File #: SP-2319    Version: Name:
Type: Other Business Item Status: Agenda Ready
File created: 8/7/2024 In control: City Council
On agenda: 11/11/2024 Final action:
Title: SP-2319: Request for approval of a Proportionate Share Traffic Agreement and Major Site Plan for a 196-unit build-to-rent residential development located north of Jones Fish Camp Road, east of U.S.1 in the Edgewater River Oaks Mixed-Use Planned Unit Development (MUPUD).
Attachments: 1. Public Notice Aerial Map, 2. Construction Plans, 3. Proportionate Fair Share Agreement, 4. Edgewater River Oaks TIA, 5. Colored Elevations

ITEM DESCRIPTION:

Title

SP-2319: Request for approval of a Proportionate Share Traffic Agreement and Major Site Plan for a 196-unit build-to-rent residential development located north of Jones Fish Camp Road, east of U.S.1 in the Edgewater River Oaks Mixed-Use Planned Unit Development (MUPUD).

Body

OWNER:

Omni Development, LLC

 

APPLICANT:

Nick Gluckman

 

LOCATION:

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

 

AREA:                     

18.21 Acres

 

PROPOSED USE: 

196-unit residential project

 

CURRENT LAND USE: 

Undeveloped

 

FLUM DESIGNATION: 

Mixed-Use with Conservation Overlay

 

ZONING DISTRICT:

Residential Planned Unit Development (RPUD)

 

VOTING DISTRICT: 

Council District 4, Councilperson Jonah Powers

 

STAFF RECOMMENDATION:

Approval

 

PLANNING BOARD:

August 14th, 2024

 

CITY COUNCIL:

September 23rd, 2024

 

 

 

 

 

 

Discussion:

 

The applicant is requesting approval for a Major Site Plan for an 18.21-acre undeveloped tract of land east of U.S.1 and north of Jones Fish Camp Road. An aerial exhibit is provided below in Figure 1. The Major Site Plan for approval is part of a larger Mixed-Use Planned Unit Development that also encompasses the land east to the Indian River Lagoon, Edgewater River Oaks MUPUD. The proposed development is a 196-unit built-to-rent residential project with amenities such as a pool and cabana, BBQ area, pickleball, butterfly garden, and dog park. The staff approved development plan exhibit is shown in Figure 2.

 

The applicant submitted to the City of Edgewater for review of the major site plan on December 19th, 2023. Subsequent reviews have taken place, and the Technical Review Committee has reviewed the following site plan and has found that the development meets the requirements of the land development code and the Mixed-Use Planned Unit Development (MUPUD) through Ordinance 2023-O-37 recorded at Book 8494, Page 1398 and recommends approval. 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.

 

Figure 1: Location Exhibit

 

Figure 2: Overall Development Plan

 

 

 

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 compatibility between the current Mixed-Use Future Land Use designation and the Zoning District of Residential Planned Unit Development (RPUD).

 

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

Storage Units

Industrial

City I-1

East

Future Phase of the MUPUD

Mixed-Use

MUPUD

South

Single Family Residences/MultiFamily Residences

Volusia County Urban Medium Intensity/City Medium Density Residential

Volusia County R-4(W) Urban Single Family Residential/RPUD

West

Undeveloped

Commercial

RPUD

 

 

 

 

Land Use Compatibility:

 

The proposed use of a build-to-rent residential development is compatible with the surrounding area and a permitted use within the MUPUD Agreement.

 

The subject property is located in an area that has both unincorporated Volusia County parcels and City of Edgewater parcels.

 

•                     Urban Medium Intensity FLU in Volusia County allows for a range of 4 to eight dwelling units per acre.

•                      The RPUD on the South side of Jones Fish Camp Road has a density maximum of 8 dwelling units per acre

 

 

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.

 

An adequate school capacity determination letter has been submitted, with Volusia County Schools having no objections to the proposed development plan. Based upon the most recent school capacity report, the requested small-scale comprehensive plan amendment will not cause a deficiency.

 

A full Traffic Impact Analysis has been submitted and resubmitted in response to comments from the City’s contracted traffic engineer, Volusia County Traffic, and FDOT with all comments having been satisfied. A proportionate share agreement for traffic improvements is being submitted concurrently with this request.

 

Proportionate Share Agreement:

The applicant has undergone a Traffic Impact Methodology review and a Traffic Impact Analysis (TIA) for the entire MUPUD which encompasses the proposed 196 multi-family apartment major site plan. The TIA was prepared for 118,800 square feet of boat storage, 196 Multi-family Apartments, 390 room Hotel, 20 Marina Berths, 10,000 square feet of retail, and 28,000 square feet of restaurant.

 

 

Jones Fish Camp Road will need to be improved to meet the City of Edgewater’s current road standards. A new signalized intersection at S Ridgewood Avenue/US 1 and Jones Fish Camp has been determined to require a signalized intersection. The City is currently working with the eastern property owner to establish a Proportionate Share Agreement for the remaining improvements.

 

 

In accordance with Florida Statutes, 163.3180, Concurrency, “the applicant shall receive a credit on a dollar-for-dollar basis for impact fees, mobility fees, and other transportation concurrency mitigation requirements paid or payable in the future for the project. The credit shall be reduced up to 20 percent by the percentage share that the project’s traffic represents of the added capacity of the selected improvement, or by the amount specified by local ordinance, whichever yields the greater credit”.

 

Public Notice:

 

In accordance with Florida Statues Chapter 166.041, a Public Notice was mailed to all addresses within 500 feet, and a Public Notice sign was posted on the site on July 31, 2024. As of August 7th, 2024, staff has received zero requests for general information regarding the proposed Site Plan.

 

Recommendation:

 

Motion to approve both the Major Site Plan and Proportionate Share Traffic Agreement.