Palm Bay Planning & Zoning Board Recommends Gas Station Projects and More ⛽️🏗️
Board Addresses Rezoning, Conditional Use Permits, and Public Concerns 📢
Palm Bay, FL - In a meeting that could reshape Palm Bay's landscape, the Planning and Zoning Board recommended approval for several key development proposals, including gas stations, convenience stores, and a dock, on Wednesday night. The board convened for its regular meeting on Wednesday, October 2, 2024, at City Hall Council Chambers. They reviewed a full agenda of seven development proposals, including requests for rezoning, conditional use permits, and amendments to the city's zoning ordinances.
Conditional Use Permits for Gas Stations ⛽️
Conditional use permits allow for specific uses that may not be typically permitted in a zoning district but are considered beneficial to the community under certain conditions. The board considered two conditional use permits for gas stations and convenience stores.
Royal Wash PSL LLC submitted a zoning change request (Z24-00002) and a conditional use permit (CU24-00006) for a proposed gas station and 7-Eleven convenience store development. The project, located at the intersection of Babcock Street SE and Malabar Road SE, generated debate among board members regarding traffic flow and compatibility with existing businesses in the area.
The board unanimously recommended approval of a conditional use permit (CU24-00007) for Ascot Palm Bay Holdings, LLC, to allow retail automotive gas/fuel sales at a location west of St. Johns Heritage Parkway NW, west of Emerson Drive NW. This development is part of the larger Heritage Corners project.
Concerns Raised 📢
The recommendation of approval for these gas station projects came despite concerns from some residents about potential traffic congestion and the impact on local businesses. Public comments highlighted potential issues with increased traffic in the alleyway behind the proposed 7-Eleven, particularly for businesses that rely on the alleyway for loading and unloading. Concerns were also raised about the accuracy of the traffic study and its failure to account for the impact on the alleyway. The board carefully considered these concerns, ultimately determining that the benefits of the projects outweighed the potential drawbacks.
Conditional Use Permits Granted ✅
The board recommended approval of the following conditional use permits:
A conditional use permit (CU23-00015) allowing Richard Pribell and Joyce Lochan-Pribell to construct a dock within a C (Conservation District) at 1803 Port Malabar Boulevard NE.
A conditional use permit (CU24-00004) for Ascot Palm Bay Holdings, LLC, for a self-storage facility and office space in a CC (Community Commercial District) at a location south of Emerson Drive NW, east of St. Johns Heritage Parkway NW. This development is part of the larger Heritage Corners project.
Rezoning Requests 🗺️
To align zoning regulations within the city with the Palm Bay Comprehensive Plan, and to update the zoning map following the sunsetting of the Bayfront Redevelopment zone, the board recommended approval for the following rezoning requests:
Rezoning from RM-10 to RM-15 Citywide (Ordinance 2024-45). This request changes the zoning of approximately 361 acres from RM-10 (Single-, Two-, Multiple-Family Residential) to RM-15 (Single-, Two-, Multiple-Family Residential District).
Rezoning from BMUV to UMU Citywide (Ordinance 2024-XX). This request rezones 77 lots, totaling approximately 29 acres, from BMUV (Bayfront Mixed Use Village) to UMU (Urban Mixed-Use District).
Rezoning from BMU to CMU Citywide (Ordinance 2024-56). This request rezones 38 lots, encompassing approximately 117 acres, from BMU (Bayfront Mixed Use) to CMU (Community Mixed-Use District).
Board member Thomas Warner voted against recommending both the BMUV to UMU and BMU to CMU rezoning requests, expressing concern that the rezoning efforts were removing the unique "identifying markers" of different areas in the city.
Next Steps ➡️
All decisions made by the Planning and Zoning Board are recommendations that will be forwarded to the Palm Bay City Council for final approval. The City Council will likely discuss these items at an upcoming meeting, providing an opportunity for further public input.