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

Meeting Overview

Type: Regular Meeting Quorum: Yes (4 of the seated/alternate members present; quorum met) Duration: Approximately 53 minutes (10:01 AM – 10:54 AM)

Attendance

• Present: Maverick Von Herbulis (Vice-Chair, presiding), Dan Matthews, Robert Fonseca, David Zambrano (Alternate)
• Absent (excused): Brian Borman, Nikki Campagna, Ashlee Woodard, Miguel Acosta (Alternate)
• Staff Present: Eileen Hinson (Planning Director), Adam Mendenhall (Planning Manager), Josephine Medina (Senior Planner), Darren Ebersole (Planner), Lindsay Greene (City Attorney), Giuliana Pieras (Administrative Coordinator)

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Agenda Items

Item PH-1: Office/Warehouse Conditional Use — 1208 Holly Avenue & 800 Historic Goldsboro Boulevard

• Type: CUP (conditional use, urban infill flexibility)
• Case Number: CU25-000037
• Location: 1208 Holly Avenue and 800 Historic Goldsboro Boulevard (Tax Parcels 25-19-30-5AG-1411-0010 and 36-19-30-300-0150-0000)
• Applicant: Joshua Chugg — JBC&D Investors LLC (also property owner)
• Request: Conditional Use to redevelop and establish an office/warehouse with modified development standards using urban infill flexibility.
• Staff Recommendation: Approve with conditions (subject to Development Order)
• Action: Approved (recommended for approval)
• Vote: 4-0 (Matthews moved, Fonseca seconded)
• Conditions: Subject to a Development Order with conditions as recommended by staff.
• Notable Discussion: The applicant invoked urban-infill flexibility to modify the development standards for an office/warehouse redevelopment on the Historic Goldsboro Boulevard / Holly Avenue corner — the kind of small-lot adaptive redevelopment the city's infill provisions are designed to enable in the historic Goldsboro district.

Item PH-2: Warehouse Complex / Outdoor Non-Hazardous Storage Conditional Use — 501 Persimmon Avenue

• Type: CUP (conditional use)
• Case Number: CU25-000038
• Location: 501 Persimmon Avenue (Tax Parcels 26-19-30-507-0000-0250, 26-19-30-507-0000-0340, 26-19-30-507-0000-0300)
• Applicant: Laurence Poliner, P.E. — RCE Consultants (for property owners 501 Persimmon LLC and W 5TH ST LLC)
• Request: Conditional Use to establish a warehouse complex, with the approved use described in the motion as outdoor non-hazardous storage.
• Staff Recommendation: Approve with conditions (subject to Development Order)
• Action: Approved (recommended for approval)
• Vote: 4-0 (Fonseca moved, Matthews seconded)
• Conditions: Subject to a Development Order with conditions as recommended by staff.
• Notable Discussion: The motion language narrowed the entitlement from "warehouse complex" (as noticed) to "outdoor non-hazardous storage" — the second industrial/storage conditional use heard at this meeting. Two warehouse/storage CUs in one short agenda is a notable concentration of industrial-use entitlement activity.

Item PH-3A: Comprehensive Plan FLU Map Amendment — Annexed Properties (Joint Planning Agreement)

• Type: Comp Plan Amendment (Future Land Use map; continued from February 5, 2026)
• Case Number: (not separately numbered in the minutes; staff-initiated)
• Location: Eight individual lots totaling 6.95 acres, recently annexed
• Applicant: Josephine Medina — Senior Planner, City of Sanford (city-initiated)
• Request: Amend the Comprehensive Plan Future Land Use Map to assign appropriate City land use designations to recently annexed properties, consistent with the Joint Planning Agreement (JPA) with Seminole County.
• Acreage: 6.95 acres (eight lots)
• Staff Recommendation: Approve (consistent with the JPA)
• Action: Recommended for approval to the City Commission
• Vote: 4-0 (Matthews moved, Fonseca seconded)
• Conditions: None added.
• Notable Discussion: This is a city-initiated cleanup batch — assigning City future land use designations to eight lots (6.95 acres) already annexed under the Sanford / Seminole County Joint Planning Agreement. It is the FLU half of a paired FLU + zoning action (see PH-3B). It is NOT a citywide comprehensive plan rewrite or citywide rezone — it is a parcel-specific post-annexation designation batch.

Item PH-3B: Rezoning — Annexed Properties (Joint Planning Agreement)

• Type: Rezoning (continued; paired with PH-3A)
• Case Number: (not separately numbered in the minutes; staff-initiated)
• Location: Eight properties totaling 6.95 acres, recently annexed
• Applicant: Josephine Medina — Senior Planner, City of Sanford (city-initiated)
• Request: Rezone eight recently annexed properties and add them to the City's zoning plan, assigning appropriate City zoning classifications consistent with the Comprehensive Plan and the Joint Planning Agreement.
• Acreage: 6.95 acres (eight properties)
• Staff Recommendation: Approve (consistent with the JPA and the Comp Plan goals, objectives and policies)
• Action: Recommended for approval to the City Commission
• Vote: 4-0 (Matthews moved, Zambrano seconded)
• Conditions: None added.
• Notable Discussion: The zoning half of the paired annexed-properties action. PH-3A and PH-3B together move eight annexed lots fully into the City's land-use and zoning frameworks via the JPA mechanism — the standard post-annexation consistency step. The agenda label "CONTINUED TO FEBRUARY 5, 2026" on PH-3B appears to be a clerical carryover from the prior month's notice; both items were heard and recommended on March 5.

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Public Hearings Summary

• Number of speakers: 1 (during Citizen Participation, not tied to a hearing item)
• General sentiment: No organized opposition to any hearing item; all four items advanced 4-0.
• Key concerns:
  • Chase Spor (1219 Park Avenue) used Citizen Participation to object to a development-order process and outcome on a separate (unnamed) matter, expressing dissatisfaction with staff and the Historic Preservation Board over fence, irrigation, and mulch requirements — a historic-district process grievance, not opposition to the day's hearing items.

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Key Signals

• No "citywide rezone" here — this is a JPA annexation-consistency batch. PH-3A/3B assign City future-land-use and zoning designations to eight recently annexed lots totaling 6.95 acres, consistent with the Sanford / Seminole County Joint Planning Agreement. It is a routine post-annexation cleanup, not a citywide comprehensive-plan rewrite or citywide rezone. The recurring annexation-to-consistency pipeline is the real signal: Sanford is steadily converting JPA-annexed county parcels into city land-use control, lot by lot.
• Industrial/storage conditional uses are stacking in the historic-adjacent core. Two CUs in one short agenda — an office/warehouse on Historic Goldsboro Boulevard (CU25-000037) and outdoor non-hazardous storage at 501 Persimmon Avenue (CU25-000038), both 4-0. The Goldsboro item leaned on "urban infill flexibility" to modify standards. Watch whether outdoor-storage and warehouse uses concentrate near the historic Goldsboro district and the rail/industrial belt.
• Urban-infill flexibility is an active entitlement tool. The Goldsboro office/warehouse explicitly used the city's urban-infill provisions to modify development standards. This is the same flexibility mechanism that recurs in the auto-sales saga (see April/May agendas, 200 N. French Ave and 2603 Park Drive "Urban Infill" CUs) — infill flexibility is becoming the standard vehicle for nonconforming-lot redevelopment in the core.
• A thin board passed everything 4-0. Only the Vice-Chair plus two members and one alternate were present (four of seven excused). A reduced-quorum board moved four substantive items, including paired comp-plan and rezoning recommendations, without dissent. Chair/Vice-Chair elections were deferred to the April 2 meeting.
• Historic Preservation Board friction surfaced in public comment. A resident's grievance over HPB-imposed fence/irrigation/mulch conditions is an early signal of the latent tension between the city's pro-infill posture and its historic-district review layer — the "Historic-Preservation as Infill Gating" dynamic flagged in prior Sanford readings.

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Raw Notes

• Meeting called to order at 10:01 AM by Vice-Chair Von Herbulis; adjourned 10:54 AM.
• Roll Call: Fonseca moved to excuse the absences of Woodard, Borman, Campagna, and Acosta; Zambrano seconded; carried 4-0.
• Minutes: Matthews moved to approve the February 5, 2026 minutes; Zambrano seconded; carried 4-0.
• Staff Reports: Vice-Chair and Chair elections to be voted at the next regular meeting, April 2, 2026.
• Commissioners Reports: ADU project on Mellonville Avenue noted.
• Agenda note: PH-3B was labeled "CONTINUED TO FEBRUARY 5, 2026" on the agenda — read as a clerical carryover from the February notice; the item was heard and recommended on March 5.
• Source platform: AV Capture All (media.avcaptureall.cloud), Planning & Development Services department portal. New platform class for the corpus; documents harvested via tools/fetch-avcaptureall.py.