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HomeMy WebLinkAbout09-15-2022 PZ Agenda�cw HOME OF PELICAN ISLAND COMMUNITY DEVELOPMENT DEPARTMENT 1225 MAIN STREET oF SEBASTIAN, FLORIDA 32958 TELEPHONE (772) 589-5518 www.cityoftebasffan.org AGENDA PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY THURSDAY, SEPTEMBER 15, 2022 — 6:00 P.M. CITY COUNCIL CHAMBERS 1225 MAIN STREET, SEBASTIAN, FLORIDA ALL AGENDA ITEMS MAY BE INSPECTED IN THE OFFICE OF COMMUNITY DEVELOPMENT 1225 MAIN STREET, SEBASTIAN FLORIDA OR ON THE CITY REBSITE 1. CALL TO ORDER 2. PLEDGE OF ALLEGIANCE 3. ROLL CALL 4. ANNOUNCEMENTS AND AGENDA MODIFICATIONS Modifications and additions require unanimous vote of members. Deletions do not apply. 5. APPROVAL OF MINUTES: Regular meeting of September 1, 2022 6. LOCAL PLANNING AGENCY (LPA) PUBLIC HEARINGS • Chairman opens hearing; • Attorney reads ordinance or resolution or title, if any; • Staff presentation; • Public Input; • Commissioners closes hearing; • Commission deliberation and questions • Chairman calls for a motion • Commission Action A. Public Hearing — Recommendation to City Council — Small Scale Comprehensive Plan Future Land Use Map Amendment — Man Caves@Sebastian, Applicant (Proposed Annexation) - AN AMENDMENT TO THE COMPREHENSIVE PLAN FUTURE LAND USE MAP FOR PROPERTY CONTAINING 4.56 ACRES LOCATED SOUTH AND EAST OF SPIRIT OF SEBASTIAN PUD, WEST OF OLD DIXIE HWY AND FEC RIGHT OF WAY, AND NORTH OF MULTIPLE FAMILY RESIDENTIAL DEVELOPMENT. EXISTING COUNTY LAND USE DESIGNATION IS L-2 (LOW DENSITY RESIDENTIAL) AND THE REQUESTED SEBASTIAN LAND USE IS CG (GENERAL COMMERCIAL). B. Public Hearing — Recommendation to City Council — Large Scale Comprehensive Plan Future Land Use Map Amendment — Graves Brothers Company, Applicant (Proposed Annexation) - AN AMENDMENT TO THE COMPREHENSIVE PLAN FUTURE LAND USE MAP FOR PROPERTY CONSISTING OF 1913.593 ACRES, MORE OR LESS, LOCATED SOUTH OF COUNTY ROAD 510, WEST OF LANDS ADJACENT TO 74TH AVENUE, NORTH OF 69TH STREET, AND EAST OF 90TH AVENUE. CURRENT COUNTY FUTURE LAND USE IS AG-1 (AGRICULTURAL, I UNIT PER 5 ACRES). THE REQUESTED CITY LAND USE IS MU (MIXED -USE). 7. PLANNING AND ZONING (P&Z) COMMISSION QUASI-JUDICIAL HEARINGS • Chairman opens hearing, attorney reads ordinance or resolution or title • Commissioners disclose ex parte communication • Chairman or attorney swears in all who intend to provide testimony • Applicant or applicant's agent makes presentation • Staff presents findings and analysis • Commissioners asks questions of the applicant and staff • Chairman opens the floor for anyone in favor and anyone opposing the request (anyone presenting factual information shall be sworn but anyone merely advocating approval or denial need not be sworn in) • Applicant provided opportunity to respond to issues raised by staff or public • Staffprovided opportunity to summarize request • Commission deliberation and questions • Chairman calls for a motion • Commission Action A. P&Z Quasi -Judicial Hearing - Recommendation to City Council - Land Development Code Rezoning Amendment for a specific site - Man Caves@Sebastian, Applicant (Proposed Annexation) - AN AMENDMENT TO THE COMPREHENSIVE PLAN FUTURE LAND USE MAP FOR PROPERTY CONTAINING 4.56 ACRES LOCATED SOUTH AND EAST OF SPIRIT OF SEBASTIAN PUD, WEST OF OLD DIXIE HWY AND FEC RIGHT OF WAY, AND NORTH OF MULTIPLE FAMILY RESIDENTIAL DEVELOPMENT. THE EXISTING COUNTY ZONING IS RM-6 (MULTIPLE -FAMILY RESIDENTIAL DISTRICT, 6 UNITS/ACRE), AND THE REQUESTED SEBASTIAN ZONING IS CG (COMMERCIAL GENERAL). 8. UNFINISHED BUSINESS: None 9. NEW BUSINESS: None 10. ADJOURN 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 Council with respect to any matter considered at this meeting will need to ensure that a verbatim record of the proceeding 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 Americans with Disabilities Act (ADA) of 1990, anyone who needs a special accommodation for this meeting should contact the City's ADA Coordinator at 772-388-8226 at least 48 hours in advance of the meeting. All government meetings in City Council Chambers will be broadcast live on COS -TV Comcast Channel 25 and ATT U Verse Channel 99 and streamed via the city website - unless otherwise noticed and rebroadcast at a later date - see COS -TV Channel 25 for broadcast schedule ZOOM INFORMATION Please click the link below to join the webinar: httns://usO2web.zoom.us/i/86312710768 Or One tap mobile: US:+13126266799„86312710768# or+16469313860„86312710768# Or Telephone: Dial(for higher quality, dial a number based on your current location): US: +1 312 626 6799 or+1 646 9313860 or +1 929 436 2866 or +1 301 715 8592 or +1 309 205 3325 or+1 564 217 2000 or +1 669 444 9171 or +1 669 900 6833 or +1 719 359 4580 or +1 253 215 8782 or +1 346 248 7799 or +1 386 347 5053 Webinar ID: 863 1271 0768 International numbers available: httns://us02web.zoom.us/u/kd3FNIFE8n CITY OF SEBASTIAN PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY MINUTES SEPTEMBER 1, 2022 Call to Order -- Chairman Alvarez called the meeting to order at 6:00 p.m. II. Pledge of Allegiance was recited by all. III. Roll Call Present: .0 •� .. Mr. Lucier Ms. Battles •00 E W Mr. Simmons Ms. Kinchen h 9 Ms. Kautenburg Mr. Alvarez E At � 3 Not Present: Mr. Carter -- Excused •— > > oo19 Mr. Christino -- Excused (D 0 ©. si C Ms. Jordan -- Unexcused N � < co Also Present Ms. Dorri Bosworth, Community Development Manager Mr. Manny Anon, Jr., City Attorney Ms. Michelle Faulkner, Planner Ms. Barbara Brooke -Reese, MIS Manager Ms. Janet Graham, Technical Writer IV. Announcements and Agenda Modifications Ms. Bosworth stated that there will be a meeting on September 161. The agenda items will be a review of land use requests for two annexation requests. She estimated that staff will have packets completed for this meeting by next Tuesday or Wednesday so that the Committee members will have more time to review those prior to that September 151h meeting. They will be delivered to the Commission members' homes. V. Auv)roval of Minutes -- Meeting Minutes of August 11, 2022 There being no changes or corrections voiced, Mr. Alvarez called for a motion. A motion approving the Minutes of August 11, 2022 as presented was made by Ms. Kautenburg, seconded by Ms. Kinchen, and approved unanimously via voice vote. PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 2 MINUTES OF SEPTEMBER 1, 2022 VI. Public Hearinas -- None VII. Unfinished Business -- None VIII. New Business A. Accessory Structure Review -- LDC Section 54-2-7.5 -- 702 Crystal Mist Avenue -- 720 SF Detached Carport -- Mr. John Malerich Mr. Alvarez read the item into the record. Ms. Bosworth stated that the resident is present, and he will give the Commission members an overview of what he is proposing. After that, staff will review the Staff Report. Mr. John Malerich, 702 Crystal Mist Avenue, Sebastian, FL stated he is proposing to put up a carport to house his boats. He has been working with Ms. Bosworth on this matter. On page 2 of the Staff Report, which he addressed. Under item d., he stated the height will be 11 feet maximum, which falls within the City's criteria. The height of the house is 18 feet. Ms. Bosworth asked Mr. Malerich if the 11 feet number was provided by the manufacturer. He stated that he himself looked at the plans and did some math. Ms. Bosworth stated that after staff had given Mr. Malerich the Staff Report, Mr. Malerich came into the City office and related that the walls would be 8 feet. Based on the pitch of the roof, staff is confident that the carport is not going to be higher than the house, which is 18 ft. Ms. Bosworth called attention to items c and d which section of the City's Code states that if the homeowner meets the four requirements, he actually is given an exemption of 10 feet of the rear setback. A normal rear setback is 20 feet in most of the zoning districts. If he meets those 4 requirements, he can have an extra 10 feet. What was shown in the Staff Report is that he does not meet those requirements, even without the height, which means he has to meet the regular setback of 20 feet, which he does. She stated that everything is in proper compliance in that section. Mr. Malerich brought up the color of the roof. He had one of the roof shingles with him and based on the colors that are provided by the company, he could not find anything that matched exactly. The sample that he presented is almost identical to the wall color of the house. His suggestion is, because lighter colors absorb less heat, that the whole thing is made the same color. Ms. Bosworth responded that if the structure is over 500 feet, which it is, there are two thresholds: 501 square feet to 750, on page 3 it states that it has to be very similar and compatible with the materials and colors of the house, and PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 3 MINUTES OF SEPTEMBER 1, 2022 with anything over 750 square feet, it must match the house exactly. Mr. Malerich has a shingle roof on his house, and he is proposing a metal roof on the carport. It does appear that he is going to be very similar to the color, but the question is whether the shingle vs. metal is compatible enough. Ms. Kautenburg asked if the sides of the proposed structure will be metal as well and are going to be vertical. Mr. Malerich stated the rear of the proposed structure is going to be solid metal of a compatible color. He is planning to do the sides about halfway down for ventilation purposes. Ms. Bosworth stated that is the reason staff are leaving some of these decisions up to the Commissioners to review, because it does say that it is supposed to be compatible or similar. There will be corrugated metal on the sides. There have been some other carports similar to this in the past. They have matched the sides exactly to the house, and they have been approved. Ms. Kautenburg said she does not have an objection to the metal coming down halfway. Mr. Simmons asked if this structure is going to be constructed on what appears to be existing concrete. Mr. Malerich said there was an existing single -car concrete pad. He needs a double wide for this structure, so he added a square around it that is crushed shell. Ms. Kinchen asked if the structure will have a front door or is it going to be left open. Mr. Malerich said he is leaving the front open. Mr. Malerich stated the other issue that he wanted to bring up is the style. On the page after the survey, he pointed out what he described as a bow -front style. It is Ms. Bosworth's opinion that this looks like a Quonset hut. He does not think it looks like a Quonset hut. It has an interior framework and has all of the items that were put forth as to what he can have. He thinks his proposed structure looks better. Ms. Battles asked if his proposed structure would have the overhang. Mr. Malerich stated yes. Ms. Bosworth gave the explanation for why staff had told Mr. Malerich about it looking like a Quonset hut. She reiterated that the Code does say, "Attached or detached Quonset -type or -style accessory structures are prohibited." She added that this question came before the Commission in 2016 to get the Commission's determination on what is considered Quonset -type or Quonset -style structures. Based on the discussion in 2016, following that staff had been informing the residents the one highlighted in yellow (SEE ATTACHED) was considered a Quonset type or style. Mr. Malerich stated that it is a matter of aesthetics —which looks better. There was discussion among Mr. Malerich and PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 4 MINUTES OF SEPTEMBER 1, 2022 some of the Commission members and Ms. Bosworth regarding this question. Ms. Bosworth stated that staff recommends, based on the previous discussion, that the Commission recommends approval of the 720-square-foot carport with the metal roof being acceptable, but it must match the roof color that exists on the house, and that the Commission members approve the vertical panels coming down halfway on the carport and that they should match the color of the walls of the house. There being no further questions/comments, Mr. Alvarez called for a motion. A motion approving the accessory structure review with staff's recommendation was made by Ms. Battles and seconded by Mr. Simmons. Roll Call Ms. Kinchen -- Yes Ms. Battles -- Yes Ms. Kautenburg -- Yes Vote was 6-0 in favor. Motion passes. IX. Adiourn Mr. Lucier -- Yes Mr. Simmons -- Yes Mr. Alvarez -- Yes There being no further business, Chairman Alvarez adjourned the meeting at 6:20 p.m. LIM J9 Date: ana HOME Of PELICAN ISIAND Community Development Department Comprehensive Plan Amendment Land Planning Agency September 15, 2022 ITEM 6.A. LPA Legislative Public Hearing — Recommendation to Citv Council Comprehensive Plan Future Land Use Amendment Man Caves @ Sebastian 1. Project Name: Man Caves @ Sebastian, 11355 Old Dixie Highway 2. Project Applicant: Herb Green (Authorized Agent) 117 E. Monument Ave Kissimmee, FL 34741 3. Requested Action: Request is for a change from County L-2 (Low Density Residential) to City CG (General Commercial) (Attachment A) 3. Project Location: Section 7, Township 31 South, Range 39 East Subject Parcel is 4.56 Acres, More or Less Parcel # 31390700000100000011.0 Legals: See Deed and Survey (Exhibit 1) 4. Project Description The subject property consists of 4.56 acres, more or less, located south and east of Spirit of Sebastian PLID, and west of Old Dixie Hwy and FEC ROW. Existing residential and vacant residential land use surround the property to the west and south. However, the parcel immediately north of this property maintains a CG land use to be commercial or common area for the community. The property contains one residential house but is otherwise vacant. The subject property is located within an enclave of unincorporated Indian River County, surrounded on two sides and contiguous to the existing corporate limits and boundaries of the City of Sebastian. The proposed development is within the service boundary for municipal services and has provided statements addressing available infrastructure (Attachment A). Current land use and zoning in the County is L-2 (Low Density Residential) and RM-6 (Multiple Family Residential, 6 units/acre). Application has been made to amend both the land use and zoning to be compatible with the City of Sebastian long range plans simultaneously with the annexation of property. The land use amendment proposal is for CG (General Commercial) which is compatible with the existing adjacent land use immediately to the north, commercial uses east of the FEC ROW and industrial land use along the Old Dixie HWY corridor. The applicant has submitted a conceptual site plan for a mini -storage proposed use however, this use is a conditional use in accordance with the CG zoning and will require specific criteria for approval. Small Scale Amendments are defined by statute to be 50 acres or fewer and limited to FLUM changes for site - specific small scale development activities only. The State land planning agency does not require a review however the amendment does not become effective until 31 days after adoption by the local government. This amendment will be transmitted to the DEO upon adoption by COS city council. 5. Site Data a. Site Characteristics 1) Total Acreage: (2) Current Land Use(s) (3) Current Zoning b. Adiacent Pror)erties 4.56 acres County L-2 (Low Density Residential) County RM-6 (Multiple Family Residential, 6 units/acre) Zoning Existing Use Future Land Use North (City) PUD-R CommercialNacant CG East: ROW ROW ROW West: (City) PUD-R ResidentialNacant Low Density Residential South: (County) RMH-6 Residential/MH Park L-2 6. Comorehensive Plan Consistency a. Chanced Conditions: The proposed change of land use to a higher intensity of use, commercial, is consistent with the current land uses along the corridor. Existing residential development adjacent to the property may be served by the commercial/industrial uses which are appropriate as this corridor continues to develop as a service area for the community. This designation will provide suitable uses for potential future developments. b. Land Use Compatibility: The CG (General Commercial) land uses are established to implement policies and performance standards for general commercial uses which are compatible with the City of Sebastian current and future land use along this corridor. Policy 1-1.3.3: General Commercial Development (CG}. The purpose of the General Commercial land use designation is to accommodate general retail sales and services; highway oriented sales and services; and other general commercial activities defined in the LDC. General Commercial designations are located in highly accessible areas, adjacent to major arterials. The maximum intensity is 1.0 FAR. c. Conformance with Ordinances: The proposal is in conformance with applicable substantive requirements of the Code of Ordinances and Land Development Code, and no changes to these ordinances are required at this time due to this request. d. Adequate Public Facilities: Public facilities requirements for this proposed rezoning have been provided in Attachment A. The property has provided assurance of the availability of sufficient public access and public facilities. The property is within the current service boundary for water/sewer and public safety. Additional ROW may be required for Old Dixie Hwy at time of site plan development due to the increased intensity of use. e. Natural Environment: An environmental assessment of the subject property will be required as part of site plan development application. All natural resource protection measures, including tree protection, wetlands, and listed species, will be required as part of the permitting and development process. f. Economic Effect: The property contains a vacant single family house and no current active existing uses. The Old Dixie Hwy has developed as a commercial/industrial corridor due to its location on a regional thoroughfare (CR 512) and the FEC railroad. The adjacent residential development, Spirit of Sebastian, will be serviced by the commercial uses provided along the corridor. The corridor will 2 require additional ROW to reach the appropriate LOS for these uses and this will be requested as part of the site plan development. Additional road R/W is essential to provide access to CR 512 and provide alternative safety routes to residents within the neighborhoods during evacuations and other emergency actions. In addition, the development will bring sewer and water further south into this part of the City. These infrastructure improvements provide a higher value to future residential or commercial development, which support the tax base within the City. g. Orderly Development: The proposed land use change is consistent with the Land Development Code and Code of Ordinances. h. Public Interest: The proposed change in land use does not appear to be in conflict with the public interest and is in harmony with the purpose and intent of the City of Sebastian Comprehensive Plan 2040 and Land Development Code. 7.Conclusion: The requested land use change from County L-2 to City CG is consistent with the Future Land Use Map and staff supports a recommendation of approval to the City Council from the Land Planning Agency Lisa L. Frazier, AICP 9/15/2022 PREPARED BY DATE 3 OtYOF HOME OF PELICAN ISLAND COMMUNITY DEVELOPMENT DEPARTMENT 1225 MAIN STREET at SEBASTIAN, FLORIDA 32958 TELEPHONE (772) 589-5518 ■ www.cifyofs,ebasfan.org DEVELOP IIENI' REVIENN APPLICATION ❑ Comp Plan Land Use Amendment ❑ Comp Plan Text Amendment (Large Scale) ❑ Land Development Code Text Amendment ® Comp Plan Land Use Amendment ❑ Rezoning (Small Scale) ❑ Annexation Project Name: Man Caves @ Sebastian Total Site Area: Acres\SF I 4.56 Acres 1 Parcel ID: 31390700000100000011.0 Existing Address of Site:11355 Old Dixie Hwy Sebastian, FL 32958 Proposed Address of Site: 11355 Old Dixie Hwy Sebastian, FL 32958 Proposed Use: Self Storage/Man Caves i conditional use in CG zoninq) I Contact Name: Herb Green (Authorized Agent) Address: 117 E. Monument Ave Kissimmee, FL 34741 Telephone: 407-738-1979 Land Use: CG Email: hgreen@cadjazz.com Zoning: CG Applicant (If not owner, written authorization (notarized) from owner is required) Owner: Leabridge Investments LLC Address:11355 Old Dixie Hwy Sebastian, FL 32958 Telephone: 407-744-4496 Date Received: Fee Paid: Email: paulrowecivil@aol.com Received by: Is] 'N: Surveyor: Know 1t Now, Inc. Address:5220 US Hwy 1, #104 Vero Beach, FL 32967 Telephone: 888-396-7770 Email: wwyyldnsurvey.com Engineer: Herb Green, Cadjazz Engineering IAddress:117 E. Monument Ave Kissimmee, FL 34741 Telephone: 407-738-1979 Email: hgreen@cadjazz.com Pre — Application Meeting Date: I March 28, 2022 WWWrteir"ng with uw Frazier DESCRIPTION OF PROPOSED PROJECT: self storage/man caves 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 wo Il be complied with, whether specified herein or not. The granting of approval does not presume to give auth r e or eel the provisions of any other state or local law regulating construction or the perform Herb Green � � l Print name Signs A e Notary: STATE OF:� COUNTY: 1 her by certify that on 2 `! 20 Q2 —7w" &/Zebra who is personally known to me identification. Type of identification produced• L bL [SEAL] N try Public ¢tur,:ea 0 condx3 " My Commission Expires: azvesi 00 W ecoa ePWIA io� s *"^d IUs1oN 0W Notary Public SON of Florida ►; Rose Mario Bartioft �c My Com"ftO n GG 286420 f Expiree0l/03=3 personal appeared or has produced n i/0.3 /-Z,9 Z3 FORM B COMMUNITY DEVELOPMENT DEPARTMENT 1225 MAIN STREET P SEBASTIAN, PLORIDA 32958 TELEPHONE (772) 589-5518 m www.c1fvofsebas1Ian.orq $2,000 Comp Plan Land Use Map Amendment (Large Scale) $1,500 Comp Plan Land Use Map Amendment (Small Scale) $1,000 Annexation APPLICATION FEES: $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 SUBMITTED FOR APPLICATION REVIEW: ❑ Summary 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. ❑ Location Map ❑ Two (2) Boundary and Topographic Surveys ❑ Warranty Deed for all owners and/or Notarized Letter of Authorization ❑ Future Land Use Map: Current and Proposed ❑ Zoning Map: Current and Proposed ❑ Traffic Impact Analysis Statement ❑ Electronic Copy - Complete Submittal ❑ Stormwater Calculations 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 applicantlowner must re -apply for a new review with applicable fees. An extension may be requested for additional fees. FORM B ATTACHMENT A 3120210040981 RECORDED IN THE RECORDS OF JEFFREY R, SMITH, CLERK OF CIRCUIT COURT INDIAN RIVER CO FL BK: 3430 PG: 1087, 6/7/2021 10:55 AM D DOCTAX PD $2,660.00 Return to: Name: Professional Title of The Treasure Coast, Inc. Address: 1546 US Highway 1 Sebastian, FL 32958 This instrument prepared by: Thomas Rich Professional Title of The Treasure Coast, Inc. 1546 US Highway 1 Sebastian, FL 32958 File No.: 2021-53789 WARRANTY DEED Q This Warranty Deed Made this q day of mad% . �W 21 by Jessica Jemec a/k/a Op Jessica Bryant hereinafter called the grantor, whose post office address is: 2rvz P niTl n�ko t� (Zd L.0 33 LSD _ �+ to: Leabridge Investments, LLC, a Florida Limited Liability Company whose post office address is: 7oek9- tku�Y 5�bo�s�ian F� 3 g58' hereinafter called the grantee, WITNESSETH: That said grantor, for and inconsideration of the sum of Ten Dollars, and other variable considerations, receipt whereof is hereby acknowledged, hereby grants, bargains, sells, aliens, remises, releases, conveys and confirms unto the grantee, all that certain land situated in Indian River County, Florida, viz: All that part ofthe following described land lying West of the F.E.C. Railway Right -of -Way: Beginning at P.P. Lawson's Northeast comer and run West on his line 80 rods; thence run North 20 rods; thence run East 80 nods; thence run South 20 rods to point of beginning and being part ofthe SE 1/4 ofthe NE 1/4 of Section 7, Township 31 South, Range 39 East; situated in Indian River County, Florida; said land also being described as: The North 1/2 ofthe South 1/2 ofthe Southeast 1/4 ofthe Northeast 1/4 of Section 7, Township 31 South, Range 39 East. This property is not the homestead of the Grantor (s). TOGETHER with all the tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining. To Have and to Hold, the same in fee simple forever. And the grantor hereby covenants with said grantee that the grantor is lawfully seized of said land in fee simple; that the grantor has good right and lawful authority to sell and convey said land; that the grantor hereby fully warrants the title to said land and will defend the same against the lawful claims of all persons whomsoever; and that said land is free of all encumbrances, except taxes accruing subsequent to 12/31/2020, reservations, restrictions and easements of record, if any. (The terms "grantor" and "grantee" herein shall be construed to include all genders and singular or plural as the context indicates) IN WITNESS WHEREOF, Grantor has hereunto set grantor's hand and seal the day and year first above written. Signed, Sealed and Delivered in Our Presence: �n Wiulcsg Chi t�tlld5 .� �� 11M�S►iYv 1 ss State of Florida County of Indian River -A-- ssic Jemec The fore oing instrument was acknowledged before me by means of 0( physical presence or [__] online notarization, this � day of 4 6 , 'yy �'�� by Jessica Jemec who L% is personally known or L] has produced a driver's license as idy Itification. [Seal] 4,'-ff "•., JOANNA CAROL 5VAPSON . Notary Public • State of Florida i� Commission a GO 291708 My Comm. Expires Jan 15, 2023 Bonded through National Notary Assn. o Public ri Name:�7U11�111% Commission Expires: RE: 2021-53789 Page I of I Date: April 4, 2022 RE: Parcel 1D# 313"700000100000011.0 11355 Old Dixie Highway Sebasfion, Florida 32958 LETTER OF AGENT AUTHORIZATION The purpose ofthis letter is to authorize CADJAZZ Engineering Consultants to act an my behalf and as my trusted agent in processing any and all Planning and Zoning Applications, including but not limited to Site Development Permit Applications for the above referenced project, including all regulatory agencies, departments, and their personnel for State of Florida, Indian River County, Florida Department of Transportation, Water Management District, and Florida Department of Environmental Protection in an effort to receive all approvals necessary for site improvements and construction. The undersigned being co ractual Owner. Signature: Date:,Q Name: Jerome Paul Rowe Tide: MM r Address: 1600 Regal Cover Court Kbsimmee,FL34744 Phone. 407.744-4496 Email.. P*Ulrowdvil@aoi.com State of Florida County of Osceola Before we personally appeared Paul Rowe, who is personally known to we or has provided as identification, known to me to be the person described in and who executed the foregoing instrument for the purposes therein expressed. WITNESS my hand and official seal, this day of A.D., 2022. Notary Pubina r a , 41" : ? "', Y.40 Notary Pubk State of �* Rose Hoods Marie My Commission :pares � My corrnm�on cG 2MK20 � 4d 4 Val/ Exp ms O10=023 aw 8/4/22, 10:19 AM Detail by Entity Name DMSION OF CORPORATIONS i i� i I,Js�,'I�Itli� ref Department of State / Division of Cornorations / 5earch Records / Search by Entity Name / Detail by Entity Name Florida Limited Liability Company LEABRIDGE INVESTMENTS, LLC Filina Information Document Number FEI/EIN Number Date Filed State Status Last Event Event Date Filed Event Effective Date Princioal Address 1600 REGAL COVE CT KISSIMMEE, FL 34744 Changed: 04/22/2015 Mailina Address 1600 REGAL COVE CT KISSIMMEE, FL 34744 L05000015559 77-0203884 02/10/2005 FL ACTIVE LC STMNT OF RA/RO CHG 05/30/2018 NONE Changed: 04/22/2015 Registered Aaent Name & Address Rowe, Jerome Paul 1600 REGAL COVE CT KISSIMMEE, FL 34744 Name Changed: 02/21 /2021 Address Changed: 02/21/2021 Authorized Person(s) Detail Name & Address Title MGR ROWE, JEROME 8/4/22, 10:19 AM Detail by Entity Name 1600 REGAL COVE COURT KISSIMMEE, FL 34744 Annual Reports Report Year Filed Dater 2020 01 /28/2020 2021 02/21 /2021 2022 03/02/2022 Document Imaaes 03/02/2022 — ANNUAL REPORT View image in PDF format 02/21/2021 —ANNUAL REPORT _ View image in PDF format ^ J 01/28/2020 — ANNUAL REPORT View image in PDF format J 03/31/2019 — ANNUAL REPORT _ - -_-^ View image in PDF format 05/30/2018 — CORLCRACHG image in PDF format 01/14/2018 — ANNUAL REPORT _ _View View image in PDF format 1 I —ANNUAL REPORT View image in PDF format 03/08/2016 —ANNUAL REPORT View image in PDF format 04/22/2015 — ANNUAL REPORT —J View image in PDF format J 03/23/2014 — ANNUAL REPORT View image in PDF format 03/22/2013 —ANNUAL REPORT _J _ View image in PDF format 01/04/2012 —ANNUAL REPORT _ View image in PDF format _ J 04/24/2011 —ANNUAL REPORT View image in PDF format 01/20/2010 —ANNUAL REPORT View image in PDF format 01/15/2009 —ANNUAL REPORT View image in PDF format J 04/11/2008 — REINSTATEMENT View image in PDF format 07/19/2006 — ANNUAL REPORT View image in PDF format 02/10/2005 — Florida Limited Liabilites View image in PDF format SHEET 2 OF 2 {SURVEY DETAILS) — SURVEY NOT COMPLETE WITHOUT ALL SHEETS LEGAL DES�RIPTIOjy: JOB NUMBER: 2105-151 ALL THAT PART OF THE FOLLOWING DESCRIBED LAND LYING WEST OF THE F.E.C. RAILWAYRIGHT-OF-WAY• FIELD WORK DATE: 0511812021 BEGINNING AT P.P. LAWSON'S NORTHEAST CORNER AND RUN ADDRESS: PROPERTY ADD PROPERTYADDDIXI WEST ON HIS LINE 80 RODS,• THENCE RUN NORTH 20 RODS; OLD HIGHWAY, SEBASTL9N, FL 32958 THENCE RUN EAST 80 RODS, THENCE RUN SOUTH 20 RODS TO POINT OF BEGINNING AND BEING PART OF THE SOUTHEAST J OF THE NORTHEAST Iq OF SECTION 7, TOWNSHIP 31 SOUTH, RANGE 39 FLOOD INFORMATION.' EAST, SITUATED IN INDIAN RIVER COUNTY, FLORIDA; SAID LAND PANEL NUMBER: 12061 C0112H ALSO BEING DESCRIBED AS. FIRM DATE: DECEMBER 4, 2012 FLOOD ZONE: X THE NORTH 2 OF THE SOUTH 2 OF THE SOUTHEAST Id OF THE BASE FLOOD ELEVATION. NA NORTHEAST J OF SECTION 7, TOWNSHIP 31 SOUTH, RANGE 39 COMMUNITY NAME: INDLAN RIVER COUNTY EAST. COMMUNITY NUMBER: 120119 AERIAL PHOTOGRAPH SURVEYOR'S LEGEND FIT =FINSHEDFLOOR F.LEVATTON PCC=POINTOFCOMPOUNDCURVATURE LINETYPES F1P = FOUND IRONPIPE PCP = PERMANENT CONTOL POINT A/C = AIR CONDITIONING FIPC = FOUND IRONPIPE AND CAP POB = POINT OF BEGINNIIVO - BOUNDARY LOVE BB = BEARING BASIS FIR = FOUND IRON ROD POC = POINT OF COMMENCEMENT BFP = BACKFLOWPREVENTER FIRC -FOUND IRON ROD AND CAP PP = POOL PUMP = STRUCTURE LINE BLDG = BUILDING FN = FOUND NAIL PRC = POINT OF REVERSE CURVATURE = CENTERLINE BLK= BLOCK FN&D = FOUND NAIL AND DISC PRM = PERMANENT REFERENCE MONUMENT BM = BENCHMARK FND = FOUND PT = POINT OF TANGENCY = EASEMENT LINE C = CURVE FPK = FOUND PKNAIL R = RADIUS =FENCE LINE CATV = CABLE T V. RISER FPKD = FOUND PK NAIL AND DISC RNG = RANGE CB = CATCH BASIN FRRSPK - FOUND R49JWAD SPIKE R/W = RIGHT OF WAY _. = OLD LOT LIVE CL = CENTERLINE GAR = GARAGE S = SEPTIC CLF = CHAINLINK FENCE HYD = FIRE HYDRANT SEC = SECTION SYMBOLS CLP = CONCRETE LIGHT POLE ID = IDENTIFICATION SIR = SET IRON ROD AND CAP CONC = CONCRETE L = LENGTH SPKD = SET PK NAIL AND DISC = FIRE HYDRANT ®= CATCH BASIN CP = CONTROL POINT LB N = LICENSED BUSINESS SV = SE WER VALVE CPP= CONCRETE POWER POLE IS N = LICENSED SURVEYOR IBM = TEMPORARY BENCHMARK ® = WATER METER ®=SANITARYMANHOLB D = DEED M = MEARSURED TOB = TOP OF BANK DF = DRAINFIRLD MB = MAP BOOK TWP = 71OWNSHIP =POWER POLE ©= CABLE I- V. SERVICE ELL = ELEVATION MRS = MITERED END SECTION TR = TELEPHONE RISER ®=GAS SERVICE ELECTRIC SERVICE EM = ELECTRIC METER ROW =EDGE OF WATER MH = MANHOLE ALP - METAL LIGHT POLE TYP = TYPICAL WIT = WITNESS = LIGHT POLE ®= TELEPHONE SERVICE EP = EDGE OFPAVEMENT F= FIELD OHW = OVERHEAD WIRES P = PLAT WLP = WOOD LIGHT POLE WM = WATER METER ®=WELL ® = DRAINAGE MANHOLE FCM = FOUND CONCRETE MONUMENT PB = PLAT BOOK WPP = WOOD POWER POLE FDH = FOUND DRILL HOLE PC = POINT OF CURVATURE WV= WATER VALVE =BENCHMARK = SANITARY SER LICE fII(jJ(Qif,g 9"ES NOT DETERMINE OR INDICATE LAND OWNERSHIP 2. THE SURVEYOR DID NOT RESEARCH OR ABSTRACT THE LAND RECORDS FOR RIGHTS -OF -WAY, EASEMENTS, RESERVATIONS, DEED RESTRICTIONS ZONING REGULATIONS, SETBACKS, LAND USE PLAN DESIGNATIONS, ADJOINING DEEDS LIENS MURPHY ACT RIGHTS -OF -WAY, AREAS OF LOCAL CONCERN, OR OTHER SIAMAR JURISDICTIONAL DETERMINATIONS. TO THE EXTENT THAT THIS TYPE OFINFORMA770NIS SHOWN, NIS SHOWN SOLELY ONTHE BASIS OF INFORMATION PROVIDED BY THE CLIENT OR INFORMATION OTHERWISE KNOWN TO THE SURVEYOR AND MAY NOT BE COMPLETE 3. UNDERGROUND UTILITIES, BUILDING FOUNDATIONS, AND OTHER UNDERGROUND FIXED IMPROVEMENTS WERE NOT LOCATED, UNLESS OTHERWISE INDICATED. TO THE EXT=THAT THIS TYPE OF INFORM4770NIS SHOWN, IT IS SHOWN SOLELY ON THE BASIS OF SURFACE INDICATIONS OBSERVED BY THE SURVEYOR AND MAY NOT BE COMPLETE. 4. JURISDICTIONAL WETLANDS AND ENDANGERED OR THREATENED SPECIES HABITAT, IF ANY, THAT MAY EXIST ON OR AROUND THE SURVEY SITE WERE NOT DETERMINED OR LOCATED. 5, THE SURVEYDATE IS THE FIELD DATE SHOWNIN 711E T77EE BLOCK, NOT THE SIGNATURE DATE 6. THIS SURVEY MAP OR THE COPIES THEREOF ARE NOT VALID WITHOUT THE SIGNA 77JRE AND THE ELECTRONIC OR ORIGINAL RAISED SEAL OFA FLORIDA LICENSED SURVEYOR AND MAPPER. Z FENCES SHOWN ON SURVEY ARE FOR ILLUSTRATIVE PURPOSES ONLY. FENCE TIES SHOWNARE RELATIVE TO THE CENTER OF SAID FENCE. THE SURVEYOR WILL NOT BE RESPONSIBLE FOR DAMAGES RESUL777VG FROM THE REMOVAL AND/OR CHANGES TO ANY FENCES UNLESS THE SURVEY WAS PROVIDED SPECIFICALLY FOR FENCE LOCATION PURPOSES. 8. PROPERTYLINES AND OR IMPROVEMENTS SHOWN WERE PHYSICALLY LOCATED BY FIELD SURVEY. 9. MONUMENTS FOUND OR SET ARE SHOWN, CALCULATED LINES AND INFORMATTONIS NOTED BY (C). 10. COMPUTATIONS OF LINES AND OR DATA NOT FOUND ARE SHOWNAS (C). 11. ACCURACIES OBTAINED INT LUS SURVEY IS GREATER THAN (RURAL) l' IN 5000', (SUBURBAN) 1' IN 7500', (COMMERCIAL) 1' IN 10, 000'. 12. PRIOR TO SURVEYINFORMATION OBTAINED WAS LEGAL DESCRIPTION FROM CLIENT OR FROM PUBLICLY PUBLISHED COUNTY TAX COLLECTOR SITE, RECORDED PLATS AND OR SECTION CORNER RECORDS IF APPLICABLE 13. IF ONLY A DIGITAL SURVEY COPY IS REQUIRED A SURVEY REPORT WILL BE PLACED IN FILE THE DIGITAL SURVEYIS NOT FULL AND COMPLETE WITHOUT THE SURVEY REPORT FILE. SURVEYOR'S SIGNATURE CERTIFIED TO: NOT VALID WITHOUT THE SIGNATURE AND ORIGINAL RAISED SEAL OR ELECTRONIC SEAL OF THE FLORIDA L--ABP[DGE INVESTMENTS, LLC LICENSED SURVEYOR BELOW. THE SURVEYOR HEREBY CERTIFIES THATTHE ELECTRONIC SIGNATURE PROFESSIONAL TITLE OF THE TREASURE COAST, INC. AND SEAL HEREON MEETS PROCEDDRES SET FORTH IN CHAPTER 5J-17.062 OF THF. FLORIDA AUMINISTAVVE CODE, PURSUANT TO SECTION 472.025, FLORIDA STATUTES. THE SURVEYOR HEREBY STEWART TITLE GUARANTY COMPANY CERTIFIES THAT THIS SURVEY MEETS THE STANDARDS OF PRACTICE FOR SURVEYS, SET FORTH BY THE FLOWUA BOARD of SURVEYORS AND MAPPERS IN CHAPTER 5J-17.D51 AND 5J-17.052 OF THE FLORIDA ADMINISTRATIVE CODE, PURSUANT TO SECTION 472.027, FLORIDA STATUTES. 5.20.21 BILL HYA v�'•'.� 4636 DATE SURVEYOR:IC� # STATE OF FLORIb14'" FLORIDA BUSINESS CERTIFICATE OFAUTHORIZATION NUMBER LB 6912 KNOW IT NOW, INC. PROFESSIONAL SURVEYING AND MAPPING 5220 US HIGHWAY 1, # 104 VERO BEACH, FL 32967 PHONE - (888) 396-7770 WWWJUNSURVEY.COM August 9, 2022 Response to COS STAFF REVIEW COMMENTS (August 4, 2022) Man Caves @ Sebastian,11366 Old Dixie Hwy, Sebastian, FI Parcel ID: 31390700000100000011.0; 4.66 Acres ANNEXATION/FUTURE LAND USE AMENDMENT/REZONING REQUEST RE: FLUM AMENDMENT/REZONEREQUEST 1. Update application and maps to reflect the proposed request for change in Land Use and Zoning: CG respectively. Response: Application and exhibits now reflect the proposed request for change in Land Use and Zoning to CG, we have updated Exhibit #19 to reflect the parcel proposed Land Use and Zoning to be CG ( City of Sebastian) for reference. 2. IRC Potable Water and Sanitary Sewer force main available on Old Dixie Hwy. Development will be required to connect if a central wastewater main is within five hundred (500) feet. (Policy 4- 1.2.1) Response: Applicant acknowledges that connection to wastewater main within 500' is required as part of the site plan development order. We have included this note on the Conceptual Plan Exhibit 11 for better clarification; refer to City of Sebastian Development Notes, lower right hand corner of conceptual plan. 3. Mini storage is conditional use in CG zoning. Please refer to Sec 54-2-6.4 for Specific criteria for approving a conditional use (28) Mini -storage. Response: Acknowledged, Specific criteria (Sec 64-2-6.4) will be followed. We have included this note on the Conceptual Plan Exhibit 11 for better clarification; refer to City of Sebastian Development Notes, lower right hand corner of conceptual plan. 4 Please be aware that a tree survey and natural resource assessment will be required prior to land clearing and/or site plan approval (Sec 54-3-14.7 LDC). Response: Applicant acknowledges that a tree survey and natural resource assessment will be required prior to land clearing and/or site plan approval. We have included this note on the Conceptual Plan Exhibit 11 for better clarification; refer to City of Sebastian Development Notes, lower right hand corner of conceptual plan. We appreciate Staffs review of our request, and if we may assist further, please feel free to call (407) 738-1979 or email (ncreen@cadiazz.com) us so that we may help expedite the processing of our request. Sincerely, *7 Her, P.E. Project Manager PO Box 450006 Kissimmee, Florida 34745 Tel 407 7381979 Fax 407 348 7552 August 8, 2022 Ms. Lisa Frazier Community Development Department 1225 Main Street Sebastian, FL 32958 Subject: Application for Rezone and Future Land Use Amendment Leabridge Investments LLC Parcel I.D. 3139070000010000001.0 Dear Ms. Frazier: Please accept this application for rezone and land use amendment for the referenced parcel. The parcel land area is approximately 4.56 acres, located at 11355 Old Dixie Highway, Sebastian, FL 32958. For reference we have included project "Location Map" (Exhibit 1) and supporting Exhibits (2-19) that show project site relative to current zoning and land use. NEED AND JUSTIFICATION FOR CHANGE Applicant's parcel has the current zoning designation of RM-6 (Indian River County Zoning) which has a land use L-2 with density of 6 units per acre. The surrounding Indian River County parcels to the east are zoned CG (General Commercial) and CH (Heavy Commercial) see Exhibit 4. Currently, Indian River County only allows warehouse/self-storage on parcels with 2.5 acres maximum. Based on discussions with County Staff, Indian River County's comprehensive plan provides no viable path for allowing our proposed self storage/mini warehouse use. LAND WITH SAME CLASSIFICATION Within the City of Sebastian there are 8 parcels in the CG zoning District that are large enough to support this self-storage/mini warehouse project. Of these 8 sites, only 2 are currently vacant. Parcel 32935 (Exhibit 6, Parcel Reference #1) has storage units on the adjacent parcel to the north and parcel 35845 (Exhibit 6, Parcel Reference #2) is oddly shaped and partially occupied by a drainage pond. There are 5 sites in the IN (Industrial) Zoning that are large enough to support a storage facility, only one of these sites, parcel 10802 is vacant, It is owned by SJRWMD and Indian River County, being owned by public entities, makes it difficult to acquire and develop this parcel. COMPATABILITY WITH COMPREHENSIVE PLAN The proposed rezoning and land use amendment is compatible with the City of Sebastian's Comprehensive Plan. The City's Comprehensive Plan states that that there is a need to prevent urban sprawl and disjointed urban service delivery systems (Objective 1-2.4 Annexation Studies). Our parcel is immediately adjacent to parcels that are incorporated in the City of Sebastian and is contiguous with current city boundaries. This parcel lies within the established Annexation Reserve Area for City of Sebastian (Exhibit 16), and this parcel is uniquely located to serve as mini warehouse/rv/boat storage in an area that is currently underserved by this type of facility. Request for Rezone & Land Use Amendment Leabridge Parcel pg. 2 LEVEL OF SERVICE The drainage permit will include SJRWMD and City of Sebastian. Existing Indian River County Zoning RM- 6; Land Use L-2 maximum impervious coverage is 60% (119.180sf) and proposed zoning CG; land use CG with maximum impervious coverage is 80% (158,907 sf). The increase of impervious area would be offset by the stormwater retention area that would provide stormwater protection commensurate with the impervious area. We anticipate water demand to decrease by 12,077gpd. Current land use of 27 du (6 du/ac * 4.56 ac); 27 du * 471 gpd/ du=12,717gpd, and proposed 400 units @ 1.6 gpd/unit = 640 gpd. Wastewaters demand decreases by 7,700 gpd. Existing Indian River County 27 du * 300 gpd/du = 8,100 gpd. Proposed 400 units @ 1.0 gpd/unit = 400 gpd. There is no sewer service available for the this site, and consistent with surrounding parcels, we estimate that septic service (Exhibit 13) would be adequate to serve this project's low sewer demand. We estimated a decrease in solid waste demand by 10.66 tons per year for this rezoning and land use amendment. Existing land use would generate 27 du * 13.2 lbs/du = 357 Ibs/day or 65.04 tons/yr, while proposed self storage/mini warehouse would generate 59.590 sf * 0.005 Ibs/sf = 298 Ibs/day or 54.38 tons/yr. Traffic demand decreases by 217 ADT (see Exhibits 11 & 12). Existing L-2 residential land use would generate about 303 average daily trips, and proposed self storage/mini warehouse land use would generate about 86 average daily trips. According to the City of Sebastian Traffic Level of Service 2040, our site is located between roadway networks that are at Level of Service C and D that are consistent with acceptable level of service standard for roadways, The proposed driveway and traffic access for self storage/mini warehouse would be via Old Dixie Highway. Indian River County is the public entity responsible for Old Dixie Highway, and during our advance review with Indian River County Staff, we have confirmed that Indian River County Engineering and Public Works Department would not object to the proposed access and driveway as represented on Exhibit 11. Request for Rezone & Land Use Amendment Leabridge Parcel pg. 3 LOS Analysis Summary Table for Leabridge Parcel @ 11355 Old Dixie Hwy Sebastian Existing FLU Proposed FLU - Service Provider Type of Facility Designations Designations Resulting Impact Capacity SIRWMD and City of Drainage Water WasteWater (Sewer) Solid Waste Traffic Indian River County Zoning Sebastian; Onsite RM-6; land Use L-2, City of Sebastian Zoning Stormwater Maximum Impervious CG; land Use CG Retention for Coverage Area 60% Maximum Impervious Increase of Pre/Post Impervious area 119,180 Coverage Area 80% impervious area of Development Runoff s.f. 158,907 s.f. 39,727 s.f. Equivalence. Indian River County Zoning RM-6; land Use L-2; City of Sebastian Zoning Density 6 du/ac * 4.56 ac CG; Land Use CG; up to =27 du * 471 gpd/du = 400 units @ 1.6 gpd/unit = Decrease of 12,077 No service area, 12,717 gpd 640 gpd gpd septic drainfield area Indian River County Zoning RM-6; Land Use L-2; City of Sebastian Zoning Density 6 du/ac * 4.56 ac CG; Land Use CG; up to No service area well =27 du * 300 gpd/du = 400 units @ 1.0 gpd/unit = Decrease of 7,700 potable water 8,100 gpd 400 gpd gpd required. City of Sebastian Zoning CG; Land Use CG; Indian River County Zoning Maximum Bldg Coverage RM-6; land Use L-2; 30%:198,634 * 0.30 = Density 6 du/ac * 4.56 ac 59,590 s.f * 0.005 Ibs/s.f. _ =27 du * 13.2 Ibs/du = 357 298 Ibs/day or 5438 Ibs/day or 65.04 tons/yr tons/yr City of Sebastian Zoning Indian River County Zoning CG, land Use CG; RM-6; Land Use L-2, Maximum Bldg Coverage Density 6 du/ac * 4.56 ac 30%:198,634 * 0.30 = =27 du; ITE Code #210 SF 59,590 s.f.; ITE Code # 151 Detached Horne ADT = 303 Mini Warehouse/SS ADT = trips 86 trips. Decrease of 10.66 tons/yr Waste Management provides solid waste services for this area and has available capacity Reduction in traffic Impact to existing Decrease of 217 trips level of service IMPACT ON NATURAL ENVIRONMENT Request for Rezone & Land Use Amendment Leabridge Parcel pg. 4 Our initial diligence has found no environmentally significant items related to any historic preservations or wetlands. The parcel is outside of the Coastal High Hazard Area, Storm Surge and Flood Zones (Exhibits 7, 8 & 10). Also, there are no wetlands on site per the Federal Wetland Inventory (Exhibit 9). This parcel is surrounded by a mobile home park to our south, future residential subdivision to our west, commercial general future use to our north, and Florida East Coast Railroad with general/heavy commercial to our east. The proposed land use amendment for this parcel will be compatible with the current surrounding uses that include commercial and industrial. Additionally, our proposed land use would serve as a conforming transition that exists to the east and proposed residential to our west. Furthermore, the proposed land use may serve to benefit the proposed residential to our west and nearby storage needs for local oceanside recreational vehicles and boats. Sincerely, Herb Green Project Manager o®.��ea�eaa�aesv�a % Cadiazz Engineering Consultants Leabridge Parcel @ 11355 Old Dixie Sebastian, Florida 32958 TRAFFIC IMPACT STATEMENT Na ®moo .off Prepared 3une 10, 2022 Property Parcel #31390700000100000011.0 %,?' ®�. 0RA,0 Narrative � �r f� � (P� The property is currently unincorporated Indian River County with a zoning desi nation of RM-6, and Land Use of L-2 (density of 6 units per acre). We offer the following traffic comparison that may support our request for annexation into the City of Sebastian for development of a self storage/mini warehouse, including City of Sebastian zoning designation of CG Commercial General, and Land Use of CG (Commercial General). The parcel is approximately 4.56 acres (198,634 square feet) Trim Generation Self Storage / Mini Warehouse ITE Land Use 151 Tables 1 and 2 below indicate the estimated trips using ITE Trip Generation lath Edition average daily trip rate at 1.45 trips per 1,000 s.f.; am peak hour rate of 0.09 trips per 1,000 s.f.; and pm peak hour rate of 0.15 trips per 1,000 square feet. The estimated average daily trips for maximum building coverage of 30% (59,590 s.f.) is 86 average daily trips. TABLE 1. AM Peak Trip Generation AM Peak- AM Peak- AM Peak- ITE Code Land Use Type Size Hour Trips Hour Trip Hour In Out Total Trips 151 Mini Warehouse/ 59,590 s.f. 3 2 5 Self Storage Total 59,590 s.f. 3 TABLE 2. PM Peak Trip Generation PM Peak PM Peak- PM Peak- ITE Code Land Use Type Size Hour Trips Hour Trip Hour In Out Total Trips 151 Mini Warehouse/ 59,5900 4 5 9 Self Storage Total 59,590 4 5 9 Trip Generation Current Zoning RM-6 & L-2 Land Use (6 du/ac) Tables 3 and 4 below indicate the estimated trips using ITE Trip Generation 11th Edition average daily trip rate at LN(T) = 0.92LN(X) + 2.68; am peak hour rate LN(T) = 0.91LN(X) + 0.12; and pm peak hour rate LN(T) = 0.94LN(X) + 0.27, where X represents number of units. The estimated average daily trips are 303 average daily trips. Leabridge Parcel 11355 Old Dixie Hwy Page 2 TABLE 3. AM Peak Trip Generation AM Peak- AM Peak- AM Peak ITE Code Land Use Type Size Hour Trips Hour Trip Hour in out Total Trips 210 Single Detached 27 du 6 17 23 Unit _ Total 27 du 6 17 23 TABLE 4. PM Peak Trip Generation PM Peak- PM Peak- PM Peak- ITE Code Land Use Type Size Hour Trips Hour Trip Hour In Out Total Trips 210 Single Detached 27 du 18 11 29 Unit Total 27 du 18 11 29 Trip Generation Comparison Tables 5 and 6 below compare the trip generation between the proposed self storage/mini warehouse and current zoning and land use. TABLE S. AM Trip Generation AM Peak- AM Peak- AM Peak- ITE Code Land Use Type Size Hour Trips Hour Trip Hour In Out Total Trips 210 Single Detached 27 du 6 17 23 Unit 151 ' Mini Warehouse/ 59,590 s.f. 3 2 5 Self Storage Difference 3 is 1s TABLE 6. PM Trip Generation PM Peak- PM Peak- PM Peak- ITE Code Land Use Type Size Hour Trips Hour Trip Hour i In Out Total Trips 210 Single Detached 27 18 11 29 Unit 151 Mini Warehouse/ 59,590 s.f. 4 5 9 Self Storage Difference 14 6 20 Access The project may access Old Dixie Highway (Indian River County Maintained). We have reviewed with Indian River County Engineering and Public Works Staff our proposed conceptual access plan, and Indian River County Staff has offered no objections to our proposed access plan. Leabridge Parcel 11355 Old Dixie Hwy Page 3 Conclusion The proposed mini warehouse/self storage will generate 217 less average daily trips when compared to the existing allowed zoning and land use for 27 single family residential units; and based on the trip generation comparisons, self storage will generate 18 trips less AM Peak Hour and 20 trips less PM Peak Hour. Based on the comparisons, the requested zoning and land use amendment that may will support proposed mini warehouse/self storage use should not adversely affect existing level of service and should be considered a de minimus change. HOME OF PELICAN ISLAND Community Development Department Comprehensive Plan. Amendment Land Planning Agency September 15, 2022 ITEM 6.13. LPA Legislative Public Hearinq — Recommendation to Citv Council Comprehensive Plan Future Land Use Amendment Graves Brothers Company 1. Project Name: Graves Brothers Company, 11355 Old Dixie Highway 2. Project Applicant: Graves Brothers Company Jeff Bass, President 2770 Indian River Blvd, Suite 201 Vero Beach, FL 32960 3. Requested Action: Request is for a change from County AG-1 (Agricultural-1 unit/5 acres) to City Mixed Use (MU) (Attachment A) 3. Project Location: Property is in parts of sections: 1-32S-38E, 2-32S-38E, 35-31 S-38E and 36-31 S-38E Subject Parcel is 1913.593 Acres, More or Less (net acreage, excluding right-of-way) Legals: See Deed and Survey 4. Project Description The property owner, Graves Brothers Company, have requested a voluntary annexation into the City of Sebastian. The subject property consist of 2044.318 gross 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 90th Ave ROW. The site is bisected in the north/south direction through its approximate center by 82nd Ave. 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 development plan 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". The land use change will constitute the "net acreage" which is approximately 130.725 acres less than the gross due to the road and canal right-of-ways. 5. Site Data a. Site Characteristics 1) Total Acreacie: 1913.593 acres (2) Current Land Uses?: County A-1 (Agricultural — 1 unit/5 acre) (3) Current Zoning-. County A-1 (Agricultural — 1 unit/5 acre) b. Adiacent Properties Zoning Future Land Use County: A-1, RS-3, Con, PDTND L-1, AG-1, C-1, R Fellsmere: Residential L-1 City: GC 6. Comprehensive Plan Consistencv a. Chanced Conditions: The proposed change of land use to a higher intensity of use is consistent with the current land uses along the CR 510 corridor. Along this corridor, which is funded for widening by the FDOT/IRCMPO in the near future, exists a mix of zoning and landuses that are consistent with growth patterns on any major thoroughfare. From US HWY 1 to CR 512 existing uses range from residential, multi -family, commercial, PUD, public and conservation. As the City of Sebastian continues to experience infill development, and eventual build out, the City must seek areas outside existing boundaries in order to provide services for the residents. An appropriate designation for the subject property should provide suitable uses for potential future developments that support the sustainability of the City. 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. 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, support the tax base and economic development needs. An annexation reserve area was established for Sebastian that included lands south of CR 510 to 69th Street. Review and evaluation of Indian River County "Vision Plan" 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. b. Land Use Compatibility: The MU (Mixed Use) land use was established to implement policies and performance standards for a mix of uses which are compatible with the City of Sebastian current and future land use along this corridor. 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 greater flexibility and changing market types in identified areas of the City such as 2 the Sebastian Boulevard Triangle Area. These areas may also serve as TDR receiving areas allowing for the preservation of additional preservation and conservation lands within the City. Additional design and development standards including form based code principals shall be incorporated into the LDC. The maximum intensity is 0.6 FAR, and up to 1.0 FAR with incentives. The allowable 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. 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. The Land Use Element of the Comprehensive Plan 2040 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 proposed land use 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. PUD — Future development of the site is anticipated to follow the development concepts and procedures through the use of the "Planned Unit Development" (PUD). Policy 1-1.6.1: Planned Unit Development Overlay Designation. The City's LDC shall continue to allow a planned unit development overlay zoning designation in order to provide a voluntary management framework for coordinating objectives of developers with those of the City Council. The City Council shall reserve the authority to invoke new conditions in extending development rights based on: • Changes in conditions surrounding the impacted land uses in the vicinity; • Evolving issues surrounding infrastructure levels of service; • Impacts on natural resources; and/or • Other related issues impacting the nature of the proposed planned unit development. Policy 1-1.6.2: Planned Unit Development Option. The planned unit development overlay designation shall be available as a voluntary approach for managing specific development characteristics and project amenities to be incorporated in residential, commercial, industrial, or mixed use development options. Developers who voluntarily participate in the process shall bind themselves as well as those who may be their successors in title to the subject land. 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: 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. c. Conformance with Ordinances: The proposal is in conformance with applicable substantive requirements of the Code of Ordinances and Land Development Code, and no changes to these ordinances are 3 required at this time due to this request. 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 the comprehensive plan. • Ensure the compatibility of adjacent land uses, and provide for open space; • Protect the environmentally sensitive lands and aquifer recharge functions; • Regulate areas subject to seasonal and periodic flooding and provide for drainage and stormwater Management; • Dedication, acquisition and development of future 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 public facilities d. Adequate Public Facilities: Public facilities requirements for this proposed land use change have been provided in Attachment A. The availability of sufficient public access and public facilities are within the current service boundary for water/sewer and public safety. Additional ROW may be required at time of site plan development to insure an interconnected, extended and improved grid road system. e. Natural Environment: An environmental assessment of the subject property will be required as part of site plan development application. All natural resource protection measures, including tree protection, wetlands, listed species and habitat protection, will be required as part of the permitting and development process. f. Economic Effect: The property contains active agricultural operations. Agriculture has become economically unfeasible in this area due to land conversion and continued growth pressure to move towards the coast of Florida. The CR 510 corridor continues to develop as a residential/commercial/industrial corridor due to its location on a regional thoroughfare between US Hwy 1 and 1-95. These infrastructure improvements provide a higher value to future residential or commercial development, which support the tax base within the City. 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. 9• h. Orderly Development: The proposed land use change is consistent with the Land Development Code and Code of Ordinances. Future development of the site will consider the adjacent land uses and provide compatible uses deemed necessary for the future sustainability of the City. 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. I. Public Interest: The proposed change in land use does not appear to be in conflict with the public interest and is in harmony with the purpose and intent of the City of Sebastian Comprehensive Plan 2040 and Land Development Code. 7.Conclusion: The requested land use change from County A-1 to City MU is consistent with the Future Land Use Map and staff supports a recommendation of approval to the City Council from the Land Planning Agency. 4 Lisa L. Frazier. AICP 9/15/2022 PREPARED BY DATE ATTACH M ENT A COMMUNITY DEVELOPMENT DEPARTMENT 1225 MAIN STREET r SEBASTIAN, FLORIDA 32958 TELEPHONE (772) 589-5518 = www.cityofsebastian.org Comp Plan Land Use Amendment (Large Scale) ❑ Comp Plan Land Use Amendment (Small Scale) ❑ Comp Plan Text Amendment ❑ Land Development Code Text Amendment ❑ Rezoning VAnnexation Project Name: Graves Brothers AnnexationTotal Site Area: 2044.318 (gross) / 1913.593 (net) Acres\SF Parcel ID: See attached list Existing Address of Site: Proposed Address of Site: Proposed Use: N/A Land Use: Exlsting iRc: 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: jschulke@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: Fee Paid: Received by: FORM B Isurveyor: Carter Associates, Inc. Address:1708 21 st Street, Vero Beach, FL 32960 Telephone: 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 I Telephone: 772_770-9622 Pre — Application Meeting Date: 111 /17/2021 DESCRIPTION OF PROPOSED PROJECT: Email: jschulke@sbsengineers.com j Annexation of 2044.318 acres (including ROW) and designation of 1913.593 acres (excluding ROW) tc "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. Print name Signature Date Notarv: { STATE OF: lr 1 U r i �J• COUNTY: Ct i Q t �� ✓ I here�by� certify that on ^PC4 0. 4 -5+- 2-ot 20_1� personally appeared 60'S 5 who is -Ve-rsonally known to me or has _ produced identification. Type of identification produced: [SEAL] titAYO� LAUgN F. HAMILTON otary Public Commisalon#GG273201 My Commission Expires: 2 I IZ023 o` Explrea February 7, 2023 ��OFF�oP� 6ondodThiuSudpelNalary9aralus FORM B COMMUNITY DEVELOPMENT DEPARTMENT 1225 MAIN STREET ► SEBASTIAN, FLORIDA 32958 TELEPHONE (772) 589-5518 v www.citvohebasfIan.ora APPLICATION FEES: $2,000 Comp Plan Land Use Map✓ $2,000 Comp Plan Text Amendment Amendment (Large Scale) $1,500 Land Development Code Text $1,500 Comp Plan Land Use Map Amendment Amendment (Small Scale) $1,000 Annexation ✓ $1,250 Rezoning **APPLICATION FEE IS NON-REFUNDABLE UPON PAYMENT TO THE CITY** DOCUMENTS SUBNHTTED FOR APPLICATION REVIEW: Summary' 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. Rr Location Map Rr Two (2) Boundary and Topographic Surveys 2 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 N/A Q Electronic Copy - Complete Submittal ❑ Stormwater Calculations N/A ADDITIONAL FEES Should the review process be delayed by the applicuaffor longer than 6 months, re -submittal will, be ;required consistent with current regulations and fees; "The applicantlowner shall have 1 year from -the approval date to commence eanstructhun:ofan-or any.phase. the site plan expires; the applicant/owner must re=apply for a anew rer l - with nPp7icabie fees An extension. may be requested ,#ox additional FORM B ParcellD 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 31383500000500000001.0 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 Ht T[d1Fj�N1 - R. 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MEwI of CW®Y1 M Nr arNFla.Mb0Ct9,1At Tw Waco wmEAAnw xAa �» � PREPARED FOR THE OR1.V01rE 001FAr ANO IAE w' ME FErtiOIE FIOOIa IIAL® NFaON iVl ME IaSEME] IOW2rIFYEO MBEWN OKT. wnEa. OTNPAYNE RATEq aTTErwTXw 6 lIs SUNVEY wP AFFua OXLYm MEnATOARpa OFraALTI@EETrgtTHnME RbIOAaawOOF T. TIE OEaCRIPItOIa OFMEwEwaa ATW OEaeft'rOHNN OEVadEOn TE MOfEbIOaIK ESaVE,Oa wNO u V PEa CN AMO CFIDOUerON E Ct11EROFT OP a FAOEa NO ONE N Nn a YKpWITIdarMEOTEa REFERENCES FANTTEO WONNOARYKXiVEY iECTOx a, TOaYXOwP maounL RANGEx ENr Aai OF 0CL'ra0aa ]L 1lFe1WIF )t agTL RrWaE x EaR, WONe1 aNER C.dwrr. RbIM' Fr101ECr 1AIaBNt a42fls, Oawwrla TeS1BER 2aOUG OA1aD AKY 12.201E v,YM VIER PE11pON pAiFD ASE W, lm]. PACOAAFO R CART:R ATaaCulp.w. ' THIS SKETCH AND DESCRIPTION UI NOT A BOUNDARY SURVEY. GRAVES BROTHERS COMPANY AT A� C�1RTh:N ASSOCi2\ CFS, INC. DavME.LVethjq _ DAiE :Aay x,xW .dwijl�bo«�5 Fao2a : wxa SKETCH 8 DESCRIPTION A FLORIDA CORPORATION CONSULTING STREET. S AND SURVEYORS PSMi5728 SUta Df' , n aFAwx ar: Fxuaa -' .PFo.n :Erna SECTION 1, TOWNSHIP 52 SOUTH, RANGE 38 EAST 27701NDIAN RIVER BLVD. RONd] Oi1i 1706 21 sl STREET, VERO BEACH, FL 32980 BEACH, awrn 'a.aLNOW 8 PART OF SECTION 9E, TOWNSHIP 31 SOUTH, RANGE 38 EAST VERO BEACH, FLORIDA 32NO 1EL: paDl SEiiTPI i'Ax: pTal EE2-T1a0 DAYm NF FAEx.NE: ninAa aONANREOATE aE3,s INDUW RNER COUNTY. FLORIDA FN --- _ :co2la.,aaan PROPOSED PROPERTY ANNEXATION SHEET 1 of 2 DXaE aaW)Ct DESCRIPTION OF GRAVES BROTHERS COMPANY PROPOSED LAND ANNEXATION PART OF SECTION 35, TOWNSHIP 31 SOUTH, RANGE 38 EAST AND PART OF SECTION 2, TOWNSHIP 32 SOUTH, RANGE 38 EAST, INDIAN RIVER COUNTY, FLORIDA DESCRIPTION OF PROPOSED LAND ANNEXATION: ]t aDUrrl. M11oe r 6bl A!D c•qr a aKf10N 210WxnYr a aunx, twxoe r F/wr, npNl EIVGN W WtY. R01®�l aNNO NDNE MRMIW LLY DEpGUND b FD4AtM: W,N4NC,q wT TIE conapx BECTpN CONNFIt of aECrIW A a. «w,r a. 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WO AIE rSDCelEDNTHE 0.dV0w,TATErI.VE Te aFaE]L EtDlm• Fwv! raq mtt Atm AaE gessmwm ro tgawFarrD A�•mmiawNau,� Dix rl�a uo .r�� �w,aea n caxrawrmwnA WC..rxWCnxO, a,awa.NMWNOxD.]a«ri. Wi® • UMEr A plw£AETIIF W axOWN CaaEM1a'ED NO NEWaO pN1EtrEluq wNE TE aaltE. ALLOYBgnxf a,10+Vrr NFTNt1 •NE DgrUYFD N UA NnrEr FEET wNp DEC W L PNaO MIgOF. a igrauc�iniir�ilare�w n�o � T�aa x�re ul u�a De: agl�q xpr xteram ro arLY Da DeTFrre abElrelts Alo vDE, xm wExD ro ODINEAR LOI:AL bF a DE GNKERN qr nrI gTEN MmlGitdU1 OFEAVNTnN , llr !ETCH Atm Dk rllpll m llr EM EL NaYFiATld1 wa FEEM REFERENCES. TIEwNIt•rmwev rn1®AwlmnwlraraecTnxxrwr. a, a. wrn aecrwx, z Asia wTF�n , rcei. �� .w1D1Fcr GRAVES BROTHERS COMPANY CAR•I`E.RASSOCIATES,INC. D.'^dELNethjqgypg awvyyI AFLORIDACORPORATH)N CONSULTINGCWBS[t5 AND LAND SIIRYSYORS PSM#5728State `�N-' 2TRI INDIAN RIVER BLV0.S201 178 21.1 STREET, VERO BEACH. FL 329M 0SDx-•191 pfFkrida VERO BEACH. FLORIDA 32860 rwa 7EL:IrTxI Fw1C RTx1 Sox -Trap _.._.�_�..__..�__., __� =e �..._�____�..__ ne xutF: amLal! + Ti wee �� aEE. x _ eff wD1FF r,u,xa,ua•.r raarT. THIS SKETCH AND DESCRIPTION IS NOT A BOUNDARY SURVEY. SKETCH & DESCRIPTION I SHEET PORTION OF SECTION 35, TOWNSHIP 31 SOUTH, RANGE 38 EAST 1 of 2 6 SECTION 2 AND 11. TOWNSHIP 32 SOUTHRANGE 3B EAST MDNIN RIVER COUNTY, FLORIDA PROPOSED PROPERTY ANNEXATION �,,; II—.' Graves Brothers Company Indian River County, FL Annexation and Comprehensive Plan Amendment Justification Statement and Public Facilities Statement Prepared by: Schulke, Bittie & Stoddard, L.L.C. Joseph Schulke, P.E. 1717 Indian River Blvd, Suite 201 Vero Beach, FL 32960 April 2022 Revision: August 11, 2022 (Update Exhibits A, C, and E) Revision: August 25, 2022 (Revise acreage of site) 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, Bittie & Stoddard, L.L.C. Joseph Schulke, P.E. 1717Indian River Blvd, Suite 201 Vero Beach, FL 32960 JUSTIFICATION STATEMENT This statement has been prepared to support a request to annex 2044.318 acres of property (Including right-of-way) into the City of Sebastian and change the future land use map (FLUM)_designation of the applicant's 1913.593 acre property (net acreage, excluding right-of- way) 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, 35-31S-38E and 36-31S-38E. The site is bounded by and lies south of C.R. 510, west of 70 Ave (extension), north of 69 s' 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 82nd Ave, east: 1139.021 73.524 1065.497 82nd Ave, west: 905.297 57.201 848.096 Total: 2044.318 130.725 1913.593 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. Page 2 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 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 City, 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 used for the following uses: farming, crops, range and livestock activities; protecting industries that are a part of the state 's traditional economic base such as citrus and aquaculture; agricultural research; agricultural related businesses; public facilities; institutional uses or recreational uses. The City shall also utilize the Agriculture land use designation for future annexations of existing agricultural lands until such a time that urban growth is contiguous and agricultural activities are no longer economically viable 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 14 of the east boundary. The developer has submitted construction drawings to IRC foi 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 boundaiy. 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 (82 nd Ave) from Cr510 to 69'h 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 Page 3 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 available, the economic returns will not support the long-term maintenance demands of the property. Oblectives 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 FLUM Amendment 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 greater flexibility and changing market types in identified areas of the City such as the Sebastian Boulevard Triangle Area. These areas may also serve as TDR receiving areas allowing for the preservation of additional preservation and conservation lands within the City. Additional design and development standards including form based code principals shall be incorporated into the LDC. The maximum intensity is 0.6 FAR, and up to 1.0 FAR with incentives. The allowable 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. 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. Page 4 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). Policy 1-1.6.1: Planned Unit Development Overlay Designation. The City's LDC shall continue to allow a planned unit development overlay zoning designation in order to provide a voluntary management framework for coordinating objectives of developers with those of the City Council. The City Council shall reserve the authority to invoke new conditions in extending development rights based on: • Changes in conditions surrounding the impacted land uses in the vicinity; • Evolving issues surrounding infrastructure levels of service; • Impacts on natural resources; and/or • Other related issues impacting the nature of the proposed planned unit development. Policy 1-1. 6.2: Planned Unit Development Option. The planned unit development overlay designation shall be available as a voluntary approach for managing specific development characteristics and project amenities to be incorporated in residential, commercial, industrial, or mixed use development options. Developers who voluntarily participate in the process shall bind themselves as well as those who may be their successors in title to the subject land. 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 functions Regulate areas subject to seasonal and periodic flooding and provide for drainage and stormwater management. Dedication, acquisition and development of future 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 public 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. Page 5 Urban and Agricultural areas to the east: - Liberty Park PD TND, a urban scale development approved for development within un- incorporated county areas along the north Vi of east boundary. -agricultural areas (primarily 5 to 20 acre ranchettes) within un-incorporated county areas along the southern 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 buffering standards, shall be included in the LDC. Policy 1-2. 1.3: Minimize Impacts Between Urban and Rural Land Uses. The LDC shall incorporate performance standards, urban service availability standards, and other requirements which ensure buffering between urban and rural land uses. This is necessary in order to maintain responsive land management policies along the outer suburban fringe where urban development within the City could potentially impact unincorporated agricultural lands, and vice versa. 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 infrastructure 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 future 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 City's LDC shall continue to incorporate land and water resource best management practices such as reduced impervious areas, increased buffers, LID, surface/storm water management including 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. Goodprinciples 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- L L 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 of 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 from 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 corridor system that links existing open spaces, greenways, public right of ways, and trails including new open space corridors b. Provide connections from adjacent development to existing or planned open space corridors c. Connect parks 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 Intensitv and Density 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 FL UM, 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 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 Census 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 up to ten (10) dwelling units per acre, and up 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 values). The City shall continue to provide land use designations and zoning districts on the Future Land Use and the Official Zoning Maps, respectively, to ensure that single family, duplex, and multi family housing units are allowed within the City to provide a diverse range of housing options (owner ship/r ent) 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 developmentIr edevelopment 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 intensity is 0.6 FAR, and up 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 from 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 forpedestrian 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 from Sebastian neighborhoods to jobs by means other than private automobile, it will very difficult 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 City 's 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 City for 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, including the possibility of an industrial nark. 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 I or extensions of Cr510, 82 "d Ave, 81 st St and 74 `" 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 ofNon-Residential Land Use. In order to promote efficient ,flow of traffic along major arterials cited in the Transportation & 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 frequently 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 to voluntarily annex 2044.3 18 acres of property (including right-of-way) 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 applicant's 1913.593 acre property (net acreage, excluding right-of-way) 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 "a 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 74"' Ave along the sites east boundary from CR510, % of a mile south, and the extension of 81s1 street from 66 `s Ave to 74 s' Ave will be completed as a condition of approval by the IRC approved Liberty Park PD TND. This project would ultimately complete the 74 a' Ave extension along the southern 14 of its east boundary to 69 ah St. Once the 81" St extension is completed, 69 " St on the sites south boundary will connect 82 "a 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: 78 ",80`h , 82 "a , and 84 `h Ave(s) in the north / south direction, and 73 ra, 77'h, and 81 " 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 90 `h Ave (west and contiguous to the site / City of Fellsmere / Vero Lake Estates), and 66 th Ave (east of 60 Ave), While the east boundary of the site (74'h Ave) is not officially contiguous to the mapped urban services area, the county has already effectively moved the boundary from 66'h Ave to 74 `h 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 CR5 10 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 66'11 Ave, through 8151 St, 70'" and 74 a' 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 SKID 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 LY 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 List of Exhibits Exhibit A: "Map 1-14: Annexation Reserve Area" COS 2040 Comprehensive Plan". Exhibit B - Location Map and Thoroughfare Plan Road Network Exhibit C - Site Thoroughfare Plan Network and SRID Canals Exhibit D - Utility Infrastructure Exhibit E - Proposed City FLUM Amendment Attachments • Warranty Deed • Title Policy/Certification • Survey of Land Page 15 arlOF ;41090 HOME Of PELICAN ISLAND Community Development Department Rezoning Amendment PZ Commission September 15, 2022 Item 7.A. P&Z Quasi -Judicial Hearinq — Recommendation to City Council Land Development Code Rezoning Amendment for a specific site Man Caves @ Sebastian 1. Project Name: Man Caves @ Sebastian, 11355 Old Dixie Highway 2. Project Applicant: Herb Green (Authorized Agent) 117 E. Monument Ave Kissimmee, FL 34741 3. Requested Action: Request is for a change from County RM-6 (Multiple Family Residential 6 units/acre) to City CG (Commercial General) (Attachment A as part of ITEM 6.A) 3. Project Location: Section 7, Township 31 South, Range 39 East Subject Parcel is 4.56 Acres, More or Less Parcel # 31390700000100000011.0 Legals: See Deed and Survey (Exhibit 1) 4. Project Description The subject property consists of 4.56 acres, more or less, located south and east of Spirit of Sebastian PUD, and west of Old Dixie Hwy and FEC ROW. Existing residential and vacant residential PUD zoning surround the property to the north, west and south. However, the parcel immediately north of this property, as part of the conceptual PUD plan, presents the use to be commercial or common area for the community. The property contains one residential house but is otherwise vacant. The subject property is located within an enclave of unincorporated Indian River County, surrounded on two sides and contiguous to the existing corporate limits and boundaries of the City of Sebastian. The proposed development is within the service boundary for municipal services and has provided statements addressing available infrastructure (Attachment A). Current land use and zoning in the County is L-2 (Low Density Residential) and RM-6 (Multiple Family Residential, 6 units/acre). Application has been made to amend both the land use and zoning to be compatible with the City of Sebastian long range plans simultaneously with the annexation of property. The properties zoning amendment proposal is for CG (Commercial General) which is compatible with the existing adjacent PUD immediately to the north, commercial uses east of the FEC ROW and industrial zoning along Old Dixie HWY corridor. The applicant has submitted a conceptual site plan for a mini -storage proposed use however, this use is a conditional use in accordance with the CG zoning and will require specific criteria for approval. 5. Site Data a. Site Characteristics 1) Total Acreage: (2) Current Land Useisl: (3) Current Zoninq. b. Adiacent Prooerties 4.56 acres County L-2 (Low Density Residential) County RM-6 (Multiple Family Residential, 6 units/acre) Zoning Existing Use Future Land Use North (City) PUD-R CommercialNacant CG East: ROW ROW ROW West: (City) PUD-R ResidentialNacant Low Density Residential South: (County) RMH-6 Residential/MH Park L-2 6. Comprehensive Plan Consistency a. Changed Conditions: The proposed change of zoning to a higher intensity of use, commercial, is consistent with the current zoning along the corridor. Existing residential development adjacent to the property may be served by the commercial/industrial uses which are appropriate as this corridor continues to develop as a service area for the community. This designation will provide suitable uses for potential future developments. b. Land Use Compatibility: The CG (Commercial General District Sec 54-2-5.3.3) zoning is established to implement policies and performance standards for general commercial uses which are compatible with the City of Sebastian current and future zoning along this corridor. c. Conformance with Ordinances: The proposal is in conformance with applicable substantive requirements of the Code of Ordinances and Land Development Code, and no changes to these ordinances are required at this time due to this request. d. Adecuate Public Facilities: Public facilities requirements for this proposed rezoning have been provided in Attachment A. The property has provided assurance of the availability of sufficient public access and public facilities. The property is within the current service boundary for water/sewer and public safety. Additional ROW may be required for Old Dixie Hwy at time of site plan development. e. Natural Environment: An environmental assessment of the subject property will be required as part of site plan development application. All natural resource protection measures, including tree protection, wetlands, and listed species, will be required as part of the permitting and development process. f. Economic Effect: The property contains a vacant single family house and no current active existing uses. The Old Dixie Hwy has developed as a commercial/industrial corridor due to its location on a regional thoroughfare (CR 512) and the FEC railroad. The adjacent residential development, Spirit of Sebastian, will be serviced by the commercial uses provided along the corridor. The corridor will require additional ROW to reach the appropriate LOS for these uses and this will be requested as part of the site plan development. Additional road R/W is essential to provide access to CR 512 and provide alternative safety routes to residents within K the neighborhoods during evacuations and other emergency actions. In addition, the development will bring sewer and water further south into this part of the City. These infrastructure improvements provide a higher value to future residential or commercial development, which support the tax base within the City. g. Orderly Development: The proposed rezoning is consistent with the Land Development Code and Code of Ordinances. h. Public Interest: The proposed rezoning does not appear to be in conflict with the public interest and is in harmony with the purpose and intent of the City of Sebastian Comprehensive Plan 2040 and Land Development Code. 7. Conclusion: The requested rezoning from County RM-6 to City CG is consistent with the Zoning Map and staff supports a recommendation of approval to the City Council from the PZ Commission. Lisa L. Frazier, AICP PREPARED BY 9/15/2022 DATE K CROF A . HOME OF PELICAN ISLAND COMMUNITY DEVELOPMENT DEPARTMENT 1225 MAIN STREET iv SEBASTIAN, FLORIDA 32958 TELEPHONE (772) 589-5518 a www.cityofsebasfan.org Comp Plan Land Use Amendment (Large Scale) C Comp Plan Land Use Amendment (Small Scale) Project Name: Man Caves @ Sebastian Total Site Area: Parcel ID: 31390700000100000011.0 Existing Address of Site: 11355 Old Dixie Hwy Sebastian, FL 32958 L� Proposed Address of Site: 11355 Old Dixie Hwy Sebastian, FL 32958 Proposed Use: Self Storage/Man Caves Land Use: CG (Conditional Use in CG zoning) Contact Name: Herb Green (Authorized Agent) I Comp Plan Text Amendment Land Development Code Text Amendment Rezoning Annexation AcreslSF 4.56 Acres Zoning: CG Address: 117 E. Monument Ave Kissimmee, FL 34741 J Telephone. 407-738-1979 Email: hgreen@cadjazz.com Applicant (If not owner, written authorization (notarized) from owner is required) OWller: Leabridge Investments LLC Address: 11355 Old Dixie Hwy Sebastian, FL 32958 FTeleplione: 407-744-4496 Date Received: Email: paulrowecivil@aol.com Fee Paid: Received by: _ Surveyor: Know It Now, Inc. Address: 5220 US Hwy 1, #104 Vero Beach, FL 32967 Telephone: 888-396-7770 Email: www.kinsurvey.com Engineer: Herb Green, Cadjazz Engineering Address:117 E. Monument Ave Kissimmee, Fl- 34741 Telephone: 407-738-1979 Email: hgreen@cadjazz.com Pre — Application Meeting Date: I Mara, za, 2= telephone meetlng with Use Frazier DESCRIPTION OF PROPOSED PROJECT: self storage/man eaves SIGNATURE Or 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 wo ll be complied with, whether specified herein or not. The granting of approval does not presume to give auth or ceI the provisions of any other state or local law regulating construction or the perfo Herb Green k Print name Signa e 1 Notarv: STATE OF: COUNTY: I her by certify that on 2q 20Q2 &/ZgbA/ who is -/ � personally all known to / ll identification. Type of identification produced - (SEAL] I�LC� ! ► f Wi.[!J N ary Public usolto7fr.qnV ,tdxa " My Commission Expires: j UZho� iWl y*f■rw-_ spU_ - ,,4a� Notary Putt State of Florida ;r Rose rrn fta 8 GG 2 r,Ay Comrrrfsrion GG x96A20 F_xpims 01/0312023 personal) appeared me or has produced FORM B COMMUNITY DEVELOPMENT DEPARTMENT 1225 MAIN STREET as SEBASTIAN, FLORIDA 32958 TELEPHONE (772) 589.5518 . www.cityofsebastion.om DEVELOPMENT REVIEW APPLICATION FEE SCHEDULEICHECKLIST $2,000 Comp Plan Land Use Map Amendment (Large Scale) $1,500 Comp Plan Land Use Map Amendment (Small Scale) $1,000 Annexation APPLICATION FEES: $2,000 Comp Plan Text Amendment $1,500 Land Development Code Text Amendment $1,250 Rezoning **APPLICATION FEE 1S NON-REFUNDABLE UPON PAYMENT TO THE CITY** DOCUMENTS SUBMITTED FOR APPLICATION REVIEW: CJ Summary 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. Location Map Two (2) Boundary and Topographic Surveys ❑ Warranty Deed for all owners and/or Notarized Letter of Authorization C] Future Land Use Map: Current and Proposed I Zoning Map: Current and Proposed 11 Traffic Impact Analysis Statement I I Electronic Copy - Complete Submittal Stormwater Calculations 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. i 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. FORM B