SD-2405: Request for Preliminary Plat and Construction Plan Approval for Deering Park Center Single Family Phase 1 located south of Indian River Boulevard within Deering Park Center.

ITEM DESCRIPTION: Title SD-2405: Request for Preliminary Plat and Construction Plan Approval for Deering Park Center Single Family Phase 1 located south of Indian River Boulevard within Deering Park Center. Body OWNER: Deering Park 1 LLC APPLICANT: Sean Stefan LOCATION: South of Indian River Boulevard and West of Interstate I-95. AREA: 106.777 Acres PROPOSED USE: 250 unit single family home subdivision CURRENT LAND USE: Undeveloped - Pasture FLUM DESIGNATION: Mixed-Use with Conservation Overlay ZONING DISTRICT: Mixed-Use Planned Unit Development (MUPUD) Book:8532, Page:4832 VOTING DISTRICT: Council District 4, Councilperson Mike Thomas STAFF RECOMMENDATION: Approval PLANNING BOARD: October 8th, 2025 CITY COUNCIL: December 1st, 2025 OVERVIEW: The Planned Unit Development designation is a conditional zoning district intended to provide a flexible approach for unique and innovative land development proposals, which could not be accomplished under conventional zoning. A PUD establishes permitted uses and specific development requirements. A Conceptual Development Plan illustrates the general location and intensity of the land uses within the development. A PUD does not approve any specific development itself, but establishes the parameters for how a site can be developed. A PUD must be developed in accordance with the standards established in the approved PUD agreement and must comply with all other applicable development regulations such as stormwater, landscaping, tree preservation, traffic, etc. A preliminary plat is a recording of the subdivision of land into individual lots or parcels which allows for the construction of infrastructure through the approval of construction plans. The applicant submitted to the City of Edgewater for review of the preliminary plat on July 23rd, 2024. Seven (7) subsequent reviews have taken place; the Technical Review Committee has reviewed the following preliminary plat and construction plans and has found that the development meets the requirements of the Comprehensive Plan. Land Development Code, and the Second Amended and Restated Deering Park Center Mixed Use Planned Unit Development (MUPUD) Agreement recorded at Book 8532, Page 4832. The contracted City surveyor has also reviewed the preliminary plat and the comments have been addressed in the most recent submittal. MIXED USE PLANNED UNIT DEVELOPMENT AGREEMENT CONSISTENCY: Figure 1: Location Map The Second Amended and Restated Deering Park Center Mixed-Use Planned Unit Development Agreement provides the framework for the entire development. City staff have reviewed the submitted application against this development agreement. Deering Park Center has a minimum lot size of 50 feet in width with a depth of 115. Only 25 percent of lots within Deering Park Center are permitted to be 50 feet in width, the rest must be a minimum of 55 feet in width. As a result of this requirement, City staff have required the developer to track with each submittal a lot county inventory as shown below: This is further illustrated in Figure 2 which is color coded to the respective lot sizes. The applicant has provided a subdivision that meets the minimum lot size requirements. The applicant has provided lots that exceed the code minimums with regards to lot depth. The MUPUD requires a minimum of 115 feet of lot depth, the applicant in this submittal is providing all lots with a minimum depth of 120 feet. Figure 2: Conceptual Development Plan The Second Amended and Restated Deering Park Center Mixed Use agreement also establishes minimum setbacks. Upon review, staff have determined that the minimum setbacks established within the MUPUD are being adhered too. City staff have provided a screenshot below of both the Development Summary table on the left and on the right, MUPUD language: The Development agreement sets the maximum impervious surface and maximum building coverage identical at 70% of the lot area. The applicant has provided a maximum building coverage for 60 foot wide lots at 55%, 55 foot wide lots at 60.6%, and 50 foot wide lots at 53.3%. All of the proposed maximum building coverages are well within the 70% maximum and provide additional impervious surface area for backyard improvements and the driveway. As a part of the development review, City staff required the applicant to provide typical drainage easements for each typology of lot found within the subdivision. The MUPUD agreement requires 10 foot from utility easements and 5 foot side utility easements. City staff have provided the schematic of lot area utility easements below within Figure 3. Figure 3: Lot Easement Diagrams The MUPUD agreement requires for all internal rights-of-way in residential subdivisions, a minimum width of fifty feet. The applicant has provided above the minimum right-of-way of 50 feet and supplemented with a 60 foot right-of-way for the proposed subdivision. City standards require 4 foot sidewalks and a 5 feet of vegetative space. The proposed right of way is providing a 6 foot sidewalk and twelve foot vegetative strip. The proposed right-of-way exceeds the minimum standards established within the MUPUD agreement. City staff have provided the schematic of the typical right-of-way section within Figure 4 below: Figure 4: Typical Right of Way Section The MUPUD agreement for Deering Park Center established within the stormwater section that the development shall adhere to the City of Edgewater LDC and the Saint Johns River Water Management District. Article V, Section 21-53 of the City of Edgewater's Land Development Code prescribes the stormwater systems that are required for new development. The City of Edgewater requires the following: More simply stated the City of Edgewater stipulates: * Water Quality Standards follow SJRWMD * For site with positive outfall the post-development peak flow rate shall not exceed the pre-development peak flow rate for the following storm events: o Mean Annual/24 Hour o 25 Year/ 24 Hour o 100 Year/ 24 Hour o Additional 50% treatment volume is required for Outstanding Florida Waters (OFW). Figure 5: Storm Water Conveyance Routes * The property is currently undeveloped; therefore, staff required a comprehensive stormwater management plan for not only the first phase of development but for the entire DPN and DPC planned developments. The existing topography on the site generally falls from north to south and west to east to a point where the existing stormwater flows under two existing box culverts that pass under I-95 and into Little Cow Creek and then into the Turnbull Hammock. The city's and the SJRWMD required the applicant to provide an analysis of the existing stormwater conditions to ensure compliance with the city's land development code. The applicant has provided a stormwater report and corresponding stormwater construction plans demonstrating that the proposed model in the 100 year storm event results in a significant decrease in runoff and has met the requirements of the MUPUD agreement and more importantly the City of Edgewater's Land Development Code. City staff have provided below Table 1, which shows the Peak Runoff Rates based upon the model: Table 1: Maximum Inflow - Peak Runoff Rates (CFS) North Box Culvert (Box Culvert #6) Mean Annual (2.33-YR/24-H 25- YR/24-H 100- YR/24-H Pegasus Exist. Condition (LCC-220A-P) 84.25 190.42 257.30 ETM Prop. Conceptual (P- LCCT201) 82.72 144.41 184.67 Difference (Pegasus) 1.53 46.01 72.63 In addition, the stormwater section of the DPC MUPUD agreement requires adherence with the City's land development code with regards to compensating storage. Compensating storage is required when fill is placed in the Special Flood Hazard Area. The City of Edgewater requires a "cup for cup" analysis that demonstrates for every cubic yard of soil placed in the SFHA, then one cubic yard must be dug out. Deering Park Center is encumbered by the Special Flood Hazard area, also known as the 100-year floodplain. City staff have provided below within Figure 5, the FEMA overlay showing the 100-year flood zone. Figure 6: Deering Park Center FEMA Map City staff required the applicant to provide compensating storage within every phase for all fill placed within the SFHA. The applicant has provided the following table and an overlay map of the fill being placed within the SFHA. Figure 7: Deering Park Center Compensating Storage Table Figure 8: Deering Park Center SFHA Overlay Article IV, Section 21-42.04(a), Flood Resistant Development, of the City of Edgewater's Land Development Code sets the standards for development within floodplains. The applicant has met all seven of the criteria within Section 21-42.04(a). Specifically, the applicant has demonstrated cup for cup methodology, with all storage creation occurring below the existing base flood elevation and above the SHWL. The compensating storage has not been allowed within stormwater ponds; compensating storage as required by the LDC, must be separate. The applicant has proposed to use future stormwater ponds as compensating storage for the proposed subdivision. Compensating storage analysis must be provided with every site plan and subdivision submittal ensuring that compensating storage is always being provided regardless of where it is being provided within Deering Park. The MUPUD agreement also establishes the requirements for minimum tree protection standards as well as tree planting requirements. The MUPUD states the following: The MUPUD agreement requires four, 2" caliper trees be placed on every single family home lot, or two street trees be provided in the right-of-way immediately adjacent to said lot. The applicant as requested by staff, provided the following typical lot tree planting standard within Figure 9 below: Figure 9: Typical Lot Tree Planting Standard The MUPUD agreement also requires that a tree survey be conducted to located specimen and historic trees. The MUPUD agreement states that the development of any subdivision shall adhere to the City's minimum protection standards for Historic and Specimen Trees. Article V, Section 21-55 of the City of Edgewater's Land Development Code establishes the regulatory standards. According to Article V, Section 21-55.05, requires that historic trees may only be removed upon approval from the City Council. The MUPUD agreement within the tree section denotes that preserving existing mature trees, including oaks, is a part of the ambiance of Deering Park Center as the guiding theme. The applicant has provided City staff with a comprehensive arborist report detailing every historic tree on site and its condition. The applicant is requesting to remove two Historic Trees that have been identified as in poor health/condition. Historic Tree, tree 106, was identified as a 42.5" Live Oak in poor health due to being hollowed and split. The second Historic Tree being requested to be removed is tree 115, which is a Live Oak with a DBH of 39" that has been recommended for removal due to eminent failure. City staff in Figure 10 below, two screenshots from the arborist report detailing the conditions of Tree 106 and 115. Figure 10: Arborist Report The applicant has met the requirements of the MUPUD agreement for the number of required tree plantings within the common open space, the right-of-way, and within indivudal lots. The applicant has also met the requirements of the MUPUD agreement by providing an arborsit report detailing the condition of all historic trees within this phase of Deering Park Center. City Staff in Figure 11 below, have included screenshots of the Landscaping Plan Set and within Figure 12, which precedes are the Common irrigation plan sets. Figure 11: Landscaping Civil Plan Set Figure 12: Common Area Irrigation Plans Figure 13: Deering Park Center Phase 1 School Concurrency 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, attached below, verifies consistency between the current Commercial Future Land Use designation and the Proposed Zoning District of Business Planned Unit Development. 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 Mixed Use DPN MUPUD East I-95 I-95 I-95 South Undeveloped Mixed Use Volaco MUPUD West Undeveloped Mixed Use with Conservation Overlay DPC MUPUD 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. Sanitary Sewer: The City's adopted LOS standard for sanitary sewer is 204 gallons per equivalent residential unit. Using this standard, the proposed subdivision is estimated to generate a demand of 71,400 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 or 13,480 EDU 12-month Annual Average Daily Flow: 1,771,111 gpd AADF or 8682 EDU Deering Park Center SF: 71,400 gpd or 350 EDU Adopted LOS per Policy 1.1.1: 204 gpd/ERU Remaining Capacity Available: 4,448 ERU (907,489 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 71,400 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 Deering Park Center SF: 71,400 gpd or 350 EDU Adopted LOS per Policy 1.1.1: 204 gpd/ERU Remaining Capacity Available: 12,924 ERU (2,636,653 gpd) Solid Waste Collection: The proposed subdivision allows for 350 dwelling units. The adopted level of service is 2.5 pounds of solid waste per dwelling unit per day. The proposed subdivision will generate 875 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. Traffic Impact Study: The applicant first provided the City with a Transportation Impact Methodology Study that underwent several reviews. City staff had Stanley Consultants, Volusia County Traffic, and the Florida Department of Transportation to provide comments on the Transportation Impact Methodology Study. Once the Transportation Impact Methodology was approved, the applicant prepared a Transportation Impact Analysis (TIA) for Phase 1 of Deering Park. Phase 1 of Deering Park for the purpose of traffic review included the following: The proposed phase 1 development plan inclusive of both Deering Park Center and Deering Park north anticipates full build-out by 2028. The TIA analyzed the impact of the traffic within a 3 mile radius of the project and major intersection and significant roadway segments. These intersection and roadway segments include: The TIA also provided the entire breakdown of traffic generation by land use in accordance with the Institute of Transportation Engineers (ITE) 11th Edition of the Trip Generation Manual. City staff have included the table showing the average daily trips, AM Peak Hour, PM Peak Hour, and Saturday Peak Hour trip generation: The Transportation Impact Study concluded that several intersection improvements must be made in order to resolve deficiencies caused by their traffic upon the adopted level of service for the respective roadways. When the adopted levels of service for a roadway do not decline from added development, then the development pays impact fees. When the adopted level of service declines due to new development, that development is required to pay its fair share. This fair share agreement is known as a Proportionate Share Agreement. The Proportionate Shares Agreement for Deering Park North and Deering Park Center Phase 1 is provided below: Public Notice: In accordance with Florida Statues Chapter 166.041, a Public Notice sign was posted on the site on Wednesday September 24th, 2025. In addition, Public Notices were mailed to all addresses within 500' of the proposed project. Planning and Zoning Board: At the October 8th, 2025 Planning and Zoning Board Meeting, the Board sent a favorable recommendation to City Council with three members in support and two in opposition. Recommendation: Motion to approve SD-2405, the Preliminary Plat and Constructions Plans for Deering Park Center Single Family.