ITEM DESCRIPTION:
Title
1st Reading - Ordinance No. 2025-O-03: Request for a Small-Scale Comprehensive Plan Amendment Future Land Use Element from Volusia County Urban Medium Intensity to City of Edgewater Medium Density Residential for +0.40 acres located at 131 Poinciana Road (Parcel ID number 8413-04-00-3960).
Body
OWNER/APPLICANT:
Tyler Schmitz
LOCATION:
131 Poinciana Road
AREA:
+0.40 acres
PROPOSED USE:
Single-Family Residential
CURRENT USE:
Undeveloped
FLUM DESIGNATION:
Volusia County Urban Medium Intensity
PROPOSED FLUM DESIGNATION:
City of Edgewater Medium Density Residential
ZONING DISTRICT:
Volusia County R-4W (Proposed City of Edgewater R-3 Residential)
VOTING DISTRICT:
Council District 4, Councilperson Robert Wilkie
STAFF RECOMMENDATION:
Approval
PLANNING BOARD:
February 12th, 2025
CITY COUNCIL:
1st Reading March, 2nd Reading Tentative
Discussion:
The applicant is requesting a small-scale comprehensive plan amendment to the Future Land Use element from Volusia County Urban Medium Intensity to City of Edgewater Medium Density Residential for the subject property located on approximately 0.40 acres of undeveloped land east of US1, south of Godfrey Road as part of an overall annexation submittal. The property has a zoning designation of Volusia County R-4W Residential. The property is within the Interlocal Service Boundary Agreement area mutually adopted by Volusia County and is in a neighborhood that includes residences that are mixed with Volusia County and City of Edgewater jurisdictions. The areas to the north and south have residential Zoning Districts and Future Land Uses, while the area to the west of US1 is encompassed by the Edgewater Lakes single family RPUD.
The applicant has concurrently submitted applicants for annexation into the City of Edgewater, and a rezoning from Volusia County R-4W Residential to City of Edgewater R-3 Residential. This process will bring the property into the City while ensuring the identical zoning and future land use as the surrounding properties in the neighborhood.
Figure 1: Location Map
Figure 2: Future Land Use Map Change
Land Use Compatibility:
The subject property is located in an area that has both unincorporated Volusia County parcels and sporadic, City of Edgewater parcels. The neighborhood is bordered to the east by the Indian River Lagoon, and to the north, couth, and west by land with residential zoning and future land uses.
The FLU of the surrounding area is heavily residential in character. This neighborhood represent and enclave of properties that retain Volusia County zoning and Future Land Uses, surrounded by property that has annexed into the City of Edgewater. Considering this, along with Table 1 of the surrounding FLU designations, the proposed land use
is consistent with the existing and future land use of the surrounding neighborhood.
Surrounding Area:
The adjacent land uses and zoning classifications for the adjacent parcels are illustrated in the following table. Existing uses shown below are not intended to be an all-inclusive list, but a general summary of types of uses near the subject property. The subject parcel is outlined in the aerial exhibit.
Table 1: Surrounding Area, FLU Designations, Zoning Designations
|
|
Current Land Use |
FLUM Designation |
Zoning District |
|
North |
Single Family Home |
Volusia County Urban Medium Density |
Volusia County R-4W |
|
East |
Single Family Home |
Volusia County Urban Medium Density |
Volusia County R-4W |
|
South |
Undeveloped |
Volusia County Urban Medium Density |
Volusia County R-4W |
|
West |
Single Family Home |
Volusia County Urban Medium Density |
Volusia County R-4W |
Table 2: Current and Proposed Future Land Uses - Density/Intensity
|
Current FLU |
Proposed FLU |
Net Change in FLU |
Maximum Allowed under City of Edgewater Land Development Code |
|
County Urban Medium Intensity |
City Medium Density Residential |
|
|
|
Theoretical Maximum Density (units)/Intensity (sq. ft.) |
|
|
4-8 DU/Acre; 1-3 DU |
8 DU/Acre; 3 DU |
0 |
1 DU |
Comprehensive Plan Compatibility:
The proposed Medium Density Residential Future Land Use Designation is compatible with the existing Volusia County Future Land Use, the surrounding residential neighborhood, and the Comprehensive Plan. Specifically, the small-scale comprehensive plan complies with the following:
• Policy 1.5.1 - Inconsistent Land Uses
Proposed land use amendments, which are inconsistent with the character of the community or inconsistent with adjacent future land uses shall not be approved by the City, unless the adjacent future land use can be shown to be inconsistent with the Comprehensive Plan.
Staff Response: Staff has determined that Medium Density Residential FLU designation is compatible and consistent with the adjacent neighborhood.
• Policy 1.4.1 - Limiting Development and the Utility Service Area.
The City will limit land development activities outside of the adopted Utility Service Area boundary to encourage infill and ensure the availability of services and facilities to accommodate development.
Staff Response: The subject property is located within the City of Edgewater’s ISBA and MSA. The subject property has the ability to connect to City utilities. The subject property is currently undeveloped.
• Policy 1.3.1 - Impact on Current LOS Services and Facilities
The City shall review all development and redevelopment proposals to determine their specific impacts on current Levels of Service (LOS) for all services and facilities addressed in this Comprehensive Plan.
Staff Response: Staff has reviewed the LOS for all services involved in amending this property with a FLU of Medium Density Residential and found it will not adversely affect the LOS standards in the Comprehensive Plan. Furthermore, it is directly adjacent with access to potable water and a main arterial road.
• Policy 1.2.1 - Prohibiting the Expansion of Non-Compatible Uses. The City shall
implement regulations prohibiting the expansion of non-compatible uses
within residential neighborhoods.
Staff Response: Changing the FLU from Volusia County Urban Medium Intensity to City of Edgewater Medium Density Residential is identical in nature and will ensure consistency with the character of adjacent neighborhood.
Public Facilities Adequacy:
The City of Edgewater has sufficient capacity to service the property with regards to water, wastewater, parks, and transportation while meeting the Level of Standard as outlined in the Comprehensive Plan. An adequate school capacity determination letter has been requested of the applicant. An adequate school capacity letter shall be provided to City Council prior to adoption. The subject property is serviced by the City of Edgewater for municipal water services. There is adequate capacity. The subject property shall be serviced by the City of Edgewater for municipal waste. There is adequate capacity. An evaluation of
Impact Analysis
In accordance with standard practice from the State Land Planning Agency (Florida Commerce) and other review agencies, an impact comparison analysis of the proposed amendment has been completed based upon the theoretical maximum development potential under the currently adopted future land use designations versus the proposed designation.
Table 2. Impact Analysis (Theoretical Max.)
|
Development Variable |
Current FLU |
Proposed FLU |
Proposed FLU with Site Specific Zoning |
Net Change |
|
|
Theoretical Maximums |
|
Residential Units |
3 |
3 |
1 |
-2 |
|
Population1 |
7.32 |
7.32 |
2.44 |
-4.88 |
|
Traffic Trips (PM Peak Hour)2 |
2.82 |
2.82 |
.94 |
-1.88 |
|
Potable Water (gallons/day)3 |
612 |
612 |
204 |
-408 |
|
Wastewater (gallons/day)4 |
612 |
612 |
204 |
-408 |
|
Solid Waste 5 |
7.5 |
7.5 |
2.5 |
-5 |
*Maximum allowed by site-specific PUD: 4 DU/Acre, 115 Acres.
1. Population based on 2.44 persons per household (per 2020 census)
2. ITE Trip Generation Manual, 11th Edition: Single Family Residential (210) 0.94 PM Peak House/Dwelling Unit.
3. Potable per day based on 204 gpd for Equivalent Residential Unit.
4. Wastewater per day based on 204 gpd for Equivalent Residential Unit.
5. Solid Waste per day based on 2.5 pounds per capita per day
Transportation:
The subject property is a single-family lot with vehicular transportation access abutting Poinciana Road, which is a local road that connects to US1 via Canal Road. The roads connect to State Road 442 which is an arterial road leading to the interstate system. The aforementioned roads are currently operating at acceptable levels of service. The net change in trips is shown above in Table 2.
Sanitary Sewer:
The City’s adopted LOS standard for sanitary sewer is 204 gallons per equivalent residential unit. Using this standard, the proposed land use would generate a demand of 204 gallons per day. This results in a net change of -408 gallons per day when compared to the theoretical maximum under the current future land use. It should be noted that the City’s sewer treatment facility is currently operating at an acceptable level of service.
Permitted Plant Capacity: 2,750,000 gpd AADF
12-month Annual Average Daily Flow: 1,555,000 gpd AADF
Existing Accounts: 9,962 of which 47 serve unincorporated properties
Average Flow per Existing Account: 156 gpd
Adopted LOS per Policy 1.1.1: 204 gpd/ERU
Outstanding Committed Capacity: 927 ERU (189,108 gpd AADF)
Remaining Capacity Available: 4,931 ERU (1,005,892 gpd AADF)
Potable Water:
The City’s adopted LOS standard for potable is 204 gallons per equivalent residential unit. Using this standard, the proposed land use would generate a demand of 204 gallons per day. This results in a net change of -408 gallons per day under the current future land use theoretical maximum. It should be noted that the City’s potable water is currently operating at an acceptable level of service under the consumptive use permit (CUP).
Permitted Plant Capacity: 5,000,000 gpd Max Day
12-month Annual Average Daily Flow: 2,073,667 gpd AADF
Existing Accounts: 11,975 of which 975 serve unincorporated properties
Average Flow per Existing Account: 173 gpd
Adopted LOS per Policy 1.1.1: 204 gpd/ERU
Outstanding Committed Capacity: 1,070 ERU (218,280 gpd AADF)
Remaining Capacity Available: 13,275 ERU (2,708,053 gpd AADF)
Solid Waste Collection:
The proposed land use and zoning allows for 1 residential unit, with a theoretical population of 2.44. This would generate 2.5 pounds of solid waste per day. Solid waste generated within the City is directly hauled to the Volusia County Landfill. The 3,000-acre landfill is a Class I facility with a projected life span to the year 2050.
Types of Waste Handled: Class 1, Class 3, & Yard Waste
Average Tons per Month: 1,284 TOTAL=971 Class 1 + 166 Class 3 + 147 Yard
Existing Accounts: 10,463 of which 0 serve unincorporated properties
Average Weight per Existing Account: 245 lbs/month, est. 30.6 lbs/collection day
Adopted LOS per Policy 1.2.2: 2.5 lbs per capita per day
Outstanding Committed Capacity: 1,070 ERU
Remaining Capacity Available: 1,011 ERU
Public Schools:
Based on the Volusia County School District’s student generation (SGR) rate for a single-family dwelling unit (0.258 Students per unit), the proposed land use could generate at least 1 full time student. The applicant has submitted a Volusia County Schools Concurrency Application.
Public Notice:
A Public Notice sign was posted on the site on January 27th ,2025. In addition, public notices were mailed to all addresses within 500 feet of the subject parcel.
Recommendation:
Staff finds that this request for a small-scale comprehensive plan amendment to the future land use element is appropriate and suitable for the subject site, is compatible with the surrounding land uses, and is consistent with the City of Edgewater Comprehensive Plan.
Staff recommends City Council approve Ordinance 2025-O-03.