have to come back again. No, to them. Yeah. Good evening and welcome to the uh Thursday, September 11th, 2025 meeting of the Indian River County Planning and Zoning Commission. Uh we'll call this meeting to order and uh we'll begin with
the pledge of allegiance and we'll follow the pledge of allegiance with a moment of silence in memory of September 11th. I pledge allegiance to the flag of the United States of America and to the republic for which it stands. One nation
under God, indivisible with liberty and justice for all. Thank you. Are there any additions or deletions to tonight's agenda? No, sir. Uh none. Uh there are no minutes to
approve. Um so we have two items to consider tonight. Uh the first item is Compton Outdoor Storage and this is a request for a major site plan approval for a recreational vehicle and boat parking and storage facility. Wayne and
Stephanie Compton are the owners. Uh Schuli Bidd and Stoddard is the agent. Zoning designation is IL light industrial. Land use designation is CI commercial industrial. Um, are there
any, uh, declaration of exparte communications? No, sir. Uh, none. Uh, swear in all participants. Anyone who would like to speak on this, please be sworn in. Now, do you swear or affirm to tell the truth, the whole truth, and nothing but
the truth? Mr. Chair, before we proceed, if we could also, and I'm sorry, aside from the exparte uh communications, can we ask if everyone here is going to have an open mind because it is a quas believe this is a quasi judicial. I'm sorry. Say that again. If they will have an open mind when
they're making their vote, they can and they will because I believe this is a quasi judicial, is it not? They've added that to not only We should have that on there if they if you all can have an open mind and everyone just answers yes. Is that from now on if you had no exparte?
That doesn't mean you have I I Okay. So the the wording from here on out will be any expartite communication and does everyone have an open mind? Yes. And then they just answer they yes they can and they will. They keep make
their open mind use their open mind to make their decision. Yes, I can and I will. And do we go commissioner by commissioner or just Yes. You just look and they go down. That's all. Interesting. Thank you. Interesting. Very interesting. We We should be doing that and it's something that we had caught this last
time around and we need to make sure we're doing it. It happened when you were gone, Jonathan. They caught me. Yeah. Yeah. Yeah. Well, um I've never heard it, but um you're going to have to remind me as we go on. That's all right. I just want All right. So, open mind. Does have a closed mind. Open mind. Yes.
Yes. I will. Yes. Yes. Yes. Yes. Not only open, but empty. Yeah, we knew that. We damn sure. The mind's a terrible thing to lose. Yeah. But yes, I will. All right. So, now we um can proceed. We
Everyone's sworn in, right? Um staff presentation. Good evening, chair and members of the board. Before you today is the Compton Outdoor Storage major site plan. This property is zoned IL, which is our light industrial zoning. It is. The property
is west of 102nd Terrace. The only reason why this is before you tonight is because it does trip the threshold of being over 150,000 square feet of impervious surface area. It is an outright permitted use within this zoning district. And had it been under that threshold, it actually would have
been a staff level approval. So, here's a a blown up aerial to give you an idea of kind of what's around this site. Um, to the west of this property is the city of Felsmere jurisdiction. Um, I believe there's also park space over there as well. Um, most of the
properties are undeveloped with the exception of of some warehousing um around the site. Site plan's going to call for 141 uh spaces for boat parking, RV parking, and then the applicant also intends to maybe
allow some trailer parking and some other outdoor storage type uses. traffic circulation plan is going to call for one full access driveway connection to 102nd terrace. There's also going to be one gated entrance that's further to the west on the site
just to control access in and out of the site. Storm water plan is going to call for one large storm water pond to the western edge of the site. There's going to be two smaller um ponds that are going to be in the central portion of the site around all of the parking.
landscape plan's going to call for uh two roadway buffers that are going to be immediately adjacent to 102nd Terrace. There is also one roadway buffer that's going to be slightly off of the roadway and that was to preserve a wetland um
that is on the property. Staff recommends that the PCC approve the proposed major site plan for the Compton Outdoor Storage with the following conditions. These conditions relate to final landscaping, street lighting, tree protection and mitigation plans and also the dedication of any conservation easements uh that are going
to be necessary for the project and then the construction of all other improvements that are indicated on the site plan. I'm available for any questions you may have. Thank you. Thank you, Brandon. Um any commissioner questions on my left? Mark. Um
there's so many uh parking spaces for the mutants being stored, but where do the owners and visitors or whoever else employees park? So, the intention is for them to come on the site um and they'll just park
adjacent to wherever their parking spaces are. Like if they have a boat, they'll, you know, come in, anchor the boat, put it in the parking space, and then pull out and go out of the development. So, they park on their storage space. It'll be in the drive
aisles, but these uses are typically very low use. So, you wouldn't typically have multiple, you know, people using this at all hours of the day. You said it' be in the aisles. Is that the way most of these things go? Well, so for boat parking, I mean,
usually you would tow your boat, you'd bring it in, I would assume, back it into the parking space, and then pull out. You don't camp out. Yeah. You leave. Okay. You good, Mark? Y Tommy, anything?
I have none. Anything on my right? I have a comment, but I'll wait until everyone's done. What level landscape is this? Um, so this is just going to be our standard um it's called a local road buffer. Um, so because this is not a
thoroughare plan road, it's um it's going to be the step down to it. So there's still going to be minimal landscaping. Um but it's not a type A, B or C if that's what you're asking. Yeah, there's buffer all the way. They'll maintain buffer all
Yes. And then there's also going to be the preserved wetland uh which is approximately 21 acres. Okay. Chip, any questions? No, sir. I guess Calvin, it's to you. No, I I just wanted to comment. Uh I
have been familiar with Mr. Compton's current business venture and I know that everything he's ever done in the past is first class. Personally, when I look at this in this
site plan and it's in an industrial park, I would much rather and we have a need for this. I mean, people live in HOAs. They can't have a a motor home. They can't have a boat. They can't have this. But I would much rather see this
than see something like this on US1. Um, and with that, I'd like to make a motion to approve. Well, let's um go through the public comment. Yes, sir. My my apologies. Yep. You'll have your you'll have your chance. Any other commissioners? All
right. This is um uh the floor is open for public comment. Anyone who would like to comment on this, either one of the podiums. Yeah. Good evening. Uh Jeff Marquette here with Silky Bidd and Stoddard. I'm here with Mr. and Mrs. Compton and uh I'll sit down and be quiet if you want
to move on with that. You should have. Yes, sir. You should have. Yes, sir. I don't think there's any damage you can do at this point. Be happy to try to answer any questions. Yeah. Any questions? Yes. Thank you.
Uh very good. Um I'll go ahead and any other public uh comment. I'll go ahead and close the uh public comment. Um any additional commissioners or otherwise? Uh Calvin, can I make a motion to approve? Sure. I'll second.
All right. Motion to approve. Second. All in favor? I opposed. Very good. Very good. You You didn't do any damage. How come it didn't go smooth like this last meeting? Uh our our second um agenda item tonight
is uh a public hearing and it is Laurel Holmes reszoning and this is Laurel Holmes Incorporated's request to reszone approximately 9.24 24 acres from A1
agricultural district to RM8 multiple family uh residential district. Any expired 8 communications? No, sir. Uh can everyone um uh evaluate this uh request without bias?
Yes, Chip. Uh I'd like to say so that I can although I do live nearby. Okay. Uh Calvin. Yes, sir. Okay. Yes. Yes, for me. Same answer as before. Yes. Okay. Very good. Um so, uh we'll
swear in all participants. Is anyone who would like to speak on this? Please get sworn in. Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth? I do. Very good. Um staff presentation, please.
Thank you, Mr. Chairman. Patrick Murphy, chief of long-range planning. I'm actually taking a backseat tonight and I'm happy to introduce Mr. Lawrence Andrews, a senior planner in the long range planning section. He has prepared this staff report and is looking forward to presenting to you tonight. Thank you. I will I will give it away to Mr.
Andrews. Thank you. Good evening, commission. I'm Lauren Sanders and tonight before us we have Laurel Homes Incorporated 670016th Street um reszoning request from A1 Agricultural District to RMA
Multiple Family Residential. The conditions of the area, the site to be reszoned is approximately 9.24 acres. It's situated on the north side of 16th Street, approximately 600 ft west of 66th Avenue and approximately half a
mile east of 71st Street Avenue. It's also south of Central Assembly of God Church, approximately half a mile west of Indian River State College and within one mile of the Indian River Mall to the northeast, all within the SR60 corridor. Here's the current zoning map. The
subject parcel is zoned A1. The applicant is requesting to reszone the property to RM8 um to establish zoning consistent with the property's M1 medium density residential future land use designation. The property is bordered by RM6 zoning to the east and RM8 zoning to
the west, to the south across the 16th Street. The surrounding area consists of undeveloped parcels and single family lots zoned A1. While to the north side is Central Assembly of God Church and in proximity to regional commercial anchors along the SR60 corridor.
Here's a future land use map. As you can see, it falls within that M1 land use and it's bordered on three sides of M1 and across 16th Street is agriculture one land use designation. The A1 agriculture district. Here's a
description of the existing zoning. It's intended to provide areas for agricultural activities and their lowdensity residential development. It allows single family residences at a maximum of one dwelling unit per 5 acres. And it permits continued agricultural use, including farming and citrus groves, as well as complimentary
uses such as farmworker housing and certain institutional uses such as churches. Below is a table u with the standards of the A1 agricultural district. The RM8 multif family residential district which is the proposed zoning
for this request is intended to provide areas for suitable for medium-density multifamily residential development. It allows diverse residential types including town homes, duplexes, apartments, condominiums, and single family homes and it all as well as serves as a transitional zoning between single family residential neighborhoods
and a more intensive commercial and industrial area. Below you can see the table for the RM8 uh zoning district standards. The reasoning request is consistent with the M1 future land use designation. The property has an existing M1 medium
density residential future land use designation allowing residential development at a maximum of 8 units per acre. Reszoning 2 RM8 remains fully consistent with this future land use classification. It's located within the county's urban service area. The site provides suitable levels of infra in
infrastructure to support medium-density multif family development. It's positioned within the SR60 corridor plan or area which is ideal for multif family residential uses. Um no future land use amendment change is proposed or required as part of this request.
As per our 1.43 criteria we have to anal um analyze per chapter as well 902.12. Um following chapter 902.12 we have to go through a list of A through I believe K. Um so starting with
a in conflict with any applicable portion of the land development regulations we found that no conflicts with the applicable land development regulations for the requested RMA zoning designation are present RMA is on appropriate implementing zoning district for the property's M1 future land use
segation B consistent with all elements of the comprehensive plan it meets the criteria by following future land use element objective one objective 2 and policies 1.13 1.4 1.4 43 and 2.2. The proposed resoning is
consistent with the comprehensive plan policies aimed at promoting compatible land use within this area. C consistent with existing and proposed land uses. Um it is its proposed army zoning is consistent with the existing M1 medium
residential density. Um no future land use amendment change is proposed or required as part of this request. D in compliance with adopted county thoroughfare plan. It's located on the north side of the 16th Street approximately 600 ft west of 66th Avenue
and half a mile east of 71st Street and 16th Street is considered a major collection roadway. E generate traffic which would decrease levels of service adopted. All road made all roadway segments within the area of influence would operate at an acceptable level of
service under the proposed RM8 zoning. Continuing on, F. Subject to change conditions exists that warrant an amendment. The SR60 corridor has experienced significant change with the Indian River Mall, Indian River State College, and being adjacent to RM6 and RM8 developments. It's establishing a
more urbanized residential pattern. G would decrease levels of service established for sanitary sewer, potable waste, solid waste, drainage, and recreation. The applicant may be required to pay utility connection and customary fees. A more detailed concurrency review will be conducted during the development review process.
Below you can see section 910.7 of the land development regulations. Um conditional concurrency review resenting requests based upon the most intense use. H result in the significant adverse impacts on natural environment. The 9.24
acre subject parcel consists of old farmland and is concurrently undeveloped. A more detailed environmental analysis will be required when on-site specific development proposal is determined. I result in orderly and logical development pattern specifically identifying any negative
effects on such pattern. The proposed amendment aligns with the comprehensive plan and the surrounding land uses. J in conflict with the public interest and is in harmony with the purpose and intent of land development regulations. staff found no adverse impacts to public welfare and finds that the request meets
the purpose and intent of the land development regulations. K. Any other matters that may be deemed appropriate in review and consideration of the pro proposed amendment such as police protection, fire protection, and emergency and med medical services. All concurrency mandated facilities have
adequate capacity to accommodate the most intense use under the proposed zoning district of RM8. So, in conclusion, the requested RM8 zoning district is compatible with the surrounding area, consistent with the goals, objectives, and policies of the county's adopted comprehensive plan, is
consistent with the county's land development regulations, is deemed suitable for the subject property, and is supported by staff. Recommendation staff recommends that the planning and zoning commission recommend that the board of county commissioners approve this request to reszone the
subject property from A1 to RMA. Thank you. Thank you, Lawrence, and welcome aboard. Thank you. Uh any commissioner questions on my left? Um I noticed u not exactly a typo, but on page one of the uh
um compatibility thing. Uh yeah, back one. Maybe back one. in reference to Can you go back one slide?
Uh, no, it's not that. Maybe go forward a couple, please. Oh, there it is. Uh, it says uh under D, it says uh 71st Street Avenue.
Oh, yeah, that's a typo. I apologize, sir. It's supposed to just be street. Yep. Okay. I just want to point that out. You good, Mark? Yeah. Tommy, anything? Anything on the right? Um, when when doing this as it meets
with the comprehensive plan, how does staff evaluate the piece for our statement of so much remains in in a you know, with our goals. So, when a small piece like this is evaluated, how do you
weigh that? So, are you asking about the overall amount of agricultural land in the county itself? U, we have an abundance amount of agricultural land zone predominantly west of the interstate. We also have it with outside the urban
service area south of here, sort of in the core um between US1 and 95. And we have a lot running up that same spine, if you will, in the north. uh we're not really in danger of going over the minimum that we've set aside in the comp
plan. Um in this area that you see here, you can see how all of that land use has that um M1 designation which allows for medium density residential and the zoning pattern over time. You've got an RM6 on one side and RM8 on the other
side. This land and the land right around it is in the urban service boundary and a lot of the agricultural land was in place years and years ago and over time has become developed and has gone to sort of a a higher use as the more urban core starts to spread out
and the development patterns expand. Uh what you're seeing is a lot of this agricultural land changing over to something that is needed for that urban core. Um, so this is definitely in concert with those
development patterns, what the LDR supports and what the comp plan is actually promoting. Okay. I do have a question. Yes. I realize staff that this is just a resoning request and I don't know
it's not a plight s or site plan uh approval but can anyone here speak for what the intended usage of the acreage would be? I'm assuming it's going to be apartments, condominiums with RM8, but
uh again I realize it's not site plan. Mr. Chair, sorry for the record, Ryan Sweeney, assistant acting planning development services director. Um we can't answer that frankly for resoning. I mean so we open it up to anything. No, no, we
only open it up to either multif family residential development or single the the the items that Lawrence listed multi, you know, apartments, town homes, duplexes, single family. That's the that's the underlying permitted use. There are some other obscure sort of institutional or conditional uses that
could be uh but we are not allowed to consider what they may say during the reasonzoning, but presumably it would be multif family. But with that, Ryan, when site plan approval, assuming that
it's not something staff just approves, that would come back before us. Yeah, based on Yes, based on Lawrence's slide there, the to the max density at 8 units per acre is like 73 units. So, that would definitely come back to you all. Staff only has approval authority
of 24 units. So, presumably, it would come back to you on So, we don't have to worry about it at this point. Correct. you would get another bite of the apple, so to speak. Mr. Chairman, I do have a question. Yes. Uh, and Patrick, I guess I'm this is probably the time to bring it up. I
don't know if we can get some kind of response until we have a joint meeting with the board of county commission. As I had mentioned earlier, this is going to happen more and more. And I'm glad to see this with Deb and Peter
because they are top-notch. I guess my question is there a way as these come forward from a one to RM8 or RM6 we designate a PD tag on it. So now the
county gets a more of a benefit when these multi- units get built or is that too early in the stage to answer that question? So the plan development district is one of the tools by which you can develop property and allows for a clustering of homes and it
allows for a smaller lot with as well. That is not something that staff or the board could force upon an applicant. If they're choosing to go with an RM8 and that's consistent with the land use category and they align with one another, then they have the legal right to ask that. Um we can certainly have
the conversation and encourage that, but that's not something that we could actually tag it, if you will, and say this needs to be a PD. we would not be legally allowed to do something of that nature. Yeah, I I have no problem with who's before us
because they do good work. I just see in the future that this could become a problem and like I said, we'll discuss that at the joint meeting board of county commissioners and and and just to respond to uh Mr. Re's question, the applicant can be
brought forward and we can, you know, have them address that their their future plan. Just a matter of curiosity. I fully realize this is nothing more than a reasonzoning request. I just wondered if there was an intended use that was made
public. That's all. In talking with the applicant, um I believe that what they put on their application was attached single family or otherwise known as town home development was what that their general intention is. But as Mr. Sweeney uh alluded to the
RM8 gives you the ability to develop any type of multif family within that zoning category. So even if the expressed intent is to build town homes that could change I realize their their project could fall through and they could you know turn that land over to someone else and they could build within the the confines of RM8. So
when when doing these evaluations you look at all the types of uses that could possibly be built under RM8. Right. Well, we do believe this is compatible with the existing zoning language that is on either side of it as well and the pattern that's been taking place over time on 16th Street in this area.
Commissioners, we good? Okay, this is a public hearing, so I'll open the public hearing to all who have been sworn in. Um, if you have something to say, pick either one of the um podiums and name and address, please.
Good evening. Uh John Balum with Carter Associates, 1708 21st Street, uh representing Laurel Holmes. We do have a lot of the Robinson family here, Deb, Peter, and Joe. Also have one of my younger engineers here, Corey Helm. And
um I don't have anything really to present. I thought Lawrence did a fabulous job and just here to answer any questions. Any questions? No, sir. Any questions? No, but I think you need to point out the uh the boss is here.
Deb is definitely the boss. That's wrong. Jim, right. All right. I guess Thank you. I guess you're off the hook. Anyone else? Anyone else like to speak on this? Seeing none, I'll close the public hearing. Uh any additional discussion on
the right? No, sir. Any additional discussion on the left? No. Uh, call for motion. I'll make a motion for staff recommendation. Second. Uh, all in favor? I oppose. Um, it passes.
Uh, that is, um, that covers our agenda items. Any commissioner matters? No, sir. Uh, any I got a question. Okay. Yep. Probably for Ryan. Where do I find the information to define what those levels of landscape development are? They're
they're in the land development regulations. So if you go to the county website, there is a link to the code our our land development. Tell me a CD. Correct. Okay. Yeah. And there's a table and I can I can send you a link that'll take you directly to the landscape section. Thank you. Chapter 926.
Yes. I do have one one other question. Yeah. I think we had a problem getting the information out to us. We all did. Yeah. I didn't realize the file size limitation was or the files were larger than I than I anticipated. Um, so and and then and then the link that I
originally sent to you was locked. So I apologize for that. And I want to thank Lisa for sent to me. Well, and I want to apologize to Lisa because she she got absolutely reprimanded by me with 24-hour notice of
a meeting. And uh so since we mentioned that, two two things. Um, Tommy, I know you're on the what we call the agenda only. We I actually send out staff sends out two different emails. One is the agenda only, which if
you receive that one should be an indicator, okay, we do have a meeting. Um, because otherwise we send out the cancellation and it's so if you receive agenda only and you don't receive your full packet, that's that's an indication that it didn't get through. I also I'll you know, I've been getting it though, right? Yeah. Most of us didn't get the
agenda only. the file the file was just too large and and unfortunately our our main staff assist in Dallas who typically would send out the the packet has since moved over to utilities. So I I I'll take the blame for that one. Change that if you can Ryan because I like I said I've been getting the agenda I mean I've been getting the items when
it comes with my agenda. It was it was the file size. No no but he was saying I'm just agenda only. No no you get both. So that mean he's not getting the Wednesday report. I send out that's that's a different thing alto together for when P&Z goes out. I I we send out
two different emails to two different groups. The agenda only group is a much larger larger group folks that are interested or you know what have you. But that's literally just the agenda only. If you're on that list and I'll probably I'll just add all of you to that just in case. If you see that then
that's an indicator that hey we do have a meeting because here's the agenda. If you don't get a separate email that it only goes to you all that's the full packet then that's just a mental cue that hey I didn't get it. However, what we're also we got to go back to printing the packets.
No, we'll just we'll um we'll default to sending out a link each time. Add us all to the agenda only. Yes, we'll do. But we've had much bigger things like the comp plan. Well, yeah. More pages, less bites. Yeah, the the
color colorized graphics are are very data intensive. I apologize for that and thank you Lisa for getting it out. Yeah, she put up with a lot of grief, man. Okay, so I think we're to planning matters. Yeah, I just wanted to mention that we we unfortunately we will most likely be
having the the second meeting of September as well. Um hoping it's only one item. Um, and I my I may more likely will not be here, but we will be having the second meeting in September. That's the 25th. Uh, if that's the fourth Thursday. Yes,
it is. Y, thank you. Yep. That's it for me. Anything else? That's all matters. Nothing today. Uh, good deal. We're adjourned.