HomeMy WebLinkAbout05 25 2022 Request to Annex�m.
SEAT_"
HOME OF PELICAN ISLAND
CITY COUNCIL AGENDA TRANSMITTAL
Council Meetina Date: May 25, 2022
Aaenda Item Title: Ordinance 0-22-07 — Petition for Voluntary Annexation — Graves Brothers
Company
Recommendation: Hold first reading of Ordinance 0-22-07. If approved, set second reading and
public hearing for 14 September 2022.
Backaround: In accordance with Florida Statute 171.044, Voluntary Annexation and the City
of Sebastian Comprehensive Plan; the property owners, Grave Brothers Company, have requested a voluntary
annexation into the City of Sebastian. The subject property consist of 1984.22 acres, more or less, located south of
County Road 510 ROW, west of lands adjacent to the 74° Ave ROW, north of 69'" Street ROW, and east of 90"
Ave ROW. The subject property is currently vacant agricultural land in unincorporated Indian River County,
contiguous to the existing corporate limits and boundaries of the City of Sebastian. The proposed development
lies adjacent to and contiguous with the service boundary for municipal services and applicant has provided a
Public Facilities Statement.
The applicant has requested a Mixed Use (MU) land use designation in order to achieve consistency with the
city's adopted Comprehensive Plan 2040. Current land use in the County is AG-1 (1 du/5ac). The property
currently maintains an active agricultural use so the zoning will remain as Agriculture A-1 with the County until
such time as the applicant petitions the City for a zoning amendment and development plans are made for the
property or a portion of the property. The applicant does not have a proposed development plan for the
subject property at this time. Additional information regarding the future use of the property will be
presented during the zoning amendment and land development process.
A Justification Statement and Public Facilities Statement have been submitted by the applicant as Attachment
"A"
Consistent with established policy for Annexation requests, the City Council will consider the request and provide
directive to move forward or not. Following the City Council's determination that the request has merit and
should move forward by consideration of the Ordinance at first reading, and prior to the adoption hearing, a notice
of the proposed annexation will be published in the local newspaper for 2 consecutive weeks and posted for 4
consecutive weeks at City hall. Prior to publication, a notice shall be provided to the Board of County
Commissioners via certified mail.
FINDINGS
1. A petition for annexation has been executed by the owners of the subject property and is consistent with
Chapter 171 F.S.
2. The proposal is consistent with the goals, objectives and policies of the City's 2040 Comprehensive
Plan. The annexation of the property removes unincorporated lands which are contiguous, compact, and
within the municipal service boundary.
3. The proposal does not appear to present an adverse impact on the public health, safety, welfare, or
aesthetics of the city or region.
4. Level of Service (LOS) impacts will be addressed during site plan development.
5. The property legal description and survey are attached as Exhibit 1.
6. Attachment "A" provides the Statement and technical information for the property.
If Aqenda Item Requires Expenditure of Funds:
Budgeted Amount: 0
Total Cost: 0
Funds to Be Utilized for Appropriation: NA
Attachments
1. Ordinance 0-22-07
2. Property Survey, Exhibit Is and lb
3. Staff Analysis Report
4. Attachment "A" — Justification Statement and Public Facilities Statement
Administrative Services Department Review -.-I L -1 '
ANON. MAN NY. . 120479
City Attorney Review: _r a a
Procurement Division Review, if applicable: -6rlLll
City Manager Authorization: Dace 5. (/aet<d&
Date:
ORDINANCE NO.O-22-07
AN ORDINANCE OF THE CITY OF SEBASTIAN, FLORIDA,
PROVIDING FOR THE VOLUNTARY ANNEXATION FOR LAND
CONSISTING OF 1984.22 ACRES, MORE OR LESS, LOCATED
SOUTH OF COUNTY ROAD 510 ROW, WEST OF LANDS
ADJACENT TO THE 74TH AVE ROW, NORTH OF 69TH STREET
ROW, AND EAST OF 901b AVE ROW; PROVIDING FOR THE
EXTENSION OF THE CORPORATE LIMITS AND BOUNDARIES
THEREOF; PROVIDING FOR INTERIM LAND USE AND
ZONING CLASSIFICATION; PROVIDING FOR SCRIVENER'S
ERRORS; PROVIDING FOR CONFLICT AND SEVERABILITY;
AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the owners of real property in unincorporated Indian River County,
contiguous to the existing corporate limits and boundaries of the City of Sebastian, and
being reasonably compact, petitions the governing body of the City of Sebastian to be
voluntarily annexed into the municipality; and
WHEREAS, the City Council of the City of Sebastian, Florida finds and
determines that the annexation of said parcel is in the best interest of the City;
NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF
THE CITY OF SEBASTIAN, INDIAN RIVER COUNTY, FLORIDA, as follows:
Section 1. PROPERTY. The following described property now lying and
being in an unincorporated area of Indian River County, Florida, is hereby annexed into
the corporate limits of the City of Sebastian, Florida and the boundary lines of said City
are hereby redefined to include said real property as shown on "Exhibit la and lb"
containing 1984.22 acres, more or less.
Section 2. INTERIM LAND USE AND ZONING CLASSIFICATION.
The interim land use and zoning classifications for this property shall be consistent with
the provisions of state law.
Section 3. FILING. A certified copy of this ordinance shall be filed with
the Clerk of the Circuit Court, as well as the Chairman of the County Commission of
Indian River County, Florida, and with the Florida Department of State within seven days
of adoption.
Section 4. NOTICE. That notice of this ordinance has been posted in
accordance with Section 171.044, Florida Statutes.
Section 5. SCRIVENER'S ERRORS. Sections of this ordinance may be
renumbered or re -lettered and corrections of typographical errors which do not affect the
intent may be authorized by the City Manager, or the City Manager's designee, without
need of public hearing, by filing a corrected or re -codified copy of same with the City
Clerk.
Section 6. CONFLICT. All ordinances or parts of ordinances in conflict
herewith are hereby repealed.
Section 7. SEVERABILITY. In the event a court of competent jurisdiction
shall hold or determine that any part of this Ordinance is invalid, unenforceable or
unconstitutional, the remainder of the Ordinance shall be invalidated and it shall be
presumed that the City Council of the City of Sebastian did not intend to enact this
Ordinance without such invalid or unconstitutional provisions.
Section 8. EFFECTIVE DATE. This Ordinance shall become effective
immediately upon its adoption by the City Council.
The foregoing Ordinance was moved for adoption by Councilmember
The motion was seconded by Councilmember
and, upon being put to a vote, the vote was as follows:
Mayor Jim Hill
Vice Mayor Fred Jones
Councilmember Ed Dodd
Councilmember Bob McPartlan
Councilmember Christopher Nunn
The Mayor thereupon declared this Ordinance duly passed and adopted this day
of 12022.
FA
ATTEST:
Jeanette Williams, MMC
City Clerk
CITY OF SEBASTIAN, FLORIDA
0
Jim Hill, Mayor
Approved as to form and legality for
reliance by the City of Sebastian
only:
Manny Anon, Jr., City Attorney
MC*
S Ems"
HOME OF PELICAN ISLAND
May 25, 2022
City of Sebastian Community Development Department
Staff Analysis - Annexation Application
Re: Graves Brothers Company— Voluntary Annexation Request
The property owners, Graves Brothers Company, have requested a voluntary annexation into the City of
Sebastian. The subject property consist of 1984.22 acres, more or less, located south of County Road 510 ROW,
west of lands adjacent to the 740' Ave ROW, north of 696 Street ROW, and east of 901h Ave ROW. The subject
property is currently vacant agricultural land in unincorporated Indian River County (IRC), contiguous to the
existing corporate limits and boundaries of the City of Sebastian.
The applicant has requested a Mixed Use (MU) future land use designation in order to achieve consistency with
the city's Future Land Use Element of the adopted Comprehensive Plan 2040. The proposed development lies
adjacent to and contiguous with the service boundary for municipal services and has provided a Public Facilities
Statement. The property currently maintains an active agricultural use so the zoning will remain Indian River
County Agriculture A-1 until such time as the applicant petitions the City for a zoning amendment and site
planning for the property. The applicant has not indicated future plans for the property at this time. A Justification
Statement and Public Facilities Statement have been submitted by the applicant as Attachment "A".
STAFF FINDINGS
1. A petition for annexation has been executed by the owners of the subject property and is consistent with
Chapter 171 F.S. The property has been found to be contiguous with a part of the boundary of the
municipality and reasonably compact.
2. The proposal is consistent with the goals, objectives and policies of the City's Comprehensive Plan.
Objective 1-2.4: Annexation Studies and Objective 1-2.2 (Prevent Proliferation of Urban Sprawl) and related
policies support the following: "the City acknowledges a need to prevent urban sprawl and disjointed urban
service delivery systems. The result of adjacent properties along the same corridor being governed by two
different sets of development regulations is more likely to result in a lack of coordination leading to poor urban
design and a corridor that does notfunction as well as it should. In addition, the City desires to develop a plan
for managing annexation of unincorporated enclaves, the annexation reserve areas as well as fringe areas
adjacent to the City, especially for potential economic centers within the incorporated area. "
The proposed annexation area of the subject property is currently designated in Indian River County as AG-1
(ldu/5ac) land use. The resultant land use pattern within the Annexation Reserve Area south of the City
limits, shown in Map 1-14 of Comprehensive Plan 2040 (as found in Attachment A of this packet), is low
density or very low density developments that are auto -dependent, land consumptive and provide greater
impacts to the environment; defined as Urban Sprawl. This type of development pattern is not in line with the
City's community -wide vision of Smart Growth and Livability concepts. Comprehensive Plan 2040
"Integrates livability and smart growth concepts such as encouraging mixed -use development ..... improving
environmental protection and sewer infrastructure, and increasing economic opportunities and
predictability."
Policv 1-2.2.1: Urban Sprawl Definition. According to Ch. 163.3164(51), FS, urban sprawl is defined
as a development pattern characterized by low density, automobile -dependent development with either
a single use or multiple uses that are not functionally related, requiring the extension of public
facilities and services in an inefficient manner, and failing to provide a clear separation between
urban and rural uses.
mot
SEB`ST�gN
HOME OF PELICAN ISLAND
Policv 1-2.1.1: Smart Growth Principles. The City shall promote smart growth principles that direct
growth in an intentional, comprehensive way. These principles include but are not limited to
promoting a mix of uses, compact building design, walkable communities, housing diversity,
environmental preservation, and transportation choices.
The City has adopted, by the Comprehensive Plan 2040, strong environmental and smart growth concepts to
address future residential growth occurring in the County south of the City and surrounding municipalities.
Several concepts include:
Policy 1-2.2.7: Design of Public Facilities and Utilities. Public facilities and utilities shall be located
and designed to maximize the efficiency of services provided and minimize adverse effects on natural
systems and conservation lands.
Policv 1-2.2.9: Accommodating Reauisite Infrastructure. During the subdivision review, site plan
review, and permitting processes the City shall insure that respective future developments allocate
sufficient land area for infrastructure required to support the proposed development.
Policv 1-2.2.2: Resource Protection. The City shall seek to maintain and manage the City's natural and
man-made resources by establishing a pattern of development that is harmonious with the City's
natural environment and quality oflife.
Through the Comprehensive Plan, it was established the need of the City to develop economic centers and
provide commercial and public services in order to reduce impacts of residential growth on the existing City
Center, as well as the environmental and transportation network that exists today. The City is seeking
adequate commercial and industrial lands to accommodate its growth and economic development needs. An
annexation reserve area was established for Sebastian that included lands south of CR 510 to 691" Street.
Review and evaluation of Indian River County land development forecasts within the unincorporated urban
area south of the City shows that continued low density single family residential, auto dependent
developments that are not functionally related and require the extension of public facilities and services in an
inefficient manner, have been proposed. This continues the urban sprawl south of the City and the use of
septic systems as part of this growth. The resulting residential population will require services that can only
be met by the City, resulting in increased impacts to the City's existing infrastructure, drainage, roads, parks,
riverfront access, police and municipal staff, without relief from the resulting costs associated with these
impacts.
Comprehensive Plan 2040 clearly establishes that current land uses in the City do not support adequate job
growth or an economic base to support these impacts along with the predicted future residential growth within
the City. The urban growth projected for the City over the next 20-year period shows an average growth rate
of 8%, projected to be a little faster than the whole of Indian River County. Projected population growth is the
driving force behind the City's future facility needs and land use requirements. At present, the City maintains
a mixture of approximately 60% residential land use and only 10% non- residential. The remainder is made
up of conservation or institutional lands. In order to achieve a sustainable economic and fiscally attainable
budget, the City should be seeking a more supportable ratio of land use designations.
3. Concurrency Analysis: Fiscal impacts to municipal services can be better analyzed in conjunction with
the change in zoning and future development plans. The existing urban growth boundary marks the limit
between the urban growth area and rural areas where urban growth is not encouraged by the county. The
boundary usually defines the limit within which the full range of urban services will be provided.
However, CR 510, the northern limit of the urban service boundary, is also the corridor which supplies
water and sewer infrastructure, allowing for growth south and west of this boundary. In addition, the
urban growth boundary has been extended three (3) times in accordance with each annexation request
made by the adjacent municipality, Fellsmere.
an c1
SEAT"
HOME OF PELICAN ISLAND
Level of Service (LOS) impacts have been adequately addressed by the applicant as part of the annexation
request and change in Future Land Use, relying on existing and future planned infrastructure
improvements for the region.
a) Transportation: Planned improvements to thoroughfare roads on perimeter of property will
provide a favorable grid network providing multiple means of access and egress from the
development. These improvements are programmed for funding at various stages with the
Florida Department of Transportation (FDOT) and Indian River County. Improvements to
these corridors, on the southern border of Sebastian, will encourage future development
impacts to the City. The applicant for this property proposes an internal network that will
support a compact development concept and assist in the distribution of traffic which will be
addressed during zoning and conceptual site planning in accordance with the City's Land
Development Code.
b) Utilities: Currently, IRC maintains existing water and sewer transmission mains on CR 510
along the north boundary. Utilities have been approved for extension south of the Urban
Services Boundary along the east property line with the development of Liberty Park PD
TND. Public utilities are available to this site with available capacity and will be addressed
during zoning and conceptual site planning in accordance with the City's Land Development
Code.
c) Drainage: The property is bisected by several drainage canals controlled by the Sebastian
River Improvement District (SRID) and additional stormwater treatment will be addressed in
accordance with the City's Land Development Code as part of the development plans.
d) Recreation: Institutional and recreational public lands will be addressed during zoning and
conceptual site planning in accordance with the City's Land Development Code.
e) Environmental Protection: Preservation of ecologically sensitive areas on the property, along
with open space requirements, will be defined during site plan development in accordance
with the City's Land Development Code and State/Federal regulations.
FINDINGS
1. A petition for annexation has been executed by the owners of the subject property and is consistent with
Chapter 171 F.S.
2. The proposal is consistent with the goals, objectives and policies of the City's 2040 Comprehensive Plan.
The annexation of the property removes unincorporated lands which are contiguous, compact, and within the
municipal service boundary.
3. The proposal does not appear to present an adverse impact on the public health, safety, welfare, or aesthetics
of the city or region.
4. Level of Service (LOS) impacts will be addressed during site plan development.
5. The property legal description and survey are attached as Exhibit 1.
6. Attachment "A" provides the Statement and technical information for the property.
Lisa L. Frazier. AICP 5/18/222
Prepared by Date
GRAVES
BROTHERS
COMPANY
April21, 2022
Lisa Frazier, Director
Community Development
City of Sebastian
1201 Main Street
Sebastian, FL 32958
Re: Request for Annexation
1,984.22 acres (South of CR 510)
Portions of Sections 1-32S-38E, 2-32S-38E, 35-31S-38E and 36-31S-38E
Indian River County, FL
Dear Ms. Frazier:
Please accept this letter and attachments as an application for the City of Sebastian to
consider voluntary annexation of the property described in the enclosed legal
description. The property has a total area of approximately 1984.22 acres and is
adjacent to the limits of the City of Sebastian on the north side of CR 510.
Enclosed please find the following attachments:
1. Signed and sealed survey (24"x36")
2. Documentation, supporting information and requests for Annexation and
Comp. Plan Amendment
3. CD containing electronic copy of entire submittal package
Concurrent with this request for annexation, we are also submitting to the City of
Sebastian an application for Comprehensive Land Use Amendment. The property
currently has a land use designation of "AG-1" (1 unit/ 5 acres) within Indian River
County and we are requesting FLUM designation of "Mixed Use" within the City of
Sebastian. The zoning within Indian River County is currently designated as A-1. We
will not be requesting a change to the zoning district at this time and proposed to
maintain the current agricultural zoning as a "holding" zoning until we have completed
our conceptual planning for the site.
If you have any questions or require additional information, please feel free to contact
me.
Sincerely, RECEIVED
��. APR
Jeff Bass City
Commw,u
2770 Indian River Blvd, Suite 201, Vero Beach, Florida 32960-4230
Phone (772) 562-3886 Fax (772) 562-3565
www://GravesBrothersCompany.com
an a
HOME OF PELICAN SLAND
COMMUNITY DEVELOPMENT DEPARTMENT
1225 MAIN STREET ■ SEBASTIAN, FLORIDA 32958
TELEPHONE (772) 589-5518 s www.cityofsebastion.org
L(Comp Plan Land Use Amendment
(Large Scale)
❑ Comp Plan Land Use Amendment
(Small Scale)
❑ Comp Plan Text Amendment
❑ Land Development Code Text Amendment
El Rezoning
VAnnexation
Project Name: Graves Brothers AnnexationTotal Site Area: 1,9m.22(gross) 11878.62(net) Acres\SF
Parcel ID: See attached list
Existing Address of Site:
Proposed Address of Site:
Proposed Use: N/A Land Use: Exisung SRC: Ag-1 Zoning: A.1(iRC)
Proposed COS: MU
Contact Name: Joseph W. Schulke, P.E., Schulke, Bittle & Stoddard, LLC
Address:1717 Indian River Blvd, Suite 201, Vero Beach, FL 32960
Telephone: 772-770-9622
Email: jsch ulke@sbsengineers.com
Applicant (If not owner, written authorization (notarized) from owner is required)
Owner: Graves Brothers Company Attn: Jeff Bass
Address: 2770 Indian River Blvd, Suite 201, Vero Beach, FL 32960
Telephone: 772-562-3886 ext. 109 Email: jbass@gravesbrotherscompany.com
Date Received: 1 =2. Fee PaiA: _W Received by: lir%KJ YG lov,
RECEIVED
FORM B
APR 2 12022
City of Sebastian
Commurnty Develoevi,nt Dept
Surveyor: Carter Associates, Inc.
Address:1708 21st Street, Vero Beach, FL 32960
FTelephone: 772.562-4191 Email: davidl@carterassoc.com
Engineer: Joseph W. Schulke, P.E., Schulke, Bittle & Stoddard, LLC
Address:1717 Indian River Blvd, Suite 201, Vero Beach, FL 32960
Telephone: 772_770.9622 Email: jSChulke@sbsen Ing eers•COm
Pre - Application Meeting Date: 11 /17/2021
DESCRIPTION OF PROPOSED PROJECT:
Annexation of 1,984.22 acres and designation of "Mixed Use" FLUM (see attached Justification
Statement and Public Facilities Statement).
SIGNATURE OF APPLICANT
I hereby certify that I have read and examined this application and know the same to be true and correct. All
provisions of laws and ordinances governing this type of work will be complied with, whether specified herein or
not. The granting of approval does not presume to give authority to violate or cancel the provisions of any other state
or local law regulating construction or the performance of construction.
rr l�4fS _ % �u— _ `i
Print name Signature Date
Notary:
STATE OF: :ior; da
COUNTY: Z4 t aA `C ve—(
I hereby certify that on k?r't, 2 20 22- personally appeared
-11:FF 'aass who is ✓ personally known to me or has _ produced
identification. Type of identification produced
[SEA=APRnILA�
( / n- (I - - tA*►Ord is
Notaryy hblic''11ION My Commission Expires: � CS 20 2-LA
FORM B
COMMUNITY DEVELOPMENT DEPARTMENT
1225 MAIN STREET . SEIIASTIAN, FLORIDA 32958
TELEPHONE (772) 589.5518 . www.citvofsebastlan.ora
APPLICATION FEES:
$2,000 Comp Plan Land Use Map
Amendment (Large Scale)
$1,500 Comp Plan Land Use Map
Amendment (Small Scale)
$1,000 Annexation ✓
$2,000 Comp Plan Text Amendment
$1,500 Land Development Code Text
Amendment
$1,250 Rezoning
"APPLICATION FEE IS NON-REFUNDABLE UPON PAYMENT TO THE CITY"
DOCUMENTS SUBNHTTED FOR APPLICATION REVIEW:
ETSummary Report: addressing review
considerations in accordance with 54-1-2.7
Land Development Code and 54-1-2.9 Land
Development Code where applicable; or,
objective 1-2.4 of Comprehensive Plan 2040
of all annexations.
B Location Map
&f Two (2) Boundary and Topographic
Surveys
V Warranty Deed for all owners and/or
Notarized Letter of Authorization
9 Future Land Use Map: Current and
Proposed
❑ Zoning Map: Current and Proposed N/A
❑ Traffic Impact Analysis Statement NIA
B Electronic Copy - Complete Submittal
❑ Stormwater Calculations N/A
ADDITIONAL FEES
Should the review process be delayed by the applicant for longer than 6 months, re -submittal will be
required consistent with current regulations and fees.
The applicant/owner shall have 1 year from the approval date to commence construction of all or any phase.
If the site plan expires, the applicant/owner must re -apply for a new review with applicable fees. An
extension may be requested for additional fees.
RECEIVEI;
APR 2 1 202,2
City of Sebasliart FORM B
Cornnnniiy Dove.;;; r,„�,,; I
Parce[ID
31383500000300000002.0
31383600000500000003.0
32380200000100000002.0
32380200000300000001.0
32380200000500000005.0
31383500000500000003.0
31383500000700000003.0
31383500000700000003.1
32380200000100000001.0
32380200000700000002.0
32380200000700000003.0
31383500000100000001.0
31383500000100000002.0
31383500000300000001.0
32383500000500000001.0
31383500000700000001.0
31383500000700000004.0
31383500000700000002.0
31383600000500000002.0
31383600000700000004.0
32380100000100000003.0
32380100000300000001.0
32380100000700000001.0
31383600000300000001.0
31383600000700000001.0
32380100000100000002.0
32380100000300000004.0
32380100000500000001.0
32380100000500000002.0
32380100000500000003.0
32380100000500000004.0
32380100000700000002.0
32380100000700000003.0
32380100000100000001.0
32380100000300000002.0
32380100000300000003.0
31383600000100000007.0
31383600000100000010.0
31383600000300000002.0
31383600000300000003.0
31383600000300000004.0
31383600000500000001.0
31383600000700000002.0
31383600000700000003.0
Rj�!CLE/VED
APR 2 12022
co, cn�omY Drs�b! S�rnrr
Graves Brothers Company
Indian River County, FL
Annexation and Comprehensive Plan Amendment
Justification Statement
and
Public Facilities Statement
Prepared by:
Schulke, Bittle & Stoddard, L.L.C.
Joseph Schulke, P.E.
1717 Indian River Blvd, Suite 201
Vero Beach, FL 32960
April 2022
Annexation into the City of Sebastian
Comprehensive Plan Amendment
Graves Brothers Company
Portions of Sections 1-32S-38E, 2-32S-38E, 35-31S-38E and 36-31S-38E
Indian River County, FL
Prepared by:
Schulke, Bittle & Stoddard, L.L.C.
Joseph Schulke, P.E.
1717 Indian River Blvd, Suite 201
Vero Beach, FL 32960
JUSTIFICATION STATEMENT
This statement has been prepared to support a request to annex the applicants 1984.22 acre property
into the City of Sebastian and change the future land use map (FLUM)_designation of the property
from Indian River County "AG- I" (Agricultural - 1 unit/5 acre) to City of Sebastian Future Land
Use Map designation of "Mixed Use".
Introduction
The purpose of this request is to secure the approvals necessary for the annexation of the property
within the City of Sebastian, with a Future Land Use designation consistent with the city's Future
Land Use Map (FLUM) and with densities and intensities consistent with the city's adopted Future
Land Use Element of the Comprehensive Plan (April 2040).
The landowner is: Graves Brothers Company
Jeff Bass, President
2770 Indian River Blvd, Suite 201
Vero Beach, FL 32960
The property is in parts of sections 1-32S-38E, 2-32S-38E, 3 5-3 1 S-38E and 3 6-3 1 S-38E. The site
is bounded by and lies south of C.R. 510, west of 74' Ave (extension), north of 69' St, and east of
90th Ave. The northern portion of the property (hereafter referred to as "the site") abuts the City of
Sebastian city limits.The site is bisected in the north/ south direction through it's approximate
center by 82nd Ave.
The acreage of the site is:
Gross
ROW
Net
East of 82nd Ave: 1100.98
70.26
1030.72
West of 82nd Ave: 883.24
35.34
847.90
Total: 1984.22
105.60
1878.62
The land is located entirely within the city's designated Annexation Reserve area, an area identified
in the city's newly adopted 2040 Comprehensive Plan. (reference Exhibit A: "Map 1-14:
Annexation Reserve Area" COS 2040 Comprehensive Plan". The site boundaries have been
superimposed onto the map for reference.
Consistent with Objective 1-2.2 and its related policies, the City acknowledges a need to prevent
urban sprawl and disjointed urban service delivery systems. The result of adjacent properties along
Page 2
the same corridor being governed by two different sets of development regulations is more likely to
result in a lack of coordination leading to poor urban design and a corridor that does not function
as well as it should. In addition, the City desires to develop a plan for managing annexation of
unincorporated enclaves, the annexation reserve areas as well as fringe areas adjacent to the Girl,
especially for potential economic centers within the incorporated area.
The proposed FLUM designation of "Mixed Use" is appropriate at this time because urban growth
is contiguous and agricultural activities are no longer economically viable. (reference Objective 1-
1.4)
Policy 1-1.4.1: Agriculture Land Use Designation. The Agriculture land use designation shall be
usedfor the following uses: farming, crops, range and livestock activities; protecting industries that
are a part of the state's traditional economic base such as citrus and aquaculture, agricultural
research; agricultural related businesses; public facilities; institutional uses or recreational uses.
The City shall also utilize the Agriculture land use designation for future annexations of existing
agricultural lands until such a time that urban growth is contiguous and agricultural activities
are no longer economically viable
Urban scale development that is contiguous to and adjacent to the site includes:
-The City of Fellsmere has annexed all the lands on the southern 2/3 of the land's west boundary.
-Vero Lake Estates (IRC) is fully developed along the sites northern 1 /3 of the land's west
boundary.
-Liberty Park PD TND (IRC) has been approved for significant urban development along the sites
northern %Z of the east boundary. The developer has submitted construction drawings to IRC for
approval and commencement of construction.
-Treasure Coast elementary school and Blue Water Bay PD (IRC) have developed along the sites
northern boundary. Several other lands lying north of the site have received development approvals
for urban development, including Sebastian Park and River Oaks, lying north of the land's north
boundary. Recently the City has annexed lands north of the site, including Graves 66.87 acres
(contiguous to this site), and Cross Creek Lake Estates Addition (25 acres) located North/ North
East of the site, which both have expanded the city limits to the south.
-FDOT is currently under preliminary design to 4 lane/ widen CR510 along the land's north
boundary. (Reference COS 2040 Comp Plan Future Transportation Map)
-FDOT is currently under preliminary design to construct a new 2 lane arterial roadway (8211 Ave)
from Cr510 to 691h St, which bisects the land, starting at the site's north property line and ending at
the site's south property line. Notably, this new corridor will traverse the entire length of the City's
annexation reserve area, and this corridor will complete a new north/ south corridor from Cr510 to
Sr 60. (Reference COS 2040 Comp Plan Future Transportation Map)
See Exhibit B — Location Map and Thoroughfare Plan Road Network
Agriculture has become economically unfeasible:
For many generations this area had been primarily dedicated to the production of citrus. Following
the hurricanes in 2004 and 2005, Citrus Canker became endemic to the industry followed closely
by the much more deadly Citrus Greening disease. Citrus production is now only economically
viable in large acreage blocks where all growers can practice similar defensive cultural practices.
Because of neighboring conversions to urban and non -citrus uses, this area is now like an island
where citrus production is no longer feasible. Land conversion costs make transiting to other
agricultural uses such as row and vegetable crops unfeasible as well. While livestock grazing is
Page 3
available, the economic returns will not support the long-term maintenance demands of the
property.
Objectives for the future development of the Annexation Area
The applicant has met several times with city staff to discuss the applicant's plans for its land, and
the annexation procedure and the necessary requirement that the annexation and all future potential
development would be required to be consistent with the newly adopted 2040 comprehensive Plan.
Consequently, the applicant has agreed that the development of the land will adhere to the
foundational element of the comprehensive plan (the Land Use Element). The Land Use Element
promotes livability, sustainability, and smart growth principles to guide the development of the
City of Sebastian and shape how the City will grow in the next 20 years. Objectives of the
annexation consistent with the Comp Plan include:
-Encourage mixed use development
-Promote affordability, accessibility, and healthy communities.
-Encourage low -impact development, sustainable, and energy efficient building design and
construction practices;
-Follow growth management principles to prevent the proliferation of sprawl and ensure adequate
infrastructure and public facilities are provided concurrent with development
-Utilize the "Planned Unit Development " Process (PUD) to establish design standards and form -
based code principles in order to enhance the design of any future development and recognize
unique land characteristics.
Tools and Governance
The city's newly adopted comp plan has established the tools and governance required to ensure
these objectives are met, including:
1. FLUM —This application includes a request to designate the Future Land Use as "Mixed
Use". The city adopted this new Future Land Use designation concurrent with the adoption
of the 2040 Comprehensive Plan.
See Exhibit E — Proposed City FLUMAmendnient
Policy 1-1.3.6: Mixed Use (MU). The purpose of the Mixed Use designation is to provide a mixture of
residential, office, commercial, recreational, limited industrial, and institutional uses and encourage town
centers along major arterial corridors. This designation shall target areas outside of the Riverfront Mixed
Use district to allow for greaterJlexibility and changing market types in identified areas of the City such as
the Sebastian Boulevard Triangle Area. These areas may also serve as TDR receiving areas allowing for the
preservation of additional preservation and conservation lands within the City. Additional design and
development standards including form based code principals shall be incorporated into the LDC. The
maximum intensity is 0.6 FAR, and tip to 1.0 FAR with incentives. The allowable residential uses include
single family, duplexes, and multi family tip to ten (10) dwelling units per acre, and tip to twelve (12) dwelling
units per acre with the use of TDRs or incentives. Incentives shall be outlined in the LDC and may include
but are not limited to projects that incorporate regional stormwater pond(s), shared parking structures(s),
bike/pedestrian connectivity, and quality of public open space.
2. PUD — Future development of the site is anticipated to follow the development concepts
and procedures through the use of the "Planned Unit Development" (PUD).
Page 4
Policy 1-1.6.1: Planned Unit Development Overlay Designation. The City's LDC shall continue to allow a
planned unit development overlay zoning designation in order to provide a voluntary management
framework for coordinating objectives of developers with those of the City Council. The City Council shall
reserve the authority to invoke new conditions in extending development rights based on: - Changes in
conditions surrounding the impacted land uses in the vicinity; - Evolving issues surrounding inf astructure
levels of service; - Impacts on natural resources; and/or- - Other related issues impacting the nature of the
proposed planned unit development. Policy 1-1.6.2: Planned Unit Development Option. The planned unit
development overlay designation shall be available as a voluntary approach for managing specific
development characteristics and project amenities to be incorporated in residential, commercial, industrial,
or mixed use development options. Developers who voluntarily participate in the process shall bind
themselves as well as those who may be their successors in title to the subject land.
3. LDC — The city's primary tool to ensure all development is in conformance with the 2040
comprehensive plan is the City's "Land Development Code" (LDC). Any new
development must adhere to both the guiding Objectives and Policies of the Comp Plan,
and as referenced within the Comp Plan, all development must conform to all development
regulations within the city's land development code. The LDC is designed to:
Regulate the subdivision of land, and regulate the uses on land and in water consistent with this
Element, ensure the compatibility of adjacent land uses, and provide for open space;
Protect the environmentally sensitive lands and aquifer recharge firnctions
Regulate areas subject to seasonal and periodic flooding and provide for drainage and stor tnwater
management.
Dedication, acquisition and development off tture rights -of -way
Provide that development orders and permits shall not be issued which result in a reduction of levels
of services (LOS) for impacted pitblic facilities
Growth Management Principles
The aforementioned tools at the applicant and city's disposal ensure the future development of the
site will follow the Growth management principles the city has envisioned in its comp plan.
Guiding principles include:
1. Compatible Design: Future development of the site will consider the adjacent land uses
and provide compatibility measures, recognizing the primary adjacent land uses are:
Urban areas to the west:
-City of Fellsmere city limits; future urban development area along the southern 2/3 of the
land's boundary
-Vero Lake Estate; urban scale development area along the north 1 /3 of the west boundary
Urban areas to the North:
-Treasure coast Elementary school, Blue Water Bay, and several other lands with
development approvals (Sebastian Park, River Oak) lying north of the land's north
boundary.
-Sebastian's southern limits and other urban development within the un-incorporated areas
of the county.
Urban and Agricultural areas to the east:
Page 5
- Liberty Park PD TND, a urban scale development approved for development within un-
incorporated county areas along the north Y2 of east boundary.
-agricultural areas (primarily 5 to 20 acre ranchettes) within un-incorporated county areas
along the southern %2 of the east boundary
Agricultural areas to the south
-agricultural areas (primarily 5 to 20 acre ranchettes) within un-incorporated county areas
south of the site.
The Comp Plan clearly provides policies to ensure future development of the land will
provide compatibility measures:
Policy 1-2.1.1: Smart Growth Principles. The City shall promote smart growth principles
that direct growth in an intentional, comprehensive way. These principles include but are
not limited to promoting a mix of uses, compact building design, walkable communities,
housing diversity, environmental preservation, and transportation choices.
Policy 1-2.1.2: Protect Developments from Possible Adverse Effects of Neighboring
Permitted Uses. The City s LDC shall incorporate standards and/or review criteria for
mandating retention of open space, regulating building design, including setbacks,
building placement on site, and building orientation. These provisions shall be directed
toward supporting compatibility as well as to preserving light, air, and open space. Other
reasonable design principles, including buffeting standards, shall be included in the LDC.
Policy 1-2.1.3: Minimize Impacts Between Urban and Rural Land Uses. The LDC shall
incorporate performance standards, urban service availability standards, and other
requirements which ensure buffeting between urban and rural land uses. This is necessary
in order to maintain responsive land management policies along the outer suburban fringe
where urban development within the City could potentially impact unincorporated
agricultural lands, and vice versa.
2. Reduce Urban sprawl: Any future development of the land will require that the location,
scale, timing, and design of development will be coordinated with public facilities and
services to prevent the proliferation of urban sprawl, maximize public infrastructure, and
achieve cost effective land development patterns.
*Policy 1-2.2.2: Resource Protection. The City shall seek to maintain and manage the
City's natural and man-made resources by establishing a pattern of development that is
harmonious with the City s natural environment and quality of life.
*Policy 1-2.2.4: Accommodate Growth. The City shall continue to seek fiscal resources to
extend City service areas, improve City roadways, coordinate public infrastructure and
make other improvements necessary to accommodate growth and maintain services and
facilities at adopted level of service standards.
*Policy 1-2.2.5: Development Orders and Permitting Process. Development orders and
permits for all future development shall be timed and staged to assure that requisite
infr-astructure and services are available
*Policy 1-2.2.6: Concurrency Management. The maximum allowable density and intensity
of land uses may be limited based on available public infrastructure. Land use shall be
predicated on availability of man-made infrastructure and service systems required to
support respective land use activities. The City shall continue enforcing their concurrency
Page 6
management program, pursuant to Ch. 163, F.S., to ensure that future development is
provided essential services and facilities at acceptable standards.
*Policy 1-2.2.7. Design of Public Facilities and Utilities. Public facilities and utilities
shall be located and designed to maximize the efficiency of services provided and
minimize adverse effects on natural systems and conservation lands.
*Policy 1-2.2.9: Accommodating Requisite Infrastructure. During the subdivision review,
site plan review, and permitting processes the City shall insure that respective frtture
developments allocate sufficient land area for infrastructure required to support the
proposed development.
*Policy 4-1.2.5: Conditions Governing Development Orders or Permits. Consistent with
Policy 4-1.1.7. the LDC shall include performance criteria regulating the location, timing,
and scale of development in order to ensure that new development is effectively served by
wastewater services. The performance criteria shall utilize recognized best management
practices, discourage the proliferation of permanent package treatment plants and the
extensive use of septic tanks and wastewater drain fields on areas with characteristics or
conditions unsuited for their adaptation, and comply with all applicable permitting
procedures.
3. Utilize concepts for managing land and water resources, including joint use stormwater
features, low impact development and other best management practices.
Policy 1-2.3.1: Low -Impact Development (LID). The City shall encourage LID principles
for development and redevelopment including those within newly annexed areas. The City
shall require new developments to address future nutrient loading and water conservation
through principles including but not limited to: - LID design practices and technologies
that address energy, water, and nutrient conservation.
Policy 1-2.3.2: Incorporate Innovative Techniques in the Land Development Code. The
Citys LDC shall continue to incorporate land and water resource best management
practices such as reduced impervious areas, increased buffers, LID, surface/storm water
management inctttding water quality, soil erosion and sedimentation control, and
conservation of water
Future Planning
The development of the site will adhere to the Mixed Use FLUM designation.
The planning of future development of the site will be completed under the policies and guidelines
of the Mixed Use FLUM designation, and regulations and approval procedures outlined in the city's
P.U.D. development review and approval process.
Policy 1-1.3.6: Mixed Use (MU). "The purpose of the Mixed Use designation is to provide a mixture
of residential, office, commercial, recreational, limited industrial, and institutional uses and
encourage town centers along major arterial corridors "
The "Mixed Use" FLUM designation and PUD development approval process provides the city
with the tools and the regulatory authority to guide and direct the location, uses and intensities of
residential and non-residential uses, while providing additional regulations to ensure Land use
compatibility, buffering and open space provisions, prevention of urban sprawl, and protection and
management of natural resources. These policies and guidelines include:
Page 7
Policy 1-3.1.1: Urban Design and Community Appearance. Good principles of urban design shall
be applied through site plan review procedures in order to enhance general community appearance
as well as to preserve and enhance open space and landscape. This program shall assist in
protecting major natural and man-made resources within the City
Policy 2-1.1.5: Greenway Plan. Consistent with the North Indian River County Greenways Master
Plan (2008), the City shall seek funding for and prepare and maintain a Greenways Plan for bicycle
and pedestrian access.
Policy 1-3.2.1: Development Impacts. The City shall require applicants to demonstrate measures to
mitigate the adverse impacts of the proposed development on historic or archaeological site or
structure
Policy 1-3.4.1: Healthy Communities. The City shall ensure equitably distributed and accessible
active transportation facilities (i.e. sidewalks, bike lanes) and recreational opportunities (i.e. parks,
greenways) to support healthy lifestyles and physical activity
Policy 2-1.1.9: Sidewalks and Multi -use Paths. The City shall conduct a sidewalk assessment and
walking study. Sidewalks or multi -use paths shall be mandatory on all new development and on all
new roadway construction.
Policy 4-1.4.1: Protect Natural Drainage Features. The City shall protect natural drainage features
and ensure future development utilizes stormwater management systems consistent with criteria of
all appropriate local, state, and federal agencies
Policy 4-1.4.3: Ensure that Urban Lands Provide Adequate Drainage and Protection from Flooding
and Manage the Retention or Ground and Surface Water at Levels that Enhance Natural Storage
Capacity of Watersheds and Promote Aquifer Recharge
Policy 4-1.4.7: Buffer Zone Requirements. The LDC .shall include performance criteria which shall
require that new development provide buffer zones adjacent to natural drainageways and retention
areas
Policy 5-1.1.1: Protection of Natural Resources, Wildlife, and Habitats. The City s land
development code (LDC) shall include: a. Performance criteria that protects the City's natural
resources, wildlife, and habitats of endangered or threatened species fom the adverse impacts of
development by regulating the location, density, and intensity of those activities which cause the
adverse impact.
Policy 5-1.1.6: Open Space Corridor System. Through the LDC and land development review
process, the City shall continue to identify opportunities to: a. Provide an interconnected open space
cor71dor system that links existing open spaces, greenways, public right of ways, and trails including
new open space corridors b. Provide connectionsfrom adjacent development to existing or planned
open space corridors c. Connectparks and civic resources (i.e., Community Center) d. Provide low -
impact natural activities such as walking trails, benches, picnic areas, and canoe/kayak launches e.
Connect the City and County's open space corridors f. Require that open space corridors minimize
the fragmentation of significant wildlife habitat. Corridor widths shall be defined based on the
natural range of targeted habitat/species; however, are generally considered to be a minimum of
25 feet in width
Page 8
While the Mixed Use FLUM defines maximum intensities and densities, the Comp Plan and LDC
also regulate and restrict future development to ensure development is low impact, including
provisions for appropriate ecological preservation, adequate buffering and open space, and
opportunities to designate residential and commercial needs of the city, as defined in the city's
comprehensive plan.
Site Intensity and Densitv
The comp plan provides guidance on both the location and intensity of residential densities and
non-residential intensities.
1. Residential uses and intensities:
The site location and size provide the city the opportunity to create new residential use areas which
can help address the city's current and future housing needs. The proposed Mix Use FLUM
designation permits residential uses include single family, duplexes, and multi -family up to ten
(10) dwelling units per acre, and up to twelve (12) dwelling units per acre with the use of TDRs
or incentives.
"According BEBR, the official population estimate of permanent residents in the City of Sebastian
as of April 1, 2020 is 25,658 residents. Sebastian's future population growth is projected to be
34,567 residents by the year 2040 with an average growth rate of 8%. The City's projected growth
will continue to provide development and redevelopment opportunities for the City. " (2040 FLUM,
Land Use Element)
The City's Housing Element indicates that the city has a need for a more diverse housing market
and more affordable housing:
Goal 3-1: Provision of Housing. Ensure the provision of a sufficient supply of decent, safe, and
sanitary housing options, including affordable housing, that is responsive to the diverse housing
needs of the City's existing and future population, while encouraging the preservation and
enhancement of the City's existing housing stock and historic structures.
-Affordable housing is determined by comparing the cost of housing to household income. Florida
Statutes defines affordable dable housing as monthly rents or monthly mortgage payments including taxes,
insurance, and utilities do not exceed 30 percent of the median adjusted gross annual income for
households.
-Cost-burdened households pay more than 30 percent of income for rent or mortgage costs. The
data indicates that 1090 households within the City (38%) paid more than 30% of income for
housing.
According to Censers data the highest percentage of renters in Sebastian are paying 35 percent or
more of their income for housing. This makes affordability an issue for renters in the City':
According to the Florida Housing Data Clearinghouse, 4,310 households in Sebastian (41.1 %)
were headed by a person age 65 or older. In Sebastian, 3,924 of elderly households (91 %) own their
homes, while 1,392 elderly households (32.2%) pay more than 30 percent of income for rent or
mortgage costs.
Page 9
The Mixed Use FLUM designation will permit a mix of Residential Uses, and the other Comp Plan
Policies (cited herein) require compact, sustainable, low impact design, which affords opportunities
to develop a variety of residential household types, and promotes the development of affordable
housing options.
The mix use FLUM, the "allowable residential uses include single family, duplexes, and multi-
family tip to ten (10) dwelling units per acre, and tip to twelve (12) dwelling units per acre with the
use of TDRs or incentives. Incentives shall be outlined in the LDC and may include but are not
limited to projects that incorporate regional stormwater pond(s), shared parking structures(s),
bike/pedestrian connectivity, and quality of public open space.
Policy 3-1.1.1: Adequate Housing. The City's Future Land Use Map shall include adequate amounts
of lands to accommodate the projected housing growth through a variety of housing types and
housing valties). The City shall continue to provide land use designations and zoning districts on
the Future Land Use and the Official Zoning Maps, respectively, to ensure that singlefamily, duplex,
and multi family housing units are allowed within the City to provide a diverse range of housing
options (ownership/rent) and meet a range of income options.
Policy 3-1.1.3: Housing Options. The City shall, through its Land Development Code (LDC),
encourage the development1redevelopment of housing that will integrate housing options, including
housing type and ownership status (own/rent), across all neighborhoods.
Policy 3-1.1.7: Mixed Use. The City shall promote mixed use developments that include provisions
for a wide variety of housing types and prices in close proximity to support facilities.
Policy 3-1.2.1: Affordable Housing. The City shall review methods for addressing the affordable
and "missing middle" housing shortage in the City. The City shall continue to provide technical
assistance, information, and housing data to the private sector to advance the development of fair
and affordable housing.
Policy 9-1.4.2. Work to provide affordable housing opportunities in the City for the City's
workforce, as well as to provide choice in housing types and styles to appeal to diverse demographic
groups needed to drive economic development in Sebastian.
Policy 9-1.4.4. Continue the development of greenways as extensions of the City's park system to
increase open space and recreational opportunities throughout the City.
2. Non-residential uses and intensities (Commercial and light Industrial Uses)
Policy 1-1.3.6: Mixed Use (MU). The maximum intensit}, is 0.6 FAR, and tip to 1.0 FAR with
incentives
In addition to other elements cited herein from the 2040 plan, the Economic Development Element
and Land Use element of the 2040 Comprehensive Plan provides the impetus to support this
annexation and further, to designate commercial and light industrial development areas for this site.
The Comp Plan's projections within it's Economic Analysis "suggest a need to add approximately
59 acres of commercial land and an additional 68 acres of industrial land. However ... the City may
benefit fi-om significantly more employment that could make work trips shorter, as well as bring
fiscal benefits. Further, while much of the City's industrial capacity is at the Airport, that location
is not well -suited for all industries the City may wish to attract, and the lack of a quality industrial
park or similar facility has been cited as a barrier to increased competitiveness in attracting
targeted industries. Thus, the City may need to allocate additional industrial lands, including
Page 10
potentially in areas that are annexed in the future, as part of economic development efforts.
Similarly, additional commercial capacity may be necessary for the purpose of creating more
efficient land use patterns, with commercial uses nearby, and physically and functionally integrated
with, residential uses in order to create areas suited fa• pedestrian and transit activity and dynamic
activity. "
Policy 9-1.3.2. The City shall periodically review the inventory of available industrial land and the
regulations governing them to ensure that appropriate sites will remain available for the industries
targeted in Policy 9-1.1.1.
The Inventory and Analysis evaluation concludes that annexing this property would provide
opportunities to improve the residents' quality of life. This site's size and location provides the best
opportunity the city may have to develop a sustainable industrial park and provide supporting
commercial opportunities, which has the potential for attraction of more sustainable industries.
Benefits cited in the Comp Plan include:
*Increase manufacturing employment opportunities - "In terms of manufacturing employment
— which is often prized in economic development because it typically offers relatively high wages
but many times without advanced education.. ".
*Decrease employment dependent automobile trips and trip length: "The data also suggest that
Sebastian residents are increasingly traveling further to work which goes against the trend in the
State of Florida. The data show that Sebastian has become more auto -dependent for work -related
trips. This is potentially relevant for a number of reasons. One is that if this is caused by a lack of
accessibility f --om Sebastian neighborhoods to jobs by means other than private automobile, it will
very dijfcult for those unable to drive to support themselves economically. It is also relevant as
Sebastian attempts to become a more "green " City and attract sustainable industries. A reversal of
this trend would signal progress in the effort to become more green, and would also be a selling
point when trying to attract sustainable industries about the Citys seriousness in striving to create
a more sustainable future.
Further support of annexation of this site and designation of commercial and light industrial areas,
the city's stated objectives and policies include:
Objective 9-1.1. In cooperation with partner organizations, strategically target industry clusters for
startup, relocation and expansion in the City, offer appropriate incentives and effectively market
the City as a location for those industries
Objective 9-1.3. Take steps to ensure that appropriate sites are available in the Cityfor desired
commercial/industrial development that supports the City's economic strategy, and to ensure that
information about available sites and buildings is readily available to prospective users.
Policy 9-1.3.1. Consider annexation of areas outside the City that could provide future areas for
commercial or industrial development.
Policy 9-1.3.3. The need for future lands for economic development shall be a primary factor in
planning for growth in areas surrounding the City that could be annexed in the future. In
particular, the CR-510 corridor south of the City should be considered for future industrial
growth, includine the possibility of an industrial park.
The Land Use Element policies also provide guidelines for the allocation of non-residential areas
along major arterials which will minimize the impact on residential quality. The site lies at a very
Page 11
advantageous location which supports urban development. The site is the benefactor of existing
and planned thoroughfare roads, existing water and sewer utilities, and existing SRID drainage
facilities, which can support the future urban development of the site.
The site is strategically located where several existing and proposed thoroughfare plan roads will
provide a favorable grid network of streets, providing multiple means of access from all directions,
including improvements and / or extensions of Cr510, 82°d Ave, 81 st St and 741 Ave. The road
network will ensure that traffic generated by the site development will not overburden one or two
thoroughfares, that residents and employees of the site can conveniently access or depart the area
with little risk of delays or hindrances, and most importantly, both city and Indian River County
emergency services will have multiple alternative routes to serve the site.
In support of these statements, Comp Plan Policies include:
Policy 1-1.3.9: Pattern of Non -Residential Land Use. In order to promote efficient flow of traffic
along major arterials cited in the Transportation do Mobility Element, achieve orderly development,
and minimize adverse impact on residential quality, non-residential development shall be
concentrated in strategically located (targeted) areas. These areas include those having location
characteristics which best accommodate specific land, site, public facilities and market location
requirements of their respective non-residential uses.
Policy 1-1.3.10: Allocating Non -Residential Land Use. The approval of non-residential uses shall
recognize that respective non-residential activities fi-equently have different site, spatial, and market
area characteristics and generate significantly different impacts.
Justification Statement - Conclusion
The applicant, Graves Brothers Company, has submitted a request for a voluntary annexation of
1984.22 acres into the City of Sebastian. The site is appropriately located for consideration of
annexation. The property lies within the city's designated annexation reserve area, and is
contiguous with the city's southern boundary, and it's east, west and north boundaries are
adjacent to various degrees of existing or proposed urban scale development. The proposal also
includes designating the site with the city's newly created "Mixed Use" FLUM designation, and
the city's policies and regulations provide a future path for development of the site with
appropriate residential densities and intensities through the implementation of the Planned Unit
Development (PUD)Overlay Designation and PUD development process. The annexation of this
site has been proven to be consistent with the city's newly adopted 2040 Comprehensive Plan,
and the applicant has provided evidence that the annexation will assist the city's goals, objectives
and policies that will improve the quality of life of its existing and future residents by providing
diverse housing opportunities, and new and advantageous social, economic and employment
opportunities. Consequently the applicant requests that the City Planning and Zoning Board and
City Council approve the request to annex the site and designate the site "Mixed Use" on its
Future Land Use Map.
Page 12
Public Facilities Statement:
Generally, the site lies at a very advantageous location which supports urban development. The site
is the benefactor of existing and planned thoroughfare roads, existing water and sewer utilities, and
existing SRID drainage facilities, which can support the future urban development of the site.
The site is strategically located where several existing and proposed thoroughfare plan roads will
provide a favorable grid network of streets, providing multiple means of access from all directions.
The road network will ensure that traffic generated by the site development will not overburden
one or two thoroughfares, that residents and employees of the site can conveniently access or depart
the area with little risk of delays or hindrances, and most importantly, both city and Indian River
County emergency services will have multiple alternative routes to serve the site.
The site will have thoroughfare roads on its entire perimeter:
The FDOT is preparing for the extension of 82"d Ave which bisects the property and will complete
the extension from SR60 to CR510; and the FDOT is preparing plans to widen CR510 to 4 lanes
from US 1 to Cr512, which pass along and is adjacent to the site's north boundary. The initial
extension of 70 Ave along the sites east boundary from CR510, % of a mile south, and the
extension of 81 It
street from 661 Ave to 74th Ave will be completed as a condition of approval by
the IRC approved Liberty Park PD TND. This project would ultimately complete the 74" Ave
extension along the southern Y2 of its east boundary to 691 St. Once the 81It St extension is
completed, 69" St on the sites south boundary will connect 82"1 Ave to US 1 to the east.
See Exhibit B — Location Map and Thoroughfare Plan Road Network
The site will have several thoroughfare roads extending into and creating
thoroughfare intersections internal to the site:
78tb,80tb , 82"a , and 84th Ave(s) in the north / south direction, and 731, 77te, and 8111 streets in the
east west direction.
Exhibit C — Site Thoroughfare Plan Network and SRID Canals
The site is located adjacent to the county Urban Services Area
The site is located adjacent to the county Urban Services Area on its north, east and west sides. The
official boundary in this vicinity is CR510 (north of and contiguous to the site along CR510), and
901 Ave (west and contiguous to the site / City of Fellsmere / Vero Lake Estates), and 66" Ave
(east of 661 Ave), While the east boundary of the site (741 Ave) is not officially contiguous to the
mapped urban services area, the county has already effectively moved the boundary from 66te Ave
to 741 Ave (and contiguous to the site) with the approval of the Liberty Park PD TND, a mixed use
development with over 900 units and 200,000 sf of commercial use. Consequently, the effective
county urban service line is at the sites North, West AND East boundaries. However, irrespective
of the COUNTY's urban service line location, Article 6 "Operating, Maintenance and Expansion
of the Sebastian Utility System" of the "Interlocal Agreement Providing for the Transfer of the City
of Sebastian Water and Wastewater System" adopted Sept 20, 1995 between IRC and the City of
Sebastian provides that IRC has an affirmative duty to expand the system inside and outside of the
city, and to provide service by the county's water and wastewater systems concurrent with the
Page 13
demands of new growth or the expansion or extension of water or wastewater transmission,
distribution, or collection facilities by either the city or the county.
Currently, IRC has existing water distribution mains along the sites west boundary in Vero Lake
Estates, water and sewer transmission mains on CR510 on the sites north boundary and will have
utilities at the sites' east boundary concurrent with the development of Liberty Park PD TND.
Liberty Park PD TND will be connecting and extending utilities south and west from CR510 and
66`h Ave, through 81" St, 70'i' and 74'h Ave, ultimately bringing utility services to the site's east
property line.
See Exhibit D — Utility Infrastructure
The site lies entirely within the Sebastian River Improvement district (SRID), a chapter 189 and
289 Improvement district which is responsible for the implementation, operation and maintenance
of a water control plan and stormwater drainage by gravity within the district boundaries.
Consequently, adequate facilities are in place to ensure the site has adequate and legal drainage
capabilities.
The site is bisected in the north south direction by both Laterals C and L canals, and adjacent to
lateral D on its west boundary. Lateral L canal runs along and through the natural slough and
headwaters of the South Prong of the St. Sebastian River. Several sub -laterals bisect the site in the
east to west direction, draining a majority of the site east and west to Lateral C. These include sub -
laterals C2E&W through C5E&W plus C6&7W.
Exhibit C — Site Thoroughfare Plan Network and SRID Canals
Adequate traffic, utilities, drainage, and other facilities either exist or are planned in the vicinity of
the site. The Comprehensive Plan, Infrastructure Element establishes standards for Concurrency
management and specifically, standards for Transportation, Potable Water, Wastewater,
Drainage, and Recreation. Chapter IX of the City's Land Development Code, "Concurrency
Management", defines the level of service standards for these facilities, and specifies that adequate
provisions for these services are necessary to support new development. Upon submittal of any
new development proposals, the city's Comp Plan and its LDC require a complete evaluation of
existing infrastructure capacity and need for new facilities concurrent with development.
Page 14