ITEM DESCRIPTION:
Title
2nd Reading - Ordinance No. 2023-O-36: Request for a small-scale comprehensive plan amendment from High Density Residential, Commercial, and Low Density Residential to Mixed-Use with Conservation Overlay for parcels generally located East of S Ridgewood Avenue and North of Jones Fish Camp Road.
Body
OWNER:
Indian River Shoreline LLC and Omni Development LLC
PARCEL ID: 8538-10-00-0350, 8538-10-00-0320, 8538-10-00-0310, 8538-10-00-0282, 8538-10-00-0280, 8538-10-00-0270, 8538-10-00-0260, 8538-10-00-0150, 8538-10-00-0160, 8538-10-00-0130, 8538-10-00-0010, 8537-11-00-0061, 8537-11-00-0065, 8538-10-00-0252, 8538-18-00-0001, 8538-18-00-0002, 8538-18-00-0003, 8538-18-00-0010, 8538-18-00-0020, 8538-18-00-0030, 8538-18-00-0040, 8538-18-00-0050, 8538-18-00-0060, 8538-18-00-0070, 8538-18-00-0080, 8538-18-00-0090, 8538-18-00-0100
AREA:
37.05 + acres
PROPOSED USE:
188 Multi-family units on the Western half of the development. On the Eastern half, the development is proposing 60 residential units, a hotel with a maximum height of 60 feet, dry boat storage, and restaurant.
CURRENT LAND USE:
Vacant
EXISTING FLUM DESIGNATION:
City of Edgewater Commercial, High Density Residential, and Low Density Residential.
PROPOSED FLUM DESIGNATION:
City of Edgewater Mixed-Use with Conservation Overlay
VOTING DISTRICT:
Council District 4, Jonah Powers
SURROUNDING AREA:
|
|
Current Land Use |
FLUM Designation |
Zoning District |
|
North |
Boston Whaler |
Industrial |
MUPUD/I-1 |
|
East |
Indian River |
Indian River |
Indian River |
|
South |
Single-Family and Townhomes |
Medium Density Residential |
RPUD |
|
West |
Vacant |
Commercial |
RPUD |
BACKGROUND:
The requested action is for a small-scale comprehensive plan amendment to change the entirety of the subject property encompassing 36.396 + acres from Commercial, High Density Residential, and Low Density Residential to Mixed-Use future land use. The application has a companion Mixed-Use Planned Unit Development rezoning request. The existing future land uses begin with a Commercial FLU along S Ridgewood Avenue encompassing roughly 2.93 + acres. Approximately 28.5 + acres of the site has an existing future land use designation of High Density Residential which allows up to 12 units per acre. The remaining 4.96 + acres has a future land use designation of Low-Density Residential which allows up to 4 units per acre. Based upon the existing Future Land uses, the applicant would be allowed a maximum of 362 residential units. The development is proposing a total of 248 residential units, 188 units will be located in the multi-family section of the development on the eastern half, while another 60 units will be located on the western half in the mixed-use development. The development does allow for substantially more commercial development with a maximum of 300,268 square feet. The existing land use would likely only allow for a maximum of 100,000 square feet of commercial development.
LAND USE COMPATIBLITY:
Policy 1.1.10, Residential Density and the Future Land Use Map states:
The City shall ensure that residential density on the Future Land Map is based on the
following considerations:
1. Past and anticipated future population and housing trends and characteristics;
2. Provision and maintenance of quality residential neighborhoods and preservation of cohesive neighborhoods;
3. Protection of environmentally sensitive lands; and
4. Transition of density between low, medium and high residential districts.
The proposed development is an area that is experiencing tremendous growth. To the South of Jones Fish Camp Road is a developing single-family home and townhome development called Riverfront Estates. Riverfront Estates has a future land use designation of Medium Density Residential which allows up to 8 dwelling units per acre. Roughly 1000 feet North, on the West side of S Ridgewood Avenue, staff are reviewing a major site plan for a 157 unit recreational vehicle park. Roughly 1,000 feet south along S Ridgewood Avenue there is an existing development called Terra-Mar which has 260 mobile home lots on approximately 62 + acres. The density within this development is approximately 4.2 units per acre. The development opposite of Terra-Mar, which is being heard is proposing a future land use of Low Density Residential which allows for 4 dwelling units per acre. Below Terra-Mar, the major site plan for Tamarack III 55+ mobile home community is proposing 165 lots with a density of 3.93 units per acre, although it is entitled up to 8 units per acre. The immediate vicinity is anticipated to have substantial residential development. The request to change the future land use from Commercial, High Density Residential, and Low Density Residential is appropriate for this area considering the accompanying Mixed-Use Planned Unit Development is supplying significant commercial development in an area that is nearly entirely devoid of it. The development within the conceptual plan has illustrated that it will meet the quality of existing residential neighborhoods by providing multi-family units in an array of townhomes, duplexes, triplexes, and quadplexes. The request for a future land use designation of Mixed-Use with a Conservation Overlay meets the intent of protecting environmentally sensitive lands. The Conservation Overlay is outlined within Policy 1.1.8 and is meant to help preserve areas of the development through an environmental assessment to analyze the natural features of the site. At site plan, the conservation overlay in conjunction with the conceptual plan and Mixed-Use Planned Unit Development agreement will help foster the preservation of wetlands and the protection of environmentally sensitive areas.
ADEQUATE PUBLIC FACILITIES:
The City of Edgewater already has a water and sewer main running along Jones Fish Camp Road. The City of Edgewater has adequate capacity for both potable water and municipal sewer. The applicant has also applied to Volusia County Schools and has received an Adequate Capacity Determination letter indicating there is sufficient capacity at the existing schools. A traffic methodology study supplied by the applicant preliminarily indicated that no adopted levels of service would be degraded. A full traffic impact analysis is required at the time of site plan.
RECOMMENDED ACTION
Staff recommends approval of Ordinance 2023-O-36.