ITEM DESCRIPTION:
Title
SD-2408: Request for Preliminary Plat and Construction Plan Approval for Deering Park North Phase 1 for 347 residential units located west of Interstate I-95 and North of Indian River Boulevard within Deering Park North.
Body
OWNER:
Deering Park 1 LLC
APPLICANT:
Sean Stefan
LOCATION:
South of Indian River Boulevard and West of Interstate I-95.
AREA:
118.282 Acres
PROPOSED USE:
347 residential units
Neighborhood General: 60’ x 130’, 50’ x 120’, 40’ x 120’
Neighborhood Center: 45’ x 125’, 34’ x 125’
Town Square: 24’ x 125’
CURRENT LAND USE:
Undeveloped - Pasture
FLUM DESIGNATION:
Mixed-Use with Conservation Overlay
ZONING DISTRICT:
Mixed-Use Planned Unit Development (MUPUD)
Book:8135, Page:2309
VOTING DISTRICT:
Council District 4, Councilperson Mike Thomas
STAFF RECOMMENDATION:
Approval
PLANNING BOARD:
May 13th, 2026
CITY COUNCIL:
June 1st, 2026
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.
A preliminary plat is a recording of the subdivision of land into individual lots or parcels which allows for the construction of infrastructure through the approval of construction plans. The applicant submitted to the City of Edgewater for review of the preliminary plat on September 10th, 2024. Four (4) subsequent reviews have taken place; the Technical Review Committee has reviewed the following preliminary plat and construction plans and has found that the development meets the requirements of the Comprehensive Plan. Land Development Code, and the Deering Park North Mixed Use Planned Unit Development (MUPUD) Agreement recorded at Book 81352, Page 2309. The contracted City surveyor has also reviewed the preliminary plat and the comments have been addressed in the most recent submittal.
MIXED USE PLANNED UNIT DEVELOPMENT AGREEMENT CONSISTENCY:
The Deering Park North MUPUD Agreement provides the framework for the entire development. City staff have reviewed the submitted application against this development agreement. Deering Park North Agreement is defined by different districts with different design standards. Composite Exhibit C within the agreement outlines the different districts within Deering Park North. As a part of this application, City staff reviewed the proposed development against the following districts: Neighborhood General, Neighborhood Center, and Town Square. Drawing 3A of the construction plans provides a broad overview of the different areas of each district and the lot typology.
The Neighborhood General district allows for detached single family homes, and attached villas, with a maximum height of two (2) stories, a minimum lot width of 40 feet, and a minimum lot depth of 90 feet, and a maximum building coverage of 70%. Drawing 3D within the Construction Plan set outlines the typical lot setback through various diagrams. City staff confirmed that the applicant is meeting the minimum standards and is exceeding standards such as minimum lot depth. Drawing 3D also outlines the Neighborhood Center and Town Square dimensions. All three districts with the proposed lots are meeting the design standards.
The Deering Park North Agreement requires that all residential units be located within a half mile of an amenity center. Drawing 3A demonstrates the amenity buffer area as well as the dog waste stations. The MUPUD also requires an interconnected network of local streets that restricts block size and requires the inclusion of five foot sidewalks. Deering Park working with City staff have increased the sidewalks in the Neighborhood General areas to five (5) feet in width and transitioning into the Neighborhood Center and Town Square with eight (8) foot sidewalks. The 12 foot wide multi-modal path has been extended from Williamson Boulevard up through the collector roadway running north and south denoted as Atlantic Ridge. This multi-modal trail will connect with the Edgewater Wetland Park. On street parking has been included in the Town Square which was encouraged but not required within the MUPUD.
The applicant is meeting the minimum open space requirement of 25% which is inclusive of the water retention ponds that can be accessed or viewed by the public. The applicant has also met the planting requirements outlined in the MUPUD for both common area landscaping as well as the landscaping within each individual lot. The applicant utilized both on street trees within the right-of-way and within each lot to satisfy the minimum tree requirement of four trees per lot. The landscape plans on Sheet L3.4 illustrate that the applicant was required to plant 844 trees, and has provided 1,128 trees. All trees are native plants. The applicant has alos provided within the landscape plans a planting schedule for littoral shelves within the stormwater retention ponds as encouraged by the MUPUD agreement.
The stormwater master plan consultants modeled the Deering Park North and Deering Park Center stormwater system and found that it exceed the City’s standards. Outfall for Deering Park North is through Deering Park Center and under I-95 into Little Cow Creek of the Turnbull Hammock Swamp.
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.
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.
Sanitary Sewer:
The City’s adopted LOS standard for sanitary sewer is 204 gallons per equivalent residential unit. Using this standard, the proposed subdivision is estimated to generate a demand of 70,788 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 or 13,480 EDU
12-month Annual Average Daily Flow: 1,771,111 gpd AADF or 8682 EDU
Deering Park Center SF: 70,788 gpd or 347 EDU
Adopted LOS per Policy 1.1.1: 204 gpd/ERU
Remaining Capacity Available: 4,101 ERU (836,604 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 70,788 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
Deering Park North Phase 1: 70,788 gpd or 347 EDU
Adopted LOS per Policy 1.1.1: 204 gpd/ERU
Remaining Capacity Available: 12,577 ERU (2,565,708 gpd)
Solid Waste Collection:
The proposed subdivision allows for 350 dwelling units. The adopted level of service is 2.5 pounds of solid waste per dwelling unit per day. The proposed subdivision will generate 875 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.
Traffic Impact Study:
The applicant first provided the City with a Transportation Impact Methodology Study that underwent several reviews. City staff had Stanley Consultants, Volusia County Traffic, and the Florida Department of Transportation to provide comments on the Transportation Impact Methodology Study. Once the Transportation Impact Methodology was approved, the applicant prepared a Transportation Impact Analysis (TIA) for Phase 2 of Deering Park. Phase 2 of Deering Park TIA outlined $7,151,434,40 in impact fees to Volusia County and $495,792.09 to the City of Edgewater. The following improvements will be done by the Developer in addition to the impact fees:
1. Indian River Boulevard at Commercial Center Full Access Signalize.
2. SR 442/Indian River Boulevard at I-95 SB Ramp Optimize PM peak hour splits.
3. SR 442/Indian River Boulevard at I-95 NB Ramp Optimize splits.
4. SR 442/Indian River Boulevard at US-1 Optimize splits.
5. SR 44 at Airport Road Optimize PM peak hour cycle length. Optimize PM peak hour splits.
6. SR 44 at I-95 NB Ramp Optimize PM peak hour splits.
7. Old Mission Road at Josephine Street Optimize AM peak hour splits.
8. Mission Drive at SR 44 Optimize splits. Intersection (AM and PM) Improvement (Queue Length and Turn Lane)
9. SR 442/Indian River Boulevard at I-95 SB Ramp Westbound left deficient by 50 feet
10. SR 442/Indian River Boulevard at I-95 NB Ramp Eastbound left deficient by 235 feet
11. SR 442/Indian River Boulevard at Old Mission Road Eastbound left deficient by 180 feet Southbound right deficient by 200 feet
12. SR 44 at Airport Road Westbound right deficient by 25 feet
13. SR 44 at Sugar Mill Drive Eastbound left deficient by 25 feet
14. Mission Drive at SR 44 Westbound left deficient by 125 feet
Public Notice:
In accordance with Florida Statues Chapter 166.041, a Public Notice sign was posted on the site on Wednesday April 29th, 2026. In addition, Public Notices were mailed to all addresses within 500’ of the proposed project.
Recommendation:
Motion to send a favorable recommendation to City Council for SD-2408.