TO: Board of County Commissioners
THROUGH: John Titkanich, Jr.; County Administrator
FROM: Chris Balter; Planning and Development Services Director
DATE: May 5, 2025
SUBJECT: Oslo Road Corridor Study - Recommendations for Urban Service Boundary
(USB) Expansion and Corridor Planning
_________________________________________________________________________________________
It is requested that the data and recommendations herein be given formal consideration by the Board of County Commissioners at its regular meeting scheduled for May 20, 2025.
BACKGROUND
Following significant growth trends and recognizing increased development pressures along Oslo Road, Indian River County commissioned the Planning and Development Services Department to undertake the Oslo Road Corridor Study. This initiative builds upon previous assessments, including Inspire Placemaking Collective's recent Urban Service Boundary (USB) Study and ongoing infrastructure improvements associated with the Oslo Road / I-95 interchange.
This study comprehensively reviewed demographics, land use, zoning, transportation infrastructure, environmental constraints, and adjacent municipality planning efforts. Extensive public engagement was integral to the study, including online surveys and multiple in-person workshops, ensuring community-driven recommendations. Community feedback emphasized preferences for maintaining rural character, low-density development, strategic commercial nodes, preserving agricultural land, and enhancing environmental stewardship.
ANALYSIS
The analysis undertaken during the Oslo Road Corridor Study evaluated several critical factors impacting future development and sustainability within the Corridor:
1. Demographic and Socioeconomic Trends: Population growth forecasts indicate an additional 42,698 residents by 2050. The current Urban Service Boundary (USB) can accommodate this growth; however, strategic expansion is necessary to manage concentrated development pressures around the new Oslo Road / I-95 interchange effectively.
2. Land Use and Zoning: Existing conditions reflect predominantly agricultural and vacant lands, with significant potential for controlled commercial and industrial development. Rezoning activities require careful management to align with community preferences and the County's strategic vision.
3. Transportation and Infrastructure: Infrastructure improvements associated with the new I-95 interchange are anticipated to significantly enhance connectivity and accessibility, thereby catalyzing economic development opportunities within the Corridor. Addressing transportation network improvements proactively is essential to avoid congestion and infrastructure strain.
4. Environmental Constraints: Environmental analyses identified sensitive wetlands, floodplains, and conservation areas. Development guidelines must balance growth with environmental stewardship to mitigate ecological impacts effectively.
5. Community Preferences: Community engagement highlighted the desire for low-density, aesthetically pleasing developments emphasizing open spaces, parks, agricultural preservation, and a cohesive corridor theme that maintains the rural charm and character of Indian River County.
BUDGETARY IMPACT
N/A
PREVIOUS BOARD ACTIONS
At a special call meeting on October 30, 2024, regarding the Urban Service Boundary Study, the Board of County Commissioners directed the Director of Planning and Development Services to conduct an in-depth analysis of the Oslo Corridor, solicit public input, and return to the Board with findings and recommendations in May 2025.
POTENTIAL FUTURE BOARD ACTIONS
If the Board elects to proceed with Options 1, 2, and 3, staff will bring forward the following coordinated items for formal consideration by both the Planning and Zoning Commission and the Board of County Commissioners:
Comprehensive Plan Map Amendment - Urban Service Boundary Expansion
Staff will initiate a Comprehensive Plan Map Amendment to expand the Urban Service Boundary (USB) westward along Oslo Road/9th Street SW. The proposed expansion includes the area between 58th Avenue SW and 74th Avenue SW, bounded by 5th Street SW to the north and 13th Street SW to the south, and further west to 98th Avenue SW within the same north-south limits. This expansion will incorporate approximately 2,180.3 acres. The expansion is intended to accommodate anticipated growth, support economic development, and leverage improved connectivity from the new Oslo Road/I-95 interchange.
Ordinance - Temporary Moratorium on Rezoning Applications
Staff will propose an ordinance implementing a six-month temporary moratorium on rezoning applications within the expanded Oslo Corridor. This temporary pause will allow time for the Planning and Development Services Department to review and update Future Land Use designations and to draft appropriate development standards and architectural guidelines. If necessary, staff may recommend extending the moratorium for an additional six months to ensure adequate time for planning and public engagement.
Ordinance - Establishment of the Oslo Corridor Overlay District
Staff will prepare an ordinance to establish the Oslo Corridor Overlay District. The Overlay District will introduce specific regulations related to zoning, permitted uses, design aesthetics, landscaping, and building placement. The intent is to guide cohesive development that aligns with community expectations and enhances the visual identity of this emerging gateway corridor.
Alternative Option
Alternatively, the Board of County Commissioners may opt not to expand the existing Urban Service Boundary. Under this scenario, current zoning and Future Land Use designations would remain in effect, eliminating the need to establish a Corridor Overlay District or implement a temporary moratorium. No further Board action would be required at this time.
STRATEGIC PLAN ALIGNMENT
N/A
OTHER PLAN ALIGNMENT
This initiative aligns with the goals and objectives of the Indian River County Comprehensive Plan and is consistent with the County’s Land Development Regulations. The evaluation of the Oslo Corridor supports the County’s broader vision for sustainable growth, infrastructure planning, and responsible land use management.
STAFF RECOMMENDATION
Recommended Action
Based on thorough analysis and extensive community engagement, the Planning and Development Services Department presents the following strategic recommendations for inclusion in the upcoming Comprehensive Plan update:
1. Urban Service Boundary Expansion:
• Strategically expand the USB westward along Oslo Road/9th Street SW to include the area between 58th Avenue SW and 74th Avenue SW, bounded by 5th Street SW to the north and 13th Street SW to the south. Additionally, the USB should further extend west to 98th Avenue SW with the same northern and southern limits. This expansion will incorporate approximately 2,180.3 acres into the USB.
• This expansion will proactively address anticipated growth pressures, enhance economic vitality, and optimize connectivity resulting from the new Oslo Road / I-95 interchange.
2. Temporary Moratorium on Rezoning:
• Implement a six-month temporary moratorium on rezoning requests within the newly defined Oslo Corridor. This pause will enable the Planning and Development Services Department to update the Future Land Use designations comprehensively and develop detailed development guidelines and architectural standards.
• If necessary, an extension of up to six additional months may be considered to finalize regulations and ensure consistency and quality development.
3. Corridor Overlay District:
• Establish an Oslo Corridor Overlay District with precise boundaries extending from 58th Avenue SW to 98th Avenue SW, bounded north by 5th Street SW and south by 13th Street SW.
• This Overlay District will specify regulations including zoning classifications, permitted uses, architectural guidelines, landscaping standards, and building setbacks. The goal is to create a cohesive, visually appealing gateway reflecting community values and enhancing the Corridor’s identity.
ALTERNATIVE OPTION
No Expansion of USB:
Alternatively, the Board of County Commissioners may opt not to expand the existing USB. Under this scenario, existing zoning and Future Land Use designations remain unchanged, negating the immediate need for an Overlay District.
STAFF RECOMMENDATION
Recommended Action
Staff recommends that the Board of County Commissioners approve the strategic USB expansion, the temporary moratorium, and the establishment of a Corridor Overlay District as outlined, facilitating orderly growth and development aligned with community preferences and infrastructure investments.