City of Minneola Planning & Zoning Commission — July 6, 2026

Meeting Overview

Type: Regular Meeting Quorum: Yes (4 members present — Minneola P&Z continues to operate as a 4-member board) Duration: Approximately 2 hours 26 minutes (6:30 PM – 8:56 PM)

Attendance

Present: Chairperson Denise Calderon, Commissioner Ken Rose, Commissioner Nicole Martin, Commissioner William McCoy
Absent: Commissioner Mendy Bacon (not recorded on June 1 or July 6)
Staff Present: John Lozano (Planning Technician), Joyce Heffington (CRA Administrator), Jennifer Cotch (City Attorney — read ordinances by title and swore in speakers on Items 3–4), Eric Raasch (contract planner, Inspire Placemaking Collective — presented Items 2, 5, 6 and 7)

Provenance: These minutes were not published to the city website's 2026 minutes index. They were recovered as Exhibit 1 to Item 1 of the August 3, 2026 agenda packet (CivicClerk tenant minneolafl, event 258, file 8409 — 131 pages; the July 6 minutes occupy packet pages 3–9). The minutes are signed by Denise Calderon, Chairperson, and attested by John Lozano, Planning Technician.

Agenda Items

Item 1: Planning & Zoning Commission Meeting Minutes — June 1, 2026

Type: Minutes approval
Action: Approved as presented
Vote: 4-0 (AYE: Calderon, Martin, McCoy, Rose) — motion by Rose, seconded by Martin

Item 2: Preliminary Subdivision Plat — Sugarloaf Pod A — The Prominence at Sugarloaf

Type: Preliminary Subdivision Plat (residential)
Project name: Sugarloaf Pod A — The Prominence at Sugarloaf
Location: CR 455, within the Sugarloaf Mountain PUD
Applicant: Mark Stelly, applicant's civil engineer, presented the access pattern and boulevard design. (Developer entity not named in the minutes.)
Request: Approve the preliminary subdivision plat for 773 detached single-family homes on 317.6 acres within the Sugarloaf Mountain PUD, with 45-, 55-, and 65-foot lot widths and no townhomes, apartments, or commercial uses.
Acreage: 317.6 acres as presented in the minutes (the July 6 agenda states 316.91 acres)
Staff Recommendation: Approve, subject to median reconfiguration, removal, or other mitigation addressing Public Works comments
Action: Approved — recommended to City Council
Vote: 4-0 (AYE: Calderon, Martin, McCoy, Rose) — motion by Martin, seconded by Rose
Conditions: Preserve mature trees where feasible; increase native landscaping and ecological stormwater features; enhance wildlife connectivity where practical; encourage HOA stewardship; dark-sky lighting; pollinator habitat; and address Public Works comments regarding medians and traffic study documentation.
Notable Discussion: Eric Raasch noted the Sugarloaf Mountain PUD was originally approved in 1994 for 2,400 dwelling units, and relayed Public Works comments regarding boulevard medians and potential lot-access conflicts. Mark Stelly explained the boulevard design rationale, stated only a small number of lots would require additional maneuvers if the medians remained, and noted the developer prefers boulevard-facing homes for community character but can propose alternatives. Commissioner Rose asked about fire truck turning diagrams; Stelly explained that right-turn diagrams imply feasible left turns given larger radii. Commissioner McCoy asked about total units and school concurrency; Stelly stated the PUD allows approximately 2,555 units and that school concurrency is vested — but the traffic consultant was not present. Chairperson Calderon asked about traffic study results and County Road 561 capacity; Eric Raasch noted the traffic subconsultant approved the submitted study and that staff could provide the full methodology response to City Council. Commissioner Martin recommended preserving mature trees, increasing native landscaping, and enhancing ecological features.

Item 3: Ordinance 2026-09 — Annexation and Rezoning — 20197 County Road 455 (Quasi-Judicial)

Item 4: Ordinance 2026-10 — Comprehensive Plan Amendment — 20197 County Road 455

Heard together; voted separately.

Type: Annexation + Rezoning (Quasi-Judicial), paired with a Comprehensive Plan Amendment
Case Numbers: Ordinance 2026-09; Ordinance 2026-10
Location: ±4.88 acres, 20197 County Road 455, north of Bear Spring Road and west of CR-455
Applicant: David Yeager (2750 Purple Meadow Ct.) and Judith Yeager
Request: Voluntary annexation of ±4.88 acres, rezoning from Lake County "Agriculture District (A)" to City of Minneola "Agriculture District (AG)," with a Future Land Use amendment from Lake County "Rural" to City of Minneola "Agriculture."
Staff Recommendation: Approve — City Planning & Zoning staff recommended approval of the annexation, rezoning, and CPA as consistent with the comprehensive plan and code
Action: Approved (both ordinances) — reversing the June 1 tabling
Vote: 3-1 on each (AYE: Martin, McCoy, Rose · NAY: Calderon). Item 3 — motion by Martin, seconded by McCoy. Item 4 — motion by Martin, seconded by Rose.
Notable Discussion: City Attorney Jennifer Cotch read the ordinances by title and swore in speakers. John Lozano presented the annexation, including a contiguity discussion — frontage on County Road 455 across from city limits, with the ISBA and Florida Statutes cited. David Yeager stated the intent was a simple annexation bringing the property into city AG, clarified prior application signage posting corrections, and reiterated that the annexation is voluntary and that the owners understand the limitations of City AG versus County rural. Responding to public comment, Yeager stated that signs were corrected by staff, that annexation reduces rather than increases development rights because City AG is more restrictive, clarified residency and intent, and noted that similar non-contiguous annexations have occurred previously under statutory provisions and the ISBA. The Commission reviewed contiguity and comprehensive plan consistency; staff confirmed no county objections were noted in the submittal.

Item 5: Lot Split — Founder's Ridge

Type: Lot Split
Location: Citrus Grove Road, within the Founders Ridge PUD
Applicant: Founders Ridge Development, LLC. Madeline Damon, attorney, represented the applicant.
Request: Split a 25.3-acre commerce park portion from the larger Founders Ridge PUD, creating a separate parcel for commerce park uses consistent with the PUD and regulating plan.
Acreage: 25.3 acres
Staff Recommendation: Approve — staff reviewed the request and found no outstanding substantive comments
Action: Approved
Vote: 4-0 (AYE: Calderon, Martin, McCoy, Rose) — motion by Martin, seconded by Rose
Conditions: Approved with the understanding that development rights remain unchanged, zoning remains unchanged, and long-term intent is clearly understood based on the PUD.
Notable Discussion: Madeline Damon confirmed this is an administrative lot split consistent with the approved PUD, with no new development rights proposed beyond PUD allowances. No public comment was offered.

Item 6: Site Plan — Ace Hardware

Type: Site Plan Review
Project name: Ace Hardware
Location: Grassy Lake Road & Citrus Grove Road
Applicant: Neil Osma (operator/applicant). Jeff Powell, engineer, represented the applicant.
Request: Approve a site plan for a 16,464-square-foot building on a 2.26-acre B-1 site, with a request for outdoor merchandise display requiring site plan authorization.
Current Zoning: B-1
Acreage: 2.26 acres
Staff Recommendation: Approve, subject to variances and outstanding technical items
Action: Approved
Vote: 4-0 (AYE: Calderon, Martin, McCoy, Rose) — motion by Martin, seconded by McCoy
Conditions: Increase ecological value while encouraging Florida native landscaping; drought-tolerant plant selection to reduce irrigation demand; ecological features in the easement; final lighting details (dark-sky lighting); main road-facing frontage clear of outdoor merchandise; all outdoor merchandise and storage confined to a gated/fenced rear area; coordination with Lake County/FDOT on driveway, turning and signal issues as required by the traffic study; and coordination of deliveries to reduce residential impact.
Notable Discussion: Eric Raasch noted architectural comments, related variance requests, and a requirement to record a utility easement. Neil Osma described his operator background and intent for a community hardware store with a garden center, explaining the outdoor display request is limited to typical garden and seasonal items, and committed to an organized, clean presentation. Jeff Powell described the building canopy, covered display intent, a landscape buffer along the rear property line, photometric and lighting design, and a fenced storage area at the southeast corner for bagged goods and deliveries; he noted delivery timing would be coordinated to minimize impact and that propane refill adheres to state regulations, and later cited a photometric study showing low foot-candles at the property line. Commissioner Rose expressed concern regarding outdoor storage aesthetics and maintenance. Commissioner Martin recommended keeping the primary road-facing frontage clear of merchandise and locating seasonal displays within a gated or fenced rear area, and requested greater use of native and drought-tolerant species, ecological stormwater planting in the required easement, dark-sky lighting, HOA stewardship, and coordination on delivery windows.

Item 7: Preliminary Plat — The Palms at Minneola

Type: Preliminary Subdivision Plat (residential)
Project name: The Palms at Minneola
Location: South of Education Avenue, north of Minneola Avenue, east of Highway 27
Applicant: Dustin Glover
Request: Approve a preliminary plat for 35 rear-loaded townhome units in three-unit and four-unit buildings on a 5.8-acre site, with approximately 1.72 acres of open space.
Current Zoning: RSF-3 (single-family high density designation)
Acreage: 5.8 acres
Staff Recommendation: Approve — no outstanding technical comments on the plat. The applicant requested an exemption from a full traffic study.
Action: Approved
Vote: 4-0 (AYE: Calderon, Martin, McCoy, Rose) — motion by Martin, seconded by Rose
Conditions: An in-person environmental assessment; pollinator-friendly planting; ecological stormwater features; increase in shaded canopy; encourage HOA stewardship for long-term landscape maintenance; addition of ecosystem and intentional ecological plants into the design; and reevaluation of the traffic exemption or supplemental traffic review addressing school peak movements and local street circulation.
Notable Discussion: Dustin Glover confirmed design intent and noted a traffic exemption letter showing low trip generation — AM 13 trips, PM 17 trips — with the exemption granted by the review consultant. Chairperson Calderon expressed concern regarding the project's proximity to Minneola Charter School and possible cumulative traffic impacts on Education Avenue and nearby local streets despite the traffic exemption. Commissioner McCoy concurred and expressed concern regarding the traffic exemption. Commissioner Martin requested an in-person ecological assessment and recommended native landscaping, pollinator habitat, and increased canopy.

Public Hearings Summary

Number of speakers: 12 across four items (1 on Item 2, 5 on Items 3–4, 4 on Item 6, 2 on Item 7), plus 1 at final public comment
General sentiment: Opposed on the CR-455 annexation; mixed on Ace Hardware (operational concerns, not opposition); supportive-with-conditions on The Palms
Key concerns:
- Item 2, Sugarloaf Pod A — Deborah Bishop Karney (3146 Hill Point St.) asked whether the subdivision will be gated. Mark Stelly confirmed it will not be, and noted the streets will be public streets.
- Items 3–4, CR-455 annexation (5 speakers, all opposed) — Tom Moore (21135 CR-455) questioned the contiguity standard, stated his view that the narrow frontage may not be substantial, and expressed concern regarding annexation precedent and fairness. Chris Perkins (21103 CR-455) noted that the applicant is a current council member and expressed concern regarding public perception of the annexation request and its relationship to council eligibility. Cynthia Owens (2819 Purple Meadow Court) expressed concern that the annexation could create an isolated jurisdictional area across County Road 455, provide limited broader public benefit, and result in inequitable jurisdictional patterns. Mark Stover (21115 CR-455) raised concerns with the terminology used to address contiguity, and with the amount of contiguous linear footage on frontage versus the entire perimeter of the property. Duane Smith (2767 Purple Meadow Court) described the annexation as a significant concern and raised questions regarding acreage, municipal service impacts, and fairness.
- Item 6, Ace Hardware (4 speakers) — David Yeager commented on the potential implications of approving outdoor merchandising areas for other businesses and emphasized the importance of consistent enforcement. Denise Price (3218 Hill Point Street) expressed concern regarding the property's proximity to neighboring residential properties, encouraged fencing and lighting for security and containment, and raised traffic impacts. Juan Calixto (1224 Ivy Manor Street) expressed concern regarding the landscaping buffer's proximity to his property, traffic, light spillover, debris, and landscaping-related maintenance impacts. Deborah Bishop Karney (3146 Hill Point St.) expressed concern for traffic pattern flow, specifically U-turns due to access points.
- Item 7, The Palms at Minneola (2 speakers) — Deborah Karney (3146 Hill Point Street) supported the request for a wildlife study and shared observations regarding native wildlife in the proposed project area. Aaron Blake (290 Citrus Tower Boulevard) expressed support for the project, noted prior attempts to develop the site, stated a preference for moving forward while addressing conditions, and referenced the traffic exemption determination and cost and timing considerations for the property owner.
- Final public comment — Josh Eager (2045 Axel Street) expressed concern regarding annexation impacts, including service coordination and the de-annexation process, and requested transparency and fairness.

Key Signals

773 lots cleared a four-member board in one motion, on a 1994 entitlement, with the traffic consultant absent. Sugarloaf Pod A — The Prominence at Sugarloaf is the largest single residential plat in Minneola's harvested record: 773 detached homes on roughly 317 acres off CR-455. It passed 4-0. The applicant's engineer stated the Sugarloaf Mountain PUD allows approximately 2,555 units and that school concurrency is vested, meaning the plat draws on a 1994 approval rather than current standards. When the Chair asked about traffic study results and CR-561 capacity, the traffic consultant was not present; staff offered to forward the full methodology response to City Council. The board approved and moved the traffic question upstairs.
The CR-455 annexation flipped from a 4-0 tabling to a 3-1 approval in 35 days, with the Chair alone in dissent. On June 1 the entire Commission tabled the Yeager annexation over ISBA contiguity, notice defects, and packet inconsistencies. On July 6 it passed, with Denise Calderon casting the only NAY on both ordinances — the first time in this harvest the Chair dissents alone. The substance that changed on the record: John Lozano presented a contiguity analysis (frontage on CR-455 across from city limits, ISBA and Florida Statutes cited), Yeager stated signage was corrected by staff, and staff confirmed no county objections were noted in the submittal. The neighbors' central legal objection from June — ISBA Part III Section A requiring written Board of County Commissioners approval — is not recorded as having been answered.
A sitting Minneola council member is the annexation applicant, and it surfaced from the audience. Chris Perkins told the Commission that the applicant is a current council member and raised the question of public perception and council eligibility. David Yeager responded on residency and intent. Nothing in the staff presentation or the ordinances flags the applicant's office. The parcel comes in as Agriculture — the least intrusive designation available, and Yeager argued City AG is more restrictive than County rural — but the jurisdictional line moved to include a council member's property over the recorded objection of ten neighbors across two meetings.
Commissioner Martin's ecological conditions became the board's default template, and then became an agenda item. Native landscaping, drought-tolerant species, dark-sky lighting, pollinator habitat, canopy preservation, ecological stormwater features, and HOA stewardship appear as conditions on Items 2, 6, and 7 — every substantive item on this docket. The pattern runs unbroken from the nine Del Webb variances on January 5 through this meeting. In reports, Martin proposed a voluntary conservation design checklist for developers, which appears as Item 5 on the August 3 agenda. An ad hoc conditioning habit is being converted into a standing instrument.
Two projects were approved with their traffic analysis explicitly unresolved. The Palms at Minneola advanced on a traffic exemption showing 13 AM and 17 PM trips — and the board approved it while conditioning that the exemption be reevaluated, after the Chair and Vice-Chair both said they did not accept it given Minneola Charter School's proximity to Education Avenue. Sugarloaf Pod A advanced with the traffic consultant absent and methodology deferred to Council. The board is not using traffic study adequacy as a gate; it approves and attaches the study as homework.

Raw Notes

Source: August 3, 2026 CivicClerk agenda packet, tenant minneolafl, event 258, file ID 8409 (131 pages, 108 MB). The July 6 minutes are Exhibit 1 to Item 1 and occupy packet pages 3–9 (minutes pages 1–7). Extracted with pdftotext -layout -f 1 -l 12; clean text, no OCR degradation — this is a born-digital PDF, unlike the ADA-formatted scans on the city website.
The July 6 meeting is absent from the city website entirely — neither the agenda page nor the minutes appear in the 2026 minutes index (https://www.minneola.us/node/2024/minutes/2026), which lists January 5, February 2, March 2, April 6, and June 1 only. The agenda exists as a direct PDF; the minutes exist only inside the August packet. May 4 is similarly absent from the website.
Name variants across sources: "Mark Stelly" here versus "Marc D. Stehli, PE" (Pape-Dawson) in the June 1 agenda packet — likely the same engineer, transcribed differently. Both are recorded as found. "Deborah Bishop Karney" and "Deborah Karney" are the same speaker at 3146 Hill Point Street.
Acreage discrepancy: minutes state 317.6 acres for Sugarloaf Pod A; the July 6 agenda states 316.91 acres. Both recorded as found.
Unit-count context for Sugarloaf: Raasch cited the 1994 PUD approval as 2,400 dwelling units; Stelly cited approximately 2,555 units as currently allowed. The Minneola synthesis carries 2,555 units across 1,400 acres for the Sugarloaf Mountain PUD. The 1994 vs. current figures differ in the source and are recorded as found.
Ace Hardware's related variance requests, referenced by Raasch at this meeting, appear on the August 3 agenda as Resolution 2026-10 — façade standards (LDC 94-3(g)(5)) and roof materials (LDC 94-3(g)(10)(c)4, TPO in lieu of tile or metal). The July site plan approval was made "subject to variances," which had not yet been granted.
David Yeager appears in this meeting in two capacities: as the annexation applicant on Items 3–4, and as a public speaker on Item 6 commenting on outdoor merchandising enforcement.
Josh Eager's final public comment raising the de-annexation process is the first corpus mention of de-annexation in Minneola. Worth watching whether a de-annexation petition follows.
Reports section contains a single line: Commissioner Martin proposed a voluntary conservation design checklist for developers. No staff reports are recorded.

Minneola Planning & Zoning Commission — July 6, 2026 minutes