City of Sanford Planning and Zoning Commission — April 2, 2026

Meeting Overview

Type: Regular Meeting Quorum: Yes (6 members present) Duration: Approximately 1 hour 54 minutes (10:02 AM – 11:56 AM)

Attendance

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

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Agenda Items

Item PH-1: Commercial-to-Residential Conversion Conditional Use — 119 Elm Avenue

• Type: CUP (conditional use; commercial-to-residential conversion)
• Case Number: CU26-000002
• Location: 119 Elm Avenue (Tax Parcel 25-19-30-5AG-0306-0100)
• Applicant: Catina Mack — Brown and Brown Equities Inc. (also property owner)
• Request: Conditional Use to convert an existing commercial building into a residential dwelling unit in an SC-3 district.
• Current Zoning: SC-3
• Staff Recommendation: Approve with conditions (subject to Development Order)
• Action: Approved (recommended for approval)
• Vote: 6-0 (Matthews moved, Woodard seconded)
• Conditions: Subject to a Development Order with conditions as recommended by staff.
• Notable Discussion: Adaptive reuse converting a downtown-core commercial building to residential in an SC-3 district — an infill move adding a dwelling unit in the historic core.

Item PH-2: Vehicular Dealer Sales Establishment Conditional Use — 200 N. French Avenue (CONTINUED to May 7)

• Type: CUP (conditional use; vehicular dealer sales)
• Case Number: CU25-000006
• Location: 200 N. French Avenue (Tax Parcel 25-19-30-5AG-0109-0010)
• Applicant: Leo Ulliana (property owner Fullcreek 4X4 LLC). Note: the April agenda listed the applicant rep as Andrew Giannini, AMG-ENG Consulting LLC; the May agenda lists Leo Ulliana of Mega SxS LLC.
• Request: Conditional Use to establish a vehicular dealer sales establishment.
• Staff Recommendation: Did not support as submitted (applicant had not met staff requirements).
• Action: Continued to May 7, 2026
• Vote: 6-0 to continue (Matthews moved, Borman seconded)
• Conditions: N/A (continued)
• Notable Discussion: Two residents spoke. Roy Zimmer (210 French Avenue) had received a notice in error, initially believing the property was near his on the 200 S. French block; once corrected he had no objection. Leon Keneski (401 E. 1st Street) supported the use, saying he did not want any more vacant downtown buildings. Despite public support, the commission continued the item because the applicant had not met staff's requirements — the second leg of the 200 N. French Avenue auto-sales saga (first heard prior to April, continued here, returning May 7).

Item PH-3: Rezone AG to GC-2 — 350 Martin Luther King Boulevard

• Type: Rezoning
• Case Number: RZ26-000001
• Location: 350 Martin Luther King Boulevard (Tax Parcel 26-19-30-5AE-5000-0000)
• Applicant: Tricia Smith — Seminole County Land Management Division (property owner: Seminole County Tax Collector per minutes; the April agenda lists Brown And Brown Equities Inc.)
• Request: Rezone from AG, Agriculture to City of Sanford GC-2, General Commercial. (The April agenda phrased the "from" zoning as Seminole County A-1, Agriculture; the minutes record AG, Agriculture.)
• Current Zoning: AG, Agriculture (Seminole County A-1 / City AG)
• Proposed Zoning: GC-2, General Commercial (City of Sanford)
• Staff Recommendation: Approve
• Action: Approved (recommended for approval)
• Vote: 6-0 (Matthews moved, Borman seconded)
• Conditions: None added.
• Notable Discussion: Ron Siemens (151 Fulton Street), who owns property further north on MLK Boulevard, spoke in favor but went on record that 5th Street — a Seminole County right-of-way — is in extreme need of improvement. The MLK Boulevard corridor is drawing commercial rezonings (this AG→GC-2 conversion now; a CPA + Planned Development at 650 MLK Jr Blvd appears on the May 7 agenda).

Item PH-4: Planned Development Rezone Amendment — 4064 Zanzibar Way (17.24 acres)

• Type: PUD / Planned Development Rezone Amendment
• Case Number: PDR25-000011
• Location: 4064 Zanzibar Way (Tax Parcels 03-20-31-300-0090-0000, 03-20-31-501-0A00-0040, 03-20-31-300-009A-0000)
• Applicant: Mike Zaffuto — AVCON INC (property owners Jessup Acquisitions LLC & Metro Developers Group Inc.). Representatives: Bob Ziggenfuss (Z Development) and Bobby Luthra (PIB, Property Investment Brokers).
• Request: Amend the Planned Development rezone for 17.24 acres at 4064 Zanzibar Way (near Lake Mary Boulevard).
• Acreage: 17.24 acres
• Staff Recommendation: Approve (with revisions negotiated at hearing)
• Action: Approved (recommended for approval), as revised at the public hearing
• Vote: 6-0 (Matthews moved, Woodard seconded)
• Conditions: Use-list revisions negotiated in real time at the hearing — No Auto Sales; no primary Vehicular Repair use; No Gasoline Service Stations; keep Transit Lodging Facility; add Vehicle Accessory Sales and Installation with ancillary Vehicle Repair; revised uses permitted only on "Parcel 1," east side of Lake Mary Boulevard.
• Notable Discussion: Staff, the board, and the applicant's representatives negotiated the permitted-use schedule live at the dais. The board affirmatively stripped Auto Sales, primary Vehicular Repair, and Gasoline Service Stations from the PD while preserving a Transit Lodging Facility and a constrained Vehicle Accessory Sales / ancillary repair use on Parcel 1 only. A real-time entitlement negotiation that tightened the use list at a Lake Mary Boulevard PD — and notably excised auto sales even as a separate auto-sales CU saga ran on French Avenue.

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

• Type: Text Amendment (Land Development Regulations; legislative)
• Case Number: (none assigned)
• Location: Citywide (regulatory)
• Applicant: Adam Mendenhall — Planning Manager, City of Sanford
• Request: Amend the Land Development Regulations for Schedule R (Airports & Aircraft) and Schedule U (Overlay District).
• Action: Withdrawn (will re-advertise at a later date)
• Vote: N/A
• Conditions: N/A
• Notable Discussion: Withdrawn due to legislative actions and other pending actions. The airport-overlay LDR work is being deferred until pending state legislative changes settle — a defensive timing posture. Worth tracking when it re-advertises.

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Public Hearings Summary

• Number of speakers: 3 (Roy Zimmer — corrected mis-notice, no objection; Leon Keneski — supported the French Ave auto-sales use; Ron Siemens — supported the MLK rezone but flagged 5th Street ROW disrepair)
• General sentiment: Supportive or neutral across speakers; no organized opposition.
• Key concerns:
  • Noticing accuracy (a resident received a hearing notice in error / misread the location).
  • Public infrastructure: 5th Street (Seminole County ROW) on MLK Boulevard "in extreme need of improvement."
  • Vacant downtown buildings — cited as a reason to support new commercial use on French Avenue.

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Key Signals

• The 200 N. French Avenue auto-sales CU is now a saga. A vehicular dealer sales establishment (CU25-000006, Fullcreek 4X4 LLC) was continued 6-0 to May 7 because the applicant had not met staff requirements — even though both residents who spoke supported it (one explicitly preferring an auto dealer to another vacant downtown building). Staff resistance, not public opposition, is driving the delay. The applicant rep also changed between the April agenda (Andrew Giannini, AMG-ENG) and the May agenda (Leo Ulliana, Mega SxS LLC). Track the May 7 disposition.
• The board negotiates use lists at the dais — and is excising auto-oriented uses. On the 4064 Zanzibar Way PD (PDR25-000011, 17.24 acres), the commission rewrote the permitted-use schedule live: out went Auto Sales, primary Vehicular Repair, and Gasoline Service Stations; in came a constrained Vehicle Accessory Sales / ancillary repair use confined to Parcel 1. The same board wrestling with auto sales on French Avenue is affirmatively stripping auto sales and gas stations from a Lake Mary Boulevard PD. A consistent posture against auto-oriented and fuel uses is forming.
• MLK Boulevard is becoming a commercial-conversion corridor. AG→GC-2 at 350 MLK Boulevard (RZ26-000001) passed 6-0, with the only public comment flagging the poor condition of 5th Street (a county ROW). With a CPA + PD at 650 MLK Jr Blvd already on the May 7 agenda, MLK Boulevard is an emerging commercial/industrial conversion front — and county-maintained cross streets are the infrastructure pinch point.
• Defensive deferral on the airport overlay LDRs. The Schedule R (Airports & Aircraft) and Schedule U (Overlay District) LDR amendment was withdrawn "due to legislative actions and other pending actions" and will re-advertise later. Staff is holding regulatory changes until pending state legislation resolves — the same defensive timing seen region-wide in response to state preemption pressure.
• Full board, leadership locked in. Six members present (only one alternate absent). The board elected Maverick Von Herbulis as Chair and Dan Matthews as Vice-Chair, 6-0, stabilizing leadership after the thin March quorum. Staff also flagged upcoming appointments for two open seats and upcoming administrative hearings on LDRs and Comprehensive Plan amendments.

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Raw Notes

• Meeting called to order at 10:02 AM by Vice-Chair Von Herbulis; adjourned 11:56 AM.
• Minutes: Matthews moved to approve the March 5, 2026 minutes; Woodard seconded; carried 6-0.
• Election of officers: Borman moved to elect Von Herbulis as Chair and Matthews as Vice-Chair; Woodard seconded; carried 6-0.
• Staff Reports: notice of upcoming appointments for two open seats; update on legislative changes; update on upcoming administrative hearings on Land Development Regulations and Comprehensive Plan amendments.
• Applicant/owner discrepancies between agenda and minutes are noted inline (PH-2 applicant rep; PH-3 property owner and "from" zoning) and reflect agenda-vs-minutes drift, not separate cases.
• Source platform: AV Capture All (media.avcaptureall.cloud), Planning & Development Services department portal; harvested via tools/fetch-avcaptureall.py.