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Meetings · Maitland

Maitland Planning and Zoning Commission — August 6, 2026 agenda

City of Maitland Planning and Zoning Commission — August 6, 2026 (Agenda)

Meeting Overview

Type: Regular Meeting (agenda and packet only — the meeting occurred on August 6, 2026; no minutes had been published as of the August 8, 2026 harvest. Actions and votes below are scheduled, not recorded.) Quorum: Not yet recorded (5-member commission) Scheduled: 6:00 PM, Council Chambers

Attendance

  • Present: [not available — minutes not yet published]
  • Absent: [not available]
  • Staff Present: [not available. Packet contacts: Michael Daniels, Director of Community Development, 407-539-6211; Barrett Chaix, Senior Planner, 407-539-6213. Both public-hearing ordinances were reviewed by Attorney Drew Smith.]

Agenda Structure

  • I. Call to Order
  • II. Pledge of Allegiance
  • III. Minutes of Previous Meeting — approval of the June 4, 2026 minutes
  • IV. Public Period
  • V. Public Hearing — Item 1: Revisions to the Downtown Maitland Zoning District for Small Lot Development; Item 2: CDP Amendment CDP(2026)-0002, Maitland Concourse North Lot 1
  • VI. Old Business
  • VII. New Business
  • VIII. Adjournment

Note: More than one member of the City Council may be present and speak at this meeting.

Agenda Items

Item 1: Revisions to the Downtown Maitland Zoning District for Small Lot Development — Draft Ordinance No. 1461

  • Type: Text Amendment (LDC Sections 4.2.2 and 4.2.4(b)(1)(A–E))
  • Case Number: Draft Ordinance No. 1461
  • Location: Downtown Maitland (DM) zoning district, citywide within that district. Staff supplied a map dated 5/28/2026 identifying DM-zoned parcels under 20,000 square feet not fronting a Type I street — the parcels that would qualify.
  • Applicant: City of Maitland (staff-initiated, at the direction of the Planning and Zoning Commission)
  • Request: Three linked changes to residential development rules in the DM district:
    1. Amend the Principal Use Table (Sec. 4.2.2) to make Dwelling, three-family (triplex) and Dwelling, four-family (fourplex) permitted uses in the DM district. Both are currently prohibited there.
    2. Amend Sec. 4.2.4(b)(1)(A–B) so that single-family detached and two-family (duplex) dwellings existing in the DM district prior to June 22, 2020 — deemed conforming — may be repaired, remodeled and redeveloped notwithstanding the nonconforming-use and nonconforming-structure limitations of Sections 8.2 and 8.3, meeting all RSF-D district standards except that DM build-to-zone dimensions replace front yard setbacks and DM public frontage standards apply by street type.
    3. Amend Sec. 4.2.4(b)(1)(C–E) to exempt triplex, fourplex, and multifamily dwellings from the DM requirement that residential be in a mixed-use building with no ground-floor residential and nonresidential, non-parking uses along at least 60% of the ground-floor public-right-of-way frontage — where the property is on a Type II or Type III street as defined in Sec. 3.3.5(e)(4)(A) excluding Independence Lane, the parcel or combined parcels were less than 20,000 square feet prior to the ordinance's effective date, and the development complies with all other DM district requirements.
  • Current Zoning: DM (Downtown Maitland) and DM-EDGE subdistrict
  • Proposed Zoning: DM (text amendment; no map change)
  • Acreage: N/A (district-wide text)
  • Staff Recommendation: Recommend approval to City Council. Staff states the amendments address the Commission's concern that requiring first-floor non-residential uses on small lots renders them economically infeasible — the cost of building commercial space beneath one or two upper-floor units, plus the parking, drainage, landscaping, and site design criteria required for mixed use — and that any commercial space so built "would go unused and vacant due to the size and potential limitation on uses."
  • Action: Pending (PZC sits as the Local Planning Agency and Land Development Regulation Commission under F.S. 163.3174 and will vote on a recommendation to City Council)
  • Vote: Pending
  • Conditions: N/A
  • Notable Discussion: The draft ordinance recites a City Council introduction date of August 24, 2026 and a Council adoption public hearing of September 14, 2026 under F.S. 166.041. The item traces directly to the April 2, 2026 and May 7, 2026 PZC discussions and a June 8, 2026 City Council preliminary discussion. Staff frames the intent as reducing regulatory barriers to incremental infill and small-scale residential redevelopment while maintaining walkable urban development patterns, compatibility with existing neighborhood and streetscape character, and a broader range of housing types.

Item 2: Comprehensive Development Plan Amendment CDP(2026)-0002 — Maitland Concourse North, Lot 1 ("Sails of Trelago")

  • Type: Comprehensive Plan Amendment (Future Land Use Element text amendment, expedited state review track)

  • Case Number: CDP(2026)-0002

  • Location: Lot 1, Maitland Concourse North Planned Development — north of Maitland Boulevard, west of Maitland Avenue. Marketed as "Sails of Trelago." Adjacent to the Lake Faith residential neighborhood and Lake Faith Villas.

  • Applicant: Kimley-Horn & Associates, Inc. and Maitland Synergy LLC / Corkscrew LLC. Alan Charron (owner); Jonathan Martin (Engineer of Record). Submitted June 1, 2026.

  • Request: Amend CDP 2050 Future Land Use Element Standard 1.1.3.9(C) to permit, within the R-MORC category on Lot 1, one drive-through establishment and one separate drive-through automatic teller window (ATM) with combined interior square footage not exceeding 5,000 square feet, and to expand the permitted area from the west 300 feet to the west 450 feet of Lot 1. The proposed final language also deletes the existing March 1, 2024 sunset-and-revert clause. Intended tenants: a bank with a drive-through ATM and deposit box (no teller) in Building 2, and a craft coffee shop with a drive-through and pickup window in Building 4.

  • Current Zoning: PD (Planned Development). Future Land Use: Corridor District; Maitland Concourse North Area of Special Consideration.

  • Proposed Zoning: PD (unchanged; CDP text amendment only)

  • Acreage: Site plan shows 6.33 acres impervious and 1.89 acres open space; the amendment changes neither.

  • Staff Recommendation: DENIAL. Staff writes that the amendment is "a further departure from the original CDP text (Ordinance #1236) adopted for MCN, which prohibited drive-through uses outright," that the request for an additional drive-through lane "places vehicular functions over pedestrian walkability envisioned for the MCN development," and that it "allows for the encroachment of a proposed drive-through lane use 150' closer to the Lake Faith Residential Neighborhood." Staff finds the request inconsistent with Future Land Use Policy 1.1.3 regarding a walkable, pedestrian-friendly, residential-scale-and-character development compatible with adjacent residential development.

  • Action: Pending (PZC as Local Planning Agency will recommend approval or denial; Council then decides whether to transmit to FloridaCommerce)

  • Vote: Pending

  • Conditions: N/A

  • Notable Discussion: The applicant's impact analysis, prepared by Kimley-Horn, argues the amendment reduces traffic: the approved 5,000 SF fast-food restaurant with drive-through was estimated at 3,003 new daily trips, 427 AM peak-hour trips, and 195 PM peak-hour trips; the proposed 2,838 SF bank with drive-through plus 2,162 SF coffee shop is estimated at 1,574 new daily trips, 212 AM peak, and 143 PM peak — a 48% reduction in daily trips. The analysis states impervious area, open space, water and sewer demand are unaffected, that the coffee shop order station accommodates up to 8 stacked cars and the ATM lane meets the 4-car bank minimum under LDC Table 5.2.6(a), and that the amendment would not permit drive-throughs on any other property in the same district.

    A neighborhood meeting was held May 21, 2026 at Maitland City Hall (1776 Independence Lane). Two community members from the Lake Faith community attended — William Brown and Matina Vounuopoulos — and both expressed support for the request and for the project. Concerns raised and answered: a tight right-hand turn from Lake Faith Villas (answered with strategic signage and multiple on-site entry/exit options) and pedestrian walkability (answered with connectivity to Maitland Blvd and buildings accessible on all four sides). The applicant described the bank ATM as expecting 10–20 transactions per day, a shift from a high-intensity to a low-intensity tenant for Building 4, a family medical practice planned for the back building, and reduced visibility of the drive-through from Lake Faith with the addition of Building 5 and landscaping.

Public Hearings Summary

  • Number of speakers: [not available — minutes not yet published]
  • General sentiment: Unknown at the hearing. At the May 21, 2026 neighborhood meeting, both attending Lake Faith residents supported the drive-through request.
  • Anticipated concerns: Staff's own recommendation is the sharpest objection on the record — pedestrian walkability subordinated to vehicular function, and the drive-through lane pushed 150 feet closer to Lake Faith. On Item 1, the exposure points are which specific downtown parcels qualify (staff mapped them), the Independence Lane carve-out, and whether removing the ground-floor commercial mandate erodes the Downtown's retail frontage.

Key Signals

  • Staff is recommending denial of a request that reduces traffic by 48% — the clearest statement in the corpus that Maitland governs form, not capacity. Kimley-Horn's analysis shows the two proposed drive-throughs generate 1,574 daily trips against 3,003 for the single approved fast-food drive-through, with no change to impervious surface, open space, or utility demand. Staff recommends denial anyway, because two drive-through lanes put vehicular function where the plan promised pedestrian walkability and push the lane 150 feet closer to Lake Faith. Every corpus city that trades entitlements for traffic concessions should be read against this: in Maitland a favorable trip table is not a defense.

  • A 2013 prohibition has been eroded one ordinance at a time, and this application would remove its last brake. Ordinance #1236 (March 26, 2013) prohibited drive-through establishments of any kind across the R-MORC commercial portion of MCN — Lots 1, 2, 3, 6 and parts of 4 and 7. Ordinance #1395 (February 28, 2022) allowed one, capped at 5,000 SF, confined to the west 300 feet of Lot 1, with a March 1, 2024 sunset that reverted the use to prohibited if the PD amendment did not follow. Now the ask is two uses, the west 450 feet, and the applicant's own "Final Proposed Language" drops the sunset clause entirely. Thirteen years, three amendments, movement in one direction. This is the corpus's cleanest specimen of entitlement drift by amendment — worth naming as a pattern and testing against the US-27 corridor PDs, where the same ratchet runs on annexation agreements rather than land use standards.

  • The missing-middle carve-out reaches ordinance form: triplexes and fourplexes become permitted uses in Downtown Maitland for the first time. Draft Ordinance 1461 flips both from prohibited to permitted in the DM district, lets pre-2020 single-family homes and duplexes redevelop under RSF-D standards, and exempts sub-20,000-square-foot lots on Type II and Type III streets from the 60% ground-floor commercial mandate. Council introduction is set for August 24 and the adoption hearing for September 14, 2026. From a board complaint in April to a drafted ordinance in four months is fast for a city defined by density-cap restraint — and the move only works because the June 2025 EAR amendments already removed the parcel-size density ladder that capped small downtown lots at 19.8 units per acre.

  • Staff is recommending denial against the neighborhood, not on its behalf. Both Lake Faith residents who attended the May 21 neighborhood meeting supported the request. The usual alignment in this corpus is residents opposing and staff finding consistency; here it inverts, and staff's grounds are the adopted plan's own walkability policy rather than neighborhood impact. If the Commission recommends approval over the staff denial, that is the first visible daylight between Maitland's professional staff and its appointed board in this record — a split worth watching for how it resolves at Council.

  • Two dockets, one meeting, opposite directions. Item 1 loosens residential rules to get more housing built downtown; Item 2 asks the city to loosen commercial rules and staff says no. Read together they describe Maitland's actual operating principle more precisely than "density cap": the city will trade regulatory relief for housing form it can control at the street edge, and will refuse it for auto-oriented form it cannot — regardless of which direction the traffic numbers point.

Raw Notes

  • This is an agenda-and-packet document. The August 6, 2026 meeting had occurred as of the harvest date (2026-08-08) but no Minutes file was published for agendaId 1718; only Agenda (fileId 5680) and Agenda Packet (fileId 5684, 89 pages) exist. Actions and votes are pending and must not be inferred from the draft ordinances in the packet — the draft Ordinance 1461 and the draft CDP ordinance both contain pre-filled recitals asserting that the PZC held the August 6 hearing and recommended approval/transmittal. Those are drafting placeholders written before the meeting, not a record of outcome.
  • Drafting artifacts in draft Ordinance 1461 worth flagging for anyone citing it: a recital states "the Maitland Local Planning Agency, at its meeting on March 5, 2026 recommended approval of the amendment" — March 5, 2026 was the recovery-residence and DICE/DM-PD deletion meeting, not the small-lot item, whose PZC discussions were April 2 and May 7. A second recital about maintaining a balance "between providing for property rights, convenience of recreational equipment owners, and the desired character of the Downtown Area" is carried over verbatim from the June 2025 recreational-vehicle parking ordinance and has no bearing on this amendment.
  • Draft CDP ordinance artifact: the recitals assign the application number "CDP(2025)0000-01 Maitland Concourse North Lot 6" while the item, title, and operative section all concern CDP(2026)-0002, Lot 1. Section 1 also refers to amending "The Maitland CDP 2035 Future Land Use Element" though CDP 2050 is the operative plan.
  • CDP 2050 adoption: City Council adopted the Maitland Comprehensive Development Plan 2050 on November 10, 2025 via Ordinance #1144 (recited in both draft ordinances).
  • MCN Lot 1 entitlement history compiled by staff: Ord. #1236 (3/26/2013) established MCN land uses, policies and standards on the roughly 96 gross acre site and prohibited big box retail, drive-throughs of any kind, gasoline service stations, and industrial uses in the R-MORC portion. Ord. #1303 (2/22/2016) established the PD with Residential Scale and Character criteria. Ord. #1395 (2/28/2022) added one drive-through ≤5,000 SF on the west 300 feet of Lot 1 with a sunset — the applicant's initial 2022 proposal had been up to three drive-throughs, reduced to one at the Council meeting following a recess. Ord. #1404 (8/22/2022) amended the PD to include the conceptual site layout: 75,000 SF of commercial across five buildings of one and two stories, with a single 2,562 SF drive-through use on the western portion nearest Trelago Way. Site plan approved 9/20/2023 with the drive-through building at 3,400 SF of a 69,745 SF total. Minor deviation approved 4/7/2025 relocating and extending drive-through stacking, reconfiguring Buildings 2 and 3, adding a drive-lane access point, and relocating parking and dumpsters. Site Construction Permit approved 10/27/2025.
  • Current DM intensity standards in the packet (post-EAR, flat rather than parcel-size-tiered): DM density 10–67 du/acre, FAR 0.60–3.0, height max 78 ft / 6 stories, open space min 10%, impervious 50–90%. DM-EDGE density 5–47 du/acre, FAR 0.40–2.10, height max 48 ft / 3 stories, open space min 15%, impervious 40–80%. Build-to zones by street type: Type I 26–41 ft, Type II 25–40 ft, Type III 18–33 ft. RSF-D minimum lot area 4,500 SF (single/two-family) or 3,000 SF (townhouse), 35 ft max height, 70% max impervious.
  • Item 1 exhibits: RSF-D district standards; residential use definitions (LDC 10.3.2); LDC Section 3.3.5 DM regulations; DM street type definitions; the qualifying-parcel map; and the draft LDC ordinance. Item 2 exhibits: MCN Lot 1 Analysis of Impact (Kimley-Horn, June 18, 2026); May 21, 2026 neighborhood meeting minutes; CDP Standard 1.1.3(c); the draft ordinance; City Council minutes of 1/24/2022 and 2/28/2022; CDP 2050 FLU Policy 1.1.3; and Ordinance #1395.
  • Source: CivicClerk tenant maitlandfl, agendaId 1718 (event 1094).

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