[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6486539,"mediaKeyId","5551692-bfb3fea2fd7f378a95ebf91f6dc19c55","parentId",5551692,"title","Planning board finds Myrtle Grove redevelopment plan in conformance, urges commissioners to review TIF capture rate","audioSeconds",1734,"startMs",4594000,"endMs",6328000,"viewUrl","/Search/View?dp=1&key=5551692-bfb3fea2fd7f378a95ebf91f6dc19c55&start=4594&end=6328","thumbnailUrl","https://assets.pipeline.soar.com/5551692-bfb3fea2fd7f378a95ebf91f6dc19c55/thumbnail_4594000.jpg","articleUrl","/articles/6486539/Escambia-County/Florida/Planning-board-finds-Myrtle-Grove-redevelopment-plan-in-conformance-urges-commissioners-to-review-TIF-capture-rate","mediaUrl","https://secure.pipeline.soar.com/6486539-edd2f11d586a3a8cbc49aa4476ad6a49/orig.mp4?Expires=1773579609&Signature=Zde1lpXOhJIs63~uhpajUAEsjuRtM7HHcwyp39GOrhoR-ZM9D0vgfcYmOTQ64ke9TL7NI-EqW4N5mKxJLD-kCgow0ieHCGkCpgAO3tDXExdFmWvhatS7-Q7sQsb9XJGHkzajxunsJmkbodqMuFKnvOdpcstXBwkzLFrhA7SEqh6AanToaA1ewbqQg98FhaJNO~s5OateuH9C4eSZgMw2vCACRMCplxmHBiQzKNfw~GZRML5k83scR86U5V9dsqIdC5Ed-BRafx2zwKVlrPsWdOzwMv7E-qQ43ZY-DnKsjFw7jFkAe1bcVSbiKXYiFaf2IiZHbnKfMRIPLaCl8lSnaw__&Key-Pair-Id=KUT5TJCACFTXG","author","Escambia County","date","2025-08-06T06:19:45.317Z","article","The Escambia County Planning Board on Aug. 5 voted 5-1 to recommend that the Board of County Commissioners adopt the Myrtle Grove Redevelopment Plan, a 30-year plan covering 1,529.73 acres and 3,746 parcels identified by county staff as a blighted area in need of targeted investment.

Max Rogers, development program manager with the Escambia County Community Redevelopment Agency (CRA), presented the plan and supporting data. Rogers said Myrtle Grove is 82.3% residential and that a windshield housing condition survey found 19.1% of homes in \"poor or worse\" condition. He also said median household and per-capita incomes in Myrtle Grove are substantially lower than the county average, with a high share of \"ALICE\" (asset-limited, income-constrained, employed) households.

Rogers told the board the plan is the result of public workshops and includes objectives and area strategies that respond to identified needs: stormwater and drainage improvements, sewer expansion, sidewalks and street lighting, code enforcement and blight removal, housing repair programs, park and recreation improvements, and business corridor beautification. The plan lists capital projects, potential financing mechanisms including Community Development Block Grants and tax increment financing (TIF), and implementation partners.

During discussion a board member summarized a property-appraiser estimate received by staff: the taxable base for a proposed Myrtle Grove CRA would be about $329 million (the base year assessment used to compute increments). At the county's standard 75% TIF capture rate, the board member said the first-year increment would amount to roughly $136,000 available to the CRA, with the remaining local property-tax revenue continuing to the general fund; higher capture rates would increase CRA revenues.

Board members and public commenters supported the plan's emphasis on infrastructure and neighborhood investments. Flood advocate Chris Curb spoke in favor, noting past CRA-funded basin studies and downstream capital projects as examples of successful uses of CRA seed funding.

In the motion, the planning board found the Myrtle Grove Redevelopment Plan to be in conformity with the Escambia County comprehensive plan and forwarded the plan to the Board of County Commissioners with a contemporaneous request that the commission consider reviewing the TIF capture percentage to maximize funds for CRA projects. The plan and related TIF ordinance are scheduled for the BCC public hearing on Sept. 4.

The plan includes a neighborhood impact analysis (required under state law) that found no planned relocations, a list of priority capital projects (sidewalks, stormwater, sewer expansions), and an implementation section identifying potential funding sources, partners and performance steps.","mediaType","Video","parentTitle","080525 Planning Board","oneSentenceSummary","The Escambia County Planning Board voted 5-1 to recommend the Myrtle Grove redevelopment plan as conforming to the comprehensive plan and asked the Board of County Commissioners to consider adjusting the tax increment financing (TIF) capture rate to increase funds available for projects.","taxTitle","Escambia County, Florida","taxId",12773,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6486543,"Planning board backs rezoning of West 10 Mile storage site to commercial despite resident drainage concerns",2314,2172000,4486000,"/Search/View?dp=1&key=5551692-bfb3fea2fd7f378a95ebf91f6dc19c55&start=2172&end=4486","https://assets.pipeline.soar.com/5551692-bfb3fea2fd7f378a95ebf91f6dc19c55/thumbnail_2172000.jpg","/articles/6486543/Escambia-County/Florida/Planning-board-backs-rezoning-of-West-10-Mile-storage-site-to-commercial-despite-resident-drainage-concerns","https://secure.pipeline.soar.com/6486543-6a22f0168300b6ab532f2cfc7b009ace/orig.mp4?Expires=1773579609&Signature=Eyj9DjhNXySLam~FVrxShY5Q1PReDQF4k83Z4P4XY0NzmqCOTnI1vK18vClPyDEXhrZIdVLsyPsEkWwZDkgSRKLfYPt4piOIv12Yy154Z73QY1rwRwvBtdZ~NlS3nn~MQ3Gk7k2kNYHvBqYjZc1-~kuHrniZWn6zOeoZkSs1JGFfotGyHvsEkCyGXqVX7FY8OBLMiObXtEu7GANxFiHJnwd3zVNUQvimz~ah73dkorNvmlu8zycT~CzoeVSoowpo~c3aKKEZNbYEqEhE88WMd7n4xFvwLUm3QHvZS1ghOmJgyRSMNQuPnZpdVgLuewy3dPyietx~cGkEpfIsRQjKVw__&Key-Pair-Id=KUT5TJCACFTXG","The Escambia County Planning Board on Aug. 5 recommended approval of a rezoning request for 1980 West 10 Mile Road that would change split Low Density Mixed Use and Medium Density Residential zoning to a single Commercial district (case Z2025-06).

County planner Caleb McCarty presented maps and aerial photos showing the site and its 500-foot surroundings and noted the site's Future Land Use designation is Mixed Use Suburban. McCarty and other staff said the site contains an existing, long-running self-storage operation; county records indicate the storage use dates to approvals issued in the 1990s.

Alessandria Palmer of Kimley Horn and Associates, representing Storage Rentals of America, told the board the property includes about 7 acres and eight single-story buildings totaling roughly 35,000 square feet, and that the owner seeks the zoning change to formalize and modernize the existing use. Palmer said the applicant plans to remove uncovered outdoor storage from perimeter areas, add landscaping and fencing buffers adjacent to single-family homes, and modernize with additional climate-controlled indoor units.

Caleb McCarty and staff concluded the rezoning met the land development code's approval criteria and noted the Commercial zoning would formally allow the existing storage use and encourage corrective actions where outdoor storage is nonconforming.

Three residents spoke in opposition. John Schuman, who lives near the property, asked why the site should be rezoned to commercial when much of West 10 Mile Road lacks commercial zoning and warned that commercial zoning \"means you can have anything and everything.\" Jody Schuman Davis said the property has been in her family since the 1800s and expressed concern that adjacent new subdivisions were not adequately notified that a commercial zoning change could occur. Flood advocate Chris Curb cited the 8 Mile Creek basin's history of flooding and argued county rainfall design standards are out of date; he calculated that using more recent NOAA rainfall data would significantly increase required stormwater capacity.

Beau Raisin, vice president of development for Storage Rentals of America, said the company intends to build a 30,000' to 40,000'square-foot single-story storage building with screened covered RV parking, and to pursue site-specific engineering, geotechnical and stormwater studies before construction. Raisin said the firm is long-term oriented and expects to invest in compatibility measures and screening.

Staff also referenced a July 22 memo from the county's transportation/traffic office indicating no capacity concerns on West 10 Mile Road for the proposal as presented. Board members pressed staff on readiness to address off-site drainage impacts and were told county engineering reviews consider off-site and cumulative impacts during site-plan review.

A motion to approve the rezoning based on staff findings passed. The planning board's recommendation will be forwarded to the Board of County Commissioners for final action.","The planning board recommended rezoning of a long-standing self-storage site at 1980 West 10 Mile Road to a Commercial district; staff said the use appears to be a legal nonconforming use since 1997, the applicant plans upgrades and buffering, and residents and flood advocates cited stormwater risks.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6486548,"Planning board approves rezoning for parcels on East 9 Mile Road to single commercial district",1513,562000,2075000,"/Search/View?dp=1&key=5551692-bfb3fea2fd7f378a95ebf91f6dc19c55&start=562&end=2075","https://assets.pipeline.soar.com/5551692-bfb3fea2fd7f378a95ebf91f6dc19c55/thumbnail_562000.jpg","/articles/6486548/Escambia-County/Florida/Planning-board-approves-rezoning-for-parcels-on-East-9-Mile-Road-to-single-commercial-district","https://secure.pipeline.soar.com/6486548-99a0a8afc40e290702016a5143245c43/orig.mp4?Expires=1773579609&Signature=HHHmTTvLFy6BxD1SYjEaJ~frKKS9eaJTAIbD3OMdSMeRM3c0x3ysKV1RXFQRKg9Wrleg4UUiwm~MuqRwAdJynwitF-EY4KqwpUBIksC-SkukAmHEjQ-ApKkQZ8ZDgwvnQsU5lgSxmjk-px8ItFvjCsQawRcRBJnk-0TAvokmDNt-8glQ3mjnVGT0O6qjMmG4kJUFm3xFaOURa9Dv65wAKUcUtRu62IK~OL5qLMlHAi~sTxU7HkZys~ndwmtDVaRDLnNRrIfawvAQ29iZxOINDP8~kFViDy8PmklEfZTKdyc3rhlRox2VSir5-dwEi5Gjc84rw1GnUl-J5U1osjCSKg__&Key-Pair-Id=KUT5TJCACFTXG","The Escambia County Planning Board on Aug. 5 approved a rezoning request for 220 East 9 Mile Road that would consolidate multiple zoning categories into a single Commercial district allowing up to 25 dwelling units per acre.

The change, case Z2025-05, was requested by Jay Broughton, agent for the property owner, and was approved after staff detailed findings that the request met the county's rezoning criteria and was consistent with the comprehensive plan.

Horace Jones, director, Development Services Department, presented maps, aerial photos and staff's written findings to the board. Jones told the board that the parcel currently carried multiple zoning designations and that the proposed single commercial zoning complied with applicable Future Land Use (FLU) categories and Escambia County Land Development Code criteria, including the code's tests for compatibility, spot zoning and changed conditions.

Jay Broughton, agent with Broughton and Associates, told the board the purpose of the rezoning was to create uniformly zoned parcels that would allow the owner to subdivide and build a new administrative headquarters. Broughton said one parcel's plan had been revised to add a larger stormwater facility and walking trails, and that the development would preserve green space around the improvements.

Two members of the public spoke. Laura Mitchell, who said she operates a business at 198 East 9 Mile Road, said the road \"is not equipped to handle what you're asking to do here,\" and raised concerns about traffic backups, repeated water-main repairs and a history of flooding at nearby retention facilities. Resident and Flood Defenders member Chris Curb said county design standards for stormwater use archived rainfall data that he said is not adequate for current conditions and urged use of updated NOAA rainfall datasets.

Broughton responded that the project would add access points to distribute traffic and that stormwater facilities would be designed to current standards and updated rainfall data, saying, \"we design all of our stormwater facilities first and foremost to our best judgment\" and that the team would use current NOAA rainfall information during permitting.

A motion to approve the rezoning based on staff findings passed. The planning board record shows the board voted in favor and the motion carried.

The planning board's recommendation will go to the Escambia County Board of County Commissioners, which has the final authority on the rezoning request.","Escambia County Planning Board approved a rezoning request for 220 East 9 Mile Road to convert split zoning into a single commercial district; residents raised traffic and stormwater concerns and the applicant said the project will add access points and stormwater measures.","actionData","errors"]

Article not found

Planning board finds Myrtle Grove redevelopment plan in conformance, urges commissioners to review TIF capture rate

Planning board backs rezoning of West 10 Mile storage site to commercial despite resident drainage concerns

Planning board approves rezoning for parcels on East 9 Mile Road to single commercial district