Osceola County Community Development
Pre-Applicant Meeting: Tuesday, October 20, 2026 | 09:45 AM
On the Agenda, item #1, is a property directly adjacent to the wall on Riverdale Lane which a developer wants to turn into a food court/restaurant block. Please plan to attend either in person or online to voice your objection.
Some talking points for you to use, provided by resident Steve Golton:
This proposal is fundamentally inappropriate for the proposed location and would have a detrimental impact on the surrounding residential communities for several reasons.
1. Increased Traffic and Strain on Existing Infrastructure
ChampionsGate already experiences significant traffic congestion and an increasing strain on its road infrastructure. South Goodman Road has increasingly become a cut-through route for traffic traveling to and from I-4 across northwest Osceola County. Adding a multi-tenant food court and restaurant complex to this corridor would generate additional vehicle trips, further aggravating existing congestion and placing additional pressure on roads that are already struggling to accommodate current traffic volumes.
2. Adverse Impact on Nearby Residential Communities
The proposed development would introduce commercial activity into an area where residents should reasonably expect a residential environment. The resulting traffic, vehicle noise, cooking odors, lighting, and activity associated with multiple food-service businesses could negatively affect the privacy, comfort, and quality of life of nearby residents. These concerns are particularly significant given the proposed development's proximity to existing residential neighborhoods.
3. Inconsistent with the Established Development Pattern of ChampionsGate
ChampionsGate Village has accommodated restaurant and retail development in a measured and planned manner as the community has grown. Commercial activity has been concentrated along ChampionsGate Boulevard, where the existing development pattern and parking provision are designed to accommodate these uses.
Introducing a multi-tenant food court on South Goodman Road, adjacent to residential communities and in an area where there are no other retail or restaurant businesses, represents a departure from this established pattern of development. I question the planning rationale for introducing an isolated commercial complex into an otherwise residential setting when established commercial areas already exist within ChampionsGate.
Request for Consideration
I respectfully urge the Development Review Committee and Osceola County Planning Department to give serious consideration to the cumulative traffic impacts, compatibility with surrounding residential uses, and potential effects on residents' quality of life before making any recommendation on this application.
In particular, I ask the County to carefully evaluate the adequacy of the existing road infrastructure, the anticipated traffic generated by five food-service establishments, and the proposed measures for controlling noise, lighting, cooking odors, and other impacts on neighboring homes.
In my view, this proposal is poorly suited to the location and risks imposing additional burdens on an already congested area while undermining the residential character of the surrounding community. I therefore strongly oppose the proposal and urge the Committee to recommend that it be denied.
Please ensure that this objection is recorded as part of the public record for application PRDV26-114 and brought to the attention of the Development Review Committee.
Location: 1320 Goodman Rd.
Applicant: Caio Bueno/Bueno Partners
Parcel ID: 332527000001300000
Request:Proposed development of a permanent multi-tenant food court at 1320 S Goodman Rd, Davenport, FL, consisting of four small food-service units and one larger restaurant, using permanent steel-frame and/or modular structures. The project would include shared covered dining, restrooms, parking, landscaping, utilities, stormwater and waste/grease facilities. The Pre-Application Meeting is requested to confirm project feasibility, zoning, setbacks, parking, access, utilities and development requirements before purchasing the property.
