87-Unit Townhome Subdivision in Seminole County, FL
RSP Engineers partnered with the client to design and permit a large-scale 87-unit townhome subdivision in Seminole County. This complex project required not just engineering expertise, but also coordination of a land use and zoning amendment, utility infrastructure planning, and environmental permitting.
Project Overview
Location: Seminole County, Florida
Size: 87 residential townhomes
Use: Multi-family residential subdivision (townhomes)
Scope: Civil engineering design, zoning amendment, full subdivision entitlement, and regional permitting
What We Delivered
We provided end-to-end civil engineering services and led the entitlement process from agricultural zoning conversion to final plat approval.
Civil Engineering Plan Set
| Plan | Purpose |
|---|---|
| Site Layout Plan | Organization of townhome units, internal roads, buffers, and amenities |
| Stormwater Drainage Plan | Drainage systems to capture, treat, and discharge runoff per SJRWMD criteria |
| Stormwater Pond and Details | Design of treatment ponds, overflow structures, and erosion controls |
| Water & Sewer Infrastructure Plan | Potable water and sewer system to serve 87 units with adequate capacity |
| Subdivision Construction Documents | Plans, specifications, and permitting drawings for final engineering approval |
Environmental and Regulatory Coordination
Zoning & Land Use Amendment: Converted from agricultural to Planned Development (PD) zoning to allow for higher density residential use
SJRWMD ERP Application: Designed and submitted the Environmental Resource Permit (ERP) for stormwater drainage and wetlands
Wetland Mitigation: Developed mitigation strategy for minor impacts
Utility Coordination: Verified municipal capacity and prepared connection plans
Soil and FEMA Review: Ensured compatibility with site constraints and floodplain data
Permitting Strategy
We managed all local and regional approvals:
Seminole County Land Use & Zoning Amendment (Agricultural to PD)
Seminole County Preliminary Subdivision Plan
Seminole County Final Engineering Plans
Seminole County Final Subdivision Plat
ERP Permitting through St. Johns River Water Management District (SJRWMD)
Our team aligned agency timelines to streamline approvals.
Project Challenges
Rezoning Coordination: Reclassification from Agricultural to PD involved public hearings and consistency with the Future Land Use Map
Stormwater Planning for Density: Designing compliant stormwater systems that accommodate high-density development and wetland buffers
Infrastructure Scaling: Ensured utility systems were designed to meet the demands of 87 units across a multi-phase project
Project Value
With RSP Engineers managing both zoning changes and civil design, the client was able to:
Maximize land use potential
Gain approval for 87 residential townhome units
Navigate a multi-agency entitlement process smoothly
Begin construction with confidence and full regulatory clearance
Why It Matters
Large-scale residential developments in Seminole County require a team that understands zoning, infrastructure, and permitting in depth. RSP Engineers provided a seamless blend of civil engineering and entitlement strategy to bring this 87-unit townhome project from raw land to build-ready.
About RSP Engineers
RSP Engineers is a Florida-based civil engineering firm that supports residential and commercial development across Central Florida. We help clients navigate zoning amendments, stormwater permitting, and full subdivision design with local expertise and responsive service.
FAQ’s
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A PD zoning allows customized layouts and densities not possible in standard zoning districts.
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The Environmental Resource Permit (ERP), issued by SJRWMD, governs stormwater design and wetland mitigation.
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Yes. We manage the full entitlement process—rezoning, subdivision planning, civil design, and permitting.
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Townhome sites often require higher density layouts, more complex drainage systems, and coordinated infrastructure design across shared units.
