Titusville panel recommends City Council approval of outdoor storage permit for South Hopkins properties

The Titusville Planning & Zoning Commission on Nov. 19 recommended City Council approval of Conditional Use Permit 7-2025, allowing outdoor storage on two properties at 3838 and 3900 South Hopkins Avenue in the Indian River City neighborhood commercial district.

City planning staff presented the request and said the two sites — together about 2.84 acres — are already developed, noting 3900 South Hopkins contains an existing mini-warehouse approved under a prior CUP and 3838 South Hopkins includes commercial warehouse and flex space. Staff cited Section 28-21f of the Land Development Regulations, which allows nonresidential uses that are not specifically listed to be considered through a conditional use permit when appropriate conditions are provided to protect surrounding properties. Staff recommended approval with conditions including: screening the outdoor storage from view by an opaque masonry wall or solid fence at least 8 feet high; submission of a building permit to demonstrate restoration of the existing 8-foot fence at 3900 South Hopkins and installation of opaque fencing at 3838 South Hopkins; maintaining neat, orderly storage with material no higher than screening; and locating storage on paved, stabilized surfaces to prevent contamination.

During questioning, staff clarified numeric standards: the Indian River City commercial building height maximum is 35 feet; the required screening is 8 feet for opaque fences or walls; and fences taller than 8 feet are considered high-security and may be administratively approved up to 10 feet. Commissioners asked that the conditions be tightened to prevent stored items from exceeding screening height.

Applicant Mr. Lloyd said the sites are under single ownership, described existing tenant uses (contractors, vans, boats, RVs), and told commissioners the operation will be secured with a monitored gate and cameras. "We're not going to stack anything taller than 8 feet," Mr. Lloyd said, and he said the prior owner had not maintained screening inserts but the applicant intends to restore and maintain opaque screening and apply for the required permits. Mr. Lloyd said the yard contains roughly 75 paved parking spaces plus about another 30 paved spaces.

Vice Chairman Child moved to recommend approval with staff conditions; the motion was seconded and carried on a unanimous roll call. The chair announced the CUP recommendation will be forwarded to Titusville City Council for consideration on Dec. 9.

The commission’s action is a recommendation; final approval rests with City Council. The commission’s conditions focus on screening, permit verification, and operational limits to reduce visibility and potential impacts on adjacent residential areas.