HomeMy WebLinkAbout4849 Amend Land Use 3151 E Lake Mary BlvdOrdinance No. 2026-4849
An Ordinance of the City of Sanford, Florida, amending the City of
Sanford Comprehensive Plan, as previously amended; providing for
amendment of the Future Land Use Element of the City of Sanford
Comprehensive Plan relative to certain real property of approximately
3.0 acres from High Intensity Planned Development Airport (HIP -AP)
(Seminole County) to Airport Industry and Commerce (AIC) (City of
Sanford) and assigned Tax Identification Parcel No. 03-20-31-5AY-
0000-0560, which is generally addressed as 3151 East Lake Mary
Boulevard within City Limits (map of the property attached)said
property being more specifically described in this Ordinance;
providing for legislative findings and intent; providing for assignment
of the land use designation for the property; providing for the adoption
of maps by reference; providing for severability; providing for
ratification of prior acts of the City; providing for conflicts; providing
for codification and directions to the Code codifier and providing for
the implementation of the statutory expedited State review process
and an effective date.
Whereas, MAS Realty Properties LLC, whose manager is Anh Vu. Logan
Opsahl, is the owner of certain real property located at 3151 East Lake Mary Boulevard,
which totals approximately 3.0 acres; and
Whereas, the property owner's representative applicant, Logan Opsahl,
Lowndes Law firm is the designated applicant responsible for completing the Citizens
Awareness and Participation Plan (CAPP) process. The CAPP meeting was held on
November 24, 2025, and the CAPP report, to the satisfaction of the City, was submitted
to the City; and
Whereas, the subject property is located at 3151 East Lake Mary Boulevard
and is assigned Tax Parcel Identification No. 03-20-31-5AY-0000-0560 by the Property
Appraiser of Seminole County; and
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Whereas, the property owner is seeking a proposed amendment to allow the
subject property to function as a gas service pumps and convenience store.; and
Whereas, the City's Planning and Development Services Department has
conducted a thorough review and analysis of the demands upon public facilities and
general planning and land development issues and has otherwise reviewed and
evaluated the application and determined that it comports with sound and generally
accepted land use planning practices and principles as well as whether the application is
consistent with the goals, objectives and policies set forth in the City's Comprehensive
Plan; and
Whereas, on February 5, 2026, the City's Planning and Zoning Commission of
the City of Sanford recommended that the City Commission approve an ordinance to
amend the future land use from High Intensity Planned Development Airport (HIP -AP)
(Seminole County) to Airport Industry and Commerce (AIC) (City of Sanford) on
approximately 3.0 acres at project addresses 3151 East Lake Mary Boulevard; and
Whereas, professional City planning staff, the City's Planning and Zoning
Commission and the City Commission have determined that the proposed amendment of
as set forth in this Ordinance is consistent with the Comprehensive Plan of the City of
Sanford, the land development regulations of the City of Sanford, and the controlling
provisions of State law; and
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Whereas, this Ordinance is enacted pursuant to the home rule powers of the
City of Sanford as set forth in Article VIII, Section 2 of the Florida Constitution, Chapter
166, Florida Statutes, and other controlling law; and
Whereas, Section 163.3184(3), Florida Statutes, relates to the amendment of
adopted local government comprehensive plans and sets forth certain requirements
relating to an expedited process of State review of proposed amendments to local
government comprehensive plans and relates to processes and actions relating thereto;
and
Whereas, the City's Planning and Development Services Department has
conducted a thorough review and analysis of the demands upon public facilities and
general planning and land development issues should the subject amendment be
approved and has otherwise reviewed and evaluated the application to determine
whether is comports with sound and generally accepted land use planning practices and
principles as well as whether the application is consistent with the goals, objectives and
policies set forth in the City's Comprehensive Plan; and
Whereas, the City Commission of the City of Sanford, Florida has taken, as
implemented by City staff, all actions relating to the amendment set forth herein in
accordance with the requirements and procedures mandated by State law and all prior
land use actions of the City are hereby ratified and affirmed.
Now, therefore, be in enacted by the People of the City of Sanford, Florida:
Section 1. Legislative Findings and Intent.
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(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 subject property as well
as the recitals (whereas clauses) to this Ordinance.
(b). The City of Sanford has complied with all requirements and procedures of
Florida law in processing and advertising this Ordinance.
(c) This Ordinance is internally consistent with the goals, objectives and
policies of the Comprehensive Plan of the City of Sanford.
(d) The exhibits to this Ordinance are incorporated herein as if fully set forth
herein verbatim.
Section 2. Amendment to Future Land Use Map/Future Land Use
Designation .
(a). The Future Land Use Plan Element of the Comprehensive Plan of the City
of Sanford and the City's Future Land Use Map are hereby amended by changing from
High Intensity Planned Development Airport (HIP -AP) (Seminole County) to Airport
Industry and Commerce (AIC) (City of Sanford) on approximately 3.0 acres at project
addresse 3151 East Lake Mary Boulevard under the City's Comprehensive Plan with
regard to the real property which is the subject of this Ordinance as set forth herein.
(b) The property which is the subject of this Comprehensive Plan amendment
is more specifically defined, described and depicted in the exhibits to this Ordinance.
Section 3. Implementing Administrative Actions.
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The City Manager or his designee, is hereby authorized to implement the
provisions of this Ordinance as deemed appropriate and warranted.
Section 4. Incorporation of Maps.
The maps attached to this Ordinance are hereby ratified and affirmed and
incorporated into this Ordinance as a substantive part of this Ordinance.
Section 5. Ratification of Prior Acts.
The prior actions of the City Commission and its agencies in enacting and causing
amendments to the Comprehensive Plan of the City of Sanford, as well as the
implementation thereof, are hereby ratified and affirmed.
Section 6. Conflicts.
All Ordinances or part of Ordinances in conflict with this Ordinance are hereby
repealed.
Section 7. 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 8. Codification.
This Ordinance shall be codified in the City Code of the City of Sanford or the Land
Development Code of the City of Sanford and/or the Code of Ordinances of the City of
Sanford, Florida in terms of amending the Future Land Use Map of the City.
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Section 7. Effective Date
This Comprehensive Plan amendment set forth herein shall not become effective,
in accordnace with Section 163.3184(3), Florida Statutes, until 31 days after the State
land planning agnecy (Florida Department of Economic Opportunity) notifies the City that
the Plan amendment package is complete. If timely challenged, the Plan amendment
shall not become effective until the said State land planning agency or the Administration
Commission enters a final order determining the adopted amendment to be in
compliance; provided, further, that this Ordinance shall take effcet upon the annexation
Ordinance relating to the subject property being enacted by the City Commission.
Passed and adopted this 23,d day of March, 2026.
Attest:
Traci Houchin, MMC, FCRM
City Clerk
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Approved as to form and legality: - , ! ti 1"
a
Lipdsay N. Greene, Esquire
City Attorney
City Commission of the City of
Sanford, Florida
n /I AA i
Art Woodruff/
Mayor
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' PROJECT INFORMATION - 3151 EAST LAKE MARY BOULEVARD
COMPREHENSIVE PLAN AMENDMENT
Requested Action: A request to amend the future land use from High Intensity Planned Development
Target Industry Airport (HIP -AP) (Seminole County) to Airport Industry and
Commerce (AIC) (City of Sanford) on three (3) acres at project address 3151 East
Lake Mary Boulevard
Proposed Use: Convenience Store with Gasoline Pumps
Project Address: 3151 East Lake Mary Boulevard
Current Zoning: A-1, Agriculture
Proposed Zoning: PD, Planned Development
Current Land Use: Vacant Residential
Tax Parcel Number: 03-20-31-5AY-0000-0560
Site Area: 3.00 Acres
Property Owner: MAS Realty Properties LLC
2970 Gipper Circle
Sanford, FL 32773
Applicant/Agent: Logan Opsahl
Lowndes Law
215 N Eola Drive
Orlando, FL 32801
CAPP Meeting: A CAPP meeting was held on November 24, 2025.
Commission District: District 1 Commissioner — Commissioner Sheena Britton
COMPREHENSIVE PLAN COMPLIANCE REVIEW
Planning staff has reviewed the request and has determined the use and proposed improvements to be consistent with
the Goals, Objectives and Policies of the Comprehensive Plan.
Future Land Use: Industrial
Proposed Future Land Use: AIC, Airport Industry and Commerce
Existing Land Use: Vacant Residential
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Property Address: 3151 Lake Mary Boulevard
Tax Parcel Number(s): 03-20-31-5AY-0000-0560
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CITY OF SANFORD COMPREHENSIVE PLAN AMENDMENT
Property Address: 3151 Lake Mary Boulevard
Tax Parcel Number(s): 03-20-31-5AY-0000-0560
PROPOSED FUTURE LAND USE
Acreage. 2.98 Acres
Proposed Future Land Use:
Airport Industry & Commerce (AIC)
Seminole County
Existing Land Use
Subject Site
Agriculture
City Future Land Use
Institutional
- Airport Industry &Commerce
Government
(AIC)
Public - Other
Low Density Residensital
Single -Family (LDRSF)
Recreational
_ Parks, Recreation and Ope
Residential - Multi -Family
Space (PRO)
- Residential - Mobile Home
Public & Semi -Public (PSP)
C Residential - Single Family
County Future Land Use
Transportation
HIP Airport (HIPAP)
�I Commercial - Vacant
Planned Development (PD)
other Vacant
® Suburban Estates (SE)
Residential - Vacant
EXISTING LAND USE
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Overview
LOGAN J. OPSAHL
Senior Associate
logan.opsahl@lowndes-law.com
215 North Eola Drive, Orlando, Florida 32801-2028
T: 407-418-6237 1 F: 407-843-4444
MAIN NUMBER: 407-843-4600
V MERITAS' LAW FIRMS WORLDWIDE
ANNEXATION, FUTURE LAND USE CHANGE AND REZONING
CITIZEN AWARENESS & PARTICIPATION PLAN
NOVEMBER 24, 2025
6:00 — 7:00 P.M.
A neighborhood meeting regarding the annexation, future land use change and rezoning of parcel
located at 3151 East Lake Mary Boulevard, Sanford, and identified as Parcel ID 03-20-31-5AY-
0000-0560 (the "Property") was held on Monday, November 24, 2025 from 6:00 p.m. to 7:00
p.m. at the Boombah Sports Complex located at 3450 E. Lake Mary Blvd., Sanford in the North
Meeting Room. The meeting is being held as part of the Citizens Awareness & Participant Plan
("CAPP") requirements pursuant to City of Sanford Land Development Regulations and a CAPP
summary will be submitted in conjunction with the applications.
List of affected parties (with addresses) that were notified of the proposed project and invited
to the Neighborhood Meeting:
The mailing list is attached as Appendix A.
III. Number of Neighborhood Meeting Notices distributed.
Forty-six (46) meeting notices that were mailed via USPS to property owners with 500 feet of
subject property.
IV. A copy of the Neighborhood Meeting Notice.
A copy of the Neighborhood Meeting Notice is attached as Appendix B.
V. Neighborhood Meeting Notice distribution date and method.
0894452\207701\17154011v2
The notices were mailed via USPS on November 10, 2025.
VI. The date and location of the Neighborhood Meeting.
Boombah Sports Complex located at 3450 E. Lake Mary Blvd., Sanford in the North Meeting
Room.
VII. The number of people that participated in the Neighborhood Meeting.
Three (3) members of the project team and 13 people from the greater community attended the
meeting.
Vill. A record of all phone calls and a -mails received, with a description of concerns, issues or
problems discussed and contact information of caller.
One (1) email was received from a property owner who lives adjacent to the property who
raised various concerns and questions relating to the proposed project. These questions and
concerns are consistent with those raised at the Neighborhood meeting and are outlined
below.
IX. A summary of concerns, issues and problems expressed at the Neighborhood meeting.
a. Masonry Wall. Questions were raised about where the proposed masonry wall on the
southern boundary of the Property will be located, along with the type and height of wall
that will be erected. The Applicant advised that the wall would be a masonry wall and will
be the height required by City Code and placed at or near the Property's boundary.
b. Landscape Buffer. A description of the proposed landscaping and landscaping buffer was
provided to residents along with a commitment to preserving as many of the trees and
natural vegetation reasonably possible along the Property's southern boundary to
provide for additional buffering and screening.
c. Site Access. The proposed project will have a driveway opening on Skyway and Lake Mary
Boulevard. Discussion regarding presence of existing or future medians and site
circulation were had. The Applicant's traffic study will also address these matters.
d. Lighting. The proposed lighting for the project must adhere to the City's height
regulations and avoid any light pollution off the Property. A photometric study pursuant
to the City Code will be conducted.
e. Environmental. Concerns regarding the health and safety of the Property and nearby
parcels were raised and the Applicant provided that all operations and installation of
equipment and infrastructure would need to adhere to all applicable governmental
0894452\207701\17154011v2
regulations Descriptions were also provided of the various safety standards and protocols
in place to prevent against spillage, odors and other similar issues.
f. Other Uses. Residents inquired about other uses that may be permitted on the Property
including areas identified on the Property for future development. The Applicant team
explained that any and all allowable uses will need to be memorialized in the PD
Ordinance and that such uses have not been presently identified, but that they would be
commercial and/or retail in nature. Discussion ensued regarding preferences for a coffee
shop, restaurant and other commercial and retail uses. There was also inquiries about
when any future development may commence, which has not presently been identified.
g. Traffic. General concerns and inquiries regarding traffic in the area were raised including
the wait time associated with the traffic signal at Skyway and Lake Mary Blvd. A Traffic
Impact Statement was prepared by the project's Traffic Engineer confirming that the new
7-Eleven will generate 77 A.M. and 76 P.M. peak hour trips for manageable traffic levels.
h. Crime Prevention. The concern of potential crime or loitering was raised and was
addressed by the Applicant. The proposed project is a 7-11 convenience store which has
strict policies against loitering. There are also positive relations with law enforcement
which include encourage of visits with free coffee for police.
Market Conditions. Residents observed that there were several other gas stations in the
general vicinity of the Property. The Applicant advised that there were extensive studies
observations conducted which provide the need for a convenience store at the Property
to service the surrounding residents, inclusive of residents travelling to the airport and
the Boombah Sports Complex.
j. Ownership. Residents inquired as to the current owner of the Property, as well as
whether the proposed convenience store would be owned and operated by corporate or
by a franchisee.
k. Property Value. Questions were raised regarding the proposed project's potential impact
on property values, homeowners insurance and property taxes. The Applicant provided
information that much of the parcels bounding Lake Mary Blvd. are currently improved
with commercial and retail development and that the County and the City continue to
identify these areas for future commercial and retail development.
0894452\207701\17154011v2
APPENDIX A
Mailing List for Prooertv Owners within 500-foot Buffer
MAS REALTY PROPERTIES LLC HARMAN DONALD G PARKVIEW PUKE COMMUNI TY
2970 GIPPER OR HARMAN GEORGANN HOMEOWNERS ASSN INC
SANFORD. FL 32773-6062 3257 E LAKE MARY BLVD 2966 COMMERCE PARK OR
SANFORD. FL 32773-6605 ORLANDO, FL 32819-8614
PARKVIEW PLACE COMMUNITY
GRAY DONALD R JR
ROMAN ROBERTO JR
HOMEOWNERS ASSN INC
MC WILLIAMS ASHLEY
ROMAN SHIRLEY Y
2966 COMMERCE PARK OR
3856 CORONACT
3852 CORONA CT
ORLANDO, FL 32819-8614
SANFORD, FL 32773-650+)
SANFORD, FL 32773-6500
TOUCH SOVANNCHAMPA
SZENTE JUDIT
TAYLOR JUSTIN K
31348 CORONA C 1
3844 CORONA CT
WRIGHT KELSIE B
SANFORD. FL 32773-65OU
SANFORD, FL 32773-6500
1054 GLORYLAND CT
SANFORD, FL 32771.3170
MARI INEL CHRIS I —AN A
PUPPALA ABHINAY
DE GUZMAN MACRIST!NAA
PORTER ALEXANDRA N
CHIT POLU SHNANI
3828 CORONA CT
3836 CORONA CT
3932 CORONA CT
SANFORD. FL 32773-6500
SANFORD. FL 32773-GSW
SANFORD, FL 32773-MO
CHRtST1ANSEN NATHAN A
SALAS JOSEPH
LAGGNER RYAN J
CHRISTsANSEN DANICA L
SALAS YESELLE
VARGAS M.&I" V
3824 CORONA CT
3820 CORONA CT
3816 CORONA CT
SANFORD, FL 32773-6500
SANFORD, FL 32773-6500
SANFORD. FL 32773-6500
DE JESUS DENELL R S
DE JESUS MALRENI A
W EEDEN GLENN R
HARRIS CRAIG A
SCOTT FRANCIS
MASUK CAROLYN
HARRIS RACHEL D
SCOTT JUSTINA
3808 CORONA CT
3804 CORONA CT
3612 CORONA CT
SANFORD. FL 32773-65M
SANFORD, FL 32773-6500
SANFORD, FL 32773-6500
HARMAN DONALD G
DEAKIN PATRICIA M
HARMAN GEORGANN
PERSAUD DEONARINE
38M CORONA CT
3257E LAKE
3590 SKYWAY DR
SANFORD. FL 32773-65M
SANFORD, FL 3277 -
21136v06605
SANFORD, FL 32773.9502
PARKVIEW PLACE COMMUNITY SEMINOLE 8 C C SF NOLE B C C
HOMEOWNERS ASSN INC 110, E 1ST ST 1101 E 1ST ST
2966 COMMERCE PARK OR SANFORD. FL 32771-1468 SANFORD, FL 32171-1468
ORLANDO, FL 32819-8614
HOLCOMB DORIS B UNITED STATES OF AMERICA MEISTER BRANDON L
3256 E LAKE MARY BLVD CIO UNITED STATES ARMY CORP MEIS I'ER AMY S
3256 E LAKE
E ARY 66 D PO BOX 2288 3843 CORONA CT
SANMOBILE, AL 36652-2288 SANFORD, FL 32773-M I
COX DANIEL E ZIMMERMAN W ILLIAM L SISKCOX VALENTINA H L!MMER}.1AN FLORENCE M 3831 CORONASHANiOUN
3839 CORONA CT 225 BLUE CREEK DR 3831 CORONA CT
SANFORD, FL 32773-6501 WINTER SPGS, FL 32708-6504 SANFORD, FL 32773-6501
0894452\207701\17154011v2
HOSSAN LID S
i'ARKVIEVV PLACE COMMUNITY
VOYAGERS LANDING LLC
FARZANA FAT EMAH
H(J61tO'ANERS ASSN INC
910 N AMELIA AVE
3827 CORONA CT
29" C0061MERCE PARK DR
APT 1
SANFORD, FL 32773-6501
ORLANDO. FL 32819-8614
DELAND. FL 32724-2800
ST LOUIS KEVIN M
HOLCOMB GREGORY A
ST
SEAY-ST LOUIS JENNIFER L
CIO HOLCOMB, GREGORY
847 CORONA NA
3847 CCT
36M VOYAGER LN
4610 BRIDGE I S)N LN
SANFORD, FL 32773 6501
SANFORD. FL 32773-
ORLANDO. FL 32817-3932
MURPHY ROBERT M
M3N EASON LIVING TRUST
ESTRADA MARINO ANGELAM
MURPHY SUSAN 1
3604 VOYAGER LN
3609 VOYAGER LN
261 STATES RD
SANFORD. FL 32773-+6510
SANFORD, FL 32773-6511
DALTON, PA 19414-9447
SFR JV-HD TL BORROWER B LLC
PARKVIEW PLACE COMMUNITY
N O
O RYAN LLC
CO61
HOMEOWNERS ASSN INC
611 VOYAGER IN
PO BOX 4900
2966 COMMERCE PARK DR
SANFORD, FL 32773 6511
1.
SCOTTSDALE. AZ 85264900
ORLANDO. FL 32819-8614
SUDON JACOUtLvN
LUZ MCNAMARAMONIQUE C
WILLIAMS STEVEN T
3612 VOYAGER LN
MCNAMARA SHAWN C
WILLIAMS LYDIAR
SANFORD, FL 32773-6510
206 vx MAGNOLIA AVE
3616 VOYAGER LN
LONGWOOD, FL32750-
SANFORD, FL 32173-6510
HOLCOMB RICHARD G GONCALVES DE JESUS KRESNIK
HOLCOMB KATHI A MAR A J FLOWERS BRANDON L
3268E LAKE MARY I A 712 SECRET HARBOR LN 3620 VOYAGER LN
3268 E LAKE
FL MARY
66D UNIT 104 SANFORD, FL 32773-6510
SANLAKE MARY, FL 32746-6574
TORRES SHAWN J REDDY BOYAANIL K MERCHANT ALINA
3623 VOYAGER LN VARRA SIRISHA LIERCHAN , ZEHRA
SANFORD, FL 32773 651t 14M SHADOWMOSS CIR 5721 BIG RIVER DR
LAKE MARY. FL 32746-"64 THE COLONY, TX 75056-3721
Adam Mendenhall
Planning Manager
City of Sanford Planning & Zoning
300 N. Park Ave.
Sanford, FL 32771
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APPENDIX B
Neighborhood Meeting Notice
COMMUNITY MEETING NOTICE
Dear Neighbors.
Annexation. cumprehensivc plan amendment and rezoning applications have been filed with City of
Sanford Plannme and Development Services for the parcel located at 3151 East Lake Mary Boulevard. Sanford
and identified a.. Parcel ID 03-20-31-5AY-0000-0560 (the "Property-). The Applicant is requesting annexation
into City of Sanford. a comprehensive plan amendment to Airport Industry and Commerce (•'AIC"') and rezoning
to Planned Development (PD) for a convenience store with gas pumps.
The proposed development would be located on the south side of East Lake Mary Boulevard. East of
Skyway Drive. West of Camemn Avenue and North of Kentucky Street. (See area depicted in red below.)
The development team is hosting a community meeting to present infonnatiun about the proposed project
on Monday. November 24, 2025 beginning at 6:00 p.m. until 7:00 p.m. at Boombah Sports Complex in the North
Meeting Room located at 3450 E. Lake Mary Blvd.. Sanford. Florida 32773.
If you have any questions and cannot attend, please contact Lauren Korn via email at
Lauren.Kom'u lowndes-law.com. We look forward to talking to you.
PROPOSED PROJECT SITE
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CITY OF SANFORD
BUSINESS IMPACT STATEMENT
3151 E. LAKE MARY BLVD. - 7-ELEVEN CONVENIENCE STORE WITH GAS
The City of Sanford Comprehensive Plan 2018-2030 envisions a culturally and historically
rich community that prospers from commercial uses throughout the City. The proposed project
will contribute to the economic success of the City of Sanford ("City").
The subject property, located at 3151 E. Lake Mary Boulevard is comprised of
approximately 3.0 +/- acres of vacant land located at the signalized intersection of Skyway Drive
and East Lake Mary Boulevard in unincorporated Seminole County (the "Property"). Applications
have been made for the annexation, small-scale comprehensive plan future land use map
amendment and rezoning of the Property into the City with a future land use designation of Airport
Industry and Commerce (AIC) and zoning designation of Planned Development (PD).
STATEMENT OF PUBLIC PURPOSE
The proposed convenience store with gas pumps (the "Project") would provide support and
convenience to airport patrons, Boombah Sports Complex visitors and City residents. The City's
Comprehensive Plan Policy FLU 1.9.1 provides that the "Airport Industry and Commerce
designation is intended to encourage the expansion of industrial land and provide additional areas
for mixed -use development that would be compatible with airport operations." The Project will
provide a mix of uses that will be compatible with, and supportive of, airport operations. The
Sanford Airport Authority mission encourages professionally managed growth and expansion to
improve business operations for the public while providing economic development benefits for the
City. The Project supports the Authority's mission.
PROJECT DEVELOPMENT AND OPERATIONS
The Property is currently a vacant lot with a variety of surrounding uses that include vacant
and agricultural uses to the west, residential to the south, commercial and institutional uses to the
north and governmental and institutional uses to the east. Construction of the Project would
include one (1) retail convenience store, eight (8) gas pumps, a stormwater pond and an outparcel
designated for future development. The Project would include natural vegetation, landscape
buffering and screening wall in compliance with City Code. There would be two (2) entrances,
including one from Skyway Drive and the other from East Lake Mary Boulevard which will allow
for alternative access and appropriate site circulation.
The Project will be located at the signalized intersection of Skyway Drive and East Lake
Mary Boulevard which will provide an appropriate transition of uses between the institutional,
commercial and residential uses. The Project would provide a much -needed retail and convenience
uses to the area in line with the goals and objectives of the AIC future land use designation. Other
developments in the immediate area includes the Parkview Place subdivision and Skyway Landing
0894452\207701\14880962v5
townhomes as well as visitors to the Boombah Sports Complex to the north. The location of the
Project at a signalized intersection along a principal arterial road provides a compatible and
consistent use to surrounding uses which include commercial and institutional uses such as the
City water treatment plant to the east, the Army Reserve Center to the northwest, and the Comfort
Inn & Suites to the west.
ECONOMIC IMPACT
The 7-Eleven corporation operates more than 13,000 retail stores and is a major player in
the convenience store industry and provides value and convenience to better serve their customers,
franchisees and communities. A store in this area would add value to the community and provide
a positive impact to the City including property and sales tax revenues. Currently the property is
assessed at $451,909.00 and taxes assessed on the property in 2025 were $5,969.27. Transitioning
the property from vacant land to improved commercial would provide for increased property taxes.
The proposed development will provide additional revenue and impact fees for the City,
and other governmental bodies which will directly benefit residents. The tax benefits provided to
the City of Sanford include additional funding for fire and police services, and Seminole County
would receive additional funding for library, fire rescue and road impact fees. Additionally, impact
fees will be assessed for sewer connection.
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CITY OF
COD -SERVICES
SANFOR.D
PLANNING & DEVELOPMENT
DEPARTMENT
AFFIDAVIT OF OWNERSHIP AND DESIGNATION OF AGENT
Please use additional sheets as needed. If any additional sheets are attached to this document, please sign here and note below:
1) Property card, 2) Deed, and 3) Vicinity Map.
1. Ownership
1, MAS Realty Properties, LLC hereby attest to ownership of the property described below:
Tax Parcel Number(s), 03-20-31-5AY-0000-0560
Address of Property: (Unassigned) Skyway Drive and East Lake Mary Boulevard
for which this annexation, comp, plan amendment and rezoning application is submitted to the City of Sanford.
11. 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): Logan J. Opsahl, Esq., Lowndes Law
Agent Address. 215 N. Eola Dr., Orlando, FL 32801
Signature
Email- Looan.Opsahl(d)lowndes-law.com Phone:407-418-6237 Fax: 407-843-4444
Ill. 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.)
land use aoorovals. including. but not limited to. annexation. comprehensive plan amendment and rezoning of property
The owner of the real property associated with this application or procurement activity is a (check one)
7 Individual c Corporation r t Land Trust ;, Partnership )0 Limited Liability Company
Other (describe):
1. List all natural persons who have an ownership interest in the property, which is the subject matter of this petition.. by name and
address.
2. For each corporation, list the name address, and title of each officer; the name and address of each director of the corporation,
and the name and address of each shareholder who owns two percent (2%) or more of the stock of the corporation. Shareholders
need not be disclosed if a corporation's stock are traded publicly on any national stock exchange.
3. In the case of a trust, list the name and address of each trustee and the name and address of the beneficiaries of the trust and the
percentage of interest of each beneficiary. If any trustee or beneficiary of a trust is a corporation, please provide the information
required in paragraph 2 above.
Name of Trust:
1
CITY OF
SlkNFORD
PLANNING & DEVELOPMENT
F)d
T
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: MAS Realty Properties, 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
I OR BENEFICIARY I 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.
1.11, Ito 4 K
t Datei wrier, gent, Applicant Signature
STATE OF FLORIDA)
COUNTY OF SEMINOLE )
I HEREBY CERTIFY that on this day, before me, an officer duly authorized to administer oaths and take acknovdedgments,
personally appeared Al-) 1 "y l � { ) who is personally known to me of ( ) who produced r/ �J ; ,,, b, lh, i,
as identification and acknowledged before me that s/he executed the same. Sworn and subscribed befoie me, by / h \
by means of() physical presence or {online notarization on the 2 -. day of U1 rn ti. , k 202W the said person 66 to a ar
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 the County and State last aforesaid this `� day
Notary Public; State
(Affix Notarial Seal)
Printed Name P*�
Atl.d.jt tof Unncfsn,p- Febm"ry 2020
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KIMBERLYJONES
Notary Public, State of Florida
Commission# HH 443381
My Comm. expires Sept. 13, 2027
DIVISION OF CORPORATIONS
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Department of State / Division of Corporations / Search Records / Search by Entity Name /
Detail by Entity Name
Florida Profit Corporation
MAS REALTY PROPERTIES LIMITED LIABILITY COMPANY
Filing Information
Document Number
P19000082940
FEI/EIN Number
84-3613676
Date Filed
10/23/2019
Effective Date
10/24/2019
State
FL
Status
ACTIVE
Princioal Address
2970 GIPPER CIRCLE
SANFORD, FL 32773
Mailing Address
2970 GIPPER CIRCLE
SANFORD, FL 32773
Registered Agent Name &
Address
VU, AN
2970 GIPPER CIRCLE
SANFORD„ FL 32773
Officer/Director Detail:
Name & Address
Title P
VU, ANH
2970 GIPPER CIR
SANFORD, FL 32773
Annual Re o s
Report Year
Filed Date
2023
02/16/2023
2024
04/26/2024
2025
04/17/2025
Document Images
04/17/2025 -- ANNUAL REPORT View image in PDF format
04/26/2024 —ANNUAL REPORT View image in PDF format
02/16/2023 -- ANNUAL REPORT
03/09/2022 ANNUAL REPORT
04/06/2021 — ANNUAL REPORT
02/04/2020 -- ANNUAL REPORT
10/23/2019 -- Domestic Profs
View image in PDF format
View image in PDF format
View image in PDF format
View image in PDF format
View image in PDF format
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CITY OF
' - SkNFORD �nI1I�,VII1I1?�t1Il1I ws _ RM x
FLORIDA 0 �� Item No. 7.13-2
CITY COMMISSION MEMORANDUM 26.067
MARCH 23, 2026 AGENDA
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: Amend the future land use from High Intensity Planned Development
Airport (HIP -AP) (Seminole County) to Airport Industry and Commerce
(AIC) (City of Sanford) on 3.0 acres at project address 3151 East Lake
Mary Boulevard; Ordinance No. 2026-4849
SYNOPSIS:
Requesting to amend the future land use from High Intensity Planned Development Airport (HIP -
AP) (Seminole County) to Airport Industry and Commerce (AIC) (City of Sanford) on 3.0 acres
at project address 3151 East Lake Mary Boulevard has been received
FISCAL/STAFFING STATEMENT:
According to the Property Appraiser's records, the properties are vacant residential lots currently
under the jurisdiction of unincorporated Seminole County, each with assessed tax values and total
tax bills for 2025 shown below:
Parcel Number
Assessed Value Tax Bill I Property Status
(2025) (2025)
03-20-31-5AY-0000-0560 1
$451,909 1 $6,181 I Vacant Residential
The applicant has submitted a petition for annexation, and if it is approved, the applicant intends
to develop the site with a convenience store that includes gasoline pumps. Upon annexation, the
proposed use will generate impacts on public facilities and services that must be evaluated as part
of the review process.
BACKGROUND:
The subject property is a 3.0 acre parcel located at the southeast corner of the intersection of
Skyway Drive and East Lake Mary Boulevard.
The applications include a petition for annexation, a Small -Scale Comprehensive Plan
Amendment, and a rezoning request. The site will retain its Seminole County Commercial Future
Land Use designation until the property is annexed, the Comprehensive Plan Amendment is
approved, and the property is incorporated into the City of Sanford's Comprehensive Plan.
The applicant is requesting a Small -Scale Comprehensive Plan Amendment to change the Future
Land Use map designation from Seminole County's High Intensity Planned Development Airport
(HIP -AP) to City of Sanford's Airport Industry and Commerce (AIC).
The applicant also has submitted a companion application to rezone the subject property from
Seminole County Agriculture (A-1), Agriculture to City of Sanford Planned Development (PD).
Comprehensive Plan Review
Staff has outlined relevant Goals, Objectives and Policies (GOP's) that support the proposed land
use amendment:
Goal FLU 1 Manage Land Use Distribution and Provision of Services and Facilities. The City
shall promote an orderly distribution of land uses in an economically, socially, and
environmentally acceptable manner while ensuring the adequate and timely provision of services
and facilities to meet the needs of the current and projected populations.
The proposed amendment is consistent with the Goal FLU 1 as it helps ensure that land uses are
in a rational and efficient manner to promote economic development. The requested future land
use is AIC, which is appropriate and consistent with the future growth plans of the airport.
Objective FLU 1.1: Implement the Future Land Use Map Series. The City shall adopt and
implement the Future Use Map (FLUM) series in the Future Land Use Element goals of the
Comprehensive. The maximum density and Floor Area Ratio for the AIC, Airport Industry and
Commerce future land use is as follows:
_ DENSITY/INTENSITY (MIN/MAX)'
LAND USE
DESIGNATIONS
MAP
SYMBOL
PERCENTAGE DISTRIBUTION (MIN/MAX)
COMMERCIAL
INDUSTRIAL
RESIDENTIAL
10 / 50 du/acre (MF)
Airport Industry &
Commerce
AIC
1.0 FAR
25% / 75%
1.0 FAR
1 du/acre (SF)
50% /75%
0% / 10%
OBJECTIVE FLU 1.9: Utilize Airport Industry and Commerce Land Use Designation
(AIC).
The "Airport Industry and Commerce" (AIC) land use designation is a high -intensity mixed use
policy for managing lands comprised of the Orlando Sanford International Airport and adjacent
lands capable of supporting a variety of residential rental properties and commercial and industrial
uses.
Policy FLU 1.9.1 Establish performance criteria for development within the AIC.
The following criteria shall be adhered to for all development within the AIC District.
a. The Airport Industry and Commerce designation is intended to encourage the expansion
of industrial land and provide additional areas for mixed -use development that would be
compatible with airport operations.
b. Most of such land is in airport property and is subject to the Airport Master Plan. Certain
properties, primarily east of Beardall Avenue, are in the 2009 noise zone.
c. The Orlando -Sanford Airport shall develop according to the current Airport Layout Plan
(ALP), adopted by reference herein.
d. Upon annexation of lands that are currently within the jurisdiction of Seminole County
and are included in the ALP, the lands will be automatically given the land use designation
of Airport Industry Commerce and a zoning designation consistent with the existing zoning
of the Airport.
e. The land use mix in the AIC is intended to provide a full range of urban services and
facilities including:
• Industrial and Business Parks;
• Office Complexes;
• Commercial and retail developments;
• Service and hotel uses; and
• Medium to high density multifamily residential developments, where located in
accordance with those requirements contained within this policy.
f. The maximum intensity of industrial and commercial development measured as floor
area is 1.0.
Joint Planning Agreement
Per Exhibit B of the 2015 City of Sanford/Seminole County Joint Planning Agreement (JPA), the
AIC designation is equivalent to the HIP -AP designation. Exhibit B describes equivalent future
land use designations in the City and the County Comprehensive Plans. The designations have
been deemed equivalent due to their similar intensities and densities of allowable development.
The subject property is within Sub -Area 4 of the JPA. Per Exhibit C of the JPA the following
excerpts apply to this land use conversion:
Future expansion of the Orlando -Sanford International Airport (OSIA) property and runways shall
be focused to the east and south to minimize airport noise and development impacts to urban
residential areas to the north and west. Lands annexed near or adjacent to the airport shall be
assigned land use designations compatible with the Airport Master Plan and in a manner consistent
with the joint planning agreement established with Seminole County.
Residential land uses and residential zonings shall be discouraged if within three hundred (300)
feet of the centerline of the OSIA's new runway system east to the conservation area adjacent to
Lake Jessup.
The proposed land use amendment is consistent with the Seminole County/ Sanford Joint Planning
Agreement.
Staff has reviewed the request and has determined that the proposed amendment is compatible
with the surrounding uses and consistent with the goals, objectives and policies of the
Comprehensive Plan, and JPA. The subject site provides an opportunity for future commercial
development in the area. When developed, future commercial uses will increase revenue to the
City of Sanford.
LEGAL REVIEW:
This matter is not a quasi-judicial matter as amendments to local government comprehensive plans
are legislative in nature. If a proposal to amend the City's Comprehensive Plan is to be
recommended for denial, it would be appropriate to state a particular reason for such a
recommendation to be considered by the City Commission - such as the proposal is internally
inconsistent with a goal, objective or policy of the Comprehensive Plan or inconsistent with
controlling State law or the like. When lands are subject to the provisions of the City/County JPA;
the City is bound to adhere to the provisions of the JPA. Also, Section 171.062, Florida Statutes,
pertaining to the effects of annexations or contractions, anticipates that cities will expeditiously
incorporate annexed properties into their comprehensive plans and land development regulations
upon being located within the city limits of the annexing municipality.
The City Commission approved Ordinance No. 2026-4849 on first reading, on March 9, 2026.
The City Clerk published notice of the Public Hearing in the Sanford Herald, on March 13, 2026
RECOMMENDATION:
At the regular meeting on February 5, 2026 the Sanford Planning and Zoning Commission
recommended that City Commission approve the request to amend the future land use from High
Intensity Planned Development Airport (HIP -AP) (Seminole County) to Airport Industry and
Commerce (AIC) (City of Sanford) on 3.0 acres at project addresses 3151 East Lake Mary
Boulevard based on consistency with the Comprehensive Plan and Joint Planning Agreement.
Additional comments or recommendations may be presented by staff at the meeting.
SUGGESTED MOTION:
"I move to adopt Ordinance No. 2026-4849 to amend the future land use from High Intensity
Planned Development Airport (HIP -AP) (Seminole County) to Airport Industry and Commerce
(AIC) (City of Sanford) on 3.0 acres at project addresses 3151 East Lake Mary Boulevard."
Attachments:
1. Ordinance No. 2026-4849
2. Project Information Sheet
3. Aerial Map
4. CPA Map
5. CAPP Summary
6. Economic Impact Statement
7. Affidavit of Ownership
8. Survey