City of Edgewater - File #: RZ-2415

• File #: RZ-2415
• Version: 1
• Type: Planning Item
• Status: Agenda Ready
• File created: 1/7/2026
• In control: Planning and Zoning Board
• On agenda: 1/14/2026
• Title: RZ-2415: Request for a rezoning from Volusia County MH-1, Mobile Home Park to City of Edgewater Residential Planned Unit Development (RPUD) for the property at 4401 S Ridgewood Avenue.

ITEM DESCRIPTION:

Title

RZ-2415: Request for a rezoning from Volusia County MH-1, Mobile Home Park to City of Edgewater Residential Planned Unit Development (RPUD) for the property at 4401 S Ridgewood Avenue.

Body

OWNER:

Edgewater Waterfront Park, LLC

APPLICANT:

Brandon Machiela, Level Up Consulting

LOCATION:

North of Jones Fish Camp Road, east of U.S.1

AREA:                     

41.9 Acres

PROPOSED USE: 

137 unit Single Family Home Subdivision (All Ages)                     

CURRENT LAND USE: 

Forested

CURRENT PERMITTED USE:

165 unit, 55+ Mobile Home Park

CURRENT FLUM DESIGNATION: 

Volusia County Urban Medium Intensity

PROPOSED FLUM DESIGNATION:

Low Density Residential

CURRENT ZONING DISTRICT:

Volusia County MH-1W, Mobile Home

PROPOSED ZONING DISTRICT:

Residential Planned Unit Development (RPUD)

VOTING DISTRICT: 

Council District 4, Councilperson Eric Rainbird

STAFF RECOMMENDATION:

Approval

PLANNING BOARD:

January 14^th, 2026

1^st READING CITY COUNCIL:

February 2^nd, 2026

SURROUNDING LAND USES:

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	Mobile Home Park	Urban Medium Intensity	MH-1
East	Indian River	Water	RCW
South	Single Family Homes	Urban Low Intensity	R-3
West	Vacant	Low Density Residential With Conservation Overlay	RPUD

OVERVIEW:

The subject property is located on US 1/ Ridgewood Avenue South of Terra Mar Mobile Home Park bounded by William Street on the southern boundary. The subject property is 41.9 acres in size. The property has a future land use designation of Volusia County Urban Medium Intensity which allows for four (4) to eight (8) dwelling units per acre. The subject property has an approved site plan for the Tamarack III Mobile Home Park, Development Order No.21-0160002, which envisions 165 age restricted rented mobile home spaces.

Figure 1: Location Map

The applicant is requesting a small scale future land use map amendment to change the future land use designation from Volusia County Urban Medium Intensity to City of Edgewater, Low Density Residential (maximum of four (4) dwelling units per acre). The applicant has concurrently requested to rezone the property from Volusia County MH-1W Mobile Home Park to City of Edgewater Residential Planned Unit Development (RPUD). The applicant is proposing a 137 unit single family home fee simple residential subdivision.

EXISTING ENTITLEMENTS:

The subject property has a current future land use designation of Urban Medium Intensity and a zoning designation of MH-1 which allows for a mobile home park. In 2023, a 165 unit, 55+ age restricted mobile home community was approved via major site plan application. The subject property has a development order as noted above. The proposed rental lots had a width of 50 feet and a depth of 100 feet. City staff have included below the typical lot layout.

Figure 2: Tamarack III Lot Standard Detail

Figure 3: Tamarack III Site Plan

COMMUNITY OUTREACH:

The applicant at the request of City staff, held several community meetings with the adjacent land owners. A neighborhood meeting was held at Edgewater City Hall on August 20^th, 2025, a neighborhood meeting was held at the American Legion on September 11^th, 2025, and a neighborhood meeting was held at Edgewater City Hall on November 6^th, 2025. City staff also met with both adjoining developments several times throughout 2025.

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 proposed Future Land Use designation and the Proposed Zoning District.

The requested small scale comprehensive plan amendment is a reduction in the intensity of residential development as the allowable density is decreasing from a range of four (4) to eight (8) dwelling units per acre to a maximum of four (4) dwelling units per acre. City staff are in support of the proposed small scale comprehensive plan amendment and concurrent rezoning because the request is consistent with the comprehensive plan. City staff have outlined below pertinent policies within the City of Edgewater’s Comprehensive Plan to support the recommendation:

Future Land Use Element

Policy 1.1.10: Residential Density and the Future Land Use Map

The City shall ensure that residential density on the Future Land Map is based on the following considerations:

 • The density and intensity of Deering Park North is restricted to 6,600 residential units and 2,800,000 square feet of nonresidential use on approximately 5,187 acres;

• Provision and maintenance of quality residential neighborhoods and preservation of cohesive neighborhoods;

• Protection of environmentally sensitive lands; and

• Transition of density between low, medium and high residential districts. [9J-5.006(3)(c)7, F.A.C.]

Policy 1.2.7: Performance Standards and Environmental Impact Study

Additional performance standards will be required for development sites that are determined through the Environmental Impact Study to have floodplains, such as vegetative buffers, additional setbacks and clustered development away from the floodplain’s areas.

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.

Policy 1.7.1: Considering Adjacent Existing and Proposed Land Uses

When reviewing land use amendments, the City shall consider the existing and proposed land uses in any jurisdictions that are adjacent to the proposed amendment.

Policy 1.18.1: Defining Low Impact Development

Low Impact Development is an ecologically friendly approach to site development and storm water management that aims to mitigate development impacts to land, water and air. The approach emphasizes the integration of site design and planning techniques that conserve the natural systems and hydrologic functions of a site.

Staff Response:

In order to address these policies, City staff had to analyze the existing lot size development pattern within the City of Edgewater. At the time of this analysis in March of 2025, the City of Edgewater had 10,785 residential dwelling units. 62.7% of residential lots in Edgewater range in size between .2 acres and .49 acres (8,712 to 21,344 square feet) and 32.7% are smaller than .19 acres (8,276 square feet). Deering Park North MUPUD agreement allows for the development of 5,280 Single Family dwelling units consisting of units smaller than a quarter acre in size. All of the units to be built in Deering Park North fit into one of these two above mentioned land development patterns. The proposed development is proposing residential lot sizes that match the existing land use pattern based upon the current inventory of residential lots within the City of Edgewater and is compliant with the first provision of FLU Policy 1.1.10.

The second aspect of FLU Policy 1.1.10 is the creation of quality residential neighborhoods that also preserve the cohesion of adjacent neighborhoods. The small scale comprehensive plan amendment to Low Density Residential (maximum four (4) dwelling units per acre) represents on its face a reduction in residential intensity. This reduction is compatible with the adjacent neighbors in unincorporated Volusia County to the south of the proposed development since they have a future land use designation of Volusia County Urban Low Intensity which allows for up to four (4) dwelling units per acre. The approved site plan for Tamarack III mobile home park proposes a density of 3.94 dwelling units per acre while the conceptual plan within the PUD outlines 3.26 dwelling units per acre.  In addition, the proposed development does not propose connecting the private road within the development to any private or public right of way from either adjacent residential development. The RPUD agreement outlines significant design considerations to create a quality residential neighborhood including, but not limited to on-street parking, littoral planting to foster biodiversity, boat ramp, enhanced stormwater retention and nutrient removal, gutters installation with home, Dark Sky Lighting, native Florida landscaping, soil amendment package. The proposed small scale comprehensive plan amendment is supported by the second provision of FLU Policy 1.1.10.

The third provision of FLU Policy 1.1.10 requires the protection of environmentally sensitive lands. The proposed development at the entitlement stage, has procured an Environmental Assessment in compliance with FLU Policy 1.1.8 and FLU Policy 1.2.7. The Environmental Assessment was also accompanied by a tree survey identifying historic and specimen trees. The proposed development advances the protection of environmentally sensitive lands in the same manner as the approved site plan for the Tamarack III Mobile Home Park. The proposed development like Tamarack III is requesting to relocate the identified gopher tortoise species as allowable under FLU Policy 1.1.8. Similar to Tamarack III, the Havensound RPUD envision the mitigation of the less than half acre wetland. Under Tamarack III, the southern landscape buffer is 30 feet in width and must remain natural as open space. The Havensound RPUD agreement increase the thirty (30’) foot wide natural landscape buffer on the south to a width of forty (40’) feet. The Havensound RPUD provides additional environmental protections including adherence to OFW water quality standards, littoral plantings within the stormwater ponds, and protection of the Indian River shoreline. The proposed RPUD advances the protection of environmentally sensitive lands greater than the current provisions within the City of Edgewater’s Land Development Code and the current entitlements for Tamarack III Mobile Home park. As such, the third provision of FLU Policy 1.1.10 has been satisfied.

The final provision of FLU Policy 1.1.10 requires the transition of density while FLU Policy 1.7.1 requires the consideration of adjacent existing future land uses. The proposed small scale comprehensive plan amendment as outlined above, represents a decrease in residential intensity compared to the current future land use designation. Terra Mar Mobile Home Park to the North has a future land use designation of Urban Medium Intensity. The adjoining residential neighborhood to the south along William Street has a future land use designation of Urban low Intensity. The actual reduction from 165 mobile homes to 137 single family residences also further advances the transition of density. The requested small scale comprehensive plan amendment enables the final provision of FLU Policy 1.1.10 by creating a land use pattern that feathers density in a compatible manner. The proposed development is not proposing land use amendments that are inconsistent with adjacent future land uses in adherence with FLU Policies 1.5.1 and 1.7.1.

Coastal Management Element

CM Policy 1.2.2: Impervious Surface and the Mean High Water Line

No more than 30% impervious surface shall be allowed within 100 feet of the mean high water line.

CM Policy 1.2.3: Shoreline Protection Buffer

A shoreline protection buffer shall be maintained for a distance extending 50-feet laterally upland from the mean high water line within the buffer zone and 25-feet from wetland vegetation, except that reasonable access shall be permitted.

CM Policy 2.2.2: Innovative or Alternative Techniques to Protect Coastal Resources

Utilize innovative or alterative techniques to protect coastal resources. Such techniques could include Conservation Overlay areas, buffer zones, restoration, conservation easements, quality development programs, acquisition, density transfers, transfer of development rights, or land exchanges.

Conservation Element

Con Policy 1.1.8: Promoting Low Impact Development Techniques

The City shall continue to promote the use of LID techniques which mimic a site’s pre-development and hydrologic condition. These techniques will address infiltration, attenuation, and treatment needs of each specific site. LID works with nature to manage stormwater as close to its source as possible, with an emphasis on cost-effective strategies at the lot level and employs principles such as preserving and recreating natural landscape features, minimizing effective imperviousness to create functional and appealing site drainage that treat stormwater as a resource rather than a waste product. LID practices include, but are not limited to, bioretention facilities, rain gardens, vegetated rooftops, grass swales, rain barrels, permeable pavements or the replication of predevelopment hydrology. By implementing these principles and practices, water can be managed in a way that reduces the impact of built areas and promotes the natural movement of water within an ecosystem or watershed.

Con Policy 1.2.1: Enforcing Stormwater Management and Shoreline Protection Ordinances

he City shall continue to enforce its existing stormwater management and shoreline protection ordinances.

Con Policy 1.2.2: Reducing Excess Runoff and Potential Pollutants

The City shall continue to implement the public education program on the use of proper fertilization, pesticide and herbicide application to landscaping (especially for shoreline property owners) to reduce excess runoff of these potential pollutants.

Con Policy 1.4.2: 100-year Floodplain and Priority of Conservation Areas

The 100- year floodplain shall be given high priority in the selection of conservation areas within the City and for public acquisition of lands for conservation and recreational purposes.

Con Policy 1.5.2: Enforcing the Tree Protection Ordinance

The City shall continue to enforce its tree protection ordinance to maintain natural vegetative filters for air pollution.

Con Policy 1.6.2: Upland Buffer Requirement

A minimum 25-foot upland buffer will be required from the wetland boundaries in the city.

Recreation and Open Space Element

Rec Policy 1.9.3: Encouraging Planned Unit Development Type Projects

The City shall encourage the use of Planned Unit Development type projects to promote the use of open space as buffers between various land uses.

Volusia County Conservation Element

Policy 11.1.1.12  -Development adjacent to estuarine and riverine shoreline areas shall maintain a habitat buffer zone to protect or conserve the canopy, understory and ground cover of native upland vegetation and wetlands.

Volusia County Land Development Code, Chp. 50, Div. 3, Sec. 50-136

Notwithstanding any other provision of this article to the contrary, all development shall contain a minimum of 35 percent open space within property boundaries, landscaped with existing native vegetation or planted native species.

Staff Response:

The Havensound RPUD agreement within section three (3), Overall Site Development Standards & Conditions, outlines open space, tree protection, landscape buffers, and the Indian River Shoreline. Coastal Management Element Policy 1.2.2 and 1.2.3 are codified explicitly within this section meeting strict compliance with the comprehensive plan. The agreement also codifies the removal of invasive species along the shoreline and the planting of native species in the protected and conserved shoreline area of the development in this same section of the agreement.

The Havensound RPUD agreement provides the following environmental development standards:

•                     Outstanding Florida Waters (OFW) Water Quality Treatment

o                     Con Policy 1.2.1, Con Policy 1.2.2

•                     100 Year/24 Hour Storm Event for Stormwater Attenuation

o                     Con Policy 1.2.1

•                     Littoral Planting in Wet Pond

o                     Con Policy 1.1.8, 1.2.2

•                     Gutters at the time of Housing Construction

o                     Con Policy 1.2.2

•                     Native Landscaping

o                     Con Policy 1.2.2, Con Policy 1.5.2

•                     Limiting front sod landscaping to 50% for native shrubbery, trees, and groundcover

o                     Con Policy 1.2.2, Con Policy 1.5.2

•                     Soil package to revitalize the soil to promote less water consumption

o                     Con Policy 1.2.2, Con Policy 1.5.2

•                     Mangrove and other wetland flora plantings in shoreline conservation.

o                     Con Policy 1.2.1, 1.2.2, 1.4.2, 1.5.2

•                     Removal of Invasive Species

o                     Con Policy 1.2.1, 1.2.2, 1.4.2, 1.5.2

•                     25 foot wetland buffer, 50 foot mean high water line buffer, and limiting impervious surface to 30% within 100 feet of shore.

o                     CM Policies 1.2.2, 1.2.3, 2.2.2, Con policy 1.4.2, 1.6.2, Volusia County Comp Plan & LDC

•                     Enhanced Natural Southern Landscape Buffer of 40 feet

•                     Meets LDC Tree Preservation requirement of 15%

o                     Con Policy 1.2.1, 1.2.2, 1.4.2, 1.5.2

The proposed development exceeds the Land Development Code and the current entitlements for Tamarack III Mobile Home park. City staff believe the requested small scale comprehensive plan amendment and rezoning is compatible with the City of Edgewater’s Comprehensive Plan.

REZONING:

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.

Roads, Streets, Parking, Lighting

The Havensound Residential Planned Unit Development agreement is bound to the conceptual plan that depicts 137 single family homes, not age restricted. Access to the subdivision is solely provided from US1/ S Ridgewood Avenue. A fifty (50) foot private roadway will serve the subdivision. Said private road shall be maintained by the Homeowners Association (HOA). A secondary emergency exit gate shall be provided on the cul-de-sac abutting Ridgewood Avenue. The entrance to the subdivision is permitted to be gate subject that the stacking lane has enough room for a minimum of three vehicles. The subdivision plans must include a designated loading space for school buses and must provide parking spaces for the mailbox location equal to 2.5% of the residential units. A five foot private sidewalk shall be constructed on both sides of the private roadway. On-street parking is envisioned in the internal private roadways that serve the forty (40) foot wide lots to provide overlay parking and guest parking. The Havensound RPUD agreement also requires the submission of a photometric plan to demonstrate 0.0 lumens at all property boundaries. This is reinforced within the RPUD agreement by the Dark sky lighting provision which directs all street lights and house lights to be downward facing.

Standard Lot Details and Dwelling Unit Details

The subdivision consists of forty (40) foot wide lots, fifty (50) foot wide lots, sixty (60) foot wide lots, and seventy-five (75) foot wide lots with respective lot sizes at 4,600 sq. ft, 5,750 sq. ft, 7,200 sq. ft., and 9,000 sq. ft. Forty (40) and fifty (50) foot wide lots have a depth of 115 feet while sixty (60) foot wide lots and seventy-five foot (75) wide lots have a depth of 120 feet. The minimum house size is set at 1,600 square feet.

Table 2: Havensound Lot Standards

Figure 4: Conceptual Development Plan

Additional lot standard details include language regulating swimming pools, spas, and screen enclosures. The RPUD agreement outlines the following:

The RPUD agreement requires that 40 foot wide and 50 foot wide homes have a two (2) car garage while, 60 foot wide and 75 wide lots are required to have a three (3) car garage. 60 foot and 75 foot wide lots are allowed the flexibility of a tandem garage to satisfy the three (3) car garage requirement. In addition, the RPUD agreement requires the installation of gutters at the time of housing construction. The RPUD agreement also restricts building height to one (1) story for select lots located on the South property boundary.

Tree Preservation, Open Space, Landscape Buffers, Landscaping

The Havensound RPUD agreement requires a minimum open space percentage of 35%. The agreement also meets the minimum standard set within the land development code for tree preservation at fifteen (15) percent. The agreement allows for the removal of two (2) Historic Trees and a best faith effort to relocate such trees rather than remove them, provided that it is deemed appropriate by a certified arborist. The development requires the planting of one (1) understory tree and one (1) canopy tree on every residential lot. The agreement also restricts the front yard to only fifty (50) percent sod, and requires fifty (50) percent native plantings. In addition, the front yard is required to have a soil package amendment that creates a front yard that is a sandy loam consistency with a minimum of five (5) percent organic soil material. The agreement also outlines that the wet pond will be planted with littoral plants. Restrictions on development along the shoreline have been codified in the RPUD agreement through removal of invasive species, planting of wetland fauna along the shoreline to restore the habitat, and setback restrictions. Strict adherence to wetland setback, mean high water line setback, and impervious surface limitations within 100 feet of the shoreline have been included.

A ten (10) foot wide landscape buffer is proposed on the western boundary in conformance with the standards set forth within Article XX of the City of Edgewater’s land development code. A fifteen (15) foot wide landscape buffer has been provided on the North property boundary abutting Terra Mar Mobile Home Park. A forty (40) foot wide natural landscape buffer is being provided on the South property line abutting the low density single family homes located along William Street. City staff have also included within the agreement the provision for a drainage easement to help access and maintain the onsite ditch that traverse south towards William Street.

Amenities

The Havensound RPUD agreement envisions a boating community. As such, the community includes eight (8) boat trailer parking stalls and a boat ramp. In addition, a small park area is provided at the front of the subdivision abutting Ridgewood Avenue. City staff have also required the placement of dog trash receptacles with waste bags every seven hundred and fifty linear feet within the right of way. The agreement also returns two (2) boat slips back to the City of Edgewater’s boat slip pool.

Stormwater and Utilities

The Havensound RPUD agreement requires that the stormwater design meet the requirements of Article IV of the City of Edgewater’s Land Development Code. Article IV details the City standard of the 100 year/24 Hour storm. The current entitlement for Tamarack III mobile home park is designed to a 25 year storm event. The developments HOA is responsible for the maintenance of the stormwater system. Potable water will be supplied by the City of Edgewater and municipal sewer shall be directed to Volusia County’s wastewater treatment plan.

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 Preliminary Plat Submittal phase.

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. Current and Proposed Future Land Uses - Density/Intensity by Category

	Current FLU Theoretical Max Density and Intensity	Proposed FLU Theoretical Max Density and Intensity	Net Change.
Urban Medium Intensity ( 4 to 8 dwelling units per acre & FAR* 0.5)	335 dwelling units & 912,582 sq.ft.	167 dwelling units	-168 Dwelling Units & -912,582 sq ft.

* FAR (Floor Area Ratio) is the total covered area on all floors of all buildings on a certain lot divided by the total area of the property.

 Impact analysis using the theoretical maximum for the existing and proposed change is shown above. A TIS will be required at the site plan review process. Below is a description of the available potable water, sanitary sewer, and solid waste with regards to the existing accounts, adopted level of service, and remaining capacity.

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 39,045 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: 1,200,000 gpd AADF or 4,225 EDU

Havensound SF: 39,045 gpd or 137 EDU

Adopted LOS: 284 gpd/ERU

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 71,400 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

Havensound SF: 27,948 gpd or 137 EDU

Adopted LOS per Policy 1.1.1: 204 gpd/ERU

Remaining Capacity Available: 12,787 ERU (2,636,653 gpd)

Solid Waste Collection:

The proposed subdivision allows for 137 dwelling units. The adopted level of service is 2.5 pounds of solid waste per dwelling unit per day. The proposed subdivision will generate 342.5 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 Notice:

In accordance with Florida Statues Chapter 166.041, a Public Notice sign was posted on the site on December 23^rd , 2025. In addition, Public Notices were mailed to all addresses within 500’ of the proposed project.

Recommendation:

Staff finds that this request for a rezoning 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.

Staff recommends the Planning & Zoning Board motion to send a favorable recommendation to City Council for application RZ-2415.