Developers propose large Palucci Acres plan with 145‑acre city park; council accepts first reading
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Summary
A developer-backed master plan for roughly 618 acres would reduce historical entitlements, dedicate 200 acres to conservation and a 145‑acre passive city park, and build transportation and reclaimed-water infrastructure at developer cost. Council accepted the PD on first reading after public debate over traffic, schools, and habitat.
Developers presented a Planned Development (PD) rezoning for approximately 618 acres east of Vic Road and adjacent to Jason Dwelle Parkway on Jan. 7, proposing a mix of housing, limited commercial uses and significant open space commitments, including a 145.56‑acre passive city park and roughly 200 acres preserved as conservation.
Elisa Sowell, representing the applicant, summarized the project as a down‑zoning relative to long-standing entitlements: the plan reduces the potential dwelling units from previously entitled levels to about 1,034 units (876 single‑family detached and 158 townhomes), limits commercial uses through a negotiated permitted/prohibited‑uses list, and commits the developer to several major public improvements — including 30‑foot right‑of‑way dedications along Ponkan Road, a roundabout at a dangerous intersection, over four miles of public trails, and a reclaimed‑water main to improve system looping and pressure.
“Importantly, this is a down‑zoning,” the applicant said, noting that the proposal reduces units and commercial square footage compared with the property’s 1990s entitlements. Staff and outside consultants told the council they had reviewed traffic and infrastructure analyses and considered the developer commitments sufficient to address concurrency and service impacts during phased build‑out.
Residents testified on both sides. Supporters said the parkland and conservation commitments would be lasting community assets. Opponents raised concerns about school capacity, wildlife habitat (gopher tortoise habitat was explicitly cited), and traffic impacts on Vic and Ponkan roads. Joshua McMillan, a Bridlewood resident, urged the council to prioritize “sustainable and smart growth” and questioned whether Apopka needs large new housing projects while local schools are strained.
Council members noted constraints from prior entitlements and recent state law changes that limit the city’s ability to deny developments in some cases. After discussion the council voted to accept the PD master plan on first reading and scheduled a second reading; staff will return with the required agreements and technical conditions for the formal adoption vote.