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Planning commission backs rezoning of West Jefferson site; wastewater allocation could affect timeline
Summary
The commission recommended City Council approve Ordinance 979 to rezone about 14.97 acres on West Jefferson Street for residential development options (townhomes, multifamily, duplexes); staff and the applicant warned that a pending wastewater allocation system and a 60-day emergency moratorium could delay or limit build-out.
On June 12 the City of Brooksville Planning & Zoning Commission voted to recommend City Council approve Ordinance 979, a rezoning petition (RZ2024-03) for approximately 14.97 acres on the south side of West Jefferson Street, roughly 1,750 feet east of Cortez Boulevard. The petition was filed by Troy F. Carter on behalf of Oak Brook Argus Development LLC.
The applicant and staff described a range of development options the ordinance would allow: up to 180 conventional multifamily apartments, 180 townhomes, or 60 duplex units; the city’s comprehensive-plan designations could permit up to 269 units in theory, though staff and the applicant said realistic buildout would be far lower. The applicant said his current concept is about 42 townhomes and noted portions of the property are constrained by wetlands and floodplain, which will require FEMA-compliant mitigation and substantial stormwater work.
Troy Carter, the applicant, told commissioners he supports options that keep the project feasible for smaller local builders. "The 20% cap is really gonna... hurt small local businesses like myself," he said, arguing that the city’s turn-down or allocation rules for utilities could prevent incremental buildout that small developers rely on.
Staff outlined conditions included in the staff report and noted state and federal permitting obligations. The city’s staff also described a forthcoming wastewater allocation management system intended to manage limited sewer capacity. Staff said projects on the city’s management list will be asked to submit a five-year takedown plan and additional valuation information; the implementation date for the allocation process was described as tentatively pegged for Aug. 1. Staff warned that the system could affect project timing and that some projects may be placed on a management list pending allocation decisions.
Commissioners asked detailed questions about lot sizes, setbacks, traffic and FDOT permitting for access on a state road, and cross-access with neighboring parcels. The applicant said townhomes (his preferred product) would likely use inline units with a 1,600-square-foot footprint for unit runs and 10-foot distances between buildings, with up to eight units in a row.
After discussion the commission moved, seconded and recommended approval of Ordinance 979 with the 13 conditions recommended in the staff report; the motion carried on a voice vote with no opposing votes recorded. Staff said the measure will be heard by City Council on July 1 at 7:00 p.m. in the council chambers.
