Meeting Reading

Mascotte City Council (sitting as Local Planning Agency for planning items)

July 15, 2025

8 items on the agenda

**Mascotte is moving Crittenden 01 to final reading — 37.98 acres from "Mascotte Unassigned" to PUD Community Mixed-Use is the largest single-parcel rezoning in the corpus's Mascotte file:** This is the 12-month window's most significant single planning approval pending in Mascotte. The Development Agreement bundled with the rezoning means the City is committing to the substantive land-use program at the same vote as the zoning change. "Mascotte Unassigned" → PUD Community Mixed-Use is essentially an upzoning to mixed-use at the parcel scale; "Community Mixed-Use" implies retail + residential + service uses. Track the actual outcome (Aug 19 agenda confirms the Crittenden 01 rezoning came back for re-final reading then for development agreement amendments through Sep / Feb 2026 — the file has a long tail).
**The EAR-Based Amendments first reading at the same meeting establishes the City's Comprehensive Plan modernization track:** The EAR (Evaluation and Appraisal Report) is required by Florida Statutes; cities must do EAR-based amendments to update their Comp Plans periodically. Mascotte transmitting EAR-based amendments to the State Land Planning Agency in July 2025 means the City is on its statutory cycle. The same Ordinance 2025-07-659 returns later as final reading (Feb 2026 file), indicating the standard 6-12 month state-review interval.
**Waterstone Phase 2 with 272 units is a Mascotte-scale residential add-on that compounds with Crittenden 01 — same agenda, two PUD-class items:** Waterstone Phase 2 final construction plans approval would advance 272 residential units. Combined with the 37.98-acre Crittenden 01 PUD on the same agenda, this single Council meeting potentially adds 300+ units to Mascotte's housing inventory in approval terms. For a city of ~8,000, that is a measurable percentage increase.

On July 15, 2025, City of Mascotte's City Council (sitting as Local Planning Agency for planning items) agenda lists multiple items for hearing. Item 1: proclamation. Item 2: Ordinance 2025-07-659 — comprehensive plan ear-based amendments (lpa recommendation). Item 3: site plan / final construction plans. 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 Mascotte Council (with Local Planning Agency segment) — July 15, 2025

Meeting Overview

Type: Regular Meeting (Council + Local Planning Agency) Location: Tedder-Thomas Memorial Civic Center, 121 N. Sunset Ave., Mascotte, FL Document Type: Agenda (council meeting structure surfacing the LPA segment for planning advisory function)

Structural Note

Mascotte's Planning Advisory function is exercised by the City Council convening as the Local Planning Agency (LPA) mid-meeting. The agenda structure includes "CLOSE REGULAR COUNCIL MEETING / OPEN LOCAL PLANNING AGENCY MEETING / CLOSE LPA / REOPEN REGULAR COUNCIL MEETING" — meaning the Council acts as the LPA for the planning recommendations, then resumes regular Council to act on substantive ordinances. This is the City's structural answer to "where is the P&Z Board" — there is none separately constituted; the Council does both functions.

Agenda Items

Consent Agenda

CA1: National Disability Pride Month Proclamation

Type: Proclamation
Action: Scheduled (proclamation, not deliberative)

Local Planning Agency Segment

LPA1: Ordinance 2025-07-659 Comp Plan — EAR-Based Amendments

Type: Comprehensive Plan EAR-Based Amendments (LPA recommendation)
Case Number: Ordinance 2025-07-659
Request: LPA to find Ordinance 2025-07-659 consistent with the Comprehensive Plan and recommend forwarding to City Council for further review.
Status (per agenda): Pending LPA finding

Planning (Council acting as Council)

P1: Waterstone Phase 2 Final Construction Plans

Type: Site Plan / Final Construction Plans
Project: Waterstone Phase 2 (272 units)
Project Number: 2024-02 220
Request: Approve / approve with conditions / deny / continue Final Construction Plans per staff findings and development order conditions.
Status (per agenda): Pending Council vote

Old Business

Recreation Complex Improvements — ARPA — Lighting Quotes
Pavilion Rental Follow Up

New Business

NB1: Recreation Complex Easement — Duke Energy

Type: Easement
Request: Direct staff via motion to make easement permanent or temporary until installation complete.

Ordinances

O1: Final Reading of Ordinance 2025-06-658 — Crittenden 01 Zoning Map Amendment + Development Agreement

Type: Rezoning (Final Reading) + Development Agreement
Case Number: Ordinance 2025-06-658
Acreage: 37.98 acres
Current Zoning: Mascotte Unassigned
Proposed Zoning: Planned Unit Development — Community Mixed-Use
Two motions:
1. Approve / deny / continue adoption of the rezoning ordinance.
2. Approve / deny the Development Agreement (and Exhibit B) as consistent with the Comp Plan and Land Development Code; direct City Clerk to record the Amendment and Exhibit A.
Status (per agenda): Pending Council vote (final reading)

O2: First Reading of Ordinance 2025-07-659 — EAR-Based Amendments

Type: Comprehensive Plan EAR-Based Amendments (First Reading)
Case Number: Ordinance 2025-07-659
Request: Approve / deny / continue the first reading and direct staff to transmit to the State Land Planning Agency and other applicable State agencies.
Status (per agenda): Pending Council vote (first reading)

Resolutions

Resolution 2025-07-844 Preliminary Rate Resolution for Solid Waste
Resolution 2025-07-845 Amended and Restated Initial Assessment for Street Lighting Services
Resolution 2025-07-846 Setting a Not-to-Exceed Millage Rate of 5.0000 for FY 2025-2026

City Council

Appointment of 2025 Canvassing Board

Public Hearings Summary

This is a published agenda — no public testimony record yet. Public hearings on the planning items (Crittenden 01 final reading; EAR-Based Amendments first reading) would be conducted at this meeting.

Key Signals

Mascotte is moving Crittenden 01 to final reading — 37.98 acres from "Mascotte Unassigned" to PUD Community Mixed-Use is the largest single-parcel rezoning in the corpus's Mascotte file: This is the 12-month window's most significant single planning approval pending in Mascotte. The Development Agreement bundled with the rezoning means the City is committing to the substantive land-use program at the same vote as the zoning change. "Mascotte Unassigned" → PUD Community Mixed-Use is essentially an upzoning to mixed-use at the parcel scale; "Community Mixed-Use" implies retail + residential + service uses. Track the actual outcome (Aug 19 agenda confirms the Crittenden 01 rezoning came back for re-final reading then for development agreement amendments through Sep / Feb 2026 — the file has a long tail).
The EAR-Based Amendments first reading at the same meeting establishes the City's Comprehensive Plan modernization track: The EAR (Evaluation and Appraisal Report) is required by Florida Statutes; cities must do EAR-based amendments to update their Comp Plans periodically. Mascotte transmitting EAR-based amendments to the State Land Planning Agency in July 2025 means the City is on its statutory cycle. The same Ordinance 2025-07-659 returns later as final reading (Feb 2026 file), indicating the standard 6-12 month state-review interval.
Waterstone Phase 2 with 272 units is a Mascotte-scale residential add-on that compounds with Crittenden 01 — same agenda, two PUD-class items: Waterstone Phase 2 final construction plans approval would advance 272 residential units. Combined with the 37.98-acre Crittenden 01 PUD on the same agenda, this single Council meeting potentially adds 300+ units to Mascotte's housing inventory in approval terms. For a city of ~8,000, that is a measurable percentage increase.
The LPA-Council compound structure is operationally efficient but obscures planning deliberation: Because Mascotte folds the planning advisory function into a Council-as-LPA mid-meeting segment, the planning recommendation and the substantive zoning vote happen at the same meeting (or adjacent meetings) by the same elected body. There is no independent citizen P&Z board to provide an arms-length review. This is structurally different from Lake County (separate citizen PZB advising BCC), Clermont (separate P&Z), Groveland (separate P&Z Board), and Leesburg (separate Planning Commission). The implication for harvest discipline: Mascotte planning items are best read with the Council-Council compound in mind.
A 5.0000 millage cap-not-to-exceed for FY 2025-2026 is the budget context the planning approvals are happening within: Resolution 2025-07-846's 5.0000 mill cap establishes the fiscal envelope. New residential approvals (Waterstone, Crittenden 01) feed taxable value growth that the 5.0 mill rate would apply against. Worth tracking what the actual final millage rate becomes vs. the cap; the gap reveals fiscal posture.

Raw Notes

Source: Council agenda PDF from CivicWeb portal, doc ID 77783.
Mascotte does NOT publish minutes on the CivicWeb portal — only agenda + agenda packet. Approved minutes typically appear embedded in subsequent month's agenda packet (similar to Groveland pattern). Verifying outcomes requires either the next-month agenda packet text or the minutes search via the City Clerk.
Crittenden 01 is the recurring file across June-October 2025: First Reading June; Final Reading July (this meeting) + Aug 19 (re-readings); Development Agreement Amendments Sep + Feb 2026.
Waterstone is a Mascotte multi-phase residential project — Phase 2 here at 272 units is the corpus's first observed instance.
The "Mascotte Unassigned" zoning category is unusual — it appears to be a transitional zoning district for newly-annexed land or land lacking a current designation. Worth flagging for entity-graph treatment as a Legislation-class entity.