What were the most significant items on the Minneola Planning & Zoning Commission agenda for May 2026?

· **"Citrus Grove Road Commercial PUD" rebrands as "Citrus Ridge" — and grows by 2 acres in 28 days:** Between the April 6 tabling and the May 4 agenda, the PUD's name moved from "Citrus Grove Road Commercial" to "Citrus Ridge Commercial" and the acreage moved from 15.878± to 17.878±. A 2-acre upward revision and a name change between agenda postings is unusual. The "Citrus Ridge" rebrand also distances the project from the **existing Citrus Grove residential PUD** (the 17-stipulation case from prior corpus synthesis) located on the same road. Worth flagging as a brand-management move on a contested corridor. · **Citrus Grove Road / N. Hancock corner is becoming an industrial-commercial node, not just a residential one:** Three different projects now cluster at the same intersection: (1) the existing Citrus Grove residential PUD, (2) the new Citrus Ridge Commercial PUD (~17.878 ac), and (3) Camp Lake **Industrial Park** (preliminary subdivision plat — north of Citrus Grove, west of N. Hancock). A residential PUD next to a commercial PUD next to an industrial subdivision plat. This is a corridor formation event. The eastern Minneola gateway off the Turnpike-fed Hancock alignment is converting from rural-residential to mixed commercial-industrial in real time. · **Adult Congregate Living Facility downtown — adaptive reuse meets the senior-care wave:** Resolution 2026-22 places an ACLF at 60 Center Street, Unit C — *downtown* Minneola, in what reads like an existing commercial unit. This combines two trends visible across the Lake County corpus: (a) the senior-care wave (Leesburg's Mispah Street ALF approved in the same window) and (b) adaptive reuse of small-footprint downtown commercial space. ACLFs are typically bundled with a stricter conditions package — quasi-judicial format here suggests the Commission anticipates a formal record. · **Golf Cart ordinance is the suburban-shift indicator:** What was a "necessity discussion" at April 6 returned 28 days later as a complete Chapter 44 amendment with definitions, a new section 44-6, and provisions for public streets, private HOA streets, CDD roadways, and signage. The substantive policy choice — *allowing* golf carts on public streets — is the suburban-character vote. Watch how the regulation is drawn around HOA-internal vs. public-roadway use; that distinction tells you which neighborhoods are envisioned as the user base (Hills of Minneola, Del Webb, the pipeline of new master-planned subdivisions). · **Saxon Industrial Park variance notable by its absence here:** The April 6 agenda carried the Saxon Industrial Park landscape buffer variance (Resolution 2026-03). It does not appear on the May 4 agenda. Either it was decided April 6 (likely — it was not flagged for tabling) or it advanced to Council without further P&Z action. Confirm via the April 6 minutes once available. · **Crittenden Howey + Tara Tedrow continues the developer-attorney pattern across Lake County corridors:** Lowndes/Tedrow representation is the same pattern visible in the Crystal Cove and Wellness Way casework — same firm, same lawyer, multiple PUDs across the US-27 / Hancock / Citrus Grove gateway. The legal-representation network is itself a forward indicator of where the next applications will land.

Meeting Reading

Minneola Planning & Zoning Commission

May 4, 2026

7 items on the agenda

**"Citrus Grove Road Commercial PUD" rebrands as "Citrus Ridge" — and grows by 2 acres in 28 days:** Between the April 6 tabling and the May 4 agenda, the PUD's name moved from "Citrus Grove Road Commercial" to "Citrus Ridge Commercial" and the acreage moved from 15.878± to 17.878±. A 2-acre upward revision and a name change between agenda postings is unusual. The "Citrus Ridge" rebrand also distances the project from the **existing Citrus Grove residential PUD** (the 17-stipulation case from prior corpus synthesis) located on the same road. Worth flagging as a brand-management move on a contested corridor.
**Citrus Grove Road / N. Hancock corner is becoming an industrial-commercial node, not just a residential one:** Three different projects now cluster at the same intersection: (1) the existing Citrus Grove residential PUD, (2) the new Citrus Ridge Commercial PUD (~17.878 ac), and (3) Camp Lake **Industrial Park** (preliminary subdivision plat — north of Citrus Grove, west of N. Hancock). A residential PUD next to a commercial PUD next to an industrial subdivision plat. This is a corridor formation event. The eastern Minneola gateway off the Turnpike-fed Hancock alignment is converting from rural-residential to mixed commercial-industrial in real time.
**Adult Congregate Living Facility downtown — adaptive reuse meets the senior-care wave:** Resolution 2026-22 places an ACLF at 60 Center Street, Unit C — *downtown* Minneola, in what reads like an existing commercial unit. This combines two trends visible across the Lake County corpus: (a) the senior-care wave (Leesburg's Mispah Street ALF approved in the same window) and (b) adaptive reuse of small-footprint downtown commercial space. ACLFs are typically bundled with a stricter conditions package — quasi-judicial format here suggests the Commission anticipates a formal record.

On May 4, 2026, City of Minneola's Planning & Zoning Commission agenda lists multiple items for hearing. Item 1: other. Item 2: Resolution 2026-22 — special exception at 60 Center Street, Unit C, Minneola (downtown). Item 3: [not stated on agenda summary] — site plan / preliminary subdivision plat (industrial) at North of Citrus Grove Road and west of N. Hancock Road. 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 Minneola Planning & Zoning Commission — May 4, 2026 (Agenda)

Meeting Overview

Type: Regular Meeting Quorum: Not yet determined (agenda only) Duration: N/A (agenda)

Attendance

Present: TBD (agenda)
Absent: TBD (agenda)
Staff Present: City Council representative Councilor Flinn (Reports); City Planner Joyce Heffington, AICP (Reports)

Agenda Items

Item 1: Approval of April 6, 2026 Meeting Minutes

Type: Other
Action: [pending — agenda]

Item 2: Resolution 2026-22 — Special Exception, Adult Congregate Living Facility (60 Center Street, Unit C) — Quasi-Judicial

Type: Special Exception
Case Number: Resolution 2026-22
Location: 60 Center Street, Unit C, Minneola (downtown)
Applicant: [not stated on agenda summary]
Request: Special Exception Use Permit pursuant to Chapter 102, Division 12, Section 102-343 of the Land Development Code, allowing the location of an Adult Congregate Living Facility (ACLF) on the property
Action: [pending — agenda]
Conditions: Resolution provides for conditions, recordation, and effective date (specifics TBD at hearing)
Notable Discussion: Quasi-judicial proceeding — full hearing record required.

Item 3: Camp Lake Industrial Park — Preliminary Subdivision Plat

Type: Site Plan / Preliminary Subdivision Plat (industrial)
Case Number: [not stated on agenda summary]
Location: North of Citrus Grove Road and west of N. Hancock Road
Applicant: [not stated on agenda summary]
Request: Recommend approval of a Preliminary Subdivision Plat for Camp Lake Industrial Park
Action: [pending — agenda]

Item 4: Ordinance 2026-02 — Citrus Ridge Commercial PUD Annexation & Rezoning

Type: Annexation / Rezoning
Case Number: Ordinance 2026-02
Location: Two parcels generally located west of N. Hancock Road and north and south of Citrus Grove Road
Applicant: Tara L. Tedrow, Esq. (attorney) on behalf of Crittenden Howey, LLC (Owner) — carried over from April 6 tabling
Request: Annex two parcels into the City of Minneola and rezone to PUD
Acreage: 17.878± (note: acreage on April 6 agenda was 15.878±; revised upward by 2 acres as of May 4)
Action: [pending — returning from April 6 table]

Item 5: Ordinance 2026-03 — Citrus Ridge Commercial PUD Comprehensive Plan Amendment

Type: Comp Plan Amendment
Case Number: Ordinance 2026-03
Location: Same 17.878± acres as Item 4
Applicant: Crittenden Howey, LLC (Tara Tedrow, Esq.) — carried over from April 6
Request: Comprehensive plan FLUM amendment to General Commercial
Acreage: 17.878±
Action: [pending — returning from April 6 table]

Item 6: Resolution 2026-01 — Citrus Ridge Commercial PUD Development Agreement

Type: Other (Development Agreement)
Case Number: Resolution 2026-01
Location: Same 17.878± acres as Items 4 and 5
Applicant: Crittenden Howey, LLC (Tara Tedrow, Esq.) — carried over from April 6
Request: Approval of a Development Agreement for the Citrus Ridge Commercial PUD
Action: [pending — returning from April 6 table]

Item 7: Ordinance 2026-07 — Golf Carts (Chapter 44 Amendment)

Type: Text Amendment (Code of Ordinances, Chapter 44 — Motor Vehicles & Traffic)
Case Number: Ordinance 2026-07
Location: Citywide
Request: Amend Chapter 44 (Motor Vehicles and Traffic), Article 1; amend Sec. 44-5 (Definitions); create Sec. 44-6 ("Golf Cart and Low-Speed Vehicle Operation"); regulate golf carts on public streets, private streets within HOAs, and roadways within CDDs; provide signage requirements; provide for inclusion in the Code of Ordinances; provide for conflict, severability, and effective date
Action: [pending — agenda]
Notable Discussion: Item 6 on the April 6, 2026 agenda was a discussion of "the necessity of additional regulation of golf carts." That discussion has now produced a full draft ordinance one month later — a fast on-ramp from policy question to draft text.

Public Hearings Summary

Number of speakers: TBD (agenda)
Items eligible for public hearing: Items 2 (quasi-judicial ACLF), 4-6 (Citrus Ridge land use), and Item 7 (text amendment)

Key Signals

"Citrus Grove Road Commercial PUD" rebrands as "Citrus Ridge" — and grows by 2 acres in 28 days: Between the April 6 tabling and the May 4 agenda, the PUD's name moved from "Citrus Grove Road Commercial" to "Citrus Ridge Commercial" and the acreage moved from 15.878± to 17.878±. A 2-acre upward revision and a name change between agenda postings is unusual. The "Citrus Ridge" rebrand also distances the project from the existing Citrus Grove residential PUD (the 17-stipulation case from prior corpus synthesis) located on the same road. Worth flagging as a brand-management move on a contested corridor.
Citrus Grove Road / N. Hancock corner is becoming an industrial-commercial node, not just a residential one: Three different projects now cluster at the same intersection: (1) the existing Citrus Grove residential PUD, (2) the new Citrus Ridge Commercial PUD (~17.878 ac), and (3) Camp Lake Industrial Park (preliminary subdivision plat — north of Citrus Grove, west of N. Hancock). A residential PUD next to a commercial PUD next to an industrial subdivision plat. This is a corridor formation event. The eastern Minneola gateway off the Turnpike-fed Hancock alignment is converting from rural-residential to mixed commercial-industrial in real time.
Adult Congregate Living Facility downtown — adaptive reuse meets the senior-care wave: Resolution 2026-22 places an ACLF at 60 Center Street, Unit C — downtown Minneola, in what reads like an existing commercial unit. This combines two trends visible across the Lake County corpus: (a) the senior-care wave (Leesburg's Mispah Street ALF approved in the same window) and (b) adaptive reuse of small-footprint downtown commercial space. ACLFs are typically bundled with a stricter conditions package — quasi-judicial format here suggests the Commission anticipates a formal record.
Golf Cart ordinance is the suburban-shift indicator: What was a "necessity discussion" at April 6 returned 28 days later as a complete Chapter 44 amendment with definitions, a new section 44-6, and provisions for public streets, private HOA streets, CDD roadways, and signage. The substantive policy choice — allowing golf carts on public streets — is the suburban-character vote. Watch how the regulation is drawn around HOA-internal vs. public-roadway use; that distinction tells you which neighborhoods are envisioned as the user base (Hills of Minneola, Del Webb, the pipeline of new master-planned subdivisions).
Saxon Industrial Park variance notable by its absence here: The April 6 agenda carried the Saxon Industrial Park landscape buffer variance (Resolution 2026-03). It does not appear on the May 4 agenda. Either it was decided April 6 (likely — it was not flagged for tabling) or it advanced to Council without further P&Z action. Confirm via the April 6 minutes once available.
Crittenden Howey + Tara Tedrow continues the developer-attorney pattern across Lake County corridors: Lowndes/Tedrow representation is the same pattern visible in the Crystal Cove and Wellness Way casework — same firm, same lawyer, multiple PUDs across the US-27 / Hancock / Citrus Grove gateway. The legal-representation network is itself a forward indicator of where the next applications will land.

Raw Notes

Source: May 4, 2026 standalone agenda PDF, retrieved from CivicClerk event 1108.
Citrus Grove → Citrus Ridge name change tracked to this agenda; original April 6 packet listed both ordinance numbers (2026-02, 2026-03) and Resolution 2026-01 under "Citrus Grove Road Commercial PUD."
Camp Lake Industrial Park — first appearance in our corpus. Preliminary subdivision plat only; no ordinance/annexation yet visible. Likely already in the City under existing industrial zoning, but verify on next harvest.
Backyard Chickens (April 6 Item 7 discussion) is not on the May 4 agenda — direction from that discussion is unknown until the April 6 minutes are processed.
Document type is agenda (status published) — meeting record will be added as a separate 2026-05-meeting-PZC.md after the meeting.

[THE READING]meeting record