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a vehicle storage lot would be considered at specially noticed public hearings before the PZC and <br /> BCC, and subject to general and specific development criteria. The purpose of the proposed <br /> amendments is to allow the outdoor storage of personal vehicles near residential areas with criteria <br /> that ensure compatibility with adjacent residential uses. <br /> • Residents' Concerns <br /> At the January 22nd hearing,Ercildoune Heights residents objected to the proposed amendments and <br /> expressed a number of concerns,including potential negative impacts of outdoor vehicle storage lots <br /> on adjacent single-family homes and high profile commercial corridors. In the case of Ercildoune <br /> Heights, single-family homes are situated adjacent to developable CL-zoned properties located <br /> between 78th Avenue and US 1. According to Ercildoune residents, potential negative impacts of <br /> outdoor vehicle storage lots include traffic on neighborhood streets,noise from warming-up and"test <br /> driving" stored vehicles, spill-over lighting, and aesthetic incompatibilities with adjacent single- <br /> family neighborhoods and a major entrance to Indian River County. <br /> In the proposed ordinance, the specific land use criteria address a number of the negative impacts <br /> cited by the residents. Those specific criteria include buffer and opaque feature requirements,light- <br /> shielding standards,prohibitions on storage of semi-trailers and construction-related equipment,and <br /> prohibitions on vehicle sales and repairs on site. Compatibility with surrounding land uses is also <br /> addressed in the general criteria for special exception uses contained in the existing code (see <br /> attachment#7). As structured,the general compatibility criterion that applies to all special exception <br /> applications provides some protection against a proposed use that, because of its location, would <br /> adversely impact the character and stability of the surrounding area. That criterion, however, does <br /> not provide specific guidance for appropriate locations. As originally proposed,the referenced LDR <br /> amendment did not contain any specific locational criteria. <br /> • CL District Locations <br /> Throughout the urbanized area of the county, existing CL zoning districts are located along major <br /> roads such as US 1, CR512, SR60, Oslo Road, Indian River Blvd, SRA-1-A, and 27th Avenue SW <br /> (see attachment#1). In many cases, CL zoning districts are located adjacent to residential zoning <br /> districts, including single-family areas. While CL districts are sometimes located to provide a <br /> transition or buffer between residential areas and major roadways or higher intensity commercial <br /> districts,CL districts are also located to serve adjacent residential areas with convenient commercial <br /> uses. <br /> ALTERNATIVES <br /> Since the January 22nd hearing, staff has re-analyzed CL and CG district characteristics and potential <br /> negative impacts of outdoor vehicle storage lots on adjacent single-family uses. Based on that <br /> analysis, staff has identified 3 basic alternatives for the Board to consider. Those alternatives are: <br /> 1. Add specific locational criteria to the proposed amendments. <br /> 2. Limit the proposed amendment to the CG district and rezone the Sigler/27th Avenue SW <br /> properties to CG. <br /> 3. Deny the proposed amendments. <br /> 2 F\Community Development\Users\CurDev\BCC\2013 BCC\OutdoorStoragereport2-5-13.doc 2 <br />