehensive plan. The applicant did conduct a community meeting on May 12th of this year and the details have been provided in your agenda package. I also wanted to state for the record that staff did receive an email later this afternoon with some concerns regarding the development such as lighting and lake concerns. With that, Staff is requesting the Planning and Zoning Commission recommend to the Board of County Commissioners adoption of the ordinance enacting a small-scale future land use map amendment and concurrent rezoning ordinance as per the following two motions as provided to you on the screen. And that concludes my presentation. Thank you. Thank you.

Are there questions of staff? No? Is the applicant present? Yes.

Okay, hello and good evening. My name is Joe Fisher, and I am with the company Ware & Malcolm, who is the architect of record for this proposed project. First, we'd like to say thank you for taking the time to meet with us, and especially thanks to Annie for all the work we've done with her. We're really happy we got here, so it's good to be in front of everyone and kind of keep this project going forward. We're really excited about it.

So today, is there a slideshow presentation? Yeah.

Okay, yeah, that'll be coming up. But yeah, and he presented so many slides. I'll probably remove some of my slides from this presentation and move it along a little bit faster, so this is great. But once we get this presentation going, we'll kind of start walking through it. So I will start off by saying that Land Rover is a London-based company, and they have created a new concept design for their stores. And this is the first one to be rolled out to the United States. So it's a really fascinating new project to work on. Other than converting all these millimeters to inches and stuff like that, it's been a lot of fun to work on. And basically, because it's their first new store in the United States, we're not cutting any corners. This will set the standard of design for all the future Land Rover stores. Quick introduction, I guess. You know me, Joe Fisher, architect. With us, we have Jake Dahm, who is with Lithium Motors. They are the developer of the site, and they will be the future land owner. And then also is Stephanie Reidner, who is a civil engineer of record, and she is with the same company as myself, Warren Malcolm. So it's been really nice having close communication with our civil team with this large site. Oh, I saw it there a second. We're having technical issues. That's okay. Okay, so as you can see, this is the proposed building design. We'll get into that in more detail, but obviously, yeah, very sleek, new, modern, modular store. And even though it says, you know, Land Rover is the owner, Range Rover and Defender is the primary signage, but there will be multiple varieties of vehicles sold and leased out of this location. Okay, so yeah, agenda. Basically, you know, we're gonna kind of start, we did the team introduction, the existing site overview, and you know, Andy got into that, and then the proposed site improvements. Then we'll talk about landscape and lighting, the building design, and then just closing remarks. May provide a little more information than normal, but we really are excited about this project, so we hope, we wanted to show you kind of everything we have. So let's see. Yep, basically, yeah, Lithia and where Malcolm partnered together. Oh, that's okay. We partnered on probably about a dozen projects by now. I'm working with Jake on two. I have a few others around Miami and Wisconsin, places like that. So it's been a great partnership. I'm hoping Jake will give me a new project or two soon. depending on how this meeting goes. But yeah, and then next, so Lithia Motors is one of the largest auto retailers and developers in the country. They have the largest geographic spread in terms of the most locations. Yeah, they pride themselves on partnership. You often won't really see Lithia signage. They prefer to keep their dealerships as a brand name, but chances are you've been in a Lithia dealership. OK. And then Ware Malcolm is also a broad ranging firm. We have architects, interior designers, civil engineers. We acquired a lot of structural and mechanical MEP engineers as well. We have offices in pretty much every major city in the country, which pairs us really well with Lithia. Okay, so yeah, getting into the existing site overview. I think Annie covered a lot of this, but yeah, essentially it's four separate parcels. We're requesting to change three of those to different zoning designation. There's, I think, six scattered structures around the site. I think most of them are vacant right now, and there was that previous vehicle use on the site as well. So let's see. We already talked about this C3 and C2 zoning, so we can go to the next slide. So yeah, here's just an overall aerial image for anyone not familiar with it. One of the most prominent things is how much paving is on this site. You can just see all the gray. And so one of the vast improvements we're going to make, especially that large gray block along the lake, that's going to be turned into a landscaped retention pond. So that'll really help with stormwater retention as well as just kind of get rid of that nasty asphalt. There's also an existing boat ramp that will go away, and there is a retaining wall that we are going to extend. We'll get into more details about the retaining wall in a minute because I know the community was concerned about that. So here is just an existing street view. There's that Corvette, vacant Corvette dealership. We are keeping, there are four curb cuts on the site. We're proposing to keep three of them. The other one would be infilled. So this large one you see would be basically our main vehicle entry. So that would be where all the visitors, employees come in to see the site. And you'll kind of see that when our proposed site plan comes up. So this part Andy covered. Those are our parcels. The one in blue is the one that's already zoned correctly. The one in green is the one that we're requesting go from mixed use to industrial. And then the ones in yellow are our C2 mixed use. And we request those both to go to C3 industrial. And then just one continuous cohesive site, bring everything together, have a continuous landscape plan, continuous lighting, to really bring everything together. You have a unified landscape plan along the frontage, along the highway, as well as just a coordinated signage and just an overall much better product than what's currently right there. Okay, so we'll talk about the proposed site plan. So this is what we are proposing. Essentially that large white rectangle is our proposed dealership. And then the highway is to the left, obviously the lake is on the right. So as I mentioned, we have that large landscape space in the back that basically becomes our retention area. Let's see. So let's talk about the street frontage. So along Highway 1792, we are proposing enhanced landscaping. Land Rover has pretty strict requirements for the landscape design. So we have a landscape architect that has put together essentially hundreds, if not thousands, of plants of ground cover and trees along the frontage. Where we have the inventory parking, kind of that larger parking lot, that's where we're going to have a timber hit and miss fence. And then our main drive, that curb cut, well, let me go to the south for a bit. That's where there is a curb cut there existing. That is going to be our service delivery entrance. That'll be a gated entry, and that'll be for car delivery, essentially. That'll probably only happen once a day. We don't expect that to be used very often. All the employees and customers are going to come through the main curb cut in the center. So we are providing a new sidewalk connection from the existing sidewalk to the front entry of the dealership. And throughout this kind of front entry area, there will be nice stone pavers and porcelain pavers as well. Oh, you can go back, sorry. This line will take a little while. Let's see, so we also have demonstrator parking vehicles. These spaces are larger. It's essentially where people can try out different cars. That'll also have a stone paver. There'll be a raised garden there for a nice backdrop for those display vehicles. We do have some security gates, basically the inventory areas, but those are set back more than halfway through the building, so they're not gonna be a visible element on the street, and that'll be a black metal fence. So at the back of the property, we're proposing to remove all that paving, do the landscaping. In the inventory parking areas, inclined parking areas, there will be large planters in between each row of parking, so that will be more areas for trees and grasses. For trash and recycling, there will be a four-sided masonry structure to conceal the storage, and then a black metal gate to get in and out, a solid black metal gate. And then we've been coordinating with our lighting designer, per the community's comments, taking those into account, and we'll kind of get into that coming up. And then this slide, this is just kind of an enlarged plan showing some of those pavers that we're using. So there will be porcelain pavers at kind of the walkways by the main entry. There will be stone pavers at the drive-in, or like gray stone pavers and then darker stone pavers at those demonstrator vehicles. So that will help with stormwater retention as well. Okay, so we can move on to the cover page. We can just go right into landscape. So this is a kind of enlarged landscape plan focusing on the north. I know it's hard to read, but it just kind of shows some of the detail that we've been thinking about the street frontage and how it interacts with, you know, basically the building and as well as turning the corner, creating a buffer between our, you know, the vehicles that are parked really close to the property line with minimal fencing. So yeah, been working closely with them. And yeah, we think it's all native species. Again, Land Rover has a strong sustainability policy So minimal, you know, watering, it's going to be very natural and, you know, have less impact on the utilities. Okay. So lighting. I know this is a big concern. So we met with community. A lot of points that came up were the lights reflecting off of the lake and affecting their views. You know, very, very, very fair point. So we reduced our light pole counts by about 30%. And then we basically took all the light poles along the back of the property near the lake, turned those into bollards, and the bollards only emit light facing the property. So they don't cast light towards the lake. The view on the left is a little harder to read. It's a little more realistic, but the view on the right is the one that's easy to see. It's pretty evident, at least to us, that the light does not really go over or splash over anywhere near the lake. The lake is probably about 90 feet away from the farthest light admittance. Okay, so building design. So yeah, we showed this rendering before, but essentially what we're proposing is dark gray metal aluminum clad panels around this front of the building, the customer facing area, along with clear storefront, hurricane resistant obviously. There'll be like a thin gray chamfered frame around that storefront, and then the storefront wraps the corners. One of the big pushes is to have as much natural light in this space as possible. And then the signage, kind of unique metals going up there behind each side. And then you can see the landscaping, some of those bollards scattered around. There will be a zero curb entry, so it's great for accessibility. You don't have to step up or over or look for a specific ramp or anything like that. And you can kind of start to see the play of those pavers and how they kind of separate the different zones. There will be two display vehicles flanking each side of the building. Those will be essentially permanent, you know, switched out, depending on the GM. And then there will be two large planters with trees flanking the entry doors. So that will kind of signify how you get into the building. So here are just some elevations from the architectural drawings. Again, the main front elevation is in the top right. There are some reference images for the dark gray ACM panels. The back of house, we are proposing a light gray horizontal metal cladding. That's also a Land Rover standard, so it's not like it's going to be some downgraded back of house cladding. It'll still be a nice metal finish to the back. There is kind of some service drive entry doors like halfway in the building. That's when customers come in. They drive down the service tunnel. They drop off their car. Then they go into the hospitality area, which you'll see on the floor plan in a minute. Another request from the community was just to see a rendering of what it will look like from across the pond. So we received some images from some community members and kind of based our rendering off of that and plugged in our own 3D model. And this is what we came up with. Essentially, another big concern was that retaining wall. Right now, It's just like gray concrete, you know, it's not the most attractive thing in the world. So we're proposing to clean, scrape it, and repaint it. We're looking at white here. However, we thought about what if like a light blue would be fun, you know, that could mimic the lake color on a sunny day and it might help it blend in. You're also going to see a lot more grass above that retaining wall. You know, right now it's all paving, so you're going to see a lot more green space there as well. And then, yeah, there are some light poles showing up there right behind the building, but we've requested our lighting designer replace those with bollards, so that is being fixed. Right now, the building is the same height all the way around at 23 foot 3 inches tall. It's about 5 feet shorter than the existing gray metal building, the Corvette backup house section that you'll see now, so we're lowering the height a little bit. And Land Rover has committed to repainting and retaining oil every five years, or if a situation arises, repainting it more often. So, yeah, while not super critical to this meeting, we wanted to show the interior design, the proposed interior design. So using a few minimal materials, you know, high-end woods, high-end tiles, and then just kind of really opening up that ceiling in the showroom. So this is the showroom ceiling. You know, that 23-foot, 3-inch tall building allows us to get a nice raised showroom experience as well as a parts mezzanine in the back of house. So most of the showroom ceiling will be exposed to structure. And then as you move farther into the space, we go into what's called our hospitality tunnel, where they have more seating, you know, banquets and little niches to wait while your car is being repaired. Okay, and then the floor plan. Yeah, just to kind of tie it all together. So the front of house showroom is off to the left, and then our hospitality is kind of that brown wood element running through. The service drive tunnel is towards the middle. And then the service area is basically all the rest of it, the back of house, all of our lifts and everything like that, parts storage. So yeah, I mean, in closing, again, we'd like to say thank you for taking the time to meet with us and all the work that's already gone into reviewing the site plan. Yeah, we have the whole team here. Happy to answer any questions that come up. So thanks again.

Thank you. Do we have any questions of the applicant?

I have one. Are you going to use dark sky lighting? So we do have light shields on top of the lights. You're not using dark sky lights?

When you say sky lights, they will be dark sky compliant. Fine.

Any other questions of the applicant? Seeing none, we'll move on to public comment. I do have some comment cards here. We'll call Scott Redman first. Come on up. And if you guys want to hang around here, I'll give you a chance for a rebuttal at the end.

Hello, my name is Scott Redman. We have a landscape architecture firm about a half mile south of this project at 92 South Lakewood Circle. I'm here in support of this project. I really wanted a brew pub with live music, but this is what we do. We also cater to a very high-end market, so we feel we're positioned between a Porsche, Mercedes, and Land Rover. This isn't what I thought about coming inside here. I had concerns about... the development of sensitivity. I'm familiar with the group, and I appreciate the design put forward. I want to push back on the staff thing. Every waterfront property in the state of Florida has a floodplain, so there is a floodplain on this project. I'm glad to see the retention in the backside being dealt with. I think about 80 cypress trees on the backside, but really seeing that. So in my mind, that was still a very visible backyard, despite all the talk about it. So I'm not knocking the project. I appreciate the design put forward. So a couple different things. I think that, you know, We're the first building south coming into town, besides the pink car wash, getting built on this corridor. So I say rising tide lifts all boats. We have been pushing for upscale development, progressive design inside here, and I'm glad to see that happening. So that being said, I also think that Castleberry has done a tremendous job, more than any other local municipality, on pushing forth their trail system for the size of the city. Their bioswales, the story they tell about their assorted stuff, nobody right here does that. So I would like that continue. So when I see the retention back in the back, I think that's awesome. I think there should be a story to tell. I think that there's detailed things that might be done differently. But the thing is that... The trail across the front. So it might not seem like it on a very busy highway. That trail across the front is important. I've been there 15 years. I see people live down that trail getting to Castleberry. So I think they are putting their best foot forward. I think there's a real chance to enhance that connectivity. So all the cars coming inside, when bike trails, nobody stops for them. So there needs to be some significant signage. Need to look at how far back that signage goes for the traffic across that bike trail, because it's not the same as crossing a sidewalk. So I'm sure they've dealt with it, but I think that needs to be looked at carefully. I would like to see some of the lighting concerns put into writing. I'm not sure there are dark sky compliant car lot lights, even though that was said. Maybe, maybe not. So I think that should just be looked at. I'm not picking apart the design. I can tell they got some good staff going inside here. So I would just look at those types of things. And so there was my fast talking kind of things with a balancing act between our high visibility and trying to one block back down Oxford, what the city is developing is pretty tremendous, and you don't see it here. It's a one block away. Just want to make sure everybody's sensitive, you know, to that. Let's see. So I'm familiar with Lawrence Dimmitt over in Pinellas Park. I serve on a Bach Tower board of directors with him, so I'm familiar with some of their high-end dealerships. I'm glad to hear the direction for this design team also. So there's really my idea. A lot of the stuff that I was concerned about, I was glad to see from the architect team. I'll say there's some nuanced detail type things. We do Florida native planting design. We got hired to do that. There's some detailed things we looked at. So the cord grasses I see, Oliver Maitland, Fantasy Grove Sidewalk, they're not good edge plants. So there's my idea.

Thank you, sir. Robert London.

Good evening, and thank you for the opportunity to speak. My name is Robert London. I'm at 1252 Wellington Terrace, which is the community that's on the east side of Lake of the Woods. I'm calling an audible right here because my main reason for coming was concern, ongoing concern, for the deteriorating health of Lake of the Woods. And I was very gratified and happy to hear that the boat ramp that's on the north east corner of the property is going away that was something that was not there prior to roger putting it in when he bought the property 30 or so years ago so i did not come here to support or oppose the uh the amendment in the process but to emphasize the importance of the lake of the woods So with the time remaining, let me just mention a couple of things. Lake of the Woods is a critically recognized lake by the county. It's been part of the MSBU program for decades. Its testing has consistently been in the impaired level, meaning it's tested out in the high 30s. In 2012, it was 39. In 2010 years later, in 22, it was 37. and most recently this year, 2026, it was 37 again. That's on a scale of one to 100. The county has been very active in monitoring, treating the lake, managing the lake. As you are well aware, it is not just an isolated lake, but it is the headwaters to the mainland chain of lakes. And so I would hope that as this process continues, the landscape architects can continue to be sensitive to that. When Roger moved in, he bulldozed down in Contra, in action that was not approved by the county, the half dozen huge cypress trees that were in that barrier area before he put the wall up. And I would make the suggestion that the replacement of similar naturally occurring trees, foliage, would be a great barrier both for sound and light and the aesthetics addressing those people who are immediately across the area. So, yeah. that's really all i have to say uh i appreciate the detail and the consideration for the community uh and i won't take any more of the committee's time thank you very much um paige morris tim morris next we'll have paige morris

Hi, I'm Timothy Morris. I live at 132 Carol Wood Boulevard, Fern Park, Florida. I basically live on the lake at Lake of the Woods condominiums. I put my hat back on because I just started volunteering in 2026 to do Florida Lake Watch water monitoring in Lake of the Woods. So I've actually conducted water monitoring in Lake of the Woods at three stations over the last two months. So I've lived on the lake for a year. There's an excessive amount of herbicide that's being sprayed in the lake that we're trying to get a handle on. Is that necessary? Now, as far as the wall over there, that everybody's talking about. I'd like to see it come down and cypress trees go in. My main concern is automotive service from their garage doors and having chemical spills into the lake. As the other gentleman said, this is a very special lake. It's been monitored for a long time. I'm monitoring it now. I volunteer every month. to weed the edge of the lake so it's not herbicide-ed. I'm concerned about the fish in the lake, the people eating the fish, and I'm concerned about the eagles that land in the tree right there at the corner of this property y'all talking about at the big... health center, the treatment facility, there's large pine trees right up next to that concrete wall, and an eagle's been landing in there. We took pictures of the eagle this morning. Now, I wasn't prepared today to leave you all pictures of the eagle, but There is an eagle there and I would request that before this is approved that the county make sure that I think it's the F4 eagle nest study be done to check that spot. And in conclusion, I just would say that my big concern is water dumping into that lake. And contrary to what the staff person said, she is making out like, oh, this is an industrial area on a highway. No, it's not. It's a private residential lake. with one concrete wall that needs to be removed. And we don't need a car dealership there with their doors open. The community pool is right there next to my house, less than 1,000 feet from this car dealership. And we don't want the noise. We don't want the pollution. We don't want the eagles hurt. There's storks and... egrets, blue herons, all those that are nesting where I'm cleaning the lake. I don't need any pollution.

Thank you very much, sir. Ms. Morris, would you like to come up? Ms. Morris, you're at the last comment card that I have. Would you like to come speak? Okay, thank you. Jamie, did you receive another one? Kevin Carraro? Okay.

Good evening. My name is Kevin Carraro, 8400 La Masada Cove, Fern Park, Florida, 32730. I live in Melbourne, so I think that's our zip code. So I am the chief operating officer for the Lakewood Center. We would probably be the ones that are going to be the most affected outside of the people that live across the lake. I apologize, I'm not gussied up, but I'm short of maintenance guy today. We're a non-profit, so I drew the short straw on how to do weeding. The bottom line is what we're concerned most about is also to this gentleman, the health of the lake. We do a butt right up on that property of about 15 acres. We've also noticed the eagle. We call him Cal. I don't know why. That's what we named him. We have a lot of wildlife. We have a lot of future plans to do some additional permaculture and some things on our site. One of the things I'm most concerned about is obviously concerned about the lighting. I was obviously concerned about the drainage. I'm happy to see that you're putting natural things in. We're also a little bit concerned about noise mitigation. So Lakewood's a long-term residential treatment facility for adults ages 21 and up. Our minimum length of stay is six months. Our average length of stay is 12 years. We are a long-term place for community and home for people that need it the most. We're talking people with schizophrenia, schizoaffective bipolar disorder. We've been around since the 70s, and we've been quite successful. I'm a little worried as we sit right next door to the noise mitigation. There's usually a lot of calls over, hey, can so-and-so come up? And hey, can so-and-so come up? I'm a little concerned about that. I'm super bummed about the boat ramp. For those that know about the boat ramp, that was actually designed in one way for us because we have a boat that we've Brought up and out. Now I don't know how I'm going to get the boat fixed if it does, but that's OK. So mainly concerned about the noise mitigation. We'd like to see what they're going to do more with that wall in the back. And then I'm concerned about the wall that runs along our property and abuts them as well. So we're excited to welcome new neighbors, but we also are a little bit trepidatious in how things might go just because of the healing that's going on in our facility. And one of the things that we pride ourselves in is that we're a calm, quiet, that can help people in need like that. So that's really what the points I wanted to make. So I appreciate your time. Thanks so much.

Thank you so much. No, I want you to keep bringing them over here. Jackie Penn.

I need to pull this down. Good evening. My name is Jackie Pence. I live at 295 Southcott Drive, Castleberry, Florida. I'm the previous owner of the adjoining property. It would be to the north of the Land Rover site and the property that holds the easement to parcel number four, I believe, on the site map. I did notice that the plan, one of the gentlemen made note that they were requesting no change in the zoning for parcel four. I'm ashamed to admit that my motivation is somewhat more selfish as the previous owner of the property and the mortgage holder of the property for the current owner, Mr. Jeff Pagan. I'm concerned about the use of that 10-foot easement during the construction process as well as the completion. On their site map, I believe it has parking in that zone, client parking, loaner vehicles. Greater concern is how they intend to use the easement during the construction process. The volume of vehicles and the weight class of vehicles would certainly create a hardship for Mr. Pagan's business. When we acquired the property back in 1973, there was a single residence on that parcel. The easement was created to give that resident access to their home. When Mr. Judsky purchased the property, he tore down the residence and obviously did some other things that were questionable. In the 30 plus years that he owned the property, he fenced it in, he gated it, he put up a wall, a couple of them I think, and never used the easement. So obviously we're concerned that construction and usage after construction would impose a hardship on Mr. Pagan's business much more so than a single resident. Thank you.

Thank you, ma'am. I'm sure the applicant will address that in their rebuttal. Is there anyone else in the audience who'd like to speak in favor or in opposition to this item? Okay. Public comment will be closed. Would the applicant like to come up and give us a little bit of a rebuttal?

So we'll start with the last comment regarding the easement. Currently, we only have landscape going into that easement area, but we do understand the concern about it being used for construction. Because the landscaping won't be used after construction, but we would definitely offer to put a fence around that easement area so that they wouldn't go on it until it was time to plant the landscaping, if that's an amenable solution. But otherwise, it's not really near the building. Yeah, we don't have any parking on that easement area. So yeah, but we definitely want to make sure that we're not hurting anyone's business or anything like that during construction. And then regarding the gentleman's concerns about the wildlife and, you know, the eagles. Yeah, no, I really appreciate that. My dad is a huge birder, so he's always, and then he got me into it as well. And just, you know, preserving the sanctity of nature and, you know, birding and just all the amazing things that happen on this lake. So we did do an environmental study. It was noted about the wood cranes that sometimes build nests near the area. So that's basically why we're not touching that wetland. We thought, OK, maybe we could put some plants on there. But during our investigation, because that is a protected wetland, we really just can't plant anything there. There is an opportunity, we think, maybe we could plant some more bushes or something on the raised area by the retention pond. That's always a possible solution. And then, you know, the tree with the eagle's nest, that's not on our property. So there's not much we can do about that one. But the retention, the good thing about the retention wall is it does prevent water from draining into the lake from the site. So that retention area will soak up any water that comes off our paving. If we were to demolish that retention wall, all that water would slowly cascade down into the lake, probably exacerbating the problem. So we think the retention wall is probably a better solution to have than not having it at all. Were there any other comments that we didn't address? Noise. Yeah, noise. So thankfully, the majority of our overhead doors are on the back side. And then the ones on the service drive, those are rapid open and closing. So we can look at options that reduce noise, but it's not going to be like a long, slow grind of a garage head coming up and down all day long. They go up in a matter of seconds. So yeah, and hours are, I think, from right now, the current dealership is from 9 to 8, I want to say. Car dealerships stay open a little bit later. But after that, no more noise. Yeah, and because it's a high-end car dealership, It's not going to get as much traffic as you would expect a Honda or something like that. So we don't expect quite as many doors opening and closing as, say, another type of car dealership.

All right. Thank you. Does the board have any questions, discussion, or a motion?

I'll make a motion. The first motion on the comp plan amendment. Based on staff findings and the testimony and evidence received at the hearing, the Planning and Zoning Commission finds the request meets the identified portions of the comprehensive plan and recommends the Board of County Commissioners adopt the ordinance enacting a small-scale future land use amendment from mixed-use development to industrial.

Second. All in favor? Aye. Opposed? Okay.

I'll make the second motion then. Based on staff's findings and the testimony and evidence received at the hearing, the Planning and Zoning Commission finds the request meets the identified portions of the Seminole County Land Development Code and recommends the Board of County Commissioners adopt the ordinance enacting a rezone from C2 General Commercial to C3 heavy commercial and very light industrial on approximately 7.51 acres located on the east side of U.S. Highway 1792, approximately 420 feet south of O'Brien Road.

Second.

All in favor? Aye. Opposed? And the motion passes. Okay, closing business, director's report.

Doc Marie, do you have anything for the board tonight? Yes, Chairman. Just a couple of announcements. Just want to remind the board or the citizens that our budget meetings are going to begin on September 15th. and the 22nd, and they will start at 5.30. Also, a couple of updates on some of the items that you have heard in this and made decisions that have already gone to the BCC. The Tatra Homes Rezone is scheduled to go to the September 22nd BCC meeting, and the Jane Society is scheduled to go to the October 13th at the request of the applicant. And one more observation, the Kentucky specialization for the tower was approved by the BCC at their meeting in July 14. That's all my announcements. Thank you very much.

Does the board have anything else to discuss?

No.

We are adjourned.

Thank you.