Palm Bay, FL – The Palm Bay Planning and Zoning Board will consider two major residential developments at its July 1 meeting. Board members will evaluate a scaled-down housing project at the corner of Treeland Boulevard and San Filippo Drive, as well as a request by Lennar Homes to modify lot sizes and counts within the Emerald Lakes development.
The board, which functions as an advisory body to the City Council, will also conduct an internal discussion regarding the term limits and selection process for its leadership positions.
Scaled-Down Townhomes Proposed for San Filippo Corner
Under Case No. CP25-00004, Treeland Apartments, LLC is requesting a Small-Scale Comprehensive Plan Amendment for approximately 7.28 acres at the southeast corner of Treeland Boulevard SE and San Filippo Drive SE. The applicant wants to change the Future Land Use Map designation from Public/Semi-Public and Recreation and Open Space to High Density Residential. This change aligns the land use map with the existing RM-15 zoning on the property.
The current proposal, named Isla 2 Townhomes, outlines a 76-unit townhome community. This application replaces a prior 140-unit multifamily proposal (Case No. CP23-00018) that the City Council denied in December 2023. That denial was based on resident and council concerns regarding traffic congestion, local infrastructure capacity, and the overall scale of the development.
According to the staff report prepared by Assistant Growth Management Director Debbie Flynn, city staff recommends approval of the amendment. The reduction in density means Brevard Public Schools did not require a new preliminary school capacity determination, as the townhome plan generates fewer student impacts than the previously evaluated 140-unit multifamily project. Traffic mitigation plans include a southbound left-turn lane on San Filippo Drive SE.
Lennar Seeks Lot Revisions and Expansion in Emerald Lakes
In a separate public hearing, Lennar Homes (operating as DRP Solaris FL 2, LLC) is requesting a Final Development Plan Amendment for Emerald Lakes West Phase II under Case No. FD25-00002. The developer wants to increase the number of single-family residential lots by 11, moving from 233 approved lots to 244. This change will increase the total Phase II residential unit count to 2,192, which includes the single-family homes, 75 townhomes, and 1,873 multifamily units.
The amendment introduces a new 60-foot-wide single-family lot product and updates the project design guidelines and building restrictions. These updates cover setbacks, parking standards, landscaping, and streetlighting. Staff has recommended approval, noting that the overall density remains well below the maximum limit of 3,760 units allowed under the Emerald Lakes Regional Activity Center guidelines.
The proposed addition of 11 lots is estimated to generate about 10.9 additional PM peak-hour trips, which fits within the capacity limits analyzed in the original Traffic Impact Analysis. The developer must amend the city utility agreement to account for the 11 additional equivalent residential connections (ERCs) required for water and sewer service.
Review of Leadership Term Limits and Rules
The board will also discuss rules governing the terms and election process for the positions of Chair and Vice Chair. This discussion follows a motion made by Board Member Filiberto at the June 3 meeting, which passed unanimously. The board will review the frequency of elections, term lengths, and re-election eligibility rules.
No formal action will be taken on this item. If the board decides to recommend changes to the current by-laws, those recommendations will be forwarded to the City Council for final consideration.
This story is also published at news.thepalmbayer.com/news/palm-bay-planning-meeting-july-2026/ with additional inline visuals, related coverage links, and a video embed where available.
Sources
City of Palm Bay Planning and Zoning Board Agenda Packet, July 1, 2026.
Case No. CP25-00004 Staff Report, prepared by Debbie Flynn.
Case No. FD25-00002 Staff Report, prepared by Debbie Flynn.
City of Palm Bay Planning and Zoning Board By-Laws.
