City of Deltona Planning and Zoning Board meeting. Staff, will you call the roll first, please? Member Blodgett.
Here.
Member Stewart.
Here.
Member Warnicke.
Present.
Secretary Amoroso. Vice Chair Diarico. Here. Chair Cardo. Present. Alternate Guida.
Alternate O'Brien.
Here.
Alternate Hassan. And alternate Zeltos. I am so sorry, Member Northey. I'm so sorry. I marked you here.
Next item on the agenda is the approval of the minutes from our last meeting, which was on August the 19th, 2026. Opening it up to the board for any changes, alterations, amendments. And if we have none, asking for a motion, please.
I'll second it.
Who did the motion? Okay. Wonderful. All those in favor, say aye. Aye. All right. Motion passes. Next item on the agenda is presentations, awards, and reports. I don't see any, so we're moving on to the next item. Which is old business, which I don't see any of that either. So that takes us into, hopefully we have, Mr. Smith, do we have legal counsel with us this evening? Wonderful.
Take a breath.
So first, if the city attorney will please explain the quasi-judicial hearing procedures, and then we'll move forward from there.
Thank you. Good evening, everyone. Tonight's quasi-judicial hearing will be held on ordinance number 17-2026, amending the official zoning map to rezone four parcels totaling approximately 18.13 acres located at 830 North State Road 415 from Volusia County, rural residential RR to the city of Deltona, heavy commercial district C3. As this is a quasi-judicial matter, the city commission has adopted certain procedures for quasi-judicial proceedings that are held before the planning and zoning, and also the city commission. The hearing process will follow the process outlined below. First is me explaining the quasi-judicial hearing procedures. My name is Jennifer Cockcroft. Nice to meet you all. I'm here on behalf of TG Law. So, under standard quasi-judicial hearings, first we'll hear from board members who will disclose any ex parte communications, site visits, or ethical conflicts, if you have any. Any individuals wishing to be heard before the board will be sworn in for the exclusion of attorneys. If any attorneys are present, you don't have to be sworn in. Sorry, I'm catching my breath from running. Anybody wishing to provide testimony to the board will be sworn in with the exception of attorneys. The applicant and the applicant's attorney will be given eight minutes to present their case. Anyone else will be given three minutes. People with legal standing will have three minutes, unless you decide to testify as a group, and then you'll have eight minutes. Members of the general public will have three minutes, and then we'll have rebuttal by the applicant and or their attorney, and at that point, the board will deliberate and make a motion, either in favor of denial on the application. Each board member will need to state the decision on the record and what their vote is and the reason for that. Board members may ask questions throughout the hearing. Members of the public, however, cannot ask questions or directly cross-examine witnesses, but you can ask that questions be asked on your behalf. All testimony will be provided under oath and become of the official record. The established time limits will also be enforced by the chairman. Any questions from the board?
Not hearing none. We can continue. So board members will need to disclose any ex parte communications. So we'll start with member Blodgett.
None.
Member Warnicke.
I've spoke to several people. I've spoke to Terry Pearson on 9-3 by phone, Amanda Carl, 9-30 by phone, our commissioner, Chris Nebick, 9-30 by phone, on 9-30 by phone, Tina Swift, 9-29 we texted. I spoke to Mark Pell on 9-29 and 9-9, basically just regular conversation. That's it.
Secretary Amoroso. Okay. Vice Chair Dierko.
I have not spoken to anyone, but I made several drive-bys the sites. Several drives by the site.
Member Northey. No, I haven't spoken to anybody, but like Tara, I have driven by the site.
Member Stewart.
None to report. Thank you.
And I also have no disclosures or anything to report. I'll turn it over to counsel to swear in anyone who is going to be providing testimony.
Anyone who's providing testimony before the board tonight, if you could please stand and raise your right hand, other than the lawyers. If anyone is planning to testify before the board tonight, please stand up and raise your right hand. Do you solemnly swear to affirm the testimony you give before the board tonight would be the truth, the whole truth, and nothing but the truth to help you, God? Thank you. And please state your name before you testify.
I believe the next item is city staff will have a presentation, so I'll turn it over to our planner, Mr. Hatch, to present the item.
Thank you. Good evening, Planning and Zoning Board. Thank you for all being here this evening. Brandon Hatch, Planner 1, City of Deltona, for the record. Tonight, I'm here to discuss rezone application RZ26-0010 for ordinance number 17-2026. So the rezone request itself is going to be to amend the official zoning map from county rural residential RR to city heavy commercial C3 for the property at 830 North State Road 415. And by doing so, this will implement the property's future land use designation of commercial, as well it will provide future commercial uses compatible with the surrounding area. And we're going to talk about that in here in just a second. So as I mentioned, the address is going to be 830 North State Road 415, and that's going to be a picture of it highlighted over there in the right. So it's actually currently made up of four parcels that are vacant, combined all together roughly about 18.13 acres. To give you some additional context of where this is and what's around it, to the southwest, we do have the Walmart BPUD with Walmart at 101 Howland Boulevard, along with its ancillary uses. As well, at 890 North State Road 415, we also have tractor supply. As you might have noticed from the address being North State Road 415, it does have direct access onto State Road 415 for any future development. As well, you will also see to the west, it is close to Howland Boulevard. So theoretically, with future development to the west, there could likely be a cross-access point sometime in the future once development does occur. So as I mentioned, the current zoning is county rural residential. However, this does not implement the adopted future land use. The adopted future land use is going to be commercial, and as you can see on the left side, we do have the zoning of the property as rural residential. And on the right, you will notice that not only this property, but a lot of the surrounding properties do have commercial as their future land use. So with the proposed zoning of city-heavy commercial, this will implement the adopted future land use, allowing for the zoning and the future land use to be compatible. So why exactly is this rezoning needed? So as I mentioned, with the comprehensive plan, it is required that development be aligned not only with the zoning, but also with the future land use of the property. So through this rezone to C3, it would allow for the zoning and the future land use to align. As I mentioned, with county rural residential, that does not conform to the future land use of commercial. However, with the proposed C3 zoning, it will allow for commercial development to be in pattern congruent with the future land use, and as I noted, the surrounding area as well. So our staff findings, I would like to point out that at this time, there is no application for development that has been received for the site. This is strictly for just the zoning of the property. They are going for straight zoning, including notes of Section 110.317, which is going to be the C3 section of the code in regards to setbacks, as well as the permitted use table. And you will see that I did include a list of permitted uses, conditional uses, and also non-permitted uses on the dais for you guys to look at. So with that as well, as it's just straight zoning, we have not received a final site plan application. So all of those detailed site specifics, similar to setbacks, buffers, landscaping, and things of that nature, those all will be reviewed once we have an application for a final site plan in hand. Additionally, traffic operations, infrastructure, and stormwater will be reviewed at that time once we have a proposed development there. I would also like to mention, with it being a commercial development with this rezone, long-term, there will be no impact to school capacity, because hence it would be commercial, it wouldn't be any residential note there. So, and to give you a couple quick examples of some uses for C3 zoning, some permitted uses could entail things like entertainment uses, such as trampoline parks and bowling alleys, professional business and medical offices, auto repair garages, and pet boarding facilities, and some non-permitted uses that I like to highlight would be include drive-thru restaurants, daycare centers, banks, and also retail sales and services, such as discount stores. So additionally as well, I would also like to touch on the comprehensive plan consistency. We did list out some policies and objectives in the staff report touching this, but just a couple to mention off the top. Future land use element objective 1-7 in regards to commercial uses, it does promote a variety of land uses while maximizing land use compatibility, and with this C3 zoning, it will allow for a variety of land uses that are found within commercial zoning, while also ensuring that it's compatible with the future land use. Additionally, future land use policy 1-7.24 in regards to expansion of development. This does support the expansion of commercial, industrial, and mixed use development at appropriate locations. And like I mentioned, with the node of future land use being commercial, it certainly would follow suit with that. Additionally, lastly, economic development objective 2-1 in regards to economic focus does also prioritize economic development within major development nodes and appropriate rezoned areas. And of course, like I mentioned, this is also off of 415 and Howland, which are major roadways found within Deltona. And like I said, with this rezone, it will ensure that it is zoned appropriately commercial for what may come in. So public benefit and neighborhood outreach as well. So with any incoming development that will end up being proposed on the site, this will generate property tax for the city. Additionally, once that development is adhered to, we'll also have impact fees in regards to whatever the development is on the property, generating additional impact fee for the city. As well, once the development is fully completed with whatever ends up going there, business tax will be generated yearly as well for the development. And the applicant did indeed hold a neighborhood meeting on Thursday, October 8, 2026, at the Osteen Civic Center. Per Section 74-27, they did notice and send a mail out to 227 property owners, as well as had signs posted on the property in congruence with our code. Out of all of those notices and mail outs, 25 people did attend the meeting. And with that as well, of course, information was provided to those who attended and any of the residential questions that were asked. The applicant did provide a report showing that those were addressed adequately according to them. So with that then, staff findings, we certainly do see a substantial public benefit through both future employment and tax revenue, as well as increasing the amount of commercial in areas that are going to be zoned for it. So with that then, our proposed motion, staff recommends that the Planning and Zoning Board recommend approval of Ordinance No. 17-2026 for the Mayor and City Commission. I would also like to mention I'm certainly happy to take any questions that you may have now. As Jordan did mention, after myself, the applicant will also be giving a presentation. So depending on your questions, I certainly would be happy to answer anything you have for staff, but the applicant may also end up answering some of the questions that you have in regards to them. I figured I'd just bring that up. But like I said, I'm certainly happy to discuss and take any questions that you may have for staff.
Thank you, Mr. Hatch. So I think we'll start with questions for staff first and for you as the presenter of this application.
Yes, ma'am.
So we'll turn it over to Member Stewart to start us off with any questions for staff.
Yeah, I just had one question on the meeting notes with the public. It was said that the property owner was willing to limit certain uses on the property by placing restrictive covenants on the property that prohibit those uses, including but not limited to fuel farms, welding shops, and nightclubs. But I didn't see that specifically spelled out or listed in the packet. So what legally enforceable assurance do those residents have from that meeting that those uses would be prohibited?
So it's probably prudent to hear from the applicant as to details on that since it's not in the staff report. But if the applicant is amenable to entering into a covenant that will – a restrictive covenant that could be recorded against the land itself, and it would run with the land, and that could be enforced that way.
Okay, great. And then –
That would have to be completely voluntarily offered up by the applicant in order for you to approve it.
Okay. And then my next question would be just the compatibility with the residents to the north of that. With changing this classification, what – in a 35-foot setback – I don't know if this is an applicant question or a city question, so I want to make sure I ask the right person. But light pollution from lighting, noise pollution from heavy trucks, things like that, depending on what actually goes in there, what assurance do they have that they're not going to be disturbed at their home but from lighting, overnight working, heavy trucks, things like that, and then also as far as traffic's concerned?
Sure. So, yeah, I can address at least a little bit of that. Like what you mentioned, there is going to be a 35-foot buffer, and anything that does end up being applied for would, of course, have to meet all of our current city code standards. I know you did mention, like, truck traffic and things of that nature. If you're worried about something, let's say, for instance, an example like a truck stop or something of that nature, depending on the use, that specific use, for instance, is a major conditional use, so that would mean it would have to come to the board again, and then we could add additional criteria with it being a conditional use. If it was a permitted use, then, like I said, it would just have to follow our current code set in regards to setbacks and landscaping as well as photometrics. But if it was something that would require a conditional use, similar to, like, what you mentioned, the truck-based uses, if it's a conditional use, then at that time there could be the option to place additional conditions on that to ensure that, you know, whatever ends up going there would address the public's concerns. Okay. Thank you.
And just to add to that, Member Stewart, in terms of lighting, traffic, that would be all dealt with at the final site plan stage, and they would have to follow our current land development code. Thank you.
Member Northey, do you have any questions for staff?
A number of questions. When looking at this map, this, I understand from this that this will be one parcel, just how, and what is the acreage of this?
It's 18.13 acres altogether.
And it'll be treated as one parcel, correct?
Correct, yes, ma'am.
Okay. Do we have a gateway standard ordinance or anything that defines how we treat gateways into the city, that they have a different level of standard?
We do have architectural design standards, which this board passed earlier this year, but we do not have any gateways. We have no gateway standards. We have gateway standards for the enterprise area, but not for this area.
Not for this area. Okay. And State Road 415, obviously, is a state road at that location. What kind of traffic impacts? Can we, I guess because we don't know, which that concerns me, that we don't know what is going there. It is just, in my opinion, speculative. There is a whole list of issues, of items they can put there, and some that they can't, then, like, why not? Anyway, 415, what, have we looked at traffic on 415 and how we would handle traffic on 415? And how long does the county road?
Well, we'd have to do a traffic impact. Right. The developer would do a traffic impact analysis. Currently, State Road 415 between Acorn Road and State Road 44 is level of service D.
So it's already a D.
And for rural, based on rural standards that FDOT applies to levels of service, they set a standard of C. So technically the road, that segment of roadway is backlogged or deficient. And, of course, according to Chapter 163, when a backlog facility exists before your project's traffic is analyzed and added to the roads, that developer is not required to mitigate that deficiency in the roadway capacity.
But FDOT, I mean, will FDOT mitigate it? Or will they just allow it to continue to be run by traffic?
My experience is, you know, you get a right-of-way permit from them and they go through the TIA analysis as well. But we don't collect prop fair share money, I don't believe, or the county, neither do they, that is given to the state. But I do believe, and this is the one part I might need to check and get back with you on, I do believe that if an improvement is made to State Road 415, there could be impact fee credits attributable for that improvement, even though it's a state facility. But I can confirm that.
Yeah, would you please? Because I've not heard that before. Yeah. Will this require a widening of State Road 415?
We don't know. That I can't touch on.
That comes afterwards, right?
Well, and as well, with 415 being a state road, you know, with the reviews, it's not only going to be based with us in the county, but FDOT will have to take a look at it as well.
Thank you. Vice Chair Dierko, do you have any questions for staff?
Yes, thank you, Madam Chair. One question for staff, and then I think I'll wait. I think the rest of mine are more towards the applicant. So can we go back? I think it was the slide where you had tractor supply, Walmart. Oh, it might have been the one you were – yep, this one.
Yes, ma'am.
So a couple of questions. The first is, do we know where the access point to this would be? Is it going to be off of 415, off of Howland? Or, again, that's something we don't know yet.
We don't know that yet. Okay. And there may not be access allowed on that short distance on Howland for safety reasons or separation requirements.
Yeah, that section off of Howland, that would be up to the county with if they would see fit to have a right-of-use, a right-of-way.
Well, that's – you just touched on part of the reason why I was asking, so thank you. And then another quick question. I know you pointed out, you know, Walmart and tractor supply, but all to the north, those are residents, correct?
Correct, yes, ma'am.
And then I'm pretty sure from my drive-bys, the other red dots, those are all also residents, all dotted around.
Are you referring to the west?
So, like, we have 210, number 210, number 110?
210 is a church, I believe. That's for sure, okay. And then across the street on Howland is actually our public works facility. You can't see it on the map, but if you were to go as far as you can west on that map and look across the street, that is our public works facility.
Yeah, yeah, I'm on this one. Oh, that's probably the better one to look at. And then what – I'm sorry, but what is 860? Is that – that's in between the two yellow jut outs? That is a residence, thank you. I believe so this time. All right.
Having said that also, just to mention, I know you mentioned 860. That is also part of at least the future land use being commercial for that area, I figured if that would help.
Okay, but it's currently a private residence? I believe so, yes. Okay, awesome. Thank you. I was just trying to orient myself. Thank you. Thank you. I'm almost at it.
Member Amoroso, do you have any questions for staff?
Just one question to define on the non-permitted uses, the last one. Can you just give me an example of what retails, sales, and services would be? I just don't understand what it is, that's all.
An example of that would be like a Dollar Tree, Dollar General, TJ Maxx.
So it wouldn't be like a local business just opening a store to sell? That would be allowed, right? Okay.
Depending on what it is, depending on what it is.
No dollar items. Gotcha. That's the only question I got.
Member Warren Key, do you have any questions for staff?
I just have a couple of questions. First and foremost, it looks to me, like, do you know approximately how much road footage is along 415? Because it looks to me like it's a pretty substantial amount, so you could possibly have a couple of different businesses running off of 415 on that stretch.
I believe, and don't quote me on this, it does show on the survey how long that distance is. I believe it was somewhere around 1,500 feet.
Okay.
But like I said, if you do have the survey in front of you in your packet in Exhibit B, I believe, and that does give an exact measurement. I just don't want to say exact, but roughly, I believe it was around 1,500 feet.
Okay. Thank you. And, I mean, it's a corner of two four-lane highways, and its future land use is commercial
Yes, ma'am.
for that area. Okay. Thank you.
Thank you. Member Blodgett, do you have any questions for staff?
830 on the aerial map. Is that the Honey House? Okay. Are there any issues there with stormwater drainage or ground percolation?
I can't speak on that at this time, but, Jordan, did you want to ask? Yeah, we don't know until we have a site plan and they do geopat. Environmental sites. That will happen at final site plan review.
Were there any concerns that came out of the public on that concern?
That can be just by the applicant.
Okay.
That's it for me.
Member Warnke has one more question.
On the meeting that they had at the Osteen Civic Center, correct me if I'm wrong, but as a fuel farm, is it even zoned C3? It's industrial, is it not?
I do not believe that is a permitted or conditional use within the C3 zoning. I can check back with you on that, but I do not believe so.
All righty. That takes care of the board's questions for staff, so I'd like to turn it over to the applicant to make their presentation. If you'd please come to the podium and state your name and address for the record.
Thank you.
Thank you.
Nice job, Brandon. Thank you. All right. First of all, for the record, my name is Glenn Storch. Let's try that again. My name is Glenn Storch, and I represent—actually, let me put this right this way. I have the honor of representing the Pell family, and many of you know the Pell family. You know the nursery. You know how long they've been in this community, and they've had this property for literally decades. And this property, as you probably know, was annexed in the city of Deltona years ago and was also designated as commercial years ago. Unfortunately, they just left the zoning as the county zoning. But the idea was always that this area was supposed to be your commercial note at some point. And so I want to answer some of the questions, and I think my presentation probably does that. Let's see if this works. It does. Okay, so as you see, I mean, first of all, you've got commercial already there. You've got the tractor supply in the north. You've got the Walmart in the south. You have a BPUD that's owned by Halifax that will also have a lot of different office and commercial uses adjoining it. So this area will be a major commercial note for the city of Deltona, hopefully. This has always been a dream of Deltona because this is where you're going to get your tax tax base. And if you don't have non-residential tax base, then all of your costs will go back to the residences. And so one of the goals in most cities is to try to equalize the non-residential tax base and the residential tax base in order to reduce residential tax base. Let's see if I can do this right. I'll look at that. All right. So as I indicated, this is already designated as a commercial future use. It is entitled to a city commercial zoning. It is entitled to a city commercial zoning because right now the zoning on this site is inconsistent. It is inconsistent with your comp plan. And of course, obviously, a Volusia County designation is always going to be inconsistent, but this is particularly inconsistent. It's 18 acres, and as I told you, the property was next years ago. The property has been zoned or designated commercial as part of this commercial node for years. And unfortunately, like I say, the zoning was the only thing that was not changed at that time. The family had always had some potential plans for the site, but the family is not going to be able to do anything. And so it just seemed appropriate to go ahead and provide the appropriate zoning for this consistent with the comp plan. They are not going to develop this. Let me make that very clear. The family is not going to develop the site because they can't. So it will have to be someone else that comes in and makes that determination. At that time, I understand that there's some questions regarding traffic. At that time, as Matt has indicated, you will then have the opportunity to look and see what actual uses are there and what actual traffic generation that you might have. Because right now, it's just a crapshoot as far as what might be in there and what could be in there. At that time, when they do their TIA and make the determination as to the appropriate uses and the amount of traffic generated, they'll also make a determination as to how to mitigate for that traffic. I don't know what's going to be required. I don't know if the state or the FDOT will require a left turn lane, right turn lanes, et cetera. I don't know. It depends on the amount of traffic generated. So that's what you'll see when you come in and actually get a chance to review the site plan. And the site plan itself will be developed as a single site plan. I know that Pat was concerned that this is divided up into several parcels. It's not. It's going to be developed as a single parcel. We've already, years ago, as a matter of fact, we already, you probably don't know this, but the entire site was divided up into lots and little roads in there, little residential lots. Since that time, those lots have all been vacated. The roads have been vacated. So now this will be a single parcel. And when we come in, and I'll make sure of this whenever we deal with any contract for the purchase of this, I'll make certain that they plan for this as a single project. That way you have a single amount of stormwater, a single stormwater system, rather than individual stormwater systems. You'll have potential single accesses. You'll have potential service roads. I don't know yet. But it needs to be planned as a single project, as opposed to lots. We just have to clear for the record. We got it. As we've indicated, not only is it consistent with the comp plan, it is also consistent with the existing uses. The Walmart BPUD, the uses that are there, are basically heavy commercial. It's appropriate for a major intersection, as Wernicke indicated. It is two, the intersection of two four-lane highways. And you don't have that very often in Deltona. The one thing that I did emphasize, and I've emphasized to anyone who is interested in the site, is that C3 authorizes a sit-down restaurant. And I've tried to explain, every time I talk to somebody, this is a community that literally has about 85,000 people in it, and has only a few sit-down restaurants. It is ripe for a sit-down restaurant that should be very successful. The only sit-down restaurant I know is my Greek taverna, that it's open at night. And every time I've been there trying to get in, I can't get in. I do takeout, but I can't get in. And so that just shows, and I've tried to explain that to them as well, there is a huge need, there is a huge potential opportunity for a sit-down restaurant. So that's one of the reasons I chose C3. I appreciate the city attorney's idea of the Declaration of Restrictive Covenant. When I talked to the neighborhood meeting, and I've got to tell you, I really enjoyed the neighborhood meeting the other night in Osteen. Um, it was fun to talk about options. They, the problem, of course, and the reason I have the provision in there regarding no fuel farms is because someone was concerned that this might in the future allow fuel farms. And I said, no problem. I'll just do a restrictive covenant that prevents it. And, uh, because a restrictive covenant is actually better than a PUD. A PUD can always be changed. A PUD is a, is a zoning. A restrictive covenant literally is on that land permanently. And so in this particular case, uh, what I agreed to, I talked to the, to the folks, you know, what do you not want here? Well, they didn't want nightclubs. Uh, they didn't want, uh, fuel farms, obviously. Um, there was some other ones. I think tattoo parlors was something I actually take out, I'm taking out as well. And I believe I could have.
I'm sorry, Mr. Storch. That is your eight minutes. That is your time.
Oh, I didn't know. I only had eight minutes. I forgot. Okay. Thank you. So let's, let's start with a couple of things. Do you have any questions?
Uh, yes. If you'll give me just a moment, I'll call on the members and they can ask their questions. So we'll start with member Blodgett. Do you have any questions for the applicant?
Not at this time.
Member Warnicke, do you have any questions for the applicant?
No, I just want to thank him for having the community meeting. I was out of town or I was going to go, but, um, I do appreciate it. I appreciate that going on in the city now. I think it helps.
And Madam Chair, if there's one thing I could say, one of the things that was mentioned today was the idea that there could be a truck stop. I have no, I, no problem with the idea of placing a restrictive covenant for no truck stop either.
Thank you. Uh, member Amoroso, do you have any questions? Uh, member, uh, vice chair Dierko, do you have any questions for the applicant?
Yes, ma'am. Thank you. And this, this may be a city attorney question. Um, so I, I appreciate you saying, Mr. Storch, that you, you would ensure, right, that certain conditions were put in place with whoever decides to develop this, but, um, how do we legally protect the city and the residents to make sure that that happens, right? Because once, once it's approved, we, we can't undo that. So it's a, it's approved. And then let's just say that doesn't happen.
Uh, and, and if I could, because I made certain representations to the, uh, neighborhood meeting. So what I, what you can do is basically you, you, you create beneficiaries of a restrictive covenant. So those beneficiaries of the restrictive covenants are the ones that can enforce it. And what I indicated at that neighborhood meeting was, uh, I'd make the city of Deltona one beneficiary and I would make the Osteen Civic Association the other, uh, beneficiary. So either one of those could enforce it, uh, and in order to change it, you'd have to have the approval of both.
Thank you. And to add to that, um, we can, in negotiating that, the city attorney's office would make sure that we're amenable to the terms for that before it gets recorded and to make sure that there are some obligations and enforceable obligations, um, that we can, um, use so that it would be a violation of the land development code, um, and that we can enforce the restricted covenant in that regard if we need to.
And I want to clearly indicate that the restricted covenant that we propose is in fact voluntary. I know you'd like to hear that. Thank you.
I appreciate that. Thank you. I have no further questions, Madam Chair.
Thank you. Uh, Member Northey, do you have any questions for the applicant?
Um, I think my question on the restrictive covenants was what, that was a question because there's a whole list of what they can do and a whole list of not permitted. And I don't, I guess it's, but don't understand because not permitted would be townhouses. And if we are trying to do a development that is modern and, and has commercial, I want to be sure I'm, I'm right on this. Uh, we have housing development, not housing development, housing on top, parking, housing, and then commercial development, we can't do that in this location. Would that be right?
That is correct. And, and honestly, it's not big enough. Uh, it's a 18 acre site. It's big enough for maybe three commercial sites. Uh, but, and don't forget the stormwater and everything else. Parking. Once you start adding the parking for, uh, uh, uh, residential on top of commercial, you're basically wiping out the site. So in order to, to maximize the actual use, the commercial use, which is what you want, you want the commercial use in order to maximize the commercial use.
I don't see townhouses being in there, which aren't we doing that over at the 472 activity center? We're doing some of that kind of development, correct?
Yes. Cause it's a, it's mixed use over there.
Okay.
Yes. And they're just going straight zoning. Um, they're not doing a put, you're not doing a put. And residential is not permitted, a permitted use in, um, commercial zoning.
Yeah.
Yeah. This is, this is designated commercial or zoning at commercial.
I, I, I get it. I, I, I truly get it. And, and yes, everybody knows that's going to be a commercial area, but the fact that we don't have a gateway standard is a concern to me on that property. Well, that's something I can. And I trust you. I, you, we've been friends a long time. Right. I trust you to get it right.
And, and that's something I can talk to staff about if we can maybe put some things in there, but I would, it would have to be voluntary because you don't have any, you don't have an ordinance.
And there we are. Members, do we, do you have any questions for the applicant? Uh, member, uh, Warnke had one more question.
Sure. I am the one more question girl. Um, so I understand the mixed use and what we're trying to do with the city. And this is no way in part of the JPA. We already determined that, correct?
No.
And the JPA has the mixed use like that in it, correct?
Correct.
Okay. Thank you.
Yeah. In fact, that was one of the questions at the neighborhood meeting, because you want to make sure this is outside the JPA, because the JPA in fact does have many of the things you're talking about, which requires residences above commercial.
Um, one last question for you, um, Mr. Storch. So there was a slide that you had up. I don't know if it was one back from this or maybe two back from this, but at the very bottom of it, it listed a couple of items or a couple of uses that you told the neighbors that you would definitely omit nightclub and welding and soldering shops. Yes. Looking at the list that was provided by Planner Hatch, those are both, uh, allowed permitted uses within the C3 zoning district. So for clarity, I just want to make sure that you are agreeing to restrict those uses based on the neighbor's comments, even though they're permitted within C3 zoning.
That's correct. And so what the, like you say, what the restrictive covenant will do is permanently prohibit them. So they will never be allowed on that site.
Okay.
Thank you very much. I should also point out one thing. You mentioned one of the, one of the, uh, pieces that has a house on it right now that's, that's surrounding this. Uh, he attended, that guy attended the neighborhood meeting. Nice guy. He is also interested in, in, uh, selling this as for commercial at some point. So it could be that he could be added to the project.
Okay. So it, is it the intent of the PELs to then replat the entire property? Because it's more, it's too many lots to do a unity of title. Is that correct?
Whatever it takes, it will be a single lot eventually. So what is going to happen?
Okay.
Okay.
Very good. Very good. Thank you so much for your time and for your presentation.
Thank you very much. Madam chair.
Uh, yes, sir.
I would just like to correct the record. Um, when Mr. Hatch spoke before, he mentioned that retail sales and service is not a permitted use. It is a permitted use. Um, so the uses that we're looking for in Deltona of restaurants, um, retail sales and service, it is a permitted use. And I have an updated copy of the permitted use table. Um, when you look at the table, you'll see the zoning categories on top and the uses on the bottom. If there's a P there, it's a permitted use. If it's a C with a light green, it's a minor conditional use. And if it's an orange, it's a major conditional use. And I'll hand that to member Blodgett and he can pass it down.
So just for clarity, the handout that we have, that's two pages at the very bottom under not permitted, it says retail sales and service. And you're saying that that is a typo and that use should be moved into page one under permitted uses.
That is correct.
Is that correct? Yes. Very good. Does everybody understand that?
And I want to, and I want to clarify that the uses that we believe are in C3 are basically the same uses that are in that commercial node now.
Okay. Thank you very much. Appreciate your presentation and your time. Um, at this point, I'd like to open it up to the public and ask, uh, staff if there is anybody here from the public that would like to speak on this matter. Norma Amador. Uh, Darren Elkind. If you could please state your name and address for the record.
I could have brought the whole team here, but, uh, if I could have about four and a half minutes, if it, if it's the pleasure of this board and that way, I'll be able to give you some information that I think you will find, you know, very beneficial.
The alarm's going to go off at three. So just keep going for the extra minute and a half that you've asked for.
Thank you. And I'm going to be efficient with your time. Thank you. Again, I represent Halifax Hospital. Um, if I could get someone to put up your exhibit that shows, actually, Glenn, can I just, okay. Is there a way I can point? Yeah. I got it. I got it. This piece here is Halifax's piece. It's a BPUD. A little bit by way of background. Back in 2013, Halifax Hospital, and for those of you that don't know, Halifax is a governmental entity. It's a, it's a public hospital. Um, so they don't, they're not going to make profit. They levy taxes, not here, but over in Daytona. And in 2013, um, when things were much less developed than they are today, frankly, um, Halifax entered into an interlocal agreement with the city of Deltona to provide medical services that the city really, really wanted to get into the city. Um, and the first one in 2013 was for a small facility, had some imaging and other things on the, on the West side on Saxon. We entered into, um, another agreement in 2016, another interlocal, and we said, we'll do two more facilities. One is the one that you all know, which is the Deltona hospital that you, you now have a hospital, uh, in the city of Deltona, which is the Deltona hospital, um, that Halifax built, open and operate. And I was very involved in the planning for that. Um, and the other thing that's in that agreement says the third thing will be this site here. The problem, one of the problems has been, um, that there is a BPUD. It was, it was not developed by Halifax. We bought it as is. It was, um, Sadiq Jaffer and Bobby Luther and that group that has a lot of land. Um, and it has a provision in it that says we have to have a road built through the middle of our property, um, that would, that the road, our entrance will line up with the, um, entrance to the Walmart and we've got to connect to the, the Pell property, the other property. So it would go through, which makes a lot of sense. And, and let me say this, I am not here to object to their application. This is a commercial note. I drive by it. It, you know, it's the place for commercial development as long as it's got all the right protections for the neighbors. Um, so I'm not here to object. I'm just here to give you some information and I'll, I'll wrap it up in a second. Um, and so we came in and I looked at, I was shocked how time flies. It was three years ago, we came to the city and we said, we need to amend this PUD to remove this requirement, to connect the road because it, you know, it takes up space. We have to put a road in the whole host of problems. We don't know what's going to be on the other side. Um, and the planning board, I think it was unanimously. Um, they certainly recommended approval of the amendment that we requested to re take that requirement out. We went to first reading of the city commission and my friend, and he's my friend, Mr. Storch showed up at full disclosure. Um, don't ever believe a skinny guy who talks to you about restaurants though. That's one thing. Um, but the, um, he, he came in and said, no, we want to, we don't mind them rezoning, but we need to have access through the Halifax parcel out to Howland for our parcel. And so the commission on first reading voted to rezone or amend the PD to, um, take that requirement out, but the, you know, please go work something out with the PELs to provide access because it really needs to, you know, have access that way, which makes sense where governmental entity, the city planning staff said, yeah, I would like to have cross access there. All makes good sense. Took three years, but we finally got to the point where we said, okay, we'll, we'll pay for the road. We just want you because they didn't have the capital to do it, to agree to pay for half of the intersection improvements. Um, and, and, and I understand it at this point, they're not in a position to agree to that because they're selling that they need to sell it with a developer who comes in, then has this burden who may not want to connect. I say this only to get it on the record in case I have to come back to this board, um, that we're coming in to ask to have that, uh, removed. So that requirement that we build the road and the interconnectivity, um, so that you remember that, you know, I was here and I brought this to your attention. The issue is, as we've been going along the way, we were going to do a, they were going to do a sort of a joint PUD. So it would address the connection and who pays what. Um, and now they're going to zone at C2, which I think they're entitled to do legally and which they're, um, and sell it to a developer. But whoever that developer is, they're there to make money and they're going to do what they want to do, uh, or what they can do legally, um, to maximize their profit. So I just don't want somebody here standing in the way of our amendment to our PUD, which by the way, the way it's drafted and it was, you have like great legal law firm representing the city. So I'm super happy about that. Um, and I have no reason to say that. I don't know if it's true, but that the way that PD is drafted, it's not enforceable. It literally requires the Pell or whoever the owner of that property is to join our property owners association and be responsible for the road, which how can you can't make them do that? It doesn't affect their property. So, um, it needs to be fixed. We're in the process of getting it fixed. And I just wanted to come and say that to you on the outside chance that I've got to come back to this board for that amendment that you remember that I was here. And I told you about that. Any questions that I can answer for anyone?
I'm sorry. We're not going to let questions from the board members or for, um, for members of the public that are making, uh, that are adding, uh, to the application. So thank you for your presentation. Appreciate your information.
Thank you.
Uh, next person from the public who wishes to speak on this application staff, Nicole Buescher, Ms. Buescher, if you could please state your name and address for the record.
Nicole Buescher, 3670 Sunday drive. Um, I'm going to try to do the best I can. I'm not good at public speaking. Um, I've been in Deltona for a very long time, probably 40 plus years. Um, my mom bought that house, uh, in 1988. Uh, we moved there because it was a residential area. It was beautiful.
Can you move the microphone?
It was like a beautiful area, residential woods. Um, my home has now been flooded twice, um, due to the immense overdevelopment in the area from D.R. Horton homes to where all of the homes and everything in the area is built up. And now my original home consistently floods during any heavy storm. Um, I'm just looking for like the quality of life. We don't need any more dollar stores, sit down restaurants. I've been here forever. This, I'm not looking to come to Deltona to sit down and do a restaurant. I'm going to go somewhere else because that's not what Deltona is about. Uh, sit down. Well, a Texas roadhouse, another Greek tavern, uh, that's, you know, that's not going to work. We don't need an O'Reilly's. We don't need an auto parts store. We don't need a Dollar Tree. We don't need any more of that. We have plenty of that in Deltona. Half of them sit empty. Um, you take away that 18 acres of land and the people that live on Sandler Drive that are on this side are going to flood because Sandler Drive floods all the time. Just like Sunday Drive floods up to the thigh area. So when you take all that trees down and all that land, where's the water going to go? It's going to go back on it. You're talking about stormwater. The city needs better stormwater management. Uh, five, five days ago, we had immense rain. My, my whole yard was flooded because the storm drainage that they put in there wasn't draining properly called the city. So what are they going to do? How are they going to effectively make it work to where water isn't going to impede the residents of Sandler Drive, Sunday Drive, and everybody else around it? Um, we don't need commercial development. The only people who, who are going to gain from this are the pouts. They're going to be the ones that are going to gain. People are not going to come. There's a lot of, like, brick and mortar doesn't even exist. People go online to do everything. So commercial development in that area is really not necessary. I want the woods. I want the wildlife. I want the trees. I don't want pavements and parking lots and things to where, you know, I already hear all the noise from tractor supply that's right behind my house, which not too bad, but you hear all the forklifts and all the noises. And I'm surprised that more of the people on Sandler Drive haven't shown up. I'm hoping that they will when it comes before the city commission, but I'm asking you to rethink the zoning of that and keep it residential and not allow for that commercial development because it's just going to destroy the neighborhood even more. Thank you for your time.
Thank you. Staff, do we have anybody else from the public who wishes to speak on this?
No, Madam Chair.
Thank you so much. Please state your name and address for the record.
I'm saying Lortona, Florida, across from the tractor supply, that's been a nightmare. I've lived there, it's going on 37 years. What a nightmare. They promised us all kinds of stuff for tractor supply. None of it's true. They still use an outside PA system. You know, the sun's down. I'm out there this morning. I wasn't going to do it. You'll hear a truck idling out there like he's in your front yard. He's not. And the dummy me checked. I'm so wore out from doing it. There ain't no truck. He's in tractor supply. The loading yard is right in my front yard. You ought to hear the logs and the piles and all this stuff. Now, they said this is the biggest lie that was ever told. My property value is going to go up. What a joke. That's a joke. There's no way they're going to listen to that over there. Now, I think they quit doing it. They used to bring a truck in there Monday night. It would idle all night. They would unload it at 4.30 because they're in the county. They don't have to answer to anybody. I've got a hold of Deltona. They've got a hold of them. We're going to be good neighbors. What, for about a minute? And listen to me. You've got to have progress. The Pells are wonderful people. They are wonderful people. I've heard. I met Mr. Pell when he bought the last 10 acres in there like 30 years ago. They've been around. All I've heard is good about them. And I don't want to stop them from their future endeavors and whatever they want to do. But I'm going to have to sell my house after 37 years. And, I mean, I've got this big stake in this thing. You all want to buy out my house? It's for sale. I know about the penny house that's next to Tractor Supply. That's why they don't have that. Couldn't get it cheap enough. I'm just wore out with that. Tractor Supply is a nightmare. If you don't believe it. I never did tape. I guess I could. And, listen, you have your good days. I don't want to be like that. You have your good days. And I want them to make all the money in the world. Pay all the taxes in the world. But, listen, I must have to sell my house. And I'm not thrilled. We had this big. I've been married 50 years. Raised my kids there. Now we've got to go down the road. And they don't care. None of y'all really care. I don't expect you to. We're going to lose this thing. They're going to get that property. I don't want to fight with them. I want them to win. But they put a little fence up and a little strip of trees. That's the buffer they put in. And when the storms come through and knock all the leaves out, you can see everything. And I'm sorry to sound cranky. I'm really not. But I'm fixing to lose what I got. And my property was up higher before. Now it's dropped. You can say it's the market. You can say whatever you want to. This is part of a factor sitting across the street from me, too. And we got ahead of bill of goods on that thing.
Thank you, sir. We appreciate your comments.
I'm sorry. I'm sorry.
Thank you for your time. Staff, no more comments from the public. So I'm closing public forum and opening it up to the board for any last comments or questions. And, yes, Secretary Amoroso.
So this rural, what is zoned right now? If they wanted to sell it, like how many houses can be built? Like is it one per acre or one? How is it?
It's currently zoned county, so it would have to be rezoned.
Oh. So you can't nobody.
Regardless, it has to be rezoned. Okay.
Yeah, it has to be rezoned because it's not compatible with future land use designation. So they, too, don't match. So we have a residential zoning classification and a commercial future land use designation. And they don't match. They're inconsistent. So the property has to be rezoned so that it matches the land use.
So they're basically, just so I can understand it, like they could. Request like R1 and sell an acre at a time to people who want to build houses. But what they're looking for is the commercial C3 to sell it all as one lot.
Just so.
Member Amoroso.
If they chunked it out, if they took one lot as residential, that person who bought it would not be able to develop it because the zoning classification doesn't match the future land use designation.
May I, Madam Chair?
You certainly can. Go right ahead.
So if an application did come in to rezone to R1 or something similar, it would not be consistent with the comprehensive plan, and we would do that analysis. But a zoning designation of residential would not be consistent with the current comp plan.
You certainly may. Vice Chair Diarco, go right ahead. Thank you, Madam Chair.
Okay. Not to belabor the point. So what I'm hearing is the only way that this property could be developed on is for it to be rezoned as commercial. There's no other compatible residential classification that it could be rezoned as.
They have an option to go to commercial or they have an option to go to PUD.
So, yeah. Thank you. So the answer is no.
You have to do a comp plan amendment and change the comp plan amendment to residential, which is a much longer process. So there's a way to do it.
Well, that's okay.
We'll let Mr. Smith answer that question.
So it can be done. It would just be a process. There would be a process that would have to be followed. Would that be a fair statement? I'm not saying it's going to be an easy process, but I'm just asking.
To change the land use?
To, yes, to keep it residential or keep it a PUD.
Make sure everybody's talking into the mic. I'm sorry. Oh, I'm sorry. Am I not talking into the mic? Not just you. Like there's just a little chatter going on.
I'm sorry. I could have sworn I was. I'm so sorry. So I was just asking, is there a process that would keep this residential? I'm not saying it would be an easy process, but is there an option?
I'm going to say it's a slim option because the way our current comp plan is, it's not consistent, and we would do the analysis based on that. It would also have to go to the state for transmittal, and they would provide recommendations as well. But the way our comp plan sits currently, it would be a slim option.
Thank you.
Yes. One more comment.
Like, I understand Deltona needs commercial, and I understand that area. The only thing that I was trying to bring up was, you know, it seems to be that the people who talk the most, we want commercial, we want sit-down restaurants, we want this, and then when it's coming, they complain that we want to keep it residential. That area right there on 415 next to Walmart, I mean, I don't frequent it often, but, of course, I've been there before, but it is a perfect area, in my opinion, to boost commercial, especially with what's going on on November 3rd that could possibly happen. Deltona needs commercial income, and I don't see anything wrong with it. I was just trying to bring up, like, because people go back forth, you know. I want commercial. We're going to give you commercial. We don't want commercial. We want residential. This place right here, I mean, I understand 415 is a busy road. Like, when I first moved here, I had to take 415 to go to UCF, so you're not telling me anything new. But that area right there, I don't see a problem with this happening, just my opinion.
Okay, we're going to go down the dais one time. Each board member will have an opportunity for final comments, and then I'm going to ask for a motion. So we'll start with Member Blodgett. Do you have any final comments?
I was, I don't see anybody here from Public Works. I'm kind of disappointed this looks, eventually 415 is going to be one solid block of commercial enterprise. It'll probably happen long after I'm dead and buried. But in the meantime, it doesn't look like we've been good stewards of the community. The folks over here that are right next door to this area are not being served in the best way possible. We got extra money for taxes for stormwater management. We have plans that have come about for more stormwater management. We've had the Teresa Basin study to tell us exactly what we need to do so that we can live on the Teresa Basin. And these people are getting flooded out. Somebody ain't doing their job. But aside from all that, I'd like to know what we're going to do besides putting in more of a problem that we can do to make this better and make it right. And I'm not hearing it.
Yeah, you're not hearing it because this is not the application for it. It will happen, but it'll happen at site plan. So I appreciate your concern, and I appreciate the concern for the residents that are currently being impacted. However, the matter before us is whether we're going to rezone this property. That's the application that we're here to consider. So if we can keep our final comments to the application and the matter at hand, I'll turn it over to Member Warnicke if you have any final words you'd like to say.
I just – the only thing I can say is I live in that district. I want somewhere to sit down and eat. I'd like to have a drink. And this is a perfect place, four lanes on each buffering, two sides of this. So I just think it's – I want some tax base. I don't want to go to Orange City.
Thank you. Member Amoroso, final comments?
I have no comments. You heard them already.
Thank you so much. Vice Chair Dierko, final comments? No, thank you. Member Northey, final comments?
Yes, I have one question. If I understand what we're doing here correctly, this is perfunctory. We don't really have an option here. Would that be correct? I mean, I don't see options here that we can –
Well, I think there are options. Future land use is a broad brush category that you have several different zoning categories below that that would be considered compatible with commercials because we've got C1, C2, C3. There are other zoning categories that might be deemed to be compatible. The applicant has chosen to request C3.
Okay. I am concerned just because we're – and I know we can't change this, but this is a gateway to Deltona. I don't disagree that the commercial needs to happen here. I absolutely agree with that. And I trust you, Glenn. I'm putting this on you. I trust you, I trust you, to get this right for this community because the Pells are good people, but they don't live in Deltona. I understand that. That's – there you go.
You'll need to turn on your mic.
I'm sorry. I'm guessing that nobody –
Although we're not supposed to be having conversations with the applicant. Right.
Okay.
Just a friendly reminder, guys.
Thank you.
Thank you. Member Stewart, final comments.
Yes. A quick question. The concerns with light pollution, noise pollution, as one of the community members shared today, and I understand the request has been for C3, but have we evaluated as a staff whether a less intensive commercial zoning classification could still accomplish what the Pells are trying to accomplish, what the city's trying to accomplish in the land development code, and what the city of Deltona would benefit from? And if we've looked into that, what findings did we come up with? That way it would be a win, win, win.
So, if I could take that. When the city gets in an application from a private property owner, they evaluate it based on the request, and they can make their professional recommendation as to whether it meets the criteria of the code or not. They don't – their job isn't to go search out other areas of the code that it might apply. They can provide side advice potentially, but they have to take the application as it comes. So, if their request is C3 versus PUD, then they have to evaluate it under that.
Understood. Understood. Thank you.
You're welcome. All righty. I am calling for a motion. Hold – do we make sure that he got his rebuttal? No, but if you would like – what is it, standard three minutes for a rebuttal? Yes, ma'am. All righty. I don't know.
I appreciate that. I mean, just to answer a couple of the questions that have been raised. So, first of all, the problem is at this point, this has been commercial. This is a commercial site under the comp plan, under the city of Daytona's rules. This is a commercial site. And so then the question is, when I come in and ask for a commercial zoning, the question is, is this consistent with that commercial designation? Yes, the evidence has shown it is. It – I don't believe you can ask for someone to go to a different zoning if what you're asking for is consistent, because at that point, the only thing that becomes a matter is, is the current zoning consistent? No. Is the proposed zoning consistent? Yes. And, again, I've tried to do everything I can to listen to folks, which is what I do, as far as, like, taking out uses that may not be appropriate. I will tell you this right now. I'll be glad to sit down with Jordan and see if we can come up with some ideas for gateway standards that might be applied to this before we sell the property. Okay? That way, when we're looking at this, if we do a gateway standard for this property in some manner, we can talk about things like architecture and vegetation or signage or something like this. I don't know yet. I haven't even studied that idea yet. But I do know that this is an important piece of property because this will be a commercial node. And, again, the area around this has always been a commercial node. I should also point out that when somebody talks about the applicant making money, this has been a piece of property they have owned for literally decades, that has been comp planned for decades. It's that when we're looking at this at this point, this is their retirement. They don't have retirement. They're farmers. So when the citrus trees have gone down with citrus greening and they don't have citrus trees anymore, they look to the other pieces of their retirement. This is part of this. That's why they're not certainly developing this because they have no choice. So when I'm looking at this, I'm looking at doing two things. I'm looking at doing what's best for Deltona, which is trying to create a commercial node in this area, which is something the city has always wanted. And then, two, what's best for my client, trying to find some way to make this the best possible scenario. So, yes, I will look at this based on what you've asked me to do, but I've got to find some way of making sure that this goes through so that we can, in fact, deal with this. Because if it doesn't go through, if I ask for a commercial zoning in a commercial designation and it's denied, or if you attempt to change the comp plan, that becomes a potential taking. And that's not what anybody wants. This is what everyone wants, is to do what we're trying to accomplish, which is doing good commercial.
Thank you for your time. Thank you. Sorry. Potential taking. Potential taking. Yeah. Okay. So we've deliberated, and I am now going to ask for a motion on this application.
I'll make a motion. For ordinance number 17-2026, amending the official zoning map to rezone for parcels totaling approximately 18.13 acres, located at 830 North State Road, 415 from Volusia County, Rural Residential RR2, City of Deltona, Heavy Commercial District C3. I do want to add that my concerns cannot be addressed at this stage, and they will definitely be addressed in the future.
Member Blodgett, is your motion to approve or deny?
Approve. I do.
I hear a second.
I second.
Member Stewart seconds. Again, I'm reminding the board members, as they provide their vote, when staff calls them, that they will need to explain the reason for their vote. Staff, go ahead. Member Blodgett.
As I mentioned before, my concerns can't be addressed at this stage of development. The 415 is eventually going to be one solid commercial entity from Lake Mary all the way to Daytona, as far as I can tell. This is just one part of the puzzle, and we have to move along, become part of the future. And we'll have to take better care of what we do in the future. That's it.
Member Northey.
Yes.
I vote yes. It's consistent with the comp plan.
Member Stewart.
Yes. Consistent with the comp plan. Thank you.
Member Warnicke.
Yes. Consistent with the comp plan.
Secretary Amoroso.
I vote yes, but I do think that the commission needs to take note of that road being removed from that request before they do approve it to make sure Halifax doesn't have to do that road.
Vice Chair Diarco.
It's kind of moot at this point. Yes. Yes. Chair Cardo. Go ahead.
Give your reason.
It's consistent with the comp plan and the future land use map.
Yes, and I also vote yes because it is consistent with the comp plan and the future land use designation, which is commercial.
Motion passes unanimously.
Wonderful. Thank you so much. Next item on the agenda. Thank you. Mr. Storch, appreciate your time. Next item on the agenda is staff comments.
Yes. Good evening, Madam Chair, board members. So our next comp plan workshop will be on November 16th, and then we will not have a November P&Z meeting on November 18th. And we are looking to bring the comp plan to this board for public hearing in December. And then lastly, hearing what Member Northey was saying about the gateway standards or gateway centers, we will be having an RFQ go out on the streets for our land of Emma code update, and that can certainly be put in there. And we can also get with the consultant regarding putting a policy in the comp plan as well before adoption.
Thank you.
That's it, Madam Chair.
Thank you. So we're skipping the November P&Z meeting, and we're having one in December.
Yes, ma'am.
Would you happen to have the date in December that the third Wednesday is?
Give me one second. It is December 16th.
Wonderful. Thank you so much. In November. Yeah. Yeah. And the workshop for P&Z that is in November on the 16th, are we anticipating that's going to be the last workshop with? That is correct.
That should be the last comp plan workshop before public hearing, before this board.
Before this board in December 16th.
Yes.
Wonderful. Thank you so much for the clarifications. All right. Moving on to the next item on the agenda, which is board committee member comments. And I believe Vice Chair Diarco has something she'd like to say.
So I'm not sure if you all realize, but this is my last planning and zoning meeting, unfortunately, to run for a different position. I had to resign to run. So I did want to just thank everybody. I wanted to thank all the staff, Jordan, Matthew, Jessica, Nellie. I know Zach's not here, but Madam Attorney in his honor. And I also wanted to thank Brandon. I just really appreciate all of the hard work, all of the diligent work the staff does. They really do their best to accommodate what our city really needs. And I just wanted to, as a little bit of a side note, Brandon, I know, I just want to tell you, it has been a joy to see how much you have grown and developed in this role. I remember coming to these early meetings where you would come down early so you could stand in front of the podium and practice. And I just thought, you know what, this says something about this young man that this means so much to him that he's going to put in additional time to make sure he's representing the city and he's representing the residents well. So my personal thanks as a resident to you for doing that. And thank you to everyone. And thank you to the board. I think we've done a lot of really great things for our city, and I appreciate all of you.
Thank you, Vice Chair. We appreciate that. And we appreciate you as well and wish you the best in all of your future endeavors. While we will be sad that you're leaving, we hope that it will be in a capacity where you can continue to serve the city. I think you've done an exemplary job, and we all appreciate your input and your time that you spent with us here on this board. So, any other comments from any of the other board members? All right. Hearing none. Asking for a motion to adjourn. So moved. All those in favor? Aye. Meeting adjourned.
Okay. mentary? Moving on. Okay. Thank you. I'm sorry. I'm sorry, man. It'll be a hot afternoon. I am. May I go and ask for a motion to adjourn? I'm sorry. I'm sorry... It will be a Most of my way. It has been waiting on my 문ary too. Oh, it's okay. I mean... So... And wait... It's okay that comes along with my mouth.