Board unanimously recommends approval of 47‑unit North Federal townhouse condominium to city commission

The Planning & Zoning Advisory Board voted unanimously on May 18 to recommend the City Commission approve a 47‑unit townhouse condominium development on North Federal Highway, subject to staff conditions and resolution of outstanding technical items.

Susie Rodriguez, senior planner, said the project spans roughly 4.39 acres and proposes two‑ and three‑story townhouse buildings organized around an internal drive and a central amenity area. The developer is seeking five waivers (including a reduction in internal drive‑aisle width from 24 to 22 feet, reduced landscape buffers between driveways, and relief from the required 4‑foot townhouse offset) and an internal adjustment to reduce building separation in a few locations to achieve a neo‑traditional, compact layout.

Applicant representatives described dual access lanes (resident and visitor), a right‑of‑way dedication to provide a right‑turn lane into the site, and an internal design intended to transition to adjacent single‑family neighborhoods. Staff noted the application provides 199 parking spaces where 112 are required and estimated the development will generate about 324 daily trips. Rodriguez flagged outstanding items in the staff report — notably photometric plans, rooftop equipment screening, and consistency between narrative and site plan — that must be resolved before commission action or site plan certification.

Public comment at the hearing was generally supportive. Chester Snavely, president of the adjacent Plasa Sole homeowners association, said the applicant worked closely with neighbors and that the neighborhood now supports the proposal. Other speakers cited the site’s long vacancy and said residential redevelopment is preferable to other commercial uses previously proposed.

Board discussion focused on the waivers and technical questions: whether a 22‑foot drive aisle provides safe two‑way circulation and emergency access, the implications of reducing separation between buildings, and the adequacy of landscape buffering and trash/recycling collection. The applicant said the design had been reviewed by Waste Management and the city engineer and that adjustments to the entrance and internal drive widths address maneuverability concerns.

After deliberation the board voted to recommend approval to the City Commission, finding the project supports redevelopment goals for North Federal while directing staff to ensure the outstanding technical items are addressed prior to certification or permitting.