Planning Commission

; ; AGENDA CITY OF HAINES CITY, FLORIDA PLANNING COMMISSION MEETING July 13, 2026, 4:00 p.m. City Hall Commission Chambers 620 E. Main Street, Haines City, FL 33844 Phone: 863-421-9921 Web: hainescity.com NOTICE – Pursuant to Section 286.0105 of the Florida Statutes, if any person decides to appeal any decision made by the City Commission with respect to any matter considered at this public meeting, such person will need a record of the proceedings and for such purpose, such person may need to ensure that a verbatim record of the proceedings is made, including the testimony and evidence upon which the appeal is to be based. For special accommodations, please notify the City Clerk’s Office at least 72 hours in advance. Help for the hearing impaired is available through the Assistive Listening System. Receivers can be obtained from the City Clerk’s Office. In accordance with the Americans with Disabilities Act (ADA), persons with a disability, such as a vision, hearing or speech impairment, or persons needing other types of assistance, and who wish to attend City Commission meetings or any other board or committee meeting may contact the City Clerk’s Office in writing, or may call 863-421-9921 for information regarding available aids and services. Pages 1. CALL TO ORDER 2. INVOCATION 3. PLEDGE OF ALLEGIANCE 4. MINUTES TO ACCEPT 3 June 06, 2026 - Planning Commission Meeting Staff Contact: Sharon Lauther, MMC, City Clerk 5. NEW BUSINESS  5.a Land Development Regulations Text Amendments 7 The intent of this item is to consider text amendments to the Land Development Regulations. Staff Contact: Calvin Clarke, Planner, Development Services Recommended Motion: Staff recommends forwarding a recommendation of approval to the City Commission. 5.b Small Scale Land Use Amendment for 2115 Holly Hill Fruit Road 15 Provide a recommendation to the City Commission for a Small-Scale Land Use Amendment regarding 2115 Holly Hill Fruit Road. Staff contact: Grace Malpartida, Planner Recommended Motion: Staff recommends forwarding a recommendation for approval to the City Commission for the small-scale land use amendment of 3.87+/- acres for 2115 Holly Hill Fruit Road, from County Professional Institute (PI) to City Professional Office/Institute in the North Ridge (PIC-NR). 5.c Zoning Map Amendment for 2115 Holly Hill Fruit Road 18 Provide a recommendation to the City Commission for a Zoning Map Amendment regarding 2115 Holly Hill Fruit Road. Staff contact: Grace Malpartida, Planner Recommended Motion: Staff recommends forwarding a recommendation for approval to the City Commission for a zoning map amendment of 3.87+/- acres for 2115 Holly Hill Fruit Road, from County Professional Institute (PI) to City Professional Office/Institute in the North Ridge (PIC-NR). 6. BOARD COMMENTS 7. ADJOURNMENT 2  PLANNING COMMISSION MEETING HAINES CITY, FLORIDA MINUTES June 8, 2026, 4:00 p.m. City Hall Commission Chambers 620 E. Main Street, Haines City, FL 33844 Phone: 863-421-9921 Web: hainescity.com Present: Earle Lee Brian Stokes Joseph Hamilton Sameka Akins Absent: Charles Anderson Louie McLean Eddie Perez _____________________________________________________________________ 1. CALL TO ORDER The Planning Commission Meeting was called to order at 4:00 pm on June 08, 2026, in the City Commission Chambers, located at 620 E Main Street, Haines City, FL. 2. INVOCATION Board Member Dr. Lee led the pledge 3. PLEDGE OF ALLEGIANCE 1 3 4. MINUTES TO ACCEPT 4.a Minutes to be Accepted- Planning Commission 05.11.2026 Dr. Lee would like clarification on when something needs to be voted on from the attorney. Brian motioned to approve Dr. Lee second Motioned carried 5. NEW BUSINESS 5.a Zoning Map Amendment for Crossroads Townhomes City Planner, Grace Malpartida presented this item. The subject parcel is 4.92+/- acres and is located at 330 Watts Dairy Road and identified by the Polk County Property Appraiser Parcel Number as follows: 27- 27-30-792000-000132. This is an applicant-initiated request for a land use amendment. The site has plans for developing multi-family units. This project is compatible with the surrounding area and will abide by the R-3 zoning standards within our Land Development Regulations. The R-3 zoning standards are as follows: Minimum yard requirements: Front: 20 feet Side: 8 feet interior, 20 feet adjacent to the street, provided that for single family attached, side yard requirements apply only to end units. Rear: 10 feet Maximum impervious surface coverage: 55% Minimum living area: 1,200 square feet Minimum garage requirement: 200 square feet garage. Garages for townhomes will have rear access. All open and recreation spaces will meet or exceed requirements. Vice Chair Hamilton opened the floor to public comments. No one came forward 2 4  Vice chair closed the floor Moved by Brian Stokes Seconded by Earle Lee Staff recommends forwarding an approval to the City Commission regarding a Zoning Map Amendment of 4.92+/- acres for Crossroads Townhomes, from County RL-4 to City R-3. Carried 5.b Small Scale Land Use Amendment for Crossroads Townhomes City Planner, Grace Malpartida presented this item. The subject parcel is 4.92+/- acres and is located at 330 Watts Dairy Road and identified by the Polk County Property Appraiser Parcel Number as follows: 27- 27-30-792000-000132. This is an applicant-initiated request for a zoning amendment. The site has plans for developing multi-family units. This project is compatible with the surrounding area, and will abide by the comprehensive plan standards. Moved by Earle Lee Seconded by Brian Stokes Staff recommends forwarding a recommendation for approval to the City Commission for the small-scale land use amendment of 4.92+/-acres for Crossroads Townhomes, from County RL-4 to City Medium Density Residential (MDR). Carried 6. BOARD COMMENTS Board Member Sameka Atkins expressed her excitement to being on the board. Vice Chair Joseph Hamilton welcomed Sameka. Mari Cruz Reeves came to the podium and commented about beautifying Haines city. 3 5 7. ADJOURNMENT Without any further business the meeting was adjourned at 4:18. Louie McLean, Chair Sharon Lauther, MMC, City Clerk 4 6  PLANNING COMMISSION To: The Honorable Chairman and Planning Commissioners Through: Derek “Ted” Adkins, Development Services Deputy Director From: Grace Malpartida, Planner, Development Services Date: July 13, 2026 Subject: Land Development Regulations Text Amendments Executive Summary The intent of this item is to consider text amendments to the Land Development Regulations. Staff Contact: Calvin Clarke, Planner, Development Services Introduction City staff requests amendments to the Land Development Regulations to amend Chapter 4 – Definitions, Chapter 5 – Zoning, Chapter 6 – Special Provisions, Chapter 20 – Appeals, Conditional Uses, Variances, Procedures, Limitations, and Chapter 21 – Amending The Land Development Regulations; Maps; as follows: Chapter 4 – Section 4.2.1 – Terms Add and define the following terms: Air pump station(s), Car wash, Electric vehicle (EV) station, Fuel station, Public service Chapter 5 – Section 5.2.1 – Fences, walls, hedges, Clarify location for fences abutting subdivision and architectural features common areas. Remove the requirement for fence permits. Modify requirements for barbed wire and razor wire fences. Chapter 6 – Section 6.1.7 MUPUD – Mixed Use Add Gas Stations / Service Stations as an Planned Unit Development Administrative Conditional Use in a MUPUD zoning district, subject to certain conditions. Chapter 20 – Appeals, Conditional Uses, Define and set procedure for Administrative Variances, Procedures, Limitations Conditional Uses. Reorder article and section numerical sequence for the chapter. 7  Chapter 21 – Amending The Land Development Remove supermajority approval vote requirement Regulations; Maps by the City Commission if the Planning Commission does not recommend approval of an item. Background Upon review of several sections of the Land Development Regulations, staff determined that amendments were needed in order to comply with the provisions of recent Florida State legislation such as Senate Bill 180 and House Bill 803, among others. Organizational Goal(s) Economic: Foster an Environment that attracts economic opportunity and sustains economic viability. Budget Impact There is no budget impact for the 2025-2026 Fiscal Year. Recommendation Staff recommends forwarding a recommendation of approval to the City Commission. 8  EXHIBIT A CHAPTER 4 – DEFINITIONS Sec. 4.2.1. Terms. Air pump station(s). A publicly accessible air compressor designed for motorists to inflate vehicle tires. Car wash. A facility or business equipped with specialized tools to clean the exterior and at times the interior of motor vehicles. Electric vehicle (EV) station. A facility or device that supplies electrical power to recharge plug-in vehicles. Fuel station. A retail facility or device that dispenses motor vehicle fuels. Public service.: any activity, service, or employment provided to support the well-being of a community. CHAPTER 5 – ZONING Sec. 5.2.1. Fences, walls, hedges and architectural features. A. Fences. 1. Except as required for maintenance of visibility at street intersections or at intersections of driveways with streets, fences, walls and hedges shall be permitted allowed in any required yard; provided, however that no solid fence or solid wall shall be permitted to exceed six feet in height in any side or rear yard, nor more than three feet in height in any required front yard or front side yard provided the fence is 50 percent open and meets all visibility triangle requirements. 2. On residential corner lots, where the rear yard abuts the adjoining rear yard or a common area, the property owner may elect to provide a solid decorative fence or wall, a maximum of six feet in height within the front side yard, but no closer than ten feet to the front side property line. This does not apply to corner lots where the rear yard abuts the side yard of the adjoining property. (See Fence Location Exhibit below) (Sight visibility requirements still apply per section 12.4.1) 3. In the event that a structure abuts into the front yard setback, fences shall not exceed the front of the structure nor be more than four feet in height. 4. Chain fences shall not be permitted in any required front yard or front side yard in residential zoning districts; however, the administrative official may grant a waiver to allow a maximum four - foot high chain fence if two-thirds of the lots or parcels in the neighborhood or subdivision have a chain link fence in the front yard. 5. Fences shall be permitted on vacant lots, subject to the approval of the administrative official. These fences shall be required to have 75 percent transparency (clear vision). 6. All fences shall require a permit RESERVED 1 9 A: B. Architectural features, eaves, chimneys, fireplaces, balconies and the like may project into required front, side or rear yards not more than three feet where the required yard is eight feet or more in width. Ordinary projections of window sills, belt courses, cornices, and other ornamental features may project into these required yards to the extent of not more than seven inches. C. Swimming pools shall be fenced as required in Chapter 18 of the LDR. D. Barbed wire, and razor wire fencing is prohibited in all residential, commercial, and office districts, and may be permitted allowed in industrial districts only after the issuance of a conditional use permit by administrative conditional use. The amendments to fences are effective immediately. 2 10  CHAPTER 6 – SPECIAL PROVISIONS Sec. 6.1.7. MUPUD—Mixed use planned unit development. a. D. Administrative Conditional use. These uses are permitted by waiver granted by the administrative official, with denials of an administrative waiver appealable to the city commission. 1. Service station(s) may be permitted in a MUPUD district in accordance with the regulations set forth in Section 5.2.6 of the Land Development Regulations and subject to the following conditions: i. No car wash shall be permitted as an accessory use. ii. No fueling station(s) for commercial vehicles shall be provided. iii. There shall be Electric Vehicle (EV) charging station(s). iv. There shall be free air pump station(s) as a public service. Chapter 20 - APPEALS; CONDITIONAL USES; VARIANCES; PROCEDURES; LIMITATIONS ARTICLE 3. ADMINISTRATIVE CONDITIONAL USES Sec. 20.3.1. AUTHORITY; INTENT. The administrative official shall have the authority to hear and decide only such administrative conditional uses as it is specifically authorized to pass on by the terms of the Land Development Regulations; to decide such questions as are involved in determining whether administrative conditional uses should be granted; and to grant administrative conditional uses with such conditions and safeguards as are appropriate under the applicable provisions of the Land Development Regulations, or to deny administrative conditional uses when not in harmony with the purpose and intent of the applicable provisions of the Land Development Regulations. Sec. 20.3.2. PROCEDURE. An administrative conditional use shall not be granted by the administrative official unless and until the requirements and conditions listed below have examined and met. A. A written application for the administrative conditional use is submitted indicating the chapter and section of the Land Development Regulations under which the administrative conditional use is sought and stating the grounds on which it is requested. B. The administrative official shall make a finding that it is empowered under the applicable provisions of the Land Development Regulations described in the application to grant the administrative conditional use, and that administrative conditional use, and that the granting of the special exception will not adversely affect the public interest not be contrary to the intent and provisions of the Comprehensive Plan. 3 11  ARTICLE 4. VARIANCES Sec. 20.4.1. Authority; intent. The board of adjustment shall have the authority to authorize upon appeal in specific cases such variance from the terms of the zoning and subdivision chapters of the Land Development Regulations as will not be contrary to the public interest where, owing to special conditions, a literal enforcement of the provisions of the applicable Land Development Regulations would result in unnecessary and undue hardship. Sec. 20.4.2. Procedure. A variance of the terms of the applicable provisions of the Land Development Regulations shall not be granted by the board of adjustment unless and until the requirements and conditions listed below have been examined and met. A. A written application for a variance is submitted demonstrating: 1. That special conditions and circumstances exist which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures, or building in the same district; 2. That the special conditions and circumstances do not result from the actions of the applicant; 3. That granting the variance requested will not confer on the applicant any special privilege that is denied by the applicable provisions of the Land Development Regulations to other lands, buildings, or structures in the same district; 4. That the literal interpretation of the applicable provisions of the Land Development Regulations would deprive the applicant of rights commonly enjoyed by other properties in the same district, under the terms of the zoning and subdivision chapters of the Land Development Regulations, and would work unnecessary and undue hardship on the applicant. No conforming use of neighboring lands, structures, or buildings in the same district, and no permitted or nonconforming use of lands, structures, or buildings in other districts shall be considered grounds for the issuance of a variance. B. Notice shall be given at least 15 days in advance of the public hearing. The owner of the property for which the variance is sought or his agent shall be notified of the public hearing by registered mail. Notice of such hearings shall be posted on the property for which a variance is sought, at the city hall and in one other public place at least 15 days prior to the public hearing. C. The public hearing shall be held. Any party may appear in person, or by agent or by attorney. D. The board of adjustment shall make findings that the requirements of subsection 20.3.2.A., above have been met by the applicant for a variance. E. The board of adjustment shall further make a finding that the reasons set forth in the application justify the granting of the variance, and that the variance is the minimum variance that will make possible the reasonable use of the land, building, or structure. F. The board of adjustment shall further make a finding that the granting of the variance will be in harmony with the general purpose and intent of applicable provisions of the Land Development Regulations, and will 4 12  not be injurious to the neighborhood or otherwise detrimental to the public welfare nor in conflict with the purpose and intent of the comprehensive plan. Sec. 20.4.3. Special conditions. A. In granting any variance, the board of adjustment may prescribe appropriate conditions and safeguards in conformity with the applicable provisions of the Land Development Regulations, including time limits for beginning and completion of any action involved. Violation of such conditions and safeguards, when made a part of the terms under which the variance is granted, shall be deemed a violation of the Land Development Regulations and punishable as provided for thereunder. B. Under no circumstance shall the board of adjustment grant a variance to allow a use not permissible under the terms of the applicable provisions of the Land Development Regulations in the district involved, or any use expressly, or by implication prohibited by the terms of the applicable provisions of the Land Development Regulations in such district. C. Economic hardship, medial conditions, or related circumstances shall not be grounds for issuance of a variance. D. A variance shall not be granted for reduction of minimum lot width and for minimum lot area requirements for the district in which such lot or lots are located. Sec. 20.4.4. Limitation on number of appeals on same issue within certain time period. Whenever the board of adjustment has acted on a petition or request for administrative review, or variance, the board shall not then consider any petition or request for substantially the same action for a period of one year from the effective date of previous action on the petition or request. Sec. 20.4.5. Number of votes needed to decide in favor of the applicant. The concurring vote of four members of the board of adjustment shall be necessary to reverse any order, requirement, decision, or determination of the administrative official, or to decide in favor of the applicant on any matter upon which it is required to pass under the applicable provisions of the Land Development Regulations, or to affect any variation in the application of the applicable provisions of the Land Development Regulations. Sec. 20.4.6. Appeals from decision of the board. Any person aggrieved by any decision of the board, or any officer, department, board, commission or bureau of the city, may apply to the circuit court for judicial relief within 30 days after rendition of the decision by the board. The election of remedies, trail de novo, governed by state laws of civil procedure, or application for writ of certiorari, shall be the burden of the applicant. Sec. 20.4.7. Order of appeals. A. It is the intent of this chapter that all questions of interpretation and enforcement shall be first presented to the administrative official, and that such questions shall be presented to the board of adjustment only on appeal from the decision of the administrative official, and that recourse from the decisions of the board of adjustment shall be to the courts as provided by law. B. It is further the intent of this chapter that the duties of the city commission in connection with this chapter shall not include the hearing and deciding questions of interpretation and enforcement that may arise. The procedure for deciding such questions shall be as stated in this section and this chapter. 5 13  ARTICLE 5. ADMINISTRATIVE WAIVERS Sec. 20.5.1. Provisions. The administrative official may approve the proposed infill plan and authorize up to a 25 percent reduction in zoning standards for setbacks, height, parking, buffering, and other related zoning standards. (Ord. No. 12-1417, § 12, 3-15-2012; Ord. No. 23-2041, § 1(Exh. A), 5-18-2023) CHAPTER 21 – AMENDING THE LAND DEVELOPMENT REGULATIONS; MAPS; Sec. 21.1.7. Limitations on amendments. A. The planning commission shall not recommend, nor the city commission pass, any amendment except on substantial proof that it is in compliance with the comprehensive plan and will serve to promote the purposes of the Land Development Regulations as provided by state law. B. In the case of zoning map amendment, no amendment to rezone property shall contain conditions, limitations or requirements not applicable to all other property in the district to which the particular property is rezoned. C. In the case of zoning map amendment, except where the proposal for such amendment involves an extension of an existing district boundary, no change in the zoning classification of land shall be considered which involves less than 40,000 square feet of area and 200 feet of continuous and contiguous street frontage and on the same side of the street, unless otherwise provided for herein. Except as provided otherwise in these Land Development Regulations (chapter 6), in case of a request for consideration of rezoning property to a commercial or industrial zoning classification, no change in the zoning classification of land shall be considered which involves less than 40,000 square feet of area and 200 feet of street frontage on a street not classified and a part of the traffic circulation element of the comprehensive plan. These street classifications are arterial and collectors. D. If the recommendation of the planning commission is adverse to any proposed change, such change shall not become effective except by the affirmative vote of four members of the city commission. RESERVED E. Whenever the city commission has, in the case of a zoning map amendment, changed the zoning classification of property, the planning commission shall not then consider any petition for rezoning of any part or all of the same property for a period of one year from the effective date of the amendatory ordinance. 6 14  PLANNING COMMISSION To: The Honorable Chairman and Planning Commissioners Through: Richard Greenwood, Development Services Director From: Grace Malpartida, Planner Date: July 13, 2026 Subject: Small Scale Land Use Amendment for 2115 Holly Hill Fruit Road Executive Summary Provide a recommendation to the City Commission for a Small-Scale Land Use Amendment regarding 2115 Holly Hill Fruit Road. Staff contact: Grace Malpartida, Planner Introduction The intent of this agenda item is to forward a recommendation to the City Commission for a Small-Scale Land Use Amendment for 3.87+/- acres from County Professional Institute (PI) to City Professional Office/Institute in the North Ridge (PIC-NR) for 2115 Holly Hill Fruit Road. Background The subject parcel is 3.87+/- acres and located at 2115 Holly Hill Fruit Road and identified by the Polk County Property Appraiser Parcel Number as follows: 272632709500030190. This is an applicant- initiated request for a land use amendment. The site is currently a place of worship named St. Cyril the Great Coptic Orthodox Church and has plans to expand as the congregation size increases. This project is compatible with the surrounding area and will abide by the comprehensive plan standards. Organizational Goal(s) Economic: Foster an environment that attracts economic opportunity and sustains economic viability. Budget Impact There is no budget impact for the 2025-2026 fiscal year. 15 Recommendation Staff recommends forwarding a recommendation for approval to the City Commission for the small-scale land use amendment of 3.87+/- acres for 2115 Holly Hill Fruit Road, from County Professional Institute (PI) to City Professional Office/Institute in the North Ridge (PIC-NR). 16  VICINITY MAP 2115 HOLLY HILL FRUIT ROAD 17  PLANNING COMMISSION To: The Honorable Chairman and Planning Commissioners Through: Richard Greenwood, Development Services Director From: Grace Malpartida, Planner Date: July 13, 2026 Subject: Zoning Map Amendment for 2115 Holly Hill Fruit Road Executive Summary Provide a recommendation to the City Commission for a Zoning Map Amendment regarding 2115 Holly Hill Fruit Road. Staff contact: Grace Malpartida, Planner Introduction The intent of this agenda item is to forward a recommendation to the City Commission for a Zoning Map Amendment for 3.87+/- acres from County Professional Institute (PI) to City Professional Office/Institute in the North Ridge (PIC-NR) for 2115 Holly Hill Fruit Road. Background The subject parcel is 3.87+/- acres and located at 2115 Holly Hill Fruit Road and identified by the Polk County Property Appraiser Parcel Number as follows: 272632709500030190. This is an applicant- initiated request for a zoning map amendment. The site is currently a place of worship named St. Cyril the Great Coptic Orthodox Church and has plans to expand as the congregation size increases. This project is compatible with the surrounding area and will abide by the comprehensive plan standards. Organizational Goal(s) Economic: Foster an environment that attracts economic opportunity and sustains economic viability. Budget Impact There is no budget impact for the 2025-2026 fiscal year. 18 Recommendation Staff recommends forwarding a recommendation for approval to the City Commission for a zoning map amendment of 3.87+/- acres for 2115 Holly Hill Fruit Road, from County Professional Institute (PI) to City Professional Office/Institute in the North Ridge (PIC-NR). 19