Cocoa Beach board approves special exception for downtown self-storage facility

The Cocoa Beach Board of Adjustment voted to approve a special exception allowing a self-storage facility in the town center, after staff recommended approval and no members of the public registered opposition.

The case, filed as PZ25-12 and authorized by City of Cocoa Beach Ordinance 1696 and Land Development Code section 262, was presented to the board for a public hearing. The board accepted the applicant's submission packet, heard a short presentation from staff, and then approved the special exception by voice vote.

The matter was introduced during the board's public hearing by the chair, who described the request as "a request for special exception to permit a self storage facility in accordance with the Land Development Code section two-sixty 2 in the City of Cocoa Beach ordinance number 16 96." The city attorney advised the panel that prior contacts were not disqualifying conflicts but should be recorded as ex parte communications: "No, so everything that was just described is not a conflict, but would be what we call an ex parte communication."

A staff member told the board that staff recommended approval. In the meeting transcript staff summarized the recommendation: "the staff does recommend that you guys would approve this." The applicant attended and declined to make an extended presentation.

Board members asked whether there had been public opposition; staff reported none: "I have received 0 emails or phone calls in regards to anything on this property." After opening and immediately closing the public hearing because no members of the public indicated they wished to speak, the board accepted the applicant's packet and then moved to approve the special exception. A board member said, "I move to approve the special exception," the motion was seconded and the board voted in favor.

Board members who participated in roll call and were present for the vote were Don Haynes, Ronald Bogart, John Cabord, Rick Anderson and Carolyn Wallace. The panel did not record any "no" votes during the voice vote and called the motion approved.

Members discussed the proposed use in light of the site's vacancy and potential activity near downtown. One board member repeated a projection from the application that the facility might bring about "10 cars a day," and another noted the property had been vacant for "at least" a couple of years.

The board also approved routine items earlier in the meeting, including last meeting's minutes and accepting the applicant's submission packet into the record. The meeting record shows the board adjourned after routine reports and scheduling notes.