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

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

· **Downtown Mixed-Use expansion is the defining initiative:** The 99-acre (soon 131.5-acre) expansion of the Downtown Mixed-Use district is a city-initiated strategic play to create a live/work/play core. This is not reactive development approval — it is proactive city planning. The Pine Street addition, championed by Commissioner Marshall, adds an equity dimension by extending mixed-use opportunities to a historically underserved area. · **Blount Birchmier flips industrial to residential — unanimously:** The 31-acre conversion from industrial to townhome/restaurant PUD on CR 48/US-27 passed 7-0, signaling the Commission prefers residential over industrial in transitional zones. The restaurant/amenity concept with fee-simple townhomes found no opposition. · **Leesburg growing at pace — 14th fastest city, 25 homes/month:** Dan Miller cited Leesburg as the 14th fastest-growing city with approximately 25 new homes per month, largely driven by The Villages spillover. This growth pressure frames every case the Commission hears. · **Vice-Chairman Sanders' conflict disclosure on warehouse case:** Sanders recusing himself as the real estate agent on the Thomas Avenue warehouse CUP demonstrates the interconnection between commissioners and local development activity. · **Full board present — rare occurrence:** All 9 members (7 regular + 2) were present, showing strong engagement during a heavy agenda month.

Meeting Reading

Leesburg Planning Commission

October 24, 2024

8 items on the agenda

**Downtown Mixed-Use expansion is the defining initiative:** The 99-acre (soon 131.5-acre) expansion of the Downtown Mixed-Use district is a city-initiated strategic play to create a live/work/play core. This is not reactive development approval — it is proactive city planning. The Pine Street addition, championed by Commissioner Marshall, adds an equity dimension by extending mixed-use opportunities to a historically underserved area.
**Blount Birchmier flips industrial to residential — unanimously:** The 31-acre conversion from industrial to townhome/restaurant PUD on CR 48/US-27 passed 7-0, signaling the Commission prefers residential over industrial in transitional zones. The restaurant/amenity concept with fee-simple townhomes found no opposition.
**Leesburg growing at pace — 14th fastest city, 25 homes/month:** Dan Miller cited Leesburg as the 14th fastest-growing city with approximately 25 new homes per month, largely driven by The Villages spillover. This growth pressure frames every case the Commission hears.

On October 24, 2024, City of Leesburg's Planning Commission considered 8 agenda items. **Downtown Mixed-Use expansion is the defining initiative:** The 99-acre (soon 131.5-acre) expansion of the Downtown Mixed-Use district is a city-initiated strategic play to create a live/work/play core. This is not reactive development approval — it is proactive city planning. The Pine Street addition, championed by Commissioner Marshall, adds an equity dimension by extending mixed-use opportunities to a historically underserved area. **Blount Birchmier flips industrial to residential — unanimously:** The 31-acre conversion from industrial to townhome/restaurant PUD on CR 48/US-27 passed 7-0, signaling the Commission prefers residential over industrial in transitional zones. The restaurant/amenity concept with fee-simple townhomes found no opposition. **Leesburg growing at pace — 14th fastest city, 25 homes/month:** Dan Miller cited Leesburg as the 14th fastest-growing city with approximately 25 new homes per month, largely driven by The Villages spillover. This growth pressure frames every case the Commission hears.

CHANGE LENS

THE READINGmeeting record

City of Leesburg Planning Commission — October 24, 2024

Meeting Overview

Type: Regular Meeting Quorum: Yes (7 of 9 members present, plus alternates) Duration: ~1 hour 27 minutes (4:30 PM - 5:57 PM)

Attendance

Present: Tim Sennett (Chairman), Nathaniel Sanders (Vice-Chairman), Ted Bowersox, Frazier Marshall, John O'Kelley, Ze'Shieca Carter, Stewart Kaplan, Ken Simeone, Darin Akkerman
Absent: None (full board present)
Staff Present: Dan Miller (Planning & Zoning Director), Sabrina Mitchell (Executive Assistant I), Kandi Harper (Deputy Director), Max Van Allen (Planner), Melissa Medders (Planner), Grant Watson (City Attorney)

Agenda Items

Item 1 (Old Business): Blount Birchmier Leesburg LLC — Small Scale Comprehensive Plan Amendment

Type: Comp Plan Amendment
Case Number: SSCP-24-221
Location: South of CR 48, west of US Highway 27, east of Haywood Worm Farm Rd
Applicant: Blount Birchmier Leesburg LLC (Rick Blount, owner; Steven Harris, developer; Bright Homes, builder)
Request: Change future land use of approximately 31 acres from City of Leesburg Industrial to City of Leesburg General Commercial for townhome/mixed-use development with restaurant.
Current Zoning: City of Leesburg Industrial (FLU) / CIP (Commercial/Industrial Planned)
Proposed Zoning: City of Leesburg General Commercial (FLU)
Acreage: 31
Staff Recommendation: Approve
Action: Approved
Vote: 7-0
Notable Discussion: Previously postponed from August at staff request for additional detail. Townhome development with public restaurant component (scratch kitchen, indoor/outdoor bar overlooking amenity center). Mini roundabout for internal traffic. Trails language added to PUD. 48-month expiration clause. Two parking places per unit plus visitor staging areas. Staff noted the land use change from industrial to residential is better for adjacent residential areas. Developer discussed fee simple townhome ownership model. Traffic on CR 48 discussed extensively — staff noted they cannot deny development based solely on traffic deficiency.

Item 2 (Old Business): Blount Birchmier Leesburg LLC — Planned Unit Development

Type: PUD
Case Number: PUD-24-222
Location: South of CR 48, west of US Highway 27, east of Haywood Worm Farm Rd
Applicant: Blount Birchmier Leesburg LLC
Request: Rezone approximately 31 acres from City CIP to City PUD with trail requirement.
Current Zoning: City of Leesburg CIP (Commercial/Industrial Planned)
Proposed Zoning: City of Leesburg PUD
Acreage: 31
Staff Recommendation: Approve
Action: Approved
Vote: 7-0
Conditions: Trail component added to PUD requirements
Notable Discussion: Companion case to SSCP-24-221. Trail requirement added per internal city policy of requiring trails in PUDs over the last couple of years.

Item 3 (Old Business): Shore Acres Landing — Planned Unit Development

Type: PUD
Case Number: PUD-24-126
Location: East and south of Shore Acres Dr, west of Weston Rd, north of Goss Ave
Applicant: Shore Acres Landing
Request: Rezone 14.16 acres from R-1-A to PUD.
Current Zoning: R-1-A (Single Family Residential)
Proposed Zoning: City of Leesburg PUD
Acreage: 14.16
Staff Recommendation: N/A (withdrawn before hearing)
Action: Withdrawn by applicant
Vote: 7-0

Item 4 (Old Business): Leatherleaf — Large Scale Comprehensive Plan Amendment

Type: Comp Plan Amendment
Case Number: LSCP-24-253
Location: South of CR 33, west of US Highway 27, north of CR 48
Applicant: Leatherleaf (LPG)
Request: Change future land use of approximately 77.5 acres from Lake County Regional Commercial to City of Leesburg General Commercial.
Current Zoning: Lake County Regional Commercial (FLU) / Lake County A (Agriculture)
Proposed Zoning: City of Leesburg General Commercial (FLU)
Acreage: 77.5
Staff Recommendation: N/A (postponed before hearing)
Action: Postponed to December 19, 2024
Vote: 7-0

Item 5 (Old Business): Leatherleaf — Planned Unit Development

Type: PUD
Case Number: PUD-24-254
Location: South of CR 33, west of US Highway 27, north of CR 48
Applicant: Leatherleaf (LPG)
Request: Rezone approximately 77.5 acres from Lake County Agriculture to City of Leesburg PUD.
Current Zoning: Lake County A (Agriculture)
Proposed Zoning: City of Leesburg PUD
Acreage: 77.5
Staff Recommendation: N/A (postponed before hearing)
Action: Postponed to December 19, 2024
Vote: 7-0

Item 6 (New Business): Downtown Mixed-Use Expansion — Large Scale Comprehensive Plan Map Amendment

Type: Comp Plan Amendment
Case Number: LSCP-24-211
Location: Downtown Leesburg — approximately 99 acres bounded by Leesburg-Wildwood Trail (north), Canal Street (east), Dixie Avenue (south), and Perkins/Euclid/9th Street (west)
Applicant: City of Leesburg (staff-initiated)
Request: Change future land use of approximately 99 acres from General Commercial, Institutional, Transitional, Recreation, and Low Density Residential to Downtown Mixed-Use.
Current Zoning: Multiple (General Commercial, Institutional, Transitional, Recreation, Low Density Residential)
Proposed Zoning: Downtown Mixed-Use (FLU)
Acreage: 99 (later expanded to 131.5 with Pine Street addition)
Staff Recommendation: Approve
Action: Approved with direction to expand to include Pine Street area
Vote: 7-0
Notable Discussion: Major staff-initiated expansion of the Downtown Mixed-Use district. Dan Miller presented the live/work/play concept — residential (apartments, townhomes), work (City Hall, offices, Beacon College, restaurants), play (Veterans Memorial Park, Magnolia Trail, pocket parks). Commissioner Marshall raised including Pine Street area to expand economic opportunities for historically underserved community. City Attorney Watson suggested comparing Pine Street regulations with mixed-use classification to ensure consistency with consent decree (CDC lawsuit). Commission unanimously approved with direction for staff to return in November with Pine Street expansion analysis.

Item 7 (New Business): Downtown Mixed-Use Expansion — Comprehensive Plan Text Amendment

Type: Comp Plan Text Amendment
Case Number: CPTA-24-347
Location: Downtown Leesburg
Applicant: City of Leesburg (staff-initiated)
Request: Amend Comprehensive Plan FLU Element to allow expansion of Downtown Mixed-Use designation, including text changes ("living quarters" to "living spaces").
Staff Recommendation: Approve
Action: Approved with Pine Street expansion direction
Vote: 7-0
Notable Discussion: Companion text amendment to LSCP-24-211.

Item 8 (New Business): Leesburg Warehouses — Thomas Avenue — Conditional Use Permit

Type: CUP
Case Number: CUP-24-291
Location: Intersection of Thomas Avenue and Arbor Park, west of Dr. Martin Luther King Jr Boulevard
Applicant: Mr. Sarage
Request: Conditional Use Permit for warehouse/flex space in C-3 (Highway Commercial) zoning on 2.1 acres.
Current Zoning: C-3 (Highway Commercial)
Proposed Zoning: C-3 (Highway Commercial) — no change
Acreage: 2.1
Staff Recommendation: Approve
Action: Approved
Vote: 6-0 (Vice-Chairman Sanders recused — he is the agent involved)
Notable Discussion: Sanders stepped down as he was the real estate agent involved. Staff described facades as "nicest industrial seen in a while." No public opposition. No substantive department comments.

Public Hearings Summary

Number of speakers: Multiple (primarily developer presentations on Blount Birchmier; Marshall led Pine Street discussion on Downtown Mixed-Use)
General sentiment: Supportive across all cases heard; no public opposition to any voted items
Key concerns:
- Traffic capacity on CR 48 (Blount Birchmier — ongoing concern)
- Pine Street area inclusion in Downtown Mixed-Use district — balancing expansion with consent decree obligations
- Need for trails in new PUD developments

Key Signals

Downtown Mixed-Use expansion is the defining initiative: The 99-acre (soon 131.5-acre) expansion of the Downtown Mixed-Use district is a city-initiated strategic play to create a live/work/play core. This is not reactive development approval — it is proactive city planning. The Pine Street addition, championed by Commissioner Marshall, adds an equity dimension by extending mixed-use opportunities to a historically underserved area.
Blount Birchmier flips industrial to residential — unanimously: The 31-acre conversion from industrial to townhome/restaurant PUD on CR 48/US-27 passed 7-0, signaling the Commission prefers residential over industrial in transitional zones. The restaurant/amenity concept with fee-simple townhomes found no opposition.
Leesburg growing at pace — 14th fastest city, 25 homes/month: Dan Miller cited Leesburg as the 14th fastest-growing city with approximately 25 new homes per month, largely driven by The Villages spillover. This growth pressure frames every case the Commission hears.
Vice-Chairman Sanders' conflict disclosure on warehouse case: Sanders recusing himself as the real estate agent on the Thomas Avenue warehouse CUP demonstrates the interconnection between commissioners and local development activity.
Full board present — rare occurrence: All 9 members (7 regular + 2) were present, showing strong engagement during a heavy agenda month.

Raw Notes

August 22 minutes approved 7-0.
Shore Acres Landing (PUD-24-126) withdrawn by applicant — second time this case appeared on the agenda after July postponement.
Leatherleaf cases postponed again (originally on agenda, now pushed to December).
Chairman Sennett birthday noted. Christine Rock (Senior Planner) had a baby boy named Matthew Thomas.
Vice-Chairman Sanders, Commissioner Marshall, and Commissioner Bowersox all reappointed to the Planning Commission.

[THE READING]meeting record