Title:
title
Slavia Station PD Rezone - Consider a Rezone from PD (Planned Development) to PD (Planned Development) for a proposed coffee shop and renovation of a historical building on approximately 1.45 acres, located on the east side of SR 426, south of Red Bug Rd; (Z2025-011) (Jan Postava, Applicant) District 1 - Dallari (Kaitlyn Apgar, Senior Planner).
end
Division:
division
Development Services
body
Authorized By:
Joy Giles, Planning Manager
Contact/Phone Number:
Kaitlyn Apgar/ 407-665-7377
Background:
The Applicant is requesting a rezone from PD (Planned Development) to PD (Planned Development) to redevelop the subject property as a coffee shop with outdoor seating. The Applicant is proposing a total of four (4) structures, inclusive of the existing 1,370 square foot historical building that is proposed to be renovated and utilized as a coffee shop. The redevelopment of the site includes construction of a new 485 square foot restroom building, and a 934 square foot covered outdoor pavilion. The intention of the pavilion is to provide space for small, periodic special events, for which the owners would be required to obtain a special event permit meeting all provisions of the Seminole County Land Development Code. An additional 3,700 square foot two-story building is also proposed; the use of the building will be determined at a later time and will be in compliance with CN (Neighborhood Commercial) and Office uses as defined in the Development Order. The site may be developed in two (2) phases, with the coffee shop and outdoor seating being developed in Phase 1 and the two (2) story office building developed in Phase 2.
The existing 1,370 square foot building is considered to be historical in nature. The structure was utilized as a filling station and general store for the early Slavia community. It is known that the building was constructed some time prior to 1929.
Digital reproduction of a 3 x 5 inch photograph taken on March 2, 1929. Chase Collection, Special and Area Studies Collections, George A. Smathers Libraries, University of Florida, Gainesville, Florida.
The subject property had previously secured approval of PD zoning entitlements and a Planned Development Future Land Use, approved on August 14, 2007. In accordance with Seminole County Land Development Code (SCLDC) Sec. 30.8.5.6 (a) and Sec. 30.8.5.9, the required Final Development Plan was not submitted within five (5) years and substantial development had not occurred within eight (8) years after approval of the Master Development Plan. As a result, the PD entitlements have expired, necessitating the rezone.
There was no maximum Floor Area Ratio (F.A.R.) established per the previously approved PD; however, a maximum building square footage of 15,000 square feet was established under the previous DO. The applicant is proposing a maximum F.A.R. of 0.24. The proposed development as depicted in the Master Development Plan has an F.A.R. of 0.10 and a total building area of 6,500 square feet.
The Future Land Use and zoning designations of the surrounding area are as follows:
East: Future Land Use: Low Density Residential
Zoning: A-1 (Agriculture)
West: SR 426
Future Land Use: Commercial
Zoning: A-1 (Agriculture)
North: Red Bug Lake Rd
Future Land Use: Office
Zoning: PD (Planned Development)
South: Future Land Use: Low Density Residential
Zoning: A-1 (Agriculture)
Site Analysis
Floodplain Impacts:
Based on FIRM map with an effective date of 2007, there appears to be no floodplains on the subject property.
Wetland Impacts:
Based on preliminary aerial photos and County wetland map analysis, there does not appear to be wetlands on the property.
Endangered and Threatened Wildlife:
Based on a preliminary analysis, there may be endangered and threatened wildlife on the subject property. A threatened and endangered study along with a species of special concern survey will be required prior to site plan approval.
Utilities:
This development is within Seminole County's potable water service area and sanitary sewer area and is required to connect to public utilities. There is a twelve (12) inch PVC potable water main running along the northwest side of West SR 426 as well as an eight (8) inch PVC potable water main running along the north side of East Red Bug Rd. This property already has an existing water meter and water service connection off of West SR 426 that could potentially be reused for this development. There is a sixteen (16) inch PVC force main running along the southeast side of West SR 426 as well as a four (4) inch PVC force main running along the south side of East Red Bug Rd. The developer will be required to build a private pump station to pressurize the sanitary sewer discharge to connect to the County’s force main system.
Transportation/Traffic:
The property will access onto Red Bug Rd, which is classified as a local Road. Red Bug Rd, does not have improvements programmed in the County five (5) year Capital Improvement Program.
Sidewalks:
The developer is required to build a five (5) foot wide sidewalk along the property’s frontage on Red Bug Rd.
Drainage:
The proposed project is located within the Howell Creek Drainage Basin and has limited downstream capacity; therefore, the site must be designed to hold water quality, and at minimum does not exceed the predevelopment rate of discharge for the twenty-five (25) year, twenty-four (24) hour storm event onsite.
Buffers:
The Applicant proposes a ten (10) foot wide buffer with an opacity of 0.1 along the north property line and a fifteen (15) foot wide buffer with a three (3) foot hedge enhancement along the east, south, and west property lines. Specific buffer components will be established at Final Development Plan.
Open Space:
Twenty-five percent (25%) common usable open space will be provided on the subject property and will be compliant with SCLDC Sec. 30.14.2.
Consistency with the Land Development Code
The intent and purpose of the PD (Planned Development) zoning district is to promote flexibility and innovation to meet the needs of County residents and businesses by facilitating innovative design solutions and development plans, that may be difficult to achieve under conventional zoning regulations. Planned Developments shall promote flexibility and creativity in addressing changing social, economic and market conditions, especially where they are used to implement adopted policies of the Comprehensive Plan.
The proposed PD Zoning designation and the associated Master Development Plan have been evaluated for compatibility with the SCLDC in accordance with Chapter 30, Part 8.
Review Criteria for Planned Developments, as per SCLDC Sec. 30.8.5.3, provides that in approving a Planned Development, the Board of County Commissioners shall affirm the following:
(a) Comprehensive Plan Consistency: In approving a Planned Development, the Board of County Commissioners shall affirm that the proposed development is consistent with the Comprehensive Plan and effectively implements any performance criteria that the Plan may provide.
Staff Analysis: See full Consistency with the Comprehensive Plan analysis below.
(b) Greater Benefit and Innovation Criteria: PD zoning may be approved only when the Board determines that the proposed development cannot be reasonably implemented though existing provisions of this Code, and that a PD would result in greater benefits to the County than development under conventional zoning district regulations.
Staff Analysis:
The proposed development is providing an innovative development concept that allows the preservation of a historical building while serving the greater residential community through the provision of neighborhood compatible commercial uses. The site may also serve as a potential venue for small special events. The cultural preservation of this historic building in Slavia community is a nod to the existing roots of the community and works to serve as an amenity to conserve a piece of heritage while developing a new expression of the site. Heritage and history are considered factors that lend themselves to placemaking and character development of urban areas.
The proposed development is expected to assist in reducing vehicle miles traveled (VMT) per household. The project is located across the street from the Cross Seminole Trail and is providing a sidewalk network and bicycle parking to bolster pedestrian accessibility to the site, thus incentivizing pedestrian over vehicle conveyance.
(c) In addition, any proposed development under the PD (Planned Development) Ordinance must address the following goals:
1. Meet or exceed the arbor, tree preservation, and tree planting requirements of this Code on a project-wide basis.
Staff Analysis:
The Applicant proposes to meet all arbor and buffer requirements per the SCLDC.
2. Minimize transportation impacts through design elements, which may include, but are not limited to multimodal connectivity; electric vehicle charging; infrastructure of pedestrian or bicycle infrastructure exceeding the minimum standards; shared transportation parking or devices; pedestrian-oriented architectural design; accommodation or neighborhood electric vehicles; transportation demand management; or permitting complementary uses.
Staff Analysis:
The Applicant is proposing bicycle parking in accordance with the SCLDC and must provide pedestrian connectivity to the existing sidewalk along SR 426.
(d) The PD application shall include a narrative addressing the following:
(1) How the proposed development addresses the goals of the Comprehensive Plan.
(2) Why the proposed development cannot be achieved under an existing conventional or special zoning district.
(3) How does the proposed development provide an innovative approach to land development.
(4) A description of benefits to the County that cannot be achieved under the existing provisions of this Code.
Staff Analysis:
The Applicant has provided a narrative addressing the requirements of this section. This narrative is provided in the agenda packet.
Consistency with the Comprehensive Plan
Under Policy FLU 2.9 Determination of Compatibility in the Planned Development Zoning Classification, the County shall consider uses or structures proposed within the Planned Development zoning classification on a case by case basis evaluating the compatibility of the proposed use or structure with surrounding neighborhoods and uses. Compatibility may be achieved by application of performance standards such as, but not limited to; lot size, setbacks, buffering, landscaping, lighting, and building heights.
The proposed PD (Planned Development) zoning classification together with the associated Master Development Plan (MDP) and Development Order (DO), appropriately addresses compatibility with the surrounding development pattern. The proposed PD establishes specific uses, defines maximum building height, and provides adequate buffering to ensure compatibility with the adjacent properties. In addition, any proposed lighting is required to comply with the standards of the SCLDC. Any use of the property for special events will be subject to the SCLDC and permitting process. Use of the property for any accessory civic assembly is limited to the seating provided under the pavilion with any civic assembly use greater than such being subject to the Special Exception process. The PD proposes a maximum F.A.R. of 0.24, which is below the typical commercial F.A.R. maximum of 0.35, which is considered less intense.
Staff finds the proposed PD (Planned Development) zoning classification to be consistent with the Comprehensive Plan.
In compliance with Seminole County Land Development Code Sec. 30.49 - Community Meeting Procedure, the Applicant conducted a community meeting on February 10, 2026; details of the community meeting have been provided in the agenda package.
Requested Action:
Staff requests the Planning and Zoning Commission recommend to the Board of County Commissioners adoption of the Ordinance enacting a Rezone from PD (Planned Development) to PD (Planned Development) as per the following motion:
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 PD (Planned Development) to PD (Planned Development) for a proposed coffee shop and renovation of a historical building on approximately 1.45 acres, located on the east side of SR 426, south of Red Bug Rd.