DeLand approves annexation and low-density land-use change for Blue Lake/Beresford site after heated debate over potential density

The City Commission of DeLand voted to annex about 21.07 acres on the northwest corner of South Blue Lake Avenue and East Beresford Avenue and later approved a separate ordinance changing the future land use on roughly 15.5 acres of that property to the city’s low-density residential designation.

Planning staff presented the two items in succession. Kendall Storey, city planning staff, told commissioners the annexation request was to provide access to city utilities and create contiguity and that staff recommended approval of annexation on second reading. The commission adopted the annexation ordinance (Ordinance 2025-01) by roll call: Commissioner Paiva — yes; Vice Mayor Jessica Davis — yes; Commissioner Dan Reed — yes; Commissioner Kevin Reed — yes; Mayor Clotman — yes.

Why it matters: the actions change municipal boundaries and the property’s future land-use rules, paving the way for subdivision-level review and city-provided utilities. Commissioners and staff debated how many homes the site would realistically yield and whether the city should require a Planned Development (PD) or the TRD path that ties density increases to required amenities.

Applicants, staff and commissioners gave competing estimates for yield. Storey said under Volusia County’s urban low-intensity designation the site could allow up to 4 dwelling units per acre (about 62 single-family homes on 15.5 acres) and that City of DeLand low-density residential allows up to 5.8 units per acre (up to about 90 homes). She added that a capacity determination from the Volusia Growth Management Commission found adequate capacity to accommodate a change in land use.

Scott Pianta, the applicant representing the property owner, described physical constraints on access and the site: “We don't really have any choice on that. So there will be no particular home driveways going out to either Beresford or to Blue Lake,” he said, describing planned access points north near the power easement and on the site’s west side. He also said initial investor withdrawal made “tiny homes” unlikely for this parcel.

Commission debate focused on how the city should regulate future development. Commissioner Kevin Reed said he favored the TRD concept and a PD route because it gives the city more leverage to negotiate lot size, clustering, stormwater and amenities; he said straight zoning could result in default smaller “75-foot” lots and reduce the city’s control. “I personally would prefer it,” he said of TRD and PD review, noting the designation was created for transitional areas.

Commissioner Dan Reed said he was concerned about feasibility under TRD at this parcel’s size but also wanted better protections in any rezoning. Commissioners and staff discussed the site’s 100-foot FPL (Florida Power & Light) transmission easement bisecting the property, the effect of required internal roads and stormwater on yield, and different realistic yield estimates: one staff back-of-envelope calculation cited a likely yield near 49 units after removing easement and roadway needs; the applicant later said, factoring tree preservation and configuration, the site’s maximum logical yield was about 23 lots in their layout.

After extended discussion and an initial failed attempt to adopt the land-use ordinance, the commission took a subsequent motion to approve the city low-density residential land-use amendment (Ordinance 2025-02). The final roll-call on the motion to approve the staff-recommended low-density residential designation recorded: Commissioner Paiva — no; Vice Mayor Davis — no; Commissioner Dan Reed — yes; Commissioner Kevin Reed — yes; Mayor Clotman — yes. The motion carried 3–2.

What happens next: Annexation and the land-use amendment do not themselves authorize subdivision or site construction. The property owner must return for rezoning and site-plan or PD review before building permits are issued. Staff noted the rezoning and subdivision review will control access, road connections, stormwater, and internal lot layout; any Planned Development request would carry additional negotiation points on lot sizes, clustering, and amenities.

Speakers listed in the meeting record included Kendall Storey (city planning staff), Scott Pianta (applicant/developer representative), Commissioner Dan Reed, Commissioner Kevin Reed, Commissioner Paiva, Vice Mayor Jessica Davis and Mayor Clotman. The planning board had recommended the annexation and the land use amendment in December; the Volusia Growth Management Commission issued a capacity determination letter supporting the change.

Ending: With annexation complete and the low-density land-use designation adopted, the applicant can pursue rezoning and site-level reviews with the city. Those later steps will determine final lot sizes, access, stormwater design and the number of homes actually built.