WHAT COULD HAVE BEEN — This plat shows the proposed layout of Riverview Estates, a neighborhood of 91 homes planned at 181 Fort Florida Road, not far from the St. Johns River. Riverview has been in the making for more than two years, according to City Growth Management Director Steven Bapp.
With a packed house in attendance, the DeBary City Council June 19 refused to convert 59 rural acres fronting on Fort Florida Road and West Highbanks Road for development of single-family homes.
The council’s decision was solidly against the proposed project known as Riverview Estates.
“This project began a while back,” DeBary Growth Management Director Steven Bapp said, referring to the filing of the development application in January 2022.
The owner of the property, Steve Costa, had requested the city change the land use of the property from Agriculture/Rural (A/R) to Residential/Low-Density (R/LD). The land-use change, which would be an amendment of DeBary’s state-mandated comprehensive plan, would be required before the city could change the zoning to provide for the development of the urban-style neighborhood on acreage that is now farmland.
“What you see here is a binding plan,” McGregor Love, attorney for Costa, told the council. “We’re asking for 91 units.”
Bapp noted R/LD land use would allow the property to be developed to access a total of 171 homes. That is in contrast to the current land use that permits one home for every 5 acres, or eight lots, and more than the City Council would accept.
Of the 59 acres in question, about 9 acres are wetlands or flood plain. The wetlands must be protected, pursuant to local, state and federal environmental standards.
The homes, according to an engineering plat shown to the council and the audience, would be clustered or grouped so as to provide more than the 20-percent minimum open space for new development.
“The developer is preparing 52 percent open space,” Love said. “I really feel that this is a development that will enhance the city.”
Neighbors, however, let the City Council know they do not want the proposed community near them. Some spoke about increased traffic from more people living nearby, as well as possible school overcrowding and the effects of taking more animal habitat for human settlement.
“I can’t help but express my concerns for the wildlife,” Amber Schmidt said. “We have seen no less than five bears. … We’re going to see an increase in wildlife meeting residents.”
“I can’t help but express concerns about traffic issues,” she added.
Brenda Rose mentioned the possibility of more development causing flooding of surrounding properties. Near her home, she said, “there are 20 half-acre lots that you can’t develop because they’re wet.”
The density was cause for objection from others.
“Even a zoning classification of A-3 would better serve the area,” Joshua Hughes said. “This would also leave the existing wetlands undisturbed.”
DeBary’s A-3 zoning is Transitional Agriculture, which would allow one home on a minimum lot size of 1 acre.
“I grew up in DeBary,” Jason Starkey said. “Because of the traffic on Highbanks Road, I can’t let my kids out. … I don’t think the project is consistent with surrounding neighborhoods.”
Former City Council Member Danny Allen agreed.
“The traffic — it’s getting worse,” he said. “Have one house per acre.”
In his rebuttal moments, Love said he and his client are willing to address the critics’ concerns.
“The traffic issue is something we will work with the city on,” he added.
When the time came for the City Council to decide, the members were of one mind.
“We hold all the cards, a winning hand,” Council Member William Sell said. “There’s no way I can vote for this.”
“Wetlands are becoming increasingly rare,” Council Member Jim Pappalardo said.
“I don’t feel that this higher density is consistent or compatible,” Council Member Patricia Stevenson said.
Stevenson moved to deny the request to change the land use.
Vice Mayor Phyllis Butlien voiced agreement with her colleagues. She also said wildlife are on the move.
“Once in a while I get deer in my backyard,” she said.
“I could support A-3, one [home] per acre,” Mayor Karen Chasez said. “I’m concerned about the impervious surface on sensitive land.”
“I respect all of your opinions. I hear you loud and clear,” Costa told the City Council “We want to do what’s right.”
Costa urged the council “to continue to have discussions and keep the application open, … instead of shutting it down.”
“My inclination is to proceed with the vote,” Chasez said, prompting applause from the audience.
As expected from their comments about the request to develop the parcel, the council members voted 5-0 against changing the land use.
After the council rejected the proposed land-use change, the request to rezone the property became a moot issue. The audience broke into hearty applause.
“Enjoy the cows,” Costa, smiling, told the audience as he left the meeting.
“We will,” someone replied.
“I’m glad that they voted the way that they voted, cause it’s very important that we keep these wetlands and keep our wildlife,” Karen Visovatti said, after the meeting.
That was a miracle!