City of Minneola Planning & Zoning Commission — August 5, 2024

Meeting Overview

Type: Regular Meeting Quorum: Yes (5 members present including alternates) Duration: [not specified in minutes]

Attendance

• Present: Commissioner Oscar Trujillo (presiding), Commissioner Nathan Focht, Commissioner William McCoy, Alternate Commissioner Joanna O'Halloran, Alternate Commissioner Denise Calderon
• Absent: Chairman Jeff Henderson (excused), Commissioner Leonard Jackson (excused) — both by motion 5-0
• Staff Present: Jennifer Cotch (City Attorney), Joyce Heffington (City Planner), Eric Raasch (Contract Planner, Inspire Placemaking Collective), Hai Le (Planning Technician)

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Agenda Items

Item 1: Approval of July 1, 2024 Meeting Minutes

• Type: Other
• Action: Approved
• Vote: 5-0

Item 2: Hills of Minneola Del Webb Amenity Center Site Plan

• Type: Site Plan
• Location: Hills of Minneola Del Webb development — 9.4-acre tract within 350-acre development approved for 846 units
• Applicant: Aaron Struckmeyer, Pulte Homes
• Request: Site plan approval for amenity center including tennis courts, pickleball courts, pool, garden, event lawn, and 22-level clubhouse with dining, fitness, and wellness amenities; vehicle and golf cart parking
• Staff Recommendation: Approval — referencing Council's August 20, 2023 decision mandating no overnight parking signs and electric charging stations
• Action: Approved
• Vote: 5-0
• Notable Discussion: Kevin Carey (20237 Sugarloaf Mountain Rd.) raised concerns about dumpster design (rear-fed trucks), conflicts between large vehicle navigation and tree placement, and excessive pickleball court lighting affecting homes — suggested revised lighting plans. Aaron Struckmeyer clarified the entrance provides both pedestrian and golf cart access with sidewalk connections, and assured lights would be on timers. Bill White (engineering consultant) acknowledged fire truck rear overhang wasn't in auto turn templates and committed to revision; also committed to reviewing garbage truck maneuverability. David Yeager expressed concern about tree types along Purple Meadow Ct.

Item 3: Minneola Hills Crossing Preliminary Subdivision Plat

• Type: Subdivision Plat
• Location: East of North Hancock Road and west of Citrus Grove Road — approximately 5.1 acres
• Applicant: [not specified]
• Request: Preliminary subdivision plat approval — site adjacent to existing Publix, includes self-storage facility under construction, with lot reserved for future commercial development
• Staff Recommendation: Approval with conditions (transfer of city lift station easement, U.S. Fish and Wildlife permit)
• Action: Approved
• Vote: 5-0
• Notable Discussion: Eric Raasch (Inspire) described the site. No public comment.

Item 4: Resolution 2024-07 Variance

• Type: Variance
• Case Number: 2024-07
• Location: West of US 27 and south of Oak Valley Boulevard
• Applicant: Jonathan Huels, Lowndes Law
• Request: Variances for minimum lot width and street frontage, plus allowing flat roof membrane and alternate roof material
• Staff Recommendation: Approval with condition that buildings with flat roofs include raised parapets with varying heights to hide roof and mechanical equipment
• Action: Approved
• Vote: 4-1 (Calderon opposed)
• Notable Discussion: Joyce Heffington emphasized the need for parapets and suggested the code may need amendment to specify minimum parapet height. Jonathan Huels agreed to parapet requirements and discussed future turn lane at Oak Valley impacting property layout. He noted denial could affect ability to build third lot as intended for a drive-through, due to shared infrastructure constraints. Commissioner Calderon voted no.

Item 5: Oak Valley Retail Preliminary Subdivision Plat (Tabled)

• Type: Subdivision Plat
• Location: Oak Valley Retail
• Action: Tabled to September 9, 2024 at applicant's request
• Vote: 5-0

Item 6: Hills of Minneola Town Center Preliminary Subdivision Plat (Tabled)

• Type: Subdivision Plat
• Location: Hills of Minneola Town Center
• Action: Tabled to September 9, 2024 at applicant's request
• Vote: 5-0
• Notable Discussion: Fifth consecutive tabling.

Item 7: Ordinance 2024-21 Sheds

• Type: Ordinance
• Case Number: 2024-21
• Request: Define what constitutes a shed (distinguished from garages, storage buildings), address shipping container use as sheds, establish placement/construction/anchoring requirements for safety and aesthetic conformity, require building permits with zoning clearance and inspection
• Action: Approved with additions
• Vote: 5-0
• Conditions: Added requirement for building permit and proper securing to meet minimum standards for hurricane resistance
• Notable Discussion: Commissioner Trujillo requested the shed ordinance include building permit and hurricane-resistance securing requirements. Nicole Ledoux (1610 Oak Valley Blvd.) described her shed installation using level blocks and hurricane tie-downs rather than concrete pad, noting concrete pad requirement could be costly for some residents. She also raised concern about limiting door placement to the "front" of sheds.

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Public Hearings Summary

• Number of speakers: 5 (Kevin Carey, Aaron Struckmeyer, Bill White, David Yeager on Del Webb; Nicole Ledoux on sheds)
• General sentiment: Constructive engagement on design details
• Key concerns:
  • Pickleball court lighting impact on adjacent homes
  • Fire truck and garbage truck maneuverability at amenity center
  • Flat roof variances and parapet requirements
  • Shed building permit costs and anchoring requirements
  • Hurricane resistance standards for accessory structures

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Key Signals

• Del Webb amenity center signals premium active-adult community: The 9.4-acre amenity center with tennis, pickleball, pool, fitness, dining, and golf cart parking within a 350-acre/846-unit development represents a substantial Del Webb investment in Minneola. This will anchor the Hills of Minneola as a destination active-adult community and drive property values in the surrounding area.

• Minneola Hills Crossing fills commercial gap near Publix: The 5.1-acre subdivision plat adjacent to the existing Publix on Hancock/Citrus Grove will add commercial capacity to an area already functioning as a neighborhood commercial node. Self-storage under construction plus future commercial lot signals diversifying retail offerings.

• Oak Valley Boulevard commercial development contested: The variance for flat roofs and lot width (4-1 vote, Calderon opposing) on the Oak Valley/US-27 corner shows this commercial node is contentious. The connection to the future turn lane and drive-through design suggests fast-food or quick-service retail is coming to this intersection.

• Shed ordinance addresses post-hurricane safety: The Commission's added requirement for hurricane resistance standards reflects lessons from Florida storm events. Banning shipping containers as sheds and requiring building permits signals quality-of-life and aesthetic standards enforcement.

• Hills of Minneola Town Center: five consecutive tablings: This is now a remarkable pattern — the town center subdivision plat has been tabled every month since March. This project appears to have deep unresolved issues that may be reshaping the development plan.

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Raw Notes

Chairman Henderson and Commissioner Jackson were excused at end of meeting (motion 5-0). Meeting adjourned after Item 7. No final public comments or reports.