Commission approves comprehensive plan amendment and rezoning for 46.21± acres near Thompson Nursery Road
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Summary
The commission approved O‑25‑36 and O‑25‑37 to change future land use and rezone roughly 46.21 acres at Thompson Nursery Road and Cunningham Road from PUD/residential to neighborhood‑support future land use and C‑3 commercial zoning; staff cited proximity to nearly 1,800 Villa Mar homes and sufficient infrastructure capacity, while neighbors raised traffic, flooding and compatibility concerns.
The Winter Haven City Commission adopted a comprehensive‑plan amendment and companion rezoning on Dec. 8 that change approximately 46.21 acres near the northeast corner of Thompson Nursery Road and Cunningham Road from planned unit development/neighborhood‑suburban use to neighborhood‑support future land use and Commercial‑Highway (C‑3) zoning.
City staff said the change aligns with the city’s 2035 comprehensive plan objective to concentrate commercial uses at key intersections and noted the site’s proximity to nearly 1,800 existing dwelling units in Villa Mar plus more than 1,000 nearby units. Staff told the commission there is sufficient public infrastructure to support the maximum theoretical development under C‑3 and that the planning commission recommended approval at its Nov. 3 meeting.
Residents at the public hearing raised concerns about stormwater, wetlands and traffic. Ken Henry, who represents a regional community council that includes Terra Nova residents, said neighbors feel ignored and worry that a commercial node “plopped down right in the middle of a residential district” will increase flooding and traffic and harm neighborhood character. David Koszewski, the Terra Nova HOA president, described a historic overflow/swamp area and warned that raising the land for commercial uses could direct stormwater into homes.
Staff response: the applicant’s engineer, John Bandard of Wooden Associates Engineering, said the site was permitted previously for residential development and includes stormwater retention and 100‑year ponds and that any drainage and access changes would be reviewed through Swiftmud and Polk County permitting; city staff added that traffic impact analyses and county access permits would be required before any access to Thompson Nursery Road.
Zoning details: staff noted C‑3 zoning carries a 65‑foot height limit (roughly five to six stories). Commissioners observed they could vote against any particular project (for example, a six‑story building sited adjacent to single‑family homes) but cannot preclude future permitted uses administratively; such uses would require site plans and administrative approvals unless a different zoning change were requested.
Outcome: The commission approved O‑25‑36 (comprehensive plan amendment) and O‑25‑37 (rezoning) on second and final reading by voice vote. Staff recommended approval; the planning commission had earlier recommended the same.
