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HomeMy WebLinkAbout10201983 PZ City of Sebastian Planning & Zoning Committee Minutes A meeting of the Planning & Zoning Committee was scheduled at the City Hall for October 20, 1983. The meeting was called to order by the Chairman, Mr. Bill Messersmith at 7:43 PM. The following members of the Committee were present: Mr. Bill Messersmith Mr. Gene Harris Mr. Robert J. Ori Mr. Bill Mahoney Mr. Harold Eisenbarth Mr. Joseph Stephenson Mr. Jesse Brock Others present for the meeting included: Mayor Pat Flood Mr. Keith Hock presented changes to upgrade the St. William Catholic Church Site Plan. Subject changes included the following: 1. Add 100 ft. island in the center of the entry. 2. Relocate parking spaces. Discussion followed whereby the median, crossings and the entry, as it relates to Route U.S. #l may present problems. Mr. Hock then requested approval of the changes subject to review by the City Engineer. Mr. Hock was advised that the Planning & Zoning Committee was not inclined to approve changes from shell rock to limerock without the City Engineer's prior review and approval. A motion was made by Mr. Gene Harris to conceptually approve the installation of the island, changes to the parking areas'and the substitution of limerock for shell rock. It was seconded by Mr. Joseph Stephenson, voted upon and unanimously approved. Mayor Pat Flood then announced that the approved Sebastian Budget included the services of a Secretary and City Attorney for Planning and Zoning meetings. Further'the secretary would be present, at the next regularly scheduled meeting of the Planning & Zoning Committee. The Chairman then announced a need to write a letter to Mayor Flood reference the appointment of Mr. Jesse Brock to the Planning & Zoning Committee. The next order of'business concerned a presentation by Mr. John Dickerson, Architect, on behalf of Sembler & Sembler. A site plan for a restuarant on Indian River Drive was explained in detail. Mr. Dickerson was aware of the COR Zoning classification and the need to change the classification to commercial, particularly since the adjacent areas were zoned commercial. A motion was then made by Mr. Gene Harris to pursue a course that will change the zoning to General Marine Commercial on the Land Use Plan. Further, a Public Heabing to change the zoning was also advised. The motion was seconded by Mr. Jesse Brock, voted upon and unanimously approved. It was also recommended that Mr. Dickerson review the contents of Paragraph 3-18 thru 3-20 of the New Code for further guidance. Mr. Eric Fischer then presented a site plan to improve the building currently known as the Fischer Commercial Building, located on Route #1, by adding additional space to the existing structure. Committee comments questioned the available parking area, set back from existing poles and square footage. It was recommended that Mr. Fischer contact the City Engineer for his comments prior to resubmittal for Planning & Zoning Comm- ittee approval. There being no further business, a motion to adjourn was made by Mr. Jesse Brock, seconded by Mr. Gene Harris, Voted upon and unanimously approved. The meeting adjourned at 9:50 PM. APPROV~ ~h a l'Ka~ Messersmlth irma n Robert J. /O~i Dated: City of Sebastian Planning & Zoning Committee Minutes A meeting of the Planning & ZonJng Committee was scheduled at the City Hall for October 20, 1983. The meeting was called to order by the Chairman, Mr. Bill Messersmith at 7:43 PM. The following members of the Committee were present: Mr. Bill Messersmith Mr. Gene Harris Mr. Robert J. Ori Mr. Bill Mahoney Mr. Harold Eisenbarth Mr. Joseph Stephenson Mr. Jesse Brock Others present for the meeting included: Mayor Pat Flood Mr. Keith Hock presented changes to upgrade the St. William Catholic Church Site Plan. Subject changes included the following: 1. Add 100 ft. island in the center of the entry. 2. Relocate parking spaces. 3. Eliminate shell rock and pave with limerock. Discussion followed'whereby the median, crossings and the entry, as it relates to Route U.S. #1 may present problems. Mr, Hock then requested approval of the changes subject to review by the City Engineer. Mr. Hock was advised that the Planning & Zoning Committee was not inclined to approve changes from shell rock to limerock without the City Engineer's prior review and approval. A motion waS made by Mr. Gene Harris to conceptually approve the installation of the island, changes to the parking areas and the substitution of limerock for shell rock. It was seconded by Mr. Joseph Stephenson, voted upon and unanimously approved. Mayor Pat Flood then announced that the approved Sebastian Budget included the services of a Secretary and City Attorney for Planning and Zoning meetings. Further~the secretary would be present at the next regularly scheduled meeting of the Planning & Zoning Committee. The Chairman then announced a need to write a letter to Mayor Flood reference the appointment of Mr. Jesse Brock to the Planning & Zoning Committee. The next order of business concerned a presentat,ton by Mr. John Dickerson,.Architect, on behalf of Sembler & Sembler. A site plan for a restuarant on Indian River Drive was explained in detail. Mr. Dickerson was aware of the COR Zoning classification and the need to change the classification to commercial, particularly since the adjacent areas were zoned commercial. A motion was then made by Mr. Gene Harris to pursue a course that will change the zoning to General Marine Commercial on the Land Use Plan. Further, a Public Hearing to change the zoning was also advised. The motion was seconded by Mr. Jesse Brock, voted upon and unanimously approved. 'It was also recommended that Mr. Dickerson review the contents of Paragraph 3-18 thru 3-20 of the New Code for further guidance. Mr. Eric Fischer then presented a site plan to improve the building currently known as the Fischer Commercial Building, located on Route #l, by adding additional space to the existing structure. Committee comments questioned the available parking area, set back from existing poles and square footage. It was recommended that Mr. Fischer contact the City Engineer for his comments prior to resubmtttal for Planning & Zoning Comm- ittee approval. There being no further business, a motion to adjourn was made by Mr. Jesse Brock, seconded by Mr. Gene Harris, Voted upon and unanimously approved. The meeting adjourned at 9:50 PM. R~ull~ted APPROVED: Wfllia~':'MesSers~ith Chairman Dated: October 17, 1983 TO: Wtlltam Nessersmtth, PE, Chairman of the Planning and Zontng Commission Earl Mastellar, PE, City Engineer FROH: Lest. L. Solln, Jr., A[CP, Planning Consultant SUBJECT: Comprehensive Plan Land Use Map Policy for the 66± Acre Tract Comprising the Southwest quadrant of the State Road 512 and Laconia Street Intersection This memorandum is written to clarify the Comprehensive Plan Land Use Map policy for land located southwest of the State Road 512 and Laconia Street intersec- tion. General Commercial Designation Approximately 14.87 acres of land are designated for general commercial develop- ment at the southwest corner of the intersection of State Road 512 and Laconia Street. This designation first appeared on the Proposed Land Use Plan for the City of Sebastian prepared by the Indian River County Planning and Zoning Department during 1979-1980. This land is one of the few remainin~ unplatted sites along the State Road 512 corridor. The site is highly accessible to residential areas within the Sebastian Highlands via Barber Street which serves the northwest and southwest Highlands. In addition, the site is located at the southern terminus of Roseland Road which serves major residential settlements north of the site, north to Roseland. Finally, the site is accessibly located near Vero Lake Estates westward along the State Road $1~ corridor. The 14.87= acres commercial site was designated to serve as a community shopping center by the year lggO-2000. The Comprehensive Land Use Plan Map has set the subject site aside in order to accommodate projected long term shopping needs of residents anticipated to reside in residential areas within a 3 to 5 mile radius. Medium Density Residential Development Approximately 34.32 acres are delineated on the Comprehensive Plan Land Use Map for medium density residential development. Similar to the commercial site identified above, this land is also accessible to major arterial and collector streets within the City of Sebastian and adjacent areas. The Housing Element of the Comprehensive Plan identified that the City of Sebastian lacks developed sites for multiple family residential structure types. The subject site was viewed by Solin and Associates, Inc., (SAi) as ideal for accommodating medium MEMBER OF THE AMERICAN BOCIETY OF CONSULTING I::CANNERB PAGE 2 density residential structures. Notwithstanding, SAI was concerned about the possible impacts of the planned multiple family housing on single family platted lands along the south side of Granduer Avenue. Low Density Residential Development Approximately 16.81 acres of land on the subject site are designated for low density development. This density is incorporated into the overall Comprehen- sive Plan for the subject 66, acres in order to assure a more stable land use transition between the commercial and multiple family residential area to the north and the platted single family housing along the south side of Granduer Avenue. The lots along the south side of Granduer Avenue are larger than most of the residential lots within Sebastian Highlands. Therefore, SAI was particu- larly concerned with protecting the stability of these relatively high value lots. Additional. Considerations, Including Drainage The 66± acre tract is located in an area which drains poorly. A detailed site analysis is required to determine the possible presence of small wetland areas. This observation is noted in order to assure that persons viewing the ultimate development capacity of the site do not over-estimate its ability to accommodate development alternatives. SAi recommends that the City encourage the land owner to pursue development options under a planned unit development zoning designation. In this manner, the developer wouldL, be able to enjoy more flexibility in accommodating innova- tive site design. On the other hand, through a planned unit development concept the City would have a more desirable land management program for administering development of the site to assure that the diverse uses permitted on the proper- ty are suitably located. Such controls would better protect adjacent residen- tial property owners and better assure that environmentally fragile lands are preserved. ~OI. IN AND ABBOCIATEB. INC. PLANNING CONSULTANTB 1 ~01 1 ~ PLACE. Bi. lITE 101 VEl:tO BEACH, October 24, 1983 TO: William Messersmith, PE, Chairman of the Planning 'and Zoning Commission  14asteller, PE, City Engineer FROl~4~e~ter L. Solin, jr., AICP, Planning Consultant SUBJECT: Additional comments regarding th~..~_6~±a~ract located at the south-west quadrant of the State Roa--d-ST2and Laconia Street intersection. This memorandum is written to provide guidance in managing the development application for the subject site. The nature of the proposed development together with the Comprehensive Plan Map and Zoning Map amendments necessary to accommodate the development proposal are described below. This memorandum is not written in support of the amendment since such a position would require a detailed analysis of the application and supportive data required pursuant to the City of Sebastian Ordinances. No such application has been submitted by the applicant and, therefore, it is premature for the City to take a position. NevertheleSs, the policies presented below are the appropriate policies for accommodating the development as described to the City Planning and Zoning Commission on October 17, 1983. Characteristics of Proposed Development At the October 17, 1983, Planning and Zoning Commission Workshop Session, Darrell McQueen, Project Engineer, presented a proposal for multiple family~ housing on the subject site. In addition, the development proposal included reservation of a six (6) acre out parcel located at the extreme north-east corner of the property at the intersection of Laconia Street and State Road 512. During the workshop session the Planning Consultant's memorandum of October 17, 1983, was presented in order to clarify existing Comprehensive Plan Land Use Map policY for the subject property. Planning Consultant Comments Based on the discussion at the October 17, 1983, Planning and Zoning Commission Workshop, the Planning Consultant advises the following: Response to Applicant'q Request fo~ Information. As Project Engineer, Darrell McQueen requested the Planning and zoning Commission to inform him of the necessary changes to the Comprehensive Plan and/or the Zoning Code in order to accommodate the development proposed by the applicant. In answer to the applicant's request, the following commentsare presented: MEMBER OF THE AMERICAN 80CIETY OI= CONSUL?lNG PCANHER8 PAGE 2 Required Comprehensive Plan Amendment. The following Comprehensive Plan Land"USe Map amendment would be'needed by the applicant in order to achieve the stated objectives: l) reduce the scale of the commer- cial area from 14.87± to 6-10 acres of commercial facilities; and 2) obtain a higher residential unit yield. These objectives could be accommodated by requesting that the general commercial, "CG", be amended by reducing the general commercial, "CG", designation to cover only those lands desired to be developed for commercial purposes by the applicant and by changing the balance of the general commercial, "CG", to high density residential, "HD". Zoning Policy. The applicant should be advised that the appropriate zoning designation for a mixed use development such as the one proposed, would be the planned unit development, "PUD(R)". The developer is not required to develop under a PUD. However, the planned unit development concept "locks- in" a specified plan concurrently with the City Council's decision to approve the PUD district zoning for the site. The PUD concept also pro- vides for greater flexibility in project design. If the applicant does not desire to develop under a planned unit develop- ment,"PUD", zoning designation, the applicants could request C-2 zoning for the general commercial area, R-2 zoning for those areas designated for high density "HD" and medium density "MD" residential development, and R-1 for the area designated for low density "LD" residential development.. Other Considerations. At this time it would be premature for the Planning 'COnsultant or the Planning and Zoning Commission to submit recommendations concerning the above described Comprehensive Plan Land Use Map and Zoning Map amendments. Such recommendations should be withheld until the appli- cant has submitted the appropriate application, requisite fees, and supporting plans and studies.