Dana O'Connor
Key Points
- The Apopka City Commission approved the Paulucci Acres plan for 502 single-family homes on about 171.55 acres at West Ponkan and Vick roads.
- The reclaimed-water main extension permitting is expected by Q1 2027, with construction lasting about six months, to aid northern Apopka water pressure.
- Planned road upgrades include turn lanes and widening, but additional improvements may delay construction by 4 to 6 months and require financing decisions.
The Apopka City Commission on Wednesday approved a major development plan for 502 single-family homes in Paulucci Acres, advancing a portion of the 618-acre residential development amid questions about roadway improvements, construction timelines and reclaimed-water infrastructure.
The approval covers Pods 1A/B and 4, encompassing approximately 171.55 acres at the southeast corner of West Ponkan Road and Vick Road. Commissioners unanimously approved the plan following a discussion focused on how the development would affect surrounding roads and utilities.
“I wanted to clarify that with our engineer because I did tell you that a lot of our residents are concerned with the impact of the development on those two roads,” Vice Mayor Diane Velazquez said, referring to Vick and Ponkan roads.
Commissioner Yesenia Baron questioned the timing of a proposed 30-inch and 16-inch reclaimed-water main extension, along with roadway improvements intended to accommodate additional traffic.
Baron read from responses provided by developer representative Luke Classon, who said the reclaimed-water extension would require permitting through the city and Orange County. Although the work is not required under the development agreement, the developer has agreed to undertake its design and construction.
According to the developer’s projected timeline, permitting approval for the reclaimed-water extension is anticipated during the first quarter of 2027. Construction would follow and take approximately six months.
Mayor Nick Nesta said the extension would improve reclaimed-water pressure in northern Apopka while helping the city accommodate water received from neighboring agencies.
“This is going to help in a massive way,” Nesta said.
Planned improvements to Vick and West Ponkan roads include turn lanes, roadway widening and pedestrian facilities. However, city officials are considering whether additional work should be undertaken beyond the developer’s existing obligations, potentially through an agreement involving impact-fee credits.
Developer representative Luke Classon said undertaking additional roadway improvements beyond the developer’s existing obligations could affect construction schedules. City engineering staff estimated that redesigning the plans could add four to six months.
Nesta said the city must determine whether to pursue the additional improvements and how they would be financed.
“We need to make that decision sooner rather than later,” he said, adding that commissioners would discuss the matter further with staff.
City engineering staff said a roadway study indicated that widening beyond three lanes would not be required until 2045.
Proposed West Ponkan Road improvements include a roundabout, turn lanes, roadway widening, a 10-foot trail, street lighting and right-of-way dedication. Classon said the development agreement prohibits selling lots in the portion of Paulucci Acres directly connected to West Ponkan Road until the required road improvements are completed.
Wednesday’s approval follows months of city review. The Development Review Committee recommended approval Aug. 5, and the Planning Commission followed Sept. 22.
The larger Paulucci Acres project received final rezoning approval in January. It proposes 1,034 residential units, including 876 single-family homes and 158 townhomes, along with approximately 146 acres of parkland.
The development has faced repeated scrutiny over traffic and infrastructure. During earlier public hearings, residents questioned whether existing roads could accommodate the additional vehicles.
Most recently, the Development Review Committee on Sept. 30 recommended denial of a separate 59-home proposal for Pod 2, pending resolution of concerns involving lot widths, amenities, trail access and emergency vehicle access.
That proposal remains separate from the 502-home plan approved Wednesday.