Commission approves conditional use permit to reopen assisted living facility at 480 E. Church Ave.

The Longwood City Commission approved, 3-1, a conditional use permit Monday evening allowing an assisted living facility to reestablish operations at 480 East Church Avenue, a property that formerly housed a nursing or assisted-living use.

Commissioner Matt Morgan moved to approve the conditional use permit for the property; Commissioner Steven Boney seconded. The roll call vote was Commissioner Boney — yes; Commissioner Morgan — yes; Mayor McMillan — yes; Deputy Mayor Sackett — no. The motion passed.

City planning staff told the commission the property has been vacant since 2022 and that the city’s development code allows the commission to reestablish certain lapsed, nonconforming uses through a conditional-use process. Staff recommended approval with conditions because reactivating the existing structure reduces demolition and redevelopment costs and supports the city’s stated goals for seniors and aging-in-place options.

"This application is being presented as the reestablishment of a prior lawful use," the city planner said during the hearing, noting the applicant must still comply with current building and fire codes.

Applicant and owner representatives said the building will need substantial work to meet modern codes. Staff highlighted two particularly costly items: a full fire sprinkler system and an upgraded fire-alarm system. The planning report and draft permit also require an updated landscape plan, resurfacing and restriping of the parking area, and that building permits for necessary improvements be submitted within six months of conditional-use approval.

Nearby residents raised concerns during public comment about the age of the building, truck traffic during deliveries and the potential for construction impacts. Philip Flavin, who lives across the street, expressed worry about construction noise, large vehicles turning on residential streets and the building’s age. Sharon Russell, a nearby resident, asked about potential effects on neighborhood property values.

Commissioners discussed those neighborhood concerns and asked staff and the applicant how deliveries would be managed. The applicant told the commission they generally do not require large semi deliveries — groceries are procured and brought in without regular tractor-trailer shipments — and that, if needed, deliveries could be scheduled during low-traffic hours. Commissioners asked staff to explore access restrictions further and indicated they might add a condition limiting deliveries that would obstruct the public right-of-way.

The conditional use permit includes conditions requiring the applicant to obtain building permits, install fire sprinklers and alarms, bring the facility up to applicable Florida Building Code standards, complete required site repairs and landscaping, and resurface and restripe the parking lot. Staff noted that if the applicant began building permit work and later abandoned the project, the conditional approval would not automatically transfer to a different use; another developer would need to apply anew under the zoning code.

What happens next: The applicant must complete code-required building and fire upgrades and submit required permits within the timeframes set by the city; staff will monitor compliance with the permit conditions.

Commission record: Motion to approve conditional use permit at 480 East Church Avenue moved by Commissioner Matt Morgan and seconded by Commissioner Steven Boney; vote carried 3-1.