City of Edgewater - File #: 2025-O-14

Date	Ver.	Action By	Action	Result	Action Details	Meeting Details	Video
12/1/2025	2	City Council			Not available	Meeting details	Video
10/8/2025	1	Planning and Zoning Board	recommend for approval	Pass	Action details	Meeting details	Video

ITEM DESCRIPTION:

Title

1^st Reading - Ordinance No. 2025-O-14: Request for a rezoning from Light Industrial (I-1) to Mixed Use Planned Unit Development (MUPUD) for the property located at 2945 W Park Avenue.

Body

OWNER:

DMG 104, LLC

APPLICANT:

David Godiksen

LOCATION:

North of W Park Avenue, West of Air Park Road, and South of Massey Road.

AREA:

3.88 Acres

CURRENT LAND USE:

Undeveloped

FLUM DESIGNATION:

Industrial

ZONING DISTRICT:

I-1, Light Industrial

PROPOSED ZONING DISTRICT:

Mixed Use Planned Unit Development (MUPUD)

VOTING DISTRICT:

Council District 1, Councilperson Charlotte Gillis

STAFF RECOMMENDATION:

Approval

PLANNING BOARD:

October 8^th, 2025

CITY COUNCIL:

November 3^rd, 2025

OVERVIEW:

The applicant is requesting a rezoning of 3.88 acres of property located on the north side of W Park Avenue, parcel ID numbers 734408000144 and 743100000128. The properties were recently cleared as part of a timber operation through the use of an agricultural exemption.

Figure 1: Location Map

The subject properties are located on the north side of W Park Avenue, west of Air Park Road and is currently zoned I-1, Light Industrial. The surrounding zoning to the south, east, and west is light industrial with Agricultural zoning to the north. The purpose of the rezoning request is to facilitate a mixed use project that aims to activate the Saint John’s River to Sea Trail. The proposed development is proposing to be built across two phases. The first phase seeks to build a multi-purpose exercise and coffee shop with enclosed pickleball courts. The second phase has the option of adding additional commercial business space or overnight short term rental cottages.

Figure 2: Concept 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	Undeveloped	Agriculture	AG
East	Undeveloped	Industrial	I-1
South	Residential	Industrial	I-1
West	Undeveloped	Industrial	I-1

Figure 3: Zoning Map

LAND USE COMPATIBILITY:

The two parcels are bordered by the River to Sea Trail on the North side of the proposed development. Based upon the 2025 comprehensive plan public workshops, City staff are actively encouraging development that will activate the trail system within the City of Edgewater. Although this area is primarily reserved for industrial development, these two properties are directly adjacent to the trail. Industrial development along the trail is not conducive to activating the trail system. The proposed rezoning provides a feathering of intensity of development by providing a transition of recreational commercial development along the trail against the backdrop of industrial development. City staff believe the requested rezoning and proposed development is more aligned with the intensities and densities just north of the site.

Comprehensive Plan Compatibility:

The Mixed Use Future Land Use Designation is compatible with the Comprehensive Plan and the surrounding area within the Edgewater River Oaks MUPUD. Specifically, the rezoning complies with the following:

• Policy 1.1.4 - Innovative Design

The City shall encourage innovative land use development techniques (including procedures for Mixed-Use planned unit development and cluster development), as further specified in the data and analysis of this Element. The City shall encourage Low Impact Development (LID) to promote resource management and protection including water use management.

Staff Response: City staff proposed to use the Mixed Use Planned Unit Development agreement to help activate the River to Sea Trail. The Mixed Use Planned Unit Development Agreement allows for a variety of uses with significant environmental design features beyond the land development code requirements.

• Policy 1.1.9 - Mixed Use

The Mixed-Use land use category permits low, medium and high density residential development; commercial uses (retail and office); light industrial; educational facilities; recreation facilities and compatible public facilities.

Staff Response: The applicant has selected the employment center zoning district with a minimum of 25% of the site dedicated to open space and 75% dedicated to commercial. City staff defend the project is mixed use because the pickleball business is recreational. Recreational land use for the Mixed Use has been intertwined with open space. City staff also contend that the Mixed Use Future Land Use Policy with the respective ranges notes that all other uses may be 0%. There is nothing within the policy mandating minimums as shown below:

“Employment Center - The maximum amount of residential will be 30% of the site. The maximum amount of commercial uses (office and retail) will be 80% of the site. The maximum amount of light industrial will be 70% of the site. The maximum amount of educational and public facilities will be 40% of the site.”

• Policy 1.2.9 - Stormwater Management

The City shall continue to enforce the stormwater management requirements in the Land Development Code, which provide specific standards for the design of on-site stormwater systems, as well as strategies and measures to minimize runoff into the Indian River Lagoon.

Staff Response: The applicant is meeting the City standards for the 100 year storm and is adding further nutrient removal through the requirement of littoral plantings thus reducing nutrient runoff.

Land Development Code Compatibility:

Article III, Table III-1, defines the appropriate land uses and their zoning compatibility. The requested change to rezone the property from I-1, Light Industrial to Mixed Use Planned Unit Development (MUPUD) is allowed without having to complete a future land use map amendment.

Mixed Use Planned Unit Development Agreement:

MUPUD Allowable Uses:

Coffee Shop/Smoothie Shop, Deli, Bakery, Brewery, Restaurant, Bicycle rental, repair, and sales, Pickleball Indoor and Outdoor, Health/Fitness Facilities, Short Term Rental Cottages, ect.

• Flexibility added in MUPUD agreement that allows all other uses as conditional subject to approval from the Technical Review Committee based upon compatibility with the vision of activating the trail system.

• Outdoor Storage Prohibited

• Development Standards on Short Term Rental Cottages

I-1 Allowable Uses:

Automobile Repair/Service/Sales, Machine Shop, Manufacturing, Pawn Shop, Adult Entertainment, ect.

City staff have negotiated with the applicant to place the buildings closer to W Park Avenue and away from the trail system. Bringing the buildings closer to W Park Avenue will help slow speeds at this intersection. City staff as a part of the MUPUD agreement have the applicant building a protected bike lane along their portion of Air Park Road. The intent is to eventually build a protected bike lane or a multi-modal path along Air Park Road. The City is currently under design for a trail along Mango Tree and a sidewalk from 30^th street through Silver Palm to SR442. The City has the opportunity to provide safe and accessible multimodal forms of transportation to access major employment centers.

Landscape Buffers:

City staff have negotiated with the developer to provide one tree per every 2,500 square feet of lot area. This equates to the applicant providing a minimum of 67 trees. In addition, the land development code only requires 25% native plantings. The applicant has agreed to 100% native plantings. A fifteen foot wide landscape buffer is being provided along W Park Avenue with additional vining plantings to cover the wind screen from the pickleball courts. The western landscape buffer was waived, however staff required one tree for every one hundred linear feet of pond area and required the planting of a native littoral shelf within the pond. A ten foot buffer is provided against Air Park Road. A reduced buffer was allowed to provide vehicular lines if site due to the interaction of pedestrians and bicyclist from the trail. City staff did not require a rear landscape buffer since the existing trail is densely vegetated for 75 feet.

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. There is adequate capacity. The subject property shall be serviced by the City of Edgewater for municipal waste. There is adequate capacity.

Public Schools:

The proposed rezoning will not increase the residential density and therefore no approval from Volusia County Schools is necessary.

Public Notice:

A Public Notice sign was posted on the site on September 24^th , 2025. In addition, Public Notices were mailed to all addresses within 500’ of the subject properties.

Planning and Zoning Board:

On October 8^th, 2025, the Planning and Zoning Board heard item RZ-2503 and sent a favorable recommendation to City Council with three members in support and two in opposition.

Recommendation:

Motion to send a favorable recommendation to City Council for RZ-2503.