What were the most significant items on the Sanford Planning and Zoning Commission agenda for May 2026?

· **Two vehicular-dealer CUs on one agenda — an auto-sales pressure cluster.** PH-1 (200 N. French Ave, the continued saga) and PH-3 (2603 Park Drive, Urban Infill) are both vehicular dealer sales conditional uses. Demand for auto-dealer entitlement in Sanford's core is clearly rising — at the same moment the board is affirmatively excising auto sales from new master-planned developments (4064 Zanzibar Way, April 2). The May 7 dispositions will reveal whether the board treats core infill auto-sales differently from suburban-PD auto uses. · **The 200 N. French Avenue saga reaches its resolution point.** Third appearance for CU25-000006. Continued April 2 because the applicant had not met staff requirements; back on May 7 with a different named applicant entity (Mega SxS LLC / Leo Ulliana). Approval, denial, or another continuance here is the closing signal on a multi-month staff-vs-applicant standoff that public commenters supported. · **MLK Jr Boulevard conversion front widens.** Following the April AG→GC-2 rezone at 350 MLK Boulevard, the May agenda carries a paired CPA + 18.47-acre PD at 650 MLK Jr Boulevard (PH-2A/2B) — converting county High Intensity Target Industry and agricultural/restricted-industrial land to City Westside Industry and Commerce plus a Planned Development. MLK Boulevard is becoming a primary industry-and-commerce assembly corridor on Sanford's west side, with a church land assembly anchoring the largest piece. · **Housing Authority enters the PD pipeline.** PH-4 rezones a City of Sanford Housing Authority parcel (909 Mulberry Ave) to a Planned Development for multi-family residential — public-sector affordable housing supply delivered through the same PD-rezone mechanism developers use. A signal worth tracking for Sanford's affordable-housing posture amid Live Local pressure region-wide. · **Westside industry/commerce + housing, not just downtown TOD.** This agenda's center of gravity is the west side (MLK Boulevard, Mulberry Avenue) and core auto-sales infill — a complement to the SunRail-anchored downtown TOD wave that dominated prior Sanford readings. The growth surface is broadening beyond the historic core.

Meeting Reading

Sanford Planning and Zoning Commission

May 7, 2026

5 items on the agenda

**Two vehicular-dealer CUs on one agenda — an auto-sales pressure cluster.** PH-1 (200 N. French Ave, the continued saga) and PH-3 (2603 Park Drive, Urban Infill) are both vehicular dealer sales conditional uses. Demand for auto-dealer entitlement in Sanford's core is clearly rising — at the same moment the board is affirmatively excising auto sales from new master-planned developments (4064 Zanzibar Way, April 2). The May 7 dispositions will reveal whether the board treats core infill auto-sales differently from suburban-PD auto uses.
**The 200 N. French Avenue saga reaches its resolution point.** Third appearance for CU25-000006. Continued April 2 because the applicant had not met staff requirements; back on May 7 with a different named applicant entity (Mega SxS LLC / Leo Ulliana). Approval, denial, or another continuance here is the closing signal on a multi-month staff-vs-applicant standoff that public commenters supported.
**MLK Jr Boulevard conversion front widens.** Following the April AG→GC-2 rezone at 350 MLK Boulevard, the May agenda carries a paired CPA + 18.47-acre PD at 650 MLK Jr Boulevard (PH-2A/2B) — converting county High Intensity Target Industry and agricultural/restricted-industrial land to City Westside Industry and Commerce plus a Planned Development. MLK Boulevard is becoming a primary industry-and-commerce assembly corridor on Sanford's west side, with a church land assembly anchoring the largest piece.

On May 7, 2026, City of Sanford's Planning and Zoning Commission agenda lists multiple items for hearing. Item 1: CU25-000006 — cup (conditional use; vehicular dealer sales) at 200 N. French Avenue (Tax Parcel 25-19-30-5AG-0109-0010). Item 2: CP25-000010 — comp plan amendment (future land use) at 650 Martin Luther King Jr Boulevard (Tax Parcel 27-19-30-300-002A-0000). Item 3: PDR25-000014 — pud / planned development rezone at 650 Martin Luther King Jr Boulevard (Tax Parcels 26-19-30-5AE-3500-0000, 26-19-30-5AE-330A-0000, 27-19-30-300-002A-0000). The agenda is the forward-looking civic record — what is on the docket before the meeting occurs. Vote outcomes, public testimony, and final dispositions land in the corresponding minutes record after the meeting.

CHANGE LENS

THE READINGmeeting record

City of Sanford Planning and Zoning Commission — May 7, 2026 (Agenda)

Agenda-only document. Minutes for the May 7, 2026 meeting were not yet published at harvest (2026-06-04). All actions below are Pending. This document captures the noticed agenda for forward tracking.

Meeting Overview

Type: Regular Meeting (scheduled 10:00 AM, City Commission Chambers, Sanford City Hall, 300 North Park Avenue) Quorum: Pending (minutes not yet published)

Attendance

Present: Pending (minutes not yet published)
Board roster (seated/alternate): Maverick Von Herbulis (Chair, elected Apr 2), Dan Matthews (Vice-Chair, elected Apr 2), Brian Borman, Nikki Campagna, Ashlee Woodard, David Zambrano (Alternate), Robert Fonseca; two open seats noted at the April 2 meeting
Staff (typical): Eileen Hinson (Planning Director), Adam Mendenhall (Planning Manager), Lindsay Greene (City Attorney), planning staff

Agenda Items

Item PH-1: Vehicular Dealer Sales Establishment Conditional Use — 200 N. French Avenue (CONTINUED from April 2)

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 of Mega SxS LLC (property owner Fullcreek 4X4 LLC)
Request: Conditional Use to establish a vehicular dealer sales establishment.
Action: Pending (continued from April 2, 2026, where it was continued 6-0 for failure to meet staff requirements)
Vote: Pending
Notable Discussion: Third appearance of the 200 N. French Avenue auto-sales CU. Heard before April, continued April 2 to May 7. Whether the applicant has now satisfied staff requirements is the open question — and the resolution point for the saga.

Item PH-2A: Comprehensive Plan Amendment — 650 Martin Luther King Jr Boulevard (1.30 acres, HIP-TI to WIC)

Type: Comp Plan Amendment (Future Land Use)
Case Number: CP25-000010
Location: 650 Martin Luther King Jr Boulevard (Tax Parcel 27-19-30-300-002A-0000)
Applicant: Gwendolyn Nicolas — Kimley-Horn & Associates (property owners Thomas B Ball III LLLP and Central Baptist Church of Sanford FL)
Request: Amend the Comprehensive Plan designation of 1.30 acres from Seminole County HIP-TI (High Intensity Target Industry) to City of Sanford WIC (Westside Industry and Commerce).
Acreage: 1.30 acres
Action: Pending
Vote: Pending
Notable Discussion: The FLU half of a paired CPA + PD rezone (with PH-2B) at 650 MLK Jr Boulevard — converting county High Intensity Target Industry land into the City's Westside Industry and Commerce designation. Continues the MLK Boulevard conversion front.

Item PH-2B: Planned Development Rezone — 650 Martin Luther King Jr Boulevard (18.47 acres to PD)

Type: PUD / Planned Development Rezone
Case Number: PDR25-000014
Location: 650 Martin Luther King Jr Boulevard (Tax Parcels 26-19-30-5AE-3500-0000, 26-19-30-5AE-330A-0000, 27-19-30-300-002A-0000)
Applicant: Gwendolyn Nicolas — Kimley-Horn & Associates (property owners Thomas B Ball III LLLP and Central Baptist Church of Sanford FL)
Request: Rezone 18.47 acres from Seminole County A-1 (Agriculture) and City of Sanford AG (Agriculture) and RI-1 (Restricted Industrial) to Planned Development (PD).
Acreage: 18.47 acres
Action: Pending
Vote: Pending
Notable Discussion: The zoning half of the 650 MLK Jr Boulevard package — an 18.47-acre Planned Development assembling county A-1, City AG, and City RI-1 land. A church-owned land assembly (Central Baptist Church of Sanford) converting to a master-planned development on MLK Boulevard. The largest acreage on the May agenda.

Item PH-3: Urban Infill Conditional Use — Vehicular Dealer Sales — 2603 Park Drive

Type: CUP (conditional use; Urban Infill, vehicular dealer sales with modified standards)
Case Number: CU25-000036
Location: 2603 Park Drive (Tax Parcel 01-20-30-506-0000-5110)
Applicant: Ali Sedaghat — Southeast Solution LLC (property owners Ali Sedaghat and Zahra Letafatkia)
Request: Conditional Use for Urban Infill to establish a vehicular dealer sales establishment with modified development standards.
Action: Pending
Vote: Pending
Notable Discussion: A SECOND vehicular dealer sales CU on the same agenda as the French Avenue saga — this one at 2603 Park Drive using Urban Infill flexibility to modify standards. Two auto-sales CUs at once is a cluster: demand for used-car / dealer entitlement in Sanford's core is rising even as the board strips auto sales from new PDs (see 4064 Zanzibar Way, April 2). The tension between core auto-sales demand and the board's auto-use posture is the storyline to watch.

Item PH-4: Planned Development Rezone — Multi-Family Residential — 909 Mulberry Avenue (fka 1500 W. 10th Street)

Type: PUD / Planned Development Rezone (multi-family residential)
Case Number: PDR25-000013
Location: 909 Mulberry Avenue, previously known as 1500 W. 10th Street (Tax Parcel 26-19-30-300-032A-0000, fka 26-19-30-300-0320-0000)
Applicant: Mike Zaffuto — AVCON INC (property owner Housing Authority City of Sanford)
Request: Rezone to Planned Development to establish a multi-family residential development.
Action: Pending
Vote: Pending
Notable Discussion: A Sanford Housing Authority parcel rezoning to a Planned Development for multi-family residential — a public-housing-authority-led residential development on the west side. Affordable/public multi-family supply via a PD rezone; the applicant (AVCON / Mike Zaffuto) is the same firm on the April Zanzibar Way PD.

Public Hearings Summary

Number of speakers: Pending (agenda only)
General sentiment: Pending
Key concerns: Pending

Key Signals

Two vehicular-dealer CUs on one agenda — an auto-sales pressure cluster. PH-1 (200 N. French Ave, the continued saga) and PH-3 (2603 Park Drive, Urban Infill) are both vehicular dealer sales conditional uses. Demand for auto-dealer entitlement in Sanford's core is clearly rising — at the same moment the board is affirmatively excising auto sales from new master-planned developments (4064 Zanzibar Way, April 2). The May 7 dispositions will reveal whether the board treats core infill auto-sales differently from suburban-PD auto uses.
The 200 N. French Avenue saga reaches its resolution point. Third appearance for CU25-000006. Continued April 2 because the applicant had not met staff requirements; back on May 7 with a different named applicant entity (Mega SxS LLC / Leo Ulliana). Approval, denial, or another continuance here is the closing signal on a multi-month staff-vs-applicant standoff that public commenters supported.
MLK Jr Boulevard conversion front widens. Following the April AG→GC-2 rezone at 350 MLK Boulevard, the May agenda carries a paired CPA + 18.47-acre PD at 650 MLK Jr Boulevard (PH-2A/2B) — converting county High Intensity Target Industry and agricultural/restricted-industrial land to City Westside Industry and Commerce plus a Planned Development. MLK Boulevard is becoming a primary industry-and-commerce assembly corridor on Sanford's west side, with a church land assembly anchoring the largest piece.
Housing Authority enters the PD pipeline. PH-4 rezones a City of Sanford Housing Authority parcel (909 Mulberry Ave) to a Planned Development for multi-family residential — public-sector affordable housing supply delivered through the same PD-rezone mechanism developers use. A signal worth tracking for Sanford's affordable-housing posture amid Live Local pressure region-wide.
Westside industry/commerce + housing, not just downtown TOD. This agenda's center of gravity is the west side (MLK Boulevard, Mulberry Avenue) and core auto-sales infill — a complement to the SunRail-anchored downtown TOD wave that dominated prior Sanford readings. The growth surface is broadening beyond the historic core.

Raw Notes

Agenda business items: Approval of April 2, 2026 minutes; swearing in of evidentiary witnesses; roll call. (Chair/Vice-Chair already elected April 2.)
PH-2A/2B and PH-1 are the carryover/continuation and assembly items; PH-3, PH-4 are new.
Applicant Mike Zaffuto / AVCON appears on both the April Zanzibar Way PD and this May Mulberry Avenue PD — a recurring local PD applicant firm.
Source platform: AV Capture All (media.avcaptureall.cloud), Planning & Development Services department portal; agenda harvested via tools/fetch-avcaptureall.py. Minutes pending publication (typically appear as a RelatedDoc on the following month's meeting).