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Sanford Planning and Zoning Commission — August 6, 2026 agenda

City of Sanford Planning and Zoning Commission — August 6, 2026 (Agenda)

Agenda-only document. The meeting was held on August 6, 2026 and ran 3 hours 17 minutes per the portal recording, but minutes were not published as of harvest (2026-08-08). Under Sanford's publication convention the minutes will appear on the September 2026 meeting record. All actions below are Pending. Item detail is drawn from the noticed agenda and the ten staff reports posted with it; staff recommendations are recorded where the reports state them.

Meeting Overview

Type: Regular Meeting (10:00 AM, City Commission Chambers, Sanford City Hall, 300 North Park Avenue) Quorum: Pending (minutes not yet published). The recording length of 3 hours 17 minutes indicates a quorum was reached and business transacted — this is the longest Planning & Zoning meeting in Sanford's 2026 record.

Attendance

  • Present: Pending (minutes not yet published)
  • Board roster: Maverick Von Herbulis (Chair), Dan Matthews (Vice-Chair), Brian Borman, Nikki Campagna, Ashlee Woodard, Robert Fonseca, Miguel Acosta (Alternate), David Zambrano (Alternate)
  • Staff: Eileen Hinson, AICP, MSSR (Director of Planning — signs the items carried over from July 9); Amy Michaels (Interim / Acting Director of Planning — signs the two new August items); Adam Mendenhall (Planning Manager), Josephine Medina, AICP (Senior Planner), Darren Ebersole (Planner), Lindsay Greene (City Attorney), Giuliana Pieras (Administrative Coordinator)

Agenda Items

Item C-1: Comprehensive Sign Program — Queens Crossing Development, 4039 Zanzibar Way (CONTINUED from July 9)

  • Type: Other (Comprehensive Sign Program; consent)
  • Case Number: DP26-000006
  • Location: 4039 Zanzibar Way — east and west sides of East Lake Mary Boulevard, approximately 600 feet south of SR 46 (Tax Parcels 03-20-31-300-0090-0000, 03-20-31-501-0A00-0040, 03-20-31-300-009A-0000)
  • Applicant: Joel White — White Sign Company (property owners Jessup Acquisitions LLC & Metro Developers Group Inc.)
  • Request: Comprehensive Sign Program for the 17.24-acre Queens Crossing commercial development with commercial outparcels.
  • Current Zoning: PD, Planned Development (Queens Crossing); Future Land Use AIC, Airport Industry Commerce
  • Acreage: 17.24 acres of commercial development within a 26.94-acre PD (1.54± acres west of East Lake Mary Boulevard, 15.64± acres east)
  • Staff Recommendation: Presented for approval; required by PD Development Agreement No. 23-05
  • Action: Pending
  • Vote: Pending
  • Notable Discussion: Queens Crossing is the PD the board rewrote at the dais on April 2, 2026 — stripping Auto Sales, primary Vehicular Repair and Gasoline Service Stations from the use list (case PDR25-000011, 4064 Zanzibar Way). The staff report records its origin: on October 10, 2022 the City Commission adopted Ordinances 2022-4711, 2022-4712 and 2022-4713 annexing 26.94 acres, changing the future land use from Seminole County Industrial to City AIC, and rezoning from Seminole County A-1 to the Queens Crossing PD. Staff describes the site as "a major gateway into the City" and a major commercial node, with Kings Crossing directly north and a connecting access road.

Item C-2: Comprehensive Sign Program — Seminole Towne Center PD Phase 1, 200 Towne Center Circle (CONTINUED from July 9)

  • Type: Other (Comprehensive Sign Program; consent)
  • Case Number: DP26-000016
  • Location: 200 Towne Center Circle — south of SR 46, north of SR 417, east of Interstate 4, west of Towne Center Boulevard (Tax Parcels 29-19-30-5LW-0400-0000, 29-19-30-5LW-0100-0000, 29-19-30-5LW-1300-0000)
  • Applicant: Jeffrey Rivera (property owners 320 Towne Center Circle LLC & TAC Seminole Towne Center LLC)
  • Request: Comprehensive Sign Program for a 48.89-acre portion of the Seminole Towne Center Planned Development, covering the Phase 1 modification.
  • Current Zoning: PD, Planned Development; Future Land Use HI, I-4 High Intensity
  • Acreage: 48.89 acres
  • Staff Recommendation: Presented for approval; required as a condition of Ordinance 4844
  • Action: Pending
  • Vote: Pending
  • Notable Discussion: The staff report recites the entitlement chain. On January 24, 2022 the City Commission adopted Ordinance 4663 rezoning 108 acres and amending the Seminole Towne Center PD Master Plan to add commercial uses. On February 9, 2026 it adopted Ordinance 4844 establishing Phase 1 — modifying the master plan and design standards to allow a 153,820-square-foot wholesale retail center, a 2,219-square-foot liquor store, vehicle service (tires only) and gasoline fuel pumps — conditioned on a comprehensive signage program for the entire development including all commercial and multifamily components, with Phase 1 attached signage capped at 1,000 square feet and requiring Planning and Zoning Commission approval before any sign permit issues.

Item PH-1: Conditional Use — Expand a Non-Conforming Use, 303 Laurel Avenue (CONTINUED from July 9)

  • Type: CUP (conditional use; expansion of a nonconforming use)
  • Case Number: CU26-000006
  • Location: 303 Laurel Avenue — east side of Laurel Avenue, 130 feet north of West 4th Street (Tax Parcel 25-19-30-5AG-0507-0070)
  • Applicant: Andrew Giannini — AMG-ENG Consulting LLC (property owner SA Properties Inc.)
  • Request: Conditional Use to expand a nonconforming indoor non-hazardous storage use by adding a 1,000-square-foot warehouse building.
  • Current Zoning: SC-3, Special Commercial; Future Land Use WDBD, Waterfront/Downtown Business District
  • Acreage: 0.24 acres (10,353 square feet)
  • Staff Recommendation: Presented with conditional-use findings; the report notes the existing use — Indoor Nonhazardous Wholesale & Storage — is not a permitted use under Schedule B of the LDRs, and that all existing and proposed buildings equate to a floor area ratio of 0.47 against a permitted 2.0
  • Action: Pending
  • Vote: Pending
  • Notable Discussion: A downtown warehouse whose use the code no longer permits asking to grow inside the Waterfront/Downtown Business District. Applicant Andrew Giannini also represented the 200 N. French Avenue vehicular-dealer conditional use on the April 2 agenda.

Item PH-2: Conditional Use for Urban Infill Redevelopment — Distillery, 121 W. 1st Street (CONTINUED from July 9)

  • Type: CUP (conditional use; Urban Infill Redevelopment)
  • Case Number: CU26-000015
  • Location: 121 W. 1st Street — southeast corner of West 1st Street and Oak Avenue (portion of Tax Parcel 29-19-30-5LW-0100-0000)
  • Applicant: Johnathan Wolverton — Deviant Wolfe Brewing (property owner Sanford Land & Cattle Company LLC, manager Cheryl Fitch). CAPP meeting held February 23, 2026.
  • Request: Conditional Use for Urban Infill Redevelopment to establish non-hazardous manufacturing — a distillery — accessory to an existing bar.
  • Current Zoning: SC-3, Special Commercial, within the Downtown Commercial Historic District; Future Land Use WDBD, Waterfront Downtown Business District
  • Staff Recommendation: Presented with conditional-use findings
  • Action: Pending
  • Vote: Pending
  • Notable Discussion: The building dates to 1920 and totals 8,042 square feet; the applicant occupies a 2,874-square-foot tenant space. On March 2, 2017 the Planning and Zoning Commission approved a Conditional Use for Urban Infill Redevelopment establishing a craft brewery with tasting room and sidewalk café at the same address (Development Order No. 17-12). This is the same operator stepping up from beer to distilled spirits inside a century-old historic-district building.

Item PH-3: Conditional Use for Urban Infill — Re-establish a Single-Family Residence in GC-2, 1314 Olive Avenue (CONTINUED from July 9)

  • Type: CUP (conditional use; Urban Infill flexibility)
  • Case Number: CU26-000016
  • Location: 1314 Olive Avenue (Tax Parcel 35-19-30-5AJ-0C00-0390)
  • Applicant: Sarah Maier — Dewberry (property owners Henry Wilson, Francine Wilson, Eugene Wilson, Jacqueline Humprey, Ezekiel Dixon, Dealver Wilson, Juanita Timmons, Thomas Wilson and Akeishalon Toomer)
  • Request: Conditional Use applying Urban Infill flexibility to establish a single-family residence in a General Commercial district.
  • Current Zoning: GC-2, General Commercial
  • Acreage: approximately 0.39 acres (16,800 square feet)
  • Staff Recommendation: Presented with conditional-use findings
  • Action: Pending
  • Vote: Pending
  • Notable Discussion: Nine family members hold title — a heirs'-property ownership structure. The request is the reverse of the usual direction: restoring residential use on commercially zoned land, using the same Urban Infill Redevelopment mechanism applicants elsewhere use to intensify.

Item PH-4: Conditional Use for Urban Infill — Hazardous Materials Manufacturing and Indoor Storage, 2529 Magnolia Avenue (CONTINUED from July 9)

  • Type: CUP (conditional use; Urban Infill Redevelopment)
  • Case Number: CU26-000020
  • Location: 2529 Magnolia Avenue (Tax Parcel 01-20-30-300-001B-0000)
  • Applicant: Danielle Scimeca — FCT Water Treatment Inc. (property owner Magnolia Ave LLC). CAPP meeting held April 1, 2026.
  • Request: Conditional Use for Urban Infill to establish manufacturing and indoor storage of hazardous materials in a General Commercial district.
  • Current Zoning: GC-2, General Commercial
  • Staff Recommendation: Presented with conditional-use findings
  • Action: Pending
  • Vote: Pending
  • Notable Discussion: Hazardous-materials manufacturing entering a General Commercial district by conditional use, on a parcel the property appraiser assessed at $3,881 with an $11.64 tax bill for 2025 — a nominally valued warehouse site absorbing an industrial use through the Urban Infill pathway.

Item PH-5A: Comprehensive Plan Amendment — 3848 Moore's Station Road (4.93 acres, HIPAP to AIC)

  • Type: Comp Plan Amendment (Future Land Use; legislative, small-scale)
  • Case Number: CP26-000003
  • Location: 3848 Moore's Station Road — north side, approximately 600 feet east of Beardall Avenue (Tax Parcel 04-20-31-300-0400-0000)
  • Applicant: Charles Davis & Associates Inc. (property owner DMG Moore's Station LLC). CAPP meeting held June 15, 2026.
  • Request: Amend the future land use from Seminole County HIPAP (High Intensity Planned Development Airport) to City of Sanford AIC (Airport Industry & Commerce) on 4.93 acres.
  • Acreage: 4.93 acres
  • Staff Recommendation: Approve — staff finds AIC the most appropriate designation for the proposed use and consistent with Goal FLU 1, noting the site is in an area where industrial uses are encouraged because airport noise impacts prohibit residential development
  • Action: Pending
  • Vote: Pending
  • Notable Discussion: The applicant's stated intent on annexation is to develop a concrete production facility. The site sits inside the Orlando Sanford International Airport Layout Plan and has historically been used by a construction and site-development contractor for office, warehousing and outdoor storage. Submitted by Amy Micheals, Interim Planning Director.

Item PH-5B: Rezone — 3848 Moore's Station Road (4.93 acres, County A-1 to City RI-1)

  • Type: Rezoning
  • Case Number: RZ26-000005
  • Location: 3848 Moore's Station Road (Tax Parcel 04-20-31-300-0400-0000)
  • Applicant: Charles Davis & Associates Inc. (property owner DMG Moore's Station LLC)
  • Request: Rezone 4.93 acres from Seminole County A-1, Agriculture, to City of Sanford RI-1, Restricted Industrial.
  • Current Zoning: A-1, Agriculture (Seminole County)
  • Proposed Zoning: RI-1, Restricted Industrial (City of Sanford)
  • Acreage: 4.93 acres
  • Staff Recommendation: Approve — RI-1 is consistent with the requested AIC future land use and permits the Concrete Production use requested
  • Action: Pending
  • Vote: Pending
  • Notable Discussion: The report states the exemption plainly: AIC land normally requires a Planned Development rezone, but because the parcel lies within the Orlando Sanford International Airport Layout Plan it is exempt from that requirement under Schedule D, Section 2.0.C.1 of the LDRs and Future Land Use Policy 1.9.1. Companion applications for annexation and the land-use amendment are filed alongside. Submitted by Amy Michaels, Interim Planning Director.

Item PH-6: Planned Development Rezone — 122-Lot Single-Family Subdivision, 401 Placid Lake Drive (30.88 acres)

  • Type: PUD / Planned Development Rezone
  • Case Number: PDR26-000003
  • Location: 401 Placid Lake Drive — northern terminus of Placid Lake Drive, bounded by a single-family lot and two cemeteries (Tax Parcels 02-20-30-300-0180-0000, 02-20-30-300-015A-0000, 02-20-30-300-0150-0000)
  • Applicant: Kim Fischer, P.E. — Cycorp Engineering Inc. (property owners City of Sanford and Colleen Fakess). CAPP meeting held May 6, 2026.
  • Request: Rezone 30.88 acres from MR-2 and MR-3, Multiple-Family Residential, to PD, Planned Development, to establish a 122-lot single-family subdivision.
  • Current Zoning: MR-2 (two parcels totaling 14.19 acres) and MR-3 (one parcel of 16.69 acres, Future Land Use High Density Residential)
  • Proposed Zoning: PD, Planned Development
  • Acreage: 30.88 acres
  • Staff Recommendation: Presented with the CAPP found satisfactory; the report notes the development will generate "minimal additional tax revenue to the City"
  • Action: Pending
  • Vote: Pending
  • Notable Discussion: The proposed standards are 40-foot-wide by 115-foot-deep interior lots (4,600 square feet), 50-foot corner lots (5,750 square feet), 20-foot front and rear setbacks, 5-foot side setbacks, 50 percent maximum lot coverage, with private and public park space, retention areas, a single cul-de-sac and three dead-end roads. The staff report also records the history: on June 6, 2024 this commission recommended rezoning 3.0 acres from MR-2 to MR-3 to match the 14-acre City-owned parcel; on June 10, 2024 the City Commission denied that request unanimously on first reading of Ordinance 4487, "based on their determination that they wanted to discourage 40-foot-wide lots," citing inadequate parking, encouragement of on-street parking, and an aesthetic that did not fit their vision for the City — and directed staff to bring forward an ordinance down-zoning the City-owned 14-acre parcel from MR-3 to MR-2.

Item PH-7: LDR Amendment — Schedule E (Additional Requirements & Provisions for Specific Uses) (CONTINUED from July 9)

  • Type: Text Amendment (Land Development Regulations; legislative)
  • Case Number: Not assigned
  • Location: Citywide (regulatory)
  • Applicant: Adam Mendenhall — Planning Manager, City of Sanford
  • Request: Amend Schedule E to modernize storage-use definitions and district permissions, create an Outdoor Display use category, and clarify pharmacy separation distances.
  • Staff Recommendation: Presented for recommendation
  • Action: Pending
  • Vote: Pending
  • Notable Discussion: The report states the regulatory posture directly: to maintain the status quo while the rewrite was underway, the City Attorney presented a Zoning in Progress (ZIP) to the City Commission on June 8, 2026, which the Commission approved, temporarily limiting new applications involving storage-related uses to prevent approvals conflicting with the forthcoming amendments. The amendments define Personal, Commercial, Industrial, Outdoor and Indoor Storage and Outdoor Display; refine Self-Storage standards in GC-2 by limiting external roll-up doors, setting height limits and specifying allowable accessory office/retail space; create a formal Outdoor Display category with time-of-day limits, site-plan depiction requirements and administrative approval up to 300 square feet; and clarify the pharmacy-to-pharmacy and medical-marijuana separation distance adopted in 2018.

Public Hearings Summary

  • Number of speakers: Pending (minutes not yet published)
  • General sentiment: Pending
  • Key concerns: Pending

Key Signals

  • The City of Sanford is the applicant against its own commission's 2024 decision. PH-6 rezones 30.88 acres the City itself owns (with one private co-owner) into a 122-lot subdivision on 40-foot-wide lots. Two years earlier, on June 10, 2024, the City Commission unanimously denied a rezone on this same land on first reading of Ordinance 4487 specifically "to discourage 40-foot-wide lots," faulting their parking and their aesthetics, and directed staff to down-zone the City-owned parcel instead. The city's own staff report recites that history and then presents the 40-foot standard anyway, adding that the project will generate "minimal additional tax revenue." Whether the 2024 posture survives contact with the city's interest as landowner is the single most consequential question in this agenda.
  • A citywide storage-use freeze is live and undisclosed on the agenda face. The City Commission approved a Zoning in Progress on June 8, 2026 limiting new storage-related applications until the Schedule E rewrite lands. This is Sanford's second such freeze in sixteen months — the Schedules U and R ZIP was initiated March 31, 2025 and extended six months on September 8, 2025. Interim application freezes are precisely the "more restrictive or burdensome" local action Florida SB 180 (Chapter 2025-190) bars through October 1, 2027, retroactive to August 1, 2024, with the session law expiring June 30, 2028. No other city in the corpus uses this device; south Lake's cities responded to the same preemption by adopting defensive code, not by freezing intake. Sanford's exposure is structurally different, and it now runs on two schedules at once.
  • The dead regional mall is becoming a wholesale club, and the paperwork proves it. Ordinance 4844, adopted February 9, 2026, modified the Seminole Towne Center PD master plan for a 153,820-square-foot wholesale retail center, a 2,219-square-foot liquor store, tires-only vehicle service and gasoline fuel pumps across 48.89 acres at the I-4 / SR-417 / SR-46 node. A resident speaking on the case at the December 4, 2025 hearing described it as a Costco. The August consent item is the sign program the ordinance required before any sign permit issues — the last procedural gate before the conversion becomes visible from the interstate. This is the largest retail repositioning in the Seminole County portion of the corpus.
  • The Airport Layout Plan is an entitlement fast lane. 3848 Moore's Station Road converts 4.93 acres of county agricultural land to City Restricted Industrial for a concrete production facility — and skips the Planned Development rezone that Airport Industry & Commerce land normally requires, because the parcel sits inside the Orlando Sanford International Airport Layout Plan (Schedule D §2.0.C.1; FLU Policy 1.9.1). Staff's supporting rationale is that airport noise prohibits residential development there. Around Orlando Sanford International, industrial intensification arrives with less discretionary review than anywhere else in the city — a structural feature worth watching as airport-adjacent county land continues annexing in.
  • The planning department changed hands between packets. Every item carried over from July 9 is submitted by Eileen Hinson, AICP, MSSR, Director of Planning. The two items new to this agenda — PH-5A/5B and PH-6, including the city's own 122-lot subdivision — are submitted by Amy Michaels as Interim (Acting) Director of Planning. Hinson has been Sanford's planning director throughout the corpus's coverage of this city. A directorship turning over mid-cycle, while a citywide code rewrite and a city-owned land entitlement are both in flight, is the same class of institutional signal as Groveland's city-attorney succession — the staff position that sets recommendations changed hands before the recommendations were heard.

Raw Notes

  • Business of the Commission as noticed: Call to Order by Maverick VonHerbulis, Chair; Moment of Silence; Pledge of Allegiance; Roll Call; Approval of Minutes — June 4, 2026 and July 9, 2026; Swearing in of Evidentiary Witnesses.
  • Nine substantive items (two consent, seven public hearings across eight lettered parts). Seven of the nine were continued from the July 9 meeting that failed for lack of quorum; only PH-5A/5B and PH-6 are new.
  • Item renumbering: the July 9 Schedule E item was PH-5; on this agenda it is PH-7.
  • Portal recording length 3 hours 17 minutes — the longest 2026 Planning & Zoning meeting in the archive, against 2 h 3 m in June and 3 minutes in July.
  • Agenda: https://download.avcaptureall.cloud/customer-ed7ee916-5148-4dfd-a246-58b931f264e2/meetings/a964615c-c131-4d39-9234-b4d8dd43dba4/08-06-2026.pdf
  • Full packet (100 MB+): https://download.avcaptureall.cloud/customer-ed7ee916-5148-4dfd-a246-58b931f264e2/meetings/a964615c-c131-4d39-9234-b4d8dd43dba4/packet.pdf
  • Staff reports on this record: C -1 4039 Zanzibar Way - CSP.pdf, C-2 200 Towne Center Circle CSP.pdf, PH-1 303 Laurel Avenue CU Expand NonConf Use Update.pdf, PH-2 121 W 1 Street CU.pdf, PH-3 1314 Olive Avenue CU for SFR in GC2 Update.pdf, PH-4 2529 Magnolia Avenue.pdf, PH-5A 3848 Moore's Station CPA.pdf, PH-5B 3848 Moore's Station Road RZ.pdf, PH-6 401 Placid Lake Drive PDR.pdf, PH-7 Schedule E Update.pdf. The same record hosts the June 4 and July 9 minutes.
  • Staff report signature drift on PH-5A: the memo header spells the interim director "Amy Micheals"; PH-5B and PH-6 spell it "Amy Michaels." Recorded as printed.
  • 401 Placid Lake Drive parcel assessments (2026): $175,385 vacant government (no tax bill), $61,329 vacant government (no tax bill), $97,479 vacant waterfront ($1,767 tax bill).
  • Minutes for this meeting are expected on the September 2026 meeting record under the city's prior-month convention. This document should be superseded by a minutes reading when they post.

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