HomeMy WebLinkAbout1989 05 31 - Review Agency CommentsSTATE OF FLORIDA
DEPARTMENT OF COMMUNITY AFFAIRS
2 7 4 0 C E N T E R V I E W D R I V E• TALLAHASSEE, F L O R I D A 3 2 3 9 9
BOB MARTINEZ
Gmernw
May 31, 1989
Mr. Bruce Cooper
Director of Community Development
1225 Main Street
Post Office Box 780127
Sebastian, Florida 32978-0127
Dear Mr. Cooper:
THOMAS G. PELHAM
Secrelary
Enclosed are the review agency comments received by the
Department pertaining to the map amendments to the City of
Sebastian Comprehensive Plan. I regret that these comments were
not enclosed with the Department's review letter, and hope that
the omission has not caused any inconvenience.
Sincerely,
Carmen Bishop
Planner II
Enclosures
EMERGENCY MANAGEMENT • HOUSING AND COMMUNITY DEVELOPMENT • RESOURCE PLANNING AND MANAGEMENT
Tolephone: (4071 567-6000
March 6, 1989
[WPM
BO.yRD OF COUNTY COMMISSIONERS
1840 251h Street, Veru Beach, Florida 32960
Mr. Ralph K. Hook
Department of Community Affairs
Bureau of Local Planning
2740 Centerview Drive
Tallahassee, Florida 32399
Dear Mr. Hook:
Suncom Telephone: 2241011
MAR I 1989
BUREAU OF LOCAL
LRESOURCE PLANNING
Please be advised that county staff has commented directly to the
City of Sebastian regarding the proposed amendments. At that
time, staff's greatest concern rested with the creation of a
county enclave that would result from the annexation of parcels 1
thru 3.
With the annexation question aside, staff has no negative comments
with regard to the proposed land use changes.
Thank -you for providing the opportunity to respond.
S/ji/nOcerel
Robert M. Loeper
Staff Planner
cc: Robert M. Keating, AICP
Terry L. Hess, AICP
Sasan Rohani
TM#89-560
YKIPYI
Florida Department of Environmental Regulation
"Twin Towens Office Bldg. • 2600 Blair Stone Ro:tcl w 'lid la hjas,er, Florida [-372399-2400
Bob Manincz, Guvrnu>r Ualc 'I\vachlin�im Scrrelor , J,,
6•iAR U 199
March 1 1989 BUREAU OF LOCAL'
RFSC-URCE PLAAINING
Mr. Ralph K. Hook
Department of Community Affairs
Bureau of Local Resource Planning
2740 Centerview Drive
Tallahassee, Florida 32399
RE: City of Sebastian, Proposed Amendments to Comprehensive Plan
Future Land Use Map
Dear Mr. Hook:
The Department of Environmental Regulation has reviewed the
Proposed plan amendments from the City of Sebastian under the
provisions of Chapter 9J-11, F.A.C., and submits the following
comments.
We concur with the findings of Solin and Associates, Inc., as
expressed -in each of the following reports:
Report No. Application Name
1 Platt
2 Morchesky
3 DeCristofaro
4 Sebastian Lakes
5 Humphrey
However, we question the reasoning behind the approval of the
Vicker property for annexation and rezoning (Report No. 6).
Reports 1-3 dealt with proposed annexations of properties that
would require amendments to the Future Land Use Map from "Mixed Use
Development" and "Low Density Residential" to "Light Industrial."
Solin and Associates, Inc., reviewed these applications and
recommended denial of each proposed amendment, citing as reasons
the lack of an Urban Service Plan for each proposal and
insufficient access to water and wastewater facilities.
Mr. Hook
March 1, 1989
Page 2 of 2
These reasons would appear to be equally applicable to the proposed
annexation and rezoning of the Vicker property. The Vicker
proposal involves the same proposed changes in zoning designation,
does not appear to include an Urban Service Plan, and notes a lack
of property access to water and wastewater facilities. Under the
circumstances, we believe that approval of the Vicker proposal
would at best be inconsistent with the previous recommendations
made by Solin and Associates, Inc.
Please contact me at 487-2498 if you have any questions about our
comments on these proposed plan amendments.
Sincerely,
n �
John B. Outland
Office of Planning and Research
-LORIDA DEPARTMENT
noun Tlmz
Palm Beach Urban Office
3111 South Dixie Highway, Suite 112
Mail Box 122
West Palm Beach, Florida 33405
Telephone: 407-837-5290
Mr. Ralph K. Hook
Department of Community Affairs
Bureau of Local Planning
2740 Centerview Drive
Tallahassee, Florida 32399
Dear Mr. Hook:
OF TRAASPORTATION
BUR'LAU (A: LOCAL!
RESUUJ,,CF PLANNitQ
April 11, 1989
RE: Land Use Amendments - City of Sebastian
In accordance with the provisions of Chapter 163 F.S. and Chapter
9J-11 FAC Interim Review Requirements, the comments of the FOOT to the
proposed City of Sebastian Land Use Amendment are enclosed.
If you or your staff have any questions concerning these
comments, please feel free to contact me at (407) 837-5290 (Suncom
252-5290).
Sinceyely,
ZnVk(d/er�son�,�A76P�'d
Transportation Planning
District 4
JWA/Mg
Enclosure
cc: Gustavo Schmidt
Jim Scully
Michael J. Tako
CITY OF SEBASTIAN LAND USE AMENDMENTS
Amendments No's 1, 2 and 3 - Platt, Morchesky, Decristofaro
From Industrial (Indian River County) to Industrial
City of Sebastian - 21.5 Acres
These proposed amendments are associated with annexations to the
City of Sebastian.
The properties proposed for amendment will have access to CR -5A,
(Old Dixie Highway). They do not directly impact any currently
designated state facility. However, SR-5/US-1 will be indirectly
impacted via Old Dixie Highway located just west of the FEC Railroad
and CR -512.
These sites, 21.5 acres in area, have the potential of generating
1,288 daily trips, (59.9 trips/acre) most of which will use SR-5/US-1.
There are problems with sight distance at the intersection of
CR -512 and US -1. It is recommended that safe access to CR -512 from
the sites be available prior to the City's giving a Certificate of
Occupancy (C.O.) to development on these sites. Also, the
intersection of CR -512 and US -1 should be improved (in accordance with
state safety study about to begin) prior to the final C.O. on the
site.
A10%, ASOWN
Amendment No. 4 - Sebastian Lakes
From Commercial General (CG) (9.29 acres)
Commercial/Office/Residential - COR (6.58 acres) and Medium Density
Residential - Residential PUD, MDR (50.65 acres)
To Commercial General - CG (9.29 acres) Commercial/Office/Residential
- COR (8.8 acres) and Medium Density Residential - MDR (48.89 acres) -
Total 66.98 acres
The site of the proposed amendment is on CR -512. It does not
directly impact any state facility. However, the site includes a
Proposed regional transportation corridor, designated only as the
CR -505 (Roseland Road/Laconia Street) Corridor.
This corridor extends from SR-5/US-1 along CR -505 north of the
City of Sebastian, along 82 Avenue (Ranch Road) to the proposed SR -606
(Oslo Road) interchange at I-95 now under study. As such it may be
designated a county minor arterial in a subsequent State Functional
Classification. The corridor realignment of Roseland Road/Laconia
Street has been under discussion by the State, County and City for
some time..
The recommended right-of-way width of this corridor is 120 feet
to accommodate a four -lane divided minor arterial street. The
corridor is the westernmost facility in the buildout area of urbanized
and urbanizing Indian River County.
The Department supports the consultant's (Solin and Associates,
Inc.) recommendation that the developer bond, pay for or construct the
Roseland Road/Laconia Street corridor through the site, including
necessary intersection improvements and signalization at CR -512 as
approved and determined by the County prior to issuance of a C.O. for
any portion of the proposed commercial development.
It is also recommended that the Traffic Impact Analysis
(affecting the corridor and the intersection of CR -512) be submitted
with the application for site plan approval for the proposed
commercial, office, residential development and be approved in
conjunction with approval of a Development Order for the site.
140� Ala�k
Amendment No. 5 - Humphrey Property
From Commercial Limited (CL)
To Commercial General (CG) - 5 acres
The site of the proposed amendment abuts the east right-of-way
line of SR-5/US-1. SR-5/US-1 is a State Principal Arterial highway
and is also a corridor of statewide/interregional significance. The
proposed changes to a more intensive land use category will directly
impact this facility, however, no specific use has been indicated to
enable the impact to be measured.
There are no state traffic count stations north of CR -512 close
to the site, however, current traffic volumes on SR-5/US-1 south of
CR -512 is 15,267, (1987) a LOS C or better according to the
"Generalized Daily LOS Maximum Volumes" for a 4LD Arterial in a
predominantly rural area. Traffic is expected to more than double by
2010 to 33, 817 v.p.d., a LOS E without added lanes according to the
"Generalized Daily LOS Maximum Volume" table for Florida's urbanized
areas. The minimum acceptable LOS is C.
The site also lies within the area of a median revision project
by this Department however, no significant change is anticipated in
the vicinity of the site.
In view of the potential long term impact which may be created by
the development permitted by the proposed change and without
information as to specific uses, type and location of access and
pattern of development, the City should deny this application for land
use amendment at this time or defer action until a site plan for
non-residential PUD can be reviewed and approved.
Existing right-of-way for SR -5 in this location is 100 feet
according'to our records. The recommended right-of-way for corridor
protection is 120 feet. Additional right-of-way should be obtained
during review of any subsequent development permit for this site.
A*W►, ,0!
Amegdment No. 6 - Vicker Property
From Mixed Land Use - MXD (Indian River Co.)
To Industrial - IN (City of Sebastian) 35 acres
This proposed amendment does not have direct access to any state
facility. However, it has indirect access to SR-5/US-1 via 99 Street
(Vickers Road), a local street.
Current traffic volume on SR-5/US-1 north of CR -510 (1987 AADT)
according to Indian River County Traffic Engineering counts, is 14,800
v.p.d. Projected 2010 traffic (ADT) in 'this section approximately
33,524, a LOS E without additional lanes according to the "Generalized
Daily LOS Maximum Volumes" table for Florida's Urban Areas. The
minimum acceptable LOS standard is D.
The site, 35 acres in area, has the potential of generating 2,096
daily trips (59.9 trips/ac.) most of which will use SR-5/US-1.
The intersection of Vickers Road and SR-5/US-1 is now substandard
for the volume of traffic which will use it for access to SR -5. The
City should not issue a C.O. for development on this site until
intersection improvements are made in accordance with County and State
requirements. It is recommended that the applicant or his engineer
meet with the County Engineer and this Department (Traffic operations)
early in the site planning process in order to ensure safe access to
the site in accordance with County and State standards.
I
March 17, 1989
trecyure "I'll
re lone
pliann ng
acound
Mr. Ralph K. Hook
Department of Community Affairs
Bureau of State Planning
2740 Centerview, Drive
The Rhyne Building
Tallahassee, FL 32399
Subject: City of Sebastian Local Government Comprehensive Plan
Do: uments
Dear Mr. Hook:
Pursuant to the requirements of the Local Government Comprehensive
Planning and Land Development Regulation Act, Chapter 163, Florida
Statutes, the Treasure Coast Regional Planning Council reviewed the
amendments to the Future Land Use Element of the City of Sebastian
Comprehensive Plan at its regular meeting on March 17, 1989.
Comments were approved by Council for transmittal to the State
Department of Community Affairs pursuant to Sections 163.3184, Florida
Statutes, for consideration by the City prior to adoption of the
documents.
Evaluation
The proposed amendments to the Future Land Use Element have been
reviewed in accordance with the requirements of Chapter 163, Florida
Statutes, Council's review procedures, and Council's adopted plans and
policies. Enclosed is a copy of the full staff report to Council.
The report was formally adopted by Council at its regular meeting with
no revisions.
If you need additional information or have any questions, please do
not hesitate to call.
Daniel M. (;Ary
Executive Directo
DMC:lb
Enclosure
cc: Bruce Cooper
3318 s.w. marlin downs blvd.
tulle 308 . p.o. box 1519
palm city, Ilorida 30990
phone 1407) 186-3313
,A.
TREASURE CC.`,ST R,�CIO:TAL PLANNING COUNCIL
M E M O R A N D U M
To: Council Members AGENDA ITEM 5A
From: Staff
Date: :larch 17, 1989 Council Meeting
Subject: Local Government Comprehensive Plan Review - Six
Amendments to the City of Sebastian
Comprehensive Plan
Introduction
Pursuant to the provisions of the Local Government Comprehensive
Planning and Land Development Regulation Act, Chapter 167,
Florida Statutes, the Council must be provided an opportunity to
review and comment on comprehensive plan amendments prior to
their adoption. The City of Sebastian has submitted proposed
amendments to the State Department of Community Affairs, which in
turn is seeking Council's comments.
Council's review of the information forwarded by the Department
of Community Affairs is in the context of the relationship of the
proposed amendments to the regional policy plan developed
pursuant to Section 186.507, Florida Statutes. If a conflict
with adopted plans or policies is identified, the regional
planning agency is to specify any objections and may make
recommendations for modification. Council also provides informal
comments to the local government through a spirit of cooperation,
and technical assistance on matters related to the proposed
amendments. These advisory comments are aimed at providing
coordination between the local and regional comprehensive plans.
Eackaround
The City of Sebastian is considering six anendnents to the Future
Land Use Element. The locations of the properties under
consideration are shown on the accompanying map, and the number
of acres and. proposed changes in land use designation are
summarized in the following list:
PROPOSED AMENDMENTS TO THE FUTURE L.1ND USE ELEMENT
CITY OF SEBASTIAN
*County land use designation (annexation proceedings are in process)
2
.... -- -.-.. I ... .
Existing
Proposed
Amend.
Approx.
Land Use
Land Use
approximate
No.
Acreace
Desicnation
Designation
Location.
1
2.5
*Mixed Use
Light
West of the Old
Development,
Industrial
Dixie Highway
and south of
Woodmere Road
2
10
*Mixed Use
Light
;,lest of the Old
Development and
Industrial
Dixie Highway
Low Density
and south of
Residential
Woodmere Road
3
9
*Mixed Use
Light
West of the Old
Development and
Industrial
Dixie Highway
Low Density
and south of
Residential
Woodmere Road
4
65
Commercial General
Conmercial
South of CR 512,
Commercial/Office
General and
gest of Laconica
Residential; and
Medium
Street, and north
Medium Density
Density
of Grandeur Ave.
Residential
Residential
5
5
Commercial
Commercial
South of 9th St.,
Limited
General
west of North
Central Ave., a:.d
east of U.S. 1
6
35
*Mixed Use
Industrial
South of Concord
Development
Ave. and west of
FEC Railway
*County land use designation (annexation proceedings are in process)
2
.... -- -.-.. I ... .
Evaluation
I
The proposed amendments have been reviewed in accordance with the
requirements of Chapter 163, Florida statutes, Council's review
procedures, and Council's adopted Regional Comprehensive Policy
Plan. The following comments are offered as a result of that
review.
Amendments 11. 2. and 3
These- three parcels are contiguous and have been
proposed for annexation into the City. The annexations
would not only create a finger of unincorporated
territory to the north of the area proposed for
annexation, but would also appear to leave a small
"enclave" at the southeastern corner of amendment
parcel ;2. Neither condition is consistent with the
philosophy of Intergovernmental Coordination expressed
in the Regional Comprehensive Policy Plan.
At first glance, the proposed designation of light
industrial land use appears incompatible with
surrounding land uses which are primarily residential.
The County's Plan for this area is to have Mixed Uses
along the F.E.C. Railroad, and low density residential
to the west, along the City limits. While this
proposed land use designation change represents a
departure from the County Plan, the change may not be
totally incompatible because: .
1) the platted area to the north (unincorporated
County) is actually zoned for "highway
commercial";
2) an industrially zoned property (in the City)
lies adjacent to the northwest;
3) a canal with a 150 -foot right-of-way lies to
the immediate west of amendment parcel 4r3;
and
4) lands to the south are presently being used
for agricultual purposes.
Despite.these redeeming conditions, three other matters
make the proposed change of questionable consistency
with the Regional Plan. The first relates to the
adequacy of the roadway providing access to the
parcels. The roadway, known as Old Dixie Highway, is
presently deficient to serve industrial development.
It is very narrow in both right-of-way and pavement (12
feet), and is presently a one-way roadway. The County
staff has made reference'to this roadway issue (and the
A01% .^
"finger" -annexation issue) in a latter dated
September 14, 1928, to the City. Second, this site
does not contain the range of services which are
expected in an urban services area for industrial
development. While t«ere are tentative plans for a
county wastewater system to be available by 1990,
right-of-way for the installation of a system remains a
problem. Central service provision for potable water
is yet to be planned. Finally, this property contains
sand pine scrub habitat and has been identified by the
Florida Game and Fresh Water Fish Commission as
containing Gopher tortoise which is listed as
threatened by the Florida Committee on Rare and
Endangered Plants and Animals. The sand pine scrub
habitat is considered rare in the Region.
Based on the issues of 1) the creation of "fingers and
enclaves"; 2) compatibility of land uses; 3) inadequacy
of the local roadway which provides access; 4) the
unavailability of a full range of urban services; and
5) the existence of rare natural habitat, the proposed
land use designation change appears premature and/or
incomplete. Given the information provided, the
proposed amendments (1, 2, and 3) appear to be in
.conflict or inconsistent with the Regional
Comprehensive Policy Plan.
Amendment =4
The proposed land use designation is similar to the
former designation, but allows more intensive
commercial uses. This will increase trip generation
which may have a negative impact on the intersection of
two regional roads--Fellsmere Road and State Road 505.
Therefore, prior to development, a traffic impact study
should be submitted for review and approval to the City
and County which describes any negative impacts and how
they can be mitigated. The land use change appears to
be compatible with the surrounding area.
Amendment a5
The proposed land use designation allows more intensive
commercial use. This will increase trip generation and
may have a negative impact on U.S. 1, a regional
roadway. Prior to development, a traffic impact study
should be submitted for review and approval to the City
and County which describes any negative impacts and how
they can be mitigated. The land use change appears to
be compatible with the surrounding land use.
4
^ AIM%
Amendment =6
This parcel has been proposed for annexation into the
City. The proposed industrial land use designation
appears to be compatible with the adjacent county
designation of mixed use development, which allows
light industrial.
Based on the information provided, proposed Amendments
44, 5, and 6 do not appear to be in conflict or
inconsistent with the policies contained in the
Regional Comprehensive Policy Plan.
Recommendation
Council should adopt the comments outlined above and approve
their transmittal to the State Department of Community Affairs in
fulfillment of the requirements of Chapter 163, Florida Statutes.
Attachments
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