Eustis workshop advances downtown master plan; parking garage, hotel and waterfront activation rise to top

EUSTIS, Fla. — City commissioners and staff at a May 8 workshop pressed ahead on a draft downtown master plan, with parking, a new hotel and expanded waterfront uses — including seaplane access and additional dockage — identified as immediate priorities.

The commission convened the workshop to review the plan and to identify short-term “A, B, C” projects to pursue, workshop chair said. "The workshop, discussion. And the plan is to, to go over the master plan. And I would like to think that we can, get this done tonight," a commissioner said at the start of the session.

Why it matters: The master plan is meant to guide redevelopment of the downtown core and waterfront, and commissioners signaled they want concrete cost and financing information before committing to major projects. Those decisions will affect public parking supply, private development opportunities on the Waterman and adjacent sites, and how the city markets downtown to visitors and businesses.

Most urgent proposals

Parking: Commissioners returned repeatedly to a consultant recommendation for a public parking garage north of Clifford Street as a near-term anchor. Staff said the proposed city garage was intended to complement private parking that would be provided as part of multi-block redevelopment. The workshop discussed asking consultant/developer contacts to update earlier pricing, with one participant describing a roughly $13 million cost estimate for a multi-level garage and noting financing at current rates could carry a monthly debt service in the tens of thousands (example figures discussed during the meeting were illustrative and cited as “about $13,000,000” and a 20-year financing example producing an estimated monthly payment).

Hotel and event center: Commissioners discussed a target hotel program that would include 60–80 rooms and about 15,000 square feet of event space, saying such a venue could host 1,000-plus banquet guests and attract conventions now bypassing the area. Chief Swanson was asked to report back with precise space needs to seat 1,100 banquet-style; commissioners said they would use that information to evaluate prospective developers rather than prescribing final room counts.

Waterfront activation and seaplane inquiry: The discussion returned to activating the waterfront — docks, pontoons, additional boat dockage and a possible seaplane landing area. Staff reported efforts to schedule a meeting with Ryan Benaglio and his permitting/infrastructure team to determine FAA permitting needs and the shore-side infrastructure a seaplane service would require. Commissioners also discussed fuel for boats and seaplanes; staff noted shoreline fuel requires different approvals than barge-based fuel delivery and that a barge option may be quicker to permit.

Design and code context

Multiple speakers emphasized that new construction in the downtown business district must meet the city’s architectural guidelines. A downtown property owner, Daniel Di Venonzo, noted that while new buildings do not automatically go before the Historic Preservation Commission, they must meet the city’s architectural standards in code: "Any building has to go through...architectural guidelines," he said; staff clarified that meeting the design guidelines means new construction typically does not require separate historic-commission review.

Market analysis and sequencing

Commissioners and staff noted the master plan’s market analysis (page 50 in the draft) as the plan’s key summary. The analysis lists priorities including hiring consultants, activating the waterfront, and a hotel; commissioners agreed the parking solution is only one piece of a larger, phased parking strategy that also relies on smaller on-site parking throughout the three-block redevelopment area.

Next steps and budgeting

Staff and commissioners agreed to obtain updated price quotes for the city’s portion of an anchor parking garage, to define funding options (bonding, financing, or use of CRA/reserve funds), and to return at a subsequent workshop with more precise costs. They also asked for a short report from public-safety staff about the square footage and infrastructure needed to seat 1,100 banquet guests and for staff to meet with seaplane proponents about permitting and infrastructure.

Discussion versus decision

No formal motions or votes were taken at the workshop. The meeting recorded direction to staff to collect updated cost estimates, meet with identified consultants and proponents, and report back; commissioners explicitly framed these as preparatory steps rather than final commitments.

Ending note

Commissioners scheduled further review and presentations as the city lines up funding options and refines the plan’s implementation schedule.