Titusville commission approves narrower lots and model‑home clusters, limits setback reduction to lots abutting retention ponds

TITUSVILLE, Fla. — On April 16, 2025, the City of Titusville Planning and Zoning Commission approved several amendments to the Willow Creek (Verona) planned development master plan, including a reduction of the minimum lot width for multifamily Village E from 40 feet to 20 feet and permission for model‑home clusters with a real‑estate sales office and ancillary temporary parking in Villages A, B, C and E. The commission also approved a reduced rear setback, but limited that change to lots whose rear property lines fully abut the development's stormwater ponds shown in blue on the master plan.

The change affects KB Home Orlando’s Verona master plan amendment. Christie Anderson, the city’s senior planner, told the commission staff recommended denial of the rear‑setback reduction and denial of the applicant’s original request for multiple model‑home clusters because the city currently lacks procedures and standards for the number and operation of model homes and temporary occupancy prior to final plat. "Staff rec is recommending denial of the request to amend the master plan by reducing the rear setback from 20 feet to 15 feet for designated lots within Village C," Anderson said during her presentation, while noting staff supported the lot‑width reduction for Village E and supported allowing one model home with a real estate sales office per village consistent with state statute.

Applicant Rodney Honeycutt, representing the property owner and KB Home Orlando, described the developer’s rationale: model homes help buyers visualize layouts and avoid on‑street parking problems at sales events. "They convert all that back. It's a regular house. They sell it and then they build a house in the ancillary parking," Honeycutt said, describing how temporary parking lots and sales offices are later replaced by permanent homes. KB Home representative Steven White told the commission the single‑story model proposed for some Village C lots carries a lower base price than the two‑story alternatives, estimating the setback‑reduced model is "roughly $38,000 base price cheaper."

Commission discussion focused on three topics: how model homes and temporary parking should be regulated under new Florida platting rules and local land‑development regulations; the geographic logic of granting reduced setbacks only where lots back to open retention space; and the need for time limits or other conditions so sales offices and display homes do not remain indefinitely. Commissioners repeatedly flagged that state and building codes govern certificates of occupancy and that the city lacked a separate model‑home operations ordinance. Several commissioners said a time limit or build‑out condition would help prevent model centers from becoming indefinite neighborhood nuisances.

Votes at a glance: The commission took four related votes during the public hearing.

- Rear setback reduction (20 ft to 15 ft) — Approved, limited to lots whose rear property lines fully abut the stormwater ponds shown as blue on the master plan. Roll call: Nathan, Childs, Grant, Faison, Garrod, Scully, Gallon — all yes. (Motion modified during hearing; staff had recommended denial.)

- Minimum lot width reduction for multifamily Village E (40 ft to 20 ft) — Approved. Roll call: Grama, Faison, Childs, Scully, Garrod, Gallon, Nathan — all yes. (Staff recommended approval.)

- Model‑home clusters and temporary parking — Approved as requested in modified form: allow a single model‑home cluster in each of Villages A, B, C and E with up to four model homes per cluster, one real‑estate sales office in the cluster, and an adjacent ancillary stabilized temporary parking area. Roll call: Faison, Gallon, Garrod, Scully, Childs, Grant, Nathan — all yes. (Staff had recommended denial of the originally requested cluster proposal but recommended allowing one model home with a sales office per village under certain state procedures.)

- New and carried‑over ordinance conditions — Approved (incorporating accessory building setback standards; minimum 20‑foot separation between townhome/multifamily structures; maximum six dwelling units per townhouse building group; staggered townhouse setbacks). Roll call: Gallon, Garrod, Grant, Childs, Faison, Scully, Nathan — all yes.

Commissioners and staff emphasized the approvals include conditions and will be forwarded to the City Council public hearing on the ordinance implementing the PD amendments. Anderson said council will receive the proposed PD rezoning ordinance and that the item is scheduled for City Council public hearing on May (date not specified in the transcript). She also told the commission that the city is working on procedures tied to a new Florida statute allowing certain building permits before final plat under defined circumstances, and that issuance of a temporary certificate of occupancy remains governed by building code and will require water/sewer clearances and other items required for occupancy.

The commission's decisions change master‑plan parameters previously amended in February 2024. The Willow Creek PD had an approved maximum allowable density of 1,277 residential units; the amendment packet and revised master plan were provided to the commission in a PDF emailed April 14. The city staff memo noted current Land Development Regulation provisions govern real‑estate sales offices as a temporary accessory use and referenced Section 177.073 of the Florida Statutes concerning the issuance of building permits prior to final plat.

What happens next: The commission's vote sends a PD ordinance and its conditions to City Council for a public hearing. Council will consider the commission's recommendations, staff conditions and any additional code requirements, including how future city code updates tie into model‑home operations and temporary occupancy rules, before taking final action.