ITEM DESCRIPTION:
Title
1st Reading - Ordinance No. 2024-O-55: Request for rezoning for 0.683 + acres (PID’s 8538-01-00-0220 and 8538-01-00-0221) located on the northeast end of Jones Fish Camp Road from Volusia County Resource Corridor (RC) and Volusia County Resource Corridor Water (R-6W) to City of Edgewater Mixed Use Planned Unit Development (MUPUD), Edgewater River Oaks.
Body
OWNER:
Indian River Shoreline, LLC
APPLICANT:
Mark Watts
LOCATION:
North of Jones Fish Camp Road, east of U.S.1
AREA:
0.683 Acres
CURRENT LAND USE:
Undeveloped
FLUM DESIGNATION:
Volusia County Urban Medium Intensity and Water
ZONING DISTRICT:
Volusia County R-6 and RCW
PROPOSED ZONING DISTRICT:
Mixed Use Planned Unit Development (MUPUD)
VOTING DISTRICT:
Council District 4, Councilperson Jonah Powers
STAFF RECOMMENDATION:
Approval
PLANNING BOARD:
November 13th, 2024
CITY COUNCIL:
First, December 2nd, 2024, Second January
Discussion:
The applicant is requesting a rezoning for approximately 0.678 acres of property located at the north east side of Jones Fish Camp Road, parcel ID numbers 853801000220 and 853801000221. The property is a part of the larger Edgewater River Oaks Mixed Use Planned Unit Development Agreement (MUPUD), but these two easterly parcels were left out of the original agreement. This rezoning will incorporate these parcels into the MUPUD. The previously submitted applications for comprehensive plan amendment and annexation will ensure consistency with the surrounding development for the entire project. The addition of these parcels does not increase density or intensity within the MUPUD.
The subject properties are located on the north side of Jones Fish Camp Road, east of U.S.1 and is currently zoned Volusia County Urban Single-Family Residential (R-6W) and Resource Corridor-Water (RCW). The surrounding zoning to the south is the Edgewater Riverfront Estates RPUD, west and north is the Edgewater River Oaks MUPUD, and the west is the Indian River Lagoon.
Figure 1: Location Map
Figure 2: Zoning Map
Comprehensive Plan Consistency:
Article IX Section 21-91.02 of the Land Development Code states that no application for a change in zoning can be approved unless the proposed zoning is consistent with the Land Use Designation/Zoning Classification Matrix in Table III-1. The Table, attached below, verifies consistency between the current Commercial Future Land Use designation and the Proposed Zoning District of Business Planned Unit Development.
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 |
Undeveloped |
Mixed Use with Conservation Overlay |
MUPUD |
|
East |
Undeveloped |
Water |
Volusia County RC-W |
|
South |
Residential |
Medium Density Residential |
RPUD |
|
West |
Undeveloped |
Mixed Use with Conservation Overlay |
MUPUD |
Land Use Compatibility:
The two parcels are bordered to the east by the Indian River Lagoon and to the west by the Mixed Use Planned Unit Development Edgewater River Oaks. These parcels were left out of the original annexation, comprehensive plan amendment, and rezoning process when the MUPUD was established. This process will ensure compatibility with the surrounding area and incorporation into the Edgewater River Oaks Master Plan.
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.
Comprehensive Plan Compatibility:
The Mixed-Use Future Land Use Designation is compatible with the Comprehensive Plan and the surrounding area within the Edgewater River Oaks MUPUD. 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 Mixed Use with Conservation Overlay 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 Mixed Use 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 City sewer.
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. 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.
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. The subject property is serviced by the City of Edgewater for municipal water services, sewer, and solid waste. All are operating with enough capacity to support the project. In addition, the applicant will be requested to provide a Traffic Impact Statement at the Site Plan Submittal phase.
Public Notice:
A Public Notice sign was posted on the site on October 30th, 2024. In addition, Public Notices were mailed to all addresses within 500’ of the subject properties.
Planning and Zoning:
At the November 13th Planning and Zoning Board meeting, the board sent a favorable recommendation to City Council.
Business Impact Statement:
The proposed rezoning will help facilitate the development of a commercial resort. The City will receive significant ad valorem tax revenue from the project.
Recommendation:
Motion to approve Ordinance No. 2024-O-55.