Uh, good evening and welcome to the Thursday, November 13, 2025 meeting of the Indian River County um um uh zoning board. Yeah, thought we were commissioners. >> Where you
um uh we'll call this meeting to order and uh stand for the pledge of allegiance, please. Pledge algiance to the flag of the United States of America and to the republic for it stands one nation under God indivisible with liberty and justice
for all. >> Uh thank you. Are there any additions or deletions to the agenda? >> Nope. None. Um we have two sets of minute minutes that need to be approved. The first is the um uh minutes from the
September 25th, 2025 meeting. >> Motion to approve. >> Motion to approve. >> Second. >> All in favor? >> I >> opposed. Uh the second set of meeting of minutes is the October 9th, 2025 meeting. >> Motion to approve. >> Second. >> Second.
>> All in favor? I. Any opposed? Uh very good. Uh we've got four agenda items uh tonight. Um the first agenda item is a uh item that is on consent. Would any of the commissioners like to take it off consent for discussion?
No. Would any um body from the public like to speak on the first uh pineapple preserve? No. So I guess we'll call for a motion. >> Motion to approve. Second. >> Okay. >> All in favor? >> I.
>> Very good. Uh the second um item is not on consent and that is the uh Sunb Belt uh rentals. It's a request for a major site plan approval for an equipment rental and leasing facility to be known
as Sunb Belt Rentals. Bureau Beach West Business Park LLC is the owner. MBV Engineering Incorporated the agent. This is located west of 98th Avenue, south of State Road 60, and north of 18th Street.
The zoning designations are CG General Commercial and IL Light Industrial. Land use designation is CI commercial industrial. Um, are there any uh declarations of expartite communication
and can everyone affirm that they are able to evaluate this item with an open mind? on my right. Yeah, on my left. Uh, good. Um, we are, uh, anyone who would like to speak on this, um, please stand
and be sworn in. >> Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth? >> I do. >> Uh, very good. So, staff presentation. >> Good evening, chair and board members. I'm Kelly McKinley, senior planner with
current development. Before you today is Sunb Belt Rentals, and they're seeking major site plan approval. The location map shows that this is south of State Road 60. It does encompass five lots within the platted subdivision.
This is the aerial from this slide forward. Due north, we'll be pointing to the right just for your awareness. This shows the one-story building and then the access via Enterprise Road.
This is the major site plan. Currently, they'll have a full access driveway connection to Enterprise Road as well as three gated driveway aprons that will provide access for them to move equipment from the maintenance area within the stabilized portion of the
project. The storm water plan is utilizing a master storm water management system that is within the overall part of the platted subdivision which is Vera West Business Park. They're using interconnected systems of pipes as well
as storm water drains to direct runoff. The project has a 15- foot thoroughfare buffer road plan on the north side of the project. There is also a 15- ft local road buffer along Enterprise Road,
which is the western buffer. And then the east and the southern buffer have a 5-ft perimeter landscape buffer as well. Staff recommends that PCC grant major staff site plan approval for Sunb Belt Reynolds with the following conditions.
Record a unity of title legally combining lots 21 through 25 within the Vero West Business Park subdivision. Complete final landscape as well as the buffer plan. Finalized street design and installation, external sidewalks design and
installation as well. Thank you. >> Uh thank you, Kelly. Are there any um commissioner questions on my right for staff? >> Any commissioner questions on my left for staff? >> I've got one, Mr. Chairman. Kelly, going back to the landscape.
>> Yes, sir. >> I know it's 15 foot. Is that Does that have any kind of burm to it or is it just a flat 15 foot? We have shrubs and trees and >> um I believe there's a burm and it I think it's a three-foot burm with
landscaping. Um just for your awareness, there is an additional landscaping that is being provided. Okay. >> Um for the state road 60 as part of the overall subdivision requirements as well. >> That's all I >> If I may just really quickly
um this one the particular applicant is the Sunb Belt Rentals, correct? >> Yes, ma'am. >> Okay. And I I see that one of the requirements is for a uni unity of title. Has the title been changed um from the prior owner since this was just plotted last week to Sunb Belt Rentals? >> Yes, ma'am. The myar was recorded
yesterday and then I do have a copy of the executed and recorded unity of title that was done yesterday. >> Okay. >> So that condition is already been met. >> It has been. >> Okay. >> Okay. Thank you. >> I just have had one question. I noticed
>> that the main entrance is fairly close to State Route 60 off of Enterprise. Are is there any concerns of stacking or anything coming in with a rental? I mean, that's in andout traffic a little more so than some other places. So, I just wondered did that meet all of our
codes and standards to be at that particular place? >> Yes, sir. >> Mr. Chair, if I could for the record, Ryan Sweeney is acting planning development services director. Uh yeah, traffic engineering reviewed and approved the layout. Um the trip associated with this is actually really
really low. Um yeah, I get the large equipment, but they'll more than likely utilize the secondary driveways to move move slow, you know, large turning equipment in and out, but the primary driveway is more for customer vehicles, you know, just passenger vehicles.
>> Perfect. Thank you very much. >> Thank you. >> I'm I'm not familiar with this method of storm water management. Where does the water go? >> It It's part of the larger subdivision. Um we don't have a graphic, but this
this is a as as recently as yesterday, newly platted commercial industrial subdivision. So there are already existing storm water ponds. >> Okay. >> Um so these is on site is basically just collection and conveyance, but it does go into a larger system >> and it runs underground to those systems. >> Correct. Under the road to the to the
ponds. >> And so will there be sewers along the uh road or along the road? So water and sewer is separate. Yeah. Those those are pressurized systems. But this this the storm water's gravity and it's already >> it goes in the grates. >> Correct. >> In underground and then into the whole
>> into the pond. That's correct. >> And what is the ground cover where the to the left to the south? What is that ground cover? I mean it's >> it's stabilized like crushed shell and rock. >> Okay. So the dark >> it's pvious. >> It's semi semi-pervious. The dark gray
is asphalt. the the stuff to the further to the south left of your screen but south is stabilized. >> Okay. Thank you. >> Any other commissioner questions? Anyone from um the public wish to speak
on this? You just pick a microphone. Come on up. State your name and your address. >> Uh my name is Parker Hudson. I'm with Moffet Properties. We're the developer uh of this project. I believe we sent in a a short presentation. I don't know if now is the time to uh pull that up. I
can just do a quick introduction of the job and us. So, like I said, uh my name is Parker Hudson with Mafet Properties. We are the developer. Uh we've partnered with Mr. uh Putnham on this project. He is the owner and will retain ownership
ownership of this parcel. Um you've seen this information here. It's currently vacant. And to answer your question, Mr. Day, you can see the uh storm water ponds that are already in place uh in this this park. You can go next.
Uh so just a quick introduction about Sunb Belt Rentals. Uh they're one of the largest equipment rental companies uh in the country. Uh they have over 1,200 uh locations with 13 divisions and four major divisions. This one being a
general tools and AWP division. Uh they've committed 10 years to Vera Beach with the over $8 million commitment. Go next, please. Uh these are just a few uh locations around the uh area. Uh you
can see they do have a current division uh in Barrow Beach already. They will be relocating some uh of that business to this new site, but will also retain that current site that they're uh in now. Um like I said 1,200 plus locations uh with
over 18,000 plus employees in the in the country. Uh this is a site rendering of uh the property. You can see um you know State Road there, the building parking lots uh in the gravel storage yard in the rear.
Next, please. Um there's just another colorized uh landscape plan that you saw previously and some uh building elevations uh with landscape.
There's a front and side elevations again uh building elevations with the sun belt green and the the logos there. Same there. And that's uh all I had. If you have any questions, I'd be happy to answer them.
>> I Mr. Hudson, I appreciate you bringing this forward and >> yeah, >> showing this to us because it's >> it's just nice to see. >> Yeah, absolutely. >> Any questions for Mr. Huden on my left? >> No, sir. >> Any on my right?
>> Okay. >> Yeah. the additional landscape that your uh depiction showed is that is it true to the additional landscaping that's part of one of the conditions. >> Um I mean I think it incorporates it. Yes sir. >> Okay.
>> It should be very similar. I feel like there is more landscaping that will be along State Road 60 than they necessarily show. Um but the foundation planning it looks very similar as well as the um
landscaping along enterprising. >> Okay, we good. >> Thank you Mr. Hudson um for your presentation. Are there any other questions? >> Uh call for motion. >> Move for motion. Staff recommendation. >> Second.
>> All in favor? I I >> Any opposed? Good enough. It um passes unanimously. Uh the next two um the next two agenda items are um
public hearings. Uh the first is Baston reszoning and it's Glattus Baston's request to reszone approximately 1.5 acres from A1 agricultural district to RS6 residential
single family district. Um are there any um uh declarations of um expartite communications and can everyone uh affirm that they can evaluate this with an open mind? on my left. >> Thank you.
>> Good. On my right. >> No one. Yes. >> Good enough. Uh, anyone who would like to speak on this, uh, please be sworn in. >> Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth?
>> Very good. And we'll have staff presentation. >> Hello, my name is Lawrence Andrews. I'm with Long Range Planning. Next to me, I have Patrick Murphy, chief of longrange planning. Today's request is uh from Glades Bastion, who's located on
727616th Street. Her request is to go from A1 Agriculture District to RS6 Single Family Residential. The site is a 1.5 acre parcel on the north side of 16th Street. It is approximately 750 ft east of 74th
Avenue, as seen on the aerial to the right. Its current zoning is A1 and its proposed zoning is RS6. Its future land use right now is M1 and it's within the urban service area. The intent of this reszoning, the owner, Ladies Bastion, who is in attendance today, is
requesting to reszone the property to allow the parcel to be lotslit to allow construction of one single family home. Development pattern and zoning history of the area. Um, Glades Bastion has lived on the property since 1975. The parcel has been
zoned A1 since the county's 1975 zoning atlas. The property resides in the SR60 corridor as defined in section 911.19 of IRC's land development regulations. Over the last 50 years, the corridor area surrounding the property has
transitioned from farmland to mostly single family subdivisions. As you can see on the right on the zoning map, um I'll be going over each of the subdivisions and the time periods in which they've come up surrounding her property. Directly north of the subject property are two A1 zone lots with
single family homes, also established in the 1970s. Farther north is undeveloped land zoned RM6. To the east is Breezewood Park subdivision RS6 plotted in 1956. Further east lies village of Lexington RM6 plotted in 1986.
South across 16th Street is Point West East Village um which is zoned PD traditional neighborhood design platted in 2006. Adjacent adjacent to the west is the Willow subdivision RMA a platover site
plan approved in 2016. Continuing west is Westlake Estates a large lot subdivision. The subject site is surrounded entirely by residential uses and there are no adjacent commercial or industrial zones ensuring consistency with the locationational criteria outlined within policy 1.43 of the
comprehensive plan. Going over the existing versus the proposed zoning on the right as I go over this you can see a table that goes over all the uh standards for each zoning district. Current zoning A1 is low density which permits one dwelling
unit per 5 acres. So, our current property, the 1.5 acre acre parcel is undersized and non-conforming under A1 standards. The proposed zoning RS6 residential zoning allows up to six units an acre and it's suited for residential infield development within
the urban service area. The A1 zoning is not permitted under the property's M1 medium residential future land use designation. RS6 is an appropriate implementing district for M1 and would bring the parcel into conformity with the comprehensive plan.
So, as an analysis per chapter 902.123 um items A through K, staff found no conflicts with the applicable land development regulations for the requested RS6 zoning. RS6 is an appropriate zoning district for the parcels M1 future land use. Item B, the
proposed resoning is consistent with all elements of the comprehensive plan. It aligns with policies 4.1, 2.2, 1.13, 1.14, and 1.43. Item C, the proposed RS6 zoning is consistent with the existing M1 future
land use. So no future land use amendment change is required for this request. The applicant's request brings the zoning in the conformity with the future land use. Items D through K. Staff has ident identified no inconsistencies with standards related to land suitability, lot configuration,
access, services, environmental conditions, natural resources, compatibility, or compliance with county plans. All resoning review criteria A through K has been satisfied. Conclusion and recommendation. The requested RS6 zoning district is compatible with the surrounding area,
consistent with the goals and objectives and policies of the county's adop adopted comprehensive plan. Consistent with the county's land development regulations, it's deemed suitable for the subject property and it's supported by staff. staff recommends that the planning and zoning commission recommend
that the board of county commissioners commissioners approve this request to reszone the subject property from A1 to RS6. Thank you. >> Thank you, Lawrence. Um, any commissioner questions on my right? >> Sure. >> Is there is there any rightway easements
or anything associated with this or is it just a pure split? >> Um, >> at this time they're not actually splitting the property. This is just the resoning portion of it. Once they go to split, they're going to need to put an dual access easement over the existing
driveway. They will not be uh granted a second driveway to the second lot. >> Yeah, that was >> any questions on the left? >> No, that was my question was access. I'm very familiar with the property having had some involvement at the Willows subdivision there right next door to it.
So, I think this is the highest and best use for that. I don't I don't have an issue with it. But the ingress and egress was going to be my question off of 16 there. So >> yeah, this whole area historically was agriculturally zone. The properties were split before A1 was actually applied to it, right? >> That's why the the property is actually
non-conforming in its size. Um however it is a legal conforming lot and the split will actually also be legal conforming um because if the zoning goes through as you can see as Lawrence presented to you this land has transitioned over time to higher intense
uses as the area has beun to develop over the last say 50 years and the suburb suburbanization I always have trouble saying that word of this area um has really just kind of infilled all A1
into single family, multif family zoning over time to support the State Road 60 corridor. Um, so it's all within the urban service area and this is actually going to make the zoning compatible with the underlying land use designation. >> There's the piece to the uh east of it,
Patrick, the little sliver there, is that the ingress and egress I take. So if >> Oh, that's additional property not owned by the applicant. >> Okay. to what I guess my question. >> Never mind. Scratch that. >> That access is for the neighboring properties to the north. >> Got
what that goes back in there. Yeah. >> Okay. Uh Chip, any questions or comments? >> Okay. Um anything else? This is a public hearing, so we'll go ahead and open the public hearing if you'd like to speak.
Um two microphones, uh name and address. No one. Good. We'll close the public hearing. Um, and if there are no additional questions, call for motion. >> Move staff recommendation. I'll second. >> All in favor? I opposed.
Good enough. Our second um public hearing is um uh Schwaren 510 LLC resoning. and it's Schwaren 510 LLC's request to reszone approximately 1.04 acres from CL Limited
Commercial District to CG General Commercial Commercial District. Um, are there any declarations of expartite communications and can you evaluate this with an open mind? On my left, >> no. And yes, >> okay, on my right.
>> Stole my words, but yes. >> Good. Good enough. Uh staff presentation. >> Good evening. Um today we have Schwaren 510 LLC's resoning request to go from CL Limited Commercial District to CG
General Commercial District. It is located on County Road 510 approximately 500 ft northeast of US Highway 1. The property size is 1.04 acres. Um, it current
zoning is CL. It prozzoning is CG. Its future land use is CI commercial industrial. It's within the US1 and CR510 north commercial industrial node. The intent of this reszoning, the owner Schwaren 510 LLC is requesting to reszone their property to establish
consistent zoning across commonly owned parcels in the immediate area. And to note, the comprehensive plan in chapter 2 specifies under need for redevelopment Wabaso page 125 that in Wabaso one obstacle to major development is the
difficulty in assembling enough parcels to create a site large enough for commercial development. The development pattern and zoning history. Parcel zoning was originally implemented through the 1975 Indian River County zoning atlas and resides in the Rubas Wabaso corridor as defined in
section 911.18 of Indian River County's land development regulations. The applicant owns adjacent approximately 7.92 acres to the northeast which are already zoned CG and represent the remaining of undeveloped commercial holdings on the north side of
CR510 east of US Highway 1. So, as you can see on the zoning map to the right, the applicant owns all of those C CG uh zone parcels on the north side of County Road 510. North of the applicant CG zone holdings
is RM6 multifamily residential developed with single family homes and interspersed with undeveloped parcels. Northwest is the Coastal Community Church of Indian River. South across County Road 510 is the recently approved Bridge Marketplace Shopping Center, which was approved in 2023 for
development. To the southwest, CL zoning continues along CR510 towards the US Highway One intersection where a mobile mobile 7-Eleven convenience store and gas station anchors the corridor. The subject fronts a designated articular road. It's situated near existing
retail. 47th Avenue and 86th Street separate the RM6 zone lands and the site is not adjacent to any industrial districts ensuring consistency with the locationational criteria outlined in policy 1.43 of the comprehensive plan. So going over the existing and proposed
zoning, the current zoning uh limited commercial zoning allows low inensity commercial and office uses. To the table on the right, you can see most their standards of both CL and CG um are very similar. Only difference is permitted uses. The proposed zoning CG general
commercial um allows a broader range of commercial uses including more intensive retail service and restaurant use aligning with the commercial redevelopment trends in the CR510 corridor. zoning in the future land use consistency. Both the commercial limited commercial and general commercial zoning
districts are permitted and implementing zones under the property CI commercial industrial future land use designation. Therefore, the proposed reszoning to general commercial is consistent with the future land use designation. Going through analysis per chapter
902.123 items A through K. Item A, staff found no conflicts with the applicable land development regulations for the requested CG zoning. CG is an appropriate zoning district for the property CI future land use and consistent with the WASA corridor regulations. The proposed resoning is
consistent with all elements of the comprehensive plans. It aligns with policies 4.1, 2.2, 1.17, 1.18, and 1.43. Item C. The proposed CG zoning is consistent with the existing CI future land use. So no future land use
amendment change is required for this request. Items D through K. Staff identified no inconsistencies with standards related to land suitability, lot configuration, access, services, environmental conditions, natural resources, compatibility, or compliance with county plans. All resoning review
criteria for this application A through K has been satisfied. Conclusion and recommendation. The requested CG zoning district is compatible with the surrounding area, consistent with the goals, objectives, and policies of the county's adopted comprehensive plan, consistent with all of our county's land
development regulations, deemed suitable for the subject property, and is supported by staff. Staff recommends that the planning and zoning commission recommend that the board of county commissioners approve this request to reszone the property from CL to CG. Thank you. >> Thank you, Lawrence. Um, I realize that
I neglected to swear in anyone who would like to speak on this. So, let's do the swear in now. Anyone who'd like to speak on this. >> Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth? >> I do. >> Very good. Um, any uh commissioner
questions of staff on the left? >> No. >> No. Any uh questions on the right? >> I have just two and Mr. Park may be able to answer this. um proximity. I know the report indicated that it was
southwest of the current 7-Eleven, but if I'm not mistaken, that's pretty much contiguous. Is that correct? >> I don't >> southeast, excuse me. The report said that the 7-Eleven was southwest, but >> there's at least a road between them. I
don't >> There is a road. Okay. >> Yeah, there's a road. Yeah. >> And how far It's hard to see here. How far west of Massie Road is the property in question? Half a mile.
>> I don't know where Massie Road is. >> It it it's showing on the map here. There's just not a scale. I was just curious uh because that is primarily all residential. But uh anyway, >> where is >> the 7-Eleven as seen on the zoning map?
Um you can see it it fronts the corner. >> I think it's 44th is what it what it's legally >> Okay. >> You good? >> Yes, sir. >> Okay. Let's go ahead and open the um uh this is a public hearing. Let's go ahead
and open the public hearing. And um counselor, you're already ready to go. name. >> Well, I jumped up early. I'm sorry. Bruce Bquette representing the applicant. I want to first thank Mr. Andrews. He prepared an excellent report and even found some comprehensive plan sections that I didn't even know we
complied with, but um we're it's consistent with the comprehensive plan. It's inside the urban service boundary. It's consistent with the Wasassel corridor plan. I don't have anything to add to the report unless you have any questions. >> Any questions on the right, >> left? Yes, sir.
>> No, no questions. Thank you. Thank you. >> Anyone else wish to speak on this? We'll close the public hearing. Um, any additional questions? Call for a motion. >> Motion to approve. >> Y. >> Right. We've got two. Um, second.
>> Second. All in favor? I >> oppose. >> Uh, passes unanimously. >> Um, I've been asked to remind the commissioner for for the commission for commission matters. uh just limit our um uh commission matters to factors that
influence the entire commission. If you have any specific questions, you want to deal with staff um um you can meet with them uh privately. Any commission matters. >> I guess the the the problem was that there was too much chatter
um in this section. >> I I won't characterize it as that, but we do need to be on task, especially if we're talking about previous meetings and future meetings. We don't want to get into a sunshine. >> Yeah, but let's not pick on chip. >> Good. So, uh, no commissioner matters,
any planning matters. >> Uh, just that obviously we in the months of November and December, we only have one meeting each month. We we will not be meeting on Thanksgiving, luckily, and we won't be meeting on Christmas either. So, uh, this is our only meeting in November. We we will be having a meeting
in uh for the first meeting in December. >> What's the date? >> I believe it's the 11th. Shooting from the hip. Yes, it's December 11th. >> Uh, good. >> Uh, you good? >> Yes, sir. >> Yep. Good. Uh, attorney matters.
>> Beautiful. Ajourned.