Planning Board Rezoning Meeting May 5, 2026
Planning Board-Rezoning · 2026-05-05 · agenda_packet
This document contains agenda items for the Escambia County Planning Board Rezoning Meeting on May 5, 2026. Two rezoning cases are detailed: Z-2026-10, involving 8.95 acres at 5200 Blk, 5203, and 5209 West Nine Mile Road, seeking to change zoning from Low Density Residential (LDR) to Commercial (Com), and Z-2026-11, concerning 15.59 acres at 1400 Blk N Highway 29, proposing a change from Low Density Mixed-Use (LDMU) to Commercial (Com). The document also includes minutes from the April 7, 2026, meeting, detailing recommendations and decisions on several other rezoning cases, including Z-2026-07, Z-2026-08, Z-2026-09 (all recommended for approval to the BCC), Z-2026-06 (recommended for denial to the BCC), and the continuation of Z-2026-10 and Z-2026-11 to the May 5th meeting. Public comment is not explicitly detailed for the May 5th agenda items, but the April 7th meeting minutes indicate no board members acknowledged site visits or ex parte communications for the cases discussed.
Agenda items
- 1. Compatibility between uses in different future land use categories,
- 1. Consistent with comprehensive plan.
- Site Prep, Grading & Hardscape
- General Contractor
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Legal Services
- Landscaping & Lawn Service
- 1. Consistent with comprehensive plan. ................................................................................ 26
- Legal Services
- Engineering & Architecture
- 10. Scheduling of Future Meetings.
- 11. Scheduling of Future Meetings.
- 11. Scheduling of Future Meetings.
- 2. Consistent with zoning district provisions.
- Site Prep, Grading & Hardscape
- General Contractor
- Engineering & Architecture
- Real Estate Development
- Building & Industrial Supply
- 2. Consistent with zoning district provisions. ........................................................................ 26
- 2. If the applicant has proposed mitigation measures, the local govern
- 3. A denial of an application on compatibility grounds must specify with
- 3. Compatible with surroundings.
- General Contractor
- Site Prep, Grading & Hardscape
- Real Estate Development
- Engineering & Architecture
- Building & Industrial Supply
- Landscaping & Lawn Service
- 3. Compatible with surroundings. .......................................................................................... 27
- 4. A local government’s approval of an application may include require
- 4. Acceptance of Planning Board Meeting Packet.
- 4. Appropriate if spot zoning.
- Legal Services
- Engineering & Architecture
- Real Estate Development
- General Contractor
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- 4. Appropriate if spot zoning. ................................................................................................. 28
- 5. Acceptance of Planning Board Meeting Packet.
- 5. Acceptance of Planning Board Meeting Packet.
- 5. Appropriate with changed or changing conditions.
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Plumbing
- Painting & Flooring
- Roofing
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- 5. Appropriate with changed or changing conditions. .......................................................... 29
- 6. Action/Discussion/Info Items.
- 6. Locational Criteria
- General Contractor
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- Engineering & Architecture
- Real Estate Development
- 7. Action/Discussion/Info Items.
- 7. Action/Discussion/Info Items.
- 9. County Attorney's Report.
- B. Planning Board Monthly Action Follow-up Report for April 2026.
- B. Planning Board Monthly Action Follow-up Report for April 2026.
- C. Planning Board 6-Month Outlook for May 2026.
- C. Planning Board 6-Month Outlook for May 2026.
- I. A. RECOMMENDATION: That the Planning Board review and approve the Meeting
- I. A. RECOMMENDATION: That the Planning Board review and approve the Meeting
- I. Application Narrative
- Site Prep, Grading & Hardscape
- General Contractor
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- Building Materials & Garden Supply
- Construction (Other)
- I. Application Narrative ................................................................................................................... 3
- Site Prep, Grading & Hardscape
- General Contractor
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Legal Services
- I. Case No.: Z-2026-07
- Real Estate Development
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- I. Case No.: Z-2026-10
- Site Prep, Grading & Hardscape
- General Contractor
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Accounting & Tax
- Legal Services
- Landscaping & Lawn Service
- I. That the Planning Board review and approve the Meeting Minutes of the March 3,
- II. Case No.: Z-2026-08
- Site Prep, Grading & Hardscape
- General Contractor
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- II. Rezoning
- General Contractor
- Site Prep, Grading & Hardscape
- Engineering & Architecture
- Real Estate Development
- Building & Industrial Supply
- II. Rezoning ..................................................................................................................................... 25
- General Contractor
- Site Prep, Grading & Hardscape
- Engineering & Architecture
- Real Estate Development
- Building & Industrial Supply
- III. Case No.: VRD-2026-01
- General Contractor
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- Signage & Printing
- III. Case No.: VRD-2026-01
- General Contractor
- Electrical
- Plumbing
- HVAC & Climate Control
- Painting & Flooring
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Legal Services
- Signage & Printing
- III. Case No.: Z-2026-09
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Painting & Flooring
- Roofing
- Drywall & Insulation
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Legal Services
- Landscaping & Lawn Service
- III. Recent Changes in Florida Law Governing Compatibility
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Building & Industrial Supply
- Engineering & Architecture
- Real Estate Development
- III. Recent Changes in Florida Law Governing Compatibility Determinations .............................. 30
- V. Case No.: Z-2026-10
- Site Prep, Grading & Hardscape
- General Contractor
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- VI. Case No.: Z-2026-11
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Plumbing
- Painting & Flooring
- Roofing
- Drywall & Insulation
- General Contractor
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Legal Services
- a) Residential 70% to 85%
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Carpentry & Cabinetry
- Electrical
- HVAC & Climate Control
- Plumbing
- Roofing
- Painting & Flooring
- Drywall & Insulation
- Windows, Doors & Glass
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- a) Residential 8% to 25%
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Building & Industrial Supply
- Engineering & Architecture
- Real Estate Development
- a. Agricultural food production primarily for personal consumption by the producer,
- a. Any Intrusion into a recorded subdivision is limited to a corner lot.
- a. Any intrusion into a recorded subdivision is limited to a corner lot.
- a. Bars and nightclubs.
- a. Billboard structures.
- a. Boat sales, new and used.
- a. Borrow pits and reclamation activities 20 acres minimum and (subject to local
- Site Prep, Grading & Hardscape
- Mining & Extraction
- Engineering & Architecture
- Real Estate Development
- a. Broadcast stations with satellite dishes and antennas, including towers.
- a. Campgrounds and recreational vehicle parks on lots five acres or larger.
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Plumbing
- Electrical
- General Contractor
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- a. Car washes, automatic or manual, full service or self-serve.
- a. Cemeteries, including family cemeteries.
- a. Front and rear. Fifteen feet in both front and rear.
- a. Group living not among the permitted uses of the district.
- a. Group living, excluding dormitories, fraternity and sorority houses, and residential
- Real Estate Development
- Engineering & Architecture
- General Contractor
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- a. Outdoor sales not among the permitted uses of the district.
- a. Printing, binding, lithography and publishing.
- a. Restaurants not among the permitted uses of the district.
- a. Single-family detached. Forty feet at the street right -of-way for single -family
- Real Estate Development
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Carpentry & Cabinetry
- Electrical
- Plumbing
- HVAC & Climate Control
- Roofing
- Painting & Flooring
- Windows, Doors & Glass
- Building & Industrial Supply
- Engineering & Architecture
- a. The parcel has not been rezoned by the landowner from the mixed -use,
- a. The parcel has not been rezoned by the landowner from the mixed-use,
- Real Estate Development
- General Contractor
- Site Prep, Grading & Hardscape
- Utilities (Sub)
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Building & Industrial Supply
- Engineering & Architecture
- Landscaping & Lawn Service
- b) Public/Rec/Inst. 10% to 25%
- b) Public/Rec/Inst. 5% to 20%
- b. A system of service roads or shared access is provided to the maximum
- b. A system of service roads or shared access is provided to the maximum extent made
- b. Automobile sales, used autos only, excluding parcels fronting on any of the
- Site Prep, Grading & Hardscape
- General Contractor
- Real Estate Development
- Engineering & Architecture
- b. Cemeteries, including family cemeteries.
- b. Child care facilities.
- b. Clubs, civic and fraternal.
- b. Golf courses, tennis centers, swimming pools and similar active outdoor
- Site Prep, Grading & Hardscape
- General Contractor
- Construction (Other)
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- Building & Industrial Supply
- Sports Facility
- b. Home occupations with nonresident employees.
- b. If the parcel is within a county redevelopment district, the use will be
- Site Prep, Grading & Hardscape
- General Contractor
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Plumbing
- Painting & Flooring
- Roofing
- Drywall & Insulation
- Building & Industrial Supply
- Engineering & Architecture
- Real Estate Development
- b. If the parcel is within a county redevelopment district, the use will be consistent
- General Contractor
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- Engineering & Architecture
- Real Estate Development
- Legal Services
- b. Indoor recreation or entertainment facilities, including movie theaters, bowling
- b. Manufactured (mobile) homes, including new or expanded manufactured home
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Carpentry & Cabinetry
- Roofing
- Drywall & Insulation
- Painting & Flooring
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- b. Microbreweries, microdistilleries, microwineries.
- General Contractor
- Site Prep, Grading & Hardscape
- Engineering & Architecture
- Real Estate Development
- Building & Industrial Supply
- b. Nurseries and garden centers, including adjoining outdoor storage or display of
- Nursery & Horticulture
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- Building Materials & Garden Supply
- Engineering & Architecture
- b. Outdoor storage if minor and customarily incidental to the allowed principal use,
- b. Outdoor storage not among the permitted uses of the district, including outdoor
- Site Prep, Grading & Hardscape
- Landscaping & Lawn Service
- Cleaning & Janitorial
- Legal Services
- Engineering & Architecture
- b. Service and repair of motor vehicles, small scale (gross floor area 6,000 square feet
- General Contractor
- Concrete & Masonry
- HVAC & Climate Control
- Plumbing
- Electrical
- Building & Industrial Supply
- Auto Repair & Service
- b. Sides. On each side of a single-family detached dwelling, ten feet or ten percent of
- General Contractor
- Site Prep, Grading & Hardscape
- Engineering & Architecture
- b. Wholesale warehousing with gross floor area 10,000 square feet or less per lot.
- General Contractor
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- c) Non-Residential 5% to 10%
- General Contractor
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- Engineering & Architecture
- Real Estate Development
- Appraisal & Inspection
- Landscaping & Lawn Service
- c) Non-Residential: Retail/Service 30% to 50%; Office 25% to 50%
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Engineering & Architecture
- Real Estate Development
- Building & Industrial Supply
- c. Adverse impacts to any adjoining residential uses are minimized by placing the
- General Contractor
- Site Prep, Grading & Hardscape
- Engineering & Architecture
- Real Estate Development
- c. Adverse impacts to any adjoining residential uses are minimized by placing the
- Site Prep, Grading & Hardscape
- General Contractor
- Engineering & Architecture
- Real Estate Development
- Legal Services
- Building & Industrial Supply
- c. Automobile rental limited to the same restrictions as used automobile sales.
- c. Cinerators.
- c. Community service facilities, including auditoriums, libraries, museums, and
- General Contractor
- Engineering & Architecture
- Building & Industrial Supply
- Landscaping & Lawn Service
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Plumbing
- Carpentry & Cabinetry
- Painting & Flooring
- Roofing
- Drywall & Insulation
- Legal Services
- Real Estate Development
- c. Hotels, motels and all other public lodging, including boarding and rooming houses.
- c. Marinas, private and commercial.
- c. Multi-family and other. Eighty feet at the street right -of-way for multi -family
- c. Parking garages and lots, commercial.
- c. Parks with permanent restrooms or outdoor event lighting.
- c. Self-storage facilities, including vehicle rental as an accessory use.
- c. Single-family dwellings (other than manufactured homes), detached or attached,
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Carpentry & Cabinetry
- Roofing
- Painting & Flooring
- Drywall & Insulation
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- c. Veterinary clinics.
- d. Educational facilities, including preschools, K—12, colleges, and vocational schools.
- d. Homeless shelters.
- d. Parks without permanent restrooms or outdoor event lighting.
- d. Personal services, including those of beauty shops, health clubs, pet groomers, dry
- d. Self-storage facilities, excluding vehicle rental.
- d. Structures of permitted uses exceeding the district structure height limit.
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Engineering & Architecture
- Real Estate Development
- Building & Industrial Supply
- d. Two-family and multifamily dwellings.
- d. Utility trailer, heavy truck (gross vehicle weight rating more than 8,500 lbs.), and
- e. Emergency service facilities, including law enforcement, firefighting, and medical
- e. Professional services, including those of realtors, bankers, accountants, engineers,
- f. Foster care facilities.
- f. Repair services, including appliance repair, furniture refinishing and upholstery,
- g. Funeral establishments.
- g. Restaurants and brewpubs, including on -premises consumption of alcoholic
- h. Hospitals.
- i. Offices for government agencies or public utilities.
- General Contractor
- Engineering & Architecture
- Electrical
- Plumbing
- HVAC & Climate Control
- Site Prep, Grading & Hardscape
- j. Places of worship.
- k. Public utility structures, including telecommunications towers, but excluding any
- l. Warehousing or maintenance facilities for government agencies or for public
- s. 576.011 may not be revoked by the local government if such activity is
- Legal Services
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Real Estate Development
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