Titusville Environmental Commission Item 7.A: Wetlands Comprehensive Plan Amendment Discussion on November 11

The Titusville Environmental Commission will discuss proposed wetland changes to the city's Comprehensive Plan on Wednesday, November 11, 2026, at 5:30 p.m. The item is Old Business item 7.A, titled Wetlands. The staff report from Sustainability Program Coordinator Lily Galleo states that at the last meeting, the Commission submitted changes and recommendations to staff for review of the wetland related parts of the Comprehensive Plan. The recommended action is to discuss the amendment. It is not a final decision.

Where the Item Appears on the Agenda

Wetlands is item 7.A under Old Business. Item 7.B on Stormwater follows it.

What the Agenda Packet Includes

The packet for item 7.A includes these documents.

• A one page staff report

• A Commission draft titled "Conservation Objectives, Policies and Strategies related to wetlands," dated November 11, 2026, with proposed changes marked

• A log of Commission motions dated from October 15, 2025, to October 14, 2026

• Pages titled "Staff review and comments"

For most motions, the log does not state the vote result.

How Wetlands Are Mapped Today

Future Land Use Element (FLUE) Policy 1.16.2 currently states that as of 2009, the wetlands shown as Conservation Land Use on the Future Land Use Map were set using the National Wetlands Inventory Map of 1988. The policy states these wetlands have not been ground truthed.

Proposed Changes to Policy 1.16.2

A March 26, 2026 motion proposed new wording for Policy 1.16.2. Under that wording, an environmental assessment, including a wetland delineation, would be provided where wetlands have been identified on a site based on the Future Land Use Map. The wording also lists St. Johns River Water Management District FLUCCS mapping and other relevant data sources.

The wording states the city will accept a wetland delineation it receives for a site. Prior to any future development, the Future Land Use Map would be amended to include as Conservation Land Use all wetlands five acres or greater in size. It would also include other wetland areas on the site to be preserved and any upland areas permitted for preservation for state or federal listed wildlife species.

Motions on November 12, 2025, and February 11, 2026, proposed removing an exception. That exception covers wetlands preserved by a conservation easement as part of a Planned Development or other master planned development.

A proposed new Strategy 1.16.2.1 would address a wetland of less than five acres on site that abuts the property boundary. Before any change from Conservation land use, the city would determine whether the on site and off site acreage totals at least five acres. If it does, the Conservation designation would remain.

Proposed Changes to Policy 1.16.3

Under the November 11 draft, Policy 1.16.3 would limit allowed uses in the Conservation land use area to these.

• Residential uses of one unit per five acres

• Conservation

• Passive recreation

• The wetlands related components of the public stormwater management systems

The draft removes open space from that list. It states the one unit per five acres limit may be applied as a maximum percentage. That percentage would limit wetland impacts to not more than 1.8% of each residential development's total Conservation land use on a cumulative basis.

The draft also states that wetland impacts shall not cause secondary impacts to adjacent properties. It states the Conservation designation would remain on wetlands impacted as the policy allows.

A March 26, 2026 motion included a sentence stating that commercial and industrial uses are not permissible in the Conservation land use category. An August 12, 2026 motion proposed deleting that sentence. In the November 11 draft, the sentence is shown struck through.

Proposed Changes to Policy 1.16.4

The draft would replace the current text of Policy 1.16.4. The new text states that no wetlands shall be impacted by development activities without appropriate land use review and approval by the city. It states that permit approval by a regulatory agency shall not substitute for independent land use review and approval by the city.

Other Proposed Conservation Element Changes

The motion log also lists Conservation Element proposals, including these.

• Strategy 1.1.3.1 would use the word "essential" for adjoining parts of wetland watersheds and add the phrase "for stormwater management and other buffering functions."

• Policy 1.6.4 would add "Potential for improving stormwater management" to the factors used to assess wetland value.

• Policy 1.1.5 would have an applicant submit documentation showing compliance with any required federal or state permit before development begins.

• Policy 1.1.9 would state that development activities cease when listed wildlife species are found on a site, until the applicant shows compliance with federal and state permit rules.

Staff Review Comments

The staff review pages raise these points.

• An environmental assessment would add a submittal, with added time and cost to applicants.

• Staff states the added wetland data sources are not ground truthed and would increase review time.

• Staff suggests confirming with the City Attorney's Office whether the city may deny an application based on conditions on an adjacent property.

• For Policy 1.16.3, staff states specific uses are typically addressed in the Land Development Regulations and suggests broader wording.

• Staff states preserved uplands with a Conservation designation may not qualify for open space credit, which could reduce open space preservation.

• Staff states the wording for Policies 1.1.5 and 1.1.9 could conflict with section 166.033, Florida Statutes, and suggests confirming with the City Attorney's Office.

• Staff states Policy 1.1.7 could raise potential regulatory takings concerns.

Section 166.033(4), Florida Statutes, generally provides that a city may not require a state or federal permit as a condition of processing or issuing a development permit or order. An exception applies if the agency has issued a final action denying that permit.

Who May Be Affected

Based on the draft text, owners of land shown as Conservation Land Use or wetlands on the Future Land Use Map may be affected if they seek to develop. So may residential developments with Conservation land and owners of land next to wetlands that cross a property line. Staff states the proposed assessment would add time and cost for applicants.

What Happens Next

The packet does not list a City Council hearing date for this item. Under section 163.3184(11), Florida Statutes, a plan amendment is adopted by ordinance. The local governing body generally holds at least two advertised public hearings, one at the transmittal stage and one at the adoption stage.

How to Take Part

The agenda lists two periods for petitions and requests from the public present. Item 6 is for non agenda items. Item 9 follows New Business. Documents for the Commission to consider must be submitted to the Recording Secretary.

The agenda states the city desires to accommodate persons with disabilities. A written request to the chairperson should be submitted at least 48 hours before the meeting. The agenda also states that a person who appeals a Commission decision will need a record of the proceedings.

The recommended action for item 7.A is to discuss the comprehensive plan amendment related to wetlands. The Titusville Environmental Commission meets Wednesday, November 11, 2026, at 5:30 p.m., Council Chamber, City Hall, 555 South Washington Avenue, Titusville.