HomeMy WebLinkAbout01-19-2023 PZ Agenda1.
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HOME OF PELICAN ISLAND
COMMUNITY DEVELOPMENT DEPARTMENT
1225 MAIN STREET a SEBASTIAN, FLORIDA 32958
TELEPHONE (772) 589-5518
www.cityofsebasflan.org
AGENDA
PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY
THURSDAY, JANUARY 19, 2023 - 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 WEBSITE
CALL TO ORDER
PLEDGE OF ALLEGIANCE
ROLL CALL
ANNOUNCEMENTS AND AGENDA MODIFICATIONS
Modifications and additions require unanimous vote of members. Deletions do not apply.
APPROVAL OF MINUTES: Regular meeting of October 6, 2022
LOCAL PLANNING AGENCY (LPA) PUBLIC HEARINGS:
• Chairman opens hearing;
• Attorney reads ordinance or resolution or title, if any;
• Staffpresentation;
• Public Input;
• Commissioners closes hearing;
• Commission deliberation and questions
• Chairman calls for a motion
• Commission Action
A. Public Hearing — LPA - Recommendation to City Council — Small Scale Comprehensive
Plan Future Land Use Map Amendment — Hess Subdivision, Applicant (Proposed
Annexation) - AN AMENDMENT TO THE COMPREHENSIVE PLAN FUTURE LAND
USE MAP FOR PROPERTY CONTAINING 40.23 ACRES, MORE OR LESS, LOCATED
SOUTH OF SEBASTIAN RIVER LANDING, EAST OF VACANT PROPERTY, WEST
AND NORTH OF SINGLE FAMILY DEVELOPMENT. EXISTING COUNTY LAND USE
DESIGNATION IS R (RURAL RESIDENTIAL) AND THE REQUESTED SEBASTIAN
LAND USE IS LDR (LOW DENSITY RESIDENTIAL).
PLANNING AND ZONING COMMISSION (PZCI OUASI-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
• Staffpresents 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. Quasi -Judicial Public Hearing — PZC - Recommendation to City Council — Special Use
Permit — Mr. Clean Car Wash — 200 & 203 Sebastian Boulevard — Community
Redevelopment Area - Triangle Overlay District — Commercial General (CG) Zoning District
B. Quasi -Judicial Public Hearing — PZC - Recommendation to City Council — Special Use
Permit — Take 5 Car Wash — 1979 U.S. Highway #1 — Community Redevelopment Area —
Riverfront Overlay District - Commercial Riverfront (CR) Zoning District
UNFINISHED BUSINESS: None
9. NEW BUSINESS: Election of Chairperson and Vice Chairperson
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 UVerse
Channel 99 and streamed via the city website — www.cifrolsebastian.ore unless otherwise noticed and rebroadcast at a later
date — see COS -TV Channel 25 for broadcast schedule
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2
CITY OF SEBASTIAN
PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY MINUTES
OCTOBER 6, 2022
Pl
Call to Order -- Chairman Alvarez called the meeting to order at 6:00 p.m.
06
Pledge of Allegiance was recited by all.
Roll Call
Present:
Mr. Lucier
Ms. Kautenburg
Mr. Carter
Ms. Jordan (a)
Not Present:
Mr. Simmons -- Excused
Also Present
Ms. Battles
Ms. Kinchen
Mr. Alvarez
Ms. Dorri Bosworth, Community Development Manager
Mr. Manny Anon, Jr., City Attorney
Ms. Barbara Brooke -Reese, MIS Manager
Ms. Janet Graham, Recording Secretary
Announcements and Aaenda Modifications
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Mr. Alvarez announced that Mr. Simmons is excused from tonight's meeting, and Ms.
Jordan will be voting in his place. Also, it is noted that Mr. Christino (a) and Ms. Jordan
(a) have submitted their resignations from the Commission. Thus, this is Ms. Jordan's
last meeting, and the Commissioners are grateful to both Mr. Christino and Ms. Jordan
for their service and wish them well in their future endeavors.
V. ADoroval of Minutes -- Seotember 15, 2022
All indicated they had reviewed the Minutes of September 15, 2022. Mr. Alvarez called
for a motion. A motion approving the Minutes from September 15, 2022 as presented
was made by Ms. Battles, seconded by Mr. Lucier, and approved unanimously via voice
vote.
PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 2
MINUTES OF OCTOBER 6, 2022
VI. Planning and Zoninq (P&Z) Commission Quasi -Judicial Hearinq
Mr. Anon read the item into the record as follows:
A. Quasi -Judicial Public Hearing -- Site Plan Modification -- Taco Mobile
Restaurant -- Small Building Addition, Additional Parking and Outside
Seating Areas -- 825 Sebastian Boulevard -- Lots 1, 2, 3, & 4, Block 188,
Sebastian Highlands Unit 6 -- C-512 (Commercial CR 512) Zoning District
Mr. Alvarez called on the Commissioners to disclose any ex-parte communications
relating to this property. All indicated they had none. All those wishing to speak regarding
this item were sworn in. Mr. Alvarez called on the applicant to present its representative
to make his presentation.
Todd Smith identified himself as the design engineer for the project. He reviewed that
part of this project had been before this Commission a couple of years ago when the
property owner, who owned Lots 1, 2, and 3, and the Commission approved a parking lot
expansion. Since then, the property owner has purchased an additional lot, and so Lot 4
has been incorporated into the project. There are a few changes/additions to the plan,
and he identified that they are now proposing a freezer to be put on the property. They
are also proposing an outside open pergola for outdoor seating. The parking area has
been designed to accommodate that seating as well as the number of seats in the
restaurant. The project will also be connected to the County sewer system. The applicant
has worked with City staff to meet the landscaping requirements as well as modifying the
drainage system from what was proposed a couple of years ago. There are also some
additional parking spaces. He called for questions/comments from the Commissioners.
There being none, Mr. Alvarez called on staff for their presentation.
Ms. Bosworth stated that the staff report and the plan submitted were a part of the record.
Mr. Smith went over some of the items that are on this site plan that is a little different
from the 2019 plan that was before the Commissioners. After that was approved, the
property owner did go ahead and applied for their land -clearing permit, which was
approved. That plan, Phase 2, included a 141-SF kitchen addition. At that time building
elevations and a floor plan were not presented. As a condition of this application, the
Commissioners will see that those elevations of all four sides and a floor plan have been
provided. It will match the color of the existing building. She explained that the existing
building is on Lot 1, and since there is not a significant building addition with this
application, landscaping for the existing portion will need to be in compliance with its 1996
site plan.
PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 3
MINUTES OF OCTOBER 6, 2022
All of the additional parking areas and other areas have to meet the current codes for
stormwater and landscaping. The original site plan required 8 spaces. The new site plan
has 34 spaces. One of the things that needed to be in compliance was an outside seating
area on the west side of the building that was not on the original site plan. Similar to all
commercial site plans with outside seating, staff wanted them to come into compliance
with parking. The outside seating on the west side of the building has been removed until
this plan gets approved and constructed. They are also adding a rear area with a pergola -
covered outside seating area with a rear entrance into the restaurant. Parking for those
outside seating areas has been included. They are going to provide 34 spaces, whereas
only 22 are required.
She called attention to some items that have been highlighted in the staff report. Those
items also became recommended conditions of approval. One of the items pertains to a
split -rail fence that is shown partially around the stormwater pond. It is only a 2-foot type
of stormwater pond. Staff wanted to make sure that none of the public used that area for
parking, so staff is requiring that a split -rail fence completely surround that area. She
stated that in the original 2019 plan there were some easements that needed to be
abandoned. The applicant did do that through City Council, but now that this extra lot has
been added, there are two more easements that need to be abandoned. That will also
need to be completed before staff can issue a certificate of completion for this project.
The site is adjacent to residential zoning on the back side of the alley. There is an existing
fence on Lot 1, but the remaining Lots 2, 3, and 4 also are required to have an opaque
buffer 5 to 6 feet in height, opaque at planting or at initialization. There are two options:
the 6-foot wooden fence can be extended across the rest of the lot. As shown on the
landscape plan, they did provide hedging of only 24 inches. They can raise those
materials to 5 or 6 feet. That has been added as a condition of approval. Also, as shown
on the other site plan, the alley that runs parallel to CR-512 behind those lots does not
have a formal stormwater plan. As to the existing commercial sites along 512, usually
their stormwater is in the rear, or they address the stormwater before it gets to the alley.
Those stormwater areas need to be maintained properly. For this particular site, at the
corner of the alley and Melrose there is a catch basin- that collects water in that area.
Based on the Stormwater and Engineering Departments' review of this, on the south side
of the alley they would like some sort of swale, and that swale will take the water right into
the catch basin, which then goes into the master stormwater drainage for the area. They
are requesting that when they get to the construction, they would like stormwater staff to
meet the contractor out there, and they can assess how deep or wide they need that
swale on the south side. That note has been added onto the site plan. That is being
recommended as a condition of approval. Staff feels that this site plan meets all of the
requirements of the Land Development Code, the Comprehensive Plan, and the 512
PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 4
MINUTES OF OCTOBER 6, 2022
Overlay District. Staff is recommending approval with the six conditions that are listed on
pages 7 and 8 of the Staff Report. She added that the site plan does show lighting. Staff
did not have any information on the type of light poles and fixtures. Since it is in an overlay
district, they are required to be decorative. Staff requests that before they are installed,
they will bring staff a cut sheet on those light poles, and staff could approve them as long
as they are not just concrete or wooden poles.
Ms. Bosworth stated that, in summary, the engineer shall provide a copy of the 10/2
exemption certificate and contact the City Engineer regarding the swale along the alley.
The gopher tortoise information staff has is over 90 days; it is required to be less than 90
days for issuance of a new land -clearing permit, approval by City Council of the
abandonment of easement,. the split rail fence extended, the opaque buffer extended
along lots 2, 3, and 4, and approval of the light fixtures before they are installed.
Mr. Alvarez called on questions/comments from the Commissioners or the applicant or
staff.
Mr. Carter stated he is concerned that this restaurant does a lot of take-out food, and
many times there is no place to park. He is aware that there will be additional parking,
but he still has a concern regarding the parking. Ms. Bosworth stated that staff has
worked with the engineer regarding the new parking area. Staff wanted to be certain that
it will be easy enough to access into the restaurant without having to walk through the
existing parking to the front entrance. Thus, there is going to be a door added in the
outside seating area, and through that area people can go right into the restaurant to get
their take-out orders so they will not have to walk around the building. There was general
discussion among the Commissioners, staff, and the applicant regarding the parking
situation in this area.
There being no one from the public who wished to speak in favor of this project and no
one who wished to speak in opposition to the project, and there being nothing further from
staff or the applicant, Mr. Alvarez called for a motion.
A motion approving the site plan modification for the Taco Mobile Restaurant small
building addition, additional parking and outside seating at 825 Sebastian Boulevard, Lots
1, 2, 3, and 4, Block 188 Sebastian Highlands Unit 6 -- CR-512 (Commercial CR 512)
Zoning District with the six staff recommendations as follows:
1. The project engineer shall submit a copy of the SJRWMD stormwater permit or
the 10/2 Exemption Certification form before issuance of the land -clearing permit,
PLANNING AND ZONING COMMISSION/LOCAL PLANNING
MINUTES OF OCTOBER 6, 2022
PAGE 5
and the contractor must contact the City Engineer to receive details regarding the
alley swale before construction along that roadway begins
2. Receipt of a current gopher tortoise survey/inspection will be needed before the
land -clearing permit can be issued
3. Approval by City Council for the abandonment of the two interior 6-foot side
yard utility easements on Lots 3 and 4 before a Certificate of Completion can be
issued for this project
4. The proposed split -rail fence shall be extended to include the entire northern
and western perimeters of the retention area
5. The required rear opaque buffer shall be installed on Lots 2, 3, and 4 by either
extending the existing wooden fence on Lot 1 or increasing the height of the
proposed rear hedge materials to 5-6 feet
6. The proposed light poles and fixtures must be of a decorative type and be
approved by staff before they are installed
was made by Mr. Carter and seconded by Ms. Kinchen.
Roll Call:
Ms. Kinchen -- Yes
Ms. Battles -- Yes
Ms. Kautenburg -- Yes
Mr. Lucier -- Yes
Vote was 7-0 in favor. Motion passes.
VII. Unfinished Business -- None
VIII. New Business -- None
IX. Adiourn
Mr. Alvarez -- Yes
Ms. Jordan (a) -- Yes
Mr. Carter -- Yes
There being no further business, Chairman Alvarez adjourned the meeting at 6:25 p.m.
By: Date: jg
arcOF
HOME OF PEUCAN ISLAND
Community Development Department
Comprehensive Plan Amendment
Land Planning Agency
January 19, 2023
ITEM 6.A. LPA Leqislative Public Hearinq — Recommendation to Citv Council
Comprehensive Plan Future Land Use Amendment
Hess Subdivision
1. Project Name: Hess Subdivision, 8925 86th Avenue
2. Project Applicant: Vincent Musso-Ryan Homes (Authorized Applicant)
3. Requested Action: Request is for a change from County R (Rural Residential) to City LDR
(Low Density Residential)
(Attachment A)
3. Project Location: Section 26, Township 31 South, Range 38 East
Subject Parcel is 40.23 Acres, More or Less
Parcel # 31382600000300000006.0
Legals: See Deed and Survey (Exhibit 1)
4. Project Description
The property owner, Daniel Hess of Double R&D Inc., has requested a voluntary annexation into the City of
Sebastian. The subject property consists of 40.23 acres, more or less, located south of Sebastian River
Landing subdivision, east of vacant property, and west and north of single family development. The property is
currently vacant and intended to be developed in tandem with the adjacent parcel to the west.
The subject property is currently located within unincorporated Indian River County, contiguous to the existing
corporate limits and boundaries of the City of Sebastian to the north and west. The proposed development is
within the service boundary for municipal services and has provided statements addressing available
infrastructure. Current land use and zoning in the County is "R" Rural Residential and "A-1" Agricultural,
respectively. Application has been made to amend the land use to be compatible with the adjacent properties
and intentions for development to "LDR" Low Density Residential simultaneously with the annexation of
property. The applicant proposes to rezone the property to "PUD" Planned Unit Development as part of the an
80+/- acre development under the guidance of the City land development regulations.
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 Acreaqe:
(2) Current Land Use(s)
(3) Current Zoning:
b. Adiacent Properties
Zoning
North (City) PUD-R
40.23 acres
County R (Rural Residential, 1 unit/1 ac)
County AG-1 (Agricultural, 1 unit/5 ac)
Existinq Use Future Land Use
Residential Subdivision VLD
East: (County) A-1 Rural Residential R
West: (City) RS-10 ResidentialNacant LDR
South: (County) RS-3 ResidentialNacant L-1
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 surrounding the property. Existing residential development is adjacent to the
property and is consistent for this area which contains established public schools and is near
commercial service areas. The applicant proposes to combine two 40 acre parcels into one residential
subdivision. This designation will provide suitable uses for potential future developments.
b. Land Use Compatibility: The LDR (Low Density Residential, 5 units/ac) land use was established to
implement policies and performance standards for density in areas within the perimeter of the City and
primarily comprised of single family homes. This use is compatible with the City of Sebastian current
and future land use along this corridor. Surrounding land uses also consist of low density single family
residential.
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. Adeauate Public Facilities: Public facilities requirements for this proposed land use change 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. Proof of ROW access has been provided from CR 510.
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 vacant agricultural lands that may be combined with adjacent
property for residential growth. FDOT has funded improvements to the CR 510 corridor and additional
residential developments have been proposed along this corridor to meet the current market needs.
The City has identified the need for more affordable housing and this may be encouraged on this
property. In addition, the development will bring sewer and water 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 R to City VLD 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 1/11/2023
PREPARED BY DATE
2
1523056 RECORDED IN THE RECORDS OF JEFFREY K BARTON, CIERK CIRCUIT COURT INDIAN
RIVER CO FL, BK-. 1702 PG: 2152, 03/10/2004 03:29 PM DOC STAMPS D $5880.00
,P
CP o : s`tos. $ eo.00 EXHIBIT 1
Prepared by and Return to:
COMMERCIAL TITLE SERVICES, INC, j
1627 U.S. Highway 1. Suite 7 1
Sebastian. Florida 329S6
incident to the issuance of title insurance I
Tax ID t 31-38-26-00000-3000-00006.0 CM-6364
THIS WARRANTY DEED nude the .___ day of March. 2004 by
John W. Massey, Jr., individually. and as Trustee under The John M. Massey.
Jr., Revocable Trust, dated October 13, 1998
hereinafter called the grantor, to
Double R R D Inc.. a Florida corporation
whose address is: 13465 N. Indian River Drive, Sebastian, Florida 329S8
hereinafter called the grantee:
WTMESSETH: That the grantor, for and in consideration of the sum of $10.08 and
other valuable considerations, receipt whereof is hereby acknowledged. hereby
grants. bargains, sells, aliens. remixes. releases. conveys and confirms unto the
grantee all that certain land situate in Indian River County. State of Florida.
viz:
The Southeast 1/4 of the Northwest 1/4 of Section 26, Township 31 South, Range 38
East, said land lying and being in Indian River County, Florida.
TOGETHER WITH an easaaernt for ingress and egress as set forth in official Record
Book 902, Page 1077. Public Records of Indian River County, Florida.
d Subject property is vacant and unimproved lend and does not adjoin the homestead
property of the grantor herein.
TOGETHER, with all the tenements. beredittments and appurtenances thereto
belonging or in anywise appertaining.
7D HAVE AND 7o 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. and hereby warrants the title to said Band
and will defend the Sane against the lawful claims of all persons whomsoever; and
that said land is free of all encumbrances. except taxes accruing subsequent to
December 31. 2003.
IN MOL7NEss wHEREOF. the said grantor has signed mW sealed these presents the
day and year first above written.
sealed )a,n4A ive in presence o
tness n H. Hassey. 3 ., as
DEh11SE FORMER Po Boor 5%, Nabasso, oxide 32970
P iat d Si tur Witness
nmes q� Grantor's Address:
Printed Signature of Witness
State of Florid& County of Indian River
The foregoing instrument was acknowledged before aye on this data, by John W.
Nessay. Jr., who is personally known to as or who has produced:
rlw�ry. LiCobaa as identification.
MltdJlE55 my band and official seal in the State and County 1 aforesaifd� this
w� day of March, 2004.
DENfSE FppTNER
Notary's Printed Name Notary WIC
commission E.rpires:
(Notary Seal) Mwe aCmnsni
WcMemmem
a'nla %JVLCTa ti esa:; nc.na AVLWYq.i.i.i, ____ —....
r.
day of _ _ -..- 1991 r by and between JACK DAVIS,
.mot
of 8690 96th Ave a -Varo Beach, Florida 3296 6. hereinafter
a%
co
called. "D&Vig"; J. K. RUSSELL, of 8920 86th Avenue Vero BeacO
Florida 32966 hereinafter called "Rugsell"3 and
JOW. W. MASSEY and KA Y NASSEY, , his Wife, of Box-$-
Wabasso, Florida 32970 � hereinafter called "Hassey";
�o
WTERF-S, the above parties are the owners of land located in
Section 26, Township 31 South, Range 38 East, Indian River
r
County, Florida; and
.o
WHEREAS, all the parties are desirous of establishing a
private easement for ingrese and egress over their respective
�
properties from State Road 510 to the South right of way of the
Sebastian River Drainage Canal;
Now, THEREFORE, in consideration of $10.00 and other valu-
able considerations, the receipt and sufficiency or which is
hereby acknowledged, and in consideration of the mutual covenants
and easawntssw herein contained, it is agreed between the parties
as follows:
I. That all parties herein grant to the other parties
herein an easement over their properties for ingress and egress
to and frog their respective properties to State Road 510.
2. The description of the easement is as follows:
An easpMnt 60 feet in width lying 30 feet either side
of the Last line of the southwest one -quarter of
Section 26, Township 31, Range 38.
AND
An easement 60 feet in width lying 30 feet either s8l4e
of the East line of the Southeast one -quarter of
Northwest one -quarter of Section 26, Township . 31, Range
38 and the North 30 feet of the West 60 feet of the
Southwest one -quarter of Northeast one -quarter of
Section 26, Townshi'p 31, Range 38.
3. The easement shall be private and shall run: with the
land of all the Hers herein, and any conveyance of property
C2
dwell include the easement for the benefit of the owner, and said
conveyance v1ill be subject to the easement for the benefit of all
y
rs
and from the respective properties. the parties may agrees amang
themselves'to impose such restrictions for their joint benefit to
maintain the road as a private road for the use of the owmrs of
property herein only and to provide security for all the under-
signed owners.
S. This agreement shall be minding upon the patrties
hereto, their respective heirs, personal representatives* and
assigns.
IN WITNESS WHEREOF, the parties have hereunto set their
hands and seals, the day and your first above written.
signed, sealed and deliver-
ed in the presence .of :
%-!4OkA V?
L//4''Ln;�tcaerli lack son
Ida Berthiari,
he to Jack Davis
N a RoberC J ekson
Bertha B. Shur•--
As to J. X. Russell
Signed, sealed and delivered
#: the presence f:
A G XKr. and Mrs. Massey
1,
r'
.Tack oavis
M. Russell
f
Sohn W. Massey
� a
Rtry fta*soya
✓ f
I HEREBY CERTIFY that on this day before me, an officer duly
qualified to take acknowledgments, personally appeared JACK DAVIS
to me known to be the person described in and who executed the
foregoing instrument and acknowledged before me that he executed
the gal".
wIT"M my hand and o facial S" 1 the County and State
last afovesai.d, this day of
(NOTARY SEAL)
Name 1
Notary Public, State of Florida at
= Larger. Ky comeission expires:
STATE OF FLORIDA
COUPM OF INDIAN RIVER
I HEREBY CERTIFY that on this day before me, an officer duly
crialified to take acknowledgments, personally appeaired J. K.
t•iS•ELL, to me known to be the parson described in and who
executed the foregoing instrument and acknowledged before me that
he executed the same.
WITNESS my hand and; 1f i.ciaRl seal in. the County and State
last aforesaid, thisday of 1991.
?
NOTARY SEAL)_'<
( Name
Notary public, State of Florida at
Large. My commiss* Tres:
,,,J,v PU8t1C. sIXTEOF fIUR""`^T
�PIREz nu WR
STATE OF FLORIDA
COUNTY OF INDIAN RIVER
I HEREBY CERTIFY that on this day before me, an officer duly
qualified to take acknowledgments, personally appeared J. W.
MASSEY and NARY HASSEY, his wife, to me known to be the persons
described in and who executed the foregoing instrument and
ackwwledged before me that they executed the same.
WITNESS my hand and official seal in the County and State
last aforesaid, this day of 1992.
• -,, (uAm[ SEAL}
+• _ - Notary Public, state of Florida at
• Large. MY caamission expires:
C'1
_ ft"ho
a�,era�rem�,
p
-a
This Instrtment Prepared By:
""`
ATTACHMENT A
4111r
SERAS-PAN
HOME OF PELICAN kAND
COMMUNITY DEVELOPMENT DEPARTMENT
1225 MAIN STREET a SEBASTIAN, FLORIDA 32958
TELEPHONE (772) 589-SS18 a www.cfyofsebastian.org
Comp Pfan Land Use Amendment Comp Plan Text Amendment
(Large Scale) Land Development Code Text Amendment
R Comp Plan Land Use Amendment Rezoning
(Small Scale) 9 Annexation
Project Name: Hess Subdivison Total Site Area: 40.23 acres/ 1,752,419 sf Acres\SF
Parcel ID: 31-38-26-000003000-00006.0
llxisting Address of Site: 8925 86th Avenue
Proposed Address of Site: TBD (Proposed 89th Street)
1--proposed Use: Single -Family Residential Land Use: LDR
Contact Name: Mr. Vincent Musso- Ryan Homes
Addre58:1450 Centerpark Blvd. #340, West Palm Beach, FL 33401
Telephone: 561-720-1371 Email: vmussa@nvrine.com
Zoning: PUD
_ I
Applicant (If not owner, written authorization (notarized) from owner is required)
Owner: Double R&D Inc.
Address:13465 N. Indian River Drive, Sebastian, FL 32958
Telephone: Email:
Date Received: Fee Paid: Received by:
FORM B
Suevor: -- --- — — — - _�_
F_tv
Address:
i
Telephone: Email:
Engineer: MBV Engineering, Inc_
Address:1835 20th Street, Vero Beach 32960
Telephone: 772-569-0035 Email: aaronb@rnbveng.com
Pre Application Mceting lathe:
DESCRIPTION OF PROPOSED PROTECT:
Annexation of Hess parcel into the City of Sebastian (39-38-26-000003000-00006.0)
SIGNATURE OF APPLICANT
I hereby certify that I have read and examined this application and know the same to he 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.
Mr. Daniel Hess
Print name signature Date
Notary:
STATE OF: Fla r i d a
('01INEX: Indian AM V-
1 hereby certify that on AiA9,U st 17_ , 20 7�7- personally appeared
DQ n i G l R e S S who is personally known to me or has produced
identification. Type of identification produced: Dri Ve'lrs _, I CR. y �t'
[SEAL] �� a —
rr ASHtEYM.COOK Notary Public
�' •'6 pntttiHt6ttx5
r F.xpkesAugust 8,2C25 My Commission Expires:
��►'arn�F t�ad�OtlwBudO�►M�rySmr.•
FORM B
COMMUNITY DEVELOPMENT DEPARTMENT
1225 MAIN STREET s SEBASTIAN, FLORIDA 32958
TELEPHONE (772) 589-5518 a www.cit_ olsebastion.or q
DEVELOPMENT REIVIEWAPPLICATION 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
x
"APPLICATION FEE IS NON-REFUNDABLE UPON PAYMENT TO THE CITY*
DOCUMENTS SUBMITTED FOR APPLICATION REVIEW:
® Summary Report: addressing review
considerations in accordance with S4-1-2.7
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.
R Location Map
® Two (2) Boundary andT-epegvalibiv.
Surveys
O Warranty Deed for all owners and/or
Notarized Letter of Authorization
9 Future Land Use Map: Current and
Proposed
® Zoning Map: Current and Proposed
Traffic Impact Analysis Statement
L7 Electronic Copy - Complete Submittal
❑ Stormwater Calculations
ADD171 tt1NAL. FEES
Should the re- ici% process be delayed by the applicant for longer than b months, re -submittal will be
required consistent ►vith current regulations and fees.
The applicant/owner shall have 1 dear from the approi al date to commence eonsh-uc:tion of all or any phase.
If the site plan expires, the applicant/mi-ner must re -apple for a new re► UL s%ith applicable fees. An
extension may be requested for additional fees.
FORM B
2022 FLORIDA PROFIT CORPORATION ANNUAL REPORT
DOCUMENT# P02000117400
Entity Name: DOUBLE R & D INC.
Current Principal Place of Business:
13455 N. INDIAN RIVER DRIVE
SEBASTIAN, FL 32958
Current Mailing Address:
1335 SHORELINE CIRCLE
SEBASTIAN, FL 32958
FEI Number: 20-0275401
Name and Address of Current Registered Agent:
HESS, DANIEL PSR.
13465 N. INDIAN RIVER DRIVE
SEBASTIAN, FL 32958 US
FILED
Mar 28, 2022
Secretary of State
2417735327CC
Certificate of Status Desired: Yes
The above named entity submits this statement for the purpose of changing its registered ofilce or registered agent, or both, in the State of Florida.
SIGNATURE:
Electronic Signature of Registered Agent
Officer/Director Detail :
Title
P
Name
HESS, DANIEL P SR.
Address
13465 N. INDIAN RIVER DRIVE
City -State -Zip:
SEBASTIAN FL 32958
Title
ETC
Name
O'REILLY, ROBERT
Address
386 JANUA COELI WAY
City -State -Zip:
RUTHERFORDTON NC 28139
Title VP
Name O'REILLY, STEPHEN R
Address 386 JANUA COELI WAY
City -State -Zip: RUTHERFORDTON NC 28139
Date
I hereby certify that the information indicated on this report or supplemental report is tore and accurele and that my electronic signature shall have the some legal effect es if made under
oath; that l am en ofNcer or director of the corporation or the receiver ortruslee empowered to execute this report as required by Chapter 607, Florida statutes: and that my name appears
above, or on an attachment with all other like empowered.
SIGNATURE: DANIEL P HESS PRESIDENT 03/28/2022
Electronic Signature of Signing Officer/Director Detail Date
1790278 RECORDED IN THE RECORDS OF JEFFREY K BARTON, CLERK CIRCUIT COURT INDIAN
RIVER CO FLr BK: 2088 PG: 1758, 10/12/2006 08:18 AM DOC STAMPS D $0.70
RAN Dedication — Blue Water Bay PD
Tax!D #31-39; 26-00000-5000-00001.0
Tax ID #31-3 2ti-00000-5000-00001.1
Tax ID #31-39-26-00000-5000-00001.2
Instrument prepared by and should be
retumed to the County Attorneys Office
1840 28 ' Street, Vero Beach, FL 32960
STATUTORY WARRANTY DEED
THIS INDENTURE, made this *Z-LI day of PLC -'v ( _ , 2006, between 510 GROUP,
L.L.C., a Florida limited liability company, 1974 14' Avenue; Vero Beach, FL 32960,
GRANTOR, and INDIAN RIVER COUNTY, a political subdivision of the State of Florida, 1840
25th Street, Vero Beach, FL 32956, GRANTEE,
WITNESSETH THAT: GRANTOR, for and in consideration of the sum of Ten Dollars and other
good and valuable consideration to GRANTOR in hand paid by GRANTEE, the receipt of which
is hereby acknowledged, has granted, bargained, and sold to the GRANTEE, and GRANTEE'S
heirs and assigns forever, the following described land situate, lying, and being in Indian River
County, Florida:
SEE EXHIBITS "A" ATTACHED HERETO AND MADE A PART HEREOF
AND GRANTOR does hereby fully warrant the title to the said land, and will defend the same
against the lawful claims of all persons whomsoever.
Signed it t pre
' 510 GROUP. .L.C.
sign:/ J
W. 1)
Printed name:
sign S< <f- R"���.�.,,._ By. Mark A. Brackett
Witness J�3sl ca �', W+t1+Grrns Managing Member
Printed 'sa me:
STATE OF FLORIDA
COUNTY OF--rM'[1,n
The foregoing instrument was acknowledged before me this2A day of RPr; 1 ,
2006, by Mark A. Brackett, Managing Member of 510 GROUP, L.L.C., a Florida limited
liability company, who is E �@Monall, known to me or produced _
as identification.
sigh,:-- -..[.2.c..a�-4 Qr
Notary Public
Stamped seal with printed name, 4pwLauren F HpnWlpn
Commission # & expiration date
cy Mfl CannNrreipn DD771000
W fires Fabru"07 2007
BK: 2088 PG: 1759
Description
A strip of land in the Southwest 1/4 of Section 26, Township 31 South,
Range 38 East, Indian River County, Florida, said strip being more
particularly described as follows:
COMMENCING at the Southeast corner of said Southwest 1/4 of
Section 26, proceed North 00' 15' 05" East along the East line of
said Southwest 1/4 a distance of 53.26 feet to a point on the North
right—of—way (r/w? line of County Road No. 510 (100' r/w), said
point being the PPO NT OF BEGINNING; thence continue North 00' 15'
05" East along said East line, a distance of 2598.81 feet to the
Northeast comer of sold Southwest 1/4 of Section 26; thence North
89' 44' 40' West along the North line of said Southwest 1/4, a distance
of 85.09 feet; thence South 00' 11' 20" West a distance of 30.00 feet
to a point of curvature of a curve concave Southwesterly, having a
radius of 55.00 feet, and a tangent bearing of North 87 48' 40" West;
thence Southeestery along the orc of said curve, through a central
angle of 99 03' 45 , a distance of 86.45 feet to the point of tangency
of said curve; thence South 00' 15' 05" West, along a line parallel
to and 30.00 feet West of sold East line of the Southwest 1/4, a distance
of 1310.59 feet; thence South 01' 56' 56" West a distance of 32.27 feet;
thence South 15' 20' 59" West a distance of 51.78 feet; thence South
01' 46' 10" West a distance of 284.84 feet; thence South 15' 45' 24'
East a distance of 25.34 feet; thence South 00' 15' 05" West along .a line
parallel to and 45.00 feet West of (when measured perpendicular to) said East
line of the Southwest 1/4 a distance of 745.03 feet; thence South
45' 17' 35" West a distance of 56.53 feet, thence South 00' 15'.
05' West a distance of 26.84 feet to a point on said North r/w line
of County Road No. 510; thence South 89' 46' 39' East along said
North r/w line, a distance of 85.00 feet to the POINT OF BEGINNING.
Containing an area of 100,354 square feet, or 2.30 acres, more or less.
Proposed Biuewater Bey S/D r/w - East Side
William B. Zentz & Associates, Inc.
f40-013
ProfefttweiSLrVBy0Y8&L48A*w8 — -
aIFlG1E or Aua+naMA7M (te) tln. VM PA If
Jn
684 Old Dixie Highway �._Z'�
�3t�d6 3/M/06
Vero Beach, FI 32962 -
Phone; (772) 567-7552 � of
V\Z Fax : (772) 567-1751 ft. Says 1 2
EX H I B IT "Y"
BK: 2088 PG: 1761
Description
A strip of land in the Southwest 1/4 of Section 26. Township 31 South,
Range 38 East, Indian River County, Florida, said strip being more
particularly described as follows:
Commencing of the West 1/4 corner of said Section 26, proceed
South 89' 4B' 40" East along the North line of said Southwest 1/4
a distance of 275.00 feet to a point on the East line of Sebastian
River Water Control District Lateral "D" Canal right—of—way; thence
continue South 89' 48' 400 East along said North line of the South—
west 1/4, a distance of 2291.77 feet to a point 1 �'ng 85.09 feet
West of the Northeast comer of said Southwest 1 / 4 as measured
along said North line; thence South 00' 11' 20" West a distance
of 30.00 feet; thence North 89' 48' 40" West, parallel to and 30.00
feet South of (when measured at right angles to) said North line, a
distance of 1709.49 feet to the point of curvature of a curve concave
Southerly, having a radius of 2835.00 feet; thence Southwesterly along
the arc of said curve, through a central angle of 08' 11' 30", a
distance of 405.32 feet to a point of reverse curvature with a curve
concave Northerly, having a radius of 1236.00 feet; thence Waste
rlx
along the arc of said curve, through a central angle of 08' 17' 43 ,
a distance of 178.95 feet to a point on said East line of the afore—
mentioned Lateral "D' canal right—of—way; thence North 00' 11' 51" East,
along said East right—of—way line, a distance of 71.53 feet to the
POINT OF BEGINNING.
Containing an area of 79.309 square feet, or 1.82 acres, more or less.
Proposed Bluewater Bay S/D r%w - Morin Side
William B. Zentz & Associates, Inc. Ab.
PlDJ•OIBBIbyfB�,�ViB�/OIr���8�8 l �40- Oi3
cammm OF A rnwRRAIM (LB) M. G"0 4"E
684 Old Dixie Highway ! 3 j I`O� 31.3U106
El
ea each, FI 32962 i -
Phone: (7VQ772) 567-7552 watxtr zczrrc x shfu or
Fox : (772) 567-1751 R.'No. 577s
,Sr a ORMW4 1 2
ANNEXATION ANALYSIS
This analysis has been prepared to support a request to annex the subject property into the City of
Sebastian and change the future land use map (FLUM) designation of approximately 40 acres from
Indian River County "R" (Rural Residential) to City of Sebastian "Low Density Residential (LDR)" and
redesignate the zoning district for the site from Indian River County "AG-1" (Agricultural) to the City of
Sebastian's "PUD" (Planned Unit Development) district. The purpose of this request is to secure the
approvals necessary for developing the property with a future use compatible with the adjacent
properties and the applicant's intentions for development. The applicant intends on developing a
residential neighborhood that preserves the beautiful south prong of the Sebastian River, while
providing new residential housing.
The property site is located adjacent to the City of Sebastian on the south and western boundaries. The
property is intended to be developed in tandem with the similarly sized parcel immediately on its
western boundary which also has a Low Density Residential (LDR) Future Land Use designation.
As part of the annexation, we are providing the following information regarding concurrency and the
possible impacts to the City:
Impact on Public Facilities and Services.
• Transportation
• Access
• Water and Sewer
• Solid Waste
• Stormwater
• Parks & Open Space
• Schools
• Concurrency Summary
II. Fiscal Analysis
III. Environmental Impacts
IV. Compatibility with City's Comprehensive Plan
V: Compatibility with Surrounding Area
VI: Conclusion
VII: Attachments
Impact on Public Facilities and Services.
The site is located within the Urban Services Area, an area deemed suitable for urban development.
Several services are already provided from both the county and City, including utilities and emergency
services and should therefore be compatible with the City's future service areas. The Comprehensive
Plan, FLU Element and Intragovernmental Element establishes standards for Concurrency management
and specifically, standards for Transportation, Potable Water, Wastewater, Drainage, and Recreation.
1IPage
Chapter IX of the City's Land Development Code, "Concurrency Management", defines the level of
service standards for these facilities, and specifies that adequate provisions for these services are
necessary to support new development. Because a site plan is not typically prepared for an annexation
or Land Use Amendment, the Concurrency analysis is based on an assumption that the site would be
developed at an average density of 4 dwelling units per acre, similar in density to the proposed Spencer
parcel directly adjacent to the west.
The act of annexing the site will not change the impact and demand on public services, as its envisioned
that the site will be developed whether its stays in the County or is brought into the City. And by its
proximity to the City, the development will naturally add to the traffic on the roads and schools (both of
which are County facilities). However, annexing the site will provide the City control and oversight of
the future development of the site, and it will ensure the City will be the recipient of additional sources
of revenue.
Transnortation:
This site currently has an Indian River County "R" (Rural Residential) designation and for the annexation
Is seeking to amend that to the City of Sebastian "Low Density Residential" (LDR). In looking at this site,
we have calculated the trip generation based upon its current Land Use, and also calculated the
proposed trips based upon the full five units an acre allocated in to the LDR land use. Of course, during
site plan development, if required, a full traffic impact report will be submitted that shows the impacts
to each of the adjacent roadways. This site is primarily going to access County Road 510, which FDOT
has a phased plan adopted and approved to increase capacity.
TRAFFIC STATEMENT
PER ITE, 10TH EDITION:
PARCEL SIZE: 40.23 ACRES
EXISTING LAND USE: IRC - R i 1-UNIT/ ACRE)
USE 1: (210 - SINGLE-FAMILY DETACHED) = 9.44 ADT PER UNIT
40.23 ACRES/ "NIT/ ACRE = 40.23 UNITS
9.44 X 40.0 UNITS = 378 AADT
PROPOSED LAND USE: SEBASTIAN - LDR (5-UNITS/ ACRE)
USE 1: (270 - RESIDENTIAL PLANNED UNIT DEVELOPMENT) = 7.38 ADT PER UNIT
40.23 ACRES X 5-UNITS/ ACRE = 201 UNITS (Maximum allowable units per land use density)
PROPOSED NUMBER OF UNITS: 156
7.38 X 156.0 UNITS = 1,151 AADT
EXISTNG LAND USE ALLOWABLE: 378 AADT
PROPOSED LAND USE ALLOWABLE: 1,151 AADT
DIFFERENCE: 773 AADT ADDITIONAL TRIPS ADDED
2 1 P a g e
Access:
This site has a planned shared new roadway near Sebastian River High School on County Road 510 on
east -west roadway into the development that will be 891 Street, additionally there is a planned
secondary connection on the southeast corner of the development that would run to a second point on
CR 510. This site is also adjacent to the North County Transit Hub, offering quick connections onto the
Go Line's public transit options for Routes 5, 9,10, and 12. The planned FDOT roadway improvements
also offer a proposed new bike lane as part of the redesign of CR 510. IT is understood that
development approvals for this property are contingent upon the construction of the planned 89en
Street access that is currently under design in coordination with Indian River County.
Water and Sewer Utility:
Water and sewer are available adjacent to the site and will connect. Both water and sewer design plans
will be completed concurrent with any proposed development plan. The City's Comprehensive Plan
indicates that 250 GPD per equivalent residential unit (ERU) is still the most appropriate measurement
to utilize.
Demand: 250 GPD per ERU is the appropriate calculation for both Water and Wastewater (Sanitary
Sewer). The County has indicated this is a consistent measurement for the Utility design and capacity
data indicates that adequate capacity exists.
Solid Waste:
The City has a franchise agreement with Waste Management to provide solid waste collection, two
times a week. The County also has an agreement with Waste Management but just offers once a week
pickups. Waste Management utilizes the IRC transfer and landfill facilities. The calculation demand and
capacity are included below based upon Waste Generation Units (WGU):
The following analysis is provided, consistent with IRC requirements:
156 units x 1.6 WGU = 249.60 WGU's of waste. Capacity -county landfill: Based on information from IRC
there is adequate capacity forecasted through 2071.
Stormwater:
The drainage level of service standards outlined in the City's 2040 Comp Plan, include:
1. Post -development run-off shall not exceed pre -development run-off for a 25-year 24-hour
event.
Treatment of run—off from the first 1 inch of rainfall on -site.
3. Meet design and performance standards of 17-25 FAC.
31F'ago
Prior to any site development approval, the City's land development regulations require that the
proposed development plan provides sufficient evidence that the project, when constructed and
operating, will meet or exceed the local and state requirements. All developments, at time of site plan
application, are reviewed for compliance with local and state stormwater regulations, which require on -
site retention and pollutant abatement, preservation of floodplain storage and minimum finished floor
elevations. In addition, development proposals must meet the discharge criteria of the City storm water
ordinance and the state -environmental permitting agency (S-I.R.W.M.D.). Therefore, any future
development on the site would be prohibited from discharging any runoff In excess of the pre -
development discharge rates and prohibited from discharging pollutants in excess of pre -development
amounts.
The City has adopted and implemented a stormwater program and this site would be subject to those
requirements, including the payment of an annual Stormwater Impact Assessment (levied through the
annual property tax assessment) that is currently $120 per residential unit.
Its important to note that site development will improve the water quality to the receiving waters (in
this case, the Indian River lagoon). In its current condition, which appears to have untreated
stormwater run-off. Site development regulations require the construction of storm water management
systems that detain and prevent erosion and excess stormwater run-off, removes pollutants, and often
requires the installation and maintenance of shoreline protection buffer(s) when adjacent to surface
waters or wetlands, and protection of or mitigation for jurisdictional wetlands on the site. As a result,
the stormwater run-off discharge rates and pollutant volumes discharging off -site will be reduced.
Recreation & Oren Si:!ace:
This site is strategically located to offer fast and easy access to many local passive and active
recreational parks. The Land Development Code indicates that 2.0 acres per 1,000 persons for
Neighborhood (within a # mile) and Community Parks (within a 1/2-mile to 3 mile radius) are the
appropriate metric. We have prepared a graphic showing the proximity to several community and
regional parks. Notably, the North County Regional Park is 1.6 miles away, and the Kayak launch is 1.3
miles away. Also within easy distance is the Rail Trail, running along the north side of CR 512 about a
block north of the road. This follows the rail bed of the historical Dinky Line of the Trans -Florida Central
Railway that originally serviced Fellsmere Farms. At the County's North Regional Park, this facility
follows a paved surface that leads to the 1-95 overpass and links up a number of State Parks. Also, the
City's Community Park at Barber Street is within a 3 mile radius. The North County Library is within two
miles, and there are sidewalks to provide easy access to all these amenities. Through the site plan
process, neighborhood level recreational amenities and open space will be identified. The
Comprehensive Plan also requires the dedication of land for parks or fees in lieu thereof for all new
dwelling units. These fees are paid at the time of building permits.
4 1 P a g e
Schools:
The School District has completed the Conditional School Concurrency form and it Is attached that
shows there is adequate capacity at each of the local area schools: Treasure Coast Elementary, Sebastian
River Middle School and Sebastian River High School.
Concurrency Summarv:
Based on the above data, public facilities for traffic, drainage, solid waste, water, wastewater, parks and
open space, and schools have adequate capacity to accommodate the proposed use of the subject
property.
II. Fiscal Statement
The proposal to annex the 40 acre property into the City of Sebastian will have a positive fiscal Impact to
the City as the property is developed. In its current state, the property enjoys an Agricultural
classification and historically low property taxes for Its Agriculture status. However, this site is planned
for a new subdivision to provide 156 homes. As this happens, each homesite will be subject to Ad
Valorem taxes and fees established upon the value of each property.
Annexing the site will provide the City control and oversight of the future development of the site, and it
will ensure the City will be the recipient of additional sources of revenue that the City would otherwise
not obtain. Additionally, the City will benefit from Impact Fee collection and building permit fees.
This property currently has a 2021 Market Valuation of $680,000 per the Property Appaiser's Office.
After various discounts including an Agricultural Exemption, this site collects $157.83 in property taxes
to the County (none of that goes to the City). After this development is built, it is projected that each
property would be valued on its own. in looking to Sebatian River Landings, three properties were
sampled to develop a snapshot of the potential Ad Valorem rates and the Stormwater fee.
Address
2021 Market Valuation
176 Port Royal Ct.
225,000
146 Morgan Ct.
202,417
220 Barbossa
217,811
Average
215,076
Source: Indian River County Property Appraiser Data
interpolating this, the Ad Valorem average value of $215,076, utilizing the City's millage rate of 3.0043 is
$646.15 per annum. The tax generation for 156 new residential units is estimated to be $100,800
annually and will likely grow as values grow over time. Additionally, the Stormwater fee of $120 per unit
is $18,720.00.
6 1 P a g e
Environmental Impacts
A preliminary Environmental Assessment has been prepared for this site dated February 11, 2021. A full
copy is in the application package, and this section will summarize the report. Also, the Surveyor has
identified the native tree species that occur on the site as well as noted the presence of nuisance and
exotic species. There were no gopher tortoise burrows or individuals observed, nor does the site
contain scrub jay habitat. This site is outside the quarter mile threshold from the nearest occupied scrub
jay territory or suitable habitat. The site does appear to have a native upland community and access to
the one of the branches of the Sebastian River. In preliminary discussion with the City, the developer
understands the unique natural amenity and will work with the City to determine the most appropriate
methods to conserve the site and access to the south prong.
This site is classified as Flood Zone X, as a largely abandoned citrus grove it does support some native
oaks and palms, but there are no protected species found on the site. The site also contains a few small
segregated wetlands and other surface waters from the agricultural use. A formal wetlands delineation
will be done during the permitting process. Any impacts to the wetlands will be addressed through
avoidance and minimization where possible, mitigation by enhancing and preserving, and wetland
mitigation credits where needed. Currently, the Corrigan ranch property has available wetland
mitigation banks.
Environmental impacts caused by the potential development of the site would be essentially the same
under either the existing IRC or the proposed City FWM designation, or whether in IRC or the City of
Sebastian. It is important to acknowledge that prior to any site development, requisite permits from the
appropriate agency are required. Any wetlands or other natural resources that may be located on the
site are protected by federal, state, and local regulations and would require the approval of those
agencies through their review and permitting process.
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7 1 P a g e
IV. Compatibility with City's Comprehensive Plan (2040)
2D40 Comprehensive Plan Analysis:
Approving the annexation and granting the request to re -designate the subject property to a "LDR"
FLUM designation within the City would result in development which would be compatible with
surrounding areas and in this case both Sebastian River Landings to its north, future residential
development on the vacant parcel to its West, and the future development of Blue Water Bay to its
south.
The site already has an IRC "AG" future land use designation and "Rural Residential" zoning, so the
annexation and FLUM designation would change the anticipated development consistent and
compatible with the parcels around it, and the original Sebastian Highlands development which is also
LDR. Annexing the site will provide the City control through their land development regulations and
oversight of the future development of the site, and it will ensure the City will be the recipient of
additional sources of revenue that the City.
Annexing the property is consistent with the City's long-term objectives and goals adopted in its
Comprehensive Plan. The following references are in direct support of annexation and the designation
of "LDR" Future Land Use in this vicinity:
Key Objectives and Policies in the City's 2040 Comprehensive Plan are referenced below:
Map 1-14: his site is located within the City's annexation reserve area
Objective 1-1.2 Residential Land Use
Policy 1-1.2.2. Low Density Residential Development (LDR) Areas designated as Low Density shall
accommodate a maximum density of up to five (5) dwelling units per acre and shall be comprised
primarily of single family detached homes on individual lots and attached residential homes.
This site is intended to offer single family attached residential homes, and be developed in conjunction
with the adjacent parcel to offer single family detached homes.
Policy 1-1.2.6. Allocating Residential Development. The highest residential densities shall continue to be
allocated to sites with adequate and supporting public infrastructure, accessible to major arterials or
collector streets and adjacent to existing development with the same or higher density. The allocation of
new residential land use shall be based on the following considerations:
• Projected population - Th.« homes will help fulfill housing needs for the City's projected population
• Infrastructure (availability) — Nater and Sewer is adjacent and available.
• Infill — i his site would serve as infill development as its within the Urban Service Boundary and
adjacent to other developments.
91Page
9 Enclaves— i his site is adjacent to the City boundaries and could be considered an enclave.
• Housing trends and characteristics Including provisions for missing middle and attainable housing; is
Provision and maintenance of quality residential developments and housing stock. This site seeks to
provide "missing middle" housing that would be attainable for the local area.
• Protection of environmentally natural systems —At the site plan stage, this site will add additional
protections to the South Prong of the Sebastian River.
• Location and or proximity to the Coastal High Hazard Area (CHHA) — This site is not located within the
• The need to plan for transition in residential densities - This site is adjacent to the Spencer Parcel
which is already within the City, and is LDR. Additionally, most of Sebastian is LDR including the original
Highlands subdivision.
• Provision and maintenance of traffic circulation — FDOT is investing heavily in CR 510, and a new east
west roadway(89t" Street) is planned between this site and the Bluewater Bay that will be maintained by
Indian River County
Objective 1-2.2: Prevent Proliferation of Urban Sprawl. The City shall continue to maintain LDCs which
include performance standards ensuring that the location, scale, timing, and design of development
shall be coordinated with public facilities and services in order to prevent the proliferation of urban
sprawl, maximize pubic infrastructure, and achieve cost effective land development patterns. This site
meets all criteria, it's a compact site that is adjacent to several other developments and has easy access
through the arterial roadway of CR 510. Schools are uniquely close by the site —with close proximity to
Sebastian River High School, Sebastian River Middle School, and Treasure Coast Elementary.
Objective 1-3.4: Design for Healthy Communities. Encourage design principles that accommodate for
healthy lifestyles and safety.
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. a , _, - — , Y u _d� ,Y , — a ' , ..a, �cs
1,11; 1,11 , aver C,.,iity Greenway/Blueway. The County's North Regional Park is nearby, as are
connection to the Rail Trail that is built upon the historical Dinky Rail Line. The County's Blueways Kayak
Park is nearby on CR 512 with two access points (one closer to Fischer Lake Isle and one just east of the
main entrance to Sebastian River Landings), and the City's Barber St Park offering football,
skateboarding and more is within a 3 mile radius. FDOT has planned bike lane improvements on CR 510
that are funded and will begin in Fall 2022, while the sidewalks are wide sidewalks designed to
accommodate a variety of pedestrian and people powered movement.
9 1 P a g e
V. Compatibility with Surrounding Areas
The property is located adjacent to the City's western central boundary, adjacent to Sebastian River
Landings and the Spencer Parcel, accessible via County Road 510. The northern side, as well as the
western side, of the site abuts the City of Sebastian City limits. The parcel to the west shares the same
LDR designation, and LDR is the predominant designation throughout the City.
VI. Conclusion
Based on the analysis, the City can conclude that the requested annexation and land use designation is
compatible with surrounding areas, consistent with the comprehensive plan, meets all concurrency
criteria, will have no negative impacts on environmental quality, and meets all applicable land use
designation amendment criteria. Most importantly, the subject property is in an area that offers
municipal services and critical Infrastructure water and sanitary sewer.
VII. Attachments
SCADL —Conditional Concurrency from Indian River County School Board
Annexation Maps showing the City's Adjacent Land Use and the City's Zoning Designations
101Pagc
Time Stamp Received
School Impact Analysis Form
Instructions: Submit one copy of completed application, location map, and applicable fee for each new residential project
or building permit requiring a determination of school capacity to the applicable local government.
Conditional School Capacity Availability Determination
School Capacity Availability Determination
Type Of Application Request: [3 Request for Exemption
Project Information
Project Name: Double R & D Inc. Subdivision Annexation
Municipality (if applicable): Sebastian
Parcel ID#: (attach separate sheet for multiple parcels): 31-38-26-000003000-00006.0
Location/Address of subject property: 8925 86th Avenue
(Attach vicinity location map — with Closest Major Intersection)
Generally located at SF quadrant of CR 510 & 512, see attached maps.
Ownership/Contact Information
Owner/Contract Purchaser Name(s): Double R&D Inc.
Agent/Contact Person: Bill Pittsley
(If agent or contact information is completed the District will forward all information to that person)
Mailing address: 1835 20th Street, Vero Beach, FL 32960
Telephone#: 772-569-0035
Fax:
Development Information
Current Land Use Proposed Land Use
i
Designation A-1 _ Designation
LDR
Current Zoning R-Rural Proposed Zoning
PUD-R
SF: 156
Proposed # Dwelling units
TH:
by type"':
MF: (rental)
Condo:
_ _ __
• Show only the # of units for this application not the total for the development
I hereby certify the statements and/or information contained in this application with any attachments submitted
herewith are true and correct to the best of my knowledge.
%InA~'' s/is/zoxz
Owner or Agent Signature _ , L;.,�t ,z _n R.,w.., Date . _
(If applicant is not the owner of record, a letter of authorization from the property owner(s) must be included with this
form at time of application submittal.)
eSignature Details
Signer ID: uaTfRJLnNjgJKTLxR4manzk2
Signed by: Dan Hess
Sent to email: hessdp@hotmail.com
IP Address: 64.64.117.249
Signed at: Sep 15 202Z 12.49 pm EDT
For School District Use Only (Capacity Availability Determination)
School Capacity Available:_ School Capacity Not Available: Exempt:
Sc ool Capacity AyailabAdjacent Service Area:
School District Facilities Specialist Signature k
Friday, September 16, 2022
Indian River County School District
School Concurrency Availability Determination
Project Name: Double R&D Inc. Subdivision Annexation
Project Unit Yield By Type of School
Date Received: 9/16/22 @ 9:15am
Yield Elem Mid High
Case Number:
Single
0.189
29
Builder Name:
Single
0.097
i5
Location: 8925 8011 Avenue
Single
0.123
19
Sebastian, FL
(Generally located at the SE quadrant of CR 510 & 512)
Parcel ID: 31.38.26.000003000.00006.0
Project Planned Units:
# Single Family 156 # Multi -Family: 0
# Townhomes: 0 # Apartments: 0
Additional ADDlicant: Double R&D Inc.
Information: Contact: Bill Pittsley
1835 200 Street
Vero Beach, Florida 32960
(772)569-0035
school Service Area Current Programmed Total Current Vested
I
Total
Available Project
Boundary (SSAB) Capacity
Capacity
Capacity Enrollment
! Demand
Demand
Capacity Demand
Treasure Coast ES 799 0 799
639 0
639
160 29
Sebastian MS 1017 277 1294
840 0
1007
4S4 15
Sebastian HS 2334 0 2334
1908 0
1908
426 19
This letter is in response to a Conditional School Capacity Availability Determination Request for the Project
Double R&D Inc. Subdivision Annexation, This Project is located in SSAB for Treasure Coast Elementary School,
Sebastian River Middle School, and Sebastian River High School. The SSAB does have sufficient space available to
accommodate the students projected to be generated from this project.
anoF
SEEA
HOME OF PELICAN ISLAND
Special Use Procedures
As detailed in Section 54-2-3.1 of the Land Development Code, a special use is a use which is not
specifically provided for in the zoning regulations. The Planning and Zoning Commission and City
Council may permit such uses in such zoning districts or classifications as special uses only if the
applicant meets specific provisions and conditions deemed appropriate.
City Council may, in its sole discretion, grant a special use permit in any district for a use which is not
provided for in the zoning regulations. All such uses shall not be otherwise illegal, shall not be
specifically prohibited pursuant to the comprehensive plan or other applicable laws or regulations, and
shall satisfy the findings of fact outlined in Section 54-2-3. 1 (a)(3) of the Land Development Code.
Procedurally, staff has reviewed the application to determine its recommendation. The Planning and
Zoning Commission shall hold a public hearing and shall indicate whether, in their opinion, the
proposed special use meets the required findings of facts (Section 54-2-3.1(a)(3) noted above) and
review criteria established in Section 54-2-6.2(d). The Planning and Zoning Commission shall then
make a recommendation to City Council to approve, approve with conditions, or deny the application
for the special use. The City Council shall then hold a public hearing, review the findings of facts and
review criteria, and by resolution approve or deny the application.
Community Development Department
Special Use — Staff Report
1. Project Name: Mr. Clean Car Wash
2. Requested Action: Approval of a Special Use Permit application to allow development of a
commercial Car Wash facility which includes a 3,200 SF automated carwash tunnel building,
two (2) queuing lanes and pay kiosks, twenty-eight (28) canopied vacuum stations, and four (4)
employee parking spaces in addition to required stormwater, utilities, and landscaping to be
located at the requested site.
3. Project Location:
a. Address: 200 & 203 Sebastian Boulevard
b. Legal: Lots 3 & 4, Rohm Commercial Subdivision Replat, according to the plat
thereof, as recorded in Plat Book 26, Pages 83 thru 85, of the Public
Records of Indian River County, Florida
C. Parcel #: 31-39-07-00006-0000-00003.0 & 4.0
4. Applicant: Guggenheim Development Services, LLC
3000 Internet Boulevard, Suite 570
Frisco, Texas 75034
Mary Solik, Esq, Representative
msolik@dotysoliklaw.com
(407) 367-7868
5. Property Owners: William Brognano, Todd Brognano, & Daniel Brognano
P.O Box 780874
Sebastian, Florida 32978-0874
ameronh@aol.com
(727) 589-1299
6. Project Description:
a. Narrative of proposed action: Application has been made for approval of a special
use permit to allow a 3,200± SF carwash facility on vacant property located on Sebastian
Boulevard within the Triangle Overlay District. The double lot site is adjacent and east of the
existing Sherwin Williams Paint Store & O'Reilly's Auto Parts Store, west of the vacant City
Public Works Compound & American Legion Post, and across the street from the Orange
Heights Mobile Home Subdivision. If the special use permit is approved, a final, detailed site
plan application would then follow. The current request is for approval of the carwash use
only.
b. Current Zoning and Land Use:
Land Use: Mixed Use (RMU)
Zoning: Commercial General (CG)
C. Adjacent Properties:
Zoning
Current Land Use
Future Land
Use
North R-ME
Residential — Orange
MH
Heights
East PS
American Legion &
INS
Vacant City Garage
J
South C-512
Vacant Commercial
C-512
West CG
Commercial
CG
d. Site Characteristics:
(1) Project Area:
Total Area 2.8 acres
N
(2)
(3)
(4)
7. Staff Comments:
Current Land Use:
Water Service:
Sanitary Sewer Service:
Vacant
Indian River County Utilities
Indian River County Utilities
During the past year, staff was approached by AXIS Infrastructure, representing Mr. Clean Car
Wash, regarding development of two vacant lots on Sebastian Boulevard for an automated
carwash facility. The LDC does not have specific regulations regarding carwash uses, therefore
approval of a special use permit is needed before making application for development of the
site.
During telephone & electronic discussions with AXIS, staff disclosed that important issues that
would need to be considered and should be addressed in their application submittal were the
amount of existing carwashes already in operation, along with the number of proposed car
wash applications, compliance with the redevelopment plan, and compliance with the Triangle
Overlay District's architectural regulations (EXHIBIT A, B & Q. The special use application
was received on December 6, 2022, and included a project narrative, proposed architectural
elevation renderings, a survey, and a conceptual site plan (EXHIBIT D1 thru D5). No other
sunvortinc documents, includin-v a market anahf sis or noise analysis, were submitted with the
application.
Staff has reviewed the submitted information and offers the following for consideration:
Comprehensive Plan and Community Redevelopment Area Master Plan
The location of the proposed car wash facility is located within the city's Community
Redevelopment Area (CRA) in a locale referred to as the Sebastian Boulevard Triangle
Area and/or the Sebastian Boulevard Mixed Use District. In 2005, the Sebastian Boulevard
Triangle Overlay District regulations were adopted and added to the Land Development
Code to help assist with attaining redevelopment goals within the triangle area.
The CRA Master Plan includes the vision for the Sebastian Boulevard Triangle Area
(Triangle). It specifically states "The linchpins of this Plan are the eventual redevelopment
of the Sebastian Boulevard Triangle Area, as well as the redevelopment of Riverview Park
and the surrounding vicinity. The Sebastian Boulevard Triangle serves as an important
gateway to Downtown Sebastian, and the concepts presented within this plan will create a
vibrant small-town neighborhood within this area that integrates well into the adjacent
residential communities." Ensuing guidelines noted within the Master Plan establish
strategies for future development to help achieve the small, mixed -use residential gateway
envisioned for the Triangle. (EXHIBIT E)
Comprehensive Plan Objective 1-3.3: Encourage Redevelopment and Renewal of the
Future Land Use Element requires that the City, through Policy 1-3.3.1, shall continue to
promote vitality and redevelopment of the Sebastian Boulevard Mixed Use District as
directed in the CRA Master Plan. (EXHIBIT F)
FOR CONSIDERATION: If the car wash special use permit is approved and the facility is
built, will it incentivize residential development within the Triangle and on the adjacent
vacant parcel? Does it encourage other envisioned residential mixed -uses such as
restaurants, coffee shops, and gift retail, with promotable pedestrian systems? Can a
mixed -use neighborhood be built around a car wash?
• History of Uses allowed in the Sebastian Boulevard Triangle Area
In 2000, the city received a final Charrette Report (the Development Master Plan) from the
commissioned Treasure Coast Regional Planning Council which outlaid the future
development plan for the CR-512 corridor. A key element of the Development Plan was
redevelopment of the land located between the divided right-of-way for the corridor under a
"New Town Center" concept. In 2002, City Council passed two measures, Ordinance (0-
02-11) which declared a six-month Moratorium on development in the Triangle, and the
other, Resolution (R-02-16) (EXHIBIT G), which declared an Impending Change in Law,
also for development in the Triangle, so that staff and the city could adjust LDC regulations
because "the concept will lose its integrity if some parcels within the area develop outside
of the regulations being proposed." A Community Redevelopment Advisory Committee
(CRAG) was formed to assist the PZ Commission and City Council in amending the LDC
for redevelopment in the Triangle.
While the boards were meeting and initiating proposed amendments, the site plan for the
Firehouse Garage was approved and built on an Industrial -zoned parcel in the Triangle in
2004. Uses in the zoning districts had not yet been amended, so the permitted Vehicular
Service and Maintenance use was allowed. However, within the ensuing 12 months,
workshops and numerous hearings were held by the CRAG, PZ Commission, and City
Council to consider uses that would be permitted to be developed within the Triangle's
three existing zoning districts - Commercial General, Industrial, and Public Service, i.e.
those uses that would support achieving the Master Plan goals. Ordinance 0-05-13 was
adopted in June 2005 (EXHIBIT H), with Vehicular Service and Maintenance and
Vehicular Sales uses (except for indoor vehicular sales) removed from the CG and IN
districts as not being supportive, or uses that did not belong in a proposed Gateway to
downtown.
FOR CONSIDERATION: Would a proposed car wash facility be too similar and/or be
considered a prohibited vehicular service activity? Is the use supportive to the goals of
redevelopment in the Triangle? Is it a use that does not belong in a Gateway? Are there
better suited Commercial General or Industrial zoned areas for a car wash operation?
• Market Analysis
Currently, there are three (3) fully operational commercial car wash facilities located within
the city limits. The distance from the proposed location of the Mr. Clean Car Wash to these
existing car wash sites would be:
a. 2,075± Lineal Feet from 509 US Highway #1, or .39 miles
b. 9,875=L LF from 921 Sebastian Boulevard, or 1.9 miles
c. 11,150f LF from 13020 US Highway #1, or 2.1 miles
Two additional proposed car wash facilities have submitted applications, one in Sebastian
city limits, one within Indian River County, both within 1000 LF from the existing car wash
business on US #1.
Sebastian's current population is approx. 25,600. Industry standards indicate that one
express carwash will service 20,000-25,000 residents. Other articles written by car wash
experts state "Competing carwashes in a three-mile radius must be seriously considered."
(EXHIBIT I)
Mr. Clean Car Wash may suggest that the special use should be granted because they will
be offering a better car washing experience. This may be beneficial to the residents, but
should be outweighed by the possibly that one or more of the existing car washes may be
forced out of business. This occurrence happens in the business community. However, what
is not commonplace, is that these types of facilities are considered single -purpose buildings.
In the event that one of the businesses decides to relocate or goes out of business, the
building could potentially remain empty and become obsolete, especially if two carwashes
are nearby each other. The structure would be difficult, or financially burdensome, to
convert to a different, permitted use, i.e. an office, or restaurant. This concern is also
discussed in Exhibit I.
The aimlicant did not submit any^ data or inlormation that the Cirl. o1-Sebastian could
support 4, 5, 6 or even 7 operational car washes.
FOR CONSIDERATION: Does the existing and proposed car wash competition for
Sebastian's population pose a large enough risk that if approved, the Mr. Clean Car Wash
may go out of business, and the Triangle could end up with an empty single -purpose
building on 2.8 acres?
• Noise
The conceptual site plan indicates 28 vacuum stations are proposed. It is presumed that
noise levels will increase exponentially with both multiple vacuum use and simultaneous
blower use. Residents in both the adjacent Orange Heights Mobile Home Subdivision and
Ashbury PUD may be affected by the amount of proposed vacuum stations.
Staff researched acceptable and/or harmful decibel levels regarding carwashes and found
that the OSHA regulations permit only noise exposure levels up to 85 decibels for an eight -
hour workday. This information was supplied in an article from the Professional
Carwashing & Detailing magazine titled "Reducing Carwash Noise". Staff has included
the article for consideration purposes because we feel it is current and applicable, provides
noise reduction suggestions, but also confirms that many other communities, councils, and
concerned citizens are prone to worry about noise disruption from these types of uses.
(EXHIBIT J)
The apvlicant did not submit anv information revardini- the expected noise exrosure levels
that 28 vacuum stations would .L-enerate, or what Ime of vacuum sYstem(s) was beinv,
Proposed.
FOR CONSIDERATION: If the special use permit is approved, consideration should be
given to the number of vacuum stations proposed, and if 28 vacuum stations are necessary.
The number could be reduced as a condition of approval. In addition, if approved, "industry
5
standard recommended noise reduction measures," as noted in the Exhibit J article, should
be included as a condition of approval, also.
• Proposed Elevations & Conceptual Site Plan
The proposed car wash facility would be located in the Triangle Overlay District, which has
adopted the Riverfront Overlay District's regulations (Section 54-4-21.C.3). The
architectural design of the proposed building does not meet the requirements that have been
established for the Triangle District. Specifically, commercial prototype architecture such
as flat roofs is prohibited, as shown in the applicant's proposed elevations (Exhibit D2).
The intent of the Riverfront Overlay District was to encourage "Old Florida Fishing
Village" architectural styles. The conceptual site plan (Exhibit D5) was not reviewed in
detail, as it is not the subject of the application, but consideration should be given to the
design as to best minimize or reduce any of the expected nuisances the car wash use may
bring.
8. Required findines of fact (Section 54-2-3.1(a)(3):
a. The approval of the application for a special use will not be detrimental to the
public safety, health or welfare, or be injurious to other properties or improvements
within the immediate vicinity in which the property is located based on criteria
established in Article VI;
Consideration of the minimal information supplied by the applicant and
discussed in staff s report should be used to determine if the location and
operation of the proposed car wash facility will affect the wel are of the adjacent
residents and surrounding business community.
If the special use is approved, the public health and safer- matters will be
addressed via a fully engineered site plan that must be submitted for review and
approved by the Planning and Zoning Commission. Any conditions of approval
for the special use required by City Council would need to be implemented into
the site plan. The site plan review will include drainage, parking, traffic,
landscaping, and special buffering requirements.
b. The use requested is consistent with the purpose and intent of the respective
district, and can be demonstrated to be similar in nature and compatible with the uses
allowed in such district;
The car wash facility use, considered in general, does not appear to be
consistent with the intent of the Triangle redevelopment goals as specified in the
CRA Master Plan, and as demonstrated by the city's previous removal of
Vehicular Maintenance and Service and Vehicle Sales uses as an allowed use
within the Triangle Overly District.
Co
C. The requested use is consistent with the Comprehensive Plan and the Code of
Ordinances.
The use does not appear to be consistent with Comprehensive Plan Objective I -
3.3: Encourage Redevelopment and Renewal
9. Conditions of approval (Section 54-2-3.1(a)(4):
In approving an application for a special use under this section, the City Council may require
such conditions as will, in its judgment, substantially secure the objectives and intent of the
zoning regulations.
If the special use permit is recommended for approval by the Planning and Zoning Commission,
staff suggests specific conditions of approval regarding the following matters are forwarded to City
Council:
a. Reduction in the number of vacuum stations
b. Submittal of a noise analysis
c. Industry standard recommended noise reduction measures required for the car wash
equipment
d. Increased landscape buffers for both noise reduction, and gateway enhancement —
combination of walls & landscaping, height of landscape buffers, number of trees, etc.
e. Hours of operation
f. Building design meeting Riverfront Overlay District requirements regarding
architecture, colors, and landscaping, but enhanced to also meet CRA Master Plan
intentions
10. Planning; and Zoninp- Commission findines (Section 54-2-6.2(d):
Any approval with or without conditions shall be rendered only after a finding by the Planning
and Zoning Commission that the proposed use satisfies the following criteria:
(1). Is so designed, located and proposed to be operated so that the public health, safety
and welfare will be protected.
See discussion as stated in #8a above
(2). Does not present an unduly adverse effect upon other properties in the impacted
area in which it is located.
This must be determined by the Planning and Zoning Commission and City
Council.
(3). Based on the scale, intensity and operation of the use, shall not generate
unreasonable noise, traffic, congestion, or other potential nuisances or hazards to
contiguous residential properties.
7
Staff opines that because of the number of proposed vacuum stations that the
intensity may generate unacceptable noise levels for the adjacent residential
subidivsions.
(4). Conforms to all applicable provisions of the district in which the use is to be
located.
Staff opines that the car wash use is too similar to the removed Vehicular
Service and Maintenance use, and therefore does not conform to the applicable
provisions of the Sebastian Boulevard Triangle District.
However, if approved, site plan review will insure conformity to all applicable
provisions of the Land Development Code, Commercial General Zoning District
regulations, the Triangle Overlay District, and include conditions that may be
imposed by approval of a special use permit.
(5). Satisfies specific criteria stipulated for the respective conditional use described in
this article.
There are no specific criteria stipulated in the Land Development Code for a car
wash facility. If approval is granted, conditions suggested by staff have been
provided.
(6). Is consistent with the Code of Ordinances and Comprehensive Plan.
The use does not appear consistent with the Comprehensive Plan.
11. Recommendation:
Staff advises the Planning and Zoning Commission to review the staff report, exhibits,
application submittal materials, and detailed considerations, and hold a quasi-judicial public
hearing. Per LDC Section 54-2-3. 1 (a)(2)d, the PZ Commission shall indicate whether, in their
opinion, the proposed special use meets the above required Finding of Facts. The PZ
Commission shall then make a recommendation to City Council to:
• Approve the Special Use Permit request
• Approve the request with conditions
• Deny the request
M �v[�2
Community Development beparti ent
EXHIBIT A
Dorri Bosworth
From: Dorri Bosworth <dbosworth@cityofsebastian.org>
Sent: Friday, May 27, 2022 9:43 AM
To: 'Teresa Curry'
Subject: RE: Sebastian, FL GIS
Good questions. But based on Section 54-5-22.(c)(29), the definition for Vehicular Sales states "The sale or rental of
motor vehicles and related equipment, with incidental accessory service activities."
Only if the car wash was incidental to a primary vehicular sales business.
Our Land Development Code does not have any specific regulations for car washes. As such, a car wash use meets the
definition as described in Section 54-2.3.1 "Special Use —A use which is not specifically provided for in the zoning
regulations. The planning and zoning commission and city council may permit such uses in such zoning districts or
classifications as special uses only if the applicant meets specific provisions and conditions deemed appropriate."
Also, the property is within the Triangle Overlay District in the CRA. Please see Article XXII Performance Overlay
Districts, .Division C, Section .54-4-21.C.4 — Use restrictions. Vehicularsales or related service is not noted as a permitted
or conditional use in the CG zoning district within the Triangle Overlay District.
Hope this clarifies.
From: Teresa Curry [mailto:teresacurry@axiscompanies.com]
Sent: Friday, May 27, 2022 7:18 AM
To: Dorri Bosworth
Subject: RE: Sebastian, FL GIS
Thank you for that information! Is a car wash not a permissible use per the CG zoning? I had assumed it fell under
'vehicle sale or related service'. Or is it because it's in the CRA?
From: Dorri Bosworth <dbosworth@cityofsebastian.org>
Sent: Thursday, May 26, 2022 4:57 PM
To: Teresa Curry <teresacurry@axiscompanies.com>
Subject: RE: Sebastian, FL GIS
Ms. Curry — A Car Wash use at this location and in the City of Sebastian will need to apply for and receive a Special Use
Permit before a site plan would be able to be submitted.
The Special Use will need to receive approval from both the Planning and Zoning Commission and City Council.
Your client may wish to see if the Special Use is granted first before detailed work on a site plan is started.
Each request is reviewed and determined on its own merits, but a car wash application a few months ago was denied.
The proposed location is in a Community Redevelopment Area (CRA) with strict architectural, color, landscaping, and
signage regulations.
Please contact staff at 772-388-8232 if you need additional information.
Regards,
Dorri Bosworth, Manager/Planner
Community Development Department
City of Sebastian
1225 Main Street, Sebastian, Florida 32958
(772) 589-5518 (772) 388-8248 fax
dbosworth(a cityofsebastian.org
0
From: Kim Haigler
Sent: Thursday, May 26, 2022 4:41 PM
To: Teresa Curry'
Cc: Dorri Bosworth
Subject: RE: Sebastian, FL GIS
Teresa,
Sorry, but the City does not maintain that information. I recommend calling 811 for that information.
Kimberly Iiaigler
Environmental Planner
khaieler@citvofsebastian.org
(772) 388-8206
For information regarding Sebastian's Natural Resources, visit hops://www.cityofsebastian.orx/260/Naun-al-Resources-Board
City of Sebastian
O,OF
BASTCommunity
Development Department
-I& FAO
1225 Main St.
HOME OF PELICAN ISLAND
Sebastian 12 32958
From: Teresa Curry f mailto:teresacurrv(&axiscompanies.coml
Sent: Thursday, May 26, 2022 12:50 PM
To: Kim Haigler
Subject: Sebastian, FL GIS
CAUTION: This email originated from OUTSIDE our email system. PLEASE exercise caution when opening ANY
attachments or clicking on links. ESPECIALLY from unknown senders.
Good afternoon.
My client is looking at building a car wash behind the Sherwin Williams store @ 223 Sebastian Blvd. Do you have any
GIS information on water/sewer/gas and/or electric lines in the area?
Thank you.
Teresa
0
Teresa Curry, P.E.
A I FRASTRUCTURE
1111 Cambridge Square, Suite C
Alpharetta, GA 30009
678.395.4920 Office
678.237.2764 Cell
teresacurry (d)axiscomoanies.com
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EXHIBIT B
Dorri Bosworth
From: Dorri Bosworth <dbosworth@cityofsebastian.org>
Sent: Tuesday, August 30, 2022 10:09 AM
To: 'Izzy Diaz'
Cc: Lisa Frazier; Michelle Faulkner
Subject: RE: FL, Sebastian permits
Hello
Existing, operational car washes within city limits: 1) 13020 US Highway #1; 2) 509 US Highway #1; 3) 921 Sebastian
Boulevard
Proposed car wash locations: 1) 13070 US Highway #1; 2) 12950 US Highway #1; 3) 1979 US Highway #1 - All three
within 700 feet of an existing car wash;
Car washes are not a permitted or conditional use in any of the city's zoning districts, and must receive a Special Use
Permit from the PZ Commission and City Council in order to be able to develop.
At this time, staff would not support any Special Use applications for a car wash within city limits. The .small population
of Sebastian could not support 6 car washes, which are single -use structures and are not easily adaptable to other uses if
the business closes.
Regards,
Dom Bosworth, Manager/Planner
Community Development Department
City of Sebastian
1225 Main Street, Sebastian, Florida 32958
(772) 589-5518 (772) 388-8248 fax
dbosworthla,citvofsebastian. org
From: Izzy Diaz rmailto:izzvdiazCcaaxiscomaanies.com]
Sent: Monday, August 29, 2022 1:50 PM
To: Dorri Bosworth
Subject: FL, Sebastian permits
CAUTION: This email originated from OUTSIDE our email system. PLEASE exercise caution when opening ANY
attachments or clicking on links. ESPECIALLY from unknown senders.
Hi Dorri,
Good afternoon, hope all is well. Would you mind please providing me with the addresses of the 3 permit applications
for car washes? We understand there are three pending at the moment.
Please let me know.
Best,
Izzy Diaz
Marketing Coordinator
A"'I S
'A INFRASTRUCTURE
1111 Cambridge Square I Alpharetta, GA 30009
(0) 678.395.4920 1 (C) 678.983.1029
Izzvdiaz@axiscompanies.com
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101
EXHIBIT G
Dorri Bosworth
From: Dorri Bosworth
Sent: Friday, October 7, 2022 12:15 PM
To: 'Joe Mines'
Cc: Teresa Curry
Subject: RE: Mr Clean car wash
Attachments: Article 3 Special Use Permits.pdf, 6.2(d).pdf
Hello — Please see clarification in red below, and attached section of code that I gave information on yesterday in our
telephone conversation.
Regards,
Dorri Bosworth, Manager/Planner
Community Development Department
City of Sebastian
1225 Main Street, Sebastian, Florida 32958
(772) 589-5518 (772) 388-8248 fax
dbosworth(@citvofsebastian.org
From: Joe Mines fmailto:ioemines@axiscompanies.coml
Sent: Friday, October 7, 2022 11:47 AM
To: Dorri Bosworth
Cc: Teresa Curry
Subject: Mr Clean car wash
CAUTION: This email originated from OUTSIDE our email system. PLEASE exercise caution when opening ANY
attachments or clicking on links. ESPECIALLY from unknown senders.
Ms Bosworth,
Thank you for taking the time to review the steps we need to take to get approval be considered for a car wash in
Sebastian. You stated that due to the location of our properties (parcel ID 31390700006000000003.0 and
31390700006000000004.0) No, I stated Car Washes are not a permitted or conditional use in any of our zoning districts,
and therefore the use itself needed to be approved first through the Special Use process described in the Land
Development Code Article III being in an historic overlay, being in the Triangle Overlay District and redevelopment area
(CRA), staff would most likely not support the request for a car wash Special Use Permit at this location, and because we
already have three existing car washes with three more applications pending. we would need approval of a Special Use
Permit before proceeding with a pre-app meeting to discuss any proposed site plan/site development. I wanted to
confirm that this is accurate, and request documentation outlining this requirement for our client.
Thank you,
Joe Mines
Engineering Coordinator
Al'i S
It INFRASTRUCTURE
1111 Cambridge Square I Alpharetta, GA 30009
(C) 404.518.6052
ioemines@axiscomr)anies.com
C
Sec. 54-2-3.1.. Procedures and criteria for review of special uses and special exceptions.
Special use. A use which is not specifically provided for in the zoning regulations. The planning and zoning commission and
city council may permit such uses in such zoning districts or classifications as special uses only if the applicant meets specific
provisions and conditions deemed appropriate.
Special exception. A use, which is provided for in the zoning regulations for a particular zoning district or classification and if
controlled would not affect the public safety, health or general welfare by allowing the use in an additional zoning district or
classification. The planning and zoning commission and city council may permit such uses in such zoning districts or
classifications as special exceptions only if the applicant meets specific provisions and conditions deemed appropriate.
(a) Uncertainty. Wherever uncertainty exists regarding whether a specific use Is allowed as a permitted use,
approved as a conditional use, or is prohibited in the zoning district regulations of article V, the planning and
zoning commission and city council shall apply the following procedures and criteria for reviewing such uses.
(1) Criteria for review. Notwithstanding any provisions of this article, the city council may, in its sole discretion,
grant a special use permit in any district for a use, which is not provided for in the zoning regulations. All such
uses shall not be otherwise illegal, shall not be specifically prohibited pursuant to the comprehensive plan or
other applicable law or regulations, and shall satisfy the following findings of fact by the city council.
(2) Procedures for review.
a. Application. Application for approval of a special use or special exception shall be filed with the planning
and growth management department on a form prescribed by the planning and growth management
director. Seven copies of the application and all supporting information shall be included.
b. Staff review. The planning and growth management director shall distribute the application and
supporting information to the appropriate staff for review and comment. The staff can include outside
agencies.
c. Recommendation to planning and zoning commission. The planning and growth management director
shall summarize the staffs comments and make a recommendation to the planning and zoning
commission.
d. Planning and zoning commission public hearing. The commission shall hold a public hearing pursuant to -�
section 54-1-2.8 and shall indicate whether, in their opinion, the proposed special use or special
exception meets the required findings of facts and review criteria established in section 54-2-6_2(d),
including criteria of article VI. The planning and zoning commission shall make a recommendation to the
city council to approve, approve with condition, or deny the application for the special use.
e. City council public hearing. The city council shall hold a public hearing with notice pursuant to section 54-
1-2.8. By resolution of the city council, the application for approval of a special use or special exception
permit may be approved, upon a finding that the requirements of section 542-6.2(d), including criteria of
article VI, are met. If the application is denied, the city council shall state the reasons for denial.
(3) Required findings of fact. The city council shall not approve an application for a special use or special
exception under this section unless it finds, based upon the evidence presented, that the following conditions
are satisfied:
a. The approval of the application for a special use or special exception will not be detrimental to the public
safety, health or welfare, or be injurious to other properties or improvements within the immediate
vicinity in which the property is located based on criteria established in article VI; and
b. The use requested is consistent with the purpose and intent of the respective district, and can be
A
demonstrated to be similar in nature and compatible with the uses allowed in such district; and
c. The requested use Is consistent with the comprehensive plan and the Code of ordinances.
(4) Conditions ofapproval. In approving an application for a special use under this section, the city council may
require such conditions as will, in its judgment, substantially secure the objectives and intent of the zoning
regulations.
C
Sec. 54-2-6.2. - Review procedures.
(a) Application. The application for a conditional use shall be filed with the department of planning
and growth management and shall be submitted on a form provided by the department. Five
copies of the application and supporting information shall be included. The required supporting
information shall be submitted with the application.
(b) Staff review. The planning and growth management director shall distribute the application and
supporting information to the appropriate staff for review and comment. The planning and
growth management director shall summarize the staffs comments and make a written
recommendation to the planning and zoning commission concerning appropriate action together
with any applicable conditions recommended by staff.
(c) Planning and zoning commission public hearing. Upon receipt of the staff recommendations, the
planning and zoning commission shall hold a public hearing pursuant to section 54-1-2.8, except
that the newspaper notice is not required. The planning and zoning commission shall approve,
approve with conditions or deny a proposed conditional use.
(d) Planning and zoning commission findings. Any approval with or without conditions shall be
rendered only after a finding by the planning and zoning commission that the proposed
conditional use satisfies the criteria of this article and that the proposed conditional use:
(1) Is so designed, located, and proposed to be operated so that the public health, safety and
welfare will be protected.
(2) Does not present an unduly adverse effect upon other properties in the impacted area in
which it is located.
(3) Based on the scale, intensity and operation of the use shall not generate unreasonable noise,
traffic, congestion or other potential nuisances or hazards to contiguous residential
properties.
(4) Conforms to all applicable provisions of the district in which the use is to be located.
(5) Satisfies specific criteria stipulated for the respective conditional use described in this article.
(6) Is consistent with the Code of Ordinances and comprehensive plan.
Upon such finding, the planning and zoning commission shall approve the application for the conditional
use permit.
On all development, the planning and zoning commission's decision shall be final unless that decision Is
appealed to the city council within ten days following the planning and zoning commission's action
(reference section 54-2-6.3 below). A written record of findings by the board shall be maintained, including a
written statement of all: 1) conditions of approval; and 2) findings supporting the approval or denial of a
conditional use.
EXHIBIT D1
GUGGEnHEIM
October 2022
City of Sebastian
Community Development Department
1225 Main St
Sebastian; FL 32958
Dear Staff:
Guggenheim Development
Seivices, LLC
3000 Internet Blvd, Ste. 570
Frisco, TX 75034
Mr. Clean Car Washis an exciting partnership between a trusted Proctor & Gamble brand known
internationally and a long-time industry leader in the Atlanta -metro area, Garnett°§ `Car Washes. Mr.
Clean Car Wash currently operates eleven locations in Georgia as: well as .two. Florida locations with an
aggressive growth plan to extend throughout the Southeast United States. The company's mission
statement is "Clean Cars Fast! Delivered with fantastic quality and genuine hospitality!"
This proposed Mr. Clean Car Wash development is on 2.8 acres and consists of a 3,200 square foot
building with lobby waiting room, office, bathroom, storage and an express automated tunnel of
approximately 100'. Once leaving the tunnel, customers are able to pull into one of 28 canopied vacuum
spaces to dry, vacuum, and detail their own vehicle, Four employee. parking spaces and two handicap
spaces are provided. Ingress and egress to the property is primarily through new curb cuts along
Sebastian Boulevard., eastbound and westbound. Additional upgrades to the property will include an
enclosed trash enclosure, site lighting, and landscaping: Typical operational hours are Monday -Saturday
8AM to 7 PM and Sunday 8AM to SPM There are typically three to four employees on site daily,
Respectfully Submitted,
se Kent
Director. of Development
D5
� to
COMMUNITY DEVELOPMENT DEPARTMENT
1225 MAIN STREET n SEBASTIAN, FLORIDA 32958
TELEPHONE (772) 589-5518 v www.cityohebasgon.org
DEVELOPNIENT REVIENV APPLICATION
❑ Accessory Structure Reviewed by P\Z 0 Conditional Use Permit (Commercial)
❑ Administrative Variance (Fence or Septic System) ❑ Conditional Use Permit (Model Homes)
❑ Easement (Abandonment) ❑ Board of Adjustment (Appeal)
Xl Special Use Permit\Special Exception ❑ Board of Adjustment (variance)
Project Name: Mr. Clean Car Wash Total Site Area: 2.8 Acres Acres\SF
I Parcel ID: 31390700006000000003.0 & 313907000060000000014.10
Address of Site: 200 & 203 Sebastian Blvd.
Proposed Use: Automated Car Wash Land Use: Mixed Use
Applicant Name: Guggenheim Development Services, LLC
Address: 3000 Internet Blvd., Ste. 570, Frisco, TX 75034
Telephone: (407)367-7868 Email: msolik@dotysoliklaw.com
Zoning: CG
101151 D7 _5aLi k. >`
Applicant (If not owner, written authorization (notarized) from owner is required)
Owner: William Brognano, Todd Brognano, & Daniel J. Brognano
Address: PO BOX 78074
Telephone: (772)589-1299 Email: ameronh@aol.com I
Date Received I uL I it 2i Fee Paid: 4SD"O�-DO Received by: M F i S�
i
FORM D
D5
Surveyor: Jeffery Lucas, ESP Associates
............. _
1 Address: 291-A Cahaba Valley Pkwy North, Pelham, AL 35124
Telephone: (205)-664-8498 Email: jlucas@espassociates.com
I Engineer: AXIS Infrastructure
Address: 1111 Cambridge Square, Ste. C, Alpharetta, GA 30009
Telephone: (678)395-4920 Email: lukewemette@axiscompanies.com
Pre — Application Meeting Date:
DESCRIPTION OF PROPOSED PROJECT:
SEE ATTACHED
f _
I
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 at►thorii iolate or cancel the provisions of any other state
or local law re plaun • :construction ort rformance ii Steu att,.
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STATE OF:�
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FORM D
EXHIBIT E
CRA Master Plan
Economic Trends
The recommendations contained within this Plan are based on recent economic analysis
of the Sebastian Market Area, which reveals:
• Property value increases within Downtown Sebastian increased from $45.83
million from to $66.17 million between Fiscal Years 2001 and 2004, indicating
that the area is positively perceived by the market;
• There will be an estimated demand for between 600 and 700 new residential units
in the Market Area annually through 2010;
• Higher value single-family attached (townhouse) development should be
encouraged for the Sebastian Boulevard Triangle Area, and will create land values
substantially higher than under the current industrial zoning;
• The market area could support the development of approximately 100,000 square
feet of new retail space annually through 2010, in addition to approximately
150,000 square feet of retail space in the vicinity of Riverview Park; and,
• Office development and hospitality uses will not likely play a significant role in
redevelopment.
Redevelopment Concept Plan
The Redevelopment Plan Summary Map (Figure 1) provides an overview of proposed
redevelopment concepts within the CRA. These concepts include the following:
• Improvements to Riverview Park and the surrounding vicinity, utilizing public -
private partnerships to create improvements to the park and surrounding
streetscape, while also encouraging development of retail space adjacent to the
park on privately -owned land;
• Creation of a mixed -use district within the Sebastian Boulevard Triangle Area,
incorporating retail and commercial space, in addition to creating a new "lake"
and park within the retail district;
• Enhancement of the streetscape on Riverside Drive, including installation of
waterfront pedestrian "pocket parks" where feasible;
• Considering the future creation of a Main Street activity center, increasing the
usability of the City -owned park and capitalizing on the historical museum as a
cultural amenity;
• Streetscape enhancements along US-1 throughout the CRA, including enhanced
pedestrian lighting, trees and vegetation, and well -delineated pedestrian crossing
areas;
• Encouraging commercial developers of land fronting on US-1 to "build to the
street" to create a more defined urban edge;
• Installation of gateway treatments at major points of entry to the City along
Sebastian Boulevard and US-1; and
• Retaining current building height and density requirements within the CRA to
reinforce the "Old Florida Fishing Village" design theme.
Sebastian, Florida 2 Updated: October 2010
E
CRA Master Plan
The linchpins of this Plan are the eventual redevelopment of the Sebastian Boulevard
Triangle Area, as well as the redevelopment of Riverview Park and the surrounding
vicinity. The Sebastian Boulevard Triangle serves as an important gateway to Downtown
Sebastian, and the concepts presented within this plan will create a vibrant small-town
neighborhood within this area that integrates well into the adjacent residential
communities. Riverview Park is already a magnet for the southern portion of the CRA.
Redevelopment of the park and surrounding vicinity will create additional recreational
opportunities for residents of Sebastian, and will provide attractive opportunities for
complementary retail and commercial development oriented to the park.
In addition to the above, numerous urban design recommendations are proposed
throughout the CRA, infrastructure improvements are proposed to allow for anticipated
future development, and other improvements are proposed that maintain the small-town
feel of Sebastian while also providing a demand and population base for the Downtown.
Revenue Projections
In 2003, the CRA is expected to receive a total payment of approximately $250,000,
which includes City and County tax increment revenues. With the addition of the
Sebastian Boulevard Triangle Area, the CRA is projected to generate approximately $1
million in annual increment by 2012. This continued growth will provide the City with
considerable bonding leverage for large-scale projects such as streetscape and
infrastructure improvements.
Sebastian, Florida 3 Updated: October 2010
E
CRA Master Plan
The following are brief descriptions of each Performance Overlay District, as well as
their respective site design requirements. Section III of this Plan presents
recommendations for additional regulations within these districts.
Riverfront Overlay District Regulations
The Riverfront Overlay District was created to "encourage development and
redevelopment within the Riverfront District that includes promotion of traditional
building types with arcades, balconies, and porches." Moreover, the District is intended
to encourage architectural design consistent with the "Old Florida Fishing Village" theme
of Sebastian. This District covers all of the CRA east of the Florida East Coast Railroad.
Design criteria within the District are summarized as follows:
• Buildings with facades fronting on more than one street should have consistent
detailing on all building elevations on street frontages;
• Porches are encouraged;
• Wood picket fences, wrought iron fences, or landscape buffers are encouraged
along property lines;
• Buildings with larger facades are required to provide a vista through which to
view adjacent water bodies;
• Flat, blank, unarticulated, or "massive" building facades are prohibited;
• Lighting may not follow the form of a building, and neon lighting, fiber optics,
and similar systems are prohibited;
• Accessory structures should be consistent in design to the site's primary building;
• Whites, earth tones, and subdued gray building colors are encouraged, while
fluorescent and bright colors are prohibited.
In addition to the above, the District regulations contain guidelines for roof slopes
landscaping, exterior wall finishes, signage, and other relevant site design considerations.
CR512 Overlay District Regulations
The CR512 Overlay District includes all properties abutting Sebastian Boulevard within
the Sebastian Boulevard Triangle Area. This District does not include properties within
the CRA west of the FEC Railroad right-of-way that do not have lot frontage on
Sebastian Boulevard.
The purpose of the CR512 Overlay District is to provide an "attractive, well maintained,
orderly and uncluttered appearance" to the corridor through the installation and
maintenance of landscaping, appropriate building architecture, and through
encouragement of multi -modal transportation accommodating mass transit, and
pedestrians in addition to the automobile.
A summary of site design criteria within this District is as follows:
Sebastian, Florida 15 Updated: October 2010
CRA Master Plan
• Corporate signature architecture is prohibited, including flat roofed convenience
stores, gas stations, and canopies for gas stations, car washes, and drive -through
facilities;
• "Kitsch" architecture (buildings not resembling a typical structure) is prohibited;
• Materials, finishes, signage, and colors of shopping centers and structures
developed on shopping center out -parcels shall be compatible with each other;
• Buildings with facades fronting on more than one street shall have similar design
considerations and consistent detailing on all street frontages;
• Flat, blank, unarticulated, or "massive" facades fronting on a roadway are
prohibited;
• Advertising is prohibited on any exposed amenity or facility (e.g. benches, trash
containers);
• "Visually offensive elements" (e.g. walk-in coolers, electrical equipment, etc.) as
well as "nuisance elements" must be screened from view on all sides;
• Base building colors must be related to wall and parapet wall areas and shall be
limited to white and light neutral colors in the warm range.
For complete Land Development Code language for each Performance Overlay District,
please see Appendix D.
E. Public Facilities and Environmental Features
Boat access in the CRA Area occurs via the Indian River, which runs east of and
contiguous to the CRA Area. In addition, passive recreation opportunities are provided
in Riverview Park in the southern portion of the CRA, and through riverfront pedestrian
trails and observation areas. A park housing the Chamber of Commerce and the
Sebastian Historical Museum is located on the south side of Main Street between Indian
River Drive and U.S.-1.
Municipal facilities within the CRA Area include the City's Public Works compound,
located between the Sebastian Boulevard east and westbound split. The City also
maintains boat and vehicle parking facilities throughout the CRA, and is in the process of
building a boat -docking pier east of Riverview Park.
Critical environmental resources within the CRA Area include the rich habitat provided
by the Indian River. In addition, a small lake between the Sebastian Boulevard east and
westbound split provides recreation opportunities in the westernmost section of the CRA.
F. Redevelopment Needs
A number of significant factors indicating a need for redevelopment were identified in
the 1995 Sebastian Community Redevelopment Plan as well as the 2002 City of Sebastian
CRA Expansion Finding of Necessity. A summary of these blighting factors is presented
as follows:
Sebastian, Florida 16 Updated: October 2010
E
E
CRA Master Plan
B. Guiding Principles
Using the public involvement findings and background data and analysis as a basis, the
following principles were developed to guide plan preparation and implementation.
Land Use
• Encourage residential and mixed -use development in the Sebastian Boulevard
Triangle Area.
• Encourage retail uses adjacent to Riverview Park.
• Create an "institutional" land use designation to include civic, non-profit, and
related uses.
Land Development Regulations
• "Double Front" buildings on Riverview Drive.
• Provide for expedited approval of development furthering the redevelopment
goals of the City.
• Recommend amendments to the City's existing Performance Overlay Districts as
appropriate to encourage appropriate redevelopment.
• Consider implementing regulations that will encourage primary and out -parcel
structures built to property lines along U.S.-1.
Architectural Style
• Enhance the character of Downtown Sebastian with architecture that addresses the
community's "Fishing Village" scale and feel.
• Create conceptual land use districts with distinct recommendations for character,
architectural style, and community identity.
• Create CRA entry features at west end of Sebastian Boulevard Triangle Area and
on U.S.-1.
Waterfront Projects /Historic Preservation
• Protect and enhance uses and buildings along and adjacent to one of the CRA
district's most important assets: the Indian River Lagoon. Waterfront projects
will make important properties more economically viable and contribute to
maintaining and improving the "Old Florida Fishing Village" design theme.
• Protect important historic resources in the CRA, particularly those that help to
illustrate the City's fishing heritage, as well as those that meaningfully contribute
to the "Old Florida Fishing Village" design theme.
Sebastian, Florida 22 Updated: October 2010
E
CRA Master Plan
Specific urban design enhancements within this district will address:
• Parallel on -street parking;
• Curb and gutter installation;
• Pedestrian and roadway lighting;
• Sidewalks;
• Street trees;
• Street furniture;
• Raised Pedestrian intersections;
• Traffic circles with public art or architectural features; and
• Underground utilities.
Long-term improvements are shown in Figure 13, and emphasize infill commercial
development adjacent to the park, and other large-scale redevelopment initiatives in the
district. Please note that while retail uses are encouraged adjacent to the park, no
commercial other privately owned land use is recommended for the park itself.
Additionally, the development of this district (and generally, the CRA) should be
considered a public -private partnership. That is, infrastructure and physical
improvements to publicly owned land will be completed by the City, and complementary
retail and related uses will be developed by the private sector in cooperation with the City
to ensure redevelopment goals are met.
Figure 14 shows a typical roadway cross-section within the Riverview Park District. This
cross-section features wide pedestrian arcades to provide shade for shoppers, a 16 feet
wide landscaped pedestrian zone adjacent to the roadway, and on -street parallel parking.
Conceptual improvements to Sebastian City Park, located on the south side of Main
Street between US-1 and Riverside Drive, should also be considered within this district.
Creation of a future Main Street activity center may increase the usability of the park.
The City should also capitalize on the historical museum as a cultural amenity, and
investigate the feasibility of developing an expanded facility in the future.
Sebastian Boulevard Mixed -Use District (Figure 7-b)
The Sebastian Boulevard Triangle Area Concept Plan is shown in Figure 15, and is
predicated on significant land use and zoning changes, which are presented in Subsection
1 of this Section. Urban design and other conceptual improvements presented in this plan
are summarized as follows:
• Creation of mixed -use commercial areas and single-family attached (townhouse)
uses throughout the district;
• Creation of City gateway features at the Sebastian Boulevard east and westbound
split and at Sebastian Boulevard westbound and U.S.-1 to provide:
o Architectural features and/or flags;
Sebastian, Florida 35 Updated: October 2010
E
CRA Master Plan
o Signature landscaping;
o Specialty feature lighting; and
o A fountain feature at the conceptual new lake.
• Modification of the existing lake in order to create a park;
• Creation of pedestrian and visual connections between the commercial, mixed,
and residential multi -family uses;
• Realignment of property boundaries (e.g. parcel assembly) to create more usable
parcel configurations;
• Streetscape Sebastian Boulevard;
o Double rows of large shade trees;
0 10 feet wide pedestrian/bikeway;
o Placing structures between the roadway and parking areas;
o Installation of pedestrian and roadway streetlights;
o Specialty paving at key intersections;
o A 25 feet wide proposed parkway zone; and
o Pedestrian and vehicular connections to adjacent residential use.
• Creation of a connection to South Wimbrow Drive:
o Traffic roundabout and focal point; and
o Vehicular and pedestrian connection to adjacent residential land use.
Figures 16 and 17 provide conceptual roadway cross -sections for Sebastian Boulevard
east and westbound, respectively.
U.S.-1 Commercial District (Figure 7-c)
The U.S.-1 Commercial District is characterized by large-scale auto -oriented
development, such as auto parts stores, big box development, drive -through restaurants,
and other linear strip development common on arterial highways. Figures 12 and 13
primarily show improvements to Riverview Park, but also call for the following
improvements along U.S.-1. These improvements are shown as typical roadway cross-
section in Figure 18.
• Streetscape enhancement
o Large specimen Medjool Date Palms in median for scale and visual statement;
o Decorative lighting in median where possible;
o Washington Palms along roadside;
o Decorative pedestrian -scale lighting along roadside;
o Bury existing utility lines; and
Sebastian, Florida 36 Updated: October 2010
E
CRA Master Plan
for private development/redevelopment, provision of adequate parking, particularly
public parking, has become even more important. The CRA should conduct a parking
study to update data regarding parking needs and resources in the CRA district, and
recommend specific projects that can be undertaken to adequately meet the need for
parking.
L Land Use and Zoning Recommendations
Land use and zoning recommendations are included herein to address proposed land use
according to the redevelopment concept plan, building height, mixed -use development,
urban design guidelines, and building setbacks. These recommendations are shown on
Figure 11.
Proposed Land Use/Zoning by Conceptual Planning District
Existing site development regulations and permitted uses for each zoning/land use district
throughout the CRA are presented in Appendix F. Specific land use/zoning
recommendations presented below, and are organized by conceptual planning district.
Park District: No changes are proposed.
Sebastian Boulevard Mixed -Use District. Currently the Sebastian Boulevard Triangle
Area is zoned for Public Service, Industrial, and Commercial General. The land uses in
the industrial -zoned areas is typically commercial in nature, and include equipment
rental, automotive -based uses, and other similar uses. The land use/zoning throughout
this District should be changed to a new zoning/land use designation closely resembling
the requirements of the Commercial Waterfront Residential district (e.g.
Commercial/Residential Mixed Use), which will provide for appropriate mixed -use
development throughout the area such as single-family attached (townhouse) and
commercial mixed uses, and will support the existing clubs and lodges within the district.
U.S. -I Commercial District. No land use or zoning amendments are proposed. However,
the City should complete further study of how to mitigate the impacts of large
commercial development setback further study of how to mitigate the impacts of large
commercial development setback considerably from U.S.-1. These developments have
large amounts of parking in the front, and can create the image of a "sea of parking"
when traveling down the highway. The City should investigate adopting regulations for
an overlay area including all commercial parcels adjacent to U.S.-1 requiring a
reasonable part of a large development's out parcels adjacent to U.S.-1 requiring a
reasonable part of a large development's out parcel space be dedicated to buildings built
close to (or -on) the properly line, with parking behind the structure. This helps create a
more pedestrian -friendly urban edge throughout the district.
Riverfront District. No changes are proposed.
Sebastian, Florida 39 Updated: October 2010
EXHIBIT F
Objective 1-3.2: Protection of Archaeological and Historic Resources. The
establishment of procedures for identification and protection of historic properties and structures within the City
will provide for the protection of archaeological sites.
Policy 1--3.2.1: Development Impacts. The City shall require applicants to demonstrate measures to
mitigate the adverse impacts of the proposed development on historic or archaeological site or structure
identified in the adopted Comprehensive Plan. At a minimum, the plan shall identify precautions to be
taken to prevent the following adverse impacts:
• Destruction or alteration of all or part of such site;
• Isolation from, or alteration of the surrounding environment;
• Introduction of visual, audible, or atmospheric elements that are out of character with a property
or alter its setting;
• Vegetation removal shall not be permitted on a historic or archaeological site unless the
vegetation to be removed is a part of a duly authorized scientific excavation, or is a part of an
approved development plan;
• Transfer or sale of the site of significance without adequate conditions or restrictions regarding
preservation, maintenance, use or re -use; and
• Other forms of neglect resulting in resource deterioration.
Policy 1-3.2.2: Programming for Archaeological and Historic Sites. The City shall coordinate with
the State in developing programs for implementing City and State policies for identifying, preserving, and
enhancing sites of historical and/or archaeological significance. Programs for identification, evaluation of
relative significance, protection, preservation, and enhancement shall be promoted, utilizing available
public resources at the local, State, and Federal level as well as available private sector resources.
Objective 1-3.3: Encourage Redevelopment and Renewal. The City shall maintain
procedures in the LDC to limit the proliferation of urban sprawl and encourage redevelopment and revitalization
of blighted and economically challenged areas.
Policy 1-3.3.1: Community Redevelopment Area. The FLUM depicts the boundaries of the
Community Redevelopment Area (CRA). The City shall continue to promote vitality and redevelopment
of the five conceptual districts: Park District, Sebastian Boulevard Mixed Use District, U.S.-1 Commercial
District, Riverfront District, and the Sebastian Boulevard South District as directed in the City of Sebastian
Community Redevelopment Master Plan included in this Element's DIA. The City shall update the CRA
Master Plan reflecting the principles and strategies contained within this Comprehensive Plan and apply
those to the targeted redevelopment areas.
Policy 1-3.3.2: Managing Development Within Mixed Use Districts. Consistent with Objectives 1-
1.3 and 1-1.5 and their respective policies the City's LDC shall maintain performance standards for the
City's Mixed Use Districts to ensure that land development activities, resource conservation and
infrastructure issues are managed in a manner that will consider the needs of all the citizens of Sebastian.
Adopted June 23, 2021 91
IM PE 061 r1t"of
C�F� to rE
EXHIBIT G
)RESOLUTION NO. R 02-16
A RESOLUTION OF THE CITY OF SEBASTIAN, FLORIDA,
DECLARING AN EUPENDING CHANGE OF LAW FOR LAND
DEVELOPMENT REGULATIONS IN THE EASTERN PORTION OF THE
SEBASTIAN BOULEVARD CORRIDOR; PROVIDING FOR CONFLICTS
HEREWITH; PROVIDING FOR EFFECTIVE DATE.
WHEREAS, the City of Sebastian commissioned the Treasure Coast Regional Planning
Council to host a charette over the future development of the County Road 512 corridor through
the City; and
WHEREAS, the City of Sebastian received the Charette Report (the `Development
Master Plan") dated November 3, 2000, and adopted it as the conceptual basis for the policies
governing development in the CR 512 corridor within the City of Sebastian; and
WAFRFAS, on November 28, 2001 the City of Sebastian began to implement these
policies through adoption of Resolution RA 1 -83 - renaming the roadway "Sebastian Boulevard",
with this re -christening taking .effect March 1, 2002; and
WHEREAS, the Master Plan recommends various enhancements to the Sebastian
Boulevard roadway, other public infrastructure improvement projects, as well as changes in the
zoning laws and development standards for the corridor; and
WHEREAS, on March 27, 2002 the City Council adopted Resolution R-02-15 submitting
the first of these improvements to the Federal Enhancement Program administered through the
Metropolitan Planning Organization; and
WHEREAS, a key element of the Sebastian Boulevard Development Master Plan
involves creation of a "new town center" area in the land located between the divided right-of-
way for the corridor; and
WHEREAS, at its January 23, 2002 meeting the City Council discussed pending changes
to the laws governing Community Redevelopment Agencies that have subsequently passed and
will take effect in the coming months; and
WHEREAS, it was determined that Staff would review the City's redevelopment plans in
light of these changes and fiuther advise Council; and
WHEREAS, consideration is being given to implementing the redevelopment provisions
of the New Town Center concept of the Sebastian Boulevard Development Master Plan by
utilizing the Community Redevelopment Agency provisions of law, and it would be advantageous
to do so before the recent amendments take effect; and
WHEREAS, the New Town Center concept requires an integrated redevelopment plan;
the concept will lose its integrity if some parcels within the area develop outside of the regulations
being proposed,
NOW THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CTTy
OF SEBASTIAN, as follows:
Section I. ]MPENDING CHANGE OF LAW. The City Council of the City
of Sebastian does hereby declare an Impending Change of Law for development regulations
governing the area described in the attached Exhibit "A".
Section 2. PREPARATION OF MORATORIUM. The City Council of the City
of Sebastian does hereby direct the City Attorney to prepare an ordinance imposing a moratorium
on substantive redevelopment within the area described in Exhibit "A".
Section 3. PREPARATION OF IMPPLEM 24TI LTG REGULATIONS. The
City Council of the City of Sebastian does hereby direct the City Attorney and City Manager to
formulate, prepare and process such ordinances, resolutions and amendments to the
Comprehensive Growth Management .Plan and the City Code as are needed to implement the
New Town Center concept of the Sebastian Boulevard Development Master Plan.
Section 4.
are hereby repealed_
Section S.
its adoption.
CONFLICT. All resolutions or parts of resolutions in conflict herewith
EFFECTIVE DATE. This resolution shall take effect immediately upon
The foregoing Resolution -was moved for adoption by Councilmember Coniglio _
The motion was seconded by Councilmember Hill
vote, the vote was as follows:
Mayor Walter Barnes
Vice -Mayor James 10
Councilmember Joe Barczyk
Coundlmember Edward J. W cher, Jr.
Coundimember Ray Coniglio
and, upon being put into a
absent
aye
nay
aye
aye
The Mayor thereupon declared this Resolution duly passed and adopted this 1 O'k day
of Apra, 2002.
:o..M 9
a y A o, CMC
City Cl
Approved as to form and legality for
reliance by the City of Sebastian only:
'If
'`lF
Rich Stringer, City Atto ey
CITY OF SEBASTIAN, FLORIDA
57
James Hill for
Mayor Walter Barnes
G
EXHIBIT H
ORDINANCE NO.O-05-13
AN ORDINANCE OF THE CITY OF SEBASTIAN, FLORIDA, AMENDING
LAND DEVELOPMENT CODE ARTICLE XXI TO CREATE DIVISION C,
SEBASTIAN BOULEVARD TRIANGLE OVERLAY DISTRICT REGULATIONS;
PROVIDING FOR CONFLICTS, SEVERABILITY AND EFFECTIVE DATE.
WHEREAS, the City adopted a Community Redevelopment Plan that provides
for a special plan for the Sebastian Boulevard Triangle area; and
WHEREAS, full implementation of the plan will require new zoning categories
that can only be instituted through an amendment of the Comprehensive Plan, which
can only be done under certain time restrictions; and
WHEREAS, the City desires to provide a protective zoning overlay to the area
until the amendments to the Comprehensive Plan can be processed;
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF SEBASTIAN, INDIAN RIVER COUNTY, FLORIDA, as follows:
Section 1. AMENDMENT. That Chapter 54, Article )M of the City Code,
City of Sebastian, Florida, LAND DEVELOPMENT CODE. Performance Overlay
Districts is hereby amended to create Division C. SEBAS77ANBOULEVARD TRIANGLE
OVERLAY DISTRICT REGULA77ONS consisting of Sections 54-4-21.C.1 through 544-
21.C.4, to read as follows:
DIVISION C. SEBASTIAN BOULEVARD TRIANGLE OVERLAY
DISTRICT REGULATIONS
Sec. 54-4-21.C.1. Intent.
The Sebastian Boulevard Triangle is envisioned as a mixed -use district that
will extend the town center outward from its traditional riverfront district into
the more recently developed business district along Sebastian
Boulevard/County Road 512. As a gateway into the City of Sebastian
riverfront district, the triangle area will have an attractive, well maintained,
orderly and uncluttered appearance which will be characterized by impressive
vegetation and landscaping; complementary buildings and signs with
enhanced designs and aesthetic appearances; and a safe transportation system
that accommodates mass transit, pedestrians, bicycles, and other
transportation alternatives, as well as automobiles.
H
Sec. 54-4-21.C.2. Boundaries of the Sebastian Boulevard Triangle
Overlay District.
The boundaries of the Sebastian Boulevard Triangle Overlay District shall
include all the properties included in the Sebastian Community
Redevelopment District lying north of the eastbound roadway of the divided
right-of-way of the twin pairs of Sebastian Boulevard, and west of the CSX
Railway right-of-way.
Sec. 54-4-21.C.3. Adoption of Performance Standards.
The performance and nonconformity standards set forth for the R.iverfront
Overlay District in Sections 54-4-21.A.3. through 54-4-21.A.9. shall apply to
properties within the Sebastian Boulevard Triangle Overlay District.
Sec. 54-4-21.CA. Use restrictions.
Notwithstanding the provisions 544-21.1, the permitted and conditional uses
within the various zoning districts of this Code shall be modified for the
Sebastian Boulevard Triangle Overlay District to list as follows:
CG Zone
Permitted Uses:
Cultural or civic facilities
Churches
Clubs and lodges, public and private
Business and professional offices, excluding drive -through facilities
Medical services
Commercial retail < 20,000 sq. ft.
Plant nurseries
Restaurants, excluding drive -through facilities
Trade and skilled services
Hotels and motels
Administrative services, public and private
Accessory uses to permitted uses
Home occupations
All uses permitted within the RM-8 Zoning District
Conditional Uses:
Bars and lounges
Commercial retail ? 20,000 sq. ft.
Business and professional offices with drive -through facilities
Farmer's markets
Funeral Homes
Nursing Homes
Child Care Services
Utilities, public and private
Parks and recreation, public
Protective and emergency services, public
Restaurants with drive -through facilities
Veterinary services
Wholesale trades and services
Commercial amusements, enclosed
H
Accessory uses to conditional uses
Vehicular Sales indoors
Gasoline sales as part of retail operation
Parking garages
PS Zone
f No chances 1
IN Zone
Permitted Uses:
Business and professional offices, with or without drive -through facilities
Commercial retail < 5,000 sq. ft.
Commercial amusements, enclosed
Plant nurseries
Restaurants with or without drive -through facilities
Trades and skilled services
Wholesale trades and services
Veterinary services
Clubs and lodges, public and private
Administrative services, public and private
Accessory watchman facilities
Medical services
Accessory uses to permitted uses
Conditional Uses:
Commercial retail with > 5,000 sq. &
Hotels and Motels
Protective and emergency services, public
Parks and recreation, public
Parking garages
Utilities, public and private
Commercial amusements, unenclosed
Flea markets
Electronics, research & development, and similar uses <_ 5,000 sq. ft.
Vehicular Sales Enclosed
All uses permitted within the RM-8 Zoning District
Accessory Uses to conditional uses
Section 2. All code provisions in conflict herewith are repealed.
Section 3. In the event a court of competent jurisdiction determines that any
part of this Ordinance is invalid, the remainder of the Ordinance shall not be affected and
it shall be presumed that the City did not intend to enact such invalid provision. It shall
further be assumed that the City would have enacted the remainder of this Ordinance
without said invalid provision, causing the same to remain in full force and effect.
Section 4. This Ordinance shall be effective upon passage.
I
The foregoing Ordinance was moved for adoption by Councilmember
Monier . The motion was seconded by Councilmember B u r k e e n
and, upon being put to a vote, the vote was as follows:
Mayor Nathan McCollum
a y e
Vice -Mayor Brian Burkeen
a y e
Councilmember Lisanne Monier
aye
Councilmember Andrea Coy
a y e
Councilmember Sal Neglia
absent
The Mayor thereupon declared this Ordinance duly passed and adopted this 2 2 n c1iay of
June, 2005.
ATTEST:
sally A. io, MMC
City Cl
CITY OF SEBASTIAN, FLORIDA
By:
Mayor Nathan B. McCollum
Approved as to form and legality for
reliance by the City of Sebastian only:
t-�
Rich Stringer, C Atto e
EXHIBIT I
DULTMEIER SALES BLOG, Published 12/20/17, by Jeff Hansen — HOW TO START A CAR WASH
Everything You Need to Know About Starting a Car Wash
Revenue Projections
Our experience tells us that it takes a population of about 1000-1500 people to support a single self -
serve bay car wash. Therefore, one can conclude that a town of 5000 people will support a total of 5
self -serve bays — between ALL competitors. Given the current population level of the United States,
the national average one can project roughly $2000/bay per month during peak traffic
season(s). This is an estimated average — revenue can and will vary.
The ideal number of vacuums to have is 1.5 vacuums per bay of service. Therefore, a three bay wash
should have four to five vacuums in an area of the lot that will not affect traffic flow. The national
average per vacuum is approximately $200/vacuum per month. Again, revenue can and will vary.
SONNY'S - THE CARWASH FACTORY, Published 7/13/17, by Anthony Analetto — 10 MISTAKES PEOPLE
MAKE WHEN THEY START A CAR WASH BUSINESS
10 Mistakes People Make When They Start a Car Wash Business
#2 - I'll steal an existing wash's business
For many new investors not familiar with the concept of a "single use property," this
misconception makes intuitive sense. It's a scary proposition to combine intuition and
research to select the perfect piece of land in an underserved market. For many new
investors, building across the street from a busy wash with a plan to steal their business
by offering a better customer value seems like a safer bet. There's no denying that this
logic has advanced every technology from cell phones to social media. So why doesn't
it work for car washing? Because car washes are "single use properties." That means
that once a property has a car wash built on it, it can only be a car wash. If you build
across the street from another wash and are successful putting it out of business, the
bank takes over the other property when it fails. They will then try to get rid of it fast,
more often than not to an experienced operator well below market value. Now you have
a competitor across the street with a lower debt service that can retrofit the wash and
reopen at a lower price to steal market share. Believing you'll build across the street
from a busy wash and steal their business is a tragic misconception that rarely turns out
well.
About the author
Anthony Analetto — President
Joining the company in 2000, Anthony Analetto serves as the President of SONNY'S CarWash
Equipment Division. In this role, Anthony leads the innovation of new products to drive client success, and
oversees all operations, engineering, and supply chain management. Washing cars for over 30 years,
Anthony was the director of operations for a 74 location national car wash chain prior to joining the
company.
NEW HORIZONS CAR WASH —AUTOMATIC CAR WASH STRUCTURES, From 2022 website —HOW TO
CHOOSE A CAR WASH LOCATION
Competition
Finally, along with all the considerations that go into choosing a location, don't forget to consider the
level of competition you will face.
Consider, for example, that as a rule of thumb, an urban and suburban area with a population of
20,000 or so can comfortably support an eight -bay self -serve car wash. Your assessment, of course,
can be loosened somewhat if you are building in a rapidly growing area. Consider whether the
population will grow fast enough to keep your cash flowing on a consistent basis.
CARWASH.COM BY CAR WASH ADVISORY, Published 4/1/16, by Harvey M Miller — SITE SELECTION:
CRITICAL IN BUILDING A CARWASH
NEARBY COMPETITION
Competing carwashes in a three-mile radius must be seriously considered. Visit local washes that
are not service stations or self -serve washes.
If your plan is to build an express exterior wash, can existing full -serves have the possibility of
converting to an express or flex -serve? Are there already express locations within the marketing
area?
Remember, whatever the population is in a three-mile radius, divide that into how many tunnel
washes, including your potential site, are in the area. For example, if the population is 100,000
and you will be the third tunnel wash in the area, that reduces the population to approximately
35,000 for each location. In my opinion, there is too much competition for the population in this
example.
Harvey M. Miller is the owner of Car Wash Consultants. He travels nationally to perform site selection services as
well as to analyze existing facilities. Miller has owned and operated 32 carwashes and detailing centers. He has
been performing consulting services for the past 33 years. His carwashes have been recognized eight times as No. 1
Carwashes. He is the past president of the Western Carwash Association (WCA) and the International Carwash
Association (ICA). Miller can be reached at carwashconslt@aoLcom or 949-230-3623.
EXHIBIT J
• ' el �. r _ _,. ail
Reducing carwash noise
How to lower the noise output from your carwash.
By MUMAUM&
on August 27, 2018
Meagan Kusek Is the senior editor of Professional Canvashing & Detailing.
As evidenced by recent reporting in Professional Carwashing & Detailing, more and more,
owners and operators are facing obstacles from munidpalities and residents about noise
pollution — often before a carwash even exists.
Those planning to build carwashes around residential areas are especially prone to sitting
through city council hearings where concerned citizens voice their fears about noise
disruption, and these hearings can draw out an already beleaguered permit application and
approval process.
On the flip side, there are established carwashes that suddenly find themselves face-to-face
with city noise ordinance officials because a neighbor has complained. These carwashes
then have to undergo sound testing on -site, and if they don't pass the tests, the
consequences could range from mandatory, new equipment purchases to amending the
carwashes' policy and compliance (P&C) governance.
Residents are quick to offer suggestions about how to mitigate noise — from reducing hours
of operation to replacing dryer equipment with hand -drying — but they often don't take
into account a wash's profit margin. With these scenarios in mind, this article looks into why
noise reduction is so important for carwashes as well as ways to implement it.
115
oCCl=tional Health and Safety Administration (OSHA] reggj permit only noise
exposure levels up to 85 decibels for an eight -hour workday, and carwashes that surpass
those noise levels are subject to fines. However, the reality is that local noise ordinances are
often far stricter, and you're more likely to be cited by a municipal official for disturbing the
neighbors.
"We, in the industry, have been getting a lot of pushback from neighborhood groups, from
residents, from adjacent businesses, etc.,- says Chris McKenna of McKenna Assets LLC
(www canosh-consultant.coml. `It's gone so far now where there's actually some
[carwashes] that are being required to test once a year or once every two years with an actual
[decibel] meter and the whole deal. It's cumbersome."
of course, depending on where your carwash is situated — in an urban, suburban or rural
area — you may experience less pushback than others.
According to Stuart Levy, president of Clean Car Consulting, "Cities already have a great
deal of noise generated by traffic in the area. Chances are that any noise coming from the
carwash will be absorbed by street noise and not be too much of a problem, if at all —
particularly if the carwash's exit is set back from the street."
Suburban areas, on the other hand, could have zoning regulations regarding noise pollution,
Levy notes. As such, those building a new carwash may have to pacify residential complaints
with plans for noise reduction before their permits are even approved. However, rural areas
should not be a concern, Levy states.
Art Stephens, president of International Drying Corp. (www lnternationaldrving.coml, notes
that, within a city, industrial areas will tend to be more tolerant of noise than residential
ones, but he adds, "It is my opinion and observation we will see more and more regulation
with regards to noise."
Balancing your right as a business owner to run your carwash optimally and your neighbors'
rights to some peace and quiet is a tough act. Still, even if you're willing to take your
chances with the neighbors, you should not be taking chances with your employees and
customers.
As Stephens explains, "Safety for employees and comfort for customers has become an issue
that is not ignored like it once was. [Speaking] as a 37-year veteran of this industry, hearing
loss is something that we are much more aware of. Noise truly is a danger, both to your
health and to the quality of life. A little bit of planning can save you a lot of headaches and
money in the long run."
As such, the consensus among industry experts is to be proactive in reducing noise levels
from your property. After all, if you do end up being cited, you will have to take many of the
following measures anyway.
The main culprits
"Too much noise, particularly coming from air dryers or vacuums, can be a major irritant to
area homeowners by interrupting their quiet neighborhoods," Levy notes.
Blowers and vacuums are both essential to your carwash business, but they are also the
biggest noise -makers. So, what can you do?
215
now that are engineered for sound control. Some are manufactured without any sound
containment around them and will meet or exceed national or international sound
requirements, he adds.
y• i . - I.T-Y, 7T.;. , 1 i ,
However, in the case of existing carwashes, Stephens explains, All washes can retrofit for
some form of sound reduction or containment. It can be as simple as a change of equipment,
which can be accomplished in a few hours, or construction of sound rooms, which can take
weeks."
McKenna also recommends using variable frequency drives (VFDs) with your blowers to help
reduce noise, since they regulate the power going into the blower. With less power, there
will be less motor drive, less air intake and, consequently, less noise.
While Stephens says that you can also encase a drying system in its own room, he claims the
most effective solution is simply to buy an engineered quiet drying system.
As far as a central vacuum system is concerned, McKenna says that the best way to reduce
vacuum noise is to seal off the vacuum room and put soundproofing inside the walls, like
one would in a music studio. Once you've sealed off the vacuum room, the only noise you'll
hear from the vacuums while outside is the suction of air through the hoses, and even that is
reduced when the hoses are in their holsters.
Finally, McKenna and Stephens both agree that hydraulic power packs are another heavy
noise -maker at a carwash. As such, McKenna recommends using electric motors instead —
and as an added bonus, you won't have to deal with using oil.
Creative solutions
McKenna has firsthand experience dealing with noise complaints. Two of his carwashes have
been cited with noise violations in the past, and one even got dragged into state court
because of it. As a result, he had to do a sound test and comply with open- versus closed -
window variables as well as summer versus winter variables.
Having gone through the sound -testing rigmarole, McKenna enacted every out -of -the -box
solution he could think of to make sure his carwashes passed their noise tests — and he
eventually succeeded.
For example, in addition to purchasing quiet dryer systems and isolating and soundproofing
his vacuum motor, McKenna also coated his tunnel with a stucco -like wall shielding that is
commonly used on highways and roller coaster tunnels. "You'll be able to pick up three- or
four- or five -decibel noise reductions by coating your walls around where the blower is, if
not the whole tunnel. That's a $30,000 to $50,000 investment, depending on how much you
use," he explains.
Stephens adds that having doors operate between washes is another option for lessening
noise.
Another common noise -cancelling solution that carwashes use is landscaping. According to
the article `Landscape noise reduction" by Maureen Gilmer on
wwwdandcom, there are four ways in which you can help cancel out noise
315
• Sound absorption
• Sound refraction
• Sound deflection and reflection
• White noise.
Sound absorption and sound refraction both involve using plants. According to Gilmer, all
parts of a plant, from bark to leaves, will absorb sound. Therefore, planting rows of hedges
or thin evergreen trees can help prevent sound from leaving your property. However, when
choosing plants, make sure to choose something that will close gaps and grow close to the
ground, since sound will escape through areas where the plants do not grow. One commonly
used hedge is a boxwood.
Sound refraction refers to how noise is dissipated when it strikes a rough plane, Gilmer
notes. As carwash exteriors become sleeker with more modern designs, they may actually
exacerbate noise. As such, coating walls or the ground in flora will help a carwash lot reduce
the din.
Sound deflection and reflection involves installing a wall around the property to reflect the
sound back at the site or deflect it in different directions, Gilmer writes. The denser the
material (such as masonry versus wood), the more sound will be reflected; the more flexible
the material (such as fiberglass or corrugated metal), the more it will be deflected. You can
combine greenery with a wall to help absorb, deflect and refract noise.
The final option, Gilmer notes, involves a different strategy from the above three: creating a
pleasant white noise to mask the undesirable clamor. For instance, water features that make
loud splashes are a typical example of white noise, but plants — such as pine trees — that
rustle loudly in the wind can also be used. A small water feature may prove practical for your
waiting area, if you have one, to distract guests from any noise on the property.
Being proactive
When looking to build a new carwash, site selection and design are critical for multiple
reasons. Your design process should consider the area in which the lot is located and be
optimized to best fit in with what already exists around it. Of course, this extends to traffic
flow and curb appeal, but be sure to take noise into your site design considerations as well.
"Understanding the demographics the carwash is being built in is an important part of
winning over the community and creating goodwill even before attending any zoning board
approval meetings," Levy concludes. "Many locals think of carwashes as creating noise and
traffic problems. Of course, this is not true, but getting to know your neighbors prior to any
zoning town hall meeting could go a long way. When attending the zoning meeting, be
prepared to illustrate why there will not be any offending noise. Be prepared to illustrate the
overall noise decibel level to pacify anyone with concerns."
In this article: dryers vacuums
10 COMMENT
4/5
MY OF
SEBASTI
HOME OF PELICAN ISLAND
Special Use Procedures
As detailed in Section 54-2-3.1 of the Land Development Code, a special use is a use which is
not specifically provided for in the zoning regulations. The Planning and Zoning Commission
and City Council may permit such uses in such zoning districts or classifications as special uses
only if the applicant meets specific provisions and conditions deemed appropriate.
City Council may, in its sole discretion, grant a special use permit in any district for a use which
is not provided for in the zoning regulations. All such uses shall not be otherwise illegal, shall
not be specifically prohibited pursuant to the comprehensive plan or other applicable laws or
regulations, and shall satisfy the findings of fact outlined in Section 54-2-3.1(a)(3) of the Land
Development Code.
Procedurally, staff has reviewed the application to determine its recommendation. The Planning
and Zoning Commission shall hold a public hearing and shall indicate whether, in their opinion,
the proposed special use meets the required findings of facts (Section 54-2-3.1(a)(3) noted
above) and review criteria established in Section 54-2-6.2(d). The Planning and Zoning
Commission shall then make a recommendation to City Council to approve, approve with
conditions, or deny the application for the special use. The City Council shall then hold a public
hearing, review the findings of facts and review criteria, and by resolution approve or deny the
application.
Community Development Department
Special Use — Staff Report
1. Project Name: Take 5 Express Car Wash
2. Requested Action: Approval of a Special Use Permit application to allow
development of a commercial Car Wash facility which includes a 4,276 SF automated
carwash tunnel building, three (3) queuing lanes and pay kiosks, eighteen (18) canopied
vacuum stations, and ten (10) parking spaces in addition to required stormwater, utilities,
and landscaping to be located at the requested site.
3.
3. Project Location:
a. Address: 1979 US Highway 1
b. Legal: That portion of Lot 27, lying West of U.S. Highway No. 1, of the
Plat of Wauregan Subdivision, as more specifically described by
metes and bounds on the survey performed by Southeastern
Surveying & Mapping Corporation
4.
5.
6.
C. Parcel #: 30-38-21-00001-0000-00026.2
Applicant: Driven Brands
c/o Rebecca McAllister
440 S. Church Street, Suite 700
Charlotte, North Carolina 28202
Rebecca.McAllister@drivenbrands.com
(281)660-9583
Property Owner:
Project Description:
Roc & Ax Holdings, LLC
Lisa D'Amico, Representative
3860 Windmill Lake Road
Weston, Florida 33332
lisardamico@aol.com
(954) 592-4699
a. Narrative of proposed action: Application has been made for approval of a
special use permit to allow a 4,276 SF carwash facility on improved property located on
U.S. Highway #1 within the Riverfront Overlay District. The proposed site is the location
of the empty World Savings Bank, which is adjacent and south of the Wal-Mart Super
Center, and north of the IRC Satellite office building. The existing bank would be
demolished if a car wash facility is developed. If the special use permit is approved, a
final, detailed site plan application would then follow. The current request is for approval
of the carwash use only.
b. Current Zoning and Land Use:
C.
d.
Land Use: Riverfront Mixed Use (RMU)
Zoning: Commercial Riverfront (CR)
Adjacent Properties:
Zoning
Current Land Use
Future Land
Use
North
CR
Retail
RMU
East
PS
Cemetery
INS
South
CR
Offices & Retail
RMU
West
CR
Stormwater & FEC RR
RMU
Site Characteristics:
(1) Project Area:
Total Area 1.16 acres
2
(2) Current Land Use: Empty building
(3)
(4)
7. Staff Comments:
Water Service:
Sanitary Sewer Service:
Indian River County Utilities
Indian River County Utilities
Earlier last year, staff was approached by Rogue Architects, Inc., representing Driven
Brands/Take 5 Express Car Wash, regarding re -development of an empty bank site
located at 1979 US Highway #1 for an automated carwash facility. Because the LDC
does not have specific regulations regarding carwash uses, approval of a special use
permit is needed before development of the site could be applied for.
During a Pre -Application zoom meeting held on September 20, 2022 with Rogue
Architects and Pennoni Associates (project engineers), staff confirmed that car washes
were not considered a Vehicle Service and Maintenance use, which are allowed as
Conditional uses in the Commercial Riverfront (CR) zoning District. Staff also disclosed
that important issues that would need to be considered and should be addressed in their
application submittal were the close proximity to existing car washes, the amount of
existing car washes already in operation, and compliance with the Riverfront Overlay
District's architectural regulations. The special use permit application was received on
December 6, 2022, and included a narrative and justification memorandum, proposed
architectural elevation renderings, a survey, and a conceptual site plan (EXHIBIT Al
thru A5). No other sunportine documents. includin.e a market analt:sis or noise analysis.
were submitted with the application.
Staff has reviewed the submitted information and offers the following for consideration:
• Proximity to Existing Car Wash Facilities & Market Analysis
Currently, there are three (3) fully operational commercial car wash facilities located
within the city limits. The distance from the proposed location of the Take 5 Express
Car Wash to these existing car wash sites would be:
a. 1,088f Lineal Feet from 13020 US Highway #1, or .2 miles
b. 8,887t LF from 509 US Highway #1, or 1.6 miles
c. 18,310± LF from 921 Sebastian Boulevard, or 3.5 miles
Two additional proposed car wash facilities have submitted applications, one in
Sebastian city limits, and one across the street within Indian River County's
jurisdiction. The distance of the proposed Take 5 Car Wash to these sites would be:
d. 602f LF from 12950 US Highway #1, or .11 miles
e. 10,062f LF from 200/203 Sebastian Blvd., or 1.8 miles
The car wash application for 12950 US Highway #1 is being processed by the county
on property zoned Commercial Limited where car washes are a permitted use. A site
plan application for a Dirty Dogs Car Wash is currently under review by county
planning staff (EXHIBIT B). If the car wash use is approved for the Take 5 Express
site at 1979 US Highway #1, there would be three car wash facilities within 1100 LF
of each other. (EXHIBIT C)
Sebastian's current population is approx. 25,600. Industry standards indicate that one
express carwash will service 20,000-25,000 residents. Other articles written by car
wash experts state "Competing carwashes in a three-mile radius must be seriously
considered." (EXHIBIT D)
Take 5 Express Car Wash may suggest that the special use should be granted because
they will be offering a better car washing experience. This may be beneficial to the
residents, but should be outweighed by the possibly that one or more of the existing
car washes may be forced out of business. This occurrence happens in the business
community. However, what is not commonplace, is that these types of facilities are
considered single -purpose buildings. In the event that one of the businesses decides to
relocate or goes out of business, the building could potentially remain empty and
become obsolete, especially if two carwashes are nearby each other. The structure
would be difficult, or financially burdensome, to convert to a different, permitted use,
i.e. an office, or restaurant. This concern is also discussed in Exhibit D.
The avolicant did not submit am data or information that the Cill, o1'Sebastian could
support 4, S. 6 or even 7 operational car washes.
FOR CONSIDERATION: 1)Does the proximity of three car washes, with their
numerous vacuum stations, and their sites adjacent or across the street from the large
Walmart parking lot, affect this area of the US #1 corridor regarding the city's vision
of Old Florida Fishing Village and downtown development? Or 2) Does the existing
and proposed car wash competition for Sebastian's population pose a large enough
risk that if approved, the Take 5 Car Wash, or Dirty Dogs, or the existing Purple
Pelican Car Wash may go out of business, and the US #1 commercial corridor within
the Community Redevelopment Area (CRA) could end up with an empty, or even
two empty single -purpose buildings & sites becoming blighted and abandoned? And
3) Does the proximity of three car washes within 1100 SF of each other affect the
welfare of each of the individual car washes, but specifically the existing car wash?
• Site History
The proposed location is the site of the empty World Savings Bank, which was
approved and built in 1999. Because of the proximity of the property to Walmart's
southern US #1 driveway (less than 35 feet), FDOT would not issue the bank its own
driveway permit. As such, access had to be arranged from the Walmart site with
Walmart dedicating an access easement in exchange for specific use restrictions of
the bank property, liability guarantees, and other agreed upon provisions. The
executed document stipulates that Walmart must approve any change of use to the
bank site in order to continue access from their parking area. Staff requested that the
car wash use be approved by Walmart in writing prior to scheduling a pre -application
meeting. Walmart's approval was received on August 22, 2022. (EXHIBIT E)
The conceptual site plan (Exhibit A3) was not reviewed in detail, as it is not the
subject of the application. However, from a cursory review of the proposal, it appears
that the existing onsite stormwater retention areas are not remaining, but new
proposed areas are not shown on the plan. The lake to the west of the property is the
stormwater pond for Walmart, and is not a master retention area for surrounding
properties.
4
FOR CONSIDERATION: If the special use permit is approved, the Take 5 car wash
site plan will need to provide onsite stormwater treatment areas on its own property,
unless an arrangement and a drainage easement is agreed upon with Walmart, and
capacity data and information is submitted and reviewed by SJRWMD.
• Proposed Elevations & Conceptual Site Plan
As discussed at the pre -application meeting, the proposed car wash facility would be
located in the Riverfront Overlay District. The architectural design of the proposed
building does not meet the requirements that have been established for the Riverfront
District. Specifically, commercial prototype architecture such as flat roofs is
prohibited, as shown in the applicant's proposed elevations (Exhibit A2). The intent
of the Riverfront Overlay District was to encourage "Old Florida Fishing Village"
architectural styles.
• Noise
The proposed location is not adjacent to any residential districts or uses, and noise
levels, at this time, do not appear to be a concern. However, if the special use permit
is approved, staff would suggest that industry standard recommended noise reduction
measures be required for the tunnel and vacuum equipment.
8. Reouired findines of fact (Section 54-2-3.1ta){3):
a. The approval of the application for a special use will not be detrimental to
the public safety, health or welfare, or be injurious to other properties or
improvements within the immediate vicinity in which the property is located based
on criteria established in Article VI;
Consideration of the information supplied by the applicant and discussed
in staff s report should be used to determine if the location and operation
of the proposed car wash facility will affect the wel are of the adjacent
residents and surrounding business community.
If the special use is approved, the Public health and saleri, matters will be
addressed via a fully engineered site plan that must be submitted for
review and approved by the Planning and Zoning Commission. Any
conditions of approval for the special use required by City Council would
need to be implemented into the site plan. The site plan review will
include drainage, parking, traffic, and landscaping requirements.
b. The use requested is consistent with the purpose and intent of the respective
district, and can be demonstrated to be similar in nature and compatible with the
uses allowed in such district;
The car wash facility use, considered in general, is consistent with the intent of
the commercial district, as demonstrated by the approval of the other existing car
washes and their special use requests. All are located in commercial districts.
However, it is the proposed location and its proximity to two other car wash
facilities that must be considered to determine if this car wash facility is still
01
considered a compatible use within the district. Each special use request should
be considered on its own merits.
C. The requested use is consistent with the Comprehensive Plan and the Code of
Ordinances.
The use is consistent with the Comprehensive Plan and the Code of
Ordinances.
9. Conditions of anoroval (Section 54-2-3.1(a)(4):
In approving an application for a special use under this section, the City Council may
require such conditions as will, in its judgment, substantially secure the objectives and
intent of the zoning regulations.
If the special use permit is recommended for approval by the Planning and Zoning
Commission, staff suggests specific conditions of approval regarding the following matters are
forwarded to City Council:
a. Industry standard recommended noise reduction measures required for the car
wash equipment
b. The proposed architectural rendering for the car wash is revised to meet all of the
design and color criteria of the Riverfront Overlay District requirements
c. Any other applicable conditions as required by the PZ Commission and/or City
Council
10. Planning and Zoninp, Commission findinus (Section 54-2-6.2(d):
Any approval with or without conditions shall be rendered only after a finding by the
Planning and Zoning Commission that the proposed use satisfies the following criteria:
(1). Is so designed, located and proposed to be operated so that the public health,
safety and welfare will be protected.
See discussion as stated in #8a above
(2). Does not present an unduly adverse effect upon other properties in the
impacted area in which it is located.
This must be determined by the Planning and Zoning Commission and
City Council.
(3). Based on the scale, intensity and operation of the use, shall not generate
unreasonable noise, traffic, congestion, or other potential nuisances or
hazards to contiguous residential properties.
The proposed site does not abut nor contiguous to residential properties
2
(4). Conforms to all applicable provisions of the district in which the use is to be
located.
If approved, site plan review will insure conformity to all applicable
provisions of the Land Development Code, Commercial Riverfront
Zoning District regulations, the Riverfront Overlay District, and include
conditions that may be imposed by approval of a special use permit.
(5). Satisfies specific criteria stipulated for the respective conditional use
described in this article.
There are no specific criteria stipulated in the Land Development Code for
a car wash facility. If approval is granted, conditions suggested by staff
have been provided.
(6). Is consistent with the Code of Ordinances and Comprehensive Plan.
The use is consistent with the Comprehensive Plan and the Code of
Ordinances.
11. Recommendation:
Staff advises the Planning and Zoning Commission to review the staff report, exhibits,
application submittal materials, and detailed considerations, and hold a quasi-judicial
public hearing. Per LDC Section 54-2-3.1(a)(2)d, the PZ Commission shall indicate
whether, in their opinion, the proposed special use meets the above required Finding of
Facts. The PZ Commission shall then make a recommendation to City Council to:
• Approve the Special Use Permit request
• Approve the request with conditions
• Deny the request
A&P- / A -mu 1J er..--
Community evelopment Department
7
EXHIBIT
Narrative and Justification
TO: City of Sebastian Planning and Zoning
FROM: Jason Sheridan, PE
DATE: November 22, 2022
SUBJECT: Take 5 Car Wash Sebastian
Driven Brands is proposing to construct a car wash facility at 1979 US Highway 1 Sebastian, Florida. The
proposed development area is 50,703 square feet (1.16 acres) and is bound by US Highway 1 to the east,
Walmart parking lot to the north, a stormwater pond to the west, and a strip mall to the south. The
proposed development will consist of a 4,276 square foot car wash, vacuum bays, parking lot, and
supporting utility infrastructure, including stormwater management. The proposed site will utilize the
existing driveway to the west.
The current zoning and future land use for the site is community riverfront. The conditional uses listed
includes Vehicular Service and Maintenance. The proposed Take 5 Car wash was designed to comply
with the comprehensive plan and bulk density standards listed in Sec. 54-2-5.4 of the City of Sebastian
Land Development Code. Stormwater management will be designed to provide water quality and
attenuation. The proposed Take 5 Car Wash will produce 78 weekday trips, while the trips generated by
the current drive in bank will produce 391 weekday trips.
Pen on-
DRVBR22028—Take 5 Car Wash Sebastian
CROF A5
i
HOME OF PELICAN ISLAND
COMMUNITY DEVELOPMENT DEPARTMENT
1225 MAIN STREET v SEBASTIAN, FLORIDA 32958
TELEPHONE (772) 589-5518 s www.cityofsebastion.org
1-1 Accessory Structure Reviewed by P\Z I_, Conditional Use Permit (Commercial)
L 1 Administrative Variance (Fence or Septic System) C Conditional Use Permit (Model Homes)
❑ Easement (Abandonment) L Board of Adjustment (Appeal)
X Special Use PermitlSpecial Exception L Board of Adjustment (variance)
Project Name: Take 5 Car Wash Sebastian Total Site Area: 50,703 SF or 1.16 Acres Acres\SF
Parcel 1D: 30382100001000000026.2
' Address of site: 1979 US Highway 1 Sebastian, FL 32958
Proposed Use: Car Wash Land Use: Commercial Zoning:Commercial Riverfront (Cli)
Applicant Name: Driven Brands POC: Rebecca McAllister
Address: 440 South Church St, Suite 700 Charlotte, NC 28202
Telephone: (281) 660-9583
Email: Rebecca.McAllister@drivenbrands.com
Applicant (If not owner, written authorization (notarized) from owner is required)
Owner: Roc & Ax Holdings LLC
Address: 3860 Windmill Lake Rd Weston, FI 33332
Telephone: C15H _ 59a _ 4 b9 9 Email: L I S6r Clam ► C- o
d � Pt Di. • co ,v�
Date Received:._ 1 a I & 1 IX Fee Paid: '! �i"00 -dV Received by.- 75
FORM D
i Surveyor: James E. Mazurak, PSM
A5
Address: 6500 All American Boulevard Orlando, FL 32810-4350
Telephone: (407) 292-8580 Email: info@southeasternsurveying.com
' Engineer: Jason Sheridan, PE
Address:5755 Rio Vista Drive Clearwater, FL 33760
ITelephone: (727) 325-1257
Pre — Application Meeting Date: l 09/20/2022
DESCRIPTION OF PROPOSED PROJECT:
Email: jheridan@pennoni.com
Ground up construction of a Take 5 Car Wash with supporting parking, stormwater management, and
utilities
SIGNATURE OF APPLICANT
1 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
construction or the performance of construction
-I- � So` J �AM �{ C-) ,�G�_ _ 'r 1%/%/1)D'�a
Print name Signature Date
Notary: ,(
STATE OF:
COUNTY: _� V-
I hereby certify that on 20_4 personally appeared
f 0 1 Pt M 1- C (_1 who is personally known to me or has produced
identification. Type ofAlffiti fication produced: &V on VC LL cr;- l,'J Ic
[SEAL] �`�`, N TORo`s�
' 2 Notary Public
My Can,,. E,4ti"s
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���� FORM D
COMMUNITY DEVELOPMENT DEPARTMENT
1225 MAIN STREET v SEBASTIAN, FLORIDA 32958
TELEPHONE (772) 589-5518 ■ www.cl Pofsebcsflan.
APPLICATION FEES:
$100 Accessory Structure Reviewed by
Planning & Zoning
$100 Administrative Variance (Fence or
Septic System)
$200 Board of Adjustment (Appeal)
$200 Board of Adjustment (variance)
$250 Conditional Use Permit (Model Home)
$150 Model Home Renewal (annually)
$250 Easement (Abandonment)
$450 Conditional Use Permit
$500 Special Use Permit/Special Exception
"APPLICATION FEE IS NON-REFUNDABLE UPON PAYMENT TO THE CITY**
DOCUMENTS SUBMITTED FOR APPLICATION REVIEW (AS APPLICABLE):
X Five (5) Sets of 24x36 plans
® Five (5) Boundary and Topographic Surveys
® Building Elevations and Floor Plans
® Warranty Deed for all owners and/or Notarized Letter of Authorization
X Electronic Copy - Complete Submittal
® Applicable Jurisdictional Permits
Additional documents may be required. View the applicable Land Development Code and
Code of Ordinances for more information.
• Accessory Structures: Sec. 54-2-7.5
• Administrative Variance — Fence: Sec. 54-2-7.7
• Administrative Variance — Septic System: Sec. 50-1.
• Board of Adjustment— Appeal: Sec. 46-35
• Board of Adjustment —Variance: Sec. 4_.6-36
• Conditional Use Permit — Commercial & Model Homes: Sec. 54-2-6.4
• Special Use Permit/Special Exception: Sec. 54-2-3.1
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.
A5
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.
.., J", . • .... .�i 1_1—JAL .:. 11 L—*__ j"a .LAJANKIL.I C__ e�� -_il.. t J...�
FORM D
EXHIBIT B
INDIAN RIVER COUNTY
COMMUNITY DEVELOPMENT DEPARTMENT
1801 27th Street, Vero Beach FL 32960
772-226-1237 / 772-978-1806 fax
www.ircgov.com
October 06, 2022
RICK J PELLHUM P.E.
ATWELL LLC
1800 PARKWAY PL
SUITE 700
MARIETTA, GA 30067
RE: Project Name: DIRTY DOGS CAR WASH FKA CALIBER CAR WASH
Project Number: 2003040050
Application Description: +/- 3,766 SQ. FT. TUNNEL CAR WASH WITH 16 VACUUM STALLS
(CUSTOMER PAID)
Application Number: 93404
Tax ID#: 30-38-21-00001-0000-00024.0
Site address/Location: 12950 US HIGHWAY 1 LOT 1 SEBASTIAN FL 32958
Dear Mr. Pellhum:
Please find the following staff comments from the recently held formal pre -application conference on the
above referenced proposal:
(PL3) - PLANNING: CURRENT DEVELOPMENT
1. The plans provided do not show enough detail and does not provide any site data (except for parking
numbers) for Planning Staff to provide detailed comments. The comments generated will be general
comments.
2. Provide all required site data (setbacks, min. open space, max. building coverage, etc.) on the Site Plan
with formal submittal. Be advised without a complete site data table it is difficult to provide feedback
on the required zoning parameters (building coverage, open space, etc.).
3. The site is within the Roseland Corridor District which has specific design criteria for building colors,
materials, design, site lighting, landscaping, signage, etc. Refer to section 911.21 of the County's
Land Development Regulations (LDRs) for specific details. Colorized building elevations are required
to determine compliance with corridor standards. This includes founding plantings, which are
required.
4. Provide a location map showing the general location of the site depicted on a roadway map (scale shall
be adequate to cover a region of the county).
EXHIBIT D
DULTMEIER SALES BLOG, Published 12/20/17, by Jeff Hansen — HOW TO START A CAR WASH
Everything You Need to Know About Starting a Car Wash
Revenue Projections
Our experience tells us that it takes a population of about 1000-1500 people to support a single sell' -
serve bay car wash. Therefore, one can conclude that a town of 5000 people will support a total of 5
self -serve bays -- between ALL competitors. Given the current population level of the United States,
the national average one can project roughly $2000/bay per month during peak traffic
season(s). This is an estimated average — revenue can and will vary.
The ideal number of vacuums to have is 1.5 vacuums per bay of service. Therefore, a three bay wash
should have four to five vacuums in an area of the lot that will not affect traffic flow. The national
average per vacuum is approximately $200/vacuum per month. Again, revenue can and will vary.
SONNY'S - THE CARWASH FACTORY, Published 7/13/17, by Anthony Analetto — 10 MISTAKES PEOPLE
MAKE WHEN THEY START A CAR WASH BUSINESS
10 Mistakes People Make When They Start a Car Wash Business
#2 - I'll steal an existing wash's business
For many new investors not familiar with the concept of a "single use property," this
misconception makes intuitive sense. It's a scary proposition to combine intuition and
research to select the perfect piece of land in an underserved market. For many new
investors, building across the street from a busy wash with a plan to steal their business
by offering a better customer value seems like a safer bet. There's no denying that this
logic has advanced every technology from cell phones to social media. So why doesn't
it work for car washing? Because car washes are "single use properties." That means
that once a property has a car wash built on it, it can only be a car wash. If you build
across the street from another wash and are successful putting it out of business, the
bank takes over the other property when it fails. They will then try to get rid of it fast,
more often than not to an experienced operator well below market value. Now you have
a competitor across the street with a lower debt service that can retrofit the wash and
reopen at a lower price to steal market share. Believing you'll build across the street
from a busy wash and steal their business is a tragic misconception that rarely turns out
well.
About the author
Anthony Analetto — President
Joining the company in 2000, Anthony Analetto serves as the President of SONNY'S CarWash
Equipment Division. In this role, Anthony leads the innovation of new products to drive client success, and
oversees all operations, engineering, and supply chain management. Washing cars for over 30 years,
Anthony was the director of operations for a 74 location national car wash chain prior to joining the
company.
NEW HORIZONS CAR WASH — AUTOMATIC CAR WASH STRUCTURES, From 2022 website — HOW TO
CHOOSE A CAR WASH LOCATION
Competition
Finally, along with all the considerations that go into choosing a location, don't forget to consider the
level of competition you will face.
Consider, for example, that as a rule of thumb, an urban and suburban area with a population of
20,000 or so can comfortably support an eight -bay self -serve car wash. Your assessment, of course,
can be loosened somewhat if you are building in a rapidly growing area. Consider whether the
population will grow fast enough to keep your cash flowing on a consistent basis.
CARWASH.COM BY CAR WASH ADVISORY, Published 4/1/16, by Harvey M Miller —SITE SELECTION:
CRITICAL IN BUILDING A CARWASH
NEARBY COMPETITION
Competing carwashes in a three-mile radius must be seriously considered. Visit local washes that
are not service stations or self -serve washes.
If your plan is to build an express exterior wash, can existing full -serves have the possibility of
converting to an express or flex -serve? Are there already express locations within the marketing
area?
Remember, whatever the population is in a three-mile radius, divide that into how many tunnel
washes, including your potential site, are in the area. For example, if the population is 100,000
and you will be the third tunnel wash in the area, that reduces the population to approximately
35,000 for each location. In my opinion, there is too much competition for the population in this
example.
Harvey M. Miller is the owner of Car Wash Consultants. He travels nationally to perform site selection services as
well as to analyze existing facilities. Miller has owned and operated 32 carwashes and detailing centers. He has
been performing consulting services for the past 33 years. His carwashes have been recognized eight times as No. I
Carwashes. He is the past president of the Western Carwash Association (WCA) and the International Carwash
Association (ICA). Miller can be reached at carwashconslt@aoLcom or 949-230-3623.
EXHIBIT E
Dorri Bosworth
From: T5CWDEV_PMReview <t5cwdev_pmreview@drivenbrands.com>
Sent: Tuesday, August 23, 2022 8:08 AM
To: Rosa Morquecho; Jason Sheridan
Subject: FW: <External> FW: Walmart Supercenter # 1068 - 2001 US Highway 1, Sebastian,
Florida - Request for Consent
Rosa/Jason, please see below and confirm with the city if this is sufficient.
Thank you!
Rebecca McAllister
Car Wash & Co -Development
Project Manager
DrivenBrands
NTOGETHER. we a-V
From: Valeria Kozhich <Valeria.KozhichCeDdrivenbrands.com>
Sent: Monday, August 22, 2022 10:17 AM
To: T5CWDEV_PMReview <t5cwdev pmreview@drivenbrands.com>
Cc: Delbert Renfroe <Delbert.Renfroe@drivenbrands.com>; Meredith Odom<Meredith.Odom@drivenbrands.com>
Subject: FW: <External> FW: Walmart Supercenter # 1068 - 2001 US Highway 1, Sebastian, Florida - Request for Consent
Rebecca,
Is the below sufficient?
Sincerely,
Valeria
Valeria Kozhich
Senior Corporate Counsel - Real Estate
O: (704) 533-3564
C: (646) 727-8777
Oandt
From: Gina Meredith <Gina.Meredith@walmart.com>
Sent: Monday, August 22, 2022 9:41 AM
To: Greg D. Meadows <GDM@tennlaw.com>
Cc: Valeria Kozhich<valeria.kozhich(mdrivenbrands.com>
Subject: RE: Walmart Supercenter # 1068 - 2001 US Highway 1, Sebastian, Florida - Request for Consent
1
E
Greg,
Walmart has reviewed the Access Easement document recorded with the Clerk of court in Indian River County, Florida in
the Official Records Book 1316 Page 2492, and in regards to the conditions and verbiage of the easement agreement,
specifically section 1(b), are ok with a proposed car wash use on the subject property. Note that once your client has
final plans, please send those to me so that we can run those through our CEC for final Walmart approval.
Thanks,
Gina Meredith, Senior Manager
Walmart U.S. Real Estate
Gina.Meredith@walmart.com
2608 SE J St.
Bentonville, AR 72716-5510
Mailstop 5510
Save Money. live Better.
GLG_-VoAJ of C"Ai - VICS-Cf Ailu.
§ 54-1-2.4 SEBASTIAN LAND DEVELOPMENT CODE
drainage, water and wastewater facilities, and all required community facilities,
and all other needed public improvements; and forward to the city council written
recommendations on such matters;
i. Consider, review and make recommendations concerning studies of city public
land needs and recommend site acquisition for the same, including development
plans and requisite facilities;
j. Annually prepare, in conjunction with the city engineer, a list of the capital
improvements recommended for construction during the next fiscal year and the
four-year period following it, showing recommended order of priority thereof, the
year recommended for beginning construction, the year recommended for com-
pleting construction, and the estimated costs thereof,
k. Carry out powers of site plan review as stipulated in article XVIII of the land
development code;
1. Perform any other duties, which lawfully may be assigned to the commission.
In performing functions set forth in section 54-1-2.4, the planning and zoning commission
shall act only in an advisory capacity to the city council. When the planning and zoning
commission reviews and recommends actions regarding a major site plan approval as defined
in article XVIII, the decision of the planning and zoning commission shall be final, unless said
decision is appealed to the city council within ten days of the decision, as provided for in the
land development code.
(e) Appropriation of funds. The city council shall appropriate funds necessary for expenses
incurred by the planning and zoning commission in its performance of the above listed
functions. The planning and zoning commission shall not have the power to contract with
private or governmental persons or entities, or to commit or expend funds of the city.
(f) Rules of procedure. The planning and zoning commission shall establish and adopt rules
of procedure, which shall include, but not be limited to, election and duties of officers; meeting
schedule, time, and place; establishing order of business and method of transaction; procedure
for action and voting by members; conduct of public hearings; rules of conduct; parliamentary
procedure; maintenance of records; and method of amending same.
(1) Officers. From among its members the planning and zoning commission annually shall
elect a chairperson and a vice chairperson at the first regular meeting of the
commission held at the beginning of each calendar year. Whenever possible, the
persons selected as the chairperson and vice chairperson of the commission shall have
served two years as a regular member of the commission and shall have attended at
least 90% of the meetings of the planning and zoning commission which such member
was not otherwise excused from attending by the chairperson at such meetings of the
commission. The planning and growth management director shall appoint a city
employee to serve as secretary to the planning and zoning commission and take
minutes of the meetings of the commission.
LDC2:10
PLANNING $ ZONING COMMISSION
3-YEAR TERMS
MEETS 1 ST AND 3RD THURSDAY OF EACH MONTH - 6:00 P.M.
MEMBER NAME AND
ADDRESS
Linda Kinchen
190 Delmar Street
Sebastian, FL 32958
Itndadolfan0aol.com
(172) 538-0253
Rick Carter
237 Main Street
Sebastian, FL 32958
fbWssys0Canwast.net
918-4600
Stephen Lucier
425 Toledo Street
Sebastian, FL 32958
stevelucO.tebud.com
925-2869
Bill Simmons
509 Drawdy Way
Sebastian, FL 32958
Bsimmons4l�ti comcast.net
(270)314-3554
APPOINTMENT HISTORY
[MOST RECENT HISTORY FIRST]
Took Hughan's unexpired regular
member position 2/9/2022
Reappointed 5/27/2020
Reappointed 3/22117
Took Cardinale's expired regular
member position 4/27/11
Took Durr's unexpired alt member
position 219111
Reappointed 3/26/14
Took Qizilbash's unexpired regular
member position 3/9/2022
Appointed regular member 2/12/2020
Reappointed alternate member 11/20/19
Took Alvarez's expired alternate member
position 12/14/16
CURRENT STATUS
Term to expire 11/1/2023
Term to expire 4/1/2023
Term to expire 5/1/2023
Term to expire 2/1 /2023
Louise Kautenburg - Vice Chair Appointed regular member 6/9/2021 Term to expire 6/1/2024
973 Oswego Avenue Took Reyes regular member position
Sebastian, FL 32958
Louisekltftiuno,com Appointed alternate member 2/12/2020
696-3716
Reappointed regular member 2/22/17
Took Durr's unexpired regular member
position 10/14/15
Reappointed 1 /8/14
Took Hennessey's unexpired alternate
member position 3/14/12
Sara Battles Took Roth's unexpired regular member Term to expire 5/1/2025
530 Cross Creek Circle position 3/9/2022
Sebastian, FL 32958
Sara.batttes0kimlewhom.Com
(703) 843-1721
AI Alvarez - Chair Reappointed 11 /21 /22 Term to expire 11 /1 /2025
492 Quarry Lane
Sebastian, FL 32958 Reappointed 11/20/19
alalvarezfaol.com
532-8767 Took Dodd's expired regular member
position 12/14/16
Took McManus' unexpired alternate
member position 11/19/14
Dennis Haddix - Alternate Term to expire 1/1/2023
105 Wood Stork Way Took Jordan's unexpired alternate
Sebastian, FL 32958 member position 10/12/22
haddixdttamail.com
(772)925-5698
Susan Lorusso - Alternate Took Jordan's alternate member position Term to expire 11/112025
113 Joy Haven Drive 11/21/2022
Sebastian, FL 32958
slorutMaoi.com
(772) 321-2150
revised 11.22.2022
School Board Member: TBA
4 regular members are needed to make a quorum. In the event a regular member cannot make the meeting, an alternate steps in.