Planning & Zoning Complete Packet

Planning and Zoning Commission Meeting · 2026-09-10 · agenda_packet

[1801 27th Street, Vero Beach (meeting location); not stated for specific projects; case SP-MA-25-01-01 / 2003110011-97212 and SP-MA-25-01-02 / 2024100009-97261 (for August 13, 2026, items); not stated for September 10, 2026, items] The document is a Planning and Zoning Commission agenda and staff reports for a meeting on September 10, 2026, at 6:00 PM in the County Commission Chambers of the County Administration Building, 1801 27th Street, Vero Beach. The agenda includes three legislative public hearings: Item 4A, a staff-initiated Land Development Regulation (LDR) amendment to create a new section of code for expedited permitting of qualified economic development projects and affordable housing; Item 4B, LDR amendments to Chapters 911 and 971 regarding the Professional Office (PRO) District; and Item 4C, staff-initiated LDR amendments to Chapter 901 regarding definitions, Chapter 914 regarding site plan review and approval procedures, and Chapter 926 regarding landscape and buffer regulations. The document also includes minutes from the August 13, 2026, meeting, which detail approvals of two Florida City Gas requests for administrative permit use approval for private limited utility facilities (connector regulator stations) on 82nd Avenue and 77th Street. No decisions are stated for the September 10, 2026, agenda items. The document does not state a specific address, parcel, acreage, or case number for the September 10, 2026, items. The August 13, 2026, minutes state the 82nd Avenue facility is in the CG zoning district and the 77th Street facility is in the A-1 zoning district, with case numbers SP-MA-25-01-01 / 2003110011-97212 and SP-MA-25-01-02 / 2024100009-97261, respectively. The document does not state any public comment or stakeholder sentiment for the September 10, 2026, items. For the August 13, 2026, items, commission discussion included clarification on safety requirements for the 82nd Avenue station and on differing landscaping requirements for the 77th Street site. The document does not state any business opportunities beyond the regulatory changes described. [case not stated (Ordinance 2026-____)] This document is a staff report and draft ordinance for a legislative public hearing before the Indian River County Planning and Zoning Commission (PZC) on September 10, 2026. The proposed ordinance (Ordinance 2026-____) is a staff-initiated amendment to the County's Land Development Regulations (LDRs), amending Chapter 901 (Definitions), Chapter 914 (Site Plan Review and Approval Procedures), and Chapter 926 (Landscape and Buffer Regulations). The amendments would: 1) add a definition for xeriscaping; 2) establish density bonus provisions for developments providing affordable and/or workforce housing (up to 20% above the maximum land use designation for affordable housing, up to 10% for workforce housing); and 3) provide a process for qualifying affordable housing developments using 100% xeriscaping to request reductions to certain landscape and buffer requirements. The PZC is to make a recommendation to the Board of County Commissioners (BCC) to adopt, adopt with modifications, or deny the proposed ordinance. Staff recommends that the PZC recommend adoption. The ordinance was advertised in the Press-Journal on September 20, 2026, for a public hearing before the BCC on October 6, 2026. No specific project site, address, parcel, or acreage is stated. No public comment or stakeholder sentiment is stated in the document.