HomeMy WebLinkAbout4829 Comp Plan Amendment 1.94 Acres at 4002 East SR 46Ordinance No. 2025-4829
An Ordinance of the City of Sanford, Florida amending the City of
Sanford Comprehensive Plan, as previously amended; providing for
amendment of the Future Land Use Map of the Future Land Use
Element of the City of Sanford Comprehensive Plan relative to certain
real property, approximately 1.94 acres in size located at 4002 East
State Road 46 within the City Limits (maps relating to the property are
attached) (Tax Parcel Identification Number 33-19-31-300-1340-0000)
said property being more specifically described in this Ordinance;
providing for legislative findings and intent; providing for assignment
of the land use designation for the property; providing for the adoption
of maps by reference; providing for severability; providing for
ratification of prior acts of the City; providing for conflicts; providing
for codification and directions to the Code codifier and providing for
the implementation of the statutory expedited State review process
and an effective date.
Whereas, the owner is Galileo School Foundation. The City of Sanford has
initiated this application on behalf of the property owner as the previously discussed large
scale amendment has been delayed. As this is a City initiated application a CAPP
(Citizens Awareness and Participation Plan) meeting was not required. Galileo School
Foundation is the owner of certain real property which land totals approximately 1.94
acres in size; and
Whereas, the subject property is located at 4002 East State Road 46 and is
assigned Tax Parcel Identification Number 33-19-31-300-1340-0000 by the Property
Appraiser of Seminole County; and
Whereas, the1.94-acre site is located at the northeast corner of State Road 46
and North Beardall Avenue. The subject property is currently zoned Heavy Commercial
(C-3) (Seminole County) with a Future Land Use Designation of Industrial (IND)
(Seminole County); and
Whereas, the site currently retains its Seminole County Future Land Use
designation, pending approval of this requested future land use map amendment to
incorporate the subject property into the City of Sanford's Comprehensive Plan. City Staff
is requesting a Small -Scale Comprehensive Plan Amendment to change the Future Land
Use map designation from Seminole County's (IND) to City of Sanford's GC; and
Whereas, the proposed development is not impacted by the provisions the 2015
City of Sanford/Seminole County Joint Planning Agreement (JPA); and
Whereas, the property owner is seeking to expand the student base at the existing
school by adding Pre -Kindergarten education. The proposed development will facilitate
new non-residential construction and generate permitting revenue to the City; and
Whereas, Section 163.3184(3), Florida Statutes, relates to the amendment of
adopted local government comprehensive plans and sets forth certain requirements
relating to an expedited process of State review of proposed amendments to local
government comprehensive plans and relates to processes and actions relating thereto;
and
Whereas, the City's Planning and Development Services Department has
conducted a thorough review and analysis of the demands upon public facilities and
general planning and land development issues should the subject application be
approved and has otherwise reviewed and evaluated the application to determine
whether it comports with sound and generally accepted land use planning practices and
principles as well as whether the application is consistent with the goals, objectives and
policies set forth in the City's Comprehensive Plan and determined that the proposed
amendment of the City's Comprehensive Plan relative to the subject property as set forth
in this Ordinance is internally consistent with the Comprehensive Plan of the City of
Sanford and is consistent with the controlling provisions of State law; and
Whereas, the City of Sanford's Planning and Zoning Commission (P&ZC), as the
City's local planning agency, held a public hearing June 6, 2025, and voted to recommend
the City Commission adopt an ordinance on first reading, amending the future land use
designation from Industrial (IND) (Seminole County) to General Commercial (GC) (City
of Sanford) on 1.94 acres at project address 4002 State Road 46 based on consistency
with the City of Sanford's Comprehensive Plan, Joint Planning Agreement, East Lake
Mary Small Area Study, and Chapter 163 of Florida Statutes.; and
Whereas, the City Commission concluded that the overall goals, objectives and
policies of the City's Comprehensive Plan and the controlling State law support the
approval of the application; and
Whereas, the City of Sanford has complied with all requirements and procedures
of Florida law in processing this amendment to the City of Sanford Comprehensive Plan
including, but not limited to, Section 163.3184, Florida Statutes, as well as other
controlling law; and
Whereas, additionally, this Ordinance is enacted pursuant to the home rule powers
of the City of Sanford as set forth at Article Vill, Section 2, of the Constitution of the State
of Florida; Chapter 166, Florida Statutes, and other applicable controlling law.
Now, therefore, be in enacted by the People of the City of Sanford, Florida:
Section 1. Legislative findings and intent.
(a). The City Commission of the City of Sanford hereby adopts and incorporates
into this Ordinance the City Commission agenda memorandum relating to the application
relating to the proposed amendment to the City of Sanford Comprehensive Plan
pertaining to the subject property.
(b). The City of Sanford has complied with all requirements and procedures of
Florida law in processing and advertising this Ordinance.
(c). This Ordinance is internally consistent with the goals, objectives and policies
of the Comprehensive Plan of the City of Sanford.
(d). The exhibits to this Ordinance are incorporated herein as if fully set forth herein
verbatim.
Section 2. Amendment to Future Land Use Map/Future Land Use
Designation.
(a). The Future Land Use Plan Element of the Comprehensive Plan of the City of
Sanford and the City's Future Land Use Map are hereby amended by changing the future
land use designation from Seminole County's (IND) to City of Sanford's GC. This request
has also initiated a companion application to rezone the subject property from Heavy
Commercial (C-3) (Seminole County) to General Commercial (GC-2) (City of Sanford)
with regard to the real property which is the subject of this Ordinance as set forth herein.
(b). The property which is the subject of this Comprehensive Plan amendment is
more specifically defined, described and depicted in the exhibits to this Ordinance.
Section 3. Implementing Administrative Actions.
The City Manager, or designee, is hereby authorized to implement the provisions
of this Ordinance as deemed appropriate and warranted.
Section 4. Incorporation Of Maps.
The maps attached to this Ordinance are hereby ratified and affirmed and
incorporated into this Ordinance as a substantive part of this Ordinance.
Section 5. Ratification Of Prior Actions.
The prior actions of the City Commission and its agencies in enacting and causing
amendments to the Comprehensive Plan of the City of Sanford, as well as the
implementation thereof, are hereby ratified and affirmed.
Section 6. Severability.
If any section, sentence, phrase, word, or portion of this Ordinance proves to be
invalid, unlawful or unconstitutional, it shall not be held to impair the validity, enforcement,
or effect of any other action or part of this Ordinance.
Section 7. Conflicts.
All ordinances or parts of ordinances in conflict herewith are hereby repealed.
31
Section 8. Codification/Instructions to Code Codifier.
It is the intention of the City Commission of the City of Sanford, Florida, and it is
hereby ordained that the provisions of this Ordinance shall become and be made a part
of the codified version of the City of Sanford Comprehensive Plan and/or the Code of
Ordinances of the City of Sanford, Florida in terms of amending the Future Land Use Map
of the City.
Section 9. Effective Date.
The Comprehensive Plan amendment set forth herein shall not become effective,
in accordance with Section 163.3184(3), Florida Statutes, until 31 days after the State
land planning agency (Florida Department of Economic Opportunity) notifies the City that
the Plan amendment package is complete. If challenged timely, the Plan amendment shall
not become effective until the said State land planning agency or the Administration
Commission enters a final order determining the adopted amendment to be in
compliance; provided, further, that this Ordinance shall take effect upon the annexation
ordinance relating to the subject property being enacted by the City Commission.
Passed and adopted this 28th day of July, 2025.
Attest: City Commission of the Ci o 'Sanfo
Florida a),
Traci Houchin, MMC, FCRIK -r-0kb 764t Wood
City Clerk a
E�Mayocar-�a;/d
Approved as to form an egality.
ndsayN. Greene, Esquire City Attorney
4 1 P a g e
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CITY OF
SkNFORD
FLORIDA
Business Impact Estimate
This form should be included in agenda packet for the item under which the proposed ordinance
is to be considered, and must be posted on the City's website by the time notice of the proposed
ordinance is published.
An Ordinance of the City of Sanford, Florida amending the City of Sanford
Comprehensive Plan, as previously amended; providing for amendment of the Future
Land Use Map of the Future Land Use Element of the City of Sanford Comprehensive
Plan relative to certain real property, approximately 1.94 acres in size located at 4002
East State Road 46 within the City Limits (maps relating to the property are attached)
(Tax Parcel Identification Number 33-19-31-300-1340-0000) said property being more
specifically described in this Ordinance; providing for legislative findings and intent;
providing for assignment of the land use designation for the property; providing for the
adoption of maps by reference; providing for severability; providing for ratification of prior
acts of the City; providing for conflicts; providing for codification and directions to the Code
codifier and providing for the implementation of the statutory expedited State review
process and an effective date.
The City is of the view that the following exception(s) to the Business Impact Estimate
requirement, that are checked off in a box below, apply to the above -referenced proposed
ordinance. Although, the City is implementing the procedure required by statutory law to
ensure that no inadvertent procedural issue could impact the enactment of the proposed
ordinance.
® The proposed ordinance is required for compliance with Federal or State law or
regulation,
❑ The proposed ordinance relates to the issuance or refinancing of debt;
❑ The proposed ordinance relates to the adoption of budgets or budget
amendments, including revenue sources necessary to fund the budget;
❑ The proposed ordinance is required to implement a contract or an agreement,
including, but not limited to, any Federal, State, local, or private grant, or other
financial assistance accepted by the
❑ The proposed ordinance is an emergency ordinance;
❑ The ordinance relates to procurement; or
® The proposed ordinance is enacted to implement the following:
a. Part II of Chapter 163, Florida Statutes, relating to growth policy, county and
municipal planning, and land development regulation, including zoning,
development orders, development agreements and development permits;
b. Sections 190.005 and 190.046, Florida Statutes, regarding community
development districts;
c. Section 553.73, Florida Statutes, relating to the Florida Building Code; or
d. Section 633.202, Florida Statutes, relating to the Florida Fire Prevention Code.
In accordance with the provisions of controlling law, even notwithstanding the fact that,
an exemption noted above may apply, the City hereby publishes the following information:
1. Summary of the proposed ordinance (must include statement of the public purpose,
such as serving the public health, safety, morals, and welfare): Not Applicable
2. Estimate of direct economic impact of the proposed ordinance on private, for -profit
businesses in the City:
Not Applicable
3. Estimate of direct compliance costs that businesses may reasonably incur: Not
Applicable
4. Any new charge or fee imposed by the proposed ordinance:
Not Applicable
5. Estimate of the City's regulatory costs, including estimated revenues from any new
charges or fees to cover such costs:
Not Applicable
6. Good faith estimate of the number of businesses likely to be impacted by the proposed
ordinance:
Not Applicable
a
7. Additional information (if any, but may wish to include the methodology used to derive
information for #1 and #2, above. For example: City staff solicited comments from
businesses in the City as to the potential impact of the proposed ordinance by contacting
the chamber of commerce, social media posting, direct mail or direct email, posting on
City website, public workshop, etc. You may also wish to include efforts made to reduce
the potential fiscal impact on businesses based on feedback from businesses. You may
also wish to state here that the proposed ordinance is a generally applicable ordinance
that applies to all persons similarly situated (individuals as well as businesses) and,
therefore, the proposed ordinance does not impose costs only upon businesses.):
Not Applicable
3�
' PROJECT INFORMATION - 4002 EAST STATE ROAD 46
COMPREHENSIVE PLAN AMENDMENT
Requested Action: A Comprehensive Plan Amendment to change the future land use map designation
of 1.94 acres at project address 4002 East State Road 46 from Industrial (IND)
(Seminole County) to General Commercial (GC) (City of Sanford).
Proposed Use: Galileo School expansion
Project Address: 4002 East State Road 46
Current Zoning: Heavy Commercial (C-3)
Proposed Zoning: General Commercial (GC-2)
Current Land Use: Vacant Commercial
Tax Parcel Number: 33-19-31-300-1340-0000
Site Area: 1.94 Acres
Property Owner: Galileo School Foundation
3900 E State Road 46
Sanford, FL 32771
Applicant/Agent: City of Sanford
300 North Park Avenue
Sanford, FL 32771
Email: Darren.ebersole@sanfordfl.gov
CAPP Meeting: Not Required as this is a City Initiated application
Commission District: District 1 Commissioner — Sheena Britton
COMPREHENSIVE PLAN COMPLIANCE REVIEW
Planning staff has reviewed the request and has determined the use and proposed improvements to be consistent with
the Goals, Objectives and Policies of the Comprehensive Plan.
Future Land Use: Industrial (IND)
Proposed Future Land Use: General Commercial (GC)
Existing Land Use: Vacant Commercial
Parcel ID: 33-19-31-300-1340-0000
Project Address: 4002 East SR 46
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CITY COMMISSION MEMORANDUM 25-175
JULY 28, 2025, AGENDA
WS_R.MyX
Item No. i • A 'p�
TO: Honorable Mayor and Members of the City Commission
PREPARED BY: Eileen Hinson, AICP, MSSR, Planning Director
SUBMITTED BY: Norton N. Bonaparte, Jr., ICMA-CM, City Manager
SUBJECT: Ordinance No. 2025-4829; Amend the Future Land Use from Industrial
(IND) (Seminole County) to General Commercial (GC) (City of Sanford)
on 1.94 acres at project address 4002 East State Road 46.
STRATEGIC PRIORITIES:
❑ Unify Downtown & the Waterfront
❑ Promote the City's Distinct Culture
❑ Update Regulatory Framework
❑ Redevelop and Revitalize Disadvantaged Communities
SYNOPSIS:
Requesting to amend the future land use from Industrial (IND) (Seminole County) to General
Commercial (GC) (City of Sanford) on 1.94 acres at project address 4002 East State Road 46.
The owner is Galileo School Foundation. The City of Sanford has initiated this application on
behalf of the property owner as the previously discussed large scale amendment has been delayed.
As this is a City initiated application, a CAPP (Citizens Awareness and Participation Plan) meeting
was not required.
FISCAL/STAFFING STATEMENT:
The property owner, assessed tax value, total tax bill, and property status for 2025 is shown below:
Parcel Number
Property
Owner
Assessed Value
1 Tax Bill (20251
2f 025)
33-19-31-300-1340-0000
Galileo School
$ 235,901
$0
Foundation
The applicant is seeking to expand the student base at the existing school by adding Pre -
Kindergarten education. The proposed development will facilitate new non-residential
construction and generate permitting revenue to the City.
BACKGROUND:
The 1.94-acre site is located at the northeast corner of State Road 46 and North Beardall Avenue.
The subject property is currently zoned Heavy Commercial (C-3) (Seminole County) with a Future
Land Use Designation of Industrial (IND) (Seminole County).
The site currently retains its Seminole County Future Land Use designation, pending approval of
this requested future land use map amendment to incorporate the subject property into the City of
Sanford's Comprehensive Plan. The applicant is requesting a Small -Scale Comprehensive Plan
Amendment to change the Future Land Use map designation from Seminole County's (IND) to
City of Sanford's GC.
This request has also initiated a companion application to rezone the subject property from Heavy
Commercial (C-3) (Seminole County) to General Commercial (GC-2) (City of Sanford).
Comprehensive Plan Review
Staff has outlined relevant Goals, Objectives and Policies (GOP's) that support the proposed land
use amendment:
Goal FLU 1 Manage Land Use Distribution and Provision of Services and Facilities. The City
shall promote an orderly distribution of land uses in an economically, socially, and
environmentally acceptable manner while ensuring the adequate and timely provision of services
and facilities to meet the needs of the current and projected populations.
The proposed amendment is consistent with the Goal FLU I as it helps ensure that land uses are
in a rational and efficient manner to promote economic development. The requested future land
use is GC, which is appropriate and consistent for the site given the emerging pattern of
development. The trend in development in the area has proven a need for commercial services
which is also called out in the Joint Planning Area (JPA).
Objective FLU 1.1: Implement the Future Land Use Map Series. The City shall adopt and
implement the Future Use Map (FLUM) series in the Future Land Use Element goals of the
Comprehensive Plan. The maximum density and Floor Area Ratio for the GC, General
Commercial future land use is as follows:
Land Use Designations
Map Symbol
Density/Intensity (Max)
General Commercial
GC
0.50 F.A.R.
OBJECTIVE FLU 1.3:
Allocate Commercial Land Uses. The Future Land Use Map shall identify commercial land for:
1) neighborhood commercial development; and 2) general commercial development. The
allocation of land for commercial development shall be compatible with goals and objectives
identified in the Comprehensive Plan, consistent with supportive research and analysis and in
compliance with those performance criteria established in Policy FLU1.1.7. The policies stated
below provide an explanation of the purpose, intent and character of the commercial land use
designations. This objective shall be measured through the implementation of the following
policies:
Policy FLU 1.3.1: Consider Factors for Locating Commercial Development.
The location and distribution of specific types of commercial activities shall be determined based
on the following considerations:
a. Trip generation characteristics, impact on existing and planned transportation facilities and
ability to achieve a functional internal circulation and off-street parking system, with appropriate
buffering, as required by the LDRs; b. Location and site requirements based on specific needs of
respective commercial activities, their market area, and anticipated employment generation and
floor area requirements.
c. Compatibility with and impact on other surrounding commercial activities.
d. Relationship with surrounding land uses and natural systems; and
e. Impact on existing and planned community services and utilities.
Policy FLU 1.3.2: Concentrate Pattern of Commercial Land Use.
To promote efficient flow of traffic along major thoroughfares cited in the Transportation Element,
achieve orderly development, and minimize adverse impact on residential quality, commercial
development shall be concentrated in strategically located areas having location characteristics
which best accommodate specific land, site, public facilities and market location requirements of
the respective commercial uses.
Joint Planning Agreement
Per Exhibit B of the 2015 City of Sanford/Seminole County Joint Planning Agreement (JPA), the
GC designation is equivalent to the COM designation. Exhibit B describes equivalent future land
use designations in the City and the County Comprehensive Plans. The designations have been
deemed equivalent due to their similar intensities and densities of allowable development. The
applicant has submitted a request to amend the future land use map designation from COM
(Seminole County) to GC (City of Sanford) on 6.16 acres for the purpose of establishing
warehouse, office, with outdoor storage.
Per Exhibit D, the subject property is within Sub -Area 2 of the JPA which states:
Proposed densities exceeding those established in the Seminole County Comprehensive Plan shall
require a future land use amendment in full compliance with the Plan Amendment Standards of
Review as provided in the Future Land Use Element.
By consensus of the County and City, Planning Area 2 has been reconfigured and designated by
the County as the Riverbend Planning Area and is presumed to be more urban in character than
surrounding properties. Accordingly, new residential development in this area may be considered
for a maximum of 10 dwelling units per net buildable acre from SR 46 north to a line parallel to
Hughey Street, and four (4) dwelling units per net buildable acre from said line parallel to Hughey
Street north to Celery Avenue. Nonresidential development shall be consistent with maximum
floor area ratios established through applicable future land use designations. Individual
development applications shall be evaluated on their own merits through the appropriate processes;
no specific entitlements shall be conferred through this Agreement.
The two lots lying south of Celery Avenue and on either side of Beardall Avenue (T1 and T2 on
Exhibit D) may be allowed to function as transitional nonresidential uses between Celery Avenue
and the existing industrial property to the south. Transitional nonresidential uses and/or mixed -use
development may also be considered along the frontages of SR 46 and SR 415 to form a node of
higher intensity development around the intersection of the two roads.
East Lake Mary Boulevard Small Area Study
Per the recently adopted East Lake Mary Boulevard Small Area Study, which was developed in
partnership with Orlando Sanford International Airport OSIA and Seminole County, the subject
site is in an area identified as the Crossroads Commercial Corridor. This district covers State Road
46 / E. Lake Mary Boulevard intersection and adjacent properties within the study area fronting
on these two regional roadways. This district is intended to provide a commercial node that serves
the eastern part of Sanford, as well as regional traffic on State Road 46. The district further
identifies the following preferred uses: Arterial Commercial, General Commercial, and Specialty
Commercial Uses.
The proposed land use amendment will facilitate the development of future commercial activities
which contribute to the economic development of the City.
Upon review of the request, staff has determined that the proposed amendment is compatible with
the surrounding uses and consistent with the goals, objectives and policies of the Comprehensive
Plan, JPA, and East Lake Mary Small Area Study. The subject site is in an established commercial
corridor along State Road 46. The proposed use will not generate tax revenue to the City, however,
it will generate permitting and impact fees that will benefit the City.
LEGAL REVIEW:
This matter is not a quasi-judicial matter as amendments to local government comprehensive plans
are legislative in nature. That being said, if a proposal to amend the City's Comprehensive Plan is
to be recommended for denial, it would be appropriate to state the particular reason for such a
recommendation to be considered by the City Commission - such as the proposal is internally
inconsistent with a goal, objective or policy of the Comprehensive Plan or inconsistent with
controlling State law or the like. When land is subject to the provisions of the City/County JPA,
the City is bound to adhere to the provisions of the JPA. Also, Section 171.062, Florida Statutes,
pertaining to the effects of annexations or contractions, anticipates that cities will expeditiously
incorporate annexed properties into their comprehensive plans and land development regulations
upon being located within the city limits of the annexing municipality.
The City Commission approved Ordinance No. 2025-4829, on first reading on July 14, 2025.
The City Clerk published notice of the 2"d Public Hearing in the Sanford Herald on July 16, 2025.
RECOMMENDATION:
It is the staff s recommendation that the City Commission adopt Ordinance No. 2025-4829.
SUGGESTED MOTION:
"I move to adopt Ordinance No. 2025-4829, as proposed."
Attachments: Ordinance No. 2025-4829
Project Information Sheet
Map