[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6193322,"mediaKeyId","3867971-70fb5ab9bf89d3ffb0568b3c045ccf87","parentId",3867971,"title","Commission forwards Woodruff Ridge PUD amendment to County Council, emphasizing low‑impact design and Spring-to‑Spring trail link","audioSeconds",1429,"startMs",5889000,"endMs",7318000,"viewUrl","/Search/View?dp=1&key=3867971-70fb5ab9bf89d3ffb0568b3c045ccf87&start=5889&end=7318","thumbnailUrl","https://assets.pipeline.soar.com/3867971-70fb5ab9bf89d3ffb0568b3c045ccf87/thumbnail_5889000.jpg","articleUrl","/articles/6193322/Volusia-County/Florida/Commission-forwards-Woodruff-Ridge-PUD-amendment-to-County-Council-emphasizing-lowimpact-design-and-Spring-toSpring-trail-link","mediaUrl","https://secure.pipeline.soar.com/6193322-35fd137684bbf7acdfa17a544026558b/orig.mp4?Expires=1771136808&Signature=QBYeeXxjtX620zKL6bd6yzCYs5-wJwquurE05I1FKotGdaMQyp2A64xw6tDeTk3A4unCmmuFnNFOdT~QCsdWUhKnvTD3viu3ux80Xa-DilbduY8J0h98PHyXrsj8l9PPKk1ovO1BRtMHNKIa3MEzgAZeeyQP4DKwlM5iutxOtVTYK4FovjngXkeZxd4WjP-1ZWVBYArIO~7Mm23mF5eg04fBkvAICUBdcXfglV6j9OHptiYWaMHuNlVPyD5s8eUEEoKpMsvzMO9x2FQINZRYP24TXfY~-hVt53dy1GVMZ02aceZTfPGjpEf-6W15MS9PdVSW6-xHsKWnHy6SFzHE4g__&Key-Pair-Id=KUT5TJCACFTXG","author","Volusia County, FL","date","2025-06-19T19:48:00.627Z","article","Woodruff Ridge planned unit development amendment forwarded to County Council for recommendation after staff and applicant described new low‑impact design elements and trail connections.

The Volusia County Land Planning and Land Development Regulation Commission on a unanimous vote agreed to forward a small‑scale comprehensive plan amendment and companion PUD amendment that would add about 19.15 acres to the previously approved Volusia Land & Timber development, increasing the PUD’s unit cap while reducing overall density and adding low‑impact development (LID) stormwater features and a planned connection for the Spring‑to‑Spring Trail.

Why it matters: The applicant said the added acreage lets the project lower per‑acre density while expanding stormwater treatment, tree preservation and active‑recreation amenities. Commissioners and staff treated the application as a test case for new county LID guidance, and discussed whether the planned trail alignment and stormwater approach would reduce downstream flooding risks and increase connectivity to the SunRail station area.

Staff presentation and recommendation
Staff planning and project manager Scott Shams summarized the requests: a comprehensive plan change from Rural to Urban Low Intensity for roughly 19.15 acres adjacent to the existing PUD and a major PUD amendment that would restate the master plan as Woodruff Ridge and increase the overall permitted units from 121 to 169 while spreading development over a larger combined area and lowering net density. Shams told commissioners the project was reviewed as Volusia County’s first formal LID implementation under the county’s recently adopted LID Guidance Manual and that staff recommended forwarding both the land‑use amendment and the PUD amendment to County Council with recommendations of approval.

Applicant team: LID, stormwater and trail design
Michael Woods, attorney for the applicant, described the changes as an \"improvement across the board both from environmental, from the amenities, and from the project overall,\" saying the extra land allowed a better layout and more tree preservation. He told commissioners the team coordinated with county engineering on trail connectivity and with county environmental staff on the LID approach.

Engineer Sean Fortier of KCG Engineering detailed the stormwater approach. He said the design uses a system of vegetated swales, rain gardens and treatment ponds that direct runoff into existing depressions and wetlands rather than relying only on raised perimeter ponds. Fortier said the team modeled the wetland hydroperiod, compared mean annual and 100‑year storm stages and \"we did incorporate the new code that you guys personally adopted,\" meaning the county’s LID and stormwater standards. He said the larger northern parcel allowed the team to encapsulate a central depression for long‑term storage, and that modeling showed the design remained within conservative tolerances for wetland stage and would not increase flooding to Grand Avenue under the modeled scenarios.

Trail connectivity and amenities
Woods and his team described a planned multimodal link to the Spring‑to‑Spring Trail along the project’s northern edge. The applicant said it will convey land for the paved trail segment to the county and that the county will construct and maintain the trail. The PUD includes amenitized stormwater ponds, rain gardens, hammock gardens, a playground, dog park and a small network of paved and pervious trails intended to provide public access and passive recreation while treating runoff.

Public comment and neighbor concerns
Several residents raised concerns during public comment about existing and future drainage in the area, saying development near Grand Avenue and nearby projects already contributed to increased runoff. One resident said a portion of Grand Avenue that historically stayed dry has shown signs of new surface flow since adjacent projects were built. Commissioners and applicants acknowledged those concerns and said the project’s LID system and conservative storm modeling were intended to avoid worsening downstream conditions; the applicant also noted that some adjacent parcels are being developed and that the PUD’s plan concentrated new impervious area away from the wetland depressions.

Commission discussion and vote
Commissioners discussed stub streets, trail surfacing (mulch vs. stabilized pervious surfaces), potential future connections and tree preservation choices for wetland margins. Several commissioners urged final alignment details be resolved during site engineering and review; staff said the final trail geometry will be coordinated with county trail engineers.

Following discussion, the commission voted unanimously to forward the comprehensive plan amendment (CPA‑25‑003) to County Council for transmittal to the state and to forward the PUD amendment (PUD‑25003) to County Council with the staff‑recommended master development plan and standard conditions.

What’s next
The matter now moves to County Council for final action; staff and the applicant will proceed with engineering design, final stormwater calculations and the formal site plan process. The county said an approved traffic impact analysis will be required during land development review, and the trail alignment will be finalized with county trail and public‑works staff.

Ending: Commissioners and the applicant framed the project as a demonstration of implementing LID at the neighborhood scale; while neighbors remain concerned about drainage, staff and the development team said the expanded acreage made more robust wetland‑based stormwater treatment practicable and that connectivity to the Spring‑to‑Spring Trail was a public benefit the county would build and maintain.","mediaType","Video","parentTitle","PLDRC Meeting - Thursday June 19, 2025","oneSentenceSummary","Volusia County planning commissioners voted to forward a proposed PUD amendment—rebranded Woodruff Ridge—that adds 19.15 acres to the existing Volusia Land & Timber development after the applicant described expanded low‑impact stormwater treatment, increased tree preservation and a planned Spring‑to‑Spring Trail connection.","taxTitle","Volusia County, Florida","taxId",2878,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6193312,"PLDRC forwards zoning ordinance changes on special exceptions to County Council with recommendations after commissioners flag multiple by‑right conversions",123,7229000,7352000,"/Search/View?dp=1&key=3867971-70fb5ab9bf89d3ffb0568b3c045ccf87&start=7229&end=7352","https://assets.pipeline.soar.com/3867971-70fb5ab9bf89d3ffb0568b3c045ccf87/thumbnail_7229000.jpg","/articles/6193312/Volusia-County/Florida/PLDRC-forwards-zoning-ordinance-changes-on-special-exceptions-to-County-Council-with-recommendations-after-commissioners-flag-multiple-byright-conversions","https://secure.pipeline.soar.com/6193312-24e5923a14e1c50d0ec63e8c6d91acc7/orig.mp4?Expires=1771136808&Signature=CCUUQku61TNsY4EV7DhQxVZEMnhVeDayGQ4MPmCDnSQqqBrNYdXEWoq~mi4S-8BCO-t1EU2TCfnuia9HOXQ-KWtP4xKkU5v3q3I6XywaOnSgwyYBbT9TDyn-JjOWZk0OLfUeYPF6IjBsVchwhIhgbBOuI0a94w2aOuM46SH~tiCdIedXvB0Zne~edGIvw3A1o1BFR3VER6HvaBYiWicxgpLo7zaxfk~KEoFtS3G7kvDe5a4IZ6bous4q6~uPiD9F0FTyoxzKhTXC3u16lA90P1EaZVSejpRwslrEGQr3tzRFqMUp0hkbr~3Hi6gGpp1hYRRKgktRHm7z8N2RBl0eLg__&Key-Pair-Id=KUT5TJCACFTXG","Commission sends draft special‑exceptions ordinance to County Council with a list of recommended adjustments and requests for review; commissioners emphasized public input, local area plan integrity and clarity about Osteen planning rules.

The Land Planning and Land Development Regulation Commission unanimously voted to forward Ordinance 2025‑20 — a county‑initiated rewrite of Chapter 72 that reallocates which land uses require public hearings — to County Council for final action, while formally asking council to consider a set of clarifications and to retain public‑hearing review for some uses staff proposed moving to by‑right approval.

Why it matters: The ordinance reorganizes hundreds of zoning references to try to reduce duplicative hearings and to clarify which uses require County Council approval versus administrative review or Planning & Land Development Regulation Commission (PLDRC) review. Commissioners supported the overall intent to streamline processes but raised detailed objections to specific proposed \"by‑right\" conversions in the Osteen local plan and other districts.

Staff and purpose of the ordinance
Staff said County Council directed a review of Chapter 72 to reduce the number of public hearings required for special‑exception uses and to reorganize which approving body hears each use. PLDRC had reviewed an earlier draft and the ordinance returned with staff changes. The ordinance affects multiple zoning districts across the county and amends eight sections of the zoning code. Staff recommended forwarding the ordinance to County Council with a recommendation of approval.

Commission feedback: Osteen and by‑right conversions
Commissioner Emily Bush led a long, item‑by‑item set of concerns about several proposed by‑right conversions for uses inside the Osteen local plan — for example, allowing certain automotive uses, car washes and drive‑through restaurants without a public hearing in the Osteen Mixed Use Village (OMV) and Osteen Commercial Village (OCV). Bush argued those conversions ran counter to the Osteen local plan’s intent for mixed‑use village character and said communities in Osteen had previously asked for more careful public review.

\"I have some significant concerns with the some of the proposed by‑right changes,\" Bush said during discussion, citing a list of uses where she recommended PLDRC scrutiny or retained County Council review.

Other commissioners raised similar concerns about poultry and dairy operations in smaller‑lot agricultural zoning (A‑3 and A‑4), large retail greater than 15,000 square feet, riding stables and certain public‑utility structures. Several commissioners asked staff to compile the specific list of uses the commission wanted to keep subject to public hearing and to transmit those items to County Council as recommended adjustments.

State preemption question
One commissioner queried a bill pending at the state level (Senate Bill 180) and whether its emergency‑management provisions nullified local code changes. County legal staff said the ordinance was drafted with SB 180 in mind and that, as written, it would not create new restrictions that conflict with state law. Staff clarified that if the governor signs the bill the ordinance would be unaffected because the draft was written not to be more restrictive in ways SB 180 would preempt.

Outcome and direction to County Council
PLDRC voted unanimously to forward Ordinance 2025‑20 to County Council for final action, and commissioners asked that the submission include a memorandum listing the specific by‑right conversions they asked Council to review or retain as special‑exception items. Commissioners also asked staff to notify the commission of County Council hearing dates and to allow PLDRC members to attend and speak. Staff said County Council hearings were expected in early August and that, because the ordinance changes a list of uses, council would likely hold two hearings including an evening session.

Ending: Commissioners said they favored streamlining where it reduces redundant hearings, but they insisted on preserving community review for uses that could alter a neighborhood’s character — particularly inside local plan areas such as Osteen.","The commission voted unanimously to forward a county‑wide zoning ordinance amendment that reorganizes which uses require public hearings; commissioners asked County Council to consider retaining hearings for several uses proposed to become by‑right and requested staff note specific concerns.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6193316,"Commission approves variance to replace Baxter Point mobile home despite flood‑risk objections; opponents urge delay pending resiliency review",548,1741000,2289000,"/Search/View?dp=1&key=3867971-70fb5ab9bf89d3ffb0568b3c045ccf87&start=1741&end=2289","https://assets.pipeline.soar.com/3867971-70fb5ab9bf89d3ffb0568b3c045ccf87/thumbnail_1741000.jpg","/articles/6193316/Volusia-County/Florida/Commission-approves-variance-to-replace-Baxter-Point-mobile-home-despite-floodrisk-objections-opponents-urge-delay-pending-resiliency-review","https://secure.pipeline.soar.com/6193316-84577d2525c073a815714666d09017b6/orig.mp4?Expires=1771136808&Signature=Dp7HVHmF9MtOqda6r67atb8toIECiDZV7WQrXfSQfEYDH5MmmXpjVGXVwbh7RrA2nEBgD3Mm9F0L8S4~AFWOfJfEbAUZbUuv2KMmLP8P2oq5ldnE2Jd7A1ByclBU5wvyjRUMp6LtXRTAqeDqCQLj7cTJLjxW0UToMPP-ByJrTi~HPmxKL9K44EzKvY5rJQ6~5xfdrIcfFYsAFxJmd4gzODvTslPVIb8hBPXwISxEGOTcM45tmnuLWTA0Ks9iv9tMNwziPAv1sqUIqylTk2cOM-m6gfpgR15xeNCWwre5FHitfg4IEepML29tLMQjMfikXo9dirtCeJX6rKuDzY7nog__&Key-Pair-Id=KUT5TJCACFTXG","Commission approves variances for Baxter Point mobile home replacement; public commenters and one commissioner urged delay for resiliency review.

The Land Planning and Land Development Regulation Commission approved by a 5‑to‑1 vote a recommendation to County Council to allow seven variances enabling a smaller replacement manufactured home, a new porch and continued use of an existing small shed on a heavily constrained lot in the Baxter Point Fish Camp along the St. Johns River.

Nut graf: The application prompted an extended exchange about flood risk, septic permitting and sea level rise. Staff and the applicant said the lot is legally vested and physically constrained; environmental permitting did not object, but at least one commissioner and several residents urged delaying approval until the county’s Natural Resource Advisory Committee and resiliency planning complete further work.

What the case requested
Staff described seven variances (V25‑035) to allow a proposed 480‑square‑foot replacement mobile home, a 400‑square‑foot deck and to legalize an 118‑square‑foot existing shed on a 0.38‑acre lot in an A‑1 (prime agriculture) zoning district. The site sits within the county’s Natural Resource Management Area and is partially within flood zone A, staff said; the previous trailer had been permitted in 1967 and was demolished after hurricane damage.

Environmental and resiliency questions
Commissioner Michelle Bush pressed staff on the county’s Regional Resiliency Action Plan and whether the property faces future inundation. Shams and environmental staff said the site is in a repetitive‑loss area for flood insurance claims and that county code requires new structures meet current flood‑based elevation standards. Samantha West, Volusia County sustainability and resilience manager, said the plan (adopted by Council in 2018–2019) identifies repetitive loss areas but that the county currently does not have code provisions requiring higher freeboard universally; she said the Environment and Natural Resource Advisory Committee (NRAC) is considering requiring additional freeboard for some repetitive‑loss areas and expected to discuss the topic at an upcoming NRAC meeting.

On health and septic systems, staff told commissioners Florida Department of Health standards control septic permitting. Shams said the health department would evaluate whether the existing septic tank could be reused or must be replaced and that raised or mound systems are often required where soils are poor or groundwater is high.

Applicant and neighbors
Applicant Robert Luking said the property is a family heritage site and that the rebuild is \"the only thing we are attempting to do is replace the structure that was destroyed in the hurricane.\" He and a family member spoke in favor. Neighbors and a nearby homeowner raised concerns about historic drainage patterns on Tatum Boulevard and said nearby developments had increased localized flooding; one resident urged the commission to \"listen to your citizens\" and to consider downstream effects.

Staff recommendation and vote
Overall, staff recommended approval of variances 1–7 with five conditions, concluding the constrained lot met the standards for variances. Several commissioners voiced concern but ultimately a majority voted to approve the variance set; one commissioner (Ms. Bush) said she would vote no, arguing the county should wait for NRAC recommendations and take a more precautionary approach on repetitive‑loss rebuilds.

Outcome and next steps
The commission’s approval forwards the variance to County Council; conditions include meeting environmental permitting and building‑permit standards and any state requirements for septic systems. If Council approves the variances, the applicant will proceed to permitting, where the state health department will determine septic requirements and building elevation standards will be enforced.

Ending: The case highlighted tensions between property‑owner rebuilding rights and growing county concerns about rebuilding in repetitive‑loss, riverfront locations; commissioners asked staff to flag related resiliency and septic issues for future policy work.","A county variance request to replace a storm‑damaged mobile home at Baxter Point passed 5‑to‑1 after staff recommended approval; commissioners and residents debated sea‑level rise, septic permitting and whether to wait for county resiliency recommendations.","actionData","errors"]

Article not found

Commission forwards Woodruff Ridge PUD amendment to County Council, emphasizing low‑impact design and Spring-to‑Spring trail link

PLDRC forwards zoning ordinance changes on special exceptions to County Council with recommendations after commissioners flag multiple by‑right conversions

Commission approves variance to replace Baxter Point mobile home despite flood‑risk objections; opponents urge delay pending resiliency review