City of Winter Garden Planning and Zoning Board — July 6, 2026

Draft minutes. No standalone Minutes file has been published to CivicClerk for this meeting. The minutes below were mined from the August 3, 2026 agenda packet (fileId 1580, pages 2–5), where they appear stamped DRAFT for approval at the August 3 meeting. Item detail (zoning, acreage, code sections) is corroborated against the July 6 agenda packet staff reports (fileId 1550). Upgrade to status: approved when the approved Minutes file posts.

Meeting Overview

Type: Regular Meeting Quorum: Yes (4 of 7 members — minimum quorum) Duration: 22 minutes (6:30 p.m. – 6:52 p.m.)

Attendance

Present: Chairman Will Hawthorne, Vice-Chairman Steve Ambielli, Linda Bennett, TJ Ryan
Absent: Myron Brown (excused), Jimmy Dunn (excused), Jeff Ewing (excused)
Staff Present: City Attorney Kurt Ardaman; Planning Director Kelly Carson; Planning Supervisor Shane Friedman; Senior Planner Yvonne Conatser; Planner II Amber McDonald; Recording Secretary Ellen King
Other Attendees: Indira, Shawn and Rocpchand Mahaise (1615 Lindzlu St); Lisa Bennett (422 N Woodland St); Jose Angamaraca (615 S Boyd St); Kevin Sharp (165 E Tilden St); Robert Aguirre (1508 Scarlet Oak Loop)

Agenda Items

Item 2: Approval of Minutes — June 1, 2026

Type: Other (procedural)
Action: Approved
Vote: Unanimous 4-0 (motion by Ambielli, second by Ryan)
Notable: Finalizes the record of Ordinance 26-17, the accessory-structure and city-wide ADU code amendment.

Item 3.A: 1615 Lindzlu Street (Mahaise Lanai Screen Room) — Variance

Type: Variance (public hearing)
Location: 1615 Lindzlu Street (Parcel ID 12-22-27-1318-01-290)
Applicant: Indira Mahaise (owner)
Request: 13.2 ft rear-yard setback in lieu of the required 14.5 ft minimum, to build a covered screen addition
Current Zoning: R-1 (Residential District)
Current FLU: LR (Low Density Residential)
Acreage: 0.28 ± acres
Staff Recommendation: Approve subject to staff conditions (presented by Senior Planner Conatser)
Action: Approved
Vote: Unanimous 4-0 (motion by Hawthorne, second by Ambielli)
Conditions: Subject to staff conditions
Notable Discussion: The board asked whether the existing porch was part of the home's original construction; staff confirmed it was. No public comment.

Item 3.B: 165 E Tilden Street (Sharp Residence) — Variance

Type: Variance (public hearing) — renewal of an expired February 3, 2025 approval
Location: 165 E Tilden Street (Parcel ID 14-22-27-0000-00-013)
Applicant: Christopher Sharp (owner); Kevin Sharp attended
Request: Detached garage with 13 ft wall height in lieu of the 9 ft maximum and 20 ft roof-peak height in lieu of the 12 ft maximum (Sec. 118-1310(b)), plus a 28.33 ft front-yard setback in lieu of the required 30 ft minimum (Sec. 118-308(1)(a)) to build a covered front porch
Current Zoning: R-1 (Single-Family Residential District)
Current FLU: LR (Low Density Residential)
Acreage: 0.52 ± acres
Staff Recommendation: Approve subject to staff conditions (presented by Planning Supervisor Friedman)
Action: Approved
Vote: Unanimous 4-0 (motion by Bennett, second by Ryan)
Conditions: Subject to staff conditions
Notable Discussion: The board asked what differed from the previously approved package and whether trees would be impacted. Staff confirmed the front porch is slightly narrower to fit the existing roof line, the setbacks are unchanged, and no trees will be affected. The identical variances were approved by this board on February 3, 2025 and have since expired.

Item 3.C: 422 N Woodland Street (Bennett Carport) — Variance

Type: Variance (public hearing)
Location: 422 N Woodland Street (Parcel ID 14-22-27-9388-01-040)
Applicant: Lisa Bennett (owner)
Request: 13 ft front-yard setback in lieu of the 30 ft minimum (Sec. 118-1310(c)(3)) to build a carport
Current Zoning: R-1 (Single-Family Residential District)
Current FLU: LR (Low Density Residential)
Acreage: 0.30 ± acres
Staff Recommendation: Approve subject to staff conditions (presented by Planning Supervisor Friedman)
Action: Approved
Vote: Unanimous 4-0 (motion by Ambielli, second by Hawthorne)
Conditions: Subject to staff conditions
Notable Discussion: The board asked whether other carports exist on the street, whether they align with this request, and whether a garage is currently on the property. Staff confirmed the street has multiple carports, each granted through similar approval requests, and that two small carports built in the 1960s stand on the property now.

Item 3.D: 615 S Boyd Street (Angamaraca Residence) — Variance

Type: Variance (public hearing) — prerequisite to Item 4.A
Location: 615 S Boyd Street (Parcel ID 23-22-27-3992-00-060)
Applicant: Jose Angamaraca (owner)
Request: 50 ft lot width in lieu of the 75 ft minimum, 6,750 sq ft lot area in lieu of the 7,500 sq ft minimum (Sec. 118-396(1)(a) & (c)), and an 8.5 ft interior side-yard setback for the existing home in lieu of the required 10 ft (Sec. 118-398(b)) — to split a 100 ft wide lot and build a single-family home
Current Zoning: R-2 (Single-family)
Current FLU: LR (Low Density Residential)
Acreage: 0.31 ± acres (parent parcel)
Staff Recommendation: Approve subject to staff conditions (presented by Planning Supervisor Friedman)
Action: Approved
Vote: Unanimous 4-0 (motion by Bennett, second by Ambielli)
Conditions: Subject to staff conditions, including demolition of the existing driveway that straddles both proposed properties before the lot split can be recorded, so each lot has its own curb cut
Notable Discussion: The board asked whether the property was platted as two lots in the 1930s, whether the dashed plat line marks the proposed split, whether a dwelling once stood on the second lot and would be grandfathered for rebuild, whether neighbor letters were received, when and why the lots were combined, and whether a duplex could be built on the split lot. Staff confirmed the split will match the original 1938 plat lines with two 50 ft wide lots; a house was built on one lot in 1938 and the north lot was never built on; the lots were combined at some point; the old detached dwelling unit behind the house was demolished and would not be grandfathered for rebuild; no neighbor letters were received; historically combined lots exist throughout the city; and a duplex would currently be allowed on the existing 100 ft wide lot but is not allowed on a narrower lot without a special exception.

Item 4.A: 615 S Boyd Street (Angamarca Lot Split) — Lot Split

Type: Lot Split
Location: 615 S Boyd Street (Parcel ID recorded on the agenda as 27-22-23-3992-00-060; the variance item for the same property carries 23-22-27-3992-00-060)
Applicant: Jose Angamaraca (owner)
Request: Split a 100 ft × 135 ft parent parcel of 0.31 ± acres into Parcel A (0.16 ± acres) and Parcel B (0.16 ± acres), each 50 ft × 135 ft, allowing construction of a new single-family home while the existing home remains
Staff Recommendation: Approve subject to staff conditions; approval of Item 3.D was required first (presented by Planning Supervisor Friedman)
Action: Approved
Vote: Unanimous 4-0 (motion by Hawthorne, second by Bennett)
Conditions: Subject to staff conditions
Notable Discussion: No questions from the board or the public.

Public Hearings Summary

Number of speakers: 0 — no public comment was offered on any of the four public-hearing items
General sentiment: [not applicable]
Key concerns: None raised. Five items cleared in 22 minutes on a bare four-member quorum.

Key Signals

Winter Garden approved a re-subdivision back to 1938 plat lines — and it took three separate dimensional variances to get there. The 615 S Boyd Street split restores two 50 ft lots that were combined at some unrecorded point, requiring relief on lot width (50 ft against a 75 ft minimum), lot area (6,750 sq ft against 7,500) and an existing 8.5 ft side setback. Staff noted that historically combined lots exist throughout the city. Every one of those parcels is now a potential split under this precedent, and the constraint is a variance hearing rather than the code. For the older Boyd/Woodland/Lakeview blocks, this is the density mechanism that does not require any rezoning.
The board closed the duplex door while opening the lot-split one. Staff confirmed a duplex would be allowed today on the intact 100 ft lot but is not allowed on a narrower lot without a special exception — so splitting into two 50 ft lots converts a by-right duplex site into two single-family sites. Compare June 2, 2025 at 704 Summer Street, where the board approved a duplex on an 81.43 ft lot only after staff pointed out the owner could split and build two houses by right, then bought the outcome with a no-future-split condition. The same trade-off, resolved in opposite directions thirteen months apart, both times unanimously.
Expired variances are now a standing docket category, not an anomaly. 165 E Tilden Street re-ran an identical package first approved February 3, 2025. That follows 115 Agnes Street (re-approved April 6, 2026, originally April 27, 2025) and 216 N Lakeview Avenue (re-approved June 2, 2025, originally July 25, 2018). Three re-approvals in fourteen months, all unanimous, all substantively unchanged. Winter Garden variance entitlements carry a permit clock that outruns residential construction timelines, and the board treats renewal as ministerial. Buyers should read the approval date, not the approval.
A carport at a 13 ft front setback on a 30 ft street standard passed because the street is already full of them. Staff's decisive answer at 422 N Woodland Street was that the block has multiple carports, each approved through similar requests, and two on this property date to the 1960s. Precedent mapping is functioning as Winter Garden's real front-yard standard in the older grid — the codified 30 ft minimum describes almost nothing actually built there. This is the same instrument the board praised in the August 2025 Rahman staff report and the same absence that stalled 99 N Boyd Street in July 2025.
Four of seven members, five approvals, twenty-two minutes, no public comment — and the next meeting carries the city's first comprehensive plan rewrite since 2010. The July docket is entirely residential accessory-structure relief. Thirty days later the same board hears Ordinance 26-24 (Winter Garden 2050), Ordinance 26-25 (artificial turf) and Ordinance 26-26 (a new mandatory Zoning Compliance Review). The contrast in stakes between consecutive meetings is the sharpest in the Winter Garden record, and it is the reason the August meeting is the one to watch.

Raw Notes

The draft minutes carry a footer misdated "July 7, 2026 PZ Meeting Minutes -DRAFT" on all four pages; the meeting was held Monday, July 6, 2026 per the header, the agenda, and the adjournment line of the June 1 minutes.

Parcel ID inconsistency on the 615 S Boyd Street pair: the variance item (3.D) and the July agenda list 23-22-27-3992-00-060, while the lot-split item (4.A) lists 27-22-23-3992-00-060 on both the July and August agendas. The digit groups are transposed; recorded here as printed.

Applicant name spelling varies across the record — "Angamaraca" (minutes, agenda item 3.D), "Angamarca" (agenda item 4.A) and "Algamarac" / "Algamarca" (July packet staff-report cover sheet). Recorded as printed in each instance.

Robert Aguirre (1508 Scarlet Oak Loop) signed in but is not recorded speaking on any item.

Three members excused left the board at exactly four — the minimum for quorum. Every vote was 4-0.

Sources: draft Minutes embedded in the August 3, 2026 agenda packet (fileId 1580, pages 2–5), CivicClerk tenant wintergardenfl, agendaId 1215; item metadata corroborated against the July 6, 2026 agenda packet staff reports (fileId 1550, agendaId 1208, event 462). Text extracted cleanly; no OCR required.

Winter Garden Planning and Zoning Board — July 6, 2026 minutes