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4843 Rezoning of Carisbrooke Terrace PD
Ordinance No. 2026-4843 An ordinance of the City of Sanford, Florida providing for the rezoning of a parcel of real property totaling approximately 11.02 acres in size located at 1201 West 3rd Street and assigned Tax Parcel Identification Number 25-19-30-506-0000-OO1.10, 25-19-30-507-0100-0000, 25-19-30-507-0200-0000, and 25-19-30-5AG-0716-0010 by the Seminole County Property Appraiser which property is located within the Sanford City Limits (map of the property is attached) to establish the Carisbrooke Terrace (PD) with modified design standards; providing for findings and intent; providing for the taking of implementing administrative actions; providing for the adoption of a map by reference; providing for conflicts; providing for severability; providing for non -codification and the correction of scrivener's errors and providing for an effective date and potential reversion. Whereas, an application has been submitted proposing to rezone real property generally addressed as 1201 West 3rd Street to modify land use and design standards and establish the Carisbrooke Terrace (PD) to establish a 160-unit multiple -family residential development; and Whereas, the fee simple title owner of the real property that is the subject of this Ordinance is Housing Authority of the City of Sanford (the "Property Owner"); and Whereas, the applicant on behalf of the Property Owner is Mike Zaffuto, AVCON INC., P.E. of Avcon, Inc. located in Orlando; and Whereas, the subject real property is assigned Tax Parcel Identification Number 25-19-30-506-0000-0000, 25-19-30-507-0100-0000, 25-19-30-507-0200-0000, and 25-19-30-5AG-0716-0010, as assigned by the Seminole County Property Appraiser; and Whereas, the subject real property is a site 11.02 acres in size and is addressed as 1201 West 3rd Street which real property is located on the south side of 3rd Street between Olive Avenue to the west, Pecan Avenue to the east, and 5th Street to the south I and Whereas, a Citizens Awareness and Participation Plan (CAPP) meeting was held on October 14th, 2025 and has submitted a CAPP Summary; and Whereas, The Carisbrooke Terrace PD Master Plan proposes eight buildings, each three -stories in height. The Master Plan also identifies amenities such as a clubhouse, pool, and dog park. ; and Whereas, the following is a table of development standards obtained from the Carisbrooke Terrace PD Master Plan with reductions and variations to the specifically noted as well as other pertinent information: Design Standard Required Provided Difference (%) Explanation 43'-4" (Three To be consistent with Building Height 35' Story) 23.8% increase the previous phases of the development. Minimum Living 80 units at 692 To be consistent with Area 700 s.f. s f o 1.2 /o decrease the previous phases of the development. The proposed fence is in line with the CPTED principals by creating unobstructed 6' masonry wall 4' - 6' high sightlines, and allows next to single aluminum police to monitor Visual Screen family and a 4' picket fence -- activity on wall along all around entire surrounding others perimeter sidewalk. This fence is also consistent with the previous phases of the development. To allow the Parking 160 Spaces 134 Spaces 16% decrease preservation of 4 large oak trees and open space. Requirement Required Deviation _Explanation Project Entries Entry Shall be gated The proposed development will not be gated. Instead, the project will 211'�i_: Requirement Required Building Siting Clustering of Units Open Space Mechanical Equipment Units per building Dwelling Unit Access Balcony/porch Requirement Garage and Storage 31 Residential buildings shall be sited to relate to the entry drives, so that their `best' side is facing the entry drive. All facades that face a curb or roadway shall be a single-family elevation. Structures composed of a series of simple yet varied planes assure compatibility and variety in overall building form There shall be a minimum of fifty percent (50%) open space in each multifamily development. Locate public open spaces so that they can be viewed from individual units. All mechanical equipment, whether mounted on the roof or ground shall be screened from view. All screening devices shall be compatible with the architecture and color of the dwelling structures. No more than eight (8) dwelling units per building. Breezeways shall be prohibited. Each dwelling unit shall be accessed by a private exterior entry. All dwelling units shall have a useful private open space such as a balcony, porch, deck or patio. 50% of dwelling units shall have garages accessed directly from the dwelling unit. Deviation Explanation have two separate decorative entrances with landscaping. Facades facing the roadway and curbs are 3-story multi -family facades, not single-family in scale an massing. Structures have varied planes and a variety of overall building forms. Complies With Code Complies With Code The project consists of eight buildings that will have 20 units each. Consistent with the previous phases of the development. Carisbrooke Terrace is providing only interior access as it allows management staff to easily monitor access and secure the building. These spaces are not provided, however, an amenity center, pool, and a multipurpose lawn area is provided in lieu. Garage and storage units are not provided as Carisbrooke Terrace is an Affordable Housing development. Per the applicant, it is not industry standard to build garages and/or storage units. This deviation request is consistent with what was approved for Phases One Requirement Covered Bus Shelter Mail Kiosk Recreational Facilities ; and Car wash facility Required Deviation Explanation and Two. Currently, there is a covered shelter on 3rd Street, approximately 700 feet from the project entrance. Mail delivery areas shall be covered and conveniently located near residential buildings. All multifamily developments shall contain recreational facilities for the enjoyment of the residents and their guests at a rate of two hundred (200) square feet per dwelling unit. Playgrounds shall be centrally located to allow for adult supervision from dwelling units or from a central facility such as a laundry. Developments with more than 20 residential units shall designate a car wash area. There is one main mail room located at the clubhouse. Complies With Code A car wash area is not proposed due to the limited space available for this amenity. Additionally, the reduction in the parking spaces provided for residents would be required to accommodate the car wash area. It should also be noted that car wash areas require a higher level of water quality treatment and ongoing monitoring, which may be a undue burden. Whereas, the City's Planning and Development Services Department conducted a thorough review and analysis of the demands upon public facilities and recommended that the subject rezoning application be approved having determined that the proposal is technically sufficient and consistent with the goals, objectives and policies of the Comprehensive Plan of the City of Sanford, the City's LDRs, and the controlling provisions of State law; and Whereas, the City of Sanford Planning and Zoning Commission considered the rezoning application submitted by the Applicant at its January 8, 2026, meeting and 41 unanimously recommended that the City Commission adopt an ordinance to approve the application relating to the PD Property based on the request being consistent with the goals, objectives and policies of the City's Comprehensive Plan; and Whereas, the City Planning And Development Staff have determined that the rezoning request is consistent with the underlying land use and the goals and objectives of the City's Comprehensive Plan and recommend approval of this Ordinance; and Whereas, the City Commission has determined that the proposed rezoning of the Property as set forth in this Ordinance is consistent with the Comprehensive Plan of the City of Sanford, the City's LDRs, and the controlling provisions of State law; and Whereas, the City Commission of the City of Sanford, Florida has taken all actions relating to the rezoning action set forth herein in accordance with the requirements and procedures mandated by State law. Now, therefore, be it 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 staff report and City Commission agenda memorandum relating to the application relating to the proposed rezoning of the PD Property as well as the recitals (whereas clauses) to this Ordinance. (b). The approval set forth in this Ordinance is subject to the specific conditions that are set forth subsequently in this Ordinance and the Property Owner has agreed that no requirement herein lacks an essential nexus to a legitimate public purpose and is not roughly proportionate to the impacts of the proposed use that the City seeks to avoid, 51 minimize, or mitigate. (c). The City of Sanford has complied with all requirements and procedures of Florida Law in processing and advertising this Ordinance. (d). This Ordinance is consistent with the goals, objectives and policies of the Comprehensive Plan of the City of Sanford. Section 2. Rezoning Of Property/Implementing Actions; Carisbrooke Terrace PD. (a), Upon enactment of this Ordinance the PD Property, as depicted in the map attached to this Ordinance, shall be rezoned to the Carisbrooke Terrace PD. (b). The City Manager, or designee, is hereby authorized to execute any documents necessary to formalize approval of the rezoning action taken herein with regard to the Carisbrooke Terrace PD and to revise and amend the Official Zoning Map or Maps of the City of Sanford as may be appropriate to accomplish the action taken in this Ordinance and as set forth herein. (c). The conditions to be incorporated into the pertinent non -statutory development agreement relating to the action taken in this Ordinance include the following: (1). The subject property shall be developed generally in accordance with the land uses and development standards identified on the Carisbrooke Terrace Master Plan dated October 27, 2025, unless otherwise specifically set forth in the Development Order.. (2). Unless specifically requested and approved on the PD Master Plan, any required elements missing from or not shown on the PD 61 Master Plan or associated PD documents shall comply with and default to the regulations in the City's LDRs. (3). An engineering plan prepared by a licensed Florida engineer meeting the requirements of the City's Land Development Regulations shall be submitted to the City be subject to City approval prior to any construction on the subject property. 4. All requirements relating to tree mitigation as established in the City's LDR shall be met prior to development of the site. 5. Due to the proximity of the subject property being within 5 miles of the Airport and the adopted interlocal agreement, the developer shall file an FAA Form 7460 and provide to the City written acknowledgement of receipt and determination of no objection from Orlando -Sanford International Airport prior to any development approvals. 6. Light source setback for site lighting shall be no less than 75% of the width of the buffers identified on the PD Master Plan. 7. All required building and site development permits shall be obtained prior to any work being performed on the subject property. 8. The Property Owner shall install a decorative and functional fountain in all wet retention ponds as part of the project development approval process which approval shall provide for ongoing maintenance requirements and responsibilities upon the property management company with the City having no obligation relating thereto, but having the right to enforce such requirement including, but not limited to, taking action 71 to ensure functionality and imposing special assessments relating thereto. 9. The following elements shall be considered during the engineering plan review. If staff and the applicant are unable to work out enhancement details, the request will be returned to the Planning and Zoning Commission for consideration. a. Site improvements shall include the incorporation of low impact development (LID) techniques and crime prevention through environmental design (CPTED) guidelines. b. Elements of buildings may be constructed incorporating Leadership in Energy and Environmental Design (oftentimes referred to as "LEED"), Florida Green, or such other equivalent energy savings standards as may be approved by the City. C. All sides of the multi -family building shall display a similar level of quality and architectural interest and must have a minimum of two differentiated planes to relieve flat, monotonous facades as determined by the City in applying sound and generally accepted architectural standards and principles. d. Pedestrian entry to the project shall be emphasized through landscaping, special paving, gateways, arbors and other similar features as approved by the City. e. Screening enclosures for mechanical and utility equipment and for trash receptacles shall use at least one of the predominant materials and colors used in the primary structure. Enclosures for trash receptacles shall gl be a minimum of six feet in height. f. Air conditioning and heating units and other appurtenances shall be shielded from view at the property lines. 10. If City staff and the Property Owner are unable to agree to the details of this Development Order in any way, the matter will be submitted to the Planning and Zoning Commission for resolution at a public hearing, and the matter will be adjudicated by means of a development order or denial development order relating thereto. (10). If City staff, by means of a determination or determinations by the City's Administrative Official, and the Property Owner are unable to agree to the details of this Ordinance or the implementing PD non -statutory development agreement in any way, the matter will be submitted to the Planning and Zoning Commission for resolution at a public hearing, and the matter will be adjudicated by means of a development order or denial development order relating thereto. (11). In agreeing to the above conditions in the subsequent PD development agreement, the Property Owner shall agree that, in accordance with the provisions of Section 70.45, Florida Statutes, pertaining to governmental exactions, the City has not imposed any prohibited exaction. The term "prohibited exaction" is defined by that statute to mean "... any condition imposed by a governmental entity on a property owner's proposed use of real property that lacks an essential nexus to a legitimate public purpose and is not roughly proportionate to the 91 impacts of the proposed use that the governmental entity seeks to avoid, minimize, or mitigate." Section 3. Incorporation Of Documents And Carisbrooke Terrace PD Master Plan For The Carisbrooke Terrace PD. The documents attached to this Ordinance are hereby ratified and affirmed and incorporated into this Ordinance as a substantive part of this Ordinance establishing the Carisbrooke Terrace PD. Section 4. Conflicts. All ordinances or part of ordinances in conflict with this Ordinance are hereby repealed. Section 5. Severability. If any section, sentence, phrase, word, or portion of this Ordinance is determined to be invalid, unlawful or unconstitutional, said determination shall not be held to invalidate or impair the validity, force or effect of any other section, sentence, phrase, word, or portion of this Ordinance not otherwise determined to be invalid, unlawful, or unconstitutional. Section 6. Non -Codification; Implementation. (a). This Ordinance shall not be codified in the City Code of the City of Sanford or the City's LDRs; provided, however, that the actions taken herein shall be depicted on the zoning maps of the City of Sanford by the City Manager, or designee. Typographical errors and other matters/Scrivener's errors of a similar nature that do not affect the intent of this Ordinance, as determined by Administrative Official, in conjunction with the City Clerk and City Attorney, may be corrected without the need for a public hearing. io 1 (b). The City Manager, or designee, shall implement the provisions of this Ordinance by means of a non -statutory development agreement which shall be executed by the Property Owner, or their successor(s) in interest within 60 days of the effective date of this Ordinance or the PD Property's zoning classification shall revert to an un-zoned property status. Further, if, pursuant to Article I Section 7.0 of the City's LDRs, this rezoning expires in 3 years from the effective date of this Ordinance due to all improvements having not been completed or an extension granted; then the property shall revert to the prior zoning district/classification assigned to the property with the entitlements set forth therein if consistent with the goals, objectives and policies of the City's Comprehensive Plan. (c). The non -statutory development agreement referenced in Subsection (b).of this Section shall be and constitute a development order and shall not create contractual rights of the Property Owner against the City nor contractual obligations of the City to the Property Owner and, to that end, the Property Owner shall have no contractual rights or remedies against the City with regard to any land use action of the City. (d). The City has not waived any rights or remedies by taken the action set forth herein or in the implementing development agreement and any successive development orders and reserves any and all rights and remedies available to the City under controlling law including, but not limited to, the protections under the laws pertaining to sovereign immunity and, further, all matters set forth herein may be enforced by any code enforcement process available to the City under the provisions of controlling law. Section 7. Effective Date. This Ordinance shall take effect upon enactment. Passed and adopted this 9th day of February, 2026. Attest: \ 2AOO-ObWt IUAL-MY � Traci Houchin, MMC, FCRM City Clerk �q•�` Approved as to form and legal 1 dsa reene City A ney 1211',i_1- City Commission Sanford, Florida ruff the City of PROJECT INFORMATION -- 1201 WEST 3RD STREET PLANNED DEVELOPMENT REZONE Proposed Use: Project Address Current County Zoning: Existing Land Use: Tax Parcel Numbers Site Area: Property Owners Planned Development Rezone request of 11.02 acres to establish an 160 unit multiple - family residential development at 1201 W 3rd Street. Multi -family Residential 1201 West 3' Street MR-3, Multiple -family Residential Vacant Governmental 25-19-3 0-506-0000-OOUO 25-19-3 0-507-0100-0000 25-19-3 0-507-0200-0000 25-19-3 0-5AG-0716-0010 11.02 acres City of Sanford Housing Authority 94 Castle Brewer Court Sanford, FL 32771 Applicant/Agent: Ryan von Weller Wendover Group 1105 Kensington Park Drive, Suite 200 Altamonte Springs, FL 32714 Phone: (407) 333-3233 Email: RVonWeller@wendovergroup.com CAPP Meeting: A CAPP (Citizens Awareness and Participation Plan) meeting was held on October 14, 2025. Commission District: District 2 — Commissioner Kerry S. Wiggins, Sr. 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: HDR, High Density Residential Existing Land Use: Multifamily Surrounding Uses and Zoning: Zoning Use North MR-3, Multiple Family Residential Single-family South MR-2, Multiple Family Residential Vacant Residential/warehouse East MR-3, Multiple Family Residential Residential /Rehab Facility West MR-3, Multiple Family Residential Multiple family Residential Subject Site innn CD Ilk UCJIS CJI! � Tt � ` .• - ' — SITE ��,�� ,�►. �.���• ,.may , . ��0 � � . � NON I limp Ow Property Address: 1201 W. 3rd Street Tax Parcel Numberc� s : 25-19-30-506-0000-00OO, 25-19-30-507-0100-0000 ` 1 25-19-30-507-0200-0000 & 25-19-30-5AG-0716-0010 L� AM, i' BMWAF&kA., !1V VT_ ? I -� r A ' p` piA/17Q! llilLaiV. �1R� � Lexington Greer en City Zoning General Commercia Multi-Fam. Residential 15DU/ ac. Multi-Fam. Residential 20DU/ ac. Planned Development Parks, Recreation and Open Space Restricted Industria Multi-Fam. Res./ Office/Institutional Subject Site •o j Q PM I SITE iX# •, - >� _ate Xw An _ _ r ' 1 i Property Address: 1201 W. 3rd Street Tax Parcel Number(s): 25-19-30-506-0000-00OO, 25-19-30-507-0100-0000 25-19-30-507-0200-0000 & 25-19-30-5AG-0716-0010 ECONOMIC IMPACT STATEMENT The economic impact that Carisbrooke will have will be primarily based on bringing residents back to the core of Goldsboro. With so many families being displaced over a decade ago, the entire area has suffered loss of commercial spaces, jobs, and other resources. By bringing people back into the neighborhood, and concentrating them in the center of Goldsboro, economic growth and opportunity will be fostered. WE D®VER R O U S I N G PART NERS 1105 KENSINGTON PARK DRrvE, SurrE 200 Altamonte Springs, Florida 32714 TEta (407) 333-3233 i Fa% (407) 333-3919 8/18/2025 RE: Citizen Awareness and Participation Plan (CAPP Summary) — Carisbrooke Terrace 1. Overview A meeting to discuss the redevelopment of a New Multifamily Construction and Planned Development located at Olive Avenue and W 3rd Street (Cowan Moughton) took place on Thursday, August 14th, 2025. The meeting was required as part of the Citizen Awareness and Participation Plan (CAPP). 2. 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 500 ft of the subject property, and to relevant parties at the City of Sanford. 3. Meeting Notice A copy of the meeting notice is provided in Appendix B. 4. Date and Location of the Neighborhood Meeting Thursday, August 18, 2025 5:30-6:30 PM 1410 Halstead Lane, Sanford, FL 32771 S. Meeting Attendance Lelia M. Ross Neighbor Rosalyn Nickson Neighbor Michael Nickson Neighbor Samuel Brewer Neighbor Edna Brewer Neighbor Barabara Wells Neighbor Rosemarry Porter Neighbor Anne Neighbor Detri Freeney Neighbor Moease Freeney Neighbor Melvin A. Philpot Sanford Housing Authority, Board Chair Kenneth Bentley Community Leader & Board Member 6. Summary of Concerns • Attendees asked about ownership of nearby communities. It was clarified which sites are and are not owned by the developer. 1105 Kensington Park Drive, Suite 200 Altamonte Springs, Florida 32714 TES: (407) 333-3233 WEND®VER HOUSING PARTNERS 1105 KENSINGTON PARK DRrvE, SurrE 200 Altamonte Springs, Florida 32714 TEtr (407) 333-3233 1 F= (407) 333-3919 • Questions were raised about the housing authorities' structure. It was explained that authority remains with the local board, meetings are public, and prior management issues have since been resolved through redevelopment efforts. • Positive feedback was shared on recent communities. Residents asked how long-term quality is ensured; it was noted that properties are held for the long term and must remain in compliance with state requirements. • Questions were asked about other projects in the region, and examples of active developments were provided. • Concerns were raised about concentration of unhoused individuals near the local shelter. Attendees expressed interest in additional facilities across the county to ease neighborhood impacts. • Questions arose about future use of land near the community center. Plans include a sports facility with retail and amenities, and several attendees suggested local -resident access controls. • Residents asked about occupancy and leasing at existing communities. Occupancy is full, with turnover units filled quickly from the waitlist. 1105 Kensington Park Drive, Suite 200 Altamonte Springs, Florida 32714 TES: (407) 333-3233 Print using Adobe® Reader®'s 'Actual size" setting Appendix A THOvIAS LEONG BYPASS TRUST & LEONG. FAWN TR 108 GOODFELLOW DR ORINDA, CA 94563-3670 SANFORD CITY OF 300 N PARK AVE SANFORD. FL 32771-1244 DIVINE TEMPLE OF GOD INC 1413 S LOCUST AVE SANFORD. FL 32771-2955 SMITH, BERNETTE 1900 W 18TH ST SANFORD, FL 32771-3123 DAVIS. PATSY Y 1111 S LAKEMONT AVE APT 821 WINTER PARK, FL 32792-5496 HOUSING AUTHORITY OF THE CITY OF SANFORD C/O SOMERSET LANDINGS LTD 1105 KENSINGTON PARK DR #200 ALTAMONTE SPG, FL 32714-1939 SMITH, BERNETTE O 1900 W 18TH ST SANFORD. FL 32771-3123 HERRING, MICHAEL S & NELL M 1608 TALISIA CT LONGWOOD, FL 32779-2701 SONI INTERIORS LLC 359 N DOVER CT LAKE MARY. FL 32746-4325 DIXON, MATTIE 122 AVOCADO AVE SANFORD. FL 32771-1072 HARDY. MARYANN 1209 W 6TH ST SANFORD, FL 32771-1710 HARPER. ALTERMEASE 1000 W 5TH ST SANFORD. FL 32771-1082 BROYLES. GRACE E & AMANDA D 1032 W 2ND ST SANFORD. FL 32771-1060 DACENAY. ADEEMIR & HELENA 1305 W 2ND ST SANFORD, FL 32771-1061 RATTAN. DESTINY 202 AVOCADO AVE SANFORD. FL 32771-1074 YOUDALI INTERNATIONAL INVESTMENTS LLC 349 AGNES ST ORLANDO. FL 32801-3855 CASTRO PORTER, TIFFANY K & PORTER. KYLE 112 AVOCADO AVE SANFORD, FL 32771-1072 BREWER. SAMUEL H & EDNA E 1013W2ND ST SANFORD. FL 32771-1059 SANFORD CITY OF PO BOX 1788 SANFORD. FL 32772-1788 315 POPLAR AVENUE LLC 8036 PLANTATION LAKES DR PORT ST LUCIE. FL 34986-3013 HOUSING AUTHORITY CITY OF SANFORD 94 CASTLE BREWER CT SANFORD. FL 32771 STEWART, RUSS 693 KEY ROYALE DR HOLMES BEACH, FL 34217-1237 VARGAS. RAQUEL & ECHAVARRIA. ANTONIO J 1104 W 3RD ST SANFORD. FL 32771-1065 =EACHER JONES. JEAN Ioi & FEACHER. RICHARD L 601 S EDGEMON AVE WINTER SPGS. FL 32708-3405 HAWKINS. SHIRELL M ENH LIFE EST 1015 W 5TH ST SANFORD. FL 32771-1040 HOLLOMAN, ROSEMARY 1310W3RDST SANFORD. FL 32771-1068 SP SG APARTMENTS LLC 31899 DEL OBISPO ST STE 150 SAN JUAN CAPO. CA 92675-3234 DARWICK, NICHOLAS & ELIZABETH 1499 ARROWHEAD TRL DELTONA, FL 32725-2430 CSX TRANSPORTATION INC 500 WATER ST JACKSONVILLE. FL 32202-4423 LOMAS.. CHRISTINE & HATFIELD. CHLOE 1202 W 2ND ST SANFORD. FL 32771-1062 r150 1/1 7/22/2025 2:48:01 PM Print using Adobe® Reader®'s 'Actual size" setting Appendix A (cont'd) HUNT. SANDTORIA & RUFFIN, CARL 315 PECAN AVE SANFORD. FL 32771-1733 RAMBARANSINGH. TROY 1834 FRITWELL CT OCOEE, FL 34761-7717 HABITAT FOR HUMANITY OF SEMINOLE COUNTY AND ETAL 251 MAITLAND AVE STE 312 ALTAMONTE SPG. FL 32701-4914 VISION CONSULTANCY INC C/O FELIX. VANESSA PO BOX 531 WINTER PARK. FL 32790-0531 DAVIS. KEVIN LEWIS & DAVIS. TARAZOR R & DAVIS. MICHEAL T & DAVIS. CORNELIUS NI & JOHNSON. ANGIE L 1110W3RD ST SANFORD. FL 32771-1065 STEPHEN C WRIGHT REV TRUST 127 LANGSTON DR SANFORD. FL 32771-3970 RECOVERY HOUSE OF CENTRAL FL INC PO BOX 2827 SANFORD. FL 32772-2827 SWAN. MICHELLE 1214 W 3RD ST SANFORD. FL 32771-1066 DEVEAUX, CHAZ & KRISTINA 206 AVOCADO AVE SANFORD. FL 32771- ANDERSON, REGINALD D ENH LIFE EST & ANDERSON. VICTORIA E ENH LIFE EST 10108 MILANO DR TRINITY, FL 34655-4678 DAVIS. TURNER L ENH LIFE EST & DAVIS. MICHELLE M ENH LIFE EST 201 S MANGOUSTINE AVE SANFORD, FL 32771-1020 SEMINOLE B C C 1101 E 1ST ST SANFORD. FL 32771-1468 JD INSURANCE & FINANCIAL GROUP INC 1033 W 1 ST ST SANFORD. FL 32771-1011 ALEXANDER. MARLO M 1025 W 3RD ST SANFORD, FL 32771-1063 CSX TRANSPORTATION INC 500 WATER ST JACKSONVILLE. FL 32202-4423 BROOKS. AUTHER L & AVILES. MARIA 1214W2NDST SANFORD. FL 32771- JENKINS. KENNETH 1116 W 3RD ST SANFORD, FL 32771-1065 GROOM. VOLUAM L ENH LIFE EST & GROOM. JOYCE D ENH LIFE EST 772 SILVERSMITH CIR LAKE MARY. FL 32746-4970 HOUSING AUTHORITY CITY OF SANFORD 94 CASTLE BREWER C SANFORD. FL 32771 SWAN. MICHELLE 1214W3RD ST SANFORD. FL 32771-1066 GRAY, JULIA ANNETTE 1201 W 6TH ST SANFORD. FL 32771-1710 ALLEGRO, ALEXANDER L 1974 MONTFORT LN DELTONA, FL 32738-6750 KOVACSIK, RICHARD 204 S POPLAR AVE SANFORD. FL 32771-1078 GRSK PROPERTIES LLC 1813 WINGFIELD DR LONGWOOD, FL 32779-2708 RUFFIN, CARL & SANDTORIA 315 PECAN AVE SANFORD. FL 32771-1733 CODISCO INC C/O DONALD C BAUERLE JR 488 W HIGHBANKS RD DEBARY. FL 32713-4646 EL-BETHEL THE TEMPLE OF JESUS INC PO BOX 2730 SANFORD. FL 32772-2730 HOUSING AUTHORITY CITY OF SANFORD 94 CASTLE BREWER CT SANFORD. FL 32771 GILES, TANYA RENEE 1221 W 6TH ST SANFORD. FL 32771-1710 REBUILD THE BLOCK LLC 401 E 1 ST ST UNIT 1984 SANFORD. FL 32772-7501 r150 1/1 7/22/2025 2:48:02 PM Print using Adobe® Reader®'s 'Actual size" setting Appendix A (co n t ' d ) DISCOUNT AUTO PARTS LLC 5008 AIRPORT RD NW ROANOKE, VA 24012-1601 RUFFIN, ALLIE M 319 PECAN AVE SANFORD. FL 32771-1733 PETERSON, SAMUEL J & WILLIAMS, EARTHERLEAN & BENNETT. CYNTHIA P & MARTIN. MARILYN P & ETAL 105 REEL CT SANFORD. FL 32773-5822 WHITESIDE, EDGAR 1217W2ND ST SANFORD, FL 32771-1061 BUMGARDNER, EVA G ENH LIFE EST 928 W 3RD ST SANFORD. FL 32771-1140 HOUSING AUTHORITY OF THE CITY OF SANFORD 94 CASTLE BREWER CT SANFORD. FL 32771 CSX TRANSPORTATION INC 500 WATER ST JACKSONVILLE, FL 32202-4423 DIVINE TEMPLE OF GOD INC 1413 S LOCUST AVE SANFORD. FL 32771-2955 HUDSON. RUSSELL L & PERKINS, TRAVIS D PO BOX 1483 SANFORD, FL 32772-1483 RUFFIN. CARL & RUFFIN. ALLIE M & RUFFIN. SANDTORIA H 315 PECAN AVE SANFORD, FL 32771-1733 GONZALEZ. ANNETTE 0 1301 W 2ND ST SANFORD, FL 32771-1061 VISION CONSULTANCY INC C/O FELIX, VANESSA PO BOX 531 WINTER PARK. FL 32790-0531 EMERGENT GROUP LLC 1809 E BROADWAY ST 31 OVIEDO. FL 32765-8597 BOSSEN HOUSES LLC 6450 LAKE PEMBROKE PL ORLANDO. FL 32829-7615 MILLER. TALENA T & MILLER. JOHNNIE T 1497 JUPITER AVE DELTONA. FL 32738-5315 BREWER. SAMUEL H & EDNA E 1013W2ND ST SANFORD. FL 32771-1059 CSX TRANSPORTATION INC 500 WATER ST JACKSONVILLE. FL 32202-4423 2019-1 IH BORROWER LP C/O RYAN LLC PO BOX 4900 INVITATION HOMES SCOTTSDALE, AZ 85261-4900 VELAZQUEZ. FELICIA & ORTIZ. MARIA D 1305 W 6TH ST SANFORD. FL 32771 MILLER. GARY L & MELISSA 1203 W 2ND ST SANFORD. FL 32771-1061 TRUE NORTH PROPERTY OWNER A LLC PO BOX 4090 SCOTTSDALE. AZ 85261-4090 ONEAL, ULESEY C & REGINA R 1213 W 6TH ST SANFORD. FL 32771-1710 BRETHREN REACHING OUT INC PO BOX 465 SANFORD. FL 32772-0465 HOUSING AUTHORITY OF THE CITY OF SANFORD 94 CASTLE BREWER CT SANFORD. FL 32771 BRADLEY. ARMAJENE 1002 W 5TH ST SANFORD. FL 32771-1082 HEINRICH, CAROLYN 4300 W LAKE MARY BLVD LAKE MARY, FL 32746-2060 BRANFORD. SYLVESTER R 1009 W 3RD ST SANFORD. FL 32771-1063 HOUSING AUTHORITY OF THE CITY OF SANFORD C/O WINCHESTER PLACE LTD 1105 KENSINGTON PARK DR # 200 ALTAMONTE SPG, FL 32714-1939 TIMMEL, REBEKAH H & JOHN M 215 AVOCADO AVE SANFORD. FL 32771-1073 POLK, LORENZO JR 2604 HIAWATHA AVE SANFORD. FL 32773-5330 r150 1/1 7/22/2025 2:48:03 PM Print using Adobe® Reader®'s 'Actual size" setting Appendix A (cont'd) EG ENTERPRISE GROUP LLC 2181 BRISSON AVE SANFORD. FL 32771-8466 HOUSING AUTHORITY CITY OF SANFORD 94 CASTLE BREWER CT SANFORD. FL 32771 TAYLOR. MARY & TAYLOR, DAVID L 1011 W 6TH ST SANFORD. FL 32771-2436 LEE WILLIAM E PER REP FOR EST OF MARY Pv1 LEE PER C/O WILLIAM R LEE 2009 HARTWELL AVE SANFORD. FL 32771-4251 WALKER, SHAWANDA D 1241 W 2ND ST SANFORD. FL 32771-1061 GRAVES, TERENCE T 1659 GRANGE CIR LONGWOOD, FL 32750-3324 LORA, JUDITH E 12375 ANTONIO CIR ORLANDO, FL 32826-3294 HERNAN BUILDERS LLC PO BOX 954165 LAKE MARY. FL 32795-4165 JOHNSON, TAMEKA & BRYANT, TERRY 1302 W 3RD ST SANFORD. FL 32771-1068 BRAVO, CARMINE M 1566 GRACE LAKE CIR LONGWOOD, FL 32750-2800 EG ENTERPRISE GROUP LLC 2181 BRISSON AVE SANFORD, FL 32771-8466 MORENO JIMENEZ. OSCAR N & MORENO JIMINEZ. JUAN C 1301 W 6TH ST SANFORD. FL 32771 ROMERO. ERNESTO & LUISE. MARGARET 2049 WINTERMERE POINTE DR WINTER GARDEN. FL 34787-5436 ATLAS GROUP LLC 1809 E BROADWAY ST # 331 OVIEDO. FL 32765-2673 WHITESIDE. JACK 1217W2NDST SANFORD. FL 32771-1061 r150 1/1 7/22/2025 2:48:04 PM Appendix B HOUSING PARTNERS 1105 KENSINGTON PARK DRIVE, SUITE 200 Altamonte Springs, Florida 32714 TEL: (407) 333-3233 1 Fax: (407) 333-3919 7/29/2025 RE: New Multifamily Developments and Planned Development at Olive Avenue and W 3rd Street (Cowan Moughton), AND S Mulberry Avenue and Mulberry Court (Castle Brewer) Dear Neighbor, Wendover Housing Partners would like to invite you to a neighborhood meeting to discuss two New Multifamily Construction and Planned Developments for the properties located at Olive Avenue and W 3rd Street (Gown Moughton), AND S Mulberry Avenue and Mulberry Court (Castle Brewer). The Planned Development is a request to customize and standardize the design standards for the new construction of affordable and attainable housing for seniors on Castle Brewer and families on Cowan Moughton. This meeting is meant to provide the community with a venue to discuss the proposal and voice any questions or concerns. A copy of the preliminary plan submitted to the city will be available for review at the neighborhood meeting. If you are unavailable to attend and have any questions or comments, please email Andrew Lewis at alewis(a),wendovergroup.com with any correspondence. The meeting will be held at the following location and time: Thursday, August 14, 2025 5:30PM Monroe Landings Apartments Clubhouse 1410 Halstead Ln, Sanford, FL 32771 Maps of sites for proposed new multifamily: 'St ' W81h st ^ W81h st O 81h St Ct o O O W 10th St F 3rd St W 3rd St W Somerset Landings Q J P _ O e Landings O a Z W 41h St tparlments ; gad Ln Halstead Ln W1 ANOINTED ONES MINISTRY m Appendix B (cont'd) HOUSING PARTNERS 1105 KENSINGTON PARK DRIVE, SUITE 200 Altamonte Springs, Florida 32714 TEL: (407) 333-3233 ! Fax: (407) 333-3919 AVCON ---------------_----- t= A�� ►�c I I I -- — —_ — 14 SITE&' GEOMETRY c I I I • 1 PLAN 16� ----------------- _-`--_�J i, 1 - 4 _.....-• C-200 W&NDOVER AVCON SITE & GEOMETRY PLAN slINS *:;m W-A am CD OF, Z CD LLI 44 1 � � � � � � � d =1 LL, 0 t: z 04 o I I 00 LLLLU LLI --------------- - - - - - - - - - - - ----------------- - oil U81 Po 1811111 I H 111 -1 1 —1 I n m I, ti I I i4lI II ------- --- ------ --------- AFFIDAVIT OF OWNERSHIP/AGENT FORM DF CITY OF S,kNF0RD PLANNING & DEVELOPMENT SERVICES DEPARTMENT AFFIDAVIT OF OWNERSHIP AND DESIGNATION OF AGENT Please use additional sheets as needed. If any additional sheets are attached to this document, please sign here and note below List of SHA Board of Commissioners Ownership Sanford Housing Authority hereby attest to ownership of the property described below Tax Parcel Number(s) 25-19-30-506-0000-0000, 25-19-30-507-0100-0000, 25-19-30-507-0200-0000, 25-19-30-5AG-0716-0010 Address of Property N/A for which this Planned Development Rezoning II. Designation of Applicant's Agent (leave blank if not applicable) application is submitted to the City of Sanford. 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. Applicants Agent (Print): Ryan von Weller Agent Address 1105 KENSINGTON PARK DRIVE, SUITE 200, ALTAMONTE S RIN S, FL 32714 Email RVonWeller@wendovergroup.com III. Notice to Owner Phone: (407) 333-3233 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 e Corporation ❑ Land Trust ❑ Partnership ❑ Limited Liability Company ❑ 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 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 publicly on any national stock exchange. 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: 1 ` CITY OF 'SkNFORD / PLANNING & DEVELOPMENT SERVICES DEPARTMENT 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. 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: 6 In the circumstances of a contract for purchase, 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/OFFICEITRUSTEE OR BENEFICIARY ADDRESS % OF INTEREST (Use additional sheets for more space ) 7. 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 a .mot Dat STATE OF FLORIDA) COUNTY OF SEMINOLE I HEREBY CERTIFY that on this day, befo me, an officer duly authorized to administer oaths and take acknowledgments, personally appeared {o is personally known to me or { } who produced as identification d ac ow edged before me that s/he executed the same. Sworn and subscribed before me, by ,% l(�✓ by means of u physical presence or { } online notarization on the!� day of 202Fthe said pe on did take an oath and was first duly sworn by me, on oath, said person, further, deposing and sayin that s/he has read the foregoing and that the statements and allegations contained herein are true and correct. ar wgrhal d 19110urr=TT rvh" I in the County and State last aforesaid this day of .'t, 202�C JENNIE D. LAGMAY Commission # HH 326218 ' Ex Tres November 4, 2026 Notary Pu lic: State f Florida P (Affix Nota ial Seal) Printed Name. Jzo.._„� Affidavit of Ownership - February 2020 TRAFFIC STATEMENT Affordable Housing - Income Limits (223) Vehicle Trip Ends vs: Dwelling Units On a: Weekday Setting/Location: General Urban/Suburban Number of Studies: 5 Avg. Num. of Dwelling Units: 128 Directional Distribution: 50% entering, 50% exiting Vehicle Trip Generation per Dwelling Unit A.._-_-_ n_a_ n____ _s n_a__ 4.81 Data Plot and Equation 2,000 1,500 Y) w Q H 1,000 500 438 X 385�---- X X 00 0100 4.03 - 12.16 200 300 X = Number of Dwelling Units X Study Site Fitted Curve Fitted Curve Equation: T = 3.73(X) + 139.35 Standard Deviation 2.03 Caution — Small Sample Size X 400 Average Rate Rz= 0.98 Trip Gen Manual, 11th Edition 0 Institute of Transportation Engineers 500 ARCHITECTURAL ELEVATIONS _a aNOINVS gN]WlldV •s e� \ : ]od g1]�00NegNVo | o ¥-- sllv]dAn)0is -- — ° smo \\\\ W � u � � � LU � � � � § \§<§§)E§§ E ; §; M (2 8 ;|!!_ RzWkU •aa'sunexnao,s xwn n[mvsune'ewnnix. 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ENGINEERS & PLANNERS 436 W. New York Avenue DeLand, Florida 32720 386.626.1468 1 avconinc.com October 29, 2025 City of Sanford 300 N. Park Ave. Sanford, FL 32771 Reference: Carisbrooke Terrace PD Rezone Application No. PDR25-000009 AVCON has received your correspondence, which includes a compilation of comments from city staff following their review of the above -referenced permit application and documents. This letter provides staff with assurance that the design team has reviewed the comments and their intentions for addressing them. For your convenience, we have included the comments below, followed immediately by our response typed in bold. Fire Plan Review Reviewer: Matt Minnetto Email: matt.minnetto@sanfordfl.gov Phone: 407-688-5052 1. Master plan sheet C-001 seems to reference most of my informational comments. AVCON Response: Understood, thank you for the acknowledgment. Pre -Treatment Review Reviewer: Hope Duncan Email: hope.duncan@Sanfordfl.gov Phone: 407-688-5000 ext. 5512 1. Grease interceptor(s) and a wastewater discharge permit will be required. AVCON Response: Grease interceptors have been added to the plans. Please refer to plan sheet MP-4.0 for the location of these items. The design team is also aware that a wastewater discharge permit will be required for this project. 2. At each unit, install a separate line for kitchen waste and a separate line for bathroom/laundry waste. In an effort to minimize grease build-up, the City recommends installing the largest possible diameter piping for all kitchen waste line discharges. If the clubhouse/leasing office will have a kitchen then it will also be required to connect to a grease interceptor. Slocum Platts Response: Acknowledged. 750-gallon grease interceptors with MIFAB Big-300- S solids interceptors (pretreatment) will be installed on all kitchen waste lines, including commercial leasing and clubhouse areas where present. TRANSFORMING TODAY'S IDEAS INTO TOMORROW'S REALITY Carisbrooke Terrace I October 29, 20251 Page 2 3. Building codes typically require cleanouts at specific intervals to ensure proper maintenance and accessibility of the plumbing system. The standard practice is to place cleanouts every 100 feet along the sewer line to facilitate easy access for cleaning and inspection. For multi -family developments, the City highly recommends that cleanouts be specified on the grease waste line for each residential unit to ensure that each unit has access to its own cleanout for maintenance and/or inspection. The City also recommends placing cleanouts OUTSIDE the building or in the hallways. Slocum Platts Response: Acknowledged. Cleanouts will be installed at recommended intervals and locations. 4. Include the required grease interceptor (125 or less units=750 gallons; 126 to 300 units=1250 gallons). If one interceptor is not feasible, then multiple interceptors will be required. A two way cleanout must be included before/after the interceptor(s). Grease interceptor(s) must be installed in a location that is accessible for inspection/cleaning at all time and can't be situated in parking spaces. This also includes minimizing landscaping around manholes. Include City grease interceptor(s) spec on plans. AVCON Response: A single 750-gallon grease interceptor has been added to the plans for each building (20 dwelling units per building). Please refer to plan sheet MP-4.0. 5. It is the developer's responsibility to ensure that all lines are routed properly during construction of the units. Only the kitchen sinks and dishwashers should be routed to the grease waste line then to the interceptor(s). All other sources of waste including bathrooms and laundry must be routed to the sanitary lines. Sanitary lines must not enter ANY grease interceptor as it could lead to blockages and back-ups. If after units are constructed and the complex is occupied sanitary waste is found to be present in ANY interceptor, each unit will be required to be inspected to locate the source of the sanitary waste and reroute it to the sanitary line. Slocum Platts Response: No sanitary lines shall be routed to grease/solids interceptors. 6. If there will be dog washing sink(s), it must be equipped with a hair strainer to prevent the discharge of pet hair to City sewers. Include make/model/specifications on plans. Slocum Platts Response: Dog washing sinks are not proposed for this project. 7. If there will be a communal laundry, all washing machines must connect to an appropriately sized lint trap(s) prior to discharge to City sewers. Include make/model/specifications on plans. Slocum Platts Response: No communal laundry facilities shall be provided on this site. Publix Works Review Reviewer: Michael Cash Email: Michael.Cash@SanfordFL.gov Phone: 407-688-5087 1. Calculations provided on the Master Plan indicate 160 units, however the Traffic Data provided is for 80 Units. Based on the number of trips for 80 units a Traffic Study will be required to approve the Master Plan of 160 Units. AVCON Response: A traffic study that satisfies the City's requirements has been included in the resubmittal package. TRANSFORMING TODAY'S IDEAS INTO TOMORROW'S REALITY Carisbrooke Terrace I October 29, 20251 Page 3 Utility Site Review Reviewer: Michelle Brescia Email: michelle.brescia@sanfordfl.gov 1. Utility Manual located at https://sanfordfl.gov/government/public-works- utilities/water and _sewer/sanford-utility-manual/ AVCON Response: Thank you for the reference to the Utility Manual. 2. The City does not guarantee water and sewer capacity until your project has been reviewed, approved and you have received FDEP permits. AVCON Response: The design team understands that the project will not receive vested capacity until it has met the stated requirements. 3. Water and sewer demand calculations will need to be provided for approval in order to determine if any upgrades to the system are necessary to accommodate the development. AVCON Response: Water and wastewater demand calculations have been provided in the resubmittal package. 4. Depending on the development's upgrades may be required to supply water and sewer to the property. AVCON Response: The design team understands that upgrades to the water and sewer infrastructure may be required. Planning and Zoning Compliance Review Reviewer: Darren Ebersole Email: darren.ebersole@sanfordfl.gov Phone: 407-688-5146 1. Provide list of deviations requested and the alternatives and justifications for each. ie garages, storage areas, recreation spaces, multifamily design guidelines. AVCON Response: Below is a list of requested deviations and their justifications. C. Site Plan Requirements 1) Project Entry Gated Entrance Deviation Requested — The project does not propose to install a gate as required. Justification — This is a family -affordable development, and a gated entry is not financially feasible. As requested by the city staff, the project is providing 6-foot masonry columns and aluminum picket fences instead of a 4-foot masonry wall. The project is also providing public access points to the surrounding roadway network. 2) Entry Drives No Deviations Requested 3) Building Siting Deviation Requested — All facades facing a curb or roadway shall be a single-family elevation. Justification — Facades facing the roadway and curbs are 3-story multi -family facades, not single-family. 4) Clustering of Units Structures have varied planes and a variety of overall building forms. TRANSFORMING TODAY'S IDEAS INTO TOMORROW'S REALITY Carisbrooke Terrace I October 29, 20251 Page 4 5) Parking Deviation Requested — The number of parking spaces deviates from the required code requirement. The project requires 160 parking spaces, but only 134 are proposed on the site plan. Justification — The layout of the site incorporates the location of 9 large existing trees (Oak Trees - 62", 40", 39", 38", 34 2-30",15" & 25" Maple tree). The location of these trees (and driplines) effectively reduced the site's developable area, thereby limiting the ability to incorporate all required multifamily design regulations as outlined in Schedule E, Section 16.0, and delineated in other sections of the City of Sanford Land Development Regulations. 6) Open Space No Deviations Requested 7) Mechanical Equipment No Deviations Requested 8) Common Facilities Deviation Requested — Covered shelter at the entrance where children can wait for the school bus. Justification — Currently, there is a covered shelter on 3ra Street, approximately 700 feet from the project entrance. Deviation Requested — Mail delivery areas shall be covered and conveniently located near residential buildings. Justification — There is one main mail room located at the clubhouse. Deviation Requested — Car Wash Justification — A car wash area is not proposed due to the limited space available for this amenity. An additional reduction in the parking spaces provided for residents would be required to accommodate the car wash area. D. Building Design 1) Units per Building Deviation Requested — There shall be no more than eight (8) dwelling units per building. Justification — Buildings are composed of 20 units each, similar to the recently completed Monroe Landings affordable housing community. 2) Building Articulation Buildings are composed of broken facades, balconies, and varied rooflines with changes in planes and articulation. 3) Dwelling Unit Access Deviation Requested — Breezeways shall be prohibited. A private exterior entry shall access each dwelling unit. Entries shall be prominent and visible. This shall be accomplished through distinctive architectural elements. Clusters of entrances shall be avoided. Ground -level entries are preferred for all units. Where exterior stairs are used to access upper -story units, they should be clean, straightforward, and complement the structure's architectural massing and form. Stairs should be made of smooth stucco, plaster, or wood with accent trim of complementary colors. Thin -looking, open metal, TRANSFORMING TODAY'S IDEAS INTO TOMORROW'S REALITY Carisbrooke Terrace I October 29, 20251 Page 5 and prefabricated stairs are prohibited. Justification — The 3-story, twenty -unit buildings have breezeways, and prefabricated metal stairs provide access to the floors. Units are accessed individually from the breezeways. The proposed building design is consistent with the recently completed Monroe Landings and Somerset affordable housing projects, which are adjacent to the Carisbrooke Terrace location. 4) Building Height Deviation Requested — Justification — Buildings are 3 stories, and the roof exceeds 35 feet, but the area above 35 feet is for decorative purposes only and does not include habitable space. Rooflines are varied. The buildings are similar to those approved by the city on the neighboring property, Monroe Landings. 5) Balcony/porch Requirements All dwelling units have a private balcony. 6) Garages & Storage Deviation Requested — At least 50% of the dwelling units in each building shall have garages accessed directly from the dwelling unit. Garages shall be counted toward the parking requirement. Detached garages and storage units shall be designed in the same style and with the same materials as the dwelling unit buildings. Detached garages or storage units shall be provided in an amount not less than twenty (20) percent of the total number of dwelling units. Justification — This is a family -affordable development, and garages & storage are not proposed due to the cost of these improvements. 2. Provide proof ROWS were vacated on 4th Street and Avocado. AVCON Response: The application to vacate Avocado Avenue is currently under review by the City of Sanford staff (Application No. VRE25-000001). Additionally, an ordinance (Ordinance No. 493) passed by the City of Sanford City Commission approving the vacation of Fourth Street, between Pecan Avenue and Avocado Avenue, has been included with the resubmittal package. 3. Provide a legal description of all properties involved in word format AVCON Response: The legal description of the overall parcel containing phases 1 and 2, along with the legal description of the parcel where the pond is located, has been included in the resubmittal package. 4. Provide an owners authorization signed by the owner Sanford Housing Authority. AVCON Response: An Owner's Authorization, signed by the Sanford Housing Authority, has been provided with the resubmittal package. 5. Provide CAPP Meeting Documents AVCON Response: The CAPP Meeting documents have been provided. 6. Provide Landscape Plan AVCON Response: Hardscape, landscape, and irrigation plans are included in the resubmittal package. TRANSFORMING TODAY'S IDEAS INTO TOMORROW'S REALITY Carisbrooke Terrace I October 29, 20251 Page 6 Development Administrative Review Reviewer: Adam Mendenhall Email: adam.mendenhall@sanfordfl.gov Phone: 407-688-5146 1. Advisory Note: This public hearing application is limited to a maximum of three reviews before incurring additional review fees. This is the FIRST review for this application. Please be aware that a review fee equal to half the cost of the original fee will be assessed, if necessary, prior to a third resubmittal review and must be paid prior to the review. Please be aware that public hearing review applications must have a decision rendered within 180 days of the date the application was deemed sufficient. This application was deemed sufficient per the sufficiency letter uploaded to the application. Pursuant to Florida Statute 166.033 if there are any outstanding staff comments at the 180 day deadline the application may be denied. An applicant may request a 30 day time extension to the application a maximum of six times equaling a total of six months. The time extension request must include a justification for the necessity of the extension, the project application number, the project address, and the applicants/agents name. The letter must be provided to the planning office prior to the application deadline (identified within the sufficiency letter) or an approved extension deadline, addressed to the Administrative Official. It is not guaranteed that the time extension will be approved. It is the applicants responsibility to track these deadlines and provide necessary documents prior to the due dates. Extensions may not be considered for applications where staff receive requests after the deadline. AVCON Response: Understood, thank you for the advisory note. Please do not hesitate to call should you have any questions regarding these comments. Phone: (386) 626-1468 or email: mzaffuto@avconinc.com Sincerely, i Mike Zaffuto, PE AVCON, INC. TRANSFORMING TODAY'S IDEAS INTO TOMORROW'S REALITY �PriFOAp � it ���rA • U � • i CITY COMMISSION MEMORANDUM 26.035 FEBRUARY 9, 2026 AGENDA WS _ RM _X_ _ Item No. TA 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. 2026-4843; Planned Development Rezone request of 11.02 acres to establish a 160 unit multiple -family residential development at 1201 W 3rd Street. THIS IS A MATTER INVOLVING THE QUASI-JUDICIAL PROCESS. THUS, COMMISSIONERS MUST DISCLOSE ALL EX-PARTE COMMUNICATIONS INCLUDING THE NAME OF THE COMMUNICATOR, AND THE TIME, PLACE AND SUBSTANCE OF THE COMMUNICATION. WRITTEN COMMUNICATIONS MUST BE DISCLOSED AND MADE A PART OF THE RECORD BEFORE FINAL ACTION IS TAKEN. A COMMISSIONER'S INVESTIGATION, SITE VISITS AND RECEIPT EXPERT OPINIONS MUST ALSO BE DISCLOSED AND MADE A PART OF THE RECORD. PERSONS WHO HAVE OPINIONS CONTRARY TO THOSE EXPRESSED IN AN ORAL OR WRITTEN EX-PARTE COMMUNICATION MUST BE GIVEN A REASONABLE OPPORTUNITY TO REFUTE OR RESPOND TO THE COMMUNICATION AT THE HEARING. THE PARTIES TO THIS PROCEEDING ARE THE CITY STAFF AND THE APPLICANT AND THEY ARE SUBJECT TO CROSS EXAMINATION AND MUST GIVE THEIR TESTIMONY UNDER OATH. OTHERS WHO SEEK PARTY STATUS ARE ALSO SUBJECT TO CROSS EXAMINATION. PERSONS ONLY PARTICIPATING BY PROVIDING COMMENTS ARE NOT SUBJECT TO CROSS EXAMINATION AND ARE NOT SWORN IN AS EVIDENTIARY WITNESSES. THE QUALIFICATIONS OF CITY STAFF ARE EITHER PUBLISHED ON THE CITY'S WEBSITE OR SUBMITTED AT THE HEARING. SYNOPSIS: Requesting to approve a Planned Development Rezone request of 11.02 acres to establish a 160 unit multiple -family residential development at 1201 W 3rd Street (east of the recently developed Monroe Landings and Somerset Landings) has been received. The property owner is the Housing Authority of the City of Sanford. The applicant is Mike Zaffuto, AVCON INC., who was responsible for completing the required (Citizens Awareness and Participation Plan) CAPP meeting. The CAPP meeting was held on October 14th, 2025 and has submitted a CAPP Summary report identifying concerns and/or issues that were raised at the meeting. The CAPP Summary has been found satisfactory. The Affidavit of Ownership and Designation of Agent form is attached and additional information is available in order to ensure that all potential conflicts of interest are capable of being discerned. FISCAL/STAFFING STATEMENT: The property owner, assessed tax value, total tax bill, and property status for 2025 is shown below: Parcel Number Assessed Value (2025) Tax Bill (2025) Property Status 25-19-30-506-0000-OOUO $398,170 $0 Vacant Government 25-19-30-507-0100-0000 $348,741 $0 Vacant Government 25-19-30-507-0200-0000 $330,622 $0 Vacant Government 25-19-30-5AG-0716-0010 $214,896 $0 Vacant Government No additional staffing is anticipated if the PD Rezone is adopted. BACKGROUND: The 11.02 acre site is generally located on the south side of 3rd Street between Olive Avenue to the west, Pecan Avenue to the east, and 5th Street to the south. The property is currently zoned MR-3, Multiple Family Residential with an HDR, High Density Residential Future Land Use. This is phases three and four of a multi -phase development. Two separate Conditional Uses were approved by the Planning and Zoning Commission for Phases One and Two in 2020 and 2022 respectively, for (2) 64-unit multi -family residential developments with modified development standards. The Carisbrooke Terrace PD Master Plan proposes eight buildings, each three -stories in height. The Master Plan also identifies amenities such as a clubhouse, pool, and dog park. Schedule E, Section 16, Multiple Family Housing Design Guidelines are used as a reference to assist in understanding the city's goals and objectives for high quality, multiple -family residential development. The applicant is requesting several deviations from the Land Development Regulations as follows: Design Standard Required Provided Difference Explanation To be consistent Building Height 35' 43'-4" (Three Story) 23.8% with the previous increase phases of the _ development. To be consistent Minimum Living 700 s.f. 80 units at 692 s.f. 1.2% with the previous Area decrease phases of the development. The proposed fence is in line with the CPTED principals by creating 6' masonry wall unobstructed next to single 4' - 6' high aluminum sightlines and Visual Screen family and a 4' picket fence around -- allows police to wall along all entire perimeter monitor activity others on surrounding sidewalk. This fence is also consistent with the previous phases of the development. To allow the Parking 160 Spaces 134 Spaces 16% preservation of 4 decrease large oak trees and open space. 1 MR-3, Multiple -Family Residential Zoning are intended for multiple -family dwellings at a maximum density of 20 dwelling units per acres, however, that multiple -family dwellings located adjacent to single-family dwellings or single family zoning districts shall have a maximum density of ten (10) dwelling units per acre. 2 High Density Residential (HDR) Districts shall permit up to a maximum of 20 units per acre. In addition, the Carisbrooke Terrace project is proposed to deviate from the following standards in Schedule E, LDRs, Section 16.0, Multiple Family Housing Design Guidelines. The applicant has provided a memorandum describing the project and the deviations requested. Those deviations from the development standards are also noted on the Master Plan and include but are not limited to the following: Requirement Required Project Entries Entry Shall be gated Residential buildings shall be sited to relate to the entry drives, so that their `best' side Building Siting is facing the entry drive. All facades that face a curb or roadway shall be a single- family elevation. Structures composed of a series of simple yet varied Clustering of Units planes assure compatibility and variety in overall building form There shall be a minimum of fifty percent (50%) open space in each multifamily Open Space development. Locate public open spaces so that they can be viewed from individual units. All mechanical equipment, whether mounted on the roof or ground shall be screened Mechanical Equipment from view. All screening devices shall be compatible with the architecture and color of the dwelling structures. Deviation The proposed development will not be gated. Instead, the project will have two separate decorative entrances with landscaping. Facades facing the roadway and curbs are 3-story multi- family facades, not single-family in scale an massing. Structures have varied planes and a variety of overall building forms. Complies With Code Complies With Code Reauirement Reauired I Deviation ExDlanation Units per building Dwelling Unit Access Balcony/porch Requirement Garage and Storage Covered Bus Shelter Mail Kiosk Recreational Facilities No more than eight (8) dwelling units per building. Breezeways shall be prohibited. Each dwelling unit shall be accessed by a private exterior entry. All dwelling units shall have a useful private open space such as a balcony, porch, deck or patio. 50% of dwelling units shall have garages accessed directly from the dwelling unit. Mail delivery areas shall be covered and conveniently located near residential buildings. All multifamily developments shall contain recreational facilities for the enjoyment of the residents and their guests at a rate of two hundred (200) square feet per dwelling unit. Playgrounds shall be centrally located to allow for adult supervision from dwelling units The project consists of eight buildings that will have 20 units each. Consistent with the previous phases of the development. Carisbrooke Terrace is providing only interior access as it allows management staff to easily monitor access and secure the building. These spaces are not provided; however, an amenity center, pool, and a multipurpose lawn area is provided in lieu. Garage and storage units are not provided as Carisbrooke Terrace is an Affordable Housing development. Per the applicant, it is not industry standard to build garages and/or storage units. This deviation request is consistent with what was approved for Phases One and Two. Currently, there is a covered shelter on 3rd Street, approximately 700 feet from the project entrance. There is one main mail room located at the clubhouse. Complies With Code Reauirement Reauired I Deviation ExDlanation Car wash facility or from a central facility such as a laundry. Developments with more than 20 residential units shall designate a car wash area. A car wash area is not proposed due to the limited space available for this amenity. Additionally, the reduction in the parking spaces provided for residents would be required to accommodate the car wash area. It should also be noted that car wash areas require a higher level of water quality treatment and ongoing monitoring, which may be an undue burden. The applicant has provided a response to staff review comments justifying the proposed deviations. Staff has reviewed all of the requested deviations and generally supports the requests. As the requested deviations are consistent with Phases One and Two. LEGAL REVIEW: The City Attorney may or may not have reviewed the staff report and the specific analysis provided by City staff but has noted the following that should be adhered to in all quasi-judicial decisions. Section 166.033, Florida Statutes, as amended in the 2022 Legislative Session, in Chapter 2021-224, Laws of Florida (deriving from Committee Substitute for Committee Substitute for House Bill Number 1059) provides as follows (please note emphasized text): "166.033 Development permits and orders.— (1) Within 30 days after receiving an application for approval of a development permit or development order, a municipality must review the application for completeness and issue a letter indicating that all required information is submitted or specifying with particularity any areas that are deficient. If the application is deficient, the applicant has 30 days to address the deficiencies by submitting the required additional information. Within 120 days after the municipality has deemed the application complete, or 180 days for applications that require final action through a quasi-judicial hearing or a public hearing, the municipality must approve, approve with conditions, or denim application for a development permit or development order. Both parties may agree to a reasonable request for an extension of time, particularly in the event of a force majeure or other extraordinary circumstance. An approval, approval with conditions, or denial of the application for a development permit or development order must include written findings supporting the municipality's decision. The timeframes contained in this subsection do not apply in an area of critical state concern, as designated in s. 380.0552 or chapter 28-36, Florida Administrative Code. (2)(a) When reviewing an application for a development permit or development order that is certified by a professional listed in s. 403.0877, a municipality may not request additional information from the applicant more than three times, unless the applicant waives the limitation in writing. (b) If a municipality makes a request for additional information and the applicant submits the required additional information within 30 days after receiving the request, the municipality must review the application for completeness and issue a letter indicating that all required information has been submitted or specify with particularity any areas that are deficient within 30 days after receiving the additional information. (c) If a municipality makes a second request for additional information and the applicant submits the required additional information within 30 days after receiving the request, the municipality must review the application for completeness and issue a letter indicating that all required information has been submitted or specify with particularity any areas that are deficient within 10 days after receiving the additional information. (d) Before a third request for additional information, the applicant must be offered a meeting to attempt to resolve outstanding issues. If a municipality makes a third request for additional information and the applicant submits the required additional information within 30 days after receiving the request, the municipality must deem the application complete within 10 days after receiving the additional information or proceed to process the application for approval or denial unless the applicant waived the municipality's limitation in writing as described in paragraph (a). (e) Except as provided in subsection (5), if the applicant believes the request for additional information is not authorized by ordinance, rule, statute, or other legal authority, the municipality, at the applicant's request, shall proceed to process the application for approval or denial. (3) When a municipality denies an application for a development permit or development order, the municipality shall give written notice to the applicant. The notice must include a citation to the applicable portions of an ordinance, rule, statute, or other legal authority for the denial of the permit or order. (4) As used in this section, the terms "development permit" and "development order" have the same meaning as in s. 163.3164, but do not include building permits. (5) For any development permit application filed with the municipality after July 1, 2012, a municipality may not require as a condition of processing or issuing a development permit or development order that an applicant obtain a permit or approval from any state or federal agency unless the agency has issued a final agency action that denies the federal or state permit before the municipal action on the local development permit. (6) Issuance of a development permit or development order by a municipality does not create any right on the part of an applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the municipality for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. A municipality shall attach such a disclaimer to the issuance of development permits and shall include a permit condition that all other applicable state or federal permits be obtained before commencement of the development. (7) This section does not prohibit a municipality from providing information to an applicant regarding what other state or federal permits may apply." The above -referenced definition of the term "development permit" is as follows: "(16) 'Development permit' includes any building permit, zoning permit, subdivision approval, rezoning, certification, special exception, variance, or any other official action of local government having the effect of permitting the development of land." (Section 163.3164(16), Florida Statutes). The term "development order" is defined as follows and, as can be seen, refers to the "granting, denying, or granting with conditions [ofJ an application": "(15) `Development order' means any order granting, denying, or granting with conditions an application for a development permit." (Section 163.3164(15), Florida Statutes). Thus, if this application is denied, a denial development order must be issued which must cite to the applicable portions of each ordinance, rule, statute or other legal authority supporting the denial of the application. For example, if a goal, objective or policy of the Sanford Comprehensive Plan were to be the basis for a denial, then such goal, objective or policy must be part of the motion proposing the denial. A denial development order would be drafted to implement the actions of the City Commission in the event of such occurrence. Accordingly, any motion to deny must state, with particularity, the basis for the proposed denial. The City Commission has also expressed its desire for all who vote against the majority decision to express the rationale for their vote with regard to all matters. When voting on matters such as whether to recommend approval of an amendment to the City's Comprehensive Plan or the enactment of, or amendment to, a land development regulation, those matters are legislative in nature and not quasi-judicial matters. The City Commission approved the first reading of Ordinance No. 2026-4843 on January 26, 2026. The City Clerk published notice of the 2nd Public Hearing in the Sanford Herald on February 4 , 2026. RECOMMENDATION: At its regularly scheduled meeting on January 8, 2026 the Planning and Zoning Commission unanimously recommended (6-0) that the City Commission adopt an ordinance to rezone 11.02 acres at project addresses 1201 West 3rd Street from MR-3, Multiple -Family Residential (20 units per acre) to Planned Development (PD) to be consistent with the Comprehensive Plan as outlined by Planning Staff, and subject to a Development Order that includes all staff recommended conditions. The following conditions were provided by staff to accompany any approval in an associated Development Order: 1. The subject property shall be developed generally in accordance with the land uses and development standards identified on the Carisbrooke Terrace Master Plan dated October 27, 2025, unless otherwise specifically set forth in the Development Order. 2. Unless specifically requested and approved on the PD Master Plan, any required elements missing from or not shown on the PD Master Plan or associated PD documents shall comply with and default to the regulations in the City's LDRs. 3. An engineering plan prepared by a licensed Florida engineer meeting the requirements of the City's Land Development Regulations shall be submitted to the City be subject to City approval prior to any construction on the subject property. 4. All requirements relating to tree mitigation as established in the City's LDR shall be met prior to development of the site. 5. Due to the proximity of the subject property being within 5 miles of the Airport and the adopted interlocal agreement, the developer shall file an FAA Form 7460 and provide to the City written acknowledgement of receipt and determination of no objection from Orlando -Sanford International Airport prior to any development approvals. 6. Light source setback for site lighting shall be no less than 75% of the width of the buffers identified on the PD Master Plan. 7. All required building and site development permits shall be obtained prior to any work being performed on the subject property. 8. The Property Owner shall install a decorative and functional fountain in all wet retention ponds as part of the project development approval process which approval shall provide for ongoing maintenance requirements and responsibilities upon the property management company with the City having no obligation relating thereto, but having the right to enforce such requirement including, but not limited to, taking action to ensure functionality and imposing special assessments relating thereto. 9. The following elements shall be considered during the engineering plan review. If staff and the applicant are unable to work out enhancement details, the request will be returned to the Planning and Zoning Commission for consideration. a. Site improvements shall include the incorporation of low impact development (LID) techniques and crime prevention through environmental design (CPTED) guidelines. b. Elements of buildings may be constructed incorporating Leadership in Energy and Environmental Design (oftentimes referred to as "LEED"), Florida Green, or such other equivalent energy savings standards as may be approved by the City. c. All sides of the multi -family building shall display a similar level of quality and architectural interest and must have a minimum of two differentiated planes to relieve flat, monotonous facades as determined by the City in applying sound and generally accepted architectural standards and principles. d. Pedestrian entry to the project shall be emphasized through landscaping, special paving, gateways, arbors and other similar features as approved by the City. e. Screening enclosures for mechanical and utility equipment and for trash receptacles shall use at least one of the predominant materials and colors used in the primary structure. Enclosures for trash receptacles shall be a minimum of six feet in height. f. Air conditioning and heating units and other appurtenances shall be shielded from view at the property lines. 10. If City staff and the Property Owner are unable to agree to the details of this Development Order in any way, the matter will be submitted to the Planning and Zoning Commission for resolution at a public hearing, and the matter will be adjudicated by means of a development order or denial development order relating thereto. Additional comments or recommendations may be presented by staff at the meeting. SUGGESTED MOTION: "I move to adopt Ordinance No. 4843". Attachments: Ordinance No. 4843 Project Information Sheet Site Aerial Map Site Zoning Map Economic Impact Statement CAPP Summary Affidavit of Ownership Environmental Impact Statement Traffic Statement Architectural Elevations Carisbrooke Master Plan Landscape Plan Hardscape Plan Survey Requested Code Deviations