Planning board recommends rezoning for LPGA Villas PD to allow 120 single-family lots; developers and neighbors outline tradeoffs

The Daytona Beach Planning Board recommended approval Monday of a planned-development rezoning that, if adopted by the City Commission, would permit a 120-lot single-family subdivision on a 36.5-acre portion of the LPGA International property.

Applicant representatives described a three-year negotiation with neighbors that reduced earlier proposals (including townhomes) and eliminated a proposed public park in response to resident concerns. Rob Merrill, representing the applicant, said the PD is a negotiated "custom" zoning for the site: the application package includes a development plan and a written development agreement that would govern future engineering, architecture and landscaping.

The project, as presented, would include 42 lots at 50-foot width along International Golf Drive and 78 lots at 40-foot width internally. The applicant asks for several land-development-code modifications as part of the PD: narrower 40-foot lots; reduced rear setbacks (requesting 10 feet instead of the code's 25 feet for some lots); accessory structure setbacks; and up to 60% building coverage on some lots. The PD also proposes passive open space in lieu of the active-park area originally discussed and monument signage at each entrance (three monument signs; the applicant withdrew an earlier request for four).

Parker Mitchenberg, the applicant's landscape architect and engineer, described how the plan evolved after neighborhood meetings: the north parcel development was dropped, the public park was removed at neighbors' request, access points were reduced and tree buffers were increased. He said the project proposes a continuous hedge and additional oak and magnolia plantings behind lots that face International Golf Drive to screen new houses from the golf-course edge and roadway.

Traffic and stormwater were focal points of public comment. Traffic consultant Matthew West presented trip-generation figures and noted development impacts and typical mitigation options (county and city impact fees or proportionate-share mitigation). He said the project would pay road-impact fees and, if required by a later traffic-impact study, could contribute proportionate-share funds or construct improvements. Mitchenberg told the board the site has access to the LPGA master stormwater system and said the planned ponds and storage for this PD would meet St. Johns River Water Management District and city requirements; final stormwater design will be reviewed during engineering plan review.

Many residents urged smaller lots or fewer than 120 homes; others asked for delays or additional protections for trees and habitat. Some speakers asked the board to leave the golf-course land as currently designated. Applicant and staff repeatedly distinguished the commission-level rezoning process (PD) from the simultaneous comprehensive-plan amendment; commissioners must consider the details of the PD and the development agreement.

Board members asked about the requested waivers, the loss of the active park and whether model homes and monument sign counts could be adjusted. The applicant agreed during the hearing to reduce the monument-sign request to three and indicated willingness to reduce the number of model homes from five if the board preferred; the board asked staff to ensure technical standards for drainage, utilities and traffic would be enforced in subsequent reviews.

After questions and public comment, the Planning Board voted to recommend approval of the PD rezoning (DEV2022-095). The recommendation advances the rezoning to the City Commission for final action.

Votes at the meeting: Planning Board recommended approval of the planned-development rezoning (DEV2022-095) by voice/roll call (6-0).