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

Meeting Overview

Type: Regular Meeting Time: Monday, July 6, 2026, 6:30 PM Location: City Hall, City Council Chambers, Minneola, FL Document: 3-page agenda, dated 7/6/2026. Reporting staff: City Planner — Joyce Heffington, AICP.

This is the agenda only. The July 6 meeting was not published to the city website's 2026 minutes index at harvest; the executed minutes were recovered from the August 3 CivicClerk packet and are recorded separately at 2026-07-meeting-PZC.md. Note that this agenda carries no item summaries or staff reports — the city website publishes the July agenda as a bare three-page item list, and no July agenda packet was located on CivicClerk (the API retains only events from 2026-08-03 forward).

Agenda Items

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

Type: Minutes approval
Request: Consider a request to approve the minutes from the June 1, 2026 Planning & Zoning Commission meeting.
Action: Pending

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

Type: Preliminary Subdivision Plat (residential)
Project name: Sugarloaf Pod A Subdivision — The Prominence at Sugarloaf
Location: CR 455, Minneola, Florida
Request: Consider a request to approve the preliminary plat for Sugarloaf Pod A Subdivision, consisting of 773 lots on 316.91 acres.
Acreage: 316.91 acres
Action: Pending
Notable (forward signal): 773 lots is the largest single residential plat on any Minneola P&Z agenda in the harvested record. The site fronts CR-455 — the scenic corridor Lake County has designated and will not widen, already flagged above capacity in September 2025 testimony. Confirm at hearing how the traffic study treats CR-455 and whether Sugarloaf Mountain PUD vesting insulates the plat from current concurrency standards.

Item 3: Ordinance 2026-09 — CR 455 Annexation & Rezoning

Type: Annexation + Rezoning (Quasi-Judicial)
Case Number: Ordinance 2026-09
Location: ±4.88 acres generally located north of Bear Spring Road and west of County Road 455, Lake County
Request: Voluntary annexation of 4.88± acres pursuant to §171.044, Florida Statutes; upon annexation, rezone from Lake County "Agriculture District (A)" to City of Minneola "Agriculture District (AG)."
Current Zoning: Lake County Agriculture District (A)
Proposed Zoning: City of Minneola Agriculture District (AG)
Acreage: ±4.88 acres
Action: Pending
Notable (forward signal): Returning after the June 1 tabling, which passed 4-0 on grounds of packet inconsistencies, unconfirmed notice, and unresolved ISBA/contiguity/legal authority questions raised by seven opposing neighbors. The agenda gives no indication of what was corrected in the intervening 35 days.

Item 4: Ordinance 2026-10 — Comprehensive Plan Amendment — CR 455

Type: Comprehensive Plan Amendment (paired with Item 3)
Case Number: Ordinance 2026-10
Location: Same ±4.88-acre parcel as Item 3
Request: Amend the land use designation from "Rural" on the Lake County Comprehensive Plan to "Agriculture" on the City of Minneola Future Land Use Map; provide for conditions and contingencies; direct the City Clerk to transmit the amendment to the appropriate governmental agencies pursuant to Chapter 163, Florida Statutes.
Current FLU: Lake County "Rural" · Proposed FLU: City of Minneola "Agriculture"
Acreage: ±4.88 acres
Action: Pending
Notable (forward signal): The ordinance title resolves the drafting ambiguity flagged in the June packet, where a staff-summary narrative had inconsistently stated "Single Family Residential Low Density." The July agenda title states Agriculture, confirming the low-intensity entitlement profile.

Item 5: Lot Split — Founder's Ridge

Type: Lot Split
Location: Property located on Citrus Grove Road
Applicant: Founders Ridge Development, LLC
Request: Consider a request to approve a lot split for Founders Ridge Development, LLC.
Action: Pending
Notable (forward signal): Another instrument at the Citrus Grove Road node, the corridor the synthesis identifies as Minneola's forming eastern commercial-industrial spine alongside Citrus Ridge Commercial PUD and Camp Lake Industrial Park.

Item 6: Site Plan — Ace Hardware

Type: Site Plan Review
Project name: Ace Hardware
Location: Grassy Lake Road & Citrus Grove Road
Request: Consider a request to approve the site plan application for Ace Hardware at Grassy Lake Road & Citrus Grove Road.
Action: Pending
Notable (forward signal): A third instrument at the Citrus Grove Road node on the same agenda as Item 5. Watch the roof material — Minneola's LDC requires tile or metal as the dominant roof material, the standard Ordinance 2026-01 (February 2 first reading) proposed to relax for screened TPO.

Item 7: Preliminary Plat — The Palms at Minneola

Type: Preliminary Subdivision Plat (residential)
Project name: The Palms at Minneola
Location: Generally located south of Education Avenue, north of Minneola Avenue, and east of Highway 27
Request: Consider a request to approve the preliminary subdivision plan for The Palms at Minneola.
Action: Pending
Notable (forward signal): An infill parcel inside the older street grid east of US-27, distinct from the PUD build-out that dominates the rest of this docket. The Education Avenue frontage sits near Minneola Charter School.

Public Hearings Summary

Agenda document — the meeting had not occurred when this agenda was published. Items 3 and 4 are noticed as quasi-judicial (Item 3 explicitly), carrying due-process protections. Public comment is called at the opening and at the close, and is limited to three minutes per speaker pursuant to Resolution 2013-19.

Key Signals

Seven items, and four of them are residential or commercial build-out at scale. Sugarloaf Pod A alone proposes 773 lots on 316.91 acres. Add The Palms at Minneola, the Founder's Ridge commerce-park split, and the Ace Hardware site plan, and this single July docket moves more entitlement than the January and February meetings combined. Minneola's P&Z runs a four-member board through a docket of this size.
The largest plat in the record fronts the road the county will not widen. Sugarloaf Pod A is located on CR-455 — designated a scenic highway by Lake County, already above capacity per the February 2024 traffic study, and explicitly not slated for widening. 773 lots enter the review pipeline on that corridor with no road capacity remedy available to condition them with. This is the structural constraint the Minneola synthesis identifies as permanent, meeting the largest single demand yet placed against it.
The CR-455 annexation returns 35 days after a 4-0 tabling, with nothing on the agenda showing what changed. The June 1 table was conditioned on correcting packet inconsistencies, confirming notice, and resolving ISBA contiguity and legal authority — the last being a question of whether the Interlocal Service Boundary Agreement permits this annexation at all, raised with a specific citation to ISBA Part III Section A. A bare agenda listing gives neighbors who organized in June no visibility into whether their objections were answered.
Citrus Grove Road takes two more instruments in one night. The Founder's Ridge lot split and the Ace Hardware site plan both sit on the Citrus Grove Road node, joining the Citrus Ridge Commercial PUD approved May 4 and the Camp Lake Industrial Park preliminary plat. The corridor-formation event the synthesis identified in May is not slowing; the eastern gateway is accumulating commercial and commerce-park entitlements meeting by meeting.
This agenda publishes without staff reports, and it never reached the city's minutes index. The July agenda is a three-page item list with no summaries, no staff recommendations, and no packet located on either the city website or CivicClerk, whose API retains only events from August 3 forward. The July 6 minutes are likewise absent from the city's 2026 minutes index and survive only as an exhibit inside the August 3 packet. For a meeting that approved 773 lots, the public documentary trail is the thinnest in the 2026 series.

Raw Notes

Source: july_6_2026_planning_zoning_commission_meeting_agenda.pdf, 3 pages, downloaded via Playwright from the direct /sites/g/files/vyhlif4716/f/agendas/ path on minneola.us. Clean text extraction via pdftotext.
Source profile correction: the documented minutes index URL https://www.minneola.us/planning-zoning-commission/minutes/ now returns "Page Not Found." Working index paths are https://www.minneola.us/node/2024/minutes/2026 and https://www.minneola.us/node/2024/agenda/2026; both require Playwright. The per-meeting minutes URL pattern in the profile still works. The 2026 minutes index lists January 5, February 2, March 2, April 6, and June 1 only — May 4 and July 6 are absent from the website entirely.
2026 agenda index link mapping observed at harvest: agenda-53 = Aug 3, agenda-52 = Jul 6, amended-… = Jun 1, agenda-50 = May 4, agenda-49 = Apr 6, agenda-48 = Mar 2, agenda-47 = Feb 2, agenda-46 = Jan 5. Agenda pages are HTML wrappers; browser-download.py saves page text rather than the PDF. Use --list-urls --link-pattern '\.pdf' on the wrapper page to obtain the direct /sites/g/files/vyhlif4716/f/agendas/ URL, then download that.
The agenda's boilerplate refers throughout to "the Minneola City Council" hearing public comment, not the Planning & Zoning Commission — the template is shared with Council agendas and was not adapted. The same boilerplate appears on the August 3 agenda.
Acreage discrepancy to carry forward: this agenda states Sugarloaf Pod A at 316.91 acres; the July 6 minutes record staff presenting 317.6 acres. Both figures are recorded as found.
No item summaries, exhibits, options, fiscal impact, or staff recommendations are present in this document — unlike the June 1 and August 3 CivicClerk packets, which carry full agenda summaries per item. All substantive detail for July 6 comes from the executed minutes.

Minneola Planning & Zoning Commission — July 6, 2026 agenda