What were the most significant items on the Minneola Planning & Zoning Commission agenda for August 2025?

Q: What were the most significant items on the Minneola Planning & Zoning Commission agenda for August 2025?

· **Convenience store with fuel fails to advance — motion dies without a second:** In a rare procedural outcome, Chairman Trujillo's motion to approve the fuel station special exception could not get a second. This effectively blocked the item without a formal denial vote, signaling deep Commission resistance to fuel operations near the Del Webb residential community. The item later came back in September 2025 and was formally denied 4-0. · **Grocery store variance approved despite 18,000 sq ft cap concerns:** The Commission approved a variance to exceed Minneola's B-1 building size limit for a grocery store, acknowledging that the cap — designed to prevent big-box retail along US-27 — also inadvertently blocks desirable commercial uses like grocery stores and medical facilities. This tension between growth control and service provision is a key policy dynamic in Minneola. · **Liquor store approved with hours restriction, but split vote signals unease:** The 3-1 vote (Calderon dissenting) for alcohol sales approval with a 10 PM cutoff reflects the Commission's attempt to balance commercial development with residential quality of life. Dark sky compliance was added as a condition — a theme across all items this meeting. · **Dark sky compliance becoming a de facto standard:** Commissioners added dark sky lighting requirements to multiple items despite Minneola lacking a formal dark sky ordinance. Nicole Martin specifically called out this gap. Expect a formal dark sky ordinance to emerge as commercial development intensifies. · **School bus stop relocation creates tangible family impact:** Sara Budhram's testimony about the bus stop move from Vino Rd. to Malbec Ct. creating physical and financial hardship for her family illustrates how commercial development decisions have cascading effects on residential daily life — the kind of detail that matters to homebuyers evaluating neighborhoods.

Meeting Reading

Minneola Planning & Zoning Commission

August 4, 2025

4 items on the agenda

**Convenience store with fuel fails to advance — motion dies without a second:** In a rare procedural outcome, Chairman Trujillo's motion to approve the fuel station special exception could not get a second. This effectively blocked the item without a formal denial vote, signaling deep Commission resistance to fuel operations near the Del Webb residential community. The item later came back in September 2025 and was formally denied 4-0.
**Grocery store variance approved despite 18,000 sq ft cap concerns:** The Commission approved a variance to exceed Minneola's B-1 building size limit for a grocery store, acknowledging that the cap — designed to prevent big-box retail along US-27 — also inadvertently blocks desirable commercial uses like grocery stores and medical facilities. This tension between growth control and service provision is a key policy dynamic in Minneola.
**Liquor store approved with hours restriction, but split vote signals unease:** The 3-1 vote (Calderon dissenting) for alcohol sales approval with a 10 PM cutoff reflects the Commission's attempt to balance commercial development with residential quality of life. Dark sky compliance was added as a condition — a theme across all items this meeting.

On August 4, 2025, City of Minneola's Planning & Zoning Commission considered 4 agenda items. **Convenience store with fuel fails to advance — motion dies without a second:** In a rare procedural outcome, Chairman Trujillo's motion to approve the fuel station special exception could not get a second. This effectively blocked the item without a formal denial vote, signaling deep Commission resistance to fuel operations near the Del Webb residential community. The item later came back in September 2025 and was formally denied 4-0. **Grocery store variance approved despite 18,000 sq ft cap concerns:** The Commission approved a variance to exceed Minneola's B-1 building size limit for a grocery store, acknowledging that the cap — designed to prevent big-box retail along US-27 — also inadvertently blocks desirable commercial uses like grocery stores and medical facilities. This tension between growth control and service provision is a key policy dynamic in Minneola. **Liquor store approved with hours restriction, but split vote signals unease:** The 3-1 vote (Calderon dissenting) for alcohol sales approval with a 10 PM cutoff reflects the Commission's attempt to balance commercial development with residential quality of life. Dark sky compliance was added as a condition — a theme across all items this meeting.

CHANGE LENS

THE READINGmeeting record

City of Minneola Planning & Zoning Commission — August 4, 2025

Meeting Overview

Type: Regular Meeting Quorum: Yes (4 of 7 members present) Duration: ~2.5 hours (6:30 PM – 8:56 PM)

Attendance

Present: Chairman Oscar Trujillo, Commissioner William McCoy, Commissioner Joanna O'Hollaran, Commissioner Denise Calderon
Absent: Commissioner Nathan Focht, Commissioner Ken Rose, [one additional seat]
Staff Present: City Attorney Jennifer Cotch, Joyce Heffington (CRA), Thomas Grimms (City Planner), Eric Raasch (Contracted City Planner, Inspire Placemaking Collective)

Agenda Items

Item 1: Approval of July 7, 2025 Meeting Minutes

Type: Other
Action: Approved
Vote: 4-0
Notable Discussion: No changes requested.

Item 2: Resolution 2025-03 — Special Exception for Alcohol for Offsite Consumption

Type: Special Exception
Case Number: Resolution 2025-03
Location: North Hancock Road / CR 561A area (same development as Items 3 and 4)
Applicant: Blackfin Partners (represented by Jimmy Crawford, attorney; Nathan Landers; Steve Lipofsky)
Request: Special exception to allow a liquor store (alcohol for offsite consumption)
Current Zoning: B-1 (Commercial)
Proposed Zoning: B-1 (no change — special exception request)
Staff Recommendation: All staff comments addressed; no objections from Public Works; traffic studies show traffic comparable to other B-1 uses
Action: Approved with conditions
Vote: 3-1 (Calderon dissenting)
Conditions: All staff comments addressed; sale of alcohol limited to 10 PM
Notable Discussion: Commissioner Calderon expressed concerns about the proposed liquor store. Chairman Trujillo consolidated discussion of Items 2, 3, and 4 as they are part of the same development project. Items were heard together but voted separately. Commissioner Calderon later requested dark sky lighting compliance and hours-of-operation restrictions. The 10 PM alcohol sales cutoff was added as a condition.

Item 3: Resolution 2025-04 — Special Exception for Convenience Store with Fuel Operations

Type: Special Exception
Case Number: Resolution 2025-04
Location: North Hancock Road / CR 561A area (same development as Items 2 and 4)
Applicant: Blackfin Partners (represented by Jimmy Crawford, attorney)
Request: Special exception to allow a convenience store with fuel operations
Current Zoning: B-1 (Commercial)
Proposed Zoning: B-1 (no change — special exception request)
Staff Recommendation: Applicant to address buffer size, loading area striping, and revised traffic impact analysis at site plan stage
Action: Motion died — no second
Vote: No vote (motion failed for lack of a second)
Conditions: Chairman Trujillo's motion included: all staff comments addressed, 20 ft buffers met, dark sky compliant lighting
Notable Discussion: This is the same convenience store with fuel project that was later formally denied at the September 8 meeting under Resolution 2025-17. Changes had been made after a prior workshop based on community feedback. Chairman Trujillo made a motion to approve with conditions including 20 ft buffers and dark sky compliance, but the motion died without a second — a rare procedural outcome indicating the Commission could not find enough support to advance the item. Multiple residents from the Del Webb community and surrounding area spoke against the project during the combined public hearing (see Public Hearings Summary).

Item 4: Resolution 2025-05 — Variance for B-1 Maximum Building Square Footage

Type: Variance
Case Number: Resolution 2025-05
Location: North Hancock Road / CR 561A area (same development as Items 2 and 3)
Applicant: Blackfin Partners (represented by Jimmy Crawford, attorney)
Request: Variance to exceed the 18,000 sq ft maximum building size for B-1 zoned properties, to accommodate a proposed grocery store
Current Zoning: B-1 (Commercial)
Proposed Zoning: B-1 (no change — variance request)
Staff Recommendation: Compliant with all staff comments
Action: Approved with conditions
Vote: 3-1 (McCoy dissenting)
Conditions: All staff comments addressed; dark sky compliant lighting; applicant to investigate Kevin Carey's recommendations regarding traffic signal location
Notable Discussion: City Attorney Cotch explained the 18,000 sq ft cap exists to prevent big-box retail along Highway 27 and give Council more control over large commercial footprints. Applicant's attorney argued the cap discourages hospitals and grocery stores from locating in Minneola. Steve Lipofsky (Blackfin) noted the property size would typically allow up to 1 million sq ft of development. Joyce Heffington clarified the cap prevents Highway 27 from becoming "wall to wall big box stores." Juan Camacho (753 Rioja Dr.) reminded the board that hardship for variances cannot be self-inflicted. Nicole Martin (879 High Pointe Cir.) raised concerns about the hardship definition and the City's lack of dark sky ordinances.

Public Hearings Summary

Number of speakers: 9 (Kevin Carey, Richard Del Toro, Kevin Haage, Colton Bateham, Nicole Martin, Juan Camacho, Bob Twiggs, Sara Budhram, Derek Ramsburg)
General sentiment: Mixed — strong opposition to fuel station, concerns about traffic and community impacts across all items
Key concerns:
- Traffic backing up into the intersection from the commercial development entrance
- Entrance/exit conflict with Del Webb community's single access point
- School bus stop relocation from Vino Rd. to Malbec Ct. creating hardship for families
- Landscape buffer inadequacy (residents requested Class C or D instead of proposed Class A/B)
- Variance hardship definition — whether it is self-inflicted
- Lack of dark sky ordinance in Minneola
- Conservation efforts and wildlife protection
- FDOT unable to provide a direct entrance/exit onto Highway 27 due to distance requirements
- Developer workshop failed to adequately address community concerns

Key Signals

Convenience store with fuel fails to advance — motion dies without a second: In a rare procedural outcome, Chairman Trujillo's motion to approve the fuel station special exception could not get a second. This effectively blocked the item without a formal denial vote, signaling deep Commission resistance to fuel operations near the Del Webb residential community. The item later came back in September 2025 and was formally denied 4-0.
Grocery store variance approved despite 18,000 sq ft cap concerns: The Commission approved a variance to exceed Minneola's B-1 building size limit for a grocery store, acknowledging that the cap — designed to prevent big-box retail along US-27 — also inadvertently blocks desirable commercial uses like grocery stores and medical facilities. This tension between growth control and service provision is a key policy dynamic in Minneola.
Liquor store approved with hours restriction, but split vote signals unease: The 3-1 vote (Calderon dissenting) for alcohol sales approval with a 10 PM cutoff reflects the Commission's attempt to balance commercial development with residential quality of life. Dark sky compliance was added as a condition — a theme across all items this meeting.
Dark sky compliance becoming a de facto standard: Commissioners added dark sky lighting requirements to multiple items despite Minneola lacking a formal dark sky ordinance. Nicole Martin specifically called out this gap. Expect a formal dark sky ordinance to emerge as commercial development intensifies.
School bus stop relocation creates tangible family impact: Sara Budhram's testimony about the bus stop move from Vino Rd. to Malbec Ct. creating physical and financial hardship for her family illustrates how commercial development decisions have cascading effects on residential daily life — the kind of detail that matters to homebuyers evaluating neighborhoods.

Raw Notes

Meeting adjourned at 8:56 PM. Chairman Trujillo informed attendees that all items would proceed to City Council on September 2nd. All three resolutions were discussed together at the Chairman's request. The attached "P&Z Talking Points" document from a Del Webb resident provided extensive written testimony opposing the fuel station, citing crime statistics, traffic analysis (3,086 daily trips), property value research, environmental contamination risks from underground storage tanks, and noise/light pollution concerns.

[THE READING]meeting record