Planning Commission - Regular Meeting

Call to order. Welcome to the August 11th, 2026 Planning Commission meeting. Please stand with me for a silent prayer and pledge allegiance. I pledge allegiance to the flag Anybody from the public want to make a comment about anything that's not on the agenda? I'll close that out. Let's move on to the election of a vice chairman. Do I have a nomination? Vice chair?

I nominate Eric Mock.

Eric Mock. Do you have a second?

Second.

Any other nominations? All in favor say aye. Aye. Any nos? Eric Mock. We'll have to congratulate him. That's what happens when you don't show up. Okay, then we'll move on to approval of minutes. Do I have a second?

I second it.

All in favor say aye.

Aye.

And not? Say no. And that passes. All right, the next one we have is Quadral Judicial 107 North Central Avenue, SPX. Was there any ex parte? Okay. No, no.

Good evening, everyone. My name is Amir Hamza. I'm a plan. The applicant has submitted a special exception request to permit an accessory dwelling unit located at 107 North Central Avenue. These are the vicinity and aerial maps of the subject property. The total area of the property is 0.22 acres and the 107 North Central Avenue property currently has a single family residence as its principal structure. The property has a future land use of residential low and a zoning of mixed use downtown as shown on these maps. Here's a list of special exception review standards the applicant must comply to according to the land development code. Here is the site plan of the proposed accessory dwelling unit. The Development Review Committee recommends approval of a special exception to allow the development of an accessory dwelling unit within the mixed-use downtown zoning district. The recommended motion is for Planning Commission to approve the accessory dwelling unit in the mixed-use downtown zoning district. Staff and applicant are available for further comments and questions.

Any questions of staff?

I just have a quick question. I was by the property the other day, and I see that the bathrooms, The porch was screened in already, well blocked in. Was that part of this or separate from this?

I couldn't defer that to the applicant. If you come up here, yes.

We have any more questions to ask first? Okay.

Hello, good evening.

The porch is on the- Can you give your name and address, please?

Johnny Rafael Navarro, 107 North Central Avenue, Popcar 32703. The porch is under permit. I'm just waiting for final approval. I just have to request, you know, the last inspection, but it's currently under a separate permit.

So this request does not include the porch. It's just for the garage conversion. Correct. Okay. Thank you.

Thank you.

Any other questions? Yes.

I just wanted to confirm this structure that exists will be like renovated. It won't be demolished.

No, the garage? Yeah. It's a separate garage that is detached from the main house. It will be completely enclosed.

Right. And then I know there was a public and community meeting. Can you just share some of the feedback of any of the residents, either in favor or opposition?

Nobody against. Only two people showed up, but their address wasn't even around the radius that I sent the letters to. I don't know how they got that, you know. They weren't on the list of the letters that I sent out that you showed up and, you know, we spoke about the development. All I needed for is to enclose the separate garage.

And those that showed up, they didn't have any questions or comments. They were just present to get the information. Okay. Thank you.

Any more questions? Do we have a motion?

I motion to approve the special exemption to allow a UD accessory dwelling unit within the MUD mixed use downtown zoning district, subject to the exhibits and findings of the staff report.

Second. All in favor say aye.

Aye. I'm sorry. Pardon me. I just maybe I missed it. Did we take public comment on that?

There's no public here. Just for the record, I guess we should ask. You're right. I should ask for public comment. Anybody from public want to speak on this? I haven't seen none. We'll close that out. Okay. We're good? Yeah. All right. Let's move on to number two. I'm sorry. We didn't get a vote yet. I got interrupted. All in favor say aye. Aye. Any negative, say no. And that passes unanimously. Number two is legislative ordinance number 3164, Future Land Use Amendment, Kelly Park Road Commercial.

Good evening, Jean Sanchez with the Community Development Department. This item is Ordinance Number 3164, Small Scale Future Land Use Amendment for Kelly Park Road Commercial. The applicant is requesting to change approximately 3.48 acres from county rural and future land use in progress to city mixed use. The slide shows the subject property along the north side of Kelly Park Road, east of Effie Tribe. The middle parcel was annexed within the city through Ordinance 3163, adopted on June 17, 2026. The amendment would establish one unified mixed-use future land use designation for all three properties. The subject properties within the Kelly Park interchange form based code area and currently designated as I said county role and future land use in progress, the requested mixed use designation is consistent with the KPI form based code planned in this area. The KPI area is intended to support a mix of residential, commercial, and employment-generating uses. As residential development continues nearby, this amendment would support the need for commercial services in the area. Future site-specific issues will be reviewed during subsequent development review. On April 22, I'm sorry, it's actually not. It's on April 22, 2026, the Development Review Committee recommend approval of the Future Land Use Amendment. Therefore, staff tonight recommends that Planning Commission recommend approval of this proposal. Staff and applicant are available for questions.

Any questions, staff?

The last sentence you just read around the site issues that will be remedied, can you just share with us what those site issues are?

There's no site issues, just site design standards, which are reviewed under development plan review applications.

Okay. So based on what we have now, there are no site issues because they haven't been put forth as yet. Correct. Exactly. Yes, ma'am.

Any questions for the applicant?

Similarly, I just want to, again, know, were there any – Was there any feedback from the community members or neighbors surrounding the area?

I'll defer the community meeting to the applicant to answer if you don't have any more questions for staff. Thank you.

Luke Classen, 1828 Engineering. We did have a community meeting on this property for the Future Land Use Amendment. There was a couple people reached out from the community. Not necessarily an opposition. They even stated such in their email. They were just wondering what kind of commercial was going there because we are restricting ourselves to only commercial developments within the interchange district. Because the interchange does allow, I think, multifamily and commercial, and we're excluding multifamily and saying we're not going to do that and we'll define that at the rezoning stage. but we're just looking to do commercial. And they were just wondering, and we said we're talking to multiple tenants. In addition, the property owner to the north actually came to the community meeting. I'll be back before you in a couple months. At the community meeting, after we had already applied for the annexation future land use for this parcel, she decided to come and join in with this developer. And so the development is growing. It may be a larger mixed-use development, but it'll be a separate application that recently went into the city.

And so more of an inquiry and curiosity rather than any opposition or just questions around things that could be of concern to those that were at the meeting?

There was no opposition. They really just wanted to know what kind of buildings were going in. We said the intent is to do some transit-oriented, highway-type uses, usually some quick-serve restaurants or fast food up front along Kelly Park, which is what the... this overlay district encourages and allows the kind of highway districts and then some other type of single use commercial behind it.

Thank you.

Anyone else?

Do you have any commercial tenants signed up?

There's no sign up. There's a couple different letters of intent that have been going back and forth between the developer and some of the end users. So there's a lot of interest in the site, especially with the improvements coming along on West Kelly Park Road and that close to the intersection or interchange with 429. But no one is technically signed up right now.

Can you get a Trader Joe's in there? I don't know if we're getting that parking for Trader Joe's.

Well, I think Trader Joe's thing is they don't want enough parking. I think if you go to any Trader Joe's, they always provide less parking on purpose. But that's my opinion. But no, I don't think Trader Joe's. Yeah. So we are talking to multiple. We are talking to my developers, talking to a grocer to anchor kind of the rear section to the back and then multiple parking. quick-serve restaurants, commercial, other retail up front.

And more fast food restaurants?

What, I'm sorry?

More fast food?

A couple different fast foods and some quick-serve, they call them, where it's more walk-up type of... Can we get fine dining in there?

Or can you get fine dining?

Fine dining, I would say fine dining definitely has a place in the area, but if you look at this location in the KPI one-mile radius, this is really intended to be more kind of highway, get off the road and That's not typically the fine dining. A long trip on the highway, I'm not looking to sit down and have a five-course meal. It's usually like, give me something quick. I got to get back on the road. I got to go.

Okay. All right. Fair enough. Anybody from the public that can comment on this? Seeing none, we'll close out the public section. Any other questions?

No.

Do we have a motion?

I'll get the motion. I find the proposed change in future land use destination from county rural in future land use in progress to city mix use consistent with the comprehensive plan and land development code and compatible with the character of the surrounding areas and recommend approval of the proposed change of future land use based on the findings and facts presented in the staff report and exhibits.

Second. Second. All in favor say aye.

Aye.

All no say no. Passed unanimously. Congratulations. Now we're going to the legislative ordinance 3170 future land use amendment twin fountain commercial.

For the record, Jean Sanchez with the Community Development Department. This item is Ordinance Number 3170, a small-scale future land use amendment for Twin Fountains Commercial. The applicant is requesting to change approximately 5.09 acres from residential very low suburban to mixed use. Slide shows subject property on the east side of Plymouth's Rental Road, south of Kelly Park Road, and near the Oakview Tree Park area. The property is currently vacant and wooded and is located within the Kelly Park Interchange form-based code and is near existing and emerging commercial, residential, and mixed-use development along Plymouth-Sorrento Road and Kelly Park Road. CURRENT FUTURE LAND USE DESIGNATION IS RESIDENTIAL VERY LOW SUBURBAN. PROPERTY IS LOCATED WITHIN THE VILLAGE CENTER DESIGN DISTRICT OF THE KELLY PARK INTERCHANGE FORM BASE CODE. THE MIXED USE DESIGNATION WOULD ALIGN THE PROPERTY WITH ITS PLANNED ROLE NEAR THE KELLY PARK LIMITS RENTAL ROAD ACTIVITY NODE. The property is intended for future commercial development consistent with the form-based code standards. On July 22, 2026, the Development Review Committee recommended approval of the future land use amendment. Therefore, staff recommends that the Planning Commission recommend approval of the proposed change of future land use. Staff and applicant are available for questions.

Any questions from staff? Anything?

Can you just share a little bit more about the adjacent and perimeter surroundings of this vacant area in terms of the impact to the roadways and just the existing flow of traffic and any impact this future land use may have potentially?

For mixed use, and as I understand it, based on our preliminary meetings with the applicant, they are also contemplating a multi-tenant center. Now, Plymouth's rental road is not our road. This is a road under the Orange County jurisdiction. There is a very long-range plan of widening it. It's not anywhere near the future, as I understand it. It's in Orange County's 10-year plan. On the west side of it, let me see here. It's a little bit closer to the Publix Multitenant Center. And, you know, south of the Publix Multitenant Center. There are a bunch of residential subdivisions that we've approved under the Kelly Park interchange form-based code area, which means a little bit higher density than anything outside of it. So this would kind of be a reprieve in terms of commercial services that they would need. A little bit north of that, on the north side, East corner, there was a property that the city approved and established an ordinance for rezoning for, at the time, AdventHealth. I'm not sure if that project is moving forward, but AdventHealth does own that property. And east of those, I think there's some more residential that we've recently, in the last year or two, that the city has entitled. for residential subdivisions like Spring Haven, Chandler Road, and a little bit east of that, obviously the Northwest Rec is there. You have your special exception for George Child Academy going in that area as well. So yeah, we expect Plymouth-Sorento traffic to be pretty intense. And while the city has been reviewing development reviews for development applications rather, we have asked and a lot of the developers are happy to dedicate right-of-way to the county in anticipation of the widening efforts that they have in their plans.

Thank you. And just one quick follow-up question. And so based on everything you shared with the density, with the traffic, with the 10-year plan out for the road widening, staff is looking at this as a favorable addition to the area and the overall Kelly Park interchange build out? Or do you have any hesitancy just with, you know, the commercial pieces and everything that currently exists?

Sure. Just based on our plans and we're hoping the Orange County are good partners to us. And we're doing the NOAA CAT study that you all may have heard about. This commercial in this area is definitely favorable. You have the rooftops to support it. And I really do think the residential constituents need it there. So, yeah. Okay.

Thank you.

I don't know if it's with staff or the developer. Can you go back to the, if you look at the map there, there's that little white area, which I believe has a whole mess of, it's like a substation for Spectrum. How is that going to be affected?

I'll have to defer that to the applicant. We have only really gotten through conceptual plans for the site. Do you have any other comments for staff?

Luke Classen, 1828 Engineering. We talked to Spectrum about that. You're right. It is an old station. They said they're not looking to remove that at this time. They want to keep it, servicing it. But they said they don't, in talking to them, they don't care about buffers. They don't need anything. They don't want anything. They're fine with whatever development comes around them. So we said we're looking to do a commercial development. Based on the KPI, Village Center encourages, supports a variety of residential, retail, commercial, and office and entertainment uses. We're looking to follow just with that. We're not looking to do residential, so we're fine limiting ourselves to only commercial. But we are looking to do kind of some transit-oriented kind of walkability. Think of like boutique. individual buildings with different retail and restaurant uses, mostly retail kind of uses.

Yeah, it looks like it would be a good idea to combine all that property along Plymouth Sereno where Advent Health is going to go. And that looks like a natural blend.

In talking to staff, one of the things that staff did have us do is do a roadway step out to the north and to the south. So our intention is to do that in our current concept plans that we have. we would be stepping out roadway connectivity to the north and south. In talking to AdventHealth, they're not looking to join in with our project. They're wanting to go on by themselves, but we are coordinating the access points.

Thank you.

No problem.

Any more questions for Africa? Anybody from the public would like to make a statement? We'll close that out. Who wants to make a motion?

Second. We have a second. All in favor say aye. Aye. All against say no.

And we go to the answer again. Now we go into the next. Next month, we're supposed to have a workshop for the land development code. A few things I want to try to discuss there. The first thing about is data center. So we need to come up with a definition for data centers. We need to also talk about possible moratorium on data centers for a short period of time. And we need to balance the pros and cons of a data center. The tax revenues will be helpful. The construction jobs will be helpful. Low daily traffic. The cons would be high energy demands. We need to look into that and make sure that Duke Energy can handle their demand without raising rates to our residents. And also make sure we have enough, we need to talk about the water consumption of data centers and noise and light pollution. We need to balance them all out. And anything else that has to do with the, we're basically gonna work on commercial under the land development code for now. move on to residentials later, but we want to come up with some ideas and some discussions. So you have your homework now. Hopefully the other two members are listening.

I do have a question, and maybe Attorney Hand can answer this for me. One of the things I can't find in either the comprehensive plan or the land development code is protection for the existing properties that abut these developments. You know, we've had the border lake issue. We had the clear lake issue a few months ago. Emerson Park was here. with the issues they have with Part Square. And it doesn't seem there's any type of protection for the existing entities, because it could be commercial, it could be residential.

I read somewhere in there, I don't remember where, the new developments can't have a negative value on existing.

I'm looking here at 9.3.1. I'm in dot two about violations and I don't see anything listed. So, I mean, is that something that is common in the code or is that my pipe dream that it would be in the code?

We can make a suggestion to the city council.

Yeah.

I have a question on that.

That's something you can discuss. And it's actually a question that may be more for your staff. But typically, adverse effects are dealt with issues or dealt with tools such as buffering, walls, mandatory walls, barriers, that sort of thing, in addition to use variation. And, you know, depending on the actual zoning itself and keeping the zoning with a compatible type of zoning. So those are your typical first tier defenses, so to speak. You know, anything beyond that, or if there's a creative approach or something along those lines is something we could certainly discuss. But, you know, that's what jumps to mind as opposed to, you know, something that is just saying, hey, we're trying to delete deleterious effects. That's covered, too, as well with public nuisance regulations. But not typically spelled out in the land development code per se as a condition for approval, but something that's evaluated as staff is going through and doing their evaluation of a proposed development or a proposed land use change, rezoning, whatever it may be.

Yeah, and also, Member Woods, if Section 5.8 of the Land Development Code, there's a chapter or a section in there called Neighborhood Compatibility Standards. And basically, if somebody's going to build adjacent to an existing residential, they have to ensure all these standards are met. So you could take a look at that section as well in the code.

Thank you. I'm sure Commissioner Dume will want to discuss open spaces next month. Any other comments or adjourn?