Zoning snapshot (RP today; C-1 potential) RP – Residential Professional (Seminole County): Transitional, low-intensity “office/professional” intent designed to buffer neighborhoods from arterials. Think medical/dental/therapy, professional offices, and similar neighborhood-scale uses. (County LDC & zoning tables reference RP; detailed use lists live in the LDC.) Municode Library +2 Seminole County +2 C-1 – Retail Commercial (by rezoning/PD or comparable approval): Neighborhood retail/service uses (small-format restaurants, personal services, medical/urgent Care, fitness, tutoring, bank, etc.). C-1 is one of the County’s “Retail Commercial” districts per the LDC; exact use permissions and standards must be verified against the current code during pre-app. Municode Library +1 Where to confirm specifics quickly: Seminole County Land Development Code (Municode) and the Planning & Development team (helpful when testing a use-matrix or doing a pre-app). Municode Library +1 2) Traffic & access context (SR-426 & Chapman) Corridor volumes: On the SR-426/CR-419 corridor (Broadway/Geneva), planning reports show volumes in the ~12,200–26,800 vehicles/day range depending on the segment/year—consistent with a neighborhood-serving arterial. Use FDOT’s Florida Traffic Online for the latest 2024 AADT count at the specific count station nearest your frontage. Seminole County +1 Functional classification notes: Chapman Rd operates as a collector linking SR-426 with SR-434; access management may limit new driveways (favoring shared access and right-in/right-out). Seminole County County traffic count portal (for backup): Seminole County Traffic Engineering publishes local count resources and classification info. Seminole County 3) Demographics & demand drivers (immediate trade area) City-level baseline (Oviedo): Population ˜ 40,000; median HH income ˜ $114k; median age ˜ 37—an affluent, family-oriented suburban market. Census.gov +2 Data USA +2 Local anchor: UCF (~69,800 students in Fall 2024) within a short drive, adding steady daytime and service-employment demand (healthcare, food, tutoring, fitness). University of Central Florida City of Oviedo profile: City cites ~41,900 residents and $111k median HH income—directionally consistent with Census/DataUSA. cityofoviedo.net 4) Highest-and-best-use concepts (fit RP today; up-zone path to C-1) RP-conforming (near-term, lower entitlement risk) Medical/Professional Office Park (single-story or 2-story): Family practice, pediatrics, dental/ortho, PT/OT, imaging lite, behavioral health. Professional Office Condos: 1.5–3.0ksf bays for attorneys, CPAs, insurance/wealth advisors, real-estate services. Hybrid Medical + Ancillary Services: Clinic plus lab/therapy suites. If advanced to C-1 (via rezoning/PD or similar) Neighborhood Retail/Service Pad(s): Café/coffee, sandwich/salad, nail/spa, boutique fitness, tutoring/learning center, pack/ship. Urgent Care + Pharmacy (no drive-thru if code restricts): Taps strong income and family demographics near schools. Daycare/Early Learning (if permitted with conditions): High-demand suburban need with strong incomes. Why these work here: The corridor’s volumes (teens–20s K AADT) favor neighborhood-scale services over big-box retail; the income profile supports private-pay healthcare and premium services; UCF provides weekday daytime demand and staffing pipeline. Seminole County +2 Data USA +2 5) Quick sizing math (order-of-magnitude) Site area: 2.86 ac ˜ 124,600 sf. Planning allowance: After stormwater/landscape/aisles, assume ~100,000 sf usable hardscape/envelope. Office parking at 4/1,000: Parking consumes ~1.3x building area; yields ~35,000–45,000 sf single-story office/medical across 2–3 buildings, or a 20–25k sf anchor plus pads. (These are planning-level estimates; final yield depends on actual setbacks, buffers, stormwater method, access spacing, and required open space per LDC.) 6) Entitlement & delivery strategy Pre-app with County Planning/Engineering: Confirm RP permitted uses, driveway spacing on SR-426, and whether a PD/C-1 path is supported given proximity to Chapman (collector/arterial node policies). Seminole County +1 Traffic access sketch: Shared access & cross-easements; right-in/right-out on SR-426; internal drive to a secondary access if feasible. (Use FDOT Florida Traffic Online to pin the AADT and DHV at your nearest count break.) Florida Department of Transportation Two-track site plan: Plan A (by-right RP): medical/professional park with 30–45k sf in phases. Plan B (rezoning/PD to C-1): add one or two retail/service pads (2–3.5k sf each) at the frontage; keep rear/center for medical. 7) Risks & mitigations (what to watch) Access management on SR-426: Early coordination reduces surprises on driveway permits/turn lanes. Seminole County Buffering to nearby residential: RP/C-1 both trigger landscape/buffer standards—design buildings to face SR-426, push parking internal, and use walls/evergreen screens per County LDC. Municode Library Stormwater footprint: If soils allow, underground chambers or exfiltration can preserve buildable area at a higher cost; otherwise expect a visible pond that pulls down yield (plan grading early with geotech).