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Minneola Planning & Zoning Commission
June 2026

7 items on the agendaConvened June 1, 2026
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THE READINGmeeting record

Meeting Snapshot

FieldValue
DateMonday, June 1, 2026
BodyCity of Minneola Planning & Zoning Commission
TypeRegular meeting (amended agenda)
Convened6:30 PM EDT
LocationCity Hall, City Council Chambers, 800 N Highway 27, Minneola, FL 34715
Record statusAgenda — minutes not yet published; all actions Pending
Packet510-page amended agenda (CivicClerk tenant minneolafl, event 256)
City PlannerJoyce Heffington, AICP
City AttorneyScott A. Gerken (signs Ordinance 2026-05 for form; May 4 minutes seated Jennifer Cotch)
SourceJune 1, 2026 agenda — CivicClerk Event 256
Items7

Plain-English Summary

On June 1, 2026, Minneola's Planning & Zoning Commission carries a seven-item docket whose cardinal item is Ordinance 2026-05, the corpus's first explicit data-center text amendment. The ordinance arrives with two competing drafts in a single packet. Draft A caps provider power at 5 MW and water at 50,000 gallons per day, reclaimed-only, with a 25% reuse-retention floor and a 10,000 sq ft building cap; Draft B is performance-based, framing data centers as managed industrial economic development with a utility-impact analysis carrying denial authority. The 5 MW ceiling sits roughly 1/240th of a hyperscale's draw; the 50,000 gpd figure matches the number the Fort Meade hyperscaler in Polk County conceded after committing to closed-loop cooling. Minneola wrote this code with no data-center application on file. The same docket advances Minneola Commercial, a 21.55-acre US-27 anchor by Palm Beach Gardens private-equity firm Blackfin Partners, under existing B-1 zoning, splitting into 10 parcels with no rezoning. A 4.88-acre CR-455 parcel annexes non-contiguously through the Interlocal Service Boundary Agreement and rezones to Agriculture. Actions are Pending; this reads the agenda as forward signal.

Signal Extraction

  • The data-center ordinance is pre-emptive coding with no application on file. Minneola is writing the rulebook before any data-center developer files. The mechanism repeats the corpus's earlier defensive precoding — the SB 954 recovery-residence ordinances that Clermont, Leesburg, and Lake County PZB coded within an eight-week window — but with a structural difference the prior pattern did not carry. Recovery-residence precoding channels a federally protected use through staff review. Draft A excludes an unwanted use by arithmetic below viability. The 5 MW cap and 10,000 sq ft building ceiling are below hyperscale operating scale; the code says "not here" while reading as standards. This is the corpus's first pre-emptive exclusion code, named The Water Gate.

  • Two competing drafts make the policy fork visible on the record. Draft A (the "P&Z" draft) and Draft B (the attorney "004" draft) sit in the same packet. Draft A is among the most restrictive municipal data-center frameworks in the field — 2,500 ft separation from sensitive uses, mandatory direct-to-chip or immersion cooling, EMF shielding, Dark Sky lighting, no audible sound outside buildings. Draft B is performance-based: 500 ft residential setbacks, an applicant-borne utility-infrastructure analysis with denial authority where utility impacts harm public infrastructure, and an optional Chapter 163 development agreement for substantial infrastructure. Whichever the board recommends names whether Minneola intends to zone data centers out or channel them as managed industrial users.

  • The binding constraints in Draft A are water and power, coded into the front of the use table. Draft A's reclaimed-water-only cap, the 25% reuse-retention floor, and the 5 MW provider ceiling migrate utility capacity from a back-end engineering review into the use code itself. The corridor priced entitlements against the road for a decade; this ordinance prices a new use class against the aquifer and the grid. The constraint invokes the minneola-wastewater-capacity-wall watch — the city's 1.0 MGD Advanced Water Reclamation Facility is the plant the City Manager flagged at capacity.

  • Minneola Commercial is institutional capital entering frictionlessly under existing zoning. A 21.55-acre US-27 commercial center — 7-Eleven with six fueling stations, a 48,162 sq ft grocer, a 3,000 sq ft liquor box — developed by Palm Beach Gardens private-equity firm Blackfin Partners, engineered by Kimley-Horn, already holding a grocery variance and a convenience-store-with-fuel special exception. The paired site plan (Item 5) and 10-parcel preliminary plat (Item 6) carry the project under B-1 / General Commercial entitlement. No rezoning fight, only site plan and plat. This is The Quiet Revolution on Highway 27 in commercial form.

  • The CR-455 annexation is jurisdictional position-taking held at low intensity. The Yeager 4.88-acre parcel annexes non-contiguously through the Interlocal Service Boundary Agreement and rezones to Agriculture, with a Rural-to-Agriculture future-land-use shift. The voluntary-annexation-jurisdictional-tool at its quietest — claim the parcel on the scenic corridor, hold it agricultural, decide intensity later. The staff summary's contradictory "Single Family Residential Low Density" phrasing is a drafting inconsistency worth resolving at hearing; the ordinance text governs.

Items of Interest

Item 7 — Ordinance 2026-05: Data Centers Text Amendment (the cardinal item)

  • Type: Text amendment to the Land Development Code (Chapters 82, 102, 106)
  • Applicant: City-initiated (City Attorney Scott A. Gerken / staff)
  • Request: Add "Data Centers" as a Special Exception Use in the Industrial District (I-1); add Chapter 82 definitions; prohibit data centers in the B-1 district; create new Chapter 106 subsection 106-2(g)(51) with supplemental development standards
  • Staff recommendation: Approve
  • Action: Pending (agenda item; meeting post-dates publication)
  • Two competing drafts in one packet:
    • Draft A — "Data Centers P & Z" (restrictive / prescriptive): 2,500 ft minimum separation from sensitive uses; 1-mile target spacing between data centers; maximum building 10,000 sq ft, 35 ft height, 4 buildings/acre, 1 acre/data-center maximum; provider power capped at 5 MW (anything beyond must be self-generated by renewables, plus on-site backup generation); reclaimed water only, 50,000 gpd maximum, with the City retaining at least 25% reuse availability after consumption; mandatory direct-to-chip and/or immersion cooling; prohibited in residential, commercial, and institutional areas; no audible sound outside buildings; Dark Sky lighting; EMF shielding required, underground construction "preferred"; heat-island mitigation; no-irrigation landscaping
    • Draft B — "Data Centers (004)" (performance-based / development-oriented): frames data centers as positive economic-development infrastructure; 500 ft setback from residential and 1,000 ft from schools/parks; cumulative-impact consideration; enhanced articulation for buildings over 75,000 sq ft; mandatory utility-infrastructure analysis (electrical demand, transmission, substations) with denial authority where utility impacts harm public infrastructure; water-demand and conservation plan (reclaimed water "strongly encouraged"); acoustical analysis with generator testing limited to 8 AM–6 PM weekdays; full-cutoff Dark Sky lighting; screening of generators, transformers, and substations; applicant bears the burden of proof; optional Chapter 163 development agreement for substantial infrastructure
  • Notable detail: The 50,000 gpd figure in Draft A matches the water number the Fort Meade hyperscaler in Polk County conceded (cut from 150,000 gpd) after committing to closed-loop cooling. Minneola's 5 MW provider cap is roughly 1/240th of Fort Meade's 1.2 GW campus. The ordinance targets the I-1 district where the Camp Lake Industrial Park — roughly 164 acres, vertical construction underway, 24/7-capable tenants — is platting on the same eastern flank.

Item 5 — Minneola Commercial Site Plan (Quasi-Judicial)

  • Type: Site plan review (quasi-judicial) — recommendation to City Council
  • Location: ~21.55 acres on the west side of U.S. 27 between Vino Road and the Caliber Collision Center; Lake County Parcel ID 01-22-25-0001-000-00200
  • Applicant / Team: Blackfin Partners Investments, Inc. (developer; Seth Swisher) · Kimley-Horn (civil engineer Derek E. Ramsburg, PE; landscape Ray Lopez, PLA) · Interplan LLC (architect Nicole Weir) · owner William Kendall Bosserman Non-Exempt Trust
  • Request: A phased commercial site plan — a 4,852 sq ft convenience store (7-Eleven Site #42759) with six fueling stations fronting U.S. 27, a 48,162 sq ft grocery store (Site #11894), and a 3,000 sq ft liquor box; three stormwater ponds discharging to the Lake Spencer Outlet
  • Current zoning: B-1 Business District
  • Current FLU: General Commercial
  • Action: Pending
  • Notable detail: The parcel already secured a grocery variance and a convenience-store-with-fuel special exception. A gas-station-with-fuel use on US-27 is exactly the program the bellwether-gas-station pattern tracks — but here it arrives bundled inside a 21.55-acre center under existing B-1 entitlement, not as a standalone CUP.

Item 6 — Minneola Commercial Preliminary Subdivision Plat

  • Type: Preliminary subdivision plat (commercial)
  • Location: Same 21.55-acre parcel as Item 5, west of US Highway 27, south of Vino Road
  • Applicant: Derek E. Ramsburg, PE (Kimley-Horn) for the William Kendall Bosserman Non-Exempt Trust
  • Request: A 10-parcel commercial subdivision of the 21.55-acre site
  • Staff recommendation: Approve on condition that all applications, reports, and permits are submitted/approved and review comments addressed; Inspire Placemaking (Eric Raasch, AICP) review (Case 255, June 1, 2026) lists open Chapter 126 plat items
  • Action: Pending
  • Notable detail: Subdividing the US-27 frontage into 10 commercial parcels signals a multi-tenant pad-site program — convenience store and grocer as anchors, eight more pads to lease or sell. Corridor-densifying commercial advancing without a rezoning fight.

Items 3 & 4 — Ordinances 2026-09 / 2026-10: CR-455 Annexation & Comp-Plan Amendment (Quasi-Judicial)

  • Type: Annexation + rezoning (Item 3); paired comprehensive plan amendment (Item 4)
  • Location: ~4.88 acres at 20197 County Road 455 (Lot 2, Highland Reserve Sub, PB 41 Pg 88), Lake County, north of Bear Spring Road
  • Applicant: Judith A. and David Yeager (owners)
  • Request: Annex 4.88 acres under §171.044, F.S. (non-contiguous, through the Interlocal Service Boundary Agreement among Groveland, Clermont, Howey-in-the-Hills, Leesburg, Mascotte, Minneola, and Lake County); rezone from Lake County Agriculture (A) to City Agriculture (AG); amend the future-land-use designation from Lake County "Rural" to City "Agriculture"
  • Staff recommendation: Approve (Item 3; Item 4 summary blank in packet, companion recommends approval)
  • Action: Pending
  • Notable detail: Non-contiguous ISBA annexation reaching across a gap to capture a CR-455 frontage parcel. CR-455 is the scenic corridor flagged above capacity and not slated for widening (Kevin Carey testimony, September 2025). The Rural-to-Agriculture shift confirms a hold-the-line, low-intensity entry — though the staff summary's contradictory "Single Family Residential Low Density" phrasing warrants clarification at hearing.

Item 2 — Pine Ridge Amenity Center Site Plan (Quasi-Judicial)

  • Type: Site plan review (quasi-judicial) — recommendation to City Council
  • Location: Intersection of Mountain Crest Way and Autumn Breeze Loop, Pine Ridge subdivision
  • Applicant / Team: Tri Pointe Homes (developer) · Pape-Dawson Consulting Engineers (civil) · Kimley-Horn (landscape) · Inspire Placemaking Collective (city planning review)
  • Request: A 0.74-acre amenity center serving 178 homes — a 23-ft, 1,905 sq ft open-air covered pavilion, a playground, an outdoor recreation area, a fitness court, and 8 parking spaces
  • Staff recommendation: Approve
  • Action: Pending
  • Notable detail: The second residential-PUD amenity-center site plan in three months, following Whispering Winds (March 2, approved 3-2 with Rose/McCoy dissenting). Staff rejected the applicant's use of City-of-Orlando parking standards because Minneola has no parking code for in-subdivision amenity facilities — a code gap surfacing as master-planned-community amenity centers proliferate.

Item 3 (May 4 context) — Camp Lake Industrial Park Platting

The June 1 docket follows the May 4 meeting, which approved the Camp Lake Industrial Park preliminary plat 4-0 — roughly 164 acres west of North Hancock Road and the Florida's Turnpike, inside the Hills of Minneola PUD, split into three lots, vertical construction underway, tenants able to operate 24/7. This is the I-1 industrial node the data-center ordinance's Special Exception use would govern. The May 4 docket also approved the Citrus Ridge Commercial PUD package 4-0 (Tara Tedrow, Lowndes Drosdick, for Crittenden Howey LLC). See Minneola P&Z, May 4, 2026.

What Changed

The corridor's defensive coding moved from a protected use to an excluded one. Through 2025 and early 2026, the corpus documented Minneola, Clermont, Leesburg, and Lake County coding for recovery residences — channeling a federally protected use through administrative review under SB 954. Ordinance 2026-05 is a different instrument. Draft A does not channel data centers; it sets numeric ceilings below operating viability. The 5 MW provider cap, the 10,000 sq ft building maximum, and the 50,000 gpd reclaimed-only water limit are exclusion expressed as standards. The defensive surface migrated from accommodation to arithmetic.

The binding constraint moved to the front of the use table. For a decade the corridor priced entitlements against road capacity — Hartwood Marsh, CR-48, CR-33, Hancock, CR-455. As those arterial constraints dissolve on an accelerated schedule (Hartwood Marsh widening began March 2026; SR-50 widening pulled forward to September 2026; SR-516 expressway Segment 3 spring 2027), water and power close as the new governor. Draft A welds reclaimed-water and provider-power ceilings directly into the use code, ahead of any application. Utility capacity becomes a discretionary land-use lever rather than a back-end concurrency check.

Counsel transitioned on the docket carrying the cardinal exhibit. The May 4 minutes seated Jennifer Cotch as City Attorney on the dais. The June 1 data-center ordinance is signed for form by Scott A. Gerken. The corpus's first explicit data-center text amendment is moving under a new or co-counsel signature — a transition worth confirming at the meeting, since the drafting choices between Draft A and Draft B carry legal exposure under Florida's preemption regime.

Institutional capital is entering Minneola under existing zoning. The Kohl's annexation in Clermont (April 7) showed jurisdictional consolidation by consent. Minneola Commercial shows the other face — a Palm Beach Gardens private-equity developer entitling a 21.55-acre US-27 center under B-1 zoning that requires no rezoning. The path of least entitlement resistance routes capital around the discretionary fight entirely; the only board touchpoints are site plan and plat.

Why It Matters

For a developer reading Minneola's I-1 district, Ordinance 2026-05 sets the entitlement floor before any application files. The draft the board recommends June 1 determines whether the corridor's industrial land carries a viable data-center pathway at all. Draft A's 5 MW provider cap and 10,000 sq ft building maximum foreclose hyperscale and most enterprise-scale builds — at those ceilings, the I-1 land is closed to the use class as a practical matter. Draft B keeps the use open on a utility-impact-analysis pathway with Chapter 163 development-agreement optionality, meaning a deal is possible if it carries its own substation and water-conservation case. The Camp Lake Industrial Park's roughly 164 acres — vertical construction underway, 24/7-capable tenants — is the node this ordinance governs; entitlement strategy for that cluster turns on the draft choice. Separately, Minneola Commercial is the corridor's frictionless template: a 21.55-acre US-27 center advancing under existing B-1 entitlement, no rezoning, only site plan and plat. The signal for commercial parcels along US-27 between Vino Road and the city's southern frontage is that B-1 / General Commercial land entitles on a clean runway, while the data-center use class is being gated at the I-1 front door on a 3-to-6-month horizon.

The basis-point read sits in the constraint handoff. The corridor priced entitlements against road capacity for a decade; this ordinance prices a new use class against the aquifer and the grid, and codes the ceiling into the use table ahead of demand. For capital underwriting US-27 corridor exposure, the inflection is that utility capacity is becoming a land-use lever, not a concurrency line-item — which advantages assets already holding capacity allocations and discounts greenfield positions dependent on future water and power. The Minneola Commercial entitlement structure carries a second signal: Blackfin Partners, a Palm Beach Gardens private-equity firm with a grocery-anchored-center and self-storage portfolio, entitled a 21.55-acre US-27 anchor under existing B-1 with no rezoning. Institutional capital routes to the path of least entitlement resistance, and the corridor is now a recognized destination for that capital — the same dynamic visible in Clermont's commercial frontage. The data-center gate is the cross-current to watch: a 5 MW cap in Minneola, paired with Winter Garden's ERU water-threshold gate adopted four weeks earlier, signals a corridor-wide reweighting away from water-and-power-intensive industrial siting. Capital positioned in entitled commercial frontage inside the corridor inherits scarcity as the gate closes around the high-draw use class.

For Minneola residents along US-27, Vino Road, and CR-455: the headline is that the city is writing a data-center rulebook before any data-center company has applied. Two versions are on the table June 1. The stricter version (the planning-board draft) caps how much power and water a data center could use at levels so low that a large data center could not operate here — it limits power to 5 MW, which is roughly 1/240th of what the big data center approved in Polk County in April would draw, and limits water to 50,000 gallons a day, reclaimed water only. The other version (the attorney draft) would allow data centers but require each one to prove it would not strain the city's water and power. Whichever the board recommends tells you how Minneola plans to handle a wave of data centers that has reached Polk County but not yet Lake County. Separately, a new commercial center is coming to US-27 at Vino Road: a 7-Eleven with gas pumps, a grocery store, and a liquor store on 21.55 acres, splitting into 10 parcels. It does not need a rezoning, so the public hearings on it are the site plan and the plat. And a 4.88-acre property on scenic CR-455 is being brought into the city and zoned for agriculture, holding it low-intensity for now. These items are on the agenda; the votes had not been published when this reading was written.

For operators evaluating Minneola for an expansion footprint, the June 1 docket carries two distinct reads. For water-and-power-intensive operations — data processing, cold storage, beverage or food production — Ordinance 2026-05 is the operational variable. Under Draft A, the I-1 district closes to high-draw uses by numeric ceiling (5 MW power, 50,000 gpd reclaimed-only water); under Draft B, the same uses remain available on a utility-impact-analysis pathway that requires demonstrating the load will not harm public infrastructure. Site selection for any high-utility operation in Minneola turns on which draft the board recommends and Council adopts over the next three to six months. For conventional retail, grocery, and fast-casual operators, the read is favorable: the Minneola Commercial center at US-27 and Vino Road is entitling under existing B-1 with a 10-parcel structure that produces eight leasable pads behind the 7-Eleven and grocery anchors, on corridor frontage where infrastructure timing is improving — Hartwood Marsh widening underway, SR-50 widening pulled forward to September 2026. The corridor-fitness picture for non-industrial commercial is a clean entitlement runway; for high-utility industrial, it is a gate whose height is being decided on this docket.

For elected officials and civic operators across the corridor, Ordinance 2026-05 is a portable governance instrument worth reading closely. Minneola is exercising the local zoning authority that Florida SB 484 — signed May 7, 2026, effective July 1 — explicitly preserved over data centers, and it is doing so before the statute takes effect and before any applicant arrives. The structural insight for adjacent jurisdictions is that the state's posture is use-class-specific, not monolithic: where SB 180 strips local authority on general development through mid-2028, SB 484 hands authority back on the one use class the state shares the cities' fear of, and Minneola is using that grant immediately. The two-draft packet models the live policy choice every corridor city faces — exclude by arithmetic (Draft A) or channel by performance standard (Draft B) — and whichever Minneola recommends becomes the reference code for the corridor. The cross-corpus question is propagation: Winter Garden welded an ERU water-consumption gate into its I-1/I-2 code on May 4; if a third city files a parallel gate before the data-center-cross-corpus-propagation window closes around August 30, the defensive-precoding mechanism is confirmed as generalizable corridor infrastructure. The fiscal frame underneath is water: the city's reclaimed-water-retention floor protects a utility asset, and SB 484's bar on passing data-center costs to ratepayers is the state aligning with the cities precisely where their interests converge.

The infrastructure read on Ordinance 2026-05 is precise and quantitative. Draft A's binding numbers are utility numbers — 5 MW of provider power, 50,000 gpd of reclaimed water, and a requirement that the City retain at least 25% reuse availability after the use consumes its allocation. These are not character or aesthetic standards; they are capacity allocations written into the use code. Minneola's water reclamation facility is rated at 1.0 MGD — the plant the City Manager flagged at capacity — so a single hyperscale-scale water draw is structurally impossible to serve, and Draft A codes that physical reality as a legal ceiling. The 50,000 gpd cap is pinned to a real number: the Fort Meade hyperscaler in Polk County conceded exactly that figure after committing to closed-loop cooling, against a campus drawing 1.2 GW of power. Minneola's cap is the same water figure made stricter — reclaimed-only, with the reuse-retention floor — and a power ceiling roughly 1/240th of Fort Meade's draw. This is the constraint handoff made legal: as the corridor's road constraints dissolve (Hartwood Marsh widening March 2026, SR-50 pulled forward to September 2026, SR-516 Segment 3 spring 2027), the water and grid constraints migrate from back-end concurrency review into the front of the use table. The infrastructure variable to watch is the minneola-wastewater-capacity-wall — and whether the reclaimed-water-retention floor in Draft A survives into the adopted ordinance, because that floor is the operative protection for the city's reuse system.

The legal substrate of the June 1 docket is Florida's bifurcated preemption regime. Ordinance 2026-05 exercises authority under SB 484 (2026, Chapter 2026-65, signed May 7, effective July 1), which expressly preserves local government authority to reject data center development, authorizes water districts and DEP to require reclaimed water in large-scale data-center permitting, and bars passing data-center costs to residential ratepayers. Minneola is adopting under that grant before the statute's effective date — a timing point worth noting if the ordinance is challenged. The two-draft choice carries differential exposure. Draft A's numeric ceilings (5 MW, 50,000 gpd, 10,000 sq ft) function as a de-facto exclusion; a sophisticated applicant could frame them as effectively prohibitory and test them against SB 484's structure, though the statute's express preservation of rejection authority gives Minneola a strong defense. Draft B's performance pathway — applicant burden of proof, utility-impact analysis with denial authority, Chapter 163 development-agreement option — is the more litigation-durable instrument because it adjudicates on a record rather than a flat cap. The cross-cutting exposure is SB 180: the corpus's "June 2026 sunset" framing is incorrect, and the correction is load-bearing here. Chapter 2025-190 §28 sets SB 180's expiration at June 30, 2028; the June-2026 date came from SB 840, a fix bill that passed the Senate but died in the House when the 2026 session adjourned sine die March 13. Minneola is therefore adopting Ordinance 2026-05 into an active, fully-enforceable, litigated freeze that runs two more years — any provision a court reads as "more burdensome or restrictive" on development is challengeable through mid-2028, with automatic preliminary injunction and attorney-fee recovery for prevailing plaintiffs. The counsel transition from Cotch to Gerken on this docket is worth confirming for the same reason: the drafting choices carry the exposure. Note also the quasi-judicial items (2, 3, 5) carry due-process protections; the May 4 board demonstrated it will table rather than decide an applicant-absent quasi-judicial matter.

The June 1 docket is the cardinal Water Gate exhibit in the June 2026 corpus, and it resolves a tension the single lenses surface but cannot settle. The cross-cutting truth is the constraint handoff: the corridor priced entitlements against the road for a decade, and as the road constraints dissolve on an accelerated schedule, the water and power constraints close as the new governor — coded, for the first time, into the front of the use table. Ordinance 2026-05 is that handoff made legal. The dialectic the lenses expose is sharpest between the developer and the resident. To a data-center developer, Draft A is a closed door dressed as standards — exclusion by arithmetic, 5 MW against a use class that needs fifty. To a resident, it is the rare moment the corridor acted before the harm, the one place voice and leverage reunited around a constituency — the aquifer — that cannot speak for itself. Both readings are correct, and the Synthesis names the deeper structure beneath them: this docket holds the past, present, and future of the corridor's growth model in a single record. The frictionless institutional capital of Minneola Commercial — a Palm Beach Gardens private-equity firm entitling 21.55 US-27 acres under existing B-1, no rezoning, the public hearing reduced to site plan and plat — is the present, the corridor's default physics of capital negotiated upstream with staff and engineers. The CR-455 annexation, claiming scenic-corridor frontage through the Interlocal Service Boundary Agreement and holding it agricultural, is the patient jurisdictional positioning that compounds over decades. And the data-center gate is the future: the first wall the corridor has built pre-emptively, against a hyperscale wave that has reached Polk County but not yet Lake. The structural insight is that the Water Gate is the exception that proves the rule. The corridor surrenders agency in the decorative room everywhere the threat is concrete and the capital is present; it reclaims agency precisely where the threat is abstract and the constituency cannot organize at the podium. The state, for once, agrees — SB 484 hands back the authority SB 180 took, on the single use class Tallahassee fears as much as the cities do. Same evening, same board: a 7-Eleven entitled without a fight, and a gigawatt gated before it could file. The water number is the same in both — 50,000 gallons a day, conceded in Polk and coded in Lake. That convergence is the cardinal reading.

Watch Next

  • minneola-data-center-draft-choice — which draft (A hard-cap exclusion vs. B performance-based admission) the board recommends June 1 and Council adopts. The leading indicator for whether the corridor participates in Florida's data-center siting wave at all. Horizon: 3-6 months.
  • data-center-cross-corpus-propagation — whether a third corpus city files a parallel water/power gate before the 90-day window closes around August 30, 2026. Minneola Ord 2026-05 and Winter Garden Ord 26-16 are the two in-window exhibits; a third confirms the precoding mechanism as generalizable corridor infrastructure.
  • minneola-wastewater-capacity-wall — whether the 25% reuse-retention floor and reclaimed-water-only cap survive into the adopted ordinance, and how the 1.0 MGD reclamation facility's capacity governs the eastern industrial flank as Camp Lake Industrial Park goes vertical.
  • The CR-455 entitlement profile — whether the "Single Family Residential Low Density" phrasing in the Item 4 staff summary reflects actual intent or a drafting error; the Agriculture rezoning holds the parcel low-intensity, but the FLU language would change the profile materially if SFR-Low is the target.

Source Trail

  • City of Minneola Planning & Zoning Commission, June 1, 2026 — amended agenda packet (CivicClerk Event 256) — https://minneolafl.portal.civicclerk.com/event/256. 510-page packet; data-center ordinance with both drafts on packet pages 500–510. Status: agenda; actions Pending. Harvested 2026-06-04.
  • Standardized agenda reading (NLAA) — minneola/2026-06-agenda-PZC.md (knowledge/source-syntheses, 144 lines)
  • Minneola P&Z, May 4, 2026 — approved minutes — the immediate prior record; approved the Camp Lake Industrial Park plat 4-0 and the Citrus Ridge Commercial PUD package 4-0. minneola/2026-05-meeting-PZC.md
  • Florida SB 484 (2026), Data Centers — Chapter 2026-65 — signed May 7, 2026, effective July 1, 2026; preserves local authority to reject data centers, authorizes reclaimed-water requirements in large-scale permitting, bars ratepayer cost pass-through. (flsenate.gov SB 484; flgov.com EOG; DataCenterDynamics)
  • Fort Meade Data Center (Polk County) — $2.6B, 1.2 GW, 1,300 acres; approved April 15, 2026 over 40-of-41 public opposition; developer conceded 50,000 gpd after committing to closed-loop cooling. The pinned water figure Draft A matches. (baynews9; wtsp; tampabay.com; floridadatacenters.org)
  • Florida SB 180 (2025) — Chapter 2025-190 §28 — expiration June 30, 2028 (NOT June 2026); the June-2026 date came from SB 840, a 2026 fix bill that died when the session adjourned sine die March 13, 2026. Corpus correction. (jpfirm.com; floridapolitics.com; flaglerlive.com)
  • Blackfin Partners Investments, Inc. — Palm Beach Gardens private-equity firm (est. 2012); grocery-anchored centers and self-storage across Florida and the Southeast; developer of Minneola Commercial. (blackfinpartners.com; LoopNet)
  • City of Minneola Advanced Water Reclamation Facility — rated 1.0 MGD; the plant flagged at capacity. (minneola.us)
  • Corridor road-unlock schedule — Hartwood Marsh widening construction March 2026 ($12M); SR-50 widening pulled forward to September 2026 ($39.6M FDOT); SR-516 expressway Segment 3 spring 2027 ($546M CFX). (cflroads.com FDOT 435859-5; CFX cfxway.com; ClickOrlando)
  • City of Minneola place dossier — Minneola, Florida — the city-scale reading that anchors this meeting
  • US-27 South Lake Corridor — /corridors/us-27-south-lake — the cross-municipal topology within which the Water Gate sits

Connected Signals