HomeMy WebLinkAbout2005 - DCA Report & FindingsSTATE OF FLORIDA
DEPARTMENT OF COMMUNITY AFFAIRS
"Dedicated to making Florida a better place to call home"
THADDEUS L. COHEN, AIA
JEB BUSH Secretary
Governor
April 18, 2005
The Honorable Nathan B. McCollum
Mayor, City of Sebastian
1225 Main Street
Sebastian, Florida 32958
Dear Mayor McCollum:
l�E Cs � I V E D
MAY %005
SY:
The Department of Community Affairs has completed its review of the proposed
Comprehensive Plan Amendment for the City of Sebastian (DCA No. 05-1), which was received
on January 31, 2005. Copies of the proposed amendment have been distributed to appropriate
state, regional and local agencies for their review, and their comments are enclosed.
The Department has reviewed the comprehensive plan amendment for consistency with
Rule 9J-5, Florida Administrative Code (F.A.C) and Chapter 163, Part II, Florida Statutes (F.S.)
and has prepared the attached Objections, Recomm=endations, and Comments (ORC) Report
which outlines our findings concerning the comprehensive plan amendment. The Department has
raised objections on the adequate provision of services, to include transportation and public
facilities analysis and site suitability.
If you have any questions, please call Roger A. Wilburn, Principal Planner, or Jamie
Coker, Planner, at (850) 922-1816.
Sincerely yours,
Charles Gauthier, AICP
Chief of Comprehensive Planning
CG/jcs
Enclosures: Objections, Recommendations and Comments Report
Review Agency Comments
cc: Tracy Hass, Director of Growth Management, City of Sebastian
Michaeal Busha, Executive Director, Treasure Coast Regional Planning Council
2555 SHUMARD OAK BOULEVARD • TALLAHASSEE, FLORIDA 32399-2100
Phone: 850.488.8466/Suncom 278.8466 FAX: 850.921.0781/Suncom 291.0781
Internet address: http_//www_dca_�tate_.fl_us
CRITICAL STATE CONCERN FIELD OFFICE COMMUNITY PLANNING ESIERGENCY .MANAGE•SIENT HOUSING 6 COMMUNITY DEVELOPMENT
2796Ovrrseas I likhway, Suile 11 2 2555 Shumard Oak B0u1rvJT(I 155551 um,rd Wktloulrvavd 2555 Shumant (JA Etuulew,d
tWr.tl hon, FL 3305(=2227 Tallahassee. FL 32399.2100 Tallaha,wo. FL 32199-2100 Tallahaurr, EL 32399-2100
(305)289-2.102 Mot 488.2156 Lanni 4 13 (8501 488-7956
INTRODUCTION
The following objections, recommendations and comments are based upon the
Department's review of the City of Sebastian 05-1 proposed amendment to their comprehensive
plan pursuant to s.163.3184, Florida Statutes (F. S.).
The objections relate to specific requirements of relevant portions of Chapter 9J-5,
Florida Administrative Code (F.A.C.), and Chapter 163, Part Il, F.S. Each objection includes a
recommendation of one approach that might be taken to address the cited objection. Other
approaches may be more suitable in specific situations. Some of these objections may have
initially been raised by one of the other external review agencies. If there is a difference between
the Department's objection and the external agency advisory objection or comment, the
Department's objection would take precedence.
Each of these objections must be addressed by the City and corrected when the
amendment is resubmitted for our compliance review. Objections that are not addressed may
result in a determination that the amendment is not in'compliance. The Department may have
raised an objection regarding missing data and analysis items which the local government
considers not applicable to its amendment. If that is the case, a statement justifying its
non -applicability pursuant to Rule 9J-5.002(2), F.A.C., must be submitted. The Department will
make a determination on the non -applicability of the requirement, and if the justification is
sufficient, the objection will be considered addressed.
The comments that follow the objections and recommendations section are advisory in
nature. Comments will not form bases of a determination of non-compliance. They are included
to call attention to items raised by our reviewers. The comments can be substantive, concerning
planning principles, methodology or logic, as well as editorial in nature dealing with grammar,
organization, mapping, and reader comprehension.
Appended to the back of the Department's report are the comment letters from the other
state review agencies and other agencies, organizations and individuals. These comments are
advisory to the Department and may not form bases of Departmental objections unless they
appear under the "Objections" heading in this report.
TRANSMITTAL PROCEDURES
Upon receipt of this report, the City of Sebastian has 60 days in which to adopt, adopt
with changes, or determine that the City will not adopt the proposed amendment. The process
for adoption of local comprehensive plan amendments is outlined in s. 163.3184, Florida
Statutes, and Rule 9J-11.011, Florida Administrative Code.
Within ten working days of the date of adoption, the City must submit the following to
the Department:
Three copies of the adopted comprehensive plan amendment;
A copy of the adoption ordinance;
A listing of additional changes not previously reviewed;
A listing of findings by the local governing body, if any, which were not included in the
ordinance; and
A statement indicating the relationship of the additional changes to the Department's
Objections, Recommendations and Comments Report.
The above amendment and documentation are required for the Department to conduct a
compliance review, make a compliance determination and issue the appropriate notice of intent.
In order to expedite the regional planning council's review of the amendment, and pursuant to
Rule 9J-11.011(5), F.A.C., please provide a copy of the adopted amendment directly to
Executive Director of the Treasure Coast Regional Planning Council.
Please be advised that Section 163.3184(8)(c), Florida Statutes, requires the Department
to provide a courtesy information statement regarding the Department's Notice of Intent to
citizens who furnish their names and addresses at the local government's plan amendment
transmittal (proposed) or adoption hearings. In order to provide this courtesy information
statement, local governments are required by law to furnish the names and addresses of the
citizens requesting this information to the Department. Please provide these required names
and addresses to the Department when you transmit your adopted amendment package for
compliance review. In the event no names, addresses are provided, please provide this
information as well. For efficiency, we encourage that the information sheet be provided in
electronic format.
DEPARTMENT OF COMMUNITY AFFAIRS
OBJECTIONS, RECOMMENDATIONS AND COMMENTS
FOR THE
CITY OF SEBASTIAN
AMENDMENT 05-1
April 18, 2005
Division of Community Planning
Office of Comprehensive Planning
This report is prepared pursuant to Rule 9J-11.010, F.A.C.
OBJECTIONS, RECOTNE lENDATIONS AND COMMENTS
City of Sebastian
PROPOSED AMENDMENT DCA #05-1
I. CONSISTENCY WITH CHAPTER 163, F.S., AND RULES 9J-5 & 9J-11, F.A.0
The Department has completed its review of the proposed amendment to the City of Sebastian
Comprehensive Plan. The City of Sebastian amendment 05-1 contains three Future Land Use
Map (FLUM) amendments. The Department has raised objections on the adequate provision of
services, to include transportation and public facilities analysis and site suitability.
ORC OBJECTIONS & RECOMMENDATIONS:
1) 05-02 (Cypress Bend Subdivision) —pending annexation, approximately 46.1 acres changing
from County C-3 (Conservation — Idu/2.5ac) to City LDR (Low Density Residential - 5du/ac).
2) 05-05 (Cross Creek Addition) — pending annexation, approximately 25.55 acres changing
from County R (Rural Residential - Idu/ac) to City LDR (Low Density Residential — 5du/ac).
3) 05-08 (The Hammocks) — pending annexation, approximately 40.224 acres changing from
County R (Rural Residential — ldu/ac) to City LDR (Low Density Residential — 5du/ac).
1) Obiection to amendments 1-3
Impact Analysis - The supporting data and analysis does not demonstrate that the amendments
will be served by adequate public facilities, to include water, sewer and transportation facilities,
to maintain the adopted LOS standards through the five-year and long range planning periods
based upon the maximum extent of potential development allowed.
[Rule 9J-5.005 (2)(a), Rule 9J-5.006 (2)(a) and (3)(b)l, Rule 9J-5.011 (1)(f), F.A.C., and Section
163.3177 (3)(a)3 and (6)(c), F.S.]
Recommendation to amendments 1-3
Impact Analysis - Provide verification from the City of Sebastian and / or the Indian River
County Utility Services that sufficient water and sewer capacity exists to serve the sites based on
the maximum allowable densities and intensities for the land use category. The analysis for the
five-year and long range planning periods should include a forecast of background growth, .
including committed projects, and the additional density/intensity allowed by the amendments.
Provide an assessment of how the amendments will affect the CUP and give the status of any
CUP modification application. Also, indicate the proximity of the collection system and the
extent to which it must be expanded to serve the sites.
Demonstrate availability of adequate roadways by providing data and analysis through the use of
peak hour / peak direction traffic impact data, based on the maximum allowable densities and
intensities for the land use category. Provide data that the adopted LOS standard will be
maintained through the five-year planning period. Also, the analysis should include impacts to I-
95 / CR -512 interchange and any impacts to evacuation routes. Please include data indicating the
current and projected demands on roadways based on projected growth and programmed funding.
1 of 2
21 Obiection to amendment 1 (Cypress Bend Subdivision
The supporting data and analysis raises questions as to the suitability of the site due to
environmentally sensitive and protected lands. The western edge of the property is adjacent to the
southern end of the St. Sebastian River. The amendment package states that the development
plan will require conservation easements and preservation measures to ensure compliance with
protection of areas of critical State concern.
[Rule 9J-5.013 (3), F.A.C., and Section 163.3177 (6)(d), F.S.]
Recommendation to amendment 1 (Cypress Bend Subdivision)
Provide information as to the extent of sensitive and protected lands located on site in terms of
acreage and a detailed map. Also, identify the type of sensitive and protected lands on site.
Additionally, discuss how the development plan will ensure a conservation easement or other
preservation measures will protect the sensitive areas or areas of critical State concern. The City
should consider a clustering approach to development of this site to avoid impacts to onsite
resources.
H. CONSISTENCY WITH THE STATE COMPREHENSIVE PLAN
The supporting data and analysis does not demonstrate the amendments are consistent with the
goals and policies of the State Comprehensive Plan Chapter 187, Florida Statutes:
Goal, 15(a) Land Use, Policies 15(b)6 and Goal 19(a) Transportation, Policies 19(b)3 and 13.
RECOMMENDATION:
Revise the amendments as previously recommended.
2of 2
St
®MAN hn5River
Water Management District
Kirby B. Green III, Executive Director • David W. FISK Assistant Executive Director
4049 Reid Street • P.O. Box 1429 - Palatka, FL 32178-1429 * (386) 329-4500 f /tis
On the Internet at www.sirwmd.com.
March 16, 2005
D. Ray Eubanks, Administrator
Plan Review and Processing
Florida Department of Community Affairs
2555 Shumard Oak Boulevard
Tallahassee, FL 32399-2 100
Subject: Proposed Comprehensive Plan Amendment
DCA Amendment # Sebastian 05-1
Dear Mr. Eubanks:
St. Johns River Water Management District (District) staff have reviewed the above -referenced proposed
comprehensive plan amendment. The proposed amendment consists of three changes to the City of Sebastian's
future land use map. The District staff review focuses on water supply availability and related water resource
issues in an effort to link land use planning and water supply planning. In the review of water supply
availability, District staff consider infrastructure, permitted allocation under consumptive use permits, and
source. District staff comments are provided below.
The submittal package identified Indian River County Utilities as the utility service provider for areas subject to
the map changes. District water use compliance staff indicate that the growth rate in the utility's service area is
greater than the growth rate provided for in the utility's District -issued consumptive use permit (CUP). The
utility's consultant has informed District water use compliance staff that an application for a CUP modification
will be submitted. Thus, before adopting this amendment, City staff should coordinate with the utility service
provider to ensure that the anticipated increase in population growth and water demand from the areas subject to
the map changes are accounted for in the application for a CUP modification.
We appreciate the opportunity to provide comments. If you have any questions, please contact District Policy
Analyst Peter Brown at (386) 329-431 I/Suncom 860-4311 or pbrowrr@sjrwnul.com.
Siinnc^erely,
Linda Burnette, Director
Office of Communications and Governmental Affairs
LB/PB
cc: Tracy Hass, City of Sebastian
Erik Olson, Indian River County Utilities
Michael Busha, TCRPC
Lindy McDowell, FDEP
Jeff Cole, SJRWMD
Marguerita Engel, SJRWMD
Phil Fairbank, SJRWMD
GOVERNING BOARD
Ometnas D. Long. CHAIRMAN David G. Graham, VICE CkL AIRMAN R. Clay Albright. SECRETARY Duane O'JACKSONV"E Easu'.Ea
APOPKA J`CK�'1'°LLE Susan N. Hughes
William Ken Ann T. Moose
W. Michael Branch John G. Sowinski BUNNEV_ ,ACKSIDWILLE
FERPIAPIO�PIA BEACH ORLANDO hIELeOURhiE BEACH
F -
\ \ �D W .
\ FLORIDA DEPARTMENT OF STATE
�\ Glenda E. Hood
Secretary of State
DIVISION OF HISTORICAL RESOURCES
Mr. Ray Eubanks
Department of Community Affairs
Bureau of State Planning
2555 Shumard Oak Boulevard
Tallahassee, Florida 32399-2100
[MAR I - 2005
Plan �.. __j
& DRI Pr,,,.,.-_.
February 25, 2005
Re: Historic Preservation Review of the Sebastian (05-1) Comprehensive Plan Amendment Request
Dear Mr. Eubanks:
According to this agency's responsibilities under sections 163.3177 and 163.3178, Florida Statutes, and
Chapter 9J-5, Florida Administrative Code, we reviewed the above document to determine if data
regarding historic resources have been given sufficient consideration in the request to amend the
Sebastian Comprehensive Plan.
We reviewed three proposed amendments to the Future Land Use Map to consider the potential effects of
these actions on historic resources. While our cursory review suggests that the proposed changes may
have no adverse effects on historic resources, it is the city's responsibility to ensure that the proposed
revisions will not have an adverse effect on significant archaeological or historic resources in the City of
Sebastian.
We do have some concerns about the Cyprus Bend Subdivision (Parcel #1) and The Hammocks (Parcel
#3). Although these tracts do not contain any sites listed in the Florida Master Site File or the National
Register of Historic Places, it remains the city's responsibility to ensure that potentially significant
historic resources will not be adversely affected by these actions. Both parcels appear to have at least
moderate archaeological site probability. The most effective way to guarantee that such sites are not
damaged is for the city to sponsor or require historic resource surveys so that it can ensure its
archaeological resources and historic structures fifty years of age or older will be considered when
substantive changes in land use are proposed.
If you have any questions regarding our comments, please feel free to contact Susan M. Harp of the
Division's Compliance Review staff at (850) 245-6333.
Sincerely,
?I- Frederick Gaske, Director
500 S. Bronough Street • Tallahassee, FL 32399-0250 • http://ivww.flheritage.com
O Director's Office O Archaeological Research V Historic Preservation O Historical Museums
(850) 245-6300 • FAX: 245-6136 (850) 245-6444 • FAX: 245-6436 (850) 245-6333 • FAX: 245-6437 (850) 245-6400 • FAX: 245-6433
O Southeast Regional Office O Northeast Regional Office O Central Florida Regional Office
(954) 467-4990 • FAX: 4674991 (904) 825-5045 • FAX: 825-5044 (813) 272-3843 • FAX: 272-2340
Department of
G_
C i
FLoRl AEnvironmental Protection
Marjory Stoneman Douglas Building
Jeb Bush 3900 Commonwealth Boulevard, MS 47 Colleen M. Castille
Governor Tallahassee, Florida 32399-3000 Secretary
March 15, 2005
�O
Mr. Ray Eubanks
Florida Department of Community Affairs
Plan Review and DRI Processing Team
2555 Shumard Oak Boulevard
Tallahassee, Florida 32399-2100
RE: City of Sebastian, 05-1, Comprehensive Plan Amendment ORC Review
Dear Mr. Eubanks:
The Office .of Intergovernmental Programs _of the Florida Department of Environmental
Protection (FDEP) has reviewed the above -referenced amendment proposal under the procedures
of Chapter 163, Florida Statutes,.and .Chapters 9J-5 .and 9J-11, Florida Administrative .Code, .and
we have the following comments and suggestions:
Ordinance 0-05-02
The proposed amendment would .change .the land use .designation on .a 46 .acre .parcel
from Indian River County C-3 (Conservation, I du/2.5 acres) to Sebastian Low Density
Residential (up to 5 du/acre). Water and sewer will be available.
Comments:
The western edge .of .the parcel is adjacent .to .the south prong of the .St..Sebastian River.
This portion of the river is part of the St. Sebastian River Preserve State Park, a 36,600 acre
preserve. The preserve consists predominately of mesic flatwoods with smaller areas of
depression marsh, basin swamp, strand swamp. bottomland forests, scrubby flatwoods, scrub and
sandhill. The presen-e was originally intended to protect the St. Sebastian River but its role has
expanded to include protection and access to large areas of high quality uplands. The only
wetlands appear .to he adjacent to the river. The predominate soils .underlying the parcel are
generally poorly drained Oldsmar and Immokalee soils. These soils are identified in the Soil
Survey.of Indian River!Co.unty.as having potential for zxcessive wetness,. ponding.and.high water
table during rainy periods.
According to the best data -available .to the Department, the .parcel lies in an area .of high
recharge to the Surficial Aquifer (180-199 on the DRASTIC Index). Surface land uses and
"More Protection, Less Process"
Ray -Eubanks
March 15, 2005
Page 2
.activities inthis -area -can have .direct impacts,to groundwater. Under :section.62-40.3.1.0(.1)(h),
FA.C., the Department's review of all programs, rules, and plans seeks to "protect aquifers from
depletion through water conservation and preservation of the functions of high recharge areas."
Recommendations:
Development.of.this .parcel may hydrologically affect and likely reduce natural watershed
functions such as the collection, storage, filtering and discharge of runoff. As a result, non -point
.source .runoff .into .the .Sebastian River watershed will .bean issue .of _concern. The Department
recommends that the applicant consider a full range of planning strategies to minimize impacts to
groundwater.and nearby wetlands .by limiting impervious surfaces and clustering structures away
from wetland areas and reserving much of the land as open space for a common view in
.accordance with Rule 9J-5.006(5)(1)..Stormwater treatment should .be .designed .to maintain .the
natural predevelopment hydro—period and water quality, as well as to protect the natural
functions .of .the .adjacent wetlands. Prior to finalizing infrastructure .development .plans for .the
subject parcels, we recommend that delineation and water management district verification of the
landward extent.of wetlands and surface waters be obtained, in.accordance with guidelines of
Rule 62-340, F.A. C. Wetlands within the parcel should be designated "Conservation" to prevent
encroachment after initial construction, even if -surrounding land use designations are later
amended.
Thank you for .the .opportunity to .comment on this proposal. If I may be .of further
assistance, please call me at (850) 245-2172.
Sincerely,
SES,
Suzanne E. Ray
Environmental Specialist
Office of Intergovernmental Programs
/ser
- AW s � c,
Florida Department of Transportation
DIRECTOR OF TRANSPORTATION DEVELOPMENT—DISTRICT 4
JEB BUSH 3400 West Commercial Boulevard, Fort Lauderdale, Florida 33309-3421 JOSE ABREU
GOVERNOR Telephone: (954) 777-4411 Fax: (954) 777-4197 SECRETARY
Internet Email: Qerry.oreilly(o dot.state.fl.us
Toll Free: 1-866-336-8435
March 18, 2005
Mr. Ray Eubanks, Community Program Administrator
L----
Plan Review and DRI Processing TeamMAR 2 5 2005
Department of Community Affairs2555 Shumard Oak Boulevard "-- --
Tallahassee, FL 32399-2100 n - - Ssit
Dear W. Eubanks:
SUBJECT: Proposed Comprehensive Plan Amendments ORC Review
Local Government: City of Sebastian
DCA Amendment # 05-1
The Department has reviewed the proposed comprehensive plan amendments for the City of Sebastian.
Enclosed are objections, recommendations, and comments based on this review.
Thank you for the opportunity to participate in the review process. If you have any continents or
questions about this letter, please contact me at (954) 777-4490.
GO:LH
Enclosure
cc: B. Romig, FDOT Central Office
R Wilburn, DCA
N. Ziegler, FDOT 4
L. Hymowitz, FDOT 4
File: 4270.20
Sincerely,
Gerry O'Reilly, P.E.
Director of Transportation Development
District Four
www.dot.state.fl.us 0 RECYCLED PAPER
DISTRICT 4, DEPARTMENT OF TRANSPORTATION
OBJECTIONS, RECOMMENDATIONS & COMNIENTS
RESPONSIBLE DIVISION/BUREAU: Planning; Department
NAME OF LOCAL GOVERNMENT: City of Sebastian
DATE PLAN RECEIVED FROM LOCAL GOVERNNNfENT: 2/15/05
DATE MEMORANDUM RECEIVED FROM DCA: 2/18/05
REQUIRED RETURN DATE FOR COMMENTS: 3/18/05
ELENENT: Various annexed parcels
Future Land Use Element
DCA Amendment # 05-1
RULE DEFICIENCY: 9J -5.005(2)(a), 9J -5.006(2)(a), 9I 5.006(3)(b)l, 9J -5.019(3)(d)
The three proposed Future Land Use amendments, which include Cypress Bend Subdivision Ord. # 0-
05-02 (46 acres), Cross Creek Subdivision Ord. #0-05-05 (26 acres), and The Hammocks Ord. #0-05-
08 (40 acres), would change the designated land use from County low density land uses of generally
one unit per acre or less, to City Low Residential designation up to five units per acre.
OBMCTION:
The City does not provide a cumulative traffic impact analysis, based on the maximum potential
development, to address impacts this proposed amendment would have on the current and future
roadway network, including I-95, a Florida Strategic Intermodal System (SIS) facility.
DISCUSSION:
Data and analysis necessary to support staff's determination that traffic impacts would not adversely
affect the current and future roadway network levels of service was not provided.
An analysis of the long-term impacts of the proposed changes in land use on the surrounding roadway
network, including the I-95/CR-512 interchange, is necessary to ensure that future transportation needs
can be met.
Land development activity of a low density nature has been increasing both in Sebastian and in
Fellesmere over the last few years. If this trend continues, sprawl -like growth patterns with no
significant trip attractors in the area point to a likelihood that I-95 and US 1 will be heavily relied upon
to reach commercial activity centers some distance away, and therefore the need to address potential
future impacts to the SIS and the regional roadway network as a result.
RECOMMENDATIONS:
The City should provide a comprehensive and complete transportation analysis, based on the
maximum allowable land uses, to identify peak hour, peak direction level of service impacts, with and
without the proposed amendment. This transportation analysis should address short- and Iong-range
impacts to I-95, including the 1-95/CR-512 interchange, and how the City will mitigate identified
impacts to the roadway network.
DISTRICT 4, DEPARTMENT OF TRANSPORTATION
OBJECTIONS, RECOMMENDATIONS & COMMENTS
RESPONSIBLE DIVISIONBUREAU: Planning Department
NAME OF LOCAL GOVERNMENT: City of Sebastian
DATE PLAN RECEIVED FROM LOCAL GOVERNMENT: 2/15/05
DATE MEMORANDUM RECEIVED FROM DCA: 2/18/05
REQUIRED RETURN DATE FOR COMN=S: 3/18/05
ELEMENT: Various annexed parcels
Future Land Use Element
DCA Amendment # 05-1
RULE DEFICIENCY: 9J -5.005(2)(a) 9J -5.006(2)(a) 9J -5.006(3)(b)1
9J -5.019(3)(d)
RECOMMENDATION continued:
This is an opportune time for the City to analyze its remaining annexation area for traffic impacts to
the SIS because of the ongoing PD&E Study being conducted by the Department under FM# 413064-
1. The project manager is Nick Danu who can be reached at (954) 777-4324.
Ii i.2;1111:3`�i
Larry !Lymowitz. AICP
PHONE: 954-777-4490
REVIEWED BY:, Nancy Ziegler PHONE: 954-777-4490
DISTRICT 4, DEPARTMENT OF TRANSPORTATION
OBJECTIONS, RECOMMYINDATIONS & COMMENTS
RESPONSIBLE DIVISION/BUREAU: Planning Department
NAME OF LOCAL GOVERNMENT: City of Sebastian
DATE PLAN RECEIVED FROM LOCAL GOVERNMENT: 2/15/05
DATE MEMORANDUM RECEIVED FROM DCA: 2/18/05
REQUIRED RETURN DATE FOR COMMENTS: 3/18/05
ELEMENT: Various annexed parcels
Future Land Use Map
DCA Amendment 05-1
RULE DEFICIENCY: 9J -5.005(2)(a) 9J -5.006(2)(a) 9J -5.019(3)(c)
The three proposed Future Land Use amendments, which include Cypress Bend Subdivision Ord. 9 0-
05-02 (46 acres), Cross Creek Subdivision Ord. 90-05-05 (26 acres), and The Hammocks Ord. 40-05-
08 (40 acres), would change the designated land use from County low density land uses of generally
one unit per acre or less, to City Low Residential designation up to five units per acre.
OBJECTION:
The City does not address traffic impacts this proposed amendment would have on the designated
evacuation routes, including I-95, a Florida Strategic Intermodal System (SIS) facility.
DISCUSSION:
The City did not provide the data and analysis in support of staffs determination that traffic impacts of
the proposed amendment would not adversely impact the current roadway network Impacts of the
potential additional trips utilizing the evacuation routes should be addressed.
RECOMMENDATIONS:
The City should provide an analysis of the adequacy of the existing and projected transportation
system to evacuate the coastal population prior to an impending disaster.
• i n�
Larry Hymowitz. AICD
PHONE: 954-777-4490
REVIEWED BY:. Nancy Ziegr PHONE: 954-777-4490
TREASCJRE COASJT �-EGZO=NA�=�PLANNING�C=O.UNCIL
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IND_IA'N RIVER =Mkl TI-N----hALM BEACH'-. STLU CIE
�i
March 18, 2005
Mr. Charles Gauthier
Chief
Bureau of Local Planning
Department of Community Affairs
2555 Shumard Oak Boulevard
Tallahassee, FL 32399-2100
Subject: City of Sebastian Comprehensive Plan
Draft Amendments — DCA Reference No. 05-1
Dear Mr. Gauthier:
Council has reviewed the above -referenced amendments in accordance with the
requirements of Chapter 163, Florida Statutes and Council's adopted plans, policies, and
review procedures. Enclosed is a copy of our report as approved by Council at its regular
meeting on March 18, 2005 pursuant to Section 163.3184, Florida Statutes.
If you have any questions, please feel free to call me.
Sincerely,
Terry L. Hess, AICP
Deputy Director
TLH:sh
Enclosure
"B r i n g i n g C o in in it n i t i e s T o g e t b e r" E s
3 0 1 E a s t O c e a n Boulevard - Suite 3 0 0 - Stu art, F l o r i d a 3 4 9 9 4
phone (772) 221-4066 - SC 269-4060 - Fax (772) 221-4067 - E-mail - admin(a�terpc.ore
TREASURE COAST REGIONAL PLANNING COUNCIL
MEMORANDUM
To: Council Members AGENDA ITEM 5J
From: Staff
Date: March 18, 2005 Council Meeting
Subject: Local Government Comprehensive Plan Review
Draft Amendments to the City of Sebastian Comprehensive Plan
DCA Reference No. 05-1
Introduction
The Local Government Comprehensive Planning and Land Development Regulation Act,
Chapter 163, Florida Statutes, requires that Council review local government comprehensive
plan amendments prior to their adoption. Under the provisions of this law, the Department of
Community Affairs (DCA) prepares an Objections, Recommendations, and Comments (ORC)
Report on a proposed amendment only if requested to do so by the local government, the
regional planning council, an affected person, or if an ORC Report is otherwise deemed
necessary by the DCA. If the local government requests DCA to prepare an ORC Report, then
Council must provide DCA with its own objections, recommendations for modification, and
comments on the proposed amendment within 30 days of its receipt.
Background
The City of Sebastian has proposed three amendments to the Future Land Use Map (FLUM) of
the City's comprehensive Plan. The City has requested that the DCA undertake a formal review
of the amendments. The FLUM amendments are summarized in Table 1 and their locations are
shown on the attached maps.
Evaluation
Each of the subject properties is in the process of being annexed by the City. All are within the
County established urban service boundary.
Table 1
Proposed Amendments to the Future Land Use Map
City of Sebastian Comprehensive Plan, DCA Ref# 05-1
Amendment
Approx.
Current FLUNI
Proposed FLUNNI
Approximate Location
lumber/Name
Acreage
Designation
Designation
1. 05-02 Cypress Bend
46.1
* Conservation
LDR
West of Gardenia Street and
Subdivision
(C-3)
Dolphin Avenue
2. 05-05 Cross Creek
25.6
* Residential
LDR
West side of Powerline Road,
Addition
south of Barber Street, and
north of CR -510
3. 05-08 The Hammocks
40.2
* Residential
LDR
East of CR510 and the
Sebastian River High School,
west of south prong of the St.
Sebastian River
Total
111.9
* County FLUM designation.
Legend to FL UNI Designations
C-3 (Conservation) — maximum one dwelling units per 2.5 acres
Residential — Maximum One Dwelling unit per acre
LDR — Low Density Residential, maximum 5 dwelling units per acre
Amendment 05-02 (Cypress Bend Subdivision) — this 46.1 acre parcel is along the east
bank of the St. Sebastian River, which is identified in the Strategic Regional Policy Plan
(SRPP) as a resource of regional significance and is also designated by the State of
Florida as an aquatic preserve. The property was previously used as a citrus grove, but
the grove is no longer productive. The proposed use is as a gated, residential subdivision.
The -current FLUM designation under the County Plan is Conservation (C-3) which
allows a maximum of 1 unit per 2.5 acres. The proposed designation under the City Plan
is Low Density Residential (LDR) which allows a maximum of 5 dwelling units per acre.
Existing land uses on surrounding properties include a Boy Scout Camp to the north,
single-family residential units to the south and east, and the St. Sebastian River and
Buffer Preserve to the west. The surrounding FLUM designations are C-3 to the north,
LDR to the south and east and Public, a County designation, to the west.
Access to this new subdivision will be limited to Gardenia Street at the southeast
quadrant of the property. The developer will be required to reconstruct Gardenia Street
as a complete, two-lane roadway. The City indicates that this will improve access for the
surrounding neighborhoods. The City indicates that they will require conservation
easements and preservation measures in order to provide protection to the
environmentally sensitive lands along the river. The City anticipates no adverse impacts
on existing levels of service, including roadways. The City considers the proposed
amendments to be compatible with uses on adjoining properties and with the
conservation of sensitive environmental lands.
2. Amendment 05-05 (Cross Creek Addition) — this 25.6 acre property is located at the
southeast boundary of the City. The property was previousl% used for agricultural
purposes and is currently vacant. The proposed use is for the extension of an existing
subdivision. The current FLUM designation under the County Plan is Residential (R),
which allows a maximum of 1 dwelling unit per acre. The proposed FLUM designation
is LDR.
Existing uses on surrounding lands are single family residential units and vacant lands to
the north and east, vacant land to the south and residential and vacant land to the west.
Surrounding FLUM designations are LDR to the north, east and west, and R to the south.
The property is to become Phase II of the Cross Creek subdivision. The City indicates
that infrastructure improvements to be required of the developer will enhance the area.
Amendment materials suggest that development will occur at a density of slightly over
the one dwelling unit per acre.
3. Amendment 05-8 (The Hammocks) — this 40.2 acre parcel is located to the west of the St.
Sebastian River and just south of the intersection of CR510 and CR512. The property
was previously used for agricultural purposes and is currently vacant. The proposed use
is as a residential subdivision. The current FLUM designation under the County plan is
R; and the proposed City designation is LDR.
Existing uses on surrounding lands are single family residential and vacant lands to the
north and west, and vacant lands to the east and south. FLUN-1 designations on
surrounding lands include LDR to the north and west and Low Density Residential (L-1)
to the east and south.
The City indicates that the County previously initiated a joint planning process for this
area-. The purpose of this process, which included the County, the City, the Sebastian
Water Control District, and the landowners as participants, was to identify necessary
public infrastructure. The result was an agreed upon public road and sidewalk network
that would connect residential areas with the schools and commercial areas.
Extraiurisdictional Impacts
Letters were sent to Indian River County, the Indian River County School District and the Indian
River Metropolitan Planning Organization seeking comments regarding the compatibility of
these amendments with existing plans.
Effects on Significant Regional Resources or Facilities
Analysis of the proposed amendment indicates that it would not have adverse effects on
significant regional resources or facilities.
Ob'ections. Recommendations for Modification. and Comments
A. Objections
1. None
B. Comments
Amendment 05-2
1. The western boundary of the property is the St. Sebastian River, a Florida designated
aquatic preserve and a significant regional resource identified in the SRPP. The City
indicates they will require conservation easements and preservation measures in order
to provide protection to the environmentally sensitive lands along the river.
Consistent with SRPP Policies 6.5.1.3 and 6.6.1.3, a natural vegetated buffer should
be maintained for a maximum practical distance back from commonly recognized
y consist of preserved or planted vegetation but
waterway banks. The buffer zone ma
should include native species only.
Recommendation
Council should adopt the above comments and approve their transmittal to the Department of
Community Affairs.
Attachment
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