City of Davenport Planning Commission — February 16, 2026

Meeting Overview

Type: Regular Meeting Quorum: Yes (5 of 5 members present) Duration: 17 minutes (6:30 PM – 6:47 PM)

Attendance

• Present: Mayor Brynn Summerlin (chair); Vice-Mayor Jeremy Clark; Commissioners Tom Fellows, Linda Robinson, Donna Fellows-Coffey
• Absent: None
• Staff Present: City Manager Kelly Callihan; City Attorney Elisabeth Crane (arrived 6:38 PM); City Planner Raymond Perez; Utilities Director Mike Stripling

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Agenda Items

Items 1-2: Ordinances 1371 & 1372 — 0 Highway 17/92 (David G. Carnes)

• Type: Comp Plan Amendment (Future Land Use) + Rezoning (paired)
• Case Number: Ordinance No. 1371 (Land Use) + Ordinance No. 1372 (Zoning)
• Location: 0 Highway 17/92 — Parcel No. 272623-000000-042020
• Applicant / Owner of record: David G. Carnes
• Request: Assign Land Use from County Employment Center (EC) to City Commerce Activity Center (CAC) (Ord 1371); assign Zoning from County Employment Center (EC) to City Commercial Highway (C-3) (Ord 1372).
• Current Zoning: County Employment Center (EC)
• Proposed Zoning: City Commercial Highway (C-3)
• Staff Recommendation: Approve (forward to City Commission, first reading)
• Action: Recommended for approval (both)
• Vote: Unanimous on each (Clark / Fellows-Coffey on 1371; Fellows / Robinson on 1372)
• Conditions: None
• Notable Discussion: Mayor Summerlin asked whether they knew the intended use; Perez said he "didn't have anything from the owner yet, but it would be commercial." Commissioner Fellows pressed on wetland coverage and usable acreage — Perez again had no owner-supplied information. Fellows also asked whether access would be off Ernie Caldwell Road or Highway 17/92; Perez explained an easement exists to the north from Highway 17/92 but no specific access proposal has been developed. The County-to-City EC→C-3 conversion is proceeding ahead of any site plan or developer program — entitlement first, use later.

Item 3: Ordinance No. 1396 — Unified LDR Scrivener-Error Cleanup

• Type: Text Amendment (Land Development Regulations)
• Case Number: Ordinance No. 1396
• Location: Citywide (regulatory text)
• Applicant: City of Davenport (staff-initiated)
• Request: Amend all chapters of the Unified Land Development Regulations to correct scrivener errors.
• Staff Recommendation: Approve (forward to City Commission)
• Action: Recommended for approval
• Vote: Unanimous (Robinson moved, Fellows-Coffey seconded)
• Conditions: None
• Notable Discussion: Perez confirmed the corrections follow procedures required by Florida State Statutes. Companion housekeeping to January's Ordinance 1437.

Items 4-6: Ordinances 1438, 1439 & 1440 — 0 Holly Hill Road (Holly Hill Fruit Products Co Inc)

• Type: PUD Amendment + Comp Plan Amendment + Rezoning (three paired ordinances, one parcel)
• Case Number: Ordinance No. 1438 (Zoning: City PUD → City Amended PUD), Ordinance No. 1439 (Land Use: City Residential Medium (RM) → City Commerce Activity Center (CAC)), Ordinance No. 1440 (Zoning: City PUD → City Commercial Highway (C-3))
• Location: 0 Holly Hill Road — Parcel No. 272705-726000-040250
• Applicant / Owner of record: Holly Hill Fruit Products Co Inc
• Request: Amend the existing City PUD and convert one parcel to commercial. The parcel is being carved out of the subdivision — the owner intends commercial use, requiring a PUD amendment because the parcel will not be included in the subdivision, plus a land-use shift from Residential Medium to Commerce Activity Center and a zoning shift to Commercial Highway (C-3).
• Current Zoning: City Planned Unit Development (PUD) / City Residential Medium (RM) land use
• Proposed Zoning: City Amended PUD → City Commercial Highway (C-3); land use City Commerce Activity Center (CAC)
• Staff Recommendation: Approve (forward to City Commission)
• Action: Recommended for approval (all three)
• Vote: Unanimous on each (Fellows-Coffey / Clark on 1438; Clark / Fellows on 1439; Fellows / Robinson on 1440)
• Conditions: None
• Notable Discussion: Mayor Summerlin asked about the proposed changes; Perez explained the owner intends to change one parcel to commercial use, carving it out of the subdivision — hence the PUD amendment. A residential parcel inside an existing PUD is being re-entitled to highway commercial.

Item 7: Ordinance No. 1441 — Right-of-Way Vacation at Davenport Boulevard & McConnell Street

• Type: Right-of-Way Vacation
• Case Number: Ordinance No. 1441
• Location: Unimproved ROW between Holly Hill Road and south of Davenport Boulevard (at the Davenport Blvd / McConnell St curve entering the city)
• Applicant: City of Davenport (Utilities)
• Request: Vacate the unimproved 25-ft-wide right-of-way that can no longer be permitted as a roadway because it sits in the middle of the curve entering the city.
• Staff Recommendation: Approve (forward to City Commission)
• Action: Recommended for approval (recommend vacation)
• Vote: Unanimous (Robinson moved, Fellows-Coffey seconded)
• Conditions: None
• Notable Discussion: Utilities Director Mike Stripling explained the city obtained a final judgment quieting title (after default) on a 2-foot strip on the west side of the McConnell Street ROW, so that when the road is vacated the whole parcel goes in one piece to the east. The Mayor initially stated for clarity the owner of record was the City of Davenport; the City Manager corrected the record — the property had been sold, so the city was no longer the owner. Clean-up of a legacy ROW the city is divesting.

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Public Hearings Summary

• Number of speakers: 0 across all seven items
• General sentiment: No public input
• Key concerns: None from the public. Commissioner Fellows raised wetland/access concerns internally on the Hwy 17/92 conversion.

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Key Signals

• Davenport's annexation engine pivots from residential to commercial entitlement this month. Where the fall docket (Olsen Road, Fuller Street) was single-family-residential annexation cleanup, February's two big moves — 0 Highway 17/92 and 0 Holly Hill Road — are conversions INTO highway commercial (C-3) and Commerce Activity Center land use. Both shift County Employment Center / City Residential to commercial. Davenport is re-entitling parcels along its arterials (Hwy 17/92, Holly Hill Rd) for commercial development ahead of any named tenant. For an investor, this is the supply side of the US-27/Hwy-17-92 commercial corridor expanding parcel by parcel.
• Entitlement is running ahead of program — repeatedly. On the Hwy 17/92 parcel, staff candidly had "nothing from the owner yet," no wetland delineation, no access proposal — yet the EC→C-3 conversion advanced unanimously. This is the speculative-rezoning posture: the city upgrades the entitlement first, and the development program (and its hard constraints — wetlands, access, water) gets sorted later. Commissioner Fellows is the lone voice consistently pressing for the missing facts; the board votes yes anyway. A homebuyer or neighbor should know the "0 [address]" commercial conversions are being approved without site-level detail.
• A City Employment Center parcel is being downgraded to retail-commercial. The Hwy 17/92 conversion takes land out of the County's Employment Center (the jobs/light-industrial category) into Commerce Activity Center / Commercial Highway. This is the inverse of the Lake County "three-ordinance industrial annexation" pattern (where cities pull county land INTO employment/light-industrial). Davenport is trading potential employment land for highway commercial — a corridor-character signal worth tracking against the regional employment-edge thesis.
• The Holly Hill carve-out shows PUDs being unzipped from the inside. A residential parcel inside an existing City PUD is being amended out of the subdivision and re-zoned to C-3. The "Amended PUD" mechanism is becoming Davenport's tool to convert individual parcels within entitled communities to commercial — a quiet way to insert commercial nodes into residential PUDs without a full master-plan reopening.
• Routine ROW divestiture + scrivener cleanup round out the institutional housekeeping. Ordinance 1396 (scrivener errors) and Ordinance 1441 (vacating a legacy 25-ft ROW the city already sold) reflect a small city methodically tidying its land records and code — the unglamorous maintenance layer beneath the entitlement activity.

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Raw Notes

Meeting adjourned 6:47 PM (Clark moved, Robinson seconded).

City Attorney Elisabeth Crane arrived at 6:38 PM (eight minutes into the meeting).

The Hwy 17/92 parcel (Carnes) and the Holly Hill Road parcel (Holly Hill Fruit Products) are the two substantive items; the other three (1396 scrivener, 1441 ROW vacation) are housekeeping. All seven items unanimous, no public.

Holly Hill Fruit Products Co Inc is a legacy citrus/agricultural landholder — its name on a parcel being converted to commercial is a small-scale exhibit of the citrus-land-to-development conversion arc common across the Lake Wales Ridge / US-27 corridor.

Full five-member commission present this month (Fellows returned after his January absence).