Planning board backs rezoning for townhome development at 1000 SW 26th Street after residents raise flooding and traffic concerns

The Planning & Zoning Board on Sept. 24 recommended approval of a rezoning request that would change a vacant five-acre parcel at 1000 Southwest 26th (listed in materials as 1000 SW 20th/20 Sixth Street) from RD-15 to RM-15 zoning to allow a townhome project. Attorney Heidi Davis, representing EcoR LLC and the developer, said the rezoning does not raise the maximum permitted dwelling units per acre (both districts allow 15 units per acre under the city's future land-use designation) and that the applicant intends to build townhomes rather than cluster homes; the application is intended to permit a townhouse product that staff and the applicant say better fits the neighborhood context.

Applicant representatives showed conceptual plans indicating a maximum of approximately 67 townhomes (the RD-15 cluster alternative could yield a similar number under current density caps). The developer also proposed dedicating 25 feet of right-of-way along the north frontage for sidewalk and street trees and 25 feet along the west side, creating a larger separation between new units and the closest western neighbors. The team said a conservation easement and a tree-mitigation plan would be recorded to preserve and relocate healthy trees where feasible.

More than a dozen neighbors and civic association representatives from Edgewood and River Oaks addressed the board. Speakers including Ted Hencerra (River Oaks Civic Association president), Tom Turberville and Kitty McGowan (Edgewood Civic Association president) voiced strong opposition or concern, citing the neighborhoodflooding during the April 2023 storm, limited existing street capacity, pickup/drop-off operations at St. Jerome Catholic School, and the effect of additional impervious surfaces on drainage. Several speakers questioned whether the rezoning would enable future higher-density or lodging/mixed-use development; staff and the applicant clarified that conditional uses such as lodging or mixed use would require separate approvals and that the applicant committed to a townhouse product.

City staff and the applicant said traffic modeling estimated a relatively small number of new peak hour trips (applicant cited roughly 30—-40 peak trips) and that the site plan, plat and development review processes will address parking, stormwater and tree mitigation. Staff noted the plat process will formalize dedications and allow staff to attach plat notes that limit permitted uses.

After discussion, the board voted to recommend approval of the rezoning, finding it met the cityULDR rezoning criteria and noting the applicantcommitments to right-of-way dedications, tree preservation and a townhouse-only project. Several board members said they were torn and emphasized the neighborhood's need to stay involved in the upcoming DRC and plat reviews. The recommendation will go to the City Commission for final action; the site plan and plat are subject to subsequent technical review and public comment.

Why it matters: The rezoning will determine whether the parcel is developed as townhomes (fee-simple townhouses) or as cluster condominium-style product under the existing zoning. Neighbors said the sites flooding history, limited access and school drop-off circulation warrant additional scrutiny; the board and staff pointed to the site-plan/plat process as the venue to address technical measures for drainage, parking and tree protection.

Whathappens next: The applicant will advance DRC review, platting and site-plan approvals; the board also asked staff to report back to City Commission and explore whether larger townhouse projects should have mandatory Planning & Zoning review (see separate communication).