Planning Commission - Regular Meeting

Phil, this is Melissa. She's going to be the new me. This is Phil. He's the chair of our board.

at 6 PM. So, let's go ahead and get started. All right. First, we will stand for the pledge of allegiance. I pledge allegiance to the flag of the United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. All right, Madam Secretary, would you like to do roll call? Sure. Chair Philip Lantry, present. Vice Chair Russell Alexander, here. Member Nanette Douglas, no longer on the commission. Uh, member Don Grisby, present. Member Ruby Bridgefor

here. Dy Snyder, no longer on the commission. Megan Marshall, excused absence. Mr. Chairman, we have a quorum. All right. Excellent. Well, welcome this evening. Uh, first order of business is approval of the minutes from the planning commission meeting held on January 20th of 2026. Uh, did everybody get a chance to review the minutes? Are there any questions, comments? If not, uh, could I get a motion? I move to approve the minutes from the meeting of January 20th, 2026. Second. All right, we have a first and a second. All in favor of approving the minutes? I I All right, passes 40.

Minutes are approved. All right, first ordinance is number 2026-01, Neo City South, phase one, CPA25-000018. Uh I would assume that we would like to read these in together or no. Okay. Next one is on here. You can hear me. Okay. Yes. Yeah. So yeah, we're going to read both of them together. Um let me start by saying that this is Let's go ahead and let read. Oh, I'm sorry. I apologize.

No problem. No problem. All right. So the second one is ordinance number 2026-02 also need neo city south and that is a zoning map amendment ZMA25-000024. Thank you.

Okay. Uh thank you. U and this is uh the first phase of Neo City South. Uh as you may all as you all may recall a couple months ago or a few months ago uh we approved our future land use element which I'm pleased to say was actually we received a letter from the state today that it was actually approved. So, you might remember that we had a um temporary delay because the state had some objections based on uh Senate Bill 180. Um and and that's a kind of a complicated issue for us to go into. That created a situation where uh we wanted to have this project as a backup in case we got bad news from the uh state. So what you're seeing in front of you here is I'm going to say a matter of procedure. So we can have this uh in case anything happens. Technically the state uh we received the notice from the state last week. So it's going to take about 30 days because before it becomes effective. We're keeping this as a backup. So I want you just to keep that as a reference um um for what I'm about to tell you. So this is part of the nail city south. The overall nail city project uh is an initiative from Oella County and uh and the and the city working in uh conjunction to create opportunities for um high-end u business development opportunities. The current future land use for this property is medium density residential and this is in the approved uh future land use that precedes our our latest 2045 that just u got approved by the state. The proposed future land use is industrial uh zoning is agriculture and conservation from the county uh and it would change to professional uh in the city. The development is compatible with surrounding areas and there are no adverse impacts in city facilities.

Again, this is a generic our general overview of the area. And what you're going to notice right away is that the uh Cross Perry Parkway alignment uh goes right into the center of this property. The curve that you see on that property comes from the another case that is under review at this point u for a lot reconfiguration. Once city gets approved, part of the uh or now city south gets approved. Part of what we did uh in the um uh in the policies of the nail city um of the employment commercial for this area was that this type of reconfiguration could be done administratively uh and to allow us to have the flexibility and the um responsiveness that are needed for us to uh when when an opportunity comes that we don't have to go through a lengthy approval process for a simple lot reconfiguration. So what you're seeing here is one example of those uh we had 20 acres that have been carved for a healthc care facility uh that is going to u that is going to hopefully be located here and that is going to get matched uh to the south with another project called cross prairie village that is already under review as well. the current future land use as you can see here's MDR and uh if we were to proceed with this case it would become an industrial uh parcel and industrial in this case is the future land use designation but really what matters is that uh it is a P uh or professional zoning so I'm just going to go back here currently it's agricultural and the P zoning um is required uh because of a series of um metrics like height and setbacks and so forth that was the most appropriate for this type of healthcare facility. Um and uh with everything that I just told

you, uh I'm going to reiterate that this case is most likely going to get uh probably pulled from our agenda if within 30 days the future land use becomes effective because at that point this will automatically receive the new future land use and new zoning that is already approved with the overall um city uh future land use. Uh so our staff uh we have recommended I'm sorry we have reviewed uh this application on or before u the 17th of January of 2026 recommend approval and our requested action is for the approval of ordinances uh 202601 and 20262 and I'm available if you have any questions.

All right. Well, thank you for that uh explanation and clarification. Uh does did everybody follow that? Does anybody have any questions? Okay. And and I'll be happy to explain in greater detail. I I don't know if it's if you want more technical information or not, but I'll be happy to expand on anything if you need it. Thank you. Everybody seems to be good. Uh okay. So then at this time we'll allow for public comment. Uh it doesn't appear that anybody's in the audience. Is there anybody in the audience that would like to comment on this?

I'm Ray Stangle. I'm the administrator for the community development department for OciOla County and applicant on it. Uh we certainly support uh staff's position. Um just wanted just to add a little bit the reason why we're needing the backup plan. We we do have a contract for purchase on the 20 acres. Uh it is Advent Health. So I wanted to let you know that. Um and um they're going to start off with uh emergency care and then grow it into at least an 80 bed hospital. So that's our agreement with them and um it can only be used for a hospital. We're selling it to them for a hospital in urgent care and that's what our contract says that um they have to keep that I think for 20 years. So they can't flip you know get their zoning and land use and then flip it for some other use. So so the the manager and the board are very careful that you know they wanted a specific purpose. So, we have a contractual obligation that we need to have the land use and zoning in place. So, that's why we have it as a backup plan as as staff uh indicated and we um love your support. Thank you.

All right. Thank you. Anybody have any questions? Okay. At this time, we will close the public comment session. Any other questions, concerns? Okay. Like to call for a motion. I'd like to make a motion to approve ordinance number 202601 CPA 250018 based on the 16 based on the 16 findings development code within a land development code. Second. We have a motion and a second. All in favor? I I

I All right. Motion passes. Uh, next one. Do I have a motion for the ordinance number 2026-02? I'd like to make a motion for ordinance number 2026-02, Neil City South, phase 1, ZMA25-000024. I'd like to uh recommend approval of the ordinance uh based on the 16 findings within the land development code. Second. All right, we have a first and a second. All in favor of recommending approval, say I. I. I.

All right. Motion passes. All right. So, next one we have is ordinance number 2026-03. Uh, this is an annexation uh number 25-000022. Mr. Chairman, the the staff may want all three of the matters read. Yes. Would you like all three? Yes, please.

All right. So, that was for the annexation. Uh the second one is ordinance number 2026-04. Uh this is for the comprehensive plan amendment and this is CPA25-000013. And the third one is ordinance number 2026-05. This is for the zoning map amendment and it's PUB 26-00001.

Good evening. Ralph Keith, associate planner with community development. The case before you tonight is for annexation comprehensive plan amendment and zoning map amendment for the project known as Bur Oak Boulevard commercial. The request meets both statutory requirements and consistent with our joint planning agreement with Ocola County as well as the subject properties are currently a part of the live oak plan unit development located to the south of the property. They were brought in brought into the city by PUD 244 which also annex all of the residential parcels to the south. The current future land use is commercial county. The pending future land use is commercial city. The existing zoning is PD plan development with within the county. The proposed zoning is PUD plan unit development city. the the development is compatible with all the surrounding areas and the facilities will have no adverse impacts on on the city. Here is a graphic representation of the existing commercial future land use as well as a graphic representation of the existing plan development zoning. Here is a graphic representation of the proposed commercial feature land use as well as a graphic representation of the proposed plan unit development zoning. Honor before January 12th, 2026, staff recommends approval. Likewise, is recommended that the planning commission approve ordinance 2026-03,

2026-04, and 2026-05. Staff and the agent are available for for any questions. All right. Thank you. You're welcome.

Do we have any questions for staff about any one of the three ordinances we're reviewing? I just have a request. I don't know how difficult this would be, but in the in the past, the slides that have been shared have had the legend showing the various uh either future land uses by color or,

you know, the zoning by color. Yeah. Could we add those back? I mean, I know you're probably trying to zoom in to just that one area, but it's helpful for us to see the legends so that we can look at the surrounding uh areas and and know like what the other, you know, future land use or zoning is. Definitely. Our staff can take a look at that. All right. I appreciate it. Now, your map should be labelled. Can you go back to the map? You should be able to see Oh, it's just too small to read. Uh he's suggesting that in the legend we have the colors. So the red for highway business and the purple for plan development. Yeah. Just it it will help the planning commission understand like the context if you will.

Thank you. Yeah. I appreciate it. Anybody else have any comments, questions? Okay. Uh at this time we will open up public comment. Is there anybody in the audience that would like to comment? All right, we don't have anybody. So, at this time, we will close the public comment and allow for discussion between the planning commission members. I know you guys have some burning questions here. Don't, you know, afraid to ask. Pretty cut and dry. We got plenty of time here. We got plenty of time. Nobody's in a rush. This is the time to ask your questions. Let's

follows existing uh it's uh I just had the word existing entitlements right from the county. It matches what's coming from the county. You already got the entitlements.

John Adams RJWA Inc. CMI Florida 347 or 8 Broadway Florida 34741 uh agent for the applications. Um just thought I was getting called up separate instead of public comment. Uh yes, it's the exact same entitlement. So within the county currently, it's actually a part of the PD that was annexed in 2024, all that residential. So it's exact same land use zoning with that PD, all the same uses that are allowed already within the county. It's just now they want to market the property and actually develop it per your JPA, they have to come over to the city to do so. And it's a I see it's got it's got conservation land next to it and it's got like a function.

So that conservation's all a part of that existing PD as well. So, it's actually three parcels. It's two on the west side that are, you know, one to the southwest is really undevelopable. It's just too skinny. That one on the northwest is likely undevelopable unless it developed with something that was approved for highway business uh recently uh that was brought into the city. And then on the east side, there's a 4.46 acre upland parcel uh that's got commercial entitlements on it. And per that PD, it's 10,000 square feet per acre. So there was 15.1 uh acres of commercial within that PD for 150,000 plus uh commercial entitlements, but some of that on the northeast side uh ended up being a FDOT pond. So some of those commercial entitlements went out on the northeast side of that conservation area on 192. So that 4.46 four six acre could essentially develop to 44,600 square feet.

Okay. Can we bring back the slide one of the slides for the uh Yeah, that's fine. Yeah, it's it's listed PD here and it's conservation. Both these areas are currently in the county, correct? All all three of them. Yeah, there's but we're only we're only looking at annexing the one that's outlined as the subject property. Is that correct?

The there's three parcels a part of this application. Yes. They get split by Buro. There's one on that northwest side of Buro, the larger one on the east side, and then the small little triangle that at one point was all one parcel but got severed by Baroque. And so the area west is already in the city limits, right? That HB highway business was recently uh approved last year and annexed it. I recall that. Yeah.

And the rest of this PD except for that conservation section where it's the light blue PD is still in the county. What is PD versus PUD? Planned planned development and planned unit development. just because it comes into the city. It's just a different term. It's just different terms. Okay.

Is that small triangle at the bottom left, is that even large enough to to develop anything on there? No, it's not. But it's under the same ownership and per ordinance, we've got to bring it over. It's I think landscape buffer currently and it'll remain that. You want us to dig up any other questions there, chairman? That's up to you. No, we've got got the whole night ahead of us. I think some people like to call my anniversary. Oh, I'm sorry.

I'm very sorry that we're cutting into your anniversary. All right. Well, um, if we don't have any questions, other questions, then I'd like to call for a motion. I'd like to make a motion to approve, uh, recommend approval for ordinance number 2026-3 based on the 16 findings within the land development code. Second. All right, we have a first and a second. All in favor of approval, say I. I. I. All right. Motion passes. Uh, can I get a motion on the second one?

Surely. I'd like to make a motion to approve, recommend approval of ordinance number CPA25. Oops, no. Ordinance number 2026-04 based on the 16 findings within the land development code. I have a second. Second. All right. I have a first and second. All in favor of recommending approval, say I. I. I. Motion passes. And do I have a motion on the third? I would like to also make a motion to recommend approval of ordinance number 2026-05 based on the 16 findings within the land development code. Do I have a second? Second. All right, I have a first and second. All in favor of recommending approval say I.

I. I. Motion passes. All right. Uh that is all of the ordinances that we have on our agenda for this evening. Our next planning commission meeting is scheduled for March 17, 2026 at 6 PM. Uh, somebody like to make a motion to adjurnn. Before we do that, I do want to just make sure I will be out of town then. So, I know I will not be here. So, just so you ladies have to work on that, but I would also like to make a motion to adjurnn. Second. All right, we have a motion and a second. All in favor of adjourning, say I. I. I. Meeting adjourned. You'll have no