What were the most significant items on the Leesburg Planning Commission agenda for May 2026?

· **Six-item docket — the cycle's densest Leesburg meeting since the January 22, 2026 4-item Lake Bright session.** The structural advance: Items 5+6 (Reserve at 44 paired SSCP + PUD) follow the same pattern as the April 16 Perry-Smith pair — county-to-city FLU amendment + rezoning bundle. Leesburg is processing two paired incoming-Lake-County conversion bundles in two consecutive cycles. · **The Historic Structure Density Bonus Code Amendment (AMDT-26-948) extends Leesburg's adaptive-reuse incentive architecture beyond Historic District boundaries** — citywide application of historic-structure density bonuses. Compounds with Winter Park's ZTA #25-04 (Nov 4 2025 — Nonconforming Structures + Stormwater fee-in-lieu) as parallel city-instrument-expansion signals. The cross-corridor pattern: Leesburg + Winter Park both extending adaptive-reuse-incentive instruments in early 2026. · **The Kolb Street duplex completes the two-board sequence** — HPB façade approval (April 29) → PC CUP (May 21) — providing the canonical Historic District new-construction entitlement path documented in the corpus. · **The Goodman Rezoning RZ-26-949 R-3-to-C-3 conversion is a structural intensity-upshift on a small (0.30-acre) parcel** — the East North Blvd / Dixie Ave corner is a Leesburg-specific commercial-corridor frontage; the rezoning's outcome will signal the board's posture on small-parcel residential-to-commercial conversions outside the rural-edge denial-bloc context. · **City Commission readings concentrate on June 8 (first reading) and July 13 (second reading) cycles** — most pre-SB-180-sunset first readings; some second readings cross the June 2026 sunset boundary. Grandfather-window positioning per parcel.

Meeting Reading

Leesburg Planning Commission

May 21, 2026

6 items on the agenda

**Six-item docket — the cycle's densest Leesburg meeting since the January 22, 2026 4-item Lake Bright session.** The structural advance: Items 5+6 (Reserve at 44 paired SSCP + PUD) follow the same pattern as the April 16 Perry-Smith pair — county-to-city FLU amendment + rezoning bundle. Leesburg is processing two paired incoming-Lake-County conversion bundles in two consecutive cycles.
**The Historic Structure Density Bonus Code Amendment (AMDT-26-948) extends Leesburg's adaptive-reuse incentive architecture beyond Historic District boundaries** — citywide application of historic-structure density bonuses. Compounds with Winter Park's ZTA #25-04 (Nov 4 2025 — Nonconforming Structures + Stormwater fee-in-lieu) as parallel city-instrument-expansion signals. The cross-corridor pattern: Leesburg + Winter Park both extending adaptive-reuse-incentive instruments in early 2026.
**The Kolb Street duplex completes the two-board sequence** — HPB façade approval (April 29) → PC CUP (May 21) — providing the canonical Historic District new-construction entitlement path documented in the corpus.

On May 21, 2026, City of Leesburg's Planning Commission agenda lists multiple items for hearing. Item 1: VAR-26-926 — variance at South of Mispah Ave, west of Tuskegee St, north of Harlem Ave; Section 22, Township 19 South, Range 24 East. Item 2: CUP-26-947 — conditional use permit (cup) at 907 Kolb Street area; north of Lilly Street, east of Euclid Avenue, south of Kolb Street, west of South 9th Street; Section 26, Township 19 South, Range 24 East. Item 3: AMDT-26-948 — code amendment (ldr text amendment) at Citywide — Article IV, Zoning District Code, Section 25-292. The agenda is the forward-looking civic record — what is on the docket before the meeting occurs. Vote outcomes, public testimony, and final dispositions land in the corresponding minutes record after the meeting.

CHANGE LENS

THE READINGmeeting record

City of Leesburg Planning Commission — May 21, 2026 (Agenda)

Meeting Overview

Type: Regular Meeting Time: Thursday, May 21, 2026, 4:30 PM Location: Third Floor, City Hall, 501 West Meadow Street

Agenda Items

Item 1: VAR-26-926 — CDC Homes Variance (Flag Lots)

Type: Variance
Case Number: VAR-26-926
Location: South of Mispah Ave, west of Tuskegee St, north of Harlem Ave; Section 22, Township 19 South, Range 24 East
Acreage: 0.65 +/- acres
Request: Variance to Section 25-280(5)d.4 to allow a minor subdivision consisting of three (3) flag lots in the R-2 (Medium Density Residential) zoning district
Final decision: by the Planning Commission
Project name: CDC Homes Variance

Item 2: CUP-26-947 — Kolb Street Duplex Conditional Use Permit

Type: Conditional Use Permit (CUP)
Case Number: CUP-26-947
Location: 907 Kolb Street area; north of Lilly Street, east of Euclid Avenue, south of Kolb Street, west of South 9th Street; Section 26, Township 19 South, Range 24 East
Acreage: 0.32 +/- acres
Request: CUP for the construction of one (1) duplex unit in the R-2 (Medium Density Residential) zoning district
Final decision: by the Planning Commission
Cross-reference: Same 907 Kolb Street parcel that received HPB façade approval at the April 29, 2026 Historic Preservation Board meeting (HP-26-944). Two-board sequence completion.

Item 3: AMDT-26-948 — Historic Structure Density Bonus Code Amendment

Type: Code amendment (LDR text amendment)
Case Number: AMDT-26-948
Location: Citywide — Article IV, Zoning District Code, Section 25-292
Request: Establish a Historic Structure Density Bonus Program for qualifying historically, architecturally, culturally, or archaeologically significant structures located OUTSIDE designated Historic Districts. Provides eligibility, review, and approval criteria.
Cross-reference: Extends Leesburg's adaptive-reuse incentive architecture beyond the Historic District boundary. Compounds with the city's existing adaptive-reuse-friendly posture (per adaptive-reuse-friendly-arterial-density-hostile-filter pattern); pairs Winter Park's ZTA #25-04 fee-in-lieu stormwater mechanism as a parallel city-instrument-expansion signal.

Item 4: RZ-26-949 — Goodman Rezoning

Type: Rezoning
Case Number: RZ-26-949
Location: South of East North Blvd, east of East Dixie Ave, north of East Main St; Section 25, Township 19 South, Range 24 East
Acreage: 0.30 +/- acres
Request: Rezone from City R-3 (High Density Residential) to City C-3 (Highway Commercial)
City Commission readings: First reading Monday, June 22, 2026; second reading Monday, July 13, 2026
Project name: Goodman Rezoning RZ
Notable signal: R-3-to-C-3 rezoning is structurally an INTENSITY upshift (high-density residential to highway commercial). Watch for board posture on the residential-to-commercial conversion at the East North Blvd / Dixie Ave intersection.

Item 5: SSCP-26-956 — Reserve at 44 Small Scale Comprehensive Plan Amendment

Type: Comprehensive Plan Amendment
Case Number: SSCP-26-956
Location: East of County Road 44 and north of Spring Court; Section 1, Township 19 South, Range 25 East
Acreage: 10.24 +/- acres
Request: Change FLU designation from Lake County Urban Low to City of Leesburg Estate Residential
City Commission readings: Tentatively scheduled — first reading Monday, June 8, 2026; second reading tentatively Monday, July 13, 2026
Project name: Reserve at 44 SSCP

Item 6: PUD-26-957 — Reserve at 44 Planned Unit Development

Type: Rezoning (Planned Unit Development)
Case Number: PUD-26-957
Location: Same 10.24-acre parcel as Item 5 (paired SSCP + PUD)
Request: Rezone from Lake County R-1 (Rural Residential) AND R-3 (Medium Residential) to City of Leesburg PUD
City Commission readings: Tentatively scheduled — first reading Monday, June 8, 2026; second reading tentatively Monday, July 13, 2026
Project name: Reserve at 44 PUD

Public Hearings Summary

Agenda document (meeting was 2 days ago at the time of harvest, May 21, 2026); minutes pending.

Key Signals

Six-item docket — the cycle's densest Leesburg meeting since the January 22, 2026 4-item Lake Bright session. The structural advance: Items 5+6 (Reserve at 44 paired SSCP + PUD) follow the same pattern as the April 16 Perry-Smith pair — county-to-city FLU amendment + rezoning bundle. Leesburg is processing two paired incoming-Lake-County conversion bundles in two consecutive cycles.
The Historic Structure Density Bonus Code Amendment (AMDT-26-948) extends Leesburg's adaptive-reuse incentive architecture beyond Historic District boundaries — citywide application of historic-structure density bonuses. Compounds with Winter Park's ZTA #25-04 (Nov 4 2025 — Nonconforming Structures + Stormwater fee-in-lieu) as parallel city-instrument-expansion signals. The cross-corridor pattern: Leesburg + Winter Park both extending adaptive-reuse-incentive instruments in early 2026.
The Kolb Street duplex completes the two-board sequence — HPB façade approval (April 29) → PC CUP (May 21) — providing the canonical Historic District new-construction entitlement path documented in the corpus.
The Goodman Rezoning RZ-26-949 R-3-to-C-3 conversion is a structural intensity-upshift on a small (0.30-acre) parcel — the East North Blvd / Dixie Ave corner is a Leesburg-specific commercial-corridor frontage; the rezoning's outcome will signal the board's posture on small-parcel residential-to-commercial conversions outside the rural-edge denial-bloc context.
City Commission readings concentrate on June 8 (first reading) and July 13 (second reading) cycles — most pre-SB-180-sunset first readings; some second readings cross the June 2026 sunset boundary. Grandfather-window positioning per parcel.

Raw Notes

Meeting was held 2 days ago (May 21, 2026); minutes not yet posted to the Leesburg portal as of 2026-05-23.
The 907 Kolb Street parcel is the only repeat-property across the April HPB → May PC cycle.
Source: leesburgflorida.gov/city_agendas_and_minutes/planning_commission.php (direct-PDF platform).