City of Sanford Planning and Zoning Commission — February 5, 2026

Meeting Overview

Type: Regular Meeting Quorum: Yes (9 of 9 members present — no absences recorded) Duration: 2 hours 31 minutes (10:06 AM – 12:37 PM), including a recess 11:37–11:45 AM

Attendance

• Present: Victoria Wilson (Chair), Maverick Von Herbulis (Vice-Chair), Brian Borman, Dan Matthews, Robert Fonseca, Nikki Campagna, Ashlee Woodard, Miguel Acosta (Alternate), David Zambrano (Alternate)
• Absent: None recorded
• Staff Present: Eileen Hinson (Planning Director), Giuliana Pieras (Administrative Coordinator), Lindsey Greene (City Attorney), Adam Mendenhall (Planning Manager), Josephine Medina (Senior Planner), Darren Ebersole (Planner)
• Mid-meeting change: Von Herbulis left after the PH-1B vote; Acosta (Alternate) stepped in as a voting member for the remainder.

Agenda Items

Item PH-1A: Comprehensive Plan Amendment — 3151 East Lake Mary Boulevard (3.0 acres, HIP-AP to AIC)

• Type: Comp Plan Amendment (Future Land Use)
• Case Number: CP25-000008
• Location: 3151 East Lake Mary Boulevard (Tax Parcel 03-20-31-5AY-0000-0560). The agenda styles the address "3151 Lake Mary Boulevard"; the motion and staff report both read "3151 East Lake Mary Boulevard."
• Applicant: Lauren Korn — Lowndes, Drosdick, Doster, Kantor & Reed, P.A. (property owner Mas Realty Properties LLC, manager Anh Vu)
• Request: Amend the future land use from Seminole County HIP-AP (High Intensity Planned Development Airport) to City of Sanford AIC (Airport Industry and Commerce) on 3.0 acres.
• Current Zoning: A-1, Agriculture (Seminole County)
• Acreage: 3.0 acres
• Staff Recommendation: Approve
• Action: Approved (recommended for adoption)
• Vote: 7-0 (Von Herbulis moved; seconder not recorded)
• Conditions: None added.
• Notable Discussion: Michael Toole (3935 Lightning Court) opposed any development and land use change in the area. The land-use half passed unanimously; the fight was on the companion rezone.

Item PH-1B: Planned Development Rezone — Convenience Store and Gasoline Service Station, 3151 East Lake Mary Boulevard (3.0 acres)

• Type: PUD / Planned Development Rezone
• Case Number: PDR25-000012
• Location: 3151 East Lake Mary Boulevard (Tax Parcel 03-20-31-5AY-0000-0560)
• Applicant: Lauren Korn — Lowndes, Drosdick, Doster, Kantor & Reed, P.A. (CAPP process conducted by Logan Opsahl of the same firm; CAPP meeting held November 24, 2025). Property owner Mas Realty Properties LLC.
• Request: Rezone 3.0 acres from Seminole County A-1, Agriculture, to City of Sanford PD, Planned Development, to establish a convenience store and gasoline service station.
• Current Zoning: A-1, Agriculture (Seminole County)
• Proposed Zoning: PD, Planned Development (City of Sanford)
• Acreage: 3.0 acres
• Staff Recommendation: Approve, subject to a development order with recommended conditions and standards
• Action: Approved (recommended for adoption), as amended at the hearing
• Vote: 6-1 (Campagna moved, Matthews seconded). Chair Wilson dissented, finding the rezone inconsistent with the Comprehensive Plan's goals, objectives and policies as they relate to Sustainability, Safe Cities, and overall Health, Safety and Welfare.
• Conditions: Condition #10 amended to raise the minimum wall height to 8 feet and require precast construction; a natural buffer of existing vegetation prioritized within the 25-foot buffer adjacent to the single-family residences to the south, defaulting to Condition #10 landscaping if grading or development activity makes the existing vegetation unlikely to survive.
• Notable Discussion: Eight residents spoke in opposition and one asked to be bought out. Nathan Christiansen (3824 Corona Court) raised cancer and child-health risk. Ashley McWilliam (3856 Corona Court) raised nighttime traffic, theft and loitering, and stated there are 27 gas stations with convenience stores within five miles of the airport, 18 of them within three miles. Judit Szente (3844 Corona Court), a professor of early childhood with a Ph.D. in Education, submitted medical journal articles and case studies on children's exposure to gas-station emissions. Patricia Deakin (3800 Corona Court) raised quality of life and traffic. Amy Meister (3843 Corona Court) raised air quality and health impacts. Sovannchampa Touch (3848 Corona Court), a veteran of three combat tours, raised quality of life. Michael Toole (3935 Lightning Court) raised pedestrian safety for people crossing to the Boombah Sports Complex and property values. Malreni DeJesus (3812 Corona Court) raised children's health. Georgann Harman (3257 E. Lake Mary Boulevard) asked that the developers buy her home, citing failed sales and collapsed deals, and suggested a wall between the homes and the station. The board recessed 11:37–11:45 AM before voting.

Item PH-2A: Comprehensive Plan Amendment — 3850 Sipes Avenue (19.76 acres, SE to LDR-SF)

• Type: Comp Plan Amendment (Future Land Use)
• Case Number: CP25-000009
• Location: 3850 Sipes Avenue (Tax Parcel 17-20-31-300-0010-0000)
• Applicant: Constance Silver — Tri3 Civil Engineering Design Studio, Inc. (property owner Jesus Image Inc.)
• Request: Amend the future land use from Seminole County SE (Suburban Estates) to City of Sanford LDR-SF (Low Density Residential – Single Family) on 19.76 acres.
• Acreage: 19.76 acres
• Staff Recommendation: Approve
• Action: Approved (recommended for adoption)
• Vote: 7-0 (Matthews moved, Borman seconded)
• Conditions: None added.
• Notable Discussion: The land-use half of a church land assembly expanding an existing Planned Development.

Item PH-2B: Planned Development Rezone Amendment — Jesus Image PD, 2867 E. Lake Mary Boulevard, adding 3850 Sipes Avenue (19.75 acres)

• Type: PUD / Planned Development Rezone amendment
• Case Number: PDR25-000008
• Location: 2867 E. Lake Mary Boulevard, adding 3850 Sipes Avenue (Tax Parcels 17-20-31-300-0010-0000, 17-20-31-501-0000-0220, 17-20-31-501-0000-0150)
• Applicant: Constance Silver — Tri3 Civil Engineering Design Studio, Inc. (property owner Jesus Image Inc.)
• Request: Amend the Jesus Image PD by adding the 19.75-acre property at 3850 Sipes Avenue.
• Acreage: 19.75 acres added
• Staff Recommendation: Approve subject to a Development Order with recommended conditions
• Action: Approved (recommended for approval), as amended at the hearing
• Vote: 7-0 (Campagna moved, Acosta seconded)
• Conditions: Subject to a Development Order with staff's conditions, and a revised PD Master Plan to be submitted before presentation to the City Commission. The board removed the condition requiring that north–south parking-lot drive aisles not exceed 300 linear feet without an east–west break, finding it no longer feasible at this stage of construction and noting it was not in the original Development Order.
• Notable Discussion: Three residents spoke, none in opposition. Michael Soral (298 Pine Way) raised traffic. Ed Santiago (2756 McWay) and Ron Bodo (3920 Sipes Avenue) both raised stormwater runoff.

Item PH-3: Comprehensive Plan Future Land Use Map Amendment — Recently Annexed Properties (JPA consistency)

• Type: Comp Plan Amendment (Future Land Use map; legislative)
• Case Number: Not assigned on the agenda
• Location: Recently annexed properties, citywide
• Applicant: Josephine Medina — Senior Planner, City of Sanford
• Request: Assign the appropriate City land use designations to recently annexed properties consistent with the Joint Planning Agreement.
• Action: Continued to March 5, 2026 (noticed on the agenda as "TO BE CONTINUED TO MARCH 5, 2026")
• Vote: No vote recorded in the minutes; the continuance was carried on the notice
• Notable Discussion: Heard and recommended on March 5, 2026 as PH-3A alongside its rezone twin.

Item PH-4: Rezoning — Recently Annexed Properties (JPA consistency)

• Type: Rezoning (legislative)
• Case Number: Not assigned on the agenda
• Location: Recently annexed properties, citywide
• Applicant: Josephine Medina — Senior Planner, City of Sanford
• Request: Assign the appropriate City zoning classifications to recently annexed properties consistent with the Comprehensive Plan and the Joint Planning Agreement.
• Action: Continued to March 5, 2026 (noticed on the agenda as "TO BE CONTINUED TO MARCH 5, 2026")
• Vote: No vote recorded in the minutes; the continuance was carried on the notice
• Notable Discussion: Heard and recommended on March 5, 2026 as PH-3B.

Item PH-5: LDR Amendment — Schedule U (Overlay Districts) and Schedule R (Airports & Aircraft)

• Type: Text Amendment (Land Development Regulations; legislative)
• Case Number: Not assigned
• Location: East Lake Mary Boulevard corridor / citywide overlay and airport schedules
• Applicant: Adam Mendenhall — Planning Manager, City of Sanford
• Request: Present draft modifications to Schedule U (Overlay Districts) and Schedule R (Airports & Aircraft) implementing the East Lake Mary Boulevard Corridor Small Area Study.
• Staff Recommendation: Presented as a draft conceptual framework for early feedback; a formatted set to return at a later meeting
• Action: Continued to April 2, 2026
• Vote: 7-0 (Matthews moved, Woodard seconded)
• Conditions: N/A
• Notable Discussion: The staff report establishes the regulatory clock: the East Lake Mary Boulevard Corridor Small Area Study was adopted April 11, 2022 and identified ten sub-areas along the corridor; the City Commission initiated a Zoning in Progress (ZIP) for Schedules U and R on March 31, 2025 to hold the status quo, then approved a six-month ZIP extension on September 8, 2025. This item was continued again to April 2, where it was withdrawn "due to legislative actions and other pending actions."

Public Hearings Summary

• Number of speakers: 12 across three items (9 on PH-1B, 1 on PH-1A, 3 on PH-2B)
• General sentiment: Strongly opposed on the gasoline service station; concerned but not opposed on the Jesus Image PD expansion
• Key concerns:
  • Health effects of gasoline-station emissions on children, supported by submitted medical journal articles and case studies
  • Market saturation — 27 convenience-store gas stations within five miles of the airport, 18 within three miles
  • Nighttime traffic, theft and loitering in the Corona Court subdivision
  • Pedestrian safety for crossings to the Boombah Sports Complex
  • Property values, and one owner's request that the developer purchase her home
  • Stormwater runoff and traffic on the Sipes Avenue PD expansion

Key Signals

• Nine residents opposed a gas station and got a taller wall, not a denial. The 3151 East Lake Mary Boulevard convenience store and fuel station (PDR25-000012) drew the most organized public opposition in Sanford's recent record — health evidence submitted in writing, a saturation count of 18 competing stations within three miles, pedestrian-safety testimony. The board recessed, then recommended approval 6-1. What the opposition purchased was an amendment to Condition #10: minimum wall height raised to 8 feet and required to be precast, plus preservation of existing vegetation inside the 25-foot buffer against the homes to the south. In Sanford, neighborhood mobilization converts into buffer specifications, not outcomes.
• The chair dissented on comprehensive-plan consistency, then resigned the same morning. Victoria Wilson cast the lone no on PH-1B, putting on the record that the rezone conflicts with the Comprehensive Plan on Sustainability, Safe Cities, and Health, Safety and Welfare — the exact grounds a challenger would need. In Commissioners Reports she announced she was stepping down and that this was her last meeting. The seat stayed unsettled until April 2, when the board elected Von Herbulis chair and Matthews vice-chair 6-0. Named-policy dissents recur under the new configuration: Campagna's June 4 wetlands dissent cites FLU 1.1, FLU 1.15 and CON 1.4.6 by number.
• East Lake Mary Boulevard is the corridor under simultaneous development and rewrite. Three of five items sit on it: the fuel station at 3151, the Jesus Image PD expansion at 2867/3850 Sipes, and the Schedules U and R rewrite implementing the corridor's 2022 Small Area Study. Entitlements are being granted on the corridor while the code meant to govern it is still in draft — and has been frozen under a Zoning in Progress since March 31, 2025, extended six months on September 8, 2025.
• Zoning in Progress is Sanford's signature regulatory device — and it runs inside the SB 180 window. The city holds development applications in abeyance by City Commission-initiated ZIP while staff rewrites a schedule: Schedules U and R since March 2025, and Schedule E (storage uses) from June 8, 2026. Florida SB 180 (Chapter 2025-190) bars covered local governments from adopting or enforcing land regulation that is more restrictive or burdensome, retroactive to August 1, 2024 and running through October 1, 2027. An interim application freeze is squarely in that category. No other corpus city uses this device; south Lake's cities have responded to the same preemption by adopting code, not by freezing applications. Sanford's exposure profile is therefore different in kind, not degree.
• Church land assemblies are converting county land on both sides of the city. Jesus Image Inc. added 19.75 acres of Seminole County Suburban Estates land to its PD on the east side here; on May 7 the Central Baptist Church of Sanford assembly carried a paired CPA and 18.47-acre PD at 650 MLK Jr Boulevard on the west side. Religious-institution landholdings are a recurring source of large-parcel supply in Sanford's annexation pipeline.

Raw Notes

• Called to order 10:06 AM by Chair Victoria Wilson; recess 11:37–11:45 AM; adjourned 12:37 PM. Minutes signed by Vice-Chair Maverick Von Herbulis.
• Minutes: Matthews moved to approve the January 8, 2026 minutes; Woodard seconded; carried 7-0. (Those January minutes were never published to the portal.)
• Roll Call heading appears with no motion recorded — all nine members were present.
• Von Herbulis left the meeting after PH-1B; Acosta (Alternate) stepped in as a voting member. Subsequent 7-0 tallies reflect that substitution.
• Citizen Participation (general) and Staff Reports: none.
• Commissioners Reports: Wilson announced her resignation from the Planning and Zoning Commission, effective with this meeting.
• Approval status: the February 5, 2026 minutes were approved 4-0 at the March 5, 2026 meeting (Matthews moved, Zambrano seconded).
• Survey correction: the wave-2 survey recorded the February 5, 2026 minutes as never published. They are published — as 02.05.2026.pdf on the March 5, 2026 meeting record, per the AV Capture All prior-month convention. The February 5 record itself carries only the agenda and staff reports.
• Minutes: https://download.avcaptureall.cloud/customer-ed7ee916-5148-4dfd-a246-58b931f264e2/meetings/7b14bc64-1907-446f-9497-a180641a9cde/02.05.2026.pdf
• Agenda: https://download.avcaptureall.cloud/customer-ed7ee916-5148-4dfd-a246-58b931f264e2/meetings/062a4a05-77ad-4e60-b874-04210369564a/02-05-2026.pdf
• Staff reports on the February record: PH-1A 3151 East Lake Mary Boulveard CPA.pdf (city misspelling), PH-1B 3151 East Lake Mary Boulevard PDR.pdf, PH-2A 3850 Sipes Avenue CPA.pdf, PH-2B 3850 Sipes Avenue PDR.pdf, PH-5 Schedule U and R Zoning In Progress.pdf.
• Acreage discrepancy on the Jesus Image assembly: the FLU motion recites 19.76 acres, the rezone motion 19.75 acres, for the same parcel. Recorded as stated in each motion.