The Deltona Planning and Zoning Board voted 4-3 to recommend denial of ordinance 32-2025, a rezoning request from retail commercial C-1 to Mixed Use Planned Unit Development (MPUD) for roughly 7.93 acres at 930 Howland Boulevard. The applicant, identifying the project as Blackfin Storage (phase 1 self storage, phase 2 commercial outparcel), sought MPUD zoning to allow an 800-unit climate-controlled storage building with 57 covered RV/boat parking spaces and a future 2.82-acre commercial outparcel.

Planning director Jordan Smith presented staff's analysis, saying the request is consistent with the comprehensive plan and that the MPUD would allow “a mix of compatible commercial uses while prohibiting those that are inconsistent with the city's long term vision,” while requiring stronger design, buffering and pedestrian standards. Smith noted open space would exceed the 25% minimum, specified required setbacks and buffer yards, and said traffic analysis estimated about 1,828 daily trips for a worst-case retail buildout.

Applicant representatives described the project and its economics. Ken Booker, attorney for Blackfin Acquisitions, said the storage project would be “a $15,000,000 construction project” that would generate tax revenue and “be a beautiful building.” Nathan Landers, a representative for the applicant, told the board the team had analyzed storage demand and was willing to accept a condition requiring a minimum 2,000 square feet for any drive-through restaurant that might later occupy the retail parcel to limit small, drive-through-only uses.

The hearing included extended discussion over permitted uses. Staff recommended prohibiting car washes and restaurants whose primary business is drive-through service; the applicant declined to accept a blanket prohibition on drive-through restaurants but later offered to accept the 2,000-square-foot minimum for drive-through restaurants and to remove a car wash only if the board required it. Board members and public speakers expressed concern about traffic and safety because the site sits adjacent to Pine Ridge High School and near other schools and residential subdivisions. Two members of the public cited established local congestion and student pedestrian activity near the site.

Traffic consultant Kirsten Faucet of LTG said the storage component alone would generate a small number of peak-hour trips — “a combined total of 11 peak hour trips and 19 PM peak hour trips” — and that staff and county review would further analyze driveways, turn lanes and pedestrian features during site-plan review. The engineering representative, Chris Warshaw, said utilities would be extended from Howland Boulevard and that a tree survey and tortoise/other environmental studies would be completed at site-plan stage.

After public comment and board discussion — which included questions about enhanced landscaping, architectural standards, tree preservation, setbacks versus buffer widths, phasing and the absence of a binding timeline for phase 2 retail development — a motion to recommend denial of ordinance 32-2025 passed 4-3. Members voting to recommend denial were Member Northey, Member Stewart, Alternate French and Vice Chair DiRico; Members voting against denial (i.e., in favor of recommending approval) were Member Gonzales, Alternate Warnecke and Chair Cardo.

The board record includes ex parte disclosures from several members who reported conversations with residents and elected officials; staff directed that those disclosures be submitted to the city. The applicant and staff were told the rezoning recommendation, board comments and the development agreement language would be forwarded to the City Commission, which will consider the ordinance on Sept. 15.