City of Minneola Planning & Zoning Commission — August 3, 2026 (Agenda)

Meeting Overview

Type: Regular Meeting (Amended Agenda) Time: Monday, August 3, 2026, 6:30 PM Location: City Hall, City Council Chambers, Minneola, FL Packet: 131-page agenda packet (CivicClerk tenant minneolafl, event 258; agenda file ID 8408, packet file ID 8409), generated July 31, 2026. Reporting staff: City Planner — Joyce Heffington, AICP.

A five-item docket — the lightest since February. Three of the five items are follow-on instruments for projects the Commission already reviewed: the Mavis Tire CUP sits on the Minneola Commercial parcel recommended June 1, and the Ace Hardware variances complete the site plan approved July 6 "subject to variances."

Agenda Items

Item 1: Planning & Zoning Commission Meeting Minutes — July 6, 2026

Type: Minutes approval
Request: Consider a request to approve the minutes from the July 6, 2026 Planning & Zoning Commission meeting.
Action: Pending
Cross-reference: The July 6 meeting approved the Sugarloaf Pod A preliminary plat (773 lots) 4-0, the CR-455 annexation and comp plan amendment 3-1 each (Calderon dissenting), the Founder's Ridge lot split 4-0, the Ace Hardware site plan 4-0, and The Palms at Minneola preliminary plat 4-0. See knowledge/minneola/2026-07-meeting-PZC.md.

Item 2: Resolution 2026-06 — Conditional Use Permit, Mavis Tire (Quasi-Judicial)

Type: Conditional Use Permit (CUP)
Case Number: Resolution 2026-06
Location: ~1.11 acres generally located west of US Highway 27 and south of Vino Road — within the Minneola Commercial parcel
Applicant: Derek Ramsburg, P.E., of Kimley-Horn, on behalf of William Kendall Bosserman Non-Exempt Trust (owner). Store identified in packet exhibits as Mavis #2398 Minneola, FL — an 8-bay double-sided prototype.
Request: Grant a Conditional Use Permit pursuant to LDC Chapter 106, Section 106-1 to allow a tire sales and tire service facility. The CUP allows the sale of tires, tire service, and brake service with limited hours of work; it does not allow services defined in the code as automotive repair.
Current Zoning: B-1 "Business" district
Acreage: 1.11 acres
Staff Recommendation: Staff recommends that if approved, it be with all of the conditions in the resolution
Action: Pending
Conditions (per the draft resolution):
- Permitted activities limited to: retail sales of tires and related automotive accessories; tire mounting, balancing, rotation, repair and replacement; wheel alignment; brake inspection and brake repair; oil and lubricant changes and related fluid services.
- Expressly prohibited: engine repair or replacement; transmission repair or replacement; body work, painting, sanding or collision repair; vehicle dismantling or salvage; muffler fabrication or exhaust system modification; vehicle towing, storage or impound; and any use not specifically authorized.
- Operation must commence within one (1) year of the effective date or the CUP lapses under LDC 106-1(g).
- Subject to annual review by the Planning & Zoning Commission under LDC 106-1(e); City Council may modify, suspend, or revoke upon finding the use is no longer operated in accordance with the conditions.
- Any substantial change in the nature, intensity, or scope of the approved use — including services not expressly authorized — requires amendment of the CUP.
- All service, repair, installation and maintenance activities shall be conducted entirely within enclosed service bays.
- Minimum requirements of the B-1 zoning district must be met.
Notable (forward signal): This is the first pad-site tenant to surface on the Minneola Commercial site — the 21.55-acre, 10-parcel US-27 commercial subdivision whose site plan and preliminary plat the Commission recommended 4-0 on June 1, roughly two months earlier. Same owner trust, same engineer. The anchors were the 7-Eleven with fuel and the 48,162 sq ft grocer; the pads are now leasing.

Item 3: Resolution 2026-10 — Ace Hardware Variance

Type: Variance (façade standards and roof materials)
Case Number: Resolution 2026-10
Location: Southeast corner of Grassy Lake Road and Citrus Grove Road
Applicant: Collin Jones of Powell Studio Architecture, on behalf of TOOLE ASMA, LLC (owner; Toole's Ace Hardware)
Request: Two variances — (1) from LDC Section 94-3(g)(5) to allow relief from full façade treatment requirements along the east elevation; and (2) from LDC Section 94-3(g)(10)(c)4 to allow the use of Thermoplastic Polyolefin (TPO) roofing material in lieu of the required tile or metal as the dominant roof material.
Staff Recommendation: Approve the TPO roofing variance; grant the façade treatment variance only for the east elevation, based on the east elevation being substantially screened by the garden center enclosure. If the garden center enclosure is removed or materially modified in a manner that increases visibility of the east elevation, the City should require additional review and compliance with applicable façade standards.
Action: Pending
Reviews in packet: Tetra Tech (Ace Hardware Variance review #1); Inspire Placemaking (façade variance review July 27, 2026; TPO variance review July 22, 2026). Resolution reviewed by Jennifer Cotch, revised 7/8/26.
Notable (forward signal): These are the variances the July 6 site plan approval was made "subject to." Read against the February 2 first reading of Ordinance 2026-01, which proposed to allow screened TPO roofs city-wide and which the Commission recommended Council consider delaying: with that ordinance apparently not adopted, TPO is still being permitted one applicant at a time through the variance process. The staff recommendation ties the façade relief to a physical screen remaining in place — a durable, revisitable condition rather than a one-time waiver.

Item 4: Resolution 2026-11 — Gentle Breeze Drive Variance

Type: Variance (rear yard setback)
Case Number: Resolution 2026-11
Location: 250 Gentle Breeze Drive
Applicant: Robert Lawson (owner)
Request: Variance from the LDC Section 102-105(11)(c) rear yard setback standard for RSF-2. The house was built with a much deeper front setback than normal in order to preserve a very large old tree. The owner wants to build a sunroom addition with a solid roof rather than a screen enclosure, because falling leaves and debris from the many trees would require regular maintenance on a soft roof. A solid-roof enclosure requires a 20-foot rear setback per the staff summary (the resolution recites the requirement as 25 feet); the variance would allow a 9.6-foot rear setback.
Current Zoning: RSF-2
Staff Recommendation: Approve
Action: Pending
Conditions (per the draft resolution): The variance permits only the proposed solid-roof addition depicted on Exhibit "B," located no closer than 9.6 feet from the rear property line; the applicant shall maintain the existing drainage swale and direct all runoff from the proposed solid-roof addition accordingly.
Source inconsistency (recorded as found): The agenda summary states a solid roof enclosure "requires a 20 foot rear setback"; Resolution 2026-11 recites "the 25-foot rear-yard setback required by Section 102-105(11)(c)." The resolution text governs. The summary also contains typographical errors ("gunroom" for sunroom, "inorder", "debrs", "Severalability").

Item 5: Discussion — Voluntary Conservation Design Checklist

Type: Other (policy discussion — no ordinance or resolution attached)
Request: Discussion regarding a Voluntary Conservation Design Checklist for Development Applications.
Staff Recommendation: [blank in packet]
Action: Pending — discussion item, no action noticed
Notable (forward signal): This is Commissioner Nicole Martin's proposal, raised under Reports at the July 6 meeting. The packet exhibits are seven photographs (IMG_8683 through IMG_8689) with no accompanying text — the checklist itself is not in the packet as an extractable document. A voluntary, non-regulatory instrument avoids the SB 180 "more restrictive or burdensome" exposure that a mandatory standard would carry.

Public Hearings Summary

Agenda document — the meeting had not occurred at harvest (August 3, 2026 is five days before the August 8 harvest date; minutes not yet available). Item 2 is a conditional use permit and Items 3 and 4 are variances, all quasi-judicial with due-process protections; the packet contains notices of public hearing, affidavits, address lists, and sign-posting photographs for each. Public comment is called at the opening and at the close, limited to three minutes per speaker pursuant to Resolution 2013-19.

Key Signals

The US-27 commercial center is already leasing pads, two months after its site plan. Mavis Tire's conditional use permit covers 1.11 acres west of US-27 and south of Vino Road — inside the 21.55-acre Minneola Commercial parcel the Commission recommended on June 1 and subdivided into ten commercial lots. The applicant is the same engineer (Derek Ramsburg, Kimley-Horn) acting for the same owner (William Kendall Bosserman Non-Exempt Trust). The anchors were a 7-Eleven with fuel and a 48,162 sq ft grocer; the first outparcel to fill is an eight-bay tire and brake shop. For anyone tracking what the corridor actually becomes, the pad-site program is now observable rather than projected.
Minneola admits auto service on a leash rather than denying it. Resolution 2026-06 does not simply permit a tire store. It enumerates five permitted activities, expressly prohibits seven others by name — engine work, transmission work, body and collision repair, salvage, muffler fabrication, towing and impound — confines all work to enclosed bays, lapses the permit if operation does not commence within one year, and subjects it to annual Planning & Zoning Commission review with Council authority to modify, suspend or revoke. Compare the September 2025 outcome at Hancock/CR-561A, where a convenience store with fuel near the Del Webb entrance was denied 4-0. On US-27 frontage, the same board writes a revocable, annually-reviewed permit instead. The city's line is about location and leverage, not use class.
TPO roofing is entering Minneola one variance at a time. Ordinance 2026-01 would have allowed screened TPO roofs city-wide; on February 2 the Commission recommended it only "in principle" and asked Council to consider delaying adoption after residents tied it to a pending Walmart/Sam's decision. Six months later, LDC 94-3(g)(10)(c)4 still requires tile or metal, and Ace Hardware needs Resolution 2026-10 to use TPO on a 16,464 sq ft building. The delay the board recommended appears to have held — and the result is case-by-case relief rather than a code change, which is the slower path but also the one that keeps each approval reviewable.
A conditioning habit is being formalized into an instrument, and deliberately as a voluntary one. Commissioner Martin has attached native landscaping, dark-sky lighting, pollinator habitat, canopy preservation, and ecological stormwater conditions to essentially every substantive item since the nine Del Webb variances on January 5. Her Voluntary Conservation Design Checklist now reaches the agenda as a formal discussion item. The "voluntary" framing matters: a mandatory design standard adopted during the SB 180 freeze that runs to mid-2028 would be exposed to the "more restrictive or burdensome" challenge; a checklist developers opt into is not.
The data-center ordinance did not come back. On June 1 the Commission voted 4-0 to direct staff and legal to finalize Ordinance 2026-05 as a tiered framework — small and boutique facilities allowed at baseline, special exception for larger proposals — compatible with the state statute effective July 1, 2026. It is absent from the July 6 agenda and absent from this one. Two full meeting cycles have passed with the corpus's first explicit data-center code sitting with staff and legal. The pre-emptive coding window Minneola opened in June remains open, and no adoption has occurred to set a template for the other corridor cities.

Raw Notes

Source: CivicClerk tenant minneolafl, event 258. Agenda file ID 8408 (2 pages, "August 3, 2026 Planning & Zoning Commission Meeting Agenda," author Stephanie Emberton, created July 31 2026); full packet file ID 8409 (131 pages, 108 MB, created July 31 2026). Both retrieved via fetch-civicclerk.py --tenant minneolafl --file-id N. Packet extracted with pdftotext -layout in page ranges to avoid loading 108 MB at once. The same meeting is listed on the city website as planning-zoning-commission/agenda/planning-zoning-commission-meeting-agenda-53.
Packet structure: Item 1 summary + July 6 minutes = pages 3–10; Item 2 (Mavis Tire) = pages 11–58; Item 3 (Ace Hardware variance) = pages 59–101; Item 4 (Gentle Breeze variance) = pages 102–123; Item 5 (conservation checklist) = pages 124–131. Large runs of pages within Items 2–4 are plan sheets, elevations, photometrics, survey exhibits, notice affidavits and sign-posting photographs with no extractable text.
CivicClerk retention behavior: the Events API drops past events. Querying with $skip paging returned only 2026-08-03 forward at harvest, which is why the July 6 agenda had to come from the city website and the July 6 minutes from this packet. Harvest CivicClerk packets promptly; they do not persist in the API listing.
Mavis Tire packet exhibits name the store #2398 and an "8 Bay Double Sided" prototype (elevations and floorplan). Owner authorizations from both "CEB" and "WKB" appear as separate exhibits, suggesting two ownership entities on the parcel. Inspire Placemaking review dated July 27, 2026; a "228b Mavis Tire CU3" exhibit closes the item.
Ace Hardware variance owner entity is TOOLE ASMA, LLC, a Florida limited liability company — the July 6 minutes named only the operator, Neil Osma. Architect of record for the variance is Collin Jones of Powell Studio Architecture; Jeff Powell was the engineer at the July site plan hearing.
Item 5's exhibits are seven photographs (IMG_8683–IMG_8689) on packet pages 125–131, with no text layer. The substance of the Voluntary Conservation Design Checklist cannot be extracted from this packet; recover it from the August 3 minutes or a subsequent packet.
Agenda boilerplate again refers to "the Minneola City Council" hearing public comment rather than the Planning & Zoning Commission — the same shared template observed on the July 6 agenda.
Ordinance 2026-01 (Architectural Design Guidelines, first reading February 2) and Ordinance 2026-05 (Data Centers, directed to staff June 1) are both absent from this agenda. Neither has a recorded adoption in the harvested corpus.

Minneola Planning & Zoning Commission — August 3, 2026 agenda