Uh good evening. Uh it's my pleasure to welcome you to the uh Thursday uh May 8th, 2025 meeting of the Indian River County Planning and Zoning Commission. And we'll call this meeting to order. And we'll begin with the uh pledge of allegiance, please. So please stand. I
pledge algiance to the flag of the United States of America and to the republic for it stands one nation indivisible liberty and justice for all. Uh thank you. Uh are there any additions
or deletions to the agenda? No, Mr. Chairman. Um we've got a new member. Would you do the introduction for Sure. Absolutely. for the benefit of the commission and all of this audience. I want to welcome our new commissioner uh Mr. John Campbell. We thank you for
your service and uh we we look forward to a good tenure here. Thank you. Thank you. And he is the district one representative. Yes. Uh great. So um uh the next item is the approval of the
minutes for the March 27th, 2025 meeting. Motion to approve. Second. All in favor? I I uh the minutes uh for uh March 27th, 2025 um have been approved. Uh we've got one
uh agenda item tonight and it is a public hearing. It is the Sage Cottage reszoning. So the Sage Cottage Land Company LLC's request to reszone approximately 13.2 2 acres from RS6
single family residential district to RM6 multiple family residential district. Um any declarations of expartite communication for this? Um seeing none, would anyone who would like to speak on this please stand
and be sworn in? Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth? Uh, and we'll begin with the staff presentation. Thank you, Mr. Chairman. Uh, for the benefit of the commission and those in the audience or who may be watching on
closed caption TV, my name is Patrick Murphy. I'm the chief of long range planning. Uh, as the chairman stated, there's only one agenda item on here, a resoning. This staff report and all its attachments were prepared and will be presented by our new long-range planner, Mr. Lawrence Andrews. And I'm going with
this further ado, I will turn this over to Mr. Andrews. Thank you, Mr. Murphy. Um, my name is Lawrence Andrews. I'm part of Long Range Planning. I'm the impact fee planner. And today we'll be going over the Sage Cottage Land Company resoning request from RS6 residential single family to RM6 residential
multifamily. I'll be beginning now. So, the site is located within the turquoise box on the map as seen in the slide. The area is to be reszoned to approximate or the reszone area that's 13.2 acres um of the larger 23.5 acre
parcel. It's located on the south side of Nin Street, also known as Oslo Road, approximately a half a mile west of 7th Road Southwest and a third of a mile from east of 20th Avenue Southwest. It's also roughly a mile away from US Highway
1 as seen on the map to the west to the east. This area is characterized by mixed pattern residential, public, and commercial industrial uses within the Indian River County. Across the street from the parcel is the IG recreation center um north across Oslo
Road. As seen on the zoning map, um the subject parcel is split zone. Um the upper half is already RM6 while the lower half is RS6. So, the property that's being reszoned is the 132 point acres on the south half of it.
Um, the subject of this reszoning request is to unify the entire parcel to RM6. Uh, the property is bordered by RM6 to the east and uh RS6 to the south and it's adjacent to commercial industrial zones to the north and
west as seen on the future land use map. um it is zoned or it's categorized as L2. So there is going to be no future land use change needed as RS6 and RM6 are both permitted within the L2 uh
area. RS6 single family residential district within its existing zoning um it's intended to provide areas suitable for lowdensity single family detached residential neighborhoods. It allows traditional single family residences at a moderate urban density up to six units per acre. Includes complimentary
neighborhood uses like parks, schools, and churches. Um, as seen below, the table goes over the principles of which RM6 contains. RM6 multifamily residential
district proposed zoning. Um the proposed zoning is intended to provide areas for suitable for lowdensity multif family residential development up to six units per acre. Allows diverse residential types including town homes, duplexes, apartments, condominiums, and single family homes. Uh ultimately, it's
serving as a transitional zoning between single family residential neighborhoods and a more intensive commercial or industrial areas. And as seen below is the principles of RM6 zoning. Reszoning request is consistent with the CI or yes CI future land use
designation. The property has an existing L2 low density residential uh future land use designation allowing residential development at a maximum of six units per acre. So the it's consistent with the L2 land use designation. The reasoning to arm 6 remains fully consistent with this
future land use classification located within the county's urban service area providing suitable levels of infrastructure to support lowdensity multif family development position along Oslo Oslo road and arterial transportation route ideal for multif
family residential uses and there uh no future land use amendment changes proposed or required as part of this request based off the analysis per chapter 902 of the land develment development regulations. Uh there's a criteria between A to G and we'll be
going over that now. Um so A in conflict with any applicable portion of the land development regulations. Um staff found that there's no conflicts found. Uh B is it consistent with all elements of the comprehensive plan. Staff found that within the future land use it's
consistent with objective five policies 1.4 1.43 and 5.2. Item C, is it consistent with existing and proposed land uses? The proposed ARM 6 zoning is consistent with the existing L2 lowdensity residential
future land use. So, no future land use amendment change is proposed or required as part of this request. uh in compliance with the adopted county theaphor plan item D staff found that it's located on nin side of Oslo or on the south side of ninth street also
known as Oslo road which is a designated major arterial roadway item E generate traffic would decrease levels of service adopted all roadwig segments within the area of influence would operate at acceptables level of service under a proposed arm six zoning
Continuing the analysis, item F sub um subject to change conditions exists that warrant an amendment. The Oslo road corridor has experienced increased development activity over the years um and as long with the as long along with the construction of the IG recreation
center across the street. So it meets the criteria. Item G would decrease levels of service established for sanitary su sewer, potable water, solid waste, drainage, and recreation. Staff found that it meets a criteria. The applicant may be required to pay connection and customary
fees. A more detailed concurrency review will be conduct conducted during the development review process if any development were to happen as the parcel is vacant. within section 910 of the land development regulations conditional
concurrent concurrency review of the resoning request based upon the most intense use. The most intense use most intense use under existing which is RN6 units per acre would be 141 units. The most intense under proposed
under RM6 is also 1441 units. So most intense use would stay the same. Continuing the analysis, item H result in significant adverse impacts on the natural environment. The total of 23.5 acres
subject parcel is undeveloped. Um a more detailed environmental analysis will be required when the site specific development proposal is determined. result in the orderly and logical development pattern specifically identifying any negative effects on such
pattern. Item I, it meets the criteria. The proposed amendment aligns with the comprehensive plan and all the surrounding land uses. Item J and conflict with the public interest and is in harmony with the purpose and interest of land development regulations.
staff found no adverse impacts to public welfare and finds that the request aligns with the purpose and intent of the land development regulations. Item K. Any other matters that may be deemed appropriate in review and consideration of the proposed amendment such as police protection,
fire protection, and emergency vehic medical services. All concurrency mandated facilities have adequate capacity to accommodate the most intense use under the proposed zoning district of RM6. So, in conclusion, the requested RM6 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. The subject property is dee deemed suitable for RM6 zoning and is ultimately
supported by staff. Recommendation is that staff recommends that the planning and zoning commission approve this request to reszone the subject property from RS6 to RM6 or RS6 to RMS six. Thank you. Thank you, Lawrence. Um any um commissioner
questions uh to Lawrence from on the right? Got one. Go ahead, Gavin. There was an amendment that came out yesterday afternoon. I read it. I reread it. What was Can you elaborate on what the
purpose of that was? I'm not really sure what amendment you're referring to came out from where it was a secondary email to be amended and attached to this from us agenda. I think you meant a law or a statute. Yes, sir. Um, yes. No, there was some typos
in the attachments, the maps. So, we amended those attachments to make sure you had the most up-to-date accurate data. some of the acreage numbers were were overlooked or the math didn't add up. So, it it didn't change anything materially within the staff report whatsoever. I was just curious because I
kept looking looking. Those amended maps appeared tonight. Yes, absolutely. Yes. Yes. Everything's up to date on the table. Yeah. The ones emailed to you by uh Mr. Sweeney were are all accurate. The table should be accurate now. Anything else on the right? Any
commissioner questions on the left? Yes, sir. I've got one. All right. I get Patrick, do you have any idea when when all this was zoned to RS6? Has it been RS6 for years and years and years and years? Uh, probably back to
1990. Okay. Will be my recollection of when this was I mean, it's been a different type of single family before that, but at that time, uh, some of the districts were recatategorized to the names you see them now, but it was been single family at least this second half of the parcel. the south half the front
house has been multif family for quite some time. Okay. Thank you. This is a public hearing so I will open the public hearing if you'd like to speak um either one of the microphones and uh name and address.
Good evening Mr. Chairman and members of the board. Um I am Rebecca Grohal with MBV Engineering 183520 Street in Vero Beach. I'm very pleased to be here tonight on behalf of the property owner which is Sage Cottage
Land Company LLC. I want to thank staff for the review and recommendation of approval on this resoning. I think this was a good example of an owner working with the county to find a suitable arrangement for this. That zoning has
been in place for a long time, but it's been under one ownership and the parcel currently does have a split zoning. So, this would simply modify that. Um, staff did a great job presenting it and I'm here to answer any questions you might have tonight and ask for your support
and approval. Thank you. Thank you. Anyone else? Steve Meyer. Uh, 2263 Megan's Ocean Walk Beach. Um, I'm not even sure this is the correct place to address it, but I'm a big advocate of having private property.
I think home ownership is common good. When I see multifamily housing, this doesn't dictate or suggest whether it's going to be rental property or condos. Um, I'd be all for condos. I couldn't care less. I don't think we need any more rental property in the county.
Thank you. Thank you. Anyone else? And seeing none, I'll close the public hearing. Uh, any additional commissioner questions on the right, on the left?
Call for a vote. Motion first. What's that? We need a motion. Motion to a call for a motion. Recommendation. Yeah. Thank you. Second. Second. All in favor? I opposed. It passes
unanimously. Uh, very good. Uh, commissioner matters. Any commissioner matters? Um, I have a question from a constituent for staff and um it's a two-part question and uh one question is
are there any maps uh county maps that show uh the year of neighborhood developments? Is there any place that somebody can go to find out what year these developments were started or made?
Um the short answer is no. We don't have a map that shows as each project developed what year it developed under. We actually do have a map that we've recently created that shows current development projects. Those those that were just approved and about to start construction or those that are under
construction. So it's sort of a working map. So as folks see construction like what is this? What's going on? There's no sign out. I don't understand what this is. they can call the planner of the day office and we have that map readily available to be able to show what it is, how many units, what what case number it was approved under or or
uh what BCC meeting but and a map with history on it should no we don't actually have that now and I mean if someone asks about a specific project we can certainly look that up and provide that information but not in a map form now. Um and by current you chairman day
can I answer that question? Yeah, you can go on the property appraisers website and go back by years. So if you know the property you're thinking of, then you can just go back on that map and see when it shows up. Okay. I think too if someone were to
come in or call into the county and say for instance the project that was supposed to be built on Dodger Pines on 26, if they were going to call and say where does that stand, you all would probably have record of what it is, how it is. Absolutely. Yes. Yeah. And even you know to Mr. Lander's point, a
property appraiser is going to tell you typically year built information. But if you look at a subdivision, the homes were built over period of time. So if you really want to know when that project got approved, when it got started, uh, one place is to look at the recorded plat, which is on the property appren's website. That'll tell you when
it got recorded. Doesn't always mean construction started. Sometimes it might lag behind, but we have all that information right at our our ready. Yeah. And by current uh current developments, what what what year what year frame um would that be? Anything
that's under construction that hasn't completely built out. Okay. Um so if it's gotten um a building permit or excuse me, a land development permit if it's a subdivision to start construction or if a building permit for a commercial development or a multif family development because those don't go to
the LDPs, we'll put that on that map and we'll keep that on that map until it builds out. So any So as long as it's actively under construction, we will keep that on. Now, if it's a subdivision that has 200 lots and it's taking a while to build them all, we might take it off. Yeah. But we'll keep it on there
for quite a period of time. Yeah. And his second question is um at at one point water management, the philosophy of how to water manage water within neighborhoods changed. For example, the um neighborhood I'm in is all open
ditches that that go to a lateral canal that goes to a bigger canal. When did the um the philosophy of having that central the big central retention pond when did that begin
roughly? That's a good stormwater engineering question. It's not exactly I'm not the subject matter expert in it, but I know that subdivisions since about maybe the mid to late 90s have been going with more of a stormwater pond collective approach rather than your old
style of development where you had a house with a horseshoe swale and all the drainage was brought to the road. Then you had a roadside swell and that eventually went to a ditch which went to a lateral. Um that style kind of went out sort of late 80s right around the 90s when the different environmental
acts started coming out from state constitution state legislation excuse me as when we had to collectively treat this water allow it to settle so that the nutrient loading didn't hit our rivers and streams. So I'm going to default back to the 90s when I saw this
development I'll actually start to take place with storm water treatment ponds. Yeah. Yeah. Yeah. So, I think my uh neighborhood began in probably the mid 80s and it was probably built out by the mid 90s, but at that point the decision had already been made to go with
ditches, open ditches. Mhm. Um Okay, that's that's good. So, just a little bit of background, the interest is that they're they're looking at um uh you know uh Indian River County was when I moved here in ' 82, most of it was
largely agricultural. you know, um uh and there's a mosquito species that breeds in there that's an excellent uh excellent uh disease vector. Um and when you switch, uh when they switch over to the central, it's a new species. It's
also excellent. And so they want to try and document the disappearance of the first species and the um re the um uh new species uh coming in and becoming dominant. So, I would recommend that they uh contact the St. John's River
Water Management District either by phone or through their website. They've got really really good records of when their large environmental resource permits were um instituted. Yep. As well as they're up to date on all the environmental legislation that came out
and when that switch would have taken place or even a a call to our public works engineering division. Uh probably the best person they could speak to is Matt Sooa. He's been doing engineering for about 40 years. Matt Matt Soya. S O Y K A. Yeah. Extremely intelligent
stormwater engineer. Um so that's at planning and zoning. Um he's in public works. Oh, public works land development. He's a a civil engineer stormwater engineer. Excellent. He has to actually work for the Melbourne Tilman Water Control District. He had his own engineering
company. Man, he's been around. He's he's the guy. Good. That'll get him off my back. Um any planning matters? No sir. Uh we will have a meeting uh the next time around. It's going to be a very interesting meeting. Um I'm I'm
hoping to be able to bring our um ear amendments before you. The the what the evaluation appraisal report. So updates and amendments to our comprehensive plan. Okay. I'm working on the report now and I'm shooting for uh the second meeting in June. Okay. I'm keeping my fingers crossed I'll be able to make
that. It's um about this thick of a binder I'm working on. So, and it's just me, so keep your fingers crossed. All right. It's so noted. Any attorney matters? No, sir. Excellent. We're adjourned.
All right.