HomeMy WebLinkAbout4844 Amendment to Seminole Towne Center PDOrdinance No. 2026-4844
An ordinance of the City of Sanford, Florida providing for the amending the zoning
on a 48.89 acre portion of real property located at 200 Towne Center Circle and
assigned Tax Parcel Identification Number(s) 29-19-30-5LW-0100-0000, 29-19-30-
5LW-01013-0000, and 29-19-30-5LW-0400-0000 by the Seminole County Property
Appraiser which property is located within the Sanford City Limits (map of the
property is attached) establishing a phase one amendment to the Seminole Towne
Center 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 amend the Planned
Development Zoning of real property generally addressed as 200 Towne Center Circle to
modify land use and design standards and establish the Phase 1 modification to the
existing Seminole Towne Center (PD) to establish a 153,820-square-foot wholesale retail
center, a 2,219-square-foot liquor store, vehicle service (tires only) and gasoline fuel
pumps; and
Whereas, the fee simple title owner(s) of the real property that is the subject of this
Ordinance TAC Seminole Towne Center LLC and 320 Towne Center Circle LLC. (the
"Property Owner"); and
Whereas, the applicant on behalf of the Property Owner is Brooks Stickler, P.E.
of Kimley Horn, Inc. located in Orlando; and
Whereas, the subject real property is assigned Tax Parcel Identification
Number(s) 29-19-30-5LW-0100-0000, 29-19-30-5LW-010B-0000, and 29-19-30-5LW-
0400-0000, as assigned by the Seminole County Property Appraiser; and
Whereas, the subject real property is a site 48.89 acres in size and is addressed
as 200 Towne Center Circle and 320 Town Center Circle which real property is located on
the South of SR 46, North of SR 417, East of Interstate 4 and West of Towne Center
Boulevard and
Whereas, a Citizens Awareness and Participation Plan (CAPP) meeting was
held on May 14th, 2025 and has submitted a CAPP Summary; and
Whereas, The proposed Master Plan modifies uses and development
standards for a 48.89 acre portion of the mall on the former Macy's Department Store.
The Seminole Town Center PD Master Plan proposes a 153,820-square-foot wholesale
retail center, a 2,219-square-foot liquor store, vehicle service (tires only) and gasoline fuel
pumps; and
Proposed Commercial
OIOUfM EIEVATgM
OEMT ELEYAT J am. - O EMfNVElEV T M .a .
TOTY EIOY�IN/.' fYX
Elevations of Fuel Islands
LIGHT
=FASCIA TO _METALCOLUMNS
VARIES'GALVANIZED.
PAINTED
ONORTHISOUTH ELEVATION
E-SIDE ENi S.D[
OEASTIWEST ELEVATION
�• 97,,
it
OCONTROLLER ENCLOSURE ELEVATIONS A '�
FASCIA PANEL
CHAMPAGNE'
SIGN AREA TABULATION (CANOPY SWNSI
QUANFITY SIZE AREAIEIICHI MWSF
n 2'5�: 21 SF MSF
TOTAL SqN AREA: N ]F
W/.
Whereas, The following is a table of development standards obtained from the PD
Master Plan. Reductions and variations to the specifically noted minimum code standards
are provided to show staff's position as it relates to the proposed reduction of standards
presented in the PD proposal as part of the negotiated PD non -statutory development
agreement:
Deviation
Requirement
Required
Provided
Explanation
LDR
All service islands shall
A setback of 10' in
The gasoline
Schedule E,
be limited to and
lieu of 35' from all
fuel pumps are
Section 2.0-
utilized only for the
parcels lines for
located internal
B.1
dispensing of fuel, air,
service islands and
to the site and
relative
are not adjacent
water and/or oil. All
appurtenance and
to external
service islands and
structures above the
parcel
related appurtenances
ground for
boundaries. A
and structures above
accessory retail
reduction in the
ground shall be located
gasoline sales. 71%
35' setback to
at least thirty-five feet
Reduction
10', internal to
the site, will
Staff
Supports
(Yes/No)
Yes
Requirement Required
(35') from all parcel
lines. No service
islands or the activities
related thereto shall be
permitted within any
required buffer
strip.
LDR Accessory buildings and
Schedule F, structures are prohibited
Section 2.0, in front or side yards.
D.2 Garages and carports
greater than 200 square
feet that comply with
the applicable required
district setbacks may be
permitted in the side
yard.
LDR Sch G, Where appropriate with
Section 3.0 - sound and generally
C.La accepted architectural
practices and principles,
buildings should be
located near the front
property line, with front
Provided
Accessory
buildings and
structures are
allowed in front or
side yards so long
as they support the
primary retail
function of the use
so long as they are
not used for storage
or waste in lieu on
being prohibited.
Building location
permitted to be
central to the
property in lieu of
being near the front
property line.
Deviation
Explanation
allow for a
denser
development
form and allow
the
development to
provide for a
sufficient
amount of
parking for the
primary use of
the site.
Front and side
yards are
determined by
the primary and
secondary
roads. This
development is
part of a mixed
use PD and has
an internal
looped roadway
network that
creates all sides
of the site as a
front yard.
The nature of
the large
wholesale retail
use experiences
high volumes of
vehicle traffic
and relies on the
placement of
Staff
Supports
(Yes/No)
Yes
Yes
Requirement Required
building facades at or
near the back of
sidewalk.
All buildings must front
a public or private street.
LDR Sch G, All buildings shall be
Section 3.0 - arranged to orient to and
C.l.b
help define the street, to
frame corners, to
encourage pedestrian
traffic and define a pace.
LDR Sch G, To encourage a wider
Section 3.0 -
Sec distribution and use of
CA parking and better
access for customers, all
large retail
establishments, either
Provided
Building location
permitted to be
central to the
property in lieu of
fronting on a public
or private street.
Retail
establishments of a
single owner
exceeding 75,000
square feet to
provide for a single
customer entrance
Deviation
Explanation
the building
internal to the
site for
adequate
movement of
vehicles. Due to
the high vehicle
volume, placing
the building
along the street
frontage will
not provide for
a parking
design that will
provide an
adequate
distribution of
parking for
customers.
The nature of
the large
wholesale retail
use experiences
high volumes of
vehicle traffic
and relies on the
placement of
the
This is a
wholesale retail
use and design
of the store
requires a single
point of entry
and exist to
Staff
Supports
(Yes/No)
Yes
Yes
Requirement Required
single or multiple
ownership that exceed
75,000 square feet, shall
provide at least no less
than 2 customer
entrances. Sufficient
offset distances between
entrances shall be
provided to more evenly
distribute both vehicular
and pedestrian
circulation routes.
LDR Sch J, In situations where there
Section 2.2 - are four (4) or more
E rows of parking spaces,
the City may require the
use if landscaped strips
a minimum of ten (10)
feet in width to be
parallel to the subject
driving aisles. In such
areas, trees shall
generally be
spaced at intervals of
twenty-five (25) feet.
Provided
in lieu of no less
then 2 customer
entrances.
The use of parking
end -cap landscape
islands in lieu of 10'
wide parking strips
parallel to four (4)
or more rows of
parking spaces.
Deviation
Explanation
provide an
adequate level
of security as
there is a high
volume of
customers and
sales daily. The
location of the
entry and exit is
located central
to the parking
lot to provide
for an equal
distribution of
distances to the
majority of
parking spaces.
The parking lot
design provides
for as much
landscaping
islands and
strips as
possible without
limiting and
degrading
access and
distribution for
the parking
spaces provided
for customers.
Any additional
landscaping
areas within the
parking lot will
reduce the level
Staff
Supports
(Yes/No)
NO
Requirement Required
LDR Sch G, Vehicular circulation
Section 3.0 - within a site, Parking
S.6 pod, up to 200 spaces
each,
shall be separated by
streets and/or
pedestrian plazas
Provided
Parking pods shall
be separate by
designated primary
drive aisles in lieu
of streets and/or
pedestrian plazas.
Deviation
Explanation
of service for
use of the site
beyond the
minimum needs
to adequality
serve the use.
The nature of
this
development
and the
accessory use
associated with
it, limits the
site's geometry
to provide for
additional
internal
separator streets
or plazas. If
additional
internal streets
or plazas were
to be provided,
there would not
be a sufficient
amount of
parking spaces
to serve the use
causing
overflow and
unwanted
circling of
drivers looking
for spaces.
Staff
Supports
(Yes/No)
Yes
Requirement Required
LDR Sch H, No development shall
Section 7.0 - exceed the required
C number of parking
spaces by more than
twenty-five percent (25
percent). However, the
Administrative Official
may approve parking
increases up to 50
percent, when the
applicant demonstrates
good cause in a parking
study prepared by a
traffic engineer or traffic
planner. At least five
examples of similar
projects within 100
miles of the project
location must be
included in the parking
study. A percentage of
any increase in parking
spaces must include
either EV charging
stations or installation of
electric conduit to serve
future EV infrastructure.
LDR Sch H, All parking area designs
Section 8.0 - shall comply with
B Figure H-1 of this
Schedule.
Provided
No development
shall exceed the
required number of
parking spaces by
more than 75% in
lieu of 25%.
Parking lot design
radius for parking
islands to be a
minimum of 8' in
lieu of 20'.
Deviation
Explanation
Maximum
parking
allowance is not
sufficient to
meet the needs
of the proposed
development.
Parking beyond
the maximum
allowed is
needed to
ensure that cars
do not overflow
outside of the
site onto
adjacent streets
and to minimize
the likelihood
of drivers
continuously
circling the
parking lot for
extended
periods of time
causing
congestion.
A reduction in
parking island
radii to 8' will
reduce vehicle
turning speeds
providing for a
safer
environment for
pedestrians
Staff
Supports
(Yes/No)
REC
Yes
Requirement Required
LDR Sch J, A landscaped area shall
Section 2.2 - be provided and
A.2 maintained at each end
of all rows of parking.
In addition, at least one
(1) landscaped area shall
be provided and
maintained between
every ten (10) parking
spaces, provided
however, that when
double (front -to -front)
rows of parking spaces
are utilized, each
required landscaped area
shall contain a minimum
land area of four
hundred (400) square
feet. Length shall match
that of the adjacent
parking space. A twenty
(20) foot turning radius
shall be accommodated
Provided
At least one (1)
landscaped area
shall be provided
and maintained
between every
twenty (20) parking
spaces in lieu of
every ten (10).
Deviation
Explanation
travelling to and
from their
vehicles within
a high vehicle
volume parking
lot. Routes for
delivery, waste,
and emergency
services provide
adequate
movement of
vehicles.
The parking lot
design provides
for as much
landscaping
islands and
strips as
possible without
limiting and
degrading
access and
distribution for
the parking
spaces provided
for customers.
Any additional
landscaping
areas within the
parking lot will
reduce the level
of service for
use of the site
beyond the
minimum needs
Staff
Supports
(Yes/No)
NO
Requirement Required
at the end of parking
rows.
LDR Sch J - a minimum five-foot
Section 2.6 A wide landscaped area
shall be located along
one -hundred percent
(100%) of a building
facade with frontage
along a street right-of-
way.
LDR Sch H, It is recommended that
Section 6.0 - 1 /2 of the bicycle
F.8 parking spaces be
provided as long-term
parking, safe and secure
from vandalism and
theft, and protected from
the elements. With the
remainder being
provided as short term
Provided
Excluding space
necessary for
ingress and egress,
a minimum five-
foot wide
landscaped area
shall be located
along one -hundred
percent (100%) of
the property
boundary adjacent
to street right-of-
way, in lieu of the
building facade
with frontage along
a street right -of-
way -
Request:
- 10 public (short
term) bike spaces at
primary facade
(42%)
- 14 employee (day
use/long term)
spaces inside
building at Tire
Deviation
Explanation
to adequality
serve the use.
The building is
not located
along street
ROW due to the
needed design
of the site to
adequality serve
customers and
preserve
functionally of
the use.
Landscaped
areas are
provided along
the perimeter of
the use area
along the street
frontage/ ROW
with the
exception of
points of
ingress and
egress
None
Staff
Supports
(Yes/No)
NO
Yes
Staff
Requirement Required Provided Deviation Supports
Explanation
(Yes/No)
(customer or visitor) Center and
parking, and it is Receiving area
recommended that these (58%)
parking spaces be
visible and convenient
to the building entrance.
LDR Sch G,
Primary Fagade
Primary facades on
This a large NO
Section 3.0 -
Standards
the ground floor
scale wholesale
E
shall have a
retail use and
minimum of four
providing
(4) design features
glazing above
along a minimum
the minimum
of 15% of their
needed for daily
horizontal length in
operations
lieu of 50% of their
poses a security
horizontal length.
risk for break
in. As an
alternative and
to provide for a
visually
pleasing fagade,
the building
include
architecture
enhancements
on the fagade
such as faux
casements with
canopy;
changes in
exterior
materials.
LDR Sch G,
Secondary Facade
Secondary facades
Secondary NO
Section 3.0 -
Standards.
shall not be
facades will
F
required to provide
match
Requirement Required
LDR Sch G, A single, large,
Section 3.0 - dominant building must
I.l.a. be avoided. False fronts
or parapets create
insubstantial appearance
and are discouraged. All
facades, excluding
courtyard areas, shall be
designed to employ, at a
minimum, the following
design treatments. For
buildings 40,000 square
feet or larger in gross
building area, a
maximum length, or
uninterrupted curve of
any fagade, at any point
must be 150 linear feet.
Projections and recesses
must have a minimum
Provided
any of the design
elements required
for primary facades
in lieu of a
minimum of two
design elements, so
long as the
secondary fagade's
architectural design
matches the
primary facades'.
Buildings subject to
the projection or
recess depths
required under
"Variation in
Massing" must not
have a single wall
plane exceeding
100% of each
fagade in lieu of
60% of each
fagade.
Deviation
Explanation
architectural
design, colors
and materials of
primary
facades, but do
not lend
themselves to
glazing
elements or
other design
features due to
internal
building design
conflicts and
security issues.
The design style
of the proposed
building is
based on
modern themes
which do not
provide for
projections and
recesses rather
than the style of
traditional
vernacular to
have a more
timeless
appearance.
Staff
Supports
(Yes/No)
Requirement
LDR Sch G,
Section 3.0 -
I.2
LDR Sch G,
Section 3.0 -
J.2
Required
depth of 10' with 150
linear feet limitation
Wall plane changes.
Buildings subject to the
projection or recess
depths required under
"Variation in Massing"
must not have a single
wall plane exceeding
60% of each facade. If a
building has a projection
or recess of 40' or more,
each is considered a
separate facade, and
must meet the above
requirements for wall
plane changes.
Each building facade
shall be designed such
that at least 8 of the
following building
design treatments are
used:
Provided
Continuous wall
with no plane
changes
Each building
facade shall be
designed such that
at least 8 of the
following building
design treatment
are used:
a. Canopies,
porticos or porte-
cocheres, shall be
integrated with the
building's massing
and style
b. Overhangs,
minimum of 3'
Deviation
Explanation
The design style
of the proposed
building is
based on
modern themes
which do not
provide for
projections and
recesses rather
than the style of
traditional
vernacular to
have a more
timeless
appearance.
Staff
Supports
(Yes/No)
1LTG]
Design Yes
treatments
provided :
a. Canopy: Enry
canopy feature
integrated into
building facade
c. Colonnades
or arcades:
Entry canopy
provides
colonnade area
Staff
Requirement Required Provided Deviation Supports
Explanation
(Yes/No)
c. Colonnades or
arcades, a minimum
or 8' clear in width.
d. Cornice a
minimum of Thigh
with 12" projection
e. Peaked or curved
roof forms
f. Arches with
minimum 12"
recess depth
g. Display windows
h. Ornamental and
structural
architectural
details, other than
cornices, which are
integrated into the
building structure
and overall design.
i. Clock or bell
tower or other such
roof treatment
j . Projected,
covered or recessed
entry with
minimum of 8' and
the minimum area
of 100 square feet
k. Emphasized
building base,
minimum of 3'
exceeding
minimum
width.
g. Display
Windows:
Sectional glazed
overhead doors
provided at tire
center
h. Ornamental
and structural
architectural
details: Metal
sign structure
feature with
CMU column
element
integrated into
building
structure and
design.
j. Projected,
covered or
recessed entry:
Canopy
provides
covered,
recessed entry
area exceeding
minimum width
Staff
Requirement Required Provided Deviation Supports
Explanation
(Yes/No)
high, with a
minimum
projection from the
wall of 2".
1. Additional roof
articulation above
the minimum
standards.
m. Curved walls
n. Columns
o. Pilasters
p. Tile roof material
p. Expressed or
exposed structural
elements.
and area
requirements.
k. Building base
1'-8" to 3'-4"
high (variance
on height)
n. Columns:
Columns with
high CMU
bases provided
at entry canopy
Additional item:
Vertical inset
elements with
color change
North fagade
must
accommodate
continuous rack
systems and
clear line of
sight along
aisles to
facilitate
security.
North fagade
faces internal
circulation and
parking rather
than a public
road way.
Requirement Required
LDR Sch G, All projects shall be
Section 3.0 - designed such that at
J.3 least 2 of the follow are
used:
Staff
Deviation
Provided
Supports
Explanation
(Yes/No)
All projects shall
Elements
Unclear
be designed such
included at
location.
that at least 2 of
Primary
No
the following are
Facades only:
finding
used:
made.
a. Decorative
landscape planters
or planting areas, a
minimum of 5' wide
shall be provided,
as well as areas for
shaded seating
consisting of a
minimum of 100
square feet.
b. Specialty pavers
or stamped or
textured colored
concrete along the
building perimeter
walkway with
treatment must
constitute a
minimum of 60%
of walkway area.
c. Two specimen
trees or palms
provided for every
100' of the front
facade or
secondary facade
facing a right-of-
way and a
minimum of 2
specimen trees or
a. Integral
concrete
benches at entry
canopy area
columns
c. Trees at
South facade
North facade
must
accommodate
continuous rack
systems.
North facade
faces internal
circulation and
parking rather
than a public
road way.
Requirement Required Provided Deviation
Explanation
palms for the rest
of the project with
a minimum height
of 12' at time of
planting.
d. Site sculptures
whenever practical
e. Other site
elements not
addressed herein
will be reviewed on
a case -by -case basis
and will be
evaluated based
upon such factors
as durability,
quality,
maintenance,
architectural intent,
compatibility with
the provisions of
these design
guidelines and
environmental
context.
LDR Sch G, An outdoor patio area
An indoor patio
A seating and
Section 3.0 - must be provided
area, in lieu of an
patio area will
O.a. adjacent to the customer
outdoor patio area,
be located
entrance, with a
must be provided
inside the
minimum of 100 square
adjacent to the
building as to
feet in area. The patio
customer entrance,
be protected
area must incorporate
with a minimum of
from the natural
the following:
100 square feet in
elements and to
area. The patio area
be usable
must incorporate at
Staff
Supports
(Yes/No)
Yes
Staff
Requirement Required Provided Deviation Supports
Explanation
(Yes/No)
a minimum benches
and seating areas in
lieu of benches or
seating areas,
decorative
landscape planters
or wing walls, and
structural or
vegetative shading.
LDR Sch F, The maximum height of The maximum
Section 9.0 - any outdoor light, as height of any
E.8 measured from the
outdoor light, as
ground to the top of the
measured from the
lighting fixture or light
ground to the top of
pole, whichever is
the lighting fixture
higher, shall be 25' feet.
or light pole,
whichever is
higher, shall be 37'
feet. In lieu of 25'
feet.
during storm
events.
Taller light
poles will
provide for a
wider spread of
light to increase
visibility and
safety for users
of the site.
Taller lights
with wider light
spread also
reduces the
need for a large
quantity of light
poles that
would a visual
clustering of a
"forest" of lamp
poles given the
scale of this
development for
an improved
cross -site
visual.
Yes
Deviation
Staff
Requirement
Required
Provided
Explanation
Supports
(Yes/No)
LDR Sch G,
The maximum light pole
37 Feet
Taller light
Yes
Section 4.0 -
height in all parking
poles will
D.21.a
areas shall not exceed
provide for a
25'.
wider spread of
light to increase
visibility and
safety for users
of the site.
Taller lights
with wider light
spread also
reduces the
need for a large
quantity of light
poles that
would a visual
clustering of a
"forest" of lamp
poles given the
scale of this
development for
an improved
cross -site
visual.
LDR Sch G,
Provide separate,
Lighting will be
Taller light
Yes
Section 4.0 -
pedestrian scale lighting
provided at a scale
poles will
D.21.d.
for all pedestrian ways
that provides
provide for a
through parking lots.
adequate nighttime
wider spread of
Locate poles in parking
visibility and
light to increase
islands wherever
security for
visibility and
possible kvith a
pedestrians in lieu
safety for users
maximum base height of
of providing
of the site.
2'.
separate lighting at
Taller lights
a pedestrian scale.
with wider light
spread also
reduces the
Staff
Requirement Required Provided Deviation Supports
Explanation
(Yes/No)
LDR Sch G, Maximum light pole
Section 4.0 - heights in all parking
D.22.a areas shall not exceed
15'.
need for a large
quantity of light
poles that
would a visual
clustering of a
"forest" of lamp
poles given the
scale of this
development for
an improved
cross -site
visual.
37 Feet Taller light
poles will
provide for a
wider spread of
light to increase
visibility and
safety for users
of the site.
Taller lights
with wider light
spread also
reduces the
need for a large
quantity of light
poles that
would a visual
clustering of a
"forest" of lamp
poles given the
scale of this
development for
an improved
Yes
Staff
Requirement Required Provided Deviation Supports
Explanation
(Yes/No)
; and
cross -site
visual.
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 voted
5-1 to 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,
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; Seminole Towne
Center PD.
(a), Upon enactment of this Ordinance the PD Property, as depicted in the map
attached to this Ordinance, shall be rezoned to the Seminole Town Center 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 Seminole Towne Center 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. Pursuant to Section 4.B.6.c of the Land Development Regulations (LDR) of
the City of Sanford, this rezoning shall expire 3 years from the effective date of this
Ordinance if all required infrastructure improvements have not been completed or
an extension granted.
2. Unless specifically requested and approved on the Amendment Master Plan for
Seminole Towne Center, any required elements missing from or not shown on PD
Master Plan or associated PD documents shall comply with and default to the
regulations in the City's LDR.
3. The property shall be developed generally in accordance with the future land uses
and development standards identified on the Amendment Master Plan for
Seminole Towne Center dated August 21, 2025, unless otherwise specifically set
forth in any associated development order; provided, however, that all subsequent
development orders shall be consistent with the provisions of this Ordinance
including the following:
a. All Automotive uses including Gasoline Service and auto repair shall be
limited to the Phase 1 (the outlined and shaded area) called out on the
Master Plan. Automotive uses shall be prohibited elsewhere within the PD,
unless previously approved, without a separate PD Amendment.
4. A Development Plan prepared and sealed by a licensed Florida professional
engineer meeting the requirements of the City's Land Development Regulations
must be submitted and approved prior to any construction on site.
5. A comprehensive signage program consistent with the Land Development
Regulations and the Seminole Towne Center design theme shall be required for
the entire development, including all commercial and multifamily components. An
initial Comprehensive Sign Plan for Phase 1, reflecting a maximum of no more
than 1,000 square feet of attached signage, shall be submitted through
CitizenServe and approved by the Planning and Zoning Commission prior to
issuance of any sign permits.
6. As this PD Master Plan approval applies only to Phase 1, subsequent phases may
require additional modifications to ensure appropriate interconnectivity between
buildings, sites, and uses. Such modifications may include adjustments to
circulation, access, landscaping, or architectural treatments to maintain
consistency with the City's Comprehensive Plan and the overall intent for cohesive
development.
7. Adequate roadway and utility capacity shall be demonstrated prior to development
to ensure compliance with adopted concurrency and level -of -service standards for
each phase of the redevelopment of the Seminole Towne Center.
8. 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.
The following Conditions were added by the Planning Commission to be included the
ordinance.
9. The parking lot layout shall be consistent with the plan presented by the applicant
at the January 8, Planning and Zoning Commission meeting.
10. The maximum signage for Phase I amendment shall not exceed a maximum of
1,000 square feet for the site.
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.
(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 impacts of the proposed use that the
governmental entity seeks to avoid, minimize, or mitigate."
Section 3. Incorporation Of Documents And Seminole Towne Center PD
Master Plan For the Seminole Towne Center 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
Seminole Towne Center 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.
(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:
��dm%ufluj-� e
Traci Houchin, MMC, FCRM
City Clerk
Approved as to form and legal sufficienc,
qi,I,dsay reeney Attrney
City Commission of the City of
Sanford, Florida
Woodruff
' ..� PROJECT INFORMATION -- 200 TOWNE CENTER CIRCLE
PLANNED DEVELOPMENT REZONE
Requested Action: Amend a 48.89-acre portion of the Seminole Towne Center Planned
Development for the first phase modification at 200 Towne Center Circle.
Proposed Use: A 153,820-square-foot wholesale retail center, a 2,219-square-foot liquor store,
vehicle service (tires only) and gasoline fuel pumps.
Project Address: 200 Towne Center Circle
Current Zoning: PD, Planned Development (Seminole Towne Center)
Proposed Zoning: PD, Planned Development (Seminole Towne Center)
Current Land Use: Vacant Department Store
Tax Parcel Number: 29-19-30-5LW-0100-0000
29-19-30-5LW-O 1 OB-0000
29-19-3 0-5LW-0400-0000
Site Area: 48.89 Acres
Property Owners: TAC Seminole Towne Center LLC
3565 Piedmont Road, NE 1-200
Atlanta, GA 30305
Applicant/Agent: Brooks. Stickler, P.E.
6876 Marwick Lane, Suite 350
Orlando, FL 32827
Phone: 407.427.1677
CAPP Meeting: A CAPP meeting was held on May 14, 2025
Commission District: District 4 — Commissioner Claudia Thomas
COMPREHENSIVE PLAN COMPLIANCE REVIEW
Planning staff has reviewed the request and has determined the proposed PD Amendment is consistent with the
Goals, Objectives and Policies of the Comprehensive Plan.
-i/`\ r//J/ `.r.
iYi1�C �rrr��
WIN
Subject Site li }' ® ')
f„�
t SITE
w
Property Address: 200 Towne Center Circle
Tax Parcel Numbers:
29-19-30-5LW-0100-0000, 29-19-30-5LW-010B-0000, �L ; .
29-19-30-5LW-0400-0000 r;�
�i
City Zoning
Agriculture
Planned
Development
Parks, Recreation
and Open Space
County Zoning
A-1 Agricultural- lAc
C-2 Retail
Commercial
C-3 Gen
Commercial &
Wholesale
M-lA Very Light
Industrial
PD Planned
Development
Subject Site
j
f7 8
Alit"
Seminole T wne
Cent r
.3.6t. -
0
SITE :H
r "0
Property Address: 200 Towne Center Circle
Tax Parcel Numbers: 29-19-30-5LW-0100-0000, 29-19-30-5LW-010B-0000,
29-19-30-5LW-0400-0000
0SANe:--F01ZD
r ,„
AFFIDAVIT OF OWNERSHIP AND DESIGNATION OF AGENT
vrviw. sanlordn,gov
Please use additional sheets as needed. If any additional sheets are attached to this document, please sign here and note below:
I. Ownership
I, BEZALEL, DROR
, hereby attest to ownership of the property described below:
Tax Parcel Number(s):29-19-30-5LW-0100-0000, 29.19-30-5LW-1300.0000, 29.19-30-5LW-0108-0000, 29-19.30-5WF-0000-0010, 29-19-30-5LW-1200.0000
Address of Property: 200 Towne Center Cir, Sanford, FL 32771
for which this
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. i
Applicant's Agent (Print): BROOKS STICKLER Signature:
Agent Address: 6876 Marwick Lane Su
ite to 350, Orlando, FL 32827
Email: brooks.sticklerCa)kimley-horn.com Phone:407-427-1677 Fax:
III. Notice to Owner
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)
n Individual ❑ Corporation ❑ Land Trust ❑ Partnership X 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:
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.
1
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 corporatlon, trust or partnership, please provide the
information required in paragraphs 2, 3 and/or 4 above.
Name of LLC: TAC SEMINOLE TOWNE CENTER, 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/OFFICE/TRUSTEE ADDRESS % OF
OR BENEFICIARY 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 Applicatlon 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
STATE OF FLORIDA
COUNTY OF
Sworn to (or affirmed) and subscribed before me by
on this day of,�
Signature of Notary Public
Personally Known OR Produced Identification
Type of Identification Produced
Affrdavltof Ownership - January 2015
Owner, Agent, "pplicant Signature
KRISTIN CANINE
NOTARY PUBLIC
,200 J . Fulton County
State of Georgia
My Comm, Explres April 24, 202B
Print, Type or Stamp Name of Notary Public
CITY OF
&kNFORD
PLANNING & DEVELOPMENT
SERVICES DEPARTMENT
GO)
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:
I. Ownership
1, 320 Towne Center Circle LLC
hereby attest to ownership of the property described below:
Tax Parcel Number(s): 29-19-30-5LW-0400-0000
Address of Property: 320 Town Center Circle, Sanford, Florida 32771
for which this PD Zoning Amendment 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): Kimley-Horn Signature:
Agent Address: 6876 Marwick Lane, Suite 350, Orlando, Florida 32801
Email: brooks.stickler@kimley-hom.com Phone: 407-898-1511
111. Notice to Owner
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 ❑ Land Trust ❑ Partnership a 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.
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:
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: 320 Towne Center Circle 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/OFFICE/TRUSTEE
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.
U
j
Date Owner, Agent, Applicant Signature
STATE OF FLORIDA)
COUNTY OF SEMINOLE
HEREBY CERTIFY that on this day, before me, an officer duly authorized to administer oaths and take acknowledgments,
personally appeared t w",k (76J_ a-d{,Ywho is personally known to me or { ) who produced
as identification and acknowledged before me that s/he executed the same. Sworn and subscribed before me, by
by means of {�J physical presence or ( ) online notarization on the _ day of 2023, the said person did take an
oath and was first duly sworn by me, on oath, said person, further, deposing and saying that s/he has read the foregoing and that the
statements and allegations contained herein are true and correct. _
WITNESS my hand and official seal in th=Public;
this day of C 2e2s-
da
(Affix Notarial I) •; MELkWNICHOLSON
�kSifl lC 1J �S MY COMMISSION ti HH 5296M
Printed Name: =" ES•,Woe6,2028
ARMetik of Own&** - February 2020 EXPIR
2
K E\
legal
October 1, 2025
To:
City of Sanford
Planning & Development Services Department
300 N Park Ave
Sanford, FL 32771
Re: Redevelopment of Seminole Towne Center (Phase 1)—Affidavit of Ownership and
Designation of Agent for PD Zoning Amendment
Dear Planning and Development Services Team:
Our law firm represents 320 Towne Center Circle, LLC. TAC Seminole Towne Center, LLC
has requested that 320 Towne Center Circle, LLC provide an affidavit related to the submission of
Phase I of Costco's land development plans to the City of Stanford. Please find enclosed an
executed affidavit in connection with Phase I of the redevelopment of Seminole Towne Center
including Costco and 320 Towne Center Circle, LLC's new southern parking lot. Kindly note that
this affidavit is limited in scope solely to Phase I of this initial land development application (the
"Transaction") and not intended to apply to Phase II or any subsequent phases of development.
Furthermore, this affidavit is specific to the Transaction and should not be construed as
approval or authorization for any future filings, applications, or submissions. Any future
development activity —including but not limited to Phase II —will require separate review and
express written approval from our client prior to submission to the City or any other party.
320 Towne Center Circle, LLC is tendering the enclosed affidavit as a result of the
agreement executed between the parties pursuant to the terms in the Letter Agreement.
Should you have any questions or require additional documentation, please do not
hesitate to contact me directly.
Sincerely,
'L Lc��- 2� a
Natalie Martinez, Esq.
Attorney at Law
Enc. Executed Affidavit
16690 Collins Avenue, Suite 1101, Sunny Isles Beach, Florida 33160
P. (305) 990-2220 1 F. (305) 489-9065 1 www.kewlegal.com
Community Meeting Summary
The development team of the Seminole Towne Center Mall held a community meeting on
May 14, 2025. Attached please find the notice that was sent out and the list of property owners
who received notice.
Two local business owners attended. Please see attached sign in sheet. They were generally
supportive. The development team answered questions related to the proposed use, process for
approval, timing, and traffic flow.
1
0215354\208937\14915656v1
0
40 rr
C�•
H
�
�
�
r
o
o
a
J
v
.,
(!
o
V
U
i'
d
x
�
�
f
W
�
N
d
0
�
s
�i
r
f�
V
�
y
it
n/
b
d
�
3
If
�a
Q
P7
Ol
z
COMMUNITY MEETING NOTICE
A Planned Development Amendment to the Seminole Towne Center Planned Development (PD) is being
filed with Sanford Planning and Development Services. This application impacts parcels located at 200 Towne
Center Circle, Sanford and identified as Parcel ID 29-19-30-5LW-0100-0000, 29-19-30-5LW-1300-0000, 29-19-
30-5WF-0000-0010, 29-19-30-51,W-01013-0000 and 29-19-30-5LW-1200-0000 (the "Property"). The Applicant
is requesting an amendment of the Seminole Towne Center PD to include additional uses in order to allow
redevelopment of the existing Seminole Towne Center PD located at 200 Towne Center Circle, Sanford.
The proposed development would be located on the north side of State Road 417, South of State Road 46,
east of Interstate 4 and west of Rinehart Road. (See area depicted in pink below.)
The development team is hosting a community meeting to present information about the proposed project
on May 14, 2025 beginning at 6:00 p.m. until 7:00 p.m. at Elev8 Fun -Sanford located at 320 Towne Center Circle,
Sanford, Florida 32771.
If you have any questions and cannot attend, please contact Lauren Korn via email at
Lauren.Korn@lowndes-law.com. We look forward to talking to you.
PROPOSED PROJECT SITE
LEGEND
PARCELS LEOWNERTACSEWNCLETOWNE OEMER LLC,
0215354\208937\ 14844901 v 1
§)k
\m
: 5 , s , : s 5 !
000000000
--
----_lu
:w§§)/ §
y;!
---
k�\\\\((\
\\\\( }\ \�(((
\\\
}\\\\) \\ \ \\\)\
!\\\\\\\\\
\\66666666666666 66666(466 )§)(((
\\666666666666666666666666666666
Justification Statement
Planned Development Amendment for Seminole Towne Center
Introduction:
The Seminole Towne Centre Mall, once a vibrant hub of commerce and community
engagement in Sanford, Florida, has experienced a decline in patronage and relevance in recent
years. The majority of the Seminole Town Centre Mall (the "Mall") was purchased in early 2025
by TAC Seminole Towne Center, LLC (Parcel ID: 29-19-30-5LW-0100-0000, 29-19-30-5LW-
1300-0000, 29-19-30-5WF-0000-0010, 29-19-30-5LW-OlOB-0000 and 29-19-30-5LW-1200-
0000) (the "Property")
The Mall has a Future Land Use of I-4 High Intensity and a zoning of Planned
Development. This PD amendment is the first step in an effort to revitalize the Mall. The
amendment requests additional uses be added to the PD in order to develop a wholesale club and
accessory uses on the southern most portion of the Mall. This redevelopment will also include the
demolition of the existing Macy's building.
1. Economic Revitalization:
Redeveloping Seminole Towne Mall presents a significant opportunity to stimulate the
local economy and revitalize the Mall and the properties surrounding it. The project is expected to
create numerous jobs during both the construction phase and the ongoing operation of new
businesses. By attracting new retailers, restaurants, and entertainment options, the redevelopment
can boost local employment rates and increase tax revenues for the city. This influx of businesses
can also support existing local enterprises, fostering a more robust economic ecosystem.
These outcomes are consistent with the City's Comprehensive Plan and OBJECTIVE FLU
1.10 which seeks to utilize I-4 High Intensity Center (HI): "1-4 High Intensity is a mixed -use
designation intended to promote and regulate anticipated development within the vicinity of the I-
4/State Road 46 Interchange. 1-4 High Intensity land uses shall include commerce, industry, and
high -density residential development. The maximum intensity of development within the I-4 High
Intensity designation shall be a FAR of 1.0. Maximum residential density shall be 50 dwelling
units per acre. This area corresponds to maximum intensities and densities of the "Core"
designation applicable to adjacent unincorporated areas pursuant to the Seminole County
Comprehensive Planning Program's High Intensity Planned area."
2. Community Enhancement:
The redevelopment aims to transform the Mall into a community -centric space that serves
the needs of Sanford's residents. OBJECTIVE FLU 2.2: Implement Redevelopment and Renewal
Program states that the "City shall continue to implement redevelopment programs within the
following target areas [including] the Seminole Towne Centre Mall." By adding a significant
wholesale club retail opportunity, residents are able to enjoy this convenience without leaving the
City.
1
0215354\208937\14886407v2
3. Enhancing Property Values:
A vibrant, attractive commercial space enhances the overall perception of an area.
Revitalizing the Seminole Towne Mall will lead to an increase in property values and an increase
in ad valorum taxes to the City. This upward trend in property values contributes to the long-term
financial health of the city and its residents.
Conclusion:
The redevelopment of Seminole Towne Mall is not merely a restoration of a commercial
space; it is a strategic initiative aimed at revitalizing Sanford's economic landscape, enhancing a
community asset, and improving the existing aesthetics of the Property.
2
0215354\208937\14886407v2
�_w5s.'i� W WiGs= �W0000 �
-
6si SwG�w�=- 6a."oGA3z
ao F- saaozxr'a^rswg���oW � -
_U
o a o�wr��z VW iFm3Wio"zosW v
m gi��$s> LLa�z�zomFsz�..iF� a
o e oo�W xsoLLo�z=°za ��'o ia� -
Q�oi
Him! S'gmawoWsSw�h
-
wmti°��
U a W z Wo ��•
o�
:=W s
eo
w =os'amxW =s ow $W
= o�, W� og=�°ewm�x s8 .a� 30
W
a�
Z /ryI..L
W J
Z� �w'L
W Z J }
W z
W C)
_ o00
UO N o(Do C
O O i
W �U N
pi J Q Z H J crio0o O
> Z O N �000 oLLI^ o
W �0o Uz ran ��� z
z W w a000 Z q
Q W W Z (n ( (7) O') O')
W J 0 a a Ne
Z D O F Q N N N cJ~i
Qz zoo
W
J Q
IL
0 W CO
Q co
Wo ti �
oo
yE Lu Uy
X x` ~
L1J ww"ga H
H o g 7 d
a
W U �5 W 68
ba � Uaw
y
o—�E�a<o3LLa
IL
.. .,,
e9 36V0 sNois�n3a SZOZ/lZ/90 ea in V01210�d Vdlaold `aaodNVS d0 A110
N r 3�0
0"` one 3aniomiS"=lNI m o
�, dodo, B 0 �i53 'S Hd` E)OlOHd IVIH3V 2�31N3O
uaOH�((Aalwi� . ..3...035.... Nszo iz/eo
NIVId QOOId `hHd` dE)OdOi 3NM013lONIW3S = a
�oonocecz `3Sn 4Nt�l 3anln3 '°JNINOZ
C b 6
ICI
6,�
a
a i i 8 H e � 9
nl �� ell try, A
9
V
z
v o
N
C
„1! Ill r
OCK
e9 31V0 sNoisln3a SZOZ/lZ/80 ea in V012101d V0I80IJ `060JNVS -o 1-
IN—
dosN��.L11011 �s NVId
1N�0
/Iz/eo2131SVA llV2]]AO
a 3NM013�ONIW3SU.UH�(�\VIIa3aausvaooae g o
10ogp00L64Z
a yw o 9w. o 9� s Ea m u LL
81
a ��w��Ea 3porc'a '� Pt 8 5 ' LL LL LL
i F � s es a sP 8� 3m = pg p"ssq d
rOr o 8 �a�
W to eg s` Pmg w�$8 F n 58 5
3 p h o§I�o8�
0
4
W
o � Q
o W J o-Z i
UQ Q as
W O Z z n K
u NOS 3 Z d Q a w W.
m
!noo w
Imo c~iwwoS NI3a z'm•' z
a
HKOa �ULLZ1Q� QJO>31OOK
(n°zx Boa �O�w oa SSa
rc o o w— a ..E a r
w t~ilaw w Q� wdw Fpm r� ~� of �w�rc
N p o ¢ mo oo xUa ja o�aao
z o w~ o � N
aavn3lnos ai 3o Nmol o w w
♦ i __J L__ s w1� z r w
I Q�ZQ> UQ ��NN7
�+O
1 O —
1 ` ♦ I I "O J W
I I ♦ II VI
I / /
L / Q
N
Q / IYe / O
�JOZ
Fza< b� �/ar••_��
woao
'�ma;ss.gamg� �xa� phi \'�'. � ♦
H U ♦ z
o o..00000 w �
W O
p OzH p w UOU
Q
^e F, 8,rmmQC� QOUd60 WJ ww O �zo
H
o ¢
waOQin aoL �ow z� o O
"ao.
QzW
�Rin B, A 2 Saab wa0 rn ¢ OI zUww3
gQe o° om s o.= F i �a�
x
3WW N o -/Fw ao
£ d N a z 0
$y �a3o
o °
„F.....,..... 3 N
82
In—
a "�2 6 a�vo C
? E
E9 p
C 9 W 8$ Mm o W i @ to c6 a
9 €x` ee �q3 „� S 63E a ��.�oWE wFw,
w _ m9 e� m€=ptl�g e.°sg� 6°8gi=umi
' uuo'm�
3a. }e
e9 31V0 sNois �n38 szoz/lz/80 ea wi V012101d V0180IJ `aaodNVs =0 uu
eo�sc - wiH �rnx. ��oot wr xe.a g O
a o„ B03N'' 1181HX3 SNOIIVIA34 2�31N30 N
UJOH�((AalwiN 035 3dn.os3,wad3onaa M
Nszoz iz/eo
3 a 3N013�ONIW�S �
ioo oad 6v ux
g B has Kgs ��% ass
Z, $'SE�mE�iEvmE
gx's sa g�¢
�� a�Q6a�Q&F�Q® a�yeow
B C W
qy YF E� Wg EgEs a aat 2
�o aaEa�' � aEa
z 4Wg m
sF
a'3E�e$@S�F 2`c y`a�yENg�mL'g� $9ES5P E�� Eghg �gg� 3��
6 yy 4�
ss
Es"a ag maffia=�� s" End g� a „� s@ W e 4
�a,as"28.��
r msg $sg g�HUH
a'
zLaE &�a - � ao ` a "s $ v a -- ,. e' x
e Iaa a I= is g �g
I H8 - 1 �0�E .5£C xE� sm a ae eq a s
$aE a�� E a Eg g u n Est
g a�q a t 2 �, a2 Wg q a s �mb �� � e €a� �o � g ;Wss � $g���s� NgE g
1 a Ea i
ga a a s@s says $ sgs:�
g g� ga ge �v sS s� $_ g$ E� �s� eke s a a m e�$ ' -o
$Ea £
ag `Ea a e r� 15 E t
n I 1 9-- all
�§.�� E
� �� � s 3- ��s 5 s a g $� s �m � � %g
a g€ gg@ W� � ga � � fi�m� g z �� � �` �'� g�� � g
a4r �o g q nag w� x `ea 2 a ha s. a E `� gE
§ o boa s's s g BEgez n a g s
=o4=eb m. a"a as F.a g-a �g a. saEa bs
use rxB m� m€ $a E og EE s �Eg �� g Pie g5@amss�3a 'E�
g�� Igs �g
®sg �a;= s =s g s® $Wg gas 8�aeegg€E$d8's.�
�€ a o �Ea s _$fig ii .'e= E .- a affigwse�em_w�81;�._.,Y Ecocu
< Iva
\
• ! � y� ;( \ 2/ � �
�.
........ ;w
/ )
i}-
/
{\/e
^'-7-1
�
FN
�
,
w 52�
�
/\
�
�
0-
W
�
m
a
0]
U�
w
Z
Jp
wU
ww 0
�w c�
wQ MF
J
U,
Q�
W
m
O'
0D
Lnn U
i
i
J
LL �
E Q
Q Z
w=
(A
aw
�ry U
U
wZ U
co u LL
S
OW
Oj
U)ro
Z
O
_I N
LU z
J 11 20
w �m
} ..
HQ ZQ
W(A dW
O
V�
M'
w
U,
Q�
W
0 m
O`
0D
U) U
Z
O
w 11
J
w
F w
N J
Q
w cn
M
a�a
w
Z
aLO
O
w
m
mW
mZ
�O
U O J
wQw
J 0
us
In
w
OQ
I Z
Z w0
O ww
Q 0L
W0
J q
w
2�
LL,
o a' J
Q
Z cn
c'
O NI
LL
0
2
K
2
d
z
Q m U O
Q
3
Z_
W Q Z Z
waU
Y Q ui
UZmQ
owco
UwJU
QZU�
0 0 �W
LIJ
OU
Z z
O w ,�
mwo
� UZ
uj W In
w7 w0
0ll� a0
QOLL,
Ln cnw
aZ o0
LL
Q[f Qz
U---
O
Ln J
OLn LL
NN
W
LU
m p
w w LL
Z
O
zz a �
E
J
W W
zz
a°
a�
UQ
n=
�U
J
J
J
� � F
Co W
EN
FZ
o°
Z�
am
zD
o2
0
W
W
H
Z
Uw
Q❑
m0�
=o
J J
Z Q
LDZ
w°
U)
Z
7
J W
�N_
Z0
a>LU
J
W Q Q
� � d
O
U
U�
LL
Z
LL >
O
0W
a
0w
>
�
w
°ma
J
W
2 O
F
D II
Cl)
W
J
Q
Z cn
b
NIW
.10-.19-.bl
co
N
Z
Q
a
O
z w
U W
Z �
O¢
g
W
m N
F �
w
w
a�
Z
c� z
N
LL
N
0
w
LL
U)
W
Q (f)
�W
� Q
Z
— U
in
� � I
0
W
W
Vn
W
J
LL W
LL
V
J z
z
°
waw
V
I--(7
U) W W
J F m
Q
U W
LLB(
I --
Z
O
w
J
w
w
LL
a
w
V
Z
O
V
0
Z
O
a
o
wLo
J
w
NO Ln LL
W
NN Q
LU
7
i )
07 U O
0
I
IW w z
U
Uz Er
W-
w
a
JO
w'
oC
Ln
O
W
� II
-
N
J II
J
LLIdi
00
W
~ J
H W
Z J
O Q
WQ
cUn
UcVn
O
ll ,8
O
4Ar F ORp
U � •
�•S T. 18�� � ' �
i
CITY COMMISSION MEMORANDUM 26.036
JANUARY 26, 2026 AGENDA
WS _ RM _ X_
Item No. 73
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. 2026-4844; Amend a 48.89-acre portion of the Seminole
Towne Center Planned Development for the first phase modification at
200 Towne Center Circle.
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 amend a 48.89-acre portion of the Seminole Towne Center Planned Development
for the first phase modification at 200 Towne Center Circle has been received.
The property is owned by TAC Seminole Towne Center LLC, whose manager is Dror Bezalel.
Brooks Stickler P.E. of Kimley Horn, has made application for the owner. A Citizens Awareness
and Participation Plan (CAPP) meeting was held on May 14, 2025, and a copy of the report is
attached, which has been found to be satisfactory to the City.
The Affidavit of Ownership and Designation of Agent form is attached and additional 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 three parcels are vacant and being assessed as
Vacant Department Store with the assessed tax values and total tax bills for 2025 shown below:
Parcel Number
Assessed Value
Tax Bill
Property Status
(2025)
(2025)
29-19-30-5LW-0100-0000
$1,628,719
$29,547
Vacant Department
Store
29-19-30-5LW-OlOB-0000
$15,563,718
$280,737
Vacant Department
Store
29-19-30-5LW-0400-0000 $6,925,397 $123,272 Tourist Attraction
It is the applicant's intent to redevelop the property for a major anchor retailer and supportive uses.
The proposed development will facilitate new construction and provide additional tax revenue to
the City.
No additional staffing is anticipated if the PD Rezone is approved.
BACKGROUND:
The 48.89-acre site is generally located South of SR 46, North of SR 417, East of Interstate 4 and
West of Towne Center Boulevard with a project address of 200 Towne Center Circle. The property
is currently zoned PD, Planned Development and has a future land use designation of HI, 1-4 High
Intensity.
On January 24, 2022 the City Commission adopted Ordinance 4663 rezoning 108 acres and
amending the Seminole Town Center PD Master Plan, the approved masterplan added commercial
uses.
The proposed revision to the Seminole Town Center PD Master Plan is proposed to modify uses
and development standards for a 48.89 acre portion of the mall on the former Macy's Department
Store. The Seminole Town Center PD Master Plan proposes a 153,820-square-foot wholesale retail
center, a 2,219-square-foot liquor store, vehicle service (tires only) and gasoline fuel pumps. As
part of the PD, the applicant has provided elevations which are shown below:
Proposed Commercial
TO CORI iz 6,
ELEVATION
SOUTHEI'm
L-SMOOTH FACE `TEXTURED METAL HORIZONTAL RIBBED✓
"SANDSTONE" "MOCHA"
LVERTICAL RIBBED PANEL LCANOPV STEEL
'METALLIC 'MEDIUM
`SMOOTH FACE CMU
O
SCALE 1" 40'
CHU'BUFF" PANEL PANEL.
CHAMPAGNE" BRONZE-
"BUFF'
COPING (TVP)
COPING (TVP)
TOCOPING "MEDIUM BRONZE' T C RNI
- "MEDIUM BRONZE'
_
-
i0
N IN
All I
SEAM VSR
O
EAST ELEVATION SMOOTH FACE
HORIZONTAL RIBBED DOORS "MATCH TEXTURED METAL
VERTICAL RIBBED PANEL ENTRY ELEVATION
STEM WALL.
CONCRETE,"NATURAL
SCALE--.1-=40' CMU"BUFF'
PANEL 'MOCHA" ADJACENT COLOR- PANEL -SANDSTONE'
'METALLIC CHAMPAGNE' O SCALE: 1" = 40'
SMOOTH FACE CMU
"BUFF"
®NORTH ELEVATION `VERTICAL RIBBED PANEL
SCALE 1" = 40' 'SANDSTONES
iCPIZONIAL RIBBED A DOORS `SMOOTH FACE CMU ACCENT BAND
PANEL MOCHA' -MATCH ADJACENT COLOR- "BUFF' -RED'
VERTICAL RIBBED PANEL
"SANDSTONE' 4
o�c
oa
SIGN TABLE
DENAM
ouA SQE A(EACH)
T ,.7
A
1 5'-0' 174 SF
174 SF
B
3 6'-0" 251 SF
753 SF
C
1 17-4- z 1'-9" 31 SF
31 SF
D
1 18'-0' X 1'-9" 32 SF
32 SF
TOTAL SIGN AREA: 990 SF
TO
ONORTHISOUTH ELEVATION
SCALE: 1/8" = F-O"
EXIT SIDE
OEASTIWEST ELEVATION
2 SCALE: 1/8" = 1'-0"
Elevations of Fuel Islands
/-SIGN LIGHT BAR, CENTERED
ON ALL FOUR SIDES
PAINTED"
TYPICAL STEEL FACED
INSULATED PANELS -
'GREY -BEIGE'
_._------. .---------.-.
CONCRETE
OCONTROLLER ENCLOSURE ELEVATIONS
,CALE: 1/8= 1'-0"
`MEDIUM
CRIB METAL FASCIA PANEL
'METALLIC CHAMPAGNE"
SIGN AREA TABULATION (CANOPY SIGNS)
QUANTITY SIZE AREA (EACH) TOTAL SF
4 2'-S 1/4" 21 SF 94 SF
TOTAL SIGNAGE AREA: 94 SF
ENTRANCE SIDE
:NSULATED SAFETY
GLASS
�4
The following is a table of development standards obtained from the PD Master Plan. Reductions
and variations to the specifically noted minimum code standards are provided to show staffs
position as it relates to the proposed reduction of standards presented in the PD proposal as part of
the negotiated PD non -statutory development agreement.
Requirement
Required
I All service islands
Provided
A setback of 10' in
Deviation
Explanation
The gasoline fuel
LDR
Schedule E,
shall be limited to
lieu of 35' from all
pumps are located
Section 2.0-
1 and utilized only for
parcel's lines for
internal to the site
B.1
the dispensing of
service islands and
and are not
fuel, air,
relative appurtenance
adjacent to
water and/or oil. All
and structures above
external parcel
service islands and
the ground for
boundaries. A
related
accessory retail
reduction in the
appurtenances and
gasoline sales. 71%
35' setback to 10',
structures above
Reduction
internal to the
ground shall be
site, will allow for
located at least
a denser
thirty-five feet (35')
development
from all parcel lines.
form and allow
No service
the development
islands or the
to provide enough
activities related
parking for the
thereto shall be
primary use of the
permitted within any
site.
required buffer
Staff
Supports
Yes/No
Yes
Requirement Required Provided
strip.
LDR
Accessory buildings Accessory buildings
Schedule F,
and structures are and structures are
Section 2.0,
prohibited in front or allowed in front or
D.2
side yards. Garages side yards so long as
and carports they support the
greater than 200 primary retail
square feet that function of the use so
comply with the long as they are not
applicable required used for storage or
district setbacks may waste in lieu on being
be prohibited.
permitted in the side
mod•
LDR Sch G,
Section 3.0 -
C.La
Where appropriate
with sound and
generally accepted
architectural
practices and
principles,
buildings should be
located near the
front property line,
with front
building facades at
or near the back of
sidewalk.
Building location
permitted to be
central to the
property in lieu of
being near the front
property line.
Deviation Staff
Explanation Supports
Yes/No
Front and side Yes
yards are
determined by the
primary and
secondary roads.
This development
is part of a mixed
use PD and has an
internal looped
roadway network
that creates all
sides of the site as
a front yard.
The nature of the Yes
large wholesale
retail use
experiences high
volumes of
vehicle traffic and
relies on the
placement of the
building internal
to the site for
adequate
movement of
vehicles. Due to
the high vehicle
volume, placing
the building along
the street frontage
will not provide
for a parking
design that will
provide an
adequate
distribution of
parking for
customers.
Requirement Required Provided Deviation
i Explanation
LDR Sch G,
Section 3.0 -
C.Lb
LDR Sch G,
Section 3.0 -
CA
LDR Sch J,
Section 2.2 -
E
All buildings must
front a public or
private street. All
buildings shall be
arranged to orient to
and help define the
street, to frame
corners, to
encourage pedestrian
traffic and define a
pace.
To encourage a
wider
distribution and use
of parking and better
access for
customers, all large
retail establishments,
either single or
multiple ownership
that exceed 75,000
square feet, shall
provide at least no
less than 2 customer
entrances. Sufficient
offset distances
between entrances
shall be provided to
more evenly
distribute both
vehicular and
pedestrian
circulation routes.
In situations where
there are four (4) or
more rows of
parking spaces, the
City may require the
use if landscaped
strips a minimum of
ten (10) feet in width
to be parallel to the
subject driving
aisles. In such areas,
trees shall generally
be
Building location
permitted to be
central to the
property in lieu of
fronting on a public
or private street.
Retail establishments
of a single owner
exceeding 75,000
square feet to provide
for a single customer
entrance in lieu of no
less than 2 customer
entrances.
The use of parking
end -cap landscape
islands in lieu of 10'
wide parking strips
parallel to four (4) or
more rows of parking
spaces.
The nature of the
large wholesale
retail use
experiences high
volumes of
vehicle traffic and
relies on the
placement of the
This is a
wholesale retail
use and design of
the store requires
a single point of
entry and exist to
provide an
adequate level of
security as there
is a high volume
of customers and
sales daily. The
location of the
entry and exit is
located central to
the parking lot to
provide for an
equal distribution
of distances to the
majority of
parking spaces.
The parking lot
design provides
for as many
landscaping
islands and strips
as possible
without limiting
and degrading
access and
distribution for
the parking
spaces provided
for customers.
Any additional
landscaping areas
Staff
Supports
(Yes/No)
Yes
Yes
NO
Requirement Required Provided Deviation
Explanation
LDR Sch G,
Section 3.0 -
S.6
LDR Sch H,
Section 7.0 -
C
spaced at intervals of
twenty-five (25)
feet.
Vehicular circulation Parking pods shall be
within a site,
separated by
Parking pod, up to
designated primary
200 spaces each,
drive aisles in lieu of
shall be separated by
streets and/or
streets and/or
pedestrian plazas.
pedestrian plazas
No development
shall exceed the
required number of
parking spaces by
more than twenty-
five percent (25
percent). However,
the Administrative
Official may
approve parking
increases up to 50
percent, when the
applicant
demonstrates good
cause in a parking
study prepared by a
traffic engineer or
traffic planner. At
least five examples
No development shall
exceed the required
number of parking
spaces by more than
75% in lieu of 25%.
within the parking
lot will reduce the
level of service
for use of the site
beyond the
minimum needs
to adequality
serve the use.
The nature of this
development and
the accessory use
associated with it,
limits the site's
geometry to
provide additional
internal separator
streets or plazas.
If additional
internal streets or
plazas were to be
provided, there
would not be
enough parking
spaces to serve
the use causing
overflow and
unwanted circling
of drivers looking
for spaces.
Maximum
parking
allowance is not
sufficient to meet
the needs of the
proposed
development.
Parking beyond
the maximum
allowed is needed
to ensure that cars
do not overflow
outside of the site
onto adjacent
streets and to
minimize the
likelihood of
drivers
continuously
Staff
Supports
(Yes/No)
Yes
NO
Requirement , Required
LDR Sch H,
Section 8.0 -
B
LDR Sch J,
Section 2.2 -
A.2
of similar projects
within 100 miles of
the project location
must be included in
the parking study.
The percentage of
any increase in
parking spaces must
include either EV
charging stations or
installation of
electric conduit to
serve future EV
infrastructure.
All parking area
designs shall comply
with Figure H-1 of
this Schedule.
A landscaped area
shall be provided
and maintained at
each end of all rows
of parking. In
addition, at least one
(1) landscaped area
shall be provided
and maintained
between every ten
(10) parking spaces,
provided however,
that when double
Lfront-to-front) rows
Deviation Staff
Provided Supports
Explanation Yes/No
Parking lot design
radius for parking
islands to be a
minimum of 8' in lieu
of 20'.
At least one (1)
landscaped area shall
be provided and
maintained between
every twenty (20)
parking spaces in lieu
of every ten (10).
circling the
parking lot for
extended periods
of time causing
congestion.
A reduction in
parking island
radii to 8' will
reduce vehicle
turning speeds
providing for a
safer environment
for pedestrians
travelling to and
from their
vehicles within a
high vehicle
volume parking
lot. Routes for
delivery, waste,
and emergency
services provide
adequate
movement of
vehicles.
The parking lot
design provides
for as much
landscaping
islands and strips
as possible
without limiting
and degrading
access and
distribution for
the parking
spaces provided
for customers.
Any additional
Yes
NO
Deviation Staff
Requirement Required Provided Supports
Explanation (Yes/No)
LDR Sch J -
Section 2.6 A
LDR Sch H,
Section 6.0 -
F.8
of parking spaces are
utilized, each
required landscaped
area shall contain a
minimum land area
of four hundred
(400) square feet.
Length shall match
that of the adjacent
parking space. A
twenty (20) foot
turning radius shall
be accommodated at
the end of parking
rows.
a minimum five-foot
wide landscaped
area shall be located
along one -hundred
percent (100%) of a
building fagade with
frontage along a
street right-of-way.
It is recommended
that 1 /2 of the
bicycle parking
spaces be provided
as long-term
parking, safe and
secure from
vandalism and theft,
and protected from
the elements. With
the remainder being
provided as short
term (customer or
Excluding space
necessary for ingress
and egress, a
minimum five-foot
wide landscaped area
shall be located along
one -hundred percent
(100%) of the
property boundary
adjacent to street
right-of-way, in lieu
of the building fagade
with frontage along a
street right-of-way.
Request:
• 10 public (short
term) bike spaces at
primary fagade (42%)
• 14 employee (day
use/long term) spaces
inside building at
Tire Center and
Receiving area (58%)
landscaping areas
within the parking
lot will reduce the
level of service
for use of the site
beyond the
minimum needs
to adequality
serve the use.
The building is
not located along
street ROW due
to the needed
design of the site
to adequality
serve customers
and preserve
functionally of
the use.
Landscaped areas
are provided
along the
perimeter of the
use area along the
street frontage/
ROW with the
exception of
points of ingress
and egress
None
NO
Yes
Requirement Required Provided Deviation
Explanation
LDR Sch G,
Section 3.0 -
E
LDR Sch G,
Section 3.0 -
F
visitor) parking, and
it is recommended
that these parking
spaces be visible and
convenient to the
building's entrance.
Primary Fagade
Standards
Secondary Fagade
Standards.
LDR Sch G, A single, large,
Section 3.0 - dominant building
I.I.a. must be avoided.
False fronts or
_parapets create
Primary facades on
the ground floor shall
have a minimum of
four (4) design
features along a
minimum of 15% of
their horizontal
length in lieu of 50%
of their horizontal
length.
Secondary facades
shall not be required
to provide any of the
design elements
required for primary
facades in lieu of a
minimum of two
design elements, so
long as the secondary
fagade's architectural
design matches the
primary facades'.
Buildings subject to
the projection or
recess depths
required under
"Variation in
Staff
Supports
(Yes/No)
This a large scale NO
wholesale retail
use and providing
glazing above the
minimum needed
for daily
operations poses a
security risk for
break in. As an
alternative and to
provide for a
visually pleasing
fagade, the
building include
architecture
enhancements on
the fagade such as
faux casements
with canopy;
changes in
exterior materials.
Secondary NO
facades will
match
architectural
design, colors and
materials of
primary facades,
but do not lend
themselves to
glazing elements
or other design
features due to
internal building
design conflicts
and security
issues.
The design style NO
of the proposed
building is based
on modern
themes which do
Requirement Required Provided Deviation
Explanation
LDR Sch G,
Section 3.0 -
I.2
insubstantial
appearance and are
discouraged. All
facades, excluding
courtyard areas,
shall be designed to
employ, at a
minimum, the
following design
treatments. For
buildings 40,000
square feet or larger
in gross building
area, a maximum
length, or
uninterrupted curve
of any facade, at any
point must be 150
linear feet.
Projections and
recesses must have a
minimum depth of
10' with 150 linear
feet limitation
Wall plane changes.
Buildings subject to
the projection or
recess depths
required under
"Variation in
Massing" must not
have a single wall
plane exceeding
60% of each facade.
If a building has a
projection or recess
of 40' or more, each
is considered a
separate facade, and
must meet the above
requirements for
wall plane changes.
Massing" must not
have a single wall
plane exceeding
100% of each facade
in lieu of 60% of
each facade.
Continuous wall with
no plane changes
LDR Sch G, Each building facade Each building facade
Section 3.0 - shall be designed shall be designed
J.2 such that at least 8 of such that at least 8 of
the following the following
building
not provide for
projections and
recesses rather
than the style of
traditional
vernacular to
have a more
timeless
appearance.
The design style
of the proposed
building is based
on modern
themes which do
not provide for
projections and
recesses rather
than the style of
traditional
vernacular to
have a more
timeless
appearance.
Design treatments
provided :
a. Canopy: Enry
canopy feature
Staff
Supports
(Yes/No)
NO
Yes
Requirement , Required
design treatments
are used:
Provided
Deviation
Explanation
building design
integrated into
treatment are used:
building facade
a. Canopies, porticos
or porte-cocheres,
c. Colonnades or
shall be integrated
arcades: Entry
with the building's
canopy provides
massing and style
colonnade area
b.Overhangs,
exceeding
minimum of 3'
minimum width.
c. Colonnades or
arcades, a minimum
g. Display
or 8' clear in width.
Windows:
d. Cornice a
Sectional glazed
minimum of Thigh
overhead doors
with 12" projection
provided at tire
e. Peaked or curved
center
roof forms
f. Arches with
h. Ornamental
minimum 12" recess
and structural
depth
architectural
g. Display windows
details: Metal
h. Ornamental and
sign structure
structural
feature with CMU
architectural details,
column element
other than cornices,
integrated into
which are integrated
building structure
into the building
and design.
structure and overall
design.
j. Projected,
i. Clock or bell tower
covered or
or other such roof
recessed entry:
treatment
Canopy provides
j. Projected, covered
covered, recessed
or recessed entry with
entry area
minimum of 8' and
exceeding
the minimum area of
minimum width
100 square feet
and area
k. Emphasized
requirements.
building base,
minimum of 3' high,
k. Building base
with a minimum
1'-8" to 3'-4" high
projection from the
(variance on
wall of 2".
height)
1. Additional roof
articulation above the
n. Columns:
minimum standards.
Columns with
m. Curved walls
high CMU bases
n. Columns
provided at entry
o. Pilasters
canopy
Staff
Supports
(Yes/No)
Requirement Required I Provided
LDR Sch G, All projects shall be
Section 3.0 - designed such that at
J.3 least 2 of the
following are used:
p. Tile roof material
p. Expressed or
exposed structural
elements.
All projects shall be
designed such that
at least 2 of the
following are used:
a. Decorative
landscape planters or
planting areas, a
minimum of 5' wide
shall be provided, as
well as areas for
shaded seating
consisting of a
minimum of 100
square feet.
b. Specialty pavers or
stamped or textured
colored concrete
along the building
perimeter walkway
with treatment must
constitute a minimum
of 60% of walkway
area.
c. Two specimen
trees or palms
provided for every
100' of the front
facade or secondary
Deviation Staff
Explanation Supports
Yes/No
Additional item:
Vertical inset
elements with
color change
North facade
must
accommodate
continuous rack
systems and clear
line of sight along
aisles to facilitate
security.
North facade
faces internal
circulation and
parking rather
than a public road
way.
Elements
included at
Primary Facades
only:
a. Integral
concrete benches
at entry canopy
area columns
c. Trees at South
facade
North facade
must
accommodate
continuous rack
systems.
North facade
faces internal
circulation and
parking rather
than a public road
way.
Unclear
location.
No
finding
made.
Requirement , Required
Section 3.0 -
O.a.
An outdoor patio
area must be
provided adjacent to
the customer
entrance, with a
minimum of 100
square feet in area.
The patio area must
incorporate the
following:
LDR Sch F, The maximum
Section 9.0 - height of any
E.8 outdoor light, as
measured from the
ground to the top of
Deviation Staff
Provided
Supports
Explanation
Yes/No
facade facing a
right-of-way and a
minimum of 2 1
specimen trees or
palms for the rest of
the project with a
minimum height of
12' at time of
planting.
d. Site sculptures
whenever practical
e. Other site elements
not addressed herein
will be reviewed on a
case -by -case basis
and will be evaluated
based upon such
factors as durability,
quality, maintenance,
architectural intent,
compatibility with the
provisions of these
design guidelines and
environmental
context.
An indoor patio area,
A seating and Yes
in lieu of an outdoor
patio area will be
patio area, must be
located inside the
provided adjacent to
building as to be
the customer
protected from
entrance, with a
the natural
minimum of 100
elements and to
square feet in area.
be usable during
The patio area must
storm events.
incorporate at a
minimum benches
and seating areas in
lieu of benches or
seating areas,
decorative landscape
planters or wing
walls, and structural
or vegetative shading.
The maximum height
Taller light poles Yes
of any outdoor light,
will provide for a
as measured from the
wider spread of
ground to the top of
light to increase
the lighting fixture or
visibility and
Requirement Required Provided Deviation
Explanation
the lighting fixture
or light pole,
whichever is higher,
shall be 25' feet.
LDR Sch G, The maximum light
Section 4.0 - pole height in all
D.21.a parking areas shall
not exceed 25'.
LDR Sch G,
Section 4.0 -
D.21.d.
Provide separate,
pedestrian scale
lighting for all
pedestrian ways
through parking lots.
Locate poles in
parking islands
wherever possible
with a maximum
base height of 2'.
light pole, whichever
is higher, shall be 37'
feet. In lieu of 25'
feet.
37 Feet
Lighting will be
provided at a scale
that provides
adequate nighttime
visibility and security
for pedestrians in lieu
of providing separate
lighting at a
pedestrian scale.
safety for users of
the site. Taller
lights with wider
light spread also
reduces the need
for a large
quantity of light
poles that would a
visual clustering
of a "forest" of
lamp poles given
the scale of this
development for
an improved
cross -site visual.
Taller light poles
will provide for a
wider spread of
light to increase
visibility and
safety for users of
the site. Taller
lights with wider
light spread also
reduces the need
for a large
quantity of light
poles that would a
visual clustering
of a "forest" of
lamp poles given
the scale of this
development for
an improved
cross -site visual.
Taller light poles
will provide for a
wider spread of
light to increase
visibility and
safety for users of
the site. Taller
lights with wider
light spread also
reduces the need
for a large
quantity of light
poles that would a
Staff
Supports
(Yes/No)
Yes
Yes
Requirement Required Provided Deviation
Explanation
LDR Sch G,
Section 4.0 -
D.22.a
Maximum light pole
heights in all parking
areas shall not
exceed 15'.
37 Feet
visual clustering
of a "forest" of
lamp poles given
the scale of this
development for
an improved
cross -site visual.
Taller light poles
will provide for a
wider spread of
light to increase
visibility and
safety for users of
the site. Taller
lights with wider
light spread also
reduces the need
for a large
quantity of light
poles that would a
visual clustering
of a "forest" of
lamp poles given
the scale of this
development for
an improved
cross -site visual.
Staff
Supports
(Yes/No)
Yes
Adding to the table provided by the applicant, staff identifies the deviations relating to
Architectural Standards, Parking Requirements, and Landscaping where the applicant's proposal
does not align with the City's established expectations. In these areas, staff encourages the
Commission to consider alternatives that would better reflect Sanford's commitment to quality
development and ensure the long-term success of this redevelopment project. The applicant
provides explanations focused on operational efficiency and design preferences, while staff's
position reflects the City's responsibility to uphold landscaping, fagade articulation, and
architectural standards that ensure redevelopment projects contribute positively to Sanford's
character and long-term success.
Landscaping and Site Design
Staff emphasizes the importance of landscaping in creating a pedestrian -friendly and visually
appealing environment:
• Parking Landscaping Strips: The applicant emphasizes efficiency through end -cap
islands. Staff maintains that continuous landscaped strips are important for shade,
pedestrian comfort, and breaking up large expanses of pavement.
• Landscaping Frequency in Parking Rows: The applicant highlights the need to
maximize parking supply. Staff emphasizes that landscaped breaks every ten spaces are
important for aesthetics, environmental performance, and a human -scaled environment.
• Parking Supply and Green Space: The plan calls for a 75-percent increase in required
parking over what would otherwise be permitted. Staff notes that this level of parking
reduces green space in landscaped islands and negatively impacts the pedestrian
experience.
• Foundation Landscaping: The applicant has requested removal of the requirement to
provide foundation landscaping. Staff emphasizes that foundation landscaping is critical to
mitigating the scale and massing of the primary building and enhancing the pedestrian
environment.
• Street -Facing Landscaping Along Building Fagade: The applicant explains that
landscaping is placed at the property boundary due to building placement. Staff emphasizes
that landscaping along fagades facing the street right-of-way is important to reinforce
pedestrian orientation and streetscape quality.
Fagade Design and Architectural Quality
Staff places priority on maintaining visually engaging and articulated buildings:
• Primary FaVade Standards: The applicant cites security concerns with glazing. Staff
emphasizes that primary fagades should include design features that engage the public
realm and create visual interest.
• Secondary Fagade Standards: The applicant proposes matching colors and materials but
omitting design elements. Additionally, the architectural elevations provided do not
provide sufficient breaks, recesses, and projections to reduce the scaling and massing of
the proposed 153,820-square-foot wholesale retail center. Staff emphasizes that secondary
fagades also play a role in architectural quality and should avoid flat walls.
• Project Standards: The applicant notes that they provided two project standard elements
at the main entrance of the building as required by code, however, staff is unable to identify
those elements on the plans provided for consideration.
• Variation in Massing: The applicant proposes a modern design without recesses or
projections on the 153,820-square-foot building. Staff emphasizes that massing variation
is important to break down the scale of large buildings and avoid monolithic appearances.
• Wall Plane Changes: The applicant justifies continuous walls as part of a modern theme.
Staff emphasizes that articulation is necessary to maintain rhythm, reduce bulk, and align
with design guidelines.
Signage
As part of the proposal, the applicant notes that two sides of the building are less prominent in
terms of architectural visibility and therefore should not be held to the same fagade standards.
However, one of those sides is proposed to carry significant signage, which demonstrates that it is
visible and plays an important role in how the project presents itself to the public. Staff's position
is that when a fagade is used for signage, it should also reflect architectural quality, ensuring that
all sides of the building contribute to Sanford's overall commitment to attractive, high -quality
development. While the elevations illustrate landscaping intended to offset the reduced
architectural treatment, the accompanying plans do not reflect the landscaping shown.
Overall Analysis
Staff's position reflects a consistent commitment to quality redevelopment. The applicant
emphasizes operational efficiency and modern design preferences, while staff emphasizes
landscaping, pedestrian orientation, and architectural articulation. Together, these perspectives
depict the balance that must be achieved: meeting the functional needs of a large-scale retail
operation while ensuring that the project contributes positively to Sanford's identity and
community character.
Update following the December 4, 2025, Planning and Zoning Commission Meeting
Following the December 4, 2025, Planning and Zoning Commission meeting, the applicant
provided additional information on December 17, 2025, proposing minor modifications to the site
plan. The materials were transmitted informally via email and were not submitted through the
City's CitizenServe portal; therefore, it did not undergo a full standard completeness review,
routing, or acceptance procedures.
The applicant's email noted an intent to improve compliance with Schedule J. Staff s cursory
review identified the applicant proposes adding three landscape islands to the northern parking
area while maintaining the existing configuration elsewhere. The applicant also requested that the
site be evaluated as four distinct parking lots, instead of just one parking area, to support a reduced
landscape island ratio of one island per 15 spaces, rather than the Land Development Regulations
(LDR) requirement of one per 10 spaces.
In addition, the applicant proposed recalculating parking requirements using the "General Retail
Sales and Service" ratio of 5 spaces per 1,000 square feet rather than the "Large Retail Goods"
standard of 3 spaces per 1,000 square feet. Staff notes that, even if the higher
5-per-1,000-square-foot retail ratio were applied, the required parking would still be subject to the
reduction applicable to uses located within a multi -tenant shopping center or mall. As this project
functions as part of the larger mall development, the 3 spaces per 1,000 square feet would still
apply.
Although only a cursory review was conducted, it appears that the revisions are modest in scope.
While applicants' narrative describes broader improvements, the site plan shows only minor
changes in the northern parking area. The updated wording of the request does not materially
change the underlying design or address the spacing requirements reflecting limited adjustments
and not substantive modifications to the site plan.
Staff s position remains unchanged. The proposed revisions do not substantively modify the site
design, nor do they bring the project into compliance with the LDRs.
The applicant has also indicated that the Comprehensive Sign Plan will be addressed at a later date.
The maximum signage area permitted under the existing Comprehensive Sign Plan is 600 square
feet. Because the applicant is requesting nearly 1,000 square feet of signage, any increase above
the current maximum must be incorporated into the zoning request. If an increased signage
allowance is approved as part of this request, staff can work with the applicant on an updated
Comprehensive Sign Plan, provided that the PD Master Plan or associated Development Order
clearly identifies the revised maximum square footage permitted for the site.
SEMINOLE COUNTY JOINT PLANNING AGREEMENT (..IPA) COMPATIBILITY
The "High Intensity I-4" (HI) area is a mixed -use designation intended to promote the development
of employment centers in the vicinity of the West SR 46 corridor and the commuter rail station.
The corridor's proximity to I-4 as well as SR 417 and the SunRail commuter line provides access
to regional markets and a substantial labor force. The HI designation permits both a vertical and
horizontal land use mix of commercial, office, residential with a maximum FAR of 2.0.
Per Exhibit D, the subject property is within sub -area 8 of the JPA and Exhibit C the following
excerpts apply to this land use conversion.
All lands in this area annexed by the City after the JPA have received land use designations of
"High Intensity I-4" (HI), a City equivalent designation to HIP-TI. City and County
Comprehensive Plan policies for this area are very similar. The City's densities and floor areas are
slightly less intense than the County's. The County and the City established gateway corridor
standards for SR 46 to ensure compatible and aesthetically pleasing development in the area. This
area is developing rapidly, consistent with both the City and the County's Comprehensive Plan
policies and corridor standards. The County and City, working together, have been successful in
minimizing urban sprawl, providing affordable housing opportunities and targeting industrial and
commercial growth in this area. Both the County and the City will continue to ensure that the area
is developed consistently with their mutually agreed upon standards and policies. This area should
be reserved for target industry and SunRail supporting development as there is limited vacant
acreage available on which target industry will site. Single-family and low or medium density
residential developments are not compatible within this area.
The proposed uses within the PD are in line with its underlying land use of HI, High Intensity I-4,
and the Sanford — Seminole County JPA.
COMPREHENSIVE PLAN
Staff has determined that the proposed rezone is compatible with the surrounding uses and is
consistent with the goals, objectives, and policies of the Comprehensive Plan and the HI, High
Intensity Future Land Use. However, the City of Sanford Comprehensive Plan also establishes
clear expectations for architectural quality, landscaping, and signage.
• Objective FLU 1.3 — Promote Attractive Development requires that new development and
redevelopment contribute positively to the City's appearance, directly reinforcing the need
for architectural articulation and landscaping on visible fagades.
• Policy FLU 1.3.2 — Architectural and Site Design Standards calls for design standards that
enhance community character, supporting staff s position that where signage is visible, it
must be paired with architectural quality
• Objective FLU 2.1 — Enhance Community Appearance requires landscaping, signage, and
architectural treatments that improve the City's image, directly supporting staff s emphasis
on landscaping consistency and appropriate signage scale.
These Comprehensive Plan provisions align directly with the requirements of Schedule G —
Architectural and Site Design Standards, which establish the City's expectations for fagade
articulation, landscaping, and signage as integral components of quality development. Together,
Objective FLU 1.3, Policy FLU 1.3.2, and Objective FLU 2.1 provide the policy foundation that
Schedule G implements at the regulatory level, ensuring that redevelopment projects contribute
positively to Sanford's appearance and community character.
Staff findings support the overall request for the project, subject to the Commission determining
the level of building and site enhancements to promote the overall quality sought to commence the
redevelopment of this important project.
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 deny the 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 [of] 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 regarding 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. 2026-4844 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 voted
5-1 to recommend approval of the requested PD Amendment with all the applicant requested
deviations and the parking lot layout be consistent with the revised configuration presented at the
hearing. Commissioner Mathews dissented on the basis that compliance with the City's
landscaping and parking requirements do not create an undue hardship on the applicant and ample
parking is available throughout the existing PD.
The following conditions were provided by staff to accompany any approval in an associated
Development Order:
1. Pursuant to Section 4.B.6.c of the Land Development Regulations (LDR) of the City of
Sanford, this rezoning shall expire 3 years from the effective date of this Ordinance if all
required infrastructure improvements have not been completed or an extension granted.
2. Unless specifically requested and approved on the Amendment Master Plan for Seminole
Towne Center, any required elements missing from or not shown on PD Master Plan or
associated PD documents shall comply with and default to the regulations in the City's
LDR.
3. The property shall be developed generally in accordance with the future land uses and
development standards identified on the Amendment Master Plan for Seminole Towne
Center dated August 21, 2025, unless otherwise specifically set forth in any associated
development order; provided, however, that all subsequent development orders shall be
consistent with the provisions of this Ordinance including the following:
a. All Automotive uses including Gasoline Service and auto repair shall be limited to
the Phase 1 (the outlined and shaded area) called out on the Master Plan.
Automotive uses shall be prohibited elsewhere within the PD, unless previously
approved, without a separate PD Amendment.
4. A Development Plan prepared and sealed by a licensed Florida professional engineer
meeting the requirements of the City's Land Development Regulations must be submitted
and approved prior to any construction on site.
5. A comprehensive signage program consistent with the Land Development Regulations and
the Seminole Towne Center design theme shall be required for the entire development,
including all commercial and multifamily components. An initial Comprehensive Sign
Plan for Phase 1, reflecting a maximum of no more than 1,000 square feet of attached
signage, shall be submitted through CitizenServe and approved by the Planning and Zoning
Commission prior to issuance of any sign permits.
6. As this PD Master Plan approval applies only to Phase 1, subsequent phases may require
additional modifications to ensure appropriate interconnectivity between buildings, sites,
and uses. Such modifications may include adjustments to circulation, access, landscaping,
or architectural treatments to maintain consistency with the City's Comprehensive Plan
and the overall intent for cohesive development.
7. Adequate roadway and utility capacity shall be demonstrated prior to development to
ensure compliance with adopted concurrency and level -of -service standards for each phase
of the redevelopment of the Seminole Towne Center.
8. 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.
The following Conditions were added by the Planning Commission to be added to the ordinance.
1. The parking lot layout shall be consistent with the plan presented by the applicant at the
January 8, Planning and Zoning Commission meeting.
SUGGESTED MOTION:
"I move to adopt Ordinance No. 2026-4844 to amend a 48.89-acre portion of the Seminole Towne
Center Planned Development for the first phase modification at 200 Towne Center Circle, based
on consistency with the goals, objectives and policies of the City's Comprehensive Plan as
recommended by staff and subject to a development order that includes all recommended
conditions and standards."
Attachments: Ordinance No. 2026-4844
Project Information Sheet
Site Aerial Map
Zoning Map
Affidavit of Ownership
CAPP Meeting Report
Justification Statement
Seminole Towne Center Master Plan
Site Plan Exhibit
Elevations