HomeMy WebLinkAbout2018 - O-18-05 RezoningAdministrative Services Department/CFO Review: 11
Attachments: 1. Ordinance 0-18-05
2. Rezoning Staff Report
3. PZ Commission minutes
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HOME OF PEnCAN ISLAND CITY COUNCIL AGENDA TRANSMITTAL
Council Meeting Date: 23 May 2018
Agenda Item Title: Ordinance 0-18-05 — First Reading - Request for Rezoning and
PUD Conceptual Development Plan approval - Spirit of Sebastian
Recommendation: Move to pass Ordinance 0-18-05 on first reading.
Background: On March 14, 2018, City Council approved annexation of 182.87
acres of property into the city as petitioned by Ridgewood Sebastian, LLC, represented by Mr. Chuck
Mechling. The land is located south of Sebastian Industrial Park, west of the FEC railroad and Old
Dixie Highway, and north & east of Sebastian Highlands and South Moon Under residential
subdivisions (a.k.a. the Brown Sandmining area). Ridgewood is requesting to rezone its current
county zoning A-1, RM-6, and IL to Sebastian's PUD-R (Planned Unit Development —Residential)
zoning.
The proposed PUD zoning is an alternative residential zoning district
which is intended to promote creative design. A PUD allows for unique design flexibility and many
of the development parameters are negotiated, such as minimum lot size and setbacks, to allow
clustering of open space and recreational areas. The applicant will better define their design
parameters via submittal of the Preliminary Plat. Other development parameters, such as open space
requirements have specific code requirements, of which the staff has verified in the conceptual plan.
On April 19, 2018, the Planning and Zoning Commission held a
public hearing. At the conclusion, they recommended by a vote of 4-3 that City Council approve the
rezoning and conceptual development plan, with the following condition: "A minimum buffer strip
of 25 feet is required between areas of platted lots and bordering residential uses, unless the bordering
property is a stormwater ROW or easement." Upon receipt of comments from DEO relative to the
comprehensive plan future land use map amendment, this ordinance will be scheduled for a second
reading and final public hearing.
If Agenda Item Requires EXDenditure of Funds: N/A I /�
4. Application
5. PUD Conceptual Development Plan
City Manager Authorization:
Date: 17 May 2018
ORDINANCE NO.O-18-05
AN ORDINANCE OF THE CITY OF SEBASTIAN, FLORIDA,
PROVIDING A ZONING DESIGNATION FOR ANNEXED LAND WITH
PRIOR COUNTY ZONING DESIGNATIONS OF A-1 (AGRICULTURE-1),
RM-6 (MULTIPLE -FAMILY RESIDENTIAL), AND IL (LIGHT
INDUSTRIAL) TO PUD-R (PLANNED UNIT DEVELOPMENT -
RESIDENTIAL) IN ACCORDANCE WITH A CONCEPTUAL
DEVELOPMENT PLAN FOR LAND CONSISTING OF 182.87 ACRES,
MORE OR LESS, LOCATED SOUTH OF VACANT INDUSTRIAL -
ZONED LAND, WEST OF THE FEC RAILROAD AND OLD DIXIE
HIGHWAY, AND NORTH AND EAST OF SEBASTIAN HIGHLANDS
AND SOUTH MOON UNDER RESIDENTIAL SUBDIVISIONS;
PROVIDING FOR CONFLICTS; PROVIDING FOR SEVERABILITY;
AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, Ridgewood Sebastian, LLC, has filed a petition for amendment to the
Zoning Map; and
WHEREAS, the City Council has provided notice of the proposed zoning change and
conducted a public hearing to receive citizen input; and
WHEREAS, the City Council of the City of Sebastian, Florida, has considered the
criteria identified in the Land Development Code together with the recommended findings and
recommendations of its staff and Planning and Zoning Commission; and
WHEREAS, the City Council has made the following findings:
A. The proposed use is consistent with the goals, objectives and other elements of the
Comprehensive Land Use Plan.
B. The proposed use is in conformity with the substantive requirements of the City of Sebastian
Code of Ordinances, particularly the Land Development Code.
C. The proposed use is not in conflict with the public interest of the citizens of the City of
Sebastian.
D. The proposed use is compatible with adjacent land uses.
E. Adequate public facilities and services exist in the City to serve the proposed use and the
demand for such use will not exceed the capacity for such services and facilities.
F. The proposed change in use will not result in any adverse impacts on the natural
environment.
G. The proposed use will not adversely affect the property values in the area, or the general
health, safety and welfare of the City or have an adverse impact on the financial resources of
the City.
H. The proposed use will result in an orderly and local development pattern.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF SEBASTIAN, INDIAN RIVER COUNTY, FLORIDA, as follows:
Section 1. PROPERTY. The change in zoning classification created by the
adoption of this ordinance shall affect the following described real property, now lying and being
within the incorporated area of the City of Sebastian, Indian River County, Florida:
See attached Exhibit "A " Property Survey
Section 2. PLANNI ED UNIT REZONING. The real property described in the
attached Exhibit "A" is hereby given a City zoning designation of Planned Unit Development
Residential (PUD-R) in accordance with the attached Conceptual Development Plan prepared by
Carter Associates, Inc. with a revision date of April 6, 2018, and attached hereto as Exhibit `B"
with the following condition:
A minimum buffer strip of 25 feet is required between areas of platted lots
and bordering residential uses, unless the bordering property is a
stormwater ROW or easement.
Section 3. ZONING MAP. The official City Zoning Map shall be amended to
reflect a zoning designation of Planned Unit Development Residential (PUD-R) for the real
property described in the attached Exhibit "A".
Section 4. CONFLICT. All ordinances or parts of ordinances in conflict herewith
are hereby repealed.
Section 5. SEVERABILITY. In the event a court of competent jurisdiction shall
determine that any part of this Ordinance is invalid or unconstitutional, the remainder of the
Ordinance shall not be affected and it shall be presumed that the City Council of the City of
Sebastian did not intend to enact such invalid provisions. It shall further be assumed that the
City Council would have enacted the remainder of this Ordinance without said invalid or
unconstitutional provision, thereby causing said remainder to remain in full force and effect.
Section 6. EFFECTIVE DATE.
its adoption.
This Ordinance shall take effect immediately upon
The foregoing Ordinance was moved for adoption
. The motion was seconded by Councilmember
upon being put to a vote, the vote was as follows:
Mayor Jim Hill
Vice Mayor Linda Kinchen
Councilmember Ed Dodd
Councilmember Albert Iovino
Councilmember Bob McPartlan
by Councilmember
The Mayor thereupon declared this Ordinance duly passed and adopted this
, 2018.
ATTEST:
Jeanette Williams, MMC
City Clerk
CITY OF SEBASTIAN, FLORIDA
Mayor Jim Hill
and,
day of
Approved as to form and legality for
Reliance by the City of Sebastian only:
James Stokes, City Attorney
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IMPROVEMENT DETAILS v, ��
HOME OF PELICAN ISLAND
Community Development Department
Rezoning & Conceptual PUD Plan Application
Staff Report
1. Project Name: Spirit of Sebastian
2.
3.
b.
El
5.
A
Requested Action: Zoning designation request for PUD-R, and the requisite approval
of a Conceptual PUD Plan
Project Location
a.
b.
C.
Address: Old Dixie Highway, south of SR 512
Legal: See survey
Indian River County Parcel Numbers:
Project Owner: Ridgewood Sebastian LLC
5070 North Highway AtA
Sebastian, FL
(772)999-3494
Project Agent: Ridgewood Sebastian LLC
5070 North Highway AlA
Sebastian, FL
(772)999-3494
Project Engineer: Carter Associates, Inc.
1708 21 s` Street
Vero Beach, FL 32960
(772)562-4191
31-39-07-00000-1000-00004.0
31-39-07-00000-1000-00005.0
31-39-07-00000-7000-00008.0
31-39-07-00000-7000-00006.0
31-39-07-00000-7000-00010.0
31-39-07-00000-7000-00011.0
31-39-07-00000-7000-00012.0
31-39-18-00000-1000-00001.0
31-39-07-00000-1000-00010.0
31-39-17-00000-3000-00010.0
31-39-17-00000-3000-00011.1
31-39-07-00000-7000-00007.0
E-Mail: admin@insitesolutions.biz
E-Mail: admin@insitesolutions.biz
E-Mail: johnb@carterassoc.com
1
Project Surveyor: Same as above
8. Project Description
a. Narrative of proposed action: Ridgewood Sebastian, LLC, recently
received approval to annex approximately 182.87 acres of vacant land into the City
of Sebastian. The proposed project, Spirit of Sebastian, consists of an enclave
surrounded on three sides by the City's service boundary. The property lies west
of the FEC Railroad and Old Dixie Hwy; North and East of existing low density
residential developments; and south of an existing industrial park. Existing land
use designation within the county is L-2 (Low Density Residential, 6 units per acre)
and C/I (Commercial/Industrial). The applicant has requested a Future Land Use
designation, consistent with the City of Sebastian Comprehensive Plan, of LDR
(low density residential, 5 units per acre). The conceptual plan outlines a total of
456 single-family and 130 duplex villa residential units for a proposed density of
3.20 units/acre. Additionally, a CG (Commercial General) land use designation
has been requested for approximately 2.52 acres for a parcel lying within the
northeast corner, adjacent to Old Dixie Highway. Current County zoning and land
use would allow for higher density and intensity development. The requested land
use change along with the appropriate rezoning request to PUD-R will provide for a
consistent and compatible use.
b. Current Zoning: CountyA-1 (Agriculure-1), RM-6 (Multiple -Family
Residential), and IL (Light Industrial)
C. Adjacent Properties
Zoning
North:
IN
East:
RM-6 (County)
IL (County)
RS-6 (County)
South:
RS-10
West:
RS-10
PUD-R
RS-20
Current Land Use
Industrial
Single Family/Vacant
Vacant/Commercial
Single Family
Single Family
Single Family
Single Family
Single Family
d. Site Characteristics
(1) Total Acreage: 182.87 acres
(2) Current Land Use(s): Vacant
Future Land Use
IN
L-2 (County)
C/I (County)
L-2 (County)
LDR
LDR
VLDR
VLDR
(3) Soil: Astatula Sand (0-5% Slopes)
Malabar Fine Sand
Myakka, Wet, Fine Sands (0-3% Slopes)
St. Lucie Sand (0-8% Slopes)
ICA
(4) Vegetation:
(5) Flood Hazard:
(6) Water Service
(7) Sanitary Sewer Service:
(8) Parks:
(9) Police/Fire:
Mainly second growth vegetation from past
Mining and Agricultural activities
Zone X
Indian River County Utilities
Indian River County Utilities
On -Site Recreational Amenities
Sebastian Police 2.5 miles
County Fire — 4 miles
Comprehensive Plan Consistency
a. Future Land Use: Low Density Residential (LDR- 5 units per acre) and
Commercial General (CG).
b. Level of Service
(1) Traffic: The estimated preliminary trip generation for the proposed PUD
will create an ADT of 5,532 spread over a projected buildout schedule of
ten (10) years. Therefore, the proposed development will create an
increased demand on the existing roadway network. Traffic impacts to
neighboring roadways and intersections will be analyzed during
preliminary plat applications to determine mitigation strategies. Phase I
and 2 of the subdivision incorporates two "primary' access points; one of
which will be a direct access to Old Dixie Hwy and Del Monte Road.
Future Phases will require a third exit at Bailey Drive.
(2) Potable Water: The property will be serviced by public water provided by
Indian River County Utility Services. Several points of connection are
available. The Applicant will be required to connect to county utilities and
has ascertained that adequate capacity is available at the North and South
County Public Water System to handle the additional projected flows.
(3) Wastewater: The property will be serviced by public waste water provided
by Indian River County Utility Services. Several points of connection are
available. The Applicant will be required to connect to county utilities and
has ascertained that adequate capacity is available at the North and
Central Wastewater Treatment Facilities to handle the additional projected
flows.
(4) Stormwater: The level of service standard is regulated by the St. Johns
River Water Management District, the same for all developments. The
stormwater management system will be internal to the development and
managed by the HOA.
(5) Recreation: The proposed PUD will be required to contain minimum
open space and recreation areas in accordance with minimum standards
as established by the comprehensive plan. The preliminary development
plan will be required to demonstrate proper compliance with this regulation.
(6) Solid Waste: There will be an increased demand on solid waste as the
property is currently vacant.
10. Conformance with Code of Ordinances: The proposed rezoning is consistent with
the Code of Ordinances.
11. Changed Conditions: Existing site consists of an inactive mining and agricultural
operation with a proposed change in use to single-family residential.
12. Land Use Compatibility: Subject property is an enclave, adjacent to vacant land, low
density residential and industrial land uses. Low density single-family residential, coupled
with 2.52 acres of commercial, provides for consistency with relation to future growth and
development.
13. Adequate Public Facilities: Provided — public utilities (water, wastewater) will be
incorporated within the development of the proposed PUD, and on -site stormwater tracts
are also incorporated in the proposal.
14. Natural Environment: The proposed PUD will be required to contain minimum open
space and recreation areas in accordance with minimum standards as established by the
comprehensive plan. The preliminary development plan will be required to demonstrate
proper compliance with this regulation.
15. Economic Effect: Provided — Annexation of this property provided an additional 182.87
+/- acres of land area and 586 residential units, which in turn creates an expanded tax
base for the City of Sebastian. Fees collected from the development will fund basic
services of the City. The proposed development will not adversely affect the property
values in the area, or the general health, safety and welfare of the community.
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 as an enclave, adjacent to
residential/industrial property. The property has provided assurance of the 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 the service boundaries of the City. The
property is an enclave, surrounded on three sides by the urban service area of the City
and would most likely be better served by municipal services. The City does not permit
agricultural use and the proposed change to a single-family and commercial development
is consistent with the future goals and objectives of the City of Sebastian. Therefore, staff
finds that the proposed annexation/land use change is not in conflict with public interest.
El
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 properties adjacent to, or
surrounded by, the urban service area.
The proposed land use change will create a slightly greater impact on transportation,
safety and solid waste facilities within the urban service boundaries. These impacts will
be mitigated by the additional generation of taxes and fees. Transportation impacts will
be mitigated by intersection improvements addressed as part of the traffic analysis.
19. Contents of Conceptual Development Plan:
a. Vicinity map: provided in Analysis Report
b. Property boundaries: provided - Survey
C. existing conditions: provided
d. Development plan: provided
(1) Land use: LDR (Low Density Residential) and CG (General
Commercial)
(2) Circulation: The roadway design plan incorporated within the conceptual
development plan depicts three points of ingress/egress. The internal
circulation system consists of curvilinear and cul-de-sac streets within
each Phase/Pod.
(3) Conceptual drainage plan: provided — existing sandmined lakes and
proposed, new stormwater tracts.
(4) Density: 3.2 units per acre
(5) Nonresidential square footage: 2.52 acres
e. Written material:
(1) Planning objectives: The Spirit of Sebastian PUD Conceptual
Development Plan consists of 5 Phases or "Pods". The designation of a
property as a PUD is intended to promote creative design. In a PUD,
elements of the design such as lot size, setbacks, etc. may be negotiated
to allow clustering of open space and recreational areas. The Spirit of
Sebastian Conceptual PUD Plan indicates that compliance with open
space, recreation, and stormwater requirements will be met. Lot size and
setbacks, etc. will be reviewed with submittal of the Preliminary Plan/Plat.
5
(2) Development schedule: provided
(3) Environmental impact statement: A full environmental study will be
provided prior to the preliminary plat/plan approval.
(4) Public facilities impact statement: Spirit of Sebastian Subdivision will
connect to both public water and sanitary sewer facilities with service
provided by Indian River County.
(a) Quantity of wastewater generated; Based on Sebastian's
adopted Level of Service for sanitary sewer, which is 250 gallons
per day per unit, an estimated 146,500 gallons per day will be
generated for the development. Existing capacity has been
verified with Indian River County.
(b) Description of proposed recreational facilities; Each
phase/Pod, except Pod 2, will be providing recreation tracts
and/or Community Common Areas (i.e. recreational vehicle
storage, dog park, etc.) within their respective area. Cumulatively,
all Pods will meet the subdivision's total recreational space
requirement.
(c) Quantity of potable water required; Based on Sebastian's
adopted Level of Service for potable water, which is 250 gallons
per day per unit, an estimated 146,500 gallons per day will be
generated for the development. Existing capacity has been
verified with Indian River County.
(d) Estimated number of school age children expected within the
development: The developer must provide a School
Capacity Availability Determination Letter (SCADL) from the
Indian River County School District prior to approval of the
preliminary plat/plan.
(e) Estimated property tax and/or sales tax revenue generated by
the project by phase; and Provided in Analysis Report.
(f) Any other positive or negative public facility impact. In
addition, the statement shall also include all public facilities
impact information that may be submitted as part of the
Development of Regional Impact (DRI) review process, as
applicable. This project is not a Development of Regional
impact as defined by the Florida Statutes.
f. Open space and landscaped areas: The proposed PUD will provide 5.86 acres
of recreation space and 50% open space to satisfy the minimum standards as established
by the comprehensive plan. The Conceptual PUD Plan indicates areas that will provide
perimeter landscape buffer strips which vary in width. Staff recommends that a minimum
buffer strip of 25 feet is required between areas of platted lots and bordering residential
uses, unless the bordering property is a stormwater ROW or easement.
19. Analysis: Spirit of Sebastian is directly adjacent to existing very low density
residential and low density residential neighborhoods. The proposed rezoning request is
compatible with the adjacent properties and provides for consistency with relation to future
growth and development. The current county zoning and land use designation is L-2 (Low
Density Residential, 6 units per acre) and C/I (Commercial/Industrial), which would allow
for a higher density/intensity use then what is being proposed. In addition, this PUD
provides the proper zoning buffer between residential neighborhoods and adjacent
industrial/commercial uses to the north and east of the subject property.
The applicant has requested a Future Land Use designation, consistent with the City of
Sebastian Comprehensive Plan, of LDR (low density residential, 5 units per acre). The
conceptual plan outlines a total of 456 single-family and 130 duplex villa residential units
for a proposed density of 3.20 units/acre. Additionally, a CG (Commercial General) land
use designation has been requested for approximately 2.52 acres for a parcel lying within
the northeast corner, adjacent to Old Dixie Highway. This land use designation is
consistent with the PUD-R zoning request.
20. Conclusion: The requested rezoning from a mix of County A-1 (Agriculure-1), RM-6
(Multiple -Family Residential), and IL (Light Industrial) to the City's PUD-R, in addition to
the Conceptual PUD Development Plan, is consistent with the Comprehensive Plan,
Land Development Code and Code of Ordinances.
21. Recommendation: Staff recommends that the Planning and Zoning Commission
forward a favorable recommendation to the City Council to approve the requested
rezoning, and to approve the Conceptual PUD Development Plan with the following
condition:
1. A minimum buffer strip of 25 feet is required between areas of platted lots
and bordering residential uses, unless the bordering property is a stormwater ROW or
easement.
� DA E
7
PLANNING AND ZONING COMMISSION Page 9
MINUTES OF REGULAR MEETING OF APRIL 19, 2018
C. Public Hearing — Recommendation to City Council — Large Scale
Comprehensive Plan Future Land Use Amendment — Spirit of Sebastian —
Ridgewood Section, LLC, Applicant — Section 7, Township 31 South, Range 39
East — Subject Parcel is 182.87 Acres, More or Less — Request is for LDR (Low
Density Residential — Maximum 5 units per acre) and CG (General Commercial
Land Use).
D. Public Hearing — Recommendation to City Council —
Rezoning/Conceptual Planned Unit Development (PUD) Plan — Spirit of Sebastian
— Ridgewood Sebastian, LLC, Applicant — Section 7, Township 31 South, Range
39 East — Subject Parcel is 182.87 Acres, More or Less — Request is for PUD-R
(Planned Unit Development — Residential) Zoning Designation.
Mr. Stokes identified Item C as a large-scale comprehensive plan future land use
amendment, a land -use change from County Zoning L-2 and C/I to City LDR and CG,
which is low -density residential and general commercial. The second item is a rezoning
and a conceptual planned unit development plan, zoning designation request for PUD-
R, which is low -density residential, and the requisite approval of a conceptual. This is
the Spirit of Sebastian located off Old Dixie Highway south of Route 512.
Mr. Roth then asked for the applicant to make his presentation.
Mr. Chuck Mechling, business address 5070 North A1A. He presented a Power Point
presentation describing the planned development. SEE ATTACHED. Mr. Roth asked
for input from staff.
Ms. Bosworth stated the property has been formally annexed by the City, and what is
before the Commission tonight is the request for the land use, to remove it from County
land use to City land use to low -density residential, and approximately 2.5 acres along
Old Dixie to a general commercial land use. Also requested is a rezoning to a PUD-R,
and that requires a conceptual plan, which meets what the PUD zoning requires. She
described that the Commission's recommendation will go before City Council. After that
first hearing, the land -use request is sent to the State of Florida Department of
Economic Opportunity for review, after which they will return it with their comments, and
it will again go before City Council for final approval. In the meantime, the developer will
be working on more details, finalizing their environmental report, a full traffic analysis,
etc. She reiterated that tonight is just on the land use, the zoning, and the conceptual
PLANNING AND ZONING COMMISSION Page 10
MINUTES OF REGULAR MEETING OF APRIL 19, 2018
plan. Staff recommends approval with a condition that where the buffers are abutting
residential properties the buffers are a full 25 feet wide unless the land is buffered by a
drainage easement. Mr. Roth asked for questions/comments from the Commission.
Mr. Simmons inquired as to who are the principals in Ridgewood LLC. Mr. Mechling
identified Robert Votaw, Karen Mechling, Jim Adams, who are all local residents.
Mr. Reyes asked if the property has been declared a wetland. Mr. Mechling said yes.
Mr. Reyes inquired if the developers have any other projects in the area that are
incomplete. Mr. Mechling stated they are in the process of finishing Sand Crest which is
near the post office. Mr. Reyes asked where the villas and the duplexes will be
situated. Mr. Mechling stated they will be to the east of the property line off Old Dixie
Highway.
Mr. Hughan asked about the ingress and egress for construction vehicles, whether that
is going to remain after the construction is finished. Mr. Mechling said yes, there would
be three ways into and out of the property. Mr. Hughan asked if the lakes are sloped in,
and Mr. Mechling said yes, and they would have to meet all safety requirements for a
sloped situation. Mr. Reyes asked if there is a plan to mine any more fill out of the
lakes. Mr. Mechling stated if they do anything like that, it would be permitted, and if they
move fill, it would be used inside the community, and since the property already has an
earthen barrier, that area would be landscaped.
Mr. Mechling read into the record a letter of support from the President of South Moon
Under to Ms. Frazier and Ms. Bosworth. Ms. Bosworth verified that she had received
that letter. SEE ATTACHED.
Mr. Alvarez asked if there was consideration given by the City to the impact this
community will have on police, water, and employees that will be involved. Ms.
Bosworth referred the Commission to the fiscal analysis that was done. Ms. Bosworth
stated that as far as traffic, the developer has already begun their full traffic analysis,
and staff has reviewed with them the projected streets on which traffic will flow. Based
on those analyses, there may be some off -site improvements to those streets such as
turn lanes, etc. More information will be available on preliminary plats. �&�ttazw
ep
Mr. Roth inquired about Old Dixie Highway in the area of this communityn Mr. Mechling
stated preliminary plan is to have a left -turn -only sign when coming out of the
PLANNING AND ZONING COMMISSION Page 11
MINUTES OF REGULAR MEETING OF APRIL 19, 2018
community onto Old Dixie Highway going north to Highway 512. He also stated this
community will be the first in Sebastian to have natural gas, and spurs will be available
to businesses along Old Dixie so that gas will be available to those businesses.
Mr. Mauti asked for clarification of how many units are to be built. Mr. Mechling stated
it would be 456 single-family and 130 villas or 65 units, which is a density of 3.2 units
per acre in concept. Mr. Roth asked for public input in support of the proposed project.
Mr. Ben Hocker, Sebastian, is in favor of the project.
Mr. Roth then asked for public input in opposition to the project.
The following spoke in opposition of the application, and their concerns are noted:
• Damien Gilliams, .1623 US1, Sebastian, suggested using very low density of
three units per acre.
• John Norris, 566 Cross Creek Circle, presented an alternate proposal for a land
trust and a project called the Sand Mine Park Conservation Area and Greenway
Trail.
• Ray Fries, 171 Del Monte Road, is concerned about urban sprawl and storm
water drainage.
• Dr. Patricia Pezzulo, 438 Georgia Boulevard, Sebastian, asked the Commission
not to approve the project until more data is gathered and to consider other uses
for this property.
• Irene Ferraiuolo, 1525 Crowberry Lane, Sebastian, is concerned about keeping
the integrity of Sebastian.
• Henry Ghigliotty, 774 South Easy Street, Sebastian, opposes the plan because
of the impact on local traffic.
• Ben Hocker voiced concerns about the traffic flow onto Old Dixie Highway and
asked about the buildable acreage.
• Ronald Adamson, 564 Balboa Street, Sebastian, concerned about the plans for
traffic onto Old Dixie Highway and plans for increased railroad crossings in the
future.
Ms. Bosworth stated one of the requirements is that 50% must remain open space.
Ronald Adamson, 564 Balboa Street, Sebastian, is concerned about the plans for traffic
onto Old Dixie Highway and plans for increased railroad crossings in the future.
PLANNING AND ZONING COMMISSION Page 12
MINUTES OF REGULAR MEETING OF APRIL 19, 2018
Mr. Roth stated the Commission has no control over the railroad crossings.
Ms. Bosworth stated that a letter notifying the public of this hearing was sent to over 300
residents, and the public will also be notified when the next hearing on this matter will
be held.
Mr. Roth stated the public hearing was now closed.
Mr. Roth called for discussion by the Commission on the Comprehensive Plan Future
Land Use Amendment.
Mr. Hughan asked who would bear the cost of upgrades on Old Dixie if the traffic is
directed there. Ms. Frazier answered that Old Dixie Highway is a County road south of
Sebastian city limits, and it would be the responsibility of the developer to make any
improvements to Old Dixie related to their property.
Mr. Alvarez voiced concern about ingress and egress to and from Old Dixie Highway.
Mr. Roth called for further discussion by the Commission on Item C — Recommendation
to City Council for Large Scale Comprehensive Plan Future Land Use Amendment.
There being none, Mr. Roth called for a motion.
.A motion was made by Mr. Alvarez, seconded by Mr. Simmons to recommend to City
Council approval of the land use change.
from County L-2 and C1 to City LDR and CG consistent with the Comprehensive Plan.
ROLL CALL: Mr. Roth — Yes
Mr. Reyes — Yes
Mr. Alvarez — Yes
Mr. Hughan -- Yes
Total vote was 6-1 in favor. Motion carries.
Mr. Roth called for moving to Item D —
Mr. Mauti (a) -- Yes
Mr. Carter -- No
Mr. Simmons (a) -- Yes
PLANNING AND ZONING COMMISSION Page 13
MINUTES OF REGULAR MEETING OF APRIL 19, 2018
Mr. Stokes stated this is on Recommendation to City Council for Rezoning/Conceptual
Planned Unit Development (PUD) Plan, zoning designation request for PUD-R and the
requisite approval for the Conceptual PUD Plan.
Mr. Roth called for staff recommendations. Ms. Bosworth stated that staff recommends
approval of the requisite zoning and approval of the conceptual PUD plan with the
condition that a minimum buffer strip of 25 feet be required between areas of platted lots
and bordering residential uses unless the bordering property is a storm water right-of-
way or easement, plus what other recommendations the Commission has. Ms. Frazier
clarified that there are three exits proposed for this property.
Mr. Mechling addressed the subject of a railroad crossing, and stated it is not possible
to foresee what will happen with the new railroad plan. He also stated that the
developer will have a complete traffic analysis done based on the PUD density.
Mr. Roth called for any further discussion or questions by the Commission. Mr. Mauti
voiced his concern on the increased traffic on Del Monte and recommends further study
on this matter. Ms. Frazier clarified that the over 5,000 trips estimated from this
community will be spread out over three access points, and that the traffic impact will be
studied at the time of the preliminary plats and any off -site improvements required to
mitigate for those impacts will be studied by the consulting engineers at that time, and
those improvements will be borne by the developer.
Mr. Roth asked for a motion.
Motion was made by Mr. Reyes, seconded by Mr. Alvarez to approve Item 6D —
Recommendation to City Council for Rezoning/Conceptual Planned Unit Development
(PUD) Plan — Request for PUD-R (Planned Unit Development — Residential) Zoning
designation, with recommendation from City staff to have a minimum buffer strip of 25
feet between the platted lots and adjoining residential uses, unless the bordering
property is a storm water right-of-way or easement.
ROLL CALL: Mr. Mauti (a) — No Mr. Reyes -- Yes
Mr. Hughan — Yes Mr. Simmons (a) -- No
Mr. Carter— No Mr. Alvarez -- Yes
Mr. Roth — Yes
PLANNING AND ZONING COMMISSION
Total Vote: 4-3 in favor. Motion carries.
7. Unfinished Business — None.
8. Public Inout— None.
9. New Business — None.
10. Commission Matters:
Page 14
Mr. Roth requested a copy of the Power Point presentation that was previously made
regarding tiny houses. He inquired about the status of Senate Bill 1400. Mr. Stokes
had no information on that. Mr. Roth also inquired about the status on the Wendy's air
conditioner unit. Ms. Bosworth stated the owner is working on that and expects to have
the permit within 14 days.
11. City Attornev Matters — None.
12. Staff Matters — None.
13. Adiourn
Mr. Roth called for any further business. Hearing none, he adjourned the meeting at
9:10 P.M.
19
Dorri Bosworth
From:
Michael Float <Michael.Float@movement.com>
Sent:
Thursday, April 19, 2018 1:58 PM RecmiJae
To:
Lisa Frazier; Dom Bosworth
Cc:
Chuck Mechling
Subject:
Spirit of Sebastian
Dear Lisa Frazier and Dorri Bosworth,
Myself and our Vice -President have met with Chuck Mechling and reviewed the future plans for the Spirit of Sebastian
Community. We are thrilled to know that this community will be neighboring ours and that Chuck is at the helm. I have
known Chuck Mechling for 15 years and have always observed a high degree of quality and planning in all of the
communities he has been a part of.
Speaking for South Moon Under, we endorse the Spirit of Sebastian.
Sincerely,
Michael Float— President —South Moon Under Property Owner's Association
MICHAEL FLOAT I LOAN OFFICER
it. : (772) 532-5984
(772) 925-8619
3 (772) 925-8619
1 0 705 E Sebastian Boulevard
Sebastian, FL 32958
O : www.movement.com/Michael.Float
NMLS: 476602
GNeed to send me sensitive information via email? Click here.
OMovement Mortgage has implemented ZixCorp's Email Encryption Service. To learn more click here.
W.MOVEMENTMORTGAGE Q
FL-L.020424 %lo,ement Mortgage. LLC is an Equal Housing Lender. N%ILS ID= 39179 lwww.nmisconsumeraccess.orel s---
314-1499. %losement Mortgage. LLC is licensed by FL. e MLD2-Uu S 1-3 3hi). Interest rates and products are subject to change
o ithout noesca .end ma,. or nia% not be a,m Iable at the time or loam cummament or lock -in. Borrosters must qua Iir} at closing ror aII
benerns. "llo\ cma❑ Vorttage" is a registered trademark of the llo,ement Moraage. LLC a Delmt are Ii nited hebibn compam.
8024l ah in Hall Rd. Fort Mit I. SC 247117.
CARTER ASSOCIATES, INC.
CONSULTING ENGLNEERS zVND LAND SURVEYORS
1708 :1st STREET • VERO BEACH. FLORIDA 31960-.4': • 772-56:-4191 • 77:-562-7130 (FAX)
IOHN H. BLUM. P.E.. PRINCIPAL
DAVID E. LCEfHIE. P.S.M.. PRINCIPAL
GEORGE A. SI}IONS. P.F. PRINCIPAL
PATRICK S. WALTHER. P.E. PRINCIPAL
NARVIN E. CARTER, P.S.N.. Consuhant to the Film
DEAN F LCETHIE. P.F. r. , r Conrulunt to the Firm
February 22, 2018
Ms. Lisa Frazier
Community Development Director
City of Sebastian
1225 Main Street
Sebastian, Florida 32958
RE: Spirit of Sebastian
Dear Ms. Frazier:
FRANK S. CUCCURESE. P S.N.
CLINTON J. RAHIES. P E.
On behalf of Ridgewood Sebastian LLC, please accept the attached application for (1)
Comprehensive Plan — Future Land Use Map Amendment, (2) PUD-R Rezoning, and (3)
Conceptual PUD Plan. Also attached are ten (10) copies of the Conceptual Development Plan,
"Supplemental Information" for each application, boundary survey, and a check in the amount of
$3,250 ($2,000 Comp Plan Land Use Map Amendment and $1,250 PUD Conceptual
Development Plan). In addition, copies of the previously provided annexation report are
provided as additional back-up information.
Should you have any questions or require additional information, please do not hesitate to
contact me at our office.
Sincerely,
C TER ASSOCIATES, INC.
Principal
Cc: Robert J. Votaw, Ridgewood Sebastian LLC
N:UHBIP11742E Spidt of SebasganlPetmitting\CitylPlanningIU-Remning-ConcPlan.doc
_!� A i Sen.in� Florickl
lJ Suxe L�Nf
Permit Application No.
SET_uW City of Sebastian
Development Order Application
HOVE Of PEIIiAA ISUK
Applicant (If not owner, written authorization (notarized) from owner is required)
Name: Ridgewood Sebastian LLC
Address: 5070 North Highway Al
Phone Number: (772 ) 999 - 3494 FAX Number:
E-Mail: admin@insitesolutions.biz
I Owner (If different from applicant) j
Name: (1) Atlantic Coast Enterprises, Inc. and (2) Mary Lou Brown lj
Address: (1) 76 Tallwood Road (2) 14155 81st Avenue f
Jacksonville FL 32250 Sebastian FL 32958 1
Phone Number: (904 ) 6)15 - 1687 FAX Number: ( ) j
E-Mail: rbrown43@bellsouth.net I
Title of permit or action requested: Jy
Comprehensive Plan - Future Land Use Map Amendment, PUD(R) Rezoning, and Conceptual PUD Plan J
PLEASE COMPLETE ONLY THOSE SECTIONS WHICH ARE NECESSARY FOR THE PERMIT OR ACTION THAT YOU ARE REQUESTING.
COPIES OF ALL MAPS, SURVEYS, DRAWINGS, ETC. SHALL aE ATTACHED AND 8-1/2" BY 11" COPIES OF ANY ATTACHMENTS
SHALL BE INCLUDED. ATTACH THE APPROPRIATE SUPPLEMETAL INFORMATION FORM.
A. Project Name (if applicable):
Spirit of Sebastian
I B. Site Information
Address: Old Dixie Highway, Sebastian, Florida 32958
Lot: Block: Unit: Subdivision:
(see attached survey)
Indian River County Parcel #: (see list of parcel identification numbers on survey)
Zoning Classification: PUD-R Future Land Use: Low Density Residential (Max. 5 du/ac)
Existing Use: Vacant Agricultural Proposed Use: Planned Unit Development- Residential
C. Detailed description of proposed activity and purpose of the requested permit or action (attach
extra sheets If necessarv): Secure the proper zonina and land use to develop the Drooerty into
a planned residential community consisting of approximately 456 single-family and 130 duplex
villas at a estimated density of 3.20 units per acre.
DATE RECEIVED: A/aa/ IT FEE PAID: $ 1 0 RECEIVED BY:
P R� =:;_D
Permit Application No.
D. Prolect Personnel:
Agent:
Name: Same as Applicant
Address
Phone Number. ( ) FAX Number:
E-Mail:
Attorney:
Name: Gould Cooksey Fennell- Christopher Marine
Address 979 Beachland Boulevard, Vero Beach, Florida 32963
Phone Number( 772) 678 - 3521 FAX Number: ( )
E-Mail: cmarine@gouldcooksey.com
Engineer:
Name: Carter Associates, Inc. -John H. Blum, P.E.
Address 1708 21 st Street, Vero Beach, Florida 32960
Phone Number. (772 ) 562 - 4191 FAX Number: ( 772) 562 - 7180
E-Mail: johnb@carterassoc.com
Surveyor:
Name: Carter Associates, Inc. - David E. Luethje, PSM
Address 1708 21 st Street, Vero Beach, Florida 32960
Phone Number. (772 ) 562 - 4191 FAX Number: (772) 562 - 7180
E-Mail: davidl@carterassoc.com
1, Robert J. Votaw , BEING FIRST DULY SWORN, DEPOSE AND SAY THAT: _ I AM THE OWNER X I
AM THE LEGAL REPRESENTATIVE OF THE OWNER OF THE PROPERTY DESCRIBED WHICH IS THE SUBJECT MATTER OF THIS
APPLICATION, AND THAT ALL THE INFORMATION, MAPS, DATA AND/OR SKETCHES PROVIDED IN THIS APPLICATION ARE
ACCURATE AND TR TO T E BEST OF MY KNOWLEDGE AND BELIEF.
SIG TURE DATE
SWORN TO AND SUBSCRIBED BEFORE ME BY
WHO IS PERSONALLY KNOWN TOME OR PRODUCED
AS IDENTIFICATION, THIS DAY OF c-rSoO.t ' _r1 , 20�-.
NOTARY'S SIGNATURE ` t__ry11'`�
PRINTED NAME OF NOTARY -t ti �j. UJ • LkC G r
COMMISSION NO./EXPIRATION
SEAL:
3YE11 l VAMRSON
Notary Pdk • Sub 04 fk lds
Cam *salon # FF 236M 7
s7
My Comm. Espkss Sep 22. 2019
1��^a, �^'r BaridCl;tAcugh !iatlonal YatarV4«
Permit Application No.
The following is required for all comprehensive plan amendments, zoning amendments
(Including rezoning), site plans, conditional use permits, special use permits, variances,
exceptions, and appeals.
[NNE, _ THE OWNER(S) / X THE LEGAL REPRESENTATIVE OF THE OWNER(S) OF THE PROPERTY DESCRIBED WHICH IS
THE SUBJECT OF THIS APPLICATION, HEREBY AUTHORIZE EACH AND EVERY MEMBER OF THE
BOARD/COMMISSION OF THE CITY OF SEBASTIAN TO PHYSICALLY ENTER UPON THE PROPERTY AND VIEW THE PROPERTY IN
CONNECTION WITH MY/OUR PENDING APPLICATION,
INVE HEREBY WAIVE ANY OBJECTION OR DEFENSE IANE MAY HAVE, DUE TO THE QUASI-JUDICIAL NATURE OF THE
PROCEEDINGS, RESULTING FROM ANY BOARD/COMMISSION MEMBER ENTERING OR VIEWING THE PROPERTY, INCLUDING ANY
CLAIM OR ASSERTION THAT MY/OUR PROCEDURAL OR SUBSTANTIVE DUE PROCESS RIGHTS UNDER THE FLORIDA
CONSTITUTION OR THE UNITED STATES CONSTITUTION WERE VIOLATED BY SUCH ENTERING OR VIEWING.
THIS WAIVER AND CONSENT IS BEING SIGNED BY ME/US VOLUNTARILY AND NOT AS A RESULT OF ANY COERCION APPLIED, OR
PROMISES MADE, BYAY PLOYEE, AGENT, CONTRACTOR OR OFFICIAL OF TH CITY OF SEBASTIAN.
n��.4� fy� y��71d
$IG ATURE \ Dgl1E
Swom to and subscribed before me by
who is personally known to me or roduoed t re —
as identification, this day of
Notary's Signature
Printed Name of Notary > w Atz USD(\
Commission No./Expiration Sz�C� s �e Ra. is t5
SYBIL S. VALKEKSON
Natary Peak - State of Florida
Commlaftn I FF 276327
try COM. Eagfes Sap 22, 2019
r
BatlNuny National No1arV 4�5�'
Permit Application No. _,
` Supplemental Information
5E-" Rezoning Request
ATTACH ADDITIONAL PAGES IF NECESSARY.
HOME OF PELICAN ISLAND
1. Proposed zoning: PUD-R
— 2. Explain how the proposed rezoning is consistent with the other elements of the
comprehensive plan.The proposed rezoning is consistent with the other elements cf the
comprehensive plan with the largest impact to the Transportation Element. The traffic
— 3. Explain how the proposed rezoning is in conformance with applicable substantive
requirements of the City of Sebastian Code of Ordinances.
The proposed rezoning to PUD-R will allow development of the property that will
im i►, ✓•nfirman era
4. What land use and development changes have occurred since the effective date
of the comprehensive plan which are relevant to the proposed
amendment? To the best of our knowledge, there have been no land use or devel-pment
changes to the current comprehensive plan that are relevant to the proposed amendment.
5. Explain how the proposed rezoning is compatible with the existing or future land
uses of the City. The proposed PUD-R rezoning with the underlying 'low density" Isd
use with a maximum density of 5 units per acre is compatible with the existing and adjacent
land uses.
6. Are there adequate public facilities to serve the proposed land use?
The property proposed with a PUD-R rezoning is served by Indian River County
water and sewer facilities with adequate capacity. City of Sebastian and IRC road
rights -of -way provide for multiple vehicular access connection locations. Adjacent
drainage rights -of -way provide for legal positive outfall.
Permit Application No.
7. Explain how the proposed rezoning will not result in a significant adverse impact
on the natural environment. The proposed rezoning will not have an adverse impact on the
environment. Existing wetlands along the southwestern corner of the property will be avoided.
Gopher tortoise habitat will be avoided or re -located with permits. The propposed s ormwater
system will utilize existing ponds for treatment and attenuation of stormwater ru'noi f.
8. Explain how the proposed rezoning will not adversely affect the property values of
the area, the general health, safety and welfare or the financial resources of the
city. The proposed rezoning to PUD-R will positively impact the City by raising
property values and adding to the tax base. Fees collected from the property
will fund basic services of the City.
9. Describe how the proposed rezoning will result in an orderly development pattern.
The proposed rezoning for the infill parcels of land surrounded by City properties
will prevent urban sprawl and disiointed urban service delivery system. The
property is served by existing utilities and roadways that will provide a development
consistent with the neighboring properties.
10. Attach the following:
X a. A verified statement showing each and every individual person having a
legal and/or equitable ownership interest in the property upon which the
application for rezoning is sought, except publicly held corporations, in
which case the names and addresses of the corporate officers shall be
sufficient.
N/A b. A list of the names and addresses of all owners of parcels of real
property within three hundred (300) feet of the parcel to be considered.
X c. A survey and legal description of the property to be rezoned.
Permit Application No.
MOF
SE137-� R ,� Supplemental Information
WIC Planned Unit Development,
_. Conceptual Development Plan
HOME OF PEUCAN ISLAND (ATTACH ADDITIONAL PAGES IF NECESSARY.)
1. Describe how the proposed conceptual development plan is consistent with the
elements of the Comprehensive Plan. The proposed conceptual development
plan is consistent with the elements of the comprehensive plan with the largest impact
to the Transportation Element. The traffic study prepared at preliminary plat will gr wide
clycis en tl rcJc tc r yl'/c ,'ry �,;Z1 ayG.
_ 2. Describe how the proposed conceptual development plan will be in conformance
with applicable requirements of the City of Sebastian Land Development Code.
The proposed conceptual development plan will be in conformance with the propo ;ed
PUD-R zoning and 'low density" land use as defined in the City of Sebastian
Land Development Code.
3. Would the conceptual development plan result in any incompatible land uses,
considering the type and location of the uses involved?
The proposed conceptual development plan will fit well with the adjacent propertie
and land uses and has a compatible overall density.
4. Describe how the proposed public facilities are adequate to serve the proposed
conceptual development plan. The proposed conceptual development plan will bE
served by Indian River Countv water and sewer facilities with adeouate caaacity.
City of Sebastian and IRC road rights -of -way provide for multiple vehicular access
connection locations. Adjacent drainage rights -of -way provide for legal positive or tfall.
Permit Application No.
5. Describe how the proposed conceptual development plan would not result in a
significant adverse impact on the natural environment. The proposed con :eptual
development plan will not have an adverse impact on the environment. Existing wetlands along
the southwestern corner of the property will be avoided, Gopher tortoise habitat w II be
avoided or re -located with oermits. The Droposed stormwater system will utilize existing ponds
icr LcaL'ZaX and daentiation
6. Describe how the proposed conceptual development plan would not adversely
affect the property values of the area, the general health, safety and welfare of
the surrounding public, and not negatively impact the financial resources of the
city. The proposed conceptual development plan will positively impact the City by
raising property values and adding to the tax base. Fees collected from the prope ty
will fund basic services of the City.
7. Does the proposed conceptual development plan result in an orderly
development pattern? The proposed conceptual development plan for the infill
parcels of land surrounded by City properties will prevent urban sprawl and disjoin ed urban
delivery system. The property is served by existing utilities and roadways that will xovide a
a r t G atent with the ghb @ r reFUSS.
_ 8. Explain how the proposed conceptual development plan is not in conflict with the
public interest. The proposed conceptual development plan will provide a residen :ial
development consistent with surrounding uses while providing for additional tax
hasp. These imnrovements will enhance oronertv values which will contribute to
the overall public interest.
Permit Application No.
9. Attach the following:
N/A a. A list of the names and addresses of all owners of parcels of real property
within three hundred (300) feet of the parcel to be considered.
X b. A vicinity map.
X c. A map(s) of existing conditions including existing easements, streets,
buildings, land uses, historical sites, tree groupings, wetlands, water
courses, contours, the names of the property owners and existing land
uses and zoning for all contiguous property, and the location and width of
all existing or platted streets, easements, drainage ways and utilities
contiguous to the property.
X d. A development plan including land use, circulation, conceptual drainage
plan, densities, and non-residential square footage.
X e. A statement of planning objectives.
X f. A proposed development schedule.
* g. An environmental impact statement
X h. A public facility impact statement.
i. A traffic impact statement and/or study.
* - Will be submitted with the preliminary plat application.
SITE DATA
PROJECT NAME: 9p,Nd 9eLaeWn to
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