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HomeMy WebLinkAboutAgenda Packet 09.24.2026 PLANNING & ZONING COMMISSION AGENDA ST. LUCIE COUNTY Regular Meeting Thursday, September 24, 2026 6:00 PM St. Lucie County Commission Chambers 2300 Virginia Avenue 3rd Floor of Roger Poitras Building Fort Pierce, FL 34982 BOARD MEMBERS CHAIRMAN RYAN BINNER VICE-CHAIRMAN LAWRENCE “BEAU” SLAY BOARD MEMBER JOSHUA BRADLEY BOARD MEMBER DARREN GUETTLER BOARD MEMBER ED LOUNDS BOARD MEMBER WILLIAM O’DELL AT-LARGE BOARD MEMBER LARRY NEESE EX-OFFICIO BOARD MEMBER NICOLE FOGARTY Mission Statement Committed To Service, Focused On Our Future, Grounded By Tradition Page 1 of 31 Regular Meeting Thursday, September 24, 2026 6:00 PM 2 | P a g e WELCOME • Please turn off all cellular phones and pagers prior to entering the Commission Chambers. • Please note that the Planning and Zoning Commission/Local Planning Agency serves in an advisory capacity to the St. Lucie County Board of County Commissioners and has the power to review and make recommendations to the Board, for approval or disapproval, on any applications within their area of responsibility. • The Planning and Zoning Commission strongly encourages your input and comment at the public hearing. Please limit comments to three minutes if possible and be respectful of others’ opinions. • For public convenience, all meetings are televised and are provided with wireless internet access. NOTICE: All Proceedings before this Board are electronically recorded. Any person who decides to appeal any action taken by the Board at these meetings will need a record of the proceedings and for such purpose may need to ensure that a verbatim record of the proceedings is made. Upon the request of any party to the proceedings, individuals testifying during a hearing will be sworn in. Any party to the proceedings will be granted the opportunity to cross-examine any individual testifying during a hearing upon request. Anyone with a disability requiring accommodation to attend this meeting should contact the Human Resources Department at (772) 462-1546, HumanResources@stlucieco.org or TDD (772) 462-1428 at least forty-eight (48) hours prior to the meeting. Page 2 of 31 Regular Meeting Thursday, September 24, 2026 6:00 PM 3 | P a g e 1. CALL TO ORDER 2. PLEDGE OF ALLEGIANCE 3. INVOCATION 4. ROLL CALL 5. ANNOUNCEMENTS 6. DISCLOSURE(S) 7. MINUTES A. St. Lucie County Planning & Zoning Commission minutes for the meeting of August 20, 2026 8. PUBLIC COMMENT 9. PUBLIC HEARINGS A. Proposed Future Land Use Map Amendment - Midway Cay at 25th & Midway - The Applicant has requested a continuance to the meeting of the Planning and Zoning Commission on October 22, 2026. B. Proposed Amendment of Zoning Atlas and Preliminary Development Plan for Midway Cay at S. 25th Street and W. Midway Road - The Applicant has requested a continuance until the October 22, 2026 meeting. 10. WORKSHOPS 11. OTHER BUSINESS 12. ADJOURN Page 3 of 31 PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting August 20, 2026 Convened: 6pm Adjourned: 8:48pm 1. CALL TO ORDER The meeting was called to order at 6:00 PM, by Chair Binner. 2. PLEDGE OF ALLEGIANCE Chair Binner. 3. INVOCATION Commissioner O’Dell. 4. ROLL CALL Madam Secretary Tommie Marie Fowler 5. ANNOUNCEMENTS None. 6. DISCLOSURE(S) Chair Binner spoke with staff regarding agenda items A & B. 7. MINUTES A. St. Lucie County Planning & Zoning Commission minutes for the meeting of July 16, 2026 RESULT: APPROVE MOVER: Board Member Billy O'Dell SECONDER: Board Member Joshua Bradley AYES: Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Joshua Bradley, Lawrence Slay NAYS: None EXCUSED: None Page 4 of 31 Planning & Zoning Commission Meeting Thursday, August 20, 2026 6:00 PM 2 | P a g e 8. PUBLIC COMMENT None. 9. PUBLIC HEARINGS A. Orange/Shinn/Godfrey PNRD - Proposed Zoning Atlas Amendment to Rezone from AG-1 and RS-3 to PNRD (Planned Nonresidential Development) with a Preliminary Development Plan - THIS ITEM IS QUASI-JUDICIAL STAFF PRESENTATION: Irene A. Szedlmayer, AICP, Senior Planner for St. Lucie County. Ms. Szedlmayer stated that all public notification requirements were met per St. Lucie County Land Development Code Section 11.00.03. Ms. Szedlmayer presented a request to rezone approximately 72 acres at Orange Avenue, Shin Road, and Godfrey Road from agricultural and single-family residential zoning to Planned Non-Residential Development (PNRD). The property was designated for mixed use for several decades and was located in an area transitioning toward more industrial uses. The proposal included nine lots of approximately eight acres each, with light industrial uses anticipated. Ms. Szedlmayer stated that the rezoning was consistent with the Comprehensive Plan and Land Development Code and would support industrial development and economic growth. The plan included required roadway right-of-way dedications, landscaping buffers, drainage easements, and preservation of at least 25% of existing native upland habitat. Traffic and access were identified as major considerations. The plan included three full-access driveways on Orange Avenue, one shared driveway on Shin Road, and cross-access between lots. Future site plans would require traffic impact analyses, and access could be modified to right-in/right-out if warranted by traffic conditions, roadway improvements, or FDOT standards. No specific development was proposed at that time, so detailed stormwater, landscaping, and building plans would be addressed during future site-plan review. Development would initially rely on wells and septic because centralized water and wastewater were not planned for the area in the near term. Staff recommended approval with conditions addressing traffic impacts, access management, setbacks, building height, open space, stormwater requirements, truck parking, site-plan requirements, and additional landscaping along the southern property line. Ms. Szedlmayer concluded that the proposed rezoning and preliminary development plan met the applicable criteria and was recommended for approval. BOARD & STAFF: None. Page 5 of 31 Planning & Zoning Commission Meeting Thursday, August 20, 2026 6:00 PM 3 | P a g e APPLICANT PRESENTATION: Mr. Michael McCarty, of McCarty Land Planning and Design, represents Beale Property LLC. Mr. McCarty explained that the Beale family has owned approximately 72-acre property since 1992 or before and has historically been involved in agriculture. Mr. McCarty stated that the applicant is proposing a nine-lot industrial subdivision, with lots of approximately seven acres, to support small businesses and light industry along the Orange Avenue corridor. Mr. McCarty noted potential job creation and increased tax revenue and stated that the applicant is willing to dedicate the required 45 feet along Orange Avenue and reserve 30 feet along Godfrey Road. He stated that the application complies with applicable regulations and requested support for the project. BOARD, APPLICANT, & DISCUSSION: Commissioner O’Dell asked Mr. McCarty if he agreed with all conditions except the new condition, and Mr. McCarty indicated that he did. Commissioner Lounds asked about a landscape buffer along the south property line. Ms. Szedlmayer explained that a buffer was recommended to minimize impacts to neighboring properties, while the proposed 30-foot area was a drainage easement rather than a landscape buffer. Mr. McCarty confirmed that the private drainage ditch would be maintained by an association and agreed that access could be modified if required by applicable roadway standards. Chair Binner asked about stormwater, and Mr. McCarty stated that each lot was expected to provide its own stormwater pretreatment and discharge into the drainage easements. Commissioner Slay asked about the proposed uses, and Mr. McCarty described small-scale light industrial and warehouse uses similar to properties west of Godfrey Road. Commissioner Bradley raised concerns about tight access and turning movements for larger trucks and trailers. Mr. McCarty acknowledged the concern and agreed to review the turning radii. Commissioner Lounds asked about utilities, and Mr. McCarty confirmed that each lot would use well and septic, subject to County Health Department requirements. Ms. Szedlmayer and St. Lucie County Planning & Zoning Manager Kori Benton clarified that site plans would not return to the Commission unless a conditional use was proposed. PUBLIC COMMENTS: None. Page 6 of 31 Planning & Zoning Commission Meeting Thursday, August 20, 2026 6:00 PM 4 | P a g e BOARD DISCUSSION: Commissioner Lounds moved to approve the application with staff’s conditions, stating that he believed the proposed use was appropriate for the property and would avoid the greater traffic associated with residential development. Commissioner O’Dell seconded the motion. Commissioner Slay asked whether Commissioner Lounds agreed with the added landscape buffer. Commissioner Lounds stated that he preferred additional landscaping along Orange Avenue and near the residential area rather than emphasizing the south property line. Commissioner Slay noted that the south end already appeared to have existing vegetation that could provide a buffer. Chair Binner called for the vote, and the motion carried unanimously with no opposition. The motion to approve with staff conditions and additional landscaping, motion made by Commissioner Lounds and seconded by Commissioner O’Dell. RESULT: APPROVE MOVER: Board Member Ed Lounds SECONDER: Board Member Billy O'Dell AYES: Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Joshua Bradley, Lawrence Slay NAYS: None EXCUSED: None B. The Club at Indrio Creek: Proposed Zoning Atlas Amendment and Preliminary Development Plan for a Planned Town/Village (PTV) - THIS ITEM IS QUASI-JUDICIAL. THIS ITEM WAS CONTINUED FROM THE JULY 16, 2026 PLANNING AND ZONING MEETING STAFF PRESENTATION: Irene A. Szedlmayer, AICP, Senior Planner for St. Lucie County, Ms. Szedlmayer stated that all public notification requirements were met per St. Lucie County Land Development Code Section 11.00.03. Ms. Szedlmayer presented the revised Club at Indrio Creek rezoning and preliminary regulating plan, noting the reduction from 375 to 365 dwelling units, approximately 66 acres of open space, roadway improvements, and revisions to habitat, stormwater, recreation, and connectivity features. Ms. Szedlmayer stated that staff’s primary concerns remained the plan’s consistency with the Land Development Code and Comprehensive Plan, particularly street connectivity, block dimensions, alley access, Page 7 of 31 Planning & Zoning Commission Meeting Thursday, August 20, 2026 6:00 PM 5 | P a g e habitat/countryside eligibility, and workforce housing obligations, and reviewed recommended conditions addressing these issues. Staff did not recommend approval as presented. BOARD & STAFF: Chir Binner asked about the current density multipliers and the unit count without multipliers. Ms. Szedlmayer explained that restored/created native habitat qualified for a 2.5 multiplier and countryside qualified for 1.75; the property had approximately 225 units under its base zoning, while the applicant was proposing 368 units. Ms. Szedlmayer noted that staff believed some areas did not qualify for the requested multipliers, which would reduce the proposed unit count. Commissioner O’Dell asked whether a portion of Emerson Avenue south of Indrio Road was privately owned. Ms. Szedlmayer was unaware of private ownership and stated that the surveys would clarify the right-of-way. Mr. Benton explained that the applicant’s preliminary roadway exhibit showed the existing right-of-way, Canal District right-of-way, and proposed dedications, and acknowledged that additional right-of-way might be needed. He also noted that the existing travel way may not be entirely within public right-of-way. Commissioner O’Dell stated that the survey showed the right-of-way had been shifted and indicated no further information was needed. APPLICANT PRESENTATION: Mr. Bob Raynes, a land use attorney with the Gunster Law Firm, introduced the applicant team and stated that the project had addressed many of the issues raised at the prior meeting. Mr. Raynes maintained that the project complied with the code and implemented the County’s TBC plan. Mr. Currie, with Haley Ward, presented the proposed rezoning and preliminary site plan for approximately 127 acres from AG-1 to a PTV and explained that the property was within the Urban Services Area and intended for development. Mr. Currie stated that the base density was 234 units, the minimum PTV density was 299 units, and the proposal was for approximately 368 units. Mr. Currie described the 52.6% open space, proposed 122 single- family units and 246 townhomes, perimeter buffering, restored habitat, amenities, roadway improvements, and access from Emerson Avenue. Mr. Currie explained that the applicant disagreed with staff on three primary issues: constructing Seminole Road, receiving the 1.75 density multiplier for narrow countryside areas between townhomes, and receiving multiplier credit for the full 35-foot perimeter of restored- habitat buffer. Mr. Currie stated that the remaining conditions of approval were generally accepted, including Emerson Avenue improvements, sidewalks, flowway requirements, buffering, community centers, and other design conditions. Mr. Raynes reiterated that the Seminole Road requirement arose after more than a year of review and argued that the 35-foot restored-habitat area should receive full multiplier credit Page 8 of 31 Planning & Zoning Commission Meeting Thursday, August 20, 2026 6:00 PM 6 | P a g e because the applicant was restoring the entire area beyond the required buffer. Mr. Shaun McKenzie, with McKenzie Engineering and Planning, stated that the comprehensive plan required internal street connectivity and connections to existing or future collectors, which the project provided through its interior roadway. Mr. McKenzie stated that Seminole Road was a local road rather than a collector and therefore was not required under the cited policy. Mr. McKenzie further stated that connecting the project’s traffic to Seminole before the interior bypass reached Kings Highway would be inappropriate and confirmed that, in Mr. McKenzie’s professional opinion, constructing the Seminole connection was not required. BOARD, APPLICANT, & STAFF DISCUSSION: Commissioner O’Dell questioned the need for a Seminole Road connection, citing Comprehensive Plan Policies 11.1.9.1, 11.1.9.6, and 11.1.9.7 regarding sustainable transportation, internal street networks, and interconnected neighborhoods. Mr. Raynes acknowledged that the Comprehensive Plan superseded the LDR but questioned why the Seminole requirement appeared only in the latest staff review. Mr. McKenzie explained that Policy 11.1.9.1 addressed multiple transportation measures, which the project satisfied through nearby services, recreation, interconnected streets, sidewalks, bicycle facilities, parking, and multiple access points. Mr. McKenzie stated that the project had adequate external connectivity and did not require a Seminole Road connection. Commissioner O’Dell questioned the project’s approximately 3,020 projected daily trips and 2031 build-out, particularly construction traffic using one entrance. Mr. McKenzie stated that the roadway system was adequate under the worst-case scenario and that construction traffic would decrease as residential traffic increased; construction traffic would be managed through required maintenance-of-traffic plans. Mr. Benton explained that the April 2025 pre-application report had identified Emerson Avenue and Seminole Road as substandard and stated that paving to the nearest paved road would be required. Mr. Benton also stated that Seminole Road improvements had been discussed with the applicant during a March meeting. Mr. Raynes and Mr. Currie responded that the pre-application plan originally included a full Seminole connection, but the applicant revised the plan after staff comments and retained only emergency access. Mr. Currie stated that subsequent staff reports had not identified Seminole improvements as a requirement until June 2026. Ms. Szedlmayer clarified that the ¼-mile collector connectivity standard did not eliminate more frequent local-street connectivity requirements and referenced the walkable-block standards. Mr. Raynes disputed that interpretation, stating that Policy 11.1.9.7 did not specify a required number of local connections. Commissioner Lounds questioned the density credit for stormwater areas and the availability of recreational space. Ms. Szedlmayer confirmed that qualifying stormwater areas received the 1.75 countryside multiplier. Mr. Currie identified the northern and southern recreation Page 9 of 31 Planning & Zoning Commission Meeting Thursday, August 20, 2026 6:00 PM 7 | P a g e areas and stated that the flowway would be navigable and usable for recreation, including kayaking and fishing. Commissioner Lounds expressed concern that the project lacked sufficient usable open and recreational space, while Mr. Currie noted that the plan provided 52% open space. Commissioner O’Dell questioned a roadway ending within the site. Mr. Currie explained that it was intended as a future southern stub-out and could be redesigned to satisfy staff’s preferred connection. Commissioner O’Dell also questioned the Seminole connection and associated cost. Mr. Currie stated that the project already required approximately $7 million in roadway improvements while receiving about $2 million in impact fees, creating a $5 million shortfall, and stated that Seminole was only a 50-foot right-of-way that would require additional property to meet typical roadway standards. Vice-Chair Slay and Commissioners Bradley questioned how future development and roadway costs would affect neighboring properties and taxpayers. Mr. Benton explained that future developers would generally be responsible for improvements required for their own access unless the County included improvements in its capital plans. Mr. Benton noted that recent rezonings had required similar roadway contributions. Chair Binner noted that paving Emerson to the project entrance could also benefit the property to the south. Mr. Currie emphasized that comparable projects had not been required to construct the entire TVC spine-road network through their properties and argued that requiring Seminole improvements would be inconsistent with prior approvals. Commissioner Lounds and Commissioner Bradley continued discussing the potential impacts of future roadway requirements. Mr. Currie stated that the applicant would provide emergency access to Seminole but would not pave the road. Mr. Currie reiterated that the Seminole paving requirement was raised only in June 2026 and that the project would not work financially if that requirement had been imposed earlier. Regarding the perimeter buffer, Mr. Benton explained the distinction between a standard 15- foot landscape buffer and restored native habitat. Ms. Szedlmayer clarified that staff would allow the 15-foot buffer to receive the 2.5 restored-habitat multiplier if it was planted consistently with restored habitat. Mr. Raynes confirmed that the applicant agreed to restore the native habitat under that condition. Commissioner O’Dell asked whether the Seminole connection could be moved farther north to reduce costs. Mr. Currie explained that both the Emerson and Seminole connection locations were fixed based on required separation and alignment with the roadway network. Commissioner O’Dell concluded that the primary issue was whether the project should advance with a condition requiring Seminole paving. Mr. Currie clarified that the applicant agreed only to an emergency-vehicle connection to Seminole. Chair Binner identified the two options as emergency access only or requiring Seminole to be paved south to the project. The applicant presentation was then closed, and the public hearing was opened. Page 10 of 31 Planning & Zoning Commission Meeting Thursday, August 20, 2026 6:00 PM 8 | P a g e PUBLIC COMMENTS: None. BOARD DISCUSSION: Chair Binner identified Seminole Road paving as the primary point of contention. Commissioner Bradley questioned awarding density credit for the narrow areas between buildings, stating that the 10-foot areas functioned as typical residential maintenance space and did not constitute countryside. Commissioner Slay noted that the buildings were approximately 41 feet apart. Chair Binner acknowledged the additional separation but noted that the project also did not meet the required street-network standards and questioned granting a density multiplier for space. Commissioner Lounds stated that reducing the number of homes could provide more usable space. Mr. Raynes offered to remove the density credit for the disputed areas if that addressed the concern. Commissioner O’Dell moved to recommend approval of the rezoning and preliminary development plan for The Club at Indrio Creek, subject to all staff and board recommendations, including paving Seminole Road. Commissioner Slay asked whether the motion included all recommendations, including Seminole Road paving, and Chair Binner confirmed that it did. Commissioner Neese seconded the motion, and the roll call was initiated. The motion to approve with Staff recommendations, including paving Seminole Road, was made by Commissioner O’Dell and seconded by Commissioner Neese. RESULT: APPROVE MOVER: Board Member Billy O'Dell SECONDER: Board Member Larry Neese AYES: Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Joshua Bradley NAYS: Lawrence Slay EXCUSED: None Page 11 of 31 Planning & Zoning Commission Meeting Thursday, August 20, 2026 6:00 PM 9 | P a g e 10. WORKSHOPS None. 11. OTHER BUSINESS None. 12. ADJOURN There being no further business to be brought before the Board, the meeting was adjourned at 8:48pm. Page 12 of 31 ITEM NO. (ID # 2026-1168) DATE: 9/24/2026 AGENDA REQUEST TO: Planning and Zoning Commission PRESENTED BY: Irene Szedlmayer, Senior Planner SUBMITTED BY: Planning & Development Services SUBJECT: Proposed Future Land Use Map Amendment - Midway Cay at 25th & Midway - The Applicant has requested a continuance to the meeting of the Planning and Zoning Commission on October 22, 2026. BACKGROUND: The application seeks an amendment of the Comprehensive Plan Future Land Use Map to change the future land use category from COM (Commercial) to MXD (Mixed Use Development) on +/- 34.2 acres generally located at the northwest corner of 25th Street and Midway Road (beyond the Cumberland Farms Site). Specific Use Activity Area policies accompany the request that would limit residential development to 170 dwellings on +/- 28.86 acres (5 dwelling units per acre, across all 34.2 acres) and provide for up to +/- 78,500 sq. ft. of commercial development on 4.51 acres. The application to amend the Future Land Use Map is accompanied by an application to rezone approximately 28.86 acres from CG (Commercial, General) to PUD (Planned Unit Development). The applicant is expected to submit a revised petition set to respond to comments from the Development Review Committee (DRC) which will be evaluated and analyzed in preparation for a future hearing date. PREVIOUS ACTION: The 34.2 acres has been the subject of previous Pre-Application Meetings. In 2020, Midway Crossings proposed a 22,000 sq. ft. grocery store, two 2,500 sq. ft. drive-through restaurants, and 87 detached, single- family homes. The Conceptual Site Plan proposed access from both Midway Road and 25th Street and impacted the onsite wetlands. A Future Land Use Map Amendment would have been required to construct the residential dwellings. In 2021, a Pre-Application Meeting was held on the proposed construction of 300 dwelling units of a variety of types (9 dwelling units per acre). A Future Land Use Map Amendment would have been required to construct the residential dwellings as well as a wetland waiver. In 2022, an application to amend the Future Land Use Map was submitted to change the future land use designation from COM (Commercial) to MXD (Mixed Use Development) to permit up to 15 dwelling units per acre, but accompanied by an application for rezoning to PUD that provided for 251 dwelling units (7.34 DU/A). On January 7, 2025, the Board of County Commissioners voted 3-2 to deny a proposed Future Land Use Map Amendment and Rezoning of the subject property, which proposed up to 200 townhome units. Page 13 of 31 The applicant held a Community Participation Meeting for the current petitions on Thursday, July 30, 2026 at the White City Improvement Club. FINANCIAL IMPACT: No immediate or short term impact. RECOMMENDATION: Staff recommends that the Planning and Zoning Commission continue the public hearing on the Future Land Use Map amendment to its meeting scheduled for October 22, 2026, beginning at 6 P.M. or soon thereafter. COMMISSION ACTION: RESULT: MOVER: None SECONDER: None AYES: None NAYS: None EXCUSED: None Coordination/Signatures Date: September 18, 2026 Benjamin Balcer, Planning & Development Services Director Date: September 18, 2026 Kimlyn Walker, Assistant County Attorney II Page 14 of 31 Page 15 of 31 Page 16 of 31 Page 17 of 31 SUGGESTED MOTION: Midway Cay FLUMA MOTION TO CONTINUE: AT THE SUGGESTION OF STAFF, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION CONTINUE THIS PUBLIC HEARING ON THE REQUEST TO AMEND THE FUTURE LAND USE MAP FROM COM (Commercial) to MXD (Mixed Use Development) UNTIL ITS OCTOBER 22, 2026 MEETING, AT 6 PM, OR SOON THEREAFTER. Page 18 of 31 Page 19 of 31 Page 20 of 31 Page 21 of 31 ITEM NO. (ID # 2026-1169) DATE: 9/24/2026 AGENDA REQUEST TO: Planning and Zoning Commission PRESENTED BY: Irene Szedlmayer, Senior Planner SUBMITTED BY: Planning & Development Services SUBJECT: Proposed Amendment of Zoning Atlas and Preliminary Development Plan for Midway Cay at S. 25th Street and W. Midway Road - The Applicant has requested a continuance until the October 22, 2026 meeting. BACKGROUND: The 34.25-acre property is north-west of the intersection of Midway Road and S. 25th Street. It is in the CG (Commercial, General) Zoning District and has the COM (Commercial) Future Land Use. The rezoning application is accompanied by an application to change the Future Land Use category from COM (Commercial) to MXD (Mixed Use Development). Approximately 19% of the site (6.5 acres) is wetlands. The Applicant seeks to rezone 28.86 acres of the 34.25 acres from CG to PUD (Planned Unit Development) with a Preliminary Development Plan providing for 170 townhomes. The remaining 4.51 acres are proposed to be reserved for future commercial development and the applicant seeks to retain the CG Zoning district. The applicant is expected to submit a revised Preliminary Plan to respond to comments from the Development Review Committee (DRC) which will be evaluated and analyzed in preparation for a future hearing date. PREVIOUS ACTION: The subject property has been the subject of several previous pre-application meetings and development applications. It was rezoned from AR-1 (Agricultural-Residential -1) to CG (Commercial General) in 1986. In 1990, a Site Plan was approved for 236,054 sq. ft. of commercial development and 1,180 parking spaces. That plan would have eliminated the onsite wetlands and provided 4 driveways to S. 25th Street and three driveways to Midway Road. It was never constructed. In 2020, Midway Crossings proposed a 22,000 sq. ft. grocery store, two 2,500 sq. ft. drive-through restaurants and 87 detached, single-family homes. The Conceptual Site Plan proposed access from both Midway Road and 25th Street and impacted the onsite wetlands. A Future Land Use Map Amendment (FLUMA) would have been required to construct the residential dwellings. In 2021, a Pre-Application Meeting was held on the proposed construction of 300 dwelling units of a variety of types (9 DU/A). A FLUMA would have been required to construct the residential dwellings as well as wetland waivers. In 2022, an application to amend the Future Land Use Map was submitted to change the future land use designation from COM (Commercial) to MXD (Mixed Use Development) to permit up to 15 dwelling units per acre, but was accompanied by an application to rezone the site to PUD and a preliminary site plan that Page 22 of 31 provided for 251 dwelling units (7.34 DU/A). On January 7, 2025, the Board of County Commissioners voted 3-2 to deny a proposed Future Land Use Map Amendment, Rezoning and Preliminary PUD site plan for the subject property, which proposed up to 200 townhome units. The applicant held a Community Participation Meeting for the current petitions on Thursday, July 30, 2026, at the White City Improvement Club. FINANCIAL IMPACT: No immediate or short-term impact. RECOMMENDATION: Staff recommends that the Planning and Zoning Commission continue the Public Hearing to its meeting on Thursday, October 22, 2026, beginning at 6 P.M., or soon thereafter. COMMISSION ACTION: RESULT: MOVER: None SECONDER: None AYES: None NAYS: None EXCUSED: None Coordination/Signatures Date: September 18, 2026 Benjamin Balcer, Planning & Development Services Director Date: September 18, 2026 Kimlyn Walker, Assistant County Attorney II Page 23 of 31 Page 24 of 31 Page 25 of 31 Page 26 of 31 Page 27 of 31 Page 28 of 31 Page 29 of 31 SUGGESTED MOTION: Midway Cay MOTION TO CONTINUE: AT THE SUGGESTION OF STAFF, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION CONTINUE THIS PUBLIC HEARING ON THE REQUEST TO REZONE FROM CG TO PUD UNTIL ITS OCTOBER 22, 2026 MEETING, AT 6 PM, OR SOON THEREAFTER. Page 30 of 31 Page 31 of 31