Brooksville council OKs first reading to rezone 6.2 acres for 80-unit senior apartments, caps height at 45 feet

Brooksville City Council approved on first reading a rezoning request for about 6.2 acres north of Doctor Martin Luther King Jr. Boulevard and west of Hale Avenue, authorizing an 80‑unit senior apartment project after the council added conditions limiting the building’s height to 45 feet and restricting occupancy to 62‑and‑older residents.

The vote was unanimous, 5–0, at the council’s regular meeting. The ordinance, listed on the agenda as Ordinance 999, would change the property’s zoning from R‑3 (multifamily) to PDPMF (planned development, project multifamily). A second and final reading is scheduled for Oct. 6.

Council members and staff said the project would redevelop a long‑vacant apartment site the city has identified for improvement. “We urge you to please approve it consistent with staff’s recommendation,” said Daryl Johnston, who spoke for the Brooksville Housing Authority and the project developer. City staff and the planning commission recommended approval.

The applicant presented a conceptual site plan showing a four‑story building; early materials described a conceptual maximum of roughly 106–108 units, but the developer said the specific funding application and proposal before the council is for 80 units. The council amendment at first reading formalized three limits: a 45‑foot height cap, a requirement that the project be senior housing (age 62+), and a cap of 80 units.

City Community Development Director David Hainley told the council that utilities are available to the site and that two access drives are required for fire protection. “The building is sited back off of MLK,” Hainley said during the presentation, noting the property’s topography and a force main that limits how far the building can be set back.

Developers said they are pursuing state housing financing tied to age‑restricted occupancy. “Once you get 62 and over, non‑ALF, you cannot change that,” said Rick Krogan, a developer working with the project, referring to the Florida Housing Finance Corporation application the team filed; he said that the extended‑use agreement that accompanies such funding would bind the property to senior occupancy for the agreement’s term.

Residents and advocates spoke at the hearing. Cliff Manuel, a longtime member of the Brooksville Housing Authority board, urged the council to approve the project and suggested a 45‑foot limit: “If we could leave here today with a height restriction of 45 feet … I think we can still do a 4‑story building, still meet your height requirements.” Ivy Cordell, who lives on the nearby hill, said she supported redevelopment but raised concerns about slope and drainage, calling the site “a tight spot … a very steep Hill.” Connie Green, president of a local redevelopment advisory committee, said the project would address a shortage of affordable senior housing in South Brooksville.

Council discussion focused on compatibility with nearby residences, tree preservation and stormwater control, and whether a four‑story building was appropriate for the site. Several council members said they were open to senior housing but wanted a lower height in this location; the council’s adopted amendment set 45 feet as the height limit for this PDPMF approval.

The applicant and staff told the council they will provide more detailed engineering and elevation drawings before final reading. Project proponents said the single‑building design preserves trees on the parcel to the north and concentrates communal amenities — such as a community room and elevator access — in one structure, which they argued benefits older residents.

The council’s first‑reading approval carries conditions added during the meeting and directs staff to return the ordinance for second and final reading on Oct. 6 with any final ordinance language that specifies senior‑only occupancy, the 45‑foot height cap, and the 80‑unit limit. Staff also was instructed to include conceptual elevation drawings and confirm any required stormwater controls in the packet for the final hearing.

If approved on second reading, the project team said the property would be encumbered by state funding conditions associated with senior housing, and utilities and site work would move into permitting and engineering review. The developers noted the site’s slope and that a second building or a larger footprint would likely require additional tree removals and more extensive site work.

The council’s action reflects a balance between the city’s long‑standing desire to see the site redeveloped and residents’ concerns about scale, drainage and neighborhood compatibility. The ordinance and staff report — including the site plan and conditions — are available in the council’s agenda packet; the council will vote on final adoption at the Oct. 6 meeting.