City of Sanford Planning and Zoning Commission — June 4, 2026

Meeting Overview

Type: Regular Meeting Quorum: Yes (5 voting members present) Duration: 2 hours 3 minutes (10:00 AM – 12:03 PM)

Attendance

• Present: Maverick Von Herbulis (Chair, presiding), Dan Matthews, Brian Borman, Nikki Campagna, Miguel Acosta (Alternate)
• Absent: Ashlee Woodard, David Zambrano (Alternate) — both absences excused 5-0 on motion by Matthews, seconded by Campagna
• Staff Present: Eileen Hinson (Planning Director), Giuliana Pieras (Administrative Coordinator), Lindsay Greene (City Attorney), Adam Mendenhall (Planning Manager), Josephine Medina (Senior Planner), Darren Ebersole (Planner)

Agenda Items

Item PH-1A: Comprehensive Plan Amendment — 100 Crosswood Loop (2.65 acres, HIPTI to WIC)

• Type: Comp Plan Amendment (Future Land Use; legislative)
• Case Number: CP25-000007
• Location: 100 Crosswood Loop (Tax Parcel 28-19-30-503-0000-0010)
• Applicant: Eric Raasch, AICP — Inspire Placemaking Collective Inc. (property owner Cat Tran 46 LLC, title manager Diane Tran). CAPP meeting held August 18, 2025.
• Request: Amend the future land use from Seminole County HIPTI (High Intensity Planned Development Target Industry) to City of Sanford WIC (Westside Industry & Commerce).
• Acreage: 2.65 acres (the agenda and hearing title read 2.63 acres; the staff report and motion read 2.65)
• Staff Recommendation: Approve
• Action: Approved (recommended for adoption)
• Vote: 4-1 (Matthews moved, Borman seconded). Campagna opposed, identifying concern with the elimination of 2.03 acres of wetlands and finding the request inconsistent with Comprehensive Plan Policies FLU 1.1, FLU 1.15 and CON 1.4.6.
• Conditions: None added.
• Notable Discussion: The dissent is the substance. A named-policy objection citing three specific comprehensive-plan policies and a quantified wetland loss enters the record on a westside industrial conversion.

Item PH-1B: Planned Development Rezone — Royal Palm at Crosswood PD, 100 Crosswood Loop (22.22 acres)

• Type: PUD / Planned Development Rezone
• Case Number: PDR25-000010
• Location: 100 Crosswood Loop (Tax Parcels 1619305AC0000087A, 1619305AC00000960, 1619305AC0000096A, 1619305AC0000087C, 1619305AC0000096E, 28193050300000010, 1619305AC00000870)
• Applicant: Eric Raasch — Inspire Placemaking Collective Inc. (property owners Robert J Maksimowicz, Robert J Maksimowicz Rev Living Trust, Belle LLC, Cat Tran 46 LLC)
• Request: Rezone a 2.65-acre property from Seminole County R-1A, Single-Family Dwelling, and a 9.57-acre property from City of Sanford AG, Agriculture, and incorporate both into the existing 10-acre Seminole Business Center II PD, establishing the Royal Palm at Crosswood PD on 22.22 acres.
• Current Zoning: Seminole County R-1A (2.65 ac); City of Sanford AG (9.57 ac); existing PD (10 ac)
• Proposed Zoning: PD, Planned Development (Royal Palm at Crosswood)
• Acreage: 22.22 acres total
• Staff Recommendation: Approve
• Action: Approved (recommended for adoption)
• Vote: 5-0 (Matthews moved, Borman seconded)
• Conditions: None recorded beyond consistency findings with the Comprehensive Plan.
• Notable Discussion: A four-owner assembly across seven parcels doubles an existing 10-acre business-center PD to 22.22 acres. The same board member who dissented on the land-use half joined the unanimous rezone — the environmental objection attached to the FLU designation, not the zoning.

Item PH-2: Planned Development Amendment — North Park PD, 3848 Enterprise Way (1.37-acre portion, add Vehicular Dealer Sales)

• Type: PUD / Planned Development amendment (use addition)
• Case Number: PDR26-000001
• Location: 3848 Enterprise Way, Lot 10 of the North Park Subdivision (Tax Parcel 21-19-30-514-0000-0100)
• Applicant: Sid Vihlen Jr. (property owner D L Fox Properties LP, registered agent Dan L. Fox). CAPP meeting held March 16, 2026.
• Request: Amend a 1.37-acre portion of the approved North Park Planned Development to allow Vehicular Dealer Sales and establish criteria for its establishment. No site changes proposed.
• Current Zoning: PD, Planned Development (North Park)
• Acreage: 1.37-acre portion
• Staff Recommendation: Approve; staff noted at the hearing that limiting the use to indoor vehicular dealer sales with no outdoor activities was an available option
• Action: Approved (recommended for adoption), as conditioned at the hearing
• Vote: 5-0 (Campagna moved, Acosta seconded)
• Conditions: Vehicular Dealer Sales permitted without outdoor display, within Lot 10 only, and subject to separate Conditional Use approval. The applicant stated agreement to the indoor-only limitation on the record.
• Notable Discussion: The board added the auto-sales use rather than stripping it — the inverse of its April 2 posture on the Queens Crossing PD at 4064 Zanzibar Way, where it excised Auto Sales, primary Vehicular Repair and Gasoline Service Stations from the use list. The distinguishing condition is visibility: no outdoor display, and a second discretionary gate before anyone can operate.

Item PH-3: Conditional Use — Two-Family Dwelling (Duplex), 2531 and 2537 Oak Avenue

• Type: CUP (conditional use; two-family dwelling in MR-2)
• Case Number: CU26-000013
• Location: 2531 and 2537 Oak Avenue (Tax Parcel 01-20-30-506-0000-3010)
• Applicant: Christopher Malcolm — Malcolm Investments LLC (also property owner). CAPP meeting held in March 2026.
• Request: Conditional Use to establish a two-family dwelling unit (duplex) in the MR-2, Multiple-Family Residential zoning district.
• Current Zoning: MR-2, Multiple Family Residential
• Staff Recommendation: Approve with conditions (subject to a Development Order)
• Action: Approved
• Vote: 5-0 (Acosta moved, Matthews seconded)
• Conditions: Subject to a Development Order with the conditions recommended by staff.
• Notable Discussion: The agenda noticed 2537 Oak Avenue; the staff report and motion cover 2531 and 2537 together. Small-lot missing-middle infill added by conditional use rather than by right, even inside a multi-family district.

Item PH-4: Conditional Use for Urban Infill — ATM Accessory Structure, 3094 Orlando Drive

• Type: CUP (conditional use; Urban Infill Redevelopment)
• Case Number: CU26-000005
• Location: 3094 Orlando Drive (Tax Parcel 11-20-30-300-0020-0000)
• Applicant: Permitting Department — Infinity Engineering (property owner Keyvibe Properties LLC)
• Request: Conditional Use for Urban Infill Redevelopment (UIR) to allow an accessory structure (ATM) in the front yard of a commercial establishment.
• Staff Recommendation: Approve with conditions (subject to a Development Order)
• Action: Approved
• Vote: 5-0 (Campagna moved, Matthews seconded)
• Conditions: Subject to a Development Order including the conditions recommended by staff.
• Notable Discussion: Urban Infill Redevelopment flexibility applied to a front-yard accessory structure on US 17-92 (Orlando Drive) — the UIR mechanism operating at the smallest scale on the corridor.

Item PH-5: Evaluation and Appraisal Report (2018–2026) — Comprehensive Plan Update

• Type: Comp Plan Amendment (statutory evaluation; legislative)
• Case Number: Not assigned
• Location: Citywide
• Applicant: Adam Mendenhall — Planning Manager, City of Sanford
• Request: Review the Evaluation and Appraisal Report for the 2018–2030 Comprehensive Plan covering the 2018–2026 evaluation period and recommend transmittal to the state.
• Staff Recommendation: Recommend transmittal
• Action: Approved (recommended for transmittal)
• Vote: 5-0 (Borman moved, Matthews seconded)
• Conditions: N/A
• Notable Discussion: Transmittal to the Florida Department of Commerce under Section 163.3191, Florida Statutes. The staff report is explicit that the EAR adopts nothing — it evaluates the plan's effectiveness, documents changes in state law since the last evaluation, and determines whether amendments may be needed, including whether the plan still relies on current 10-year and 20-year population, housing, land use and infrastructure projections under s. 163.3177.

Public Hearings Summary

• Number of speakers: 0 — no citizen participation recorded on any item
• General sentiment: No public testimony
• Key concerns: None raised by the public. The only recorded objection came from the dais (Campagna's wetlands and comprehensive-plan-consistency dissent on PH-1A).

Key Signals

• A quantified wetlands dissent enters the record on the westside industrial front. Nikki Campagna voted no on the 100 Crosswood Loop future-land-use amendment, naming the elimination of 2.03 acres of wetlands and citing Comprehensive Plan Policies FLU 1.1, FLU 1.15 and CON 1.4.6 by number. She then joined the 5-0 rezone. A dissent this specific is durable evidence — it is the record a future challenger to a Westside Industry & Commerce conversion would build from, and it is the second named-policy dissent in Sanford this year after Chair Wilson's February objection on the East Lake Mary Boulevard fuel station.
• County HIP-TI land keeps converting to city Westside Industry & Commerce. 2.65 acres at 100 Crosswood Loop follows the 1.30 acres at 650 MLK Jr Boulevard noticed May 7 — the same Seminole County High Intensity Target Industry designation moving into the same City WIC designation, both paired with a Planned Development rezone. The mechanism is a two-item package: change the county land use, then wrap the assembly in a PD. Sanford's westside industrial supply is being built parcel by parcel out of county-designated ground.
• The board's rule on auto sales resolves: indoors is acceptable, visible is not. In April the commission stripped Auto Sales, primary Vehicular Repair and Gasoline Service Stations from the Queens Crossing PD. In June it added Vehicular Dealer Sales to the North Park PD at 3848 Enterprise Way — but only inside Lot 10, only without outdoor display, and only subject to a separate Conditional Use. Staff floated the indoor-only limitation from the dais and the applicant accepted it on the record. For anyone tracking Sanford's auto-oriented entitlement pipeline (three vehicular-dealer cases across April, May and June), the operative constraint is outdoor display, not the use itself.
• The comprehensive plan's statutory checkup is transmitted, opening the next amendment cycle. The 2018–2026 Evaluation and Appraisal Report went to the Florida Department of Commerce 5-0 under s. 163.3191. The EAR is the gate before a plan rewrite: it documents changes in state law since 2018 — which, for a Florida city in 2026, means SB 180's preemption of more-restrictive land regulation through October 2027, SB 954, SB 484 and the Live Local Act — and determines whether the plan's projections still hold. Sanford has now told the state its plan needs re-examination while operating under a freeze on making regulation more restrictive.
• The May 7 record is gone even though the board approved it. These minutes record Borman moving and Campagna seconding approval of the May 7, 2026 minutes, carried 5-0. Those minutes were never posted to the portal, and the 200 N. French Avenue vehicular-dealer conditional use (CU25-000006) — continued 6-0 in April to May 7 after three appearances — never reappears on the June, July or August agendas. A multi-month staff-versus-applicant standoff that drew supportive public testimony ended at a meeting whose record the city approved but did not publish. The disposition is unreadable.

Raw Notes

• Called to order 10:00 AM by Von Herbulis, addressed in the minutes as Chair; adjourned 12:03 PM. The attendance block still styles him "Vice Chair" — a clerical carryover, since the board elected him Chair 6-0 on April 2.
• Minutes: Borman moved to approve the May 7, 2026 minutes; Campagna seconded; carried 5-0.
• Staff Reports: reminder that the July Planning & Zoning Commission meeting moved from July 2 to July 9, 2026; discussion of a Planning 101 training class. (The rescheduled July 9 meeting subsequently failed for lack of quorum.)
• Citizen Participation and Commissioner's Reports: no entries.
• Approval status: these minutes were posted on the August 6, 2026 meeting record for approval at that meeting, alongside the July 9 minutes. Because the August 6 minutes were not published at harvest, formal approval is unconfirmed — front matter carries pending-approval.
• Minutes: https://download.avcaptureall.cloud/customer-ed7ee916-5148-4dfd-a246-58b931f264e2/meetings/a964615c-c131-4d39-9234-b4d8dd43dba4/06.04.2026.pdf
• Agenda: https://download.avcaptureall.cloud/customer-ed7ee916-5148-4dfd-a246-58b931f264e2/meetings/8038e658-8839-417f-8fba-193eda105611/06-04-2026.pdf
• Staff reports on the June record: PH-1A 100 Crosswood Loop CPA.pdf, PH-1B 100 Crosswood Loop PDR.pdf, PH-2 3849 Enterprise Way PDR.pdf (city filename says 3849; the report body and agenda both read 3848), PH-3 2531 and 2537 Oak Avenue CU Duplex.pdf, PH-4 3094 Orlando Drive CU26-000005 ATM.pdf, PH-5 EAR Comprehensive Plan Update.pdf.
• All June staff reports are submitted by Eileen Hinson, AICP, MSSR, Planning Director. By the August 6 packet, new items are submitted by Amy Michaels as Interim/Acting Director of Planning.