Ryan L. Butler

This was a joint informational workshop between the Board of County Commissioners (BCC) and the Planning and Zoning Commission (PZC) to discuss the Planned Development (PD) Review and Approval Process. The discussion, which included public input, focused on six key areas for potential policy changes or Land Development Regulation (LDR) amendments. The first major topic concerned defining and identifying acceptable public benefits, with discussion on tiers, standardization, and whether infrastructure improvements qualify. The second topic involved defining waivers or deviations from current zoning requirements, with a consensus reached to establish a minimum setback of 7.5 feet. The third priority was encouraging the inclusion of affordable/workforce housing through incentives like density bonuses. Other topics included setting minimum project sizes (40 acres for single-family, 40 acres maximum for mixed-use), standards for compatibility with neighboring properties (including buffer widths), and procedural items such as requiring neighborhood meetings hosted by the developer and increasing public notice methods. The boards agreed to hold a follow-up workshop in January 2026 to discuss stakeholder input.

The Planning and Zoning Commission meeting included several quasi-judicial items and one legislative consideration. Consent approval was granted for the Hunters Grove PD Preliminary Planned Development Plan/Plat for a 161-unit townhome subdivision. For non-consent items, the Commission approved the Major Site Plan and Preliminary Plat Approval for the Laurel Cove 165-unit residential project, following discussions regarding traffic flow, ingress/egress, and common area restrictions. The Commission also approved the rezoning request for Hiers Properties, L.L.C. to change approximately 18.08 acres from A-1 (Agricultural District) to RS-3 (Residential Single-Family District), finding consistency with the Comprehensive Plan. Additionally, a Conceptual Planned Development (PD) Plan Modification for Bluewater Bay PD, including public benefits and an added ingress/egress driveway connection to 85th Street, was approved. Finally, the Commission considered legislative amendments to the Land Development Regulation (LDR) to create allowances and regulations for Mobile Food Dispensing Vehicles (Food Trucks), recommending adoption to the Board of County Commissioners.

The meeting included discussions and actions on two quasi-judicial items. The first was the Request for Major Site Plan Approval for a Recreational Vehicle and Boat Parking and Storage Facility, which involved analysis of impervious area, traffic circulation, stormwater management, and landscaping buffers. The Commission unanimously approved this request with specified conditions. The second item involved a Public Hearing for the Laurel Homes Rezoning Request to change approximately 9.24 acres from Agriculture District (A-1) to Multiple-Family Residential District (RM-8). Staff presented the rezoning as consistent with the Future Land Use Designation and beneficial as a transitional zone. The Commission unanimously approved recommending that the Board of County Commissioners approve this rezoning request. In Commissioners Matters, clarification was sought regarding the definitions of landscape buffers found in the Land Development Regulations. An update was provided regarding minor issues with the distribution of the subsequent meeting packet.

The session began with general discussion, followed by the Pledge of Allegiance, although a quorum was not present for an in-person continuation of the public hearing. The public hearing, which was opened, could not proceed due to the lack of quorum. Consequently, the public hearing was rescheduled to April 15th at 07:00 PM as a special called meeting. The initial public hearing was then formally closed.

The event was an impacting workshop regarding impact fees, held after the initial consultant report and subsequent review reports were compiled. The presentation provided an overview defining impact fees as one-time capital charges for new development, distinct from taxes, emphasizing the requirement for a proportional benefit to the fee payer, adhering to the dual rational nexus test established by Florida statutes and court decisions. Key discussion centered on impact fee methodologies, primarily the consumption-based approach, and revenue usage restrictions (capital improvements only, not operations and maintenance). The County's history with nine impact fees, established since 1986, was reviewed, noting the recent update was prompted by increased land/construction costs and a mandatory update schedule per interlocal agreement with the School District. The Impact Fee Task Force, facilitated by the Chamber of Commerce and other groups, reviewed sub-sections of the Duncan & Associates report, including traffic, schools, parks, libraries, and law enforcement. Recommendations included maintaining current rates for transportation, schools, parks, and libraries impact fees, increasing fees for law enforcement based on the consultant's report, and a unanimous request for the Board of County Commissioners to pursue creative solutions for future infrastructure needs.