What were the most significant items on the Leesburg Planning Commission agenda for January 2025?

Q: What were the most significant items on the Leesburg Planning Commission agenda for January 2025?

· **Lee School approved 5-2 — downtown density threshold tested:** The Commission approved 102 market-rate apartments on the former Lee School site but forced a reduction from four to three stories. This is LPG's (Mike Rankin) first approval after the Cronin-Dewey Robbins and Leatherleaf rejections — the difference is downtown location within the Mixed-Use district. The two "no" votes (Akkerman and Bowersox) signal that even downtown, density has limits for some commissioners. The three-story mandate may make the project economically challenging for the developer. · **Beacon College as anchor tenant driver:** The VP of Advancement speaking in support of Lee School apartments — citing 465 students and growing need for off-campus housing — positions Beacon College as a demand driver for downtown residential development. The Commission cannot mandate Beacon as a tenant, but the college's presence strengthens the case for market-rate apartments in this location. · **LPG shifts strategy to downtown after rural-edge rejections:** After being denied on Cronin-Dewey Robbins (7-0) and Leatherleaf (4-2), LPG's approval on the downtown Lee School site (5-2) reveals the Commission's geographic preference: density belongs downtown, not on the rural edge. LPG's Mike Rankin has been patient with this 11-year site. · **2045 Comprehensive Plan approved by Florida Commerce:** Dan Miller announced the comprehensive plan update cleared state review with a 30-day challenge period. This foundational document will govern all future land use decisions through 2045. Staff recognized and appreciative of Commission support. · **Chairman/Vice-Chairman election deferred:** Scheduled for February or March meeting. Current leadership (Sennett/Sanders) continues.

Meeting Reading

Leesburg Planning Commission

January 23, 2025

2 items on the agenda

**Lee School approved 5-2 — downtown density threshold tested:** The Commission approved 102 market-rate apartments on the former Lee School site but forced a reduction from four to three stories. This is LPG's (Mike Rankin) first approval after the Cronin-Dewey Robbins and Leatherleaf rejections — the difference is downtown location within the Mixed-Use district. The two "no" votes (Akkerman and Bowersox) signal that even downtown, density has limits for some commissioners. The three-story mandate may make the project economically challenging for the developer.
**Beacon College as anchor tenant driver:** The VP of Advancement speaking in support of Lee School apartments — citing 465 students and growing need for off-campus housing — positions Beacon College as a demand driver for downtown residential development. The Commission cannot mandate Beacon as a tenant, but the college's presence strengthens the case for market-rate apartments in this location.
**LPG shifts strategy to downtown after rural-edge rejections:** After being denied on Cronin-Dewey Robbins (7-0) and Leatherleaf (4-2), LPG's approval on the downtown Lee School site (5-2) reveals the Commission's geographic preference: density belongs downtown, not on the rural edge. LPG's Mike Rankin has been patient with this 11-year site.

On January 23, 2025, City of Leesburg's Planning Commission considered 2 agenda items. **Lee School approved 5-2 — downtown density threshold tested:** The Commission approved 102 market-rate apartments on the former Lee School site but forced a reduction from four to three stories. This is LPG's (Mike Rankin) first approval after the Cronin-Dewey Robbins and Leatherleaf rejections — the difference is downtown location within the Mixed-Use district. The two "no" votes (Akkerman and Bowersox) signal that even downtown, density has limits for some commissioners. The three-story mandate may make the project economically challenging for the developer. **Beacon College as anchor tenant driver:** The VP of Advancement speaking in support of Lee School apartments — citing 465 students and growing need for off-campus housing — positions Beacon College as a demand driver for downtown residential development. The Commission cannot mandate Beacon as a tenant, but the college's presence strengthens the case for market-rate apartments in this location. **LPG shifts strategy to downtown after rural-edge rejections:** After being denied on Cronin-Dewey Robbins (7-0) and Leatherleaf (4-2), LPG's approval on the downtown Lee School site (5-2) reveals the Commission's geographic preference: density belongs downtown, not on the rural edge. LPG's Mike Rankin has been patient with this 11-year site.

CHANGE LENS

THE READINGmeeting record

City of Leesburg Planning Commission — January 23, 2025

Meeting Overview

Type: Regular Meeting Quorum: Yes (7 of 9 members present) Duration: ~1 hour 21 minutes (4:30 PM - 5:51 PM)

Attendance

Present: Tim Sennett (Chairman), Nathaniel Sanders (Vice-Chairman), Ted Bowersox, Frazier Marshall, John O'Kelley, Ze'Shieca Carter, Ken Simeone, Darin Akkerman
Absent: Stewart Kaplan
Staff Present: Dan Miller (Planning & Zoning Director), Sabrina Mitchell (Executive Assistant I), Kandi Harper (Deputy Director), Melissa Medders De Los Santos (Planner), Dianne Yekel (Senior Planner), Jennifer Cotch (City Attorney)

Agenda Items

Item 1: Lee School — Small Planned Unit Development

Type: PUD (Small)
Case Number: SPUD-24-212
Location: West of Lee Street, north of Herndon Street, east of Perkins Street, south of West Line Street (downtown Leesburg)
Applicant: LPG (Mike Rankin, President/owner)
Request: Rezone 4.87 acres from SPUD to SPUD for 102-unit market-rate apartment complex on the former Lee School site. Four-story building, maximum height 55 feet.
Current Zoning: SPUD (Small Planned Unit Development)
Proposed Zoning: SPUD (Small Planned Unit Development — revised)
Acreage: 4.87
Staff Recommendation: Approve
Action: Approved (with modification to reduce to three stories)
Vote: 5-2 (Akkerman and Bowersox opposed)
Conditions: 102 units approved but building must be designed as three-story structure (reduced from proposed four stories); all other PUD conditions remain intact; 48-month expiration clause
Notable Discussion: Former Lee School site — buildings demolished after 11 years of redevelopment planning, 300 trespass issues resolved. LPG's Mike Rankin described market-rate apartments (not low income) designed to resemble the historic Lee School facade. Beacon College Vice-President Richard Killion spoke in strong support — 465 students, 40-45 currently off-campus, need for housing near campus. Four-story height was the central controversy: neighbors concerned about imposing structure on historic residential neighborhood, sight lines from Line Street, traffic from ~400 residents in 5 acres. Commission debated extensively — O'Kelley proposed motion limiting to 102 units IF design can work with three stories instead of four. Dan Miller noted that reducing to three stories would require larger building footprint for same density. Commissioner Carter asked whether Beacon College connection could be required — City Attorney said no, zoning cannot mandate specific tenant types. Multiple citizen speakers opposed four-story height but acknowledged something should be built on the site. The 5-2 vote reflects the Commission's willingness to approve density downtown but with height constraints.

Item 2: Montclair Duplexes — Conditional Use Permit

Type: CUP
Case Number: CUP-24-388
Location: South of Montclair Road, east of North Lone Oak Drive
Applicant: Markilo Brown
Request: Conditional Use Permit for three duplexes in R-3 (High Density Residential) zoning on 0.98 acres.
Current Zoning: R-3 (High Density Residential)
Acreage: 0.98
Staff Recommendation: Approve
Action: Approved
Vote: 7-0
Conditions: Fence added as condition (per citizen request during staff review)
Notable Discussion: One public response — citizen asked for fence; added to CUP conditions. Applicant had nothing to add. Minimal discussion. Straightforward infill development consistent with existing high-density residential zoning.

Public Hearings Summary

Number of speakers: Multiple (several citizens on Lee School — mix of support and opposition; Beacon College VP spoke in support)
General sentiment: Mixed on Lee School (support for development, opposition to four-story height); unanimous support for duplexes
Key concerns:
- Four-story building height in historic residential neighborhood (Lee School)
- Traffic and congestion from 102 units on 4.87 acres
- Sight lines and neighborhood character impacts
- Infrastructure capacity for dense downtown development

Key Signals

Lee School approved 5-2 — downtown density threshold tested: The Commission approved 102 market-rate apartments on the former Lee School site but forced a reduction from four to three stories. This is LPG's (Mike Rankin) first approval after the Cronin-Dewey Robbins and Leatherleaf rejections — the difference is downtown location within the Mixed-Use district. The two "no" votes (Akkerman and Bowersox) signal that even downtown, density has limits for some commissioners. The three-story mandate may make the project economically challenging for the developer.
Beacon College as anchor tenant driver: The VP of Advancement speaking in support of Lee School apartments — citing 465 students and growing need for off-campus housing — positions Beacon College as a demand driver for downtown residential development. The Commission cannot mandate Beacon as a tenant, but the college's presence strengthens the case for market-rate apartments in this location.
LPG shifts strategy to downtown after rural-edge rejections: After being denied on Cronin-Dewey Robbins (7-0) and Leatherleaf (4-2), LPG's approval on the downtown Lee School site (5-2) reveals the Commission's geographic preference: density belongs downtown, not on the rural edge. LPG's Mike Rankin has been patient with this 11-year site.
2045 Comprehensive Plan approved by Florida Commerce: Dan Miller announced the comprehensive plan update cleared state review with a 30-day challenge period. This foundational document will govern all future land use decisions through 2045. Staff recognized and appreciative of Commission support.
Chairman/Vice-Chairman election deferred: Scheduled for February or March meeting. Current leadership (Sennett/Sanders) continues.

Raw Notes

December 19 minutes approved 6-1 (one dissent not specified by name in minutes).
City Attorney Cotch reminded commissioners to review minutes before voting.
Dan Miller stated when the Lee School case goes to City Commission it will carry the recommendation: 102 units, reduced to three floors, all other conditions intact.
2045 Comprehensive Plan approved by Florida Commerce — 30-day challenge period. Will be distributed to commissioners before next meeting.
Chairman/Vice-Chairman reelection scheduled for February or March.

[THE READING]meeting record