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Planning board approves zoning for 1,200-acre Shelton property PUD with long-term buildout
Summary
The Panama City Planning Board voted 5-0 to approve a planned unit development (PUD) zoning request for the Shelton Property Overlay District, allowing up to 1,800 dwelling units and 450,000 square feet of nonresidential development over an estimated 13-year buildout.
The Panama City Planning Board on May 12 voted 5-0 to approve a planned unit development (PUD) zoning application for the Shelton Property Overlay District, a roughly 1,200-acre tract in the Panama City North planning area.
The PUD application, presented by Raymond Greer of Design West Group, requests master-plan zoning to implement the Shelton overlay that the city’s comprehensive plan established in 2014. Greer told the board the plan sets a maximum build-out of 1,800 dwelling units and up to 450,000 square feet of nonresidential space and estimated the full project could take about 13 years to complete in roughly eight phases.
The approval authorizes the PUD zoning; it does not approve construction plans. Staff advised the board that transportation and roadway impact mitigation will be addressed later at the development-order stage and recommended approval subject to the conditions listed in the staff report.
Greer described long-range infrastructure considerations for the site, including an existing city-owned spine road that runs from John Pitts Road north toward the port, existing water and sewer infrastructure in that right-of-way, and planned regional projects (including the Gulf Coast Parkway/Tram Road alignment) that the applicant said would provide future access. "We are not here to ask for a development today," Greer said. "What we want to do is zone it and continue to develop plans and coordinate with the city and county." He said the owner has worked on entitlement matters for the property for more than 15 years.
Board members asked about timing and sequencing of road improvements and whether specific mitigation would be required; staff responded that more detailed transportation analysis and mitigation commitments would be provided at the development-order stage as each phase advances.
The board made a motion to approve the PUD; the motion passed 5-0.
The approval establishes the zoning framework for later discretionary steps: future development orders, plats, and infrastructure permits will still be required for each phase and must meet conditions in the approved PUD and applicable city and county regulations.
