Creek Crossing Conservation Subdivision
Introduction
Due to the number of public inquiries received for the Creek Crossing development application, Volusia County created this informational webpage to provide project details, important documents, and status updates. We encourage regular visits to this page as it will continuously provide up-to-date information regarding the proposed project and its potential progress through the Volusia County development review process.
The Creek Crossing development is a proposed residential project on a 125-acre site generally on the west bank of Spruce Creek, in between the Spruce Creek Fly-In community and Tomoka Farms Village. The project is comprised of three properties that have zoning classifications of Rural Residential (RR), Rural Agriculture (A-2), and Resource Corridor (RC).
To read more about conservation subdivisions, read the Code of Ordinances here:
Frequently Asked Questions (FAQs)
What zoning is the property?
The project site currently has multiple zoning classifications. These include Rural Residential (RR), Rural Agriculture (A-2), and Resource Corridor (RC). The RR zoning allows one-acre lots, and the A-2 zoning allows five-acre lots. The RC zoning classification is typically found in environmentally sensitive areas where development is discouraged. RC-zoned areas require a minimum lot size of 25 acres. However, if a site has a conforming zoning classification and
RC, it does need a full 25 acres.
What is a Conservation Subdivision?
A Conservation Subdivision is a residential project that is permitted in any zoning classification and incentivizes the conservation of a property’s natural resources, such as wetlands, while also allowing for the clustering of residential units. A Conservation Subdivision’s residential density is determined by the property’s Future Land Use (FLU) designation.
The approving body for a Conservation Subdivision is the County’s Development Review Committee (DRC). The DRC member composition and meeting schedule is here: Development Review Committee
Who in the County can I contact for status updates, questions or comments?
The best point of contact for the Creek Crossing Conservation Subdivision is the Project Manager, Steve Shams (Planner III). Please submit your public comments via email to sshams@volusia.org.
Current Status:
Currently, there is a complete application for a conservation subdivision for 111 lots on 125 acres. The application is scheduled for the January 7, 2026, Technical Review Committee (TRC) meeting.
Project Timeline
- November 20, 2025 – Revised Conservation Subdivision Documents Received
- The applicant submitted additional documents for this application.
- Conservation Management Plan submitted on 2025.11.20
- Conservation Mitigation Plan submitted on 2025.11.20
- Environmental Impact Analysis submitted on 2025.11.20
- Historic & Specimen Tree Waiver Requests submitted on 2025.11.24
- Historic Tree Assessment submitted on 2025.11.20
- Overall Development Plan submitted on 2025.11.20
- Response to Comment Letter submitted on 2025.11.20
- Tree Waiver Requests submitted on 2025.11.21
- Volusia County Map Series created on 2025.11.24
- October 27, 2025 – Applicant Withdraws PUD Application
- The applicant formally withdrew the application for a PUD rezoning (PUD-25-001). The case is proceeding as a conservation subdivision.
- PUD Withdrawal Letter received on 2025.10.27
- October 15, 2025 – Conservation Subdivision Application Received
- The applicant, Luxer Development, applied for a 111- unit Conservation Subdivision (2026-S-ODP-0042). County staff reviewed the application, found it incomplete, and informed the applicant that the PUD application must be withdrawn before proceeding.
- Application submitted on 2025.10.16
- Cultural Resource Assessment submitted on 2025.10.16
- ODP Application submitted on 2025.10.14
- Prelim Stormwater Report submitted on 2025.10.16
- Revised Traffic Impact Analysis submitted on 2025.10.15
Contact Information
Steve Shams, AICP
Planner III
Volusia County Planning and Development Services (PDS)
sshams@volusia.org
386-736-5959, ext. 12022
