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SE]BASTIM
HOME OF PELICAN ISLAND
Growth Management Department
Comprehensive Plan Amendment Application
Staff Report
1. Project Name: Ashbury Subdivision
2. Requested Action: Land Use amendment from L-2 (County 6 units/acre) to LD — 5
units/acre.
3. Project Location
a. Address: Powerline Road North of Sebastian Elementary School.
b. Legal: See survey
C. Indian River County Parcel Number: 31-39-06-00000-5000-00014.0
31-39-06-00000-5000-00015.0
4. Project Owner: Snook Properties, LLC
696 Shady Grove Road
Coffee Springs, AL 36318-4644
5. Project Agent: The Coy A. Clark Company
c/o Schulke, Bittle & Stoddard, LLC.
1140 7t' Court, Suite F
Vero Beach, Florida 32960
(772) 770-9622 fax: (772) 770-9466
6. Project Engineer: Same as Agent
7. Project Surveyor: Houston & Bryant Land Surveying
9436 U.S. Highway 1
Sebastian, Florida 32958
(772) 388-8603 fax: (772) 388-8604
8. Project Description
a. Narrative of proposed action: The Coy A. Clark Company is requesting a
large-scale land use map amendment for a 56+/- acre tract of land situated along
Powerline Road north of Sebastian Elementary School and south of Main Street
adjacent to Sebastian Highlands Unit 1. The current land use designation for this
parcel of land is L-2 (Residential 6units/acre (County)), while the current zoning is
A-1 (Agricultural 1 unit/acre). The Coy A. Clark Company is requesting annexation
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a
of said parcel with a land use of LDR (Low Density 5 units/acre) and corresponding
zoning of PUD -R (Planned Unit Development — Residential). The property is
currently undeveloped, undisturbed land proposed for development of 195 single-
family residential homes, for a density of 3.47 units/acre, well below the 5
units/acre permitted under the LD designation or the 6 units/acre currently
permitted within the existing L-2 (County) designation. The proposed project also
includes improving Powerline Road from the subdivisions western access point
north approximately 570'+/- to the north property boundary. Pelican Isles lies
immediately north, and said project will include improvements to Powerline from
Main Street south to the Ashbury Subdivision. In addition, the primary subdivision
access point will be via the proposed extension of South Wimbrow from Sebastian
Boulevard on a northwesterly direction to the southeast corner of Ashbury.
b. Current Zoning: A-1 (County - Agriculture)
C. Adjacent Properties
Zoning Current Land Use Future Land Use
North: RM -8 Multi-family/Vacant MDR
East: RM -8 Multi-family/Vacant MDR
R -MH Orange Heights MH
South: PS Sebastian Elementary INS
West: RS -10 Residential/Vacant LD
d. Site Characteristics
(1)
Total Acreage:
(2)
Current Land Use(s):
(3)
Soil:
(4)
Vegetation:
(5)
Flood Hazard:
(6)
Water Service:
(7)
Sanitary Sewer Service:
(8)
Parks:
(9)
Police/Fire:
Comprehensive Plan Consistency
a. Future Land Use: Consistent
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56.25 acres (residential area)
Vacant
Immokalee, Myakka, Pomello
Palm, Oak
Zone X
Indian River County Utilities (Water Main)
Indian River County Utilities (Forcemain)
Main Street Park'/4 mile
Sebastian Police'/4 mile
IRC Fire — 1 mile
b. Traffic Circulation: Consistent
c: Public Facilities: Consistent
d. Housing: Consistent
e. Coastal Management: Consistent
f. Recreation and Open Space: Consistent
g. Conservation: Consistent
h. Intergovernmental Coordination: Consistent
10. Conformance with Code of Ordinances: Consistent
11. Changed Conditions: Undeveloped, undisturbed land, with proposed change to single-
family residential.
12. Land Use Compatibility: The adjacent property to the north and east is designated
for medium density residential, while the property to the west is designated low density
residential. Sebastian Elementary lies immediately south of the proposed project.
The proposed land use modification will reduce the number of units permitted and
therefore create a positive impact on the immediate area. Additionally, the infrastructure
improvements included as an element of the proposed project will enhance the viability
and sustainability of the area.
13. Adequate Public Facilities: Provided — public utilities (water, wastewater) will be
incorporated within the development of the proposed PUD, and multiple stormwater lakes
will be included within the subdivision.
14. Natural Environment: The proposed PUD will contain the requisite open space as
required by land development regulations. In addition, Ashbury includes a total of 16.37
acres of wetlands/upland preserves.
15. Economic Effect: provided — The property is currently not within the corporate limits of
the City of Sebastian. Annexation will provide an additional 56 +/- acres of land area with
an additional 195 residential units, which in turn creates an expanded tax base for the City
of Sebastian.
16. Orderly Development: The proposed land use change is consistent with the
comprehensive plan and the proposed land use change provides for orderly
development given the location of the site adjacent to residential/commercial property
and availability of sufficient public facilities and access.
17. Public Interest: The City of Sebastian Comprehensive Plan outlines the necessity to
incorporate and/or annex enclave parcels within incorporated cities. As the property is an
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enclave, and it is adjacent to the urban service area, it would be prudent of the City to
annex the property consistent with the goals and objectives outlined within the
comprehensive plan. The proposed use is consistent with land use objectives and will not
adversely impact the surrounding neighborhood based on design criteria outlined within
the subdivisions conceptual development plan. Therefore, staff opines that the proposed
annexation/land use change is not in conflict with public interest.
18. Other Matters: The requested land use change and accompanying rezoning will
provide consistency with the future land use map of the comprehensive plan.
Annexation of the parcels will demonstrate compliance with goals and objectives as
outlined in the comprehensive plan for annexation of enclaves adjacent to the urban
service area.
The proposed land use change will create a slightly greater impact on water,
wastewater, drainage and solid waste facilities.
19. Analysis: The Coy A. Clark Company is requesting a large-scale land use map
amendment for a 56+/- acre tract of land situated along Powerline Road north of
Sebastian Elementary School and south of Main Street adjacent to Sebastian Highlands
Unit 1. The current land use designation for this parcel of land is L-2 (Residential
6units/acre (County)), while the current zoning is A-1 (Agricultural 1 unit/acre). The Coy A.
Clark Company is requesting annexation of said parcel with a land use of LDR (Low
Density 5 units/acre) and corresponding zoning of PUD -R (Planned Unit Development —
Residential). The property is currently undeveloped, undisturbed land proposed for
development of 195 single-family residential homes, for a density of 3.47 units/acre, well
below the 5 units/acre permitted under the LDR designation or the 6 units/acre currently
permitted within the existing L-2 (County) designation. The proposed project also includes
improving Powerline Road from the subdivisions western access point north approximately
570'+/- to the north property boundary. Pelican Isles lies immediately north, and said
project will include improvements to Powerline from Main Street south to the Ashbury
Subdivision. In addition, the primary subdivision access point will be via the proposed
extension of South Wimbrow from Sebastian Boulevard on a northwesterly direction to the
southeast corner of Ashbury.
20. Conclusion: The requested land use change from L-2 (County) to LDR is consistent
with the Comprehensive Plan, Land Development Code and Code of Ordinances.
21. Recommendation: Staff recommends approval of the requested land use change
with the following condition:
1. The land use change shall be conditioned upon receipt of annexation approval by
e ty Council.
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