Planning staff previewed a conditional rezoning request from Kalon Shipyard for two parcels near West Indian River Road and Emmett Place and told the Planning Commission that the site will need remediation or remediation commitments before the application can proceed to hearing.
Staff told commissioners the land has been used historically as a parking and laydown area and that environmental services identified compacted stone and other conditions that will require corrective work or a remediation plan. Staff said the applicant's materials had not yet included a specific redevelopment plan; Kalon representatives indicated the property is being retained to allow the company to expand shipbuilding operations in the future.
Why it matters: Rezoning to an industrial (IDW) district would restore industrial/shipbuilding future land use in an area that a prior residential proposal had re-designated away. Commissioners voiced concern that surrounding residents and tenants in nearby multifamily housing may not have been fully engaged and that mailed notices to property owners do not necessarily reach apartment residents.
Key points
- Proposal: Conditional rezoning to IDW (industrial waterfront) and an amendment to the future land use map to reflect industrial use for the parcel. The applicant has not provided a detailed project program in the application; staff noted the request is to secure industrial zoning for future expansion plans.
- Environmental status: Staff said the area shows long-term compacted stone and parking-lot disturbance and that environmental services expects a restoration or remediation plan; the presence of wetlands or the need for wetland mitigation could require additional permitting and a continuation of the public hearing if not resolved.
- Community engagement: Staff reported the applicant sent letters to property owners and presented to the local civic association; staff and commissioners said more direct outreach to nearby tenants and residents would be appropriate because property-owner mailing lists do not automatically reach apartment occupants.
- Timing: Staff said that if the applicant does not submit a remediation plan, or if environmental corrections are required, the item will likely be continued from the public-hearing calendar until those conditions are addressed.
Outcome and next steps
No decision was made at the study session. Staff will continue to coordinate with environmental services and the applicant; commissioners asked staff to verify outreach documentation and to try to ensure residents who would be most affected are aware of the proposal.