ITEM DESCRIPTION:
Title
1st Reading - Ordinance 2024-O-50: Request for a small-scale comprehensive plan amendment to change the future land use map from Commercial, Medium Density Residential, and Volusia County Rural to Mixed Use with Conservation Overlay for approximately 22.97 + acres located on Carol Ann Drive, south of Park Avenue.
Body
OWNER:
Oak Grove on Park Ave, LLC
LOCATION:
South of Park Avenue, west of Mango Tree Drive
AREA:
22.97 + Acres
PROPOSED USE:
Mango Key Townhomes with Mango Key Storage Facility
CURRENT LAND USE:
Undeveloped
FLUM DESIGNATION:
Commercial, Medium Density Residential, and Volusia County Rural
PROPOSED FLUM DESIGNATION:
Mixed Use with Conservation Overlay
ZONING DISTRICT:
B-3 Highway Commercial, MH-1 Mobile Home Park, and Volusia County MH-4A Rural Mobile Home
VOTING DISTRICT:
Council District 1, Councilperson Charlotte Hope Gillis
STAFF RECOMMENDATION:
Approval
PLANNING BOARD:
September 11th, 2024
CITY COUNCIL:
October 7th, 2024
Discussion:
The applicant is requesting a small-scale comprehensive plan amendment to amend the future land use from Commercial, Medium Density Residential, and Volusia County Rural to Mixed Use with Conservation Overlay for approximately 22.97 + acres located on Carol Ann Drive, south of Park Avenue. This application is being submitted concurrently with a rezoning to Mixed Use Planned Unit Development for Mango Key, a townhome project with an associated commercial storage facility project referred to as Mango Storage.
The subject property is contiguous to the current boundaries within the City of Edgewater. The subject parcel is within the Interlocal Service Boundary Agreement (ISBA) with Volusia County and the Utility Service Area for the City of Edgewater.
Figure 1: Location Map
Figure 2: Conceptual Plan
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 |
Commercial Buildings |
Industrial |
I-1 |
|
East |
Borrow Pit |
Public/Semi-Public |
Agriculture |
|
South |
Undeveloped |
Volusia County Rural |
Volusia County MH-4A |
|
West |
Undeveloped |
Volusia County Rural |
Volusia County MH-4A |
Land Use Compatibility:
The subject property currently has approximately 18.68 acres with future land use designation of Medium Density Residential and as such is allowed 8 dwelling units per acre, or 149 DU. The neighborhood west of Carol Ann Drive is zoned R-3 Residential and have a future land use designation of Medium Density Residential. Considering this, along with Table 1 of the surrounding FLU designations, the proposed land use of Mixed Use with Conservation Overlay with a commercial component as a buffer between the Industrially zoned area to the north is consistent with the existing and future land use of the surrounding neighborhood.
Comprehensive Plan Compatibility:
The Mixed Use with Conservation Overlay Future Land Use Designation is compatible with the Comprehensive Plan, 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, City sewer, and a main arterial road. Full analysis is discussed below.
• Policy 1.2.1 - Prohibiting the Expansion of Non-Compatible Uses. The City shall
implement regulations prohibiting the expansion of non-compatible uses
within residential neighborhoods.
Staff Response: Changing the FLU from Medium Density Residential and Commercial to Mixed Use will ensure consistency with the character of adjacent neighborhoods while keeping the core intent of the original designations.
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: Current and Proposed Future Land Uses - Density/Intensity
|
Current FLU |
Area |
Current FLU Theoretical Max |
Proposed FLU Theoretical Max |
Proposed FLU Theoretical Max with Site Specific PUD Limitations |
Net Change from Current FLU to Proposed FLU |
|
Commercial |
1.62 Acres |
35,283 sq. ft. FAR** |
|
|
|
|
Rural |
2.67 Acres |
0.53 DU |
|
|
|
|
Medium Density Residential |
18.68 Acres |
149.44 DU |
|
|
|
|
Proposed FLU |
|
|
|
|
|
|
Mixed Use |
22.97 Acres |
|
164 DU/ 200,115 sq. ft. commercial*** |
121 DU/ 60,000 sq. ft. |
+ 14 DU +60,000 Commercial |
*Maximum allowable under site specific MUPUD Agreement is 121 dwelling units and 6.15 acres Commercial.
**FAR (Floor Area Ratio) is the total covered area on all floors of all buildings on a certain lot divided by the total area of the property.
*** Mixed Use FLU calculated as 60% Residential and 40% Commercial, 12 DU/acre and 0.5 FAR per Comprehensive Plan
Table 3. LOS Impact Analysis (Theoretical Max.)
|
Development Variable |
Current FLU Theoretical Max |
Proposed FLU Theoretical Max with Site Specific Limit |
Net Change |
|
Commercial (FAR* 0.5) |
35,283 Sq. ft. |
267,796 sq. ft.** |
+232,513 sq. ft. |
|
Residential Units |
149.97 DU |
121 DU |
-28.97 DU |
|
Population1 |
366 |
295 |
-71 |
|
Traffic Trips (PM Peak Hour)2 |
261 |
74.28 |
-186.72 |
|
Potable Water (gallons/day)3 |
32,363 GPD |
25,602 GPD |
-6,761 GPD |
|
Wastewater (gallons/day)4 |
32,363 GPD |
25,602 GPD |
-6,761 GPD |
|
Solid Waste 5 |
1,016# |
767# |
-249# |
*Maximum allowed by site-specific PUD: 121 DU and proposed 6,000 SF Warehouse
*Commercial square footage contains maximum 5 acres of uncovered outdoor RV/Boat Storage.
1. Population based on 2.44 persons per household (per 2020 census)
2. ITE Trip Generation Manual, 11th Edition: Current FLU calculated by Single Family Residential (210) 0.94 PM Peak House/DU and Retail Shopping Center >150ksf, 3.4 PM Peak Hour trips per 1,000sf.
Proposed FLU calculations based on Single Family Attached (215) 0.57 PM Peak Hour/DU, Warehousing (150) 0.80 PM Peak Hour/1,000 GSFA
3. Potable per day based on 204 gpd for Equivalent Residential Unit. Current FLU calculated by 1.0 ERU/DU and 0.5 ERU per 1,000 sf gross for potential commercial parcel. Proposed FLU calculated by 1.0 ERU/DU and 0.75/1,000 SF for proposed 6,000 SF Warehouse.
4. Wastewater per day based on 204 gpd for Equivalent Residential Unit. Current FLU calculated by 1.0 ERU/DU and 0.5 ERU per 1,000 sf gross for potential commercial parcel. Proposed FLU calculated by 1.0 ERU/DU and 0.75/1,000 SF for proposed 6,000 SF Warehouse.
5. Solid Waste per day based on 2.5 pounds per capita per day. Residential component based on 6.1#/ERU Commercial component calculated based on 6.4#/ERU.
Transportation:
The subject property will have direct vehicular transportation access to Park Avenue, a collector road that connects to arterial road U.S.1 to the east and arterial road Old Mission Road to the west, both with access to Interstate 95. The aforementioned roads are currently operating at acceptable levels of service. The net change in trips is shown above in Table 2 using the 11th Edition of the ITE Trip Manual. A traffic impact statement with trip generation rates will be required of the application at the preliminary plate phase if approved, and will be subject to review from the City Contracted Traffic Engineer.
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 25,602 gallons per day. This results in a net change of -6,761 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 25,602 gallons per day. This results in a net change of -6,761 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 121 residential units, with a theoretical population of 295. In addition, the proposed Mixed-Use project consists of a maximum 5 acres of RV/Boat storage and a proposed 6,000 square feet of warehousing. This would generate 767 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 applicant has submitted a Volusia County School Board Concurrency Application for a Reservation Certificate. Based on the Volusia County School District’s student generation (SGR) rate for a Single Family (0.258 Students per unit), the proposed land use could generate at least 31.22 full time students. This is a net decrease of 7.7 students from the current land use density.
Public Notice:
A Public Notice sign was posted on the site on August 28, 2024. In addition, Public Notices were mailed to all adjacent properties within 500’ of the subject property.
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-50.