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

Meeting Reading

Minneola Planning & Zoning Commission

December 2, 2024

7 items on the agenda

**Chairman Henderson announces departure from P&Z Board:** Henderson's announcement that he is stepping down is a significant leadership transition. As a frequently dissenting voice on growth projects (voting against Pine Ridge, Sunny Ridge, Citrus Grove items), his departure may shift the Commission's dynamic more toward the Trujillo/McCoy pragmatic approval approach.
**Sugarloaf Mountain PUD build-out entering final phases:** With Unit 3B (53 lots) and Sunny Ridge (369 lots) both approved, the 1990s/2016-era Sugarloaf PUD is actively building out toward its 2,555-unit approved density. The 3-2 vote on Sunny Ridge (Calderon and Henderson opposed) shows growing Commission discomfort with density impacts, but the legal framework of the existing PUD limits their ability to reduce the approved unit counts.
**CR 455 capacity crisis with no expansion possible:** The February 2024 traffic study showing CR 455 already above capacity, combined with Lake County's refusal to widen it (scenic highway designation), creates a structural bottleneck for the entire Sugarloaf corridor. Four new traffic signals on Hancock Road may help redistribute traffic, but the fundamental constraint remains.

On December 2, 2024, City of Minneola's Planning & Zoning Commission considered 7 agenda items. **Chairman Henderson announces departure from P&Z Board:** Henderson's announcement that he is stepping down is a significant leadership transition. As a frequently dissenting voice on growth projects (voting against Pine Ridge, Sunny Ridge, Citrus Grove items), his departure may shift the Commission's dynamic more toward the Trujillo/McCoy pragmatic approval approach. **Sugarloaf Mountain PUD build-out entering final phases:** With Unit 3B (53 lots) and Sunny Ridge (369 lots) both approved, the 1990s/2016-era Sugarloaf PUD is actively building out toward its 2,555-unit approved density. The 3-2 vote on Sunny Ridge (Calderon and Henderson opposed) shows growing Commission discomfort with density impacts, but the legal framework of the existing PUD limits their ability to reduce the approved unit counts. **CR 455 capacity crisis with no expansion possible:** The February 2024 traffic study showing CR 455 already above capacity, combined with Lake County's refusal to widen it (scenic highway designation), creates a structural bottleneck for the entire Sugarloaf corridor. Four new traffic signals on Hancock Road may help redistribute traffic, but the fundamental constraint remains.

CHANGE LENS

THE READINGmeeting record

City of Minneola Planning & Zoning Commission — December 2, 2024

Meeting Overview

Type: Regular Meeting Quorum: Yes (5 members present including alternate) Duration: ~3 hours (6:30 PM – 9:28 PM)

Attendance

Present: Chairman Jeff Henderson, Commissioner William McCoy, Commissioner Oscar Trujillo, Commissioner Leonard Jackson, Alternate Commissioner Denise Calderon
Absent: Commissioner Nathan Focht (excused by motion 5-0 at end of meeting)
Staff Present: Jennifer Cotch (City Attorney), Joyce Heffington (City Planner), Eric Raasch (Contract Planner, Inspire Placemaking Collective)
Other: Councilor Debbie Flinn, Vice Mayor Pam Service

Agenda Items

Item 1: Approval of November 4, 2024 Meeting Minutes

Type: Other
Action: Approved with amendment (line 329-330 motion name correction)
Vote: 5-0

Item 2: Resolution 2024-25 Variance — Condev Storage Signage

Type: Variance
Case Number: 2024-25
Location: Condev Storage facility (near Publix, Hancock Road/Citrus Grove area)
Applicant: Colton Cathey, Mid-Florida Signs (sign manufacturer); Andy Gardner, Contractor for Condev
Request: Variance from Section 118 signage code — requesting 30-foot height for 4 signs where code limits height to 15 feet
Staff Recommendation: Concern about proximity of building sign lights to nearby homes; applicant states signs are 400 feet from residential
Action: Approved with stipulations
Vote: 4-1 (Calderon opposed)
Conditions: (1) Light lines displayed on plans; (2) restricted times of operation for lights; (3) bright and dimmer timeframe displayed on plans — all to be completed before going to Council for final approval
Notable Discussion: Eric Raasch outlined that signs at 15 feet would be behind Publix and ineffective. Andy Gardner (Condev contractor) argued marketing necessity. Colton Cathey (Mid-Florida Signs) explained channel letters face Hancock Road/Turnpike with forward-only side lighting. Commissioner Trujillo argued residents shopping at Publix are the real customer base, not Turnpike travelers. Commissioner McCoy questioned necessity of south-facing signs toward community. Eric Hernandez (Hamlin Ridge Rd.) stated his home faces the south end of the building and lighting would be visible. Kevin Carey (Sugarloaf Mountain Rd.) suggested requiring lighting cone diagrams with luminist levels and dimming capability. Commissioner Calderon questioned the hardship basis for the variance — the Commission ultimately added lighting study requirements as conditions.

Item 3: Hills of Minneola Camp Lake Site Plan

Type: Site Plan
Location: Hills of Minneola — Camp Lake industrial park, Turkey Farm Road off Citrus Grove Road
Applicant: Tara Tedrow, Lowndes Law (on behalf of developer)
Request: Site plan approval for Phase 1 of an industrial park — two buildings with light industrial uses (warehousing, distribution, small bays). PUD allows 75-foot max height; anticipating 40 feet. Three total phases.
Staff Recommendation: Approval with conditions (staff comments addressed)
Action: Approved with conditions
Vote: 4-0
Conditions: (1) Staff comments addressed; (2) Kevin Carey comments addressed; (3) updated traffic study
Notable Discussion: Commissioner Trujillo suggested undulating rooflines and camouflage-style design to reduce visual impact (referencing Disney design techniques). Tara Tedrow acknowledged Trujillo has raised this before and committed to taking it to the design team. Commissioner Henderson's biggest concern was fire review not yet completed; Tedrow stated fire code provisions would be redesigned before permits. Commissioner McCoy concerned about traffic on Citrus Grove and requested new traffic study. Tedrow explained PUD-level master traffic study covers anticipated uses but acknowledged background traffic has increased. Kevin Carey presented detailed concerns: fire truck auto-turn diagrams missing, Turkey Farm/Citrus Grove intersection vehicle navigation, signal warrant study needed, no pedestrian/bike facilities, pavement evaluation for truck traffic, dumpster locations, retaining wall heights, drainage pipe under pond capacity. Adam Hernandez (3206 Hill Point) noted Citrus Grove and Hancock intersections already stacking up mornings and bicycle safety on roads.

Item 4: Sugarloaf Mountain Unit 3B Preliminary Subdivision Plat

Type: Subdivision Plat
Location: Sugarloaf Mountain PUD — Unit 3B
Applicant: Matt Cuarta, Richland Communities (PC Holders)
Request: Preliminary subdivision plat for 53 detached single-family lots with minimum 75-foot lot width — part of 1990s-era Sugarloaf Mountain PUD approved for 2,400 total units
Staff Recommendation: Approval (all city reviews signed off)
Action: Approved
Vote: 4-1 (Jackson opposed)
Notable Discussion: Commissioner McCoy asked about school concurrency; Matt Cuarta confirmed Sugarloaf PUD is vested and letter submitted. Commissioner Calderon expressed concern about CR 455 and CR 561 traffic capacity. Jose Rivera (Sugarloaf Mountain Rd.) lamented shrinking lot sizes and loss of scenic hilltop views. Commissioner McCoy echoed concern about small lots (45x120 in other areas). Joyce Heffington noted lot sizes are set by the developer agreement. Matt Cuarta confirmed these lots are 75-foot wide, 150-180 feet deep.

Item 5: Sunny Ridge at Sugarloaf Mountain Preliminary Subdivision Plat

Type: Subdivision Plat
Location: West of CR 455, north and west of Mountain Club Drive — 145 acres within Sugarloaf Mountain PUD
Applicant: Matt Cuarta, Richland Communities
Request: Preliminary subdivision plat for 369 detached single-family lots (lot widths 45-65 feet) — part of PUD approved in 2016 for approximately 2,555 units across 1,400 acres
Staff Recommendation: Approval subject to review of revision PSP and all staff sign-off
Action: Approved with conditions
Vote: 3-2 (Calderon and Henderson opposed)
Conditions: Contingent on staff comments and Kevin Carey's comments
Notable Discussion: Most contested residential item. Matt Cuarta presented a wastewater agreement, lift stations 12 and 13, and an overlook station addition. Traffic study submitted, reviewed, and approved. Commissioner Calderon raised road capacity concerns — the February 2024 traffic study shows CR 455 already above capacity. Commissioner McCoy agreed, noting reliance on 4-5 year old traffic assumptions is not working, and Hancock is already at capacity. Matt Cuarta explained Lake County has projected the road network to 2045, evaluating Hancock as 2-lane with potential for 4-lane, but CR 455 as a scenic highway won't be expanded per County policy. Multiple residents spoke: Joe Mullins urged looking at all projects collectively; Jose Rivera wanted bigger lots and custom homes; Steve noted conditions have changed since 2016; Janice Menke emphasized Sugarloaf Mountain's landscape value. Kevin Carey noted 4 new traffic signals coming on Hancock between Turnpike and CR 561A. Commissioner Trujillo reminded public that development was approved years ago and the Commission can only mold it within existing agreements.

Item 6: Ordinance 2024-25 Comprehensive Plan Amendment — Citrus Grove & Grassy Lake Medical

Type: Comp Plan Amendment / Annexation
Case Number: 2024-25
Location: Two properties currently in Lake County adjacent to Citrus Grove development
Applicant: Jimmy Crawford (representing owner); Kaveh Albekord (developer)
Request: Comprehensive Plan amendment for annexation of two parcels into Minneola — proposed as professional and medical office complex (PUD commercial zoning, one-story building)
Action: Approved
Vote: 4-1 (Jackson opposed)
Notable Discussion: Significant resident opposition from Hill Point Street (Overlook at Grassy Lake). Five residents spoke against: Denise Price (adjacent property, wants green space), Tommy Grochowski (views impacted), Rich Lall (retention pond proximity, two-story home lighting concerns), Joe Mullins (photos showing property comparison, view impacts), Adam Hernandez (losing hills and openness, trail safety). Sharon George questioned vehicle access and left-turn challenges. Kevin Carey raised site plan comments including bike rack sizing, pedestrian access, ADA ramps, sidewalk inconsistencies, and Citrus Grove realignment. Larry Palmer (civil engineer) addressed stormwater, buffers (~200 feet from homes to building), right-turn-in/right-turn-out access, and medical complex traffic patterns. Jimmy Crawford noted: one-story building, 60.7% lot coverage (40% open space), dark sky compliant, down-spout lighting. Developer willing to meet with HOA and hold roundtable with neighbors. Crawford also noted that if denied by Minneola, they would take proposal to Lake County, where the land is zoned low-density residential allowing 4 units/acre — potentially more intrusive.

Item 7: Ordinance 2024-26 Annexation and Rezoning — Citrus Grove & Grassy Lake Medical

Type: Annexation / Rezoning
Case Number: 2024-26
Location: Same property as Item 6
Action: Approved with condition
Vote: 5-0
Conditions: Developer required to hold a town hall/community meeting with residents before site plan stage
Notable Discussion: Commissioner McCoy recommended requiring the attorney and developer meet with residents before the project becomes a site plan. Commissioner Trujillo explained to the audience that many steps remain before finalization and the community meeting requirement gives residents a voice in shaping the outcome.

Public Hearings Summary

Number of speakers: 15+ (Eric Hernandez, Kevin Carey on Condev signage; Kevin Carey, Adam Hernandez on Camp Lake; Jose Rivera on Sugarloaf 3B; Joe Mullins, Jose Rivera, Steve, Janice Menke, Kevin Carey on Sunny Ridge; Denise Price, Tommy Grochowski, Rich Lall, Joe Mullins, Adam Hernandez, Sharon George, Susan Bermudez, Kevin Carey on Grassy Lake Medical; Monica Luna, Pam Service in public comments)
General sentiment: Significant community concern across multiple items — growth fatigue evident
Key concerns:
- Loss of scenic views and hilltop character in Sugarloaf Mountain
- CR 455 already above road capacity (per 2024 traffic study) — county won't widen (scenic highway)
- Light pollution from commercial signage and buildings near residential
- Medical office complex replacing green space adjacent to Hill Point neighborhood
- Traffic stacking at Citrus Grove/Hancock intersections
- Lot sizes shrinking across developments
- Fire truck access and safety inadequacies in site plans

Key Signals

Chairman Henderson announces departure from P&Z Board: Henderson's announcement that he is stepping down is a significant leadership transition. As a frequently dissenting voice on growth projects (voting against Pine Ridge, Sunny Ridge, Citrus Grove items), his departure may shift the Commission's dynamic more toward the Trujillo/McCoy pragmatic approval approach.
Sugarloaf Mountain PUD build-out entering final phases: With Unit 3B (53 lots) and Sunny Ridge (369 lots) both approved, the 1990s/2016-era Sugarloaf PUD is actively building out toward its 2,555-unit approved density. The 3-2 vote on Sunny Ridge (Calderon and Henderson opposed) shows growing Commission discomfort with density impacts, but the legal framework of the existing PUD limits their ability to reduce the approved unit counts.
CR 455 capacity crisis with no expansion possible: The February 2024 traffic study showing CR 455 already above capacity, combined with Lake County's refusal to widen it (scenic highway designation), creates a structural bottleneck for the entire Sugarloaf corridor. Four new traffic signals on Hancock Road may help redistribute traffic, but the fundamental constraint remains.
Medical office complex adjacent to residential draws intense opposition: The Citrus Grove & Grassy Lake Medical project generated the most public testimony, but the 5-0 annexation/rezoning vote with the town hall requirement shows the Commission believes a medical complex is a better land use than the alternative (residential at 4 units/acre). The requirement for community engagement before site plan is an important procedural protection.
Camp Lake industrial park advances Minneola's employment base: Phase 1 of an industrial park at Hills of Minneola, with buildings designed to look like an office complex and facing the Turnpike, continues diversifying Minneola beyond bedroom community status. Commissioner Trujillo's Disney-inspired design suggestions for rooflines show aesthetic awareness unusual for industrial approvals.

Raw Notes

Meeting adjourned at 9:28 PM. Vice Chairman Trujillo presided for Items 2-3 before Henderson took over. Monica Luna returned for second consecutive month about adult entertainment code — Joyce Heffington explained special exception process provides more control than Clermont's detailed code. Jennifer Cotch confirmed no zoning category allows adult entertainment by right. Vice Mayor Pam Service invited P&Z board to Christmas Parade. Commissioner Henderson stated he would be stepping down from the board. Jennifer Cotch read Sunshine Law refresher and recommended board members not socialize after meetings due to perception issues. Joyce Heffington reminded board to use city email addresses. Discussion about January 7, 2025 meeting — new officer elections and potential swearing-in.

[THE READING]meeting record