Martin County planning agency recommends denial of RV‑park standards change in Hobe Sound CRA

The Martin County Local Planning Agency voted on March 5 to accept county staff’s recommendation to deny a proposed amendment to Article 12 that would have changed recreational vehicle park standards in the Hobe Sound Community Redevelopment Area. John Sennett, principal planner with Growth Management, presented the text amendment the applicant sought and said staff recommended denial.

The applicant, represented by attorney Krista Story of Polymath Law and property owners Suzanne and Michael Graham, asked to allow smaller RV site sizes (proposed minimum 1,500 sq ft versus the current 2,000 sq ft), raise maximum density (applicant proposed up to 15 RV sites per acre), allow managers or caretakers an exemption from short‑term tenancy limits, and remove the prohibition on park trailers within the CRA. Story told the board she did not share the county attorney office’s view that state preemption was “imminent,” and said the statutory language cited by staff was intended to protect existing parks.

County staff and the county attorney’s office said the proposed changes raise legal and practical concerns. Sebastian Fox, senior assistant county attorney, told the agency that their analysis of the statute and legislative history raised significant concern that changes in lot size, density or spacing could create an argument that state administrative rules apply and that county regulations could be superseded. Fox said such a legal interpretation could allow a permitted park or subsequent owner to assert preemption and seek the less‑restrictive state standards.

Pete Walton, deputy growth management director, framed staff’s technical concern as a redevelopment and quality‑control issue: much of the site’s earlier history was as a mobile‑home park and the property has not been site‑planned as an RV park. Walton said existing pads on the property are often about 3,000 sq ft and noted the county’s existing code minimum of 2,000 sq ft; staff worries that a 1,500 sq ft minimum could produce much tighter spacing and reduced site quality. Walton also noted state rules in Florida Administrative Code chapter 64E‑15 and Florida Statutes section cited by staff that discuss minimum RV site size and density.

The Hobe Sound Neighborhood Advisory Committee recommended denial (4–3) and the Community Redevelopment Agency recommended denial (5–1); county staff recommended denial as well. Attorney Krista Story and the applicants argued the amendment is limited to the Hobe Sound CRA, that the purpose is to allow redevelopment and operational improvements to an existing business, and that outreach to industry stakeholders indicated no current market demand for new RV parks in Martin County. Story said the LPA’s role is to weigh staff advice and the applicant presentation: “This is not quasi judicial. It's a legislative matter.”

After deliberation that cited neighborhood and CRA opposition, concern about density and the possibility of preemption arguments, a board member moved to accept staff’s recommendation to deny. The motion carried; the Local Planning Agency’s denial will be forwarded to the Board of County Commissioners for final consideration.

Next step: the Board of County Commissioners will consider the proposed LDR amendment and the Local Planning Agency’s recommendation at a future meeting.