A primary focus of the meeting was the approval of standalone parking lot proposals submitted by Cypress 3 LLC and 610 LLC, aimed at supporting the nearby Millennium Physician Group’s medical office. The parking lot on Bates Avenue Southwest, proposed by Cypress 3 LLC, sought to increase parking capacity from 43 to 81 spaces. This proposal followed a code compliance case earlier in 2025 due to unauthorized use as a parking area. Planning staff recommended approval, citing alignment with long-term business growth goals for downtown Winter Haven.

Similarly, 610 LLC’s request for another standalone parking lot on the south side of Bates Avenue was also approved. This lot, previously used without formal approval, was intended to provide additional parking for the same medical office. The planning staff emphasized the importance of compliance and requested a site plan before construction. This case also sparked significant public comment, particularly from Elizabeth Davis, a local business owner concerned about the installation of a new sidewalk that could disrupt her existing driveway parking.

Davis voiced her apprehensions, noting, “I use every bit of that driveway for my parking for my business,” and raised potential conflicts arising from the sidewalk installation, which might force her clients to park on the sidewalk. Planning staff responded by clarifying that the sidewalk would be constructed within the city’s right-of-way and assured Davis that it would not extend beyond her driveway apron. They emphasized the necessity of the sidewalk for pedestrian safety and connectivity to other business areas. Despite these assurances, Davis remained worried, stating, “They have made it clear that their plan is to develop it into something else,” reflecting uncertainty about her business’s future parking needs.

The dialogue between Davis and the planning staff highlighted the broader tensions between urban development goals and the practical needs of existing businesses, particularly regarding infrastructure changes.

Beyond parking lot approvals, the board addressed several administrative and legislative amendments. Notably, the board approved an amendment to the planned unit development ordinance for Lake Ashton 2 CDD, allowing mobile food vending as a permitted use within common area parcels. This amendment was recommended by staff, who determined it would not impact public infrastructure.

The board also approved an administrative request to amend the capital improvements element of the comprehensive plan, reflecting items from the city’s operating budget. The five-year capital improvement schedule, projected at $391.1 million, was outlined with funding sourced from grants and loans. This amendment, as mandated by Florida statutes, was unanimously approved without public opposition.

In another procedural change, the board discussed amendments to the subdivision regulations due to Senate Bill 784, which shifted final subdivision plat approval from the city commission to an administrative process managed by city staff. This procedural change, aimed at streamlining approvals, did not alter existing subdivision standards and received unanimous support from the board.

Additionally, the board considered amendments to the Winter Haven Code of Ordinances to accommodate certified recovery residences, as mandated by Senate Bill 954. These residences assist individuals re-entering society post-treatment, and the proposed amendments involved adding definitions and permitting procedures across various zoning districts. After discussion, the board approved these amendments without public opposition.

The meeting concluded with staff noting that zoning for a property once designated as phase eight of VMAR would soon advance to the city commission, with finalization expected shortly. The board adjourned with holiday wishes from staff and announced that the next meeting would occur in January.