The City of Tavares Planning & Zoning Advisory Board voted against recommending Ordinance 2025-09, a rezoning request for about 20.83 acres at the northwest corner of U.S. Highway 441 and Dead River (known as Palm Gardens) from an expired planned-development (PD) zoning to a Mixed Use zoning district.

Anarkas Frias, the city planner, summarized staff findings that the rezoning request was consistent with the city's 2040 comprehensive plan and the city's land development regulations. Frias said the parcel is approximately 20.83 acres, is bounded by the Dead River and associated wetlands to the east, U.S. 441 to the south, wetlands to the north and commercial uses to the west; demolition of the former manufactured‑home park was completed in early 2024.

Chuck Hyatt, representing the applicant, said the owner and applicant support the rezoning but do not have a specific end user yet. Hyatt told the board, "we really don't have an end user yet," and said the applicant needs zoning in place before spending substantial funds to prepare detailed site plans. Developer Trey Vic (Senior Capital) said the applicant seeks straight zoning to "live by the rules you already have established" rather than negotiating a new PD with bespoke conditions.

Board members pressed staff and the applicant on several points: several members said they were uncomfortable approving a rezoning without a public hearing on a specific site plan and expressed concern the straight-zone process removes an opportunity for public comment at the rezoning stage. Others asked who would exercise the "administrative authority" under the proposed code and asked staff to clarify that the language should consistently say "city administrator or his designee." City attorney Lindsay Holt and staff explained the PD ordinance that previously governed the site (2007 PD) had a sunset and therefore the parcel currently lacks active PD entitlements; Holt said the proper question for the board is whether the rezoning is consistent with the comprehensive plan and city code.

Several board members said they welcomed development on the vacant parcel but wanted more transparency and the opportunity for public discussion when detailed plans are proposed. After discussion, Board member Carol moved to recommend approval of Ordinance 2025-09; a second was recorded. The motion failed; the transcript records ayes and nays but does not provide a roll-call tally or named vote counts. The board did not adopt a recommendation in favor of the rezoning.

Staff told the board that if straight zoning to Mixed Use is approved later, any future project would still be required to meet the city's code tables for permitted uses, density, height and stormwater; any request to exceed those standards would require separate approvals and would return to the board or council as required. Staff also said impact fees would apply to any development built after the effective date of the applicable fee schedule.