TO: Board of County Commissioners
THROUGH: John A. Titkanich, Jr., County Administrator
PREPARED BY: Brandon C. Creagan, LEED Green Associate; Chief, Current Development
DATE: December 22, 2025
SUBJECT: D.R. Horton, Inc.’s Request for a Conceptual Planned Development (PD) Plan
Modification for Bluewater Bay PD [AA-24-08-69 / 2001080013-96692]
BACKGROUND
BSE Consultants, Inc., on behalf of DR Horton, Inc., is requesting a conceptual PD plan modification to a residential subdivision known as Bluewater Bay PD. Due to a legal challenge by an adjacent property owner, the previously proposed bridge connection from the project site to 90th Avenue (over the Lateral D canal) cannot be constructed and must be removed from the list of previously approved public benefits. To address this change, the applicant is proposing to substitute the previously approved bridge improvement with several new and/or additional public benefits to include, but not be limited to, pedestrian connections, intersection improvements, traffic signal improvements, turn lane improvements, and proportionate fair-share contributions. The project site is located at the northeast corner of 85th Street and 90th Avenue.
At its regular meeting of February 15, 2005, the Board of County Commissioners (BCC) granted PD special exception and conceptual PD plan approval for the Bluewater Bay PD. Preliminary PD plan/plat approval was also granted at that time. The approved PD plan provides for 379 residential units/lots on 141.97 acres, resulting in a density of 2.67 units per acre. The development commenced construction, but was not completed, and the preliminary PD approval expired, while the conceptual PD and the special exception approvals remain valid. The applicant is seeking a modification to the approved public benefits along with an added ingress and egress driveway connection to 85th Street (County Road 510) at the southern portion of the property across from Treasure Coast Elementary. The applicant is now requesting modifications to the project that require approval through a PZC public hearing process. Since previous public benefits were approved by the BCC, this item will also be required to be heard by the BCC at public hearing.
ANALYSIS
The applicant recently submitted an administrative approval (AA) application to modify the previously approved conceptual PD plan by removing the previously required bridge connection from the project site to 90th Avenue (over the Lateral D canal), and adding a 2nd driveway connection to 85th Street (CR 510) through an existing open space tract. Aside from this request, the applicant will be resubmitting a preliminary plat that once approved by staff will be heard by the PZC. No other changes to project design or PD waivers (setbacks, etc.) are being proposed. The current list of proposed public benefits are as follows:
1. CR 510 R/W dedication for future roadway realignment - Completed
2. Stormwater treatment and attenuation for the CR 510 r/w dedication and alignment - Permitting and Construction Completed
3. 30’ r/w dedication for future 86th Avenue - Completed
4. Bridge design to cross Lateral D - Partially Completed
Note: Bridge design plans will be given to the county so the bridge may be constructed in the future if the situation changes and a bridge connection is allowed.
5. Intersection Improvements at CR-510 and 86th Avenue, including:
a. Traffic signal
i. Foundations and mast arm design includes accommodation for future FDOT CR-510 realignment and intersection improvements.
b. Eastbound Left and Westbound Right turn lanes at the CR-510 and 86th Avenue intersection.
6. Pedestrian connection to Treasure Coast Elementary school
7. Cost participation (based on PFS) for the intersection improvements at CR-510 and 66th Avenue including
a. Northbound Left (dual) turn lane
b. Westbound Right turn lane
c. Optimized cycle length
In summary, these proposed changes were reviewed and accepted by the County’s Fire, Public Works (Drainage & Traffic), and Utility Departments. The public benefits have also been reviewed and determined to be acceptable to County staff. If approved, the subject plan will become the controlling conceptual PD plan for this project moving forward.
PREVIOUS BOARD ACTIONS
The Planning and Zoning Commission, at its regular meeting on December 11, 2025, unanimously recommended approval of the proposed request.
STAFF RECOMMENDATION
Staff recommends that the Board of County Commissioners grant final approval for the changes as proposed to the conceptual PD plan for the Bluewater Bay PD.