By Menico Reid, Interning Correspondent for The Apopka Voice
In Summary:
The Apopka Planning Commission discussed clearer landscaping standards, connections between open spaces, and how future data centers could affect city resources and residents’ costs. Commissioners unanimously approved a special exception for Joy Child Academy, a proposed Chandler Road facility with 15 classrooms and capacity for 272 children, subject to state licensing. They also recommended approval of a mixed-use designation for the Cathy property and rezoning three Sir Arthur Court lots, where the applicant proposes one home per lot.
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The promise of new revenue raises a question for Apopka: Who pays for the power and infrastructure data centers need? That tension surfaced Tuesday as planning commissioners weighed the potential economic benefits of the facilities against concerns that residents and businesses could shoulder higher costs.
Related: Florida's data center boom sparks bipartisan backlash.
The discussion was part of a broader workshop on how Apopka should manage growth, from where developers plant trees to how the city might regulate large-scale data centers. Commissioner Eric Mock emphasized their revenue potential, while Chairman Bob Ryan questioned the financial burden they could place on the community.
The Apopka Planning Commission met Tuesday afternoon for a workshop on the open space requirement for developers and the growth of data centers before considering public requests during its monthly meeting. Commissioners raised concerns about existing vegetation, retrofitting, safety and aesthetics, and developments that meet the open space requirement but lack connections between spaces.
Commissioner Eric Mock expressed concern about tree placement, citing his experience with trees on his property located below electrical wires or above gas lines.
“I’m not an arborist. I’m not an engineer. I’m not a developer. I’m not an architect. But I don’t need to be one to know you do not plant something right on top of your electrical mainline or your gas line to a whole community that will bust that and cause severe damage in the future,” said Mock.
According to Commissioner David Wood, stormwater management facilities and ponds cannot be used to meet the requirement unless they are specifically designated as site amenities.
Commissioner Malika Harrison raised concerns about the safety of open spaces during hurricanes and lightning storms, while acknowledging the need to focus on aesthetics and ensure landscapes naturally fit the environment. Harrison expressed a desire to request data on existing trees and vegetation to determine how open space areas affect quality of life.
The discussion also explored how disconnected open spaces could leave gaps in wildlife corridors as development moves north. Commissioners and staff considered whether trails and easements could link properties and whether clustering homes could preserve larger areas of open land.
The commission identified both practical challenges and vague language in the open space requirement. The practical challenges concern canopy retention requirements, made more difficult by differences in conservation-area size and irregularly shaped parcels.
Mock called for more specific language about where trees should be planted, citing trees planted close enough to bike paths that their roots are breaking up the pavement.
“If we’re gonna do this right, we need to do it right from the start,” said Mock. He continued to encourage the commission to make fiscally responsible decisions moving forward, saying municipalities would be receiving less revenue.
The conversation shifted to the future development of data centers and their potential impact on residents and local resources. Chairman Bob Ryan expressed concern that data centers could increase infrastructure costs, leaving residents and businesses to pay more.
“I believe there’s been a lot of information that’s out there; there’s a lot of misinformation that’s out there as well,” said Mock. “And the reality is we’re not doing away with this.”
Citing ongoing development and improvements in the industry, Mock discouraged adopting code provisions that would prevent data centers from opening in Apopka. According to Mock, the revenue potential from a data center could be a net benefit for the community.
City Attorney Andrew Hand said local governments can regulate large-scale data centers through zoning but cautioned that the state could limit that authority.
The workshop concluded with a unanimous vote to continue the discussion the following month. Commissioners did not vote to change the open space, tree preservation or data center rules.
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When the Planning Commission’s regular meeting began, the first item on the agenda was a request for a special exception for a child care facility in the office zoning district. The 5.12-acre site is at 4410 and 4420 Chandler Road and is currently zoned for office use.
The proposed facility, Joy Child Academy, would encompass roughly 15,000 square feet and include 15 classrooms with a capacity of 272 children, subject to state licensing. The report identified the applicant as Camila Neira.
The commission revisited previous concerns about access to lots and the back of the property, and commissioners were assured that the issue had been resolved between the applicant and the residents during the future land use change process. City staff also explained that the ordinance limits the approved use to a child care facility, meaning the operator’s departure would not automatically allow the site to be used for offices.
Harrison asked whether the zoning change had impacted the capacity limitation. The discussion distinguished the capacity restriction associated with the former residential use from the proposed child care operation, which would remain subject to state licensing. Despite public concerns that Chandler Road does not meet public right-of-way requirements, the commission voted unanimously to grant the special exception.
The second item on the agenda was a request for a future land use amendment for the Cathy property. The property is north of Kelly Park Road and east of Effie Road. The proposal would combine the Cathy property with the existing KPR property for commercial use.
The land use amendment would change the property’s designation from county rural to city mixed use, which was described as compatible with the surrounding area. The commission voted unanimously to recommend approval of the amendment.
The third request was a zoning change from transitional to a residential single-family estate district for properties on Sir Arthur Court. The change would bring the properties into compliance with their existing land use designation. The applicant anticipated building one home per available lot.
Planning staff said flood elevations and setbacks would be addressed during building permit review. The Planning Commission voted unanimously to recommend that the City Commission approve the rezoning.
Key Points:
- Commissioners discussed tree placement, canopy retention, and connecting open spaces across developments.
- The data center discussion addressed potential revenue benefits, infrastructure costs, and local zoning authority.
- Joy Child Academy received a special exception permit for a proposed facility at 4410 and 4420 Chandler Road.
- Commissioners recommended changing the Cathy property’s future land use designation from county rural to city mixed use.
- A proposed rezoning for three Sir Arthur Court lots received a favorable recommendation despite residents’ concerns about traffic and flooding.
