Brooksville planning commission recommends rezoning for senior apartments near Martin Luther King Boulevard

BROOKSVILLE, Fla. — On Aug. 13, 2025, the City of Brooksville Planning and Zoning Commission voted unanimously to recommend that City Council approve Ordinance No. 999, a rezoning request to change about 6.28 acres on the northwest corner of Dr. Martin Luther King Jr. Boulevard and Hale Avenue from R-3 to PDP-MF (planned development project, multifamily) for a senior apartment development.

The rezoning, requested by Summit Villa Senior LLP for property owned by the Brooksville Housing Authority, would allow a multifamily development with up to 112 dwelling units at a density of 18 units per acre and a proposed maximum building height of 55 feet. The commission’s recommendation to approve the ordinance included the 14 conditions listed in staff’s report.

Applicant attorney Daryl Johnston said the project would replace existing, deteriorated single-story housing on the site with four buildings for residents 62 and older and that utilities and roadway capacity are available. “This proposal is consistent with surrounding area. It's consistent with historical use of the property, and it won't be adverse to the public interest,” Johnston said. Paul Manuel, the project engineer, was introduced as a licensed professional engineer on the record.

City staff told the commission the proposal complies with the comprehensive plan’s multifamily future land use designation and that the requested density matches the 18 units-per-acre allowance for the property. Steven Goldman of city staff said the project is compatible with recent multifamily approvals nearby and described mitigation steps intended to offset the increased building height, including enlarged setbacks: 50 feet along the southern boundary adjacent to Dr. Martin Luther King Jr. Boulevard and 75 feet along the eastern boundary at Hale Avenue. Staff recommended the commission find the rezoning compatible with surrounding uses and forward a recommendation of approval to City Council.

Commissioners and staff discussed how the senior designation will be protected. Rick Crogan explained the occupancy process for an age-restricted development: “The property's for 62 and over, and what we'll do is when they apply, number 1, we have to verify age, and then they have to verify income as well,” Crogan said, noting Florida Housing eligibility and income-verification requirements apply to tax-credit-funded projects. The applicant stated it has received an award from Florida Housing; staff told the commission that Florida Housing rules do not permit a project awarded as an elderly development to later convert to family housing.

The commission also addressed tree mitigation and landscaping. Staff said a tree mitigation plan will be required at the time of construction-plan submittal and that specimen live oaks 18 inches or greater will require City Council approval as part of the construction-review process. Staff noted that an adjacent apartment approval already requires a fence along the shared boundary and that no additional fence was required by this application.

One nearby property owner, Jason Herrera, who owns land across Dr. Martin Luther King Jr. Boulevard, came forward during public comment and said he did not oppose the project; he asked whether the commission would make a decision that night and was told the commission would forward a recommendation and that City Council will hear the rezoning on Sept. 15 at 7 p.m. in the same chambers.

After limited discussion among commissioners, a motion to recommend approval of Ordinance No. 999, with the conditions contained in the staff report, passed by voice vote. The commission chair announced the motion carried unanimously; the commission did not record individual roll-call votes in the public hearing transcript.

If City Council approves the rezoning on Sept. 15, the applicant will return later with construction plans, a tree mitigation and landscaping plan, and any site-specific reviews required before building permits may be issued.