ITEM DESCRIPTION:
Title
1st Reading - Ordinance No. 2026-O-10: Request for a small scale comprehensive plan amendment for 1711, 1715, and 1717 Edgewater Drive from Commercial to Medium Density Residential.
Body
APPLICANT:
Brad Hansen
LOCATION:
West of Ridgewood Avenue, East of Edgewater Drive, North of Indian River Boulevard
AREA:
.75± Acres
PROPOSED USE:
Single-Family Residential
CURRENT FLUM DESIGNATION:
Commercial
PROPOSED FLUM DESIGNATION:
Medium Density Residential
ZONING DISTRICT:
B-3 Highway Commercial. Tentatively R-4 Residential with Concurrently Submitted Application
VOTING DISTRICT:
Council District 2, Councilperson Mike Thomas
STAFF RECOMMENDATION:
Approval
PLANNING BOARD:
June 10, 2026
CITY COUNCIL:
Tentatively, July 6, 2026
Discussion:
The applicant is requesting a small-scale comprehensive change to amend the Future Land Use Map for the subject property located on approximately .75 acres east of Edgewater Drive, west of Ridgewood Avenue, north of Indian River Boulevard (Parcel ID’s: 8402-28-02-0075, 8402-28-02-0074, & 8402-28-02-0072) from Commercial to Medium Density Residential. The applicant has submitted an application for a rezoning from B-3 Highway Commercial to R-4 Residential. The zoning and future land use will be compatible with the surrounding residential neighborhood and the existing uses.
Surrounding Area:
The subject property is located West of US1, North of Indian River Boulevard and is currently zoned B-3 Highway Commercial with a Future Land Use designation of Commercial. The surrounding properties to the North, South, and East are zoned B-3 Highway Commercial with a Future Land Use designation of Commercial, and the properties to the west are zoned R-3 Residential with a Future Land Use Map designation of Low Density Residential. The current use of the north and south parcels are single family residences, however, to avoid inconsistency with the surrounding neighborhood they joined Mr. Hansen to have their properties rezoned to an R-4 Medium Density Single-Family Residential district with a Future Land Use designation of Medium Density Residential. Bringing these parcels into the proposed zoning and land use provides a desirable transition between residential and commercial properties located along US1 and the adjacent residential neighborhood. Feathering density from Commercial to Medium Density Residential is a desirable change in the Future Land Use.
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 |
Residential Tri-Plex |
Commercial |
B-3 Highway Commercial |
|
East |
Auto Zone |
Commercial |
B-3 Highway Commercial |
|
South |
Best Western Hotel |
Commercial |
B-3 Highway Commercial |
|
West |
Single Family Homes |
Low Density Residential |
R-3 Residential |
Table 2: Current and Proposed Future Land Uses - Density/Intensity
|
Current FLU |
Proposed FLU |
Net Change in FLU |
|
Commercial |
Medium Density Residential |
|
|
Theoretical Maximum Density (units)/Intensity (sq. ft.) |
|
0.5 FAR |
8 DU/Acre |
+6 Dwelling Units |
Land Use Compatibility:
The subject properties currently consist of 4 parcels totaling approximately .75± acres
with a future land use designation of Commercial. The neighborhood on the west side of Edgewater Drive is zoned R-3 Residential and has a future land use designation of Low Density Residential.
The FLU of the surrounding area is primarily Residential to the west and Commercial to the east in character. 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 and provides an appropriate transition from Commercial to Residential properties.
Comprehensive Plan Compatibility:
The Medium Density Residential Future Land Use Designation is compatible with the Comprehensive Plan and the surrounding neighborhoods near the Ridgewood Avenue/Indian River Boulevard corridor. Specifically, the small-scale comprehensive plan complies with the following:
• Future Land Use Policy 1.1.2: Density/Intensity.
The City shall adopt maximum densities and intensities for each land use category which encourage economic development while protecting the natural environment as indicated in the above table. [9J-5.006 (3)(c)1., F.A.C.]
Staff Response: Staff has determined that feathering density through the requested change to the Future Land Use will accommodate the existing development patterns.
• Future Land Use 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. [9J-5.006 (3)(c)2., F.A.C.]
Staff Response: Staff has determined that Medium Density Residential FLU designation is compatible and consistent with the adjacent neighborhood and a desirable transitional future land use between Commercial and Low Density Residential.
• Future Land Use 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. [9J-5.006 (3)(c)3., F.A.C.]
Staff Response: Staff has reviewed the LOS for all services involved in amending this property with a FLU of Medium Residential and found it will not adversely affect the LOS standards in the Comprehensive Plan. Furthermore, it is directly adjacent with access to potable water, sewer, and a main arterial road.
• Housing Element 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 Commercial to Medium Density Residential will ensure consistency with the character of the adjacent neighborhood.
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 (Theoretical Max.)
|
Development Variable |
Current FLU |
Proposed FLU |
Net Change |
|
|
Theoretical Maximum |
|
|
Intensity |
20,255 + sq. ft. |
0 sq.ft. |
-20,255 sq.ft. |
|
Residential Units |
0 |
7 |
+7 |
|
Population1 |
N/A |
17.08 |
+17.08 |
|
Traffic Trips (PM Peak Hour)2 |
68.9 |
6.58 |
-62.32 |
|
Potable Water (gallons/day)3 |
3,144 |
1,428 |
-1,716 |
|
Wastewater (gallons/day)4 |
3,144 |
1,428 |
-1,716 |
|
Solid Waste (#/Day) 5 |
38.5 |
17.5 |
-21.03 |
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. Current 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. Current FLU calculated by 0.5 ERU per 1,000 sf gross. Proposed FLU calculated by 0.75/1,000 SF for theoretical retail.
4. Wastewater per day based on 204 gpd for Equivalent Residential Unit.
5. Solid Waste per day based on 2.5 pounds per capita (ERU) per day
Transportation:
The subject properties are planned to be single family residences with vehicular transportation access abutting Edgewater Drive, which is a local road that connects to Ridgewood Avenue, an arterial road leading to the Interstate system via Indian River Boulevard. The aforementioned roads are currently operating at acceptable levels of service. The net change in trips are shown above in Table 2.
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 1,428 gallons per day. This results in a net change of -1,716 gallons per day when compared to the theoretical Commercial Land Use. 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 1,428 gallons per day. This results in a net change of -1,716 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 7 residential units, with a theoretical population of 17. This would generate 17.5 pounds of solid waste per day, which is -21.03 pounds when compared to the theoretical uses under the Commercial Land Use designation. 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:
Based on the Volusia County School District’s student generation (SGR) rate for a single-family dwelling unit (0.258 Students per unit), the proposed land use could generate at least 1 full time student. This is a net increase of 1 from the current land use. The applicant has submitted a Volusia County Schools Concurrency Application and is awaiting an adequacy finding.
Public Notice:
A Public Notice sign was posted on the site on May 27, 2026. In addition, Public Notices were mailed to all residences within 500’ of the project. Recommendation:
Staff finds that this request for Future Land Use map amendment is appropriate and suitable for the subject site, is compatible with the surrounding land uses, and is consistent with the City of Edgewater Comprehensive Plan.
Motion to approve Ordinance 2026-O-10.