ITEM DESCRIPTION:
Title
CPA-2601: Request for small scale comprehensive plan amendment to the Future Land Use Map for Parcel ID’s 8412-02-08-0010, 8412-02-08-0040, and 8412-02-08-0090 from Volusia County Commercial and Urban Low Intensity to City of Edgewater Commercial.
Body
OWNER:
Hanford & Miller Inc
APPLICANT:
Jeffrey P. Seyler
LOCATION:
South of Roberts Road, West of U.S.1
AREA:
2.95± Acres
CURRENT LAND USE:
Undeveloped
CURRENT FLUM DESIGNATION:
Volusia County Commercial and Urban Low Intensity
PROPOSED FLUM DESIGNATION:
Commercial
ZONING DISTRICT:
Volusia County B-4 and R-3. Tentatively B-3
VOTING DISTRICT:
Council District 4, Councilperson Eric Rainbird
STAFF RECOMMENDATION:
Approval
PLANNING BOARD:
May 13th, 2024
CITY COUNCIL:
Tentatively First June 1st, 2026, Second July 6th, 2026
Discussion:
The applicant is requesting a small-scale comprehensive plan amendment for approximately 2.95± acres of property located at the South side of Roberts Road, parcel ID numbers 8412-02-08-0010, 8412-02-08-0040, and 8412-02-08-0090. The property is contiguous to the City of Edgewater Boundary and will be included in the Edgewater city limits.
The subject properties are located on the south side of Roberts Road, west of U.S.1/Starboard Avenue and is currently zoned Volusia County Commercial (B-4) and Urban Low Intensity (R-3). The surrounding zoning to the south and north is B-3, west is the San Remo RPUD, and the east is U.S. Highway 1. The inclusion of this parcel into the City of Edgewater will allow the properties included to be contiguous with the surrounding businesses.
The subject properties are located within the Interlocal Service Boundary Agreement and also meet all the parameters outlined in Section 171 of Florida Statutes. City staff believe the properties are compact, contagious to existing City boundaries, and do not create an unincorporated enclave.
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 |
Church |
Commercial |
B-3 |
|
East |
Residential |
Medium Density Residential |
RPUD |
|
South |
Vacant |
Commercial and Urban Low Intensity |
B-4 and R-3 |
|
West |
Service Shops |
Urban Low Intensity |
B-4W |
Table 2: Current and Proposed Future Land Uses - Density/Intensity
|
Current FLU |
Proposed FLU |
Net Change in FLU |
|
Commercial and Urban Low Intensity |
Commercial |
|
|
Theoretical Maximum Density (units)/Intensity (sq. ft.) |
|
1-4 DU/Acre |
0.5 FAR |
-4 total DU |
While the proposed change in Future Land Use theoretically reduces the residential capabilities, it will bring the parcel in line with the Future Land Use Elements within the Comprehensive Plan.
Land Use Compatibility:
The three parcels are bordered to the west by San Remo RPUD, north and south by B-3, Highway Commercial and to the east by U.S. Highway 1 (Ridgewood Avenue). This process will ensure compatibility with the surrounding area and incorporation into the Edgewater boundary limits. The future use is intended to become a commercial complex and will eventually be applying for conditional use permits and site plan reviews.
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. [9J-5.006 (3)(c)2., F.A.C.]
Staff Response: Staff has determined that Commercial 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. [9J-5.006 (3)(c)3., F.A.C.]
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. [9J-5.006 (3)(c)3., F.A.C.]
Staff Response: Staff has reviewed the LOS for all services involved in amending this property with a FLU of Commercial 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.
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
|
Development Variable |
Current FLU Theoretical Max |
Proposed FLU with Site Specific |
Net Change in Residential Units and Non- Residential SQ. FT. |
|
Commercial (FAR 0.5) |
25,047 |
64,251 |
+39,204 sq.ft. |
|
Residential Units |
7 |
0 |
-7 units |
|
Population1 |
17 |
0 |
-17 persons |
|
Potable Water (gallons/day)3 |
1428 |
795 |
-633 gallons/day |
|
Wastewater (gallons/day)4 |
1428 |
795 |
-633 gallons/day |
|
Solid Waste 5 |
11.2 |
18.4 |
+7.2 lbs/day |
1. Population based on 2.44 persons per household (per 2020 census)
2. Potable per day based on 204 gpd for Equivalent Residential Unit. Proposed FLU calculated by 0.5 ERU per 1,000 sf gross
3. Wastewater per day based on 204 gpd for Equivalent Residential Unit.
4. Solid Waste per day based on 2.5 pounds per capita per day
The calculation for the Impact Analysis is based on 2.95± acres of the total area of the parcels.
Transportation:
The net change in trips are shown above in Table 2. The parcels will be developed into a commercial complex. A transportation impact statement will be submitted at site plan and if warranted according to the TPO standards, a Methodology and TIA will be produced for review.
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 theoretically generate a demand of 795.60 gallons per day. This results in a net change of +208.08 gallons per day. 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 theoretically generate a demand of 795.60 gallons per day. This results in a net change of +208.08 gallons per day. 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 allows for a 0.5 FAR, with a theoretical coverage of 7,840 square feet. This would generate 9.75 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.
Public Schools:
The proposed change to the future land use map will not increase the residential density and therefore no approval from Volusia County Schools is necessary.
Public Notice:
A Public Notice sign was posted on the site on April 29th, 2026. In addition, Public Notices were mailed to all addresses within 500’ of the subject properties.
Recommendation:
Staff finds that this request for future land use amendment is appropriate and suitable for the subject site, it is compatible with the surrounding land uses, and is consistent with the City of Edgewater Comprehensive Plan. It is the staff’s recommendation that the Planning and Zoning Board recommend to the City Council to adopt an ordinance for CPA-22601 to amend 2.95± acres of land from Volusia County Commercial and Urban Low Intensity to City of Edgewater Commercial.