ITEM DESCRIPTION:
Title
SP-2415: Request for Major Site Plan approval for a proposed business park development, consisting of two 16,320 SF buildings, on a 3.05-acre property located at 2360 South Ridgewood Avenue.
Body
OWNER/APPLICANT:
First Business Park, LLC, Vincenzo Donnici/Steve Syrcle, PE, Tri-State Engineering Consultants
PROPOSED USE:
Business Park
PARCEL ID:
8402-00-00-0420
ACREAGE: 3.05 acres
CURRENT LAND USE:
Vacant Commercial
FUTURE LAND USE DESIGNATION:
Commercial
ZONING DISTRICT:
BPUD, Business Planned Unit Development
VOTING DISTRICT:
District Three - Council Person Debbie Dolbow
SURROUNDING AREA:
|
|
Current Land Use |
FLU Designation |
Zoning District |
|
North |
Vacant |
Commercial |
B-3, Highway Commercial |
|
East |
FDOT ROW: South Ridgewood Avenue |
N/A |
N/A |
|
South |
Majestic Oaks Common Area: Oak Branch Drive |
N/A |
N/A |
|
West |
Single-Family Homes |
LDR, Low Density Residential |
R-1, Single-Family Residential |
Staff Review
The applicant, Steve Syrcle, PE, with Tri-State Engineering Consultants, has submitted a site plan in accordance with the BPUD development standards approved in Ordinance 2024-O-44, adopted on December 2, 2024, which reclassified the property from B-3, Highway Commercial, to BPUD, Business Planned Unit Development.
The submittal is consistent with the master plan that was included in the ordinance as “Exhibit B”, above.
The proposal includes two buildings, with the same layout and square footage. Originally proposed as 24 units, each building will contain ten units, of which two will be 2,400 square foot retail units facing South Ridgewood Avenue (units 9,10,19, and 20, in orange, below). Behind the retail units in each building are proposed eight workspace units with garage and man doors for access, loading and unloading (in yellow, below). All uses will occur inside of the units with no outdoor operations allowed. 
Two access points were originally proposed. The access onto to S. Ridgewood Avenue was removed during the review process. FDOT did not support the access point and wanted the development’s access to be entirely from Oak Branch Drive. The proposal includes one access point at Oak Branch Drive, to the south, which intersects with South Ridgewood Avenue (red circles, below).
The applicant provided a traffic impact statement upon the initial submittal on December 2nd, 2024. The applicant chose mini warehouse and general retail as the projected land uses to generate the projected AM peak hour trips, PM peak hour trips, and average daily trips. The ITE table provided by the applicant is provided below:
After consultation with FDOT, Stanley Consultants - the City’s third party traffic reviewer, and Volusia County, City staff requested from the applicant a revised ITE trip generation statement utilizing a different traffic generation rate from mini-warehousing. City staff noted that the BPUD allowed for flexible uses in an effort to create a hub for small businesses such as contractors to utilize both warehousing, office, inside storage. This flexibility requires a trip generation that aligns with the potential ability for more traffic demand being generated from the proposed development. The applicant has provided the following ITE generations statement:
The City of Edgewater is a partner of the River to Sea Transportation Planning Organization and has adopted the transportation impact analysis guidelines. According to the River to Sea Transportation Impact Analysis TIA Guidelines states a TIA is warranted when there is greater than 1,000 daily trips or 100 peak hour trips. In addition, the City of Edgewater has adopted the following more restrictive standards within Article V, Section 21-52.05(f), Street Design Standards. Article V, Section 21-52.05(f) notes the following requirements:
“A left turn lane shall be provided at each access point with an average daily trip end of 1,000 vehicles and/or more than 25 peak hour left turn movements. A right turn/deceleration lane shall be provided when the posted speed limit equals or exceeds 35 miles per hour or if the proposed development will generate 100 or more peak hour right turn movements. Turn lane requirements shall be provided on all immediately adjacent roadways affected by any development/redevelopment project unless deemed unfeasible/impractical by the TRC”.
A left hand turn lane already exists in the right of way on US 1 and a right hand deceleration lane has already been constructed going south bound on US1 for entry into Oak Branch Drive. At this time, City staff are not requiring a full transportation impact analysis based upon the projected average daily trips, AM and PM peak hour trips, and consultations with FDOT regarding access.
The applicant has undergone three submission from the first submittal. City staff received the third submittal on June 30th. City staff sent out to the Technical Review Committee on June 30th. City staff received all comments back by July 7th, 2025 from the Technical Review Committee. All comments have been satisfied by the Technical Review Committee as of July 7th, 2025.
Planning and Zoning:
At the July 9th, Planning and Zoning Board meeting, the Planning and Zoning Board recommended approval of the major site plan to City Council with 6 members in support, 0 in opposition.
The Planning and Zoning Board requested the location of the fence be placed against the rear parking lot to address visibility concerns for adjacent single family residents and access to the lift station.
Public Notice:
Public Notices were mailed to all addresses within 500’ of the proposed project.
Staff Recommendation:
Motion to approve the major site plan for SP-2415.