ITEM DESCRIPTION:
Title
RZ-2414: Request for approval of a rezoning from B-3 Highway Commercial to R-4 Medium Density Residential (Parcel IDs: 8402-28-02-0075, 8402-28-02-0074, 8402-28-02-0072, and 8402-28-02-0076).
Body
OWNER:
Real Pro Investments, LLC
APPLICANT:
Brad Hansen
LOCATION:
West of Ridgewood Avenue, east of Edgewater Drive, north of Indian River Boulevard
AREA:
.93 ± Acres
PROPOSED USE:
Single-Family Residential
FLUM DESIGNATION:
Commercial. Tentatively Medium Density Residential with Concurrently Submitted Application
CURRENT ZONING DISTRICT:
B-3 Highway Commercial
PROPOSED ZONING DISTRICT:
R-4 Residential
VOTING DISTRICT:
Council District 2, Councilperson Gigi Bennington
STAFF RECOMMENDATION:
Approval
PLANNING BOARD:
November 13th, 2024
CITY COUNCIL:
December 2nd, 2024
Discussion:
The applicant is requesting rezoning for the subject property located on approximately .93 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, and 8402-28-02-0076) from B-3 Highway Commercial to R-4 Residential. The applicant has concurrently submitted applications for comprehensive plan amendments from Commercial to Medium Density Residential. The requested change to the zoning and future land use is compatible with the surrounding residential neighborhood. The property is within the Interlocal Service Boundary Agreement area mutually adopted by Volusia County and the City as well as contiguous to the city boundaries.
Figure 1: Location Map
Figure 2: Zoning Map Change
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.
The subject property is located East of US1, north of Indian River Boulevard and is currently zoned B-3, Highway Commercial. The surrounding properties to the north, south, and east are zoned B-3, Highway Commercial, and the properties to the west are zoned R-3, Low Density Residential. The current use of the property is approximately .26 acres of undeveloped by the applicant, however, to avoid inconsistency with the surrounding neighbors who own the remaining approximate .93 acres they joined Mr. Hansen to have their properties rezoned to an R-4 Medium Density Single-family Residential district as they are currently single family homes. Staff supports the zoning map change as the R-4 Residential District provides a sound transition between residential and commercial properties located along US1 and bringing existing uses in-line with the zoning district.
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 |
Developed |
Low Density Residential |
R-3 Residential |
Comprehensive Plan Consistency:
Article IX Section 21-91.02 of the Land Development Code states that no application for a change in zoning can be approved unless the proposed zoning is consistent with the Land Use Designation/Zoning Classification Matrix in Table III-1. The Table below shows consistency between the proposed Medium Density Future Land Use and the proposed R-4 Zoning District.
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, sewer, and solid waste. All are operating with enough capacity to support the project.
Public Notice:
In accordance with Florida Statues Chapter 166.041, a Public Notice sign was posted on the site on October 31st, 2024. In addition, Public Notices were mailed to all addresses within 500’ of the proposed project.
Recommendation:
Staff finds that this request for rezoning is appropriate and suitable for the subject site, which is compatible with the surrounding land uses, and is consistent with the City of Edgewater Comprehensive Plan.
Staff recommends the Planning & Zoning Board motion to send a favorable recommendation to City Council for application RZ-2414 for rezoning from B-3 Highway Commercial to R-4 Single-Family Residential within the City of Edgewater for Parcel IDs: 8402-28-02-0075, 8402-28-02-0074, 8402-28-02-0072, and 8402-28-02-0076