Titusville planning commission recommends reclassifying triangular lot with existing quadruplex to residential; asks staff to review road-location policy

The City of Titusville Planning and Zoning Commission voted unanimously Feb. 5 to recommend approval of Small‑Scale Comprehensive Plan Amendment (SSA) No. 10‑2024 and a companion rezoning to bring an existing four‑unit residential building (quadruplex) into conformance with the city’s future land use map and zoning.

The commission also voted unanimously to direct staff to review Policy 1.90.1 of the Future Land Use Element — the policy the staff analysis cited when discussing whether sites for high‑intensity commercial or high‑density residential uses must be located at arterial or collector intersections — and report back with potential clarifications or amendments.

Staff said the subject parcel is triangular, about 0.3 acres, and fronts on North Grama Avenue, Norwood Avenue and Jones Street east of Drayfield Stormwater Park and south of North Washington Avenue (U.S. 1). The property contains an existing multifamily structure that became a nonconforming residential use after a 1993 citywide administrative rezoning changed the zoning from R‑3 (multifamily high density) to CC (community commercial). The staff report noted that under the requested high‑density residential future land use and the R‑3 zoning (maximum 15 dwelling units per acre), a 0.3‑acre parcel could yield up to four dwelling units.

Staff member Eddie read the application history and analysis, including references to the city’s 1981 land use plan and the Park and Dixie Avenue Small Area Study (adopted Feb. 2008). The staff report said the Dixie study had recommended returning several nearby properties to residential designations but that change had not been completed. The report also cited comprehensive plan language — Objective 1.6 (encouraging elimination of inconsistent land uses) and Policy 1.90.1 (location criteria for high‑intensity commercial sites) — in assessing the application.

During discussion commissioners focused on the policy’s emphasis on siting intense commercial or residential density at arterial or collector intersections and whether the current roadway (Norwood Avenue) functions like a collector. Member Rogers and other commissioners asked whether Norwood is adequate for commercial traffic and whether a deeper transportation analysis would be required for larger redevelopment. Eddie said Norwood is currently designated a local road but in practice “tends to act more like a collector” because it has relatively few driveways and nonresidential connections; he said a property‑specific concurrency assessment would analyze capacity for any larger project.

Applicant Edward Bremer, co‑owner of BIG Properties LLC, told the commission he and his wife, Kelly Bremer, bought and rehabilitated the building in February 2017. Bremer said the purpose of the application was to protect the current residential use in the event of a substantial loss: “we renovated the whole thing … we just want to protect ourselves in case it was that some happened to it, you know storm damage or burns down or something we wouldn't be able to rebuild what it is now,” he said.

Member Garand moved that the commission forward a recommendation to approve SSA No. 10‑2024 as requested; the motion was seconded and passed on a unanimous roll call. The commission then voted to recommend approval of the rezoning necessary to match the future land use change; that motion also passed unanimously. Commissioners present recorded affirmative votes on both motions.

Separately, Member Garand moved — and Member Faison seconded — a motion directing staff to examine Policy 1.90.1 and consider amendments to allow functional roadway characteristics (rather than only a fixed list of road designations) to be used when assessing eligibility for high‑density residential or high‑intensity commercial future land uses. That motion passed unanimously on roll call.

Per staff, the commission’s recommendation and the rezoning request will be heard by the Titusville City Council on Feb. 25. The commission was also informed that a separate small‑scale amendment on the agenda (Item D‑2, SSA No. 8‑2024) was postponed and will be re‑advertised for the March 5 Planning and Zoning Commission meeting.

The commission’s actions do not themselves change zoning or the land use map; they forward a recommendation to the City Council and ask staff to evaluate the cited comprehensive plan policy for possible amendment.