Melbourne Planning and Zoning Board Item 8: Panorama Melbourne Industrial Park Rezoning MAP2026-0012 and Site Plan on November 19

The City of Melbourne Planning and Zoning Board will hold a public hearing on Thursday, November 19, 2026, on a rezoning and site plan for Panorama Melbourne Industrial Park. The project would put four single-story industrial buildings totaling about 450,920 square feet on about 34.81 acres. The site is on the south side of West Eau Gallie Boulevard, east of North John Rodes Boulevard and west of Sarno Road. City staff recommends approval with conditions. No final decision has been made.

When and Where

The request is item 8 under New Business on the Board's agenda. The meeting starts at 6:30 p.m. on Thursday, November 19, 2026. It will be held in the City Hall Council Chamber, 900 E. Strawbridge Avenue, Melbourne, FL 32901.

What the Board Will Consider

• Zoning Map Amendment MAP2026-0012 would change 4.62 acres, more or less, from C-P (Commercial Parkway) to M-1 (Light Industrial). The 4.62 acres are part of an overall parcel of about 18.91 acres.

• Site Plan PLAN2026-0010 would allow four single-story industrial buildings on two parcels totaling about 34.81 acres, zoned M-1.

The property owner is Jim Cambo, ETC SPE, LLC. The applicant and representative is Andy Kirbach, PE, of Morgan and Associates, Inc. The tax account numbers are 2703355 and 2703375. The staff memo says the property is in Council District 5.

The Site Today

The staff memo describes the property as undeveloped. It includes two large unplatted tracts. The western parcel has been zoned C-P. The eastern 16.37 acres, more or less, have been zoned M-1. The memo says that in 1989 the City Council rezoned the south 200 feet, more or less, of the west parcel from C-P to M-1 under Ordinance No. 1989-11.

The memo says the north 500 feet, more or less, of the property has a future land use map designation of Heavy Commercial. The south 261 feet, more or less, is classified Industrial.

The memo lists these neighbors.

• East: light manufacturing (Contec Americas) and warehousing (Nuance).

• North, across West Eau Gallie Boulevard: offices (Perimeter Center and Christian Care Ministries) and undeveloped commercial land.

• West: a convenience store with gas pumps (Wawa) and, across John Rodes Boulevard, Brevard County stormwater retention.

• South: the Harbour Logistics project, which the memo says is under construction.

Why the Owner Wants the Rezoning

The memo says the owners want to make the zoning the same across the property so they can build a large industrial development. It states that industrial uses are not permitted in the C-P district. It also says about 75 percent of the property is already zoned M-1.

Staff found that the Heavy Commercial future land use classification allows M-1 zoning to be considered. The memo says the M-1 district is meant for areas near rail, air or major roads that can serve light manufacturing, warehousing, distribution, wholesaling and other industrial uses. Staff found the request consistent with the Comprehensive Plan, including Future Land Use Element Policy 1.22.2.

The Proposed Buildings

The memo gives these building sizes in gross floor area.

• Building 1: about 89,960 square feet.

• Building 2: about 107,120 square feet.

• Building 3: about 115,760 square feet.

• Building 4: about 138,080 square feet.

All four buildings are single story. The tallest is proposed at 36 feet. The memo says 48 feet is permitted. Staff lists the floor area ratio as 0.30.

Parking, Access and Traffic

The memo says City Code requires 406 parking spaces for this warehouse and manufacturing use, including nine handicapped spaces. The site plan shows 578 spaces, including 16 handicapped accessible spaces. Truck trailer parking is in addition to those spaces. Because the parking is more than 125 percent of the requirement, the memo says extra interior landscaping is required for the 70 spaces over 508.

The main entrance would be from West Eau Gallie Boulevard. The plan shows a westbound left turn lane and an eastbound right turn lane into the site. The memo says those lanes will need FDOT approval. An existing driveway on John Rodes Boulevard, built with the Wawa development, would be connected for secondary access.

The memo says the project would generate about 622 new trips per day, based on the applicant's information. It lists the 2025 average traffic count on Eau Gallie Boulevard in this area as 34,560 vehicle trips per day. The site is in Mobility District D. The applicant must provide seven mobility standards or pay $701,631.52 in lieu of building them.

Stormwater, Wetlands and Utilities

Two retention ponds are proposed. One is 1.63 acres on the west side, south of the Wawa development. The other is 3.86 acres along the east property line.

The memo summarizes an environmental report by Florida Environmental Consulting, Inc. dated September 11, 2026. The report found several wetlands, including 1.57 acres, more or less, of freshwater marsh. The memo says the St. Johns River Water Management District accepted the wetland lines in Permit #23724-4, issued July 22, 2024. It says a small part of the southwest corner is in the 500-year flood plain.

The memo says adequate potable water and sanitary sewer capacity are available from the City. It also notes that the site is within the Joint Planning Agreement review area and that no comments had been received from Brevard County.

Conditions Staff Recommends

Staff recommends approval of the rezoning and the site plan. The site plan approval is based on a 6-sheet plan by Morgan and Associates, Inc., Project Number 2026-085, signed and sealed October 21, 2026. The recommended conditions include these.

• Changes to the site plan require new review by City Engineering and Community Development. Substantial changes go back to staff and the Board.

• Work in Eau Gallie Boulevard must comply with the FDOT right-of-way permit.

• Work in John Rodes Boulevard must comply with the Brevard County right-of-way permit.

• Environmental permits must be obtained before construction plan approval.

• The buildings must be substantially consistent with the applicant's renderings.

• The stormwater design must meet Chapter 50 and the City's technical provisions for streets, paving and drainage.

What Happens Next

The Board will hear the request and consider staff's recommendation. The packet does not give a City Council date for this item. At the Board's November 5, 2026 meeting, the minutes show staff said two other zoning items the Board acted on would go to City Council for an ordinance hearing.

How to Take Part

The agenda states that anyone who decides to appeal a Board decision will need a record of the proceedings and may need to make sure a verbatim record is made. Under the agenda, persons with disabilities who need special accommodation should contact the Community Development Department at 321-608-7500 no later than 5:00 p.m., at least 48 hours before the meeting.

The public hearing is set for 6:30 p.m. on Thursday, November 19, 2026, at the City Hall Council Chamber, 900 E. Strawbridge Avenue, Melbourne, FL 32901. Anyone who wants to be heard on item 8 can attend the hearing.