ITEM DESCRIPTION:
Title
CPA-2602: Request for a small scale comprehensive plan map amendment for a parcel located on the east side of Tatum Boulevard, South of Josephine Street from County Urban Low Intensity to City of Edgewater Low Density Residential with Conservation Overlay, Parcel ID: 7430-04-12-0070.
Body
APPLICANT:
E.V. LaCour
LOCATION:
East side of Tatum Boulevard, South of Josephine Street
AREA:
0.246± Acres
PROPOSED USE:
Single-Family Residential
CURRENT FLUM DESIGNATION:
County Urban Low Intensity
PROPOSED FLUM DESIGNATION:
Low Density Residential with Conservation Overlay
ZONING DISTRICT:
County R-3A, Residential. Tentatively R-2 Residential with Conservation Overlay along with Concurrently Submitted Application
VOTING DISTRICT:
Council District 1, Councilperson Charlotte Hope Gillis
STAFF RECOMMENDATION:
Approval
PLANNING BOARD:
July 15, 2026
CITY COUNCIL:
Tentatively, August 3, 2026
Discussion:
The applicant is requesting a small-scale comprehensive change to amend the Future Land Use Map for the subject property located on approximately 0.246± acres east of Tatum Boulevard, south of Josephine Street (Parcel ID: 7430-04-12-0070) from Volusia County Urban Low Intensity to Low Density Residential with Conservation Overlay. The applicant has submitted an application for a rezoning from Volusia County R-3A to R-2 Residential. The zoning and future land use will be compatible with the surrounding residential neighborhood and the existing uses. The property is within the Interlocal Service Boundary Agreement area mutually adopted by Volusia County and the City as well as contiguous to the city boundaries.
The purpose of the small-scale comprehensive plana amendment is to allow for the development of an access easement to allow for the construction of a driveway and road to two, five acre parcels. The applicant is seeking to develop a three (3) lot rural estate minor subdivision.
Surrounding Area:
The subject property is located east of Tatum Boulevard, south of Josephine Street and is currently zoned Volusia County R-3A Urban Single Family with a Future Land Use designation of Volusia County Urban Low Intensity. The surrounding properties to the south and east are zoned R-2 Single Family with Conservation Overlay with a Future Land Use designation of Low Density Residential, and the properties to the north and west are zoned Volusia County R-3A Urban Single Family with a Future Land Use Map designation of Volusia County Urban Low Intensity Residential. The current use of the north and south parcels are single family residences. Bringing these parcels into the proposed zoning and land use provides a desirable transition between residential properties located along Tatum and the adjacent residential neighborhood.
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 |
Volusia County Urban Low Intensity |
Volusia County R-3A |
|
East |
Undeveloped |
Low Density Residential with Conservation Overlay |
R-2 Single Family |
|
South |
Undeveloped |
Low Density Residential with Conservation Overlay |
R-2 Single Family |
|
West |
Undeveloped |
Volusia County Urban Low Intensity |
Volusia County R-3A |
Land Use Compatibility:
The subject properties currently consist of 1 parcel totaling approximately 0.246 ± acres
with a future land use designation of Low Density Residential with Conservation Overlay. The neighborhood on the east side of Tatum Boulevard is zoned R-2 Residential and has a future land use designation of Low Density Residential with Conservation Overlay.
The FLU of the surrounding area is primarily Residential in character. 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 and provides an appropriate transition from Volusia County Urban Low Intensity to Residential properties.
Comprehensive Plan Compatibility:
The Low Density Residential with Conservation Overlay Future Land Use Designation is compatible with the Comprehensive Plan and the surrounding neighborhoods near the Josephine Street/ Tatum Boulevard corridor. Specifically, the small-scale comprehensive plan complies with the following:
• Future Land Use Policy 1.1.2: Density/Intensity.
The City shall adopt maximum densities and intensities for each land use category which encourage economic development while protecting the natural environment as indicated in the above table. [9J-5.006 (3)(c)1., F.A.C.]
Staff Response: Staff has determined that feathering density through the requested change to the Future Land Use will accommodate the existing development patterns.
• Future Land Use 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 Low Density Residential with Conservation Overlay FLU designation is compatible and consistent with the adjacent neighborhood and a desirable transitional future land use of Low Density Residential with Conservation Overlay.
• Future Land Use 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 Low Density Residential with Conservation Overlay 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 local road.
• Housing Element 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 Low Intensity to Low Density Residential with Conservation Overlay will ensure consistency with the character of the adjacent neighborhood.
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 |
Net Change |
|
|
Theoretical Maximum |
|
|
Intensity |
.5 |
N/A |
-5,357 sq. ft. |
|
Residential Units |
1 |
1 |
0 |
|
Population1 |
2.33 |
3.22 |
0 |
|
Potable Water (gallons/day)3 |
600 |
204 |
-396 |
|
Solid Waste (#/Day) 5 |
12 |
5.825 |
-6.175 |
1. Population based on 2.44 persons per household (per 2020 census)
2. Potable per day based on 204 gpd for Equivalent Residential Unit. Current FLU calculated by 0.5 ERU per 1,000 sf gross. Proposed FLU calculated by 0.75/1,000 SF for theoretical retail.
3. Wastewater per day based on 204 gpd for Equivalent Residential Unit.
4. Solid Waste per day based on 2.5 pounds per capita (ERU) per day
Transportation:
The subject properties are planned to be single family residences with vehicular transportation access abutting Tatum Boulevard, which is a local road that connects to Josephine Street, a local road leading to the arterial system via Ridgewood Avenue (U.S. Hwy 1). The aforementioned roads are currently operating at acceptable levels of service. The net change in trips are shown above in Table 2.
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 204 gallons per day. This results in a net change of -1,716 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 1 residential units, with a theoretical population of 2.33. This would generate 5.825 pounds of solid waste per day, which is -21.03 pounds when compared to the theoretical uses under the Commercial Land Use designation. 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. There is no net increase from the current land use.
Public Notice:
A Public Notice sign was posted on the site on July 1st, 2026. In addition, Public Notices were mailed to all residences within 500’ of the project.
Recommendation:
Staff finds that this request for Future Land Use map amendment 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.
It is the staff’s recommendation that the Planning and Zoning Board motion to send a favorable recommendation to the City Council to amend the Future Land Use Map from Volusia County Urban Low Intensity to Low Density Residential for 0.246+ acres at Tatum Boulevard.