Planning Board Regular Meeting June 2, 2026
Planning Board-Regular · 2026-06-02 · minutes
The Escambia County Planning Board met on June 2, 2026. A public hearing was held regarding an amendment to the Future Land Use Map (SSA-2026-07). The proposed change involves a 4.69-acre parcel located in Section 13, Township 2S, Range 30W, Parcel Number 13-2S-30-2302-004-001, on Houston Avenue. The FLU category is proposed to change from Commercial (C) to Mixed-Use Urban (MU-U). The Board voted unanimously to recommend approval of this ordinance amendment to the Board of County Commissioners (BCC). The next meeting is scheduled for July 7, 2026.
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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