Board approves amended rules to allow expanded convenience stores with gas in Town Center, 3-1

The Winter Springs Planning and Zoning Board voted 3–1 on April 3 to amend the zoning code to permit expanded convenience stores with fueling positions in the Town Center district, and to allow the board to consider applications that would otherwise be excluded by a 300-foot buffer requirement.

The amendment would change Chapter 20 of the zoning code to let the commission consider a convenience store with gas in the Town Center (T3/T5) where previously a 300-foot distance restriction limited additional gas-convenience uses. The proposed language permitted up to 12 fueling positions (counting each fueling position as a fueling side) and retained a location requirement that such stores sit at an arterial road intersection.

Board discussion focused on three main areas: how prescriptive the ordinance should be about what a convenience store must offer; whether a square-footage cap (proposed around 5,000 square feet) would exclude some operators such as Wawa or Buc-ee’s; and how electric vehicle (EV) charging should be treated. Several members said the ordinance language was overly specific about interior features (for example listing bakery, fresh produce or seating) and recommended removing prescriptive product or amenity lists while keeping square-footage and fueling-position limits. One member expressed concern that the “must feature” language in the draft would require applicants to meet a long list of in-store features.

Members also debated whether the 12 fueling-position limit should include EV chargers. Staff advised the draft is aimed at traditional fueling positions, and that inclusion of EV charging would be considered at application review. Board members noted that many modern fueling sites combine gas and EV charging, and cautioned that allowing a large number of charging ports could create a large bank of parking/charging stalls on a site.

After public input was opened and none was received, a motion to approve Ordinance No. 2025-09 with the condition that specific prescriptive phrasing detailing in-store offerings be removed carried 3–1. The roll-call vote recorded Chairperson Kaukoma — aye; Vice Chairperson Michael Ferrante — aye; Board member Rachel Hood — aye; Board member Louis Hall — nay. The motion passed.

Board members tasked staff to carry the amended language forward for codification and to address the remaining technical questions (for example, whether EV charging can or should be treated as fueling positions).