ITEM DESCRIPTION:
Title
2nd Reading - Ordinance 2024-O-48: Request for small scale comprehensive plan amendment to the Future Land Use Map for Parcel ID’s 853801000220 and 853801000221 from Volusia County Urban Medium Intensity and Water to City of Edgewater Mixed Use with Conservation Overlay.
Body
OWNER:
Indian River Shoreline, LLC
APPLICANT:
Mark Watts
LOCATION:
North of Jones Fish Camp Road, east of U.S.1
AREA:
0.678 Acres
CURRENT LAND USE:
Undeveloped
FLUM DESIGNATION:
Volusia County Urban Medium Intensity and Water
PROPOSED FLUM DESIGNATION:
Mixed Use with Conservation Overlay
ZONING DISTRICT:
Volusia County R-6 and RCW. Tentatively Mixed Use Planned Unit Development (MUPUD)
VOTING DISTRICT:
Council District 4, Councilperson Jonah Powers
STAFF RECOMMENDATION:
Approval
PLANNING BOARD:
September 11th, 2024
CITY COUNCIL:
Tentatively October 7th, 2024
Discussion:
The applicant is requesting a small-scale comprehensive plan amendment for approximately 0.678 acres of property located at the north east side of Jones Fish Camp Road, parcel ID numbers 853801000220 and 853801000221. The property is a part of concurrently submitted applications for annexation into the City of Edgewater and Rezoning to incorporate them into the Edgewater River Oaks Mixed Use Planned Unit Development to the north and west.
The subject properties are located on the north side of Jones Fish Camp Road, east of U.S.1 and is currently zoned Volusia County Urban Single-Family Residential (R-6W) and Resource Corridor-Water (RCW). The surrounding zoning to the south is the Edgewater Riverfront Estates RPUD, west and north is the Edgewater River Oaks MUPUD, and the west is the Indian River Lagoon.
Figure 1: Location Map
Figure 2: Future Land Use Map
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 |
Undeveloped |
Mixed Use with Conservation Overlay |
MUPUD |
|
East |
Undeveloped |
Water |
Volusia County RC-W |
|
South |
Residential |
Medium Density Residential |
RPUD |
|
West |
Undeveloped |
Mixed Use with Conservation Overlay |
MUPUD |
Table 2: Current and Proposed Future Land Uses - Density/Intensity
|
Current FLU |
Proposed FLU |
Net Change in FLU |
|
Urban Medium Intensity |
Mixed Use with Conservation Overlay |
|
|
Theoretical Maximum Density (units)/Intensity (sq. ft.) |
|
4-8 DU/Acre |
12.96 DU/Acre and 0.5 FAR |
12.96 total DU |
While the proposed change in Future Land Use theoretically allows for a higher residential density, the property will become incorporated into the adjacent Mixed Use Planned Unit Development Agreement (MUPUD)for Edgewater River Oaks with the concurrently submitted application. This parcel is not a component of the residential aspect of that agreement and no residential units are planned on this parcel per the MUPUD Master Plan.
Land Use Compatibility:
The two parcels are bordered to the east by the Indian River Lagoon and to the west by the Mixed Use Planned Unit Development Edgewater River Oaks. These parcels were left out of the original annexation, rezoning, and comprehensive plan amendment process when the MUPUD was established. This process will ensure compatibility with the surrounding area and incorporation into the Edgewater River Oaks Master Plan.
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.
Comprehensive Plan Compatibility:
The Mixed Use Future Land Use Designation is compatible with the Comprehensive Plan and the surrounding area within the Edgewater River Oaks MUPUD. Specifically, the small-scale comprehensive plan complies with the following:
• 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.
Staff Response: Staff has determined that Mixed Use with Conservation Overlay FLU designation is compatible and consistent with the adjacent neighborhood.
• Policy 1.4.1 - Limiting Development and the Utility Service Area.
The City will limit land development activities outside of the adopted Utility Service Area boundary to encourage infill and ensure the availability of services and facilities to accommodate development.
Staff Response: The subject property is located within the City of Edgewater’s ISBA and MSA. The subject property has the ability to connect to City utilities. The subject property is currently undeveloped.
• 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.
Staff Response: Staff has reviewed the LOS for all services involved in amending this property with a FLU of Mixed Use 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 City sewer.
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. There is adequate capacity. The subject property shall be serviced by the City of Edgewater for municipal waste. There is adequate capacity.
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
|
Development Variable |
Current FLU Theoretical Max |
Proposed FLU with Site Specific MUPUD |
Net Change in Residential Units and Non- Residential SQ. FT. |
|
Commercial (FAR 0.5) |
0 Sq. ft. |
.05 FAR |
+7,840 sq.ft. |
|
Residential Units |
2.88* |
0 |
-2.88 |
|
Population1 |
7 |
0 |
+7.32 |
|
Traffic Trips (PM Peak Hour)2 |
2.71 |
26.52 |
-23.81 |
|
Potable Water (gallons/day)3 |
587.52 |
795.60 |
+208.08 |
|
Wastewater (gallons/day)4 |
587.52 |
795.60 |
+208.08 |
|
Solid Waste 5 |
7.2 |
9.75 |
+2.55 |
1. Population based on 2.44 persons per household (per 2020 census)
2. ITE Trip Generation Manual, 11th Edition: Single Family Residential (210) 0.94 PM Peak House/Dwelling Unit. Proposed FLU estimated for Retail Shopping Center >150ksf, 3.4 PM Peak Hour trips per 1,000sf.
3. Potable per day based on 204 gpd for Equivalent Residential Unit. Proposed FLU calculated by 0.5 ERU per 1,000 sf gross
4. Wastewater per day based on 204 gpd for Equivalent Residential Unit.
5. Solid Waste per day based on 2.5 pounds per capita per day
The calculation for the Impact Analysis is based on 0.36 acres of the total area of the parcels. The remaining area of the parcel falls within the Indian River Lagoon and is not going to be developed. These parcels were included in the original impact analysis and are not increasing the impact of the previously approved Mixed Use Planned Unit Development Agreement.
Transportation:
The net change in trips are shown above in Table 2. The parcels are part of the larger Edgewater River Oaks MUPUD agreement. A full Transportation Impact Analysis (TIA) was conducted for the project including these parcels. The TIA was approved through the review process.
Sanitary Sewer:
The City’s adopted LOS standard for sanitary sewer is 204 gallons per equivalent residential unit. Using this standard, the proposed land use would theoretically generate a demand of 795.60 gallons per day. This results in a net change of +208.08 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
12-month Annual Average Daily Flow: 1,555,000 gpd AADF
Existing Accounts: 9,962 of which 47 serve unincorporated properties
Average Flow per Existing Account: 156 gpd
Adopted LOS per Policy 1.1.1: 204 gpd/ERU
Outstanding Committed Capacity: 927 ERU (189,108 gpd AADF)
Remaining Capacity Available: 4,931 ERU (1,005,892 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 795.60 gallons per day. This results in a net change of +208.08 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 a 0.5 FAR, with a theoretical coverage of 7,840 square feet. This would generate 9.75 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.
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:
The proposed change to the future land use map will not increase the residential density and therefore no approval from Volusia County Schools is necessary.
Business Impact Statement:
The change in the future land use will help facilitate the Edgewater River Oaks marina/resort develop which will significantly increase ad valorem tax revenue.
Public Notice:
A Public Notice sign was posted on the site on August 28th ,2024. In addition, Public Notices were mailed to all addresses within 500’ of the subject properties.
The Planning and Zoning Board sent a favorable recommendation to City Council with seven in support and zero in opposition.
Recommendation:
Staff recommends approval of Ordinance 2024-O-48.