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DeBary council advances package of land‑use changes: agriculture classifications, LDC updates and TOD overlay expansion
Summary
City Council approved first readings of ordinances to reclassify agricultural future‑land‑use categories, update the land development code matrix, and expand the Southeast Mixed‑Use/TOD overlay—staff described the changes as housekeeping to align zoning and provide a transition around the SunRail station.
The City of DeBary advanced a multi‑item land‑use package, approving first readings of three ordinances that collectively adjust agricultural future‑land‑use classifications, update the land‑development code and expand the Southeast Mixed‑Use Area/Transit‑Oriented Development (SEMUA/TOD) overlay.
Ordinance 12‑20‑24: agricultural FLUM changes Growth Management Director Stephen Babb told the council the ordinance would divide the existing AR (agricultural/rural) future‑land‑use category into three density bands to better match zoning and lot sizes in western DeBary. “Right now that density falls in a density of 1 dwelling unit per 5 acres … there is no bridge between those two land uses, and this has been brought up in discussions previously,” Babb said. The proposal creates new density steps (1 DU/5 acres; 2.5 DU/acre; and 1 DU/acre transitional) so the future‑land‑use map aligns with existing zoning and lot sizes. Staff recommended approval and will transmit the amendment to state review agencies.
Ordinance 13‑20‑24: LDC compatibility matrix Ordinance 13‑20‑24 was presented as the implementing amendment to the Land Development Code’s zoning/future‑land‑use compatibility matrix (Table 4.2). Babb said the ordinance adds the new AR density categories into the matrix so permitted zoning and uses align consistently with the updated FLUM.
Ordinance O‑1‑20‑24: SEMUA/TOD expansion Staff also presented Ordinance O‑1‑20‑24 to expand the city’s TOD overlay north of the current district, define a TOD core, an outside‑core and a new transitional area, and set density ranges (core up to 32 dwelling units per acre; outside core 8–20 du/acre; transitional roughly 8–10 du/acre). Babb noted the TOD contains approved projects around the SunRail station and that the amendment would provide a transition from industrial uses (warehousing, outdoor storage) to residential forms as redevelopment occurs.
Council members characterized the measures as largely housekeeping or necessary clarification. Council member Stevenson said he had driven the area and called the TOD expansion “absolutely needed,” while Vice Mayor Butland described the package as useful housecleaning to make rules clear. There was no public comment on these items. Each ordinance passed on first reading by unanimous vote.
Why this matters: Together these ordinances aim to fix inconsistencies between zoning and the comprehensive plan, provide more nuanced rural/agricultural density categories, and help shape future redevelopment in the SunRail station area. The TOD expansion also anticipates a potential K–8 school site and seeks to limit incompatibility with existing industrial uses.
Next steps: Ordinance 12 (the comprehensive‑plan amendment) and the TOD expansion will be transmitted to state review agencies for the required review period; second readings and the LDC text amendment will follow as appropriate.
