Planning commission recommends rezoning for senior apartment complex at MLK Jr. Boulevard and Hale Avenue

The City of Brooksville Planning and Zoning Commission on Aug. 13 voted unanimously to recommend that City Council approve Ordinance No. 999 (RZ‑2025‑03), rezoning approximately 6.28 acres owned by the Brooksville Housing Authority from R‑3 to a plan development (PDP‑MF) to allow construction of an age‑restricted multifamily senior housing project by Summit Villa Senior LLP.

The rezoning applies to parcels on the northwest corner of Doctor Martin Luther King Jr. Boulevard and Hale Avenue. The applicant and city staff said the site plan envisions up to four buildings, an initial phase of 80 one‑bedroom units with a future phase of up to 32 additional units (112 units total if built), four stories and a requested maximum height of 55 feet. The commission’s recommendation includes the 14 conditions listed in the staff report.

Why this matters: The property has been used historically for multifamily housing and has been described in the packet as blighted. City staff and the applicant said the proposed senior apartments would be consistent with surrounding multifamily development and the city comprehensive plan and argued the rezoning would return the site to residential use.

Applicant presentation and staff findings Daryl Johnston, attorney for Summit Villa Senior LLP, said the property consists of two parcels totaling about 6 acres and is adjacent to other multifamily projects. "This proposal is consistent with [the] surrounding area. It's consistent with historical use of the property, and it won't be adverse to the public interest," Johnston said. He described the plan as four buildings, one‑bedroom units, and noted water and sewer are available to the site.

City planner Steven Goldman told the commission the local comprehensive plan future‑land‑use designation allows up to 18 dwelling units per acre and that the petitioner’s density equals that maximum. Goldman said the applicant is proposing increased setbacks (50 feet along Martin Luther King Jr. Boulevard and 75 feet along Hale Avenue) to help mitigate the effect of the taller buildings; those setbacks exceed typical R‑3 setbacks of about 20 feet.

Age restriction, funding and consistency with prior approvals Staff and the applicant said the development is proposed for households 62 and older and that the applicant has applied with Florida Housing as an elderly development. Rick Crogan (who addressed verification and program rules) summarized the tenant‑eligibility process: "The property's for 62 and over, and what we'll do is when they apply, number one, we have to verify age, and then they have to verify income as well." A speaker later said an award from Florida Housing has already been received and that Florida Housing rules prevent changing an awarded elderly project to a family project after award.

Site issues and tree mitigation Commissioners asked about tree mitigation. City staff and the applicant said a formal tree mitigation and landscape plan will be required at time of construction plan submittal; specimen trees (for example, live oaks 18 inches or greater) would require City Council review if removal is proposed. Goldman added that buffering and screening conditions are included in the staff report; specific mitigation counts or payments will be determined during the construction‑plan and landscape review stage.

Public comment and next steps A nearby property owner, Jason Herrera, said he was not aware of the hearing date and had no opposition. The commission closed the public hearing and, after brief discussion, made a motion to recommend approval to City Council with staff’s conditions. The motion passed unanimously. The city clerk and staff noted the item will be heard by City Council on Sept. 15 at 7:00 p.m. in the same chambers.

Votes at a glance - Motion: Approve Ordinance No. 999 (RZ‑2025‑03) to rezone property from R‑3 to PDP‑MF and recommend City Council approval with the 14 enumerated staff conditions. - Outcome: Motion carried unanimously; commission recommended approval.

What remains to be decided: City Council will make the final decision on Sept. 15. If the project proceeds, tree mitigation, final construction plans, and any specimen‑tree review will be handled during subsequent permitting and council review stages.