As Titusville continues to grow as the “Gateway to Nature and Space”, local officials are facing tough decisions balancing new development with the preservation of our natural resources.

On the agenda for the Planning and Zoning Commission meeting on May 20, 2026, is a major waterfront proposal that has City Staff raising several red flags.

Here is a breakdown of the key city issues on the table and how they might impact your neighborhood.

The River Palms II Controversy The most significant item up for debate is Conditional Use Permit (CUP) No. 6-2025, a project known as “River Palms II”. A developer is requesting permission to construct two three-story office and medical buildings on the east side of South Washington Avenue (U.S. Highway 1), just south of Riverside Drive.

While new medical and office space might sound routine, the controversy lies in the location. To fit the buildings, a parking lot, and drainage retention areas onto the property, the developer is asking the City for permission to alter the shoreline of the Indian River Lagoon by adding fill and constructing a rock revetment.

City Staff has reviewed the proposal and is recommending that the Commission find it inconsistent with Titusville’s comprehensive plan. Here is why Staff is pushing back:

• Protecting the Lagoon: The City’s Future Land Use Element strictly dictates that submerged lands in the Indian River Lagoon cannot be used to increase land use density or intensity.
• Missing Environmental Studies: The application currently lacks the necessary environmental studies to prove the shoreline alteration won’t harm water quality, marine grassbeds, coastal marshes, or endangered species.
• Flood Risks: The property is situated in a known floodplain. Under the Peril of Flood Act, new developments must be managed to reduce coastal flood risks, yet the developer hasn’t provided information to justify altering the shoreline in this vulnerable area.
• A Parking Shortage: The site plan only proposes 118 parking spaces, which falls short of the estimated 148 spaces required by City code for a combined medical and office facility. A required traffic study is also missing.

Staff’s Proposed Solution Rather than filling in the lagoon, the Planning Department suggests the developer reduce the scale of the project so that it fits within the existing land boundaries. If shoreline stabilization is absolutely necessary, Staff prefers the implementation of a “living shoreline”—using native plants, sand, and organic materials to mimic natural coastal processes—instead of building a rock wall.

Streamlining City Zoning Rules In other city business, the Commission is also working to clear up local building codes. Following a discussion at their May 6 meeting, the Commission voted to recommend removing “density” regulations from individual zoning districts. Moving forward, the City wants to allow the Comprehensive Plan to serve as the sole regulator for building density, a move designed to eliminate confusion for both residents and developers.

Additionally, the Commission demonstrated a commitment to transparency during a recent Right-of-Way vacation request for Avenida Real. Member Larry Graham, who owned the adjacent property, officially recused himself from the vote to avoid any conflict of interest, ensuring a fair public process.

Make Your Voice Heard These decisions will shape the look, feel, and environmental health of Titusville’s waterfront. The Planning and Zoning Commission will meet on May 20, 2026, at 6:00 PM in the Council Chamber at City Hall. If you wish to speak in favor of, in opposition to, or simply make a public comment regarding the River Palms II development, you can fill out an Oath Card at the entrance of the chamber.

View the Full Agenda Pack and Watch the Meeting on YouTube below: