Ormond Beach commission backs Ormond Crossings amendment to allow single-family homes in Track 8
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Summary
The Ormond Beach City Commission unanimously approved a first-reading amendment to the Ormond Crossings master plan to permit single-family homes in Track 8 and to update the project's conceptual plan; commissioners pressed the applicant on stormwater, wetlands and school siting.
The Ormond Beach City Commission on Dec. 3 approved a first-reading amendment to the Ormond Crossings planned mixed-use development that would allow single-family homes in Track 8 and update the project's conceptual master plan. Planning Director Steven Spreaker told the commission the two-part application would not change the overall entitlements or increase the total number of residential or commercial units.
Why it matters: Ormond Crossings covers land annexed from Volusia County with long-standing development entitlements. Changing Track 8 from multifamily/townhomes to single-family homes shifts the character of that portion of the residential area and raises questions about flooding, wetlands protection, infrastructure and school locations. The amendment will return for additional reviews (preliminary and final plats) and must satisfy remaining site- and plat-level approvals.
Spreaker said the project's planning history dates to 2004 and includes a development agreement and a zoning document with a conceptual plan. He said the residential component already has entitlements for roughly "2,500 and 50" residential units as part of the overall plan and that the applicant's request is limited to allowing single-family uses in a specific track. Spreaker described clustering of lots, wetlands preservation areas and the location of a proposed K–8 school on the concept plan.
Deputy Mayor Lori Tollins and other commissioners pressed staff and applicant representatives on flooding, stormwater studies, wetlands impacts, tree clearing and school siting. Tollins asked whether a planned stormwater study would include neighboring areas such as Bear Creek; staff said current studies are focused on Durrance Acres but that additional micro-studies could be considered. Commission members repeatedly asked how the project would avoid impacts to wetlands and upland buffers; Spreaker and applicant representatives said the concept plan minimizes wetland impacts and uses clustering and upland buffers to preserve open space.
On public safety and services, staff confirmed the development agreement requires construction of a fire station and two fire apparatus for the residential portion, and that police and fire impact fees had been updated to reflect the project's needs. Commissioners also sought clarity on when and where the affordable housing units (referred to in the record as "about 113" units) would be located; staff said locations have not yet been identified and that those details will be determined during future plat and site-plan reviews.
Jamie Polis, representing the applicant, and Rob Merrill of Cobb Cole (legal counsel for the applicant) described meetings with county staff and the developer's efforts to refine the conceptual plan, including realignment of Timber Creek to align with a proposed flyover and preservation of wetlands and upland buffers. Polis said the design team has met extensively with landscape architects and that the plan includes roughly 45 acres of parks and a large city park, while minimizing direct impacts to the 100-year floodplain.
Commissioners repeatedly requested that applicants and staff look at opportunities to increase native plantings and tree canopy, and to compare the vested 2013 landscape standards with the newer proposed city landscaping updates. Spreaker noted the 2013 zoning document is a vested contract and cannot be changed unilaterally; any changes would require an amendment to the governing documents and return to the commission.
What's next: The amendment passed its first reading and will return for subsequent required approvals (preliminary site plan, plats and any additional site-level permitting). Staff said stormwater studies with Volusia County are scheduled to start later in the month and that further drainage and wetland details will be provided during the subsequent review phases.
Quote: "The goal of the project is not to impact environmentally sensitive areas," Planning Director Steven Spreaker said, adding that detailed, ground-truthing plans will accompany future plat submissions.
Ending: Commissioners expressed broad support for preserving wetlands and for retaining the project's overall entitlements while urging close scrutiny of stormwater, school siting and landscaping as the project proceeds through next-stage approvals.
