RR Farms, LLC Presented by James Stowers, Esq. Wright, Casey & Stowers, P.L. --- Pioneer Square --- Pioneer Square.

RR Farms, LLC

Presented by James Stowers, Esq.

Wright, Casey & Stowers, P.L.

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Pioneer Square

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Aerial View

Pioneer SquarePioneer SquareLocated at the northeast corner of Airport Road and Pioneer TrailLocated at the northeast corner of Airport Road and Pioneer Trail

•Applications submitted by RR Farms, LLCApplications submitted by RR Farms, LLC–Small Scale Comprehensive Plan Amendment Small Scale Comprehensive Plan Amendment –Concurrent zoning change to BPUD Concurrent zoning change to BPUD

•Proposed UsageProposed Usage–High quality local marketplace High quality local marketplace –Intended to serve more than 5,100 existing households and Intended to serve more than 5,100 existing households and more than 11,000 projected future households expected in the more than 11,000 projected future households expected in the areaarea

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Project Summary

Volusia County Comprehensive PlanVolusia County Comprehensive Plan

Chapter 20 - DefinitionsChapter 20 - Definitions

56. “FLOOR AREA RATIO (FAR)” – The floor area of a 56. “FLOOR AREA RATIO (FAR)” – The floor area of a building or buildings on a lot divided by the lot area.building or buildings on a lot divided by the lot area.

FAR = Building Floor AreaFAR = Building Floor Area

Lot AreaLot Area

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Building Intensity

Volusia CountyVolusia County Rural (R)Rural (R) .25 FAR.25 FAR

Low Impact Urban (LIU)Low Impact Urban (LIU) .35 FAR.35 FAR

Urban Low Intensity (ULI)Urban Low Intensity (ULI) .50 FAR.50 FAR

Urban Medium Intensity (UMI)Urban Medium Intensity (UMI) .50 FAR.50 FAR

Commercial (C)Commercial (C) .55 FAR.55 FAR

Pioneer Square Pioneer Square .18 FAR.18 FAR Commercial FLU w/ 75,000 sq. Commercial FLU w/ 75,000 sq. ft. limitft. limit

Venetian Bay at Airport RdVenetian Bay at Airport Rd .17 FAR.17 FAR 2 acres or less and 15,000 sq. ft. 2 acres or less and 15,000 sq. ft. max. max.

(New Smyrna Beach)(New Smyrna Beach) (2 acres X 43,560 = 87,120) x .17 FAR (2 acres X 43,560 = 87,120) x .17 FAR = 14,300.40 sq. ft.= 14,300.40 sq. ft.

Woodhaven (Port Orange)Woodhaven (Port Orange) 1.5 FAR 1.5 FAR Mixed Use FLUMixed Use FLU

Mixed Use FLU can include up to 90% Mixed Use FLU can include up to 90% commercial w/ 10% office uses to commercial w/ 10% office uses to provide the mixprovide the mix

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Building Intensity (Cont.)

Volusia County Comprehensive PlanVolusia County Comprehensive PlanFuture Land Use ElementFuture Land Use ElementOBJECTIVE:1.3.1 Volusia County shall provide for adequate and appropriate lands for the location of all land use types (residential, commercial, industrial, agricultural, recreational, conservation and public facility) to support the anticipated population and maximize compatibility with existing uses.

Policy 1.3.1.2 Nonresidential development may be permitted within rural areas provided it meets the appropriate location criteria and the following standards:

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Rural Commercial

Volusia County Comprehensive PlanVolusia County Comprehensive PlanFuture Land Use ElementFuture Land Use ElementCommercial uses should contain retail and personal services intended to primarily serve the immediate population, but may allow uses that cater to visitors to Volusia County;

The amount of commercial development appropriate for any rural area should be relative to the population being served and the character of the community but should not exceed a thirty-five percent Floor Area Ratio (0.35 FAR);

Commercial uses should be concentrated at the center of activity in a cluster and preferably at the intersection of major roadways; and,

Industrial uses should not disrupt the rural lifestyle in the community by not generating excessive noise, fumes, traffic, wastes/pollution or consuming inordinate amounts of ground water. In addition, industrial uses shall not be located within Rural Recreation areas.

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Rural Commercial

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Neighborhood Assessment

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Demographics

Community Units Planned Units ConstructedSpruce Creek Fly In 1,300 1,280 The Sanctuary 580 553 Whispering Woods 115 100 Water's Edge 1,072 1,038 Cypress Head 1,395 665 Promenade Park 293 80 Venetian Bay 1,823 827 Sterling Chase 225 219 Ashton Lakes 250 128 Samsula- Rual Community - 235 Pioneer Land Trust 1,044 - Pioneer Trails 1,342 - Hampton Village 1,006 - Woodhaven 1,338 - Total 11,000 +/- 5,125

Demographic/Community Matrix

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Existing Development

N/C Retail Supply DistanceSuper Wal-Mart: Taylor Rd. 4.7Super Target: Taylor Rd. 4.2Publix Reconstruction: Taylor Rd. 3.8Super Wal-Mart: SR 44 3.9The Pavillion at Port Orange 3.9Existing Small Convenience 1.5

• Pioneer Square site is at the epicenter of Pioneer Square site is at the epicenter of several large residential developmentsseveral large residential developments

• Currently over 5,100 households located Currently over 5,100 households located within 3 miles of the sitewithin 3 miles of the site– Current population substantiates need for a Current population substantiates need for a

local grocery storelocal grocery store

• Projected to swell to 11,000 + households Projected to swell to 11,000 + households – Future of area will demand supporting Future of area will demand supporting

infrastructure of at least one grocery locationinfrastructure of at least one grocery location

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Demographic Need

• Evolution of applications since voluntary Evolution of applications since voluntary withdrawal in 2010withdrawal in 2010

– Existing on-site oak hammock has been Existing on-site oak hammock has been incorporated into the projectincorporated into the project

– Large landscape buffers along both Pioneer Trail Large landscape buffers along both Pioneer Trail and Airport Road included to ensure project and Airport Road included to ensure project compatibility with the surrounding areacompatibility with the surrounding area

– Proposed cap on maximum development that is Proposed cap on maximum development that is nearly half (.18 FAR) the County’s commercial nearly half (.18 FAR) the County’s commercial intensity threshold (.35 FAR) for rural areas.intensity threshold (.35 FAR) for rural areas.

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Application: Current State

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Preliminary Plan Map

• Significant Benefits to the AreaSignificant Benefits to the Area

– Proximity to a neighborhood grocery store for daily Proximity to a neighborhood grocery store for daily shopping needsshopping needs

– Shorter trip lengths and less traffic congestion at Shorter trip lengths and less traffic congestion at regional shopping centers adjacent to I-95 at SR-44 regional shopping centers adjacent to I-95 at SR-44 and Taylor Roadand Taylor Road

– Location at the only major crossroads of the area Location at the only major crossroads of the area that will promote pass-by traffic as current that will promote pass-by traffic as current residents travel to and from workresidents travel to and from work

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Project Benefits

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5 Minute Overlay

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Community Support

• Tremendous Tremendous community community supportsupport

• Over 900 area Over 900 area residents signed residents signed petitions petitions circulating circulating through through communitycommunity

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Model Neighborhood Centers

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Unincorporated Ormond Beach

• Neighborhood shopping center serving Halifax Plantation (2,834 units) and Plantation Bay (978 units).

• Total units – 3,812

• FLU Designation – ULI (Volusia County)

• Date Built - 1999

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Unincorporated Ormond Beach - Street View

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Unincorporated Ormond Beach - Street View

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Unincorporated Ormond Beach - Street View

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Local Grocery Store in Hammock Beach

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Hammock Beach - Street View

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Hammock Beach - Street View

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Hammock Beach - Street View

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Hammock Beach - Street View

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Hammock Beach - Street View

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Hammock Beach - Street View

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Local Grocery Store at Pioneer Square

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Pioneer Square Preliminary Plan

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Pioneer Square - Street View

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Pioneer Square - Street View

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Pioneer Square

• A local grocery store for local residents. A local grocery store for local residents. – Serving the over 5,100 existing homes in the Serving the over 5,100 existing homes in the

area.area.

– Reducing vehicle miles travelled, while saving Reducing vehicle miles travelled, while saving residents time.residents time.

– Landscape buffers and building intensity built Landscape buffers and building intensity built into the Comprehensive Plan to ensure into the Comprehensive Plan to ensure consistency with the County’s standards for consistency with the County’s standards for rural commercial uses. rural commercial uses.