ITEM DESCRIPTION:
Title
SD-2406: Request for a RPUD Amendment, Preliminary Plat, and Construction Plan Approval for the Crestwood Subdivision located on U.S Highway 1 across from Terra Mar Village.
Body
OWNER:
Crestwood Investment, LLC
APPLICANT:
Mark Goldschmidt
LOCATION:
U.S. Highway 1
PARCEL ID:
842400000030
842400000040
AREA:
74.665 Acres
PROPOSED USE:
254 unit single family home subdivision
CURRENT LAND USE:
Undeveloped
FLUM DESIGNATION:
Low Density Residential
ZONING DISTRICT:
Residential Planned Unit Development (RPUD)
Book:, Page:
VOTING DISTRICT:
Council District 4, Councilperson Eric Rainbird
STAFF RECOMMENDATION:
Approval
PLANNING BOARD:
March 11th, 2026
CITY COUNCIL:
April 6th, 2026
PUBLIC NOTICE:
In accordance with Florida Statues Chapter 166.041, a Public Notice sign was posted on the site on February 25th, 2026. In addition, Public Notices were mailed to all addresses within 500’ of the proposed project.
The Planning and Zoning Board heard the items on March 11th, 2026. The Planning and Zoning Board sent a favorable recommendation to City Council with four members in support and two in opposition.
OVERVIEW:
The Planned Unit Development designation is a conditional zoning district intended to provide a flexible approach for unique and innovative land development proposals, which could not be accomplished under conventional zoning. A PUD establishes permitted uses and specific development requirements. A Conceptual Development Plan illustrates the general location and intensity of the land uses within the development. A PUD does not approve any specific development itself, but establishes the parameters for how a site can be developed. A PUD must be developed in accordance with the standards established in the approved PUD agreement and must comply with all other applicable development regulations such as stormwater, landscaping, tree preservation, traffic, etc.
The Crestwood Residential Planned Unit Development (RPUD) was approved on November 6th, 2023 and replaced the old Worthington Creek RPUD. The project was entitled with a maximum of 288 dwelling units, with 178 single family homes and 110 townhomes. During the preliminary plat and construction plan review, City staff noticed inconsistencies within the RPUD and determined additional design standards that staff believed the community at large would like to see in new developments.
City staff have requested the following changes to the RPUD:
• Convert the private roads into public roads.
o Install three (3) traffic speed tables to be maintained by the Homeowners Association.
• Convert the six (6) foot walking paths to five (5) foot walking paths.
• Addition of a five hundred thirty (530) linear feet littoral shelf with a minimum of two thousand three hundred ten (2,310) littoral plants.
City staff requested the conversion of the private roads into public roads to promote connectivity with the adjacent 80 acre parcel. The Worthington Creek RPUD once encompassed Crestwood, and the 80 acres to the south of Crestwood. City staff are trying to promote connectivity within future development in the City to reduce congestion. The applicant agreed to install speed tables to enhance safety within the neighborhood and to reduce speeding. The applicant agreed that these speed tables would be maintained by the HOA. City staff requested that the trail sidewalks be reduce from six (6) feet to five (5) feet to match the sidewalks in front of the homes. The sidewalks in front of the homes were set to five (5) feet in width. As a concession, the applicant agreed to plant a significant littoral shelf in the large wet retention pond next to the wetland placed in conservation. City staff believe this would be a palatable exchange by reducing impervious surface and increasing biodiversity and water quality.
PRELIMINARY PLAT AND CONSTRUCTION PLAN:
The applicant first submitted for preliminary plat review on July 29th, 2024, and has subsequently undergone six (6) reviews from the Technical Review Committee. The preliminary plat before you meets the requirements of the City of Edgewater’s Comprehensive Plan, Land Development Code, and amended RPUD agreement.
The original project was entitled for 288 dwelling units, however after engineering, the project is proposing to develop the following 254 dwelling units:
• Thirty Two (32) Two Car Garage Townhomes
• Seventy Two (72) One Car Garage Townhomes
• One Hundred and Twelve (112), 55 foot wide x 120 deep Single Family Homes
• Thirty Eight (38), 65 foot wide x 120 deep Single Family Homes
The Crestwood RPUD agreement required that at least twenty five (25%) percent of single family homes had to be 65 feet in width; the applicant has provided twenty five point three (25.3%) percent. The RPUD also required that a minimum of thirty (30%) percent of the townhome units must have two car garages; the applicant has provided two car garage townhomes at thirty point eight (30.8%) percent.
The Crestwood RPUD required the applicant to meet the minimum tree protection requirements within the current LDC, which requires specimen tree protection, historic tree protection, and 15% of the site for tree preservation. Nine Historic trees were identified onsite, and all are being preserved.
The applicant utilized both the perimeter landscape buffer, the preserved wetland, and preserved forests within the dry retention basins to satisfy the requirements. Through the use of fill, the applicant was able to protect existing pockets of forests to serve as part of the dry retention ponds.
Open Space within the Crestwood RPUD was set to a minimum of twenty five (25%) percent. The applicant has provided for twenty eight point three (28.3%) percent. Open Space within the RPUD agreement was defined as “landscape buffers, passive open space such as pocket parks, dog parks, wetlands, improved water retention or improved water detention ponds.
The Crestwood RPUD agreement required the inclusion of dog waste stations, dog park, walking trails a playground, pool, cabana, with grills. The applicant has met these requirements.
The applicant has received all the necessary permits from SJRWMD, Volusia County School Board, Volusia County Stormwater Use Permit, Transportation Impact Assessment Methodology, and an approved TIA. The TIA concluded that a 430 foot northbound left turn lane and a 405 foot southbound right turn lane is required to be constructed. The applicant has met all the requirements of the City of Edgewater’s Comprehensive Plan, Land Development Code, and Crestwood RPUD Agreement. This includes meeting the stormwater requirements for the 100 year storm, landscaping, open space, tree preservation, wetland mitigation, environmental review, transportation review, and utility connections.
RECOMMENDATION:
1. Motion to approve the RPUD Amendment for the Crestwood Subdivision.
2. Motion to approve the Preliminary Plat and Construction Plans for the Crestwood Subdivision.