Development Review Committee on 2026-05-28 9:00 AM - May 28, 2026

Good morning. I'd like to call to order the Development Review Committee for Thursday, May the 28th, 2026, and we will start with a roll call. Can you hear me now? Better? Dino, you want to start? City Engineer. Kyle Nolan, City of Deltona Building Department. Chad Tate, Building Department. Jim Parrish, Public Works. Phyllis Wallace, Public Works. Matthew West, Planning and Development Services. Sam Schaller, Fire Department. All right, so we do have a quorum of members of the DRC. Has the committee had a chance to review the minutes from the May 14th, 2026 DRC meeting? Yes. I'll motion to approve those minutes. May I get a second, please? Second. All in favor? Aye. No opposed. We do not have – I've got to clearly talk closer. We do not have any presentations, awards, or reports. I do want to just kind of introduce for those that are new to DRC in attendance. I want to welcome everybody here to the DRC meeting. This is how we'll go through the process today. We'll start by hearing from the applicant who will walk us through their proposed project. Let me back up. This would be specifically for pre-application meetings. After that, members of the DRC will have a chance to ask questions and share their initial feedback. Once we finish that discussion, we will open things up for public comments. Each person that wishes to speak will have two minutes to speak. Just a quick reminder, this is a pre-application meeting, which means it is in the early and informal steps in the development review process. The goal here is to simply give the applicant a chance to present their concept and get some early feedback from the city staff before submitting a formal application. At this stage, the discussion is conceptual. We are talking about general layout design ideas and feasibility, not final details or approvals. This meeting does not grant any permits, approvals, or development rights. And finally, any items that do require a public hearing will later go before the Planning and Zoning Board for a recommendation and then on to the City Commission for final approval. So, just wanted to set that up. And our first item on the agenda is an old business, and it is the Osprey Estates SD23-0005 DRC approval for final site plan. Matt, are you taking the lead on this? No, Jessica is here virtually. Jessica, can you hear us? Yes, ma'am. Can you hear me? We can. I'll let you take the lead. Thank you. Perfect. Application SD23-005 is for Osprey Estates Phase I final plat. The application was submitted on March 9, 2023, and deemed complete on March 21, 2023. The final plat was put on hold while the preliminary plat for Phase I was reviewed for major revisions. This revision was approved in December of 2025. After nine review cycles, the final submittal was received on May 6, 2026. Staff is recommending the DRC approve the Osprey Estates Phase I final plat with the following conditions. The applicant shall reimburse the city for any pass-through fees for legal reveal. And the final plat, Mylar, and development order are recorded within 20 days of being approved at the DRC meeting. And the applicant is aware that the Mylar and development order will not be ready until Monday. End of it. Is the applicant, Ed, do you want to come on up and go up to the podium there in case you have any questions? Jessica, Ed's coming up to the podium if he has any questions regarding the development order. Good morning. I'm Ed Kasich. I represent LGI Homes. I don't have any questions. All right. Then can I get a motion to approve Osprey? Before we move on, Phyllis, Jessica, there's a couple of issues that I have in the development order. There's some references to the Del North utility system located in number 6, number 7, I3, 13B, and C that need to be referencing to the city of Deltona. Other than that, I have no other issues with the development order. Jessica, can those be rapidly corrected? Yes, sir. I can get those fixed today, and then it will be fixed for the signature on Monday. Okay. With that in mind, I'll motion to approve with those changes to the DO. Can I get a second, please? I'll second. Thank you. All in favor? Aye. Aye. Aye. Okay, our next item on the agenda is for a pre-application meeting for a Dollar Tree, PAR26-0015. Is the applicant online or in the audience? I am online. This is Eddie McDonald with Thomas Engineering Group. Good morning. If you were on earlier when I talked about the process, this is your opportunity to explain to us what it is you're proposing. I know we've submitted some information already to the Planning and Development Office, and we have that as well. But we want to let you walk us through the process, and we'll answer any questions that you may have. Awesome. I just shared my screen with you. So before you, on your very large screen there, is the site plan that was submitted. This was an initial draft that was done by a different engineer. We have since went through and kind of embedded this pretty heavily. We have come up with the attached site plan, but we did receive some feedback from staff recently in regards to this rear buffer. The property itself for this proposed 10,000-square-foot Dollar Tree sits at the corner of DeBerry and Providence Boulevard, adjacent to the 7-Eleven gas station. So in red, highlighted right now, are the four parcels that were compromised our site area. On the screen right now is the current version, but we are working on another version that I will share you. It's not completely finished. This one does have all the information, which I want to quickly highlight, which the rear buffer adjacent to this right-of-way, this East Central Regional Rail Trail, where I treated that as a forestry designation for the intensity factor of zero, where a intensity factor of seven or six minus one, I think it worked out to a 40-foot buffer, and a 10-foot buffer on this side. So we were told that the building obviously cannot be within the 40-foot buffer. Additionally, any stormwater cannot be in the buffer. So we're adjusting this plan. But before I show you the adjustment, I do want to point out a few things relative to the site plan for consideration. We have a cross-access easement with the 7-Eleven for the access. We will have to put in some walls. There is a bit of elevation difference. You can kind of see that if you've ever been to that 7-Eleven as far as how the property drops off. The area right here that is highlighted by this red line and hatching is the early limits of a wetland that we have delineated. It's not a final delineated wetland with St. John's, but we're going to process that. So there will be some impacts to the wetlands here. So cross-access, wetlands, buffers. We are C1 zoning. We are in the Enterprise, I believe it's the Enterprise Overlay. Yeah, so we're aware of that. But if I can flip forward, this is a good one. It kind of just shows the aerial relative to how we're tying in the trail, how it all kind of fits in. Let me show you, this is kind of hot off the presses here. That's just the pervious area, same plan, truck route. So this plan right here, we have modified the plan to take the initial feedback from staff where 40-foot setback, or sorry, 40-foot buffer, which translates to a 40-foot setback, 10-foot buffer, adjusting it, making this parallel. So we should be able to make the parking work. We still will have some impacts to the wetland areas in the rear, but we should be able to keep some wetlands in this area. And then hopefully we can do some type of small stormwater pond here. But that's our site plan. I think we're kind of going through iterations right now. We're hoping that we're getting close to as far as how this will work and something that the city would be happy with and is constructible. So the last thing, not wasting time, that I didn't mention is we are reserving a 20-foot strip of land up here for a future right-of-way donation, which I think I had. Yeah, we had that a little bit more highlighted clearly here on this 20-foot right-of-way. So with that, I would kind of open up to the DRC to get any feedback. I am taking lead. This is Matthew West, the Planning Manager of Planning and Development Services. The property is on C1 Retail Commercial, which does permit this use of a dollar store. And in ITE parlance, it would be a variety store. It looks like the property is in four parcels but has the same owner, so we want a combination of lots to consolidate these four separate lots into one parcel along with the site plan that you would have to pursue. It is in the Enterprise Commercial Overlay, and because it's in the Enterprise Commercial Overlay, which has architectural standards, it is not subject to our Chapter 111 architectural standards, which are for non-residential outside of Osteen and outside of Enterprise Overlay. So it is subject to the Enterprise Overlay, not the others. We have requirements for screening dumpsters and solid waste containers that you should be aware of. Let me see, next page. There's a monument sign in the northeast corner of the 7-Eleven, and my advice is whatever sign you put there, let's try to make it similar to the one that's in front of the 7-Eleven. You see, right there it is. Yeah. The parking doesn't appear to be a problem. You know, we require one space for every 4.44, for every 1,000 square feet, 4.44 spaces. So it might be 43, 44 spaces. Let's see, I'm going down my list. Parking spaces must be 9 by 19. The property to the west is very small. Is there a plan, or should we, and this is why we should discuss this, of having cross-access your east-west drive aisle, providing cross-access to that remaining little triangular piece? That triangular piece would kind of connect right here where it hits the berry. That is some type of small business, probably an old single-family home. That looks maybe newer, but yeah, it's a chiropractor firm. We could stub it. It's just not, they would have to redevelop for it to be feasible. Let me flip back to the site plan. We could stub it, obviously, but it wouldn't be something that they could connect. We would also have to, when we get into details and we have the final topo and we do the stormwater design, elevations could potentially be an issue, but I feel like we're going to have to build up anyways pretty significantly. So hopefully that kind of ties in, but it kind of depends what the elevation on that adjacent property is. Yeah, it seems like to me, I like to have tools when I need them, and if we don't get a cross-access easement now and somebody would like to come back in the future and redevelop that property, that might be a tool they could use, and it would be beneficial for access. So if we, in the lease, could have an easement over that area all the way to the property line that allows cross-access in the future. Yeah, I think that's smart. And going back to the parking, 4.44 spaces per 1,000 square feet seems like an awful lot. That's what our code is for a dollar store. I don't know if you have your own parking standards or parking calculations, but it just seems like an awful lot for most dollar stores, especially based on the fact that by ITE, they're even a very low trip generator. Typically, this type of use at that size doesn't even generate 1,000 trips a day or 100 peak hour trips and is most likely not going to be subject to a full traffic study, but you'll have to do the trip generation numbers on that. So, Mr. Speedlove, I'm Rick Boucher, I'm the representative from Dollar Tree. There's a very wise statement that you just came up with. We do do our own studies. For this size store, we'd only need 32 to 34 parking spaces. So we are over-parked from our standards, but we're just, you know, we're trying to meet the code as it is. Yeah. If you would, I mean, we would love to only do 32 to 34 spaces, but we need direction from staff and from you as to whether you'll allow that. I can't say right at this meeting we're going to allow it, but we would consider it. Okay. Great. So, and we can provide a parking study. We've done several of them, and they always fall on that 32 to 34 spaces. So we can provide that and go through the process with staff. Madam Chair, could I interject with a question, please, in this regard? And I don't know if our standards allow it or not, and I'm not familiar with the trail that goes by, but my question is, because there is a trail there, is there a way for the developer to connect the parking lot to the trail so that people who might want to park there and access the trail one way or the other would be able to do that? Well, my only sense about that is in the Lake Mary area by the Seminole-Wecaiva Trail, the businesses there that were adjacent to the trail were getting upset that people were parking in their parking lot just to access the trail. Sure. And they wanted it, obviously, for their patrons, so that may be an issue. Right. Well, when I heard a statement that they were overbuilt for their standards, I thought, well, maybe that might not be so bad. If they're overbuilt, maybe folks could. But, again, I'm not that familiar with the trail. So I have about been out there. I walked the trail. I made the mistake of doing it at night. I was worried that my leg was going to get bit off by an alligator, but it is all behind us. It is all wet and marshy, and there's about an eight-foot elevation difference from the front of our site to the back of the trail, which is why we're going to have to put up a retaining wall. So we initially tried to incorporate a sidewalk or some sort of access back to the trail, but physically it's not feasible. I mean, it would kind of be a giant staircase. Thank you. And then we would have to cut across wetlands to do it. It's literally standing water back there. And then I think that's Planning's comments. I did have a question. Obviously, at the Publix Shopping Center to the east, there is a Dollar Tree. So my presumption is that Dollar Tree that's in the Strip Center next to Publix is going to be going away. Yes, sir. That store does extremely well, but it's very undersized. And so our lease is coming up in the next couple years, so we don't anticipate that that lease can be renewed, which is driving this entire project. Dollar Tree just – we don't want to lose that store. It's such a good store for us. Okay. So that's Planning's comments. Sam, do you have any questions or input you can provide at this point? Hey, how are you? This is Sam with the fire department. Don't have too much this early on, except you'll just want to make sure that any of your drives that we would use to access the building, so i.e. the driveway in the parking lot there, can't have a dead-end run that exceeds 150 feet. I counted the parking spaces, and I got around 13 or 14 wide on our plan, so you just want to be cognizant of that 150-foot cutoff. And then you do know you'll need to have a fire hydrant within 300 feet of the building as well. 350 feet? Yeah, 350. Yeah, we should be good. I've been very aware of that 150. That's always kind of like a rule of thumb as far as dead-end parking that I use, but we're going to be okay on both scenarios. And you can see right here with the truck, the site being able to accommodate the loading truck for the Dollar Tree, it should be no problem for your fire truck to come in and do something similar. Right. That's all I've got right now. None. Thank you. Good morning. This is Phyllis with Public Works. Just some information. You've kind of already mentioned most of this. You are in a FEMA flood zone X, so that's a good thing. You do have wetlands. I'm a little bit concerned with the magnitude of impact of the wetlands. It looks like what's being proposed is you're, depending upon where the delineation actually falls, you won't even be able to meet the 25-foot setback from our secondary wetlands requirements. But as you, you know, get the project further along down the line, we can evaluate more of that. I will be looking for a tree survey. Anything on the site that is 6 inches DBH and larger. Don't count dead, dying, diseased, or other impacted trees. We don't care about those. So let's be mindful of that before you start any work out there should this get approved. You are not into scrub jay habitat or territory, but I also will be looking for a gopher tortoise survey on the site as well. And that's all I have at this point. Yeah, we're aware of the gopher tortoises. We started conducting some environmental reviews of the property. And I think if I kind of recall a gopher tortoises survey, additional survey being the only thing that we would have to follow up on. The wetland impacts we are trying to minimize as much as possible. We will have that 40-foot buffer along the back. But, you know, I guess a question I would have is how would this little piece of property, this little triangle to our south, like how would we treat the buffer here for this? You know, I believe that's just C1 commercial. Would that still be a 40-foot buffer from this? Or is there only a 40-foot buffer from the chamfer that's parallel to the trail? You want me to address it? I'll let Matt answer that regarding the setback. Well, I'll have to give that some thought. I think that the buffering is going to be minimal if that is a C1 commercial. Yeah, I have the zoning map up right now. You can see where that triangle adjacent to us just goes down to a C1. So, I know when I was doing my layout, I was treating that as a 40-foot buffer. But it's kind of a unique thing. But we will have some impacts to the wetlands. And then we were wanting to try to squeeze a bit of a pond in here. But I don't know how that's going to work. My preference would be to preserve as much of the wetlands as possible. And just say that, you know, like I said, we'll have to go into further detailed discussion. But I'd prefer to save as much wetlands as possible and count that as buffer. And save as much wetlands north of that property line. Yeah. Yeah. That's one design element we're going to have to figure out. So, we're waiting on survey. Jessica, do you have any thoughts? So, my biggest thought is that they're supposed to have a 25-foot setback from that wetland. Oh, upland setback. And then, what did you say? I'm sorry? Upland buffer? Yes. So, they're supposed to have 25 feet. And then we're not supposed to put anything in that area at all. Well, could I also add a little bit to the wetland issue while we're talking about it? Yes. Yeah. The city looks for you to identify the primary wetland line. And that's by a professional that's qualified to identify wetlands. And then we have a 25-foot offset from that wetland line. And we call it the secondary wetland line. We treat the area between the secondary wetland line and the primary wetland line just as a wetland. So, it's like you're impacting that 25-foot area. You're impacting it just like you're impacting a wetland. And we do look for avoidance, you know, trying to avoid the impact as much as possible. And the city requires mitigation if you cannot avoid the impacts. In addition to whatever you're doing for St. John's, it's separate, totally separate from it. Is that a fee? Yes. There's a fee for the city of Deltona. It's $1 per square foot of any impacted wetlands. And as the city engineer mentioned, that would be in addition to any mitigation costs that you would have with the district. Yeah. We definitely are going to have to impact it. I'm going to be relying on our environmental consultant to help us determine how much we can impact it. You know, I would like to get clarification on how to treat this buffer right here, specifically with this parcel right here being C1. And if that buffer is reduced, I would like to keep the existing wetland in the buffer area, but then wherever possible, I would like to, you know, be able to get a stormwater pond on the site. And I know the layout that I have on the screen right now isn't the current layout that we're working towards, but, you know, it does show the approximate wetland line. Yeah. So that would be your primary wetland line, I would think, right? Yeah. That's the current, yeah. Well, then offset that 25 feet, and that's our secondary wetland line. And whatever you have within that, whatever you impact between that 25-foot, you know, secondary and primary, we treat it the same as if you're in a wetland. Have you thought about putting the stormwater under the parking lot in a vault? We're going to have to do that regardless. The design itself, we're going to be getting towards, we're trying to finalize the site plan. But when we start looking at the stormwater design, especially with the new regulations that went into effect, you know, the start of this year, we're definitely going to have to have chambers underneath the parking lot. But I don't know if it's going to be enough. Like, so the more stormwater pond that we can have on, the better our design is going to be, the more efficient it's going to be. So I want to keep the wetland, but if we can carve out a bit for a stormwater pond, that would be ideal. So I don't know the quality of those wetlands either, what the mitigation costs would possibly be. They're not a large wetland. I think the total wetland is, you know, on site is like 14,000 square feet. So it's well under that half acre threshold. This is Joe Bushy. I'm going to interject something here. I'm with the development team as well. Eddie, when we were looking at the intensity factors, I'm showing an intensity factor for that C1 to our south of five. So I'm coming up with a buffer of 10 feet along that southern property line, not 40 feet. But I do have a question while I have the floor about the property to our west is zone PB. So we were wondering what the intensity factor would be for that property in comparison to ours, because we have questions about what the landscape buffer is going to need to be along that western property line. So if someone could advise us on that, we would appreciate that. Can you send me an email, you know, summarizing your questions, and then I can get back to you? That'd be great. Can I know who's speaking? Matthew West, planning manager. Oh, that's Matthew? Okay. Yep. Matthew, we'll send you an email with our questions about the intensity factors. Thank you. All right. Thanks. And I would just like to add you are correct about the south. There is only a 10-foot buffer. I did check that. Right. And there should only be one, a 10-foot buffer connected on the side where the medical office is. I did check that yesterday. Okay. That's what I had as well. Great. How about on this side adjacent to the 7-Eleven? What would the buffer be there? I believe it's just a five-foot buffer. I can get with Matt when I get back, but I believe it's just five feet. Okay. I'm sorry. Who was that speaking? It's Jessica Enchilso. I'm with the planning department. Okay. Thank you, Jessica. You're welcome. This is Phyllis again with Public Works, understanding some of the challenges, let's call it that, development, if the site may bring. Because there is a cross-axe easement with the 7-Eleven to the east, maybe there's an opportunity to look at a cross-axis regarding stormwater with their property. Just something to consider, throwing some ideas out there for everybody. Also, if we entertain and eventually approve a parking reduction, that will reduce some of the impervious and the amount of stormwater you need to address. That's exactly what I was thinking. That helps there. It's an interesting idea about approaching the 7-Eleven folks. We'll definitely explore that because I think they have a pretty large, undeveloped part of their property. I will say that there is a little history on, and I think the city is aware of this, there's a little history on that cross-axis easement and getting 7-Eleven to honor that. And it got contentious between the city and 7-Eleven, so I'm not sure how helpful they're going to be. But we'll definitely approach it. Yeah, so the only thing I would throw out as far as the 7-Eleven goes is, you know, they're kind of the same boat. The rear of their property has wetlands on it as well. Their stormwater design, this was done back in, geez, what year was this? 2001. And, you know, their stormwater pond would be significantly undersized if you had to design it today. So if we were to try to combine or add to their system, I don't think that would be something that would work. And there's not a lot of area that we can carve out outside of their large wetland that they have at the rear of their property. Our wetland line kind of follows something where it would be pretty close to something like this, right? It kind of matches up with the wetland line that they have. Maybe it does something a little bit higher. I don't know. It's kind of hard to tell. But, you know, there's not really room there. We would be impacting the same thing, you know. All right. Jim? Yeah, Jim Parrish, Deputy Utility Director. There is an 8-inch water line that is on the north side of that property. So water is going to be easily accessible for y'all. There's also sanitary sewer availability in the area. But you will have to have an on-site lift station. What I'd like to see and what we can talk about further if the project, you know, as the project moves further along, is on the southwest corner of that property, I have a lift station right there where you see where it says LS25. I have a lift station right there. I'd like to see us take it from the southwest corner of your property into that lift station, the core of that lift station. It would make it much more accessible for yourself and then much, much easier to deal with since there are no valves up on the north side of Howland there to be able to access to it. So you're saying connect our lift station directly into lift station 25? Correct. Yeah, there's capacity there. And it wouldn't affect any further downstream portions of the sanitary sewer system. And then it would be most likely an easier lift for y'all as far as the pump sizing and so forth instead of going into that four-inch force main up there. I would only add one thing. This is Phyllis, Deputy Public Works Director, is crossing the trail would require permission from Volusia County. Right. The trail is not under our jurisdictional control. Right. And the same thing if, you know, through discussions, if we have to go to the one that's on the north side, there'll have to be a permit as well because that portion of Doyle is county as well. So there's got to be some conversations with the county on either direction. Other than that, Utilities doesn't have any other comments. Chad? Building at this time? Building has no comments at this time. Dino, any more comments that you can add? Yeah, as far as the pond goes, we'd be looking at a dry retention pond and then the retention of the difference between the pre-post volume from the 100-year, 24-hour event. Let's see. And then just to add to what Phyllis was saying about the gopher tortoises, I'd like to see a threatened and endangered species report, which, you know, would include the gopher tortoises in there just to see, you know, if there's anything else in there. And we talked about the primary and secondary wetland lines, and that's all I had. Anything else from staff? Gentlemen, if you will hang tight, I'm going to open this up to the public to see if anybody that is in our audience may have some questions or observations. All right. Larry French? Thank you. Thank you. My question is regards to your site plan. How adaptable is it in looking at your photographs and so forth? You do have a lot of trees there, and past experiences usually indicate that site plans are pretty concrete, and trees and everything else that's on a site usually goes to the wayside. Is your plan going to be adaptable to where you're going to try to save as many of those trees as you can to maintain your buffer? I see your site being, as you've already seen in your challenges, it looks like it's quite an environmental situation for you, especially as we're looking at these kinds of things. You're probably going to have lots of runoff problems. The 7-Eleven already does have heavy runoff problems, and your water is going to be going to the south, which is going to impact, definitely is going to impact the wetlands, and you're going to be impacting possibly the trail and also the park that's to the immediate south of it. I also have questions about your traffic access. If you're in a turning lane situation coming up there, which is already going to be a situation that exists, this is a fantastic point in your planning because a lot of times these things don't seem to get considered ahead of time. I know I'm limited in time, so my final comment would be perhaps to eliminate a lot of these things that you're going to have to deal with, and possibly consider enlarging your existing store, which is less than a half a mile, to your east. Thank you. So a lot of questions there. I'll try to address them one at a time. I may forget them, so you may need to remind me. As far as the trees go, this site's going to have to be filled almost eight feet. If you stand at the corner of the 7-Eleven, you'll see that there's a retaining wall, and you look down that retaining wall. So, unfortunately, saving any existing trees outside of the buffers, of course, inside the buffers, the trees will remain, but outside the buffers won't be possible. But there will be landscaping requirements from the city for what we need to put back. So that's the way that will be handled. I'm not sure I totally understood the question on the access point, but that was pretty thoroughly vetted out with the county. There's some history on this site, and, you know, we wanted our own access point, and they did not allow it. So the existing access point has been evaluated by the county. Stormwater impacts will also be addressed in the stormwater plan. There should be no impacts to the trail or the park behind us. And then if you will remind me what the last thought was. It was a suggestion about enlarging the existing dollar tree, and that's not an option, right, Rick? That's not an option. The owner of that center does not have any available space. And quite frankly, the owner of that center is Publix, and Publix has restrictions against dollar trees, and they've notified us that they will not be renewing that lease. So this whole effort is to actually save that store, because if we don't find another location, that store will be closing and will not be able to serve the community. Next public. Ms. Lori Wernicke. Hello. I'm Lori Wernicke. I'm a resident of Deltona, and I am not against any development. I am just encouraged smart development. There's a Dollar General within a half a mile of there. There's another dollar tree at Cortland and Providence. I just feel that this is not the area that this should be built in. We have lots of vacant buildings in this area that could be repurposed as a dollar tree. I went and Google mapped dollar trees, and I am shocked how many dollar trees there are in the general area. I don't believe it's a high-end store that Deltona would like to. I would rather see the land stay the way it is. And those are just my comments. Thank you. Gentlemen, that is it for the public regarding your project. Is there anything, as we wrap up your pre-application meeting, that we can further clarify or provide direction on at this point? Any other questions? Any, Rick? Any, your mic's off. Yeah, the only thing I'm going to do is I'm going to reach out to Matthew. But I think you kind of confirmed the buffers already that we were worried, concerned about. So I think it's really just a matter of maybe we do some additional follow-up with you once we get our environmental engineer clarified on how we're going to be impacting the wetland. We can feed you back to that. I'm good. Well, gentlemen, thank you for taking the time to come to the DRC and present your project. And you can reach out to Planning and Development on the next steps as you decide what's the best course of action for you and your client. We thank you for your time. This has been very productive, and we wish every city did this because that does give us some great direction to go in versus just, you know, shooting arrows in the dark. So we appreciate your time. Thank you, gentlemen. Have a great rest of the day. Thank you. All right. The next item on our agenda, excuse me, is Howland Village, PAR 26-0020. This is a pre-application meeting, and I believe the applicant is in the audience. Is the... No, I'm on line. Hi, David. Good morning. How are you? I'm good. How are you? Good. Good. You've been through... He didn't want to drive all the way from Bartow. It was one drive. So you've been here many, many times. So we're going to open it up to you to walk us through the project. We'll answer any questions, and you've heard me say this before. We'll give you the good, the bad, and if we have some ugly, we're going to share that, and then we'll open it up to the public to present their concerns and questions to you. All right. Can I interject one thing? What's on the agenda today is the annexation itself. The applicant also has submitted a rezoning application and a comp plan amendment application, but this meeting for this pre-app is for the annexation and whether or not it meets the annexation criteria of the state. Correct. Excuse me. So with staff, who's taking the lead on this? I am. Okay. Go ahead, Matt. So, well, Dave, can you... You got some maps you can put up there, like the location map or... Yeah. Give me one second. Let me get to that real quick. So this property is north of Howland Boulevard, but does not front Howland Boulevard. There's several properties between it and Howland Boulevard, and it is east of Deltona Woods. It's about 32.6 acres, and actually there is a house at the southeast corner that is also under the ownership, same ownership as this project, that will allow access to the intersection, the signalized intersection at Howland and Dr. Martin Luther King Boulevard, where the fire station is. And this property also has an access to Montel Avenue in Deltona Woods, but it's currently undeveloped. And if we can show a map here, it's touching the city on three... It's rectangular, and it's touching the city on three sides, three of its four sides. So it is contiguous to the city. Annexing it in will not create an enclave. It's under... All the owners, which is a single owner, have signed on to the annexation agreement. And so the four criteria are whether or not it's concentrated in a single area, and it is. There it is. It's crosshatched there, the property that's being annexed in. And whether it's contiguous to the current city limits, it is on three of its sides. It doesn't create an enclave, and all the property owners in the area consent to the annexation. And you can see to the east, that orange property is Eloha... I'm probably mispronouncing it, Eloha Estates, which is a residential PUD that has had over 500 multifamily needs approved in it. You can see to the south, the reddish-pinkish areas, that's C1 and C2 commercial, so this property doesn't front directly on Howland. And then to the west is Deltona Woods in the white area, which is a single-family. The property is currently zoned, and in the county, it's got an urban low-intensity land use, which allows up to four units per acre and 8,500 square feet of convenience commercial. And they're requesting low-density residential, our low-density, which is six units per acre. So even though there's an increase in the number of the density, that's the closest equivalent land use we have to the county's ULI, is our low-density. And the zoning application that's riding along with this is also trying to change this. The current zoning is R3 in the county, which is single-family residential, which allows 10,000 square-foot lots, I think 85 feet wide. And what the request from the applicant here is R1B, which is 5,000 square-foot lots or 50-foot-wide lots. So there is a little difference in the zoning request, but the future land use is fairly equivalent. At this point, David, if you have anything you need to add? Yeah, I think you covered it all, really. But correct, we're basically going from county to city for annexation. Like I said, the future land use is going to be consistent for the most part. I mean, like you said, theirs is four units per acre. Yours is, I believe, six. First, you know, best guess is you're going to get three to four max on this property just with all the requirements. So other than that, you know, we're filling in. Basically, we're taking a gap in the city limits and filling it in is basically what we're looking at. And also, it's in the down north, correct, down north, the county's utility service area. So if water and sewer had to be provided to this property, it would be from the county's requirements. Correct. And we've already had a meeting with the county, and they say they have the capacity. Okay. We're going to start with the DRC comments, member comments. Sam, John, Matt. I already talked all I needed to. I know this is just strictly now that I've been educated. Thank you so much. This is for the annexation. I kind of looked at it as a full development. So I'm just going to throw out the stuff I always do, David. You guys already pretty much know this. You do know that you have a scrub jay habitat or territory. I did get a chance to review the environmental report that got submitted yesterday, and it does outline that. It doesn't look like there's a whole lot of other environmental flora, fauna issues, but they did identify a few things, including gopher tortoises. I'll be looking for a tree survey. We can do this either in whole or do statistical, and we can work on that as the development proceeds forward, if that's the choice. There were no wetlands that I found on the property. There is no flood zone. It isn't a flood zone X, and we already talked about the utilities being the county. I'm looking at the plan that was submitted just because it kind of jumped out at me. It shows some parking. It looks like parking that would be off-site of this project. No. Everything. And that information was for any land use and zoning future down the road. Okay. Thank you. Yeah. At this point, that's all I have on this, David. Jim? Thank you. No comments from the utility. Building? Building. Has nothing at its time. Dino? City engineer? Yes. Let's see. I'll start with, I did see a flood zone, I believe, in the southwest corner, and I was seeing a base flood elevation of 61.78. I believe it's where the little square pond is located. Yeah. I'll look. I didn't see any flood zone myself, but we'll check into that. Okay. You've got drainage areas from the off-site draining into the property here. You're going to have to maintain that off-site drainage going into the site within your drainage system. And we're, again, looking for the 100-year, 24-hour pre-post with dry retention ponds for the property or for the project. Correct. And let's see. It's a minor one, but instead of Miami curb, please use DOT drop curb instead. And let's see. I know it's Volusia County Utilities, but I see you have a lift station, and just with that lift station, please make sure it's in the low point of the site, and it's lower than any proposed finished floor elevations that you're proposing for the development. Yeah, and again, that's all preliminary stuff that just for information for the zoning and land use, we might be able to grab you, Flo. Oh, there's existing system out there that we can possibly, we have to look at it, gravity flow too. Okay. And, yeah, that's everything I have. I just wanted to add something. Whether this is in the city or the county, a lot of these concerns would still be valid, like the environmental report, whether it stays in the county, but the county would have to enforce their environmental standards. So the other thing is we would prefer, whether it's in the city or county, that the primary access be at the intersection of Dr. Martin Luther King and Howland at that signal, which will require signal modification to add that fourth leg of the intersection. But also we'd prefer a secondary access through Deltona Woods where Montel is, you know, because our fire department typically makes more than one way to get into an area for emergency response. Thank you. Anybody from the public? Mr. Larry French. Thank you. As far as your annexation is concerned, I would say it's going to create a domino effect. It's going to bring on a lot of the other problems that we've been facing here for decades. Our comp plan gives us a lot of guidance on this. Vision 2050 that's currently gathering data from residents is also giving us lots of feedback. And I would urge us to look at compatibility, sustainability, and concurrency. I see, and I did see the map that's not being shown now that was a kind of prelude to what future development could possibly be in this, as being something like what I call steriforming where we do a real good job of ignoring everything that's natural and destroy everything that's there. And then we end up with something like the desert scape that you see across Howland perpendicular to this property today. The gap that was mentioned here on the property in the comments is that this is nice, high, sandy soil. It's great for filtration and septic systems, which we are trying to get control of with our water quality. And I'm not sure if the people who are already in favor of having the property annexed are going to be aware of what is going to be coming as a result of these changes. We don't consider what happens to all the wildlife and everything that's already there when these kind of things come into the hopper, so to speak. So I'm so glad we're at this pace and at this point able to look at projects like this. It should probably stay exactly as it is or be used for the limited access that the county already provides for it. Trying to go into a more expansive use of the property is going to create more of the problems that we're already facing, and my advice would be do not annex it. It's going to create a domino effect into a process that we're still trying to fix in Deltona's development. Thank you. Next citizen that wishes to speak. Tim Blodgett. Good morning. You're looking lovely today. That's a hard act to follow. I live on the other side of that sand dune that Mr. French was talking about. The answer to where the animals go is pretty easy from my point. We end up with rattlesnakes killing our pets in our backyards after everything gets pushed out. We get more raccoons in our garbage, the occasional dead deer on the road. I knew for a fact, because I had seen it a few times, there were golf turtles over there. I hope they moved them before they started digging up their homes. But aside from that, everything Mr. French went into was exactly what I was going to say. Probably a little more eloquently than I usually put. I absolutely positively do not want to see any increases in population. No M-puds, no B-puds, no more Puds. Thank you. Because, as some of you may or may not be aware of, there's a little place called Jackson Lake. And it's up near Tampa. And it was this huge lake. It is now empty and draining directly into a hole in the ground. The University of Florida put a dye in it so that they could track it. Guess where it's heading? Straight at us. It's about halfway here already. Now, that's really weird, because Jacksonville's a long way off. But if my fifth grade science education saw me right, we're at the low end of the water. And we really don't need to be losing anymore. Thank you. Thank you so much. Mr. Jim McCoy? Jim, would you like to speak? Would you like to speak? No? Okay. Is that it? I'd like to respond to one comment I heard that was from both speakers. If the city doesn't annex this, basically what you've done is you've shifted the authority and power to the county to determine what happens to that property. So, by not annexing, it doesn't keep it from being developed. It's just going to be developed under a separate set of rules by a different jurisdiction. Thank you. Thank you. Thank you. David. Yeah, one of the comments, and I think it was Mr. French stated about septic. I think this project would be on the city's sewer system, so it would not be a septic system, so that would not be a concern. And the gopher tortoises, as you all know, we have to do the study and we have to move the tortoises if there are any out there or wherever they are. So, we do have to do the wildlife survey and all that to meet those requirements. David, anything else at this point that we can help you with? No, I think that's it. Can you hear me? Oh, we can hear you now. Yeah, no, we can hear you, yes. Okay, just checking. So, you heard my other stuff about the septic and all that? We did, yes, sir. And I'll just clarify, this is serviced by Del North, which is Volusia County, not the city. So, just so we're all on the same page. So, all right. Well, we look forward to whatever course of action you and your client decide to pursue with this. And we thank you for submitting this to us. Thank you. All right. The next item on our agenda is for a pre-application meeting for Deltona Christian School, PAR 26-0017. And is Mr. Walters in the audience? I am not in the audience, but I am online. Okay. As well as George Huddleston. Welcome, gentlemen. You've kind of heard the process, and I know you've been before the DRC before, so you understand this is your presentation to the city. We'll provide you any input that we can at this point. And then I would respectfully request that you just give us a few minutes so any of the public that's here that wishes to make any comments or ask questions, they get an opportunity to do that with you. So, we'll let you take the lead and walk us through what you're proposing. Thank you all. Hi, George Huddleston and Derek Walters with Catalyst Design Group. We've also got – we're civil engineers. We've also got John Wettendorf on the line, architect, on the project. I am not seeing our client, Phil, but I know he wasn't sure if he was going to be able to make it today. Ultimately, what we're going to talk with you about is the Deltona Christian School. I believe there had been a pre-application meeting with another consultant some time ago. It could have been over a year ago. And that ultimately, it was determined that we needed to go through a PD rezone on the property. And so, we're just here today to talk a little bit more about that. I know we provided a concept plan of some of the school's, you know, goals for growth over the years that, you know, would certainly be tackled in phases. But she wanted to provide that general intro, and John, Derek, feel free to chime in on anything I have left out. Okay, well, staff will start. Matt, who's taking the lead on this? Jessica, do you want to start? Yes, sir. All right, for my question, what kind of PUD are you wanting to rezone it to? Because it could either be a commercial PUD or a mixed-use PUD. Well, I guess open to suggestions there. I mean, it's – again, the site is really used for the school. There's some accessory uses that go with the school, you know, some – they'd like to do some basketball courts, volleyball court, you know, some outdoor things, a gym building. So, perhaps that could fall under a commercial PUD, but I think we're open. Okay. Yeah, either or allows the school in the different type of uses for the school, so there's no issue with that. For the extra access off Howland, have you guys reached out to Volusia County about that yet? We have not yet. But, again, there was a previous consultant engaged. I don't know that they had met with the county, but understood we would have to do that. Yeah, the previous consultant, I don't believe – I don't remember it having an extra connection to Howland, so I just want to make sure there. Okay. In the open area of budding Howland, is that where the future gym is going to go? Because I know it's just a – it's an open field right now in the concept plan. Here, let me share – because John did provide an updated concept, but we may not have given you guys the latest inadvertently. So, here is the latest concept. The additional connection to Howland that you were referencing is up here. Also, I know there was a reconfigured access drive to the south. But, ultimately, here's the existing school building. Some of the other phases, we've got a multi-use gym with a potential expansion zone that would kind of go in that northeast corner, although we were holding – I feel like that was a 75-foot setback off of the north. And then also some, you know, recreational basketball court, pickleball, volleyball, whatever those might be, and multipurpose fields potentially out along Howland as well. All right. Perfect. Yeah, I didn't see that one because I know we discussed it with the previous consultant about the different uses for that front section. Either PUD would work for this. We could add language in the DA regarding the phasing and wanting to expand the multi-use gym building for phase two, as well as the field. I don't see an issue with that. I believe your parking is adequate for the addition as well, but we'll have to look at that closer when you submit. I see no issues. Okay. For your PUDs, are you open – I mean, this is kind of the intent, what we want to do, but understanding when these phases might come along, visions could change, can we approach that with more of a bubble plan to allow for that flexibility within the PD where we outline the allowable uses, certainly any parameters like setbacks, buffers, things like that, but more so present this in the PD as more of a bubble plan where we identify zones for development in case some of these programmatically evolve a little bit? Yes, the bubble plans always work better, and also in the language in the DA also states that you're not held to build exactly as is on the bubble plan, that it may change. I love that. Thank you. And that's all I have unless you have any other questions. Procedural questions just about hearings, community meetings, anything like that. My understanding from the church that operates the school is that I think they've gotten good feedback from their neighbors. There are some residential – let me throw this map up real quick. There is some single family to the north. I believe there was something down along Fishhawk, which is part of why they were contemplating reconfiguring this access road, but perhaps it was to the rear. Was there some sort of a – was it multifamily or mixed use? Was there another development that was being contemplated around here, and can you share the status of that? We currently have an application for a rezone over there for an RPUD. It's still being reviewed as of right now. Okay. But it is actively at least moving in some direction. Okay. Yes. And then your question is about a public – the public meetings. So this is going to be – because the PUD, it will go before the Planning and Zoning Board, and it will have two city commission meetings. Before we take you to any public meeting, you'll be required to do a community meeting. I can send you all the requirements for that. Okay. And an email as soon as we're done with the meeting. Okay. That would be great. Good morning. This is John Wettendorf, architect on the project. I just had a couple of questions to follow up as well. Referring to that residential applicant to the west, yes, what we're trying to do is, in this proposed plan option, we are looking at reconfiguring that access drive into the school's property. And, yes, I think what George also brought up was we've met in years past. This has been an ongoing process for the last several years. But we've met with a lot of different neighbors of the area there, and, obviously, there's a number of schools in the area. It seems like the neighbors love the fact that there are schools and not a lot of homes. But I think that's up, you know, up for discussion, obviously, with other applicants in the area. One thing I just wanted to make sure in that the two potential PUD options that you mentioned, because this is a Christian school run by a church, the church would still have access to utilize this as church property. Is that correct? Yes, it would. Okay, perfect. And then I think regarding your other question regarding whether or not if the school has reached out to the county or not for that other access, I believe that was brought up in a previous meeting with the city as an option that wasn't explored. That's why it wasn't shown on any other previous plan. With the proposed development going into the west, it was just thought of as maybe an option to explore to reduce the amount of traffic at that light that goes into the existing high school. And so we'll reach out, I think, and explore that on what limitations would be for that future access point off of Howland north of, I'm blanking on Pine Ridge Boulevard and Fishhawk. Okay. Yeah, and just we'll reach out to them. I'm just looking at rough intersection spacing. There's a little over 1,000 between Golden Hills and that signal. So we'd end up with kind of 500 feet if we hit it in the middle. But, yeah, we can definitely discuss that with the county. And I can also send you across the street in between the pet clinic and the high school. There is a mixed-use PUD that's going in, so I can send you their layout so you know where their entrance on Howland is as well. That would be awesome. One last thing I'd like to chime in on the planning side is be aware that the city is currently wrapping up an impact fee study, which would most likely increase the fee amounts for police, fire, parks, and city roads, city transportation. So by the time this project would be wanting to pull a building permit, the odds are the fees may have increased from today. Thank you. I didn't get to say hello to Mr. Matthew West, by the way. Hey, George. Good to see you. Hey, man, I think the last project we worked on together was a PD rezone in the city of Deltona, so small world. Sam, anything from fire at this point? Hey, how you doing? This is Sam from the fire department. Not too much since it seems pretty conceptual. Just to keep in mind, whenever you're designing your drives, they have to be capable of supporting a 31-ton emergency vehicle and then have a minimum of 24-foot width throughout. And then we will need a turning simulation showing that it can accommodate our largest apparatus. We'll require that when you submit your final site plan. And you do know, you know, both new buildings, if they're going to be used for schools, they'll have to be sprinkled. So you'll have to accommodate for that. And that's all I've got at this stage. Thank you. Thank you. Mr. Cox? Anything else, Matt? No. This is Phyllis, Deputy Public Works Director. At this point, I don't have a whole lot of comments. It doesn't look like the area where there are trees is going to be impacted. But if, by chance, we do have some impact to trees that need to come out, I'll need to know anything that's 6 inches DBH and above in order to calculate that into your replacement stock. I know I was out there with the church at one time after Pick a Storm, it doesn't matter which one, and they had a lot of trees that had been impacted. So they did take out a number of trees at that point. Okay. I do want to talk about fishhawk. Yes, ma'am. My research into fishhawk is there's a small portion that is publicly dedicated to the city, and that's closer up to the intersection. The rest of fishhawk is a means of ingress and egress, easement. It is not a publicly dedicated road. So I would highly recommend that somebody, whether it's the church, whether it's the adjacent proposed development to the west, somebody needs to do some due diligence in looking into that to see what access you legally have, if any, onto fishhawk. And that's all I have. Can do. I'm sorry. Go ahead, sir. No, I just said can do. Thank you. Thank you. Jim? Yes. For the utility side in this area, there's, of course, sanitary sewer as well as reclaim is available. The availability of that may be different than from whenever the building was first erected. So we'll need to look at any new additions, the buildings, and any of the future sports turf and fields utilizing the current services that are available to you now. Other than that, no additional comments from the utility. Mr. Tate. Building has no comments at this time. Dino. Regarding the stormwater, we will be looking at, you know, a pond being provided and the retention of the pre-post from the 100-year, 24-hour event. And then I think you said that you do plan on reconfiguring the access to the south there as shown. That was contemplated. I don't know that that's fully baked. I definitely think we have to understand better the nature of Fishhawk, what's public-private, what easements exist, and that sort of thing. That's correct. And then you're proposing several driveways that are outside your development in that south access. So we wouldn't entertain those, you know, if you were just wanting access to your development. And we'd have to have a lot more detail and information on the configuration of Pine Ridge Boulevard. And that driveway, that connecting to Pine Ridge, that's way too close to the intersection. Definitely wouldn't allow that. But wouldn't allow that as part of your development anyway. Yes, thank you. Yeah, that whole Pine Ridge, Fellowship Boulevard, that connection point there, if the development does not continue to move forward to the west, obviously this configuration goes away and it just remains as, for the most part, as is. Yeah, and we wouldn't allow that stub out to the west either because it's not part of your development. Right, correct. This is just, yeah, this is just shown as far as what the neighboring applicant is trying to hope for with their development. Okay. This would go back to what is exactly there currently. We're just trying to increase the circulation, site circulation flow, especially going back to, like, fire department needs and whatnot. And definitely looking at, you know, turning radiuses and, you know, what would be required to make the city, you know, function adequately. But we're trying to increase, you know, just circulation flow on the site with that added access point, if possible. Okay. Yeah. Yeah, and again, that's all I had. Yeah, and just echoing what John was saying, that was very conceptual because this access down to Fishhawk currently goes through that property that's owned by the parcel that's, I guess, undergoing the rezone right now, which is why I was asking about that earlier. This parcel here is owned by that, wherever it went, Howland Holding Group, as is this parcel right here. So, again, that was purely conceptual based on, I think, trying to understand what they were going to be doing. But, yeah, that, what happens here may not change at all or may be impacted by what happens with the redevelopment of those parcels. Okay. And then I guess if whatever happens, I guess you just default back to the current, I guess, access to the south that exists right now, right? Certainly. Yeah. If that project, if nothing happens with that project, then I would agree with that. It would just remain as is. Okay. Yes. Yeah, that's all I had. All right, gentlemen, I'm going to open this up to the public. So, if you would just bear with us while I walk through the audience and listen to their comments and their concerns, we'd appreciate it. Thank you. Absolutely. We're going to start with John right here. All right. Thank you, Phyllis. Thank you, Phyllis and Dino, for bringing up some of the obvious elephants on these prints. Whoever mentioned that you've talked this with or insinuated that you've talked about this to the neighbors recently or anything is being dishonest. I've got the neighborhood right here. You know, we don't care what Phil does with his property. He's been a pretty good neighbor. I'm talking about the Christian Academy, his Christian school. But how it's zoned and how it affects our ingress and egress off Fishhawk is a big deal. We've already had that road move twice. We've been in the tax office in the last two days, and you've got no right to cut that road off. The city owns from the light to the dirt, and everything else is totally privately owned by the neighborhood. So, you know, as you two pointed out, you've got a lot of hopes up here. You know, you're basing all this on some future plans, obviously, because your plans match this development that's still on a wish list for somebody. We've been fighting this for eight years. We don't want 1,000 houses in there or 1,000 cars a day or 500 or 5 dozen houses or whatever they've got planned this time, because this will be their sixth try. But we're hoping not to have this developed or developed responsibly, which is RE1, one house per acre. This means they can put eight or nine houses in there. Okay. Well, this seemed to be based on, you know, the contingency of all of this property being developed at the same time, and I don't see that happening. Phil can put all the buildings he wants on there, but the way that you're approaching it is not fair. Thank you. That's all. Jim McCauley. All right. We'll start with you. Thank you. Commissioner Dori Howington, and I would like to put in a request for your consideration. It sounds like a commercial PUD would be possible based on Jessica's comments, and I think that that might actually help our residents be a little bit more accepting of this project moving forward. So if you would consider using a commercial PUD, that might be better accepted by the community. Hi. Jim McCauley. I live on Gage that abuts up to Fishhawk and a property over. Just I have a question on what the options were other than what this young lady just brought up for rezoning. Jessica had brought up some options, and I was wondering, John had brought up the RE1, which the majority of that land, other than three lots of Long Island, are all zoned RE1, and what the options would be for returning to RE1 for simplicity. And maybe Jessica can throw in some detailed options for me to understand, and maybe Jessica can throw in some detailed options for me to understand. Ms. Jessica? Yes, I was just making sure you're done. Oh, I'm done. The PUD gives them more room to build different types of items while RE1 is allowed in this area, or allowed to have the church as well as the school. Those are conditional uses, so every single time that they add something to this property, they would have to come in and do a new conditional use. So that PUD allows them the freedom to build the gym in the future, do an addition, add different fields. So the comment for even doing a CPUD or an NPUD, they're only allowed to build whatever the DA allows them. So houses will not be allowed on there as long as they don't put that on there. From what I understand, all the discussions I've had with them in the past, this is only going to be used as a house of worship, a school, and have the gym in fields. Jessica? A little more, I want to say that the community does not want that to be zoned commercial. We want it to stay R-P-U-D, residential, RE1. Thank you. And also I wanted to add to that in reference to commercial property. If all that would be turned over to commercial property and then it's owned by a church, then they're not paying any taxes on it. So why bother to turn it over to commercial? Thank you. That's it. All right. Gentlemen, you've heard some of the comments from our citizens and concerned residents, both in the area and adjacent to the property. So we'll just let you take that information back with you as you maybe provide more detailed plans in the next submittal process. Yep, certainly. I think this was just the preamp and appreciate all the feedback. Just to reiterate, we don't have anything to do with the project to our west and south. And I understand, I apologize if that caused any angst, this modification to the south. That's nothing that we would propose. That's simply reflective of what we thought the project to the south was going to be doing. Again, we don't have anything to do with them. So, you know, if it's just up to us, this access will remain over to Fishhawk as is. All we're trying to do is, again, get those uses allowed for the school to operate and heard the commissioner's comments as well. I think if a commercial PUD helps to assuage some of those concerns as opposed to a mixed use, I think that's something, you know, we're totally open to and can work with Jessica on. Absolutely. Yes, thank you for all the feedback. Thank you. We look forward to seeing your resubmittal. Thank you. Thank you all. Next item on our agenda is for Iron Valley Real Estate PAR26-0018 pre-application meeting specific to the address of 1929 Saxon Boulevard. Good morning. I'm online. Good morning. So you've been listening in. This is your opportunity to present to us, I know, to DRC. We've gotten some pre-application information that you've submitted. We're going to let you walk us through the whole project, and then we'll provide you any guidance and information that we believe is pertinent to your development opportunity. Awesome. I'm Monica Kapp. I am actually the owner of Iron Valley Real Estate. We currently rent space on Saxon closer to I-4, and I'm just looking for space to actually purchase a property and not rent. The property that I've located that's potentially available for sale is at the 1929 Saxon Boulevard. It's currently a single-family home, but it does sit right next to the Walgreens there on Saxon, and it is zoned the C-2. So I was just looking to see if I keep the property as is, utilizing the building that's already sitting there, what requirements I would be required to put just a real estate office into that property. As far as what would stormwater need to be done, any fire regulations that would need to be met, or anything along those before I would move forward with purchasing the property. Matt, are you going to take the lead on this? Yes, I will. This is Matthew West, planning manager. First of all, the site is zoned C-2. Basically, what you're going to do is convert a residential dwelling unit to a commercial building. So there may be, and I'm going to leave that to the building department, there may be changes to the building itself, like handicap accessibility and, you know, and then fire codes. I'll leave that to Sam. But from the planning department standpoint, the idea here now is this, you know, a single-family home usually requires two parking spaces. If this is being converted to commercial, there may be a requirement for more parking, and you may have to find space on your site to provide more parking. There also brings into motion the need for looking at the landscaping and see if there's any landscaping requirements because this is being converted to a commercial structure. So there are a lot of things that you may have to address, and what you would do, you would do it through a final site plan review. There's an application for that. There's a $1,200 fee to, and you probably, I would suggest you get a professional that will help you with any plans you may need to draw up, to show. So I guess my first question is, are you planning to add-on to the house or just use the house as is? I would just be using the house as is. The current layout and the way it is laid out inside, you would be able to use the bedrooms as individual offices, use that front living room as your reception area, and then use the kitchen more of an employee kind of lunch area. I'm going through my notes here. There will probably be a need to do a trip generation analysis because a single-family home generates a certain amount of vehicle trips versus commercial might generate more. But that may not be a big increase, basically, going from residential to commercial on this site. Like I just meant, parking will have to be addressed, and based on the size of your house and the type of use, there will be a minimum parking requirement. The odds are it's going to be more than two spaces. And since it's now going to be a commercial building, you're going to need at least probably one handicap accessible. And, you know, you've seen them with the blue striping. You probably have to have at least one of those. Saxon Boulevard is a county road. If you do anything to change your driveway or anything in the county right-of-way, in Saxon Boulevard right-of-way, you're going to have to get permission and get permitted through Volusia County. A dumpster may be required, so you might have to make provisions to put a dumpster in there. I think that will have to be discussed with our solid waste contractor to see what type of facilities you need to have for your solid waste, whether I don't know if they'll accept the big rollout cans or require a dumpster, a commercial dumpster. Since you're not modifying the – expanding the building, I don't believe you have to meet our architectural standards, even though it will be a commercial building. I think as long as you don't add on to it or make exterior – lots of exterior changes, you should be exempt from our architectural standards that are currently adopted. Okay. I think that's it. I think that's pretty much it for planning's comments. Thank you. Sam, fire? Hey, this is Sam with the fire department. So being an existing building, there's not a whole ton that we would need. You know, fire hydrant is already in place. Access is already in place. What we'll need, and this would be from the building department as well, would be a change of occupancy permit. Well, we're actually changing the inside of the structure from residential to commercial. But as far as fire sprinkler, fire alarm, none of that would be required. Just basic life safety, fire extinguishers, and exit signs on the inside of the structure. And that is all I have. Thank you. Thank you. Mr. Cox? None. Thank you. Matt, nothing else at this point? Just the thought. If you have to add additional parking, let's say you have to add additional impervious, so there may be stormwater or drainage requirements to accommodate any additional pavement or impervious that you put on the property as well. And that was my other question was the stormwater. The lot itself is quite deep, and the availability to use the driveway that's there just to go along the right side of the home and put the parking in the rear definitely allows plenty of space for that. That was my thought process as far as to accommodate any of the parking that would be required, even a dumpster, the availability to make that driveway going back there. A garbage truck could potentially get back there for a dumpster if need be. I'm glad you were thinking about this. This is Phyllis Wallace. I'm the Deputy Public Works Director. I did drive by the site yesterday. It looks like it needs a little bit of TLC, so if this works for you, that would be a win for the city, I think, just to add that out there. And we do know that Saxon Boulevard has changed over the years, and it's less conducive to single-family home occupancy, so we'd like to see some of this change in use when it's appropriate. You are going to have to have – how do I try to describe this? Because it's hard to tell where the driveway is from the pictures that you sent us, and the aerial photography is a lot of the vegetation kind of obscures the visibility. But I would be looking that you are going to have to have a driveway and a parking lot access, if you will, that is wide enough for two-way traffic, because we can't have people coming to your business parking in the driveway that now services the garage. We'll be looking for you to do an improvement that takes your parking around to the rear, and then they come back out safer, a means of ingress and egress not only for you, your employees, as well as any customers that come to your business. We would be looking for that to be an impervious or a more stabilized type of improvement, which would then require you to have some type of stormwater. Your lot is slightly oversized for some of the lots in Deltona, so that's a good benefit to you. I do believe that this is serviced by a septic tank, and I do believe I could be mistaken. There has been some maybe issues with the tank at this property, but I could be getting this mixed up with a different property along Saxon. We'd be looking at you to get with the health department to make sure that this change in use, that tank is sufficient, it's going to operate, you know, you don't want to get in there, do some renovations, or even some nice cosmetic stuff, and, you know, you flush and something terrible happens. So just be mindful of that. Any site changes that require tree removal, I'd need to know what those are that are six inches diameter, breast height, and larger, and I can help you out with that when you pursue this option. I can meet you out on the site. We can walk that site easily enough. There's no wetlands out there. You're not in a flood zone other than a flood zone X, so right now you're limited chances of flooding. So I will be looking, and I can walk the property with you to see if there are any gopher tortoise boroughs out there, potential, and then we would have you get with a professional in which to address those if necessary. So that's all I have at this point. Thank you. Jim? Fortunately, this isn't the property that we've had issues with, so we're not aware of any sort of septic tank issues here. However, as Phyllis said, you know, septic tanks are permitted and inspected by the health department, and whenever you convert from a residential over to a commercial, the health department has to come out and they have to reevaluate it for tank size as well as the drain field size. So you'll need to get with the health department. There will be an inspection and a form that they'll have to fill out in order to proceed with that. On the city side, because this will be moving from a residential property to a commercial property, you'll be required to have a backflow installed coming off of the potable waterline meter to make sure that there's no sort of any issues that happen or contamination with the potable line. We have an inspector that can give you further information about that. What that entails is an installation by a plumber and then a yearly inspection by that plumber to make sure that the backflow device is working properly. Other than that, there will be no changes. There will be some rate changes from what the residential rates are to a commercial rate for this property, but it's a new property to use, so it would just be a new commercial account. Other than that, there will be no other additional utility issues that I have for you. Okay. Thank you. Chad, anything for building? Hello, this is Chad Tate from building. Please do not forget about ADA access to the building itself. Bathrooms, because you are changing uses or changing what you're doing with it, you need the handicap accesses to bathrooms and safety rails and all those type of bars and all that kind of stuff in there. Those are really the only two things, is the access probably through the front door, which has probably got a four-inch step up. I haven't seen the property up close, but you're probably going to have to put some kind of ramp somewhere to get them up to that upper floor where the house is itself, you know, to get them in the – and you should have a three-foot door as your front door already, but like the bathroom and stuff, to get in there and handicap accessible, you're probably going to have to put a three-foot door in there also to get a chair in there if somebody wants to get into the bathroom. Okay? Ready? Yes, thank you. You're welcome. You know? Just as Phyllis mentioned, there's likely to be a stormwater requirement depending on how much parking you're required to put in and how much paving you're doing on the site. But that's it from my end. Thank you. Ms. Monica, I would suggest you may want – I highly encourage you to start talking with some civil engineers that can kind of walk you through design layouts. We always hate to see people purchase something, and then when we get to the final stages of approval, it doesn't work for their needs, and that's counterproductive for you. It's counterproductive for the city. We want the right development or even the right redevelopment at the right site. So I would encourage you to maybe start talking with some civil engineers so they can look at what you're proposing. You can talk to them about everything that we've talked about here. And if you engage somebody and you want to come back to this forum, we'll be happy to schedule another meeting with you and your professional. I appreciate that. This was a little more formal than I was expecting. I thought it was me just coming in and going, hey, what do you require? So I definitely wasn't prepared for the scope of it, and it really was very preliminary for me. It's like, okay, if I do buy a single-family home along Saxon, which would be ideal to keep the office in that area since that's where we're at now, what exactly it was going to involve for me to do something like that. Well, I always like to tell people we try to give you the good, the bad, and the ugly because sometimes that can change things. And we're appreciative that you're coming at this stage and not after the fact. We often have to deal with people who have purchased something and then realize they can't do what they want. So this might be a little bit overwhelming for you, but once again, if you want to hire a professional, we'll be happy to come back to this type of forum, or you can meet individually with staff to just kind of go over questions and help you make the right decision. Thank you so much. I do appreciate all the information and the input. Okay. And if you would just hold tight, I want to make sure there isn't anybody in the public that is sitting here that may want to talk about the project as well. Okay? Thank you. Okay, thank you. Hi, I'm Tim Blodgett, one of your future neighbors. I just wanted to tell you, it's going to be a good fit for the neighborhood. We're, in general, from the residents' point of view, we're very pro-commercial. We're underutilized as far as commercial is concerned, and we are trying to limit the increases in residential. Our real estate office on that corner would get incredibly high visibility, as you'll find out as you try and get in and out of work. Well, our office is currently in the Saxon Plaza, down by the Almost a Bank. Yeah, well, nobody's going to see it there. Yeah, so we were trying to keep it in that, because the traffic flow is great, and visibility so that we can let everybody know Iron Valley's here in the neighborhood to help you guys out residentially. Great. But from my standpoint as a resident, I see absolutely no reason to give you any hassle whatsoever. As a matter of fact, welcome to the neighborhood. Thank you so much. Anybody else? Well, Ms. Monica, thank you so much. Does DRC members have anything else they want to add? Well, thank you again for presenting this to us, and we do look forward to maybe seeing this go forward. It might be a little bit overwhelming right now for you, but it was not intended to be that. We just want to make sure that everything goes as smoothly. We get all the kinks worked out at the front end, and the tail end is, you know, grand opening, you know, fireworks, and everything else. Absolutely. Thank you again for all the information. It definitely gives me something to go back to the owner and us to discuss how to move forward. Thank you so much. Have a great day. You too. Thank you. That is the last item on our agenda. Is there any additional staff comments? Then our meeting is adjourned.