Titusville Ordinance 30-2026: City Council Rehearing on Farm Land Rezoning at 1915 N Singleton Avenue on November 10

The Titusville City Council will rehear Ordinance No. 30-2026 at its regular meeting on Tuesday, November 10, 2026, at 6:30 p.m. The item is Rezoning Application No. 2-2026 for about 7.5 acres at 1915 North Singleton Avenue. The ordinance changed the zoning from Single-Family Medium Density (R-1B) to General Use (GU). The parcel ID is 21-35-20-00-535. The rehearing is item 9.A on the agenda and is a quasi-judicial matter.

What Council Will Rehear

Ordinance No. 30-2026 amends Ordinance No. 5-1993 by changing the zoning map for the Singleton Avenue parcel. City Council adopted the rezoning on September 22, 2026. On October 13, 2026, Council adopted a motion under Section 2-26 Rule 13 of the City Code of Ordinances to reconsider that ordinance. The City Attorney's legal addendum states that Council has two options at the November 10 rehearing. It may uphold the adoption of Ordinance No. 30-2026. Or it may move to repeal that ordinance. If Council upholds the prior rezoning, no further action is needed. If Council requires a repeal, a separate repealing ordinance must be brought back later with public notice under Chapter 166, Florida Statutes.

What the Owner Is Asking For

The applicant and owner is Justin Dunlap. The staff report states that the owner intends to use the property for agricultural purposes, described as farming. Agricultural uses are not permitted in the current R-1B district. They are permitted with limitations in the GU district, shown as an "L" in the city's zoning Use Table. The property sits generally east of North Singleton Avenue, between Parrish Road to the north and Kirby Drive to the south. Staff describes the site as about 7.5 acres, unplatted and undeveloped. The Future Land Use Map designation is Low Density Residential. That designation would remain under the request.

How R-1B and GU Compare

Staff states that R-1B allows single-family residential development at a maximum density of 5.8 dwelling units per acre. It requires a minimum lot area of 7,500 square feet, a minimum lot width of 75 feet and a minimum dwelling size of 1,200 square feet. Staff states that GU allows rural and low-intensity uses, including farming. Residential development in GU is limited to one dwelling unit per three acres, with a minimum lot area of three acres, a minimum lot width of 200 feet and a minimum dwelling size of 900 square feet. Staff states that both districts are generally consistent with the Low Density Residential future land use category. Staff also cites Comprehensive Plan Policy 1.14.4 on compatibility with existing and proposed land uses.

The 2004 Annexation Limit and the North Parcel

Staff states that the subject property was annexed in 2004 through Ordinance No. 31-2004. At that time it was part of a larger 15-acre parcel that included the 7.5-acre parcel immediately to the north, Parcel ID 21-35-20-00-534. At the same meeting, Council adopted Ordinance No. 35-2004, which designated the future land use as Low Density Residential. Ordinance No. 31-2004 established the current R-1B zoning. Section 4 limited the entire 15-acre parcel to a maximum of 50 residential units. Staff states that this limit is more restrictive than the R-1B maximum of 5.8 dwelling units per acre, which would otherwise allow up to 87 units on the 15 acres. Because the 50-unit limit applies to the entire tract, staff wrote that approval of the rezoning will negatively affect the development rights of the northern 7.5-acre property. Staff reported that it was unsuccessful in contacting that owner to discuss becoming a co-applicant.

Path to the Rehearing

On September 2, 2026, the Planning and Zoning Commission recommended denial by a 5-0 vote. The agenda states that the recommendation rested on several inconsistencies and a request for more detailed information on the conceptual plan. City Council held first reading on September 8, 2026, and the public hearing on September 22, 2026. Draft minutes state that the September 22 approval of Ordinance No. 30-2026 carried 4 to 1. A legal notice for the rehearing sets the public hearing for Tuesday, November 10, 2026, at 6:30 p.m. in the Council Chamber on the second floor of City Hall.

What Staff Reported

The planning staff report states that the rezoning does not meet the criteria in Section 34-40 of the Land Development Regulations. Staff findings listed agricultural use conflicts with surrounding residential character, potential noise, odors, dust, pests, lighting and traffic, reduced residential development potential, and possible effects on the northern parcel's development rights. Staff also stated that water and sewer main extensions would be required for residential development of the site. Staff reviewed a binding concept plan that generally identified farm structures, wells, on-site sewage systems, overhead power and an internal gravel access road with two openings onto North Singleton Avenue. Staff listed code concerns on underground utilities, parking for public events, driveway aprons, RV housing and solid waste. The City Manager's November 10 report states that on September 16, 2026, the applicant asked to replace Concept Plan USDA Farm Layout exhibits with rebuttal exhibits attached for Council review.

Who May Be Affected and What It May Mean for Them

The owner is directly affected because the rehearing may uphold or begin the repeal of the GU zoning adopted on September 22. Neighbors to the south and east live in single-family homes. Property to the north and west is residentially zoned, including vacant land that staff states could be developed for homes if utilities are extended. Nearby owners may wish to review the staff report, legal addendum and concept plan materials in the agenda packet. Nothing is final until Council acts. A repeal, if ordered, would require later noticed ordinance readings under Chapter 166, Florida Statutes.

How the Quasi-Judicial Hearing Works

The agenda states that item 9 ordinances are subject to quasi-judicial rules of procedure. Anyone wishing to speak on an item must first complete an agenda sign-up card and sign the oath on the card. Those speaking in favor of a request will be heard first. Photographs, sketches or documents that a speaker wants Council to consider must be submitted into evidence and will be retained by the city. Exhibits go to the City Clerk. The agenda cites Chapter 286.26, Florida Statutes, on accommodations for persons with disabilities. A physically handicapped person should submit a written request to the chairperson at least 48 hours before the meeting. The legal addendum quotes Section 166.041(5), Florida Statutes, on quorum and voting for ordinances.

Council may uphold Ordinance No. 30-2026 or move to repeal it, with any repeal returning later under Chapter 166, Florida Statutes. The City Council meets on Tuesday, November 10, 2026, at 6:30 p.m. in the Council Chamber at City Hall, 555 South Washington Avenue, Titusville.