P&Z Board Rejects Cogan Plaza Self-Storage Plan

Palm Bay’s Planning & Zoning Board unanimously denied the proposed Cogan Plaza Self-Storage facility in Bayside Lakes, citing incompatibility with the community and city policies.

Palm Bay, FL – On October 1, Palm Bay’s Planning and Zoning Board unanimously recommended denial of the Cogan Plaza Self-Storage Preliminary Development Plan (PDP), halting the controversial project for now.

Meeting Overview

The session began with routine business, including roll call and approval of minutes. Several unrelated agenda items were postponed to November 5 due to improper public notice postings. That left the Cogan Plaza proposal as the primary matter before the board.

The Proposal

The applicant, Palm Bay Medical Office Corporation, sought approval for a PDP to allow a three-story self-storage facility on a 6.57-acre parcel at Bayside Lakes’ Cogan Plaza. The site already has two office buildings and approvals for retail and additional office pads. A previous self-storage request was denied by City Council in December 2024, but the applicant refiled under a different procedural path, citing updated declarations and plan standards.

The applicant argued:

• Market conditions support additional storage.

• The project would generate fewer daily vehicle trips than retail or office uses.

• Building height would be 45 feet, not the maximum 60 feet.

• Stormwater runoff would remain consistent with prior approvals.

• The site has proven difficult to market for other uses.

Public Comments

Support: A small number of residents supported the project, citing increased tax revenue, relief for crowded neighborhoods, and convenience.

Opposition: The majority of speakers opposed it. Their concerns included:

• Protecting the integrity of Bayside Lakes as a planned community, not a “storage world.”

• Oversaturation, with multiple storage facilities already nearby.

• Traffic congestion and safety issues along Cogan Drive.

• The scale and aesthetics of a tall, three-story building.

• Stormwater and environmental risks.

• Lack of broader community benefit, with calls for parks, jobs, or community centers instead.

• Distrust over developer influence and questions about why the project was reconsidered after Council’s 2024 denial.

Several residents made their objections clear in strong terms. One speaker said, “Bayside Lakes was designed as a planned community, not a storage world.” Another resident added, “Cogan Drive is already a racetrack—adding trucks and trailers makes it even more dangerous.” A third warned the board, “We don’t need more storage units. We need parks, jobs, and places for families, not three-story warehouses.”

Board Discussion

Board members cited several reasons for denial:

• Incompatibility with the PUD and surrounding neighborhoods (Land Development Code §172.03(H)(2)).

• Lack of sufficient public benefit to justify deviation from normal land use rules (Land Development Code §172.03(H)(10)).

• Diminishing the integrity of Bayside Lakes.

• Inconsistency with the City’s Comprehensive Plan and ordinances limiting storage units.

• The need to honor commitments to residents who bought into Bayside Lakes under its original vision.

• No meaningful change since the 2024 City Council denial.

The motion to deny carried unanimously.

Next Steps

The Planning and Zoning Board’s recommendation now heads to the Palm Bay City Council, which has final authority. Council previously rejected a similar plan less than a year ago, and many residents made clear they expect Council to do the same again. The Council hearing is expected later this month.