What were the most significant items on the Minneola Planning & Zoning Commission agenda for September 2024?

Q: What were the most significant items on the Minneola Planning & Zoning Commission agenda for September 2024?

· **Citrus Grove is Minneola's largest and most consequential project:** This new urbanist mixed-use community represents a transformative development — up to 1,000 condominiums plus single-family homes, commercial, light industrial, and a school. The 17-stipulation approval with a 3-1 vote shows the Commission is trying to shape this massive project rather than block it. The original Founders Ridge approval is being fundamentally reimagined at double the density. · **Wastewater capacity is a hard constraint on growth:** City Manager Mark Johnson's warning that Minneola may be approaching wastewater capacity — potentially requiring package plants like 2008 — is a critical infrastructure signal. This could become a binding constraint on all pending projects and force the city to prioritize which developments advance. · **Sardo brings 100 industrial jobs to Minneola:** The Sardo Bus & Coach Upholstery approval (4-0) is notable as a job-creating industrial use, diversifying Minneola's economy beyond residential development. Dark sky lighting and warehouse-enclosed operations reflect sensitivity to adjacent residential. · **Pointe Grande advancing through approvals:** Both the parking variance (3-1) and preliminary subdivision plat (3-1) advancing Pointe Grande with split votes show continued Commission ambivalence about this Live Local project — moving it forward but not enthusiastically. Left-turn safety on Sullivan Road remains an unresolved concern. · **Commissioner Trujillo's observation on meeting length:** His comment that "if we have something similar like this again, we need to lighten the load" after the 4-hour Citrus Grove discussion signals the Commission is being overwhelmed by the scale and complexity of incoming projects. This could lead to procedural changes.

Meeting Reading

Minneola Planning & Zoning Commission

September 9, 2024

8 items on the agenda

**Citrus Grove is Minneola's largest and most consequential project:** This new urbanist mixed-use community represents a transformative development — up to 1,000 condominiums plus single-family homes, commercial, light industrial, and a school. The 17-stipulation approval with a 3-1 vote shows the Commission is trying to shape this massive project rather than block it. The original Founders Ridge approval is being fundamentally reimagined at double the density.
**Wastewater capacity is a hard constraint on growth:** City Manager Mark Johnson's warning that Minneola may be approaching wastewater capacity — potentially requiring package plants like 2008 — is a critical infrastructure signal. This could become a binding constraint on all pending projects and force the city to prioritize which developments advance.
**Sardo brings 100 industrial jobs to Minneola:** The Sardo Bus & Coach Upholstery approval (4-0) is notable as a job-creating industrial use, diversifying Minneola's economy beyond residential development. Dark sky lighting and warehouse-enclosed operations reflect sensitivity to adjacent residential.

On September 9, 2024, City of Minneola's Planning & Zoning Commission considered 8 agenda items. **Citrus Grove is Minneola's largest and most consequential project:** This new urbanist mixed-use community represents a transformative development — up to 1,000 condominiums plus single-family homes, commercial, light industrial, and a school. The 17-stipulation approval with a 3-1 vote shows the Commission is trying to shape this massive project rather than block it. The original Founders Ridge approval is being fundamentally reimagined at double the density. **Wastewater capacity is a hard constraint on growth:** City Manager Mark Johnson's warning that Minneola may be approaching wastewater capacity — potentially requiring package plants like 2008 — is a critical infrastructure signal. This could become a binding constraint on all pending projects and force the city to prioritize which developments advance. **Sardo brings 100 industrial jobs to Minneola:** The Sardo Bus & Coach Upholstery approval (4-0) is notable as a job-creating industrial use, diversifying Minneola's economy beyond residential development. Dark sky lighting and warehouse-enclosed operations reflect sensitivity to adjacent residential.

CHANGE LENS

THE READINGmeeting record

City of Minneola Planning & Zoning Commission — September 9, 2024

Meeting Overview

Type: Regular Meeting Quorum: Yes (4 members present) Duration: ~4 hours (6:31 PM – ~10:31 PM, estimated)

Attendance

Present: Chairman Jeff Henderson, Commissioner Nathan Focht, Commissioner William McCoy, Vice Chair Oscar Trujillo
Absent: Commissioner Leonard Jackson (excused by motion)
Staff Present: Jennifer Cotch (City Attorney), Joyce Heffington (City Planner), Eric Raasch (Contract Planner, Inspire Placemaking Collective), Renee Cole (Planning Technician)
Other: Councilor Debbie Flinn

Agenda Items

Item 1: Approval of August 5, 2024 Meeting Minutes

Type: Other
Action: Approved
Vote: 4-0

Items 2-4: Lost Lake Medical / Sardo Bus & Coach (Consolidated)

Item 2: Ordinance 2024-23 Comprehensive Plan Amendment — Lost Lake Medical

Type: Comp Plan Amendment
Case Number: 2024-23
Location: Lost Lake Medical area
Applicant: Sardo Bus & Coach Upholstery
Request: Comprehensive Plan amendment for property rezoning
Action: Approved
Vote: 4-0
Notable Discussion: Joyce Heffington explained zoning would be specific to this applicant/property. All work conducted inside warehouse to prevent neighbor disruption; 25-foot buffer; dark sky lighting to remain in effect.

Item 3: Ordinance 2024-24 Rezoning — Lost Lake Medical

Type: Rezoning
Case Number: 2024-24
Location: Lost Lake Medical area
Request: Rezoning for industrial/warehouse use
Action: Approved
Vote: 4-0

Item 4: Resolution 2024-21 Sardo Developer Agreement

Type: Developer Agreement
Case Number: 2024-21
Applicant: Sardo Bus & Coach Upholstery
Request: Developer agreement for bus and coach upholstery operation
Action: Approved
Vote: 4-0
Notable Discussion: Sandy Follis (VP of Sardo, 35-year employee) stated the project would bring approximately 100 new jobs to Minneola. Operating hours Monday-Friday, 8 AM-5 PM. Commissioner Focht raised concern about dark sky lighting due to elevation of Quail Valley and showed concern about frontage road in the developer agreement. Joyce Heffington noted frontage road concern would be addressed during site planning.

Item 5: Resolution 2024-19 Variance — Pointe Grande Parking

Type: Variance
Case Number: 2024-19
Location: Pointe Grande Phase 1 (Live Local project)
Applicant: Logan Opsahl, Lowndes Law
Request: Variance for parking distance requirements (not parking count) — new layout more functional while meeting code for number of spaces
Action: Approved
Vote: 3-1 (Focht opposed)
Notable Discussion: Commissioner Focht initially understood this as a request for fewer parking spaces; Logan Opsahl clarified the variance is for distance between parking and buildings, not reducing spaces. Commissioner Trujillo asked about parking space increases. Commissioner Henderson voted yes despite voting concerns on related items.

Item 6: Pointe Grande Preliminary Subdivision Plat

Type: Subdivision Plat
Location: Pointe Grande (Live Local project)
Applicant: Kyle Webb (engineer)
Request: Preliminary subdivision plat approval for three lots — two designated for apartments, one for residential
Staff Recommendation: Approval with conditions
Action: Approved with modifications
Vote: 3-1 (Henderson opposed)
Notable Discussion: Kevin Carey (20237 Sugarloaf Mountain Rd.) raised concerns about pedestrian crosswalk placement, left-turn lane design (FDOT Section 212 14.5), fire truck/garbage truck maneuverability, and potential Sullivan Road flooding. Kyle Webb stated all access permits and drainage permits submitted to FDOT, which found no issue with left turn. Commissioner Focht and Trujillo expressed concern about left turn; Trujillo wanted it as a condition. Motion included modifications from Kevin Carey's comments, addressing permits and Fish & Wildlife concerns.

Item 7: Oak Valley Retail Minor Subdivision Plat (Tabled)

Type: Subdivision Plat
Location: Oak Valley Retail — corner of Oak Valley Blvd and Highway 27
Action: Tabled to next meeting at applicant's request
Notable Discussion: Councilor Flinn asked why it was tabled — residents from Oak Valley were in audience. Joyce Heffington explained applicant wanted to work with staff first. Bruce Eaton (1406 Oak Valley Blvd.) expressed opposition to curb-cut on Oak Valley Blvd and splitting lots from two to three. Joyce informed residents the variance would be heard at next City Council meeting (October 15).

Item 8: Hills of Minneola Town Center (Tabled)

Type: Subdivision Plat
Location: Hills of Minneola Town Center
Action: Tabled to next meeting
Notable Discussion: Sixth consecutive tabling.

Item 9: Ordinance 2024-25 Citrus Grove Comprehensive Plan Amendment

Type: Comp Plan Amendment / PUD
Case Number: 2024-25
Location: Citrus Grove (formerly Founders Ridge)
Applicant: Bret Jones, PA; Geoffrey Mouen Architects
Request: Comprehensive Plan amendment for large-scale mixed-use new urbanist community — includes residential (condominiums, single-family, townhomes), commercial, mixed-use town center, light industrial, school, parks, and walkable street design
Action: Approved with 17 stipulations
Vote: 3-1 (Henderson opposed)
Conditions: (1) Height limits by feet not floors; (2) industrial identified as "light" industrial; (3) water facility on 5 acres not 2; (4) wastewater reserve for increased housing; (5) grading max 15 feet except limited areas up to 50 with approval; (6) wall heights max 6 feet without approval; (7) communication towers removed entirely; (8) alcohol license setback waived only in TS (Town Square) district; (9) square footage exemption limited to TS as multi-use/multi-purpose; (10) zero-foot front setbacks only in TS; (11) reconsider frontage road ingress/egress on Citrus Grove for safety; (12) confirm signal spacing on Citrus Grove; (13) root barriers for all trees in DA; (14) CDD maintains all local services; (15) tree/landscaping coverage across whole property; (16) sidewalks useable/walkable with minimums; (17) condominiums limited to 1,000 units
Notable Discussion: This was the dominant item of the evening. Extensive presentation by Bret Jones and Geoffrey Mouen on new urbanist design — walkable community, 15-minute neighborhoods, mixed uses, narrow streets for speed reduction. Commissioner Focht raised numerous concerns: unit count doubling from previous agreement, water/wastewater plant capacity stress, grading/hilltop preservation, green space calculations, telecommunication towers, alcohol licensing, zero-foot setback definition, and 40,000 sq ft building exception. Mark Johnson (City Manager) warned that wastewater capacity could be hit, comparing to 2008 situation where projects needed package plants. Multiple residents spoke: Denise Price (traffic/density), Ann Kelly (school/charter vs. public, parks), Sharon George (density, affordability, rental conversions, traffic). Kevin Carey (traffic engineer) asked detailed questions about context classification, speed limits, signal spacing, bike lanes, school staging, and frontage road operations. Commissioner Focht initiated the extensive 17-point stipulation motion. Commissioners Focht and Henderson engaged in ex parte disclosure (both had contact with applicant).

Item 10: Developer Agreement Amendment — Citrus Grove

Type: Developer Agreement
Location: Citrus Grove
Applicant: Bret Jones, PA
Request: Developer agreement amendment with same conditions as Item 9
Action: Approved with same 17 stipulations
Vote: 3-1 (Henderson opposed)
Notable Discussion: Same conditions applied as Item 9.

Public Hearings Summary

Number of speakers: 9+ (Sandy Follis, Kevin Carey, Bruce Eaton, Denise Price, Ann Kelly, Sharon George, Kyle Webb, Logan Opsahl, Bret Jones/Geoffrey Mouen as applicants)
General sentiment: Significant community concern about growth pace, traffic, density, and infrastructure capacity
Key concerns:
- Wastewater capacity approaching limits — City Manager warned of potential 2008-style moratorium
- Traffic on Citrus Grove, CR 561A, and Sullivan Road
- Density doubling from original Citrus Grove (Founders Ridge) agreement
- Hilltop preservation and grading limits
- School capacity (charter vs. public school debate)
- Rental conversion fears for condominiums
- Left-turn safety at Pointe Grande/Sullivan Road
- Fire truck and emergency vehicle access

Key Signals

Citrus Grove is Minneola's largest and most consequential project: This new urbanist mixed-use community represents a transformative development — up to 1,000 condominiums plus single-family homes, commercial, light industrial, and a school. The 17-stipulation approval with a 3-1 vote shows the Commission is trying to shape this massive project rather than block it. The original Founders Ridge approval is being fundamentally reimagined at double the density.
Wastewater capacity is a hard constraint on growth: City Manager Mark Johnson's warning that Minneola may be approaching wastewater capacity — potentially requiring package plants like 2008 — is a critical infrastructure signal. This could become a binding constraint on all pending projects and force the city to prioritize which developments advance.
Sardo brings 100 industrial jobs to Minneola: The Sardo Bus & Coach Upholstery approval (4-0) is notable as a job-creating industrial use, diversifying Minneola's economy beyond residential development. Dark sky lighting and warehouse-enclosed operations reflect sensitivity to adjacent residential.
Pointe Grande advancing through approvals: Both the parking variance (3-1) and preliminary subdivision plat (3-1) advancing Pointe Grande with split votes show continued Commission ambivalence about this Live Local project — moving it forward but not enthusiastically. Left-turn safety on Sullivan Road remains an unresolved concern.
Commissioner Trujillo's observation on meeting length: His comment that "if we have something similar like this again, we need to lighten the load" after the 4-hour Citrus Grove discussion signals the Commission is being overwhelmed by the scale and complexity of incoming projects. This could lead to procedural changes.

Raw Notes

Meeting was notably long. Commissioner Henderson consolidated Items 2-4 and Items 5-6 for efficiency (Jennifer Cotch agreed). Commissioner Focht and McCoy disclosed ex parte communications with Citrus Grove applicant. The vote tallies in the minutes list only some names but record 4-0 or 3-1 counts, indicating all 4 present members voted. Commissioner Trujillo expressed frustration with the meeting length.

[THE READING]meeting record