Commission recommends commercial rezoning for Columbia Boulevard site amid environmental questions

The Titusville Planning and Zoning Commission on March 5 recommended approval of a small-scale comprehensive plan amendment and rezoning that would allow commercial use on a vacant 3.14‑acre parcel on Columbia Boulevard south‑east of Cheney Highway.

Staff explained the application (SSA 11-2024) seeks to change the property's future land use from low-density residential to commercial high intensity and to rezone the site from single-family medium density R-1B to community commercial (CC). The property has frontage on Columbia Boulevard, an arterial roadway, and staff said commercial development in the surrounding area and access limitations for single-family use make commercial zoning consistent with nearby parcels. Staff noted an earlier applicant withdrew a prior request for a regional commercial designation because the site did not meet locational criteria for regional commercial.

John Abian (Florida Engineering Group), representing the applicant, said the owner seeks entitlement to market the site for commercial uses (examples cited included a medical clinic or small commercial uses); the team did not submit a concept plan with this application. Abian confirmed the applicant previously explored a self-storage use but adjusted the zoning request after evaluating staff comments.

Several public commenters and members raised environmental concerns. The applicant submitted an environmental report prepared by Biotech Consulting that identifies a significant portion of the site as wetland and lists the parcel as within several federal conservation designations or consultation areas: Wood Stork nesting/foraging area and U.S. Fish and Wildlife Service consultation areas for the Everglade snail kite, crested caracara and Florida scrub‑jay. The Biotech report recommends additional field surveys and a gopher tortoise survey within 90 days prior to construction if development proceeds. An Audubon Society representative and other residents urged the commission to refer the application to the Titusville Environmental Commission (TEC) for review before the commission made a recommendation.

Staff and the applicant responded that the environmental report is part of the entitlement package and that state and federal reviews (including the St. Johns River Water Management District and U.S. Fish and Wildlife Service) are required during site‑plan and permitting review; staff further noted that TEC review is required only where the code specifies and that sending the matter to TEC now could delay a timely recommendation and leave City Council without a commission recommendation. The applicant offered to speak with the Audubon Society and to accept additional review if the commission found it necessary.

After discussion, the commission voted unanimously to recommend both the comprehensive plan amendment (low-density → commercial high intensity) and the rezoning to community commercial (CC). Commissioners recorded the lack of public attendance at the applicant's community engagement meeting (held Nov. 26, 2024) and asked staff to forward the Audubon correspondence to the applicant. Both recommendations will be heard by City Council on March 25.

Votes at a glance: - SSA 11-2024 (Columbia Boulevard): Recommend approval of future land use amendment (low-density residential → commercial high intensity). Roll call: unanimous. Outcome: recommended for approval; forwarded to City Council (March 25). - Rezoning (R-1B → CC): Recommend approval by unanimous vote; forwarded to City Council (March 25).

The commission did not require an immediate TEC review under existing code language but acknowledged environmental permitting and agency consultation will be required during site-planning and permitting phases.