Title:
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Tehran Hookah Lounge Special Exception - Consider a Special Exception for an alcoholic beverage establishment in the PD (Planned Development) district on four (4) acres, located on the southwest corner of Aloma Avenue and Deep Lake Road; BS2025-01 (Denise Morrill, Applicant) District1 - Dallari (Hilary Padin, Planner)
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Agenda Category:
Public Hearing Items
Department/Division:
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Development Services
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Authorized By:
Jose Gomez, Development Services Director
Contact/Phone Number:
Hilary Padin (407) 665-7331
Background:
The Applicant currently operates an existing hookah lounge with a beer and wine (2COP) alcohol license and is now requesting a Special Exception to increase their alcohol license to a liquor (4COP) license for on-site consumption.
The establishment was granted the beer and wine license in 2019 for incidental sales in association with the hookah lounge as pursuant to Section 30.6.6.2(b) of the Seminole County Land Development Code (SCLDC), a special exception is required when the sale of alcohol is not incidental to other products offered for sale. It was later determined that per Section 30.6.6.2(a)(2) of the SCLDC, incidental sales only pertained to establishments selling groceries and household dry goods and bona fide restaurants; all other uses would require approval of a special exception. When the applicant requested to upgrade their existing alcohol license from 2COP to 4COP in 2024, they were denied and advised that a special exception would be required for the alcoholic beverage establishment.
The hookah lounge establishment sells hookah products, beer, wine, and appetizers, and is approximately 2,000 square feet in size located within an existing shopping plaza. The establishment seats sixty-two (62) patrons inside and twenty-two (22) patrons on the outdoor patio for a total of eighty-four (84) seats. The hours of operation are currently 6:00 pm to 2:00 am, seven (7) days a week.
Section 30.6.6.2(d) of the SCLDC states that any establishment selling alcoholic beverages for consumption on-premise shall maintain separations from all churches and schools. The hookah lounge meets all separation requirements.
In compliance with Seminole County Land Development Code Sec. 30.3.5 - Community meeting procedures, the Applicant conducted a community meeting on April 3, 2025. Details of the community meeting have been provided in the agenda package.
Staff Findings:
In reviewing special exception requests, Section 30.3.1.5(a) of the Seminole County Land Development Code requires that the Planning and Zoning Commission hold a public hearing to consider the proposed special exception and submit written recommendations to approve with conditions, or deny the request to the Board of County Commissioners for official action. After review of the special exception request and a public hearing, the Board of County Commissioner may approve the request if it is determined that the use requested:
(1) Is not detrimental to the character of the area or neighborhood or inconsistent with trends of development in the area:
The existing hookah lounge is within an existing shopping center, where there are several restaurants that serve alcohol and other retail commercial uses. Therefore, it is not detrimental to the character or inconsistent with the trend of development of the area.
(2) Does not have an unduly adverse effect on existing traffic patterns, movements and volumes:
The establishment is located within an existing shopping center, where traffic calculations have already been performed to support the plaza as a whole. The site fronts on a main thoroughfare, with an entrance from Aloma Avenue and another from Deep Lake Road and contains all parking on site. Therefore, the alcoholic beverage establishment is not expected to have an unduly adverse effect on existing traffic patterns, movements, and volumes.
(3) Is consistent with the County’s Comprehensive Plan:
The subject property has a Future Land Use (FLU) designation of Higher Intensity Planned Development - Transitional (HIP-TR). Pursuant to the Seminole County Comprehensive Plan, the purpose and intent of this designation is to provide a variety of land uses, development intensities, target industry development and supportive residential uses. Per FLU Exhibit 24 and Policy FLU 4.5.5 Higher Intensity Planned Development (HIP) - Core and Transitional Areas Permitted Uses and Locational Standards, neighborhood and community shopping centers, convenience stores, and retail sales. The only permitted zoning classifications allowed under the HIP Future Land Use designations are Planned Development (PD) and Public Lands and Institutions (PLI). Since the underlying zoning district of Planned Development allows the proposed alcoholic beverage establishments as a special exception, it would be considered compatible with the HIP-TR Future Land Use designation. Further the proposed special exception would not increase the Floor Area Ratio above 0.35, which is the maximum allowed intensity in the HIP-TR FLU; and therefore, is consistent with the Seminole County Comprehensive Plan.
(4) Will not adversely affect the public interest:
As previously mentioned, the hookah lounge establishment is approximately 2,000 square feet in size located within an existing shopping plaza. The establishment seats sixty-two (62) patrons inside and twenty-two (22) patrons on the outdoor patio for a total of eighty-four (84) seats. The hours of operation are currently 6:00 pm to 2:00 am, seven (7) days a week. Staff has determined that in order to not adversely affect the public interest, and more particularly, the townhome community that is located approximately 130 feet from the establishment, staff recommends the outdoor patio area close at 10:00 pm each night.
Requested Action:
Staff requests the Board of County Commissioners approve the Special Exception with the conditions as stated in the associated Development Order for an alcoholic beverage establishment in the PD zoning district on four (4) acres, located on the southwest corner of Aloma Avenue and Deep Lake Road.