Regular Planning Commission Meeting

EAGLE LAKE PLANNING COMMISSION REGULAR MEETING MONDAY, DECEMBER 1, 2025 at 6:00 P.M. TO BE HELD IN THE COMMISSION CHAMBERS LOCATED AT 675 E EAGLE AVE EAGLE LAKE, FLORIDA 33839 AGENDA I. CALL TO ORDER II. INVOCATION III. PLEDGE OF ALLEGIANCE IV. ROLL CALL V. STAFF REPORTS VI. PUBLIC HEARING A. Consideration of Proposed Ordinance No. O-26-02, An Ordinance Amending the City of Eagle Lake, Florida 2030 Comprehensive Plan by Revising the Future Land Use Map Series to Assign High Density Residential (HDR) Future Land Use to One (1) Annexed Parcel; Amending the City of Eagle Lake, Florida Zoning Map to Apply Planned Unit Development-Housing (PD-H) Zoning to the Same Certain Parcel; Repealing all Ordinances in Conflict Herewith; and, Providing an Effective Date. (General Location: one parcel of land totaling approximately 9.83 acres in size, lying north of Gilbert Street and east of Hwy 17N with a street address of 2100 Clover Ridge Ct Eagle Lake, Florida 338396) Locale at Winter Haven LLC Property VII. OLD BUSINESS VIII. NEW BUSINESS IX. CONSENT AGENDA A. Approval of the Planning Commission Minutes -----------------------------------------------09/17/2025 X. AUDIENCE XI. PLANNING COMMISSION XII. ADJOURNMENT Please be advised that if you desire to appeal any decisions made as a result of the above hearing or meeting, you will need a record of the proceedings and in some cases a verbatim record is required. You must make your own arrangements to produce this record. (Florida Statutes 286.0105) If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact City Clerk Dawn Wright at 75 North Seventh Street, P.O. Box 129, Eagle Lake, Florida 33839 or phone (863) 293-4141 within 2 working days of your receipt of this notification; if you are hearing or voice impaired, call 1-800-955-8771. POSTED AT CITY HALL AND THE EAGLE LAKE POST OFFICE ON TUESDAY, NOVEMBER 25, 2025 BY CITY CLERK DAWN WRIGHT, MMC, FCRM, PHRP 1  ORDINANCE NO. O-26-02 AN ORDINANCE AMENDING THE CITY OF EAGLE LAKE, FLORIDA 2030 COMPREHENSIVE PLAN BY REVISING THE FUTURE LAND USE MAP SERIES TO ASSIGN HIGH DENSTIY RESIDENTIAL (HDR) FUTURE LAND USE TO ONE (1) ANNEXED PARCEL; AMENDING THE CITY OF EAGLE LAKE, FLORIDA ZONING MAP TO APPLY PLANNED UNIT DEVELOPMENT–HOUSING (PD-H) ZONING TO THE SAME CERTAIN PARCEL; REPEALING ALL ORDINANCES IN CONFLICT HEREWITH; AND, PROVIDING AN EFFECTIVE DATE. (General Location: one parcel of land totaling approximately 9.83 acres in size, lying north of Gilbert Street and east of Hwy 17N with a street address of 2100 Clover Ridge Ct Eagle Lake, Florida 33839) Locale at Winter Haven LLC Property WHEREAS, the Legislature of the State of Florida has, in Chapter 166, Florida Statutes, delegated the responsibility to local governmental units the power to adopt regulations designed to promote the public health, safety and general welfare of its citizens; and WHEREAS, the City of Eagle Lake, Florida, pursuant to Section 163.3161, et. seq., Florida Statutes, the Community Planning Act, formerly the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the City of Eagle Lake City Commission adopted the Eagle Lake 2030 Comprehensive Plan on April 18, 2011; and WHEREAS, Chapter 163, Part II, Florida Statutes, the Community Planning Act, provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and WHEREAS, the City of Eagle Lake received an application for Comprehensive Plan Amendment and Zoning, dated October 13, 2025, to amend the 2030 Comprehensive Plan Future Land Use Map by assigning a Future Land Use High Density Residential designation and assign Planned Unit Development – Housing (PD-H) zoning to the property described herein; and WHEREAS, pursuant to Section 163.3184, Florida Statutes, and Division VI of the Eagle Lake Land Development Code, after due public notice the City of Eagle Lake Planning Commission, as the “Local Planning Agency,” held a public hearing December 1, 2025 to consider making a recommendation to the City Commission regarding the application for an amendment to the Future Land Use Map and PD-H zoning; and WHEREAS, pursuant to Section 163.3184, Florida Statutes, the Eagle Lake City Commission held a public hearing on December 1, 2025, to consider the adoption of the proposed amendment to its Comprehensive Plan and Zoning Map; and WHEREAS, the Eagle Lake City Commission considered all oral and written comments received during such public hearing, including the data and analysis provided for this amendment, and the recommendation of the Planning Commission.  NOW, THEREFORE, BE IT ORDANDED by the City Commission of the City of Eagle Lake, Florida, as follows: SECTION I. PURPOSE AND INTENT. This Ordinance is hereby enacted to carry out the purpose and intent of, and exercise the authority set out in the Community Planning Act, Chapter 163, Part II, Florida Statutes, as amended. SECTION II. FUTURE LAND USE MAP AMENDMENT. The City of Eagle Lake City Commission hereby adopts the following amendment to the Eagle Lake 2030 Comprehensive Plan Future Land Use Map Series, which will be updated consistent with the action of the Eagle Lake City Commission set forth in this Ordinance. 1. The Comprehensive Plan Amendment application request an amendment to the Future Land Use Map Series designated as the amendment area described herein and consisting of 9.83 +/ acres. 2. The amendment area is specifically described by a legal description and location map attached hereto as Exhibit “A” and includes the following Parcel Identification Number: 26-29-06-000000-024010. 3. Upon the legal effective date of this Ordinance, the Eagle Lake Future Land Use Map category for the amendment area will be designated as High Density Residential as shown in Exhibit B, attached hereto. Any future development of the amendment area will be required to meet the standards of the Eagle Lake Comprehensive Plan. SECTION III. ZONING ASSIGNMENT. Upon the legally effective date of this Ordinance, the Zoning Classification for the amendment area will be designated as Planned Unit Development -Housing (PD-H) as shown in Exhibit C, attached hereto, pursuant to the provisions of the Eagle Lake Land Development Code. Additionally, the Planned Development-Housing zoning designation shall be subject to the following conditions: 1. All development shall be in general accordance with the conceptual PD plan and shall not exceed 137 residential units. 2. Prior to final site plan approval, a traffic study shall be performed for the proposed development in accordance with methodology prescribed by the Polk County Transportation Planning Organization (Polk TPO). 3. All other code requirements shall apply. SECTION IV. CONFLICT WITH OTHER ORDINANCES OR CODES.  All Ordinances or parts of Ordinances of the Code of Ordinances of Eagle Lake, Florida, in conflict with the provision of this Ordinance are hereby repealed to the extent of such conflict. SECTION V. SEVERABILITY. Should any word, phrase, sentence or section of this Ordinance be held by a court of competent jurisdiction to be illegal, void, unenforceable, or unconstitutional, then such shall be severed from this Ordinance, and the remainder of the Ordinance shall remain in full force and effect. SECTION VI. EFFETIVE DATE. This Ordinance shall become effective on the 31st day after its adoption by the Eagle Lake City Commission. ADOPTED ON THIS___________________________________, 2026 EAGLE LAKE CITY COMMISSION ATTEST: _____________________________ BY:________________________________ DAWN WRIGHT CORY COLER, MAYOR CITY CLERK Approved as to Form: _______________________________ HEATHER R. MAXWELL, CITY ATTORNEY  EXHIBIT A – LOCATION MAP AND LEGAL DESCRIPTION LEGAL DESCRIPTION: The East 1/2 of the Southeast 1/4 of Southwest 1/4 of Southeast 1/4 of Section 6, Township 29 South, Range 26 East, Polk County, Florida, LESS road right-of-way and LESS additional right-of-way conveyed in O.R. Book 2279, Page 1399, Public Records of Polk County, Florida. And The West 1/2 of the Southeast 1/4 of the Southwest 1/4 of the Southeast 1/4 of Section 6, Township 29 South, Range 26 East, Polk County, Florida, LESS County maintained road right-of-way. Parcel ID # 26-29-06-000000-024010 EXHIBIT B – PROPOSED FUTURE LAND USE MAP EXHIBIT C – PROPOSED ZONING MAP  MEMORANDUM TO: Tom Ernharth, City Manager, City of Eagle Lake FROM: Hetty C. Harmon, AICP, Senior Planner DATE: November 14, 2025 SUBJECT: 2100 Clover Ridge Ct- Locale at Winter Haven, LLC(O-26-02) PROJECT NO: 566-001001 In response to the City’s request, we have completed our review of the Comprehensive Plan Amendment/Zoning Application submitted on 10/13/25 to the City of Eagle Lake for the proposed commercial development. BACKGROUND: Applicant: David Heching 4 Brighton Road Suite 204 Clifton, NJ 07012 Owner: Locale at Winter Haven, LLC 4 Brighton Road Suite 204 Clifton, NJ 07012 Property Location: 2100 Clover Ridge Ct. Eagle Lake, Florida 33839 Parcel IDs: 26-29-06-000000-024010 Total Site Size: 9.83± acres Current Land Use: Multi-family Proposed Comprehensive Plan Future Land Use Designation: High Density Residential (HDR) Proposed Zoning Districts: Planned Unit Development – Housing (PD-H) Existing Future Land Use & Zoning Designation: ``Medium Density Residential and General Residential. Future Land Use /Zoning Application Review November 14, 2025 Page 2 of 15 City of Eagle Lake 2100 Clover Ridge Ct- Locale at Winter Haven, LLC The applicant requests the City amend its Comprehensive Plan to assign a future land use designation of High Density Residential (HDR) to approximately 9.83± acres, which is scheduled to be presented to the City Commission for approval on January 5, 2026 as Eagle Lake Ordinance O-26-02. The property currently is used for 72 multi-family dwelling units. The High Density Residential (HDR) allows for up to 14 dwelling units per acre or 137 dwelling units for the subject property. Additionally, the request includes assigning a zoning designation of Planned Unit Development – Housing (PD-H) pursuant to Division III, Chapter 1 of the Land Development Code. The Planned Unit Development – Housing (PD- H) zoning district is requested for 137 dwelling units. SURROUNDING LAND USES: NW – The Vue Subdivision- NE –Vacant/Wetlands- N –Stronghold Self Storage, Inc Townhomes / Stronghold Self Living Water Church Ministries, Property Storage, Inc Property Inc. Property W –The Vue Subdivision- E – Living Water Church Subject Property Townhomes Ministries, Inc. Property Multi-Family Homes SW – Lake Region Senior High S – Lake Region Senior High SE –Lake Region Senior High School School School DENSITY: Currently, the Future Land Use for the 9.83± acres is Medium Density Residential which allows up to 10 units per acre and would allow for 98 multi-family units on the subject property. The High-Density Residential Future Land Use allows up to 14 units per acre and would allow for 137 multi-family units on the subject property. Presently, they have 72 multi-family units on site and are requesting an additional 65 units. They are proposing to demolish 3- 4 plex buildings and replace on site with new units. PUBLIC INFRASTRUCTURE: The City’s Level of Service (LOS) for City facilities and services is established in the 2030 Comprehensive Plan. Additional infrastructure, including roads and solid-waste, was analyzed based on LOS standards established by Polk County. Impacts on LOS are evaluated based on the actual development proposed. POTENTIAL INFRASTRUCTURE IMPACTS Current Available Current Vested Demands from 65 DU Remaining Capacity Capacity Demand Potable Water (LOS: 300 gpd1/ERC2) 1,584,000 gpd 1,254,770 gpd 12,870 gpd (198 gpd/unit) 1,241,900 gpd 1 2 Sanitary Sewer (LOS: 275 gpd /ERC ) 750,000 gpd 412,164 gpd 11,765 gpd (181 gpd/unit) 400,399 gpd 3 Recreation (LOS: 4.5 acres/1,000 population ) 17.45 acres 11.34 acres 0.73 acres4 3.06 acres Transportation – US 17 Gilbert St to SR 688 (Lake Shipp Dr)LOS: C Future Land Use /Zoning Application Review November 14, 2025 Page 3 of 15 City of Eagle Lake 2100 Clover Ridge Ct- Locale at Winter Haven, LLC 35,800 trips5 (daily N/A 418 trips per day 34178.84 trips (daily trip) trips) Solid Waste (LOS: 8.0 lbs. per capita per day7 ) N/A (Polk Co. Land Fill) N/A 520.00 lbs./day NA Schools8 Current Concurrency Reserved Housing Students Capacity School Enrollment Capacity Capacity Units Generated by Available Project Pinewood Elem. 739 804 33 106 MF 13 Yes (Zoned) (+32) Snively Elem. Yes (Adjacent) 396 675 93 106 MF 13 (+186) Westwood Yes 712 1402 215 106MF 7 Middle (Zoned) (+475} Denison Yes 680 1219 480 106MF 7 (Adjacent) (+59) Lake Region High 1572 2530 349 106 MF 8 Yes (Zoned) (+609) McLaughlin 328 676 136 106MF 8 Yes (Adjacent) (+212) 1 City of Eagle Lake 2030 Comprehensive Plan, Administrative Section, Capacity Needs Assessment (pages 9 & 22) 2 Equivalent Residential Connection (dwelling unit) 3 City of Eagle Lake, 2030 Comprehensive Plan, Recreation and Open Space Element, Policy 6.1 (page 2) 4 2010 EAR-Based Amendments Adoption Support Document, Data & Analysis, Land Use Needs Analysis, 2.57 persons per household (page 24 of 61) 5 Polk TPO Roadway Database 2025 (Effective date: January 17, 2025) 6 ITE TripGen Single Family Residential (Trip Generation Manual, 10th Edition) 7 City of Eagle Lake 2030 Comprehensive Plan, Infrastructure Element, Policy 1.1.1 (page1) 8 Polk County School Board POTABLE WATER, SANITARY SEWER, SOLID WASTE: The property is currently on city water and sewer. New units would connect to the City services and would have minimal impacts. Sufficient capacity exists in the Polk County landfill for solid waste for the proposed multi-family RECREATION: Applying the City’s parks & recreation LOS of 4.5 acres per 1,000 persons to a projected population of 65 multifamily units (65 du X 2.51 persons per household =163 persons) results in a total projected demand for parks & recreation of 0.73 acres. The site plan indicates approximately 2.35 acres will be open space. TRANSPORTATION: The project is located on Gilbert St with access to US 17, an urban principal arterial roadway. Gilbert St is owned and maintained by the Polk County Board of County Commissioners and US 17 is owned and maintained by the Florida Department of Transportation. US 17 is currently operating at a Level of Service “C.” The estimated PM Peak Hour traffic generated from the proposed additional 65 dwelling units is projected to be less than the estimated current available PM Peak hour capacity. Therefore, the projected traffic demand will not Future Land Use /Zoning Application Review November 14, 2025 Page 4 of 15 City of Eagle Lake 2100 Clover Ridge Ct- Locale at Winter Haven, LLC degrade the minimum level of service. Since Gilbert St is a Polk County owned/maintained roadway, a traffic analysis must be coordinated with the Polk TPO. SCHOOLS: There is sufficient school capacity for elementary, middle and high schools. School concurrency will have to be met at the time of plat approval and/or final site plan approval. CONSISTENCY WITH COMPREHENSIVE PLAN: The consistency of the proposed amendment with the Comprehensive Plan has been reviewed. Specifically, we find that the proposed amendment is consistent with and complies with the following applicable policies. A. FUTURE LAND USE ELEMENT Policy 2.7: High Density Residential-The intent of the High Density Residential classification is to encourage various dwelling unit mixes, including apartments, townhouses, low-rise multiple family dwellings and certain single family type structures. Densities up to 14 dwellings per acre currently do not exist in the City. Such densities will require a high demand for public facilities and services and direct access to principal streets. It is anticipated that this classification will be used as the City expands its corporate limits. However, this will not preclude its use within the present corporate limits if adequate land parcels can be assembled for such users. Maximum Density: > 10 but < 14 dwelling units per acre. The proposed PD-H site plan reflects a residential density of 9.83 du/acre, which is consistent with the maximum density of 14.0 du/acre allowed by Medium Density Residential. The site will contain 137 multi-family units and has access to public facilities and services. Policy 3.1, The City shall identify development constraints created by soil conditions, topography, natural features, and resources and regulate densities and intensities where such constraints exist. The proposed PD-H site plan has no impacts to wetland and floodplain areas and the soils are suitable for development. Policy 4.1, The City shall direct development to areas where public facilities and services are available or shall be available at the time of development. High density/intensity land uses shall be directed to areas where the greatest level of service of public facilities and services exist. Policy 4.2, The City shall issue development orders and plan public facility improvements and expansions in a manner which supports implementation of the Future Land Use Element and Map and is consistent with the Capital Improvements Element. The proposed Comprehensive Plan Amendment will allow for development of a multifamily family units that will be served by public facilities and services that are currently available. Policy 9.1, The City shall locate Future Land Uses at densities and intensities that will discourage urban sprawl and leap-frog development patterns. Future Land Use /Zoning Application Review November 14, 2025 Page 5 of 15 City of Eagle Lake 2100 Clover Ridge Ct- Locale at Winter Haven, LLC The proposed Comprehensive Plan Amendment and PD-H zoning establish a future land use and residential density along Gilbert St and is consistent with existing high -density developments along Gilbert St. The property is north of an existing public high school (Lake Region). B. TRANSPORTATION ELEMENT Policy 4.1: When reviewing development proposals for properties abutting or impacting traffic on State or County-maintained roadways, coordinate with the FDOT and Polk TPO to ensure consistency with state, regional and county standards, and determine impacts on adopted levels of service. The property has access to Gilbert St, which is a county owned local road. Prior to expansion or revision to the site plan approval, the applicant will be required to coordinate driveway access connection with Polk County. C. HOUSING ELEMENT Policy 5.1, The City shall, through its Land Development Regulations, promote a mix of housing types, densities, and affordable housing. The proposed Comprehensive Plan Amendment will allow for the development of additional multi-family housing and creates the opportunity for a mix of housing types and densities consistent with this policy. D. RECREATION AND OPEN SPACE ELEMENT Policy 1.5, Through the development approval process, the City will encourage new development to provide pedestrian interconnectivity within the project and to areas external to the project such as the City’s parks and recreation system and schools. The proposed PD-H development will have 4-foot wide sidewalks on both sides of internal roads which will provide pedestrian access to recreation/open space areas within the development. Additionally, the Eagle Lake Land Development regulation requires a sidewalk to be constructed along the development frontage on Gilbert St. Policy 6.2, The City will continue to ensure through the enforcement of Land Development Regulations and a Concurrency Management System that no development order will be issued for any development that would result in failure of the recreation and park system to meet the adopted LOS standards. The proposed site plan includes approximately 2.35 acres of open space. E. CONCLUSION The requested Comprehensive Plan Amendment to establish a High Density Residential future land use for the property is consistent with the existing future land use classifications of property located in the proximity of the subject property within the City of Eagle Lake. Future Land Use /Zoning Application Review November 14, 2025 Page 6 of 15 City of Eagle Lake 2100 Clover Ridge Ct- Locale at Winter Haven, LLC Based on this analysis, we find that the proposed Comprehensive Plan Amendment is consistent with the applicable goals, objectives and policies of the Eagle Lake 2030 Comprehensive Plan. All City requirements must be met related to the future development of the property. LAND DEVELOPMENT REGULATION (LDR): The application generally meets the LDR requirements for a Planned Development zoning district which are outlined in Division III, Chapter 3. Section 3.1.1.10, Statement of Intent, identifies general requirements of the Planned Development l zoning district described, in part, below: 1. PD districts are of a nature involving a form of development not adapted to the schedule district regulations. The City Commission recognizes there are substantial public advantages to PD. It is the intent of these regulations to promote and encourage development in this form, where appropriate in location and character, so as to further the purpose of the Comprehensive Plan. 2. Within PD districts, regulations adapted to such unified planning and development are intended to accomplish higher purposes of zoning and other applicable development regulations to promote economic and efficient land use and to provide an improved level of amenities appropriate and harmonious variety in physical development, creative design and better urban environment. 3. The general intention of a PD is to provide for a unique/innovative development design. The requested PUD (PD-H) zoning and proposed site plan includes the following lot configurations: Max. Structure Height 35 feet Front Setback 25 feet Side Setback 18 feet Rear Setback 10 feet COMPATIBILITY: The proposed density and development layout are generally compatible with existing multi-family residential subdivisions and the development trend in the surrounding area. Specifically, this includes the following multi - family residential developments: • The Vue subdivision located to the east on Gilbert St. The proposed addition of 65 units of the Jullian Hills multi-family site is adjacent to the Vue subdivision to the east, self storage to the north, religious facility to the west, and the Lake Region High School to the south. CONCLUSION: As required by Section 6.1.2.10 of the City’s Land Development Regulations, our findings after review of the application for a Comprehensive Plan Amendment to assign Residential Medium future land use and assign a zoning designation of PD-H to the property, are that the following conditions are satisfactorily met: Future Land Use /Zoning Application Review November 14, 2025 Page 7 of 15 City of Eagle Lake 2100 Clover Ridge Ct- Locale at Winter Haven, LLC A. The Comprehensive Plan Amendment/rezoning application is consistent with the City of Eagle Lake Comprehensive Plan; B. The rezoning petition will not result in a lowering of the adopted level of service below the minimum level of service as set forth in the Comprehensive Plan for any public facilities or services; C. The proposed rezoning and all permitted uses within the category sought will be compatible with the development of surrounding properties; D. The need and justification for the change has been satisfactorily demonstrated by the applicant; E. There will be no detrimental effect of the change on the property and on surrounding properties; F. There is not sufficient undeveloped land in the general area and in the City with the same classification as the request to allow for the proposed development; and G. The proposed rezoning and multi-family development is compatible with development on surrounding property. RECOMMENDATION: The Comprehensive Plan Amendment to designated approximately 9.83± acres High Density Residential is recommended for approval. The requested Planned Development - Housing (PD-H) is hereby recommended for approval with the following conditions: 1. The area designated as residential shall not exceed 137 multi-family units. The permitted lot size and dimensional requirements shall adhere to the standard listed in the following table: Max. Structure Height 35 feet Front Setback 25 feet Side Setback 18 feet Rear Setback 10 feet 2. Each residential lot shall require the planting of two overstory trees prior to the issuance of a Certificate of Occupancy for the home constructed on the lot. 3. A minimum of two off-street parking spaces shall be provided for each unit. 4. Decorative light poles and fixtures of the developers choosing shall be installed within the development at the time each phase is constructed. Light fixtures shall utilize LED technology and utilize full cut-off luminaries. Lighting shall be provided at a minimum standard of one light fixture per 350 linear feet of roadway. 5. Prior to final site plan approval, a traffic study shall be performed for the proposed development in accordance with methodology prescribed by the Polk County Transportation Planning Organization (Polk TPO). Future Land Use /Zoning Application Review November 14, 2025 Page 8 of 15 City of Eagle Lake 2100 Clover Ridge Ct- Locale at Winter Haven, LLC 6. All development shall be in general accordance with the conceptual PUD plan. 7. All other code requirements shall apply. EXHIBIT A – Site Location Map EXHIBIT B – Aerial Map EXHIBIT C – Existing Future Land Use Map EXHIBIT D– Proposed Future Land Use Map EXHIBIT E – Proposed Zoning Map EXHIBIT F – Conceptual Plan EXHIBIT G – Legal Description Future Land Use /Zoning Application Review November 14, 2025 Page 9 of 15 City of Eagle Lake 2100 Clover Ridge Ct- Locale at Winter Haven, LLC EXHIBIT A – SITE LOCATION MAP Future Land Use /Zoning Application Review November 14, 2025 Page 10 of 15 City of Eagle Lake 2100 Clover Ridge Ct- Locale at Winter Haven, LLC EXHIBIT B – AERIAL MAP Future Land Use /Zoning Application Review November 14, 2025 Page 11 of 15 City of Eagle Lake 2100 Clover Ridge Ct- Locale at Winter Haven, LLC EXHIBIT C – EXISTING FUTURE LAND USE MAP Future Land Use /Zoning Application Review November 14, 2025 Page 12 of 15 City of Eagle Lake 2100 Clover Ridge Ct- Locale at Winter Haven, LLC EXHIBIT D – PROPOSED FUTURE LAND USE MAP Future Land Use /Zoning Application Review November 14, 2025 Page 13 of 15 City of Eagle Lake 2100 Clover Ridge Ct- Locale at Winter Haven, LLC EXHIBIT E – PROPOSED ZONING MAP Future Land Use /Zoning Application Review November 14, 2025 Page 14 of 15 City of Eagle Lake 2100 Clover Ridge Ct- Locale at Winter Haven, LLC EXHIBIT F – CONCEPTUAL PLAN Future Land Use /Zoning Application Review November 14, 2025 Page 15 of 15 City of Eagle Lake 2100 Clover Ridge Ct- Locale at Winter Haven, LLC EXHIBIT G – LEGAL DESCRIPTION Legal Description: The East 1/2 of the Southeast 1/4 of Southwest 1/4 of Southeast 1/4 of Section 6, Township 29 South, Range 26 East, Polk County, Florida, LESS road right-of-way and LESS additional right-of-way conveyed in O.R. Book 2279, Page 1399, Public Records of Polk County, Florida. And The West 1/2 of the Southeast 1/4 of the Southwest 1/4 of the Southeast 1/4 of Section 6, Township 29 South, Range 26 East, Polk County, Florida, LESS County maintained road right-of-way. Parcel ID # 26-29-06-000000-024010 Impact Statement Locale @ Winterhaven Project: Locale @ Winterhaven Location: 2100 Clover Ridge Ct., fronting Gilbert St, Eagle Lake, FL Applicant’s Engineer: ELMce – William G. Mitchell, P.E. Hearing: Planned Development Housing (PDH) public hearing – preliminary, conceptual submittal 0. Disclaimer – Conceptual / Planning Level This impact statement is a conceptual, planning-level narrative prepared in support of the PDH application and Sec. 4.7.3.10 Provisions for Locale @ Winterhaven. All quantities, including site statistics, tra6ic generation, utility demands, and open space, are preliminary and based on the current concept plan (107-LAWH-PRELIM-V2), preliminary grading and utility exhibits, and the Open Space Exhibit OS-1. Following PDH approval by Council, the project will advance to detailed construction documents and permitting with all applicable agencies, at which time final designs, calculations, and permits will be obtained. 1. Project Facts, Future Land Use, and Zoning (CPA) Project Program (Conceptual): The proposed redevelopment includes a total of seventy-seven (77) multifamily dwelling units, comprised of approximately fifty-eight (58) three-bedroom units, twelve (12) two-bedroom units, and seven (7) studio/one- bedroom units. Twelve (12) existing two-bedroom units on the site will be removed, resulting in a net increase of sixty-five (65) dwelling units. Site Area: The total site area is approximately 9.83 acres (about 428,195 square feet). Future Land Use (CPA): The subject property is presently designated Medium Density Residential on the City’s Future Land Use Map. A Comprehensive Plan Amendment (CPA) is proposed to change the designation to High Density Residential with an allowable density of up to fourteen (14) dwelling units per acre. The proposed 77-unit program on 9.83 acres is consistent with the proposed High Density Residential category and implements the City’s goals for providing a range of housing types within serviced areas. Zoning: The underlying zoning is General Residential, at an allowed density of approximately ten (10) dwelling units per acre. The requested PDH (Planned Development Housing) zoning is intended to implement the proposed High Density Residential future land use category while providing a master-planned framework for building placement, circulation, open space, and bu6ering. The PDH ordinance will establish the specific development standards that govern this site, including density, height, setbacks, and open space. Building Height: The proposed multifamily buildings will comply with a maximum building height of thirty-five (35) feet, consistent with planner direction, the preliminary plan set, and anticipated PDH standards. Architectural plans will reflect this height limit. 2. Open Space – Definition, Quantity, and Exhibit Coordination Definition: For this project, “Open Space” is defined per planner guidance as undeveloped lands suitable for passive recreation or conservation uses, including landscaped courtyards, lawn areas, and similar green spaces accessible to residents. Building footprints, drive aisles, parking areas, and non-usable stormwater pond areas are not counted as open space. Quantity and Exhibit: Open space is illustrated on the drawing titled “Open Space Exhibit OS-1,” which depicts open space areas in green shading and provides a total open-space calculation for the project. Based on OS-1, the following site and open-space statistics apply at the conceptual level: • Total Site Area: 9.83 acres (approximately 428,195 square feet) • Total Open Space Area: 2.35 acres (approximately 102,366 square feet) • Open Space Percentage: 23.9% of the total site area Page 1 of 5 These values have been carried forward directly from Open Space Exhibit OS-1 so that the plan set and narrative are consistent. At the construction-plan stage, any refinements to the site layout will be evaluated to ensure that the minimum required open space is maintained or exceeded, and the final open-space table will be coordinated with the approved PDH plans. Response to Provision 1 – Land-Use Pattern Compatibility The proposed redevelopment is compatible with the established land-use pattern in the surrounding area. The subject site is currently developed with garden-style multifamily residential buildings, internal circulation drives, and parking facilities. Adjacent properties include townhomes, a church, and an existing school across the street, all of which are residential or community-serving uses that are compatible with multifamily housing. The proposed improvements reinvest in and modestly intensify an existing multifamily use rather than introducing a new or incompatible use type. Building heights are limited to 35 feet, and the site will continue to function as a residential community with internal circulation and parking similar to the existing condition. Landscaping, tree preservation where feasible, and bu6ering along property boundaries will further enhance compatibility with adjoining uses. Response to Provision 2 – Consistency with the Comprehensive Plan Land Use and Housing: The project is consistent with the City’s Comprehensive Plan as implemented through the proposed High Density Residential future land use designation and PDH zoning. The development maintains multifamily residential use on a site already in residential service and expands the range of unit types beyond the existing two-bedroom stock. Families currently residing in the community are outgrowing the existing units; new three-bedroom and updated two-bedroom units will allow households to stay in the neighborhood rather than relocating elsewhere. Transportation: A planning-level tra6ic analysis has been performed using the ITE Trip Generation Manual, Land Use Code (LUC) 220 – Apartments. The net change in trips is based on the increase of 65 dwelling units (77 new units minus 12 existing units to be removed). The estimated net new trips are as follows: • Daily: 65 units × 7.3 trips/unit ≈ 475 daily trips • AM Peak Hour: 65 units × 0.36 trips/unit ≈ 23 trips • PM Peak Hour: 65 units × 0.56 trips/unit ≈ 36 trips These results indicate a modest incremental increase in tra6ic relative to the existing condition. A formal Tra6ic Impact Study (TIS) will be prepared at the time of site plan and engineering review to address trip distribution and assignment, intersection operations, level of service, turn-lane needs, access management, and any required mitigation measures, in accordance with Comprehensive Plan transportation policies. Open Space and Recreation: The project provides on-site open space consistent with the City’s recreation and open-space objectives, as documented on Open Space Exhibit OS-1. Landscaped courtyards, lawn areas, and passive green spaces are distributed throughout the site and will function as day-to-day recreation areas for residents, helping to moderate incremental demand on public parks. Water and Sewer: Potable water and sanitary sewer demands are estimated using Florida Administrative Code (FAC) 64E bedroom-based average daily flow (ADF) factors. The planning-level ADF for the proposed 77 units is summarized as follows: • 58 three-bedroom units @ 300 gpd/unit = 17,400 gpd • 12 two-bedroom units @ 200 gpd/unit = 2,400 gpd • 7 studio/one-bedroom units @ 100 gpd/unit = 700 gpd • Total new ADF = 20,500 gpd Existing conditions include 12 two-bedroom units at 200 gpd/unit for a total of 2,400 gpd. The net increase in ADF is therefore approximately 18,100 gpd. These values will be coordinated with the water and sewer utility providers to confirm available capacity and identify any required system improvements, consistent with the Comprehensive Plan’s utilities and concurrency elements. Page 2 of 5 Response to Provision 3 – Changed or Changing Conditions Several changed and changing conditions support approval of this petition. The existing units on the site are older two-bedroom apartments that no longer fully align with current expectations for modern, energy-e6icient, and family-friendly housing. Families living in the community are outgrowing the existing two-bedroom layouts and need additional bedrooms and updated unit configurations. At the same time, there is documented demand for additional multifamily housing in the area, particularly for two- and three- bedroom units that can serve working households and families. The site is already served by public roads, water, sewer, and stormwater systems, permitting reinvestment and intensification in a location that e6iciently uses existing public infrastructure rather than extending services into greenfield areas. The proposed CPA and PDH zoning implement the Comprehensive Plan’s emphasis on infill and redevelopment within serviced areas. Response to Provision 4 – Site Suitability for Intended Uses The site is highly suitable for continued multifamily residential use. It is already developed as a multifamily community with internal drives, parking lots, sidewalks, and utility connections to existing public systems. The preliminary grading, drainage, and utility plans (107-LAWH-PRELIM-V2) demonstrate that the proposed buildings and improvements can be accommodated using standard engineering practices while maintaining appropriate drainage patterns and service connections. The site has direct access to Cameron Rd., a public roadway, and internal circulation is designed to accommodate residents, visitors, service vehicles, and emergency apparatus. Public water, sanitary sewer, and stormwater facilities are present within or adjacent to the site, reducing the need for extensive o6-site extensions and supporting the proposed residential intensity. Response to Provision 5 – Existing and Adjacent Land Uses and Compatibility On-site land use is presently multifamily residential, consisting of apartment buildings, internal drives, parking areas, and associated open space. The surrounding area includes a school across the street, townhomes proposed or under development next door, and a church, together forming a predominantly residential and community-serving context. The proposed development maintains the residential use and general site organization and is therefore inherently compatible with adjacent uses. Compatibility will be further enhanced through building height limitations, perimeter landscaping and bu6ering, preservation of existing trees where feasible, and careful design of lighting and building orientation to reduce o6-site visual and noise impacts. Response to Provision 6 – Population Density and Demand on Public Facilities The project increases the number of dwelling units on the site by a net total of 65 units. This results in a modest increase in population density in the immediate area and in associated demand for public facilities such as schools, parks, potable water, sanitary sewer, and solid waste services. Because the site is an infill redevelopment within an already serviced neighborhood, additional demands on municipal services can be accommodated e6iciently. School impacts will be reviewed through the applicable school concurrency and impact fee processes. On-site open space and amenity areas are intended to serve residents and help moderate incremental demand on public parks. Water and sewer impacts are summarized under Response 2 and will be coordinated with the utility providers. Solid waste, police, fire, and EMS services currently serve the area and will continue to serve the redeveloped project. Response to Provision 7 – Property Values of Adjacent Property The proposed redevelopment is expected to support or enhance property values on adjacent properties. The project replaces older units and site improvements with new, modern multifamily buildings, updated parking and circulation, improved landscaping, and upgraded utilities. These investments typically enhance appearance, safety, and overall neighborhood quality, which can have a positive e6ect on surrounding property values. Any temporary construction-related impacts (noise, dust, and staging) will be managed through standard construction best practices and will be short-term in nature. Page 3 of 5 Response to Provision 8 – Environmental Conditions and Natural Features The site is largely developed today, and no substantial undisturbed natural areas are present in the immediate building and parking footprint. Existing topography is modest and will be managed through grading to direct runo6 towards internal drainage and stormwater management facilities in compliance with Article 2 – Stormwater Management and other applicable regulations. If any jurisdictional wetlands or protected environmental features are identified during detailed surveying and permitting, they will be avoided where feasible or addressed through appropriate environmental permitting and mitigation measures. Construction-phase erosion and sedimentation will be controlled using standard best management practices. Response to Provision 9 – Rare, Endangered, Threatened Species and Habitat Because the site has been developed for multifamily residential use for many years, it is unlikely to contain high-quality habitat for rare, endangered, or threatened species. Nevertheless, the applicant will review available state and federal database information and, if required by reviewing agencies, conduct field surveys to confirm the absence of protected species and habitat. If any listed species or habitat are identified, appropriate avoidance, minimization, and mitigation measures will be implemented consistent with agency requirements. Response to Provision 10 – Tra?ic Congestion and Public Safety The planning-level tra6ic analysis summarized above indicates that the net increase associated with the additional 65 dwelling units is approximately 475 daily trips, 23 AM peak-hour trips, and 36 PM peak-hour trips, based on ITE LUC 220 – Apartments. These volumes represent a modest incremental increase relative to existing conditions and are not expected to create excessive congestion by themselves. A formal Tra6ic Impact Study (TIS) will be prepared if necessary as part of the engineering and site-plan review process. The TIS will evaluate intersection level of service, turn-lane needs, access management, sight distance, pedestrian and bicycle connectivity, school-area circulation, and any required improvements or mitigation. Internal circulation is designed to provide clear, legible drive aisles, adequate parking, and appropriate fire and emergency access, thereby supporting safe and e6icient on-site operations. Response to Provision 11 – Quality of Life on Adjoining Properties and Neighborhood The project is intended to improve quality of life within the neighborhood by replacing aging residential units and site infrastructure with new, higher-quality buildings, enhanced landscaping, and improved pedestrian connectivity. Open space and passive recreation areas shown on Open Space Exhibit OS-1 provide additional amenities for residents, which also benefits the surrounding area by creating an attractive and well-maintained community. Potential impacts such as lighting, building massing, and parking activity will be addressed through building height limits, PDH development standards, photometric design that minimizes o6-site glare, and careful layout of parking and drive aisles. ELM believes the project will be an upgrade to the current built environment and will help retain residents by o6ering modern housing options within the same neighborhood. Construction impacts will be temporary and managed through standard controls. Response to Provision 12 – Influence on Future Land Uses in Undeveloped Areas The project is located within an area that is already substantially developed with multifamily residential uses, a school, townhomes, and a church, along with supporting infrastructure. As such, the proposed redevelopment is not expected to induce premature development of undeveloped lands or to materially alter development patterns in outlying areas. To the extent the project influences future land uses, it will do so by demonstrating successful infill and redevelopment on a site with available utilities and road access, consistent with the Comprehensive Plan’s intent to focus new growth in serviced areas and avoid ine6icient sprawl. Page 4 of 5 Response to Provision 13 – Availability and Suitability of Other Zoned Sites Other properties in the community may be zoned or designated to accommodate multifamily residential development. However, the subject site is uniquely suitable because it is already developed as a multifamily community with established residents, existing utility and road infrastructure, and proximity to neighborhood-serving uses, including a school, townhomes, and a church. Redevelopment of this site represents an e6icient use of land and public facilities. By focusing new units on a site that is or will be zoned through the PDH process for multifamily use under a High Density Residential future land use designation, the project advances the City’s objectives for infill development, e6icient infrastructure use, and provision of a diverse housing stock without requiring new greenfield rezonings. Page 5 of 5  EAGLE LAKE PLANNING COMMISSION REGULAR MEETING WEDNESDAY, SEPTEMBER 17, 2025 at 6:30 P.M. COMMISSION CHAMBERS 675 E EAGLE AVE EAGLE LAKE, FLORIDA 33839 I. CALL TO ORDER Chairwoman Metosh called the meeting to order at 6:00 p.m. II. INVOCATION Commissioner Crawford gave the Invocation. III. PLEDGE OF ALLEGIANCE The Commission and audience said the Pledge of Allegiance. IV. ROLL CALL PRESENT: Spofford, Eriksen, Crawford, Macon, Metosh ABSENT: None V. STAFF REPORTS There were no staff reports. VI. PUBLIC HEARING A. Consideration of Proposed Ordinance No. O-25-18, An Ordinance Amending the City of Eagle Lake, Florida 2030 Comprehensive Plan by Revising the Future Land Use Map Series to Assign Medium Density Residential Future Land use to Four (4) Annexed Parcels; Amending the City of Eagle Lake, Florida Zoning Map to Apply Planned Unit Development-Housing (PD-H) Zoning to the Same Certain Parcels; Repealing all Ordinances in Conflict Herewith; and Providing an Effective Date. (General Location: four parcels of land totaling approximately 20.17 acres in size, lying east of Eagle Pines Blvd and north of Golden Bear Dr with a street address of 1381 Gilbert St. Eagle Lake, Florida 33839 and 0 Gilbert St. Winter Haven, FL 33880) Duy Nguyen Inc. Property Attorney Maxwell read Proposed Ordinance No. O-25-18 by title only. City Manager Ernharth explained the ordinance will assign city zoning for the property. MOTION was made by Commissioner Eriksen and seconded by Commissioner Crawford to recommend approval of the proposed ordinance and forward to the City Commission for approval. Chairwoman Metosh asked for audience and Commission discussion; there was none. The roll call vote was as follows: AYES: Spofford, Eriksen, Crawford, Macon, Metosh NAYS: None 1 Regular Planning Commission Meeting September 17, 2025 Page 2 of 2 VII. OLD BUSINESS There was no old business. VIII. NEW BUSINESS There was no new business. IX. CONSENT AGENDA A. Approval of the Planning Commission Minutes -----------------------------------------------08/04/2025 MOTION was made by Commissioner Spofford and seconded by Commissioner Crawford to approve the Planning Commission Meeting Minutes of 08/04/2025. Chairwoman Metosh asked for audience and Commission discussion; there was none. The vote was as follows: AYES: 5 NAYS: 0 X. AUDIENCE There were no comments from the audience. XI. PLANNING COMMISSION There were no comments from the Planning Commission. XII. ADJOURNMENT MOTION was made by Commissioner Eriksen and seconded by Commissioner Spofford to adjourn at 6:34 p.m. The vote was as follows: AYES: 5 NAYS: 0 ___________________________________ CHAIRWOMAN MICHELLE METOSH ATTEST: ____________________________ CITY CLERK DAWN WRIGHT 2