Eustis planning agency delays decision on land-use change for 4017 East Orange Avenue

The City of Eustis Local Planning Agency on March 6 postponed consideration of a proposed future land use change for 4017 East Orange Avenue that would reclassify the 1.33-acre parcel from rural residential to suburban residential.

Kyle Wilkes, Development Services staff, told the agency the application (Future Land Use Amendment 2024‑C+12, alternate key 1658641, Ordinance 25‑02) was submitted because the property’s existing impervious surface ratio is about 33 percent, above the rural residential maximum of 20 percent. Wilkes said suburban residential allows up to 40 percent impervious surface, which would bring the property into conformance. The site is developed, not in the 100‑year flood plain, lies in a moderate recharge area, and has available water and transportation capacity, Wilkes said.

The proposed change would also change the parcel’s future density designation (rural residential at 1 dwelling unit per acre versus suburban residential up to 5 dwelling units per acre). Wilkes said the parcel’s narrow, elongated shape would make redevelopment to the maximum theoretical density difficult, but the change would legally allow higher density.

In public comment, Cindy Newton, who identified herself as a nearby resident, warned the agency that the lot is part of a platted subdivision (Melody Lane) and said deed restrictions for the subdivision allow a single dwelling unit and prohibit certain outbuildings. "You're setting precedent by changing a land use to go above what is in the rest of the subdivision," Newton said.

Applicant Charles Leonard, who said he bought the property in July 2024, told the agency he is not a developer and described the lot as his private hobby site. Leonard said he had already constructed a building with a permit and needs sheltered parking for a motorhome and a race car trailer. "I bought this property ... I'm not trying to be a developer," Leonard said, asking for help to resolve the impervious‑surface issue.

Members of the Local Planning Agency expressed concern about approving a land use change that would permit a jump from 1 dwelling unit per acre to 5 dwelling units per acre, calling the density increase and precedent for other parcels a central issue. Agency discussion included two alternatives noted by staff: (1) allow the applicant to remain under current rules and enforce conformity in future building permits, or (2) pursue a broader, citywide text amendment to change the impervious surface ratio for all properties designated rural residential (for example, raising the ISR from 20 percent to a higher percentage). Staff advised that a text amendment to the comprehensive plan would be a major, citywide action subject to state review and comment.

Agency members asked staff to explore options that could address the owner’s immediate compliance problem without establishing unwanted precedent. The board then moved to postpone consideration so staff could consult with the city attorney and review alternatives; the motion to postpone passed by voice vote recorded in the meeting as four ayes and no nays, and the item was continued for further staff work.

The action does not adopt any change to the comprehensive plan or to the property’s official future land use. Staff said it would work with the applicant and city attorney and return with options addressing impervious surface compliance and the density concern.

Votes at a glance: Motion to postpone consideration of Future Land Use Amendment 2024‑C+12 / Ordinance 25‑02 (4017 East Orange Avenue) — Passed, recorded as 4 ayes, 0 nays; mover/second not specified in the transcript.