4617 Small Scale Comp Plan Amend FLU 0.42 & 0.83 acres 600 French AvenueOrdinance No. 2021-4617
An Ordinance of the City of Sanford, Florida amending
the City of Sanford Comprehensive Plan, as previously
amended; providing for amendment of the Future Land
Use Map of the Future Land Use Element of the City of
Sanford Comprehensive Plan relative to certain real
property, approximately .42 acre in size and a portion of
a parcel 0.83 acre in size all of the subject property
being located at 600 French Avenue within the City
Limits (maps relating to the property are attached) (Tax
Parcel Identification Numbers 25-19-30-5AG-0811-0010
and 25-19-30-5AG-0809-0000) said property being more
specifically described in this Ordinance; providing for
legislative findings and intent; providing for assignment
of the land use designation for the property; providing
for the adoption of maps by reference; providing for
severability; providing for ratification of prior acts of the
City; providing for conflicts; providing for codification
and directions to the Code codifier and providing for the
implementation of the statutory expedited State review
process and an effective date.
Whereas, Dolphin Ice and Water V, LLC of Oldsmar, Florida is the owner of
certain real property which land consists of a parcel of land 0.42 acre in size and a
portion of a parcel 0.83 acre in size (together the "subject property"); and
Whereas, Rob Keeler of The Keeler Group, of Sanford, applied, on behalf of
the property owner, to the City of Sanford, pursuant to the controlling provisions of
State law and the Code of Ordinances of the City of Sanford, to have the Future Land
Use Map of the Future Land Use Element of the City of Sanford Comprehensive Plan,
as previously amended, relative to subject property be changed from the assignment of
the I, Industrial, future land use designation, to the General Commercial, GC, future
land use designation; and
Whereas, the subject property is located at 600 French Avenue and is
assigned Tax Parcel Identification Numbers 25-19-30-5AG-0811-0010 and 25-19-30-
5AG-0809-0000 by the Property Appraiser of Seminole County; and
Whereas, the subject property is located in the southwest quadrant at the
corner of French Avenue and 6th Street; and
Whereas, the proposed development is not located within a Planning Sub -
Area of the 2015 City of Sanford/Seminole County Joint Planning Agreement (JPA);
and
Whereas, the parcel to which the action set forth herein pertains totals 1.25
acres in size and has a split future land use designation GC, General Commercial, and
1, Industrial; and
Whereas, the 1, Industrial, future land use designation is intended to be
assigned to industrial sites accessible to rail facilities and/or major thoroughfares which
sites shall be buffered from residential neighborhoods as industrial uses include uses
such as manufacturing, assembling and distribution activities; warehousing and storage
activities; and
Whereas, the GC, General Commercial, future land use designation generally
is to be assigned to properties located in highly accessible areas adjacent to major
thoroughfares which possess necessary location, site, and market requirements which
areas are not generally intended to accommodate manufacturing, processing, or
assembly of goods, sales and service of heavy commercial vehicle equipment, or
related services or maintenance activities; warehousing; uses requiring extensive
outside storage; or other activities which may generate nuisance impacts, including
glare, smoke or other air pollutants, noise, vibration or major fire hazards, or other
impacts generally associated with more intensive industrial uses; and
Whereas, the ultimate stated intention of the property owner is to obtain
approval for ice manufacturing and production within the existing building which is
approximately 15,000 square feet in size and no changes are planned to the building
footprint; and
Whereas, the ultimate plan of the property owner is for the building to contain
2 or 3 industrial ice makers with no open access to the general public or retail
components to the operations and with the 1.25 acre parcel to the east being utilized for
the purpose of parking and stormwater retention; and
Whereas, the City of Sanford's Planning and Zoning Commission (P&ZC), as
the City's local planning agency, held a public hearing on April 1, 2021, which was
continued to May 6, 2021, in order to consider amending the Future Land Use Map of
the Future Land Use Element of the City of Sanford Comprehensive Plan and
recommended, by a vote of 4-3, approval of the Future Land Use Map amendment to
the Comprehensive Plan for the subject property making a change to address the plans
of the property owner from the assignment of the General Commercial, GC, future land
use designation, to the 1, Industrial, future land use designation; and
Whereas, the City's considered the P&ZCs May 6, 2021 recommendation
and the application of the property owner and rejected consideration of the ordinance
that would have implemented that change; and
Whereas, the City's P&ZC held a public hearing on July 1, 2021, which was
held in order to consider application of the property owner to make an amendment to
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the Future Land Use Map of the Future Land Use Element of the City of Sanford
Comprehensive Plan relative to the subject property from the assignment of the 1,
Industrial, future land use designation, to the General Commercial, GC, future land use
designation and recommended, by a unanimous vote, approval of the Future Land Use
Map amendment to the Comprehensive Plan for the subject property as requested by
the property owner and as set forth herein; 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;
=9
Whereas, the modified Citizen's Awareness Participation Plan (CAPP)
requirements of the City relative to the proposed amendment to the Comprehensive
Plan have been met by the applicant to the satisfaction of the City with a CAPP letter
being transmitted to the City in a manner approved by the City and the CAPP
procedures of the City having been adhered to and honored; and
Whereas, the City's Planning and Development Services Department has
conducted a thorough review and analysis of the demands upon public facilities and
general planning and land development issues should the subject application be
approved and has otherwise reviewed and evaluated the application to determine
whether it comports with sound and generally accepted land use planning practices and
principles as well as whether the application is consistent with the goals, objectives and
policies set forth in the City's Comprehensive Plan and determined that the proposed
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amendment of the City's Comprehensive Plan relative to the subject property as set
forth in this Ordinance is internally consistent with the Comprehensive Plan of the City
of Sanford and is consistent with the controlling provisions of State law; and
Whereas, the City Commission concluded that the overall goals, objectives
and policies of the City's Comprehensive Plan and the controlling State law support the
approval of the application; and
Whereas, the City of Sanford has complied with all requirements and
procedures of Florida law in processing this amendment to the City of Sanford
Comprehensive Plan including, but not limited to, Section 163.3184, Florida Statutes,
as well as other controlling law; and
Whereas, additionally, this Ordinance is enacted pursuant to the home rule
powers of the City of Sanford as set forth at Article VIII, Section 2, of the Constitution of
the State of Florida; Chapter 166, Florida Statutes, and other applicable controlling law.
Now, therefore, be in enacted by the People of the City of Sanford, Florida:
Section 1. Legislative findings and intent.
(a). The City Commission of the City of Sanford hereby adopts and
incorporates into this Ordinance the City Commission agenda memorandum relating to
the application relating to the proposed amendment to the City of Sanford
Comprehensive Plan pertaining to the subject property although rejecting the
recommendation of the City staff as to the application.
(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
51 P ,-a I --
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 assigning the 1,
Industrial, future land use designation, to the General Commercial, GC, future land use
designation with regard to the real property which is the subject of this Ordinance.
(b). The property which is the subject of this Comprehensive Plan amendment
is more specifically defined, described and depicted in the exhibits to this Ordinance.
Section 3. Implementing Administrative Actions.
The City Manager, or designee, is hereby authorized to implement the provisions
relilig -6 0 - - -
Section 4. Incorporation Of Maps.
The maps attached to this Ordinance are hereby ratified and affirmed and
incorporated into this Ordinance as a substantive part of this Ordinance.
Section 5. Ratification Of Prior Actions.
The prior actions of the City Commission and its agencies in enacting and
causing amendments to the Comprehensive Plan of the City of Sanford, as well as the
implementation thereof, are hereby ratified and affirmed.
Section 6. Severability.
If any section, sentence, phrase, word, or portion of this Ordinance proves to be
invalid, unlawful or unconstitutional, it shall not be held to impair the validitrdinorce or
6 1 F, a r) e
effect of any other action or part of this Ordinance.
Section 7. Conflicts.
All ordinances or parts of ordinances in conflict herewith are hereby repealed.
Section 8. Codification/Instructions to Code Codifier.
It is the intention of the City Commission of the City of Sanford, Florida, and it is
hereby ordained that the provisions of this Ordinance shall become and be made a part
of the codified version of the City of Sanford Comprehensive Plan and/or the Code of
Ordinances of the City of Sanford, Florida in terms of amending the Future Land Use
Map of the City.
Section 9. Effective Date.
The Comprehensive Plan amendment set forth herein shall not become
effective, in accordance with Section 163.3184(3), Florida Statutes, until 31 days after
the State land planning agency (Florida Department of Economic Opportunity) notifies
the City that the Plan amendment package is complete. If 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.
7 1 F1 a q e
Passed and adopted this 231d day of August, 2021.
Attest:
IF
Traci Houchin,FCRM
City Commission of
Sanford, Florida ,
City Clerk
ntj 4Yor.
I I am Colbert, Di�Uje�
City Attorney
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Site: 600 French Avenue
Parcel No: 25-19-30-5AG-0809-0000, 25-19-30-5AG-0811-0010
Proposed Future Land Use: GC - Commercial
1.25 Acre
Existing Land Use
Future Land Use
Commercial
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Industrial
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S
ORD AFFIDAVIT OF OWNERSHIP AND DESIGNATION OF AGENT
RONDA -
Please use additional sheets as needed. If any additional sheets are attached to this document, please sign here and note below:
n/a
1. Ownership
1, ____ , hereby attest to ownership of the property described below:
Tax Parcel Number(s): APN: 25-19-30-5AG-0809-0000 and APN: 25-19-30-5AG-081 1 -0010
Address of Property: 600 S. French Ave. and neighboring vacant parcel
for which this Comprehensive Plan Review and/or PID Rezone
11, Designation of Applicant's Agent (leave blank if not applicable)
application is submitted to the City of Sanford.
As the owner/applicant of the above designated property for which this affidavit is submitted, I designate the below named individual
as my agent in all matters pertaining to the application process. In authorizing the agent named below to represent me, or my
company, I attest that the application is made in good faith and that all information contained in the applicatipri is accurate and
complete to the best of my personal knowledge.
Applicant's Agent (Print),-, . Rob Keeler Signature:
Agent Address: 213 Brynwood Ln Sanford, FIL 32771__
Email: robkeeler67@gmaii.com Phone: 321-277-2192 Fax: 407-878-3172
111. 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,)
Limited to application processes of Comprehensive Plan Amendment and/or Planned Development Rezone
The owner of the real property associated with this application or procurement activity is a (check one)
9 Individual o Corporation o Land Trust r3 Partnership o Limited Liability Company
o Other (describe):
1.
List all natural person p
whU, e an ownership interest in the property, which is the -,subject ma�4er of this petition, by name and,_
address.
2, For each g2Ep2ration, 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. ,
In thecaseof 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 Raqngrships, 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 list the name, address, and Uda of each manager or managing member and the name and
address ofeach additional member with two percent (2%)m,more membership interest. If any member with two percent (296)cv
more membership interest, manager, or managing member imacorporation, trust orpartnership, please provide the information
required |oparagraphs 2.3and/or 4above.
Name ofLLC:
G. In the circumstances ofm contract for purcham list the name and address of each contract purchaeer. If the purchaser is o
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 ufContract.
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. | affirm that the above representations are true and are based upon my personalknowledge and belief after all reasonable inquiry. |
understand that any failure to make mandated disclosures isgrounds for the subject rezone, future land use amendment, special
exception, or variance involved with this Application to become void urfor the submission fora procurement activity ho be non-
responsive. } certify that | mm legally authmdzed to execute this Affidavit disclosures
herein.
Date
Owner ' Applicant
OF
COUNTY OF
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Type of Identification Produced—J21
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November 24"', 2020
Planning and Zoning Commission
City of Sanford
Re: Citizen Awareness and Participation Plan — Report
Subject: 600 S. French Ave. Sanford a/k/a Seminole County Parcel(s) 25-19-30-5AG-081 1 -00 10
and 25-19-30-5AG-0809-0000
I. Overview
Neighborhood meeting for the proposed development, improvements and occupational use of
the property located at 600 S. French Avenue. This meeting was required as part of the Citizen
Awareness and Participation Plan (CAPP) submitted in conjunction with the Urban Infill
Conditional Use application. The property description is herein attached as Appendix "A".
II. List of Meeting Invitees
A list of the affected parties that were notified of the proposed project and invited to attend the
Neighborhood Meeting is provided herein as Appendix "B". This list of contacts was provided
by the City of Sanford for this purpose. Meeting notices were mailed via U.S. Mail prior to the
meeting on Nov. 6th 2020. In our communications we explained that a "physical" meeting was
not required due to the ongoing Coronavirus Pandemic. We stated, "The meetings are normally
held at a local establishment, but due to the COVID-19 (Coronavirus) the City of Sanford is
not requiring or recommending anyone hold a physical meeting. Instead the City of Sanford
is encouraging the use of U.S. Mail to provide you with this information. " These instructions
were previously provided by the city on another unrelated project within a recent period.
Ill. Meeting Notice
A copy of the meeting notice is provided herein as Appendix "C".
IV. Date and Location of the Neighborhood Meeting
Location: Date / Time:
Physical Meeting Requirement were waived by City of Sanford
Notifications were mailed requesting responses via: Telephone, text, email, or letter.
V. Meeting Attendance
No people inquired or communicated as a result of the notice.
V1. Summary of Concerns
Since there was no inquiries as of the date of this report and I have not received any email, text,
telephone communications from the attendees concerning this matter; it is reasonable to assume
there are no concerns from the community regarding this project.
Sincerely,
Rob Keeler, appointee
Dolphin Ice
12014 r.111111
Citizen Awareness and Participation Plan
Nov. 6th, 2020
Dear Property Owner
Re: Proposed Industrial Use / Ice Manufacturing Facility
Rob Keeler on behalf of Dolphin Ice would like to invite you to attend a neighborhood meeting to
discuss the proposed Improvements and use of the property located at 600 S. French Avenue
Sanford, FL; Seminole County Parcel(s) 25-19-30-5AG-0811-0010 and 25-19-30-5AG-0809-0000.
The meetings are normally held at a local establishment, but due to the COVID-19 (Coronavirus)
the City of Sanford is not requiring or recommending anyone hold a physical meeting. Instead the
City of Sanford is encouraging the use of U.S. Mail to provide you with this information.
Location: Date / Time:
No Physical Meeting Please Respond by Nov. 23rd, 2020
This Written Communication is Provided
in -lieu -of a physical meeting due to Covid-19
On November 3rd 2020; We formerly submitted to the City of Sanford Development Review Team
via a Pre -Application Meeting details of a new use of the existing building and property to improve
the above referenced property for the purposes of an Ice Manufacturing facility.
A general description of the property improvements includes:
Site preparations and cleanup and general improvements; new electrical services; increase
the height of the building to 28-30 ft tall not changing the footprint. The building will have
2-3 industrial type ice makers with a total staff of 5-7 employees. A power demand of
2000 -amp 3-phase / 480vt is required for equipment needs. Proposed changes to the
building elevation would be constructed with steel beams, steel roof structureAoist with
metal roofing and metal skin exterior walls. The elevated areas only would be constructed
with steel and metal sheathing leaving all other exterior walls as is (CMU walls); sealed and
painted throughout. The conversion of the building would be aesthetically pleasing to the
Page 1 of 2
Citizen Awareness and Participation Plan
community and would not pose any noise issues for neighboring business or the general
The impact of the proiect and use of the property:
The impact ODthe surrounding area will b2apositive one. Not only will the new use and
bUSiDeSS enhance the local area but the irnprOvenO2OtS will offer local ernplOyrO8Dt
opportunities and conformity tothe use ofthe land and area. The traffic impact would be
unlikely to increased due to no public aCCe5S and G sn78|l staff ofemployees. Any and all
proposed structures vvOUld comply with the City of Sanford Planned Development Project
standards and conformityto the design standards and not impose any abnormal or unusual
architectural structure designs, colors, lighting annoyances, elevated noises orodors that
neighboring property owners/users would be subjected to.
|vvould like to address any comments and concerns you may have regarding this proposal. Please
reach out tome via telephone, email or in writing with any questions or concerns. |hoveenclVsed
agenenal description Ofthe site parcel for reference.
Rob Keeler, Appointee
Dolphin Ice
robkeeler67@gnnai[COnO
5Z1J77]l9Z
213BrynvvOOdLO
Page 2 of 2
Comprehensive Policy Plan Amendment Justification Statement
Dolphin Ice / 600 South French Avenue
May 31st, 2021
The property owner, Dolphin Ice, will subsequently be applying for approval of a Application
for Conditional Use in the City of Sanford, Florida. This application for a comprehensive
plan amendment is based on the existing comprehensive plan designation of the property
as General Commercial and Industrial which appears to be a mapping oversight based on
a recent staff comment at a Sanford Commissioner's public meeting. The proposed
General Commercial use of the property with an Industrial use permitted and allowed within
the minor conditional use designation may require a (or expanded) commercial land use
designation.
Proposed use of this site: Ice manufacturing and production.
Number and stories/height of proposed building(s):
Within the existing structure the building roof elevation will need a raised to approximately
30-32ft above the existing ground and floor elevation. There are no changes proposed for
the building footprint.
Area of proposed building(s): 15000 apprx; with no changes to the footprint
The building will have 1 "operational" industrial type ice maker and 1 "standby" ice maker
requiring a sufficiently sized water meter for water demand. There will be no open access
to the general public or retail components to the operations. At any given time the
maximum employee count would not exceed 7-9 employees. A power demand of 2500 -
amp 3-phase / 480vt is required for equipment needs. Proposed changes to the building
elevation would be constructed with utilizing the existing steel structure and additional steel
beams, girders and steel roof structure/joist with 2:12 or 3:12 pitch and metal type roofing.
The existing cmu block exterior wall will remain and above the cmu wall will have a light
gauge metal framing and metal skin exterior walls. The elevated areas only would be
constructed with steel and metal sheathing leaving all other exterior walls as is (CMU walls);
sealed and painted throughout. The conversion of the building would be aesthetically
pleasing to the community and would not pose any noise issues for neighboring business
or the general public.
The existing vacant parcel will be utilized for the purpose of meeting the requirements for
the project parking and stormwater retention.
The policy of the Comprehensive Lane Use Element states the following numerical criteria
for any land use amendment:
1. The amendment shall be consistent with the State Comprehensive Plan (Chapter
187 F.S.) and Growth Policy Act (Chapter 163 F.S.).
The two parcels referenced herein shall provide for general commercial uses which
will serve this and other communities of Sanford, Seminole County, and the Orlando
area.
a. Being centrally located in the community allows this project to be served by
retailers, wholesalers, mass users and the general population.
b. The project will be served by locally available utility services and other
"existing public infrastructure", which may not require on-site potable wells
or septic tanks or "the expenditure of public monies".
e. With the surrounding environmental land this project promotes functional
uses of the natural systems including walkways and amenity areas and "its'
design protects and adds value as well as curb appeal" to the immediate
area and community.
2. The amendment shall be consistent with the elements of the City of Sanford
Comprehensive Plan.
a. The existing land use is retail and Industrial with an Industrial zoning
classification. The proposed use is General Commercial with a Industrial
element designated within the GC -2 Permitted Uses . East and west of this
property is commercial and similar use designations. Lot sizes and setbacks
are consistent with the surrounding area.
b. The surrounding environment with railroad and creates a natural buffer
within the project as well as a separation to the adjacent properties. Any
environmentally sensitive areas will also be protected by natural and artificial
buffers.
c. The proposed project meets requirements for the purpose of this application
and proposed use. This density and proposed use is compatible with the
adjacent commercial and industrial districts and allows the community to use
the same public facilities.
d. To show consistency with the proposed project applicant will address the
following Comp Plan Policy considerations:
1. Trip generation characteristics, impact on existing and planned
transportation facilities and ability to achieve a functional internal
circulation and off-street parking system, with landscaping amenities; The
applicant will demonstrate no need for a traffic study. At this point
concerning traffic impacts, the applicant would state that the industrial
element normally will produce less trips than the existing retail, commercial
and Industrial land use and that Hwy 17-92 and West 6th Street is
performing at an exceptional level of service. Therefore, there is not
enough impact to require a traffic study. Landscaping amenities will be
shown on the future design drawings and civil plans.
2. Location and site requirements based on specific needs of
respective commercial and industrial activities, their market area, and
anticipated employment generation and floor area requirements; At this
point there are no users of the proposed property and it has sat vacant for
many years (such as similar nearby properties), so any information provided
would be highly speculative. The lots are large and narrow, providing for the
proposed building improvement and the sites are capable of
accommodating most general commercial uses, while providing sufficient
separation from the adjoining community in all directions.
3. Compatibility with and impact on other surrounding commercial and
industrial activities; The proposed uses will be compatible with and have
minimal impact on surrounding commercial, industrial and residential
activities based upon the intensity and type of existing uses.
4. Relationship to surrounding land uses and natural systems will be
buffered as needed with little to nominal impact in the area.
5. Impact on existing and planned community services and utilities.
This project meets the current policy because the City has existing facilities
and capacities in place sufficient for both land use elements of this project,
and the applicant will agree to provide well irrigation water to the site.
3. Public facilities and services shall be available concurrent with development of the
site.
a. This project will utilize many public services, all of which are available at the
site. Potable water and sanitary sewer will be provided by the City of
Sanford.
b. Police, fire and emergency services will be serviced by the local providers
and will have adequate access to the property including multiple points of
entry, both gated and ungated access, and compliant roadway widths.
4. There have been sufficient changes in the character of the area to warrant a
different land use designation.
a. The area lying around the subject property is similarly zoned.
b. The current policy creates a continuing obligation to analyze changes in
population and land use as indicators of the need for land use changes.
c. The policy states the "open space" minimum requirements. The proposed
project would meet these requirements. The future land uses for the properties to
the south, east and west of the site have not changed since this policy was adopted.
5. The proposed future land use designation and its allowable uses are compatible with
surrounding land use designations and with the preferred growth and development
pattern of the City as evidenced by land use policies in the Comp Plan. This
amendment will not significantly alter acceptable existing land use patterns or
adversely affect the livability of the area or the health and safety of the residents.
6. The capability of the land to support development allowed under the proposed future
land use designation is suitable for development.
7. The proposed amendment will create a demonstrated benefit to the City and
enhance the character of the community.
a. The proposed amendment including referenced improvements are
consistent with the current and future uses of the property.
b. The surrounding areas are similarly zoned or have similar uses already.
CITY OF WS RM X
SkNFORD
FLORIDA Item No.
CITY COMMISSION MEMORANDUM 21-169
AUGUST 23, 2021 AGENDA
To: Honorable Mayor and Members of the City Commission
PREPARED BY: Sabreena Colbert, Senior Planner
SUBMITTED BY: Norton N. Bonaparte, Jr., City Man er
SUBJECT: Comprehensive Plan Amendment to char the Future Land Use of a 0.42
acre parcel and a portion of a 0.83 acre arcel at 600 French Avenue from
1, Industrial to GC, General Comme ial.
STRATEGIC PRIORITIES:
❑ Unify Downtown & the Waterfront
❑ Promote the City's Distinct Culture
Z Update Regulatory Framework
Z Redevelop and Revitalize Disadvantaged Communities
SYNOPSIS:
A request to amend the future land use designation of a 0.42 acre parcel and a portion of a 0.83
acre parcel from 1, Industrial to GC, General Commercial at 600 French Avenue.
The property owner is Dolphin Ice and Water V, LLC. The applicant is Rob Keeler of the Keeler
Group who was responsible for mailing out the modified Citizen's Awareness Participation Plan
notification letter to neighboring property owners.
The Affidavit of Ownership and Designation of Agent form is attached and additional information
is available in order to ensure that all potential conflicts of interest are capable of being discerned.
FISCAL/STAFFING STATEMENT:
According to the Property Appraiser records, the subject property contains one concrete block
masonry structure of approximately 15,000 square feet built in 1963. Based on the 2020 property
tax roll, the subject property has a total assessed value of $268,071. The total tax bill in 2020 was
$4,922.53.
No additional staffing is anticipated if the Future Land use amendment is approved.
BACKGROUND:
The subject parcels total 1.25 acres and are located in the southwest quadrant at the corner of
French Avenue and West 6th Street. The 0.42 acre parcel to the west has a future land use
designation of 1, Industrial and the parcel to the east has a split future land use designation of .32
acre of GC, General Commercial and 0.51 acre of 1, Industrial. The applicant has submitted a
request to amend the ftiture land use map designation of a portion of the 0.42 acre parcel and a
portion of a 0.83 acre parcel from 1, Industrial to GC, General Commercial. In addition, the
applicant will also need to apply to rezone the property.
The General Commercial designation generally shall be located in highly accessible areas adjacent
to major thoroughfares that possess necessary location, site, and market requirements. The General
Commercial area is not generally intended to accommodate manufacturing, processing, or
assembly of goods, sales and service of heavy commercial vehicle equipment, or related services
or maintenance activities; warehousing; uses requiring extensive outside storage; or other activities
which may generate nuisance impacts, including glare, smoke or other air pollutants, noise,
vibration or major fire hazards, or other impacts generally associated with more intensive industrial
uses.
The ultimate intention of the application is to obtain approval for ice manufacturing and
production. The existing building is approximately 15,000 square feet and no changes are planned
to the building footprint. The building may contain multiple industrial ice machines. There will be
no open access to the public or retail components to the operations. The parcel to the west will be
utilized for the purpose of parking and stormwater retention. The proposed future land use
amendment meets all public facility requirements and is compatible with adjacent properties, and
consistent with the provisions of the City's Comprehensive Plan.
Per the State's Growth Policy Act (Chapter 163 F.S.), any plan amendment shall discourage the
proliferation of urban sprawl. In order to determine that a plan amendment does not constitute
urban sprawl, the amendment must be analyzed as to whether it incorporates a development pattern
or urban form that achieves four or more of the following criteria.
1. Directs growth and development to areas of the community in a manner that does not adversely
impact natural resources;
2. Promotes the efficient and cost effective provision or extension of public infrastructure and
services;
3. Promotes walkable and connected communities and provides for compact development and a
mix of uses at densities and intensities that support a range of housing choices and a multimodal
transportation system;
4. Promotes conservation of water and energy;
5. Preserves agricultural areas and activities;
6. Preserves open space and natural lands and provides for public open space and recreation
needs;
7. Creates a balance of land uses based on demands of residential population for the
nonresidential needs of an area; and,
8. Provides uses, densities and intensities of use and urban form that would remediate an existing
or planned sprawl development pattern or provides for an innovative development pattern such
as transit oriented development or new towns.
The proposed amendment has been analyzed and found to promote the following criteria: 1, 2
• Criteria I — The subject site is not located within a well field protection zone or aquifer
recharge area.
• Criteria 2 — The subject site will be served by locally available utility services and other
existing public infrastructure.
The applicant has provided a justification statement for the FLU Amendment and it is attached to
this report. Staff has outlined additional Goals, Objectives and Policies (GOP's) that are also
compatible with the proposed amendment.
Goal FLU I Manage Land Use Distribution and Provision of Services and Facilities. The City
shall promote an orderly distribution of land uses in an economically, socially, and
environmentally acceptable manner while ensuring the adequate and timely provision of services
and facilities to meet the needs of the current and projected populations.
The proposed amendment is consistent with the Goal FLU I as it helps ensure that land uses are
located in a rational and efficient manner to promote economic development. The existing land
use is mixed industrial and commercial which is inappropriate and inconsistent for the site given
its location and surrounding area. The surrounding GC uses of the subject site fronts French
Avenue (US 17-92). The trend in development in the area has been toward commercial uses along
French Avenue (US 17-92) and industrial uses shall not expand to French Avenue (US 17-92) as
requested
Policy FLU 1.3.6: Designate General Commercial Development (GC). The General Commercial
(GC) areas are designated on the Future Land Use Map for purposes of accommodating community -
oriented retail sales and services; highway -oriented sales and services; and other general commercial
activities. Multifamily residential is encouraged as a secondary use to foster sustainable, mixed-use
developments that reduce vehicle miles traveled and support a walkable community.
The General Commercial designation generally shall be located in highly accessible areas adjacent to
major thoroughfares that possess necessary location, site, and market requirements. The maximum
intensity of General Commercial development measured as a floor area ratio is 0.50. All new
development within General Commercial designated areas shall be required to comply with
performance criteria...
The subject property has frontage on French Avenue (US 17-92) a commercial corridor. The
majority of all land uses along US 17-92 contain Commercial, Government and Educational. The
Future Land Use Map provides for significant non-residential development potential within the
US 17-92 corridor, as it is a corridor of high intensity to support commercial type uses.
Objectives M1.2: Maintain Transportation Concurrency Exception Areas (TCEA). The US
17-92 Corridor and the Downtown Sanford TCEA/CRA shall be maintained to reduce adverse
impacts of concurrency and to promote compact urban redevelopment and infill development to
fulfill the City's redevelopment goals. Transportation programs and improvements within the
TCEA shall emphasize pedestrian and transit modes of transportation. The TCEA will promote
the redevelopment objective through providing mobility for all modes, implementing good urban
design principles, achieving a balanced mix of land uses and promoting connectivity.
The US 17-92 (French Corridor) is heavily dominated by commercial. Retail is the most significant
component. Automobile related uses is the next most prevalent followed by office type uses. The
goal is to transform US 17-92 from its current, underutilized, auto -centric, condition to a new
more sustainable urban condition. The goal is provide a mix of uses at high densities and
intensities, affording the community a wider range of goods, services, and experiences at one
location, thereby increasing connectivity and choice and reducing trip generation rates.
Upon review of the request, staff has determined that the proposed amendment is compatible with
the surrounding uses. The subject site is bordered to the north by 6"' Street and east by French
Avenue (US 17-92). Commercial uses in the City are clustered along US 17-92, in the
downtown/waterfront area, and in the City's western areas in the 1-4 vicinity. In addition, the
subject site is located within a Transportation Concurrency Exception Area (TCEA). A TCEA is
an urban area delineated by a local government where infill and redevelopment are encouraged,
and where exceptions to the transportation concurrency requirement are made, providing
alternative modes of transportation, land use mixes, urban design, connectivity and funding are
addressed.
The applicant's request to amend the land use to GC, General Commercial is consistent with
changes in the character of the area. French Avenue is a commercial corridor that provides benefit
to the City as a whole and to the abutting neighborhoods. French Avenue provides services,
shopping, dining, cultural and entertainment opportunities.
The subject property is not located within a sub -area of the Seminole County/City of Sanford Joint
Planning Area.
On July 1, 2021, the Planning and Zoning Commission considered the request and recommended
by a vote of five to zero, that the City Commission adopt an ordinance to amend the Future Land
Use of a 0.42 acre parcel and a portion of a 0.83 acre parcel at 600 French Avenue from 1, Industrial
to GC, General Commercial.
LEGAL REVIEW:
The City Attorney has reviewed the staff report and has noted the following:
This matter is not a quasi-judicial matter as amendments to local government comprehensive plans
are legislative in nature. That being said, if a proposal to amend the City Comprehensive Plan is
to be recommended for denial, it would be appropriate to state the particular reason for such a
recommendation to be considered by the City Commission - such as the proposal is internally
inconsistent with a goal, objective or policy of the Comprehensive Plan or inconsistent with
controlling State law or the like.
The City Commission approved the first reading of Ordinance No. 4617 on August 9, 2021.
The City Clerk published notice of the 2°d Public Hearing in the Sanford Herald on August 11,
2021.
RECOMMENDATION:
The Planning and Zoning Commission, along with Staff, finds that the small scale amendment is
appropriate and suitable for the subject site and is compatible with the surrounding land uses and
consistent with the City of Sanford Comprehensive Plan.
Additional comments or recommendations may be presented by staff at the meeting.
SUGGESTED MOTION:
"I move to (Approve/App rove with Conditions/Deny) Ordinance No. 4617".
Attachments: Project Information Sheet
Site Aerial Map
Zoning Map
Future Land Use Map Amendment
Affidavit of Ownership
CAPP Summary
Justification Statement
Site Plan
Ordinance No 4617
T:\Development Review\03-Land Developmeiit\2021\600 French Avenue\CC - CPA to
GC\CC Menlo - 600 French Avenue - CPA to GC.docx