Seminole County approves first reading of broad Land Development Code rewrite, sends edits back for July 14 final vote

Maya Athanas, principal planner in Seminole County’s planning and development division, presented a first‑reading ordinance on June 23 that would amend multiple chapters of the county’s Land Development Code to reflect state requirements, clarify permitted plan‑development uses and streamline application processes.

The package would voluntarily alter some separation standards for alcoholic beverage establishments (reducing some school separations to 500 feet and eliminating other separation categories), standardize accessory‑dwelling unit (ADU) limits to a single 50%‑of‑main‑house maximum (subject to a 1,100‑sq.‑ft cap in standard districts and up to 1,600 sq. ft. in agricultural zonings for parcels over 3 acres), and create a density‑bonus framework tied to affordable units. Athanas said the density proposals were informed by a Kimley‑Horn market study and that projects using density bonuses would need an affordability agreement approved at public hearing to spell out term and tracking requirements.

The draft also creates an alternative design‑standards pathway that would allow slightly smaller lots in exchange for open‑space requirements (for example, allowing R1AA lots to shrink from 90 feet to 70 feet in specified cases) and adds potential PD (plan development) benefits such as utility undergrounding, water‑star practices, dark‑sky lighting and substantial native plantings. Staff noted the package does not change the maximum density allowed by future land‑use designation.

Commissioners focused on three recurring policy questions. First, board members asked why the HIP Airport designation would allow up to 20% residential in certain cases while other HIP categories would have different limits; staff explained the differences reflect airport noise zones and the distinct intent of HIP categories. Second, several commissioners raised enforcement concerns about ADU owner‑occupancy when owners sell or units are used as short‑term rentals; staff said the code currently requires owner occupancy but acknowledged state preemption on vacation‑rental prohibitions and described enforcement challenges, promising further ordinance refinements later this year. Third, the board debated whether voluntary alternative‑standards projects should be allowed to gate neighborhoods; staff said the development services director already has limited waiver authority for connectivity and suggested the director could be given parallel discretion on gating where connectivity is infeasible.

Public commenters representing the development community supported the package’s housing and affordability components. Jim Haddaway, chair of the Seminole County Development Advisory Board, said the group “very much like[s] it” and recommended approval. Developer Dave Axel asked the board to allow gating waivers for specific sites where physical barriers prevent connectivity.

The board voted unanimously to approve the ordinance on first reading, while directing staff to prepare three targeted edits (two text clarifications requested by staff and a gating/connectivity waiver path) for the second reading scheduled for July 14 at 1:30 p.m. The board’s motion and staff guidance left several policy questions—particularly enforcement of owner‑occupancy rules and detailed density‑bonus thresholds—for additional study before final adoption.

— "This is an ordinance amending chapter two, chapter five, chapter 20, chapter 30, chapter 35, chapter 70, and chapter 90 of the Seminole County Land Development Code," Athanas said during her presentation.

What happens next: staff will draft the agreed clarifications and return the ordinance for final vote on July 14; the board asked for a supplemental staff report addressing ADU enforcement, the density‑bonus application thresholds, and director waiver language for gating and connectivity.