The City Council heard the first reading Tuesday of a zoning ordinance to reconfigure about 10 acres at 25211 Old 41 Road to a new commercial planned development that would allow storefront commercial uses, indoor self-storage and light industrial suites. The matter proceeded as a quasi‑judicial first reading; staff and the zoning board recommended approval subject to conditions, and the case will return for second reading on Oct. 15.

The application by FREP Old 41 Development LP, represented by attorney Francesca Passadoma and developer Connor McBroom, would reduce previously allowed commercial square footage and add up to 80,000 square feet of self‑storage/mini‑warehouse and 70,000 square feet of light industrial uses, while keeping up to 39,500 square feet of commercial fronting Old 41. The developer’s project team presented a master concept plan showing six buildings, a single Old 41 entrance, maximum building heights of 30 feet, and enhanced buffers along the southern edge that abuts the Bonita Isles residential neighborhood.

City planners said the site is already designated General Commercial on the future land use map and that staff recommends approval subject to revised conditions. Community Development staff noted the application is outside the downtown overlay and that the new master concept plan replaces a 2004 plan whose approvals have expired. The applicant and staff said they had negotiated a schedule of permitted uses and several design and buffer conditions.

Traffic and utilities were central to the council exchange. A transportation consultant for the applicant told council the proposed mix produces far fewer traffic trips than the previously approved CPD: a study cited a reduction of roughly 78% during PM peak hours compared with the older, higher‑intensity plan. Civil engineering testimony said there is currently no public sanitary sewer on the site and that the project proposes to extend potable water and gravity sewer mains through easements along the southern property line and to create a looped water main for fire service. Stormwater will be managed with an underground chamber system sized to meet South Florida Water Management District and city standards, the engineer said.

Neighbors and some council members questioned the use mix, particularly the inclusion of storage/car‑condominium units and light industrial suites in a corridor council members have discussed enhancing over the long term. The applicant said the light industrial uses are small, “group 1” manufacturing and service uses that do not include high‑intensity processes such as tanning or heavy fabrication, and that no hazardous materials will be allowed. The applicant also agreed to a 6‑foot fence and an enhanced 25‑foot buffer along the property line adjacent to Bonita Isles, and said garage doors and loading areas would be oriented away from the residential edge.

City staff and the applicant emphasized neighborhood outreach: the team held voluntary meetings with the Bonita Isles HOA, pre‑ and post‑submittal neighborhood information meetings (in person and via Zoom), and shared revised conditions with residents. The applicant said the landscape company that currently occupies the site is under a month‑to‑month lease and plans to relocate outside the city.

Because the item was a first reading, council did not adopt an ordinance; staff recorded testimony for the record and scheduled the second reading. Council did not vote on final approval at Tuesday’s meeting.

Why it matters: The rezone would change the character and permitted uses on a high‑visibility segment of Old 41 and adds light industrial and storage uses adjacent to residential neighborhoods. The project includes infrastructure work—sewer extensions and a stormwater system—that would affect nearby parcels and rights‑of‑way, and the council will consider detailed conditions and any public comment before a final decision at second reading.

Next steps: The ordinance will return for second reading and a final council vote on Oct. 15.