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Commission backs small‑scale plan change to allow duplex on Canaveral Avenue
Summary
The Titusville Planning & Zoning Commission recommended approval of a small‑scale future‑land‑use amendment and rezoning to permit a two‑unit duplex on a 6,970 sq ft Canaveral Avenue lot, despite concerns about walkability, historic scale and whether a binding development plan should limit future intensification.
The Planning & Zoning Commission on July 8 recommended that the City Council approve a small‑scale comprehensive‑plan amendment and rezone of a 6,970‑square‑foot lot on Canaveral Avenue in the Canaveral Heights neighborhood to allow a duplex where only a single family home is currently permitted.
Staff planner Eddie said the proposal would change the future‑land‑use designation from medium‑density residential to high‑density residential and rezone the lot from R‑1C to R‑3 so the owner could build two dwelling units instead of one. The site is part of the Titusville plat and sits in a mixed area of single‑family and multifamily zoning. Eddie said the city’s consultant and council direction to expand “missing middle” housing in parts of the neighborhood informed staff’s recommendation.
Commissioners pressed staff and the applicant on walkability, affordability and design. Commissioner Scully noted the neighborhood “doesn’t have sidewalks” and asked what standard of walkability the staff relied on; Eddie said staff typically considers sidewalk connectivity and proximity to amenities. Public commenter Tony Shiflow, who identified himself as a neighborhood resident and owner of a historic home on Tropic Street, said infill must “conform in scale, height and setbacks” to the prevailing single‑story rhythm of the area.
Applicant Joshua Wilson of Gold Coast Developers said the firm originally sought an urban‑mixed‑use (UMU) designation but adjusted to an R‑3 request after the city’s UMU expansion did not occur. Wilson said the duplex product is intended to serve existing Titusville residents and newcomers, and added that “we’ll be required to put the sidewalk in” if building proceeds.
The commission debated whether to attach a one‑story condition to the rezoning. Staff advised that while a condition can be applied to a zoning ordinance, a comprehensive‑plan amendment generally should not be conditioned; staff further noted both R‑1C and R‑3 allow structures up to 35 feet under current code. Commissioners discussed binding development plans and other tools to protect neighborhood scale.
Following deliberation the commission voted to recommend approval of the future‑land‑use amendment and the rezoning; the roll call recorded one dissent on the rezoning motion. The commission’s recommendation will go to City Council for final action.
The record shows commissioners and members of the public asked for clearer commitments on affordability, whether units would be owner‑occupied or rented, and for neighborhood‑sensitive design at the site‑plan stage. The applicant did not commit to deed‑restricted affordability; staff said zoning and site‑plan review are the venues to address design and compatibility.
