Planning Commission - Regular Meeting

Does that Yeah, it does. But we were stationed there for four years. Okay.

Believe me, I was ready. It was so cold. That's day that name sounded familiar.

Yeah. Yeah. Well, when when you live there, you learn to hate the blackout curtain. You just hate your bedroom window. I read the gender. You read that because you know light comes to the crack. Yeah. You never really can get that real sleep. So you you just tape you just have to tape the tape the thing. And we stay in a military base. So we had those green shutters.

Tape them down. Check it. I'm 5 seconds. But it is beautiful. Oh, I'm only seven seconds. Wow. Everything's all pretty good. All right, everyone. It's 6 pm, so we're going to go ahead and get started. I'm going to call this meeting to order. Please stand for the pledge of

allegiance. I aliance 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. Thank you, Madam Secretary. Please call roll call. Chair Philip Lantry, present. Vice Chair Russell Alexander, present. Member Nanette Douglas, here. Member Don Grisby, present. Member Ruby Bridgeworth, present. Member Dy Snder, present. Member Marshall, present. Mr. Chairman, we have a quorum.

All right. Thank you. All right. First order of business is approval of the minutes from the planning commission meeting held on September 16th. Do we have any discussion? Has everybody had a chance to review those minutes? Would someone like to entertain a motion? I move that we accept the minutes. Okay, we have a motion to accept. Do I have a second? Second. All All in favor say I.

I. I All right. First action item is resolution number 2025-139R which is DMI business park and that's CNU25-00005 Good evening. Ralph Keith, associate planner with community development. The case before you tonight is for a conditional use for the project known as DMI Business Park. Case number CNU25-00005, resolution number 2025-139R. Currently there is a future future land use of industrial as well as employment which was approved October 9th via the future land use element. The existing zoning is I1 industrial. The proposed conditional use is a place of worship and the I1 zoning. Proposed operation times Wednesday evenings starting at 7:00 p.m. Sunday mornings and some afternoons starting at 10 and or 12. and the proposed capacity is 30 members. Here is a graphic representation of the future land use showing the I1 uh future land use. And here's a graphic representation of the zoning. Here is a graphic representation of where the place of worship will be

located. It will be located in building one honor before September 25th, 2025. Staff recommends approval of resolution number 2025-139R with the following conditions. One, the approval of the requested conditional use does not constitute the approval of the provided concept plan. Changes to the site will require approval of a site development plan and any additional approvals required by the land development code. Two, no reduction in parking shall be permitted. Three, sorry, this approval is for this place of worship. The upper room sanctuary church only. Upon this church leaving the subject property, the conditional use shall expire. Four, for as long as the use permitted here here continues. In the event that stacking or standing of vehicles encroaches into the public right of way or otherwise interferes with flow of vehicular traffic as determined by the city, the resolution may be brought back before the coun before the city council for review and consideration of additional conditions to address traffic issues or possible re-recion of rights granted here under imperortality. Likewise, is recommended that the planning commission also recommend approval of resolution number 2025-139R with the with the conditions as stated by staff. Uh staff in the applicant and owner are available for questions. Thank you. Is the applicant present and would you like to speak?

Not this time. Okay. I have a question then while you're up here about condition number I think it was two. You could go back to that slide. No reduction in parking. Uh could you go back to the um concept plan? I'm just curious how many parking spaces there actually are here. Come on in.

Hi, I'm Danny Martinez. I'm the owner. Um, there's seven per building and then I have additional parking will be in later on phase two if we need it. But the way it's set up right now, it should work out just fine for the amount of parking stalls per building. So, they're not going to be parked out in the street or anything like that. So, What is the What are the building sizes? I was just trying to uh 70 by 30 2100. And they're just going to be in the one building, right? Yeah.

So, are there other parking spots available to you during this? Yeah. Is that what it is? At at the hours they'll be working or worshipping and then the other hours that the other tenants do. It It'll all work out fine because they're all working different hours.

Okay. Anybody else have any other questions? Just to make sure I'm clear that we'd be like a maximum of 26 parking spots with two handicap spots and that should be enough to accommodate unless the other people are using their spots according to the city. um I don't know what you call it, but yeah, it's four to a stall per car is the way they do it. So, there's there's more than sufficient parking. And like I said, I'll be putting in phase two here pretty quick. And you'll have additional parking on phase two, too. A lot more parking stalls going in there.

What he's saying is that the it's the requirement is one parking space per four occupants. Yeah, I think that's what it is. something like this.

Good evening. Uh Marcus Bashan, deputy director um for community development and we have discussions, we've had discussions internally uh our team because um the requirement I believe is actually one for every three attendees. Their capacity is kept out for the church uh in this particular application for 30. So they would need potentially 10 parking spaces. Um however uh we are also going to discuss with the applicant that for the next phases that we do uh have a complete account for the whole project and to make sure that everything that is planned for phase one and phase two is accommodated. So you are correct that uh we need to make sure that this is looked in a holistic way if you will. Okay.

Thank you. Any other discussion? I have a question. Under the um public notice, one of the comments made was regarding a proposed installation of a fence. Is that part of the conditions? No, I don't know. Um come again. You said the notice. It said here under the public notice um there was a comment received from the public regarding the proposed installation of a fence on the northwest side of the property to restrict access during dismissal at the time of this report's distribution.

Um staff is not aware of that comment. I wasn't either. Uh but we can discuss with the applicant and owner because they are in the process of phase two. So we can discuss with staff whether or not that condition is needed. Yeah, I mean we'll look into that as we hit phase two, but right now you don't it's all industrial R1, so it doesn't need a fence right at the moment. And it, you know, because of the size of it. Any other questions? All right. Then at this time, I would like to allow for public comment. Would anybody in the audience like to make any comments on this action item? Okay. At this time, we will close the public comment session. Are there any other questions or discussion by the commission?

Mr. Chairman, just a reminder to the commission members, it's a conditional use application. So whatever motion is forwarded would include the recognition of consideration of the six factors under the land development code and in this case uh uh consideration at least from staff of the conditions that they suggested the four conditions right there are four in the presentation. Yes sir. All right with all that being said I have no other discussion like to call for a motion.

Okay. Um, I would like to make a motion to recommend approval of resolution number 2025-13R based on the six factual matters within the land development code. The conditions do, Miss Douglas, do you also wish to include the conditions that were proposed? Yes, including the four conditions that were provided in the presentation. Okay. Okay. We have a motion to recommend approval. Do I have a second? Second. I have a motion and a second. All in favor? I I of approval, I should say. Thank you.

Anybody opposed to approval. All right. Motion passes. 5-0. Passes 5. Yes, sir. Okay. Action item B is ordinance number 2025-67. This is a planned unit development zoning district or they're applying for a plan unit development. It's called Harvest Grove and this is PUB24-0000005.

Good evening once again. Marcus Bastian U community development uh deputy director. As um was already mentioned, this property is or this project is the Harvest Grove PUD preliminary master plan and final master plan. Uh the property has approximately 17.35 acres. Uh and it was annexed into St. Cloud earlier this year with ordinance 202512. It has a future land use of medium density residential also by um ordinance 202513 earlier this year and it has uh proposed zoning of uh PUD which is planial development. The proposed development program for this property is 136 uh single family attached units uh with 60 of them being front loaded uh units and the remaining 76 uh rear loaded. Uh the proposed density is 7.97 units per acre which is below the threshold of maximum density of 10 units uh dwelling units per acre which is the maximum for MDR future land use. Um they uh the applicant has also supplied or is also in the process of having u uh PSP reviewed uh which is not under consideration tonight but that is for the uh preliminary subdivision plan and final master plan that is PSP 25002. Here we see an aerial photo of the site. Um it is located just uh south of Line and Lee Road and um west of Buffin Road. Here we see um depiction of the future land use that is MDR. Um I will mentioned that this is actually the

future land use that just got adopted by our uh city council about u two weeks ago. Uh yes. So so this already shows the new designation. The only difference from the uh old one in this case is you see the two little properties to the north that have JPAL LDR. This is a new designation in our uh future land use code. This is the existing zoning. Um and you can see that uh three of the four parcels have an R1B uh designation with a fourth one pending which was uh subject of a prior annexation where we don't need to uh allocate uh immediately the uh zoning. However, uh this designation will change to PUD if it gets approved uh and so the whole property will become a planned unit development. This next image shows um and the north here is rotated to your right. Um so north is uh where the uh proposed plan text box is and it shows uh the uh town homes that are um rear loaded are the purple ones. Uh they're 20 by 120. And then it also shows the 25 by uh 90 front-loaded town homes that are in red and the remaining tracks are in green open space and then the pond track is shown in blue. Uh there's also a rideway dedication uh towards the east side of the property along Puffin Road. A little bit more on the background of this project. Um uh and this is all uh this is not the staff's opinion. This is we're just literally uh taking from the

applicant's narrative. So um the proposed PUD includes Florida Florida friendly landscaping and enhanced buffer with a level of mature vegetation and planting enhanced landscaping to be installed along Puffin Road. enhanced buffer uh uh along the entire perimeter with a 25 foot minimum. Enhance building separation between the town home units. The code requirement is uh 10 ft and the separation provided is 15 ft. Um additionally we have uh community safety to be enhanced via loop uh uh internal street network with emergency access without need for hammerheads or turnarounds or culacs. uh the pedestrian and uh bicycle friendly amenities that are provided to the site and the construction of Puffin Road from the proposed development south property line to the north. Finally, uh open space is provided in excess by 22% uh u of the minimum open space requirement. The required open space is four uh acres and the development contains 5.21 acres of open space. uh building elevations, wraparound architecture standards on secondary facads and alternate facads to create a visual variety uh in the community and all internal streets will be privately maintained by the homeowners association. Lastly, um the project provides enhanced amenities for our community. Uh that includes 36 acres of trails, uh in addition to sidewalks, um workout stations, benches, um park or a dog park, playground, swing set, and connected sidewalks, sidewalks, sorry. Uh our staff recommendation is that um

on or before August 19th uh staff recommends approval of PUD zoning preliminary master plan final master plan for ordinance uh 202567 identified as Harvest Grove PUD also known as uh or formerly known as Nona Town Homes uh PUD 24005 and the recommended action is that um uh per section 133B1 one of the land development code. Planning commissioner shall review annexation land using zoning petitions and submit any submit its recommendations to the city council based on the 16 required findings of fact in section 133 C2A of the land development code.

Thank you. Thank you. Is the applicant present and would you like to speak? Good evening. Uh Cameron Hindle with Hansford Walter Associates and I'm here to answer any questions you guys may have. Thank you. Does the commission have any questions for staff or the applicant? I feel like I do, but I don't know what to ask. All right. So, I'll I'll get started here. I have a couple questions. Um,

could you go back to the slide showing the master plan? I would love to if the clicker works.

Yeah, this is good. Uh so it shows a connect connection to Gold Crest Drive which I believe connects into the existing neighborhood. Uh and then also three connections to Puffin Road. So my question is is it in fact connecting to Gold Crest Drive and then Puffin Puffin Road is that going through to 192? I don't believe it does now. Is that also part of the project or I I seem to recall that that was an agreement or something.

Puff and road with this project will be improved to a current intersection for the city code, excuse me, from Millian Lee to the south uh project boundary. Um there are other projects that were approved um through the city south of us um which was exchange apartments and then there's a commercial piece that's coming in. There's currently an approved plan through those through OciOla County to extend Puff and Road to 192. Um so whenever those projects move forward with construction, Puff and Road will extend down to 192, but not with this project. Okay. So the entrance and exit from the development is through Gold Crest Drive or Puffin Drive to the north. That correct? Correct.

Okay. Majority would go, I would assume, would go through Puffin up to the Lee Road. Um, however, there is a connection that we're required to make um through the city code to Gold Crest, which is the River Crest uh community to the west. Okay. Uh my second question is um somewhere in the presentation, it said something about not having turnarounds, but when I'm looking at this proposed plan on the top right, it appears that there would it would require a turnaround. is that

that there is we provided with in future steps with the PSP and the construction plans a turning plan for fire trucks, trash, pickup. Um the road per the code, the road doesn't have to have a hammerhead or culac depending on the length

and we're within that tolerance. um which is why that doesn't have but we have proven with the lift station down there and with firet truck that they can get in and get out. Um there was other question you had about the entrances on Puffin Road. Um the two alleyways that are between the regular units are entrance only. Um so they'll be entrance only from Puffin, but there won't be traffic going back on to Puffin through those roads. So it's only the middle. There's there's there's technically there's five connections to Puffin. There's three roads and then there's two alleyways. I see. The alleys are one way entrance only and then you have the three connections to Puffin.

Right. Okay. Yeah, I can see the arrows now. Thank you. Cool. Anybody else have any questions? Yeah, it looked like there was a buildout date of 2028 for this said in the documents. Yes. When does it start? When's it proposed to start? Sure. Sure. You'll have to come to the microphone. Might want to raise that microphone up a little bit just so it's clearly audible. Thank you.

Uh it's proposed to start whenever we get our construction plans approved. We have to get our zoning um which is here tonight. Um the PSP has to be approved and then eventually our construction plans will have to be approved. Um the you know and then the developer would like to move forward as soon as possible after that. [Music]

Thank you. Any other questions? All right. So it was puff and ro. It was the puff and ro from before. That was the the question. So, I'm good. All right. At this time, I'd like to allow for public comment. Do we have anybody in the audience that would like to speak about this ordinance? Just a reminder to stay close to the mics. I know it's a little awkward tonight, but we want to make sure we have a clean record for our clerk and for the for the record. Thank you. Thank you.

All right. I don't see anybody, so I will close public comment at this time. Do we have any other further discussion questions? Yes. Part of this part of this package that came with this showed that it would add traffic burden to RPC road which is already over capacity. Is that correct? Um I actually do not know that information. I have not reviewed their traffic long but it's in there. Yeah. And I apologize. I I it's literally my second month, so I haven't reviewed the entirety of of the package, including the traffic impact.

So, what is the plan for Nokusi Road? Because even though it's a minimal impact, this one's a minimal impact and the next one's a minimal impact and the next one's a minimal impact.

The the TIA is uh provided by the traffic consultant who does the reports. As you see in the larger report, um it's submitted to the county for review for methodology. It's reviewed city submitted to the city. Um and any impacts that are needed to be remedied are are provided in that report. So in that report, it does not show needing to make improvements road. And Mr. Alexer, I just would like to add that um even though I haven't reviewed this particular traffic uh impact analysis, uh what what we all do whenever there's a project like this is that they have their proportion proportion share of impacts, right? So they they do pay for their share of any improvements that are necessary. So they might not need to do anything right now but each one of those minor impacts uh that you mentioned they are still paying into the system and the idea behind uh the proportion share is that they uh together all of that will amount to the necessary improvements that we have in Narusi. And I understand the Narusi right now um uh nobody really enjoys it. Uh I myself take it twice every day. Uh

it's the same I do and then we hear we keep hearing the same thing but it it's always the same thing and it's always another minor impact and a minor impact. Well I think that's you're right Russell that's just the nature of our growth and that's why the city is making the plans but this is also the final stage. I mean we talked about that way back whenever the the initial one was was already approved. So

when we talked about it in the initial one, we talked about that the traffic plan will come when they do the PUD which is now because at that time when we talking about annexing we're not supposed to talk about the traffic because we don't have the reports for the traffic. So now that we do it just it seems like you have the 16 findings that you have to go by and one of them is does it adversely affect the neighborhood? Yeah. every time we add another house on it, it's going to impact some because more people are moving in. But I I mean that's why we have the other plans for additional changes.

So I don't know how at this point you tell somebody you can't build now because it's your minimal, but the other minimals were okay. I think that's the hard part. Well, to Russ to Russell's point, the we reviewed the annexation, I don't know if it was annexation or future land use change a year ago or so, and we had concerns then about Puffin Road. I think we have concerns about every single thing that is being built throughout the city. Well, no, it's it's not just that. It's when you have a community of this size and this many units, it creates a lot more traffic and you know, you just have to be concerned about where how does the traffic get in and out,

right? If I could, Mr. Chairman, just in in looking at the specific language of the factor that um Mr. Alexander is referencing it's the proposed change will create or excessively increase traffic congestion or otherwise affect public safety. That's the that's the wording of that particular element. So for whatever discussion amongst the members that might generate um

right so minimal impact is different from those statements which is I think why it's difficult to do what we do. I'll agree with the fact that it's difficult for you all to do what you did. It is. I do want to applaud the applicant for how far this

development has come since we saw it first, you know. So, I I definitely think it's come a long way. Uh, could you answer the the applicant had said that there was a requirement to tie into I think it's called Gold Crest Drive. Uh, yeah. So, Gold Crest Drive, it's to the uh west of this property. I can I think it's easier if I show you the area. what what is the requirement in the land development code?

So, um whenever we do whenever we do it's it might not be necessarily in the land development code but it's certainly in our policies. Whenever we provide for new communities um we always number one try to provide a grid system which is Suncloud is much more fortunate than many of our other central Florida communities that we have an example that we can point to of the benefits of having a grided system in our state streets. Um so what we do is we require um new development to number one provide reasonable size blocks and connectivity. Number two if there is already a stub out there we require new development to continue that grid. And that's what you see here in this aerial photo. You see that there's a stub out to the uh east of the community next door. And what they are doing is they're completing that connection. So the difference here and since we're talking about traffic is that the more connections we provide uh the less of a bottleneck effect you have. The reason Narusi is as bad as it is because you take 300 homes and you dump them all into one uh system or one entry point and that's how you end up with those traffic congestion points. Right? So the our expectation is that by providing this distributed grid even though it doesn't look like much at this scale is that here you have potentially five or six different alternatives to go to different places right so if um if um puffing road is uh congested I can go take the back road go to the other community and get off on the uh on the uh north side right so that is the rationale between this connectivity uh requirements Thank you.

I think to Russell's point, he's saying that most everybody is going to go out that way is what you're saying because otherwise you're cutting you're cutting through all other properties so to speak. And the reason you are is because obviously that road is working. So if that road was not working, uh somebody at some point would do the calculation either you or your GPS will do for you uh to decide on a different route. Right.

Yeah. I mean the other thing that we can do as a just a volunteer recommendation group is we can always sorry staff not necessarily approve it but let our council make that decision and tell them why what our concern is. So that that makes us feel better as a team that we're raising some of the biggest issues that we think our community and our residents are talking about. Maybe that's just something that just gives the city council something to think about.

I noticed that the the preliminary master plan showed some improvements to Lily and Lee Road. Is that is that supposed to happen? And I know it's not part of this, but it appeared to show a median and a larger widening of Li Lillian Lee. It shows that's currently under construction under a different project. Okay. So that shows what ultimately Lillian Lee is going to look like. So currently that that road is under construction. The median's being put in and the the second lane is being added.

Okay. If I could just to Miss Griggsby's point on on with regard to action on these zoning issues, I think the best course is for whatever motion is forwarded and decided upon um that in the event that the commission on any case were to find that they were not in favor of a particular application, they would cite the specific element or elements that they felt uh justified their motion against the application. that will if that if that's a motion that then carries the day for the commission that will carry to the council when they consider the case at the future time for instance if you disagreed with one of the 16

findings you get correct I mean that's why when you're moving as an example of approval you're always saying you've considered the 16 findings that are moving for approval which suggests clearly the 16 findings have been considered and are and are satisfied to to the the movements perspective. So, conversely, if you're going to move for denial, I think clearly for the applicant and for the council, you would need to specify what element or elements in your uh motion failed to meet your satisfaction. It's a recommendation to the comm commission members if I could and for the record add to anything

as far as the traffic study that's submitted you know as you talk about a major change to Narusi road all that's in the report that this doesn't cause a major change if you were to deny this project because there's traffic on Narusi that's because Naru Narusi and the turnpike are the only north south roads that go towards Orlando if you're going to deny this one because of traffic on Narusi are you going to deny every single project in that goes out towards Harmony that goes south on Canon Creek. You you know all of those projects are also going to take Narusa to get to Orlando or to Lake Nona. So if this one's going to be denied for that then every other project in St. Cloud need to be denied.

Mr. Mr. Chairman, just um obviously when you decide to close the discussion for the commission to deliberate, you can make that announcement to the applicant, the staff, and to the public. Sure. Does anybody else have any other questions or comments? Okay. I'd like to call for motion at this time on resol. Have we have we called for public comment? Did we do that? Yes. Okay. Thank you. Okay. Appreciate that. Uh so this is just to remind everybody this is ordinance number 2025-67 Harvest Grove.

Mr. Chairman, I'd like to make a motion to recommend approval of ordinance number 2025-67 based on the 16 findings within the land development code. I second. All right. I have a motion for approval and a second. All in favor of re recommending approval say I. I. I. All for recommending denial say no. No. No. Motion passes 32. 32. Yes sir. Recommendation of approval passes 3 to two. Miss Griggsby. Motion seconded by Miss Douglas.

All right. Next is ordinance number 2025-70 called Reva's Edge and this is PUD23-0000003 [Music] applicants requesting a planned unit development approval of a combined preliminary master plan preliminary master plan known as REA's Edge. Once again, Marcus Bastian, deputy director. Um, at the request of the applicant, uh, this case is actually being continued to, uh, November 18th, 2025 at 6 pm, uh, with, uh, planning, uh, city council, uh, schedule for December 11, 2025 at 6:30 p.m.

All right. Thank you for letting us know. Oh, wow. So, yeah, if you're here for ordinance number 2025-70, it's not going to be read tonight. It will be read in November.

I'm sorry, ma'am. The commission's here to hear the cases. It's okay. You can speak to staff afterwards or at a time, a break, but the commission Thank you. Good evening. Ralph Keith, associate planner with community development. The case before you tonight is for a comprehensive plan amendment and zoning map amendment known as Caven Corner. Let me let me read it in real quick because I haven't read this one yet. That's okay. So this is ordinance number 2025-72 caven corner and it's CPA25-00009. So it's a comprehensive plan amendment.

Do we do we wish to Mr. Chairman does the staff wish to go with both items? Yes. The same presentation. You okay? We can do that. Sure. All right. So the second one is ordinance number 2025-73 and this is for a zoning map amendment and the number is ZMA25-000013. [Music]

Good evening. Ralph Keith, associate planner with community development. This project before you tonight is for a comprehensive plan amendment and zoning map amendment known as Caven Corner ordinance number 2025-72 and 2025-73. Currently the future land use is medium density residential with a pending future land use of commercial. The existing zoning is R2 single family single and two family dwelling with a proposed zoning of BC business commercial. The development is compatible with the surrounding area and will have no impacts on city facilities. Here is a graphic rep. Here's a graphic representation of the future land use as well as a graphic representation of the zoning. Honor before September 25th, 2025. Staff recommends approval. Likewise, it is recommended that the planning commission also recommend approval of ordinance number 2025-72 and 2025-73. The staff and the agent are available for questions.

Thank you. Is the applicant present and would you like to speak? Thank you. Good evening. Good evening, commission members. Jeremy Kibler, KDA Engineering, 2017 13th Street, St. Cloud, Florida, 34769. Here representing the application. We are in agreement with staff's recommendation of approval for both the CPA and ZMA and respectfully request the commission's recommendation for approval as well tonight. And I'm happy to answer any questions you may have. Thank you.

Thank you. Could we go back just a couple slides to the Yeah, that's fine. I just wanted to make sure I understood the location of this the satellite. Can I see the satellite picture? What's that now? I was going to say it's Is this this is residential now? The current zoning.

Uh yes. So currently it is residential but commercial as well. What is Are we up for questions? Can we ask what's what they're what's the plan? What are you doing with it?

Uh so from staff's understanding, they will be becoming commercial and they are working with staff right now to undergo a reduced list of uses that better suit that location due to a abing commercial as well as the residential. Okay, may we ask the applicant what your plan is? What is it?

Good evening. Jeremy Kibler again, KDA Engineering. So, the current plan at the moment, the expectation would be uh professional office and kind of a specialty specialty retail type of setting. Um I did also just wanted to note that there are currently two single family residential homes which comprise the subject property and the remaining balance of this block. It is you know a complete block is already commercial. So we're kind of making it uniform uh and kind of uh would complement the uses that are already in place there. Happy to answer any other questions. Thank you. I think we were just a little confused with all the cars that were being stored there in the satellite image. Yeah.

Well, I'm familiar with that street. I probably go down it every day. It's majority commercial. I mean, lots of business and commercial and stuff on that road, right? So, it kind of makes sense what they're doing. But, yeah, you're right. It's like, if I may for a second, um,

uh, we went through lengthy discussions about this particular site. Uh, it's a fairly small site. Uh and that's sort of the um the the the source of a lot of the issues that we had with it because it is the transition between what you see in your map there which is yellow that becomes residential. This is kind of the last block and it has transitioned from those residential home uh residential uh properties to what is essentially commercial. As uh you said um Miss uh the north is already commercial and the issue that they had was that to do uh the proper zoning here the most appropriate zoning would be uh professional if we did them as professional office. The problem with the profession is they require half an acre and they happen to have only 042 acres if I'm not mistaken. So we had to find a category that number one they could actually comply with the requirements of that zoning category uh category uh and that happens to be the business commercial. The issue with business commercial is that allows them to do more than would be appropriate for that transition between homes and offices. So what we did is we we had a lot of back and forth with the applicant and and their uh assistance and collaboration to find a list of uses that we both agreed on that staff was comfortable with and that they uh fulfilled what they wanted to develop. Um and so that list I believe is provided with your staff report. We're going to continue to clean up that and present to the city council.

So I just want to make sure I'm super clear. You mean to tell me that our city staff, the city of St. cloud worked in conjunction with the applicant instead of saying no actually came up with a plan that everybody is happy with. Despite what the common perception is, we usually like to do that. We like to make sure that we help. We're not in the business of denying things. We try to help people do the proper things. Great. That is music to my ears. Thank you.

Okay. Any other questions before we open for public comment? Okay. At this time, I would like to allow for public comment. Does anybody in the audience have any comments on ordinance number 2025-72 or 2025-73? Okay. Appears that nobody does. So, I will close the public comment session. At this time, do we have any other questions or discussion? Okay. Like to call for a motion. Okay. I would like to make I would like to make a motion. Sorry. I would like to make a motion to recommend approval of ordinance number CPA25-00009 [Music] sorry 2025-72 um based on the 16 findings within the land development code.

I'll second. Okay. So, we have a motion to recommend approval by member Douglas and we have a second by member Alexander. All in favor to recommend approval of ordinance number 2025-72 and 73 say I. Just one. Just just the first case. Okay. Just I'll do one at a time. I I I I. All right. Ordinance number 2025-72 passes 50. Ordinance number 2025-73.

Okay. I would like to make a motion to recommend approval of ordinance number 2025-73 based on the 16 findings within the land development code. Second. I second. Okay. We have a motion by member Douglas to recommend approval. And we have a second by member Bridge I'm sorry. What's your last name? Bridge. Bridgefor.

All in favor of recommending approval say I. I. I. I. Motion passes 5-0. Thank you. All right. Next, we have ordinance number 2025-74, which is Nova Road Community Center. And we have two other ordinances. I assume you would like me to read them together. Correct? Yes.

Okay. So the first one is uh request requesting consider consideration of a voluntary annexation and this is ANX25-000018. The second one is ordinance number 2025-75 and this is a comprehensive plan amendment. The number is CPA25-00008. And the third one is ordinance number 2025-76 which is a zoning map amendment. The number is ZMA25-000012. [Music] And once again this is for Nova Road Community Center. Good evening. Ralph Keith, associate planner with community development. The case before you tonight is for annex a voluntary annexation, a comprehensive plan amendment, and a zoning map amendment known as Nova Road Community Center. Ordinance number 2025-74, 2025-75, and 2025-76. This area is contiguous and reasonably compact in line with Florida State Statue 171.044 as well as is located within a joint planning area boundary and contiguous to city limits. The current future land use is community center county. The pending future land use will be commu community center city. The existing zoning is CR commercial restricted and RS3 residential single family county. We are proposing CCC community center core city. The development is compatible with the surrounding area and will have no adverse impacts on city facilities. Here

is a graphic representation of the future land use as well as a graphic representation of the zoning honor before September 25th, 2025. Staff recommends approval. Likewise, it is requested that the planning commission also recommend approval of ordinance number 2025-74, 2025-75, and 2025-76. Staff is available for questions, and so is the agent.

Thank you. Good evening. Uh, Council John Adams, RJWA, Inc. 8 Broadway, CMI, Florida 34741. Uh, we're in agreement with staff's report and recommendation for approval of all three of these applications. We respectfully ask that you all make that recommendation tonight as well for all three. Be happy to answer any questions you all may have.

All right. Do we have any questions for the applicant? Is this intended to be just your normal community center that you would see? Just curious. Uh so right now it's uh currently got future land use of community center in the county and it's got two preceding zoning districts. So this was not a part of your JPA would only be going through the zoning application to community center core which is the same request we're making tonight. Uh that does, you know, that zoning district does allow residential. I can tell you my client does want to market it as commercial. Uh to the south of this on the aerial, it did show undeveloped land, but it is an existing apartment complex that is a part of the adopted community center as well. Uh this is on the corner of Lake Lizzy Drive in uh Nova Road, which Nova Road is a county framework road with a 200 foot rightway. It's uh currently in study. Um I know that there is going to be at least the last plans that I've seen a four-way intersection at Lake Lizzy and Nova Road. So it still is on the corner of a main corridor which is in compliance with your comp plan for your community center. But as far as the final use, I can't tell you that. that would come at later applications in front of this council.

Thank you. So, is the word community center a generic term? So, it's a land use. Uh there's different land uses that the city's now adopted with their latest comprehensive plan. There's neighborhood centers, community centers, urban centers, employment centers. So, the community center is a little bit larger than a neighborhood center, smaller than an urban center, and not an employment center. So, there's different sizes uh and requirements for those land uses and the zoning districts attached to them.

Maybe city staff could provide a quick definition of community center versus neighborhood center. Maybe

I think Mr. Ryan already did an excellent job of that. Um the reality is uh that the as you may recall we just brought you a future land use not too long ago right a couple of months ago um and the one overriding thing in Sloud was the deficit of employment destinations right um what we are doing with the future land use is that we have all the centers and again I don't have the numbers in front of But um as uh Mr. Ryan mentioned um or Ryan sorry mentioned is that we go from uh community centers to urban centers to the employment centers and each one of those uh has very specific thresholds. Uh and I don't have the numbers in front of me but they increase in density and they increase intensity. Uh they also increase in physical size. uh inside of those centers uh you have the neighborhoods and you have the cores right so or the core and perimeter and the idea is that between core which is what this is uh and the perimeter the density or the intensity of that development also decreases this uh to be really appreciated uh you would have to go back to the actual full future land use map and take a look at it because it's part of a much larger component uh south of where This is uh there's going to be additional educational facilities and commercial uh that is part of the entire uh node that is around that area. So um we could go into detail I if if you guys would like to do that uh we would love to give you another presentation specifically about those. Uh but the reality is that this case here tonight is just asking for number one annexing it. Number two making sure that the designation that we're giving

them for future land use and zoning is consistent with what we just did get approved. And not only that, but also with what we uh coordinated extensively with the county. Uh and then the rest of the application is going to come once that gets approved. Thank you. Okay. Just to clarify there, you said south of this is school. It's north though, isn't it? Uh well, no. So, additional development south of this. So, you can see that there's the apartment complex that is showing in the hash area there in the in the uh with the um hatch pattern. And if you go farther south, uh then there's additional commercial development. And then across um is that 13th? Uh no.

192. Yes. So once to the south side of 92 192 there's another uh large amount of land that has a similar designation. Okay. All right. You were taking the school, right? Which is the other direction. Yeah. Yeah. Yeah. Gotcha. Okay. Thanks for clarifying. So we're just taking it from county back to city basically but the same. That is what it comes down to. We're making sure that it's consistent with everything that we discussed with the county in the past. Yes. All right. Do we have any other questions before we open public comment?

Um, community center is required to have some commercial with it or some kind of a public facility or facility for the residents or can it be either or? I haven't read the St. Cloud code yet uh because I I don't believe it's been published yet. Uh but I do know they plan to adopt all the city standards in the county

and in the urban infill centers in the county and their core specifically requires a minimum of 4,000 square feet. If for instance we wanted to build all residential here, we'd either have to build 4,000 ft per acre. So for instance, this is six acres. So we need roughly 24,000 square feet set aside or shown at the same time with vertical improvements as a mixeduse development uh core. So uh and back to the standards that were asked in the core uh the F is a 0.5 minimum with a 1.0 maximum. So 43 roughly 4,300 square feet and an acre. So you're looking at about half that is the minimum requirement of commercial if they do choose to build commercial on top of that stipulation of the 4,000 ft per acre set aside.

Okay. All right. At this time I'd like to allow for public comment. Is there anyone in the audience that would like to speak on either of these three ordinances? 2025-72, 73, or 7 I'm sorry, 74, 75, or 76. We have someone in the audience. Maybe you can come to the podium and Yes, please come forward and state your name and address for the record. And did you fill out a form? One of these fill

you can you can fill it out after you're done speaking, but you do need to fill one out. My name is Kristen Snider. My address is 5515 Lake Lizzy Drive. Thank you. My name is Margaret Fish and I'm at 5501 Lake Lizzy Drive and we back up this property that you're addressing. Um,

ma'am ma'am, move the microphone to your so we can hear you. No, I have a a question regarding this civic center that's supposed to be built on this property. Um, say suppose at the end of whatever somebody changes their mind and they decide to build something else on there. Can they do that? Okay. Right now they're saying a a civic center is what's going on that land. But what if down the line they decide they want to put something else there?

Like a service area for a car. Ma'am, the commission will take your comments and they'll accept your question as a rhetorical question, but they want your feedback, but they're not here to respond to your to your questions. You can speak with staff after the presentation of the cases this evening, but just need to hear your feedback at this time if it's public comment. Okay.

So, here's the thing is that property is half commercial and half residential. And then that property that's next to them is the same. It just has it on the front side of the property along Nova that is um commercial. They want to put it all to city and all commercial. However, this is a residential area. It's everyone has their own little plots around that area and they want to build a community center. However, with apartments being right there and this being here, they already have their amenities. So, there's what 10 people or like 10 homes down the street that will go to their quote unquote community center. But there's other things going on in that area that we can't even support down the road. We can't turn on left onto uh Nova Road from Lake Lizzy without waiting 5 minutes. There's you can't even see around Drew Liner. They redid the road down Lake Lizzy, but they put the curbs so close together that you can't even make a left onto Drew Liner, which would be where the address is. Um the road is not there to support it. They did widen Lake Lizzie in the beginning, but then it narrows right past Drew Liner. So all around there's not enough room to be allowing cars to come in and out. Drew Liner is a very narrow road as well.

Could we bring up the map just so I can understand the area? So Lake Lizzy right there, you can see up until the property line that is widened when they did the apartment complex. However, going down Drew Liner, which will lead into Nova Road, is very narrow. The properties cannot support that much cars coming in and out. Not only that, but it that road cannot support um large trucks uh commercial trucks uh with construction going on. So that road really is not for use

for commercial land. For commercial land. Okay. Thank you for your comments. N okay. Thank you. I need you to fill out those forms and submit them to the clerk uh that you spoke on with your information. Okay. They're at the same Thank you. Thank you. Before you address their questions, I just want to ask if there's anybody else in the audience that would like to speak on either of these three ordinances, 74, 75, or 76. Okay. So, I will close public comment at this time. Uh would you like to address some of their concerns, questions?

Again, for the record, John Adams, RJWA, Inc. Uh couple things that were uh question there, community center, not a civic center. But one of the things I want to bring up tonight that this is policy alignment. There's already existing community center land use in the county. Again, if this wasn't a part of your JPA, both those zoning districts that exist in the county are preceding zoning districts. It would go through just the ZMA process. Tonight, it's going through your annexation due to your JPA align with future land use that was just adopted by city council a couple weeks ago and the zoning district that aligns with it. What this is not tonight is not approval of any buildings, traffic volumes, drainage plans. That all comes at a later stage with those uses that goes through a full staff review and then comes through the public hearing process as well. So their concerns would be able to be addressed at a later date, but tonight is simply policy alignment with the adopted future land use maps and we're required by state statute to bring the zoning districts in compliance with that future land use map. And as far as the traffic, again, this is much later on down the road. I was out there personally to put a sign in the ground. The north side of Lake Lizzy Drive right now is this curb. any future development would have to improve that to full cross-section. So, it would be putting drainage in on that north side. Right now, it's an intram crosssection, so there would be likely be widened a little bit and there would be a sidewalk going out to there. Uh the cross-section for Nova Road that's currently under u county study right now uh that I last saw was uh 2005 200 foot rightway with drainage swailes 12ft multi-use trails on each side and a divided four-lane road going each way with a full median break at Lake Lizzy. Will that be a

lighted intersection that's subject to a TIA much further down the road? And for the commercial use, you would still have to get a final master plan approved by the city council. Correct. Yes. There's uh construction plans come through the public hearing process. So, whatever that use is, and there's a long list of uses allowed in the community centers uh that vary. Um, so you know, ultimately until they have a user, I can't tell you what it is, but I can tell you there's a lot of lists or a lot of uses in your land development code. Thank you.

Thank you once again, Marcus Bashion. Um I just want to clarify a couple of things too because um in the public comment uh it was mentioned that uh it's a community center or civic center. I think that there's a little bit of a confusion between what a land use category is and what a building type is. Uh I I'm quite sure all of you also understood that. So, this community center is a mixeduse land use designation that includes a lot of different things. And what we're doing today is not approving a project. We're approving the land use that would allow a project to occur. So, thank you.

Thank you for clarifying that. And I think that's just how difficult it is for our residents and the city the citizens because terminology can mean very different things. So thank you for again for that. planners have not been known for their uh common language capabilities and this is relatively new right I mean even for us the idea of obviously mixed use has been around for a while but employment center community center terms like that are relatively new right so yes and even uh even for us uh it's it's something that literally has been approved

two weeks ago on the 9th right so we're all going to have some growing pains and uh so everybody understands what we're trying to do. But overall uh as I already mentioned, what we're trying to do is increase opportunity for uh non-residential development and additional employment. But I think would also questions like this tonight also help us to develop better communication when you all are putting things out to the community. So thank you. Is this the first application for a community center? I believe so. Yeah, I believe so. Thank you.

Does anybody have any other questions, discussion? Okay. So, for ordinance number 2025-74, which is ANX25-000018, would someone like to I'd like to call for a motion. I'd like to make a motion to recommend approval of ordinance number 2025-74 based on the 16 findings within the land development code. Okay, we have a motion by member Griggsby to approve or recommend approval. Do we have a second? I second the motion. Okay, we have a second by member Bridgeforth. All in favor of recommending approval say I.

I. Motion passes 5. Okay. Now we have ordinance number two 2025-7 I'm sorry 2025-75. This this is the comprehensive plan amendment C CPA25-00008. I'd like to make a motion to recommend approval of ordinance number 2025-75 based on the 16 findings in the land development code. Okay. We have a motion to recommend approval by member Greeksby. Do we have a second? I second. We have a second by member Douglas. All in favor of recommending approval say I. I. I.

I. Motion passes 50. Now we have ordinance number 2025-76. This is the zoning map amendment number ZMA25-000012. I'd like to make a motion to recommend approval of ordinance number 2025-76 based on the 16 findings within the land development code. We have a motion by member Griggsby to recommend approval. Do I have a second? I'll second. Motion by member Alexander. It's a second. All in favor of recommending approval say I.

I. Motion passes 5-0. Thank you. Uh, next we have ordinance number 2025-79. This is for employment commercial land development code update and this is number CDA25-00004.

Well, once again, Marcus Bastian, development director, uh, I'm sorry, deputy director, community development. Um, and Miss Crispy, uh, Gripsky, Griky, sorry. Uh, if you thought that we were in the weeds five minutes ago, uh, let's really get into the weeds now because, uh, what we're about to talk, uh, is the, uh, land development code update. So to give everybody an overview, what we just did as um uh we've been talking is that we approved uh a completely revamped future land use map and future land use policies. Those are the future land use element that are part of the comprehensive plan. All of those changes they have to be actually implemented through a code through the land development code. So what we're try talking here is essentially the difference between future land use and zoning, right? We need to make sure that all of those policies that we write in the comprehensive plan get implemented through an actual zoning zoning regulations. So, um what you have in front of you here is one of those updates uh that has to do with the commercial um employment commercial and this uh specific designation has to do with um one district in the um zoning code that is uh named the employment commercial. right now. I know you heard centers and uh all of these different centers that we have and and the different scales and the employment future land use. The employment commercial is a very specific designation that allows us to develop something that the county actually started the process uh with the um what is being called the nail city south property and we're going to talk about

that property later but we need to create an entire category in the land use uh code to um I'm sorry in the in the zoning code in the land land development code to uh accommodate that designation. So what I'm about to tell you here is um the amendments that we're doing through articles 3 to 16 uh to allow that employment commercial to happen. So on article two um we actually updated table 3 to one to show the assigned seed zoning and broaden the zoning categories to include that quote. Uh we added uh zoning districts that correspond to the updated future land use existations and those are the all of these JPA categories. So, you know, we were just talking about one of those cases where we we had uh something that came from the county and that we adopted the same u coordinated um um policies and requirements. And so in front of you here you have like the JPA LDR which is the equivalent of their uh county LDR, the MDI which is a medium density and intensity, the EC which is employment commercial NCC neighborhood uh center uh core and then um neighborhood center and I'm blanking on the M. Uh so I'll get back to you in a second. Uh as I said all this the this all new things to us

uh in community center core, community center perimeter uh urban center core, urban center perimeter and employment center uh core and perimeter as well. So the difference between again the C and the P at the end is just intensity that we want to make sure that we have transition between what's in the center of development and versus what's transitioning to something less intense. Now, uh, what you see here is that table 321 that we're mentioning adds, um, a lot of these, um, uses. I, uh, looking back, I should have actually highlighted the ones that are changing, but you can see right halfway through the table, you see JPA, LDR, and that's a single family dwelling district. Um, that goes through um, it's essentially the district that is a a residential district, right? So, give me just one second. I'm going to NCM here because I want to make sure that I Oh, the uh JPA JPA is in field center um in field center district and it's a mix of uses. So, I'm not going to bore you with every one of those items. Uh but it should be in also near staff report and if you have any questions, we can talk about specific categories. Under article six, uh we updated the commercial zoning districts um to add the employment center commercial employment employment commercial district. And what that does is that expands in diversified employment opportunities within the city and make sure that they're consistent with the county. Um and then requests for the this particular zoning are only permitted and this is extremely important. They're only permitted with uh support from the city of Suncloud uh or um Oella County uh in the state, right? The reason for this is that this is a kind of a a very um attractive district. uh we don't want that to be misused uh by development

that then um ends up doing something else that is not intended use of the code. So this particular designation is specifically for publicly initiated projects such as the nail city south that we're going to talk in a second. Um the property shall also consist of uh a number of uh contiguous properties that meet the following criteria that is uh adjacent to arterial or higher that contain at least 100 acres and it's not located already in a mixed use of master plan area where the GPA infield center zoning may not be appropriate. Um the key thing here is that um there are other categories for a lot of the development that has mixed use. We don't want this to preempt that type of development. Still on article six uh commercial zoning districts um this will also require master planning uh because uh this is such an open-ended um designation that we need to make sure that that uh any project that comes forward not only is either publicly initiated or publicly supported but also has a very clear idea of what we are trying to develop there. Um reason being again that we don't want to have uh any kind of bait and switch situation that is a developer that comes to us and promises a lot of things and then decides halfway through it to switch which is the concern you just heard about uh you know five minutes ago. So um those requirements will have uh those master plan u the master plan documentation will require um requirements for the lot sizes, the yards, the heights, densities, parking configuration, even signage and so forth.

Still on article six uh 367 um we have amended that to uh have a list of what permitted uses will be um allocated to commercial districts and so we updated the permitted use table to include the EC zoning. under article 14 um we updated the communication tower facility regulations and updated the general requirements. So uh essentially new towers antennas on communication facilities shall be considered uh permitted use within uh in everything that you see on this slide is already existing. It's part of the code. We're just adding in employment commercial uh categories. Now those um communication towers are still they have their own little corner in the code. There are additional requirements minimum separation. There's like all sorts of uh requirements if you are going to develop a um cell communications tower cell tower any kind of um development of that kind. Right. Article 15 uh we updated uh just fences wall and hedges and employment commercial shall follow the same requirements as the highway business uh uh neighborhood business districts one and two and professional districts u 16 signage um and the employment commercial shall follow the same requirements as the highway business and business commercial. Again, just to summarize, all of this is just to make sure that we have the corresponding coordination between the uh all the policies that we just approved two weeks ago and what the land development code says uh and allows us to implement those uh policies and map

designations. Um on that uh so staff recommends approval um or staff has recommended before on or before September 29th of 2025 approval and our requested action is for uh approval. Okay, thank you. Questions? Do we have any questions?

Uh I I do have a question. I believe it was article six. Few slides back uh it said that there was a requirement for two or more arterial roads. Was that for an employment commercial or an employment center?

That is for an employment commercial designation. Uh and I promise you I promise you that's going to make a whole lot of sense about five slides from now on the next case because uh employment commercial is this designation for the development of New York City South, right? And uh what we want whenever we create something like that that is purpose- driven, we want to make sure that we have the requirements kind of button down because what you don't want is for every smart developer out there to start finding loopholes and saying hey guys but you allow this. Uh so part of that is we want to make sure number one and that's why the very first requirement here is like hey it has to be publicly initiated or publicly supported right that already uh narrows down a whole lot. Um but the uh unemployment size employment center of the size that we are talking about requires a lot of infrastructure. So it does not make sense for us to not do that next to where transportation infrastructure already exist exists because what we don't want is to end up with something in the boonies that uh now creates a whole lot of demand in a place that does not have any infrastructure in it. So that road requirement has to do with this.

I agree. Um, wait, I'm sorry. Go back to that slide. I just had a question about the last bullet point about um that it's not located within a mixeduse master plan area or where JPA infill center zoning may not be appropriate. So that's basically saying that you wouldn't be able to do employment commercial district in an area that's being infilled. Yes. That's say around residential or contiguous with residential or something like that.

Exactly. So, so what this is saying is well not only that that that it's like the preparness of the location but also the purpose of the designation. If there is something already that is in our general regulations for those uh infill centers that is your first recourse, right? That we should not use this as our first record. This is a very specific designation. So in other words, this is a plan B after um plan A is not appropriate. Right? So first let's go to the designations that are already coordinated with the county. uh but in cases like the nail city south which again is going to be the next case uh once we are done with this particular um presentation here you're going to see that that is for the development of the uh nail city itself south which again has been started by um our partners at Orange County they invested a lot of time and money on this a lot of time and resources on this and so we want to make sure that we support that development

what is the difference between an employment commercial district and an employment center.

Um employment commercial district is uh bigger and um it's going to be a higher intensity and also a different approval process. So what you're going to see with this is that a lot of the um a lot of the effort here is to streamline potential employment opportunities. um if somebody comes and it's an extremely attractive proposition, right? And I'm going to say uh high-tech employment that uh one headquarters that would be located here. Let's say that that's a hypothetical, right? Our processes tend to be very deliberate and slow and by the time we get the approval process done, the opportunity has gone away. These things move really fast. So the employment center designation part of what is doing is also streamlining all of those approvals. So it's not only a different designation, it's a it's a higher level of um I'm going to say importance. I don't know if that's the right word, but

scrutiny. Uh well, yeah, there's scrutiny, too, but but it's it's a higher level of priority in our strategic planning, right? for economic development purposes, for employment purposes, and also it transcends the boundaries of St. Cloud, right? Is when it's those regional employers that both the county and the city want to attract to uh to our uh general area. All right. Thank you for clarifying that. No other questions.

All right, public comment. I'd like to allow for public comment at this time. Do we have any anyone in the audience that would like to make a comment on ordinance number 2025-79?

All right. I don't see anybody. I'm sorry. Would you like to make a comment?

Yeah. Hi. Hi, chairman. Uh, planning commissioners. I'm I'm Dave Tom with Ociola County. Um, yeah. So the the real difference between employment commercial and employment center employment center allows a mixture of uses res highdensity residential um different uh commercial type uses. Employment commercial is strictly for jobs and services. So we're not proposing any residential in this employment commercial zoning. It's the other the other big um difference is this will allow some of those bigger um industrial buildings, you know. So, you're speaking to the final agenda item tonight?

Yes. Yeah. Yeah. We're zoning not there yet. The zoning district is what allows it. So, so where your employment center is providing for this mixture of uses these tight grids, um the employment commercial is more for larger employment type businesses and buildings. Understood. So, that's the that's the key difference. Thank you. Um but we do appreciate you all looking at it. All right. All right. I don't think we have any public comment, so we'll close the public comment.

I just want to say that I spent about 20 minutes babbling here in about 30 seconds. You said much more than I did. So, I was confused, Mr. Tomas. I thought you were with the city. Now you're with the county. Thank you. All right. Um, any other discussion on this ordinance? No. every every um everything that would be built there would have to still be gone through a separate review. They couldn't build a 50story building there. They couldn't everything would have to go through another review once once uh they decided what they're doing with whatever property was listed as employment commercial.

I'm sorry. I I think I missed the question. This is just amending the articles though. So it's the this is the case agenda item I amending articles 2 through 16. So it's there's not a particular project before you. It's the language in the code that's being amended and updated. They're just looking they're looking for a recommendation of approval for this change. I don't like it when they change anything.

Well, welcome to Suncloud. Everything changes. Uh but the the key thing here is as uh Mr. longer just said it's what we're doing here is part one of two uh what we're doing is creating here the framework the policies to allow something to happen right and that something is literally the next project that you're going to be uh we're going to be talking about

my I I my question my question was being that you're creating another district the rules that go along with that district what actually would be able to be put in that kind of a district was was my question but it's doesn't matter Well, we do have already u rules in place because you just saw that uh some of the articles that we're allowing are uh that for instance signage will uh will be the same as some of our commercial districts, right? Uh but also that we require master planning. So if a project came along when it came along, it will be uh you are very familiar with a PUD, right? So think of and I don't want to mischaracterize here because it's not the same as a PD but there will be a master planning uh effort on that.

So yeah a lot of what it broke down to was I I I see the chart and I see where it says like maximum building height and it's not applicable. So that tells me that yes and that is that is intental but somebody's going to look at it before that happens.

That is intentional. Uh and the reason is uh that the whole goal of this district and I could probably let our Oella County folks also speak on that is that the intent is to have something that is flexible enough that will allow us to do the development without having uh having the development tripped into things like the height or things like a setback. Because what happens is because this is publicly initiated or publicly supported um we have the confidence that we're going to be doing um uh joint planning between county and city and we're going to put those regulations in place uh that will be project specific. Right? So it doesn't mean that there is no regulation. What it means that it's going to be regulated at the master plan level.

Okay. Thank you. Any other questions? All right. I'd like to call for a motion for ordinance number 2025-79 for CDA25-00004. I would like to make I would like to make a motion to approve ordinance number 2025-79 based on the 16 change per the changes proposed per the changes uh proposed by staff. There we go.

Okay. We have a motion by member Griggsby recommending approval of the changes to the land development code. Do we have a second? Second. All right, we have a second by member Bridgeforth. All in favor of approval, recommending approval, say I. I. I. I.

Motion passes. 5-0. All right, that brings us to our last action item of the night, which is ordinance number 2025-80 Neo City South. This is a zoning map amendment request and the number is ZMA25-000016.

Once again, Marcus Bashan, development uh deput deputy director of community development. Um I think I exhausted my quote of words today so I apologize. Um now this is uh what we just got the framework for. Right. So what you're looking here is uh what we're uh we have named or or our partners at the county have named the LCD South and it's a property with approximately 327 acres uh just west of the turnpike. Um, and what this property um does is that it allows us to apply that um EC designation that we were just discussed. Um now the background on this property is that it's going to be a future land use of uh actually in fact it's already a future land use of employment center that this was already approved as part of our future land use amendment. Um what it is today is that it's an agricultural uh an agricultural existing zoning with the city and we are proposing to change that zoning. So this is the consideration uh before you here for um change to employment commercial category the one that we literally just discussed. um the development is considered to be compatible with the surrounding area and there are no adverse impact on city facilities. On the next slide, you're going to see uh aerial image of the site in u immediate surroundings. The site is um biseected or is u

framed by crossberry parkway in uh South Berry Drive. The future land use uh that used to be in that designation prior to our changes to the future land use uh was medium density residential. as you can see in this image and with the future land use uh this has changed uh changed to JPA EC or EC right so that's is the uh JPA uh category that we have for employment centers the existing zoning for the property is agricultural and what we are bringing to you tonight is the change to EC. Now, before I go to the staff recommendations, actually I'm I'm just going to finish the staff recommendations, but I also would like to give the opportunity to our county friends to uh anything else that you would like to present.

Okay, Brian. Oh, well, let me just uh say that this uh on or before September the 29th, 2025, uh staff has evaluated this proposal and recommends the approval of zoning uh map amendment 25006 with the following conditions. Uh number one is that the realignment of Cross Prairie Parkway and South Perry Drive in any related lock configurations may be administratively approved by the city manager or the designate in order to uh expedite the review process for the construction of these framework roads. Um let me give you a little bit of a background. Again, the whole purpose here is that if there are minor alignment changes uh in order to make sure that these roads are functioning with the overall site that we don't have to go through a lengthy like year year-long process just to you know move a road or realign lot lines inside of this property. So that's the intent here. Um and with that the planning uh the requested action for the planning commission is the approval of ZMA uh 25006 with the conditions stated by staff.

Thank you. Uh John Adams RJWA uh 8 Broadway semi Florida 34741. Uh we're in agreement with staff's recommendation for approval. Be happy to answer any questions you all may have. Thank you. Do we have questions? I'm not sure about the location. Can we go back to the map? So, Neo City South is the one that's it's the uh it tucked into CMI Park Road, etc. Back.

So, on the left side of the map, that's the C31 canal, and to the left of that is Tohokua. And to the south of this where it says mix down there, that's the urban center. And that kind of the big white spot along the east side of that is the turnpike. And that jagged piece just below the A there on the bottom of the map, that's the NI interchange. Uh that's currently under construction right now on the Florida Turnpike.

So this is just north of it. And then that line that meanders through the site and goes up to the east side of the turnpike and then cuts over to Tahokqua is the cross prairie connection that's currently built to the C31 canal and Tokqua and working its way north uh through developments down on Clay Road and then will be coming up through the urban center and that new Noli interchange on the turnpike. So there's no there's no way to get to it right now. So that road needs to be built. you. I'm like looking at all those roads going, I have no concept of that. Drive because there I finally found Neptune Road and I was totally turned around. So now

So that's on the east side of the turnpike. That's uh Chadam development off Canoe Creek. All those houses with the big pond on the east side of the turnpike or the right side of the turnpike. Well, Anthem Park. I found Anthem Park. Yes. Okay. Anthem and Okay. So I have to flip it around in my view.

All right. So forgive my confusion here, but we are requesting consideration of a zoning map amendment to employment commercial in the city. Uh my understanding is that we have to have two or more arterial. So the two arterial roads is Cross Prairie Parkway on the east side and then that other meandering line is south uh South Berry Drive. That's the other framework road through Tohokqua on the north or the northwest side or the left side that will continue down through the urban center and it sort of runs parallel to Crossra Parkway throughout the mixeduse district.

Okay. Okay. So, I I'm not I don't know the exact definition of an arterial road.

They're on the Ocula County Transportation Network maps are considered framework roads. And what those essentially are is, you know, through residential districts, they're wider. They have bike lanes. They have on street parking. You can't have uh house driveways. You have to have rear loaded product. You have access separation. Essentially, those roads are designed to move traffic. and they're created in parallel grid systems. So this South Berry Drive runs parallel to Cross Prairie Parkway. So once it's all developed out, if there's traffic on Cross Prairie, you take South Berry and so on and so forth. And all the interconnectivity throughout the mixeduse district that's to the northwest of here and to the south of here.

So there's currently no driveways that go to either South Bur Drive or across Perry Parkway. If you drive through Toka that's built uh or any part of Cross Prairie through Kindred, there's no residential driveways that push out onto there. They're all alley loaded product that whether they're alley loaded town homes or alley loaded uh bungalow product. So we are considering both Cross Prairie Parkway and South Berry Drive to be arterial roads. They're adopted on the Ocelola County Transportation Network map and I believe St. Cloud adopted it two city council meetings ago on their transportation network map. That's just difficult to grasp when they're not there yet.

I know. And that's what you said. Southbury. Well, I mean, well, Cross Prairie is there, right? To a certain point. Cross prairie dead ends at the T-31 canal and then it actually picks up down south of Clay Whley Road through the Edgewater developments. And if you drive down there, there's a big drainage or a bio swale on all there's no residential driveways that go out there. I drive there every Thursday and I'm dying to know what that is. So that's Southberry probably, right? That's cutting off of uh CMI Park Road. Clay and CMI Park kind of intersect. Yes. To the north is Crossbury Parkway. Okay. Um

and that will continue up to the urban center and then eventually go to the new Noli interchange. And this completes the leg. And the county's actually already received state grants and set the money aside to fund and build crossbre. And it's on track to be completed when the new NI interchange is completed in 2028. And that little area that was down I guess south of the map, bottom of the map, that that was that green section. You said that was the Noly Road interchange. Yes. is currently being built right now on the turnpike. You see all the dirt down there?

I just Yeah, I just can't even envision how that's going to all flow later, but I but I see it every day. So,

well, that's what that special condition was read. I think that alignment for Cross Prairie was probably adopted 15 years ago. uh and similar to the development down at uh Bellotera that you've all recently annexed into the city. There was a preset alignment, but again, those alignments were old and it's changed. You have on, you know, the ground data, so to speak, and that condition that we've requested allows flexibility. So, that rightway will actually get a little further west away from that interchange because interchanges actually have access separation as well. I think it's about a quarter of a mile, so 1120 ft roughly, uh, that it would need to be away. So, Cross Prairie will move a little further west and create another development parcel in that southeast corner.

And South Bur is going into what subdivision is that up there? That is That is uh Toqua. And that big dirt area is a future high school site that's along the C-31 canal. And then to the south of that uh again is the urban center. Great. We're putting another school on a major arterial road. I love that. That's for you and the school board to figure that out. I know that's just one of my big questions. Why put schools on arterial?

The adopted planning policies don't allow the schools on arterial roads, but the uh school board continues to put them there. That's why they named the road Calm Soul Way just to the northwest.

Okay.

But obviously this is one of those things that I mean we have no idea what the future holds, right?

I did want to touch on that a little bit too as far as the process. Again, this is two weeks ago you adopted this as JP AEC. So now we're required by state statute to bring this property in compliance with future land use map that has been adopted. That's the policy. But from here there's what's been written in in the previous item is there's a required uh master plan and that master plan sets the development standards and that will have to go through the public hearing process and be approved at city council as well. uh that'll be work, you know, worked through a staff review and then go through the public hearing process and then from that master plan, it sets the adopted standards and then any potential development would still need to go through the normal uh

process. I'm I'm just going to interject here because actually that is not

I I have to say this. I'm so happy that he's he's here because for somebody that arrived two months ago, I know nothing. I don't know the names of the neighborhoods yet. So I apologize but uh the one thing that we did discuss is that this master planning process might not be as time consuming and as involved as a PUD would be for instance and that is intentional because as I mentioned to you the whole point of this is to snag the opportunities as they come. So there will be a master planning process. it might not go through as much of a public uh involvement process as we would otherwise have. So, just wanted to put that on the record so we don't misinform you.

So, instead of this being residential as was normal, we're looking at it to be this new designation

employment. There is no residential and that was part of what we want. There's plenty of residential here and we even debated uh should we allow residential as a mixeduse as a secondary or ancilliary category let's say because I want employee uh employment to be near uh residential in this particular case because there is so much residential already nearby as you can see we're surrounded by residential and there will be more around it uh we didn't want to waste this uh very valuable resource this land with uh something that might become at a short term more attractable for a developer. Uh which is always the case, right? That is easier and faster and and frankly lucrative to do residential than it will be to do some of the strategic projects. But we want to have this as a reserve of land for strategic uh employment opportunities.

Yep. I get it. And I think it's I think it's a great thing. We need obviously more jobs here. I I just wish it wasn't so isolated. It just everything on the west side of the turnpike. Yeah, but it scares me. It's not going to be. No, it won't be. You're right. You got the interchange coming right there. Those guys will have it easier than I do. Get us a nice Home Depot or another super center or something there to alleviate traffic. That'd be great.

All right. That's what your mixed use district has created on the west side with that urban center that once that's built out, everybody on the west side of the turnpike won't have a reason to go to the east side of the turnpike. Okay. I don't think we've done public comment yet. Uh is there anybody in the audience that would like to make a comment? on ordinance number 2025-80. No. Okay. Any other discussion, questions?

Just a reminder, there was a condition recommended by staff with this application. Oh, that's right. Can we go back to the slide that had the condition please? Yeah, it was with the arterial road changes approved by Yeah. So, the conditions were the realignment of Cross Prairie Parkway and South Prairie Drive and any related lot reconfigurations may be administratively approved by the city manager or design in order to expedite the review process for the construction of these framework roadways.

May. Yes. All right. So, I'd like to call for a motion at this time on ordinance number 2025-80 for Neo City South. I'd like to make a motion to recommend approval of ordinance number 2025-80 uh based on the 16 findings within the land development code and allowing for the conditions uh recommended by staff. All right, we have a motion by member Griggsby to recommend approval. I second. We have a second by member Douglas. All in favor of recommending approval say I. I. I.

I. Any knows? Okay. Motion passes 5-0. We have our next planning commission meeting scheduled for November 18th, 2025 at 6 pm. Um, may I may I make a statement? I was just wondering, I think um there was somebody that probably wanted to mention about um notices. If we have something that goes off the agenda on a planning commission day, could we make that statement? Are we permitted to make that at the beginning of the meeting? What? I'm not sure I understand.

Uh we had a we had one of our um uh uh presentations that was moved to another case that was continued. What what you're asking for is that that be announced at the outset of the meeting. Yeah, it could be done and and it was I I believe it was my fault. It's just that we u you know with everything that we're doing today, I I should have announced as the very first case because the first case was not mine. Uh it it slipped my mind, but I completely understand the frustration of the public. Why why are we here? You're forgi You're forgiven. We're just going to make that statement. Yeah. and and usually that would be something that in our city council usually this uh city manager will be the first one to mention it but I I should have mentioned it as well. So thank you.

I just have a quick question for city staff. Are the the minutes that are approved for these meetings are are they going to be available on the city website or are they do we know? They are not available as of now. Are we able to get those uh added to our box or that we have access to? Yeah, they're they're sent with the box link. This last one, the last Wednesday's meeting was sent by another staff member. Okay. But yes, I normally include you in minutes. All right. Thank you. All right. I'd like to make Would someone like to make a motion to adjurnn? So moved. Do I have a second? Second. All in favor? I

Thank you very much. Good night. Now getting all