Planning and Zoning Commission Meeting
Indian River County
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Planning & Zoning Complete Packet
[Beach Cove Phase 2: 99th Street, approximately 1,800 feet west of US Highway 1. West Oslo Overlay District: east limit of 58th Avenue SW, west limit of 90th Avenue SW, north limit of 5th Street SW, and south limit of 13th Street SW. Meeting location: County Administration Building, 1801 27th Street, Vero Beach.; case Beach Cove Phase 2: SP-MA-23-05-12 / 96040173-94245. West Oslo Overlay District: not stated.] The document is a Planning and Zoning Commission agenda and staff reports for a meeting on September 24, 2026. It includes multiple items: a request for preliminary plat approval for Beach Cove Phase 2, a mobile home subdivision; a request for a recommendation on Land Development Regulation amendments for the West Oslo Overlay District; and minutes from a September 10, 2026 meeting that include recommendations on an Expedited Permitting Ordinance, a Professional Office (PRO) District Ordinance, and an Affordable Housing Ordinance. The document does not state a final decision on the Beach Cove Phase 2 or West Oslo Overlay items, as they are scheduled for the September 24, 2026 meeting. The September 10, 2026 minutes state the Commission voted unanimously to approve staff recommendations for the Expedited Permitting Ordinance, the Professional Office (PRO) District Ordinance, and the Affordable Housing Ordinance with an amendment to change the workforce housing density bonus from 10% to 20%. [case Ordinance 2026-____] The document is Ordinance 2026-____, which amends Indian River County Land Development Regulations to create the West Oslo Overlay District (WOOD). The overlay district boundaries are described as an east limit of 58th Avenue SW, a west limit of 90th Avenue SW, a north limit of 5th Street SW, and a south limit of 13th Street SW. The ordinance establishes regulations for uses, parking, gas stations, general development, subdivision and multi-family development, street and sidewalk design, open space, street landscape, building and facade standards, lighting, and architectural design standards within the overlay. It also identifies specific commercial/industrial nodes, including Oslo Road/43rd Avenue, Oslo Road/27th Avenue, Oslo Road/20th Avenue, Oslo Road/I-95 and 74th Avenue, and Indian River Memorial Hospital and Commercial/Industrial Node. The document does not state a specific applicant, case number, decision, or key dates beyond the ordinance number. No public comment or stakeholder sentiment is stated in the document.
- Board:
- Planning and Zoning Commission Meeting
- Date:
- 2026-09-24
- Type:
- Agenda_packet
- Decision:
- Beach Cove Phase 2: Staff recommends approval; decision not stated (scheduled for September 24, 2026 meeting). West Oslo Overlay District: Staff recommends the PZC recommend adoption; decision not stated (scheduled for September 24, 2026 meeting). September 10, 2026 minutes: Approved staff recommendations for Expedited Permitting Ordinance, Professional Office (PRO) District Ordinance, and Affordable Housing Ordinance (with amendment to change workforce housing density bonus from 10% to 20%).
- Address:
- Beach Cove Phase 2: 99th Street, approximately 1,800 feet west of US Highway 1. West Oslo Overlay District: east limit of 58th Avenue SW, west limit of 90th Avenue SW, north limit of 5th Street SW, and south limit of 13th Street SW. Meeting location: County Administration Building, 1801 27th Street, Vero Beach.
- Applicant:
- Beach Cove Phase 2: Beach Cove Owner, LLC (Applicant); Kimley-Horn & Associates, Inc. (Agent). West Oslo Overlay District: not stated (staff-initiated).
Planning & Zoning Complete 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.
- Board:
- Planning and Zoning Commission Meeting
- Date:
- 2026-09-10
- Type:
- Agenda_packet
- Decision:
- not stated for September 10, 2026, items; approved for August 13, 2026, items (Florida City Gas requests)
- Address:
- 1801 27th Street, Vero Beach (meeting location); not stated for specific projects
- Applicant:
- Staff-initiated (Indian River County Planning and Development Services); Florida City Gas (for August 13, 2026, items)
Planning & Zoning Complete Packet
The document is a Planning and Zoning Commission agenda and staff memoranda for a meeting on August 13, 2026. It includes two separate requests by Florida City Gas for administrative permit use approval for private limited utility facilities (unmanned connector regulator stations). The first is on 82nd Avenue, and the second is on 77th Street. The staff recommendation for both is to grant approval with a condition to install all required landscape improvements prior to issuance of a certificate of occupancy. The document also includes minutes from a June 25, 2026 meeting, which include a rezoning request for a 10.4-acre property, but no decision is stated for that item. The document does not state the final decisions for the August 13, 2026 items, as they are agenda items for that future meeting. Public comment sentiment is only stated for the June 25, 2026 meeting, where the applicant's attorney spoke in favor of the rezoning, and no opposition is recorded.
- Board:
- Planning and Zoning Commission Meeting
- Date:
- 2026-08-13
- Type:
- Agenda_packet
- Decision:
- For the August 13, 2026 items, the staff recommendation is to grant administrative permit use approval with a condition. The final decision is not stated in the document. For the June 25, 2026 rezoning, the document does not state a decision.
- Address:
- 82nd Avenue site: south of State Road 60 and north of 16th Street on the east side of 82nd Avenue. 77th Street site: east of 58th Avenue on the north side of 77th Street. June 25, 2026 rezoning: east side of U.S. Highway 1, adjacent to 61st Street.
- Applicant:
- Florida City Gas for both 82nd Avenue and 77th Street sites. Valerie Balfe and William Wagner for the June 25, 2026 rezoning.
Planning and Zoning Commission Meeting
The Indian River County Planning and Zoning Commission met to review zoning matters. The commission discussed two requests from Florida City Gas for administrative permit use approval for private utility projects. These projects involve unmanned, restricted access connector regulators on small parcels. One parcel is .096 acres with A-1 Agricultural zoning, and the other is .09 acres with CG General Commercial zoning. Both projects have minimal proposed building and impervious areas and will not include bathroom facilities.
- Board:
- Planning and Zoning Commission Meeting
- Date:
- 2026-08-13
- Type:
- Meeting
1. Location Map
Planning and Zoning Commission Meeting listed this item on its agenda for 2026-06-11 in Indian River County. The posted record gives the item title and nothing else, so there is no site, no size and no applicant on file for it yet. Local businesses that want to follow it can open the official agenda link above and watch for the fuller write-up the body posts as the meeting gets closer.
- Board:
- Planning and Zoning Commission Meeting
- Date:
- 2026-06-11
- Type:
- Agenda_item
1. Prior to the issuance of a site certificate of occupancy for each phase, the applicant shall:
Planning and Zoning Commission Meeting listed this item on its agenda for 2026-06-11 in Indian River County. The posted record gives the item title and nothing else, so there is no site, no size and no applicant on file for it yet. Local businesses that want to follow it can open the official agenda link above and watch for the fuller write-up the body posts as the meeting gets closer.
- Board:
- Planning and Zoning Commission Meeting
- Date:
- 2026-06-11
- Type:
- Agenda_item
1. Project Area: 6.89 acres
A project is planned for an area of 6.89 acres. The specific details of what is proposed for this land, including its current use or zoning and its intended future use or zoning, are not provided in the available information. This item is currently under review by the Planning and Zoning Commission. The project, once details are finalized, could involve site preparation, grading, utility work, and construction. Local contractors, trades, suppliers, and service providers are encouraged to monitor this project's progress. Engaging early, before final site plans, bids, and permits are issued, offers the best opportunity to compete for work.
- Board:
- Planning and Zoning Commission Meeting
- Date:
- 2026-06-11
- Type:
- Agenda_item
10. Traffic Circulation: The site will be accessed from 5th Place SW via an existing, full-movement,
This item concerns a proposed development project that will be accessed from 5th Place SW. The project's driveway connections and traffic circulation plan have been reviewed and approved by Traffic Engineering and Fire Prevention. A traffic impact study was not required for Phase 1 as the project is not expected to generate more than 400 average daily trips, and no off-site improvements are needed. The project is currently under review by the Planning and Zoning Commission. This project is expected to involve site preparation, grading, utility work, paving, and construction. Local contractors, suppliers, and service providers are encouraged to reach out early to learn more about potential opportunities as plans develop.
- Board:
- Planning and Zoning Commission Meeting
- Date:
- 2026-06-11
- Type:
- Agenda_item
- Decision:
- Traffic Engineering
- Address:
- 5th Place SW
11. Stormwater Management: The project includes large stormwater pond, located along the
A stormwater management system is planned for a project located along the southern boundary of the site. This system will include a large stormwater pond and an interconnected network of pipes and drainage structures to manage the project's stormwater runoff. Public Works has reviewed and approved the stormwater management design, and final approval will come through the County stormwater permitting process. Construction of the site improvements for the stormwater pond is proposed for Phase 1. This project will involve site clearing and grading, underground utility work for stormwater pipes, and potentially concrete and masonry for drainage structures. Contractors specializing in site prep, grading, underground utilities, and concrete work may find opportunities. Engaging early in the permitting process could provide an advantage.
- Board:
- Planning and Zoning Commission Meeting
- Date:
- 2026-06-11
- Type:
- Agenda_item
- Decision:
- Public Works
12. Landscape Plan: The project’s landscape plan meets all applicable landscaping regulations of
This item concerns a landscape plan for a project located in Indian River County. The plan includes a 20-foot wide buffer along the western property line and 30-foot wide buffers along the southern, eastern, and northern property lines. It also covers landscaping within parking areas, non-driving zones, and foundational plantings. These landscape improvements are required before a certificate of occupancy can be issued. The project is currently under review by the Planning and Zoning Commission. This project will involve site clearing and grading, installation of landscape buffers, planting of trees and shrubs, and final landscaping. Local contractors, suppliers, and service providers in site preparation, grading, landscaping, and nursery stock could find opportunities by engaging early in the process before final plans and permits are set.
- Board:
- Planning and Zoning Commission Meeting
- Date:
- 2026-06-11
- Type:
- Agenda_item
- Address:
- Indian River County
13. Concurrency: As required under the County’s concurrency regulations, the developer has applied
This item concerns a planned development project in Indian River County. The developer has applied for and received a conditional concurrency certificate, which is needed before site plan approval. This certificate confirms that the county has enough capacity to support the project. A final concurrency certificate will be required before any building permits are issued. The project will likely involve site preparation, utility work, building construction, and final landscaping. Local contractors, trades, suppliers, and service providers are encouraged to engage with the developer early in this process. Understanding the project's needs before final site plans, bids, and permits are set can provide a competitive advantage.
- Board:
- Planning and Zoning Commission Meeting
- Date:
- 2026-06-11
- Type:
- Agenda_item
14. Surrounding Land Use and Zoning:
Planning and Zoning Commission Meeting listed this item on its agenda for 2026-06-11 in Indian River County. The posted record gives the item title and nothing else, so there is no site, no size and no applicant on file for it yet. Local businesses that want to follow it can open the official agenda link above and watch for the fuller write-up the body posts as the meeting gets closer.
- Board:
- Planning and Zoning Commission Meeting
- Date:
- 2026-06-11
- Type:
- Agenda_item
15. Required Notice: For this project, staff was required to publish a legal advertisement in the
Planning and Zoning Commission Meeting listed this item on its agenda for 2026-06-11 in Indian River County. The posted record gives the item title and nothing else, so there is no site, no size and no applicant on file for it yet. Local businesses that want to follow it can open the official agenda link above and watch for the fuller write-up the body posts as the meeting gets closer.
- Board:
- Planning and Zoning Commission Meeting
- Date:
- 2026-06-11
- Type:
- Agenda_item
16. Specific Land Use Criteria for Tennis Clubs [971.40(9) (c)]: the specific criteria for the
Planning and Zoning Commission Meeting listed this item on its agenda for 2026-06-11 in Indian River County. The posted record gives the item title and nothing else, so there is no site, no size and no applicant on file for it yet. Local businesses that want to follow it can open the official agenda link above and watch for the fuller write-up the body posts as the meeting gets closer.
- Board:
- Planning and Zoning Commission Meeting
- Date:
- 2026-06-11
- Type:
- Agenda_item
2. Aerial
Planning and Zoning Commission Meeting listed this item on its agenda for 2026-06-11 in Indian River County. The posted record gives the item title and nothing else, so there is no site, no size and no applicant on file for it yet. Local businesses that want to follow it can open the official agenda link above and watch for the fuller write-up the body posts as the meeting gets closer.
- Board:
- Planning and Zoning Commission Meeting
- Date:
- 2026-06-11
- Type:
- Agenda_item
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