Mics are on. >> Okay. Good evening. Welcome to the local planning agency for May 21st. First thing on the thing is approval of minutes. Can I get a Can we do it all at once or we have to do it separately? >> Separately, please.
>> Okay. Chairman, I'd like to move that we approve the minutes for March 5th, 2026. >> And I got a second. >> I second. >> All in favor? >> I >> I. Any opposed? >> Approved unanimously. March 19th. >> Mr. Chair, I'd like to make a motion to
approve the minutes for March 19th. >> Can I get a second? >> A second. >> All in favor? >> I >> I. Unanimous. >> April 16th. >> April 16th. The minutes for that board meeting. Um, I'd like to get an a motion
to approve those minutes. >> Can I get a second? >> Second. >> All in favor? >> I. Any opposition? No. Okay. Unanimously. Thank you. Okay. >> Joe, do you have any questions?
>> I do. I'm not familiar with everybody on the board. I don't know that gentleman over there. >> Howard Brown. >> Howard Brown. >> Dr. Howard Brown. >> My name is Joe N. It's nice to meet you, sir. I know this guy. I know this guy. And I just met this guy. So, >> okay. >> I think I'm up to speed. >> You're representing Jensen Beach, correct? >> Yes.
>> I just one. >> Um, so first one up, PH1 CPA25-03, P3 public facility with clinic LUM. This is uh is this quasi judicial? No,
the next one is okay. Miss Nabi. >> Good evening, members of the local planning agency. My name is Jenna Nabi, senior planner with the growth management department. With me is Clyde Doulan, our comprehensive planning administrator. And before you this evening is a request for a future land
use map amendment for property that is located east of the intersection of Southeast Rumpy Street and Southeast Willoughby Boulevard. The site is directly adjacent to Sailfish Splash Water Park and is just south of the Martin County Public Safety Complex. On
October 21st, 2025, the board of county commissioners approved a resolution to initiate a future land use map amendment for this property to change the future land use designation from institutional general to commercial office residential.
This is an aerial photo of the subject property. It is 2.66 66 acres in size and it is part of a larger roughly 9 acre parcel that Martin County has owned since October of 1990 and Martin County Board of County Commissioners are the
applicants for this project. This figure shows the existing future land use map which has the institutional general future land use designation. And this is the proposed future land use map with the commercial office residential district.
When evaluating each future land use map amendment request, the board of county commissioners must consider these four criteria that are outlined in section 1.11 of the comprehensive growth management plan. And during staff's review of these four criteria, we found
that three of the four criteria have been met to make a positive finding for this future land use map amendment. >> Do you want to tell us which one did not? Sure. The one criteria that had not
been met was that um this criteria C here, which is the proposed change would correct what would otherwise appear to be an inappropriately assigned land use designation. And for that one, since it is county-owned public property, uh the
institutional general is an appropriate designation. So, it's not necess this request is not necessarily correcting an inappropriate designation. I have a question. >> Well, we'll do questions after the presentation. >> One moment.
>> So then moving along in Florida statute section 163.3177, there are two different sets of criteria that are used to judge whether a future land use map amendment discourages the
proliferation of urban sprawl. So staff analyzed both sets of these criteria and in the first set of uh 13 criteria, staff concluded that the proposed amendment complies with 13 out of the 13 sprawl criteria to discourage the
proliferation of urban sprawl. And in our analysis of the second set of criteria, staff concluded that the proposed amendment meets eight out of eight criteria to determine that the application discourages urban sprawl. Oh, I'm sorry. I skipped
policies. >> Sorry. >> Go ahead. >> No conclusion. And so with that, staff recommends approval of the future land use map amendment from institutional general to commercial office residential for the 2.66 acre subject property. That concludes our presentation.
>> Thank you. Mr. Brown, do you have any questions? >> No, sir. Uh maybe two. Um I I I understand we don't want to get into the the concept of specifically
changing um for a future use, but but why does a clinic not come under an institutional land use? And as far as I understand, there is no residential component of it.
So why change from institutional to core? >> That's miss uh good evening members of the board. Paul Schilling, growth management director for the record. So um the nuances of the land use and zoning are
are unique in respect to the institutional and the proposed core. Um the core allows for a variety of uses. I believe the next hearing we will discuss the proposed zoning which is the CO district and there are um medical issues
medical permitted uses associated with that as well as potentially uh private sector meaning a doctor's office some something >> that's not necessarily institutional >> but but won't the county retain ownership of the property? >> Yes, sir.
So are that's really an issue between the institutional land owner and the the eventual user. >> Go ahead. >> I mean there other there are other campuses in the county that that that aren't core.
>> If I may you just explain core. >> Yeah. Before I do though, let me uh directly answer uh the question. The institutional land use designation is intended for public facilities. So if this is to have any private component
forprofit, it can't be on institutional. >> Okay? >> Institutional typically where you find school facilities, um buildings like this one, um parks or or storm water facilities or prisons or
the the public safety complex that's far a little bit to the north. You could have um a building department, you know, a variety of public institutions uh that as long so long as they're not forprofit. And if you have a for-profit
medical operation on campus or on the site in addition to a notfor-profit operation, it can't be in the institutional land use designation. But the commercial office residential is a land use designation that permits
residential units as well as office space. It does not it has it prohibits most retail. It permits a small amount of retail that is that is ancillary to the office use but primarily it's intended for doctor's offices, dentist
office, um real estate, you know, office traffic and andor residential. You can have just residential, you can have just office, or you can have a combination of the two in the commercial office, residential future land use designation. >> Okay. Thank you. Go ahead.
>> Uh do you want to explain core now so that we're all up to speed so our news member would understand what core means? >> Commercial office, residential, and and there's a hyphen there between the commercial
office and residential. It's it's it's really a commercial office, not just any old commercial. Um, and you'll see in the next presentation a discussion of the there are three different zoning districts that implement the commercial office residential future land use
designation and we'll get into what's permitted in those zoning districts. >> Okay. >> In that next presentation. >> Joe, your turn. >> Well, since I am new, I'm I'm like a complete newbie. What is the nuance between the one zoning effect and the other zoning effect? What's the
significance of the difference and and why is it necessary? >> Do you mean between this presentation and the next presentation? >> Yeah, I mean it's like we're trying to change it from one designation to another. So there must be some significance to that. What what is the what is the difference? Because they seem very similar to me from the limited
amount of time I've had to research this. >> I'm sorry. Are you asking between the the institutional and the commercial office residential? Okay, as I said, institutional would allow a a variety of intense uses that are not for-profit
county facilities, state facilities, school board facilities. Commercial office residential is really intended for the private sector. You can have public facilities in the commercial office, residential, but as I said, it it allows you to have residential at 10
units to the acre or or medical office or or real estate office, dental office, what have you, or some combination of the two. You could have actually a mixed use of sorts where you have office space and residential space on the same and you can it's all for profit in that
situation in the commercial office residential option >> and yet the county will still maintain ownership of their so we'll be leasing it to other people to be able to make money. Is that the deal? >> It can have both public and private facilities. we in growth management
aren't in privy to and involved in the the lease issues and the the contractual issues. Uh >> so in the event we don't change the zoning then it will not be able to be used for a forprofit private. >> That's right. >> Okay. >> Can I ask a question? >> Yeah, go ahead.
>> Um does the county own any other properties that are zoned core or land use designation core and zone core? >> Yeah, down on Tower Drive. I can think of one right now. Okay. Any other questions, Joe?
>> Rob? No. >> No. Rick? Nope. >> Uh, and I have none. >> Can I make a motion to approve? >> You can make a motion to approve. >> I do. >> Okay. Can I get a second? >> Members of the public. >> Public.
Can I get a second, please? >> I'd second that motion. Public here. >> Okay. Is there any discussion on the motion? >> Seeing none, all in favor? I >> I opposed. >> Passes unanimously. >> Thank you.
>> Okay. Next one. P3 public facility with clinic reszoning. This is quasi judicial. >> I have no exparte communication. >> Do you have any exparte communication, Joe? >> I do not. >> No. >> And I have none either. There's no
intervenors. Okay. Okay. For members of the public >> and all parties who are going to give testimony, please stand. >> Raise your right. >> Raise your right hand. Do you swear or affirm that the evidence we're about to give will be the truth, the whole truth, and nothing but the truth?
>> Okay, I do. >> Okay. And you are handing in >> a copy of the agenda packet for this item. And my work history has been turned into the clerk. >> And there's no notice that needs to be given for this, correct? or is there
>> there was public notice provided for both of these public hearings and uh that those materials are included with the agenda for this item. >> Thank you. Please present. >> All right. Thank you. Again, for the record, my name is Jenna Nabi, senior planner with the growth management
department, and this is a request for an amendment to the zoning atlas of Martin County for a 2.66 66 acre property that is located east of the intersection of Southeast Runy Street and Southeast Willoughby Boulevard. This is a request that is uh concurrent
with the future land use map amendment that you all just heard. And the uh change to the zoning district proposed in this application is from the PS2 public service district to the commercial office CO zoning district.
The proposed CO zoning district does implement the core future land use designation and we'll get into that a little bit. Again, this is an aerial of the subject property. It is 2.66 acres in size and it is part of a larger 9 acre property
that Martin County has owned since roughly 1990. As stated previously, there are three different zoning districts that implement the commercial office residential feature land use designation. That is the CO, the core one, and the core 2 zoning districts.
There's a brief synopsis here about what the um intended purposes are of each of these zoning districts. And worth noting with the CO commercial office district proposed in this resoning, it specifically excludes residential uses
within the zoning district. The CO district permits fewer less intense uses than the core 1 and core 2 districts. And uh found in the LDRs is the full table of permitted uses. But here
in the development standards table, there's a comparison of the existing PS2 zoning district and then the uh CO core 1 and core 2 districts. So if we want to do a comparison between what's currently permitted and what's proposed with the
CO zoning district, they're roughly the same for the minimum lot area and the minimum lot width. They both exclude residential uses and hotel uses. the uh building the maximum building coverage in the CO district is less than the um
maximum building coverage under the PS2 district and the maximum building height under the CO district is 30 ft which is less than the maximum permitted under the PS2 existing zoning district. It's just a little comparison.
This is the existing zoning atlas which shows the subject site has a PS2 zoning district. Uh the properties around here that don't have any color designated to them are all within the city of Stewart jurisdiction. So just in case you're
wondering why you don't see colors on those properties. And this is the proposed zoning atlas change with the commercial office CO district assigned to it. Then again, just for comparison's sake to get your bearings, you can see how much of the property is surrounded by
the city of Stewart municipal boundaries. So within the comprehensive growth management plan, it requires that Martin County shall reszone individual parcels to the most appropriate zoning district consistent with the land development
regulations pursuant to policy 4.4A1. And when evaluating um amendments to the zoning atlas, there are uh under section 3.2E2 of the land development regulations, there are seven different standards uh for reviewing these amendments. And
during staff's review of these seven standards, we found that they this request complied with the uh requested standards. And with that, staff recommends approval of the reszoning of the subject property from
the PS2 to the CO district. And that concludes our presentation. >> Rick, any questions? >> No, sir. >> Joe, any questions? >> I'm curious, what is it that has instigated this interest in changing the zoning? Is there already a proposal on the board that's that's coming forward
for doing something to to develop this property some way? want to do it >> or is this just like in case something happens kind of thing? >> Uh Paul Shelling again for the record. There are conceptual plans and uh for a
clinic uh that would be uh available to county employees and other uh employees in the county's jurisdiction just as we have now. Um, and then with a private component, whether that be a medical lab or some kind of ancillary service to
that, but that is conceptual in nature and that's not part of this application. But this reszoning um would facilitate generally those permitted uses >> and so that would be like Cleveland Clinic say coming in and wanting to put a clinic or something there or would
this be something that would be separate like volunteers in medicine or >> Mr. Chair, if I may interrupt for a moment. Um, Miss Niss, we have to be somewhat cognizant um to avoid discussion of um the the actual or specific uses for this property um at
this phase in the process. Um it would be appropriate to discuss the the permitted uses um but as Mr. Schilling indicated, any conceptual plans um wouldn't necessarily be appropriate for conversation at this stage of the
process. >> I appreciate that. I'm just trying to, you know, wrap my head around exactly what what instigated the possibility of changing the zoning and I was just using those as examples of something I can relate to that, you know, to find out what the parameters would be. But thank you for correcting me.
>> Any other questions, Joe? >> No, I'm good. Jim, >> I I just it it begs the question when we have a sort of a a Martin County owned piece of property surrounded by city. Um
how how aware are we of the concurrency zoning implications to the city of Stewart? Um is that something that we really take into consideration when we have a parcel that is surrounded by by another municipality?
We did take into consideration the the built environment. >> Yeah. >> Uh surrounding this site. Uh the county building department and the and the uh health department are located south of this of Runkey Street in the city of Stewart. Those are wellestablished
long-term public facilities that are institutional and and conduct business every day. Uh likewise, there's the water park which is in the county. uh not in the city which is a recreational
and fairly intense use. Um, and you know to to the southeast there is a hospice and uh farther to the east there are directly to the east of this subject site and let's move the cursor here >> there is an FPL substation which is a
very long-term uh utility that is that is not going to be uh impacted by this particular use and this and vice versa. So, we did take into consideration, we didn't go into a lot of detail in the in the presentation here, but we did take into a lot of
consideration the changes in land use that have happened via the annexations and the uh encompassing city of Stewart and the development that has happened in the city of Stewart. Uh, and this we
feel fits and is compatible with the the surrounding urban area. >> Any others? >> No. No sir. >> No question. >> And I have no questions. >> Can I get a motion? >> I make a motion to approve the zoning change.
>> Can I get a second? >> I second. >> I have a motion. I have a second. All in favor? >> I opposed. It passes unanimously. Thank you. >> Thank you very much. >> Okay. Thank you. >> Uh >> Mr. Schilling.
>> Mr. Chairman, thank you very much. Uh, so we will not have an early June meeting, but we do have a couple agenda items for June 18th would be our next meeting. >> I'll be here. >> Plan to be here. >> June 18th. >> Yes, sir. Okay. Thank you.
>> Joe, will you be here on June 18th? >> Oh, good Lord willing. And the creek don't rise. Rick, don't know. >> You don't know. >> We're all We're old. Sometimes we don't know if we're going to be here tomorrow. >> And on behalf of the county, welcome, Miss Niss. We appreciate your you being
a part of the local. >> Well, with all due respect, I think I was kind of sandbagged into it, but I'm glad to be here. >> If there's no other business, we are adjourned. >> Good evening. >> Thank you. >> Good evening. >> All right. Morning.