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Groveland Planning & Zoning Board
November 2025

9 items on the agendaConvened November 6, 2025
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THE READINGmeeting record

City of Groveland Planning & Zoning Board — November 6, 2025

Meeting Overview

Type: Regular Meeting Quorum: Yes (7 of 8 members present) Duration: Approximately 66 minutes (5:03 PM – 6:09 PM)

Attendance

  • Present: Zach Decker (Chair), Robin Hoover (Vice Chair), Kerry Lambert, Alisha Kissee-Garcia, Lindsay Crum, Michael Archer, Marty Proctor
  • Absent: Bill Mathias (non-voting)
  • 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 October 2, 2025 Minutes

  • Type: Consent
  • Action: Approved
  • Vote: Unanimous (motion by Proctor, second by Hoover)

Item 1: Ordinance 2025-29 — Gadson Street Annexation

  • Type: Annexation (voluntary, F.S. § 171.044)
  • Case Number: Ordinance 2025-29
  • Location: 14113 Gadson Street, Groveland — west of Gadson Street, east of SR-33, north of Anderson Road, south of Parkwood Street
  • Applicant: Gayn & Payn Properties LLC
  • Request: Annex 1.90 +/- acres into the City of Groveland
  • Acreage: 1.90 +/- acres
  • Action: Recommended for approval to City Council
  • Vote: Unanimous (motion by Hoover, second by Proctor)
  • Notable Discussion:
    • Vice Chair Hoover asked whether existing manufactured homes still rely on septic and well; applicant confirmed connection to city utilities is planned
    • Board Member Archer asked about building height; applicant stated single story

Item 2: Ordinance 2025-30 — Gadson Street Small Scale Comprehensive Plan Amendment

  • Type: Comp Plan Amendment (Small Scale, F.S. § 163.3187(1))
  • Case Number: Ordinance 2025-30
  • Location: 14113 Gadson Street (same parcel as Item 1)
  • Applicant: Gayn & Payn Properties LLC
  • Request: Amend Future Land Use designation from Lake County Urban Low to City of Groveland Employment Center
  • Acreage: 1.9 +/- acres
  • Action: Recommended for approval to City Council
  • Vote: Unanimous (motion by Hoover, second by Kissee-Garcia)

Item 3: Ordinance 2025-31 — Gadson Street Rezoning

  • Type: Rezoning
  • Case Number: Ordinance 2025-31
  • Location: 14113 Gadson Street (same parcel as Items 1–2)
  • Applicant: Gayn & Payn Properties LLC
  • Request: Change zoning from Lake County AG to City of Groveland Light Industrial
  • Action: Recommended for approval to City Council
  • Vote: Unanimous (motion by Hoover, second by Crum)

Item 4: Ordinance 2025-32 — MBSI Headquarters Small Scale Comprehensive Plan Amendment

  • Type: Comp Plan Amendment (Small Scale)
  • Case Number: Ordinance 2025-32
  • Location: Independence Boulevard (south of Constitution Way and US-27, north of American Way, east of Independence Boulevard, west of SR-19)
  • Applicant: Modular Building Systems International, L.L.C.
  • Request: Amend Future Land Use from City of Groveland Established Neighborhood to City of Groveland Employment Center
  • Acreage: 5.0 +/- acres
  • Action: Recommended for approval to City Council
  • Vote: Unanimous (motion by Hoover, second by Kissee-Garcia)

Item 5: Ordinance 2025-33 — MBSI Headquarters Rezoning

  • Type: Rezoning
  • Case Number: Ordinance 2025-33
  • Location: Independence Boulevard (same as Item 4)
  • Applicant: Modular Building Systems International, L.L.C.
  • Request: Change zoning from City of Groveland PUD to City of Groveland Light Industrial
  • Action: Recommended for approval to City Council
  • Vote: Unanimous (motion by Hoover, second by Crum)

Item 6: 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 the Cherry Lake Road / West Apshawa Road intersection
  • Applicant: Palisades Homeowners Association, Inc.
  • Request: Amend Future Land Use from Lake County Rural Transition to City of Groveland Established Neighborhood
  • Acreage: 0.6582 +/- acres
  • Action: Recommended for approval to City Council
  • Vote: Unanimous (motion by Hoover, second by Crum)
  • Notable Discussion:
    • Two residents spoke (Gregory Ducey, Susan Ducey) raising concerns about residential-to-business conversion, signage, traffic, the bus stop location, and the type of business proposed

Item 7: Ordinance 2025-12 — Palisades Rezoning

  • Type: Rezoning
  • Case Number: Ordinance 2025-12
  • Location: Cherry Lake Road (same as Item 6)
  • Applicant: Palisades Homeowners Association, Inc.
  • Request: Change zoning from Lake County PUD to City of Groveland Low Density Residential
  • Action: Recommended for approval to City Council
  • Vote: Unanimous (motion by Crum, second by Lambert)

Item 8: Resolution 2025-37 — Palisades Special Exception Use

  • Type: Special Exception Use (in Low Density Residential district)
  • Case Number: Resolution 2025-37
  • Location: Cherry Lake Road (same as Items 6–7)
  • Applicant: Palisades Homeowners Association, Inc. (Attorney: Bret Jones)
  • Request: Special Exception Use to allow office use in Low Density Residential zoning
  • Action: Recommended for approval to City Council
  • Vote: Unanimous (motion by Crum, second by Kissee-Garcia)
  • Notable Discussion:
    • Board Member Proctor flagged the driveway as needing improvement; attorney Bret Jones stated it had been addressed
    • Proctor recommended turning lanes include a swale rather than just shrubs as buffer; landscaping near the utility easement needs improvement
    • Board Member Lambert asked about plans for the building (roof and siding replacement) and requested architectural drawings; Jones stated drawings would be released to the public after approval and that the new building would not attract crime once renovated
    • Chair Decker asked what phase the project is in (civil plans vs. site plans), and what the timeline and grace period would be for completion (citing permit and contractor delays); recommended staff and owner negotiate conditions and timeline before the item moves to City Council

Public Hearings Summary

  • Number of speakers: 2 (both on Item 6, Palisades CPA)
  • General sentiment: Concerned but not oppositional; questions rather than formal opposition
  • Key concerns:
    • Residential-to-business conversion of the property
    • Bus stop location, traffic impact, signage, and business type clarity

Key Signals

  • Two parallel paths to "Employment Center" in a single meeting: The Gadson Street parcel and the MBSI Headquarters parcel both moved to the City of Groveland Employment Center future land use designation in the same night — Gadson coming in from Lake County (annexation + CPA + rezoning, all unanimous, no public comment), and MBSI converting from Established Neighborhood and PUD inside city limits. Groveland's industrial-employment footprint expanded materially in one meeting, by two distinct mechanisms.
  • The three-ordinance annexation playbook is now standardized: Gadson Street ran the full annex + small-scale CPA + rezoning sequence in three back-to-back unanimous votes with zero public comment. This is the same pattern that will reappear with Langley Industrial in May 2026 — voluntary annexation of contiguous Lake County industrial land into the city's Light Industrial zone is becoming a recurring, frictionless workflow.
  • Palisades is a textbook conversion case for Decoder readers: A homeowners' association is converting a 0.66-acre Cherry Lake Road parcel from Lake County PUD to city Low Density Residential, then immediately layering a Special Exception for office use. Three sequential approvals (CPA, rezoning, Special Exception) — the kind of fine-grained instrument-stack that a homebuyer or neighbor would only see if they knew to read all three items together. The two public speakers showed the right instinct: ask what's actually being permitted on the ground.
  • Board pushing applicants on the build-out details, not just the entitlement: Proctor on driveway/swale/buffer landscaping, Lambert asking for drawings and crime impact, Decker pushing back on timeline and phase clarity. The vote was unanimous yes, but the signal is that this board reads beyond the legal request into the lived experience of the project. That's consistent with this board's posture across 2024–2025.
  • Board composition shifting: Steven Shylkofsky has moved off the P&Z Board and onto City Council — a member-to-elected pipeline that means continuity of philosophy but loss of one voice on the board. Marty Proctor is back. Watch the May 2026 chair / vice-chair vote for whether the new composition reorganizes the leadership.

Raw Notes

  • Meeting was scheduled at 5:00 p.m. but called to order at 5:03 p.m.; the April 2 packet that contained these minutes did not record an exact adjournment beyond "6:09 p.m."
  • Eight items in one meeting is a high agenda density for this board — three separate three-ordinance packages (Gadson Street, MBSI, Palisades) plus the Palisades Resolution.
  • Tim Maslow announced a November 19, 2025 Joint Workshop (10 AM – 12 PM at the Puryear Building) — Planning and Zoning, RAC, CRA Boards, Strategic Plan Committee, and City Council all in attendance. Watch for whether minutes from that joint workshop surface in a future packet — multi-board meetings are where Groveland's eco-agrarian / EAR / CDC V5 vision actually gets reconciled.
  • Chair Decker confirmed Steven Shylkofsky is no longer on the P&Z Board; he is now a Council Member.
  • Board Member Marty Proctor returned and noted he is "glad to be back on this vital Board."
  • Source: November 6, 2025 minutes embedded in the April 2, 2026 P&Z agenda packet PDF (approved on consent at the April 2, 2026 meeting).