Commission OKs Garden Street Communities rezoning for 90 townhomes on Highway 87, 3-2

The Santa Rosa County Board of County Commissioners voted 3-2 on May 22 to approve a rezoning request by Garden Street Communities that will change two parcels on the 4200 block of Highway 87 from Highway Commercial and R-1 to R-2 (medium-density residential), allowing a proposed 90-townhome development on a combined 9.4-acre site.

The rezoning matter, continued from the April 24 hearing, drew extended public and commissioner discussion about access to Highway 87, stormwater and school capacity as well as references to the state Live Local Act. Developer Michael Broker and county staff told commissioners utilities and stormwater service were available at Highway 87 and that the site is outside mapped stormwater problem areas; several neighbors opposed the rezoning citing traffic and compatibility concerns. The final motion to approve passed by hand vote, 3 in favor and 2 opposed.

County staff and Garden Street’s representative said the project consists of two parcels (a 6.5-acre parcel and a 3-acre parcel) that the applicant proposes to consolidate and rezone to R-2 for 90 townhomes. Broker said the team was negotiating access with the Florida Department of Transportation and adjacent landowners; the developer described trying to avoid a southern vehicle entrance because of a prescriptive easement and large trees, and said the project team would work with FDOT on a northern vehicular access and a possible southern pedestrian access. Broker also presented a stormwater analysis based on Santa Rosa County GIS data and said both parcels have sewer availability via Highway 87.

Opponents, including Tony Ash and Calvin Sullivan, said traffic on Highway 87 is already congested, warned the development would increase u-turns and argued the corridor should attract commercial uses instead of more residences. Broker and several commissioners framed the project as addressing housing demand in the southern county, emphasizing demand from military families near Herbert Field and other installations. Commissioners and staff repeatedly noted that turn lanes and traffic signals on state roads are triggered by FDOT during development review and, if required, are paid by the developer.

Commission discussion also referenced the Live Local Act, a Florida law that affects how local governments manage certain residential development near transit and job centers; commissioners noted that Live Local can allow higher-density rental housing under state rules and argued the county had limited ability to block some dense apartment projects if the property remained commercial. One commissioner said, by approving R-2 townhomes, the board was choosing a lower-density alternative than a possible apartment complex under existing HCD or Live Local allowances.

Broker said the project has a 2‑year development timeline from initial approvals to construction and that adjacent landowner interest could expand the site in the future; he also presented a petition of support and said neighboring property owner “Mr. Bennett” discussed cooperation to reduce the need for utilities and road construction across wetlands. Commissioners discussed school concurrency and said a new high school coming online would provide some additional capacity in coming years.

The board approved the rezoning by a 3-2 vote after public comment and commissioner discussion. The developer and staff will proceed with site plan, FDOT coordination for access and any required traffic mitigation and stormwater design during permitting.

Supporters and opponents were given time to address the board during the public-comment portion of the hearing. The developer supplied slides and a traffic/utility summary; neighbors cited traffic, wetlands and compatibility concerns. Commissioners emphasized that specific traffic improvements (turn lanes or signals) would be determined by FDOT as part of subsequent reviews and that approvals do not authorize construction until site plan and concurrency requirements are met.