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Record of Proceedings

City of Deltona Planning and Zoning Board Meeting - January 21, 2026

City Commission & Boards — Wednesday, January 21, 2026
BodyDeltona, Florida
SessionCity Commission & Boards
DateWednesday, January 21, 2026
StatusFILED
Video Record
0:00 / 1:46:09

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it

Speaker numbers apply only to this recording. Names come from transcript evidence. “Possibly” marks uncertain attribution.

Speaker 1

0:00

Calling to order the January 21st, 2026 Planning and Zoning Board Hearing for the City of Deltona.

0:08

To start off, I'm going to ask staff to call the roll, please.

Speaker 2

0:17

Member French.

Speaker 3

0:19

Here.

Speaker 2

0:20

Member Gonzalez.

Speaker 3

0:21

Gonzalez.

Unassigned speaker

0:24

Here.

Speaker 2

0:32

Vice Chair DeErico.

0:33

Here.

0:34

Chair Cardo.

Unassigned speaker

0:36

Here.

Speaker 2

0:37

Alternate Warniky?

0:38

Here.

0:39

And alternate O'Brien.

Speaker 3

0:41

Here.

Speaker 2

0:41

Thank

Unassigned speaker

0:42

you.

Speaker 1

0:45

Sorry.

0:46

Next item on the agenda is the approval of the minutes from the last meeting, which was on December 17th, 2025.

0:52

I'll ask the board if anyone has any additions or changes.

Speaker 4

0:57

No, ma'am.

Speaker 1

0:58

Hearing none, uh looking for a motion to approve.

1:03

So moved.

Speaker 5

1:06

I'll second

Unassigned speaker

1:07

it.

Unassigned speaker

1:08

All

Speaker 1

1:08

those in favor say aye.

1:10

Aye.

1:10

Those opposed.

1:11

Hearing none, it passes.

1:13

Um next item on the agenda.

1:16

Presentations of awards and reports.

1:19

Not seeing anything, we'll move on to the next item.

Unassigned speaker

1:23

Is

Speaker 1

1:23

there anybody here from the public that wishes to speak on a matter outside of what's on the agenda?

Speaker 6

1:30

No, ma'am.

Speaker 1

1:31

Thank you so much.

1:32

No old business, so we'll move on to new business.

Unassigned speaker

1:35

And

Speaker 1

1:36

I'd like to ask counsel to read the matter into the record, please.

Speaker 7

1:39

Yes, thank you, madam chair.

1:41

Um, before I read the resolution by title, um, I will make the uh announcement regarding quasi-judicial items as the two items on tonight's agenda are quasi-judicial in nature.

1:52

So please be advised that the following items on the agenda are quasi-judicial in nature.

1:55

If you wish to comment upon any of these items, please indicate the item number you would like to address when the announcement regarding the quasi-judicial item is made.

2:03

An opportunity for persons to speak on each item will be made available after the applicant and staff have had their presentations on each item.

2:10

All testimony, including public testimony and evidence, will be made under oath or affirmation.

2:15

Additionally, each person who gives testimony may be subject to cross-examination.

2:19

If you do not wish to be either cross-examined or sworn, your testimony will be given its due weight.

2:24

The general public will not be permitted to cross-examine witnesses, but the public may request the commission, the board, excuse me, to ask questions on their behalf.

2:33

The full agenda packet on each item is hereby entered into the record.

2:37

Persons representing organizations must present evidence of their authority to speak for that organization.

2:43

At this time, board members must disclose any ex parte communications concerning each agenda item.

Unassigned speaker

2:50

Oh,

Speaker 1

2:50

we'll start with member Gonzalez.

Speaker 3

2:54

None.

Speaker 1

2:55

Alternate O'Brien.

Speaker 3

2:57

None.

Speaker 1

2:58

Member Stewart.

Speaker 8

3:01

I had conversations with several commissioners as well as many residents, no names captured, but multiple residents at the uh community meetings.

3:11

Uh, first and second community meetings for New Hope.

Discussion Breakdown — Share of Meeting
Zoning And Land Use███████████████████████23%
Affordable Housing███████████████████████23%
Procedural██████████████████18%
Community Engagement██████████10%
Transportation Safety███████7%
Water And Wastewater Management██████6%
Engineering And Infrastructure██████6%
Public Engagement███3%
Environmental Protection███3%
Summary of Proceedings

City of Deltona Planning and Zoning Board Meeting Summary - January 21, 2026

The City of Deltona Planning and Zoning Board held a public hearing on Wednesday, January 21, 2026, from 6:00 PM to 7:45 PM in the City Commission Chambers at 2345 Providence Blvd., Deltona, FL. Chair Andrea Cardo presided with Vice Chair Tara D'Errico, Members Ron Gonzalez, David Stewart, Larry French, Alternate Lori Warnicke, and Alternate Christian O'Brien present. Members Rachel Amoroso and Pat Northey were excused; Alternate Jeffrey Zlatos was absent. The meeting addressed two quasi-judicial items: a conditional use for a house of worship and a proposed rezone for a mixed-use development including affordable housing.

Consent Calendar

  • The minutes of the December 17, 2025 meeting were approved as presented by a unanimous vote.

Agenda Item 1: Resolution No. 2026-01 – Conditional Use for a House of Worship (590 Fort Smith Blvd.)

Public Testimony

  • Pastor Zachariah Henry (1918 Demartin Dr.) spoke in support, detailing the church's 15-year history of community service, including a food ministry with Second Harvest Food Bank, and expressed a desire for a permanent building to expand services.
  • Eloris Rhodes (2050 Dixie Bell Ave.), the food ministry bookkeeper for 15 years, supported the project, stating that a permanent location would allow the church to better serve the community, especially during storms and cold weather.

Discussion

  • Planning Manager Matthew West presented the request, noting the original conditional use expired in 2020 and the proposed structure (10,568 sq ft) is substantially similar to the previous plan. Staff recommended approval with updated conditions (24-month validity with possible 1-year extension, 50-foot setbacks, alternative parking surfaces, and conformance to the site plan). The board raised no questions.
  • No ex parte communications were disclosed for this item.

Outcome

  • Motion by Vice Chair D'Errico, seconded by Member Stewart, to approve the resolution recommending that the City Commission grant the conditional use. The motion carried unanimously (7-0). The City Commission hearing was rescheduled to February 2, 2026.

Agenda Item 2: Ordinance No. 01-2026 – Rezone of 14.43 Acres at 2830, 2846, and 2855 Lake Helen Osteen Road (New Hope MPUD)

Applicant Presentation

  • Attorney Mark Watts (Cobb Cole) presented the proposal for a Mixed-Use Planned Unit Development (MPUD) including up to 96 affordable housing units, a chapel, school, and community center. He provided history: the project had been under discussion since 2022, the proposal was reduced from 120 units after neighborhood meetings, open space increased to 40%, wetlands buffers preserved, and stormwater facilities relocated. He argued the project is consistent with the comprehensive plan, noting that the Low Density Residential (LDR) future land use does not restrict churches and that the comprehensive plan includes an exception for affordable housing.
  • Pastor William Bradley (New Hope Church) recalled the church's approval in 1997 and its ongoing community service. He urged the board to support the project.
  • Carol Gardner, CEO of TEDc (Miami), stated that many Deltona residents are cost-burdened. She provided statistics: median income in Volusia County is $84,100, in Deltona $30,000; current rents are $1,600–$1,900/month; proposed rents for a 2BR/2BA affordable unit would be $1,100.

Staff Presentation

  • Director Smith presented staff's recommendation for denial. Staff found the proposal inconsistent with the LDR future land use designation, citing policies that direct higher-density and mixed-use development to designated activity centers or commercial corridors, not to this location. The property is surrounded by low-density residential and is not near major employment or commercial centers. Traffic analysis: the development would generate 845 daily trips from multifamily units, 238 from the church, 457 from daycare, and 223 from the community center, totaling over 1,700 trips on a two-lane county road (Lake Helen Osteen Rd.), which staff determined is insufficient. Environmental concerns included potential impacts on gopher tortoise burrows. Staff acknowledged the applicant had revised the plan in response to neighborhood concerns but maintained it is incompatible.

Public Testimony

  • Dr. Ronald Durham (1036 Shepherd Ave.) supported the project, arguing it addresses workforce housing needs and that traffic concerns are often overstated; he stated workforce housing generates less traffic than market-rate developments.
  • Mike Williams (Deltona resident since 1985, realtor) supported the project, noting the average home price of $350,000 is unaffordable and describing families living in overcrowded conditions.
  • Marion Diggs (1201 Sterling Silver Blvd.) supported the project, emphasizing the need for workforce housing and community growth.
  • Virgil Ford (2470 Pinetree Acres Ln.) stated he supports the concept but opposes the location due to existing flooding and traffic; he questioned why the applicant did not develop under the original RE-1 zoning.
  • Loren King (2770 Sadler Lane) opposed the project, citing flooding from a nearby subdivision and already severe traffic; he suggested a more appropriate site behind Publix.
  • Tim Blodgett (2707 Timberlake Ave.) opposed, expressing concerns that the Theresa Basin study was not completed and that flooding will worsen; he called the units "swamp houses" and argued the project does not belong on a back road.
  • Gary Randolph (2900 Regent Dr.) opposed, noting that Lake Helen Osteen Road has been closed for two weeks due to flooding and that the area already has severe flooding.
  • Patricia Harkness (1349 Freeport Dr.) supported, stating she attends services 2–3 times per week without traffic issues, and argued in favor of helping families in need.
  • A resident on Howland Boulevard (name not given) opposed, reporting that her home flooded after a new subdivision was built upstream, and she worried about further flooding and wildlife impacts.
  • Ron Washington (1440 Daystar Lane) supported, sharing his personal story as a child who benefited from affordable housing, now an assistant principal, and urged approval.
  • Elizabeth Jeanniton (Deltona) said the city needs affordable housing but flooding must be addressed; she suggested the project might be better placed near other multifamily developments.

Ex Parte Disclosures

  • Chair Cardo disclosed she met with the applicant's team the previous night.
  • Member Stewart met with the applicant's team and had conversations with commissioners and residents at community meetings.
  • Member French disclosed a voicemail from Pastor Bradley but did not meet.
  • Others stated no ex parte communications.

Board Discussion

  • Chair Cardo questioned Mr. Watts about floodplain overlays, wetland determinations, traffic analysis details, and the project timeline. Mr. Watts stated the property sits above the lake, that they will comply with the upcoming Theresa Basin study and updated stormwater regulations, and that a proportionate fair share contribution for road widening would be finalized during site plan review. He noted the traffic impact analysis concluded that the project does not cause additional failures beyond existing background conditions, though two segments (Lake Helen Osteen Rd. from Hollover to Catalina and Providence Blvd. from Fort Smith to Elkcam) require widening to four lanes to accommodate future background traffic, and the project will contribute to the cost. A signal timing adjustment at Howland and Catalina would address one intersection failure.
  • Chair Cardo asked about the timeline; Mr. Watts estimated buildout by 2029, with site plan review (6–12 months) and construction (12–18 months).
  • Member French provided a detailed statement opposing the project, citing inconsistencies with the comprehensive plan, environmental impacts (soils, wildlife, water runoff, non-permeable surfaces), flooding risks (FEMA flood hazard area, porosity of soils), and incompatibility with the adjacent low-density residential area. He concluded that while the city needs affordable housing, this is the wrong location.
  • City Attorney Good reminded the board that they are not bound by staff's recommendation and must weigh evidence.

Outcome

  • Motion by Vice Chair D'Errico, seconded by Member French, to recommend that the City Commission deny Ordinance No. 01-2026. The motion carried 6-1, with Chair Cardo voting against denial (in favor of approval). The board's recommendation will be forwarded to the City Commission; first reading is scheduled for February 2, 2026.

Key Outcomes

  1. Resolution No. 2026-01 (Conditional Use): Approved unanimously (7-0) to recommend granting a conditional use for a house of worship at 590 Fort Smith Blvd. with updated conditions.
  2. Ordinance No. 01-2026 (Rezone): Denied by a vote of 6-1; the board recommended the City Commission deny the rezone for the New Hope MPUD affordable housing and church expansion at Lake Helen Osteen Road.
  3. The board noted the resignation of Alternate Karen Neher and the upcoming Comprehensive Plan Workshop on January 26, 2026 at 5:30 PM.
  4. City Attorney Good advised board members regarding Sunshine Law constraints at neighborhood meetings for future agenda items.

Meeting Transcript

Calling to order the January 21st, 2026 Planning and Zoning Board Hearing for the City of Deltona. To start off, I'm going to ask staff to call the roll, please. Member French. Here. Member Gonzalez. Gonzalez. Here. Vice Chair DeErico. Here. Chair Cardo. Here. Alternate Warniky? Here. And alternate O'Brien. Here. Thank you. Sorry. Next item on the agenda is the approval of the minutes from the last meeting, which was on December 17th, 2025. I'll ask the board if anyone has any additions or changes. No, ma'am. Hearing none, uh looking for a motion to approve. So moved. I'll second it. All those in favor say aye. Aye. Those opposed. Hearing none, it passes. Um next item on the agenda. Presentations of awards and reports. Not seeing anything, we'll move on to the next item. Is there anybody here from the public that wishes to speak on a matter outside of what's on the agenda? No, ma'am. Thank you so much. No old business, so we'll move on to new business. And I'd like to ask counsel to read the matter into the record, please. Yes, thank you, madam chair. Um, before I read the resolution by title, um, I will make the uh announcement regarding quasi-judicial items as the two items on tonight's agenda are quasi-judicial in nature. So please be advised that the following items on the agenda are quasi-judicial in nature. If you wish to comment upon any of these items, please indicate the item number you would like to address when the announcement regarding the quasi-judicial item is made. An opportunity for persons to speak on each item will be made available after the applicant and staff have had their presentations on each item. All testimony, including public testimony and evidence, will be made under oath or affirmation. Additionally, each person who gives testimony may be subject to cross-examination. If you do not wish to be either cross-examined or sworn, your testimony will be given its due weight. The general public will not be permitted to cross-examine witnesses, but the public may request the commission, the board, excuse me, to ask questions on their behalf. The full agenda packet on each item is hereby entered into the record.

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