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Title:
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CPA-2409: Request for a Large Scale Comprehensive Plan Amendment to amend the future land use map from Agriculture, Industrial, and Public/Semi-Public to Mixed Use for 137 + acres across from Hacienda Del Rio.
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ITEM DESCRIPTION:
Title
CPA-2409: Request for a Large Scale Comprehensive Plan Amendment to amend the future land use map from Agriculture, Industrial, and Public/Semi-Public to Mixed Use for 137 + acres across from Hacienda Del Rio.
Body
OWNER:
Booker St., LLC
483 Clinton Cemetery LLC
Relocation Rd LLC
Ridgewood Avenue LLC
APPLICANT:
Holiday Builders / Paul Andrzejczak
LOCATION:
North of Clinton Cemetery Road
East of F.E.C. Railroad
South of Booker Street
West of S Ridgewood Avenue / US 1
AREA:
136 + acres
PROPOSED USE:
Mixed Use - Single Family Housing, Highway Commercial, Fire Station
CURRENT LAND USE:
Forested - Disturbed
CURRENT PERMITTED USE:
Hospital, Assisted Living, Independent Living, & All uses within I-2, Heavy Industrial
CURRENT FLUM DESIGNATION:
70.8 acres - Public/Semi Public
56.2 acres - Industrial with Conservation Overlay
10 acres - Volusia County Industrial
PROPOSED FLUM DESIGNATION:
Mixed Use
CURRENT ZONING DISTRICT:
80 acres - Volusia County A3 & I-1(City of Edgewater Annexation Agreement)
56 acres - City of Edgewater I-2, Heavy Industrial
PROPOSED ZONING DISTRICT:
Mixed Use Planned Unit Development (MUPUD)
VOTING DISTRICT:
Council District 4, Councilperson Eric Rainbird
STAFF RECOMMENDATION:
Approval
PLANNING BOARD:
March 11th, 2026
1st READING CITY COUNCIL:
April 6th, 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
Water Tower and Vacant
Public/Semi-Public, Highway Commercial
Public/Semi-Public, Business Planned Unit Development (Explore RV & Boat Storage)
East
Manufactured Homes
Boston Whaler
Future City Boat Ramp
Incertec
Medium Density Residential
Industrial
MH-1
(Hacienda Del Rio Annexation Agreement)
MUPUD
(Boston Whaler MUPUD)
I-2, Heavy Industrial
South
Vacant
Low Density Residential
Residential Planned Unit Development (Lakeview Estates 55+ Community Single Family Homes)
West
F.E.C Railroad
Rural Estate Homes
Rural
A-1, Agriculture
OVERVIEW:
The subject property is located on US 1/ Ridgewood Avenue South of Edgewater Lakes and Booker Street, bounded by Clinton Cemetery Road on the southern boundary. The subject property is 136.47 acres in size. The property has a future land use designation of Volusia County Industrial, City of Edgewater Industrial with Conservation Overlay, and Public/Semi-Public.
Figure 1: Location Map
Figure 2: Existing Future Land Use Map
Figure 3: Existing Zoning Map
The applicant is requesting a large scale comprehensive plan amendment to change the future land use designation from Volusia County Industrial, City of Edgewater Industrial, and City of Edgewater Public/Semi-Public to City of Edgewater Mixed Use. The applicant is concurrently requesting a rezoning from Volusia County A-3 & I-1 and City of Edgewater I-2, to City of Edgewater Mixed Use Planned Unit Development Agreement (MUPUD). The applicant is proposing a 329 unit single family home subdivision with 20.87 acres for Commercial Outparcels, and a 2 acre tract for a future Fire Station.
BACKGROUND:
Figure 4: Entitled Properties under Design and Existing Built Development
* In 2004, City Council changed the future land use to low density residential and approved the Edgewater Lakes RPUD agreement.
* In 2004, City Council approves the Southeast Volusia Hospital District Annexation Agreement.
* In 2004, City Council approved the agreement for two 185' high Condominiums north of Jones Fish Camp Road.
* In 2006, the Citizens of Edgewater vote for a ballot amendment adopting a residential height restriction of 35' for all property East of US1.
* In 2006, the City Council