Title:
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Land Development Code Amendment -Consider an Ordinance amending Chapter 2- Definitions, Chapter 5- Administration, Chapter 20- Development Orders/Approvals and Denials of Application for Development Approvals, Chapter 30- Zoning Regulations, Chapter 35- Subdivision Regulations, Chapter 70- Dredge and Filling, and Chapter 90- Uniform Building Numbering System of the Seminole County Land Development Code; Countywide (Maya Athanas, Principal Planner)
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Agenda Category:
Public Hearing Items
Department/Division:
division
Development Services
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Authorized By:
Mike Rhodes, Development Services Director
Contact/Phone Number:
Maya Athanas/407-665-7388
Background:
SB 180: Due to the nature of SB 180, staff and the County Attorney’s Office have reviewed the proposed amendments to ensure they do not create regulations that are more restrictive or burdensome than existing requirements. Additionally, certain updates that had been discussed during previous work sessions have been removed from the amendment to avoid potential conflicts with SB 180.
Background: In January 2024, completed a comprehensive reorganization of Chapter 30- Zoning of the Seminole County Land Development Code (LDC). The proposed amendments included in this ordinance address items that were identified too late to be incorporated into the 2024 update, as well as the following categories:
• Housing needs
• Application & variance trends
• Updates required by the Comprehensive Plan
• Streamlining of processes
• General updates to references and clarification
• Compliance with state regulations
Much of the content within this amendment has been previously presented and discussed during three BCC work sessions (see the summary below). A more detailed outline of the proposed amendment is provided in the attached “Summary of Changes”. The following section provides a high-level overview of the amendments organized by category.
Updates related to housing needs
Affordable housing: Planning and Development staff worked with a consultant to conduct a study on the affordable housing needs within the County. The purpose of the study was to guide staff in updating the affordable housing density bonus program. The results were presented to the Board of County Commissioners at a work session in May 2025, and staff was directed to design the program to incentivize home ownership opportunities.
In summary, the density bonus program incentivizes the inclusion of a portion of housing units within a traditional development to be sold or rented to households meeting low or very low-income thresholds. For example, for each very low-income unit provided, the developer may build two additional units at market rate. However, in no circumstance shall the development exceed the allowable density for the Future Land Use designation. For example, in Low Density Residential, a development is allowed to have seven dwelling units per net buildable acre when using this program.
Planning staff worked with Community Services to address how the program would be managed after adoption. The program was presented to the Developers Advisory Board (DAB) in February 2026, and received positive feedback that it offered feasible densities for market-rate developers to consider use of the program. Attached is the letter of support from the DAB.
Lot sizes in single-family zoning districts: Staff and the consultant also analyzed the feasibility of developments in single-family zoning districts to achieve a density of four dwelling units per net buildable acre, which is the maximum allowed density in the Low Density Residential Future Land Use designation. The minimum lot sizes and width in these zoning districts do not typically result in achieving the four units per net buildable acre. Thus, Seminole County has experienced high volumes of requests for Planned Development (PD) approval to achieve the density. Attached is consultant’s (Kimley Horn) memo with the results of this analysis.
As a result of this analysis and in an effort to streamline the development process for single-family zoning districts and preserve PD approvals for unique projects and circumstances, staff recommends establishing alternative design standards for subdivisions. The alternative design standards would allow smaller lot sizes in exchange for providing 20% open space within the project, resulting in increased allowable density and higher quality residential developments. This concept was presented during the September 2025 BCC work session, and the language provided during the session has been included in the proposed ordinance as directed by the Board. To effectively implement the Alternative Design Standards proposed lot widths, staff is also proposing the reduction of certain side and rear setback requirements within select zoning districts. While these setbacks modifications were not specifically presented during the work session, they are necessary to ensure the standards function as intended. In addition, the revises setbacks are expected to reduce the number of setback variances requests. The proposed setback standards are provided on page 85 of the ordinance.
Updates related to application & variance trends
Variances trends for accessory structures in residential: Common variances submitted to the County include requests for increases in accessory structure height and accessory dwelling unit size. This amendment proposes to allow accessory structures to exceed the height of the principal home but no higher than the maximum building height in the zoning district (typically 35’). Further, the amendment increases the maximum accessory dwelling unit size from 35% to 50% of the principal dwelling unit, and from 1000 sq ft to 1100 sq feet in residential zoning and 1600 sq ft in agricultural zoning.
Other applications: Updates reflecting current application trends include the removal of separation requirements between alcoholic beverage establishments and churches, residential properties, as well as a reduction in the required separation from schools, consistent with state statute. These changes respond to the limited availability of commercial space and the common proximity of such establishments to other uses within shopping plazas. This update is expected to reduce the number of Special Exception requests brought before the Board.
Additionally, amendments are proposed to reduce the number of boat docks requiring BCC approval and to allow for administrative approval of plats.
Updates required by the Comprehensive Plan
Policy FLU 4.2.3 Urban Centers and Corridors Overlay of the Comprehensive Plan requires the adoption of a map identifying the subareas of the Overlay within the LDC. This update is limited to the creation of a map for illustrative purposes only. The density and intensity bonuses established by Policy FLU 4.2.3 remain the same. The Overlay is divided into two subareas: the Core Area and the Remainder Area. The Core Area consists of the portions of the Overlay located within the Core Mobility Fee Area. The Remainder Area includes all portions of the Overlay not within the Core Mobility Fee Area.
This amendment includes a listing of the permitted uses for the HIP-Airport and HIP-Target Industry Future Land Use Designations. As the LDC does not clearly identify permitted uses for HIP-Airport, this update is necessary to provide clarification. Staff reviewed the previous Joint Planning Agreement with the City of Sanford for “airport compatible uses,” and coordinated with both the City and the Orlando Sanford International Airport to develop the proposed use list. The amendment also retains flexibility by allowing similar uses to be approved through a determination by the Planning Manager, consistent with Section 30.5.1.2 (Interpretation of Permitted Uses Table).
Uses for HIP-Target Industry were moved from the exhibits of the Comprehensive Plan into the LDC.
Updates related to streamlining of processes
Additional amendments are proposed to streamline processes, including but not limited to removing fence permit requirements in certain instances and removing the development plan requirement for rezoning requests in the R-3, R-3A, and R-4 zoning districts.
General updates to references and clarification
This amendment includes updates to references, section numbers, title and terminology, as well as reorganization of sections to improve clarity and usability.
Sections that were significantly reorganized to enhance user-friendliness or simplify requirements include Planned Developments (30.8.5), Open Space (30.14.2) and Buffering (30.14.3). Additionally, revisions to the sign regulations (Ch 30, Part 13) introduce new sign types that are not currently permitted, such as wayfinding, blade, and awning signs.
Updates for compliance with state regulations
Language has been updated to be consistent with state regulations regarding community residential homes, and home-based businesses. Finally, updates are proposed to allow administrative approval of plats rather than by the BCC.
Planning and Zoning Commission: This item was presented at the April 1, 2026 Planning and Zoning meeting but was continued to the May 6, 2026 meeting to allow the board members additional time to review. Planning and Development Staff provided briefings with the board members who desired briefings prior to the May meeting, where there was a unanimous vote to recommend the Board of County Commissions approve the ordinance amending the Land Development Code.
Summary of previous work sessions: The majority of the content in this amendment was presented at three previous BCC work sessions. Presentations from those sessions are included as attachments.
Summary of topics discussed at the work sessions are as follows:
February 11, 2025 (presented by consultant):
• Fence permitting requirements
• I-4 Signage Updates
• General sign code updates
• PD approval process
• Urban Centers and Corridors Overlay
May 13, 2025 (presented by consultant):
• Affordable housing density bonus program
• Zoning districts within LDR
• Small Lot Mixed-Use Zoning District
• Open space standards
• Buffer standards
• Walls and fences for commercial development and subdivisions
September 9, 2025 (presented by staff):
• Lot sizes in Low-Density Residential
• Definitions
• Administrative approval of plats
• Accessory structures and accessory dwelling units
• Separation requirements for alcoholic beverage establishments
• Uses permitted for live-work units
• Missing Middle Zoning development plan requirements
• Greater benefit criteria for planned developments (follow up from February 11, 2025)
• Permitted uses for HIP-Airport properties
• Affordable housing density bonus program (follow up from May 13, 2025)
• Urban Centers and Corridors Overlay map (follow up from February 11, 2025)
• Open space and landscape buffering
• Removal of fence permit requirement for typical fencing in single and two-family properties (follow up from February 11, 2025)
• Alternative design standards for subdivisions (follow up from May 13, 2025)
• Streamlining boat dock approval process
Requested Action:
Staff requests the Board approve the first reading of the Ordinance amending Chapter 2- Definitions, Chapter 5- Administration, Chapter 20- Development Orders/Approvals and Denials of Application for Development Approvals, Chapter 30- Zoning Regulations, Chapter 35- Subdivision Regulations, Chapter 70- Dredge and Filling, and Chapter 90- Uniform Building Numbering System of the Seminole County Land Development Code.