SEMINOLE — A developer’s proposal to demolish the Winn-Dixie on Park Boulevard and replace it with housing took a step forward Nov. 10.

The City Council reached a consensus at a workshop meeting to authorize negotiations with LIV Development, which wants to purchase the property at 8740 Park Blvd. and construct a multifamily residential community.

The authorization does not approve the project but allows the city manager to begin negotiations to determine whether the proposal can meet city requirements and address concerns about height, parking and neighborhood impact.

LIV Development, in partnership with the property owner, proposes to demolish the 55,316-square-foot grocery store and redevelop the 7.18-acre site into a 208-unit, Class A apartment community called Livano Park and Park, with four- and five-story buildings.

The property is zoned Commercial General, which allows multifamily housing.

Community Development Director Wesley Wright said the project aligns with permitted uses, provided the developer incorporates graywater recycling.

“If the developer does a graywater application, state laws allows them to get a bonus that can concede a higher development than the 24 units per acre in the CG zoning district,” Wright said.

LIV is requesting several deviations from city code, including parking and height restrictions.

The city’s land development code requires two parking spaces per unit, or 416 total spaces. LIV is requesting 1.55 spaces per unit, or 323 spaces, citing limited space and a desire to maximize landscaping.

In the CG district, maximum height is 50 feet measured from sidewalk to rooftop. LIV proposes raising the limit to 65 feet.

The project includes one building with two height sections: a five-story, 62.6 feet portion facing Park Boulevard, and a four-story, 53.5 portion facing Park Street.

“The reason we had made that choice is that we wanted to be cognizant of the neighbors behind,” said Jonathan Knudsen, LIV’s director of development. “We wanted to have some consideration for the view, especially as they’re driving by and leaving their neighborhood as well.”

He said the company plans to hold a community meeting, likely in December. The development targets renters with median incomes between $80,000 and $150,000.

Council raises concerns

Council members expressed reservations about building height and parking.

“The parking is not going to be enough,” said Vice Mayor Chris Burke. “I don’t think in the history of the council, as long as I’ve been on it, that we’ve ever approved above a 50-foot building to be constructed in our city.”

According to city documents, existing structures along Park Boulevard exceed the proposed height, including seven-story condos at Seminole on the Green Cavalier and six-story buildings at Seminole Isles, Lake Seminole Square, and Shores of Long Bayou.

Council member Jim Quinn said most units will house two people with two cars, making the reduced parking ratio problematic.

Knudsen said the ratio is supported by data from past projects and industry standards — an average of 1.31 from the Institute of Transportation Engineers and 1.47 from the Urban Land Institute. The company proposes 1.55 to meet actual demand without creating operational problems.

“We don’t want to construct a project that is underparked; that is an operational nightmare for us,” Knudsen said. “So, we wouldn’t be asking for this relief, if we weren’t confident operationally that this is what is required…we’ve done a number of these projects in multiple areas.”

He said the company determined the need at 309 spaces but is proposing 323 as a buffer. Parking will be unassigned and first-come, first-served.

Council member Ray Beliveau raised concerns about increased peak-hour traffic and whether the fire department’s new truck can serve a five-story complex.

Knudsen said the project’s traffic engineer compared projected trips to those of the former Winn-Dixie. The analysis found residential use would reduce traffic by more than 2,500 daily trips.

City Manager Ann Toney-Deal said all buildings must meet Florida’s strict fire codes, including sprinkler systems, and the fire department will review the project during the site plan review.

“Any structure that’s built new has to meet the building code,” Toney-Deal said. “Part of the site plan review process of any building, regardless of the height, is subject to a fire department review.”

Council member Trish Springer asked whether the building would be concrete. Knudsen said it will be wood-framed construction.

Burke questioned the structure’s hurricane durability.

Knudsen said the company relies on licensed architects and engineers suited to the wind zone and follows all hurricane-related requirements. The site sits outside FEMA flood zones.

Next steps

If the city approves, LIV expects to close on the land next October, followed by an 18-month construction schedule.

The final agreement will be scheduled for two public hearings before the council votes.