Question 1

High Density Zoning

Accepted Answer

The proposed development is not high density. The Gemini Lakes plan will provide new housing at only 3.74 units per acre, which is well below the lowest residential category (R/1A) within the City of Titusville, which allows 4.3 units per acre. Our proposal is compatible with the density of the surrounding neighborhoods (R-1B) which allows 5.8 units per acre. The City’s zoning map is provided below, the map demonstrates the current zoning for the 29 neighborhoods which surround Gemini Lakes. The Gemini Lakes plan is a thoughtful plan that emphasizes compatibility and low-impact growth. The project was carefully designed to locate single-family detached homes adjacent to existing single-family homes and to locate new two-story townhomes adjacent to existing townhome and apartment buildings. The plan incorporates significant green space throughout the project, including public open areas and pocket parks, all of which will be available for our neighbors to use and enjoy.  By fully complying with the City’s gross acreage requirement, Gemini Lakes delivers a balanced approach to new housing while preserving community character and ensuring thoughtful integration into the surrounding neighborhoods.

The proposed 3.74 dwelling units per acre (du/ac) is well below what’s permitted under the City of Titusville’s existing low-density residential zoning categories, such as R-1A (4.3 du/ac) and R-1B (5.8 du/ac). In fact, the surrounding area includes only two zoning classifications, R-1B (medium density) and R-3 (multifamily high density), yet this project chooses a more conservative density level.

The development falls within the City’s lowest allowed residential density, fully complying with the gross acreage requirement.

https://static.wixstatic.com/media/3e9884_1e7f62d1aad14eef8a0df4c766096d2d~mv2.png

To ensure compatibility, the developer has requested a future land use designation of Low Density which provides a maximum development potential of five (5) units per acre, this request will ensure the Gemini Lakes Planned Development does not exceed five (5) units per acre.  A copy of the proposed land use request map is provided below; this map demonstrates low density land use on the Gemini Lakes property and shows the current land use categories for the neighborhoods surrounding Gemini Lakes.

https://static.wixstatic.com/media/3e9884_c3e6963b131b4e86993176b40b46334e~mv2.png

Question 2

Cram-Packed Housing

Accepted Answer

The proposed Planned Development (PD) is not designed to be overcrowded or tightly packed. While the lot width is slightly reduced from the standard R-1B zoning, the single family lots have an increased lot depth of 120 feet, ensuring more usable space per home. Importantly, the rear yard setback is expanded from 25 feet to 35 feet, creating larger backyards and more separation between homes.

The zoning code allows for a minimum home size of 1,200 sq. ft.  and maximum height of 35 ft, however the single-family homes proposed with this development will have a minimum home size of 1,450 square feet with a maximum height of two-stories. The single-family houses will provide a wide variety of options, ranging from 3 bedroom/2 bath homes at 1,450 square feet up to 5 bedroom/3.5 bath homes at 3,500 square feet. All new homes will provide adequate front, side and rear setbacks to ensure sufficient open space and landscaping throughout the project. None of the new homes or townhomes will exceed two stories in height.

Question 3

Potentially Higher Taxes

Accepted Answer

The Gemini Lakes project will bring much needed tax revenue to the City of Titusville. This additional revenue can help the city keep taxes at their current rates, and potentially even lower them in the future, while still providing more services for residents.

A tax revenue breakdown is provided below; this table provides an example of what the anticipated additional tax revenue can provide for the City of Titusville. When Gemini Lakes is completed the potential annual increase to the City of Titusville’s general fund could be approximately 1.4 million dollars, with additional annual tax revenue also being available for the school district ($1,390,000), the library ($73,000), the parks department ($94,000) and the county ($643,000).

New homes mean new property owners contributing to the local tax base. This broader base helps distribute the cost of public services more evenly, reducing the need to raise taxes on existing residents.

All roads, water, sewer, and stormwater systems within the development will be fully funded by the developer and the Community Development District (CDD) and constructed to current city, state, and federal standards. This guarantees no long-term maintenance burden on the city or its taxpayers and reduces the risk of future tax increases due to aging infrastructure.

The studies and reports created by our development team’s professionals demonstrates that the proposed development will not overwhelm roads, utilities, or public safety services. By avoiding overuse of existing infrastructure, Gemini Lakes ensures that the city won’t need to expand services in a way that would trigger higher taxes.

Question 4

Increased Flooding

Accepted Answer

Gemini Lakes will significantly improve stormwater management and reduce flood risk compared to existing conditions. The original Royal Oak Golf Course was built in the early 1960s, before modern water treatment and drainage regulations were in place. In contrast, the new system will capture and control water on-site, reducing runoff and incorporating advanced methods for treatment, storage, and discharge.

Key upgrades include:
 • New engineered lakes to increase water storage capacity
 • Littoral zones to naturally treat stormwater
 • Modern infrastructure for more effective and controlled water discharge

Additionally, all lakes, existing and proposed, will remain under the property owner’s control and be regulated by the Water Management District, ensuring compliance and ongoing oversight.

Question 5

Threatens Property Values

Accepted Answer

The current average market value for single family homes with the area is $314,400, the price range for the project’s new single-family houses will range between $341,990 to $470,990. The increased price range for the new sales will help increase the property values for properties within the area. Residents can feel confident that the plan will support neighborhood stability and long-term investment.

• The development will feature modern single-family homes with strict architectural guidelines     and substantial landscaping standards. Homes will be designed to complement the character of the area and uphold strong curb appeal, which is a key factor in maintaining property values.
 • The plan includes a semi-private clubhouse with recreational facilities, a 2-acre central park, a greenway trail system that connects 15 pocket parks throughout the project, features that are widely recognized for increasing desirability and boosting nearby property values. These amenities create a vibrant, active community environment that benefits surrounding areas.
 • The project will not cause congestion or increase flooding, which are common concerns that can affect property values. In fact, modern infrastructure will improve drainage, flow, and water quality compared to the aging golf course layout currently on the site.

Question 6

Traffic Jams on Roads

Accepted Answer

The Traffic Impact Analysis (TIA), conducted using a methodology approved by City of Titusville staff, evaluated six key intersections, nearby roadways (including Barna Avenue and SR 405), and project driveways.

The analysis assessed both existing conditions and future impacts from the proposed development. Key findings include:
 • No transportation deficiencies are expected because of project-related traffic.
 • Project traffic will account for 7% or less of the adopted service volume on nearby roadways.
 • No operational concerns were identified at study area intersections or proposed driveways.
 • All offsite intersections are projected to operate at Level of Service (LOS) C or better, meaning they will have a stable flow and meet code requirements.

With 511 units, the project requires 3 access points, however the project exceeds the code requirement with 6 access points.

The developer will work with the city to implement appropriate design elements which promote safe and efficient movement of vehicles and pedestrians.

https://static.wixstatic.com/media/3e9884_30e1a9e6b1674cb4b887ff5c8e427c2f~mv2.jpg

Question 7

Overcrowded Schools

Accepted Answer

As part of our application, we provided our proposed site plan to the school district and the school district reviewed our plan and determined that the school district has sufficient capacity to serve the community. However, it is important to note that the increased property tax revenue generated by the development will provide the county and school district with the necessary funding to invest in additional educational facilities, helping to maintain appropriate school capacity and prevent overcrowding.

Question 8

Loss of Green Space

Accepted Answer

The proposed development will finally bring accessible green space to the area. The former golf course, while open and green, was a private open space. Access was limited to patrons and their guests, not the broader community. The Gemini Lakes project will change all of that by providing new open space that is available for the surrounding neighbors to use and enjoy.  At the heart of the community will be “Central Park,” a 2 acre, centrally located open space with public parking designed to be programmed for community events like 4th of July celebrations, outdoor movie nights, bounce-house jubilees, food truck nights, and more! The Central Park is proposed to be the new Central "Heart" of the community ensuring it remains a shared, vibrant gathering place for all residents within the area.

Winding through the project is a thoughtfully planned Green Trails Network, which includes over 2 miles of walking paths that connect over a dozen pocket parks that provide tot lots, dog parks and passive open spaces throughout the community.

Rather than reducing green space, the development will create more accessible and usable outdoor areas, promoting wellness, recreation, and community connections.

Question 9

Higher Home Insurance

Accepted Answer

The project has been designed to reduce risk, follow modern safety standards, and avoid the types of conditions that lead to higher insurance premiums.

All homes in the development will be constructed using modern materials and built to current building codes, which are far more stringent than those in older neighborhoods. This includes wind resistance, fire safety, flood mitigation, and structural standards that reduce overall risk—and in many cases, can lead to lower insurance rates compared to older homes.

The redevelopment will bring major upgrades to drainage infrastructure, including new lakes for water storage, enhanced discharge systems, and natural treatment zones (littorals). These features will help minimize flood risk, one of the key factors insurers assess when setting premiums.

Question 10

Why redevelop the golf course?

Accepted Answer

The golf course has been closed for years. Gemini Lakes will revitalize this land and create long-term value for surrounding neighborhoods.Redeveloping the former private golf course will create a community gathering space while meeting the growing housing demand fueled by the Space Coast’s economic boom.

Question 11

What plans are in place to ensure smooth traffic circulation?

Accepted Answer

The developer is working in tandem with the city to implement appropriate design elements that promote safe and efficient movement for vehicles and pedestrians. There will be five access points to ensure smooth traffic flow. All entrances are designed to prevent congestion and maintain the safety of residents.

Question 12

Is the community open to nearby residents?

Accepted Answer

Yes, nearby residents will be able to access the community’s parks and trails through access easements the developer will grant to the City. Gemini Lakes will also provide a semi-private clubhouse which will offer memberships to residents within the area. The community’s Central Park is provided to serve as a gathering place for all the residents in the area, the park will be large enough to host neighborhood events.

Question 13

How will the community improve our infrastructure?

Accepted Answer

Gemini Lakes will be designed to today’s modern engineering standards to make the entire community stronger. The development will improve flood protection, increase water storage capacity, and enhance water treatment, delivering a more resilient and effective system for the community.

Question 14

How is the project designed to preserve our environment?

Accepted Answer

The design of the development has been thoughtfully planned to ensure the preservation of the community’s environment. That includes keeping existing trees to maximize preservation and protect the natural character of the site and is fully compliant with the City’s Tree Ordinance.

Question 15

How does the plan ensure convenient parking for residents and visitors?

Accepted Answer

Each townhome has a one-car garage and space for a second car in the driveway. In addition, guest parking will be provided adjacent to open spaces throughout the community to accommodate visitors. The plan was carefully designed to prevent any overflow onto neighborhood streets.

Question 16

What measures are in place to ensure Florida's wildlife is protected?

Accepted Answer

Ensuring Florida's wildlife is protected is a top priority. We are working with local officials to ensure protected species are protected according to existing government regulations. No species will be harmed.

Question 17

How is the golf course being prepared to ensure the safety of our community?

Accepted Answer

The redevelopment is implementing measures to ensure the land is restored and preserved properly to comply with all government regulations. The project’s environmental team will work with the Florida Department of Environmental Protection, the Florida Fish and Wildlife Conservation Commission, the St. Johns River Water Management District and the City of Titusville to ensure that all rules and regulations will be followed as the project progresses.

Interested in Learning More?