Planning & Zoning Board

CITY OF BELLEVIEW AGENDA Planning & Zoning Board Belleview City Hall Commission Room 5343 SE Abshier Blvd. Belleview, Fl February 10, 2026 5:30 PM Theresa Harris, Chair Christie Casey, Member Dennis Miksa, Member Rick Scherer, Member Wilma Loar, Member 1. Roll Call 1.a Opening Statement 2. Notice/Publication of the Meeting 3. Approval of Minutes 3.a Approval of minutes from 1/13/2026 4. Public Hearings 4.a Small Scale Comprehensive Plan Amendment SSC25-0002, Leaders Companies LLC - 45367-000-00 4.b Annexation - AN26-0001, PIDS: 3924-021-010, 3924-021-011, 3924-021-049, 3924-021- 050 5. Public Comments on items not addressed on the agenda 6. Staff Comments 7. Board Comments 8. Adjourn Meeting In accordance with the Americans with Disabilities Act, persons needing assistance in any of these proceedings should contact the City Clerk's Office at least 48 hours prior to the meeting: 5343 SE Abshier Blvd. Belleview, FL 34420 (352-245-7021 Ext. 2109) Opening Statement 01132026 PZ Minutes Staff Report Location Staff Report Location

AGENDA ITEM NO. 1.a Item Cover Page PLANNING & ZONING BOARD AGENDA ITEM REPORT DATE OF MEETING: February 10, 2026 AGENDA ITEM: Opening Statement PRESENTING PARTY: Chair Harris ITEM TYPE: Roll Call BACKGROUND: RECOMMENDED ACTIONS: To be read at the discretion of the Chair ATTACHMENTS: Opening Statement The Commission reserves the right to postpone any decision on audience, or walk-in requests until sufficient time has been allowed for review of documentation.

CITY OF BELLEVIEW PLANNING & ZONING BOARD MEETING PROCEDURES CHAIR PERSON: State Title of Meeting: City of Belleview Planning & Zoning Board Meeting State Date and Time: February 10, 2026 – 5:30 pm Roll Call Ask If the Meeting Has Been Properly Noticed: Upon receiving an Affirmative, call the Meeting to Order. Introduction of Staff: Shawna Chancey, Development Services Director; Kelley L. O’Neill, Development Services Planning & Zoning Specialist; Becky Susterka Development Services Building & Planning Specialist Present the Operating Pro-forma for the Meeting: This is a public meeting. There is structure to the meeting. I would like to share the structure with all in attendance so that every avenue of information is afforded to all parties so that the Board can make an informed decision on the matter presented. Meetings are required by law to be open for public attendance and any public commentary. These guidelines seek to balance the opportunity for all citizens to participate in the local government process with the responsibility of the Chair person to conduct orderly and efficient meetings and to complete the City’s business in a timely manner. Citizens are encouraged to follow the guidelines on public participation. A quorum of the Board members must be present to open the meeting. A majority of those present, with a minimum of three, is necessary to approve an agenda item. Order of Business: 1. Presentation of the Agenda Item: The Development Services Director will present the agenda item to the Planning & Zoning Board with all pertinent data, including the staff recommendation. The staff recommendation is based on the professional findings, assessments and compliance with the City’s Zoning and Comprehensive Plan ordinances. 2. Applicant’s Comments: The applicant may address the Board to give insight into the application and respond to questions from the Board members. 3. Public Comments: All public commentary should be kept brief and will be given from the guest speaker’s podium. People speaking will identify themselves by giving their name, address for the record. The Board Members may ask questions for clarification of anyone speaking. Once everyone in the audience that wishes to speak has spoken, the Chair will close the Public Comments portion of that agenda item. 4. Board Member Comments: The Board members may discuss the agenda item and reserves the right to ask specific questions to either party for clarification of issues. Once the Board is satisfied that all of their questions have been properly addressed, a motion may be made. Board Decision: Depending upon the item presented, the motion may be to approve as presented, approve as amended, postpone until a date certain (if further information is needed to make a decision) or to deny the request. If the motion needs to be a recommendation to the commission, the agenda memo will so state.

AGENDA ITEM NO. 3.a Item Cover Page PLANNING & ZONING BOARD AGENDA ITEM REPORT DATE OF MEETING: February 10, 2026 AGENDA ITEM: Approval of minutes from 1/13/2026 PRESENTING PARTY: Chair Harris ITEM TYPE: Approval of Minutes BACKGROUND: RECOMMENDED ACTIONS: Motion to approve or amend the minutes from 1/13/2026 ATTACHMENTS: 01132026 PZ Minutes The Commission reserves the right to postpone any decision on audience, or walk-in requests until sufficient time has been allowed for review of documentation.

CITY OF BELLEVIEW PLANNING & ZONING MINUTES Belleview City Hall Commission Room 5343 SE Abshier Blvd. Belleview, FL January 13, 2026 5:30 PM Member WILMA LOAR Member DAVID HALL Member RICK SCHERER Member CHRISTIE CASEY Member DENNIS MIKSA Chair THERESA HARRIS ROLL CALL OF MEMBERS: Present Members: Casey, Miksa, Scherer, Loar, Chair Harris. NOTICE/PUBLICATION OF THE MEETING: Ms. Susterka confirmed the meeting had been properly noticed. APPROVAL OF MINUTES: 12/09/2025 Planning & Zoning Meeting Minutes Motion made by Member Casey to approve the 12/09/2025 Minutes as presented; Seconded by Member Scherer. Motion was carried by voice vote. Ayes: Casey, Miksa, Scherer, Loar, Harris. PUBLIC HEARINGS: Introduction of Marion County Public Schools Planning Manager Ms. O’Neill introduced Xavier Balerdi, the Planning Manager for Marion County Public Schools. Mr. Balerdi spoke to the Board regarding future plans to combine Belleview Elementary and Belleview- Santos Elementary into one new school at the current Belleview Elementary location. Member Scherer inquired about traffic studies and expressed concern regarding traffic on SE Hwy 484 as well as S. US Hwy 441. Mr. Balerdi stated that a traffic study has not yet been completed but will be. Member Miksa noted that new residential developments in the city will result in additional students and asked if the new school would have the capacity for them. Mr. Balerdi confirmed that it would. Ms. O’Neill informed the Board that the school board is notified by Planning & Zoning during the development stages for projects such as those. Development Services Director Chancey informed the Board that the school board has indicated they will be seeking public input as the project moves forward in the future. Member Scherer asked what the plans are for the old Belleview-Santos location. Mr. Balerdi stated that would be determined by the school board in the future. Proposed Ordinance 2026-02 – Certified Recovery Residences Ms. Chancey presented proposed City of Belleview Ordinance 2026-02 regarding Certified Recovery Residences as required per new state statutes. Member Miksa asked if there are Certified Recovery Residences currently present in Belleview. Ms. Chancey stated that there were none that she was aware of.

Member Scherer stated that he believes there will be an application for this soon, and asked if this ordinance applies to the County. Ms. Chancey stated that they have their own ordinance in place and that municipalities will be drafting their own ordinances state-wide. Chair Harris asked if a variance would be required during this process. Ms. O’Neill and Ms. Chancey stated that variances would not necessarily be required. Member Casey asked if there is a limit to the tenancy length. Ms. Chancey stated that would be a DCF requirement. Nelton Dsouza provided public input and informed the Board of his experience with selling property as it relates to ADA compliance. Motion made by Member Scherer to recommend approval of Ordinance 2026-02; Seconded by Member Casey. Motion was carried by roll call vote. Ayes: Casey, Miksa, Scherer, Loar, Harris. Proposed Ordinance 2026-04 – City of Belleview Tree Fund Ms. Chancey presented proposed Ordinance 2026-04 regarding the establishment of a tree fund, how it relates to development, and proposed fees. Member Scherer asked for confirmation that the tree fund is not going to be an excuse for developers to escape their tree preservation responsibilities. Ms. Chancey confirmed that is correct, that it is meant to be used as a last resort in special circumstances when tree preservation is not possible. Member Casey asked how fees were determined. Ms. Chancey stated that she compared fees with other municipalities that have similar processes already in place. Motion made by Member Casey to recommend approval of Ordinance 2026-04; Seconded by Member Scherer. Motion was carried by roll call vote. Ayes: Casey, Miksa, Scherer, Loar, Harris. PUBLIC COMMENTS: None. STAFF COMMENTS: As a follow-up to Member Scherer’s inquiry last meeting regarding nitrogen reducing septic tanks, Ms. O’Neill presented information on how nitrogen reducing septic tanks work, compared to traditional septic tanks. BOARD COMMENTS: Chair Harris asked if previous Board Member Hall had resigned. Ms. O’Neill and Ms. Chancey confirmed that he had. ADJOURNMENT: The meeting was adjourned by Chair Harris at 6:01 PM. Attest: _________________________ Shawna Chancey Development Services Director

AGENDA ITEM NO. 4.a Item Cover Page PLANNING & ZONING BOARD AGENDA ITEM REPORT DATE OF MEETING: February 10, 2026 AGENDA ITEM: Small Scale Comprehensive Plan Amendment SSC25-0002, Leaders Companies LLC - 45367-000-00 PRESENTING PARTY: Kelley L. O'Neill, Planning & Zoning ITEM TYPE: Public Hearings BACKGROUND: The subject property is owned by E2 Farm and was annexed into the city in December 2025. It is surrounded by agricultural and commercial properties and has access to US HWY 441. The property is currently on a well and septic, however future development will remove all structures from the parcel in order to provide an on-site drainage area and part of a retail building. This application amends the Future Land Use Map and Zoning Map to include the property and assigns future land use and zoning designations (Chart 1). The applicant is requesting rezoning from Marion County General Agriculture (A-1) to City Wholesale Business (B-5) and land use change from Marion County Employment Center to City of Belleview Commercial. The proposed commercial Future Land Use and B-5 zoning categories are appropriate to the proposed use and compatible with adjacent areas. RECOMMENDED ACTIONS: Motion to recommend approval of SSC25-0002 ATTACHMENTS: Staff Report Location The Commission reserves the right to postpone any decision on audience, or walk-in requests until sufficient time has been allowed for review of documentation.

+ CITY OF BELLEVIEW Date: 01/27/2026 Planning & Zoning Board Hearing: 02/10/2026 Commission: First Reading 03/17/2026 - Final Reading 4/21/2026 Application Number: JSSC25-0002 Project Number: SSC25-0002 Application Type: Small Scale Comprehensive Plan Amendment Request: Amend the City’s Future Land Use and Zoning Maps Owner/Applicant: E2 Farm/Leaders Companies LLC Agent/Engineer/Architect: N/A Parcel #: 45367-000-00 Acreage: 12.35 +/- Proposed Future Land Use: Commercial Proposed Zoning: B-5 P&Z Recommendation: Comprehensive Plan Amendment: Small Scale LOCATION MAP Public Notice Notice of public hearing was mailed on December 29, 2025, to 8 property owners within 300 feet of the subject property. The City has not received any feedback from those letters. Location This property is located at 12050 S US HWY 441, which is behind Look-A-Like Plaza. The subject property appears to be located in Flood Zone X, as found on Community Panel Number 12083-C0741D of the FEMA maps. Request This application is a request to amend the Future Land Use Map of the Belleview Comprehensive Plan and amend the Official Zoning Map of the City of Belleview. Background The subject property is owned by E2 Farm and was annexed into the city in December 2025. It is surrounded by agricultural and commercial properties and has access to US HWY 441. The property is currently on a well and septic, however future

development will remove all structures from the parcel in order to provide an on- site drainage area and part of a retail building. This application amends the Future Land Use Map and Zoning Map to include the property and assigns future land use and zoning designations (Chart 1). The applicant is requesting rezoning from Marion County General Agriculture (A-1) to City Wholesale Business (B-5) and land use change from Marion County Employment Center to City of Belleview Commercial. The proposed commercial Future Land Use and B-5 zoning categories are appropriate to the proposed use and compatible with adjacent areas. Table 1 Future Land Use Map Request From: Employment Center (County) To: Commercial (City Zoning Map Request From: A-1 (County) To: B-5 (City) Location One parcel totaling 12.35 acres +/-. Parcel number 45367-000-00 Property Owner(s) E2 Farm Surrounding Future Land Use Designations North: Commercial (County) South: Employment Center (City – to be changed this year) East: Commercial (City) West: Commercial (County) Surrounding Zoning Designations North: A-1 (County) South: A-1 (City – to be changed this year) East: B-5 (City) West: AG (County) Surrounding Existing Land Uses North: Residential (City/County) South: Agricultural (City) East: Residential (City) West: Residential (County) Soil Information ARB (Soil Survey of Marion County, Florida) Flood Zone The subject properties appear to be located in Flood Zone X, as found on Community Panel Number 12083-C0741D of FEMA maps. STAFF ANALYSIS: 1. Concurrency Sanitary Sewer – This property has not previously been connected to the City sewer. Sewer lines are present along S US 441. Development of this parcel will require connection to sewer at the developer's expense. Public Works staff have indicated adequate capacity to serve the proposed land use and zoning. Potable Water – This property has not previously been connected to City water. Water lines are present along S US HWY 441. Development of this parcel will require connection to City water at the developer's expense. Public Works staff have indicated adequate capacity to serve the proposed land use and zoning. Solid Waste – This property has not previously received solid waste services. Development of commercial property will require a privately provided commercial dumpster service.

Drainage – Future development will be required to meet St. John’s Water Management District and City of Belleview drainage requirements. The site contains Arredondo soil, which is well-drained and suitable for development. Schools – Marion County schools will not be affected by this change. Marion County Public Schools planners have been notified of this application. 2. Impacts on Affordable Housing – No impacts on affordable housing will result from this application. 3. Compatibility with Adjacent Land Uses – The subject property is located in a residential/commercial corridor and is surrounded by commercial and residential properties. 4. Sprawl Control – The proposed amendment is consistent with the urban sprawl control requirements of 163.3177(6)(a)9, Florida Statutes. 5. Consistency with Adopted Codes and Standards – The proposed amendment is consistent with the Belleview Comprehensive Plan and Land Development Regulations. RECOMMENDATIONS: 1. Staff – Staff recommends APPROVAL of application SSC25-0002 to change the subject property from existing Marion County future land use and zoning designations to City of Belleview designations as depicted in Table 1 of this report, based upon the staff report and on the following recommended findings of fact: a. The proposed amendments are the result of the purchase. b. The proposed amendments are consistent with the City of Belleview Comprehensive Plan and Code of Ordinances. c. The proposed amendments are located adjacent to existing commercial designated properties and existing business uses, and do not promote urban sprawl. d. The proposed amendments do not grant concurrency for the subject properties, and concurrency review will be required prior to any development.

Future Land Use Maps COM

Zoning Maps A-1 A-1 A-1 B-5 A-1

45367-000-00 Sources: Esri, TomTom, Garmin, FAO, NOAA, USGS, © OpenStreetMap contributors, and the GIS User Community, State of Florida, Vantor, Map data Belleview City Limits 2025 Parcels All World Imagery Low Resolution 15m Imagery High Resolution 60cm Imagery High Resolution 30cm Imagery Citations 1.2m Resolution Metadata 12/29/2025, 4:28:04 PM 0 340 680170 ft 0 100 20050 m 1:4,222 City of Belleview, Florida This map is provided "as is" without any warranty or representation of accuracy, timeliness, completeness, merchantability, or fitness. The user is responsible for verifying any information and assumes all risk for reliance on any information herein.

AGENDA ITEM NO. 4.b Item Cover Page PLANNING & ZONING BOARD AGENDA ITEM REPORT DATE OF MEETING: February 10, 2026 AGENDA ITEM: Annexation - AN26-0001, PIDS: 3924-021-010, 3924-021-011, 3924-021-049, 3924-021-050 PRESENTING PARTY: Kelley L. O'Neill, Planning & Zoning ITEM TYPE: Public Hearings BACKGROUND: The subject parcels are commercially zoned properties owned by Brian Ehlers Construction Company LLC. This application, initiated by the property owner, annexes the properties into the City of Belleview. The properties are surrounded by commercial and residential properties. The properties have convenient access to US HWY 441 and SE 70th Ave Rd. All four parcels are currently vacant. RECOMMENDED ACTIONS: Motion to approve AN26-0001 ATTACHMENTS: Staff Report Location The Commission reserves the right to postpone any decision on audience, or walk-in requests until sufficient time has been allowed for review of documentation.

+ CITY OF BELLEVIEW Date: 01/28/2026 Planning & Zoning Board Hearing: 02/10/2026 Commission: First Reading 03/17/2026 - Final Reading 04/21/2026 Application Number: AN26-0001 Project Number: JAN26-0001 Application Type: Annexation Request: Annexation of 4 parcels Owner/Applicant: Brian Ehlers Construction Company LLC Agent/Engineer/Architect: Abshier Engineering Related Applications: SSC26-0001 Parcels #: 3924-021-010 3924-021-011 3924-021-049 3924-021-050 Acreage: 1.15 +/- 4 parcels Future Land Use: Marion County – Commercial Zoning: Marion County – B-5 /R-1 P&Z Recommendation: LOCATION MAP Location Two of the properties are located on S US HWY 441 just south of Toomey Tools. The other two parcels are located on SE 70th Avenue Road, inside the Lake Weir Gardens neighborhood. The subject properties appear to be located in an area of minimal flood hazard, Zone X, as found on the Community Panel Number 12083-C0741D. Request This application is a request to annex four properties owned by Brian Ehlers Construction Company LLC. Background The subject parcels are commercially zoned properties owned by Brian Ehlers Construction Company LLC. This application, initiated by the property owner, annexes the properties into the City of Belleview. The properties are surrounded by commercial and residential properties. The properties have convenient access to US HWY 441 and SE 70th Ave Rd. All four parcels are currently vacant.

Table 1 Location 4 parcels totaling 1.15 acres +/-. Parcel numbers 3924-021-010, 3924-021-011, 3924-021-049, 3924- 021-050 Property Owner(s) Brian Ehlers Construction Company LLC Surrounding Future Land Use Designations North: Commercial (City) South: Commercial/Residential (County) East: Residential (County) West: Commercial (City) Surrounding Zoning Designations North: B-5 (City) South: B-5/R-1 (County) East: R-1 (County) West: B-5 (City) Surrounding Existing Uses North: Commercial (City) South: Commercial/Residential (County) East: Residential (County) West: Commercial (City) Soil Information ARB (Soil Survey of Marion County, Florida) Flood Zone The subject properties appear to be located Flood Zone X, as found on Community Panel Number 12083-C0741D. STAFF ANALYSIS: 1. Concurrency Sanitary Sewer – These properties have not previously been connected to the City sewer. Sewer lines are present along the southbound side of US HWY 441. Development of these parcels will require connection to sewer at the developer's expense. Public Works staff have indicated adequate capacity to serve the proposed land use and zoning. Potable Water – These properties have not previously been connected to City water. Water lines are present along the northbound side of US HWY 441. Development of these parcels will require connection to City water at the developer's expense. Public Works staff have indicated adequate capacity to serve the proposed land use and zoning. Solid Waste – These properties have not previously received solid waste services. Properties will be required to provide their own commercial solid waste services. Drainage – Future development will be required to meet St. John’s Water Management District and City of Belleview drainage requirements. The site contains Arredondo soil, which is well-drained and suitable for development. Schools – No impacts on Marion County schools will result from this application. Marion County Public School planners have been notified of this application. 2. Impacts on Affordable Housing – No impacts on affordable housing will result from this application. 3. Compatibility with Adjacent Land Uses – The subject properties are located in a residential/commercial area and are surrounded by commercial and residential properties. 4. Sprawl Control – The proposed amendment is consistent with the urban sprawl control requirements of 163.3177(6)(a)9, Florida Statutes.

5. Consistency with Adopted Codes and Standards – The proposed amendment is consistent with the Belleview Comprehensive Plan and Land Development Regulations. RECOMMENDATIONS: 1. Staff – Staff recommends APPROVAL of application AN26-0001 to annex the subject properties from Marion County. Additional Maps Utility Lines

Photos

SE 72 COURT RD CROSS OVER SE 70 AVENUE RD SE 120 LN S US HWY 441Brian Ehlers Construction Company LLC 1/28/2026, 5:55:30 PM 0 150 30075 ft 0 40 8020 m 1:1,856 Marion County, Florida - Use at your own risk. DISCLAIMER: Work in progress compiled solely for governmental purpose of property assessment. These are NOT surveys. No warranties, expressed or implied, are provided with this data, its use, or interpretation. All information subject to change without notice.