The most pressing topic during the meeting was the proposed comprehensive plan amendment CPA 25-04, which seeks to update Chapters 2 and 4 of the county’s comprehensive growth management plan. This amendment introduces definitions for “accessory dwelling units” as living quarters on single-family lots and “employee dwelling units” for non-residential properties, replacing outdated terms like “night watchman’s quarters.” The amendments also propose establishing new policies to consolidate existing criteria for ADUs, permitting them in future land use designations that allow single-family dwellings, excluding mobile home designations. EDUs would be allowed in land use designations that permit living quarters on non-residential properties.

The legislative process for the comprehensive plan amendment includes three public hearings, with the current meeting being the first. The subsequent hearings are scheduled for December 9, 2025, at the Board of County Commissioners and a final hearing anticipated in January 2026. Staff recommended approval of CPA 25-04, asserting alignment with the comprehensive plan and state statutes, with no more restrictive requirements before October 1, 2027. The Affordable Housing Advisory Committee also supported the recommendation.

A substantial portion of the discussion revolved around the implications of ADUs on the county’s sewage and water systems. Concerns were raised about neighborhoods lacking sewer systems and the potential for increased dwelling units without adequate capacity. It was clarified that the Martin County Health Department reviews permits for septic systems and adheres to state statutes, with a limit of 2,000 gallons per day for septic systems on single properties. The discussion included assurances that existing sewer system capacities are monitored, and the addition of ADUs is not expected to lead to issues, as not every property owner may opt to construct an ADU. It was emphasized that ADUs would not be counted as an increase in residential density but rather as part of the existing single-family dwelling.

Following this, the board discussed the land development regulations amendments (LDR 25-03) concerning ADUs. The proposed text amendments would replace the term “guest house” with “accessory dwelling units” in the glossary of terms and update permitted use tables to allow ADUs in all residential zoning districts permitting single-family homes, while excluding mobile home districts. New criteria for ADUs on residential properties would be added alongside existing criteria for EDUs on non-residential properties. The staff recommended approval of LDR 25-03, citing consistency with the comprehensive plan and Florida state statutes.

Clarifications were made about the potential for a single lot to contain both an ADU and an EDU. It was confirmed that only one ADU would be permitted per single-family dwelling, and EDUs would be allowed solely on non-residential properties. This distinction was emphasized to avoid confusion with existing texts that referred to accessory dwelling units exclusively on commercial properties.

The discussion revealed concerns about the terminology and definitions used in the land development regulations relative to the comprehensive plan. It was pointed out that the term “accessory dwelling unit” may be inconsistent with existing plan policies, which reference “night watchman’s quarters.” The comprehensive plan identifies specific future land use designations permitting such quarters, namely commercial marine waterfront commercial and industrial. Residential units are typically not allowed in industrial zones unless zoning districts permit residential use.

A member of the public, Nick Berkeley, expressed support for the ADU initiative, highlighting the need for affordable housing for younger generations and families. He suggested considering changes to size restrictions for homes, particularly advocating for the inclusion of tiny homes in agricultural zones as a viable future solution. Berkeley emphasized the benefits of ADUs in maintaining family proximity during challenging economic times.