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Commission approves first reading of 4th Street Village PD amendment with reduced commercial cap and developer commitment
Summary
Commission approved first reading of Ordinance 2026‑06 amending the 4th Street Village planned development: commercial square footage cut to 73,516 sq ft, multifamily consolidated to one 190‑unit building, tree mitigation of 1,224 inches required and the developer proposed a binding commitment to complete at least 30,000 sq ft of commercial/dark shell before issuing a CO for multifamily.
On Oct. 28 the Town Commission approved first reading of Ordinance 2026‑06, a major amendment to the 4th Street Village planned development that reconfigures commercial placement, reduces commercial square footage and consolidates multifamily units.
Town staff and the developer described the revisions as consistent with the project's 2024 approval but adjusted to market demand: commercial/office square footage was reduced from an earlier allowance of roughly 150,000 sq ft to a new maximum of 73,516 sq ft, while the multifamily component remains at 190 units. Staff told commissioners the project must mitigate for 1,224 inches of trees removed; the mitigation approach and any deficit would be resolved during final engineering and landscaping review. "They're gonna need to mitigate for 1,224 inches of trees that will be replaced, that will be removed," a staff presenter said.
Engineers and the developer's traffic team also detailed access constraints. DOT driveway‑spacing rules limit where access to State Road 50 can be located; the developer said spacing and sight‑line constraints mean a second access point on SR‑50 cannot be added under current conditions. The developer said revised plans reduce trip generation by about 42% compared with the earlier DA estimates.
To address concerns about commercial delivery before residents move in, the developer proposed a DA condition requiring completion of at least 30,000 sq ft of commercial 'dark shell' construction (including a 10,000‑sq‑ft community event lawn/food‑hall concept) before a certificate of occupancy is issued for the multifamily building. The developer said proposed DA language was already sent to staff.
Residents voiced concerns about driveway stacking, potential congestion on 4th Street, construction staging and whether county‑maintained roads could be damaged by heavy construction equipment; the developer and staff said construction impacts and final access will be addressed through permitting, DOT coordination and the DA conditions returned at second reading.
The commission voted by voice to approve Ordinance 2026‑06 on first reading; the project will return for second reading on Nov. 10 with responses to the questions raised by commissioners and residents.
