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HomeMy WebLinkAbout03-19-2020 PZ Agenda - Cancelledcncf SEIBASTtAN HOME OF PELICAN ISLAND 1225 MAIN SiREEr ■ SEBASTIAN, FLORIDA 32958 TB-EPHONE(772) 589-5518 ■ FAX (772) 388-8248 CANCELLED (COVID-19 Precaution) AGENDA PLANNING AND ZONING COMMISSION THURSDAY, MARCH 19, 2020 — 6:00 P.M. CITY COUNCIL CHAMBERS 1225 MAIN STREET, SEBASTIAN, FLORIDA ALL AGENDA ITEMS MAYBE INSPECTED IN THE OFFICE OF COMMUNITY DEVELOPMENT 1225 MAIN STREET, SEBASTIAN, FLORIDA or www.citvofsebastian.oro 1. CALL TO ORDER 2. PLEDGE OF ALLEGIANCE 3. ROLL CALL 4. ANNOUNCEMENTS AND/OR AGENDA MODIFICATIONS Modifications and additions require unanimous vote of members. Deletions do not apply. 5. APPROVAL OF MINUTES Regular meeting of March 5, 2020 6. QUASI-JUDICIAL and PUBLIC HEARINGS None 7. UNFINISHED BUSINESS None 8. PUBLIC INPUT Public Input on items other than on the printed agenda, is five minutes, however, it can be extended or terminated by a majority vote of members present 9. NEW BUSINESS A. Review of Proposed 2040 Comprehensive Plan Elements — Goals, Objectives, and Policies & Updated Data and Inventory Analysis: - Future Land Use - Housing - Public School Facilities Presentation by Kimley-Horn and Associates, Inc. Discussion facilitated by Consultants. 10. COMMISSIONERS MATTERS 11. CITY ATTORNEY MATTERS 12. STAFF MATTERS 13. ADJOURN HEARING ASSISTANCE HEADPHONES ARE AVAILABLE IN THE COUNCIL CHAMBERS FOR ALL GOVERNMENT MEETINGS ANY PERSON WHO DECIDES TO APPEAL ANY DECISION MADE WITH RESPECT TO ANY MATTER CONSIDERED AT THIS MEETING WILL NEED A RECORD OF THE PROCEEDINGS AND MAY NEED TO ENSURE THAT A VERBATIM RECORD OF THE PROCEEDINGS IS MADE, WHICH RECORD INCLUDES THE TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS TO BE HEARD. (F. S. 286.0105) IN COMPLIANCE WITH THE AMERICAN WITH DISABILITIES ACT (ADA), ANYONE WHO NEEDS A SPECIAL ACCOMMODATION FOR THIS MEETING SHOULD CONTACT THE CITY'S ADA COORDINATOR AT 589-5330 AT LEAST 48 HOURS IN ADVANCE OF THIS MEETING. All government meetings in City Council Chambers will be broadcast live on COS -TV Comcast Channel 25 and ATT UVerse Channel 99 and streamed via the city website — www.citvofsebastian.ora unless otherwise noticed and rebroadcast at a later date — see COS -TV Channel 25 for broadcast schedule mor SE TAN HOME OF PELICAN ISLAND 1225 MAIN STREET ■ SEBASTIAN, FLORIDA 32958 TELEPHONE (772) 589-5518 ■ FAX (772) 388-8248 AGENDA PLANNING AND ZONING COMMISSION THURSDAY, MARCH 19, 2020 — 6:00 P.M. CITY COUNCIL CHAMBERS 1225 MAIN STREET, SEBASTIAN, FLORIDA ALL AGENDA ITEMS MAY BE INSPECTED IN THE OFFICE OF COMMUNITY DEVELOPMENT 1225 MAIN STREET, SEBASTIAN, FLORIDA or www.citvofsebastian.oro 1. CALL TO ORDER 2. PLEDGE OF ALLEGIANCE 3. ROLL CALL 4. ANNOUNCEMENTS AND/OR AGENDA MODIFICATIONS Modifications and additions require unanimous vote of members. Deletions do not apply. 5. APPROVAL OF MINUTES Regular meeting of March 5, 2020 6. QUASI-JUDICIAL and PUBLIC HEARINGS None • Chairman opens hearing, attorney reads ordinance or resolution or title • Commissioners disclose ex -parte communication • Chairman or attorney swears in all who intend to provide testimony • Applicant or applicant's agent makes presentation • Staff presents findings and analysis • Commissioners asks questions of the applicant and staff • Chairman opens the floor for anyone in favor and anyone opposing the request (anyone presenting factual information shall be sworn but anyone merely advocating approval or denial need not be sworn in) • Applicant provided opportunity to respond to issues raised by staff or public • Staff provided opportunity to summarize request • Commission deliberation and questions • Chairman calls for a motion • Commission Action 7. UNFINISHED BUSINESS None 8. PUBLIC INPUT Public Input on items other than on the printed agenda, is five minutes, however, it can be extended or terminated by a majority vote of members present 9. NEW BUSINESS A. Review of Proposed 2040 Comprehensive Plan Elements - Goals, Objectives, and Policies & Updated Data and Inventory Analysis: - Future Land Use - Housing - Public School Facilities Presentation by Kimley-Horn and Associates, Inc. Discussion facilitated by Consultants. 10. COMMISSIONERS MATTERS 11. CITY ATTORNEY MATTERS 12. STAFF MATTERS 13. ADJOURN HEARING ASSISTANCE HEADPHONES ARE AVAILABLE IN THE COUNCIL CHAMBERS FOR ALL GOVERNMENT MEETINGS. ANY PERSON WHO DECIDES TO APPEAL ANY DECISION MADE WITH RESPECT TO ANY MATTER CONSIDERED AT THIS MEETING WILL NEED A RECORD OF THE PROCEEDINGS AND MAY NEED TO ENSURE THAT A VERBATIM RECORD OF THE PROCEEDINGS IS MADE, WHICH RECORD INCLUDES THE TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS TO BE HEARD. (F.S.286.0105) IN COMPLIANCE WITH THE AMERICAN WITH DISABILITIES ACT (ADA), ANYONE WHO NEEDS A SPECIAL ACCOMMODATION FOR THIS MEETING SHOULD CONTACT THE CITY'S ADA COORDINATOR AT 589-5330 AT LEAST 48 HOURS IN ADVANCE OF THIS MEETING. All government meetings in City Council Chambers will be broadcast live on COS -TV Comcast Channel 25 and ATT UVerse Channel 99 and streamed via the city website — www.citvofsebastian.orp unless otherwise noticed and rebroadcast at a later date — see COS -TV Channel 25 for broadcast schedule 2 CITY OF SEBASTIAN PLANNING & ZONING COMMISSION MINUTES MARCH 5, 2020 1. Call to Order -- Chairman Reyes called the meeting to order at 6:00 p.m. 2. Pledqe of Allegiance was recited by all. Present: Mr. Roth Mr. Reyes Mr. Simmons Mr. Christino (a) Ms. Kautenburg (a) Mr. Qizilbash Mr. Carter Mr. Alvarez Not Present: Mr. Hughan -- Excused Also Present: Ms. Dorri Bosworth, Planning Manager Mr. Robert Loring, Senior Planner Mr. James Stokes, Acting City Attorney Ms. Janet Graham, Technical Writer Ms. Mara Schiff, Indian River County School Board liaison, was not present. 4. Announcements and/or Aqenda Modifications Mr. Reyes announced that Mr. Hughan is excused from tonight's meeting, and Ms. Kautenburg will be voting in his place. 5. Approval of Minutes Mr. Reyes called for a motion to approve the Minutes of February 20, 2020. A motion to accept the Minutes of the meeting of February 20, 2020 as presented was made by Mr. Carter and seconded by Mr. Qizilbash. Roll Call Mr. Qizilbash -- Yes Mr. Roth -- Yes Mr. Reyes -- Yes Mr. Simmons -- Yes Vote was 7-0 in favor. Motion passes. Mr. Carter -- Yes Ms. Kautenburg (a) -- Yes Mr. Alvarez -- Yes Prior to opening the Quasi -Judicial and Public Hearings, Mr. Qizilbash suggested first hearing Item 9A -- Accessory Structure Reviews under New Business PLANNING AND ZONING COMMISSION PAGE 2 MINUTES OF MEETING OF MARCH 5, 2020 Mr. Reyes stated a motion by Mr. Qizilbash is on the floor to make a change to the meeting Agenda, which will require a unanimous vote of the Commission members. Mr. Carter seconded the motion. Roll Call: Mr. Qizilbash -- Yes Mr. Roth -- Yes Mr. Reyes -- Yes Mr. Simmons -- Yes Vote 7-0 in favor. Motion passes 9. New Business Mr. Carter -- Yes Ms. Kautenburg (a) -- Yes Mr. Alvarez -- Yes A. Accessory Structure Review -- LDC Section 54-2-7.5: 725 Layport Drive -- 24 x 31 Carport -- Justin Poteat The applicant, Mr. Justin Poteat, described his property as two conjoined lots that are heavily wooded. He is requesting to put a 744 -square -foot accessory structure onto the lot adjacent to his home. Setbacks are 20 feet from the back of the property and 15 feet from the side of the property. He has chosen materials to closely resemble the colors of his house. It is a preassembled steel structure from USA Steel Buildings, who will do the installation. Mr. Poteat will be preparing the lot. He has a permit application for the building, adding a culvert, and removing just a couple of the palm trees to make room for the accessory structure. Mr. Loring stated staff reviewed the required items that are necessary for compliance. Staff deemed that the request was in compliance except for the following provisions. The Commission needs to decide if the proposed carport meets the intent of the Planning and Zoning Commission review for Provision No. 7(c). The proposed carport roof has a similar color but not a similar roof material as the home. The proposed carport only has a 3:12 pitch roof; the existing home has a 6:12 pitch roof. It should be noted that the applicant mentioned that the site is heavily wooded, and a condition for the Commission to consider is, if they wish to approve the accessory structure, would the site remain heavily landscaped to curtail any deleterious effects to the surrounding properties. It also should be noted that the applicant has applied for the driveway permit, and it is going to remain as a dirt/sod with a culvert pipe over the existing swale. Mr. Qizilbash inquired if the building will be open in the front and the back. Mr. Poteat stated it will be. He advised Mr. Poteat to verify with the Building Department that the structure meets with the current Building Code. Mr. Poteat stated the structure will be certified to withstand 180 MPH winds. PLANNING AND ZONING COMMISSION PAGE 3 MINUTES OF MEETING OF MARCH 5, 2020 He also asked how the structure will be anchored. Mr. Poteat stated that in the engineering plan it is specified as a screw and anchor and a concrete footing on the bottom of the post, which does meet the Building Code. Mr. Christino asked if there will be a separate driveway installed to access the building. Mr. Poteat stated just the culvert will be added and will remain a grass driveway. He also inquired as to how close the accessory structure will be to the neighbor's house because of possible noise. Mr. Poteat stated the neighbor behind him has an empty lot, and the neighbor next to him has a tall fence. They will not be able to see it from their property. Mr. Roth asked if Mr. Poteat plans to keep the lot heavily wooded as it is presently. Mr. Poteat stated the only trees he is removing are a couple of the palm trees that he needs to do in order to access the building and to erect the building. None of the large oaks are being removed. Mr. Roth also noted the color that will be used is said to be compatible with the house. He would request that the Planning Department approve the color before the permit is issued and inquired as to what the roof is made of. Mr. Poteat stated it will be galvanized steel. It will be a dark slate gray which closely matches the shingles on the house. Mr. Alvarez inquired if Mr. Poteat lives at the property. Mr. Poteat stated yes, he does. Mr. Reyes stated he is somewhat concerned about the anchoring. There being no further discussion, Mr. Reyes called for a motion. A motion to accept the accessory structure application for 725 Layport Drive, 24 x 31 carport was made by Mr. Carter and seconded by Mr. Reyes. Mr. Roth asked for an amendment to the motion for the City to review the color of the structure. Roll Call: Mr. Roth -- Yes Mr. Qizilbash -- Yes Mr. Reyes -- Yes Mr. Alvarez -- Yes Vote 7-0 in favor. Motion passes 958 Bermuda Avenue Steinacher Mr. Carter -- Yes Mr. Simmons -- Yes Ms. Kautenburg (a) -- Yes -- 26 x 38 Detached Garage -- Steven Mr. Reyes announced that Mr. Qizilbash will recuse himself from voting on this application, as his son designed the structure. PLANNING AND ZONING COMMISSION PAGE 4 MINUTES OF MEETING OF MARCH 5, 2020 Ms. Bosworth noted for the record that Mr. Qizilbash will be filing a form 8(B). It will be attached to the Minutes, and staff per the form is giving the Commission members notice that Mr. Qizilbash will be completing that. The applicant, Steven Steinacher, stated he is proposing to build an accessory structure that is 980 square feet. He has met all the criteria regarding the City Codes. Mr. Loring has found that most items were found to be compliant. Based on the submitted plan, there appears to be 94.67 feet of perimeter area around the perimeter of the proposed structure, which will require 32 shrubs to be planted and maintained. This should be an item that the Commission may wish to mandate as part of the approval. Secondly, the site will be required to keep and maintain a minimum of 12 trees on site. Thirdly, the homeowner has applied for an auxiliary driveway permit for the culvert pipe over the existing swale with elevations set by the Stormwater Department. Mr. Christino asked if the roof pitch is the same as the house. Mr. Steinacher stated it is. He stated the roof will be the same material and the same color as the house. The roof is wooden trusses with a one -foot overhang for the soffits. Mr. Roth asked if there is a shrubbery plan that will accompany this application. Mr. Loring stated the requirement is that the perimeter of the accessory structure has perimeter landscaping. He also inquired as to what the building will be used for. Mr. Steinacher stated that it will be used to store high-end automobiles. Mr. Alvarez asked how many garages Mr. Steinacher plans on having with houses. Mr. Steinacher stated he owns seven houses in Sebastian. There is only one other house that has a vacant lot next to it, and that lot is not one that he could use. Mr. Alvarez is concerned about the number of houses with garages next to them that Mr. Steinacher may own. Mr. Stokes stated that is not a consideration here. Every one of the applicant's lots must be treated separately. Mr. Reyes inquired what the code is for elevation above the crown of the road for any new foundation. Mr. Loring stated it is typically 18 inches above the crown of the road, but this is not an inhabitable structure. Mr. Reyes asked if the applicant could come in later and request to do some modifications to this building to turn it into a rental. Mr. Loring stated no, that the properties have a unity of title. Mr. Reyes called for a motion. A motion to approve the 26- x 38 -foot detached garage at 958 Bermuda Street subject to the additional considerations on Page 3 of the application, sub -sections A, B and D, was made by Mr. Simmons and seconded by Mr. Carter. Roll Call: Ms. Kautenburg (a) -- Yes Mr. Reyes -- Yes PLANNING AND ZONING COMMISSION MINUTES OF MEETING OF MARCH 5, 2020 Mr. Carter - Mr. Roth -- Mr. Qizilbasl- - Yes Yes -- (withdrew) Vote 6-0 in favor. Motion passes. 1520 Glentry Lane PAGE 5 Mr. Simmons -- Yes Mr. Alvarez -- Yes -- 22 x 38 Detached Garage -- Greg Anderson Mr. Greg Anderson stated he is proposing building a detached garage next to his house on a half -acre lot. He is hoping to make it as architecturally integrated as possible with his residence. All materials will be the same, including the metal roof. There will be generous setbacks on all sides. The pitch of the house is 6:12; the pitch of the garage will also be 6:12, not 7:12 as it shows on the engineering drawing. The request by staff for perimeter plantings will be complied with. To the north side of the proposed structure between the garage and the house there is an existing paver walkway, which he would like to maintain. That is their access to HVAC and pool equipment. That would be problematic for plantings on the north side of the proposed building but would still allow approximately 60 feet of plantings around the perimeter. Mr. Reyes asked regarding the plantings around the building. If the applicant does not surround the structure with the shrubs, if that would be a problem, and he asked staff for their findings. Mr. Loring stated that in the case of this request, the applicant has some additional pavers and some other equipment there which doesn't lend itself to landscaping. The commission could mandate that the other sides are landscaped and give him relief from that one side, or they could reduce the number of required plantings. It's up to the commission as to how they wish to proceed. Another question staff has is regarding the roof of the structure. Mr. Anderson stated that the house roof is also a metal roof. Staff recommends approval of the application. Mr. Qizilbash noted that there is an RV parked on the property. When this garage is built, he asked where that RV will be placed. Mr. Anderson stated that RV is not his. He is doing some pro bono work for a friend. It will not be there when the work on the structure is completed. Mr. Christino agreed there is no need to put shrubbery between the home and the garage. He would grant the applicant a waiver there. Mr. Roth feels there is no need for shrubs all the way around the accessory structure. He suggested the rear of the structure and the side away from the house would be the only areas where there would be shrubbery needed. He inquired if there are any lights PLANNING AND ZONING COMMISSION PAGE 6 MINUTES OF MEETING OF MARCH 5, 2020 proposed to be added to the outside of the structure facing the neighbors. Mr. Anderson stated he does not anticipate doing that. There being no further questions or comments from the commission, Mr. Reyes called for a motion. A motion to approve the accessory structure as submitted for 1520 Glentry Lane, a 22 x 38 detached garage, with staff recommendations and the current report that it will be a 6:12 pitch and adding that the requirement for shrubs can be reduced to only require shrubbery on the rear and side of the structure facing away from the residents' house, was made by Mr. Roth and seconded by Mr. Carter. Mr. Reyes clarified the motion regarding the shrubbery would include the wording above. Mr. Roth -- Yes Mr. Reyes -- Yes Mr. Simmons -- Yes Mr. Qizilbash -- Yes Ms. Kautenburg (a) -- Yes Mr. Alvarez -- Yes Mr. Carter -- Yes Vote was 7-0 in favor. Motion passes. Mr. Reyes returned to Item 6A on the Agenda. 6 Quasi -Judicial and Public Hearinqs Mr. Stokes swore in all who intend to testify during the quasi-judicial public hearings. A. Quasi -Judicial Public Hearing -- Conditional Use Permit -- New Model Home -- 958 & 964 Roseland Road -- Lots 19 & 20, Block 162, Sebastian Highlands Unit 5 -- Holiday Builders, Inc. Mr. Stokes read the item into the record. Mr. Reyes inquired if any of the commissioners had had any ex parte communications regarding this Agenda item. All stated they had not. Mr. Trevor Lewis, representing Holiday Builders, stated they are seeking a conditional use permit for a new model home on Roseland Road as well as the parking lot adjacent to it. The model home is complete and has received the certificate of occupancy. They are just waiting for approval to clear and prep the parking lot next to it. Mr. Loring stated staff has found the applicant to be compliant with the Code. Additional considerations are, regarding the model home, the permits expire one year after the date PLANNING AND ZONING COMMISSION PAGE 7 MINUTES OF MEETING OF MARCH 5, 2020 of approval but may be renewed administratively at that time. If the model home permits are not renewed, the applicant will be responsible for the removal of the parking area, connecting sidewalks, and all signage. Recommendation by staff is for approval with the requirement that the right-of-way permit from Indian River County will be required for the parking area and a building permit for any model home signage is obtained. It also should be noted that they have already applied for a sign permit with the Building Department. Another condition is that illegal flag signage shall not be used, and off -premise signs or directional signs cannot be placed along City streets. An additional condition is that the contractor will remove the parking area and model signage when the model permit expires. Mr. Qizilbash called attention to the supplemental information where it stated business hours -- " none, open house." He asked what is meant by that. Mr. Lewis stated that was identified on the sign itself, because hours are altered as far as daylight savings, but their typical hours are 9:00 to 6:00 for model centers. Mr. Qizilbash stated the business hours should be listed. Mr. Simmons asked if there are any outstanding issues with Holiday Homes. Mr. Lewis stated he is not aware of any. Mr. Reyes inquired of the staff why the applicant is required a right-of-way permit. Mr. Loring stated it is for the driveway onto the parking area. Ms. Bosworth stated it is the driveway permit for the parking lot and will need to be issued from Indian River County since Roseland is a County road. Mr. Reyes opened the hearing for anyone from the public in favor of the project who would like to speak. Seeing no one, he called for anyone in opposition to the project who wishes to speak. Seeing none, he called for a motion. A motion to approve the conditional use permit application for Holiday Builders model home at 964 Roseland Road, Lots 19 & 20, with the staff stipulations of Item 10, Nos. 1 thru 4, was made by Mr. Roth and seconded by Mr. Carter. Mr. Qizilbash -- Yes Mr. Alvarez -- Yes Ms. Kautenburg (a) -- Yes Mr. Reyes -- Yes Mr. Roth -- Yes Mr. Carter -- Yes Mr. Simmons -- Yes Vote was 7-0 in favor. Motion passes. B. Quasi -Judicial Hearing -- Site Plan Modification -- Hometown Pet Care PLANNING AND ZONING COMMISSION MINUTES OF MEETING OF MARCH 5, 2020 PAGE 8 Center -- Additional Parking -- 827 Sebastian Blvd. -- Lots 20 and 21, Block 187, Sebastian Highlands Unit 8 -- C-512 (Commercial CR 512) Zoning District Commissioner Qizilbash moved from the dais to present the next case. He will not be voting in this matter. Mr. Stokes read the item into the record. Mr. Stokes stated it is highly unusual for a commissioner to step off the dais during a meeting and present an item. He admonished the commissioners to treat this application the same way they would treat any application. It is completely irrelevant that he is a colleague of theirs. He is outside of that role right now. Mr. Loring also notified the commission that there is in front of them Form 8(B). Staff is required to inform the commission that a copy must be provided to the members of the agency, the form must be read publicly at the next meeting after the form is filed, and it must be completed within 15 days (SEE ATTACHED). Mr. Reyes inquired of the commission members if there have been any ex parte communications regarding this agenda item. All members stated there have not been. Mr. Tahir Qizilbash, engineer for this project, stated the proposed modification is for additional parking, which will consist of four additional parking spaces in the adjacent lot, which is part of the same property, plus stormwater retentions and landscaping requirements. The existing parking surface will be replaced with concrete parking, and the landscaping on the existing parking area will also be improved. Mr. Loring stated that all site -related items are compliant with the Land Development Code in the CR -512 Overlay District. Staff recommends approval subject to the following conditions: 1. Abandonment of all interior six-foot side yard easements. 2. The existing sign is to remain as is until such time that it is removed or destroyed, with the provision that any new signs would have to meet size, height, and setback requirements. 3. The skirt for the existing sign does not meet the ground requirements. Staff would also like a provision that any landscaping as a result of the new construction in that area shore up the bottom skirt so that it is adequately covered with either landscape or berm. Mr. Roth inquired if the facility has animals boarded there. Mr. Qizilbash stated there is no boarding at the facility. PLANNING AND ZONING COMMISSION PAGE 9 MINUTES OF MEETING OF MARCH 5, 2020 Mr. Alvarez asked if the entrance is going to remain the same. Mr. Qizilbash stated the entrance would remain the same. There will be a hedge put along the alley, so nobody will be coming in from there. Mr. Qizilbash addressed Mr. Stokes regarding interior easements. He stated the County handles abandoning interior easements in house, automatically abandoning the interior easements. He suggested Sebastian should follow that practice. Mr. Stokes stated there are so many different easements for so many different purposes, that doing anything automatically would always be dangerous. Mr. Qizilbash suggested that at least it needs to be reviewed to see if this is a utility easement, simply a setback, an access easement, etc. Mr. Stokes stated staff could look into that matter and make recommendations to Council. Ms. Bosworth described in detail the process for abandoning those easements. Mr. Reyes inquired about the water that collects in the alley behind this property. Mr. Qizilbash stated the retention pond will help a lot with that. He also inquired about the area that is used for walking the pets that come to the center. Mr. Qizilbash stated the lots next door to the parking area are also owned by the pet care center, so the dogs can be walked there. Ms. Kautenburg addressed the subject of an automatic abandonment of easement. She suggested that could cause problems in the eventual sale of a property in the future. She stated lenders and title companies insist on having something in writing that shows that the easement was abandoned. Ms. Bosworth addressed this subject. In the Sebastian Highland subdivision plat there are 17 units. In units 9 thru 17 there is specific verbiage on the cover sheet of the plat that says if more than 1 or 2 lots are unified, the easements automatically go to the outside, and they don't have to be formally abandoned. Units 1 through 8 don't have that verbiage, and it was opined by a previous city attorney who said there must have been a reason why they didn't put it on those lower units, and this formal abandonment is required. Because this property is in Unit 8, they will have to go through this formal abandonment. Ms. Kautenburg stated that works because it says that on the plat; if it does not say it, the banks and title companies are going to want to see an official abandonment. Mr. Reyes opened the floor for anyone from the public in favor of the project who would like to speak. Seeing none, he opened the floor for anyone in opposition to the project who would wish to speak. Hearing nothing further from staff or commission members, Mr. Reyes called for a motion. A motion to accept the site plan modification for the Hometown Pet Care Center for PLANNING AND ZONING COMMISSION PAGE 10 MINUTES OF MEETING OF MARCH 5, 2020 additional parking at 827 Sebastian Boulevard with the recommendations provided by staff was made by Mr. Carter and seconded by Mr. Reyes. Roll Call- Mr. all:Mr. Reyes -- Yes Mr. Roth -- Yes Mr. Alvarez -- Yes Mr. Qizilbash (withdrew) Vote was 6-0 in favor. Motion passes. 7. Unfinished Business -- None 8. Public Input -- None 10. Commissioners Matters Mr. Simmons -- Yes Mr. Carter -- Yes Ms. Kautenburg (a) -- Yes Mr. Carter asked when the new pickle ball courts are scheduled to be opened. Mr. Loring stated the opening was just this morning. Mr. Reyes recalled that he did bring up a matter at the last meeting regarding some accessory structures he had some concern about. Staff has answered his questions. Ms. Bosworth reviewed that those structures had been properly permitted. Mr. Reyes suggested that the criteria regarding these structures over 500 feet should be revisited regarding color, roof pitch, shrubbery, and materials requirements. 11. Citv Attornev Matters -- None 12. Staff Matters Mr. Loring called commissioners' attention to a large packet of material that was presented to them. Those are the components for the Comprehensive Plan for future land use for schools and housing. Staff is asking for the commissioners try to digest that material so that there can be an informed discussion at the next meeting. Staff realizes it is a lot of material and would appreciate any input that the commissioners might have. Ms. Bosworth explained what elements are contained in this packet for the new Comprehensive Plan and described the timeline for addressing the different elements. 13. Adiourn Mr. Reyes called for any further business. Hearing none, he adjourned the meeting at 7:11 p.m. A HOME GOALS, OBJECTIVES, & POLICIES Goal 1-1: Land Use Designations. Future growth in the City of Sebastian will be managed using sustainability and smart growth principles to accommodate development and redevelopment. The Land Use Element shall be used as a tool to direct the most intensive growth into the urban core and designated growth areas, optimizing services and infrastructure and protecting the environment. Objective 1-1.1: Establish Land Use Designations. The land use designations identified in this Element and depicted on the Future Land Use Map (FLUM) shall support a variety of land uses, density and intensity, and an appropriate mix of uses to accommodate the future City population. The City's land use designations shall be grouped by the overarching categories of Residential, Non -Residential, and Other. Policy 1-1.1.1: Future Population. The City shall designate sufficient lands necessary to accommodate at a minimum the projected residential population growth and supporting non-residential development based on population projections through the planning period. Policy 1-1.1.2: Residential Density Defined. Residential development (density) is measured by dwelling units per gross acre (du/ac). All residential densities denoted on the FLUM stipulate the maximum gross densities permitted for development on the land and the maximum density is not guaranteed by right. The appropriate allocation of density shall encourage a compact, transit -accessible, and pedestrian -oriented community. Subdivision, zoning, and site plan review criteria and procedures shall assure that specific density assigned to new development is compatible and consistent with established residential development patterns and provides equitable use of the land. Criteria to be considered in allocating density shall include, but not be limited to, the following: • Protect the integrity and stability of established residential areas; • Assure efficient and appropriate use of land to reduce sprawl; • Assure transition in residential densities; • Require application of sound landscaping and urban design principles and practices where applicable; • Protect environmentally sensitive areas; • Minimize the impact of flood hazards and seal level rise; • Coordinate with Indian River County as well as appropriate state and regional agencies charged with managing land and water resources; and • Provide reasonable use of the land. A. In cases where residential land abuts waters of the State, the boundary shall be delineated as established by the State and no density credit shall be granted for waters of the State. In cases where residential land abuts other natural floodplains or wetlands, the land development regulations shall provide performance standards and/or criteria which may further restrict the character of land for which density credit may be granted. The intent is to allocate density credits only to those lands which are buildable pursuant to urban design principles criteria. These criteria principles that shall be incorporated within the Land Development Code (LDC). 4 HOME Policy 1-1.1.3 Non -Residential Intensity Defined. Non-residential development (intensity) is measured in floor area ratio (FAR). FAR is calculated by dividing the total size of the building/structure (in square feet) by the total size (in square feet) of the lot on which the building is located. All non-residential intensities denoted on the FLUM stipulate the maximum intensities permitted for development on the land and the maximum intensity is not guaranteed by right. Policy 1-1.1.4: Implementing Land Use Designations. The City shall implement the following land use designations in Table 1-1 as shown on the FLUM. Table 1-1: Land Use Designations Land Use Density (units per gross acre) & Intensity (floor area ratio) Residential Land Use Very Low Density 3 du/ac Low Density 5 du/ac Moderate Density 8 du/ac Medium Density 10 du/ac Mobile Home Development 6 du/act Non -Residential Land Use Limited Commercial 0.6 FAR General Commercial 1.0 FAR Commercial 512 0.5 FAR Riverfront Mixed Use 10 du/ac & 1.0 FAR Mixed Use 8 du/ac' & 0.6 FAR' Industrial 0.5 FAR Institutional 0.6 FAR Other Agriculture 1 du/5 ac Conservation 0.25 FAR Note: 1: Up to 8 du/ac with performance measures 2: Up to 10 du/ac with incentives 3: Up to 1.0 FAR with incentives 5 HOME Objective 1-1.2: Residential Land Use. The Residential Land Use category consists of Very Low, Low, Moderate, and Medium Density Residential uses in progressive degrees with higher density in areas adjacent to the urban core and less density in the perimeter of theCity. Residential development shall be planned and designed to create and perpetuate stable residential neighborhood and implement the policies stipulated below. Policy 1-1.2.1: Very Low Density Residential Development (VLDR). Areas designated as Very Low Density shall accommodate up to three (3) residential units per acre and shall be comprised of primarily single-family detached homes on individual lots. Policy 1-1.2.2: Low Density Residential Development (LDR). Areas designated as Low Density shall accommodate a maximum density of up to five (5) dwelling units per acre and shall be comprised primarily of single family detached homes on individual lots and attached residential homes. Policy 1-1.2.3: Moderate Density Residential Development (MODR). Areas designated as Moderate Density shall accommodate up to eight (8) residential units per acre and shall be comprised of primarily single family detached and attached residential, with a focus on attached residential; Multi -family may also be supported where permitted by the underlying zoning and/or where a mix of residential uses are provided. Policy 1-1.2.4: Medium Density Residential Development (MDR). Areas designated as Medium Density shall accommodate a mixture of single and multi -family structure types at a maximum density of ten (10) units per acre. Policy 1-1.2.5: Mobile Home Residential Development. Areas designated as Mobile Home shall accommodate mobile home parks or subdivisions at six (6) units per acre and up to a maximum of eight (8) units per acre with performance measures established in the LDC. The LDC shall contain requirements for open space landscaping and buffers to effectively screen mobile home developments from adjacent residential development. Policy 1-1.2.6: Allocating Residential Development. Highest residential densities shall continue to be allocated to sites with adequate and supporting public infrastructure, accessible to major arterials or collector streets and adjacent to existing development with the same or higher density. The allocation of new residential land use shall be based on the following considerations: • Projected population; • Infrastructure; • Infill; • Enclaves; • Housing trends and characteristics; • Provision and maintenance of quality residential developments and housingstock; • Protection of environmentally natural systems; • The need to plan for transition in residential densities; and • Provision and maintenance of traffic circulation. Policy 1-1.2.7: Protect Residential Areas from the Adverse Impacts of Transition in Land Use. Established residential areas and projected future residential areas as delineated on the FLUM shall be protected from HOME encroachment by incompatible non-residential development. This does not preclude necessary community facilities from locating within residential areas when such activities satisfy established criteria of this plan and the City's LDC. Objective 1-1.3: Non -Residential Land Use. A variety of non-residential land use designations shall be available to assure availability of sites that accommodate the varied site and spatial requirements for such activities as: professional and business offices, limited commercial activities, and general retail sales and services. In doing so, the City shall promote the image and function of the urban core which is the City's center for commerce as well as civic and cultural enrichment. Office development may serve as a transitional use separating more intensive commercial uses from residential development. Office development shall also locate along the outer fringe of the urban core where such development may encourage reinvestment in declining residential areas surrounding the urban core. Policy 1-1.3.1: Definition of Neighborhood Level Commercial Activities. Neighborhood level commercial activities are defined as including retail and office activities that service community neighborhoods. Policy 1-1.3.2: Limited Commercial Development (LCD). The purpose of the Limited Commercial land use designation is to consist of sites intended to accommodate neighborhood level commercial activities. The maximum intensity is 0.6. Limited commercial activities and personal services shall include establishments catering to the following markets: • Neighborhood residential markets within the immediate vicinity as opposed to county -wide or regional markets; or • Specialized markets with customized market demands. Policy 1-1.3.3: General Commercial Development (CG). The purpose of the General Commercial land use designation is to accommodate general retail sales and services; highway oriented sales and services; and other general commercial activities defined in the LDC. General Commercial designations are located in highly accessible areas, adjacent to major arterials. The maximum intensity is 1.0. Policy 1-1.3.4: C.R. 512 Commercial (C-512). The purpose of the Commercial C.R. 512 designation is to accommodate retail sales and services and other commercial activities and community facilities that are compatible with nearby residential areas. This land use designation and implementing zoning district expressly excludes vehicular sales and services; bars and lounges; parking garages; enclosed and unenclosed commercial amusements; indoor theaters; merchandising of second-hand goods, including flea markets, wholesale trades and services; industrial uses or outside storage activities, or any other activities which may generate nuisance impacts such as glare, smoke, other air pollutants, noise, vibration, fire hazard, or other adverse impacts associated with more intense commercial and industrial uses. The maximum intensity is 0.5. Policy 1-1.3.5: Riverfront Mixed Use (RMU). The Riverfront Mixed Use designation is intended to provide a mixture of residential, commercial, recreational, and institutional uses in the Riverfront District. Development and redevelopment in this designation is at risk of potential flooding and sea level rise impacts per the City of Sebastian, Coastal Resiliency Plan, Prepared By: Kimley-Horn and Associates, Inc., March 2019 (Coastal Resiliency Plan). The use of Transfer of Development Rights (TDRs) shall be encouraged as a tool to move the density/intensity of development from the east area of the district to the west area of the district outside of the Coastal High Hazard Area (CHHA). The City's LDC may also define additional areas as relieving zones. The 7 HOME maximum intensity is 1.0 FAR. The allowable residential uses are single family, duplexes, multi -family up to ten (10) units per acre. Policy 1-1.3.6: Mixed Use (MU). The purpose of the Mixed Use designation is to provide a mixture of residential, office, commercial, recreational, and institutional uses and encourage town centers along major arterial corridors. This designation shall target areas outside of the Riverfront Mixed Use district to allow for greater flexibility and changing market types in identified areas of the City such as the Sebastian Boulevard Triangle Area. These areas may also serve as TDR receiving areas allowing for the preservation of additional preservation and conservation lands within the City. Additional design and development standards including form based code principals shall be incorporated into the LDC. The maximum intensity is 0.6 FAR, and up to 1.0 with incentives. The allowable residential uses include single family, duplexes, and multi -family up to eight (8) units per acre, and up to ten (10) units per acre with the use of TDRs or incentives. Incentives shall be outlined in the LDC and may include but are not limited to projects that incorporate regional stormwater pond(s), shared parking structures(s), bike/pedestrian connectivity, and quality of public open space. Policy 1-1.3.7: Industrial Land Use Designation (IND). The purpose of the Industrial designation is to provide strategically located sites for industrial needs and requisite support services. A. Industrial sites shall generally be allocated in areas accessible to rail corridors or near airport facilities and should be located in more sparsely developed areas. The maximum intensity is 0.5 FAR. B. Uses allowed in this designation include: manufacturing, assembling and distribution activities; warehousing and storage activities; general commercial activities; aviation related industry, services and facilities; and other similar land uses which shall be regulated through appropriate zoning procedures. Heavy metal fabrication, batch plants, salvage yards, chemical or petroleum manufacturing or refining, rubber or plastics manufacturing, or other use generating potentially harmful environmental or nuisance impacts shall be prohibited. C. The City shall prevent nuisance impacts frequently associated with industrial activities by maintaining performance standards for managing emission of noise, air pollutants, odor, vibration, fire or explosive hazard, and glare. D. The City shall encourage industries that contribute optimally to the City's economy and that of the Treasure Coast and Space Coast. The City shall also encourage green industries that minimize impact to the environment. The allocation of land resources for industrial development shall be responsive to the location and space requirements of industrial activities and potential fiscal and environmental impacts on the City of Sebastian. E. The location and distribution of industrial land use shall be determined based on the following considerations: • Trip generation characteristics and impact on existing and planned transportation systems, including dependency on rail, air, or trucking for distribution of material and goods; • Anticipated employment generation, floor area requirements, and market area; • Ability to meet established performance standards for preventing or minimizing nuisance impacts, such as emission of air pollutants, glare, noise or odor, or generation of hazardous by-products; • Impact on established as well as anticipated future development and natural systems; and • Impact on existing and planned public services, utilities, water resources, and energy resources. 11 HOME Policy 1-1.3.8: Institutional Land Use Designation (INST). The Institutional land use designation is intended to accommodate existing public and semi-public services including: governmental administration buildings; places of worship, cultural or civic centers, and other similar public or private not-for-profit uses; public schools and not-for-profit educational institutions; hospital facilities and supportive health care units; arts and cultural or civic facilities; essential public services and facilities; cemeteries; fire and emergency operation facilities; public and private parks and recreation areas; utilities; extensive open areas comprising major committed public and semi-public open spaces, including the Municipal Golf Course and Sebastian Municipal Airport; and other similar activities. The maximum intensity of this designation is 0.6. The location, scale, timing, and design of necessary public and semi- public services and utilities shall be closely coordinated with development activities in order to promote more effective and efficient delivery of requisite services and utilities. The City shall maintain and enforce appropriate standards and specifications for the design and construction of public and semi-public services in order to promote cost effectiveness and quality control consistent with all applicable federal, state, regional, and local standards. Policy 1-1.3.9: Pattern of Non -Residential Land Use. In order to promote efficient flow of traffic along major arterials cited in the Transportation and Mobility Element, achieve orderly development, and minimize adverse impact on residential quality, non-residential development shall be concentrated in strategically located areas. These areas include having location characteristics which best accommodate specific land, site, public facilities and market location requirements of their respective non-residential uses. Similarly, proliferation of strip non- residential development shall not be extended or supported. The existence of non-residential areas on one part of an intersection shall not dictate the development of all parts with the same or similar use; nor does the existence of non-residential development on a major arterial dictate that all frontages may be similarly used. Policy 1-1.3.10: Allocating Non -Residential Land Use. The approval of non-residential uses shall recognize that respective non-residential activities frequently have different site, spatial, and market area characteristics and generate significantly different impacts. The non-residential development designations on the FLUM shall be complemented by zoning, performance standards, and site plan review requirements which shall regulate development on such land. These regulations shall assure that the proposed development of non-residential designated sites is appropriate and can be adapted to the proposed site. For instance, the LDC shall address issues regarding: • Parking including safe and convenient vehicle and pedestrian circulation; • Open space preservation and natural constraints to development; • Perimeter and internal landscape requirements; • Availability of public facilities at adequate levels of service; • Urban design and required amenities, including, but not limited to, signage controls, fences, pedestrian amenities, building height, building setback, and orientation, and other similar design features; • Controlled access and egress; • Trip generation characteristics, impact on existing and planned transportation facilities and ability to achieve a functional internal circulation; • Location and site requirements based on intensity of use, specific needs of respective commercial activities, their market area, anticipated employment generation, and floor area requirements; • Compatibility with and impact on other surrounding commercial activities; HOME • Relationship to surrounding land uses and natural systems; and • Impact on existing and planned community services and utilities. Objective 1-1A Other Land Use. The City shall provide designations for Agriculture and Conservation land uses. Policy 1-1.4.1: Agriculture Land Use Designation. The Agriculture land use designation shall be used for the following uses: farming, crops, range and livestock activities; protecting industries that are a part of the state's traditional economic base such as citrus and aquaculture; agricultural research; agricultural related businesses; public facilities; institutional uses or recreational uses. The City shall also utilize the Agriculture land use designation for future annexations of existing agricultural lands until such a time that urban growth is contiguous and agricultural activities are no longer economically viable. Residential density is limited to 1 unit per 5 acres. Policy 1-1.4.2: Conservation Land Use. The Conservation land use designation identifies lands that are environmentally fragile natural resources for long term preservation. It is vital to redirect population and public expenditures away from these areas so that future development and redevelopment does not occur. This designation may be impacted by flooding and sea level rise predictions forecasted in the City's Coastal Resiliency Plan. Further descriptions of the Conservation land use category can be found in the Conservation and Coastal Management Element including provisions (allowances) as may be regulated and permitted by State and Federal agencies. If it is impractical to designate the area containing conservation resources as Conservation due to size, location, or other factors, the City shall have the option of obtaining a conservation easement from the property owner(s) to protect the area. The City shall support the acquisition of natural areas or open space through the use of TDRs or through publicly funded programs, including the acquisition and development of facilities that promote and educate the public about the economic, cultural and historic heritage of the City. The maximum intensity is 0.25 FAR. The applicant for a development shall bear the burden of proof in determining that development shall not adversely impact conservation resources. Objective 1-1.5: Transfer of Development Rights. TDRs for both residential and non-residential development will allow for blended densities and intensities while protecting conservation lands and areas prone to sea - level rise and flooding. Policy 1-1.5.1: Utilizing Transfer of Development Rights. The City shall establish formal TDR standards in the LDC including but not limited to transfer rates and requirements in order to direct development away from targeted (identified) areas. These identified areas include but are not limited to conservation lands, Coastal High Hazard Area (CHHA), public open spaces, wetlands and other native habitats. Incentives established through the TDR process may include density and intensity bonuses based on the quality of the areas being protected and preserved, provision of public spaces, public infrastructure improvements or similar. Objective 1-1.6: Planned Unit Development. The City promotes innovative development concepts and procedures through the use of the planned unit development as a means to improve development design and recognize unique land characteristics. Vii] HOME Policy 1-1.6.1: Planned Unit Development Overlay Designation. The City's LDC shall continue to allow a planned unit development overlay zoning designation in order to provide a voluntary management framework for coordinating objectives of developers with those of the City Council. The City Council shall reserve the authority to invoke new conditions in extending development rights based on: • Changes in conditions surrounding the impacted land uses in the vicinity; • Evolving issues surrounding infrastructure levels of service; • Impacts on natural resources; and/or • Other related issues impacting the nature of the proposed planned unit development. Policy 1-1.6.2: Planned Unit Development Option. The planned unit development overlay designation shall be available as a voluntary approach for managing specific development characteristics and project amenities to be incorporated in residential, commercial, industrial, or mixed use development options. Developers who voluntarily participate in the process shall bind themselves as well as those who may be their successors in title to the subject land. Goal 1-2: Growth Management. The City shall ensure that the character and location of land uses incorporate best management practices and principles of resource conservation, promote orderly land use transition, and minimize threats to health, safety, and welfare. Objective 1-2.1: Transitioning from Rural to Urban. The City shall ensure a transition from rural to urban uses within the Urban Service Boundary (USB) of the City and annexation reserve area. Policy 1-2.1.1: Smart Growth Principles. The City shall promote smart growth principles that direct growth in an intentional, comprehensive way. These principles include but are not limited to promoting a mix of uses, compact building design, housing diversity, environmental preservation, and transportation choices. Policy 1-2.1.2: Protect Developments from Possible Adverse Effects of Neighboring Permitted Uses. The City's LDC shall incorporate standards and/or review criteria for mandating retention of open space and for regulating building design, including setbacks, building placement on site, and building orientation. These provisions shall be directed toward supporting compatibility as well as to preserving light, air, and open space. Other reasonable design principles, including buffering standards, shall be included in the LDC. Policy 1-2.1.3: Minimize Impacts Between Urban and Rural Land Uses. The LDC shall incorporate performance standards, urban service availability standards, and other requirements which ensure buffering between urban and rural land uses. This is necessary in order to maintain responsive land management policies along the outer suburban fringe where urban development within the City could potentially impact unincorporated agricultural lands, and vice versa. Objective 1-2.2: Prevent Proliferation of Urban Sprawl. The City shall continue to maintain LDCs which include performance standards ensuring that the location, scale, timing, and design of development shall be 11 HOME coordinated with public facilities and services in order to prevent the proliferation of urban sprawl, maximize pubic infrastructure, and achieve cost effective land development patterns. Policy 1-2.2.1: Urban Sprawl Definition. According to Ch. 163.3164(51), FS, urban sprawl is defined as a development pattern characterized by low density, automobile -dependent development with either a single use or multiple uses that are not functionally related, requiring the extension of public facilities and services in an inefficient manner, and failing to provide a clear separation between urban and rural uses. Policy 1-2.2.2: Resource Protection. The City shall seek to maintain and manage the City's natural and man- made resources by establishing a pattern of development that is harmonious with the City's natural environment and quality of life. Policy 1-2.2.3. Land Acquisition. The City shall use the capital improvement program (CIP) and budget process to pursue acquisition of land as may be necessary to provide recreation, conservation, and related public benefits and promote multiple use of public lands. Policy 1-2.2.4: Accommodate Growth. The City shall continue to seek fiscal resources to extend City service areas, improve City roadways, and make other improvements necessary to accommodate growth and maintain services and facilities at adopted standards. Policy 1-2.2.5: Development Orders and Permitting Process. Development orders and permits for all future development shall be timed and staged to assure that requisite infrastructure and services are available Policy 2.2.6: Concurrency Management. The maximum allowable density and intensity of land uses may be limited based on available public infrastructure. Land use shall be predicated on availability of man-made infrastructure and service systems required to support respective land use activities. The City shall continue enforcing their concurrency management program, pursuant to Ch. 163, F.S., to ensure that future development is provided essential services and facilities at acceptable standards. Policy 1-2.2.7: Design of Public Facilities and Utilities. Public facilities and utilities shall be located and designed to maximize the efficiency of services provided and minimize adverse effects on natural systems. Policy 1-2.2.8: Developments Not Served by Public Water and/or Wastewater Systems. All developments in areas not serviced by public water and/or wastewater systems shall be governed by applicable State laws and administrative regulations. Policy 1-2.2.9: Accommodating Requisite Infrastructure. During the subdivision review, site plan review, and permitting processes the City shall insure that respective future developments allocate sufficient land area for infrastructure required to support proposed development. Objective 1-2.3: Innovative Natural Resource Management and Energy Conservation Concepts. Consistent with Land Use Goal 1-4 the City of Sebastian recognizes the importance to maintain LDCs which incorporate concepts for managing land and water resources which are responsive to unique development and conservation issues. These may include but are not limited to low impact development (LID), best management practices, and joint use stormwater features. 12 HOME Policy 1-2.3.1: Low -Impact Development. The City shall encourage LID principles for development including development within newly annexed areas. The City shall require new developments to address future nutrient loading and water conservation through principles including but not limited to: • LID design practices and technologies that address energy, water, and nutrient conservation; • Use of natural, Florida friendly landscaping; and/or • Reduced, low, or no fertilizer use on greenspaces and yards Policy 1-2.3.2: Incorporate Innovative Techniques in the Land Development Code. The City's LDC shall continue to incorporate land and water resource best management practices, which have been demonstrated to be successful and cost effective in resolving development and conservation issues such as LID, surface water management, soil erosion and sedimentation control, land clearing and excessive tree removal, loss of native plants and wildlife habitat, and conservation of water supply. Implementation standards are encouraged to be adopted by the City specific to the mitigation portion of the City's Coastal Resiliency Plan. Policy 1-2.3.3: Energy Efficient and Resilient Land Development. The City's LDC shall continue to: • Promote energy efficient land development; • Recognize the relative energy dependency of commercial and industrial land uses and consider energy dependency in any policy pertaining to new industry promotion strategies or policy concerning maintenance or expansion of existing industry or commerce; • Encourage land use patterns that by location, scale; and design minimize long-term energy commitments to construction, operation, maintenance, and replacement; and • Encourage natural resource conservation and utilization in ways that are consistent with sound energy management principles. Policy 1-2.3.4: Energy Conservation in Building and Construction. The City shall enforce energy efficient building codes and promote efficient energy conservation in building heating and cooling systems. The City shall promote attendance at regional training workshops in energy efficiency in construction and continue to foster cooperative relationships between building trades, architects, engineers and building officials. Objective 1-2.4: Annexation Studies. Consistent with Objective 1-2.2 and its policies, the City of Sebastian acknowledges a need to prevent urban sprawl and disjointed urban service delivery systems. In addition, the City desires to develop a plan for managing annexation of unincorporated enclaves as well as fringe areas adjacent to the City, especially for potential industrial centers within the incorporated area. Policy 1-2.4.1: Parameters of the Annexation Studies. The City of Sebastian may require an analysis on a case by case basis for areas considered for annexation. A City of Sebastian annexation study may include but is not limited to: • Review and evaluation of Indian River County land development forecasts within the unincorporated urban area together with supportive documentation; • Analysis of area to be annexed of unincorporated enclaves and subareas within the unincorporated urban area, including: ■ Population and housing; 13 HOME ■ Traffic circulation system; ■ Water and wastewater service; ■ Drainage and natural water basins; and ■ Impact of development on of state and federally listed protected species. • Protect urban population and employment trends and estimate land area required to accommodate projected residential and nonresidential activities; • Fiscal impact analysis and determination of future capital improvements to meet such basic services such as police protection, utilities, code enforcement, building and zoning, permitting and inspection services to meet City of Sebastian standards; • Analysis and determination of impacts to municipal and County services including police & fire protection, utilities, permitting and inspection, school capacity etc to meet standards outlined in Interlocal agreements (including the Interlocal Boundary Services Agreement between the County and the municipalities); and/or • Analysis of current land uses to determine contribution to the City's tax base. Policy 1-2.4.2: Annexation Strategy. The City shall develop an annexation strategy for planning and managing development within the unincorporated urban area, including annexation alternatives. The strategy shall include but not be limited to procedures for intergovernmental coordination of land use policy governing development within unincorporated urban areas (including isolated enclaves) which are logical targets for incorporation into the City of Sebastian and Policies and or actions for developing efficient systems for delivering municipal services and achieving diversification of the municipal tax base. Policy 1-2.4.3. Annexation Coordination. The City shall coordinate with the Indian River County Department of Utility Services (IRCDUS) for the sewer and treatment needs of the future land use of an annexed area to ensure the availability of adequate sewer facility capacity and waste water treatment services. Goal 1-3: Preserving and Enhancing the Built Environment. The City shall ensure that the community's appearance and important archaeological and historical resources are protected to improve the quality of life for its residents. Objective 1-3.1: Community Appearance and Urban Design. The appearance of major transportation corridors serving as gateways into the City, as well as major activity centers shall be managed and enhanced through application of the site plan review process. Policy 1-3.1.1: Urban Design and Community Appearance. Good principles of urban design shall be applied through site plan review procedures in order to enhance general community appearance as well as to preserve and enhance open space and landscape. This program shall assist in protecting major natural and man- made resources within the City, including the Indian River Lagoon, the Sebastian River, the Collier Creek natural drainage corridor, Schumann Lake, public parks and other public grounds and institutions, as well as developing residential neighborhoods and centers of commercial or institutional activity. 14 HOME Policy 1-3.1.2: Reinforce and Enhance the City's Community Appearance. Major attributes shall be preserved through application of design review standards and management of signs, landscaping, open space, tree protection, and other urban design amenities. • Special emphasis shall be placed on preserving and/or improving the character of major natural and manmade corridors, including the intracoastal shoreline, the estuarine and river systems, major drainage corridors, and major transportation corridors which serve as a focal point for the motoring public and an inviting gateway to visiting tourists. Such enhancement shall include application of community appearance criteria which reinforces good principles of design. • The City may utilize design standards or form based code principles in its LDC in order to enhance the community's appearance. A Form based code is a land development regulation that fosters predictable built results and a high-quality public realm by using physical form (rather than separation of uses) as the organizing principle for the code. On-site TDRs should also be considered and would allow the continued development of a property at levels "vested" at pre -dedication acreage. Policy 1-3.1.3: Plan and Design for Non -Residential Quality. Within the urban core non-residential development shall be planned and designed to enhance the identity, design, and vitality of the waterfront corridor which provides a unique waterfront activity center within the urban core area of the City. Policy 1-3.1.4: Improve the Function and Image of the Downtown as the Central Urban Core Area. Non- residential development decisions shall promote the function of the downtown urban core area as a center for government and institutional services as well as a focal point for retail trade, business and professional offices, and civic and cultural enrichment. The City's LDC shall be directed to achieving a mix of land use activities consistent with the FLUM. The City shall also continue to enforce the Riverfront design regulations, which provide a physical theme for development and redevelopment opportunities reinforcing the unique waterfront setting of the downtown area. Objective 1-3.2: Protection of Archaeological and Historic Resources. The establishment of procedures for identification and protection of historic properties and structures within the City will provide for the protection of archaeological sites. Policy 1-3.2.1: Development Impacts. The City shall require applicants to demonstrate measures to mitigate the adverse impacts of the proposed development on historic or archaeological site or structure identified in the adopted Comprehensive Plan. At a minimum, the plan shall identify precautions to be taken to prevent the following adverse impacts: • Destruction or alteration of all or part of such site; • Isolation from, or alteration of the surrounding environment; • Introduction of visual, audible, or atmospheric elements that are out of character with a property or alter its setting; • Vegetation removal shall not be permitted on a historic or archaeological site unless the vegetation to be removed is a part of a duly authorized scientific excavation, or is a part of an approved development plan; 15 HOME • Transfer or sale of the site of significance without adequate conditions or restrictions regarding preservation, maintenance, use or re -use; and • Other forms of neglect resulting in resource deterioration. Policy 1-3.2.2: Programming for Archaeological and Historic Sites. The City shall coordinate with the State in developing programs for implementing City and State policies for identifying, preserving, and enhancing sites of historical and/or archaeological significance. Programs for identification, evaluation of relative significance, protection, preservation, and enhancement shall be promoted, utilizing available public resources at the local, State, and Federal level as well as available private sector resources. Objective 1-3.3: Encourage Redevelopment and Renewal. The City shall maintain procedures in the LDC to limit the proliferation of urban sprawl and encourage redevelopment and revitalization of blighted areas. Policy 1-3.3.1: Community Redevelopment Area. The FLUM depicts the boundaries of the Community Redevelopment Area (CRA). The City shall continue to promote vitality and redevelopment of the five conceptual districts: Park District, Sebastian Boulevard Mixed Use District, U.S.-1 Commercial District, Riverfront District, and the Sebastian Boulevard South District as directed in the City of Sebastian Community Redevelopment Master Plan included in this Element's DIA. Policy 1-3.3.2: Managing Development Within Mixed Use Districts. The City's LDC shall maintain performance standards for the City's Mixed Use Districts to ensure that land development activities, resource conservation and infrastructure issues are managed in a manner that will consider the needs of all the citizens of Sebastian. A. The City shall promote a mixture of uses and a variety of opportunities for recreational, residential and commercial uses; encourage progress while protecting property rights; and protect the environment while fostering compatible uses. B. The LDC shall encourage a mix of uses and enforce the "Old Florida Fishing Village" design theme within the Riverfront CRA District. Flooding and sea level rise shall be taken into consideration for areas of the Riverfront District located in the Coastal High Hazard Area (CHHA). The City may incentivize redevelopment through the use of TDRs to direct new development and population growth away from natural hazards and environmentally sensitive areas. Policy 1-3.3.3: Public and Private Sector Partnerships. The City shall coordinate redevelopment issues with the private sector in promoting mobilization of public and private resources necessary to effectively carry out redevelopment efforts, especially along the Indian River Drive corridor which borders the Indian River Lagoon. Sea level rise and flooding shall be considered in low-lying areas in regard to limiting the use of public funds to achieve these goals as defined in §163.3178(1), F.S. Policy 1-3.3.4: Code Enforcement Activities. Code enforcement activities shall be continued as an integral part of the City's regulation programs. The code enforcement program shall preserve and protect structurally sound land improvements and land uses consistent with the Comprehensive Plan. Policy 1-3.3.5: Preservation of Existing Assets within the Riverfront. The protection, restoration, and enhancement of existing assets, including historical structures, is important in implementing the "Old Florida 16 HOME Fishing Village" design theme. The City shall continue to enforce the procedures and ordinances adopted for this purpose. The City shall develop programs and identify funding sources to protect, restore, and enhance the historical structures in the Riverfront District. Sea level rise and flooding should be considered in low-lying areas in regard to limiting the use of public funds to achieve these goals as defined in §163.3178(1), F.S. Goal 1-4: Implementation. The City will continue to monitor and evaluate development and resource conservation within the City pursuant to goals and objectives of the comprehensive plan Land Use Element and carry out an effective implementation program. Objective 1-4.1: Monitoring. The City monitors the Land Use Element to ensure that it is successfully implemented. Policy 1-4.1.1: Land Development Code. The City's existing LDC shall be revised as needed in order to: 1) effectively regulate future land use activities and natural resources 2) adequately protect property rights; and 3) implement the goals, objectives, and policies stipulated in the Comprehensive Plan. Performance standards incorporated in the LDC shall be updated and refined as needed to reflect best management principles and practices. The LDC shall continue to: • Regulate the subdivision of land; • Regulate the uses on land and in water consistent with this Element, ensure the compatibility of adjacent land uses, and provide for open space; • Protect the environmentally sensitive lands designated in the Comprehensive Plan, especially wetlands • Regulate areas subject to seasonal and periodic flooding and provide for drainage and stormwater management. Additional lands may be subject to development standards based on the flooding and sea level rise data from the City's Coastal Resiliency Plan; • Protect aquifer recharge functions and areas; • Regulate signage; • Ensure safe and convenient on-site and off-site traffic flow and vehicle parking needs; • Dedication, acquisition and development of future rights-of-way as identified in the programmed engineered master plan for the City's major arterials; and • Provide that development orders and permits shall not be issued which result in a reduction of levels of services (LOS) for impacted public facilities below the levels of service standards which shall be adopted by the City Council. Policy 1-4.1.2: Land Use Information System. The City shall provide continuing land use information and assistance to the public. The City shall establish, maintain, and periodically update the land use information system, integration of the Tax Appraiser property files, City Planning Department field data, Building and Zoning Department permit files, engineering base maps, and all other relevant land use data files. Policy 1-4.1.3: Land Use Trends. The City shall continue to monitor and evaluate population and land use trends. Trends in the magnitude, distribution, and characteristics of population and land use shall serve as indicators of possible changes in land use needs. The policy implications of major trends in land use 17 HOME characteristics shall be evaluated on a continuing basis. Land use policy shall be refined as needed in order to remain responsive to evolving problems and issues. Policy 1-4.1.4: Fiscal Management. The City shall continue to implement fiscal management policies of the CIP and budget. Policy 1-4.1.5: Special Land Use Studies. In order to maintain LDCs responsive to changing conditions, problems, and issues, the City shall undertake special studies as needed to develop specific local strategies for resolving unanticipated land use problems and issues. Policy 1-4.1.6: Schedule, Budget and Implement Programmed Activities. The timely scheduling, programming, budgeting and implementation of programmed land use activities identified in this Element shall be evidence of the City's effectiveness in carrying out a systematic program for implementing adopted land use goals, objectives and policies. Policy 1-4.1.7: Coordinate with Public and Private Sectors. While continually implementing and evaluating the Land Use Element, the City shall maintain a process of intergovernmental coordination as well as coordination with private sector groups interested in land use policy and programs. The effectiveness of this approach shall be evaluated by the success of coordination mechanisms in resolving land use problems and issues. Policy 1-4.1.8: Achieve Effective Resolution of Land Use Goals, Objectives, and Policies. The effectiveness of the Land Use Element shall be measured by the City's success in achieving land use goals, objectives, and policies. The Land Use Element incorporates a systematic planning process for identifying land use problems and issues and implementing corrective actions. Policy 1-4.1.9: Intergovernmental Coordination. Specific Objectives and Policies regarding intergovernmental coordination and this Element are provided and identified in the Governance and Implementation Element. �3 HOME DATA INVENTORY AND ANALYSIS Introduction Pursuant to the requirements of Chapter 163 of the 2019 Florida Statutes, the Land Use Element consists of data inventory and analysis (DIA) that influences and informs the overarching goals, objectives, and policies that will guide the growth and development of the City of Sebastian. The City's existing land uses, vacant land, build -out potential, natural resources, historic resources, and population projections were evaluated and analyzed in order to update the City's land use designations which will shape how the City will grow in the next 20 years. The updated 2040 Future Land Use Map (FLUM) is provided as a regulatory tool to direct future development. History and Setting Sebastian is a city in Indian River County on the east coast of Florida situated between the St. Sebastian River and the Indian River Lagoon. It is also a part of the area known as the Treasure Coast and is recognized as the home of the first designated wildlife refuge in the United States, Pelican Island. The protection of the City's natural resources and open space continues to be a priority, creating a balance between the natural environment and built environment within the City. The City provides a small town feel and includes a riverfront district that promotes a mix of uses including a working waterfront. This riverfront district has been designated as a Community Redevelopment Area (CRA) to promote continuous reinvestment, redevelopment, and growth in the City's core. The City was an established fishing center when it incorporated as the City of Sebastian in 1924 and is currently the largest municipality in Indian River County. According to the University of Florida Bureau of Economic and Business Research (BEBR), Sebastian's official population estimate as of 2019 is 25,168 residents that live within approximately 8,392 acres. The City's location along the coast and attractive amenities have made it a desirable community which has experienced continued population growth. According to the U.S. Census Bureau, the medium age in Sebastian is 53 and the median household income in the City of Sebastian is $52,243 with approximately 12.7% of individuals below the federal poverty rate. Existing Land Use Conditions In order to better guide and direct future land uses within the City of Sebastian, it is necessary to first gain an understanding of present land use patterns. The City of Sebastian covers approximately 14 square miles. The existing 2019 land uses were determined by their Florida Department of Revenue Land Use Codes and may not precisely reflect what is 'on the ground' but provide insight into the current conditions and development patterns of the City. To provide a basis for analysis these existing land uses have been further grouped into the following distinct categories which include their definitions from the Florida Department of Revenue. Agriculture: Property used for production of food, feed, and fiber commodities, livestock and poultry, bees, fruits and vegetables, and sod, ornamental, nursery, grazing farm animals and horticultural crops that are raised, grown, or produced for commercial purposes. 19 HOME Commercial: Business property, such as supermarkets, shopping centers, office buildings, medical centers, hotels, theaters, RV parks, financial institutions, stores, etc. which are intended to operate with a profit. Residential: Property zoned for single-family homes, mobile homes, retirement homes, multifamily apartments and co- ops. Government: All property owned by or leased to the Government or acquired by the Government under the terms of the contract. Not subject, in whole or in part, to Ad Valorem property taxes. Examples include forests, parks, public schools, county hospitals, military buildings etc. Industrial: Property used for industrial purposes. Types of industrial property include heavy manufacturing buildings, light manufacturing buildings, packing plants, mineral processing plants, warehouses, wineries, sawmills etc. Institutional: Property which is not strictly commercial, industrial, agricultural, or residential, but which serves some public purpose, even if privately owned. Examples include private schools, private hospitals, orphanages, cemeteries, sanitoriums, nursing homes etc. Miscellaneous: Includes property such as mining land, railroad land, utilities, waste land, submerged land etc. The current distribution of existing land uses is shown in Table 1-2 and Figure 1-1. The acreages of each category were calculated utilizing Florida Department of Revenue data and geographic information systems software (GIS). A detailed Existing Land Use Map, Map 1-1, was developed depicting the current land use patterns in the City of Sebastian as of 2019. The City of Sebastian is comprised of a mixture of compatible uses that balance open space with developed land. Some of the land use changes that can be observed between the 2009 and 2019 land use inventories can be attributed to differences in the definitions of the uses between the two GIS layers and datasets. Overall, the trends that have occurred in the past 10 years include an increase in the acreage of residential land uses and commercial land uses while there has been a decrease in the acreage of industrial land uses. There has also been a decrease in vacant land in the last 10 years as the city has been growing and developing over time. The existing land use analysis displays stability in the city with the biggest indicator of stability being that the largest segment of existing land use is residential. A little over half of the City's acreage is comprised of existing residential land uses with the majority of residential land area being primarily single family detached. The existing residential neighborhoods have remained constant and grown and are not transitioning to other land uses. As the city has been attracting more residents there has been a spur for more commercial development and redevelopment. Existing commercial land uses are primarily concentrated along Sebastian Boulevard and U.S. Highway 1. The commercial uses observed include retail stores, service stations, restaurants, offices, and shopping centers. Indian River County's existing land uses adjacent to the City consist of primarily government land use patterns to the west, agricultural land use patterns to the south, commercial land use patterns to the east, and residential land use patterns to the north. The City of Sebastian contains and is surrounded by a compatible mixture of land uses. The City's sound planning principles and efforts provide a basis to continue this trend into the future. 101] HOME Table 1-2: Existing Land Uses Land Use Acres % of Total Residential 4,328 51.56% Commercial 301 3.59% Industrial 76 0.91% Institutional 98 1.17% Government 2,075 24.72% Agriculture 280 3.34% Miscellaneous 29 0.35% Vacant 1,205 14.36% Total 8,392 100% Source: Florida Department of Revenue Note: The Florida Department of Revenue and the City of Sebastian consist of different datasets (parcels vs. polygon shapes) resulting in a difference between the vacant and total land acreages calculated. Figure 1-1: Existing Land Uses Existing Land Uses Ili Residential ■ Commercial ■ Industrial ■ Institutional Government Agriculture Miscellaneous ■ Vacant Source: Florida Department of Revenue 21 HOME Vacant Land Analysis An analysis of vacant land was conducted based on the Florida Department of Revenue's land use codes as of November 2019. In total, there is approximately 1,205 acres (2,700 parcels) classified as "vacant" within the City of Sebastian according to these codes at the time of analysis. These parcels include vacant commercial, vacant residential, vacant institutional, vacant industrial, and nonagricultural undeveloped lands. It is important to note that many of these parcels may be in the development application process or under development, exist as remnant parcels, etc., and therefore actual vacant land supply may be less than reported. The vacant lands within the City of Sebastian are displayed on Map 1-2. The City of Sebastian is approaching full build -out, yet, still has potential for future development, redevelopment, and growth. Vacant land currently makes up approximately 14% of the City's acreage and 19% of the City's parcels. In the past 10 years the City has not only continued to grow in population but also has continued to develop its vacant land. To understand the type of impact these vacant lands could have on the cityscape if eventually developed, it is useful to view what Future Land Use Categories they fall in. This analysis is displayed in Table 1-3, Figure 1-2, and Map 1-3 and was done by analyzing the relationship between the City's future land use designations and parcel data obtained from the Florida Department of Revenue. It is important to note that there may be a small margin of error reflected in the data due to the differences in the GIS layers and datasets used for the analysis. According to the analysis conducted, approximately half of the vacant land in the City is designated for low density residential followed by very low density residential. Vacant residential lands are typically single lots distributed throughout the existing residential areas within the City. As the population continues to grow there is development potential for more housing in the City. The next highest percentage of vacant acreage in the City is designated for commercial uses mainly distributed along Sebastian Boulevard and U.S. Highway 1. Potential commercial development will help support the City's growing population into the future. 22 HOME Table 1-3: Vacant Parcels by Future Land Use Future Land Use Acres % of Total Vacant Designation Mobile Home Acreage Conservation 1 0.1% Agriculture 0 0.0% Very Low Density 268 22.5% Residential Low Density 665 55.7% Residential Mobile Home 29 2.4% Medium Density 54 4.5% Residential Commercial Limited 9 0.8% Commercial General 66 5.5% Commercial 512 15 1.3% Riverfront Mixed Use 27 2.3% Industrial 52 4.4% Institutional 6 0.5% Total 1,192 100% Source: Florida Department of Revenue and the City of Sebastian Note: The Florida Department of Revenue and the City of Sebastian consist of different datasets (parcels vs. polygon shapes) resulting in a 13 acre (1%) difference between the vacant land acreages calculated. Figure 1-2: Vacant Parcels by Future Land Use Vacant Parcels by Future Land Use ■ Conservation Agriculture Low Density Residential Mobile Home Commercial Limited ■ Commercial General ■ Riverfront Mixed Use r Industrial Source: Florida Department of Revenue Very Low Density Residential • Medium Density Residential a Commercial 512 W Institutional 23 HOME Population Trends and Projections Projected population is the driving force behind the City's future facility needs, housing supply and demand, and land use requirements. This population analysis is a major consideration in preparing future land use designations and each of the Elements goals, objectives, and policies. Future population estimates for Sebastian identify the amount of residential land and development density allocations that will be necessary to accommodate the City's growth. According BEBR, the official population estimate of permanent residents in the City of Sebastian as of April 1, 2019 is 25,168 residents. This is a growth of 3,239 persons (15% growth rate) since the 2010 recorded census population. The Shimberg Center for Housing Studies prepares population projections for all municipalities in Florida. Population projections for the City of Sebastian through the year 2040 are shown in Table 1-4 and Figure 1-3. According to the U.S. Census Bureau, the medium age in Sebastian is 53, with a breakout of the percentage of individuals in different age groups displayed in Figure 1-4. The City's race characteristics are outlined in Figure 1-5. The majority of the population is comprised of individuals who identify as White (85.9%) followed by Hispanic (6.9%) and African American (5.5%). Sebastian's future population growth is projected to be 34,567 residents by the year 2040 with an average growth rate of 8%. This is a population gain of about 9,400 people in the next 20 years. The City's projected growth will continue to provide development and redevelopment opportunities for the City. A small portion of the population is represented by seasonal residents who live in Sebastian during the winter months but claim another city as their permanent residence. The City's seasonal population for 2010 was calculated using U.S. Census Bureau data. The seasonal population projections were calculated using the ratio step-down method where the City's seasonal population was proportionally derived from the City's overall population projections. Sebastian can expect to experience population growth in both permanent and seasonal residents over the next 20 years. 24 HOME Table 1-4: Population Projections Year Sebastian Net Increase Growth Seasonal Permanent Rate Population Population 2010 21,929 - - 953 2016 23,735 1,806 8% 1,029 2020 25,957 2,222 9% 1,122 2025 28,562 2,605 10% 1,234 2030 30,806 2,244 8% 1,333 2035 32,757 1,951 6% 1,413 2040 34,567 1,810 6% 1,498 Source: Florida Housing Data Clearinghouse and U.S. Census Bureau Figure 1-3: Population Growth 40,000 POPULATION GROWTH 35,000 30,000 25,000 z Ln 20,000 Cl- 15,000 10,000 5,000 0 2010 2016 2020 2025 2030 2035 2040 ■ Seasonal Population 953 1,029 1,122 1,234 1,333 1,413 1,498 ■ Permanent Population 21,929 23,735 25,957 28,562 30,806 32,757 34,567 Source: Florida Housing Data Clearinghouse and U.S. Census Bureau 25 ww Figure 1-4: Age Groups AGE GROUPS 35.00% 31.70% 30.00% 25.00% w 0 Q 20.00% z 15.90% LU c 15.00% 13.30% 13.50% w � 10.00% 8.20% 7.90% 9.50% 5.00% 0.00% 0-14 15-24 25-34 35-44 45-54 55-64 65 or older AGE Source: U.S. Census Bureau Figure 1-5: Race RACE 100.00% 90.00% 85.90% 80.00% w 70.00% 60.00% LU 50.00% U LU 40.00% a 30.00% 20.00% 10.00% 5.50% ° o ° 6.90% � 0.03 /0 0.40 /0 1.10 /o �- 0.00% White Black or Asian Other Multi -racial Hispanic (any African race) American RACE Source: U.S. Census Bureau P11 HOME Future Land Use Designations and Analysis The 2040 Future Land Use Map, Map 1-4, designates future land uses within the existing Sebastian City limits through the 2040 planning horizon. To determine how the City's Future Land Use Map (FLUM) has changed over time, the 2040 Future Land Use Map has been compared to the 2025 Future Land Use Map as shown in Table 1-5. Table 1-5: Future Land Use Comparison Land Use Future Land Use 2025 Categories Map Acres % of Total Agriculture 0 0.0% Very Low 1,073 14.0% Density Residential Low Density 3,093 40.3% Residential Mobile Homes 198 2.6% Medium 228 3% Density Residential Commercial 22 .3% Limited Commercial 198 2.6% General Commercial 36 .5% 512 Riverfront 191 2.5% Mixed Use Industrial 299 3.9% Institutional 1,249 16.3% Conservation 1,089 14.2% Total 7,676 100% Source: Land Design Innovations, Inc. 2008 Note: Placeholder Future Land Use 2040 Map Difference Acres % of Total Note: Note: The Florida Department of Revenue and the City of Sebastian consist of different datasets (parcels vs. polygon sh apes) resulting in a difference between the total acreages calculated. 27 HOME Build Out Analysis Utilizing GIS and Microsoft Building Footprints, Map 1-5 was created in order to better visualize the existing build out of the City of Sebastian. To better understand the current level of development potential and the ability of the City of Sebastian to absorb the growth that is expected, a build out analysis was performed utilizing the currently adopted FLUM and vacant lands. Maximum densities and intensities were assigned to each future land use designation as documented in Table 1-6. The acreages of vacant parcels within these future land use designations were used to roughly calculate the most dense and intense development that Sebastian could potentially expect. This analysis assumes maximum build out and vacant land acreage is based on data retrieved from the Florida Department of Revenue. The build out analysis shows that the currently adopted FLUM allows for a maximum construction of approximately 4,922 dwelling units and approximately 4.3 million square feet of non-residential floor area. It should be noted that properties that are designated as Commercial Limited may not be developable and that current development practices are not developing at a maximum density or maximum FAR (i.e. maximum FAR may be 0.05 but some are developing at 0.25 FAR). The maximum construction of residential dwelling units is 4,706 according to the build out analysis. Using BEBR's expectation of 2.24 people per dwelling unit, the City of Sebastian can expect to absorb 10,541 people under the current FLUM's residential designations that have been identified as vacant utilizing the Florida Department of Revenue's data. This meets the dwelling units needed to absorb the amount of growth projected in Sebastian (9,400 persons) through at a minimum the planning period. a3 Table 1-6: Build Out Analysis Future Land Use Vacant Acres Maximum Category DU/AC Maximum Maximum Maximum FAR Density Intensity DU/AC SF HOME Conservation 1 - - 0 - Agriculture 0 1 DU/5 AC - 0 - Very Low 268 3 - 804 - Density Residential Low Density 665 5 - 3,325 - Residential Mobile Home 29 5 - 145 - Medium Density 54 8 - 432 - Residential Commercial 9 - 0.6 - 235,224 Limited Commercial 66 - 0.6 - 1,724,976 General Commercial 512 15 - 0.5 - 326,700 Riverfront 27 8 0.6 216 705,672 Mixed Use Industrial 52 - 0.5 - 1,132,560 Institutional 6 - 0.6 - 156,816 Total 1,192 4,922 4,281,948 Note: The Florida Department of Revenue and the City of Sebastian consist of different datasets (parcels vs. polygon shapes) resulting in a 13 acre (1%) difference between the vacant land acreages calculated. 29 HOME Natural Resources Inventory The presence of natural resources and the ability of land to support development within the City of Sebastian will be a major determinant for the future land use pattern. It is important to take these natural resources into consideration when guiding growth in order to avoid the potential adverse impacts of development activity. Below is an inventory of the natural resources located in the City of Sebastian. Waterbodies and Shoreline Protection Utilizing data retrieved from the U.S. Fish and Wildlife Service, Map 1-6 illustrates the waterbodies located within and surrounding the City of Sebastian. The inland areas of Sebastian include streams, lakes, ponds, canals, and waterways. Those areas of Sebastian classified as inland open waterways include Collier Creek, Schumann Lake, three unnamed lakes/ponds, Collier Waterway, and Elkcam Waterway. Wetlands are scattered throughout Sebastian, with concentrations in the northeast and southeast portions of the City. The St. Sebastian River runs along the west side of the City limits and has historically been preserved through setback restrictions. The Indian River Lagoon rests along the eastern border of Sebastian and is one of the most biologically diverse estuaries in North America. It has been designated as an Outstanding Florida Water and an Estuary of National Significance. The estuary's mangrove wetlands and salt marshes provide a plethora of benefits for the community such as filtering runoff, stabilizing sediments, maintaining water quality, and protecting shorelines from erosion. Waterways within the City should receive only minimal effects from future development. Although development will not encroach into the waterways, urban runoff from adjacent residential neighborhoods could possibly degrade their water quality. However, increases in pollution levels associated with runoff should be minimal, allowing the vegetation and wildlife now present therein to flourish for years to come. Floodplains and Coastal High Hazard Area (CHHA) Flood zones allocated in the City of Sebastian are illustrated in Map 1-7. There are several areas within the City of Sebastian which have been identified by the Federal Emergency Management Agency (FEMA) as having the potential for flooding in the 100 -year storm event. Flood Zone A and AE represent the 100 -year storm event flood levels. Also included in the map is the 500 -year storm event area (X500). These areas are subject to rising waters due to their proximity to nearby rivers, tributaries, and lakes. The City's CHHA is displayed in Map 1-8 and is defined as the area below the elevation of the Category 1 storm surge line. The City should aim to minimize the impact of natural hazards such as flooding and sea level rise to the community by directing development way from the CHHA as defined by State Statute §163.3178(2)(f), F.S. For additional flood data and maps regarding storm surge and future sea level rise reference the City's Coastal Resiliency Plan. Air Quality The Florida Department of Environmental Protections (DEP) does not presently monitor air quality in the Sebastian area on a regular or periodic basis. The absence of major industries in the area helps to support the air quality in the City. Pollution generated from commercial and industrial developments within and adjacent to the City is not anticipated to adversely affect the air quality of Sebastian. Fugitive dust particles from land cleared for development may be 011 HOME experienced by the community, and developers should be requested to quickly replant development areas following clearing. The majority of air pollution in the City of Sebastian continues to emanate from automobile emissions. As the population in the area continues to increase so will traffic and emissions. Mineral Resources There are no significant deposits of commercially valuable minerals known to exist within the City of Sebastian. Potable Water Wells The General Development Utilities Water Well and the Whispering Palms Water Well used to be the two water wells located in Sebastian. Both of the water wells were located in the southeast part of the City. Since Indian River County Utilities has taken over the water utility service, neither well field is in use today. Soils and Topography Soils indigenous to Sebastian are a natural resource that has been an important factor in the development of the City. In earlier times, when agriculture was a major occupation, soil properties were a crucial determinant of the success of a farm or grove. Other development occurred, given the right location, on soils having the least limitations and requiring the least amount of corrective measures. Under the economics of land development today, the choice of land for a specified use is more often determined by factors such as location rather than the kind of soil. However, knowledge of the types of soil present in Sebastian is still important in assessing the limitations or reclamation that must be done to develop a site. The Indian River County Soil Survey prepared by the Soil Conservation Service and revised in September 2019 gives details of the 30 different soil types that exist in Sebastian. The soil classifications are made based upon the water table, slope, erosion potential, permeability, subsidence and organic (muck/peat) content. The soils are also rated as to their potential for development based upon those limiting properties. Soil types and topography are illustrated in Map 1-9. According to DEP's Division of Water Resource Management, there are no commercially valuable deposits of coquina, dolomite, phosphate, clay, or peat present within the City of Sebastian. No active or inactive mineral mining sites, other than sand mining along the coastal ridge in the southeast portion of the City, have been identified within the City. The City of Sebastian also does not have any specific areas of soil erosion. Erosion potential can be mitigated by reducing the time interval between the clearing of land and actual development or construction. 31 HOME Historical Resources Inventory Sebastian has a number of historic resources within its city boundaries. Historic resource data was retrieved from the Division of Historical Resources of the Florida Department of State. The Division of Historical Resources of the Florida Department of State maintains a central archive for Florida's historical and archaeological sites known as the Florida Master Site File. Historical structures and properties including those which are on the National Register of Historic Places are listed in in Table 1-7 and illustrated on Map 1-10. The historic resources are mainly concentrated in the northeast portion of the City. According to the Division of Historical Resources of the Florida Department of State there are 82 structures documented in the City as having historic significance. Five (5) of which are on the National Register of Historic Places such as the Archie Smith Wholesale Fish Company, which is the only remaining intact fish house in the area from the 1920's and one of the few left in the State of Florida. The Division of Historical Resources of the Florida Department of State delineates two historic districts in the City. Historic districts are defined by a group of historically significant structures or sites. Old Town Sebastian Historic District West includes 9 historic structures and Old Town Sebastian Historic District East includes 15 historic structures. It is important to take the historic resources in the City into consideration when guiding growth in order to avoid the potential adverse impacts of development activity. IX Table 1-7. Historical Resources SITE NAME FL EAST COAST R.R. SECTION HOUSE SEMBLER, CHARLIE HOUSE HUDSON, JAMES HOUSE FIELDS, LILLIAN JEWEL HOUSE SCHUMANN HOUSE SUDDARD, EDITH HOUSE ROSE, DR DAVID HOUSE BRADDOCK, GEORGE ARMSTRONG HOUSE BAUGHMAN HOUSE TAYLOR, J HOUSE HARDEE, CAPT R G HOUSE SITE VICKERS STORE DEVANE, FERN HOUSE ROSE, A G HOUSE WALTERS GARAGE EAST COAST LUMBER & SUPPLY CO SEBASTIAN WOMENS CLUB BLDG PARK, S A HOUSE SEBASTIAN TOWN HALL BRADDOCK, WILLIAM HOUSE HARRISON BUILDING LETCHWORTH GARAGE HOUSE CARLISLE HOUSE MILLER, M M HOUSE STEVENSON PROPERTY BEUGNOT, JOHN HARDEE, MAY HOUSE GATE POSTS CHESSER, L F HOUSE HURRICANE HARBOR/ MCCAIN'S GARAGE MCCAIN, BOB OCEAN BREEZE SERVICE STATION ADDRESS 1098 FOSTER RD 1660 N INDIAN RIVER DR N LOUISIANA AVE 1016 S LOUISIANA AVE 1065 LOUISIANA AVE 1061 LOUISIANA AVE 1063 LOUISIANA AVE 1309 LOUISIANA AVE 1525 N LOUISIANA AVE 1533 LOUISIANA AVE MAIN ST SIGNIFICANCE HISTORICAL STRUCTURE HISTORICAL STRUCTURE HISTORICAL STRUCTURE HISTORICAL STRUCTURE HISTORICAL STRUCTURE HISTORICAL STRUCTURE HISTORICAL STRUCTURE HISTORICAL STRUCTURE HISTORICAL STRUCTURE HISTORICAL STRUCTURE HISTORICAL STRUCTURE MAIN ST & US 1 [A] HISTORICAL STRUCTURE 1100 PALMETTO AVE HISTORICAL STRUCTURE 1025 PALMETTO AVE HISTORICAL STRUCTURE MAIN ST & US 1 [B] HISTORICAL STRUCTURE 909 US1 HISTORICAL STRUCTURE 932 US1 937 US1 1125 US 1 1208 US 1 1329 USI 1330 U.S. 1 HWY 1437 USI US 1 COOLIDGE ST 1068 MAIN ST 1317A OLD DIXIE HWY 1317B OLD DIXIE HWY 712 HARRISON ST 1540 INDIAN RIVER DR 1541 N INDIAN RIVER DR 1690 INDIAN RIVER DR HISTORICAL STRUCTURE HISTORICAL STRUCTURE HISTORICAL STRUCTURE HISTORICAL STRUCTURE HISTORICAL STRUCTURE HISTORICAL STRUCTURE HISTORICAL STRUCTURE HISTORICAL STRUCTURE HISTORICAL STRUCTURE HISTORICAL STRUCTURE HISTORICAL STRUCTURE HISTORICAL STRUCTURE HISTORICAL STRUCTURE HISTORICAL STRUCTURE HISTORICAL STRUCTURE HISTORICAL STRUCTURE 33 AUGUST PARK/ 1737 INDIAN RIVER DR HISTORICAL STRUCTURE BEUGNOT/WEST PROPERTY WELLING, GEORGE HOUSE 1745 INDIAN RIVER DR HISTORICAL STRUCTURE BLAND, OKIE HOUSE 710 JACKSON ST HISTORICAL STRUCTURE TAYLOR, CHARLES HOUSE 909 N LOUISANA AVE HISTORICAL STRUCTURE BAUGHMAN DAIRY 1533 N LOU ISANA AVE HISTORICAL STRUCTURE SEBASTIAN GRAMMAR & 1225 MAIN ST HISTORICAL STRUCTURE JUNIOR HIGH SCHOOL CARPENTER HOUSE 1041 PALMETTO AVE HISTORICAL STRUCTURE CARPENTER, ORVA HOUSE 1044 PALMETTO AVE HISTORICAL STRUCTURE GULLEDGE-LETCHWORTH- 1053 PALMETTO AVE HISTORICAL STRUCTURE PHELPS HOME RYALL, BILL HOUSE (SEARS) 1056 LOUISIANA AVE HISTORICAL STRUCTURE BRADDOCK, MAURICE HOUSE 709 WASHINGTON PL HISTORICAL STRUCTURE SR 512 BUILDING SR 512 HISTORICAL STRUCTURE BAMMA VICKERS LAWSON 1133 US1 HISTORICAL STRUCTURE HOUSE CAIN -WILSON, ARDELIA 1523 US1 HISTORICAL STRUCTURE HOUSE VICKERS, STEPHEN HOUSE 1141 US 1 HISTORICAL STRUCTURE CAIN HOUSE 1531 US1 HISTORICAL STRUCTURE SLOAN, DOC 1603 US1 HISTORICAL STRUCTURE PALMER HOTEL EFFICIENCIES 11330/UNIT_12 US1 HISTORICAL STRUCTURE PALMER MOTEL EFFICIENCIES 11330/UNIT_14 US1 HISTORICAL STRUCTURE SEBASTIAN CITY MARKER HARRISON/INDIAN R DR HISTORICAL STRUCTURE ASHBURNER, H HOUSE 1024 LOUISIANA AVE HISTORICAL STRUCTURE MCPHERSON, THOMAS 1005 USI HISTORICAL STRUCTURE HOUSE CHURCH OF GOD 925 US1 HISTORICAL STRUCTURE CHURCH OF GOD PARSONAGE 905 US1 HISTORICAL STRUCTURE GRAY, JAMES HOUSE 1044A LOUISIANA AVE HISTORICAL STRUCTURE DAY, B F HOUSE HISTORICAL STRUCTURE FIELD, H HOUSE 1049 LOUISIANA AVE HISTORICAL STRUCTURE HANCOCK, CHARLES HOUSE 1040 LOUISIANA AVE HISTORICAL STRUCTURE UNDERILL PROPERTY 128751 INDIAN RIVER DR HISTORICAL STRUCTURE WARD PROPERTY 1736 INDIAN RIVER DR HISTORICAL STRUCTURE MAY'S MARINA/FLOODTIDE 1732 INDIAN RIVER DR HISTORICAL STRUCTURE MARINA PROPERTY WARREN PROPERTY 1720 INDIAN RIVER DR HISTORICAL STRUCTURE FOOD TOWN STORES 1424 U.S. 1 HWY HISTORICAL STRUCTURE PROPERTY 34 IZZO PROPERTY 1405 INDIAN RIVER DR HISTORICAL STRUCTURE BOUDNOT PROPERTY 1302 INDIAN RIVER DR HISTORICAL STRUCTURE FERN CARPENTER HOUSE 1036 PALMETTO AVE HISTORICAL STRUCTURE 9320 90TH AVENUE 9320 90TH AVE HISTORICAL STRUCTURE 1100 MAIN ST 1100 MAIN ST HISTORICAL STRUCTURE 1101 PALMETTO AVENUE 1101 PALMETTO AVE HISTORICAL STRUCTURE HARBOR LIGHTS MOTEL 1215 INDIAN RIVER DR HISTORICAL STRUCTURE OFFICE HARBOR LIGHTS MOTEL 1215 INDIAN RIVER DR HISTORICAL STRUCTURE ADDITIONAL BLDG 1 HARBOR LIGHTS MOTEL 1215 INDIAN RIVER DR HISTORICAL STRUCTURE ADDITIONAL BLDG 2 HARBOR LIGHTS MOTEL 1215 INDIAN RIVER DR HISTORICAL STRUCTURE ADDITIONAL BLDG 3 HARBOR LIGHTS 1215 INDIAN RIVER DR HISTORICAL STRUCTURE 1210 U.S. 1 1210 U.S. 1 HISTORICAL STRUCTURE 1053 LOUISIANA AVENUE 1053 LOUISIANA AVE HISTORICAL STRUCTURE UNITED METHODIST CHURCH 1053 LOUISIANA AVE HISTORICAL STRUCTURE PARSONAGE SEBASTIAN RIVER BAPTIST 1117 US 1 HISTORICAL STRUCTURE 1206 U.S. 1 1206 US 1 HISTORICAL STRUCTURE 1113 PALMETTO AVENUE 1113 PALMETTO AVE HISTORICAL STRUCTURE CHAMBER OF COMMERCE 700 MAIN ST HISTORICAL STRUCTURE 8905 90TH AVE - BLDG 1 8905 90TH AVE HISTORICAL STRUCTURE SEBASTIAN ROADSIDE 10795 US 1 HWY HISTORICAL STRUCTURE RESTAURANT SMITH, ARCHIE, WHOLESALE 1740 INDIAN RIVER DR. HISTORICAL STRUCTURE & FISH COMPANY NATIONAL REGISTER OLD TOWN SEBASTIAN BOUNDED BY PALMETTO AVE, LAKE HISTORICAL DISTRICT & HISTORIC DISTRICT WEST AND MAIN STS. NATIONAL REGISTER OLD TOWN SEBASTIAN MAIN AND WASHINGTON STS., HISTORICAL DISTRICT & HISTORIC DISTRICT EAST RIVERSIDE DR., FEC RAILROAD NATIONAL REGISTER SEBASTIAN GRAMMAR AND 1225 MAIN ST. NATIONAL REGISTER JUNIOR HIGH SCHOOL LAWSON, BAMMA VICKERS, 1133 US 1 NATIONAL REGISTER HOUSE Source: Division of Historical Resources of the Florida Department of State, 2019 35 HOME Summary This Land Use Data Inventory and Analysis has effectively provided the data to guide the type, location, and timing of development in an appropriate manner. The Land Use Element is the foundation of the Comprehensive Plan and is dependent upon the goals, objectives, and policies of each of the other Elements. It sets the planning framework for the City to accommodate projected growth and development, minimize adverse impacts on natural and historical resources, and maintain essential amenities at desired levels to maintain the quality of life within the City. W N. HOME GOALS, OBJECTIVES, & POLICIES Goal 3-1: Provision of Housing. Ensure the provision of a sufficient supply of decent, safe, and sanitary housing options, including affordable housing, that is responsive to the diverse housing needs of the City's existing and future population, while encouraging the preservation and enhancement of the City's existing housing stock and historic structures. Objective 3-1.1: Housing Supply. Collaborate with the private sector to provide additional dwelling units of various types, sizes, and costs to accommodate the City's anticipated population through the planning horizon. Policy 3-1.1.1: Adequate Housing. The City's Future Land Use Map shall include adequate amounts of lands to accommodate the projected housing growth through a variety of housing types and housing values (See Land Use Element Policy 1.1.1). The City shall continue to provide land use designations and zoning districts on the Future Land Use and the Official Zoning Maps, respectively, to ensure that single family, duplex, and multi -family housing units are allowed within the City to provide a diverse range of housing options (ownership/rent) and meet a range of income options. Policy 3-1.1.2: Partnerships. The City shall develop partnerships with the private sector in order to improve the efficiency, and expand the capacity of the housing delivery system. Actions shall include coordinating with Indian River County to promote the timely extension of resources to residential areas needed in order to provide adequate public facilities to support development. Similarly, the City shall also coordinate the installation of community facilities supportive to housing resources. A capital improvement program and budget predicated on continuing review and evaluation of evolving housing problems and related infrastructure issues shall be the principal tool for realizing this policy. Policy 3-1.1.3: Housing Options. The City shall, through its Land Development Code (LDC), encourage the development/redevelopment of housing that will integrate housing options, including housing type and ownership status (own/rent), across all neighborhoods. Policy 3-1.1.4: Manufactured Housing. The City's LDC shall allow manufactured housing in all residential zoning districts provided the units comply with applicable state and federal standards. Policy 3-1.1.5: Safety. The City shall utilize the principles of Crime Prevention Through Environmental Design (CPTED), or other similar programs, to increase the safety of housing developments and neighborhoods. Policy 3-1.1.6: Mobile Homes. The City shall allow mobile home parks in certain residential zoning districts where adequate public facilities and services are available. Mobile home parks should be located adjacent to areas with a comparable density of development (or have the ability to mitigate for increased compatibility) or near small-scale convenience/ neighborhood commercial activity in areas accessible to arterial and collector roads. They should also be located within reasonable proximity to community facilities including evacuation shelters. 4 HOME Policy 3-1.1.7: Mixed Use. The City shall promote mixed use developments that include provisions for a wide variety of housing types and prices in close proximity to support facilities. Policy 3-1.1.8: Changing Conditions. The City shall undertake special housing studies, as deemed necessary, to develop specific local strategies for addressing housing conditions, market trends, and housing -related challenges. Policy 3-1.1.9: Fair Housing. The City shall promote access to housing within the City through compliance with all fair housing laws and practices. Objective 3-1.2: Affordable Housing. Encourage the provision of safe, clean, and affordable housing opportunities, including for workforce and low- and moderate -income households, to meet current and future demand for affordable housing. Policy 3-1.2.1: Affordable Housing. The City shall continue to provide technical assistance, information, and housing data to the private sector to advance the development of fair and affordable housing. Technical assistance includes, but is not limited to, assistance meeting the development review requirements of the City and other regulatory agencies; referral to appropriate agencies for information and assistance in meeting infrastructure standards and requirements imposed by the City; and provision of data regarding housing needs and conditions. Policy 3-1.2.2: Housing Programs. The City shall encourage the private sector to actively participate in meeting the housing needs of very low, low, and moderate income households through involvement in federal, state, and local housing programs. Policy 3-1.2.3: Regional Affordable Housing Initiatives. The City shall participate in regional initiatives aimed toward the promotion and funding of affordable housing options. Policy 3-1.2.4: Incentives. The City shall offer incentives to developments with affordable housing units that meet all location criteria. These incentives may include, but are not limited to: • Expedited permitting • Deferment and/or waiver of building permit fees, impact fees and inspection fees • Density bonuses • Flexible site requirements • Preservation bonuses • Utilization of green building techniques Policy 3-1.2.5: Regulatory Process. The City shall ensure that the LDC and review procedures do not create barriers to the provision affordable housing through the periodic review of regulatory and permitting processes. HOME Policy 3-1.2.6: Access to Facilities and Services. The City shall continue to require that sites for affordable housing have access to the following facilities and services: • Potable water and central wastewater systems; • Employment centers, including retail centers which accommodate stores offering household goods and services needed on a frequent and recurring basis; • Mobility options; • Public parks, recreation areas, and/or open space systems; • Adequate surface water management and solid waste collection and disposal; and • Schools Objective 3-1.3: Special Needs Households. Ensure that opportunities for group homes and foster care facilities, as well as housing for the elderly, are provided within the City. Policy 3-1.3.1: Community Residential Homes. The LDC shall include standards for the location of community residential homes, including group homes, in residential areas in accordance with applicable Florida Statutes. Policy 3-1.3.2: City Support. The City shall continue to collaborate with other agencies and organizations that assist the elderly and those needing special assistance in finding decent, accessible, and affordable housing. Policy 3-1.3.3: Adequate Public Facilities. All group homes, foster care facilities, community residential homes, and similar developments shall contain adequate public facilities. The sites shall also be free of safety hazards and all structures shall comply with City ordinances and applicable state law and licensing requirements. Policy 3-1.3.4: Housing for the Elderly. In an effort to recognize the special needs and challenges of housing for elderly residents, the City shall allow for the placement of retirement communities and elderly care facilities in areas of residential character as long as they are designed in a manner that is compatible with the character of the neighborhood. Policy 3-1.3.5: Aging in Place. The City shall support aging -in-place strategies that encourage residents to remain in their neighborhoods as they age and as needs evolve. These strategies may include shared housing options, accessory dwelling units, and other assisted living arrangements. Objective 3-1A Housing for a Livable Community. Ensure the availability of suitable and adaptable housing that accommodates City residents at all stages of life. Policy 3-1.4.1: Mix of Housing. The City shall promote livability by ensuring the City's LDC and review processes promote a diverse mix of housing stock that is well -integrated with the City's mobility network and accessible to services and amenities. Policy 3-1.4.2: Accessory Dwelling Units. The City shall identify and analyze areas within the City where accessory dwelling units (ADUs) may be accommodated without negatively impacting neighborhood character. The City shall evaluate the feasibility of including flexible regulations and standards within the LDC which promote the implementation of innovative housing design and development concepts such as ADUs. HOME Objective 3-1.5: Relocation Housing. Provide uniform and equitable treatment to persons and businesses displaced by state and local government programs, consistent with Florida Statutes and the City's Community Redevelopment Master Plan. Policy 3-1.5.1: Displacement. When residents are displaced by City actions, through public development or redevelopment, the City shall attempt to ensure the residents are able to relocate to standard, affordable housing. Policy 3-1.5.2: Relocation. The City shall coordinate with appropriate agencies to prepare plans of action regarding relocation of residents, before programs are enacted that will create displaced households. Such plans shall include, but are not limited to, the following: • Timing of the relocation, • Assessment of the need for the program which will displace households, • Costs associated with the displacement of such households, and • An assessment of the household's needs and the impact of the relocation on the household, including: ■ Location and the effect of a new neighborhood location on the household's distance to job, schools, and social activities, and ■ The adequacy of public transit, if applicable at the time, to serve the displaced household. Objective 3-1.6: Existing Housing Stock and Neighborhoods. Conserve the useful life of the City's existing housing stock through effective implementation of programs directed toward preserving neighborhood quality, conservation of natural resources, maintenance of community facilities, and code enforcement. Policy 3-1.6.1: Housing Rehabilitation. The City shall promote the rehabilitation of deteriorated substandard housing units to ensure code compliance and increase the supply of affordable housing. Policy 3-1.6.2: Maintenance. The City shall continue to enforce building codes to ensure the maintenance of standard housing and to achieve corrective action where required. Policy 3-1.6.3: Best Management Practices. Potential blighting influences within residential areas shall be minimized by promoting the use of accepted best management practices. For instance, adverse impacts of land use transition shall be minimized by managing the location as well as the density/intensity of uses and through compatibility measures including but not limited to adequate screening, landscaping, and other design features which promote appropriate land use transition. Policy 3-1.6.4: Rehabilitation Funding. The City shall consider applying for housing rehabilitation grant funds and subsidy programs, including, but not limited to: • Community Development Block Grant (CDBG) • Florida Small Cities CDBG Program • Florida Neighborhood Housing Services Grant Policy 3-1.6.5: Rehabilitation Assistance. The City shall encourage low-income residents to apply for housing rehabilitation assistance individually or through the programs managed by the County. 7 HOME Policy 3-1.6.6: Condemnation and Demolition. The LDCs shall include provisions regulating the condemnation and demolition of housing units to be implemented with caution and proper consideration when applied to units that are owner -occupied and when condemnation would cause undue hardship to the residents of the structure. The City shall encourage the rehabilitation, reuse, and maintenance of existing homes. Policy 3-1.6.7: Protection from Natural Hazards. Where feasible, the City shall coordinate with the appropriate state, federal, and other applicable entities to support property owners in the mitigation of risks to residents and housing from natural hazards and in the repair of housing after a hazard event. Objective 3-1.7: Historically Significant Housing. Preserve housing resources identified as historically significant and, where possible, maintain these resources for residential uses or adaptive reuse. Policy 3-1.7.1: Historical Resources. The City shall encourage the continued identification, analysis, and preservation of the City's historical resources. Such efforts shall include determination of their significance and vulnerability, as well as implementation of historic preservation management policies. Policy 3-1.7.2: Rehabilitation. The City shall assist the rehabilitation and adaptive reuse of historically significant housing through available technical and economic assistance programs. These efforts shall be coordinated with the State Division of Historical Resources (DHR). Policy 3-1.7.3: Historic Housing. The City shall assist property owners of historically significant housing in applying for and utilizing available state and federal assistance programs. Policy 3-1.7.4: Historic Preservation Programs. The City shall collaborate with the Sebastian River Historical Society in its efforts to provide information, technical assistance, and other resources related to historic preservation programs to the public and property owners. Policy 3-1.7.5: Funding. The City shall pursue available grants and alternative funding sources to expand the local knowledge and awareness of existing historic and archaeological sites and structures. Policy 3-1.7.6: Inventory. The City shall maintain an inventory of historic resources to ensure all applicable resources are considered for federal, state, and local historic preservation designation. Objective 3-1.8: Sustainability and Energy Efficiency in Housing. Consistent with the City's broader sustainability goals, encourage sustainable construction methods and energy efficiency in the development and rehabilitation of housing to promote affordability and conserve natural resources. Policy 3-1.8.1: Sustainable Housing Design and Construction. The City may incorporate strategies within the LDC to address the following: • Housing design and construction methods that increase energy efficiency and encourage the use of renewable resources • Providing incentives for housing developments that meet recognized green building (e.g. LEED, Green Globes) 11 HOME Policy 3-1.8.2: Landscape Standards for Housing. The LDC shall continue to maintain the Tree Protection and Landscape Regulations and encourage the incorporation of Florida -Friendly landscaping and low impact development (LID) principles in the provision of housing. Policy 3-1.8.3: Intergovernmental Coordination. Specific Objectives and Policies regarding intergovernmental coordination and this Element are provided and identified in the Intergovernmental Coordination Element. HOME DATA INVENTORY AND ANALYSIS Introduction Pursuant to the requirements of Chapter 163 of the 2019 Florida Statutes, the Housing Element consists of a data inventory and analysis (DIA) that influences the overarching goals, objectives, and policies that will guide housing development within the City of Sebastian. The City's housing trends and needs are evaluated in this analysis in order to ensure a proper mix of housing types are available to accommodate diverse housing needs achieve a livable community. Housing Inventory This section deals with the characteristics and conditions of the existing housing stock in the City. In order to compile this analysis, the primary sources of data include the U.S. Census Bureau and the American Community Survey (ACS). These specific resources were applied as they comprise some of the most current and accurate information available. Tables 3-1 through 3-16 of this section provide an inventory and comparison of housing characteristics for the City of Sebastian and Indian River County. Data appearing for Indian River County represents the entire county, including all unincorporated and incorporated areas as well as Sebastian. Dwelling Units by Structure Type A comparison of dwelling units by structure type for the City of Sebastian when compared to Indian River County is displayed in Table 3-1. Single-family detached homes make up the majority of the inventoried housing units within Sebastian and Indian River County. Indian River County has a significantly higher percentage of multi -family housing than Sebastian. Table 3-1: Dwelling Units by Structure Housing Units by Type, 2013-2017 5 -Year Estimates Single -Family Detached Single -Family Attached Multi -Family Mobile Home Sebastian Units Percent 9,665 87.0% 444 4.0 287 2.6% 704 6.3% Other (Boat, RV, Van, Etc.) 15 0.1% Total 11,115 100% Source: U.S. Census Bureau, 2013-2017 American Community Survey 5 -Year Estimates Indian River County Units Percent 49,485 4,731 17,958 6,205 90 78,469 63.1% 6.0% 22.9% 7.9% 0.1% 100 HOME Dwelling Units by Tenure A comparison between owner -occupied dwelling units and renter -occupied dwelling units in Sebastian and Indian River County is presented in Table 3-2. As depicted below, approximately 80.2% of the City's occupied dwelling units are occupied by the owner as compared to 75.8% in the County. The County has a slightly larger percentage of renter - occupied units at 24.2% as compared to 19.8% in Sebastian. Table 3-2: Dwelling Units by Tenure Housing Units by Tenure, Sebastian Sebastian Indian River County 2013-2017 57,911 1 -person household 2,508 18,188 5 -Year Estimates Units Percent Units Percent Owner -occupied 7,502 80.2% 43,914 75.8% Renter -occupied 1,849 19.8% 13,997 24.2% Total Occupied Housing Units 9,351 100% 57,911 100% Source: U.S. Census Bureau, 2013-2017 American Community Survey 5 -Year Estimates Household Size The 2013-2017 American Community Survey (ACS) 5 -year Estimates states the average household size within the City is 2.42 persons per owner occupied unit and 3.09 persons per renter -occupied unit. Table 3-3 lists households according to the number of persons comprising a household in Sebastian and in the County. Table 3-3: Persons per Household Persons per Household Sebastian Indian River County Total Occupied Households 9,351 57,911 1 -person household 2,508 18,188 2 -person household 4,751 26,377 3 -person household 1,062 6,095 4 -or -more person household 1,030 Source: U.S. Census Bureau, 2013-2017 American Community Survey 5 -Year Estimates 7,251 11 HOME Housing Vacancy Based on the 2013-2017 American Community Survey (ACS) 5 -year Estimates, the City experienced a vacancy rate of 15.9% for all housing units, a figure lower than that experienced by the County, which had a 26.2% vacancy rate. Table 3-4 shows the number of vacant housing units according to the circumstances creating vacant units. Table 3-4: Vacancy Status of Housing Units Vacant Housing Units by Type, Sebastian Indian River County 2013-2017 Percent of total Percent of total Units Percent Units Percent 5 -Year Estimates housing units housing units Total Housing Units 11,115 100% 78,469 100% Total Vacant Housing Units 1,764 15.9% 20,558 26.2% Vacant Units For Rent 246 2.2% 3,910 5.0% Rented, Not Occupied 14 0.1% 420 0.5% For Sale Only 134 1.2% 1,227 1.6% Sold, Not Occupied 245 2.2% 903 1.2% For Seasonal, Recreational, or 140 1.3% 3,898 5.0% 1940-1949 712 0.4% 9,445 1.3% Occasional Use 90 6.4% 98 12.0% Vacant Units for Migrant 11,115 100% 77,582 100% Source: U.S. Census Bureau, 2013-2017 American Community Survey 5 -Year Estimates 0 224 Workers 0.0% 0.3% Other Vacant Units 413 3.7% 4,429 5.6% Source: U.S. Census Bureau, 2013-2017 American Community Survey 5 -Year Estimates Housing Age Table 3-5 compares the age of year-round housing units in the City of Sebastian and Indian River County. The majority of year-round housing unit construction in both the City and County took place between 2000-2009. As denoted below, a large majority of Sebastian's housing stock (82.9%) was constructed between 1980 and 2009, with 28.8% being constructed between 2000-2009. Table 3-5: Dwelling Units by Age of Construction Year Structure Built, Sebastian Indian River County 2013-2017 Units Percent Units Percent 5 -Year Estimates 2010 or Later 404 3.6% 1,763 2.3% 2000-2009 3,197 28.8% 20,455 26.4% 1990-1999 2,882 25.9% 13,592 17.5% 1980-1989 3,130 28.2% 19,562 25.2% 1970-1979 968 8.6% 12,888 16.6% 1960-1969 264 2.4% 4,314 5.6% 1950-1959 140 1.3% 3,898 5.0% 1940-1949 40 0.4% 1,012 1.3% 1939 or Earlier 90 0.8% 98 0.1% Total 11,115 100% 77,582 100% Source: U.S. Census Bureau, 2013-2017 American Community Survey 5 -Year Estimates 12 HOME Monthly Housing Rent Table 3-6 compares the monthly gross rents for specified renter -occupied housing units in the City with the Indian River County totals for the year 2017. The median gross rent in the City of Sebastian is approximately $1,020 as compared to $928 in Indian River County. Table 3-6: Gross Rent Sebastian Indian River County Gross Rent, 2013-2017 5 -Year Estimates Units Percent Units Percent Less than $500 53 3.1% 1,015 7.5% $500-$999 767 44.8% 6,937 51.5% $1,000-$1,499 691 40.4% 4,000 29.7% $1,500-$1,999 177 10.3% 739 5.5% $2,000-$2,499 0 0.0% 439 3.3 $2,500-$2,999 23 1.3% 113 0.8% $3,000 or More 0 0.0% 220 1.6% Total 1,711 100% 13,463 100 Source: U.S. Census Bureau, 2013-2017 American Community Survey 5 -Year Estimates 16.9% $2,000 to $2,499 Monthly Cost of Owner -Occupied Units The median monthly owner cost in the City of Sebastian is approximately $1,139 as compared to $1,273 in Indian River County. The monthly owner costs with a mortgage are shown in Table 3-7. This provides context in terms of the value of owning a home and affordability of owning a home when compared to renting. Table 3-7: Owner Costs Owner Costs (with a Sebastian Indian River County mortgage), Housing units Housing units with a 2013-2017 with a Percent Percent 5 -Year Estimates mortgage mortgage Less than $500 90 2.5% 426 2.1% $500 to $999 1,220 33.7% 6,098 29.5% $1,000 to $1,499 1,479 40.9% 6,408 31.0% $1,500 to $1,999 603 16.7% 3,504 16.9% $2,000 to $2,499 158 4.4% 1,619 7.8% $2,500 to $2,999 63 1.7% 909 4.4% $3,000 or more 7 0.2% 1,712 8.3% Total 3,620 100% 20,676 100% Source: U.S. Census Bureau, 2013-2017 American Community Survey 5 -Year Estimates 13 HOME Value of Owner -Occupied Housing Units The median home value in Sebastian is $157,200 as compared to $172,600 in Indian River County. The owner -occupied units by value are shown in Table 3-8. Table 3-8: Owner -Occupied Units by Value Owner -Occupied Units by 9.3% Sebastian Value, 6,470 14.7% 2013-2017 Units Percent 5 -Year Estimates 5,505 12.5% Less than $50,000 478 6.4% $50,000 to $99,999 1,296 17.3% $100,000 to $149,999 1,688 22.5% $150,000 to $199,999 1,905 25.4% $200,000 to $299,999 1,675 22.3% $300,000 to $499,999 377 5.0% $500,000 to $999,999 83 1.1% $1,000,000 or more 0 0.0% Total 7,502 100% Source: U.S. Census Bureau, 2013-2017 American Community Survey 5 -Year Estimates Household Income Indian River County Units Percent 4,102 9.3% 7,816 17.8% 6,470 14.7% 7,163 16.3% 7,707 17.6% 5,505 12.5% 3,341 7.6% 1,810 4.1% 43,914 100% The household income levels for Sebastian compared to Indian River County are show in Table 3-9. The median household income for the City is higher than Indian River County but the per capita income for the City is lower than Indian River County. Table 3-9: Household Income Income, 2013-2017 Sebastian Indian River County 5 -Year Estimates Median Household Income $49, 655 $49,009 (2017 Dollars) Per Capita Income (2017 Dollars) $26,001 $33,122 Persons in Poverty, in percent 12.6% 10.6% Source: U.S. Census Bureau, 2013-2017 American Community Survey 5 -Year Estimates Ratio of Income to Housing Cost The ratio between housing costs and income within Sebastian and Indian River County are denoted in Table 3-10 and Table 3-11 below. Affordable housing is determined by comparing the cost of housing to household income. Florida Statutes defines affordable housing as monthly rents or monthly mortgage payments including taxes, insurance, and utilities do not exceed 30 percent of the median adjusted gross annual income for households. 14 HOME Rent -to Income Ratio Rent as a percentage of income for Sebastian compared to Indian River County is shown in Table 3-10. According to Census data the highest percentage of renters in both Sebastian and Indian River County are paying 35 percent or more of their income for housing. This makes affordability an issue for renters in both the City and the County. Table 3-10: Rent -to Income Ratio Gross Rent as a Percentage of Sebastian Indian River County Household Income, 2013-2017 Units Percent Units Percent 5 -Year Estimates Less than 15 % 119 6.4% 1,152 8.2% 15% to 19.9% 218 11.8% 1,147 8.2% 20% to 24.9% 456 24.7% 1,854 13.2% 25% to 29.9% 181 9.8% 1,454 10.4% 30% to 34.9% 187 10.1% 1,305 9.3% 35% or more 518 28.0% 6,381 45.6% Not Computed 170 9.2% 704 5.0% Total 1,849 100% 13,997 100% Source: U.S. Census Bureau, 2013-2017 American Community Survey 5 -Year Estimates 16.3% 7,410 Mortgage Costs to Income Ratio The monthly mortgage costs -to -income ratio for both Sebastian and Indian River County are shown in Table 3-11. The highest percentage of owners with and without a mortgage in both Sebastian and Indian River County are paying less than 30% of their income for housing. Table 3-11: Costs to Income Ratio Owner Costs (with and Sebastian Indian River County without a mortgage), 2013-2017 Units Percent Units Percent 5 -Year Estimates With Mortgage, Less than 2,406 32.4% 13,107 30.2% 30% With Mortgage, More than 1,214 16.3% 7,410 17.1% 30% Without Mortgage, Less than 31492 47.0% 19,651 45.3% 30% Without Mortgage, More than 321 4.3% 3,203 7.4% 30% Total 7,433 100% 43,371 100% Source: U.S. Census Bureau, 2013-2017 American Community Survey 5 -Year Estimates 15 HOME Cost Burden Cost -burdened households pay more than 30 percent of income for rent or mortgage costs. Data for this section has been supplied by the Florida Housing Data Clearinghouse. Based on 2016 estimates, the data indicates that 1090 households within the City (38%) paid more than 30% of income for housing which equals the 38% of County households that paid more than 30% of income for housing. Table 3-12 - Amount of Income Paid for Housing Household by Cost Burden, 2016 Renter -Occupied Households, 2016 Geography Household Income Housing Cost Burden 30 % or less 30.1-50% More than 50% Sebastian 30% AMI or less 92 259 Sebastian 30.1-50% AMI 5 142 156 Sebastian 50.1-80% AMI 73 311 12 Sebastian 80.1-120% AM 233 126 Sebastian Sebastian more than 120% AMI 301 84 Sebastian Indian River County 30% AMI or less 382 180 2561 Indian River County 30.1-50% AMI 336 1470 1827 Indian River County 50.1-80% AMI 1436 1969 480 Indian River County 80.1-120% AM 1918 591 56 Indian River County more than 120% AMI 2504 296 28 Source: Indian River County and City of Sebastian data taken from Shimberg Center — Florida Housing Data Clearinghouse Owner -Occupied Households, 2016 Housing Cost Burden Geography Household Income 30 % or less 30.1-50% More than 50% Sebastian 30% AMI or less 34 202 295 Sebastian 30.1-50% AMI 562 178 305 Sebastian 50.1-80% AMI 937 590 301 Sebastian 80.1-120% AM 1183 460 109 Sebastian more than 120% AMI 3050 467 26 Indian River County 30% AMI or less 401 709 2376 Indian River County 30.1-50% AMI 1978 1393 1737 Indian River County 50.1-80% AMI 3852 1756 1606 Indian River County 80.1-120% AM 6140 1739 901 Indian River County more than 120% AMI 21009 2704 595 Source: Indian River County and City of Sebastian data taken from Shimberg Center — Florida Housing Data Clearinghouse 16 HOME Cost Burden of Households with Householder Age 65 and Older According to the Florida Housing Data Clearinghouse, 4,310 households in Sebastian (41.1%) were headed by a person age 65 or older in 2016. In comparison, 43% of households in the County were headed by elderly persons. In Sebastian, 3,924 of elderly households (91%) own their homes, while 1,392 elderly households (32.2%) pay more than 30 percent of income for rent or mortgage costs. Table 3-13 - Households with Householder Age 65 and Older, Cost Burden by Tenure and Income, 2016 Estimate (Summary) 17 More than GeographyTenure Household Income 30% or less 30.1-50% 50% Sebastian Owner 30% AMI or less 18 136 108 Sebastian Owner 30.1-50% AMI 339 121 124 Sebastian Owner 50.1-80% AMI 571 245 116 Sebastian Owner 80.1-120% AM 621 125 44 Sebastian Owner more than 120% AMI 1232 119 5 Sebastian Renter 30% AMI or less 56 47 Sebastian Renter 30.1-50% AMI 2 23 37 Sebastian Renter 50.1-80% AMI 13 51 5 Sebastian Renter 80.1-120% AM 29 45 Sebastian Renter more than 120% AMI 37 41 Indian River County Owner 30% AMI or less 215 475 930 Indian River County Owner 30.1-50% AMI 1161 912 722 Indian River County Owner 50.1-80% AMI 2437 752 620 Indian River County Owner 80.1-120% AM 3417 475 377 Indian River County Owner more than 120% AMI 10190 805 180 Indian River County Renter 30% AMI or less 227 113 548 Indian River County Renter 30.1-50% AMI 168 257 562 Indian River County Renter 50.1-80% AMI 308 466 292 Indian River County Renter 80.1-120% AM 370 199 44 Indian River County Renter more than 120% AMI 488 198 24 Source: Indian River County and City of Sebastian data taken from Shimberg Center — Florida Housing Data Clearinghouse 17 HOME Inventory of Standard/Substandard Units The Census provides indicators for substandard housing by measuring overcrowding and the lack of complete plumbing, kitchen, or heating equipment. Overall substandard housing makes up a very small percentage of the overall occupied units in both the City and the County. An analysis of substandard housing is displayed in Table 3-14. Table 3-14: Substandard Housing Sebastian Indian River County Substandard Housing, 2013-2017 5 -Year Estimates Units Percent of Total Units Percent of Total Occupied Units Occupied Units Overcrowded (1.01 or More 12 0.1% 806 1.4% Persons per Room) No Fuel Used 131 1.4% 988 1.7% Lacking Complete Kitchen 15 0.2% 226 0.4% Facilities Lacking Complete Plumbing 0 0.0% 97 0.2% Facilities Total 158 1.7% 2,117 3.7% Source: U.S. Census Bureau, 2013-2017 American Community Survey 5 -Year Estimates Government Subsidized Housing The following are government subsidized housing resources that can be utilized by the City of Sebastian. • Florida Housing Finance Corporation: a public corporation of the State of Florida that offers homeownership programs, multifamily development programs, predevelopment and demonstration project loans, and technical assistance for local governments. • Indian River County Local Housing Assistance Program: increases the availability of affordable housing units in the County by providing low or no -interest loans for down payments and closing costs, loans for impact fees, and loans for renovation of substandard housing units. The funding source for the program is the State Housing Initiatives Partnership. • Community Development Block Grant: provides funds through the Small Cities Program for capital improvements. • Section 8: provides rental subsidies to very low, low, and moderate -income households. The rental limits are set each year by the U.S. Department of Housing and Urban Development (HUD). • Rural and Farm Worker Housing: no rural or farm workers housing is required within the City, and no housing is designated for rural or farming purposes. �3 HOME Mobile and Manufactured Homes The City of Sebastian recognizes the importance of housing choices to meet the housing needs of different types of households. Licensed mobile home parks in the City of Sebastian include: • Park Place • Fischer's Corner • Orange Heights • Palm Lake Club • Riverview Housing for Special Needs Special housing needs are necessary for the elderly, children, and those who have physical or emotional needs that require special residential accommodations. Such residential accommodations may or may not demand on-site professional medical assistance, twenty-four hour assistance, or other special facilities. In some cases, special housing situations can involve a group of unrelated residents that share living accommodations because their physical or emotional needs require special services or assistance from other group members. The City of Sebastian recognizes the importance of providing housing for special needs. The State of Florida has adopted laws that control local government regulation of certain residential facilities serving special needs groups. These laws ensure that there are adequate sites for group homes in every community throughout the State (Chapter 419, F.S.). Special housing accommodations for Sebastian's residents can include nursing homes and group homes. Group homes can be further defined as a community residential home, adult family care homes, assisted living facilities, and family foster homes. These special housing facilities are generally defined as follows: Nursing Homes: Any institution, building residence, private home or other place, whether operated for profit or not, which provides 24-hour nursing care, personal care, or custodial care for persons not related to the owner or manager by blood or marriage. The person under such care resides overnight at the home. See Section 400.021(12) F.S. Assisted Living Facilities: A facility designed to provide personal care services in the least restrictive and most home -like environment. These facilities can range in size from one resident to several hundred and may offer a wide variety of personal and nursing services designed specifically to meet an individual's personal needs. See Section 400.402, F.S. Adult Family Care Homes: A full-time, family -type living arrangement, in a private home, under which a person who owns or rents the home provides room, board, and personal care, on a 24-hour basis, for no more than five disabled adults or frail elders who are not relatives. See Section 400.618, F.S. Community Residential Home: A dwelling unit licensed to serve clients of the Department of Children and Family Services, which provides a living environment for seven to fourteen unrelated residents who operate as the functional equivalent of a family, including such supervision and care by supportive staff as may be necessary to meet the physical, emotional, and social needs of the residents. See Section 419.001, F.S. Family Foster Home: A private residence in which children who are unattended by a parent or legal guardian are provided 24-hour care. Such homes include emergency shelter family homes, family foster group homes, and specialized foster homes for children with special needs. A person who cares for a child of a friend for a period not to exceed 90 days, a relative who cares for a child and does not receive reimbursement for such care from the state or federal 19 HOME government, or an adoptive home which has been approved by the department or by a licensed child -placing agency for children placed for adoption is not considered a family foster home. See Section 409.175 FS. Assisted Housing Inventory Based on data from the Florida Housing Data Clearinghouse, Table 3-15 lists assisted living facilities located within or close to the City of Sebastian. Table 3-15: Assisted Housing Inventory, 2019 Development Street Zip Total Assisted City County Housing Program(s) Name Address Code Units Units Indian By The River 11065 Ganga 32958 River State HOME 41 41 WaySebastian County Indian Grace's 1055 Grace's Housing Credits 9% SAIL; Landing Landing Circle Sebastian 32958 River Section 207/223(f) 70 70 County Indian 925 Pelican Pelican Isles Sebastian 32958 River Housing Credits 9% 150 150 Isle Circle County Source: Shimberg Center — Florida Housing Data Clearinghouse Historical Structures Sebastian has a number of historic resources within its city boundaries. Historic resource data was retrieved from the Division of Historical Resources of the Florida Department of State. The Division of Historical Resources of the Florida Department of State maintains a central archive for Florida's historical and archaeological sites known as the Florida Master Site File. Historical structures and properties including those which are on the National Register of Historic Places are listed in in Table 3-16 and illustrated on Map 3-1. The historic resources are mainly concentrated in the northeast portion of the City. According to the Division of Historical Resources of the Florida Department of State there are 82 structures documented in the City as having historic significance. Five (5) of which are on the National Register of Historic Places such as the Archie Smith Wholesale Fish Company, which is the only remaining intact fish house in the area from the 1920's and one of the few left in the State of Florida. The Division of Historical Resources of the Florida Department of State delineates two historic districts in the City. Historic districts are defined by a group of historically significant structures or sites. Old Town Sebastian Historic District West includes 9 historic structures and Old Town Sebastian Historic District East includes 15 historic structures. It is important to take the historic resources in the City into consideration when guiding growth in order to avoid the potential adverse impacts of development activity. 101] Table 3-16: Historical Resources SITE NAME ADDRESS SIGNIFICANCE FL EAST COAST R.R. SECTION 1098 FOSTER RD HISTORICAL STRUCTURE HOUSE SEMBLER, CHARLIE HOUSE 1660 N INDIAN RIVER DR HISTORICAL STRUCTURE HUDSON, JAMES HOUSE N LOUISIANA AVE HISTORICAL STRUCTURE FIELDS, LILLIAN JEWEL HOUSE 1016 S LOUISIANA AVE HISTORICAL STRUCTURE SCHUMANN HOUSE 1065 LOUISIANA AVE HISTORICAL STRUCTURE SUDDARD, EDITH HOUSE 1061 LOUISIANA AVE HISTORICAL STRUCTURE ROSE, DR DAVID HOUSE 1063 LOUISIANA AVE HISTORICAL STRUCTURE BRADDOCK, GEORGE 1309 LOUISIANA AVE HISTORICAL STRUCTURE ARMSTRONG HOUSE BAUGHMAN HOUSE 1525 N LOUISIANA AVE HISTORICAL STRUCTURE TAYLOR, J HOUSE 1533 LOUISIANA AVE HISTORICAL STRUCTURE HARDEE, CAPT R G HOUSE SITE MAIN ST HISTORICAL STRUCTURE VICKERS STORE MAIN ST & US 1 [A] HISTORICAL STRUCTURE DEVANE, FERN HOUSE 1100 PALMETTO AVE HISTORICAL STRUCTURE ROSE, A G HOUSE 1025 PALMETTO AVE HISTORICAL STRUCTURE WALTERS GARAGE MAIN ST & US 1 [B] HISTORICAL STRUCTURE EAST COAST LUMBER & SUPPLY 909 US1 HISTORICAL STRUCTURE CO SEBASTIAN WOMENS CLUB BLDG 932 US1 HISTORICAL STRUCTURE PARK, S A HOUSE 937 US1 HISTORICAL STRUCTURE SEBASTIAN TOWN HALL 1125 US 1 HISTORICAL STRUCTURE BRADDOCK, WILLIAM HOUSE 1208 US 1 HISTORICAL STRUCTURE HARRISON BUILDING 1329 US1 HISTORICAL STRUCTURE LETCHWORTH GARAGE HOUSE 1330 U.S. 1 HWY HISTORICAL STRUCTURE CARLISLE HOUSE 1437 US1 HISTORICAL STRUCTURE MILLER, M M HOUSE US 1 HISTORICAL STRUCTURE STEVENSON PROPERTY COOLIDGE ST HISTORICAL STRUCTURE BEUGNOT, JOHN 1068 MAIN ST HISTORICAL STRUCTURE HARDEE, MAY HOUSE 1317A OLD DIXIE HWY HISTORICAL STRUCTURE GATE POSTS 1317B OLD DIXIE HWY HISTORICAL STRUCTURE CHESSER, L F HOUSE 712 HARRISON ST HISTORICAL STRUCTURE HURRICANE HARBOR/ MCCAIN'S 1540 INDIAN RIVER DR HISTORICAL STRUCTURE GARAGE MCCAIN, BOB 1541 N INDIAN RIVER DR HISTORICAL STRUCTURE OCEAN BREEZE SERVICE STATION 1690 INDIAN RIVER DR HISTORICAL STRUCTURE AUGUST PARK/ BEUGNOT/WEST 1737 INDIAN RIVER DR HISTORICAL STRUCTURE PROPERTY WELLING, GEORGE HOUSE 1745 INDIAN RIVER DR HISTORICAL STRUCTURE 21 BLAND, OKIE HOUSE 710 JACKSON ST HISTORICAL STRUCTURE TAYLOR, CHARLES HOUSE 909 N LOUISANA AVE HISTORICAL STRUCTURE BAUGHMAN DAIRY 1533 N LOUISANA AVE HISTORICAL STRUCTURE SEBASTIAN GRAMMAR & JUNIOR 1225 MAIN ST HISTORICAL STRUCTURE HIGH SCHOOL CARPENTER HOUSE 1041 PALMETTO AVE HISTORICAL STRUCTURE CARPENTER, ORVA HOUSE 1044 PALMETTO AVE HISTORICAL STRUCTURE GULLEDGE-LETCHWORTH-PHELPS 1053 PALMETTO AVE HISTORICAL STRUCTURE HOME RYALL, BILL HOUSE (SEARS) 1056 LOUISIANA AVE HISTORICAL STRUCTURE BRADDOCK, MAURICE HOUSE 709 WASHINGTON PL HISTORICAL STRUCTURE SR 512 BUILDING SR 512 HISTORICAL STRUCTURE BAMMA VICKERS LAWSON 1133 US1 HISTORICAL STRUCTURE HOUSE CAIN -WILSON, ARDELIA HOUSE 1523 US1 HISTORICAL STRUCTURE VICKERS, STEPHEN HOUSE 1141 US 1 HISTORICAL STRUCTURE CAIN HOUSE 1531 US1 HISTORICAL STRUCTURE SLOAN, DOC 1603 US1 HISTORICAL STRUCTURE PALMER HOTEL EFFICIENCIES 11330/UNIT_12 US1 HISTORICAL STRUCTURE PALMER MOTEL EFFICIENCIES 11330/UNIT_14 US1 HISTORICAL STRUCTURE SEBASTIAN CITY MARKER HARRISON/INDIAN R DR HISTORICAL STRUCTURE ASHBURNER, H HOUSE 1024 LOUISIANA AVE HISTORICAL STRUCTURE MCPHERSON, THOMAS HOUSE 1005 US1 HISTORICAL STRUCTURE CHURCH OF GOD 925 US1 HISTORICAL STRUCTURE CHURCH OF GOD PARSONAGE 905 US1 HISTORICAL STRUCTURE GRAY, JAMES HOUSE 1044A LOUISIANA AVE HISTORICAL STRUCTURE DAY, B F HOUSE HISTORICAL STRUCTURE FIELD, H HOUSE 1049 LOUISIANA AVE HISTORICAL STRUCTURE HANCOCK, CHARLES HOUSE 1040 LOUISIANA AVE HISTORICAL STRUCTURE UNDERILL PROPERTY 128751 INDIAN RIVER DR HISTORICAL STRUCTURE WARD PROPERTY 1736 INDIAN RIVER DR HISTORICAL STRUCTURE MAY'S MARI NA/FLOODTI DE 1732 INDIAN RIVER DR HISTORICAL STRUCTURE MARINA PROPERTY WARREN PROPERTY 1720 INDIAN RIVER DR HISTORICAL STRUCTURE FOOD TOWN STORES PROPERTY 1424 U.S. 1 HWY HISTORICAL STRUCTURE IZZO PROPERTY 1405 INDIAN RIVER DR HISTORICAL STRUCTURE BOUDNOT PROPERTY 1302 INDIAN RIVER DR HISTORICAL STRUCTURE FERN CARPENTER HOUSE 1036 PALMETTO AVE HISTORICAL STRUCTURE 9320 90TH AVENUE 9320 90TH AVE HISTORICAL STRUCTURE 1100 MAIN ST 1100 MAIN ST HISTORICAL STRUCTURE 1101 PALMETTO AVENUE 1101 PALMETTO AVE HISTORICAL STRUCTURE 22 HOME HARBOR LIGHTS MOTEL OFFICE 1215 INDIAN RIVER DR HISTORICAL STRUCTURE HARBOR LIGHTS MOTEL 1215 INDIAN RIVER DR HISTORICAL STRUCTURE ADDITIONAL BLDG 1 HARBOR LIGHTS MOTEL 1215 INDIAN RIVER DR HISTORICAL STRUCTURE ADDITIONAL BLDG 2 HARBOR LIGHTS MOTEL 1215 INDIAN RIVER DR HISTORICAL STRUCTURE ADDITIONAL BLDG 3 HARBOR LIGHTS 1215 INDIAN RIVER DR HISTORICAL STRUCTURE 1210 U.S. 1 1210 U.S. 1 HISTORICAL STRUCTURE 1053 LOUISIANA AVENUE 1053 LOUISIANA AVE HISTORICAL STRUCTURE UNITED METHODIST CHURCH 1053 LOUISIANA AVE HISTORICAL STRUCTURE PARSONAGE SEBASTIAN RIVER BAPTIST 1117 US 1 HISTORICAL STRUCTURE 1206 U.S. 1 1206 US 1 HISTORICAL STRUCTURE 1113 PALMETTO AVENUE 1113 PALMETTO AVE HISTORICAL STRUCTURE CHAMBER OF COMMERCE 700 MAIN ST HISTORICAL STRUCTURE 8905 90TH AVE - BLDG 1 8905 90TH AVE HISTORICAL STRUCTURE SEBASTIAN ROADSIDE 10795 US 1 HWY HISTORICAL STRUCTURE RESTAURANT SMITH, ARCHIE, WHOLESALE FISH 1740 INDIAN RIVER DR. HISTORICAL STRUCTURE & COMPANY NATIONAL REGISTER OLD TOWN SEBASTIAN HISTORIC BOUNDED BY PALMETTO AVE, LAKE HISTORICAL DISTRICT & DISTRICT WEST AND MAIN STS. NATIONAL REGISTER OLD TOWN SEBASTIAN HISTORIC MAIN AND WASHINGTON STS., HISTORICAL DISTRICT & DISTRICT EAST RIVERSIDE DR., FEC RAILROAD NATIONAL REGISTER SEBASTIAN GRAMMAR AND 1225 MAIN ST. NATIONAL REGISTER JUNIOR HIGH SCHOOL LAWSON, BAMMA VICKERS, 1133 US 1 NATIONAL REGISTER HOUSE Source: Division of Historical Resources of the Florida Department of State 23 HOME GOALS, OBJECTIVES, & POLICIES Goal 8-1: Provide Quality Education. As a basic tenet of community life, it is the goal of the City of Sebastian to contribute to a high quality public school environment and diverse education system. Objective 8-1.1: Level of Service Standards. The City shall coordinate with the School District of Indian River County (aka school board) to correct existing deficiencies and address future needs through implementation of adopted level of service standards and appropriate public school facility service area boundaries. Policy 8-1.1.1: Adoption of Level of Service Standards (LOS). The City of Sebastian adopts LOS of 100% of FISH capacity for each year of the five year planning period(s) and through the long term planning period for each School Service Area. Policy 8-1.1.2: Use of Level of Service Standards. The City shall use its concurrency management system to ensure that the level of service standard that has been established by the school district for each type of school is maintained. Policy 8-1.1.3: Adoption of School Service Area Boundaries (SSAB). The City of Sebastian adopts the School Board's current public school attendance boundaries, as the School Service Area Boundaries (SSAB). The SSAB exclude magnet and charter schools. Policy 8-1.1.4: Guidelines and Standards for the Modification of Concurrency Service Areas. Any party to the Indian River County Interlocal Agreement for Coordinated Planning and School Concurrency (Interlocal Agreement), as adopted February 2008, may propose a change to the SSAB. Prior to adopting any change, the School Board will verify that as a result of the change: • As future boundary modifications are required for schools programmed in the School District Five -Year Facilities Work Program, school Attendance Boundaries shall be modified to the greatest extent possible to provide that Attendance Boundaries be coterminous with traffic analysis zone boundaries. • As long as a School Service Area is aligned with a School Attendance Zone, the School Board may unilaterally amend, without the consent or comment of any other Party, the zone's Attendance Boundaries and hence the School Service Area. Any Party may, however, propose a modification to the School Service Area Boundaries that departs from the requirement that each School Service Area be aligned solely with a School Attendance Zone. In that event, the change may only be made in accordance with the Interlocal Agreement, whichever Section is applicable. Prior to adopting any change, whether pursuant to the Interlocal Agreement, the School District must verify that as a result of the modification: • The adopted LOS standards will be achieved and maintained for each year of the five-year planning period; and the utilization of School Capacity will be maximized to the great extent possible, taking into account transportation costs, court approved desegregation plans and other relevant factors. HOME Policy 8-1.1.5: Consideration of Adjacent School Service Areas. If the projected student growth from a residential development causes the adopted LOS to be exceeded in the SSAB, an adjacent SSAB which is contiguous with and touches the boundary of the school service area within which the proposed development is located shall be evaluated for available capacity. An adjacency evaluation review shall be conducted as follows: • In conducting the adjacency review, the School Board shall first use the adjacent SSAB with the most available capacity to evaluate the projected enrollment impact and, if necessary, shall continue to the next adjacent SSAB with the next most available capacity in order to ensure maximum utilization of school capacity to the greatest extent possible. • At no time shall the shift of impact to and adjacent SSAB result in a total morning or afternoon transportation time of either elementary or secondary students to exceed fifty minutes or one hour respectively. The transportation time shall be determined by the School Board transportation routing system and measured from the school the impact is to be assigned, to the center of the parcel/plat in the amendment application, along the most direct improved public roadway free from major hazards. Policy 8-1.1.6: Coordination of School District Capital Program. The annual update of the Capital Improvements Schedule will include review of the service area boundaries for the public school system and, if necessary, updates to the concurrency service area map. Objective 8-1.2: Future Facility Planning. The City shall coordinate development permitting with the future siting of schools and capacity needs. Policy 8-1.2.1: Site Size. The City will coordinate and determine the desired location of new school sites that satisfy the minimum size criteria for the type of school. The City will work with the School Board staff to identify sites for future educational facilities that meet the minimum standards of the School Board where possible and where consistent with the City's Comprehensive Plan. When the size of available sites does not meet the minimum School Board standards, the City will support the School Board in efforts to use standards more appropriate to a built urban environment. The future annexations by the City shall also consider potential sites for public school facilities. Policy 8-1.2.2: City's participation in the Public School Planning Staff Working Group (PSPSWG). The City shall be represented via the various committees created through the Interlocal Agreement to coordinate new school facilities development and population projections. Policy 8-1.2.2: Capacity Impact Determination. To determine the capacity impacts of new residential development, the School Board will apply student generation multipliers consistent with those prescribed in the most recently adopted Indian River County School Board and the Department of Education (DOE) student enrollment projections. The City of Sebastian will manage coordinate the timing of comprehensive plan and future land use map amendments with adequate school capacity. Objective 8-1.3: Concurrency. The City will coordinate its development review efforts with the Indian River County School Board, the County and the cities to achieve concurrency in all public school facilities concurrent with the impacts of new residential development consistent with State Statutes. 4 HOME Policy 8-1.3.1: Development Review Process. No new residential preliminary plats, site plans, or functional equivalents will be approved by the City of Sebastian until a School Capacity Availability Letter of Determination (SCADL) has been issued by the School Board verifying available capacity, unless the development is exempt from concurrency. Table 8-1 identifies the type of concurrency certificate required for each development order type. • A Conditional SCADL is a determination that adequate school capacity is available at the time of evaluation but does not vest school capacity. If applicable, a Conditional SCADL may list feasible mitigation options that would be required of the developer to provide sufficient school capacity to vest the project. • A Final SCADL vests school capacity. A Final SCADL shall not be required in conjunction with a building permit if the residential unit is already vested through a previously issued Final SCADL. Table 8-1: Concurrency Certificate Required Development Order SCADL Required Vesting Allowed' Comprehensive Plan Land Use Conditional No Amendments and Rezonings Conceptual Development Plans Conditional Not Preliminary Plats Conditional Not Final Site Plans and Land Development Permits for Roads, Drainage and Conditional or Final Yes Utilities Building Permits Final Yes Vesting Required No No No No Yes Note: 1: Vesting is allowed for projects with a proportionate share agreement or an approved developer's agreement for a major roadway improvement. 2: At the time of vesting, the applicant must pay appropriate impact fees. Policy 8-1.3.2. School Concurrency Review Process. The City in coordination with the school district shall establish a school concurrency review process for all non-exempt residential projects through its land development code(LDC). The process requirements shall include at a minimum: • A School Impact Analysis for residential development applications (such as a land use map amendment, rezoning, site plan or preliminary plat). • The School District will review the application for available capacity and issues either a conditional SCADL or a Final SCADL. • Except as may be otherwise agreed upon in the Interlocal Agreement or LDC, the City shall not issue a building permit for a non-exempt residential unit unless the unit is vested for school concurrency purposes, and the City shall not vest approval of any Proposed Residential Development for such 5 HOME purposes until (i) confirmation is received from the School District that there is sufficient Available School Capacity to accommodate the development and (ii) impact fees have been paid. Policy 8-1.3.3: Adoption of School Concurrency Regulations. Consistent with Policy 8-1.3.2, the City of Sebastian shall adopt school concurrency and proportionate fair share provisions into its LDC or utilize Indian River County's LDC consistent with the requirements of the Interlocal Agreement. Policy 8-1.3.4: Coordination. Coordination between the City and the School District is pursuant to the Interlocal Agreement. Obligations to the City are stated in the Interlocal Agreement. Policy 8-1.3.5: Capacity Impact Determination. To determine the capacity impacts of new residential development, the School Board will apply student generation multipliers consistent with those prescribed in the most recently adopted Indian River County School Board and the Department of Education (DOE) student enrollment projections. The City of Sebastian will coordinate the timing of comprehensive plan and future land use map amendments with adequate school capacity. Policy 8-1.3.6: Notification of Submittal of Residential Applications. The City shall notify the School Board's Planner of the submittal of all residential development pre -applications or formal applications. The City shall continue to provide School Board representatives with proposed residential development agendas for pre - application conference, Development Review Committee, Local Planning Agency and City Council meetings. Policy 8-1.3.7: Exempted Residential Uses. The following residential uses shall be exempt from the requirements of school concurrency: • Lots and parcels of record legally created prior to July 1, 2008. • Any new multi -family residential development that has a final site plan approval or its functional equivalent granted prior to July 1, 2008. • Any amendment to any previously approved residential development, that does not increase the number of dwelling units or otherwise does not increase the estimated number of students generated by the development. • Any age restricted community with no permanent residents under the age of 18 (a restrictive covenant limiting the age to 18 an older will be required). Policy 8-1.3.8: Acceptable Types of Mitigation. In the event that there is not adequate Available School Capacity to support a development, the Indian River County School Board shall entertain Proportionate Mitigation options, and if accepted, shall enter into an enforceable and binding agreement with the developer and the City of Sebastian to mitigate the impact from the development. Specific guidelines are outlined in the Interlocal Agreement. Objective 8-1.4: Community Focal Point. The siting and design of school facilities should serve as focal points for the community and should be compatible with adjacent land uses. Policy 8-1.4.1: Co -location and Community Focal Point. The City shall ensure, to the extent feasible, the collocation of new school sites with parks, recreation facilities, community centers, auditoriums, learning HOME centers, museums, performing arts centers, stadiums, libraries and other community facilities to provide access of these facilities to students. Policy 8-1.4.2: Co -location Agreement. The City may enter into an agreement with the School Board for each instance of collocation and shared use to address operating and maintenance costs, scheduling, parking, supervision and other liability issues. Policy 8-1.4.3: Allowable school site locations and compatibility standards. The compatibility of Schools with adjacent land uses will be ensured through the following measures: • New school sites should not be adjacent to any noxious industrial uses or other property from which noise, vibration, odors, dust, toxic materials, traffic conditions or other disturbances that would have a negative impact. • Schools shall be located in close proximity to existing or anticipated concentrations of residential development with the exception for high schools and specialized schools which are suitable for other locations due to their characteristics. • Public utilities, as well as police and fire protection, should be available concurrently with the construction of new school sites • New school sites should have suitable ingress and egress for pedestrians, bicycles, cars, buses, service vehicles, and emergency vehicles. (High Schools should be located with frontage or direct access to collector or arterial roads.) Objective 8-1.5: Coordinating Provision of Necessary Infrastructure. The City will work to ensure the provision of infrastructure to support the necessary functions of public school facilities. Policy 8-1.5.1: Maximizing Efficiency of Infrastructure. The City will maximize efficiency by taking advantage of existing and planned roads, water, sewer, parks and master drainage systems when planning for new school sites. Policy 8-1.5.2: Safe student access. The City will encourage safe student access by coordinating the construction of new and expanded neighborhoods with safe road and sidewalk connections to schools. Policy 8-1.5.3: Bicycle access and Pedestrian connection. The City will coordinate bicycle access to public schools consistent with any existing or proposed bicycle plan in the City or County, see multi -modal policies in the Transportation and Mobile Element. Policy 8-1.5.4: Coordination to ensure necessary off-site improvements. New developments adjacent to existing or planned public schools shall be required where feasible to provide right-of-way for pedestrian connections to the schools from the neighborhood's sidewalk network. Sebastian will revise its LDC to specify that performance standards for a new development adjacent to or sharing an access road with an existing school or future school site shall mitigate the traffic impacts of the development based on safe access to the school. Such mitigation efforts may include, but are not limited to: developer striping of crosswalks, developer installation of sidewalks, payment for safe directional/warning signage, and payment for signalization. 7 Policy 8-1.5.5: Intergovernmental Coordination. Specific Objectives and Policies regarding intergovernmental coordination and this Element are provided and identified in the Governance and Implementation Element. HOME DATA INVENTORY AND ANALYSIS Introduction Pursuant to the requirements of Chapter 163 of the 2019 Florida Statutes, the Public Schools Element consists of a data inventory and analysis that influences the overarching goals, objectives, and policies that ensure that public school facilities are provided in a timely manner in the City of Sebastian. The Public Schools Element recognizes schools as the cornerstones of community planning and design. Policies contained within the Element seek to promote and optimize intergovernmental cooperation for effective operation of the public school system. School Concurrency Process School concurrency ensures coordination between local governments and school boards in planning and permitting developments that affect school capacity and utilization rates. The Indian River County School Board, Indian River County Board of County Commissioners, City of Sebastian, and 3 other municipalities entered into an Interlocal Agreement in 2008, addressing the coordination of public school facilities. In 2011, the Florida Legislature adopted the Community Planning Act, which changed school concurrency from mandatory to optional. If implemented, the statutes provide standards for adopting an interlocal agreement and comprehensive plan amendments. The City has opted to maintain school concurrency and will continue to meet the state statutory requirements. The Public School Planning Staff Working Group (PSPSWG) is comprised of staff representing each of the signatories to the Interlocal Agreement and was created to discuss and develop recommendations regarding the coordination of land use and school facilities planning. The specific areas of concern identified by PSPSWG include school capacity and level of service (LOS), population and student projections, development trends, school facilities planning and school service area boundaries, co -location and joint use opportunities, and infrastructure improvements needed to support schools and safe student access. In addition to the PSPSWG, the following committees were also established to evaluate and provide input on public school planning issues and activities. Staff Working Group Committee (SWG) consisting of the elected official and their designees. Elected Official Oversight Committee (EOOC) consisting of the County Commission Chairman, the mayors of Vero Beach, Sebastian, Indian River Shores and Fellsmere, the Regional Planning Council Chairman, the School Board Chairman, or designated representatives. Citizens Oversight Committee (COC) consisting of six citizens appointed by the School Board, the County, the Town of Indian River Shores, and the Cities of Fellsmere, Sebastian and Vero Beach. Each jurisdiction or entity has appointed one member to this committee. The committees meet several times annually and report to the participating municipalities, the School Board and the County as well as the general public. The meetings ensure that the Interlocal Agreement between the County, the School Board, and the municipalities is implemented in a timely and efficient manner. The meetings are advertised to the public with an opportunity for public participation. HOME Existing Conditions Existing conditions are used to understand relationships between public school facilities, city level demographics and residential development activity. This section will identify historical and existing public school facility enrollment and capacity trends, city level population trends and recent residential development trends. Existing Public School Facilities When an application for residential development is reviewed by the City of Sebastian for concurrency, the City evaluates the geographic service area, known as a school service areas (SSA), in which the LOS is measured. School concurrency is measured and applied on a less than district -wide basis using SSA's. The School District applies school concurrency using School Attendance Zones, as the School Concurrency Areas. Each school attendance zone becomes its own SSA. The SSA boundaries for Elementary Schools, Middle Schools, and High Schools are shown on Maps 8-1 through 8-3. The City of Sebastian's students are currently served by five (5) total SSA's including three (3) elementary SSA's, one (1) middle SSA and one (1) high school SSA. The five SSA's currently serving Sebastian comprises only a portion of the entire Indian River County School District. Sebastian Elementary School and Pelican Island Elementary School are located within the City of Sebastian. All of the other schools serving Sebastian residents are located outside of the City limits. Table 8-2 identifies the five (5) public SSA boundaries common to City of Sebastian. Table 8-2: Existing Public School Facilities Servicing Sebastian Service Facility Education Located Area Phone Type Includes Location Facility Within Number Other Sebastian Jurisdictions Sebastian 400 Sebastian Blvd., Yes Yes 772-978-8200 Elementary Sebastian, FL Elementary Pelican Island Yes Yes 1355 Schumann 772-564-6500 School Elementary Drive, Sebastian, FL Facilities SSA Treasure 8955 85th Street, Coast No Yes 772-978-8500 Sebastian, FL Elementary Sebastian 9400 County Road Middle School No Yes 772-564-5111 River Middle 512, Sebastian, FL Facilities SSA High School Sebastian 9001 90th Avenue, Facilities SSA High No Yes Sebastian, FL 772-564-4170 Source: Indian River County School Board, 2019 HOME Charter and Adult/Other School Charter schools in Indian River County have been established with various learning objectives and instructional delivery methods under individual charters approved by the School Board. Charter schools are funded by the State and are monitored by both the School Board and State for compliance with the charter and student achievement goals. There are currently five charter schools in Indian River County including Imagine Charter School, Sebastian Charter Junior High, North County Charter Elementary, St. Peter's Academy Elementary and Indian River Charter High. The charter schools are public schools focusing on character development, academic achievement, career preparation, cultural awareness and exceptional student education to individuals with specific learning need. The charter schools and adult schools are not included in the LOS concurrency review calculations for future residential development. Table 8-3 identifies the charter schools and adult schools located in the County. Table 8-3: Charter Schools and Adult/Other Schools Facility Name Type Indian River Charter High School Charter School North County Charter Elementary School Charter School Sebastian Charter Jr. High School Charter School St. Peter's Academy Elementary School Charter School Imagine Charter School Charter School Treasure Coast Technical College Adult School Alternative Center for Education Other School Wabasso School Other School Liberty Magnet Magnet School Rosewood Magnet Magnet School Osceola Magnet Magnet School Source: Indian River County School Board, 2019 Demographics Population and housing data are used to plan for future public school facility locations and enrollment capacity. Changes in land use that result in increased residential density increase population. Increases in population are not evenly distributed throughout the City of Sebastian or Indian River County and need to be closely evaluated in order to determine the location or enrollment capacity of a new public school facility. 11 HOME Historical Population Statistics Past population data was taken from the US Census Bureau and Florida Bureau of Economic and Business Research (BEBR). The City of Sebastian has experienced a continuous increase in population growth. Population totals from 1990, 2000, 2010, and 2019 are listed in Table 8-4 and can be used to identify historical changes in population growth. As shown in the table, the Census recorded an increase from 1990 to 2000 of 5,976, or 58.5%. The estimated increase from 2010 to 2019 is 3,239, or 15%. Table 8-4: Historical Population Growth: City of Sebastian 1990 Census Population 2000 Census Population 2010 Census Population 2019 Population (BEBR Estimate) 10,205 16,181 21,929 25,168 Source: United States Census Bureau and BEBR School Age Population When proactively planning for future school needs it is helpful to evaluate the historical trends for school age children within the City. Table 8-5 identifies the population by age from the 1990, 2000, 2010, and 2017 Census data. School age children ranging from 5 to 18 years old have shown an increase from 1990 to 2017 of 1,437 children. As shown in the same table, the total population has increased by 13,718 residents during that time period. In 1990, the school age population was 15.8% of the total. In 2017, the school age population was 12.8% of the total population. Table 8-5: Population Growth by Age Age 1990 2000 2010 2017 Under 5 Years 582 692 925 1,086 5-18 Years 1,619 3,294 3,083 3,056 Over 18 Years 8,004 12,195 17,921 19,781 Total Population 10,205 16,181 21,929 23,923 Source: United States Census Bureau 12 HOME Historic Housing Unit Growth Data collected from the US Census Bureau for total housing units for the years 1990, 2000, 2010, and 2017 are listed in Table 8-6. As indicated in the table, there was an increase in Sebastian of 5,207 units between 1990 and 2017. Table 8-6: Housing Units by Tenant Type Housing Units 1990 2000 2010 2017 Owner -Occupied Housing 3,407 5,937 7,649 7,502 Renter- Occupied Housing 737 907 1,465 1,849 Total Housing Units 4,144 6,844 9,114 9,351 Source: United States Census Bureau Public School Facility Capacity The number of students that may be housed in a facility in accordance with the State Department of Education is termed the Florida Inventory of School Houses (FISH) capacity. The permanent FISH capacity is utilized for the LOS determination. The schools that impact the City of Sebastian have been identified and the capacity is shown below in Table 8-7. Table 8-7: Florida Inventory of School Houses (FISH) Permanent Capacity 2019-2020 School Year 19-20 Satisfactory Type of School Facility Name 2018-19 COFTE FISH Capacity Student Stations Beachland Elementary 580 580 478 Citrus Elementary 892 892 700 Dodgertown Elementary 584 584 383 Fellsmere Elementary 787 787 556 Elementary Glendale Elementary 702 702 575 Indian River Academy 604 604 426 Liberty Magnet 666 666 538 Elementary Osceola Magnet 557 557 531 Elementary Pelican Island Elementary 654 654 393 13 Rosewood Magnet 543 543 538 Elementary Sebastian Elementary 637 637 403 Treasure Coast Elementary 799 799 657 Vero Beach Elementary 796 796 589 Oslo Middle 1026 1044 891 Gifford Middle 1022 1136 669 Middle Sebastian River Middle *including portables 1145 1273 933 Storm Grove Middle 1244 1382 1072 Sebastian River High 2318 2440 High 1844 Vero Beach High 2861 3012 2714 Alternative Education Center 157 157 44 Other Wabasso 81 81 75 Source: Indian River County School Board, Educations Facilities Survey June 2018 and Work Plan 2019 - 2020 Note: Information is consistent with the Interlocal Agreement adopted in February 2008. Funding for Schools Facilities The School District must rely on multiple revenue sources to fund the new construction, renovation and maintenance needs identified in its 5 -Year Capital Facilities Plan. The funding is made available from both State and Local sources. The primary funding source for the Indian River County Capital Facilities Plan is derived from property taxes, impact fees and bonds. These typical sources of revenue are identified below. • Property Tax — Florida Statutes allows School Districts to levy up to 2 mils to fund capital improvement programs for public schools. • Sales Tax — Citizen voted, local option sales tax revenue generated by Indian River County residents, business owners and tourists may be used for public school projects. • Bonds —The school district may also sell bonds or offer certificates of participation (COP). 14 HOME • State Class Size Reduction — The recent legislative mandates have provided additional state funding for smaller class sizes and early childhood education. This source is not fixed and can change annually as determined by the State Legislature. • PECO — The utility Public Education Capital Outlay fund is derived from State gross receipts tax revenue and may be used for expansion projects for student stations. This source of revenue is not fixed and can change annually as determined by the State Legislature. • Impact Fees — New residential development in Indian River County is required to provide public school impact fees to offset a portion of the cost associated with the students generated by the development. • CO&DS Bonds — The Capital Outlay and Debt Service funds derived from the motor vehicle license tax may be used for expansion projects for student stations. This revenue source may include funds from bonded CO&DS revenue. The School Board may also receive other revenues from undesignated sources, such as new development, land dedication or donations but these sources do not provide constant and predictable revenue. The City of Sebastian does not impose its own impact fee, but it does extract public school facilities impact fees for Indian River County as a whole and pass through to the school board. Indian River County's impact fees are identified in Table 8-8. In 2006, the School District commissioned a study of student generation rates. This study used GIS technology to assign the home address for every student enrolled in the School District in 2005 to the nearest residential parcel in the Property Appraiser's data base. Each student was assigned one of three housing types: single-family, multi -family or mobile home. Then the number of students in each housing type was divided by the existing number of dwelling units shown in the Property Appraiser data for that housing type, reduced by ten percent to reflect an average 90 percent vacancy rate. In 2007, Indian River County commissioned a study to evaluate the current impact fees. Table 8-8: Impact Fee Rates Residence Type Single Family Multi -Family Mobile Home Impact Fee Rate Per Unit $1,702.00 $668.00 $1,026.00 Source: Indian River County, 2014 Adopted Rate Ordinance 2014-16. Note: 2020 Proposed Rates Are Pending Impact Fee Study approval. Note: Information is consistent with the Interlocal Agreement adopted in February 2008. Coordination Mechanisms A SWG, an EOOC, a PSPSWG, and a COC have been assembled to facilitate coordination between the Indian River County School Board, the City of Sebastian, Indian River County and other jurisdictions in the County. Committee descriptions and meeting dates are listed in Table 8-9. 15 Table 8-9: Indian River County Mandatory Public School Committees and Meetings Committee Name Description/Purpose for the Committee HOME Scheduled Meetings Staff Working Group Committee Set direction, formulate Semi-annually (1st week of February (SWG) recommendations, discuss issues and 3rd week of March of each year). Elected Officials Oversight Committee (EOOC) Public School Planning Staff Working Group (PSPSWG) Citizen Oversight Committee (COC) Set direction, formulate recommendations, discuss issues regarding school concurrency, reach understanding Review School District's Five- Year Capital Facilities Program Evaluate each potential school site and prepare an initial evaluation report. Prepare an Impact Assessment Statement (IAS) and Economic Analysis (EA) for each short listed school site Evaluate and assess the effectiveness of the Interlocal Agreement Every year (2nd week of July of each year) Note: Information is consistent with the Interlocal Agreement adopted in February 2008. Analysis As needed 1st week of April of each year. Residential development impacts the students and the school facilities because increases in new student enrollment can place demands on school capacity and cause overcrowding of facilities. Therefore, this section focuses on projected school capacity, student enrollment and the ability to accommodate the growth. The City adopts by reference the Indian River County School District Education Facilities Survey dated June 2018 as well as the Indian River County School District 2019— 2020 Work Plan adopted October 22, 2019, and the Indian River County Interlocal Agreement for Coordinated Planning and School Concurrency dated March 1, 2008. Existing Deficiencies An analysis of existing deficiencies was conducted below by reviewing enrollment capacities and utilization rates. 16 HOME Enrollment Capacity To determine the percentage over or under capacity within Sebastian that a school is currently operating at, the current enrollment is compared to the permanent FISH capacity as shown in Table 8-10. Table 8-10: Enrollment Surplus/Deficiency Percentage Current FISH Number of Stations Type of School Facility Name 2018-19 COFTE over/under Capacity (over/under capacity) capacity Beachland 580 478 102 82% Elementary Citrus Elementary 892 700 192 78% Dodgertown 383 201 66% Elementary 584 Elementary Fellsmere 787 556 231 71% Elementary Glendale Elementary 702 575 127 82% Indian River 604 426 178 71% Academy Liberty Magnet 666 538 128 81% Elementary Osceola Magnet 557 531 26 95% Elementary Pelican Island 654 393 261 60% Elementary 17 HOME Rosewood 543 538 5 99% Elementary Sebastian 637 403 234 63% Elementary Treasure Coast 799 657 142 82% Elementary Vero Beach 796 589 207 74% Elementary Gifford Middle 1022 669 353 65% Oslo Middle 1026 891 135 87% Middle Sebastian River 1145 933 212 81% Middle *w/Portables Sebastian River High 2318 1844 474 80% High Vero Beach High 2861 2714 147 95% 113 Alternative 157 44 28% Education Center Other Wabasso School 81 75 6 93% Source: Indian County School Board, Educational Facilities Survey June 2018, Work Plan 2019-2020 Note: Information is consistent with the Interlocal Agreement adopted in February 2008. Utilization Rates Based upon the data and analysis for school enrollment, the utilization rate of the elementary schools is calculated by taking the average of the utilization rates for all the elementary schools in the school districts. The same method was used to calculate the utilization rates of middle and high schools. 18 HOME Level of Service LOS is expressed as a ratio of enrollment and capacity, with capacity being number of student stations. Projected future demand, needed capacity, available financial resources to construct additional capacity are the factors that are used as a basis to establish LOS standards. The Indian River County School Board has adopted a LOS of 100% of permanent FISH capacity. Tables 8-11 and 8-12 show the 5 -year enrollment projections and utilization rates of the schools serving the City of Sebastian. Sebastian River Middle School serving the City will have enrollment near the permanent capacity. However, programmed improvements have been identified. After the completion of the identified programmed improvements, none of the schools serving the City are projected to be over capacity in the short-term planning horizon. Based on the above analysis, the City of Sebastian is adopting LOS Standards of 100% of the FISH capacity for each year of the five year planning period and throughout the long term planning period for each School Service Area. Future Demand for School Facilities The projected demand on school facilities in the future is determined by evaluating several factors, such as population projections, enrollment projections and student generator multipliers. Enrollment Projections Projections of enrollment for 2019-20 to 2029-30. is prepared by the Florida Department of Education's Capital Outlay FTE Forecast. The enrollment projections for the school facilities serving the City of Sebastian for the 5 -year planning horizon are shown in Table 8-11 and Table 8-12. The School Board's 5 -year district facilities work program (2019 - 2020) has programmed an addition for construction during the 5- year horizon. Table 8-13 and Table 8-14 identify the 5 -year capital projects schedule for the entire school district. The Sebastian River Middle school will receive a capacity addition, increasing its FISH permanent capacity from 1,007 to 1,245 by 2024. In addition to the above improvements for new public school facilities and capacity additions planned by the School Board, new residential development must be required to pay the cost of its impacts on the school system. 19 HOME Table 8-11: Enrollment Projections for Schools serving Sebastian and the District Current SY 18/19 SY 19/20 FISH School Name Capacity Enroll 18- Enroll Oct. Cap. Util. Cap. Util. 19-20 19 COFTE 19 FTE Sebastian 637 403 637 63% 404 637 63% Elementary Pelican Island 654 393 654 60% 332 654 51% Elementary Treasure Coast 799 657 799 82% 681 799 85% Elementary Sebastian 1145 933 1145 81% 905 1145 79% River Middle *w/Portables Sebastian 2318 1844 2318 80% 1925 2318 83% River High Beachland 580 478 580 82% 486 580 84% Elementary Citrus 892 700 892 78% 707 892 79% Elementary Dodgertown 584 383 584 66% 401 584 69% Elementary Fellsmere 787 556 787 71% 558 787 71% Elementary Glendale 702 575 702 82% 543 702 77% Elementary Indian River 604 426 604 71% 452 604 75% Academy Elementary KIS HOME Table 8-12: Enrollment Projections for Schools serving Sebastian and the District School Level 666 SY 21/22 SY 22/23 Elementary 6,626.43 6,688.39 6,666.64 Liberty Magnet 3,442.07 538 666 81% 4,602.04 666 82% Total 14,670.54 14,505.44 14,377.07 Source: Indian River School Board, 2019-20 to 2020-30 FLDOE COFTE Forecast 543 Elementary Osceola 557 532 557 95% 536 557 96% Elementary (Magnet) Rosewood 543 538 543 99% 544 543 100% Elementary (Magnet) Vero Beach 796 589 796 74% 587 796 74% Elementary Gifford 1022 669 1022 65% 653 1022 64% Middle 1026 891 1026 87% 928 1026 90% Oslo Middle Storm Grove 1243 1243 1038 1243 84% 1072 86% Middle Vero Beach 2861 2714 2861 95% 2941 2861 103% High Alternative Education 157 44 157 28% 55 157 35% Center 81 Wabasso 75 81 96% 78 81 96% Source: Indian River County School District: 2019-2020 5 -year District Facilities Work Plan, FTE October 2019 and Indian River County Planning Division Note: Information is consistent with the Interlocal Agreement adopted in February 2008. Table 8-12: Enrollment Projections for Schools serving Sebastian and the District School Level SY 20/21 SY 21/22 SY 22/23 Elementary 6,626.43 6,688.39 6,666.64 Middle 3,442.07 3,296.28 3,205.09 High 4,602.04 4,520.77 4,505.34 Total 14,670.54 14,505.44 14,377.07 Source: Indian River School Board, 2019-20 to 2020-30 FLDOE COFTE Forecast 21 HOW Table 8-13: Capital Project Schedule for the Sebastian River Middle School Sebastian River 2019-2020 2020-2021 2021-2022 2022-2023 2023-2024 Project Description Location Budget Projected Projected Projected Projected Total Funded Renovations Sebastian Gymnasium PE Locker Middle School 2019-2020 2020-2021 2021-2022 2022-2023 2023-2024 Total Funded Student Stations 0 0 0 0 264 264 Total Classrooms 0 0 0 0 12 12 Gross Sq. Ft 0 0 0 0 16,000 16,000 Planned Cost $0 $400,000 $0 $6,000,000 $0 $6,400,000 Yes Source: Indian River County 2019-2020 5 -year District Facilities Work Plan Note: Information is consistent with the Interlocal Agreement adopted in February 2008. Table 8-14: Proposed Major Renovation, Remodeling and Additions Gymnasium PE Locker 2019-2020 2020-2021 2021-2022 2022-2023 2023-2024 Project Description Location Budget Projected Projected Projected Projected Total Funded Renovations Sebastian Gymnasium PE Locker River Senior $862,992 Room/Restroom High $0 $0 $0 $0 $862,992 Yes Renovation Gifford Middle $600,000 $1,593,494 $0 $0 $0 $2,193,494 Yes Gymnasium PE Locker Vero Beach Room/Restroom Senior High $750,000 $0 $0 $0 $0 $750,000 Yes Renovations Kalwall Roof Dodgertown $357,816 $0 $0 $0 $0 $357,816 Yes Replacement Elementary Kalwall Roof Gifford Middle $600,000 $1,593,494 $0 $0 $0 $2,193,494 Yes Replacement 22 HOME Sebastian Restroom Renovations River Senior $425,000 $0 $0 $0 $0 $425,000 Yes High Cafeteria Sebastian Expansion/Renovation River Middle $0 $300,000 $0 $5,000,000 $0 $5,300,000 Yes Pelican Island Traffic Improvements Elementary $0 $0 $0 $800,000 $0 $800,000 Yes Security Enhancement Districtwide $1,579,412 $938,480 $90,120 $233,400 $2,136,432 $4,977,844 Yes Projects — Districtwide Glendale Cafeteria Elementary $0 $205,221 $2,817,205 $0 Expansion/Renovation Treasure Coast Culinary/Kitchen Technical Renovations College $0 $0 $650,000 $0 $0 $3,022,426 Yes $0 $650,000 Yes Sebastian Auto Mechanics River Senior Facility Renovation High $0 $0 $0 $0 $1,200,000 $1,200,000 Yes Total $4,575,220 $3,037,195 $3,557,325 $6,033,400 $3,336,432 $20,539,572 Source: Indian River County 2019-2020 5 -year District Facilities Work Program. Note: Information is consistent with the Interlocal Agreement adopted in February 2008. 23 HOME Student Generation Rates To determine the impact of proposed residential development and population growth it is important to determine student generation rates by type of school. The number of students living in a housing unit varies depending on the type of residential housing. To calculate a student generation rate (multiplier), the total number of students (by school type) was divided by the total number of occupied dwelling units by residential type. Table 8-15 identifies the student generation rates by elementary, middle and high school, as well as by residence type of single family, multi -family or mobile home. The total column identifies the total number of students estimated to be generated by each residential unit type, regardless of type of school. Consequently, the number of students associated with a development can be calculated by applying the multiplier to the developments proposed number and type of residential housing units. The projected number of students is the product of the development units multiplied by the total student generation multiplier for the residence type. Table 8-15: Indian River County School District Student Generation Rates Residence Type Single -Family Multi -Family Mobile Home All Unit Types Elementary 0.189 0.037 0.045 0.131 Middle 0.097 0.015 0.016 0.066 High 0.123 0.014 0.016 0.082 Total 0.409 0.066 0.078 0.279 Source: Fishkind & Associated, Inc., MAMCO, Inc., Indian River County School Board 2019, Indian River County Property Appraiser, Indian River County Interlocal Agreement for Coordinated Planning and School Concurrency. Note: Information is consistent with the Interlocal Agreement adopted in February 2008. Financial Feasibility The 5 -Year Capital Improvement Schedule provides the foundation of an annual planning process that allows the School District to effectively address changing enrollment patterns and new development, as well as the facility requirements of a qualitative education system. The School District's capital improvements program does not require county or city funding, however, coordination is critical. The total revenue summary for all capital improvements in the Indian River County School District are identified in Table 8-16. The revenue sources are adequate to fund the projects identified in the 5 -Year Capital Improvement Plan. The School District's 5 -Year Capital Improvements Schedule is financially feasible and any applicable components have been adopted as a policy into the City of Sebastian's Capital Improvements Element. 24 Table 8-16: Capital Improvement Revenue Summary Item Name 2019-2020 2020-2021 2021-2022 2022-2023 2023-2024 Five Year Total Budget Projected Projected Projected Projected Local 1.5 Mill Discretionary Capital Outlay $28,671,129 $30,123,504 $31,507,056 $32,965,488 $34,428,960 $157,696,137 Revenue PECO and 1.5 Mill Maintenance and Other 1.5 Mill $27,162,018 $29,270,241 $29,833,663 $28,816,020 $32,976,460 $148,058,402 Expenditures PECO Maintenance $0 $306,030 $306,030 $306,030 $306,030 $1,224,120 Revenue Available 1.5 Mill for New $1,509,111 $853,263 $1,673,393 $4,149,468 $1,452,500 $9,637,735 Construction CO & DS $135,051 $135,051 $135,051 $135,051 Revenue PECO New Construction $0 $0 $0 $0 Revenue Other/Additional $135,051 $675,255 $0 $0 $2,931,058 $2,448,881 $1,748,881 $7,748,881 $1,748,881 $ 16,626,582 Revenue Total Additional $3,066,109 $2,583,932 $1,883,932 $7,883,932 $1,883,932 $17,301,837 Revenue Total Available $4,575,220 $3,437,195 $3,557,325 $12,033,400 $3,336,432 $26,939,572 Revenue Source: Indian River County 2019-2020 5 -year District Facilities Work Plan Note: Information is consistent with the Interlocal Agreement adopted in February 2008. 25 HOME Proportionate Share Mitigation If adequate school capacity is not available to meet the adopted LOS, the City of Sebastian may request proportionate share mitigation and, if accepted, shall enter into an enforceable and binding agreement with the School Board and developer to mitigate the student generation impact from the subject development through contribution to a School District approved capacity project. If a capacity project does not exist, the School Board may add a capacity project to satisfy the impacts from the subject development. Mitigation options may include, but are not limited to the following: • Land Donation/Dedication; • Build a School; and/or Buy portable classroom units; and Improve infrastructure to school. Coordination Effectiveness The Interlocal Agreement was adopted on February 28, 2008. The 2008/2009 school year was the first year to implement the agreement. Since the agreement functions to proactively plan for long term growth and coordination, it will be necessary to complete the annual reviews to monitor the progress of its effectiveness. Indian River County School Board developed "A Strategic Plan — School Year 2017-2022." It is an aggressive plan to ensure "Excellence and Equity throughout the school district." This document is intended to serve as a model of collaboration. The strategic plan has 5 goals followed by several objectives and strategies. Some of the goals are as follow: Goal 1- Student Success — PERFORMANCE: Every student receives a high quality education this is grounded in high expectations, personalized to meet his/her needs and interests, and backed by the necessary learning supports. • Goal 2- Culture & Climate — SAFE AND ORDERLY SCHOOL ENVIRONMENT: Staff and students thrive in positive learning and work environments where they feel safe, supported and celebrated. • Goal 3 — High Quality Workforce —TALENT: Employees are at the heart of our students' success, and we will attract, support, and retain a high quality workforce. The implementation of the Strategic Plan along with the Interlocal Agreement will serve to guide collaboration and coordination efforts amongst the School District, jurisdictions, school departments, school faculty and the parents and students. Co-location/Community Focal Points The two education facilities located that are located within the City's limit, Sebastian Elementary School and Pelican Island Elementary School, have basic recreational facilities located on their school sites. An analysis was also conducted to determine the potential for co -locating future school sites in Sebastian to maximize the quality of education and allow the schools to strategically locate to serve as focal points within the community. The City of Sebastian coordinated with the School Board and there are no plans at this time for the location of future school sites within the City in either the short term or long term planning horizons. The City will continue to plan for potential future sites. When this occurs, the City will inform the School Board through the School Working Group about potential school site opportunities that would be beneficial to the community. 26 HOME Public Services for Schools The two public educational facilities that are located within the City's limits, Sebastian Elementary School and Pelican Island Elementary School, have been analyzed regarding any deficiencies related to public services. Both of these facilities are served with potable water and sewer. The facilities have sidewalk connections to the adjacent communities. There are no drainage problems at either facility. The roads that serve the two are currently providing adequate access to both facilities. The City's fire department and police department have stations within adequate distance to service both schools regarding any emergencies. To provide enrollment relief in the North County Area, the School Board has proposed a new classroom building addition at Sebastian River Middle School. 27