Planning Board Regular Meeting June 2, 2026
Planning Board-Regular · 2026-06-02 · agenda_packet
This document details Escambia County Planning Board activities, including a public hearing on June 2, 2026, concerning a Future Land Use Map amendment (SSA-2026-07). The amendment proposes changing a 4.69-acre parcel located at 2399 Houston Avenue from Commercial (C) to Mixed-Use Urban (MU-U) to allow for residential development. The Planning Board reviewed and recommended this amendment to the Board of County Commissioners (BCC). The document also references past actions from April 7, 2026, and May 7, 2026, where similar Future Land Use Map amendments (SSA-2026-04, SSA-2026-05, SSA-2026-06) and rezoning cases (Z-2026-07, Z-2026-08, Z-2026-09) were recommended for approval by the Planning Board and subsequently approved by the BCC. Other rezoning cases (Z-2026-06, Z-2026-10, Z-2026-11) and a Variance Request (VRD-2026-01) are also mentioned with their respective actions and dates.
Agenda items
- 1. Housing
- Real Estate Development
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Drywall & Insulation
- Building & Industrial Supply
- Landscaping & Lawn Service
- Legal Services
- 1. Need and benefit. There is an identified land use need particular to the
- Real Estate Development
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Painting & Flooring
- Drywall & Insulation
- Roofing
- Windows, Doors & Glass
- Building & Industrial Supply
- Engineering & Architecture
- Landscaping & Lawn Service
- 1. Need and benefit. There is an identified land use need particular to the scope and
- 1. Staff Analysis
- 1. Summary of the proposed ordinance, including a statement of the public purpose, such
- 1. X Owner(s) Name, Home Address and Telephone Number. An
- 11. Scheduling of Future Meetings.
- 11. Scheduling of Future Meetings.
- 2. Estimate of direct economic impact of the proposed ordinance on private, for -profit
- 2. Future Land Use
- Real Estate Development
- Engineering & Architecture
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Carpentry & Cabinetry
- Roofing
- Painting & Flooring
- Building & Industrial Supply
- Title & Settlement Services
- Legal Services
- 2. Professional practices. The proposed amendment applies contemporary planning
- Engineering & Architecture
- Legal Services
- Real Estate Development
- General Contractor
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- 2. Working Case File
- 2. X Letter of request, including reason(s)for map amendment
- 3. A g ood faith estimate of the number of businesses likely to be impacted by the
- 3. Draft Ordinance - SSA-2026-07 - Legal Sign-Off
- 3. Infrastructure
- Utilities (Sub)
- Site Prep, Grading & Hardscape
- General Contractor
- 3. X Completed Application which includes (Notarized Affidavit of
- 4. Additional information, if any, which may inclu de the methodology used to derive the
- 4. Clean Ordinance - SSA-2026-07 - Legal Sign-Off
- 4. Protected Resources
- 4. X Proof of Ownership (Copy of Warranty Deed or Tax Notice)
- 5. Acceptance of Planning Board Meeting Packet.
- 5. Acceptance of Planning Board Meeting Packet.
- 5. Acceptance of Planning Board Meeting Packet.
- 5. Business Impact Estimate - SSA-2026-07 - Legal Sign-Off
- Real Estate Development
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Plumbing
- Roofing
- Painting & Flooring
- Drywall & Insulation
- Legal Services
- 5. X Street Map depicting general property Iocation
- 6. X Lega! Description of exact property area proposed for a
- Legal Services
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- Real Estate Development
- 7. Action/Discussion/Info Items.
- 7. Action/Discussion/Info Items.
- 7. X Land Use Map Amendment Apptication fee
- 8. X Complete Data and Analysis (See applicable page herein)
- Site Prep, Grading & Hardscape
- General Contractor
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Painting & Flooring
- Roofing
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- A. A Public Hearing Concerning the Review of an Ordinance Amending the Future Land Use
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Engineering & Architecture
- Real Estate Development
- Landscaping & Lawn Service
- A. A Public Hearing Concerning the Review of an Ordinance Amending the Future Land Use
- 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
- A. A. RECOMMENDATION: That the Planning Board review and approve the Meeting
- A. A. RECOMMENDATION: That the Planning Board review and approve the Meeting
- A. Need and Benefit.
- General Contractor
- Real Estate Development
- Engineering & Architecture
- Building & Industrial Supply
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Carpentry & Cabinetry
- Roofing
- Painting & Flooring
- Legal Services
- Appraisal & Inspection
- Landscaping & Lawn Service
- A. Traffic
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- A. Traffic ................................................................................................................................... 23
- A. Zoning
- Legal Services
- A. Zoning .................................................................................................................................... 6
- B. Comprehensive Plan Amendment........................................................................................ 7
- B. Planning Board Monthly Action Follow-up Report for March 2026.
- B. Planning Board Monthly Action Follow-up Report for May 2026.
- B. Planning Board Monthly Action Follow-up Report for May 2026.
- B. Professional Practices.
- Site Prep, Grading & Hardscape
- General Contractor
- Engineering & Architecture
- Real Estate Development
- Building & Industrial Supply
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Landscaping & Lawn Service
- B. Sanitary Sewer and Potable Water
- Utilities (Sub)
- General Contractor
- Site Prep, Grading & Hardscape
- Engineering & Architecture
- B. Sanitary Sewer and Potable Water .................................................................................... 23
- C. Existing FLUM ........................................................................................................................ 7
- C. FLUM Amendment Conditions.
- Site Prep, Grading & Hardscape
- General Contractor
- Engineering & Architecture
- Real Estate Development
- Building & Industrial Supply
- C. Planning Board 6-Month Outlook for April 2026.
- C. Planning Board 6-Month Outlook for June 2026.
- C. Planning Board 6-Month Outlook for June 2026.
- C. Wetland and Drainage
- Site Prep, Grading & Hardscape
- Utilities (Sub)
- Engineering & Architecture
- C. Wetland and Drainage ........................................................................................................ 23
- D. Consistency with the Land Development Code
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- Utilities (Sub)
- General Contractor
- Building & Industrial Supply
- Real Estate Development
- D. Proposed FLUM
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Plumbing
- Carpentry & Cabinetry
- Painting & Flooring
- Roofing
- Drywall & Insulation
- General Contractor
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- D. Proposed FLUM ..................................................................................................................... 8
- D. Solid Waste
- D. Solid Waste .......................................................................................................................... 25
- E. Compatibility with Surrounding Development
- General Contractor
- Site Prep, Grading & Hardscape
- Engineering & Architecture
- Real Estate Development
- E. Parks, Recreation, and Open Space
- E. Parks, Recreation, and Open Space.................................................................................... 25
- E. Surrounding FLUM
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- E. Surrounding FLUM ................................................................................................................ 9
- F. Avoidance of Urban Sprawl
- Engineering & Architecture
- Real Estate Development
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- F. Current Conditions – Site Photography and Existing Surrounding Development
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- Real Estate Development
- F. Current Conditions – Site Photography and Existing Surrounding Development ............ 10
- F. Schools
- F. Schools ................................................................................................................................. 26
- G. Google Maps Image:
- G. Google Maps Image: ........................................................................................................... 16
- G. Historic and/or Archaeological Resources
- Site Prep, Grading & Hardscape
- General Contractor
- Engineering & Architecture
- G. Historic and/or Archaeological Resources ......................................................................... 26
- G. Other Applicable Comprehensive Plan Objectives and Policies
- Site Prep, Grading & Hardscape
- Electrical
- Plumbing
- HVAC & Climate Control
- Concrete & Masonry
- General Contractor
- Building & Industrial Supply
- Engineering & Architecture
- Utilities (Sub)
- I. A Public Hearing Concerning the Review of an Ordinance Amending the Future
- Engineering & Architecture
- Real Estate Development
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- I. A. RECOMMENDATION: That the Planning Board review and approve the Meeting
- I. Application Narrative
- Real Estate Development
- Site Prep, Grading & Hardscape
- General Contractor
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Plumbing
- Carpentry & Cabinetry
- Roofing
- Painting & Flooring
- Drywall & Insulation
- Building & Industrial Supply
- Engineering & Architecture
- Landscaping & Lawn Service
- I. Application Narrative ................................................................................................................... 3
- II. A Public Hearing Concerning the Review of an Ordinance Amending the Future
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- II. Supporting Goals, Objectives, Policies and Regulations
- Real Estate Development
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- II. Supporting Goals, Objectives, Policies and Regulations........................................................... 17
- III. A Public Hearing Concerning the Review of an Ordinance Amending the Future
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- Real Estate Development
- III. Environmental
- Site Prep, Grading & Hardscape
- Utilities (Sub)
- Engineering & Architecture
- Building & Industrial Supply
- General Contractor
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Painting & Flooring
- Roofing
- Drywall & Insulation
- Landscaping & Lawn Service
- III. Environmental ............................................................................................................................ 17
- IV. Compatibility to Existing Uses
- IV. Compatibility to Existing Uses ................................................................................................... 22
- U) category. The MU-U category is Intended for an intense mix of residential and non-residential
- General Contractor
- Real Estate Development
- Engineering & Architecture
- Building & Industrial Supply
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Roofing
- Painting & Flooring
- Landscaping & Lawn Service
- V. Consistency with the Comprehensive Plan
- Real Estate Development
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Plumbing
- Carpentry & Cabinetry
- Roofing
- Painting & Flooring
- Drywall & Insulation
- Building & Industrial Supply
- Engineering & Architecture
- Landscaping & Lawn Service
- V. Consistency with the Comprehensive Plan ............................................................................... 22
- VI. Land Development Code Articles and Comprehensive Plan Policies
- VI. Land Development Code Articles and Comprehensive Plan Policies ....................................... 27
- VII. Conclusion
- Real Estate Development
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Plumbing
- Carpentry & Cabinetry
- Painting & Flooring
- Roofing
- Drywall & Insulation
- Building & Industrial Supply
- Legal Services
- VII. Conclusion .................................................................................................................................. 32
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Roofing
- Painting & Flooring
- Drywall & Insulation
- Windows, Doors & Glass
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- a) Estimate of direct compliance costs that businesses may reasonably incur:
- a) Residential 70% to 85%
- a) Residential 8% to 25%
- Real Estate Development
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Carpentry & Cabinetry
- Electrical
- Plumbing
- HVAC & Climate Control
- Roofing
- Painting & Flooring
- Drywall & Insulation
- Building & Industrial Supply
- Engineering & Architecture
- Landscaping & Lawn Service
- Residential Brokerage
- a. Development orders and development permits, as those terms are defined in
- a. General amendment conditions. All amendments to the Comprehensive Plan
- a. Potable Water.
- a. Wellheads.
- Engineering & Architecture
- Business Consulting
- Government Authority
- b) Any new charge or fee imposed on businesses or for which businesses will be
- b) Public/Rec/Inst. 10% to 25%
- b) Public/Rec/Inst. 5% to 20%
- b. Comprehensive plan amendments and land development regulation
- Legal Services
- Engineering & Architecture
- Real Estate Development
- General Contractor
- Site Prep, Grading & Hardscape
- b. FLUM amendment conditions. In addition to the general amendment
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- Real Estate Development
- b. Historically Significant Sites.
- Engineering & Architecture
- Business Consulting
- Government Authority
- b. Sanitary Sewer.
- Utilities (Sub)
- General Contractor
- Plumbing
- Engineering & Architecture
- Legal Services
- c) Estimate of the C ounty’s regulatory costs, including estimated revenues from
- c) Non-Residential 5% to 10%
- c) Non-Residential:
- Site Prep, Grading & Hardscape
- General Contractor
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Plumbing
- Painting & Flooring
- Drywall & Insulation
- Roofing
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- c. Sections 190.005 and 190.046, Florida Statutes, regarding community
- c. Solid Waste Disposal.
- Utilities (Sub)
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- Waste Management
- Government Authority
- c. Wetlands and Habitat.
- Engineering & Architecture
- Business Consulting
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- d. Section 553.73, Florida Statutes, relating to the Florida Building Code; or
- d. Stormwater Management.
- Site Prep, Grading & Hardscape
- Engineering & Architecture
- e. Section 633.202, Florida Statutes, relating to the Florida Fire Prevention Code.
- e. Transportation and Mobility.
- Engineering & Architecture
- Real Estate Development
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- g. Floodplain areas defined on the FEMA Flood Insurance Rate Map (FIRM) as areas of special
- Legal Services
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- Real Estate Development
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