Commissioners deny request to expand assisted living home from 6 to 8 residents in Longwood subdivision

The Seminole County Board of County Commissioners voted unanimously Tuesday to deny a special exception that would have allowed an existing assisted living facility at 2825 Walden Pond Cove in Longwood to increase licensed residents from six to eight.

Hillary Paden, planning and development, told the board the facility (ARO Senior Care/Majestic Residences) occupies a 2,393-square-foot single-family structure on one acre in A-1 zoning, with four bedrooms. Staff found the request met only two of the ten required special-exception criteria and recommended denial, citing potential incompatibility with the single-family character, increased traffic impacts, and that moving above six residents could trigger additional commercial standards (for example, parking and fire suppression requirements).

Applicant representatives and family members, including Carol McIntyre (owner/resident representative) and Chuck Bongiovanni (CEO, Majestic Residences franchise), said the home had operated in the neighborhood for 11 years without problems, that rooms are large enough for two residents, that staffing is 24/7 and typically low vehicle use, and that the Florida Department of Health and Sunshine Water provided letters supporting service availability and the request.

Neighbors and the planning-and-zoning board opposed the special exception. Planning and Zoning unanimously recommended denial (April 2, 2025). Seven written letters of opposition were included in the commission packet. During the hearing, two family members of current residents spoke in favor of the expansion, describing the care their relatives receive.

Commissioners debated safety, staffing ratios and the character of the subdivision. Commissioner Hurst argued the facility’s business model and staffing situation favored approval — adding two residents would increase staff presence from one to two and therefore improve supervision — and moved to approve. That motion failed 4–1. The board then voted unanimously to deny the special exception and associated development order.

Board discussion noted several points staff raised: the increase to eight residents likely would require sprinklers and other state-reviewed changes; staff said the structure’s existing square footage would not increase and that state licensing sets occupancy and spacing standards. Commissioners also recorded that the county’s emergency-response dashboard showed seven ambulance runs to the address in the past year.

The denial leaves the facility licensed for its current six residents; if the applicant wishes to pursue additional beds the board discussion indicated state permitting and any future land-use changes would be required before occupancy could increase.