Planning commission approves 90 Ninth Street RV and boat storage with reduced buffer and conditions

The City of Sebastian Planning and Zoning Commission on Sept. 18 recommended approval of a site plan for a 140-space RV and boat storage facility at 90 Ninth Street, subject to five conditions addressing landscaping, lighting, wash-down station maintenance, utility easements and fence upkeep.

The project, presented by Angie Bitter of MBB Engineering, would develop about 3.8 acres of a 4.5-acre parcel and include covered storage canopies, open storage areas, a 450-square-foot office and stormwater retention designed to infiltrate on-site. "This is the site plan. It's about it's a 4.5 acre parcel, and we're developing 3.8 acres," Bitter said during the hearing.

Staff said the plan meets the comprehensive plan and the land development code but recommended several conditions to address neighborhood concerns. "So in summary, staff does recommend approval for the proposed site plan for 90 Ninth Street Storage located at 6075 90 Ninth Street, subject to the following conditions," Community Development staff member Jim Mann told the commission, listing the five conditions later included in the motion.

Why it matters: The site abuts the Breezy Village residential area, prompting neighbors to press for clarity about hours, lighting and utility access. The commission approved a reduction of the 10-foot landscaping buffer to a 5-foot buffer along the east property line adjacent to an existing storage facility, allowed an 8-foot opaque perimeter fence along the residential zoning district, and attached conditions intended to limit off-site impacts.

Key details - Project: 90 Ninth Street Storage; 140 parking spaces; 450-square-foot office; development on about 3.8 of 4.5 acres. - Buffer and fencing: Planning staff recommended and the commission approved reducing the required 10-foot landscape buffer to 5 feet along the eastern property line adjacent to an existing storage facility, and installation of an 8-foot opaque fence where the site abuts residential zoning. - Lighting: The commission approved the submitted photometric plan but attached a condition requiring additional shielding if residents file complaints. Residents repeatedly raised concerns about pole lights and light intrusion; one resident asked, "why don't they do the shades or whatever to begin with?" (Joanne Boyd, Breezy Village resident). - Utilities and easements: Staff said Indian River County utilities reviewed and approved the utility plans and requested utility easements be shown; staff recommended granting a utility easement to the county to access sewer lines running east‑west across or adjacent to the site. - Environmental and operational items: Applicant and staff confirmed that tortoise surveys and relocations would be handled by licensed contractors per state requirements; on-site wash-down and dump stations must be regularly cleaned and pumped per Florida Department of Environmental Protection and Florida Department of Health standards.

Discussion and neighborhood concerns During the quasi-judicial hearing, commissioners and residents questioned traffic, hours of operation, noise, fumes, lighting, fence maintenance and access for county utilities. Commissioners noted the photometric plan met code but left additional shielding as a remedy if complaints arise; staff said the photometric plan as submitted met code readings at property lines.

Residents from Breezy Village asked about access points and easement routing for an adjacent property owner, Alfred Maj (referred to in the hearing). Breezy Village vice president Gary Oberdorf sought confirmation that the access easement for Mr. Maj would be routed north through the storage site to Ninth Street rather than south along Breezy Village property; staff and the applicant confirmed that the revised access would come out to Ninth Street and that existing Breezy Village access would remain.

Commissioners and residents also raised utilities questions, including locations of gravity sewer lines, emergency/lift-station access and whether easements extend to the property line. The applicant described added sanitary sewer easements and said the owner is willing to coordinate routing and adjustments with the county and the adjacent property owner if needed.

Traffic and operations Staff noted that the trip-generation calculations submitted did not trigger a county-level traffic study; staff referred to an average daily trip estimate in materials but the record included discussion indicating different characterizations of daily trips. The applicant described the facility as long-term storage with customer access as needed rather than continuous habitation, and noted canopy lights would be under 15-foot structures; the proposed building height is 15 feet and canopies are approximately 14 feet.

Action and outcome The commission voted 6–1 to approve the site plan with the five conditions read into the record: (1) approve reduction of the 10-foot landscaping buffer to 5 feet per the land development code provision cited by staff; (2) approve the lighting plan as submitted but require additional shielding if resident complaints are received; (3) require regular cleaning and pumping of on-site wash-down and dump stations per FDEP and FDOH standards; (4) grant a utility easement to the county for access to sewer lines as needed; and (5) require maintenance of the PVC (opaque) fence along residential district lines. The applicant stated on the record that the owner concurs with the conditions.

Commissioner Roberts was the lone vote against the motion; the motion passed 6–1.

What happens next Staff and the applicant said they will coordinate with Indian River County utilities and the adjacent property owner to document required easements and access routing. The site plan, as an administratively controlled land-development approval, carries the conditions the commission recommended and the owner agreed to on record.

Local speakers and quotations in the record include Angie Bitter (MBB Engineering), Jim Mann (community development staff), Gary Oberdorf (vice president, Breezy Village HOA) and several Breezy Village residents who raised lighting, noise and construction-hour concerns. The applicant agreed the conditions presented by staff were acceptable and the project will proceed with the conditions recorded by the commission.