Commission transmits 93.45‑acre future land‑use change for state review; staff says utilities and schools can be managed at development stage
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Summary
The commission voted to transmit a large‑scale future land‑use amendment covering four annexed parcels (about 93.45 acres) to the Florida Department of Commerce. Staff said the petitioner proposes single‑family development of roughly 365 homes, and final concurrency and school‑seat impacts will be determined at plat or site‑plan stages.
The Winter Haven City Commission on April 28 voted to transmit a large‑scale future‑land‑use amendment for four annexed parcels totaling about 93.45 acres to the Florida Department of Commerce for state review.
City staff said the application by Cassidy Land Development LLC requests assignment of the city’s Neighborhood‑Suburban future‑land‑use category and a companion R‑3 multifamily‑low‑density zoning district. The petitioner intends single‑family residential development; staff identified a planned density of about 3.87 units per acre and told the commission the developer’s proposal would yield roughly 365 single‑family homes.
City planning and public‑works staff presented infrastructure tables showing potable‑water, wastewater and transportation capacities and said, as a procedural matter, the transmittal sends the plan amendment to state agencies for review; it does not approve site plans, plats or construction. Staff noted potable water demand tied to this proposal was shown in the fact sheet as 91,224 gallons (figure shown in staff materials). Final concurrency determinations for water, wastewater and transportation will be made at the time of development approvals; for subdivisions that occurs at plat approval.
Staff also provided school‑seat estimates tied to the proposed 365 single‑family units: up to 75 elementary, 31 middle and 52 high‑school seats may be required. Staff emphasized those are estimates and that school concurrency and any adjacency rules are managed by the school board; the city transmits the land‑use amendment for state review and then will address concurrency at the development review stage.
Commissioners asked procedural questions about vesting and timelines. Planning staff said a residential site plan typically is valid for one year with an 18‑month extension available; a recorded plat vests indefinitely. Staff said the utility capacity numbers are current and will change if the Polk Regional Water Cooperative (PRWC) Southeast Wellfield project comes online in 2028 or if the city’s water‑use permit changes, which would increase available capacity.
The planning commission on April 1 recommended approval. No members of the public spoke for or against the ordinance at the local hearings reported in the staff presentation. The commission’s vote at this meeting was to transmit the land‑use amendment package to the Florida Department of Commerce; the companion zoning ordinance (O‑25‑16) will return for final city action after state review and comment.
