Titusville planning commission approves land‑use change, rezoning for 62‑unit townhome project amid wetlands and flooding concerns

Titusville Planning and Zoning Commissioners voted Oct. 22 to approve a small‑scale comprehensive plan amendment (SSA 2‑2024) and a plan‑development (PD) rezoning that would allow a 62‑unit townhome community on a 66.49‑acre property along State Road 405 and Singleton Avenue.

The approvals, which passed on roll calls after public comment, attach conditions including staff’s recommended conditions in the rezoning ordinance, a 40‑foot maximum building height, cross‑access for Forest Hill Baptist Church, and confirmation that the project’s design aligns with any applicable city stormwater master plan. Commissioners recorded a 6–1 vote on the rezoning motion; Vice Chairman Childs cast the lone no vote.

The commission’s action clears the way for the developer to proceed to more detailed site and permitting steps; the first reading before City Council is scheduled for Oct. 28 and the required public hearing for Nov. 11.

The project and why it matters

The applicant asked to amend the city future‑land‑use map and rezone roughly 66.49 acres from open‑space/recreation and low‑density residential to a PD zoning that would authorize 62 townhomes (fee‑simple ownership) with supporting infrastructure and common amenities. Staff reported the site includes about 50.69 acres of wetlands and about 15.7 acres of developable land; the PD as presented proposes preserving roughly 76% of the property as wetlands/conservation and dedicating roughly 5.5 acres for parks and open space.

Staff recommended approval of the small‑scale map amendment and the PD rezoning with the ordinance’s conditions (listed in staff packet items 1–5). The rezoning ordinance limits uses to the 62 townhomes with a minimum unit living area of 800 square feet and requires a recreational plan, wetland preservation, heritage‑tree preservation where feasible, and a process to return to the commission if direct wetland impacts are later requested.

What was discussed and what the record shows

Stormwater and flood risk dominated public comment and commissioner questioning. Project engineers and the applicant’s stormwater expert told the commission their preliminary design routes runoff to on‑site dry detention ponds and complies with St. Johns River Water Management District and City of Titusville requirements; they said wetlands on the site would be preserved and that a formal drainage report and permitting will come during the site‑plan and permitting stage. The project’s stormwater memo and a revised traffic study were submitted to the city and shared at a community meeting prior to the hearing.

Commissioners and residents pressed for specifics and argued the record lacks a full market‑demand analysis and long‑term maintenance plan for preserved wetlands. Residents and adjacent landowners said existing flooding already affects nearby neighborhoods (Country Club Heights, Whispering Hills and other subdivisions built in the 1950s) and warned the development’s ponds, access, and a proposed sewer lift station near a canal could increase local flooding or water‑quality risk if systems fail. The applicant replied the lift station will be placed at least 75 feet from any water body and that final design will address permitting and elevation requirements.

Traffic and utilities

Traffic consultants said a new, project‑specific transportation impact analysis (TIA) was prepared because the prior study was older and had combined two projects. The consultant reported the proposed development reduces trip generation potential compared with an alternative future land‑use scenario and that intersections and roadway segments analyzed would operate within level‑of‑service thresholds used in the study. The TIA concluded turn lanes at the project driveways were not warranted by projected volumes; the consultant reported the project generates an estimated 34 PM‑peak hour trips with roughly 9 turning movements into the site in a peak hour. FDOT review was noted as required, and the applicant said striping or lane configuration changes could be made if FDOT later requires a turn lane.

Irrigation, potable water and market demand

Staff and commissioners flagged potable water use for irrigation as a potential strain on city potable supplies and noted reclaimed water service is not available in the area. The applicant said wells for irrigation may be explored and that irrigation responsibilities and long‑term maintenance for wetlands would fall to a homeowners association once the development is turned over.

Multiple residents and several commissioners asked why the application lacks a formal market‑demand analysis; staff said such detailed studies are sometimes used to justify benefits but are not routinely submitted with every small‑scale amendment application. Several speakers recommended delaying a final decision until the city’s ongoing DEP‑funded feasibility study and a city vulnerability assessment on flooding were complete.

Public comments and neighborhood concerns

Speakers during the public hearing included adjacent property owners and residents who presented photographs of existing flooding, described the site’s hydrology and tree canopy, and urged denial or postponement. Neighbors expressed three main concerns: potential negative impacts on adjacent conservation land and a nearby four‑acre lake; the adequacy of stormwater infrastructure (existing local drainage and regional pipe capacity); and public‑health risks if a proposed lift station failed near surface water.

Commission action and conditions

The commission voted to approve the small‑scale map amendment and the PD rezoning with the conditions described in staff materials and with the additional conditions discussed at the hearing: a 40‑foot maximum building height, allowance for cross‑access to Forest Hill Baptist Church if feasible, incorporation of staff rezoning conditions 1–5, and confirmation that the project design will be reviewed for consistency with any city stormwater master plan. Staff will return the required materials to the city attorney and the item proceeds to City Council for readings and public hearing.

Next steps

Because this approval is for land‑use and rezoning at an early stage, final engineering, detailed drainage reports, permitting with St. Johns River Water Management District, FDOT review for the state road, and site‑plan review with the city remain to be completed. City Council will hold the first reading on Oct. 28 and the advertised public hearing on Nov. 11.

Ending

Commissioners and neighbors framed the vote as balancing the city’s capacity and housing needs with long‑standing local concerns about wetlands, drainage infrastructure and compatibility with surrounding single‑family neighborhoods. The project will advance to the council and to more detailed engineering and permitting before any construction can begin.