Tim Smith, Carissa Lawhun, Dan Lopez, Mike Lorenz, Brandy

Ioppolo, and Lourdes Aguirre

Present

Richard Jerman

Absent

Opening Statement

The meeting convened at 6:00 PM with Chairman Carissa Lawhun leading the Pledge of

Allegiance. The Chairman then introduced each Board and Staff member present and read

the procedure for conducting the meeting and voting.

Staff Present

Mike Rhodes, Interim Development Services Director; Dagmarie Segarra, Deputy

Development Services Director; Kate Latorre, County Attorney, Jim Potter, Development

Review Engineering Manager; Joy Giles, Planning & Development Manager; Annie Sillaway,

Principal Planner; Kaitlyn Apgar, Senior Planner; and Tammy Brushwood, Clerk to the P&Z

Board.

Accept Proof of Publication

Motion by Commissioner Brandy Ioppolo, seconded by Commissioner Tim Smith, to approve

the Proofs of Publication. The motion passed unanimously, 6-0.

Commissioner Smith, Commissioner Lawhun, Commissioner Lopez,

Commissioner Lorenz, Commissioner Ioppolo, and Commissioner

Aguirre

Aye:

Commissioner Jerman

Absent:

Approval of Minutes

Motion by Commissioner Dan Lopez, seconded by Commissioner Lourdes Aguirre, to approve

the April 1, 2026 P&Z Minutes, as submitted. The motion passed unanimously, 6-0.

Commissioner Smith, Commissioner Lawhun, Commissioner Lopez,

Commissioner Lorenz, Commissioner Ioppolo, and Commissioner

Aguirre

Aye:

Commissioner Jerman

Absent:

NEW BUSINESS

Public Hearing Items:

Land Development Code Amendment - Continued from the April 1, 2026 P&Z Meeting

- 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)

Dagmarie Segarra, Deputy Development Services Director - presented this item as

stated in the Staff report. She further stated that this item was continued from the April

1, 2026 to today. Nothing has changed since the initial presentation that staff provided

on April 1. A few of the P&Z Board members were separately briefed on the details of

the LDC Amendments prior to the meeting. Staff can present the item as done in April,

proceed with a question and answer format, or anything specific way the Board would

like to proceed. There was proposed language to be stricken from the R-3 designation

regarding density and Staff is considering to keep that language in the Land

Development Code in the meantime, prior to the BCC meeting. Therefore, the density

language in the R-3 section of the LDC will remain as is.

No questions from the Board were presented.

No one from the audience spoke in favor or in opposition to the request.

The Chairman mentioned that a written comment was received by Dave Axel, of

Oviedo, which she read for the record, regarding the preclusion of gating in the Missing

Middle and Alternative Design Standards sections of the proposed LDC Amendments.

His concerns are that there are times when it is impractical or impossible to get

connectivity, so gating should not be prohibitive. Chairman Lawhun asked Staff why we

are we strictly prohibiting gating in these two sections. Dagmarie Segarra responded

that the Missing Middle zoning designation is to incentivize and provide the Missing

Middle typology that is missing in Seminole County. One of the struggles is with infill

areas in the County. The main reason why Staff is recommending that it not be gated is

to allow for flexibility of housing types and accessibility through the community, if they

can connect to existing subdivisions. The Land Development Code already has a

provision which would allow the Development Services Director to make a

determination in cases where there are wetlands, lack of connectivity, or where it is not

feasible to make that determination of waiving the requirement. It is not a good

Planning practice, however they understand certain situations where gated

communities are more appropriate, but for these specific types, it is not encouraging

the purpose and intent of the (MM) zoning.

Chairman Lawhun asked if she is suggesting that the example brought forth by Mr.

Axel, which is the northeast corner of Celery Avenue and Cameron, which has

wetlands on once side and a gated subdivision on another, and in that case Staff would

be able to make a determination that a gated community could be put there. Ms.

Segarra responded it would be a case-by-case situation. Chairman Lawhun asked

then, why we can’t put language in the Land Development Code that it will be decided

on a case-by-case basis. Ms. Segarra responded that it is not good Planning practice

and not conducive to the intent of that (MM) zoning district. Chairman Lawhun stated

that she thinks he made some good points and wanted to make sure it was on the

record. Staff requests approval of this request.

Motion by Commissioner Lourdes Aguirre, seconded by Commissioner Brandy Ioppolo,

to approve and refer the Land Development Code Amendments to the Board of County

Commissioners. The motion passed unanimously, 6-0.

Commissioner Smith, Commissioner Lawhun, Commissioner Lopez,

Commissioner Lorenz, Commissioner Ioppolo, and Commissioner

Aguirre

Aye:

Commissioner Jerman

Absent:

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).

Kaitlyn Apgar, Senior Planner, presented this item as stated in the Staff report. She

further stated that 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, the required

Final Development Plan was not submitted within five (5) years and substantial

development had not occurred within eight (8) years after approval. 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, 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. The previous PD entitlements

included permitted uses of OP (Office) and CN (Neighborhood Commercial) zoning

districts. Additional previously approved uses included banks, civic assembly,

daycares, and restaurants. The current request includes less extensive permitted uses

consisting of permitted uses in CN (neighborhood commercial) zoning district, office,

and civic assembly as an accessory limited to sixteen seats. The 1,370 square foot

building existing on the property is considered to be historical in nature. The structure

was utilized as a filling station and general store for the early Slavia community around

1929. The applicant proposes to utilize the existing structure as a coffee shop as well

as construct a pavilion, bathroom facilities, and additional office building to the rear.

This development is within Seminole County's potable water service area and sanitary

sewer area and is required to connect to public utilities. The developer will be required

to build a private pump station to connect to the County’s force main system. The

property will access onto Red Bug Road, which is classified as a local Road. The

developer is required to build a five (5) foot wide sidewalk along the property’s frontage

on Red Bug Road. Landscape buffers required include a ten (10) foot wide buffer along

the northern 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. Twenty-five percent (25%)

common usable open space will be provided on the subject property. The proposed PD

Zoning designation and the associated Master Development Plan have been evaluated

for compatibility with the Seminole County Land Development Code (SCLDC). The

existing PD Future Land Use is consistent with the proposed PD zoning. The proposed

Master Development Plan (MDP) and Development Order (DO), appropriately address

compatibility with the surrounding development pattern. The proposed development is

providing an innovative concept that allows the preservation of a historical building

while serving the greater residential community through the provision of neighborhood

compatible commercial uses. The cultural preservation of this historic building in the

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. 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. The

applicant conducted a community meeting on February 10, 2026. Details of the

community meeting are included in the agenda package. Staff requests approval of this

request.

Vice Chairman Brandy Ioppolo asked what the purpose is for the 3,700 sf building

currently on the property. Ms. Apgar responded that it is labeled as Office on the

Master Development Plan. The applicant can speak more on their proposed use.

John Frith, for the applicant, of Frith and Associates, stated that he is the Civil Engineer

on the project. He stated that the office building is a future use, but is not being

addressed at this time. They will renovate the existing gas station into a coffee shop

and they add another building with restrooms, as well as a pavilion and associated

parking.

Vice Chairman Ioppolo asked about the noise from the pavilion when functions are

there. Mr. Frith responded that there will be weekend functions, with a seating area, an

art show that is compatible with the coffee shop. They don’t anticipate a loud band, it

would be acoustical if anything and he doesn’t believe there will be a lot of noise.

No one from the audience spoke in favor or opposition to this request.

Ms. Apgar stated that there is a condition in the Development Order (DO), prohibiting

outdoor amplification of sound without County Staff approval of a Special Event permit.

A motion was made by Commissioner Brandy Ioppolo, seconded by Commissioner

Mike Lorenz, to approve and refer the Slavia Station PD Rezone to the Board of

County Commissioners. The motion passed unanimously, 6-0.

Commissioner Smith, Commissioner Lawhun, Commissioner Lopez,

Commissioner Lorenz, Commissioner Ioppolo, and Commissioner

Aguirre

Aye:

Commissioner Jerman

Absent:

Henderson Hill Rezone - Consider a Rezone from A-1 (Agriculture) to C-1 (Retail

Commercial) for three (3) restaurants with drive-through service lanes on approximately

4.32 acres, located on the northwest corner of W SR 46 and Henderson Lane;

(Z2025-025) (Andrew Hill/Grey Seven LLC, Applicant) District5 - Herr (Annie Sillaway,

Principal Planner)

Annie Sillaway, Principal Planner, presented this item as stated in the Staff report. She

further stated that the rezone to C-1 will allow development in accordance with the C-1

zoning district, which permits uses including, but not limited to, banks, convenience

stores, and restaurants. The subject property has an existing Future Land Use of

Commercial, which allows a maximum Floor Area Ratio (F.A.R.) of 0.35. The intent of

the Commercial land use designation is to provide appropriate locations to identify

locations for a variety of commercial uses including neighborhood and community

shopping centers, convenience stores and retail sales. This land use should be located

at intersections or along major roadways as infill development where this use is

established. The Applicant proposes to develop the property with three (3) restaurants,

each with a drive-through lane, and does not intend to subdivide the property into

separate parcels. The Applicant proposes access via Henderson Lane, which is

classified as a local road, with a cross-access connection extending west through the

existing commercial plaza. A full traffic study and cross access easement agreement

will be required at the time of site plan approval. The subject property is within the SR

46 Gateway Corridor and will require the Applicant to maintain a minimum landscape

buffer of 25 feet and a 50-foot building setback. The request is consistent with the

Seminole County Land Development Code (SCLDC) and the surrounding area. The

C-1 zoning district is intended to permit and encourage a full range of essential

commercial uses, while at the same time protecting neighboring residential properties

from any possible adverse effects of commercial activity. The Applicant will be

providing the required open space and adequate landscape buffers to be consistent

with the Land Development Code in order to provide adequate buffering for the

residential district to the north, which will be demonstrated at the time of site plan

approval. The proposed C-1 zoning classification is consistent with the established

development pattern along SR 46, that consists and aligns with the intent and

allowable intensity of the Commercial Future Land Use category by supporting

comparable commercial activities and is compatible with the zoning designation of the

properties located to the west of the subject site and consistent with the Commercial

Future Land Use designation. The Applicant conducted a community meeting on

February 26, 2026. An opposition email was received today from a resident at 5471

Glen Oak Place, which was provided to the P & Z Board prior to the meeting. Staff

requests approval of this request.

Bob Ziegenfuss, Z Development Services, of Orlando, stated that he is representing

the developer and he is also the engineer for the project. He further stated that the

Future Land Use map reflects the property is Commercial and they are adjacent to an

existing C-1 use, which is compatible with the area. He heard about the one comment

received today, which was relative to the proximity of their pool to the back property

line. He stated that there is an existing six foot (6’) block concrete wall back there,

which is adjacent to all of the residential properties. They are also providing a thirty foot

(30’) landscape buffer and leaving the existing natural vegetation in that buffer. They

will add more plantings along their curve line, as you come into the development, away

from the natural landscape buffer. They will clean up the area and will repair the

concrete wall. The community meeting was very positive and they were happy to see

that no two-story buildings would be looking into their backyard.

Commissioner Tim Smith asked if there will be one or two points of entry/exist access

to the property. Mr. Ziegenfuss responded that there are two. He further stated that

they will be utilizing an existing access point to the neighboring C-1 development off of

SR 46. They will have access off of Henderson as well.

No one from the audience spoke in favor or opposition to this request.

Chairman Lawhun stated that they received one comment card in support of this

request not wanting to speak, but had a question for Staff regarding whether or not the

ten foot (10’) buffer would be in writing in the Development Order (DO).

Annie Sillaway, of Staff, responded that the rezoning is a straight zoning, which does

not have a Development Order. Instead, the applicant will be held to the established

Land Development standards for that zoning, for the landscape buffers. The additional

commitments the applicant is making is not within a Development Order, but will be

determined at site plan review.

Mr. Ziegenfuss, in his rebuttal, stated that if the neighbor’s desire to have the ten foot

(10’) buffer provision, the developer is committed to it and they are moving forward right

now to show a 30 foot (30’) landscape buffer between the back rear access road and

that neighbor’s rear property line. It is on their current plan that they are working on to

submit for permits after the public hearing process. They are willing to commit to that,

if it’s something the Board wants to add as a stipulation or a condition for approval.

A motion was made by Commissioner Brandy Ioppolo, seconded by Commissioner Tim

Smith, to approve and refer the Henderson Hill Rezone to the Board of County

Commissioners. The motion passed unanimously, 6-0.

Commissioner Smith, Commissioner Lawhun, Commissioner Lopez,

Commissioner Lorenz, Commissioner Ioppolo, and Commissioner

Aguirre

Aye:

Commissioner Jerman

Absent:

CLOSING BUSINESS

Development Services Director's Report

Dagmarie Segarra, Deputy Development Services Director, stated that the Development

Services Citizens Academy will be held on May 7, 2026, which will showcase the department

from 6:00 to 8:00 PM, which is a family event held at the County Services Building.

Board Comments

Vice Chairman Brandy Ioppolo thanked Staff for the extra time spent on providing the briefing

on the Land Development Code. It really helped and provided a lot of clarity.

ADJOURNMENT

Having no further business, the meeting adjourned at 6:29 PM.