Development:
Planning Board to Take Up Rezoning for Outlying Fields in Beulah
Staff says the changes are consistent with the county’s plans, and three state agencies raised no objections.
Tomorrow, the Escambia County Planning Board will hold two meetings to consider the rezoning and land use changes for the Outlying Fields project, to be built on the former Navy Outlying Landing Field 8 in the Beulah community next to the Navy Federal Credit Union campus.
- Rezoning hearing: 8:30 a.m. at the Escambia County Central Office Complex, 3363 West Park Place, Room 104. See agenda.
- Regular meeting: Immediately following the rezoning hearing. See agenda.
The changes would rezone the seven districts in the original DPZ plan (Z1, High Intensity Mixed-Use; Z2, Medium Intensity Mixed-Use; Z3, Commerce District; Z4, Light Industrial District; Z5, General Intensity Mixed-Use; Z6, Low Intensity Residential; and CZ, Civic Zone District) to ETI, Employment, Technology and Innovation; CMR, Commerce and Service; TC, Town Center; COM, Community and Civic; RES, Residential; and MDR, Medium Density Residential.
Staff Findings
Consistent with the comp plan. County staff found the proposed zoning changes to be “consistent with the Mixed-Use Urban (MU-U) Future Land Use (FLU) category as established in CPP FLU 1.3.1 of the Escambia County Comprehensive Plan 2030.”
“The proposed zoning districts are intended to allocate appropriate uses to each zoning district. Zoning districts are generally more flexible on use, so long as the use fits within the permitted form of the building. Non-desirable or inappropriate uses are prohibited.”
Consistent with the land development code. Staff found: “The proposed amendment to the Proposed OLF Plan zoning designations is consistent with the Land Development Code (LDC) regarding allowable uses and densities.”
- The amendment to the Medium Density Residential (MDR) district is also consistent with the intent and purpose of the Land Development Code.
- The proposed amendment is also compatible with the existing land uses in the surrounding area.
Read a href=”https://ricksblog.biz/wp-content/uploads/2026/10/zoning.pdf”>Staff Findings.
No State Objections
Three state agencies reviewed the plans and had no objection. FloridaCommerce had no comment, the Department of Environmental Protection (DEP) found no adverse impacts to state resources, and the Florida Department of Transportation (FDOT) found no adverse impacts to state roads. FDOT’s finding, though, comes with caveats in its own letter.
- DEP: Its Office of Intergovernmental Programs reviewed the package for impacts to air and water pollution, wetlands and surface waters, state and federal lands (parks, greenways, trails, conservation easements), solid waste, and water and wastewater treatment. It found no provision that would adversely affect state resources within its jurisdiction.
- FDOT: Jared Kirkland, FDOT District 3 planning supervisor, said the new plan keeps the same maximum density and intensity as MU-U and isn’t expected to raise the parcel’s trip generation.
- FloridaCommerce: Yazmin Valdez, bureau chief of Community Planning and Growth, wrote to Chair Ashlee Hofberger that Commerce has no comment. The letter included the procedures for adopting and transmitting the comprehensive plan amendment.
Check out the 601-page Working Case File.
No Real Surprises
Developer Chad Henderson used a Jan. 29 town hall, hosted by District 1 Commissioner Steve Stroberger, to lay out how the 540-acre Outlying Fields property in Beulah was taking shape. Read Inweekly article.
Land under county control. Henderson discussed an amendment to the sales agreement that would put roughly 165 acres under County control. The Board of County Commissioners approved the change in March.
The ETI district. He also discussed the rezoning of the site. Working with his development group and the FloridaWest Economic Development Alliance, the County would oversee that land as the Employment, Technology and Innovation District. The ETI district would target aerospace, cybersecurity, marine innovation, clean manufacturing, and medical technology employers.
Housing moves. Henderson said the residential layout would shift from the original DPZ master plan. Rather than sitting in the middle of the property, most housing will now be in the northwest corner, which he said creates a better transition and buffer along Frank Reeder Road. He projected 1,000 to 1,500 units, a mix of townhomes and multi-family homes meant to serve every stage of life, with parking placed behind the properties.
Commerce and Services. The district along Nine Mile Road would feature traditional retail and restaurants plus 23 acres for health-related facilities, from outpatient services to freestanding emergency rooms.
Community District. It would feature trails, ponds and open space. Because the site drops 60 to 70 feet from northeast to southwest, Henderson proposed a large watershed lake, dubbed Angel Lake, in place of fenced stormwater ponds.
Visit outlyingfields.com to learn about the project.