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

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

· **Residential pushback on US-27 corridor:** The Venice at Lake Harris denial (2-5 and 5-2) shows strong Commission willingness to override staff recommendations when community opposition is organized around flooding and environmental concerns. Even a 60% density reduction from original proposal was not enough. · **Bar Key expansion signals continued annexation growth:** The 39-acre Bar Key II addition (156 lots) filling in around the already-approved 1,700-unit Bar Key I, with Kolter fronting sewer infrastructure via pioneering agreement, demonstrates how large master-planned communities expand incrementally and drive infrastructure investment south of Leesburg. · **Telecommunications infrastructure build-out:** Two cell tower CUPs approved in a single meeting (150-foot Skyway and 198-foot Gulfstream), both driven by capacity needs from population growth. Indicates telecom providers are anticipating significant residential density increases. · **Workforce housing infill welcome:** The Euclid Cottages duplex CUP sailed through 7-0 with commissioners praising the design. The Commission is receptive to small-scale, for-sale workforce housing in established neighborhoods. · **Conversion of rural/residential land to commercial:** Richey Road Storage (three unanimous approvals) shows a pattern of small-acreage conversions from residential to commercial uses along major corridors.

Meeting Reading

Leesburg Planning Commission

April 24, 2025

10 items on the agenda

**Residential pushback on US-27 corridor:** The Venice at Lake Harris denial (2-5 and 5-2) shows strong Commission willingness to override staff recommendations when community opposition is organized around flooding and environmental concerns. Even a 60% density reduction from original proposal was not enough.
**Bar Key expansion signals continued annexation growth:** The 39-acre Bar Key II addition (156 lots) filling in around the already-approved 1,700-unit Bar Key I, with Kolter fronting sewer infrastructure via pioneering agreement, demonstrates how large master-planned communities expand incrementally and drive infrastructure investment south of Leesburg.
**Telecommunications infrastructure build-out:** Two cell tower CUPs approved in a single meeting (150-foot Skyway and 198-foot Gulfstream), both driven by capacity needs from population growth. Indicates telecom providers are anticipating significant residential density increases.

On April 24, 2025, City of Leesburg's Planning Commission considered 10 agenda items. **Residential pushback on US-27 corridor:** The Venice at Lake Harris denial (2-5 and 5-2) shows strong Commission willingness to override staff recommendations when community opposition is organized around flooding and environmental concerns. Even a 60% density reduction from original proposal was not enough. **Bar Key expansion signals continued annexation growth:** The 39-acre Bar Key II addition (156 lots) filling in around the already-approved 1,700-unit Bar Key I, with Kolter fronting sewer infrastructure via pioneering agreement, demonstrates how large master-planned communities expand incrementally and drive infrastructure investment south of Leesburg. **Telecommunications infrastructure build-out:** Two cell tower CUPs approved in a single meeting (150-foot Skyway and 198-foot Gulfstream), both driven by capacity needs from population growth. Indicates telecom providers are anticipating significant residential density increases.

CHANGE LENS

THE READINGmeeting record

City of Leesburg Planning Commission — April 24, 2025

Meeting Overview

Type: Regular Meeting Quorum: Yes (8 of 9 members present) Duration: ~2 hours 42 minutes (4:30 PM - 7:12 PM)

Attendance

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

Agenda Items

Item 1: Venice at Lake Harris — Small Scale Comprehensive Plan Amendment

Type: Comp Plan Amendment
Case Number: SSCP-24-382
Location: East of US Highway 27 and north of Magnolia Avenue
Applicant: Venice at Lake Harris (represented by Logan Opsahl, Lowndes Law Firm)
Request: Change future land use of 8.77 acres from Lake County Urban Low to City of Leesburg Low Density Residential for a planned townhome development.
Current Zoning: Lake County Urban Low (FLU)
Proposed Zoning: City of Leesburg Low Density Residential (FLU)
Acreage: 8.77
Staff Recommendation: Approve
Action: Denied
Vote: 2-5 (Sanders and Kaplan yes; Bowersox, Sennett, Carter, Marshall, O'Kelley no)
Notable Discussion: Originally proposed at 47 units, reduced to 26 units (2.3 dwelling units/acre) after community feedback. Petition with 80+ signatures from residents opposing. Major concerns: flooding/drainage in Corley Island Road area, wetlands impact, traffic on US-27, wildlife habitat (gopher tortoises, eagles), loss of woodland/privacy. Applicant committed to preserving natural vegetation, improving canal, providing stormwater retention. Staff supported but Commission sided with residents.

Item 2: Venice at Lake Harris — Small Planned Unit Development

Type: PUD
Case Number: SPUD-24-383
Location: East of US Highway 27 and north of Magnolia Avenue
Applicant: Venice at Lake Harris (represented by Logan Opsahl, Lowndes Law Firm)
Request: Rezone 8.77 acres from Lake County C-1 and R-6 to City of Leesburg SPUD for townhome development.
Current Zoning: Lake County C-1 (Neighborhood Commercial) and R-6 (Urban Residential)
Proposed Zoning: City of Leesburg SPUD (Small Planned Unit Development)
Acreage: 8.77
Staff Recommendation: Approve
Action: Denied
Vote: 5-2 (motion to deny; Marshall, Carter, Bowersox, O'Kelley, Sennett yes to deny; Sanders, Kaplan no)
Notable Discussion: Voted on as companion case to SSCP-24-382. Denial followed the comp plan denial.

Item 3: Skyway Towers (2021 Tally Road) — Conditional Use Permit

Type: CUP
Case Number: CUP-25-465
Location: South of Tally Road and east of Tally Box Road
Applicant: Skyway Towers (represented by Jamie)
Request: Conditional use permit for a 150-foot monopole communications tower in existing M-1 (Industrial) zoning district.
Current Zoning: M-1 (Industrial)
Acreage: 15.02
Staff Recommendation: Approve
Action: Approved
Vote: 6-1 (Sanders no)
Notable Discussion: Petition with ~100 signatures from Woodland Park community citing health concerns. Tower is ~500 feet from nearest residence. Staff clarified that federal law prohibits local government from considering RF emissions in zoning decisions. T-Mobile capacity/coverage tower. Some initial confusion about 200-foot distance (which was the mail-out notification radius, not tower placement distance).

Item 4: Bar Key II/Grace Groves — Small Scale Comprehensive Plan Amendment

Type: Comp Plan Amendment
Case Number: SSCP-25-451
Location: North of East Dewey Robbins Road and south of Dewey Robbins Road
Applicant: Brookfield Kolter Land Partners (represented by Cyndi Tarapani, Tarapani Planning Strategies)
Request: Change future land use of 39.05 acres from Lake County Rural to City of Leesburg Estate Residential as expansion of Bar Key I development.
Current Zoning: Lake County Rural (FLU)
Proposed Zoning: City of Leesburg Estate Residential (FLU)
Acreage: 39.05
Staff Recommendation: Approve
Action: Approved
Vote: 7-0
Notable Discussion: Infill of 156 single-family lots within existing Bar Key master plan (already approved for 1,700 units). Kolter fronting construction costs for sewer line extension via pioneering agreement with City. Lots range from 45-foot wide, 1,500-2,400 sq ft product, one and two story. No public opposition.

Item 5: Bar Key II/Grace Groves — Planned Unit Development

Type: PUD
Case Number: PUD-25-452
Location: North of East Dewey Robbins Road and south of Dewey Robbins Road
Applicant: Brookfield Kolter Land Partners
Request: Rezone 39.05 acres from Lake County Agriculture to City of Leesburg PUD for 156 single-family residential lots.
Current Zoning: Lake County A (Agriculture)
Proposed Zoning: City of Leesburg PUD
Acreage: 39.05
Staff Recommendation: Approve
Action: Approved
Vote: 7-0
Notable Discussion: Companion case to SSCP-25-451. No public opposition.

Item 6: Euclid Cottages (408 Euclid Avenue) — Conditional Use Permit

Type: CUP
Case Number: CUP-25-502
Location: South of Lilly Street and east of Euclid Avenue
Applicant: Ross Haley (13205 Sharswood Circle, Orlando)
Request: Conditional use permit for one duplex unit in R-2 (Medium Density Residential) zoning district for affordable workforce housing.
Current Zoning: R-2 (Medium Density Residential)
Acreage: 0.26
Staff Recommendation: Approve
Action: Approved
Vote: 7-0
Notable Discussion: Applicant described passion for infill development and affordable workforce housing. Units intended for sale, not rental. Commissioners praised the architectural elevations as "dynamite."

Item 7: Gulfstream Corley Island Tower — Conditional Use Permit

Type: CUP
Case Number: CUP-25-505
Location: South of Armoyan Boulevard and west of US Highway 27
Applicant: Gulfstream Towers (represented by Mary Solik)
Request: Conditional use permit for a 198-foot monopole communications tower in C-2/C-3 commercial zoning district.
Current Zoning: C-2 (Community Commercial) and C-3 (Highway Commercial)
Acreage: 8.63
Staff Recommendation: Approve
Action: Approved
Vote: 7-0
Notable Discussion: Tower set back 217 feet from eastern property line. All Leesburg towers have 100-foot fall radius engineered. No public opposition.

Item 8: Richey Road Storage — Small Scale Comprehensive Plan Amendment

Type: Comp Plan Amendment
Case Number: SSCP-25-1208
Location: West of Richey Road and south of W Main Street
Applicant: Richey Road Storage
Request: Change future land use of 0.81 acres from Lake County Urban Medium Density to City of Leesburg General Commercial for self-storage facility.
Current Zoning: Lake County Urban Medium Density (FLU)
Proposed Zoning: City of Leesburg General Commercial (FLU)
Acreage: 0.81
Staff Recommendation: Approve
Action: Approved
Vote: 7-0
Notable Discussion: One public response supportive, with request for large fence along southern property boundary.

Item 9: Richey Road Storage — Rezoning

Type: Rezoning
Case Number: RZ-25-1209
Location: West of Richey Road and south of W Main Street
Applicant: Richey Road Storage
Request: Rezone 0.81 acres from Lake County R-6 (Urban Residential) to City of Leesburg C-3 (Highway Commercial).
Current Zoning: Lake County R-6 (Urban Residential)
Proposed Zoning: City of Leesburg C-3 (Highway Commercial)
Acreage: 0.81
Staff Recommendation: Approve
Action: Approved
Vote: 7-0

Item 10: Richey Road Storage PDO — Planned Development Overlay

Type: PUD
Case Number: PUD-25-1210
Location: West of Richey Road and south of W Main Street
Applicant: Richey Road Storage
Request: Planned development overlay for outdoor storage in C-3 (Highway Commercial) zoning district.
Current Zoning: C-3 (Highway Commercial)
Acreage: 0.81
Staff Recommendation: Approve
Action: Approved
Vote: 7-0

Public Hearings Summary

Number of speakers: ~15+ (Venice at Lake Harris drew the most public participation, with 80+ petition signatures; Skyway Towers drew ~100 petition signatures)
General sentiment: Strongly opposed on Venice at Lake Harris and Skyway Towers; neutral/supportive on remaining items
Key concerns:
- Flooding and drainage on Corley Island Road area (Venice at Lake Harris)
- Wildlife habitat destruction (gopher tortoises, eagles)
- Traffic congestion on US-27
- Cell tower radiation/health concerns (Skyway Towers — though federal law preempts local consideration)
- Loss of rural character and woodland privacy
- Infrastructure capacity (roads, drainage)

Key Signals

Residential pushback on US-27 corridor: The Venice at Lake Harris denial (2-5 and 5-2) shows strong Commission willingness to override staff recommendations when community opposition is organized around flooding and environmental concerns. Even a 60% density reduction from original proposal was not enough.
Bar Key expansion signals continued annexation growth: The 39-acre Bar Key II addition (156 lots) filling in around the already-approved 1,700-unit Bar Key I, with Kolter fronting sewer infrastructure via pioneering agreement, demonstrates how large master-planned communities expand incrementally and drive infrastructure investment south of Leesburg.
Telecommunications infrastructure build-out: Two cell tower CUPs approved in a single meeting (150-foot Skyway and 198-foot Gulfstream), both driven by capacity needs from population growth. Indicates telecom providers are anticipating significant residential density increases.
Workforce housing infill welcome: The Euclid Cottages duplex CUP sailed through 7-0 with commissioners praising the design. The Commission is receptive to small-scale, for-sale workforce housing in established neighborhoods.
Conversion of rural/residential land to commercial: Richey Road Storage (three unanimous approvals) shows a pattern of small-acreage conversions from residential to commercial uses along major corridors.

Raw Notes

Dan Miller noted Bikefest starts that day; City Hall would not be open.
Vice-Chairman Sanders invited commissioners to visit him downtown during Bikefest festivities.
Meeting opened with invocation by Commissioner Bowersox.

[THE READING]meeting record