HomeMy WebLinkAbout02-24-2021 CRA AgendaIndividuals are subject to screening prior to entering any City building and entry may be denied
if any indicator of illness or prior COVID exposure is identified. All persons entering City Council
Chambers where social distancing is not possible, shall wear face coverings. R-20-32 Sec. 1(1)
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SIERAST
HOME OF PELICAN ISLAND
SEBASTIAN CITY COUNCIL REGULAR MEETING
& COMMUNITY REDEVELOPMENT AGENCY
AGENDA
WEDNESDAY, FEBRUARY 24, 2021 — 6:00 P.M.
CITY COUNCIL CHAMBERS
1225 MAIN STREET, SEBASTIAN, FLORIDA
ALL AGENDA ITEMS MAYBE INSPECTED IN THE OFFICE OF THE CITY CLERK
OR ON THE CITY'S WE13SITE
1. CALL TO ORDER
2. INVOCATION - Cantor Sara Kheel, Temple Beth Shalom
3. PLEDGE OF ALLEGIANCE - Council Member Chris Nunn
4. ROLL CALL
S. AGENDA MODIFtPATIOyS
Modifications lfoor a drons require a unanimous vote of City Council
6. PROCLAMATIONS. AWARDS. BRIEF ANNOUNCEMENTS
Presentations otprDdamations, certificates and awards, and brieflimely announcements by Council and Staf.
No public input or actions under this heading.
Brief Announcements:
Saturday, February 27. 2021- Sebastian River Art Club at Riverview Park - 10am — 4pm
Saturday, March 6, 2021— Craft Club of Sebastian at Riverview Park - 1 Dam -- 3pm
7. PUBLIC INPUT
The heading on Regular Meeting agendas "Public Input" provides an opportunity for individuals to bang
NEW INFORMATION OR REQUESTS TO CITY COUNCIL NOT OTHERWISE ON THE PREPARED
AGENDA. Individuals are asked to attempt to resolve matters with staff prior to meetings. Individuals are
asked to provide copies of materials for Council ono week prior to the meeting if they intend to refer to
specific material. City Council will not debate an issue during Public Input but may by consensus direct a
Charter Olficar in regard to the item if necessary orplace a requested item on a future agenda.
8. CONSENT AGENDA
All items on the consent agenda are considered routine and will be enacted by one motion. Therewill be no
separate discussion of consent agenda items unless a member of City Council so requests., in which event,
the item will be removed and acted upon separately. If a member of the public wishes to provide input on a
consent agenda item, he/she should request a Council Member to remove the item for discussion prior to
staff of the meeting orby raising hiaherhand to be recognized.
pgs 5-14 A. Approve the Removal, Purchase, and Installation of Six "Welcome to Sebastian"
Gateway Signs from West Central Signs, Inc. — SignStar in the Amount of
$44,000 (Transmittal, Schedule, Specs)
1 of 227
pgs 15-16 B. Approve the Purchase of Golf Cart Batteries for the Sebastian Municipal Golf
Course from Royal Battery in the Amount of $17,466.61 (Transmittal, Quote)
pgs 17-18 C Approve Road Closure for the Leisure Services Department Easter Egg Hunt on
March 26, 2021 (Transmittal, Map)
9. COMMITJE REPOR�$ &APPOINTMENTS
City commit os reports andd ouncil Member regional committee reports. No public input or action except for
City committee member nominations and appointments under this heading.
10. PUBLIC HEARINGS
Procedures for lquislative oublic hearings:
A Mayor opens hearing
t- Attorney reads ordinance title
r Staff presentation
i Mayor closes hearing
i Council deliberation and action
pgs 19-49 A. Second Reading & Public Hearing of Ordinance No. 0-21-02 — Adjusting the
Police Pension Plan for Changes to IRS Required Minimum Distribution Rules
and Provide that the Police Pension Board Shall Adopt Necessary and
Appropriate Amendments to Maintain the Police Pension Plan as an IRS
Qualified Public Pension Plan (Transmittal, 0-21-02, Letter, IRS Guide, IRS
Bulletin)
AN ORDINANCE OF THE CITY OF SEBASTIAN, FLORIDA, AMENDING CHAPTER 58,
ARTICLE III, POLICE OFFICERS' RETIREMENT PLAN, OF THE CODE OF
ORDINANCES, AMENDING SECTION 58-51, BENEFIT AMOUNTS AND ELIGIBILITY;
SECTION 58-52, PRE -RETIREMENT DEATH; SECTION 58-55, OP I IONAL FORMS OF
BENEFITS; SECTION 58-61, MINIMUM DISTRIBUTION OF BENEFfIS, SECTION 58-
62, MISCELLANEOUS PROVISIONS; PROVIDING FOR SEVERABILITY; PROVIDING
FOR CODIFICATION; PROVIDING FOR THE REPEAL OF ALL ORDINANCES IN
CONFLICT HEREWITH, TO THE EXTENT OF SUCH CONFLICT: PROVIDING FOR
SCRIVENER S ERRORS; AND PROVIDING FOR AN EFFECTIVE DATE.
11. UNFINISHED BUSINESS
pgs 50-67 A. Presentation by Scott Loiacano, Senior Project Manager, Wright Construction
Group, Inc. — Design Build Project of the City of Sebastian Public Works
Complex at the Sebastian Municipal Airport
Approve Design Build Guaranteed Maximum Price (GMP) Work Services
Agreement with Wright Construction Group, Inc., Awarded Vendor of RFQ #18-
09 Design Build of City Garage and Public Facilities Storage Building Compound
at the Sebastian Municipal Airport in the Amount of $9,161,495 (Transmittal,
- Proposal, Agreement, Plans, Schedule)
12. RECESS CITY COUNCIL MEETING AND CONVENE THE COMMUNITY
REDEVELOPMENT AGENCY MEETING
pgs 68,70 A. Approval of Minutes — June 24. 2020 CRA Meeting
pgs 71a5 B. Approval of Minutes — January 27, 2021 CRA Meeting
2 of 227
pgs 76A24 C. Authorize the Preparation of a Request for Proposal to Solicit the Future
Development of the Harbor Lights Motel Property — 1215 Indian River Drive
(Transmittal, RFP Outline, Environmental Screening, Zoning Regulations, Aerial,
Survey, Sample Renderings, Sebring's RFP)
100 13. ADJOURN COMMUNITY REDEVELOPMENT AGENCY MEETING AND RECONVENE
THE CITY COUNCIL MEETING
14. NEW BUSINESS
pgs 125-188 A. Review of the City of Sebastian's Local State of Emergency Declaration
(Transmittal, Governor DeSantls' Executive Orders 20-52, 20-91, 20-92, 20-114,
20-166, 20-192, 20-213, 20-244, 20-276, 20-297, and 20-316, Sebastian's
Amended Local State of Emergency Declaration)
pgs 189-223 B. Approve the 3' Amendment to Waste Management's Franchise Agreement for
Solid Waste Collection (Transmittal,
pgs224-227 C. Consider Supervisor Swan's Request to Hold 2022 Early Voting in Council
Chambers — Consider Rescheduling Affected Council Meetings (Transmittal,
Letter, 2022 Meeting Dates, Agreement)
15. CITY ATTORNEY MATTERS
16. CITY MANAGER MATTERS
17. CITY CLERK MATTERS
18. CITY COUNCIL MATTERS
A.
Council Member Jones
B.
Council Member MCParlIan
C.
Council Member Nunn
D.
Mayor Dodd
E.
Vice Mayor Hill
19. ADJOU RN (All meetings shall adjourn at 9:30Pro unless extended for up to one hall hour by a majority
vote of City Counaq
NO STENOGRAPHIC RECORD BY A CERTIFIED COURT REPORTER WILL BE MADE OF THE
FOREGOING MEETING. ANY PERSON WHO DECIDES TO APPEAL ANY DECISION MADE BY THE
CITY COUNCIL, BOARD OR AGENCY WITH RESPECT TO ANY MATTER CONSIDERED AT THIS
MEETING OR HEARING WILL 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) OF 1990, ANYONE WHO
NEEDS A SPECIAL ACCOMMODATION FOR THIS MEETING SHOULD CONTACT THE CITY'S
SEATING ADA COORDINATOR AT 388-8226—ADA@CITYOFSEBASTIAN.ORG AT LEAST 48 HOURS
INADVANCE OF THIS MEETING.
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Lffy Lf
SEB - IAN
HOME OF PELICAN ISLAND
C®MMUNITY REDEVELOPMENT AGENCY
1225 Main Street, Sebastian, FL 32958
The attached June 24, 2020 Community Redevelopment Agency minutes were
approved at the February 24, 2021 Community Redevelopment Agency meeting.
Chairman Ed Dodd
ATTEST:
Jeanette Williams, City Clerk
Chairman Dodd called for a break at 7:40 p.m. and reconvened the meeting at 7:46 p.m. All
members were present.
The motion was to disapprove the request to define the accessory structure as the principal
structure on the lot; a yes is to deny the application.
Roll call: Vice Chairman Mauti - nay
Mr. Gilliams - nay
Mr. Hill - aye
Ms. Parris - nay
Chairman Dodd - aye
Motion failed. 3-2.
MOTION by Mr. Gilliams and SECOND by Ms. Parris to approve the variance for Joseph
and Julie Scozzard in regards to lot 26, block 381, Sebastian Highlands Unit 11.
Roll call: Mr. Gilliams - aye
Mr. Hill - nay
Ms. Parris - aye
Chairman Dodd - nay
Vice Chairman Mauti - nay
Motion failed. 3-2.
Mr. Gilliams started to make a motion to include a condition that if the Scozzaries would sell
the property, they would have to sell the lot to someone who lives within 500 feet of the
structure.
Chairman Dodd said he wasn't sure how that could be stipulated as the code was clear.
The City Attorney advised that the City's position outlined on pages 11-51 of the agenda
backup were to be included as part of the record.
7.53 pm
9. Recess the Board of Adiustment Hearina and Convene the Communitv Redevelopment
Aoencv Meetin4
Mayor Dodd adjourned the Board of Adjustment Hearing and convened the CRA meeting.
A. MOTION by Mr. Hill and SECOND by Vice Chairman Mauti to approve the February 26,
2020 CRA Meeting Minutes passed with a unanimous voice vote.
20.080 B. Approve Sidewalk Reolacemen
Inc. Concrete Construction Service
the Citv Manaaer to Execute the
Minutes Excerot}
t at Riverview Park under the Timothv Rose Contracting,
Agreement in the Amount of $78.622,36 and Authorize
Appropriate Documents (Transmittal. Quote. Bid. Plan,
The City Manager said the sidewalk replacement is part of Riverview Park tree protection
plan to remove existing sidewalk and replace it with a more substantial sidewalk. in regard
to the bidding process, the City Manager explained that the City does multiple year contracts
June 24, 2020 Board of Adjustment, CRA, and Regular City Council Meeting
Page 7
with contractors to obtain the best price and if each project was to go out to bid, the
unsuccessful contractors would eventually stop bidding. He noted upon the rebidding
process, all contractors are welcome to bid.
Chairman Dodd said when there are events in the park the vendors fill up the sidewalk
space and asked if they should open up Harrison Drive or Indian River Drive for vendor
booths.
The City Manager said the plan is to protect the root structure from compaction; and, the
ultimate plan is to block off Harrison Street to expand the promenade for booths.
MOTION by Chairman Dodd and SECOND by Mr. Gilliams to approve the sidewalk
replacement at Riverview Park under the Timothy Rose Concrete agreement.
Public Inout
Ben Hocker, Sebastian, asked if the material will be permeable to get the water to the roots
of the trees. Mayor Dodd advised it would be concrete and the park's trees did not have a
problem in receiving water.
Bob Bedea said, he too, would like to see pervious surfaces in the park
Charles Stadelman, Sebastian, asked if the plan added additional sidewalk to the area.
Mayor Dodd advised it would widen the sidewalks and replace them where they exist now.
Mr. Stadelman noted there wasn't any disability crosswalk at US 1 and CR512; at Indian
River Drive and CR512; or on Harrison Street.
Mayor Dodd said FDOT would have to address the crossings on US 1. The Community
Development Director said there is not a crosswalk at Indian River Drive because of the
drainage structure. She stated she would be open to any suggestions from him or the
public.
The City Manager stated sidewalk concrete would be six inches thick without rebar.
Roll call: Council Member Hill - aye
Council Member Parris - aye
Mayor Dodd - aye
Vice Mayor Mauti - aye
Council Member Gitliams - aye
Motion carried. 5-0
10. Recess the Communitv Redevelopment Aqencv Meetinq and Reconvene the Reaular
Citv Council Meetinq
Mayor Dodd adjourned the CRA meeting and reconvened the City Council meeting at 8:09
p.m. All members were present.
June 24, 2020 Board of Adjustment, CRA, and Regular City Council Meeting
Page 8
CRL
SE 1*-
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HOME OF PELICAN ISLAND
COMMUNITY REDEVELOPMENT AGENCY
1225 Main Street, Sebastian, FL 32958
The attached January 27, 2021 Community Redevelopment Agency minutes were
approved at the February 24, 2021 Community Redevelopment Agency meeting.
Chairman Ed Dodd
ATTEST:
Jeanette Williams, City Clerk
Regular City Council & CRA Meeting
January 27, 2021
Page 4
The Community Development Director said she would add the St. Sebastian River
TMDL which will bolster the policy.
Mayor Dodd noted that Dr. Cox suggested that the City should advertise more as they
move through the comp plan process.
Vice Mayor Hill said the document was well done, staff did an outstanding job
incorporating the community's comments.
Council Member Jones thanked everyone who worked on this; it will keep the City one of
the most beautiful cities on the coast.
Council Member McPartlan said this was the City's vision for next 20 years but noted
that things change and he hopes they will still be on track in seven years.
Mayor Dodd said the Community Development Department has done a fantastic job but
he noted it will require a lot of changes in the Land Development Code so their work is
hardly over.
MOTION by Vice Mayor Hill and SECOND by Council Member Jones to approve
Ordinance No. 0-21-01 on first reading providing for the transmittal of the proposed City
of Sebastian Proposed Comprehensive Plan 2040 passed with a unanimous voice vote.
5-0
11. Mayor Dodd recessed the City Council Meeting and convened the Community
Redevelopment Agency meeting at 7:07 p.m.
A. ADgroval of Minutes — December 9, 2020 CRA Meetinq
MOTION BY Mr. McPartlan and SECOND by Mr. Nunn to approve the December 9,
2020 CRA Meeting minutes passed with a unanimous voice vote. 5-0
21.017 B. Discussion of Septic to Sewer Program Ootions and Provide Directive to Staff
(Transmittal. Reoort)
The City Manager said in 2019, the County noticed residents that sewer was available
and since then the City has provided grants for conversions and notified others by flyers,
notices, and news blasts that grant money was available. He said there are
requirements in state statutes and city code that if sewer is available, it is mandatory to
hook-up and the Health Department also requires a hookup if a septic system fails.
He asked Council how they would like staff to proceed with a program to get
approximately 140 properties in the CRA District off of septic systems. He said about 40
systems have to be put on a gravity system for about $4,000-$5,000 a unit.
Mayor Dodd noted the City will lose grant money if people don't use the program; and
the residents will lose the County's impact fee reduction currently available. He said
during his discussions with the City Manager to come up with an objective to present to
Council, he found out there is grant money available but this particular program requires
95% of the properties to connect which won't happen voluntarily.
Regular City Council & CRA Meeting
January 27, 2021
Page 5
7:21 pm
He said what would be the process that the City could assume the financial
contracting/managing responsibility to get these transactions to take place and cover
that as much as possible with grant programs that will pay the cost to connect. He said
it is feasible to do this and then go after each property owner for the ERUs to reimburse
the City for what they couldn't cover with the grants. He said it is a way to get all the
properties off the septic systems. He asked the other members if they had any interest
in this.
In response to Council Member Nunn, the City Manager said people have not come to
the City to find other funding alternatives. He said if the Mayor's suggestion can help get
the conversions paid for, he was in favor of it.
Vice Mayor Hill said he was in favor of it and was a strong proponent of getting the
sewer line in but he was concerned with the economic condition the small businesses
and restaurants are in and that the City many be burdening them with additional
expenses. He said if there was a way to get this paid without impacting the businesses,
he would support it.
Mayor Dodd said he also did not want to request money from businesses right now but
possibly in 18-24 months.
Vice Mayor Hill noted one thing in the agenda backup is to have an engineer start the
process for approximately a year then they would have to wait to plan for any
infrastructure improvements.
Mayor Dodd said he would like Council to direct the City Manager to put together a
project plan where the City takes on financing for the engineering work to do it. He said
100 lift stations would be unfathomable which is what will happen if the individual
businesses go forward, so an engineering firm can determine how many lift stations to
service a certain amount of businesses.
Mayor Dodd explained one caveat is there are 40 gravity fed properties that in a year
and half from now will have to pay an additional $600-700 County impact fees that they
don't have to pay today. He said those properties can be done quickly at a savings with
the grant money currently in the system.
The City Manager said a portion of the City's available $160,000 is the match to the
Indian River Lagoon Council of which $80,000 has to be spent by September. He said if
they explain to the Indian River Lagoon Council their intent, the Indian River Lagoon
Council may grant an extension.
The Community Development Director said a single ERU is $2,796. Mayor Dodd said
the City could pay that and roll that money into the 25% match they would expect from
the property.
Council Member Nunn asked if they could request the County to extend the impact fee
reduction. The City Manager said he asked last year and the administrator said it would
have to go back to the commissioners but he could not support the idea.
Regular City Council & CRA Meeting
January 27, 2021
Page 6
7.29 pm
The Community Development Director said the County's website lists individuals on the
gravity sewer line that have five years to connect (until May 22, 2024) with what needs to
be paid by the property owner. She noted the impact fee savings would reduce to 601%
in April 2021.
Vice Mayor Hill asked if the County required the $2,700 ERU upfront or was is in the
resident's payments. The City Manager explained that the County allowed residents to
make payments on the infrastructure; but impact fees are required at time of connection.
Council Member McPartlan asked if there was a way to make an ordinance that if one
sells the property, the next owner has to be on sewer then introduce the grant program.
He commented that over ten years; a lot of those properties will change hands that will
instigate a change.
Mayor Dodd called for a recess at 7:30 p.m. and the meeting reconvened at 7:37 p.m.
All members were present.
The City Manager said to put a condition on the sale of a property might not be a proper
methodology but there is an ordinance requiring hookup at 60 days after it is available so
one thing the City can do is record a notice of violation that they have to correct when
sell the property.
Mayor Dodd said if Council agrees, he would like to see to the City Manager go forward
with putting together a plan to get approval from all of the other partners. He said the
Sebastian Highlands is in the top ten of the polluting septic systems for the Indian River
Lagoon. He said a major step would be to migrate Sebastian to a central, collective
system which the City can't do on our own and if they can't come up with the political will
to get it done for 140 CRA properties, they will never get it done in the Highlands.
He said it would help them find out what cooperation they have and show we want 'to
take the responsibility of connecting properties; which will allow the City to receive more
grant money. This means the City must take the financial responsibility of contracting
this, making it happen and then working out the financial details with the property owner
knowing the City will be reimbursed. He said it was important to move forward with this.
Council Member Nunn said the City of Vero Beach has an ordinance that 500 property
owners on the barrier island had to either give proof their systems were pumped and
inspected or connected to the step system by January 1'. If they didn't address a failed
system they would have to face code enforcement. He said this might be something to
look at.
Vice Mayor Hill said there are already government agencies that have mandatory
hookup in place, all it would take is to say the City is going to enforce it but he didn't
support this because it would be a major financial burden on the businesses.
MOTION by Vice Mayor Hill and SECOND by Council Member Nunn to have the City
Manager to come up with a plan, bring the plan back to them for approval, hire an
engineer and then identify a way to pay for it followed by reimbursement in the future.
Regular City Council & CRA Meeting
January 27, 2021
Page 7
The Community Development Director said there has been a Septic to Sewer Program
in the CRA since 2016. Council Member Jones noted the program was there before
COVID pandemic, the property owners don't want to do it; it was time to push the issue.
He said they need to protect the lagoon.
Council Member McPartlan said if they decide to create a plan and the property owners
were still not connecting to sewer, they should go towards enforcement.
Mayor Dodd agreed he would not want to spend money for a plan if they don't intend to
enforce it; and he would not want to notify the businesses that they must convert unless
the City works out a process by which we can mitigate the expense as much as
possible.
Vice Mayor Hill said he would like to notify the businesses now before the grant money
goes away, maybe a flyer. The City Manager offered to put out another flyer.
Council Member Jones asked if the enforcement side should be in the motion. Vice
Mayor Hill suggested that will be part of the plan. He asked that the flyer should indicate
the City is serious about getting it done. The City Attorney agreed, enforcement should
be part of the plan.
There was no public comment on this issue.
Vice Mayor Hill's motion passed unanimously with a voice vote. 5-0.
12. Mayor Dodd adjourned the Community Redevelopment Agency Meeting and
reconvened the City Council meeting at 7:50 p.m.
13. UNFINISHED BUSINESS - None
14. NEW BUSINESS
21.018 A. Resolution No. R-21-03 — Opposinq the Elimination of Statutory Authorization for
Regional Planninq Councils in Florida (R-21-03)
A RESOLUTION OF THE CITY OF SEBASTIAN, INDIAN RIVER COUNTY, FLORIDA,
ADOPTING THE TREASURE COAST REGIONAL LEAGUE OF CITIES, INC.
POSITION; OPPOSING THE ELIMINATION OF STATUTORY AUTHORIZATION FOR
REGIONAL PLANNING COUNCILS IN FLORIDA AS PROPOSED IN SENATE BILL 62
OR SIMILAR PROPOSED LEGISLATION; PROVIDING FOR SCRIVENER'S ERROR;
PROVIDING FOR SEVERABILITY; PROVIDING FOR REPEAL OF RESOLUTIONS OR
PARTS OF RESOLUTIONS IN CONFLICT HEREWITH; AND PROVIDING FOR AN
EFFECTIVE DATE.
Mayor Dodd said there is a bill in Tallahassee to do away with regional planning councils
but he sees a benefit of having the councils and asked Council for their support of the
resolution.
There was no public input on this item
CM 11
SEAT_
HOME OF PELICAN ISLAND
COMMUNITY REDEVELOPMENT AGENCY MEETING TRANSMITTAL
Council Meeting Date: February 24, 2021
Aaenda Item Title: Harbor Lights Motel property
Recommendation: Consideration of workshop discussion items for the future use of the Harbor
Lights Motel property.
Background: The Community Redevelopment Agency (CRA) Board met on February 10,
2021 to discuss the former Harbor Lights Motel site. The CRA Board considered various options based on the
cost analysis and condition of the current structures. The Board consensus was that the sale and re-
development of the property with conditions was in the city's best interest. There was also discussion what
might be the highest and best use for future development, as well as uses allowed in the CWR zoning district.
A Request for Proposal (RFP) (See Attachment 1.) is an effective tool that the city may wish to utilize as it
would give the city an opportunity to outline the bidding process for the property and consider by contractual
agreement what future development may occur on the site. The original hotel was constructed in 1951 as a
motel and residence. The site is part of a historic district however it is not registered as a historic structure.
The property was purchased in March 2018 for $750,000 to assist the City in preserving the Indian River
Lagoon view shed and access east of Indian River Drive by prohibiting any future development along the
water's edge. After the initial purchase the east side of the property was unified to the public boat launch
property to the north.
An appraisal was conducted in March 2020 estimating a value of $295,000 for the remaining hotel property.
An Environmental Transaction Screening report was conducted prior to purchase (See Attached Excerpt).
The property is zoned CWR, Commercial Waterfront Residential (See Attached) and must also follow the
performance criteria found in the Riverfront Overlay district. A survey and aerial (See Attached) have been
provided along with several renderings for consideration. Examples of a similar Request for Proposal ,scope
have also been provided for your consideration.
If Aaenda Item Reauires Exoenditure of Funds:
Budgeted Amount: n/a
Total Cost: n/a
Funds to Be Utilized for Appropriation: n/a
Attachments:
1. Request For Proposal outline
2. Environmental Transaction Screening (Feb 2018)
3. CWR zoning district regulations
4. Aerial
5. Survey
6. Example Schematics/Renderings/Photos
7. Examples of a similar scope Request for Proposals (City of Sebring, FL)
Administrative Service
City Attorney Review:
Procurement Division
s Departm Rev! 1
U
Review, if applicabl .
City Manager Authorization: /
Date: ���%
Request for proposal (RFP) 1.
A request for a proposal is a method customers will use to get specific
information from vendors, including the price of a solution. Prospects seeking
a new product will send RFPs to offer more detail regarding the problem
they're facing in the hopes that the vendor will respond with some suggested
resolutions.
A key purpose of sending an RFP is to gain insight regarding solutions
specific to your problem that maybe you didn't think of during your research.
People within the company have more experience with their product, and
should be used as a resource to configure the best solution and action plan
possible.
When sending an RFP, you need to be as specific as possible. Give the
vendor details regarding your processes, needs, and end goals for the
investment. At this point, you should be ready to make a purchase. This isn't
so much of an exploration phase, but more of a "let's build a concrete action
plan for my business" phase.
RFPs will also include questions regarding the workflow of the collaboration,
should a purchase be made. For example, the buyer will ask about
implementation processes, methods for keeping cost under control, and any
foreseeable concerns the vendor might have regarding the timeline.
2.
Florida
Environmental
Consulting, Inc.
Phase I
Environmental Transaction Screening
For:
1215 Indian River Drive
Prepared for:
The City of Sebastian
C/o Joe Griffin
1225 Main Street
Sebastian, FL 32958
i7 /2018
mothy E. Maslin, C.E.S./ C.E.C.
` Certification #77283
1835 261h Street - Vero Bench, Florida 32960
Phone! 772.299-4791 • raw 772-778-3617 • E-mail flenv*fl-env com
r7W
FEC-18-106
TABLE OF CONTENTS
SECTION 1.0 EXECUTIVE SUMMARY: FINDINGS AND CONCLUSIONS
1.1 FINDINGS
1.2 CONCLUSIONS SUMMARY
1.3 SITE FACTS
1.4 EXCEPTIONS AND/OR DELETIONS TO ASTM E 1527
L5 NON -SCOPE ISSUES
SECTION 2.0 INTRODUCTION
2.1 PURPOSE OF A PHASE I
2.2 SCOPE OF WORK
2.2.1 Site Description
2.2.2
Site Reconnaissance
2.2.3
Review of Historical Information
2.2.4
Interviews
2.2.5
Conclusions and Recommendations
2.3 INTERPRETATION OF THE REPORT
SECTION 3.0 SITE DESCRIPTION AND RECONNAISSANCE
3.1 SITE PHOTOGRAPHS
3.2 GEOLOGIC AND HYDROGEOLOGIC CONDITIONS
3.3 EXISTING STORAGE TANKS
3.4 PREVIOUSLY EXISTING STORAGE TANKS
3.5 HAZARDOUS SUBSTANCE STORAGE AND HANDLING
3.6 SPECIFIC HAZARDOUS SUBSTANCES RECONNAISSANCE
3.6.1 Summary of Specific Hazardous Substances Reconnaissance
(Beyond ASTM Scope)
3.6.2 Details of Specific Hazardous Substances Sampling/Observations
3.7 POLYCHLORINATED BIPHENYLS (PCBS)
3.8 CLARIFIERS, SUMPS, TRENCHES, AND INDUSTRIAL
DISCHARGE SOURCES
3.9 SURFACE CONDITIONS
3.10 STRESSED VEGETATION
3.11 PRIOR OR CURRENT AGRICULTURAL LAND USE
3.12 OTHER ENVIRONMENTAL CONDITIONS
3.13 VISUAL OBSERVATIONS, ADJOINING SITES
SECTION 4.0 REVIEW OF HISTORICAL INFORMATION AND REGULATORY
AGENCY RECORDS
4.1 HISTORICAL AERIAL PHOTOGRAPH AND U.S.G.S.
TOPOGRAPHIC MAP REVIEW
4.2 HISTORICAL MAP REVIEW
4.3 HISTORICAL CITY OR STREET DIRECTORY REVIEW
4.4 AGENCY CONTACTS (RECORDS SEARCH)
4.4.1 Building Department Records
CnnniWn C, 2018 Florida CnPimmnOmll Cnnvth, A,r All,hwn v,,,d 1-1 rl.,idn Emirunmeumf C.n ..11ig. Inc P.jW No. FEC-18-106
4.4.2 Fire Department Records
4.4.3 Health or Environmental Agency Records
4.4.4 Sanitation Agency Records
4.4.5 Water Quality Agency Records
4.4.6 Oil and Gas Agency Records or Maps
4.4.7 Pipeline Agency Records or Maps
4.4.8 Other Pertinent Records/File Reviews
4.5 REVIEW OF ENVIRONMENTAL RECORDS SEARCH
4.6 CHAIN -OF -TITLE ABSTRACT AND/OR REVIEW
4.7 ADDITIONAL ENVIRONMENTAL DOCUMENTS
4.8 HISTORICAL SITE USE
4.9 IDENTIFICATION OF HISTORICAL DATA GAPS
4.10 REVIEW OF TITLE AND/OR JUDICIAL RECORDS FOR
ENVIRONMENTAL LIENS OR ACTIVITY AND LAND USE
LIMITATIONS (E.G., ENGINEERING AND INSTITUTIONAL
CONTROLS)
SECTION 5.0 INTERVIEWS
5.1 INTERVIEWS WITH OWNER, PROPERTY MANAGER, USER, AND
OTHERS
5.2 PURCHASE PRICE VERSUS FAIR MARKET VALUE INTERVIEW
SECTION 6.0 CONCLUSIONS AND RECOMMENDATIONS
6.1 RECOGNIZED ENVIRONMENTAL CONDITIONS
6.2 DE MINIMIS CONDITIONS, HISTORICAL RECOGNIZED
ENVIRONMENTAL CONDITIONS, AND CONTROLLED
RECOGNIZED ENVIRONMENTAL CONDITIONS
SECTION 7.0 LIMITATIONS
SECTION 8.0 FIGURES
SECTION 9.0 APPENDICES
Appendix A
Site Photographs
Appendix B
Summary of Agency Contacts
Appendix C
Copies of Records
Appendix D
One -Mile Radius Regulatory Database Report
Appendix E
Sampling and Analysis Documents
Appendix F
interview Notes
Appendix G
Miscellaneous Infomiation
Appendix H
References
Appendix 1
Qualifications
Appendix J
Environmental Acronyms and Definitions
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SECTION 1.0
EXECUTIVE SUMMARY: FINDINGS AND CONCLUSIONS
1.1 FINDINGS
This report presents the results of the Phase I Environmental Transaction Screening conducted by
Florida Environmental Consulting, Inc. at 1215 Indian River Drive, Sebastian, FL 32958 (see Figure
2, Site Location Map). The Phase I was undertaken at the request of the City of Sebastian in
accordance with Florida Environmental Consulting, Inc.'s Standard Terms and Conditions. The
findings and conclusions of this investigation are based upon a review of historic site -use activities,
contact with and records from governmental regulatory agencies, regulatory database searches, as well
as a site reconnaissance and interviews with the client, site personnel, and possibly others who may
have knowledge of various aspects of the subject site.
At the time of this assessment, the site consisted of approximately 0.76 acres of commercially
developed land. Information gathered in the course of this assessment indicates that the subject
site is currently owned by Ruth Sullivan.
The principal findings of Florida Environmental Consulting, Inc.'s Phase I Transaction Screening :For
this site are as follows:
The subject site is currently affected by
• No recognized environmental condition (REC); and
• I de mininds conditions, historical recognized environmental conditions (HREC), or
controlled recognized environmental conditions (CREC).
• The potential for soil or groundwater contamination of the subject property from either on
or off -site sources appears to be low.
• Given the findings and conclusions of Florida Environmental Consulting, Ins.'s Phase I
Environmental Transaction Screening, further investigation is not recommended at this
time.
• Florida Environmental Consulting, Inc. has performed this Phase I Environmental
Transaction Screening of the subject site in conformance with the scope and limitations of
the standard practice set forth in the American Society for Testing and Materials
(ASTM) Designation: E1528-14, "Standard Practice for Limited Environmental Due
Diligence, Transaction Screen Process." Any exceptions to, or deletions from, these
practices are described in Section 1.4 of this report.
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1.2 CONCLUSIONS SUMMARY
Based on the findings of this Phase I Environmental Transaction Screening, Florida Environmental
Consulting, Inc. has identified the following recognized environmental condition(s):
RECOGNIZED ENVIRONMENTAL CONDITION(S)
Condition # Location Description of Condition
None N/A No evidence of recognized environmental conditions was found during this
investigation.
Based on the findings of this Phase I Environmental Transaction Screening, Florida Environmental
Consulting, Inc has identified the following de minimis conditions, historical recognized
environmental conditions, and/or controlled recognized environmental conditions:
DE MINIMIS CONDITIONS
HISTORICAL RECOGNIZED ENVIRONMENTAL CONDITIONS, OR
CONTROLLED RECOGNIZED ENVIRONMENTAL CONDITIONS
Condition # Location
1 Existing
Buildings
Description of Condition
The subject site contains Asbestos
Condition
De minimi.v
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1.3 SITE FACTS
Current Owner(s): Ruth Sullivan
Current Use: Motel
Total # of Existing Buildings: 3
Total Sq. Ft. of Buildings: 2360
Date Oldest Building was Built: 1951
The subject site obtains its potable water from private underground wells.
The subject site disposes of its sewage through use of an on -site septic system.
The subject building is heated and/or cooled by individual heating and air-conditioning systems.
Parcel #: 31390600000005000010.0
Address Provided by Client: 1215 Indian River Drive, Sebastian, FL 32958
Total Acreage of Land: 0.76
Date of Site Reconnaissance: 2/7/2018
Total # of Wells (water, oil, gas, other) identified onsite: None, shared water well offsite, hose bibs
only
Areas/Units that were inaccessible to the Florida Environmental Consulting, Inc. field assessor: None
Were enough (units/offices/buildings/acres) inspected to ensure that the inspection was homogenous?
Yes
Did the field assessor notice any unusual odors on or from the subject site or adjoining sites during the
site reconnaissance? No
1.4 EXCEPTIONS AND/OR DELETIONS TO ASTM E 1528
There are no exceptions to ASTM E 1528.
1.5 NON -SCOPE ISSUES
Asbestos -containing materials were assessed.
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SECTION 2.0
INTRODUCTION
2.1 PURPOSE OF A PHASE I
The purpose of this Phase 1 Environmental Transaction Screening is to assess (1) the likelihood of
contamination of the subject site as a result of either past or present land -use practices; and (2) the
potential for future environmental contamination which may occur as a result of current conditions
or operations and maintenance activities at either the subject site or properties adjoining the subject
site, thereby identifying real or potential environmental or economic impact to the subject site. In
this way, the client may satisfy a requirement to qualify for the innocent landowner defense to the
Comprehensive Environmental Response, Compensation and Liability Act (CERCLA) liability by
completing "all appropriate inquiry into the previous ownership and uses of the property consistent
with good commercial and customary practice." To meet these objectives, Florida Environmental
Consulting, Inc. attempted to complete the tasks outlined in this section except as noted in Section
1.4.
2.2 SCOPE OF WORK
The Scope of Work that has been followed for this assessment is identified in Section 1.1, Page 1-1.
2.2.1 Site Description
Site photographs were taken during the site reconnaissance. The photographs and their summary
descriptions can be found in Appendix A.
Florida Environmental Consulting, Inc. reviewed pertinent, reasonably ascertainable information
on the soil types and groundwater conditions in the vicinity of the subject site. For the purposes of
this assessment, the depth from the ground surface and the direction (or gradient) of the groundwater
flow are of particular significance. Such findings are used by Florida Environmental Consulting,
Inc. report writers, in conjunction with additional information about environmental conditions on
nearby sites, to assess the risk that is faced by the subject site from off -site sources of
contamination.
It should be noted that Florida Environmental Consulting, Inc.'s geological and hydrological
research does not include investigation of seismological concerns that may affect the area of the
subject site. Although the existence of faults in an area may be of concern to property owners and
residents in that area, it is not considered to be an environmental contamination concern, and so is
not usually a component of a Phase I Enviromnental Transaction Screening.
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2.2.2 Site Reconnaissance
A Florida Environmental Consulting, Inc. field assessor conducted a visual reconnaissance of the
subject property to identify observable signs of environmental impairments, including on -site
operations and maintenance activities which may lead to possible environmental impairment. As a
part of the site reconnaissance, Florida Environmental Consulting, Inc. visually inspected the site
for obvious indications of.
• Existing and previously existing storage tanks (aboveground and underground)
• Hazardous substances storage and handling
• Clarifiers, sumps, trenches, and industrial discharge sources
• Equipment which may contain polychlorinated biphenyls (PCB) (fluorescent
light ballasts are not inspected)
• Indications of spillage of hazardous substances, and the general condition of
concrete, asphalt, soil, and other surfaces
• Indications of stressed vegetation as a result of on -site contamination
During the site reconnaissance, Florida Environmental Consulting, Inc. field assessors may make
note of basic compliance issues which, may be environmental in nature, however are not issues
directly associated with the potential for site contamination (i.e., the specific objective of our
assessment). However, as a service to our clients, and because these compliance issues may
contribute to our overall understanding of site operations, Florida Environmental Consulting, Inc.
may comment on the site's basic compliance status. The review of the site's compliance status is
not intended to be complete or comprehensive and may or may not include all items identified
during the site reconnaissance.
Again, the compliance review is not intended as a comprehensive compliance audit. Rather, the
compliance review is only intended to aid Florida Environmental Consulting, Inc. in determining
the likelihood that the subject site may have been impacted by releases of hazardous substances.
When the storage or use of hazardous substances are encountered on a site, the Florida
Environmental Consulting, Inc. field assessor will look for or inquire about the on -site presence of
Material Safety Data Sheets (MSDSs). MSDSs are prepared by the manufacturers of hazardous
substances (pursuant to OSHA's Hazard Communication Standard), and they detail the components,
dangers, and proper handling procedures for the hazardous substance for which they have been
prepared. The presence or absence of MSDSs for on -site hazardous substances will be noted in 3.5,
Hazardous Substances Storage and Handling. However, some sites may use or store hundreds of
various chemical compounds. In such cases, it is practically impossible for the field assessor to
match -up each substance with its corresponding MSDS. Still, the field assessor will inquire about
MSDSs and copies of representative MSDSs that were made available will be included in Appendix
G.
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Florida Environmental Consulting, Inc. may have (based on contract) inspected and reviewed
information for the subject site regarding the presence of specific hazardous substances which are
relatively common sources of environmental concern. The substances in question include:
• Common building materials that may contain or are suspected of containing
asbestos
• Radon (at elevated levels)
• Lead -contaminated drinking water
• Lead -based paints
Based on ASTM E1527-05 AND E1527-13, federal, state, and other regulatory agency guidelines,
the following presumptions were in force if and when Florida Environmental Consulting, Inc.
inspected the subject site for specific hazardous substances:
• Structures built after 1980 are considered asbestos -free.
• Structures built after 1979 are considered lead-free (with respect to both water
and painted surfaces).
• Fluorescent light ballasts will be considered PCB -free and will not be noted in the
report regardless of their date of manufacture, unless Florida Environmental
Consulting, Inc. is instructed to do otherwise in writing by the client.
Florida Environmental Consulting, Inc. also inspected the properties that adjoin the subject site.
In general, this inspection included a "drive -by" survey to note the operations which may pose an
imminent or potential environmental threat to the subject site.
2.2.3 Review of Historical Information
For this assessment, Florida Environmental Consulting, Inc. may have reviewed reasonably
ascertainable historical aerial photographs and United States Geologic Survey (U.S.G.S.)
topographic maps of the subject site and vicinity. This review consisted of examining the
reasonably ascertainable available photographs and topographic maps for evidence of activities on
or development of the subject site and adjoining sites that may show an environmental condition or
concern which may currently affect the subject site. The specific aerial photographs and U.S.G.S.
maps that were reviewed for this assessment are identified and their environmentally relevant
features are described in Section 4.1.
Florida Environmental Consulting, Inc. may have also reviewed any reasonably ascertainable
Historic Maps of the subject site and vicinity. Such maps have been prepared by fire insurance
companies in order to determine the potential risk of fire damage to buildings in metropolitan areas.
These maps have been produced since the mid-1850s and, for some areas, they are still produced
today. For the purposes of a Phase I Environmental Transaction Screening, these maps may contain
helpful information on the ages and past uses of buildings, as well as information about on the
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storage of hazardous and flammable substances. However, because it was only worthwhile for fire
insurance companies to map metropolitan areas, the scope of coverage of these maps is somewhat
limited. If Historic Maps have provided coverage of the subject site, and if the specific maps were
reasonably ascertainable, then the specific maps that were reviewed for this assessment are
identified, and their environmentally relevant features described, in Section 4.2.
One of the least known yet most complete and comprehensive historical sources are historical city
or street directories. These texts may have been reviewed by Florida Environmental Consulting,
Inc. to the extent that they have provided coverage of the subject site and were reasonably
ascertainable. Florida Environmental Consulting, Inc. reviews historical city or street directories
(also known as criss cross or reverse indexed directories) for information on the past occupants of
and activities on the subject site and adjoining sites. These directories were prepared by companies
that catered to the needs of salespeople by providing the names of the occupants at a given address
(that is, unlike a traditional telephone book, the entries of a reverse directory are arranged by
address, not by name). However, like Historical Maps, the scope of coverage of these directories is
limited to mostly metropolitan areas. If they were reasonably ascertainable, they were reviewed and
Section 4.3 contains listings of historical city or street directories.
Florida Environmental Consulting, Inc. has contacted various state, county, and municipal
agencies having current or past jurisdiction over the subject site, in an attempt to review reasonably
ascertainable records that contain specific information about environmental conditions on the
subject site that these agencies may have on file, or to establish that no environmentally relevant
records are on file for the subject site. The client should be aware that most regulatory agencies file
their records by address or corporate name (as opposed to parcel number or site name). If no
specific address has been assigned to a site, then, typically, no environmental records related to the
site will be forthcoming from the state, county, or municipal regulatory agencies. The findings of
this records search are reported in Section 4.4, Agency Contacts. The addresses, phone numbers,
names of the persons contacted within the various agencies are listed on the Regulatory Contacts
Sheet, which is included in Appendix B. Copies of any records obtained from regulatory agencies
can be found in Appendix C. In some instances, Florida Environmental Consulting, Inc. may not
yet have received a reply from one or more of the agencies that were contacted. (Some agencies
will take six weeks or longer to reply to a verbal or written request.) In the event of such delays in
response, rather than delaying the issuance of the report, Florida Environmental Consulting, Inc.
has indicated in the report that a response to the request for records is pending, and a copy of the
regulatory request form has been included in Appendix B. Any pertinent information that is
subsequently received from the pending agency will be addressed and forwarded to the client in the
form of an addendum to this report.
Florida Environmental Consulting, Inc. has also reviewed an ERS RecCheck Report, a computer -
generated federal, state, and regional one -mile regulatory database search in an effort to determine
whether the subject site is listed on an agency environmental database and to identify possible
regulatory -listed sites of concern within a one -mile radius of the subject site. In general, these
documents list known or suspected hazardous -waste generators, release sites, landfills, unauthorized
disposal sites, sites with registered underground storage tanks, and sites currently under
investigation for known or suspected environmental violations or releases. In conjunction with the
findings on the geological and hydrological conditions, information obtained from the database
search can be used to assess the environmental risk faced by the subject site from past or present off -
site sources of contamination. Additionally, the ERS RecCheck Report may provide infonnation
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about on -site sources of contamination. The ERS RecCheck Report review can be found in Section
4.5; a copy of the complete ERS RecCheck Report document and a detailed description of the
databases that were searched are included in Appendix D.
When requested, Florida Environmental Consulting, Inc. will compile and review a chain -of -title
abstract for the subject property. The chain -of -title abstract can help the client and Florida
Environmental Consulting, Inc to better understand the history of the use of the subject site. The
chain -of -title abstract is typically compiled from documents obtained from the County Recorder's
Office or Tax Assessor's Office. The chain -of -title abstract review, if completed for this report, can
be found in Section 4.6. The County Assessor also may be contacted to determine whether the
subject site has been assigned addresses in the past which are different from its current address. It is
the client's responsibility to supply Florida Environmental Consulting, Inc. with any records of
environmental liens or other such documents.
On occasion, the client, the client's representatives, or on -site personnel will make available
environmental documents pertaining to the subject site. These documents may be prior Phase I
Reports, environmental site remediation reports, foundation soil reports, or occupancy records,
among others. if these are made available prior to the issuance of the report, Florida
Environmental Consulting, Inc, will review the conclusions of these documents, which may help to
confirm or disprove any tentative findings that Florida Environmental Consulting, Inc. has
developed independently. If the client has supplied environmental documents for review as part of
this assessment, the findings are included in Section 4.7.
After the above information from existing historical records, regulatory agencies, interviews, and
other additional environmental documents has been reviewed and evaluated, Florida
Environmental Consulting, Inc. presents the site uses for the subject property as well as adjoining
site uses in a chronological table. This historic site use summary assists the client, as well as the
field assessors and reviewers to have a perspective of the historical uses of the subject site. The
Historical Site Use is presented in Section 4.8.
2.2.4 Interviews
Florida Environmental Consulting, Inc. attempts to interview various individuals who may have
knowledge of various aspects of the subject site. Typically, the interviewees might include:
• Current and previous owners
• Site and operations managers
• Tenants
• Local regulatory personnel
The interviews are summarized in Section 5.0 and interview notes are included in Appendix F.
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2.2.5 Conclusions and Recommendations
Section 6.0, Conclusions and Recommendations, provides detailed descriptions of the recognized
environmental conditions, the de Ininimis conditions, historical recognized environmental
conditions, and controlled recognized environmental conditions that, in the professional opinion of
Florida Environmental Consulting, Inc., currently affect the subject site. Section 6.0 also
recommends or suggests the next -step actions that may be required to begin addressing the
conditions.
The essential information on a condition at a given location is contained in the 'Description of
Condition" and the "Action Suggested" boxes of the table for that location. The section numbers
refer to those sections in the report that describe the research tasks and findings behind the
conclusions. This reporting method allows the reader to quickly go to those sections that are
pertinent to the condition.
2.3 INTERPRETATION OF THE REPORT
Following the completion of the tasks outlined above, Florida Environmental Consulting, Inc.
prepared this report to present our findings and conclusions clearly and consistently. In an attempt
to aid the reader and bring organization to pieces of seemingly unrelated information, Florida
Environmental Consulting, Inc. has developed a report format that is both innovative and concise.
Each piece of information is described in the context of the research or assessment task under which
it was found. Typically, an environmental condition will incorporate a number of specific findings.
So, in Section 6.0, Conclusions and Recommendations, the various particular findings are grouped
together and collectively presented with the description of the environmental condition that is
corroborated by those findings.
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SECTION 3.0
SITE DESCRIPTION AND RECONNAISSANCE
The subject site is surrounded by an area of predominantly commercial and residential properties.
On the date of the site reconnaissance, the subject site consisted of 0.76 acres of commercial motel
usage. The following subsections describe the physical characteristics of the subject site and are a
compilation of the observations made during the visual site inspection.
3.1 SITE PHOTOGRAPHS
A Florida Environmental Consulting, Inc. field assessor completed a reconnaissance of the subject
site, at which time a number of photographs were taken to document the current condition and use
of the site. The photographs can be found in Appendix A.
3.2 GEOLOGIC AND HYDROGEOLOGIC CONDITIONS
According to United States Department of Agriculture. Soil Survey Geographic (SSURGO)
Database data, the native soil type is Immokalee fine sand
Map Unit Type: Consociation
Hydric: No
Drainage Class: Poorly drained
General Information: Sandy, siliceous, hyperthermic, ortstein Alfic Alaquods.
Fill material was not used.
The elevation of the subject site appears to be 7 feet above mean sea level.
Groundwater in the site vicinity is known to occur very close to the surface and flow towards the
east and the Indian River Lagoon. However, the specific flow direction is unknown. It should be
noted that the flow direction and depth of groundwater may be influenced by rainfall, tidal activity,
shore properties, and local groundwater piunping operations.
Storm water discharge across the site appears to sheet flow east to the municipal stormwater system.
The direction and destination of storm water discharge does not appear to be a source of
environmental concern to the subject site.
3.3 EXISTING STORAGE TANKS
No evidence of any existing aboveground or underground storage tanks was observed on the subject
site during the site reconnaissance nor noted in the research conducted for this assessment.
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3.4 PREVIOUSLY EXISTING STORAGE TANKS
No evidence of previously existing aboveground or underground storage tanks was observed on the
subject site during the site reconnaissance nor noted in the research conducted for this assessment.
3.5 HAZARDOUS SUBSTANCE STORAGE AND HANDLING
No storage or handling of hazardous substances was observed in the areas inspected during the site
reconnaissance.
3.6 SPECIFIC HAZARDOUS SUBSTANCES RECONNAISSANCE
3.6.1 Summary of Specific Hazardous Substances Reconnaissance (Beyond ASTM Scope)
In addition to a general inspection of the subject site for evidence of the presence of hazardous
substances or environmental concerns, the field assessor also conducted a reconnaissance for a set of
specific hazardous substances that are not addressed in the scope of the ASTM Standard. The results of
this specific reconnaissance are given in the following table(s). If a specific suspected hazardous
substance was sampled or otherwise tested, this will be indicated in the table and the results of the
laboratory analysis or other tests will be given in Section 3.6.2.
ID #
2
SPECIFIC HAZARDOUS SUBSTANCES (BEYOND ASTM SCOPE)
Substance
Asbestos
Radon
Sampled?
Yes
No
Description
ACM were found
EPA Radon Zone: 3
(Predicted avg for county: < 2
pCi/L)For zip code 32958:
Number of tests per zip code: 7
Number of tests where radon is > 4
pCi/L: 0
Percentage of test where radon is > 4
pCi/L: 0%
The subject property is located in an area
that is considered to have a low
occurrence of radon. However, the
occurrence of radon is site -specific; only
testing can determine the actual radon
level at the site.
Condition
De minimis
N./A
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ID # Substance Sampled? Description Condition
3 Lead Paint No Based on the date of construction, it is N/A
possible that there islead-containing
paint on -site, however the buildings are
proposed for demolition and this
condition would not affect susceptible
individuals.
Lead Water No Based on the date of construction, there N/A
is the potential for the presence of lead in
the plumbing fixtures and/or pipes on -
site, however the buildings are proposed
for demolition and this condition would
not affect susceptible individuals.
Note: If the table indicates that a given subs ance has been sampled, then a related table can be found in Section 3.15.2,
which will give the results of the laboratory analysis of the sample or samples
3.6.2 Details of Specific Hazardous Substances Sampling/Observations
Please see Appendix 9.0.E for the Asbestos Survey Report.
3.7 POLYCHLORINATED BIPHENYLS (PCBS)
The Florida Environmental Consulting, Inc. site reconnaissance does not include checking on -site
fluorescent light fixtures for potential PCB content. Although fluorescent light ballasts may contain
PCBs, the amount contained is considered to be so inconsequential that the ASTM (Standard Practice,
E 1527) has stated: "Fluorescent light ballast likely to contain PCBs does not need to be noted." in a
Phase I Environmental Report.
No known or suspected PCB -containing equipment or materials were observed on -site during the site
3.8 CLARIFIERS, SUMPS, TRENCHES, AND INDUSTRIAL DISCHARGE SOURCES
No clarifiers, sumps, trenches, industrial floor drains, or industrial discharge points were noted during
the site reconnaissance, historical, and/or regulatory research.
3.9 SURFACE CONDITIONS
No significant areas of staining or other unusual surface conditions were observed during the site
reconnaissance.
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3.10 STRESSED VEGETATION
No disfigured, discolored, dying, or otherwise stressed vegetation was observed on -site during the site
reconnaissance.
3.11 PRIOR OR CURRENT AGRICULTURAL LAND USE
The site reconnaissance, historical, and/or regulatory research conducted for this assessment
indicates that the site has not been used for agricultural purposes in the past.
3.12 OTHER ENVIRONMENTAL CONDITIONS
No evidence of further environmental conditions and/or impairments was observed during the site
reconnaissance, beyond that evidence that has already been noted in this section.
3.13 VISUAL OBSERVATIONS, ADJOINING SITES
During the site reconnaissance, the Florida Environmental Consulting, Inc. field assessor also
visually inspected and documented the use of those properties which immediately adjoin the subject
property. The observations of the adjoining properties were made by the Florida Environmental
Consulting, Inc. field assessor on the date of the site reconnaissance. No sources of environmental
concern were noted.
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SECTION 4.0
REVIEW OF HISTORICAL INFORMATION AND REGULATORY
AGENCY RECORDS
4.1 HISTORICAL AERIAL PHOTOGRAPH AND U.S.G.S. TOPOGRAPHIC MAP
REVIEW
Florida Environmental Consulting, Inc. reviewed readily available and reasonably ascertainable
aerial photographs and U.S.G.S. topographic maps of the area of the subject site. (A copy of a
U.S.G.S. map, if available, has been included as Figure 1.) These aerial photographs and maps may
have been obtained from Florida Environmental Consulting, Inc.'s library and/or another source
(all sources identified in Appendix B). Each aerial photograph was reviewed for the subject property
and, where applicable, adjacent property use. In addition, each photograph was reviewed to identify
the presence of areas of dumping, staining, buildings, and/or aboveground storage tanks.
Aerial photographs for the years of 1943 — 2016 and U.S.G.S. topographic maps for the year(s) of
2103 were reviewed and no recognized environmental conditions, de nzinimis conditions, historical
or controlled recognized environmental conditions were identified.
4.2 HISTORICAL MAP REVIEW
Florida Environmental Consulting, Inc. did not review historical maps for one or more of the
following reasons:
1. Based on a reasonable amount of research, the information was not readily available, as
defined in the ASTM Standard.
2. Sufficient historical information was available from other sources to identify the past property
uses.
4.3 HISTORICAL CITY OR STREET DIRECTORY REVIEW
Florida Environmental Consulting, Inc. did not review historical city or street directories for one
or more of the following reasons:
3. Based on a reasonable amount of research, the information was not readily available, as
defined in the ASTM Standard.
4. Sufficient historical information was available from other sources to identify the past property
uses.
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4.4 AGENCY CONTACTS (RECORDS SEARCH)
4.4.1 Building Department Records
Florida Environmental Consulting, Inc. submitted a request to the local Building agency for the
purpose of reviewing reasonably ascertainable, relevant building permits, original plumbing and
finish schedules, building plans, or other readily available, relevant documents pertaining to the
subject site that are on file with this agency (all sources are identified in Appendix B). The
following table presents the results of this review. (Copies of the reviewed documents, when
available and/or necessary are included in Appendix C.)
SUMMARY OF BUILDING DEPARTMENT RECORDS
Description of Permit/Plan I Condition
Built in 1951 may contain Asbestos I De minimis
4.4.2 Fire Department Records
Florida Environmental Consulting, Inc. did not review fire department records for one or more of
the following reasons:
I. Based on a reasonable amount of research, the information was not readily available, as
defined in the ASTM Standard.
2. Sufficient historical information was available from other sources to identify the past property
uses.
4.4.3 Health or Environmental Agency Records
Florida Environmental Consulting, Inc. submitted a request to the local Health Department and/or
Environmental agency for the purpose of reviewing reasonably ascertainable environmental records
that may be on file with this agency for the subject site. The following table gives the results of this
review. (Copies of the reviewed documents, when available, are included in Appendix C and the
source is identified in Appendix B.)
SUMMARY OF HEALTH OR ENVIRONMENTAL AGENCY RECORDS
Description Condition
No records for environmental contamination found N/A
4.4.4 Sanitation Agency Records
Florida Environmental Consulting, Inc. did not review sanitation records for one or more of the
following reasons:
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1. Based on a reasonable amount of research, the information was not readily available, as
defined in the ASTM Standard.
2. Sufficient historical information was available from other sources to identify the past property
uses.
4.4.5 Water Quality Agency Records
Florida Environmental Consulting, Inc. did not review water quality records for one or more of the
following reasons:
1. Based on a reasonable amount of research, the information was not readily available, as
defined in the ASTM Standard.
2. Sufficient historical information was available from other sources to identify the past property
uses.
4.4.6 Oil and Gas Agency Records or Maps
Florida Environmental Consulting, Inc. did not review oil and gas records for one or more of the
following reasons:
1. Based on a reasonable amount of research, the information was not readily available, as
defined in the ASTM Standard.
2. Sufficient historical information was available from other sources to identify the past property
uses.
4.4.7 Pipeline Agency Records or Maps
Florida Environmental Consulting, Inc. did not review pipeline for one or more of the following
reasons:
1. Based on a reasonable amount of research, the information was not readily available, as
defined in the ASTM Standard.
2. Sufficient historical information was available from other sources to identify the past property
uses.
4.4.8 Other Pertinent Records/File Reviews
There are no additional regulatory agencies known to Florida Environmental Consulting, Inc. that are
likely to have further relevant environmental information pertaining to the subject site. No agency rile
reviews were conducted for the subject site or the adjacent sites for this investigation.
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4.5 REVIEW OF ERS RECCHECK REPORT
The Florida Environmental Consulting, Inc. review of the ERS RecCheck Report (the complete ERS
RecCheck Report is included in Appendix D) found the subject site is not a regulatory -listed site. In
addition, there were no sites found that were (1) located within '/< mile of the subject site (that is, close
enough, under certain conditions, to possibly constitute an environmental risk to the subject site), or (2)
are sites that are further than ''/a mile but still pose a concern to the subject site (that is, listed sites which
may have experienced a release of hazardous substances of sufficient magnitude to constitute a regional
threat or to have impacted the subject site). Listings of unmapped sites were reviewed to identify the
subject site or any sites that are obviously adjacent to the subject property. Other unmapped sites are
listed only in Appendix D. No environmental concerns were identified.
4.6 CHAIN -OF -TITLE ABSTRACT AND/OR REVIEW
At the request of the client, a chain -of -title abstract was not requested or completed for this project.
4.7 ADDITIONAL ENVIRONMENTAL DOCUMENTS
In the course of this assessment, Florida Environmental Consulting, Inc. was not provided with any
additional environmental documents for review regarding the environmental condition of the subject
site by the client or the client's representatives.
4.8 HISTORICAL SITE USE
The chronological historical site use summary is based on reviewed aerial photographs, maps,
regulatory agency files, interviews, and additional environmental documents. The historical site use
summary for the subject site and the adjoin sites is presented in the following table. The rows of this
table are organized in chronological order, according to the date range of a specific site use.
Date Range
-1951
1951-Present
HISTORICAL SITE USE
Subject Site
Vacant Natural
Motel
Adjoining Sites
Residential
Commercial / Residential
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4.9 IDENTIFICATION OF HISTORICAL DATA GAPS
During the course of this assessment, Florida Environmental Consulting, Inc. identified no data gaps
within the chain of historic documents regarding the environmental condition of the subject site.
4.10 REVIEW OF TITLE AND/OR JUDICIAL RECORDS FOR ENVIRONMENTAL
LIENS OR ACTIVITY AND LAND USE LIMITATIONS (E.G., ENGINEERING
AND INSTITUTIONAL CONTROLS)
Florida Environmental Consulting, Inc contacted the County Recorder's Office for the purpose of
reviewing readily available and reasonably ascertainable title and/or judicial records for
environmental liens or activity and land use limitations (e.g., engineering and institutional controls)
that this agency may have on file for the subject site. Upon review of the readily available title
and/or judicial records that typically pertain to environmental liens and/or land use limitations at this
agency, no environmental liens, records of environmental activity and/or environmental land use
limitations were identified. Not all records available and/or listed for this site at this agency were
reviewed. Only those documents that typically contain those types of records (environmental liens
and/or environmental land use limitations) were reviewed.
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SECTION 5.0
INTERVIEWS
5.1 INTERVIEWS WITH OWNER, PROPERTY MANAGER, USER, AND OTHERS
As part of the Phase I, Florida Environmental Consulting, Inc. attempts to interview varieus
individuals who may have knowledge of different aspects of the subject site as it pertains to
environmental conditions. The comments of the interviewees are noted by the Florida Environmental
Consulting, Inc. interviewer on Interview Note Forms, which are included in Appendix F. The
following table summarizes the relevant portions of these notes.
SUMMARY OF INTERVIEWS
ID # Date of Name of Interviewee Title Relevant Discussions
Interview
1 2/7/201 S Ruth Sullivan Owner The owner is not aware of any
activity or land use limitations,
engineering or institutional
controls, environmental liens, or
other restrictions that have been
placed on the property relating
to hazardous materials or
petroleum products. He does not
have any specialized knowledge
of the subject property and
surrounding areas material to
recognized environmental
conditions in connection with
the subject property.
2 2/7/2015 Various City City employees did not have any
records relating to
environmental contamination
5.2 PURCHASE PRICE VERSUS FAIR MARKET VALUE INTERVIEW
Condition
N/A
N/A
Florida Environmental Consulting, Inc uses data supplied by the client to determine if a difference
between the purchase price of the property and the fair market value of the property is due to the effect
of any releases or threatened releases of hazardous substances or petroleum products. In this case the
purchase price and/or fair market value are not being disclosed as part of this investigation.
However, no current or past hazardous substance or petroleum product use was documented in this
investigation. Therefore, any difference cannot be due to the effect of any releases or threatened
releases of hazardous substances on the purchase price of the property.
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SECTION 6.0
CONCLUSIONS AND RECOMMENDATIONS
6.1 RECOGNIZED ENVIRONMENTAL CONDITIONS
This section contains full descriptions of any recognized environmental conditions (REC) that have
been identified as a result of the Florida Environmental Consulting, Inc. Phase I Environmental
Transaction Screening for the subject site. Florida Environmental Consulting, Inc. classifies a
condition as a REC (as opposed to a de minimis condition) when it is one that involves a condition for
which, in the opinion of Florida Environmental Consulting, Inc., further investigation and/or
remediation is recommended. In addition to the descriptions of condition, this section also contains a
statement of the recommended next -step actions for any conditions that are described in the following
tables.
Each identified condition receives its own table, and that table will collect together the particular
findings from the body of the report that have been used to support Florida Environmental
Consulting, Inc.'s conclusion as to the presence of a recognized environmental condition. For the
benefit of the reader, the tables also contain the section numbers of the findings cited in support of the
condition.
(CONDITION # N/A IDENTIFIED CONDITION APPEARS TO BE A
LOCATION:N/A ENVIRONMENTAL CONDITION
SECTION #
COMMENTS
N/A I No recognized environmental conditions appear to currently affect the subject site.
DESCRIPTION OF CONDITION: N/A
ACTION SUGGESTED: N/A
TOTAL ESTIMATED COST TO COMPLETE
SUGGESTED NEXT STEP ACTIONt N/A
6.2 DEMINIMIS CONDITION, HISTORICAL RECOGNIZED ENVIRONMENTAL
CONDITIONS, AND CONTROLLED RECOGNIZED ENVIRONMENTAL
CONDITIONS
This section contains descriptions of de minimis conditions, historical RECs, or controlled RECs that
have been identified in the Florida Environmental Consulting, Inc. Phase I Environmental
Transaction Screening for the subject site. Florida Environmental Consulting, Inc. classifies an issue
as a de minimis condition (as opposed to a REC) when (1) it involves issues that appear to pose no
immediate or imminent threat to the subject site, but which over time (with the occurrence of
groundwater movement, demolition, disturbance, etc.) may come to pose an actual or present REC for
the subject site and/or when (2) it involves areas that currently appear to have a negligible impact on the
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subject property and which do not, therefore, require additional investigation at this time, but of which
Florida Environmental Consulting, Inc. feels the client should be made aware. Florida
Environmental Consulting, Inc. classifies a historical recognized environmental condition (HREC) as
a past release of any hazardous substances or petroleum products that has occurred in connection
with the property and has been addressed to the satisfaction of the applicable regulatory authority or
meeting unrestricted use criteria established by a regulatory authority, without subjecting the
property to any required controls. An HREC is limited to include only past releases that have been
addressed to unrestricted residential use. Florida Environmental Consulting, Inc. classifies a
controlled recognized environmental condition (CREC) as a recognized environmental condition
resulting from a past release of hazardous substances or petroleum products that has been addressed
to the satisfaction of the applicable agency, with hazardous substances or petroleum products
allowed to remain in place subject to the implementation of required controls.
Each identified condition receives its own table, and that table will collect together the particular
findings from the body of the report that have been used to support Florida Environmental
Consulting, Inc's conclusion as to the presence of that condition. For the benefit of the reader, the
table also contains the section numbers of the findings cited in support of the condition.
CONDITION # 1
LOCATION: Buildings
IDENTIFIED CONDITION APPEARS TO BE A DE MINIMIS
ENVIRONMENTAL CONDITION
DESCRlPT1ON OF CONDITION: Asbestos
ACTION SUGGESTED: Disposal of applicable material by a qualified ACM remediator
TOTAL ESTIMATED COST TO COMPLETE THE
SUGGESTED NEXT STEP ACTION] $8,000410,000
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SECTION 7.0
LIMITATIONS
To achieve the study objectives stated in this report, we were required to base Florida Environmental Consulting, Inc.'s
conclusions and recommendations on the best information available during the period the investigation was conducted and
within the limits prescribed by Florida Environmental Consulting, Ina's client in the contract/authorization agreement
and standard terms and conditions.
Florida Environmental Consulting, Inc.'s professional services were performed using that degree of care and skill
ordinarily exercised by environmental consultants practicing in this or similar fields. The findings were mainly based upon
examination of historic records, maps, aerial photographs, and governmental agencies lists. The hazardous waste site lists
represented in this report represent only a search of the specific government records as listed above. It should be noted that
governmental agencies often do not list all sites with environmental contamination; the lists could be inaccurate and/or
incomplete. Recommendations are based on the historic land use of the subject property, as well as features noted during
the site walk and examined records. The absence of potential gross contamination sources, historic or present, does riot
necessarily imply that the subject property is free of any contamination. This report only represents a "due diligence" effort
as to the integrity of the subject property. No warranty or guarantee, expressed or implied, is made as to the professional
conclusions or recommendations contained in this report. The limitations contained within this report supersede all other
contracts or scopes of work, implied or otherwise, except those stated or acknowledged herewith.
This report is not a legal opinion. It does not necessarily comply with requirements defined in any environmental law such
as the "innocent landowner defense" or "due diligence inquiry." Only legal counsel retained by the client is competent to
determine die legal implications of any information, conclusions, or recommendations in this report. The compliance
status, discussed in Section 3,0, is not intended for use as a guide to compliance for the present owner. Its intended use is to
identify environmental impairments to the subject property and is not to be used as a guide to the legal compliance to any
regulations of any kind.
The findings, conclusions, recommendations, and professional opinions contained in this report have been prepared by the
staff of Florida Environmental Consulting, Inc. , in accordance with generally accepted professional practices. All cost
estimates in Section 6.0, are purely estimates only, and may not represent the actual costs. Without further investigative
assessment, exact, actual costs cannot be fixed. The costs associated with Florida Environmental Consulting, Ina's
recommendations are for budgetary purposes only.
This report does not address, in any way, septic systems, leach fields, septic tanks, or related health hazards.
All asbestos, lead, or any other sampling is sampled in a good faith effort by Florida Environmental Consulting, Inc.
assessors. Sample results should not be construed as conclusive and binding in any way. All sampling conducted is only
for the purposes of general screening and does not imply that all materials, locations, or hazardous materials have been
identified nor was the sampling intended to identify every instance of the materials sampled. No interpretation of the
sample results is made or implied. Florida Environmental Consulting, Inc only relays the information supplied by the
laboratory conducting the analysis.
THIS REPORT WAS PREPARED FOR THE SOLE USE AND BENEFIT OF OUR CLIENT, AND
IS BASED, IN PART, UPON DOCUMENTS, WRITINGS, AND INFORMATION OWNED AND
POSSESSED BY OUR CLIENT. NEITHER THIS REPORT, NOR ANY OF THE INFORMATION
CONTAINED HEREIN, SHALL BE USED OR RELIED UPON FOR ANY PURPOSE BY ANY
PERSON OR ENTITY OTHER THAN OUR CLIENT. ALL STANDARD TERMS, CONDITIONS,
AND LIMITATIONS BY Florida Environmental Consulting, Inc. APPLY AT ALL TIMES FOR
THIS REPORT AND ALL REPORTS ISSUED BY Florida Environmental Consulting, Inc.
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SECTION 8.0
FIGURES
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SITE LOCATION TOPOGRAPHIC MAP
U.S. Geological Survey. Sebastian (2015-08-10) Quadrangle, 7.5 Minute Series
Florida Environmental Consulting,1215 Indian River Drive FIGURE: 1
JOB: FEG16-106
Inc. Sebastian, FL 32958 DATE: 2/22/2018
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SITE LOCATION MAP
Florida Environmental Consulting, 1215 Indian River Drive FIGURE: 2JOB: FEC-18-106
Inc. Sebastian, FL 32958
DATE: 2/2'212018
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SECTION 9.0
APPENDICES
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APPENDIX B
SUMMARY OF AGENCY CONTACTS
I
Frank Wantanabe
2
Charles Voght
3
Indian River County
4 Cathy Testa
5 Florida Department of
Environmental
Protection
6
Dori Bosworth
City of Sebastian,
Engineering
Department of
Environmental
Health
Property
Appraiser
City of Sebastian,
Records Clerk
ERA
City Of Sebastian
Planning
Copyright[ 2918 Flontlo Gnriwrmmrvl CunaJtin}. fne AU rightsms 4 FlunPO Enrvmnmenrol Conndnw/;, /ne PraJm No FEC-1"06
Attachment 3. Commercial Waterfront Residential Zoning District, �.
Sec. 54-2-5.5. - Commercial Waterfront Residential District (CWR)
(a) Intent. The purpose and intent of the CWR District is to provide a management framework for
implementing comprehensive plan objectives and policies for the Riverfront Mixed Use designation
illustrated on the future land use map. All development in the Commercial Waterfront Residential
District shall comply with the comprehensive plan, performance criteria in chapter III, as well as
other applicable land development regulations. The CWR District is intended to preserve the
existing character of the Riverfront area. The existing assets, including historical structures shall
be protected, preserved and enhanced. The zoning district is intended to provide for a mixture of
uses and a variety of opportunities for recreational, residential and commercial uses while
protecting the environment.
(b) Permitted uses:
Single-family dwellings
Duplex dwellings
Multiple -family dwellings up to 8 units per acre
Timeshare facilities
Cultural or civic facilities
Clubs and lodges, public and private
Commercial retail <5,000 sq. ft.
Foster care/group homes with <_ 6 residents
Boat sales or rental
Bait and tackle shops
Fish markets/packing facilities
Yacht clubs
Restaurants excluding drive -through facilities
Bars and lounges
Trade and skilled services, marine -related only
Marinas
Marina fuel sales
Marine power sales and service
Home occupations
Accessory uses to permitted uses
(c) Conditional uses:
Model homes
Educational institutions, marine related
Commercial retail > 5,000 sq. ft.
Business & professional offices, excluding drive -through facilities
Utilities, public and private
Foster carelgroup homes with > 6 residents
Parks and recreation, public
Hotels and motels
Parking lots without a building on the lot
Protective and emergency services, public
Bed and breakfast
Wet or dry storage of boats
Accessory uses to conditional uses
(d) Size and dimension criteria:
(1) Maximum density: 8 units per acre.
(2) Maximum FAR: 50%.
(3) Maximum height:
West of Indian River Drive: 35 feet.
East of Indian River Drive: 25 feet.
(4) Lot coverage:
Maximum building coverage: 30%.
Maximum impervious surface: 80%.
Minimum open space:
Nonresidential: 25%.
Residential: 50%.
(5) Lot dimensions:
Minimum lot size: 10,000 square feet.
Minimum lot width: 80 feet.
Minimum lot depth: 125 feet.
(6) Minimum setbacks:
Front yard:
Nonresidential, with sidewalk, curb and gutter: None required.
Nonresidential, without sidewalk, curb and gutter: 10 feet.
Residential: 25 feet.
Side yard:
Nonresidential: 5 feet, except 10 feet when abutting a residential district or use.
Residential: 15 feet plus one foot per each additional 2 feet in height above 25 feet.
Rear yard:
Nonresidential: 10 feet, except 30 feet when abutting a residential district or use.
Residential: 20 feet.
Minimum distance between residential structures on the same lot: 20 feet.
(7) Minimum living area:
Single-family dwellings: The minimum floor area required, exclusive of porches, terraces, attached
garages, carport or unroofed areas, shall be 1,200 square feet.
Duplex: 750 square feet per unit.
Multiple family dwellings:
Required Minimum Living Area in Multiple Family Dwellings
Type Dwelling/4 Bedrooms Required # of Square Feet
Efficiencies 600
One bedroom units 700
Required Minimum Living Area in Multiple Family Dwellings
Type Dwelling/# Bedrooms
Two bedroom units
Three bedroom units
Each additional bedroom after three bedrooms
Required # of Square Feet
850
1,000
100 sq. ft. per additional bedroom
(8) Required accessory structures: Every single-family and duplex dwelling unit shall be required
to provide a garage or carport. If a carport or similar unenclosed structure is provided then each
unit within the principal structure shall contain a fully enclosed utility storage area of at least 60
square feet which shall be designed as an integral part of the principal structure. If a fully enclosed
garage is provided, then no utility structure shall be mandated. The garage or carport shall have a
minimum interior clear dimension of ten feet by 20 feet.
(e) Regulation of sales promotional activity: Sales activities for commercial resort residential units
shall comply with all of the following criteria:
(1) The original sale of the vacation time sharing plans may be conducted on premises in a sales
office and in up to a maximum of two model units;
(2) The on -site sales activity shall be limited to original developer sales;
(3) The sales activity shall be conducted inside the sales office and model units so as not to be
noticeable from the outside, except for permitted graphics;
(4) On -site sales activities shall be terminated upon completion of original sales; and
(5) A minimum of one parking space for each two proposed units shall be provided on site for the
sales staff and potential purchasers' use during the (marketing) sales promotional and construction
phases.
(f) Conversions to time-share units: No development involving the conversion of an existing
dwelling unit to a time-share unit may take place unless the applicant attaches to his application
for zoning or site plan approval either:
(1) A copy of any information required by the state, including as may be appropriate, a
condominium declaration, sales prospectus, and/or other documents required by the state in
regulating the use. Such material shall include a statement in prominent type declaring that time-
share units will or may be created with respect to units proposed; and/or
(2) An amendment to a prior existing condominium declaration that permits time-share estates to
be created, which amendment has been executed by each record owner of each unit of the
condominium and each record owner of each lien on each unit of the condominium.
(g)Other required information. Applicants for a time-share use shall file with the city all public
documents required by the state in regulating such use. The purpose of this requirement is to
provide assurance that the applicant has been found in compliance with all requisite state
regulations governing the use, including method of sales, operations, and other issues of public
health, safety and welfare.
(Ord. No. 0-12-10, § 3, 10-10-2012
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HARBOR LIGHTS -1215INDIAN RIVER DRIVE
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Site and Code Conditions:
FLUM: Riverfront Mixed Use
Parcel Size: 0.75 acres
Current zoning: Commercial Waterfront Residential District (CWR)
Permitted Uses: Multiple -Family Dwellings up to 8 units per acre
Commercial retail less than or equal to 5,000 sq ft
Potential Development Scenario:
Density: 0.75 acres x 8 Dwelling Units per acre = 6 Dwelling Units
6 townhouses with 2-car garage, typical unit size 1,500 sq ft
OR
Dwelling Units above Retail Units
Height: 2-3 stories
Former "Harbor Lights Motel" Site
Make this city -owned site a redevelopment project by envisioning a small-scale, mixed -use development such as,
townhomes and three (3) story mixed -use with ground floor commercial retail, second floor live/ hotel/ work, third floor
live/hotel with balconies providing water views along Indian River Drive. This redevelopment should capitalize on the
site's location along the waterfront, the Indian River Drive "waterfront promenade', and the addition of a public
waterfront park.Guarantee that the site is ready to be developed by conducting all the necessary surveys, tests,
environmental review, and other procedures. Develop a specific strategy for the potential redevelopment which may
include;
1. Prepare and issue a request for proposals solicitations for the site redevelopment;
2. Specify the intent and aspirations of the City with development incentives with items such as; public benefit
bonuses and utility improvements;
3. Create "brochure" type real estate marketing material and promote site on website and at events where real estate,
developers, bankers, and others meet.
a
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Attachment 6 Photoaraohs of vrooerty:
PRO
2/17/2021
Sealed Solicitation I Vendor Registry
R0EBRING
19 on -me cipct.e
City of Sebring Sealed Solicitation
Title: Development of the Sebring CRA Property 301 Circle Park Drive
Deadline: 3/12/2021 3:00 PM (UTC-05:00) Eastern Time (US & Canada)
Status: Open
Solicitation Number: 21-008
Description:
i/ndorRegistry
powered by mal am"ree
7.
The CRA is seeking proposals from qualified and experienced real estate developers interested in
undertaking the development of the site located at 301 Circle Park Drive within the Sebring CRA District.
The purpose of this solicitation is to continue implementation of the Community Redevelopment Plan by
providing for the conveyance of the property owned by the CRA to the developer selected for
redevelopment to remove conditions of slum and blight, increase the tax base, enhance the quality of
life, improve the aesthetics and useful enjoyment of the redevelopment area, and promote the health,
safety, morals and welfare of the residents of the CRA and the City. Due to the importance of this
particular downtown development site, it is the intention of the CRA to consider certain development
"incentives" to assist in making the project feasible which might include, but not be limited to,
conveyance of the property at no cost, the payment of certain impact fees, housing incentives, tax
increment rebates, etc. If the developer wishes to request incentives, they must outline their request as
part of the proposal.
This subject property is located at 301 Circle Park Drive and is a (1) story building totaling more than
3,300 square feet. The property has a prime location in the Historic District of Downtown Sebring, and is
currently zoned C1 Commercial. The property has large display windows that wrap around the front of
the building that would be well suited for retail or a restaurant. The property is situated on a corner
parcel with high visibility from both pedestrian and vehicular traffic. The property also comes with 3.0
https://vrapp.vendorregistry.com/BidsNiew/Bid/50fO6ofe-ffda-4734-ab9c-98dc2dad598e 112
2/17/2021
Sealed Solicitation I Vendor Registry
dedicated parking spaces in the rear of the building. The building was constructed in 1950 and is cement
block with metal trusses. The roof over the back storage area was replaced by the previous owner in
December 2019, and the main building's roof was replaced in June 2020.
A key objective as part of the CRA's redevelopment strategy for Downtown Sebring is the creation
of eateries in and around the downtown area to create a recreational and entertainment
environment. Only businesses that are located outside of the CRA district and looking to relocate or
establish an additional location downtown will be considered. Scoring preference will be given to
proposals including multi -family housing and businesses that are food and entertainment centered such
as lunch/dinner eateries, bakery, coffee shop, sports bar, pub, brewery or tap room etc. The purpose of
the property's redevelopment is to promote revitalization and to serve as a catalyst for the
continued progression of the downtown. The CRA's preference is for a future use to include
restaurants, retail, and/or entertainment with the goal of creating a destination for the
community and surrounding areas to live, work, shop, and play in an effort to increase foot traffic
in the area. The proposed structure's facade design will be reviewed for approval by the CRA
board, and the City's Historic Preservation Commission.
****SITE VISIT REQUIRED****
Pre -Bid Meeting Details: ****SITE VISIT REQUIRED****
Documents:
• 21-008 Development of the CRA Property 301 Circle Park Drive.pdf
• CRA Redevelopment Master Plan - 2004.pdf
https://vrapp.vendorregistry.com/BidsIView/Bid/50fO60fe-ffda-4734-ab9c-98de2dad59Be 2/2
2/17/2021
Sealed Solicitation I Vendor Registry
EBRINCS
C9 on T-pe CIRCLE
City of Sebring Sealed Solicitation
F/endorRe13istry
powere by mtlf commerce
Title: City of Sebring CRA - Development of the North Ridgwood Drive Site and Former Nancesowee Hotel
Deadline: 3/12/2021 3:00 PM (UTC-05:00) Eastern Time (US & Canada)
Status: Open
Solicitation Number: 21-006
Description:
The CRA is seeking proposals from qualified and experienced real estate developers
interested in undertaking the development of the site located at 139 North Ridgewood
Drive within the Sebring CRA District. The purpose of this solicitation is to continue
implementation of the Community Redevelopment Plan by providing for the conveyance
of the property owned by the CRA to the Developer selected for redevelopment to remove
conditions of slum and blight, increase the tax base, enhance the quality of life, improve
the aesthetics and useful enjoyment of the redevelopment area, and promote the health,
safety, morals and welfare of the residents of the CRA and the City. Due to the importance
of this particular downtown development site, it is the intention of the CRA to consider
certain development "incentives" to assist in making the project feasible which might
include, but not be limited to, conveyance of the property at no cost, the payment of
certain impact fees, housing incentives, tax increment rebates, etc. If the developer wishes
to request incentives, they must outline their request as part of the proposal.
The now vacant parcel was home to the Nan-Cess-O-Wee Hotel, a 50-room historic hotel
built in 1923 by Sebring's founder, George E. Sebring. The hotel was one of the original
buildings in the historical downtown area, but had been closed since 2004. Over the years,
the building fell into disrepair and was eventually condemned. The building was recently
acquired by the CRA and out of necessity, was demolished. The property is zoned C-1
commercial, and an existing planned development agreement is applicable to the property
from the previous owner. The CRA would support a reasonable change in the zoning if
requested as part of the proposal to maximize the development opportunity. The
proposed structure's fagade design will be reviewed for approval by the CRA board, and
the City's Historic Preservation Commission.
A key objective as part of the CRA's redevelopment strategy for Downtown Sebring is the
creation of a residential concentration in and around the downtown area to create the
support for a day -into -evening retail, office, recreational and entertainment environment.
https:/lvrapp.vendorregistry.com/BidsNiew/Bid/b6a2ee97-ce5547ca-b5Of-06989598282b 112
2/17/2021 Sealed Solicitation I Vendor Registry
There is a desire to provide market rate and workforce rental units to meet the county's
unmet housing demand. The CRA envisions this parcel as a major opportunity to facilitate
this strategy. Additional goals include revitalization within the broader downtown area,
promotion of pedestrian traffic use throughout the day and evening, as well as enhanced
linkages to compatible development with current and planned commercial, retail, and
recreational centers within the downtown area.
Highlands county recently conducted a housing study to analyze the housing market and
provide recommendations for addressing the need for more market -rate rental options.
The study demonstrated that multi -family inventory has been stagnant the past five years
with no new units or developments delivered in the county in recent years. The results of
the study indicated a pent up demand for multi -family housing and the need for over 600
multi -family units. The full study will be provided as an addendum for reference.
Documents:
• 21-006 Development of the North Ridgewood Drive Site and Former Nancesowee Hotel.pdf
• Finai_-_Housing_Study_5.23.2019.pdf
• CRA Redevelopment Master Plan - 2004.pdf
https://vrapp.vendorregisLry.com/Bids/View/Bid/b6a2ee97-ce55-47ca-b50f-06989598282b 2/2