St. Cloud City Council Ordinances 2026-40, 2026-41 and 2026-42: Hickory PID Annexation and Industrial Rezoning on November 12

The St. Cloud City Council will hold final public hearings on three ordinances for the Hickory PID on Thursday, November 12, 2026, at 6:30 p.m. Ordinance No. 2026-41 would annex about 11.91 acres from unincorporated Osceola County into the city. Ordinance No. 2026-42 would give those acres an Employment future land use. Ordinance No. 2026-40 would apply "I-3" Industrial Park District zoning to the full 15.38 acre site. The land is northeast of Jan Lan Boulevard, south of Hamlin Avenue and west of Hickory Tree Road. Staff and the City Manager recommend approval. The Council has not taken final action.

Where the Items Fall on the Agenda

The three ordinances are items 2, 3 and 4 under Public Hearings on the Council's regular meeting agenda. Item 2 is Ordinance No. 2026-41, Project ANX26-00004. Item 3 is Ordinance No. 2026-42, Project CPA26-00004. Item 4 is Ordinance No. 2026-40, Project PUD26-00003. The agenda lists the rezoning as a quasi-judicial proceeding.

The staff reports name Brent Spain of Theriaque & Spain as the applicant and agent. They name Randy and Rebecca Wright as the owners.

The Property

The staff reports describe five parcels totaling about 15.38 acres. Two parcels are already in the city. They are Lot 1 and Tract A of Hickory Place Industrial Park. They already carry "I-3" zoning and an Employment future land use. The other three parcels total about 11.91 acres and are in unincorporated Osceola County. The county shows them as Low Density Residential on its Future Land Use Map, with "AC" Agriculture and Conservation zoning.

The rezoning staff report states that no new development has been proposed with this application. It states that Hickory Tree Industrial, LLC currently operates on parcels 1, 2 and 3. Development on the vacant parcels 4 and 5 would need a Site Development Plan.

What Each Ordinance Would Do

Ordinance No. 2026-41 would annex the three county parcels under the voluntary annexation provisions of section 171.044, Florida Statutes. The staff report finds the land contiguous to the city limits and reasonably compact. It also states that the parcels are inside the Joint Planning Area under a 2014 interlocal agreement between Osceola County and the city.

Ordinance No. 2026-42 would change the future land use of the three parcels from Low Density Residential (County) to Employment (City). Staff cites Policy F.1.3.8 of the Future Land Use Element. Staff states that the policy supports Industrial Park Planned Unit Developments in Employment areas.

Ordinance No. 2026-40 would place all five parcels in the "I-3" Industrial Park District. The rezoning staff report states that "I-3" is a type of industrial PUD meant for negotiated industrial development. It states that the application includes all parcels so the district and its standards apply to the whole site.

The 2025 Settlement Behind the Request

The staff reports tie all three ordinances to Resolution No. 2025-045R. The Council passed that resolution on March 13, 2025. It approved a settlement with Hickory Tree Industrial, LLC and Hickory Place Industrial Park Property Owners Association, Inc.

The settlement recitals give the history. In August 2021, Hickory applied to change the land use and zoning of the two city parcels to allow a mobile concrete crushing facility on Parcel 1. The Council denied those applications on November 9, 2023. Hickory then filed a request for relief under section 70.51, Florida Statutes, the Florida Land Use and Environmental Dispute Resolution Act. A special magistrate held an evidentiary hearing on January 28, 2025, and issued a recommendation on February 5, 2025.

Under the settlement, the two city parcels would be rezoned to "I-3" with a set list of permitted uses. Concrete recycling, crushing or processing would not be allowed. The settlement also required the crusher on Parcel 1 to stop operating and be removed or relocated within a set time.

Paragraph 2.D of the settlement covers the three county parcels. It states that if the owners filed a petition to annex them within one year, the city would consider an Industrial future land use and "I-3" zoning for them at the same time. Section 70.51(21)(b) allows a local government to modify a special magistrate's recommendation and carry it out by agreement or other method.

Development Standards in Ordinance No. 2026-40

The draft ordinance sets these standards for the site.

1. Minimum site area of 43,560 square feet, with lots at least 150 feet wide and 100 feet deep.

2. Maximum lot coverage of 50 percent and maximum impervious coverage of 80 percent.

3. Maximum intensity of 1.0 floor area ratio.

4. Setbacks of 35 feet in front, 15 feet on the sides and 25 feet in the rear.

5. A minimum distance of 30 feet from the property line to the building site next to residential zoning.

6. No height limit, except for buildings within 300 feet of a residential district.

The ordinance lists the permitted uses. They include warehousing, light manufacturing, cold storage, contractor offices, automotive and truck repair, equipment rental and sales, indoor mini warehouses and data processing centers. Manufacturing must be indoors in a fully enclosed building. Concrete recycling, crushing or processing and outside storage of that material are expressly prohibited. All uses not listed are prohibited. Any rule the ordinance does not address follows the city's "I-2" Industrial 2 standards.

Staff and Planning Commission Review

The Planning Commission reviewed all three requests on September 15, 2026. It voted 4 to 1 to recommend approval of each, with Alexander voting no. On the rezoning, the Commission added a recommendation. It asked that the existing natural buffer be kept at the time of any development, with any new plantings added to it.

Staff found that the rezoning should not adversely affect living conditions or traffic. Staff states that a Traffic Impact Analysis will be required with any Site Development Plan. Under the settlement, the City Council must give final approval to any Site Development Plan. The rezoning staff report states that the site has access to Hickory Tree Road, which connects to E Irlo Bronson Memorial Highway. It states that a review by Public Works and Toho Water Authority will happen at the site plan stage.

The staff reports state that notice was mailed to owners within 300 feet. They state that staff had received no public comments when the reports were sent out.

What Has Happened So Far

The Council approved the first reading of all three ordinances on October 8, 2026. Each vote was 4 to 0. The rezoning staff report notes that Council Member Fletcher was absent. The staff reports list November 12, 2026 as final action. The rezoning ordinance states that it takes effect as provided by law.

How to Take Part

The agenda states that each speaker gets 3 minutes to address the Council unless the Mayor extends the time. Anyone who plans to appeal a Council decision may need to make sure a verbatim record of the hearing is made.

The St. Cloud City Council will hear Ordinance Nos. 2026-41, 2026-42 and 2026-40 at 6:30 p.m. on Thursday, November 12, 2026, in the Council Chambers at City Hall, 1300 9th Street, St. Cloud.