I'm calling to order the April 16th, 2025 Planning and Zoning Board meeting for the City of Deltona. Staff, would you call the roll, please? Member Gonzalez. Gonzalez, aye. Member Norty. Here. Member Stewart. Here. Member Trondoloski. Here. Secretary Amoroso. Here. Chair Cardo. Here. Alternate French. Here. Alternate Air. Here. Alternate Warnicke. Present. And alternate Zaltos. Does anybody have any changes, amendments to the minutes from the April 19th, 2025 meeting? Hearing none, I'd like a motion to pass the minutes. Second. Second. All those in favor, say aye. Aye. Those opposed. Motion passes. Presentation, awards, and reports. Madam Chair, we request that this be moved to the end of the meeting. Presentations and awards, please. Moved to, I'm sorry, what? The end of the meeting. Absolutely. Thank you. Certainly. Public forum. Staff, do we have anybody from the public who'd like to speak this evening? No, ma'am. Thank you. I don't see anything on the agenda for old business, so we'll move to new business. Public hearing for Ordinance No. 14-2025, amending Halifax Crossings Mixed-Use Planned Unit Development, MPUD, for approximately 109.71 acres of land located along the Halifax Crossings Boulevard Corridor, south and east of the Halifax Hospital Complex within the Activity Center to include the provisions of master development map alternatives and a reduction in the minimum lot size for commercial parcels. The applicant is requesting to amend the current MPUD to incorporate new development alternatives for commercial uses and allow for a reduction in minimum lot size for commercial parcels. Option B would allow the applicant to build over 75 acres of commercial type uses and up to 575 multifamily units. The current minimum lot size is one and a half acres and the request is to update that to half an acre. Development options are compared, or sorry, I apologize for that. So this is just going over your different options. So as I said, option B, you would have 75.71 acres of commercial uses and 34 acres for multifamily with the 575 units. This is going to give you the options compared. As you can see, the commercial acreage has increased over 54 acres and the multifamily units would actually decrease 234 units. This is your option A. This is the current master development plan for the MPUD we have now. And this is option B. This would keep the commercial aspects on the west side of option A, but would have commercial lots on this east side. Transportation is always a hot topic in this area. Currently, the hospital, McDonald's, and Wawa, there are 7,159 trips left for future development here. With this new amendment, staff has worked with the applicant in Volusia County to require a new TIA for the final site plans in this area, which would change the improvement requirements from the previous MPUD. Once the applicant goes over the 17,415 trip cap, a new proportionate fair share agreement will be established between the city and the county. And pursuant to sections 163.3194 and 163.3202 of the Florida statutes, the proposed amendment to the Halifax MPUD has been reviewed and found consistent with the city's comprehensive plan and the land development code regulations. As such, staff recommends the Planning and Zoning Board forward a recommendation to the City Commission to approve Ordinance 14-2025, which amends the Halifax Crossings MPUD. And I can answer any questions you may have. Wonderful. Thank you, Jessica. We'll start with Member Gonzalez. Do you have any questions for staff? Member Stewart? Yeah, I just had a few quick ones. Thank you. You answered a few that I had already. In switching or making the update to Option B, I noticed that they're dropping off the age-restricted units. Is that something that's already been committed and we're now pulling that away from, pulling that away entirely? That's no longer an option, so it would just be kind of multifamily units, but there are no age restrictions, correct? Per the DA, there's no age restriction on Option B, but I can let the applicant answer that as well. Okay, perfect. And then as far as the traffic patterns, also I had a question on that. Right now, it leaves 7,159 trips for future development. With a new traffic study, will there be any estimates on how quickly we think we're going to get that 7,000? And my reason for asking, there was an accident this morning at 6.45 in the morning, and it took me 20 minutes to get from in front of Deltona High School to the I-4 exit off to the side. And so I know that we would be cutting or limiting the multifamily units going from, hold on, sorry, going from 809 family units to 575 family units, but also increasing our commercial footprint there. In that traffic study, will there be any kind of estimations on how quickly they'll get to that or eat up that additional 7,159? It would depend on what type of uses they would put there. Okay. So we would find that out as they're doing the final site plans and moving forward. Okay, perfect. Thank you. Member Amoroso? Secretary Amoroso? Just kidding. I have no questions, thank you. Member Northe? Hi, I have a... Can you hear me to say? Yeah, I have a number of questions. Under development options, it's taking away the age-restricted units and making... That means that anybody, any age can go into this location, correct, into the multifamily units of 575, which would include the school kids. Did we look at the impact of school children on this development now that we're changing to no age restriction? So that will be looked at during the final site plan when they come in for their apartments. Okay. Back on the 2025 amendment, it says, The amendment seeks to modify development standards by reducing lot size requirements for commercial parcels, offering greater flexibility for future commercial projects. I like the idea that we're doing more commercial than we are doing single-family or multifamily. I like that idea. But I noticed that we've reduced the size of requirements for the actual parcel per commercial use. How many commercial sites... Do we know how many commercial sites we can get in there as compared to what we did? I would leave that up to the applicant to answer that question. Excuse me? Because I'm not 100% sure, but I can have the applicant answer that question. Okay, so the applicant is going to present. They're here to answer any questions. Okay, well, that's a question. I also noticed that there was roadway cross sections, but when I was reading the... I don't know whether it was a red line or whether it was one of the papers. There's bike trails that are required to be placed into the development prior. Do we have any standards on those bike trails? Do we know, are they going to be 10 foot, 12 foot, or are they going to be just sidewalk size? I believe it's not specified in the development agreement, but we can get with the applicant and work on that. So we don't know at this point? No, ma'am. And I didn't see them on the map. Did I miss that? Where the bike paths are going to go? No, I know we discussed it with the 2022 amendment for the age-restricted that was going to have bike trails. Also, are we requiring, I don't know what the Deltona requires, but are we requiring native plantains here in this city? They have to follow our land development code, yes, ma'am. Okay, but is that native plantain? Yes. Okay, so no crepe myrtles? They are allowed to have crepe myrtles, but it's our land development code that they have to follow. I'm sorry, I can't hear you. They would have to follow our land development code, and that does allow crepe myrtles. Okay, so that is not native land seeking then. Okay. All right, and then the transportation. I know that we're going to do a new report on that between the county and the city. Where does, I did not see anywhere on the maps, Rhode Island extension, and what the impact of Rhode Island extension with that being the end of the Lexus lane per FDOT long-term plans, which I understand now they are also now talking about going all the way to Daytona. Did we look at that? Is that part of the plans, and if it's not, why not? So that will be looked at once a new TIA is done, but because we are just now working on Rhode Island and getting that established in Deltona, it would be looked at when they do the new TIA. Okay, but we won't see that. Most likely, no. That won't be something that we get to say and comment on, correct? The comment on. That is done, and then it goes back to staff. Correct me if I'm wrong. And then it goes to the council or the commission. Correct. It doesn't come back to us. Correct. Yes, ma'am. Okay. All right, thank you. Alternate French, Member Trojanowski. Yes, I do have a couple questions. I mean, I do like the, obviously, less impact on stormwater, and then, of course, more commercial, but I know we're in the middle of changing impact fees. What, how would that impact this once we do a new study? How would the new impact fees, as they raise, be applicable to this facility? So impact fees are not paid until they build their property. They don't pay them until they pick up their permits, so they would be, they would have to follow whatever impact fees are in place then. Because this is just a reason, they would most likely have to follow all of our new impact fees. Okay, thank you. One last question, Jessica. Yes, ma'am. With regards to the traffic impact analysis, or TIA, that you're referencing, you were really talking about a traffic study, correct? Yes. Okay, and that traffic study is not going to be completed or triggered until we exceed the 7,159 trips. Is that true? From what I understand, the applicant can also enter this. We asked for them to start doing it soon, because Volusia County wants to see it as well, to update everything on their site as well, because the improvement that's in the current MPUD, Volusia County doesn't think it's needed, and that it's probably going to need a different type of improvement. Okay. So you're not waiting. What? Can you repeat that, please? Volusia County doesn't think that traffic study is needed? No, the improvement that's in the current MPUD. It's stated inside of the DA that the second turn lane may not be needed. We'd have to look at the new TIA. So you're starting work on the traffic study now, is what you're telling me? The applicant should be starting it shortly, yes. Okay. Thank you so much. So you mentioned that there's an applicant here that would like to make a presentation? I believe they're here to answer your question. Let me make sure. All righty. Can you please state your name for the record? Absolutely. Alex Ringfellow, 500 Winterly Place, Maitland, Florida. I did miss that last question, but I'm here to answer. I think there were several questions across the board. So if we want to go through those one by one, I think that would be helpful. But the most recent one, I was taking notes on a previous question. If you could repeat that, that would be great. Last question we heard. Okay. Are you starting work on the traffic study now? That will start after the zoning hearing goes through. So, again, we have an additional hearing after this, and we can't do any kind of construction outside of those. There's vested trips when we run out of those until we complete our TIA, get approval for that, and get more trips. So we can't do any additional work. So we plan to start the TIA after we go through this zoning process, likely next year. And then, really, we can't do any additional work outside of those vested trips until we have a TIA that's approved by the county and the city. So when you say TIA, from my understanding, a traffic study is a much more involved and in-depth document that's performed and completed by a traffic engineer licensed in the state of Florida. That's correct. A traffic impact analysis is not anywhere as detailed as a traffic study. So just to be clear on the language, when you say TIA, are you really meaning TIA, or are you talking about traffic study? I think, well, traffic impact analysis is actually required to have someone who is licensed in a professional, and that will actually identify – it is a very detailed traffic study. They're functionally usually the same type of analysis that we're talking about. This will identify insufficiencies related to concurrency, any issues that we may have with intersections that may need what's called a proportionate share. So if we impact an intersection somewhere, our proportionate impact of that sometimes comes with a fee that's paid. So essentially, this TIA will look at the types of uses we're proposing in future phases, analyze those impacts. The county, the city, and our team will have to agree about the analysis. It'll all be reviewed. And we will go into the processes of identifying whether we owe proportionate share, if there's improvements needed, or where we might cap the types of uses based on the type of traffic they generate. So there are some uses that have a higher generation rate, some that have lower. So it's going to be really based on that ultimate plan and the ultimate build-out. So we could be in a position where you would be responsible for making a contribution or doing a prop share agreement, but there could potentially be not the ability to do actual roadway improvements. So you're saying that you would be responsible for paying into a fund but not actually upgrading or building the road? It's really speculative at this time. So it's really contingent upon the outcome of that traffic impact analysis as we look at the network and what's adopted as concurrency you guys adopt in your comprehensive plan, what level of service you have for intersections and roads. So it's really tough to say specifically what we'd be looking at, what we'd be required to do, but it's based upon the opinions and the work of people much smarter than me. I'm not a traffic engineer myself, but they work together to decide on what the best improvements are, how best to approach that, whether it's paying into a contributing the proportionate share, making improvements on site, limiting the development. So it's tough to really answer that question at this stage, but we definitely are beholden to that review and we are capped at our vested trips. We can't go above those vested trips until we figure this all out with the city and county. Okay. And do you have an estimate as to how much development you're going to be able to do before you get to those? I know we talked about uses, but you're increasing the amount of commercial and you're reducing the amount of residential. So ballpark summary, what do you think we're talking about before you get to that trigger? I can speak to kind of like the broad, basically the broader market as it stands today. I think right now multifamily is a little bit slower in the marketplace than maybe about two years ago. On the commercial side, we're seeing, as you've seen a request today, a smaller area, smaller footprint. So while we anticipate more commercial, things like Dutch Brothers Coffee and these smaller commercial user sites, they want less acreage. I think that's going to continue to be a trend in the marketplace. I think we'll continue to see commercial users. Office is a little bit difficult at the moment. There's not a lot of new office being built. And then the difficulty in answering your traffic question as it relates to multifamily, whether age-restricted or conventional, those two developments have different traffic impacts and it's tough to speculate what the market might bear there. I anticipate quite a bit more commercial to come, consistent with what you saw previously. It's just going to be on a smaller scale, smaller footprint lots to react to the way the market has been heading in commercial liability. Does that answer your question? I don't think we're trying to reduce commercial. We're just trying to allow for folks to finance and build on smaller parcels because of the challenges we see in the retail and commercial spaces. I understand. Member Trojadowski, do you have questions for the applicant? Alternate French, do you have questions for the applicant? I do. Seeing the traffic congestion we have now, are you all going to be prepared to try to be ahead of that curve so that we can deal with these kinds of increased traffic patterns we're going to have? It looks as though that intersection will probably have to be improved. There may have to be other improvements. Is this going to be coming in a fashion that we'll be able to do it concurrently or is it going to be a catch-up kind of thing? It'll be concurrently and there will be, I assume there'll be things like what we call signal warrant at certain points. We will have to complete improvements at intersections. I can't speak to whether they'd be signals, but there's a specific process for that. So if an intersection or a light is failing and at, say, we want to build 100,000 square foot of commercial and at 90,000 that light breaks per the study, we are required to make those improvements if it's warranted in order to build that extra square footage. So it is in our best interest to stay ahead of that and understand our traffic impact so that we're not held up in order to address those insufficiencies. So we're required as we go, as we make that impact, to make those improvements. Member Northe? Yeah, I have a couple things. And it's been a while since I've been around transportation studies. So, but tell me, it says to date, and it indicates on the health side, the hospital side, McDonald's, which is fast food, Wawa convenience store, and the hospital complex itself. It uses those in the traffic. The way I read this, it says to date, three uses within the Halifax MPUD have accounted for 10,256 trips. Yes. And maybe this is a question for staff. I don't know. But there are commercial developments that are in that interchange or that intersection on the other side. How do we account for those trips? Or do we not account for those trips? So I think those are what you're referring to as kind of outside this development. They would be subject to their own process. But they're not included in, when the county looks at the transportation, they're not looking? It's not included in our vested trip. So we vest our ownership. We own trips. So that's your ownership? That's our ownership. Okay. However, when a traffic study is done, they pull in the other developments, and that's how those numbers of what your proportionate share may be, that's how those are all derived. So all the developments put in, and then we pay or fix our portion that we break. Okay. More or less. Okay. So to staff, the traffic study that is being done is only for this development. We are not looking at long-term traffic conditions at that intersection. Is that correct? That is correct. So, Member Northey, if I may, just to clarify slightly, the traffic study is specific to this project, but the impact does take into account the total number of trips on the road. So, as the applicant pointed out, they will be responsible for their proportionate share of improvement based on the total number of trips. So the, you know, the existing trips on the road do get pulled in as part of the analysis. But real world, right now, that intersection is a mess, and so I have to make a decision based on their proposals, but I have to, but in the back of my head, I'm factoring in all the issues with transportation at that location. So, what you're saying to me is, I can't use my thoughts on the racetrack or the Panda Express. Those can't factor into this at all. Those. Real world. Yeah. You know, real world here. Well, they do factor in, in so much as all trips on the road, which they contribute to the other property owners, those are factored in. It's just, we don't, we don't have to, right, we can't make a decision that we, that your property going commercial would increase the number of trips so much that it would impact those other businesses. That's not part of what we're doing tonight. I just want to be sure that. Understood. I think your mic might have turned off. I just, it got a little quieter. No, my mic. Oh, I'm sorry. Here we go. Sorry. I'm sorry. I wasn't sure I heard the whole thing. My apologies. I'm just trying to separate real world from paper world, I guess is what I'm doing, so. Me too. I'm still working on it. Yeah. Yeah. And then I have a question on the medical village. If I can recall correctly, you are reducing the size of the medical village part of the Plains. Is that correct? That's where the residential is proposed. That's where, okay. And then, just curious, what is a, what is a, how did you put it? Was it a micro winery? I mean, I know what a micro brewery is, but I know what a micro winery, which was on the list of uses. I'm just being. Yeah, of course. So, anything that falls underneath that threshold of the restrictions that apply to liquor has gotten the attention of small business and entrepreneurs. So, they make everything from mead to wine, or they may make beer or both. So, just capturing that type of use. A wine shop there would be great. That would be nice. Do some wine walks around the village. So, we'll note that. We could use a nice wine business, kind of like the elusive grape. Okay, thank you. Thank you, ma'am. Did you want to step up to the podium? Okay, sure. State your name for the record. Hi. Don't go too far, applicant. We still have half the board to ask questions. Thank you. Thanks. I'm Matthew West. I'm the new planning manager here at the city of Deltona. Welcome. Thank you. For about the last seven, eight-ish years, I've been doing a lot of transportation and traffic planning for Sands Lasseter. So, I wanted to kind of clear a few things up. I think Member Northey had asked about Rhode Island Avenue extension, and would that be reflected in any future study? And typically, well, let me back up to the original question. There is a traffic impact analysis that is associated with your site plan or your subdivision or your plat, but you also have rezoning traffic impact analyses, which are less detailed. They talk more about volumes on the road and not turning movements at intersections and timing of signals and all that. The ones that are associated with the development permits for a plat or a site plan are very detailed, and there is a set of guidelines that all the cities and the county adopted that were basically written and negotiated with the transportation planning organization here. I was about to say River to Sea, but they're not called River to Sea anymore. They're called Volusia Flagler TPO. So, there are more than one kind of TIA, but I think what we're talking about is the nitty-gritty of how many, what your turn lane lengths are, and if you need a traffic signal, and if you need a wide row. Now, when we do a traffic impact analysis like that, and I said all the cities and the county have adopted the same kind of guidelines, first thing you look at is the trip generation of your project, and you do a calculation of how many trips does that put out on the external roadway network. The next thing you do is you look at your existing roadway network and what the existing conditions are for the development, or the existing roadway conditions, how many cars are on the road without the development, and you analyze intersections and you analyze segments and you say this segment is failing before you even consider, it may be failing before you even consider the new project trips. So, you look at existing conditions of the roadways, then you look at the committed conditions of the roadways. That's adding the vested trips. There may be projects that the city or the county or, you know, an adjacent jurisdiction has approved, and they haven't built those developments yet, but they're, they're vested and they're like ghost trips. You put them, then you put those on the network on top of the existing trips, and the last thing you do, and you analyze it, and that's called the background condition. So, based on these vested trips and the trips that are already out on the road, we know then what is the condition of the roadway network. And then the last thing you do is you put the project trips on top of that and see what breaks when you put the project trips on top of that. With Rhode Island, you know, whether you put that in the, the analysis or not, whether you put it in the, in the, in the study area or not, is usually predicated on is the project going to be built out and when is it going to, what, what is that build out here that you project? And, and the TIA guidelines, it basically says that there's a road improvement that is programmed and, and funded for construction within the first three years of your study, you include that improvement in the network. I don't think the Rhode Island, I don't know when Rhode Island Extension, if it's even funded at all. If it's funded, if it's not funded, you typically don't, in the first, in the next three years, you typically don't reflect that in the study. It's too far out to be considered widened or built. So, going back to Rhode Island, if that was in, at one time that was in the county's long term plan and got moved up before we, right when we were a city, it was pulled by the then mayor and one of the commissioners and said, we don't want to do Rhode Island. So, that left the county's plan. And now, it's my understanding, and again, I haven't looked at that, that it is back in the plan, and that, but I don't know whether it's a short-term or long-term plan. So, if it's in the five-year plan, does it get counted? If it's funded for construction in the first three years of that. First three years. Yeah. Well, why do they do a five-year plan then? Well, going back to the rezoning traffic impact analysis or a comp plan amendment, let's say you're changing the future land use, you tend to look further out with less detail. So, if you're going from residential zoning to commercial zoning, which is probably going to be a net increase in trips, you might say, I want to look at the planning horizon of the city's comp plan, let's say it's 2035, but you don't do a full analysis of all the intersections and decide where the turn lanes go and how long they have to be at that. It's more looking at volumes on the roadway. And this road is built to, let's say, have 10,000 trips a day. And after this rezoning and the net increase, it may be 12,000 trips a day. But you don't provide the detailed analysis of what you do to mitigate at that time. It's a snapshot for your planning board to say, you know, this is an increase and how, you know, what is the magnitude of that increase? So, the TPO, if this was programmed, it would be in the TPO's work plan? And it would be in the city and if the portion that's in the city would be in our five-year capital plan. Okay. And the part that the county's building would be in their five-year capital plan. And I have a, I mean, I'm just guessing, I have a feeling it's going to be a while to get it fully funded for construction. You have to go through design and right-of-way, potentially right-of-way acquisition. And then you have to have the money to actually build it. So, I mean, and, you know, it can always be made a priority and funding moved up. Well, there was some discussion at stopping at Saxon, too, and making Saxon the end of the Lexus Lane, which would, from a long-term, and it's probably not our purview, but from a long-term plan for the city, transportation is getting horrendous here. And that intersection that we're talking about is getting really bad. And Rhode Island, and then leaving that as an exit point for the changes, but we change things, that just, it seems like long-term, we're not looking at the reality of all this. I don't know. Maybe, maybe that, now that we have new leadership and I applaud you, I'm happy to see you standing there because you and I have worked together previously and I trust you. So, he's a good person. So, thank you for the explanation. It doesn't make me feel any better, but. The other, the last thing, and I can't remember which member brought this up, about the timing of when will the 7,000 trips be used up. You could have one user out there use up all 7,000 trips, or you could have low, you know, you could put other uses in there that are low traffic generators and use up the land before you get to the 7,000 trips. It just depends on what the market will bear and what they can, you know, bring to the table. Do any other board members have any questions that are traffic related? Well, we have, please, go ahead. I do. Is the Halifax Crossing Boulevard the only access and exit road for this planned development? I'm not that familiar with the whole project, but it looks like it's just one cul-de-sac, essentially. Yeah. I was wondering if it was going to have any connections so that there would be alternate routes for traffic as you go forward looking at that. I think part of the limiting factor of that is at the interstate, they have limited access boundaries that you, you know, they don't want you to have driveways too close to the interstate or actually even onto the interstate. So the limited access condition may limit them just to that one access point. I'm just not up on the whole history of this project. Any other questions from the board with regards to traffic? Thank you so much. Appreciate it. Secretary Amoroso, do you have any questions for the applicant? I do. Member Stewart, do you have any questions for the applicant? I do. And I want to thank Pat for bringing this up. I, too, would like to see a micro winery. I think that would be wonderful. So if we can put two down for that. But also, I wanted to bring a point up that's just kind of in the back of my head. I have three children. I've got one going into high school. God bless you, yeah. Yeah. I got two, and that's plenty. One in middle school and one in elementary school. And Pat brought up the point, and I wanted to touch base on this, is I'm excited to see the change to adding more commercial opportunities there. I know that there's traffic flow with that, too, but from the school standpoint, and maybe that's a question for staff, and as a city, I know that the schools are maintained by Volusia County, but one of my concerns is we're zoned for Deltona High School, and just briefly looking, it's been recently announced that Volusia County Public Schools is at a $25 million budget shortfall right now. And they're talking about making budget cuts, and then student-to-teacher ratio and staff changes. I don't know if that changes more students per teacher. That's the only thing that I can think of. I want to assume that. But more specifically, the closest school to this area would be Deltona High School that has capacity for, according to Volusia County's website, has capacity for 1,736 students, and as of the most current information there, they have 1,803 enrolled, 109% capacity. In approving this or looking at this, what conversations are being had with Volusia County in providing more resources for our public schools to ensure that we're able to educate our kids, take care of our teachers, and make sure that we don't fall behind in educating our community. I can answer portions of that. Some of that, it really falls into the Volusia County School Board. But similar to traffic, there are two types, I guess two milestones in a development project. At the beginning of the project, you get what's called a school capacity determination or a capacity letter, where you, this would be earlier, before this was rezoned, you'd send a letter into the school board, and they'd say, hey, we have this many seats, this many are taken, we're at X percent capacity. FYI, when you go to develop, you will have to do something, or not, depending on the capacity of school, it sounds like there's capacity issues, when you come to develop. It's kind of a, hey, just so you know, when you go to build, this is what's going on at the school. In order to meet concurrency, same with traffic, we have to meet traffic concurrency, but to now meet school concurrency as well. So with every residential unit, we have to work with the school board to either pay for those seats or find some sort of project. And larger projects, you, sometimes people dedicate land to a school, those types of things. There's a lot of negotiating, and a lot of that depends on what the school board's capital plans are, how they want to approach this, what their strategy is, and I can't speak to that. But we will have to meet that concurrency requirement before we build anything, and the school board will have to approve that, and essentially ensure that we're paying for those seats to enhance that capacity. How they use that money, I can't answer, unfortunately, I wish I could, but that would be laid out in their capital improvements project, any type of growth strategies that they have, and that's how it kind of runs from our end. So we pay with every residential unit, we estimate a generation of students, and there's a number that they've adopted, and you have elementary, middle, and high school generation rates, and that's kind of how they capture that. So that's what I can answer, and perhaps staff has more knowledge on what may be coming down the pipeline. Good answer. Yeah. Thank you. Thank you. I just wanted to know that there was some type of process and some way in there to that. I want to make sure that, call it self-serving. You know, my children are, the city of Deltona, all of our children have a place where they can learn and grow and get the attention that they need. Absolutely. Thank you for bringing that up. It just kind of got me thinking through that process. If you stay on boards, you know, the school board, volunteering your time here at PNZ, volunteering at the school board, get involved there, it's really a good board to look out for. Maybe in the future, maybe that's next for you. I don't know. Thank you. Member Gonzalez? No, I'm good. Thank you. Thank you. Appreciate it. Appreciate it. Any other comments from the board? I just have one question, and I'll direct this to staff. Did I understand that this is the second time they've been back for a review or for change? This is the second amendment they've done, yes. Pardon me? This is the second amendment they've done. Okay. They did one back in 2022. Okay. So, do we have like a three strikes and you're out, or, I mean, they could come back as many times as they want. Is this it? I mean, are you going to go for this? Seriously? We try our best, but it's really, the market changes, and we try and get it right the first time, but, you know, that's why this process is here, and we have to present and stay in our case. I like more commercial, I do, so let's do it. All right. Thank you. Well, and I just want to highlight, too, to your point and yours, I feel like changing the parcel size, it's going to give more opportunity and more, it's going to bring in, it's making it more feasible for smaller shops and for smaller things to come in. Like the winery. Right. Like the micro wineries that we all call. We like the micro winery, yes. Or micro breweries. Or breweries, yes. Or maybe it's both. Or both, yep. But it kind of gives them the opportunity to step in and say, hey, because of the lot change size, we're able to make this happen, so. That's exactly the intent. Yeah. Right. Yeah, and I agree also, too, which is more commercial, would definitely benefit that area specifically, but Deltona as a whole. Thank you. Well, that's the thing, that's an issue I have with reducing the lot size, is it's going to try to invite all the fast food in the small shops. I mean, when you build a bigger parcel, it's divisible. It's not saying, hey, a big business has to go in here. So I'm on the other side, whereas I like the larger sizes. Keep the smaller, you know, McDonald's and everybody out. And like, you know, our city council has even talked about that as well, too. Any other comments from the board? Anyone like to make a motion? I have one more, based on his. Is there any way it could be designed where you have some smaller and some a little bit larger in that commercial allotment you're talking about to give that kind of flexibility? Yeah, the request is just for the minimum lot size to be reduced. So it's anticipated that that may be the scenario in some instances, but it may be larger. So it's not that everything's going to be the one acre. We may have much larger pieces. Obviously, the hospital user is a huge piece of that. A hotel example would take up more space. And those are the types of uses that were entertaining. But we just didn't want to preclude that small parcel opportunity that we've seen in the market be some of that in demand. Madam Chair, if you can also open it up to the public. Oh, my apologies. I thought I did. Apologize. Do we have anyone from the public who would like to speak on this matter? We do. Mr. Darian Elkind. State your name and address for the record, please. Yes, ma'am. Madam Chair, members, my name is Darian Elkind. My professional address is 142 East New York Avenue in DeLand. I hasten to add that for the first 20 or so years of my career, more than 20 years of my career, my professional address was on Del Pono Boulevard. I am intimately familiar with this project because when it was, when it first was an idea back in 2012, I represented Halifax with, along with the Bobby and Sadiq and bring this project to fruition. Some of you may not know that we have a, Halifax, which is a, which is a governmental line of the public hospital, has a series of interlocal agreements with the city when the city said, look, we need to bring some medical services to the city, and Halifax partnered with the city and has committed and obviously very clearly invested in the city to bring much-needed medical services here. So we're happy to continue our partnership with the city. On this, I wasn't really planning on making any comments, but I was afraid Ms. Northey would think that I was trying to sneak out without saying anything, so I figured I'd better say something since I haven't been to a Rotary meeting in a while. Just a few comments. This, you know, Halifax is a big organization, so notwithstanding the bright orange signs that are out there and the fact that notice went out as it was required to do, you know, when it got to the folks that actually make the decision who are in a big building over in Daytona to contact me, it was just last week when I found out that y'all were having this hearing. Staff, I reviewed the PD, and staff was very clearly cognizant when they drafted this proposed PD agreement that there's a hospital there and the hospital has certain needs in terms of traffic infrastructure and those sorts of things and were conscientious about the architecture, and they were kind enough, you know, when I'm calling them on a busy day of planning board to talk with me today about the project. I had an opportunity to talk with the applicant's representatives, and there is, in this area, the option B area, if it's option B, there cannot be any non-age-restricted multifamily within 500 feet of the hospital property for obvious reasons, you know, those two don't, you know, shouldn't be right up against one another. They understand that, and that'll be modified in the PD, so that's made clear. You know, it was, it would be nice if there were a medical village there. There's a synergistic relationship between a full-service hospital with the quality of care that you have with the Halifax UF Health medical providers there, but if the market's not going to bear it, the market's not going to bear it, and we understand that, you know, health village is low traffic, really, really, no, no student generation, and so it all, all works. My kids came up in Volusia County Schools, I got the last one graduating this year, so I understand, you know, crowded classrooms and crowded ball fields and all of that. You know, on the small lot commercial, get it, I think the PD was drafted, Jessica, so that it doesn't allow a lot of curb cuts and parking along the main corridor, so they respect the fact we've got ambulances coming back and forth, so that was great, so as long as those small lots are, you know, back up without a bunch of curb cuts along the main road, that doesn't seem to be a problem. There are a couple other minor points that we'll work through, but in any event, I just wanted to say hi, and that we're, that Halifax is committed to its partnership with the city for the long term, and if you have any questions for me, I'd be happy to answer them. All right, thank you. I have a question. I'm going to go back to the bike trails, and I think that what I heard you say, or what I heard staff say, is that they are, is part of the comp plan that, what size we use and how we would develop it. Is that true? What did I miss on that? Because I don't see them in a plan, and that, I read that, I know I read that you were doing, you were required to do bike trails, which I thought was odd before anything else. I'm not sure I understand your question. Okay, I'll, I'll find it. No, no, no, I, I got you, so you mean on the Halifax property? Yeah, I thought it was kind of odd, actually, Darren, that, that you were requiring bike trails. So we are not, we are not this, this, not you, but that we were, this city. No, I understand it. Just, just a point of order for just a second, sorry to interrupt you, but is there supposed to be comment and discussion with regards to the public part of the present, of the matter being heard before the board? That is up to discretion of the chair on how you would like to run the meeting. Certainly, if you would like to, you know, say thank you, it's your time, and you're done, then you may do that. If you'd like to allow questions from the board, you can allow that as well. Okay, thank you for clarifying. Please move forward with answering Member Northey's question. I was tempted to, I will. Thank you. The, this, the way it works in Deltona, as I understand it, is even though there was one plan development agreement, one plan development zoning for the entire project to include my clients, 30 some acres, the owner of the remaining undeveloped parcels were in, were allowed to amend the PD, the undeveloped portions of the PD, to make some changes, and that's what's happening once again here, as I understand it. So, my client is not a party to the agreement. I just came here as a courtesy to, because it was being done, and to address those couple of issues. Okay. So, I'm not aware that that requirement for bike lanes is in the zoning for the hospital campus property. I don't believe it is, hence there's no. I thought I read that, so. Staff will do the. Staff, we'll get back to you on, in regards to the bike lanes. We'll have to do some research. Pardon me? We'll do some research, madam. Okay. Thank you. Thank you. Hopefully, I, hopefully I answered it. And just one other thing. Yes, ma'am. We, we missed you Saturday. You weren't there. I understand. Staff, do we have any other members of the public that would like to speak? Yes, we do. Jasmine Walton. Please state your name and address for the record. Hello, my name is Jasmine Walton. Address is 3289 Alling Drive in Deltona, Florida. Um, so my question is more so for the applicant, um, because we, when we received the notice for the, um, the public hearing, I was concerned because of where we currently live residential. My husband and I bought a house in Deltona and Arbor Ridge and looking at the map, I'm just curious to see what their plan is for the end of our, our street in a sense. It's a dead end. Our neighborhood is very quiet. So I'm trying to see one, uh, if there's going to be any cut throughs from the back area of the map into the residential areas and if there's going to be, uh, how it's going to impact us as residents, basically. Okay. Thank you. Maybe the applicant can step to the podium and address that concern. Thank you. So the reference road connection to the northeast of the property, there's no plans to connect to that residential neighborhood and allow for any traffic there. Um, hopefully that answers it. Thank you so much. Staff, do we have any other, um, members of the public that would like to speak? No, ma'am. So I will close the public forum and turn it back over to the board. Any other further discussion from any of the members? Do I have a motion? Madam Chair, if I may please read the title of the resolution of the ordinance into the record. Absolutely. Please do. Um, this is ordinance number 14, 2025, an ordinance of the city of Deltona, Florida, amending the Halifax Crossings mixed use planned unit development, MPUD for approximately 109.71 acres of land located along the Halifax Crossings Boulevard corridor, south and east of the Halifax Hospital Complex within the activity center to include the provision of master development map alternatives and a reduction in the minimum lot size for commercial parcels, providing for recording, conflict, severability, and an effective date. Thank you. Do I have a motion? I make a motion to approve. Do I have a second? I'll second. Uh, staff, can you call the roll, please? Member Gonzalez? Gonzalez, yes. Member Northey? Yes. Member Stewart? Yes. Member Trudonofsky? Yes. Alternate French? Yes. Secretary Moroso? Yes. And Chair Caro? Yes. Motion passes unanimously. Moving on to staff comments at your convenience. Good evening, Madam Chair, fellow board members, planning board. Um, we, staff would like to give a presentation, an award to a board member who has, um, this has been in the planning department for quite a while, and so tonight's the night we're going to present it. The City of Deltona presents this award to Patricia Northey in grateful recognition of your dedicated service and commitment as a member of the planning and zoning board. That was last time, right? Correct. Correct. Yes. We're not kicking you off just yet. From 2019 to 2023, your contributions have played a vital role in shaping the future of our, of the Deltona community, and we extend our sincere appreciation for your time, insight, and leadership. We thank you for your service, and we look forward to your continued involvement on the planning and zoning board. You might regret me being back, Jordan. Congratulations. Thank you. Madam Chair, we have no more comments. Thank you. That's funny. Congratulations. Thank you. Thank you. That's wonderful. Okay. Any other comments from any of the other board members? Do I have a motion for adjournment? Motion to adjourn. All those in favor, say aye. Aye. Aye. Those opposed? Meeting adjourned. No.