Joint Commission and P&Z Workshop on Mixed Use Future Land Use Category - July 27, 2026

The City of Deltona City Commission and Planning & Zoning Board held a joint workshop on July 27, 2026, from 5:30 PM to 7:17 PM, to review and discuss the proposed Mixed Use Future Land Use (FLU) Category as part of the Comprehensive Plan Amendment. The workshop focused on seven proposed mixed-use designations: Uptown Center, Community Mixed Use Centers, Community Mixed Use Corridor, Main Street Mixed Use Corridor, Economic Center, and Eco Center. Representatives from JBPro and Axis Infrastructure presented draft goals, objectives, and policies. No formal action was taken; the workshop was intended for discussion and refinement before public hearings.

Public Comments & Testimony

• Kathy Bryan (Deltona resident) advocated for increasing eco-corridors for wildlife across all districts, inclusion of Laonia Preserve as an eco-corridor, discouraging glass buildings and palm trees in favor of mature shade trees, considering parking garages within buildings, addressing traffic on Rhode Island, and cautioning that not all areas need the same form of development. She also questioned the inclusion of only artisan industry versus light industry.
• A resident (unidentified) supported the proposed building heights (9-11 stories) for the uptown area, noting that medical centers of that size are common and that the location near I-4 would be appropriate. He requested clearer maps with street names.
• Pat Blodgett (Deltona resident) expressed skepticism, asking why more apartments are needed when many are vacant, warned of traffic issues near Howland and Graves, and suggested focusing on fixing existing infrastructure (e.g., the boat ramp) before major new development.
• Carolyn Hickerson (Deltona resident) praised the vision but raised questions about eminent domain on Howland, maintaining long-term continuity of the plan across changing boards, transition planning (fencing, vegetation, noise blocking) for neighborhoods, and the need for uniform community building standards.

Discussion Items

• Uptown Center: Proposed as the city's most intense mixed-use area with an average density of 65 dwelling units per acre (area-wide average, not per parcel) and building heights up to 9 stories, with a potential bonus to 11 stories. The area is currently commercial or undeveloped with no existing neighborhoods. A 3D modeling exercise was proposed for future refinement.
• Community Mixed Use Centers (red on map): Smaller than uptown, serving regions. Proposed: 6 stories (typo corrected from 5 on slide), average 40 dwelling units per acre. Site design standards include block patterns.
• Community Mixed Use Corridor: Linear development connecting community centers; 5 stories (draft had typo: 5 but corrected to 6?), average 40 du/ac. Discussion included interconnectivity and shared drive access.
• Neighborhood Mixed Use Centers: Block structure, max 3 stories, average 25 du/ac. Surrounded by residential. Intended for quieter areas.
• Main Street Corridor: Linear version of neighborhood center, max 3 stories, average 25 du/ac. Commissioner Heriot raised concerns about Howland Boulevard as a major thoroughfare and potential traffic flow impact; the consultant noted that building placement (fronts to street, parking rear) would not require reducing speed limits.
• Economic Centers: Intended primarily as job centers (innovation district, light industrial, large offices) with some walkability. Allowed multi-family only (24 du/ac average) but no single-family. On the east side near 415, concerns about existing agricultural zoning and property owner entitlements. Staff clarified that most parcels have county zoning and would require rezoning for any development, and that annexed property would have to undergo city rezoning anyway. Commissioner Heriot emphasized protecting agricultural uses through more rigorous expansion policies.
• Eco Centers: Three identified areas, predominantly for tourism/resource conservation. Allow up to 10 du/ac (average, accounting for existing condo units) and 3 stories. Vice Mayor Avila-Vazquez noted that existing units (e.g., Edgewater condos) already exceed 10 du/ac on a per-acre basis; staff agreed to review further.

Key Outcomes

• No formal decisions were made. The workshop served to gather feedback from the Commission and P&Z Board on draft policies.
• Direction given: Provide more detailed maps with street names and boundaries in the next iteration.
• Commissioner Heriot requested policies to require heightened scrutiny for expansions of mixed-use zones into agricultural or rural areas, potentially using buildable acreage calculations (excluding wetlands) to limit sprawl. Staff and consultant agreed to consider including such guardrails within natural resources or land use elements, subject to SB 180 constraints.
• Next steps: Staff and consultants will refine the draft based on comments, then present remaining elements (transportation, parks, etc.) at future workshops. The Comprehensive Plan amendment is expected to be transmitted and adopted around October–December 2026, followed by a Land Development Code overhaul.
• Public ownership emphasized: Consultant Katie Ebaugh noted that the success of Deltona 2050 relies on community engagement and ownership beyond the dais.