PLANNING
PUD / PCD Rezoning Process & Requirements
HOW TO DETERMINE THE ZONING OF PROPERTY
A property’s official zoning classification
can be obtained from either the Planning Division
at (407) 665-7444 or the Seminole
County Property Appraiser website.
If needed, a letter confirming the zoning classification
of a property may be obtained from the Planning
Division. The property’s tax parcel identification
number (PIN) or address must be provided to
determine the zoning classification.
The tax parcel identification number can be
obtained from the Seminole
County Property Appraiser’s Office, which can be contacted
at (407) 665-7555.
WHAT IS A REZONING?
Zoning regulations are the rules that determine
how parcels of land may be used or developed.
When owners want to use or develop property
in a manner that does not conform to the current
zoning district regulations, they must apply
for a change of zoning or what is commonly
described as a “REZONING” or “REZONE”.
To obtain County support, the applicant should
demonstrate that the proposed rezoning is consistent
with the Seminole County
Comprehensive Plan and benefits the community as
a whole. Zoning applications are decided by
the Board of County Commissioners
(BCC). Some
applications may require a future
land use (FLU) amendment, which can be processed in
conjunction with a rezoning request.
 Table
of Zoning District Regulations (Page 1 of 2) (PDF) [247KB]
Future
Land Use Designations and Allowable Zoning
Classifications (Page 2 of 2) (PDF)
[247KB]
Instructions
for Viewing Official Zoning & Future Land
Use Maps (PDF)
[105KB]
 Future Land Use Zoning Applications and Forms
Fee Summary
THE REZONING PROCESS
The process for initiating a rezoning application
begins with the Planning Division, located
at:
Seminole County Services Building
Room 2201
1101 East First Street
Sanford, FL 32771
(407) 665-7444
Applications and applicable fees are submitted
to this office, following pre-application,
which is summarized along with the entire rezoning
process below:
1. Conference with Planning Staff
The applicant should first review the County’s
Comprehensive Plan and Land
Development Code to determine whether the proposal meets all
of the County’s requirements and is consistent
with trends of existing development. Prior
to submitting an application for rezoning,
the applicant is urged to prepare a preliminary
development proposal to discuss with planning
staff. Pre-Application
meetings are also available,
should an applicant wish to be advised by the
Development Review
Committee (DRC). Pre-Application
meetings are scheduled by the Development
Review Division, which may be contacted at (407) 665-7331.
2. Application Submittal
Once a proposal has been prepared, a completed
rezoning application package including the
applicable fees is submitted. The applicant
may also choose to concurrently submit an application
for a future land use (FLU)
amendment. Where
a rezoning is perceived to generate an impact
on the surrounding neighborhood or community,
the applicant is further urged to hold an information
meeting or open house to inform the affected
public of the proposal.
A rezoning application must be signed by the
property owner(s) or a notorized letter of
authorization must be provided.
Planning & Zoning (covers Land Use Amendments and Rezonings):
Application (PDF)
Attachment A (if needed) (PDF)
3. Application Distribution and Sufficiency
Review
An application is determined to be “sufficient” when
it contains the following information:
1) Statement of the request (e.g., request
to rezone approximately 5 acres from A-1 to
PUD for high density residential and commercial).
2) Applicant’s contact information
including name, mailing address, phone and
fax numbers
and e-mail address.
3) Project name.
4) Site address.
5) Current use of property.
6) Boundary survey and legal description of
property.
7) Size of property.
8) Copy of fully executed sales contract.
9) Applicable fee.
Rezoning applications to PUD (Planned Unit
Development) or PCD (Planned Commercial Development)
require a plan depicting the following additional
information:
10) Vicinity map showing the location of proposed
development, relationship to surrounding road
network, and existing future land use / zoning
on the site and surrounding areas within 500
feet.
11) Topographic survey including flood prone
and wetland delineations.
12) Soils survey identifying soil types.
13) Table showing acreage for each category
of land use, including roads, wetlands, open
space, and recreation.
14) Table of proposed maximum and average,
gross and net residential densities for residential
land uses.
15) Proposed utility service concept plan,
including sanitary sewer, storm drainage, potable
water supply, water supplies for fire protection,
and sewage disposal.
16) Statement indicating that legal instruments
will be created to provide for management of
common areas and facilities.
17) Statement with general information regarding
provisions for fire protection.
18) Any analysis of the impact of the proposed
development on roads, schools, utilities, and
other public facilities.
19) Reduce copies of the preliminary master
plan suitable for mailing and attachments to
staff recommendations.
20) Preliminary zoning classification description
to show general purpose and character of proposed
development; land use by acreage and densities;
structural concepts of building heights and
types; major landscaping concepts; recreation
and open space; facilities commitments; and
housing types, staging and pricing.
21) General indication of perceived impact
area for the commercial or industrial uses.
22) Table showing pre and post development
acres of wetlands by type and significance
and a conceptual plan for protection and multiple
use of on-site wetlands.
23) Transportation management plan.
24) Pedestrian, bicycle and vehicular linkage
plan.
The rezoning application is circulated to
internal County departments and divisions /
agencies as necessary. The application is reviewed
by staff to ensure the proposed development
or range of allowable development complies
with the County’s development policies.
The applicant may be requested to submit additional
information or revise the proposal as a result
of the sufficiency review.
4. Comments Document (COMDOC)
Following distribution and review of a proposed
rezoning application, a Comments Document (COMDOC)
is sent to the applicant, which outlines staff
comments. The COMDOC also identifies the preliminary
list of technical requirements for the development
to proceed, which may include infrastructure
improvements, issuance of applicable permits,
etc. The scheduled meeting date, time and location
for discussion of the proposal by the DRC is
also indicated.
5. Development Review Committee (DRC) Meeting
Following delivery of the COMDOC to the applicant,
County staff meets as a technical review team
to discuss issues and respond to questions
by the applicant.
6. Planning & Zoning Commission /
Local Planning Agency Public Hearing
The County’s Planning and Zoning Commission / Local Planning Agency (P&Z / LPA) consists
of volunteer, unpaid members appointed by the
Board of County Commissioners
(BCC) to advise
on planning and land development matters.
No later than 15 days prior to the P&Z
/ LPA public hearing, a public notice (placard)
is physically posted on the subject property
by the applicant detailing the applicant’s
request. Approximately 10 days in advance of
the hearing, a notification letter detailing
the rezoning request is sent to all property
owners within 300 feet of the property under
consideration, and a legal ad explaining the
same is published in the Orlando Sentinel.
Any affected party may submit comments or
testify at the public hearing. The applicant
is strongly encouraged to attend the public
hearing to present and respond to public concerns
regarding the proposal. After receiving staff’s
written recommendations and input from both
the applicant and the affected public on the
rezoning application, the P&Z / LPA makes
a recommendation to the BCC. If the P&Z
/ LPA does not support the application, the
applicant may revise the proposal to respond
to the concerns identified during the P&Z
/ LPA public hearing.
7. Board of County Commissioners (BCC) Public
Hearing
No later than 15 days prior to the BCC
public hearing, a public notice (placard) is physically
posted on the subject property by the applicant
detailing the applicant’s request. Approximately
10 days in advance of the hearing, a notification
letter detailing the rezoning request is sent
to all property owners within 300 feet of the
property under consideration, and a legal ad
explaining the same is published in the Orlando
Sentinel.
The BCC considers the rezoning application
and may reject, approve, or conditionally approve
the development proposal based on recommended
changes. The approval of a PUD or PCD rezoning
is reflected in a development order.
8. Amendment to the Official Zoning
Map & Recordation
of the Development Order
If the rezoning application is approved by
the BCC, an ordinance effecting the change
is executed by the Chairman of the BCC and
forwarded to the Florida
Department of State within 10 days from the decision date. Also,
the development order associated with the rezoning
is executed first by the applicant and subsequently
by the Chairman before it is forwarded to the
Land Records Division for recording.
The official zoning map is then revised to
reflect the newly approved amendment. With
the exception of PUD / PCD zoning, which requires
a two-step zoning process, all proposed development
allowed by the zoning amendment must then proceed
through the subdivision / site plan review
process, administered by the Development
Review Division, prior to the construction of improvements.
9. Approval of the Final Master Plan / Final
Site Plan
Approval for PUD and PCD zoning is obtained
through a two-step process. Following the rezoning
of the property and approval of the associated
preliminary master plan / site plan, final
master plan / site plan approval by the Board
of County Commissioners occurs within 5 years
thereafter, along with the recording of the
developer’s commitment agreement form.
The final master plan / site plan is required
to include the following information:
1) Topographic map drawn
to a scale of 1” :
100’ by a registered surveyor and/or
engineer depicting wooded areas, streams,
lakes, wetlands and any other physical
conditions
affecting the site.
2) Master land use plan drawn at a scale
of 1” : 100’ depicting site
boundaries; proposed topography at 5 foot
intervals; width,
location and names of surrounding streets;
proposed major streets and other vehicular
and pedestrian circulation systems; specific
delineation of residential use types by
location, acreage, maximum density, unit
number and parcel
designation; use, size and location of
proposed land use types; specific delineation,
use,
location and size of each common open space
or public / semi-public area; and a table
depicting the breakdown of land use, acreage,
and maximum
density for residential tracts.
3) Site development plan including earthmoving
concept plan and soils report.
4) Transportation plan showing layout of major
roads in project, traffic controls, rights-of-way,
and cross sections; layout of bikeways and
pedestrian ways with cross sections; analysis
of area traffic impact; traffic circulation
plan; and transportation management plan.
5) Utility service plan including location,
size, and specific delineation of sewage treatment
plans and/or water plants; existing drainage
and sewer lines; disposition of sanitary waste
and stormwater; source of potable water; location
and width of all major utility easements or
rights-of-way; and supporting documentation
to establish feasibility of proposed water,
sewage and storm drainage concepts.
6) Fire protection plan to include water main
size, type of pipe material, hydrant spacing,
water plan pumping and storage capacities,
minimum daily consumption, fire flow estimates,
and statement of adequacy of fire protection
service.
7) Landscaping plan showing landscaped areas;
location, heights and material for walks, fences,
walkways, and other man-made landscape features;
special landscape features; and recreation
concept plan.
8) Detailed economic justification studies
showing proposed service areas for commercial
uses, employment base and market for industrial
uses.
9) Substance of covenants, grants, easements,
dedications or other restrictions to be imposed
on the use of the land, buildings and structures.
10) Completed summary of the PUD / PCD commitments,
classification, and district description according
to format provided by the Planning Division.
11) A written outline and justification of
any changes from the approved preliminary master
plan / site plan.
12) Colored aerial photograph of the site as
it currently exists with a transparent overlay
showing major roads and tracts.
HOW LONG DOES THE REZONING PROCESS TAKE?
A PUD or PCD rezoning application generally
takes approximately six (6) months to process,
from start to finish. It should be recognized
that the more complex a proposal is, the more
time it is likely to require. To assist with
the timely processing of a rezoning application,
the applicant should provide complete application
and plan submissions.
 Fees
based on 2004 Fee
Schedule, adopted by the BCC on December
9, 2003 (Resolution 2003-R-210)
 There
is an online
Fee Calculator available to assist
in obtaining an ESTIMATE of your possible
fees.
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PUD/PCD Rezoning