e e e e e e e e e e good evening and welcome to the um Thursday June 13 2024 uh meeting of the Indian River County Planning and Zoning commission uh we'll uh call this meeting to order and begin with the Pledge of Allegiance please algi to the flag of the United States of America and to the rep for it stands one nation under God indivisible with liberty and justice for all thank you um any additions or deletions to the agenda no sir none um so uh we' have two sets of minutes to approve uh the first set of minutes is the April 25th 2024 minutes appr second uh all in favor I uh oppose the second set is the May 9th uh 2024 four uh set of minutes motion to approve second all in favor I I oppose uh both sets are approved unanimously uh tonight we have uh two public hearings uh the first public hearing is a patriot Response Group llc's request to rezone approximately 9.91 Acres from CG General commercial to District to CH heavy commercial District um any uh Declaration of expart communications for this uh and uh we'll swear in anyone who would like to speak on the first public hearing and the second public hearing now do you swear or affirm to tell the truth the whole truth and nothing but the truth yes um staff presentation of patriot Response Group good evening board my name is is Cindy Thurman senior planner longrange planning for the record this first request is Patriot Response Group LLC request from CG to CH the property contains 9.91 acres and is located on the west side of highway US1 east of Old Dixie Highway this property is currently zoned CG General commercial purpose of this request is to reone the property to CH heavy commercial to develop the site with uses permitted that are more suited for storage distribution contractor and building trade facilities surrounding land use pattern consists of mixture of commercial to the North Industrial land to the west across the FEC railroad tracks and Old Dixie Highway with the nearest single family development to the southeast across US Highway W at Grand Harbor look CG General commercial District designed for General retail Comm commercial uses with no warehousing intended to provide for development of General retail sales and selected service activities prohibits outside storage and limit Self Storage to three acres the CG zoing district is not intended to provide for heavy commercial activities such as outside commercial service uses heavy repair services or industrial uses a comparison in the chart here you can see the minimum lot area minimum lot width and the minimum uh the setbacks for both seing districts next you'll see the zoning map you'll see here the uh three the subject property to be rezoned which consists of three Parcels they're in the uh orange in the middle and you'll note that the uh proposed zoning is CH which you can see there is a budding to the South and present there on the east side the next map is our future land use map the red is the existing commercial industrial future land use designation and then the proposed zoning CH is our heavy commercial zoning District which is intended to provide for areas for establishments engaging in wholesale tra trade major repair services and restricted light manufacturing activities provides for Support Services necessary for the development of commercial and Industrial uses uses allowed within other non-residential zoning districts and as we always look at we always have to make sure when we look at zoning amendments we always make sure that they are consistent with our fruit future land use layer this resoning request is consistent with the commercial industrial future land use designation the commercial industrial featured langage designation is always intended to provide areas for development of Industrial and Commercial uses designation is located in areas with suitable levels of service and infrastructure for urban scale development designation is located along major transportation routes and separated from residential areas no future Lane use Amendment change is proposed as part of this request since this request is consistent and is within the existing Future latest designation of commercial industrial and next we have to do our analysis per chapter 90212 3 which requires us to look at items a through K as reviewed criteria and whether or not this amendment is in conflict with with any of the applicable portions of the Land Development regulations we've looked at this and this request is not inconsistent with any of the ldrs item B is it consistent with all the elements of the comprensive plan specifically is consistent with the policies 1.17 1.18 and 1.43 item C consistent with the existing proposed land uses as we just talked about the proposed C zoning is consistent with the existing underlying commercial future land use designation so again no future land use Amendment change is proposed as far as this request is it in compliance with the adopted County thoroughfare plan the main access for the site is from US Highway 1 will it generate traffic that would decrease level Service as adopted all roadway segments within the area of influence have been looked at and the acceptable levels of service under the proposed stage zoning have not been deemed to be decreased next one so item F subject to change conditions exist a warrant of an amendment uh recent development Trends have been brought have brought an increase in storage distribution contractor and building trade facilities we found that the subject has warranted conditions exist to Warrant an amendment item G would decrease levels of Service established for sanary SE poble water Solid Waste range and Recreation the applicant may be required to pay a connection fee but a more detailed concurrency review will be conducted during the development review process we're also required to look at highest and best most or most intense use but pursuant to section 91.0 07 of the land vment regulations the size of the area to be reson the 9.91 Acres would yield the most intense under the existing zoning the same square footage for retail as it would for wholesale and see that in that chart we continue on with our analysis item H with this result in the significant adverse impacts on the national environment we would not anticipate that this under this proposed development that there would be uh any impacts envir but when the development is is proposed a more detailed environmental analysis based on the site specific development would be conducted item I would this result in an Orly logical development pattern specifically identifying a negative we have not found anything and that this would uh result in surrounding logical land uses provide for logical and Orly development pattern item J was this be in conflict of the public interest and is in harmony with purpose interest of Land Development regulations this request is in harmony item K any other matters deemed appropriate review and consideration propos as police protection fire protection mer Medical Services all concurrency mandated facilities have adequate capacity to accommodate the most intense use under the proposed zoning District so in conclusion this requested CH zoning district is compatible with surrounding area consistent with the goals objectives and policies of the County's adopted Comer plan in is consistent with the Count's ldrs deemed suitable for CH zoning and supported by staff and the recommendation is the staff that the pling zoning commission recommended the boorder of County Commissioner's approval of this request to rezone the IC property from CG to CH thank you Sydney um any commissioner questions any questions to the right none any questions to the left Mark quick one I hope um I guess you'd consider this an up zoning and U although the two classes are two zoning classifications are very close uh does up zoning throw any red flags up although and this is part partially a question for the lawyer um attorney whatever she likes to be called uh do uh is this kind of an automatic thing for us since it meets all the all the requirements yes it it really pretty much is if it's me if it's met all the requirements you have to have some sort of basis saying that you know there wasn't a requirement that was met in order for us to deny it so at this point it's met all from a legal standpoint it's met all the requirements that it needs to meet um per the threshold thank you you got on the left okay this is a public hearing so we'll open the public hearing anyone like to speak on this seeing none we'll close the public hearing and um any additional questions or call for a motion motion to approve second uh all in favor I oppose uh passes unanimously our second public hearing tonight is uh Mr jod Miller's request to rezone approximately 1.45 Acres from IL light industrial district to CG General commercial District um any expart Communications participants have been sworn in so staff presentation okay this might look very familiar this property contains 1.45 acres and is located again on the west side of US1 east of Old Dixie Highway this property is currently zoned ilil light industrial zoning and the purpose of this request is to rezone the property to CG General commercial zoning and develop the site with uses permitted that are more suited to retail Sal sales and selected service activities the surrounding land use pattern consists of mixture of commercial to the North Industrial land to the west and single family development to the east so here in the zoning map you'll see it's the first partial there in the purple and you'll notice that the requested zoning is there North AB buding which is there in the orange CG it's also there to the east again our future land use map is showing the CI commercial industrial future land use in the red and our subject parcel is there in the middle in the red a look at the existing light industrial zoning District this is intended to provide for limited manufactured and Industrial Services it's more designed to promote the establishment of employment centers that are located close to Urban resources services and Facilities located in areas with an available labor force and a local industrial and business markets while minim Iz in the potential for adverse impacts upon upon nearby properties uh here's the chart again where you can look at the differences between minimum lot area minimum lot width and the setbacks here's the proposed zoning again very familiar what we just looked at designed for General retail with no warehousing intended to provide for the develop General retail sales and selected service it again prohibits the outside storage limit Self Storage to 3 acres and again CG is not intender to provide for heavy commercial activities any outside uh commercial service uses any heavy repair services or any industrial uses and then again as we always do we make sure that it's consistent with the future land use designation as I went through before the commercial industrial future land use uh this is part of an established commercial industrial future Lage node uh designations 10 provide for the areas for development of industrial commercial uses uh with suitable levels of service and infrastructure for urban scale development located along major transportation routes separated from residential areas and again no future Lan Amendment changes proposed part of this request again we've got to go through uh items a through K of chapter 90212 Section 3 is this in conflict with any of the Land Development regulations we have not found it this request to be in conflict with the Land Development regulations is it consistent with all the elements of the comprehensive plan it is consistent with policies 1.17 1.18 and 1.43 is it consistent with the existing proposed land uses yes it is no future Lan use is proposed as part of this request is it in compliance with the adopted County thoro plan yes it is it main access is from Highway US1 generate traffic which would decrease levels of service as a adopted all Redway segments within the area of influence would operate an acceptable levels of service under the proposed CG zoning item F subject to change conditions again economic conditions have transitioned this area to be more conducive for CG due to the presence of the existing General commercial zoning already in the area personal assemblage is problematic in this area which would limit the development of light industrial uses and if you recall back how it describe what light industrial was used and item G would decreased levels of Service established for sanitary sewer potable water Solid Waste drainage uh applicant may be required to pay connection fees and again a more detailed concurrency review will be conducted during the development review process a quick look at section 9107 again the best most intense use under the most intense use under CG we'd be looking at 14,500 Square ft of retail commercial item H with this result in significant adverse impacts in natural environment we do not believe that there will be any adverse impacts but again an analysis when there's site specific development proposal uh a more specific one will be done item I result in the orderly logical development pattern as there is uh the requested zoning classification present we do believe that this will provide for a logical and orderly development pattern is this in conflict of public interest in harmony with the purpose interest land development regulations yes it is in harmony with the purpose and inent Land Development regulations and item K any other matters deemed appropriate in review all concurrency facilities adequate capacity accommodate the most intense use under the proposed zoning District so in conclusion uh the request of CG Zing district is compatible with surrounding area consistent with the goals objectives and policies of the County's adopt a Comm plan is consistent with the County's Land Development regulations deemed suitable for CG Z in supported by staff and the recommendation is the staff recommends that the P zoning commission recommend to the board of County Commissioner's approval of this request to reone the subject property from iel to CG thank you Sydney any uh commissioner question to my left Mark quick one I hope um this uh is I noticed a couple things uh it could be residential rm8 is that right and can be retail with those even though it's tiny it's a tiny parcel would either of those things trigger a traffic study or a look at traffic so anytime there's an increase in what was previously proved on there there is an exist there is an existing site that's in existence there I believe it's just parking right now um the applicant intends to do a racket club on this so they're expanding their existing use from the previous property to onto this property but to your question yes the commercial District does allow for uh residential multif family assuming that um it's in either a PD or in Med zoning or it allows for that um if it trips our traffic warrant analysis which would be over a certain trip threshold then it would require a traffic study but at this moment in time for this application it for what is proposed going forward if it actually makes it to the uh Racket Club that would not signal a traffic warrant analysis but there's nothing says it has to remain correct and at that time if anything else comes in um when they actually submit a site plan then it would go through and if it does trip I believe the trips are 400 if it goes over 400 trips then it would require a traffic study thank you you good Mark okay any on the right no this is a public hearing we'll open the public hearing for public comment seeing none we close a public hearing um additional questions or a motion motion to approve second motions approved second all in favor I I oppos uh passes unanimously uh commissioner matters any commissioner matters none uh any planning matters yes for the second meeting on June 27th we're actually looking to cancel that um so just want to give you guys a heads up um any idea of July at this point for uh not that I'm aware of yet but we still do have some time for any applications to come in very good any attorney matters can I just inquire what two dates are the July dates really quick uh Andy do you know know the 11th the 11th okay thank you yeah there's only I believe there's only we usually only hold one in July so the 11th if if it makes a meeting that may or may not be Bill okay that's all very good we're adjourned thank you e