What were the most significant items on the Groveland Planning & Zoning Board agenda for July 2025?

Q: What were the most significant items on the Groveland Planning & Zoning Board agenda for July 2025?

· **Galassi property continues transition from Agriculture:** The July meeting advanced the Galassi property from Agriculture to Established Neighborhood (FLU) and LDR (zoning), following the June meeting's Employment Center/Light Industrial approval for adjacent parcels. The SR 50/Timber Village Road area is seeing coordinated land use transitions as Groveland plans this corridor's evolution. · **Palisades annexation brings Lake County property into city control:** Three linked actions (comp plan amendment, rezoning, special exception) brought a 0.66-acre Palisades HOA parcel from Lake County jurisdiction into the City of Groveland. This is a micro-annexation pattern — small parcels being absorbed as the city's boundaries solidify around existing communities. · **Community division over residential-area office use:** The Palisades special exception for office use in an LDR zone drew strong opinions on both sides. The board's approval with conditions (one story limit, staff recommendations) shows willingness to allow limited non-residential uses in residential areas when appropriately constrained. · **Willdan consulting contract advancing to City Council:** Staff announced the Willdan proposal will be presented at the July 7 City Council meeting, signaling continued progress on Groveland's comprehensive code update. · **Board actively shaping development quality:** Board members proactively recommended native landscaping, Dark Sky lighting, and architectural standards — reflecting growing attention to development quality beyond minimum code requirements.

Meeting Reading

Groveland Planning & Zoning Board

July 16, 2025

6 items on the agenda

**Galassi property continues transition from Agriculture:** The July meeting advanced the Galassi property from Agriculture to Established Neighborhood (FLU) and LDR (zoning), following the June meeting's Employment Center/Light Industrial approval for adjacent parcels. The SR 50/Timber Village Road area is seeing coordinated land use transitions as Groveland plans this corridor's evolution.
**Palisades annexation brings Lake County property into city control:** Three linked actions (comp plan amendment, rezoning, special exception) brought a 0.66-acre Palisades HOA parcel from Lake County jurisdiction into the City of Groveland. This is a micro-annexation pattern — small parcels being absorbed as the city's boundaries solidify around existing communities.
**Community division over residential-area office use:** The Palisades special exception for office use in an LDR zone drew strong opinions on both sides. The board's approval with conditions (one story limit, staff recommendations) shows willingness to allow limited non-residential uses in residential areas when appropriately constrained.

On July 16, 2025, City of Groveland's Planning & Zoning Board considered 6 agenda items. **Galassi property continues transition from Agriculture:** The July meeting advanced the Galassi property from Agriculture to Established Neighborhood (FLU) and LDR (zoning), following the June meeting's Employment Center/Light Industrial approval for adjacent parcels. The SR 50/Timber Village Road area is seeing coordinated land use transitions as Groveland plans this corridor's evolution. **Palisades annexation brings Lake County property into city control:** Three linked actions (comp plan amendment, rezoning, special exception) brought a 0.66-acre Palisades HOA parcel from Lake County jurisdiction into the City of Groveland. This is a micro-annexation pattern — small parcels being absorbed as the city's boundaries solidify around existing communities. **Community division over residential-area office use:** The Palisades special exception for office use in an LDR zone drew strong opinions on both sides. The board's approval with conditions (one story limit, staff recommendations) shows willingness to allow limited non-residential uses in residential areas when appropriately constrained.

CHANGE LENS

THE READINGmeeting record

City of Groveland Planning & Zoning Board — July 16, 2025

Meeting Overview

Type: Regular Meeting Quorum: Yes (6 of 8 members present) Duration: Approximately 1 hour 42 minutes (5:01 PM - 6:43 PM)

Attendance

Present: Zach Decker (Chair), Robin Hoover (Vice Chair), Stephen Shylkofski, Alisha Kissee-Garcia, Lindsay Crum, Mike Archer
Absent: Kerry Lambert, Bill Mathias
Staff Present: City Attorney Anita Geraci-Carver; Timothy Maslow, Community & Economic Development Department Director; DeWayne Jones, Planning and Zoning Manager; Alan Booker, Senior Planner; Maria Ramirez, Recording Secretary

Agenda Items

Item 0: Consent Agenda — Approval of June 5, 2025 Minutes

Type: Consent
Action: Approved
Vote: Unanimous (6-0)

Item 1: Ordinance 2025-9 — Galassi Small Scale Comprehensive Plan Amendment

Type: Comp Plan Amendment (Small Scale)
Case Number: Ordinance 2025-9
Location: Timber Village Road area, near SR 50
Applicant: Dennis Galassi (property owner)
Acreage: 3.0 +/- acres
Request: Amend Future Land Use designation from Agriculture to Established Neighborhood
Current FLU: Agriculture
Proposed FLU: Established Neighborhood
Action: Approved (recommended to City Council)
Vote: Unanimous (6-0)
Notable Discussion: A resident spoke on behalf of Timber Village Road residents, raising concerns about trash, traffic, and decreased property values from the employment center. Board Member Shylkofski asked owner Dennis Galassi to summarize previous approvals; Galassi stated the signage on the property does not reference what is being done with the property.

Item 2: Ordinance 2025-10 — Galassi Rezoning

Type: Rezoning
Case Number: Ordinance 2025-10
Location: 14925 Timber Village Road, Groveland (west of Timber Village Road, north of SR 50, east of Sampey Road, south of Ed Douglas Road)
Applicant: Dennis M. and Maxine D. Galassi (property owners)
Request: Rezone property from Agriculture to Low Density Residential
Current Zoning: Agriculture
Proposed Zoning: Low Density Residential (LDR)
Action: Approved (recommended to City Council)
Vote: Unanimous (6-0)
Notable Discussion: No public comments on this item.

Item 3: Ordinance 2025-11 — Palisades Small Scale Comprehensive Plan Amendment

Type: Comp Plan Amendment (Small Scale)
Case Number: Ordinance 2025-11
Location: Cherry Lake Road, south of intersection of Cherry Lake Road and West Apshawa Road
Applicant: Palisades Homeowners Association, Inc.
Acreage: 0.66 +/- acres
Request: Amend Future Land Use designation from Lake County Rural Transition to Established Neighborhood
Current FLU: Lake County Rural Transition
Proposed FLU: Established Neighborhood
Action: Approved (recommended to City Council)
Vote: Unanimous (6-0)
Notable Discussion:
- Senior Planner Alan Booker explained the mail notice process for notifying residents
- Community was divided — some residents wanted the existing building demolished for green space, others supported the project
- Attorney Bret Jones represented the applicant, stating the project timeline is within 12 months, existing buffers are in place with more coming, and there would be no constant traffic
- Board Member Archer asked if the business is retail; Jones stated it is for license hanging (office use)
- Board Member Crum asked about future use changes; Jones confirmed the owner would need to return to P&Z for any changes
- Vice Chair Hoover questioned the property cards showing 4 buildings and asked about relocating the bus stop

Item 4: Ordinance 2025-12 — Palisades Rezoning

Type: Rezoning
Case Number: Ordinance 2025-12
Location: Cherry Lake Road, south of intersection of Cherry Lake Road and West Apshawa Road
Applicant: Palisades Homeowners Association, Inc.
Request: Rezone property from Lake County PUD to Low Density Residential
Current Zoning: Lake County PUD
Proposed Zoning: Low Density Residential (LDR)
Action: Approved (recommended to City Council)
Vote: Unanimous (6-0)
Notable Discussion: Allen Joyce spoke in disapproval of the project.

Item 5: Resolution 2025-37 — Palisades Special Exception Use

Type: Special Exception
Case Number: Resolution 2025-37
Location: Cherry Lake Road, south of intersection of Cherry Lake Road and West Apshawa Road
Applicant: Palisades Homeowners Association, Inc.
Request: Special exception to allow office use in the Low Density Residential zoning district
Action: Approved with conditions (recommended to City Council)
Vote: Unanimous (6-0)
Conditions: Incorporate staff recommendations; limit structure to one story
Notable Discussion:
- Allen Joyce asked about privacy fencing, hedging, and parking restrictions
- Board Member Shylkofski inquired about shrubs; Attorney Jones stated it is not consistent with the Code and significant renovations are needed
- Board Member Crum recommended more native landscaping and Dark Sky lighting
- Board Member Kissee-Garcia recommended working with the applicant or future owner on landscaping
- Vice Chair Hoover raised concern about bringing the building up to code only to tear it down later and questioned whether the existing infrastructure is suitable for business
- Chairman Decker asked about professional designs and emphasized working with the applicant to ensure no increase in number of stories

Public Hearings Summary

Number of speakers: 7 (across all items)
General sentiment: Mixed — community divided on Palisades project
Key concerns:
- Timber Village Road residents concerned about traffic, trash, and property values from employment center conversion
- Palisades community split: some residents (Allen Joyce, Susan Ducey, Alejandra Joyce) wanted building demolished for open space; others (Ernie Kirkland, HOA President Bruce Berger) supported the project
- Greg Johnson opposed business use on the Palisades property
- Alejandra Joyce submitted a written list of recommendations

Key Signals

Galassi property continues transition from Agriculture: The July meeting advanced the Galassi property from Agriculture to Established Neighborhood (FLU) and LDR (zoning), following the June meeting's Employment Center/Light Industrial approval for adjacent parcels. The SR 50/Timber Village Road area is seeing coordinated land use transitions as Groveland plans this corridor's evolution.
Palisades annexation brings Lake County property into city control: Three linked actions (comp plan amendment, rezoning, special exception) brought a 0.66-acre Palisades HOA parcel from Lake County jurisdiction into the City of Groveland. This is a micro-annexation pattern — small parcels being absorbed as the city's boundaries solidify around existing communities.
Community division over residential-area office use: The Palisades special exception for office use in an LDR zone drew strong opinions on both sides. The board's approval with conditions (one story limit, staff recommendations) shows willingness to allow limited non-residential uses in residential areas when appropriately constrained.
Willdan consulting contract advancing to City Council: Staff announced the Willdan proposal will be presented at the July 7 City Council meeting, signaling continued progress on Groveland's comprehensive code update.
Board actively shaping development quality: Board members proactively recommended native landscaping, Dark Sky lighting, and architectural standards — reflecting growing attention to development quality beyond minimum code requirements.

Raw Notes

Chairman Decker thanked Senior Planner Alan Booker for working diligently on Staff Reports.
Tim Maslow thanked the board, public, and Allen Joyce for their time and feedback.
City Attorney Geraci-Carver stated the board will soon be updated on legislative changes.
Longest meeting of the 2025 series so far at over 1.5 hours, driven by extensive Palisades discussion.
Motion for Ordinance 2025-10 references "Ordinance 2025-6" in the minutes — appears to be a scrivener's error in the official record.

[THE READING]meeting record