LAKE COUNTY

Clermont, FLSignal 78
Groveland, FLSignal 68
Lake County (Unincorporated), FLSignal 80
Leesburg, FLSignal 72
Mascotte, FLSignal 58
Minneola, FLSignal 79

POLK COUNTY

Davenport, FLSignal 62
Haines City, FLSignal 67
Lake Wales, FLSignal 70

ORANGE COUNTY

Apopka, FLSignal 76
Maitland, FLSignal 58
Ocoee, FLSignal 75
Winter Garden, FLSignal 74
Winter Park, FLSignal 64

SEMINOLE COUNTY

Altamonte Springs, FLSignal 69
Lake Mary, FLSignal 56
Oviedo, FLSignal 67
Sanford, FLSignal 74
Winter Springs, FLSignal 71

View all 19 places

Corridors▾

SR-429 Western Beltway Corridor
US-27 South Lake Corridor
View all corridors

Readings▾

Maitland PZJun 4, 2026
Lake County (Unincorporated) PZJun 3, 2026
Clermont PZJun 2, 2026
Clermont PZJun 2, 2026
Winter Park PZJun 2, 2026
Minneola PZJun 1, 2026
Minneola PZJun 1, 2026
Winter Garden PZJun 1, 2026
View all readings

Patterns▾

CONFIRMED

The Grandfather Windowconfirmed · Signal 87
City-County Jurisdictional Frictionconfirmed · Signal 84
The Cross-Corridor Legal-Counsel Networkconfirmed · Signal 82
The Quiet Revolution on Highway 27confirmed · Signal 82
The Six-Month Board Flipconfirmed · Signal 82
The Adaptive-Reuse-Friendly, Arterial-Density-Hostile Filterconfirmed · Signal 80
The Self-Storage Canaryconfirmed · Signal 78
The HOA-Municipal Interfaceconfirmed · Signal 76
The Three-Ordinance Industrial Annexationconfirmed · Signal 76
The Bellwether Gas Stationconfirmed · Signal 72
Recovery Residences Regulatory Pre-codingconfirmed · Signal 72
Large Votes, Small Crowdsconfirmed · Signal 70

CANDIDATE

The Surface Migrationcandidate · Signal 76
The Privatized-Governance Reckoningcandidate · Signal 71
The Shared-Counsel Substratecandidate · Signal 71
The Water Gatecandidate · Signal 71
Board Abolition Over Board Overridecandidate · Signal 68
Food-Truck CUP Cadence Forces Text Amendmentcandidate · Signal 68
The Commission-Board Philosophical Inversioncandidate · Signal 64
Voluntary Annexation as Jurisdictional Toolcandidate · Signal 64

The Pattern Atlas

Entities▾

PEOPLE

Commissioner Robert BainPerson · Former Clermont Planning & Zoning Commission Chair
Commissioner CramerPerson · Clermont Planning & Zoning Commission member
Commissioner HoisingtonPerson · Clermont Planning & Zoning Commission member
Commissioner MayPerson · Clermont Planning & Zoning Commission member
McGregor Love, Esq.Person · Land-use attorney at Lowndes, Drosdick, Doster, Kantor & …
Commissioner TidonaPerson · Clermont Planning & Zoning Commission member

ORGANIZATIONS

Advent HealthOrganization · Healthcare anchor — Minneola 80-bed hospital (late 2025) …
DPZ CoDesignOrganization · New Urbanism planning consultancy, Clermont downtown form…
Lake County Schools DistrictOrganization · Public school district whose enrollment capacity function…
Strong Towns ClermontOrganization · Local civic advocacy group aligned with national Strong T…
Clermont Planning & Zoning CommissionOrganization · Municipal planning board, Clermont Florida — the Professi…
Groveland Planning & Zoning BoardOrganization · Municipal planning board, Groveland Florida — the Identit…

LEGISLATION

Florida Live Local Act (CS/SB 102, 2023)Legislation · State preemption statute for affordable housing, the larg…
Wellness Way Design Standards (2022)Legislation · Clermont form-based design code, the cardinal pre-line co…
Clermont Ordinance 2026-013 — Certified Recovery ResidencesLegislation · City of Clermont text amendment aligning Chapter 125 with…
Groveland Ordinance 2025-25 — Agrarian CodeLegislation · First adopted element of Groveland's Eco-Agrarian Lifesty…
Florida SB 954 — Certified Recovery Residences (2025)Legislation · State amendment to FS 397.487 forcing synchronous municip…
Minneola Ordinance 2024-10 — Live Local Act RegulationsLegislation · Most aggressive Live Local Act defensive ordinance in the…

PROJECTS

Wellness Way Master PlanProject · 15,500-acre master-planned development, Clermont
Olympus — Clermont Sports/Wellness/Lifestyle CommunityProject · Largest single development anchor in the corridor — $2B s…
Kohl's at 12305 US-27 — Clermont Voluntary AnnexationProject · Flagship US-27 corridor annexation, leverage for adjacent…
Christopher C. Ford Commerce ParkProject · Lake County's standing employment-center anchor — the Com…
Langley Industrial Park — Republic Drive AnnexationProject · Second three-ordinance industrial annexation into Grovela…
Brighthill Phase 2Project · 147-acre annexation into Groveland Village Core/Center/Ed…

The Decoder Index · 68 entities

Briefs▾

RECENT

The June 2026 Windowgrandfather-window
The Water LineThe Water Line
The Bellwether Gas StationThe Bellwether Gas Station
The Self-Storage CanaryThe Self-Storage Canary
The Beltway DoppelgangerThe Cross-Corridor Legal-Counsel Network
The Defense CoalescesThe Defense Coalesces
The FilterThe Adaptive-Reuse-Friendly, Arterial-Density-Hostile Filter
Annexation as Governance ToolAnnexation as Governance Instrument

DEEP READS

The June 2026 Windowgrandfather-window
The Citrus Grove Road / N. Hancock Road Cluster Forming in Real Time
The Hancock Road Coupled System
The US-27 Annexation Mapvoluntary-annexation-jurisdictional-tool
The Bowersox Engineadaptive-reuse-friendly-arterial-density-hostile-filter
The Lowndes Drosdick Network
The Rose/McCoy Hypothesis
The Four-Axis ReadingThe Quiet Revolution on Highway 27

View all 29 briefs

Watch▾

Hartwood Marsh Road widening construction beginsMay 31, 2026
HB 927 qualified-contractor registry adoptionJul 1, 2026
Lake County Board of Adjustment dissolutionJul 1, 2026
SB 180 — the real sunset (June 30, 2028) and the litigation that may end it soonerJun 30, 2028
Dissolved-HOA orphaned infrastructure — how the corridor improvisesPending
Resolved · SB 180 self-expiration — all four cities enter adoption windowsobsolete · Jun 4, 2026
Track Record
View The Watch

Method▾

MethodHow we read the field
SourcesProvenance and pipeline
AboutThe observatory
Built by MainThreadThe studio behind it
ChangelogRecent shifts

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The Observatory

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The Watch

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