The most notable matter at the meeting was the approval of conditional use permit number 7-2025, concerning outdoor storage in the Indian River City neighborhood commercial zoning district. The properties in question include a mini warehouse and commercial warehouse units, traditionally used for building trade services. Despite outdoor storage not being a listed use within the zoning district, it can be considered if appropriate conditions are established to protect surrounding properties. The board’s discussion centered on how these conditions could ensure compatibility with the neighborhood plan, which emphasizes buffering and screening between commercial and residential areas.

Key to the approval were the proposed conditions focusing on the restoration and maintenance of screening. The property on South Hopkins already had an eight-foot opaque fence, though it required restoration due to deteriorated screening inserts. The 3838 property, while fenced, did not possess an opaque barrier. The staff recommended several conditions, such as maintaining effective screening from adjacent properties, applying for building permits to restore the existing fence, ensuring outdoor storage remains orderly and below the height of the screening, and requiring paved surfaces for all storage areas to prevent soil or water contamination.

Throughout the discussion, a commissioner raised a question about the neighborhood plan’s historical allowance for outdoor storage as an accessory use under a light industrial zoning designation. The current request sought approval for outdoor storage as a primary use, which required a more nuanced approach to neighborhood compatibility. Staff clarified that although outdoor storage was removed as a permitted use in the neighborhood plan, it could still be allowed as an accessory use in existing light industrial areas. The applicant highlighted that while the maximum building height in the area is 35 feet, the outdoor storage must remain below the height of the screening fence, which stands at eight feet. Any fence exceeding this height would require special approval.

The dialogue explored whether the allowed heights for outdoor storage could be explicitly limited to ensure compliance with screening requirements. This suggestion was welcomed, and it was noted that a stipulation could be added to prevent outdoor storage from exceeding the eight-foot height limit. This condition served as a compromise to support business operations while adhering to the neighborhood plan’s intent to maintain a specific character and protect residential areas.

In the public hearing, Mr. Lloyd, the applicant, presented his case, providing historical context for the property, which once functioned as a lumber yard. He assured the board of appropriate screening, highlighting plans for a monitored gate and security cameras, and emphasized the property’s inaccessibility to the public. A vice chairman raised concerns about previous issues with another storage facility objecting to permanent fencing. Mr. Lloyd acknowledged these concerns, confirming that they would comply with requirements for opaque screening and make necessary improvements to the existing fencing. He also clarified that all storage would be under one ownership, with designated spaces for tenants needing secure vehicle parking.

The board’s decision to approve the conditional use permit came after a motion by Vice Chairman Childs, which was seconded and unanimously supported in a roll call vote. The approval included all the staff’s recommended conditions and confirmed the next step would be presenting the application to the city council on December 9th.