HomeMy WebLinkAbout4834 Comp Plan Amendment - 2520 Narcissus AveOrdinance No. 2025-4834
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 1.19 acres in size, owned by Society of
Saint Pius X Orlando FL, Inc. (Tax Parcel Identification Number 22-19-
30-5AD-0000-0130), said property being addressed as 2520 Narcissus
Avenue; providing for the future land use designation to be amended
from Low Density Residential (LDR) (Seminole County) to Waterfront
Downtown Business District (WDBD) (City); providing for legislative
findings and intent; providing for assignment of the land use
designation for the property; 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
an effective date.
Whereas, the fee simple title owner of the real property that is the subject of
this Ordinance is Society of Saint Pius X Orlando FL, Inc. (the "Property Owner"); and
Whereas, the subject real property is assigned Tax Parcel Identification
Number 22-19-30-5AD-0000-0130, as assigned by the Seminole County Property
Appraiser; and
Whereas, the subject real property is a site 1.19 acres in size and is addressed as
2520 Narcissus Avenue and located on the north side of Narcissus Avenue,
approximately 150 feet east of its intersection with Burton Lane; and
Whereas, a Citizens Awareness and Participation Plan (CAPP) meeting was
held on May 7, 2025, and a copy of the CAPP report was provided to the City, which
report has been found to be satisfactory to the City; and
Whereas, the applicant's request is to amend the Future Land Use for the
subject property from Low Density Residential (LDR) (Seminole County) to Waterfront
Downtown Business District (WDBD) (City); and
Whereas, the Property Owner also has submitted a companion application to
rezone the subject property from Agriculture (A-1) (Seminole County) to Agriculture (AG)
(City); and
Whereas, the City of Sanford's Planning and Zoning Commission, as the City's
local planning agency, held a public hearing on September 4, 2025, to consider amending
the Future Land Use Map of the Future Land Use Element of the City of Sanford
Comprehensive Plan and recommended approval of the proposed Future Land Use Map
amendment to the Comprehensive Plan for the subject property; and
Whereas, Section 163.3187, Florida Statutes, relates to the amendment of
adopted local government comprehensive plans and sets forth certain requirements
relating to small scale amendments, and which are related to proposed small scale
development activities and provides, among other things, that such amendments may be
approved without regard to statutory limits on the frequency of consideration of
amendments to the City of Sanford Comprehensive Plan; 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 163.3187, Florida Statutes; and
Whereas, the City of Sanford has complied with Florida's Community Planning
Act which was amended during the 2021 Legislative Session by the passage of
Committee Substitute for Committee Substitute for Committee Substitute for House Bill
Number 59 (initially codified as Chapter Number 2021-195, Laws of Florida) to require
every city and county within the State "to include in its comprehensive plan a property
rights element" (Section 163.3177(6)(i)1, Florida Statutes).
Now, therefore, be it enacted by the People of the City of Sanford, Florida:
a
Section 1. Legislative Findings and Intent.
(a). The City of Sanford has complied with all requirements and procedures of
Florida law in processing and advertising this Ordinance.
(b). The City Commission of the City of Sanford adopts the recitals (whereas
clauses) of this Ordinance as legislative findings.
(c). This Ordinance is internally consistent with the goals, objectives and
policies of the Comprehensive Plan of the City of Sanford and the proposed
Comprehensive Plan amendment does not trigger any urban indicators and adoption of
this amendment will discourage the proliferation of urban sprawl within the City of
Sanford.
Section 2. Amendment to Future Land Use Map; Incorporation of Maps,
Sketches and Legal Descriptions.
(a). The Future Land Use Plan Element of the Comprehensive Plan of the City
of Sanford and the City's Future Land Use Map is hereby amended by changing the future
land use designation from Agriculture (A-1) (Seminole County) to Agriculture (AG) (City)
regarding 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 assigned Tax Parcel Identification Number 22-19-30-5AD-0000-0130 by the Seminole
County Property Appraiser.
(c). Any maps, sketches and legal descriptions attached to this Ordinance are
hereby ratified and affirmed and incorporated into this Ordinance as a substantive part of
this Ordinance, but the land which is the subject of this Ordinance consists of Tax Parcel
Identification Number 22-19-30-5AD-0000-0130 as assigned by the Seminole County
Property Appraiser.
31
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. 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 5. 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 or effect of any other action or part of this Ordinance.
Section 6. Conflicts. All ordinances or parts of ordinances in conflict
herewith are hereby repealed.
Section 7. Scrivener's Errors. Typographical errors and other matters
of a similar nature that do not affect the intent of this Ordinance, as determined by
the City Clerk and City Attorney, may be corrected with the endorsement of the City
Manager, or designee, without the need for a public hearing.
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 small scale Comprehensive Plan
amendment set forth herein shall not become effective, in accordance with Section
163.3187(5)(c), Florida Statutes, until 31 days after the enactment of this Ordinance. If
41
challenged within 30 days after enactment, the small-scale amendment set forth in this
Ordinance shall not become effective until the State land planning agency or the
Administration Commission, respectively, issues a final order determining that the subject
small-scale amendment is in compliance with controlling State law; provided, however,
that this Ordinance shall not take effect until the annexation ordinance annexing the
property that is the subject of this Ordinance is final.
Passed and adopted this 101h day of November, 2025.
Attest: City Commissi
Sanford, Floric
q, I - A-1 , -F
ByA a M (Tiq A P" - - U lio. �Vm
Traci Houchin, MMC, FCRM Jay6-�-
Approved
City Clerk
as to form and legality:
Lindsay N. Greene, Esquire
City Attorney
51
the City of
PROJECT INFORMATION - 2520 NARassus AVENUE
I I.a COMPREHENSIVE PLAN AMENDMENT
Amend the future land use designation of Seminole County LDR, Low Density
Requested Action: Residential to City of Sanford WDBD, Waterfront Downtown Business District on 1.19
acres at project address 2520 Narcissus Avenue.
Proposed Use: Church and Educational K-12 Educational Facility (Saint Thomas More Academy)
Project Address: 2520 Narcissus Avenue
Current County Zoning:
Existing Land Use:
Tax Parcel Numbers:
Site Area:
Property Owners:
Applicant/Agent
CAPP Meeting:
Seminole County A-1, Agriculture
Residential, Single -Family
22-19-30-5AD-0000-0130
1.19 acres
Society of Saint Pius X Orlando FL, Inc.
500 Riverview Ave
Sanford, F132771
Kip Coleman
Kip Coleman Architecture
6749 Tiffany Rose Place
Sanford, FL 32771
Phone: (925) 595-4585
Email:kip@kc-architecture.com
A CAPP (Citizens Awareness and Participation Plan) meeting was held on May 7, 2025,
and a copy of the report is attached.
Zoning
North City of Sanford
AG, Agriculture
South Seminole County
A-1, Agriculture
East City of Sanford
AG, Agriculture
West Seminole County
R-IAA, Single -Family
Future Land Use
City of Sanford
WDBD, Waterfront Downtown Business
District
Seminole County
LDR, Low Density Residential
City of Sanford
WDBD, Waterfront Downtown Business
District
Seminole County
LDR, Low Density Residential
COMPREHENSIVE PLAN COMPLIANCE REVIEW
Current Use
Institutional
Residential, Single -Family
Institutional
Residential, Single -Family
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.
Current Future Land Use Seminole County Low Density Residential, LDR
Proposed Future Land Use City of Sanford Waterfront Downtown Business District, WDBD
Subject Site
. '41-1
lob
PON
,4� ~lam;
r` I� •-� F
6
it Ui
,, -,
1 IV
z
1 � • �� � �� � i tea. j
.... ,� SITE �.
- �
.► ��,a i
-Milefir.Oil
,.
dr
—Ilti:rrtl�il..� E-i� � 7�•.iR } w � L"�• �__ _ _ z,_ �.ai... ..`_ 'IL..�s..„�.'
1 -
�� +��, c ' ' ..• t ' - `'� / •, Ile !d
Mode ... � ......�
I 1
It
tv
Property Address: 2520 Narcissus Avenue
Tax Parcel Number(s):
r• 22-19-30-5AD-0000-0130
r �'�� e►- wit^ ,r!t C�2 .rL ''S Ao�r#ra�� •#!
CITY OF SANFORD COMPREHENSIVE PLAN AMENDMENT
Property Address: 2520 Narcissus Avenue
Tax Parcel Number(s): 22-19-30-5AD-0000-0130
Acreage: 1.19 Acres
Proposed Future Land Use:
Waterfront Downtown Business District
(WDBD)
Seminole County -
Existing Land Use
NEW, Institutional
Managed Environmental
Lands
Public Other
�! Residential - Multi -Family
Residential - Single Family
Other Vacant
Residential - Vacant
City Future Land Use
Low Density Residensital
Single -Family (IDRSF)
Suburban Estates (SE)
Waterfront Downtown
Business District (WDBD)
County Future Land Use
C11d Low Density Residential (LDR)
Public, Quasi -Public (PUBC)
® Suburban Estates (SE)
Subject Site
EXISTING LAND USE
m
a
3
0
it Thomas
re ACademv
arcissus Ave
rding Dr
3
— m
PROPOSED FUTURE LAND USE
w / Clssus Ave
riding Dr
3
m
�c y
Q �
n �m
EXISTING FUTURE LAND USE
SANFORD AFFIDAVIT OF OWNERSHIP AND DESIGNATION OF AGENT
F C? P
www nlordfl.gov
Please use additional sheets as needed. If any additional sheets are attached to this current, please sign here and note below:
I. Ownership
I, Father Marc Vemoy for Society of St. Pius X Orlando FL hereby attest to ownership of the7propperty,scribed below:
Tax Parcel Number(s): 22-19-30-5AD-0000-0130
Address of Property: 2520 NARCISSUS AVENUE, SANFORD FL 32771
for which this COMP PLAN AMMENDMENT TO LDR application is submitted to the City of Sanford.
II. Designation of Applicant's Agent (leave blank if not applicable)
As the owner/applicant of the above designated property for which this affidavit is submitted, I designate the below named individual
as my agent in all matters pertaining to the application process. In authorizing the agent named below to represent me, or my
company, I attest that the application is made in good faith and that all information contained in the application is accurate and
complete to the best of my personal knowledge.
Applicant's Agent (Print): Kip Coleman
Agent Address:
Email: kip@kc-architecture.com
III. Notice to Owner
Signature:
;l c
Phone: 925.595.4585 Fax:
A. All changes in Ownership and/or Applicant's Agent prior to final action of the City shall require a new affidavit. If ownership
changes, the new owner assumes all obligations related to the filing application process.
B. if the Owner intends for the authority of the Applicant's Agent to be limited in any manner, please indicate the limitations(s)
below. (i.e.: limited to obtaining a certificate of concurrency; limited to obtaining a land use compliance certificate, etc.)
The owner of the real property associated with this application or procurement activity is a (check one)
❑ Individual Corporation a Land Trust ❑ Partnership ❑ Limited Liability Company
o Other (describe):
1. List all natural persons who have an ownership interest in the property, which is the subject matter of this petition, by name and
address.
N/A
2. For each corporation, list the name, address, and title of each officer, the name and address of each director of the corporation;
and the name and address of each shareholder who owns two percent (2%) or more of the stock of the corporation. Shareholders
need not be disclosed if a corporation's stock are traded puhricly on any n2tion2r stock exohango.
SEE ATTACHED ANNUAL REPORT
3. In the case of a trust, list the name and address of each trustee and the name and address of the beneficiaries of the trust and the
percentage of interest of each beneficiary. If any trustee or beneficiary of a trust is a corporation, please provide the information
required in paragraph 2 above.
Name of Trust: N/A
4. For partnerships, including limited partnerships, list the name and address of each principal in the partnership, including general
or limited partners. If any partner is a corporation, please provide the information required In paragraph 2 above. N/A
5. For each limited liability company, list the name, address, and title of each manager or managing member; and the name and
address of each additional member with two percent (2%) or more membership interest. If any member with two percent (2%) or
more membership interest, manager, or managing member is a corporation, trust or partnership, please provide the
information required in paragraphs 2, 3 and/or 4 above.
Name of LLC: N/A
6. In the circumstances of a contract for Durchase, list the name and address of each contract purchaser. If the purchaser is a
corporation, trust, partnership, or LLC, provide the information required for those entities in paragraphs 2, 3. 4 and/or 5 above.
Name of Purchaser:
Date of Contract:
NAME TITLE/OFFICE/TRUSTEE ADDRESS % OF
OR BENEFICIARY INTEREST
(Use additional sheets for more space.)
T As to any type of owner referred to above, a change of ownership occurring subsequent to the execution of this document, shall be
disclosed in writing to the City prior to any action being taken by the City as to the matter relative to which this document pertains.
8. 1 affirm that the above representations are true and are based upon my personal knowledge and belief after all reasonable inquiry. I
understand that any failure to make mandated disclosures is grounds for the subject rezone, future land use amendment, special
exception, or variance involved with this Application to become void or for the submission for a procurement activity to be non-
responsive. I certify that I am legally authorized to execute this Affidavit and to bind the Applicant or Vendor to the disclosures
herein.
Date 3 I a 5 JAI3
Owner, Agent, Applican Signature
STATE OF FLORIDA
COUNTY OF
Sworn to or affirmed and subscribed before me b
( ) y
"' JAZMIN CUES7A
Notary Public State of Florida
Commission X HH 670935
on this day of 20a� .
� dP.
.,,OFF ; My Comm. Expires Noy 7, 2028
Bonded through National Notary Assn.
Signature of Notary Pu
Print, Type or Stamp Name of Notary Public
Personally Known' 4, OR Produced ldent'�Irl
Type of Identification Produced
Affidavit of ownership - January 2015
CITIZEN AWARENESS & PARTICIPATION PLAN
NEIGHBORHOOD MEETING SUMMARY REPORT
Project: St. Thomas More Church & Academy Date: 05/09/25
Comprehensive Plan Amendment
Owner: SSPX Orlando Architect: Kip Coleman Architecture
550 Riverview Ave, AR102757
Sanford, FL 32771
OVERVIEW
A neighborhood meeting was held at 550 Riverview Ave. The meeting was required as part of
the Citizen Awareness and Participation Plan (CAPP) submitted in conjunction with the
Comprehensive Plan Amendment Application & Annexation Petition.
LIST OF MEETING INVITEES
A list of affected parties that were notified of proposed project and invited to attend the
Neighborhood Meeting is provided in Appendix A. Meeting notices were mailed prior to the
meeting to property owners within the 500' buffer of the subject property, those that may
potentially affected by the project, as well as Planning Department personnel at the City of
Sanford.
MEETING NOTICE
A copy of the meeting notice is provided in Appendix B. Full size drawings of the Master Plan
were provided at the meeting (see Appendix C & D)
DATE AND LOCATION OF THE NEIGHBORHOOD MEETING
LOCATION: DATE: TIME:
Project Site Wednesday, May 7fh, 2025 6pm-7pm
550 Riverview Ave.
Sanford, Florida 32771
MEETING ATTENDANCE
One (1) member of the public attended the meeting, not including the Applicant or their
representatives. A summary of those attending is provided below:
1) Greg Grayson, 525 Burton Lane, Sanford, FL 32771
KIP COLEMAN ARCHITECTURE WWW.KC-ARCHITECTURE.COM AR102757
PG 1 / 2
CITIZEN AWARENESS & PARTICIPATION PLAN - NEIGHBORHOOD MEETING SUMMARY REPORT
St. Thomas More Church & Academy
550 Riverview Ave., Sanford, FL 32771
SUMMARY OF CONCERNS
Mr. Grayson attended to review the proposed Master Plan and discuss the project. After seeing
the plans and discussing the project, Mr. Grayson voiced his support of the project in its entirety.
KIP COLEMAN ARCHITECTURE WWW.KC-ARCHITECTURE.COM AR102757
ARPG2/2
CITIZEN AWARENESS & PARTICIPATION PLAN - NEIGHBORHOOD MEETING SUMMARY REPORT
St. Thomas More Church & Academy
550 Riverview Ave., Sanford, FL 32771
SUMMARY OF CONCERNS
Mr. Grayson attended to review the proposed Master Plan and discuss the project. After seeing
the plans and discussing the project, Mr. Grayson voiced his support of the project in its entirety.
KIP COLEMAN ARCHITECTURE WWW.KC-ARCHITECTURE.COM AR102757
ARPG2/2
Print using Adobe® AeaderT's "Actual size" setting
APPENDIX A
SOCIETY OF SAINT PIUS X ORLANDO FLA INC
11485 N FARLEY RD
PLATTE CITY, MO 64079-8201
GUIDA, THARY O
190 VENETIAN BAY CIR
SANFORD, FL 32771-7978
ROUSSEAU, JOHN & KATHERINE
514 BURTON LN
SANFORD, FL32771-9508
RANIERI, WILLIAM & DAWN R
2517 NARCISSUS AVE
SANFORD, FL 32771-7972
MASTRAPA FAMILY REV TRUST
1654 GRANGE CIR
LONGWOOD, FL 32750-3344
RIVERVIEW TOWNHOME OWNERS ASSN INC
C/O SENTRY MANAGEMENT INC
2180 W SR 434 STE 5000
LONGWOOD, FL 32779-5041
RANIERI, WILLIAM & DAWN R
458 RIVERVIEW AVE
SANFORD, FL 32771-9504
2540 NARCISSUS LLC
PO BOX 471007
LAKE MONROE, FL 32747-1007
ALGER, ROBERTA M ENH LIFE EST
194 VENETIAN BAY CIR
SANFORD, FL32771-7978
JOHN & CHARLOTTE FORD TRUST
515 BURTON LN
SANFORD, FL 32771-9508
BENJAMIN, STEPHEN E & SANDRA
300 MAYBECK CT
SANFORD, FL 32771-9527
GRAYSON, GREGORY L ENH LIFE EST & GRAYSON,
JENNIFER C ENH LIFE EST
525 BURTON LN
SANFORD, FL32771-9508
GABLE, FIONA
304 MAYBECK CT
SANFORD, FL 32771-9527
NSP HOLDINGS LLC
8241 VIA BONITA
SANFORD, FL 32771-9728
CAMPBELL, JAMES R JR LIFE EST & CAMPBELL JODI L
LIFE EST
1355 PRIDEAUX RD
OSTEEN, FL 32764-8890
SOCIETY OF SAINT PIUS X ORLANDO FL INC
500 RIVERVIEW AVE
SANFORD, FL 32771-9507
ROSADO, JUDITH
302 MAYBECK CT
SANFORD, FL 32771-9527
ANONICK, BRUCE A & SUSAN D
2524 NARCISSUS AVE
SANFORD, FL 32771-7973
LAWNICZAK, ANDREW & DEANNE
202 VENETIAN BAY CIR
SANFORD, FL 32771-7980
BIG PINE TREE INC
6326 CARRIE ANN CT
ORLANDO, FL32819-7500
BISMUTH PROPCO SERIES LLC
C/O BROOKFIELD PROPERTIES
250 VESEY ST FL 15
NEW YORK, NY 10281-1052
OLIVERAS, JESUS M & TORRES, CORAL M
310 MAYBECK CT
SANFORD, FL 32771-9527
RIVERVIEW TOWNHOME OWNERS ASSN INC
C/O SENTRY MANAGEMENT INC
2180 W SR 434 STE 5000
LONGWOOD, FL 32779-5041
ANGELS OF MERCY HOLDING INC
2635 S LAUREL AVE
SANFORD, FL 32773-5133
VENETIAN BAY PROP ASSN INC THE
C/O PREMIER ASSOCIATION MGMT
3112 W LAKE MARY BLVD
LAKE MARY, FL 32746-6024
RIVERVIEW TOWNHOME OWNERS ASSN INC
C/O SENTRY MGMT INC
2180 W STATE ROAD 434 # 5000
LONGWOOD, FL 32779-5061
MISURACA, CATHERINE J & DENNIS
2550 NARCISSUS AVE
SANFORD, FL32771-7914
DUNLAP, CHASE & DUNLAP, JOEL M & DUNLAP, AMY
511 BURTON LN
SANFORD, FL 32771-9508
DUMAS, PIERRE M JR
610 RIVERVIEW AVE
SANFORD, FL 32771-9510
NIKULINA, JULIA
2551 NARCISSUS AVE
SANFORD, FL 32771-7972
r150 1/1 4/15/2025 2:17:13 PM
Print using Adobe® Reader®'s "Actual size" setting
MAXWELL, DEBORAH B
1406 ALDEN ST
DELAND, FL 32720-4595
NSP HOLDINGS LLC
8241 VIA BONITA
SANFORD, FL 32771-9728
CONANT, CURTIS
2521 NARCISSUS AVE
SANFORD, FL32771-7972
PENSCO TRUST CO
1801 CALIFORNIA ST
STE 800
DENVER, CO 80202-2658
SOCIETY OF ST PIUS X ORLANDO FL
11485 N FARLEY RD
PLATTE CITY, MO 64079-8201
LOGAN,SHARON
17044 CRESTMONT BLVD
CLERMONT, FL 34711-8696
FIOR, JACQUELINE
504 BURTON LN
SANFORD, FL 32771-9508
HOPSON, JOHN R & TORRES, BEATRIZ
516 BURTON LN
SANFORD, FL32771-9508
2018-4 IH BORROWER LP
C/O RYAN LLC
PO BOX 4900 INVITATION HOMES
SCOTTSDALE, AZ 85261-4900
BROWN, TINA T
312 MAYBECK CT
SANFORD, FL32771-4969
SANCHEZ MELENDEZ, JASON Y & ZHAN, PEIYING
611 RIVERVIEW AVE
SANFORD, FL32771-6702
MAYO, ORVINA M & BRIAN G
510 BURTON LN
SANFORD, FL32771-9508
CFG LLC
110 BEARSS CIR
LONGWOOD, FL 32750-4009
LEE, DANNY J & LORAYNE RYAN
511 POWER RD
SANFORD, FL 32771-9506
BARKS, CYNTHIA G ENH LIFE EST
505 POWER RD
SANFORD, FL 32771-9506
NIANG, ROKHAYA S & MBENGUE, BOUBACAR
306 MAYBECK CT
SANFORD, FL 32771-9527
r150 1/1 4115120252:17.14 PM
► IN-11
KIP COLEMAN ARCHITECTURE
W W W.KC-ARCHITECTURE.COM
PHONE: 925.595.4585
April 21, 2025
Re: St Thomas More Catholic Church & Academy - Comprehensive Plan Amendment to
The City of Sanford Land Development Regulations/Master Plan
2520 Narcissus Ave, Sanford, FL 32771
Dear Neighbor:
We invite you to a neighborhood meeting to review and discuss the proposed
Comprehensive Plan Amendment to the City of Sanford's Land Development
Regulations and Master Plan of future uses. The proposal includes the current parcel at
2520 Narcissus Ave. to be annexed, from Seminole County, into the City of Sanford and
integrated within the existing K-12 school and church uses.
The Master Plan is proposed of a single intermediate phase and (3) new construction
phases:
Intermediate Phase: add (2) temporary portable buildings for church and school
functions (see C 1.0)
Phase 1: replacement of the temporary portables with a new, one-story, classroom
building.
Phase 2: removal of existing classroom portable buildings and construction of a new
church building;
Phase 3: conversion of the existing church building into a social hall.
Also proposed is the allowing for a reduction in required parking from the land
development code standards based on the anticipated school parking demand not
conflicting with the church parking demand.
The neighborhood meeting will provide the local community with a venue to discuss the
proposed uses and improvements to the property, to provide support for the proposal,
or voice any questions there may be with the plan. All are welcome. A full-sized copy of
the conceptual Master Plan submitted to the city will be available for review at the
neighborhood meeting. If you are unavailable to attend but have questions to ask or
comments to provide, please email those questions or comments to Kip Coleman at
kip@kc-architecture.com
Saint Thomas More Church & Academy - Comprehensive Plan Amendment / Master Plan
Meeting Details:
The meeting will be held at the following location and time:
LOCATION:
St Thomas More Catholic Church
550 Riverview Ave, Sanford, FL 32771
DATE:
Wednesday, May 7th, 2025
TIME: 6pm
Meeting Site:
Regards,
Kip oleman, NCARB
Principal Architect
[3SVHdRd-A"dWSV7nld3JNW
emos •
VWOU'gYOdNNS `Zn JAV SnSMYVV OW 91-z'6011 ' Vd 83LN ry
teat 1S 3AV Xam aLew
aoc 31s 7nr rI1Dr Izzc 33 V
S9AdQ7/n8t10{YQV av7n00fY 7n'9Nn dMONa 0AY19 .w w tin, m m. s °1d.> A Ia i:0 0+ g
o=
U m r
U1
� C
d.,Qr
Ya
F
Y Q
v �:J
EQ
W0WE YOM WMACK
185 LPa -i' CONC SIDEWALK
PDRf N. 1
v
Q
I W
0.
PORf Not 1
EX HANDICAP PARKING =
C
y�l
8
5r o
Y Y # P
el
❑ ExIST
❑ STRREUCTUREL r GE
I
Ar
I
11
a
'A-66.66.687J
•
•
!V YAR09EfMCK
c
$
l7V10U
_ �WWCI�BIKI AVHKIE_,— _� —
Igo
a
IJ
s •� c
0 9 = 3
ON
Hi oil
flu J-
9 1 f S II;? R 3i 84 s
3.. ip
S9 3 2 ...5 ! $_ -� 9S _5 e
HIP i `� i G S- 7 ' d E
t� € _ ,a z
i y 3 ', as E-Him- 'll311312E 13 ,.3 �z..�: 3 44 �"'' it, � U
g2� a i y.Y _ i I Tay 3� } ri 333 ; 2 i lit
isp .5 E9<t
in
1
I I
,I
I
luvna.usal
lataM HJ„ f
>,auaasiuuaa
I '
`x
I a>I
YLL
Ell
u�
I o
�-
I I, Z
1=
Imo- -----r-• � . r ------
■
J_�
s y
n loop
c5}
ft
II
- II
II
II
ICI
_ I
i A
I
r
as,aava swan
Ia
m
I-II�I•III�I�II�I-I=I=III=I
o a
aHilaaa .wIa
.�.�
3nsa.w snss,anv.v
CITY OF
SANFORD
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.
Comprehensive Plan Amendment of the Future Land Use Map designation of 2520
Narcissus Avenue:
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):
The proposed ordinance is intended to incorporate the subject property into the City of
Sanford at this time the intent is to expand an existing church and K-12 educational
facility, Saint Thomas More Academy School, currently located to the north and east of
the subject site. This will require further Conditional Use approval prior to any expansion.
The proposed uses will have a an impact.
2. Estimate of direct economic impact of the proposed ordinance on private, for -profit
businesses in the City:
The property of this site is Society of Saint Pius X Orlando FL, Inc., a non-profit
organization.
3. Estimate of direct compliance costs that businesses may reasonably incur:
The applicant will be responsible for all permitting fees.
4. Any new charge or fee imposed by the proposed ordinance:
When annexed into the City, the property will be assessed the City of Sanford Millage
rate in addition to the County Taxes.
5. Estimate of the City's regulatory costs, including estimated revenues from any new
charges or fees to cover such costs:
It is impossible to quantify any potential regulatory costs of the proposed development.
6. Good faith estimate of the number of businesses likely to be impacted by the proposed
ordinance:
It is unknown if any businesses will be impacted by the development of the site.
7. Additional information
Not applicable.
CITY OF
' SkNFORD
FLORIDA
WS _ RM X
n i
Item No. / ,,�
CITY COMMISSION MEMORANDUM 25.251
NOVEMBER 10, 2025, AGENDA
TO: Honorable Mayor and Members of the City Commission
PREPARED BY: Eileen Hinson, AICP, Director of Planning
SUBMITTED BY: Norton N. Bonaparte, Jr., ICMA-CM, City Manager
SUBJECT: Amend the future land use designation of Seminole County LDR, Low
Density Residential to City of Sanford WDBD Waterfront Downtown
Business District on 1.19 acres at project address 2520 Narcissus Avenue;
Owner: Society of Saint Pius X Orlando FL, Inc.; Ordinance No. 2025-4834
SYNOPSIS:
Requesting to approve and adopt Ordinance No. 2025-4834, amending the future land use
designation of Seminole County LDR, Low Density Residential to City of Sanford WDBD,
Waterfront Downtown Business District on 1.19 acres at project address 2520 Narcissus Avenue.
The property owners are the Society of Saint Pius X Orlando FL, Inc. The applicant is Kip
Coleman of Kip Coleman Architecture. A CAPP (Citizens Awareness and Participation Plan)
meeting was held on May 7, 2025, and a copy of the report is attached, which is satisfactory to the
City.
The Affidavit of Ownership and Designation of Agent forms are attached, and other information
is available to ensure that all potential conflicts of interest are capable of being discerned.
FISCAL/STAFFING STATEMENT:
According to the Property Appraiser's records, the subject property is a single-family residence
and being assessed as Residential, Single Family with the assessed tax values and total tax bills
for 2025 shown below:
Parcel Number
Assessed Value (2024)
Tax Bill (2024) Property Status
22-19-30-5AD-0000-0130
$347,260
$0 Residential,
Single Family
Upon annexation, the applicant's intent is to expand an existing church and K-12 educational
facility, Saint Thomas More Academy School, currently located to the north and east of the subject
site. When annexed, the proposed use will have impact on public facilities and services.
BACKGROUND:
The 1.19-acre parcel is located on the north side of Narcissus Avenue, approximately 150 feet east
of its intersection with Burton Lane. The subject property is currently located in unincorporated
Seminole County and zoned A-1, Agriculture 1-Acre with a Future Land Use designation of LDR,
Low Density Residential. As the property is within Seminole County, the applicant has submitted
a request to annex the property into the City of Sanford.
When a property is annexed into the City, it maintains its Future Land Use and Zoning designation
from the incorporated area until it is incorporated into the Future Land Use element of the
Comprehensive Plan and assigned a City zoning classification.
The applicant has submitted a concurrent rezoning request to reassign the zoning designation to
City of Sanford AG, Agriculture. It should be noted that expansion of the church and K-12
educational facility use to this site will require further approval from the City of Sanford's Planning
and Zoning Commission of a conditional use.
Comprehensive Plan Review
Staff has outlined relevant Goals, Objectives and Policies (GOP's) that support the proposed land
use amendment:
Objective FLU 1.1: Implement the Future Land Use Map Series. The City shall adopt and
implement the Future Land Use Map (FLUM) series in the Future Land Use Element goals of the
Comprehensive Plan. The maximum density and Floor Area Ratio for Waterfront Downtown
Business District (WDBD) future land use is as follows:
LAND USE DESIGNATIONS MAP
SYMBOL
Waterfront/Downtown I WDBD
Business District
DENSITY/INTENSITY (MAX)
PERCENTAGE DISTRIBUTION (MIN/MAX)
COMMERCIAL INDUSTRIAL RESIDENTIAL
2.0 FAR* 0.5 FAR— 50 du/acre
30%/70% 0%/10% 30%/40%
* The maximum intensity of nonresidential development, other than industrial, measured as a floor
area ratio is 2.0 for the areas east of French Avenue, and 0.35 for the areas west of French Avenue.
OBJECTIVE FLU 1.2: Maintain Waterfront/Downtown Business District (WDBD)
The Waterfront/Downtown Business District is designed to provide centralized residential,
governmental, cultural, institutional, and general commercial activities within the downtown and
waterfront urban area, while preserving the City's historic character and cultural heritage through
context -sensitive design. The designation provides a planning and management framework for
promoting the revitalization, development and redevelopment of the Lake Monroe waterfront and
the historic downtown commercial area as designated on the Future Land Use Map. This expanded
land use category includes the City's historic central business district and is in response to the goals
contained in the Lake Monroe Waterfront and Downtown Sanford Community Redevelopment
Area Plan. The purpose of the WDBD is to:
• Generate a revitalization effort that attracts private sector investment and strengthens the City's
economy;
• Establish the district as a regional center;
• Strengthen public/private partnerships;
• Enhance the livability of North Seminole County by encouraging improved residential, retail,
educational, cultural and entertainment opportunities; and
• Provide the framework for redevelopment and infill. The WDBD is in Seminole County's
Urban Service Area. It is comprised of those areas that are near and have historically been most
influenced by the St. Johns River and Lake Monroe, The Waterfront/Downtown Business
District is designated as the City's central business district. The western portion of the WDBD
contains commercial uses based upon the railway line as well as significant institutional,
residential, and recreational facilities located therein.
Policy FLU 1.11.1: Maintain Density/Intensity Standards.
Intensity and density standards within the WDBD have been designed to attract quality private
investment and stimulate the vibrant atmosphere of mixed -use activity that is typical of a thriving
downtown. Developers in the WDBD may utilize the Urban Infill Redevelopment (UIR) program,
outlined in Policy FLU 2.2.7 to further maximize floor area ratios and multifamily residential
densities. The maximum intensity of nonresidential development, other than industrial, measured
as a floor area ratio is 2.0 for the areas east of French Avenue, and 0.35 for the areas west of French
Avenue. These floor area ratios are intended to illustrate the amount of development on both
specific parcels and in the district overall. However, through the implementation of the UIR
program, individual developments may exceed these, maximum, floor area ratios and residential
densities. The maximum density residential development shall be 50 units per acre. The maximum
floor area ratio for industrial uses shall be 0.50. Distribution of specific densities and intensities
for this district shall be in accordance with Table FLU-2.
Policy FLU 1.11.2: Apply Performance Criteria.
All new developments shall comply with the following criteria, all of which shall be implemented
through mandatory site plan review of new development:
a. Historic District Compatibility:
The design of future development and redevelopment within the vicinity of the historic district
shall be compatible with the design of buildings of historic significance which are located
within the historic area and its environs. Site plan review shall incorporate criteria to ensure
that the design of new structures, including building materials, roof lines, fenestration and
setbacks, are compatible with buildings of historic significance.
b. Parking Provisions:
New development within the WDBD shall be served by adequate parking resources. New
developments shall provide off-street parking sufficient to serve each proposed new
development either on site or through the provision of a shared parking agreement or shall
otherwise comply with the provisions of this Comprehensive Plan and implement land
development regulations.
c. Urban Design Amenities:
Proposed new development shall provide a higher level of urban design amenities including
landscaping, compatible signage, and pedestrian linkages together with a broader mix of land
uses attractive to potential users of the downtown area.
d. Site Plan Review Process:
The site plan review process shall include management procedures necessary to implement the
WDBD development criteria, objectives and policies cited in the Comprehensive Plan. Where
appropriate, the site plan review process shall ensure the preservation and enhancement of the
"original" traditional neighborhood by implementing the recommendations of the historic
surveys of the downtown area and the historic residential area along the Park Avenue Corridor.
e. Reinforce/Regenerate Historic Buildings:
Encourage development and redevelopment of projects that reinforce and regenerate the
historic significance of buildings and corridors within the historic area and its environs.
f. Strategic Parking Resources:
Promote development of adequate parking resources in strategic areas of the WDBD and
pedestrian walkways linking major retail activity centers, as well as social, civic, recreational,
or cultural attractions within the downtown and waterfront area.
g. Mix of Land Uses:
Achieve a higher level of urban design amenities together with a broader mix of land uses
attractive to potential users of the downtown and waterfront area.
h. Regulatory Concepts:
Provide a planning and management framework that incorporates regulatory concepts
necessary to implement redevelopment planning objectives together with the
recommendations of the historic surveys of the downtown area and the historic residential area
along the Park Avenue Corridor.
Joint Planning Agreement
The subject property is located within Sub -Area 9 of the Seminole County/City of Sanford Joint
Planning Agreement (JPA). Per Exhibit C of the following excerpts apply to this land use
conversion:
The City has established a new land use designation for this area, Waterfront Downtown
Railroad/South Business District, to provide a planning and management framework for promoting
of US 17-92 the revitalization, development, and redevelopment of the Lake Monroe waterfront
and the historic downtown area. All parcels between the railroad and US 17-92 from Mellonville
Ave. to 1-4 will take this designation as they are annexed into the City. The maximum intensity of
nonresidential development, other than industrial, measured as a floor area ratio (FAR) is 2.0 for
the areas east of French Ave., and .35 for the areas west of French Ave. These FAR's are intended
to illustrate the amount of development on both specific parcels and in the district overall. The
maximum density for residential development shall be 50 units per acre. The maximum FAR for
industrial uses will be .5.
The implementation of the Waterfront/Downtown Business Land Use Designation will not require
amendments to the zoning map and land development regulations and all underlying zoning
requirements and land development restrictions will remain in place, including those that ensure
the protection of environmentally sensitive lands, wetlands, floodplains and drainage ways, aquifer
recharge areas, aquatic habitats, native vegetation and wildlife habitats. All efforts should be made
to protect existing single-family areas from the impacts of more intense development with added
buffering and transition of building heights.
The proposed land use amendment is consistent with the Seminole County/Sanford Joint Planning
Agreement.
Upon review of the request, staff determined that the proposed amendment is compatible with the
surrounding uses and consistent with the goals, objectives and policies of the Comprehensive Plan,
and JPA. The City has established the WDBD land use designation to be the appropriate land use
designation for any property annexed into the City within this area.
LEGAL REVIEW:
This matter is not a quasi-judicial matter as amendments to local government comprehensive plans
are legislative in nature. If a proposal to amend the City's Comprehensive Plan is to be
recommended for denial, it would be appropriate to state a 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. 2025-4834, on first reading, on October 13, 2025.
The City Commission continued the second reading on October 27, 2025 until November 10, 2025.
RECOMMENDATION:
Staff finds that the small-scale land use amendment is appropriate and suitable for the subject site
and is compatible with the surrounding land uses and is consistent with the City of Sanford
Comprehensive Plan, Joint Planning Agreement, and Chapter 163 of Florida Statutes.
At the September 4, 2025, Planning and Zoning Commission meeting per the recommendation of
Staff, the Planning and Zoning Commission recommended the City Commission approve the
request to amend the future land use from Agriculture (A-1) (Seminole County) to Agriculture
(AG) (City of Sanford) on 1.19 acres at project address 2520 Narcissus Avenue.
Additional comments or recommendations may be presented by staff at the meeting.
SUGGESTED MOTION:
"I move to adopt Ordinance No. 2025-4834."
Attachments: 1. Project Information Sheet
2. Aerial Map
3. CPA MAP
4. Affidavit of Ownership
5. CAPP Meeting Report
7. Business Impact Statement
8. Ordinance No. 2025-4834