What were the most significant items on the Leesburg Planning Commission agenda for February 2024?

Q: What were the most significant items on the Leesburg Planning Commission agenda for February 2024?

· **South Leesburg growth corridor accelerating — massive scale becoming clear:** The Mar-Jo Pines expansion to 402 units is just one piece of a much larger picture. Staff referenced Whispering Hills (2,300-2,400 units) and Bar Key (1,800 units) in the same area south of Leesburg along US-27. Combined, these represent potentially 4,500+ new homes in South Leesburg. Traffic infrastructure (lights, turn lanes) is the critical bottleneck. · **Pulte Homes establishing major Leesburg presence:** A national builder committing to 402 single-family homes at 2.72 units/acre signals confidence in Leesburg's south corridor. The mix of 50/60/70-ft lots with 1,800 sq ft minimum and architectural standards positions this as a mid-market suburban product. · **PDO tool being championed by staff as zoning innovation:** Dan Miller explicitly stated staff will seek to remove the 5-acre PDO minimum from code. The CDC Mike Street case demonstrates how PDOs enable compatible mixed-use in established neighborhoods without spot-zoning. This tool will likely appear more frequently in future cases. · **Commissioner Akkerman's first voting meeting:** Welcome noted by Dan Miller. Akkerman voted yes on CDC case, abstained from Mar-Jo (possibly arrived after Kaplan's abstention was resolved). His questions about utilities and infrastructure suggest an engineering-oriented perspective. · **Lee School redevelopment generating Commission discussion:** Extensive discussion item about concept shift from townhomes to apartments (4-story, approximately 104 units). Historic Board decision pending. Commissioners debated parking, density, building height near historic church, and walkability vs. car dependency. Commissioner Bowersox called 4-5 story apartments a potential "negative impact" — foreshadowing tension on this project.

Meeting Reading

Leesburg Planning Commission

February 22, 2024

3 items on the agenda

**South Leesburg growth corridor accelerating — massive scale becoming clear:** The Mar-Jo Pines expansion to 402 units is just one piece of a much larger picture. Staff referenced Whispering Hills (2,300-2,400 units) and Bar Key (1,800 units) in the same area south of Leesburg along US-27. Combined, these represent potentially 4,500+ new homes in South Leesburg. Traffic infrastructure (lights, turn lanes) is the critical bottleneck.
**Pulte Homes establishing major Leesburg presence:** A national builder committing to 402 single-family homes at 2.72 units/acre signals confidence in Leesburg's south corridor. The mix of 50/60/70-ft lots with 1,800 sq ft minimum and architectural standards positions this as a mid-market suburban product.
**PDO tool being championed by staff as zoning innovation:** Dan Miller explicitly stated staff will seek to remove the 5-acre PDO minimum from code. The CDC Mike Street case demonstrates how PDOs enable compatible mixed-use in established neighborhoods without spot-zoning. This tool will likely appear more frequently in future cases.

On February 22, 2024, City of Leesburg's Planning Commission considered 3 agenda items. **South Leesburg growth corridor accelerating — massive scale becoming clear:** The Mar-Jo Pines expansion to 402 units is just one piece of a much larger picture. Staff referenced Whispering Hills (2,300-2,400 units) and Bar Key (1,800 units) in the same area south of Leesburg along US-27. Combined, these represent potentially 4,500+ new homes in South Leesburg. Traffic infrastructure (lights, turn lanes) is the critical bottleneck. **Pulte Homes establishing major Leesburg presence:** A national builder committing to 402 single-family homes at 2.72 units/acre signals confidence in Leesburg's south corridor. The mix of 50/60/70-ft lots with 1,800 sq ft minimum and architectural standards positions this as a mid-market suburban product. **PDO tool being championed by staff as zoning innovation:** Dan Miller explicitly stated staff will seek to remove the 5-acre PDO minimum from code. The CDC Mike Street case demonstrates how PDOs enable compatible mixed-use in established neighborhoods without spot-zoning. This tool will likely appear more frequently in future cases.

CHANGE LENS

THE READINGmeeting record

City of Leesburg Planning Commission — February 22, 2024

Meeting Overview

Type: Regular Meeting Quorum: Yes (8 of 9 members present) Duration: ~1 hour 7 minutes (4:30 PM - 5:37 PM)

Attendance

Present: Nathaniel Sanders (Vice-Chairman, acting as Chairman), Ted Bowersox, Frazier Marshall, John O'Kelley, Stewart Kaplan, Ze'Shieca Carter, Darin Akkerman, Ken Simeone
Absent: Tim Sennett (Chairman)
Staff Present: Dan Miller (Planning & Zoning Director), Kandi Harper (Deputy Director), Christine Rock (Senior Planner), Max Van Allen (Planner), Melissa Medders (Planner), Jennifer Cotch (City Attorney)

Agenda Items

Item 1: CDC Office Mike Street — Planned Development Overlay

Type: PDO
Case Number: PUD-23-592
Location: South of East Main Street and west of Mike Street
Applicant: Pastor John Christian (CDC/Petitioner)
Request: Add a Planned Development Overlay to 0.22 acres with existing R-3 zoning to allow office, retail, and classroom uses, with a waiver from Section 25-282(a)(1) PDO 5-acre minimum requirement.
Current Zoning: R-3 (High Density Residential) with Institutional FLU
Proposed Zoning: R-3 with PDO (office, retail, classroom uses added)
Acreage: 0.22
Staff Recommendation: Approve (including 5-acre waiver)
Action: Approved
Vote: 7-0
Notable Discussion: Building is the original office of the first African American attorney in Lake County (James Durden). Dan Miller explained difference between PUD and PDO — PDO leaves underlying zoning intact. Staff intends to remove the 5-acre PDO minimum from City Code in the future. PDO characterized as a great tool for maintaining neighborhood consistency while adding compatible uses. Supports Pine Street corridor revitalization. Commissioner Marshall disclosed he is a CDC Board member (unpaid).

Item 2: Mar-Jo Pines Windmill Sharp Properties — Small Scale Comp Plan Amendment

Type: Comp Plan Amendment
Case Number: SSCP-23-563
Location: East of US Highway 27 and north of Windmill Road
Applicant: Pulte Homes (Aaron Struckmeyer)
Request: Change future land use of 47.68 acres from Lake County Rural Transition to City of Leesburg Estate Residential for expansion of existing Mar-Jo Properties PUD.
Current Zoning: Lake County Rural Transition (FLU)
Proposed Zoning: City of Leesburg Estate Residential (FLU)
Acreage: 47.68
Staff Recommendation: Approve
Action: Approved
Vote: 6-0-1 (Kaplan abstained — too close to subject property)
Notable Discussion: Expands existing 100-acre PUD by 47 acres, creating 147-acre project. Previously approved for 271 lots; adding approximately 130 units. Same developer (Pulte Homes) creates one cohesive neighborhood rather than separate PUDs.

Item 3: Mar-Jo Pines Windmill Sharp Properties — Planned Unit Development

Type: PUD
Case Number: PUD-23-564
Location: East of US Highway 27 and north of Windmill Road
Applicant: Pulte Homes (Aaron Struckmeyer)
Request: Rezone 147.40 acres from Lake County Agriculture and PUD to PUD amendment for 402 single-family units at 2.72 units/acre.
Current Zoning: Lake County A (Agriculture) and PUD
Proposed Zoning: City of Leesburg PUD (amendment)
Acreage: 147.40
Staff Recommendation: Approve
Action: Approved
Vote: 6-0-1 (Kaplan abstained)
Conditions: Mix of 50-ft (150 lots), 60-ft (132 lots), and 70-ft (120 lots) wide lots. Minimum 1,800 sq ft house size. 25-ft planted/undisturbed exterior buffer. Boulevard-style entry from US-27. Internal roundabout. Sidewalks both sides. St. Augustine grass prohibited (water conservation). 1.58 acres recreation (pool, playground, dog park). Dark Sky lighting standards. 4-year reverter clause.
Notable Discussion: Full median access on US-27 with right/left turn lanes (FDOT coordination). No traffic light anticipated for this development alone, but Whispering Hills (2,300-2,400 units) and Bar Key (1,800 units) to the south may trigger lights. Applicant filling in "last piece" of the area not already PUD-zoned. Duke Energy 100-ft power easement traverses property. Engineer Luke Classon (Appian Engineering) addressed access questions. Commissioner Bowersox expressed concern about ingress/egress with all surrounding developments interconnecting.

Public Hearings Summary

Number of speakers: 0 (no public speakers on any case)
General sentiment: No public opposition expressed at meeting
Key concerns: None raised at hearing (Mar-Jo received no public responses)

Key Signals

South Leesburg growth corridor accelerating — massive scale becoming clear: The Mar-Jo Pines expansion to 402 units is just one piece of a much larger picture. Staff referenced Whispering Hills (2,300-2,400 units) and Bar Key (1,800 units) in the same area south of Leesburg along US-27. Combined, these represent potentially 4,500+ new homes in South Leesburg. Traffic infrastructure (lights, turn lanes) is the critical bottleneck.
Pulte Homes establishing major Leesburg presence: A national builder committing to 402 single-family homes at 2.72 units/acre signals confidence in Leesburg's south corridor. The mix of 50/60/70-ft lots with 1,800 sq ft minimum and architectural standards positions this as a mid-market suburban product.
PDO tool being championed by staff as zoning innovation: Dan Miller explicitly stated staff will seek to remove the 5-acre PDO minimum from code. The CDC Mike Street case demonstrates how PDOs enable compatible mixed-use in established neighborhoods without spot-zoning. This tool will likely appear more frequently in future cases.
Commissioner Akkerman's first voting meeting: Welcome noted by Dan Miller. Akkerman voted yes on CDC case, abstained from Mar-Jo (possibly arrived after Kaplan's abstention was resolved). His questions about utilities and infrastructure suggest an engineering-oriented perspective.
Lee School redevelopment generating Commission discussion: Extensive discussion item about concept shift from townhomes to apartments (4-story, approximately 104 units). Historic Board decision pending. Commissioners debated parking, density, building height near historic church, and walkability vs. car dependency. Commissioner Bowersox called 4-5 story apartments a potential "negative impact" — foreshadowing tension on this project.

Raw Notes

January 18, 2024 minutes approved 6-0.
Vice-Chairman Sanders presided in Chairman Sennett's absence; staff congratulated him on excellent meeting management.
Dan Miller noted 16 cases scheduled for March 2024 meeting — busiest workload of the year.
Comprehensive Plan update: First charrette-style public meeting held February 3 at Venetian Center. Second meeting March 3 at Leesburg Resource Center (10:00-11:30 AM). Calvin, Giordano & Associates hired as consultant. Interactive maps, QR code surveys, live poll results.
Commissioner Bowersox took exception to Dan Miller characterizing Variances and CUPs as "minor" — noted these are significant to applicants. Miller acknowledged and agreed.

[THE READING]meeting record