Planning panel recommends converting former Vickers Sand Mine to low-density residential

The Sebastian City Planning and Zoning Commission on Sept. 4 voted 5-0 to recommend that City Council change the future land use designation for about 148.58 acres formerly known as the Vickers Sand Mine from mixed use and county industrial to LDR (low-density residential).

The recommendation follows a staff presentation that said the request, submitted by Dr. Horton on behalf of applicant Henry Fisher, would restore much of the site to the low-density residential designation that preceded the city's 2040 comprehensive plan update adopted in 2022. Planning staff told commissioners that "staff is recommending approval." The item is scheduled for City Council first reading on Sept. 24, 2025; rezoning and a conceptual plan would be considered by the commission in October if the council approves the land use change on first reading.

The property is a former sand mine east of Lantz Street, west of the FEC Railroad, south of Gilson and Concord avenues and north of Beach Cove Mobile Home Park. The applicant's request covers a total of about 148.58 acres that staff described as including an approximately 85-acre lake and roughly 63 acres of uplands; the application encompasses 10 parcels, seven of which are part of the sand mine area. One smaller parcel of about 1.47 acres was annexed in 2021'22 and currently carries an industrial land use under Indian River County.

Under the existing mixed-use designation the property is allowed up to 10 dwelling units per acre; the requested low-density residential designation allows 5 dwelling units per acre. Staff said the site's lake will make it unlikely that the full theoretical density under LDR could be achieved. The staff report notes that a large-scale future land use amendment (50 acres or more) requires review by state agencies and adjacent jurisdictions.

Commissioners asked about access and neighborhood connectivity. One commissioner raised concern that the mixed-use designation "allows for public access freely through the property" and cautioned that converting to low-density residential could permit more restricted access. Planning staff responded that access and circulation would be addressed at the rezoning and conceptual-plan stage and said the design review indicates two vehicular access points are expected, with possible pedestrian connections to the west. The commission's attorney clarified that land-use decisions set density and use but that specific access conditions, if any, would typically be addressed as part of rezoning or a planned-unit development approval.

Staff noted a prior administrative detail involving Industrial Park Boulevard: a portion of the private road was inadvertently left off a 1987 annexation and the City Council corrected that omission earlier in the year. The staff presentation also said the sand mining operator has completed mining and is in the process of closing out water-management obligations with the St. Johns River Water Management District related to the mining operation.

The commission made the recommendation by motion; the roll-call vote was recorded as: Miss Battles, yes; Miss Cottonberg, yes; Miss Matthews, yes; Mr. Reno, yes; and Mr. Carter, yes. The motion carried 5-0. Because the commission's action is a recommendation, the final decision will be made by the Sebastian City Council when it considers the request on Sept. 24. If City Council approves the land-use amendment on first reading, the commission will later consider rezoning and conceptual-plan approvals.