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HomeMy WebLinkAbout04-20-2023 PZ Agendacm T 5 t QV:. V. 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, APRIL 20, 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 1. CALL TO ORDER 2. PLEDGE OF ALLEGIANCE 3. ROLL CALL 4. ANNOUNCEMENTS AND AGENDA MODIFICATIONS Modifications and additions require unanimous vote of members. Deletions do not apply. 5. APPROVAL OF MINUTES: Regular meeting of January 19, 2023 6. LOCAL PLANNING AGENCY I LPA) PUBLIC HEARINGS: None 7. PLANNING AND ZONING COMMISSION (PZC) QUASI-JUDICIAL HEARINGS: None 8. UNFINISHED BUSINESS: None 9. NEW BUSINESS: A. Discussion — Uses Identified as Special Uses (Car Washes, Kennels, RV Resorts & Campgrounds, and Laundromats) — Zoning District Consideration B. Election of Vice -Chairman 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. citvolsebastian. ore unless otherwise noticed and rebroadcast at a later date — see COS -TV Channel 25 for broadcast schedule ZOOM INFORMATION Please click the link below to join the webinar: htti)s://usO2web.zoom.us/i/82095317979 Or One tap mobile: US:+13052241968„82095317979# or+13092053325„82095317979# Or Telephone: Dial(for higher quality, dial a number based on your current location): US: +1 305 224 1968 or +1 309 205 3325 or +1 312 626 6799 or +1 646 931 3860 or +1 929 436 2866 or +1 301 715 8592 or +1 669 444 9171 or +1 669 900 6833 or +1 689 278 1000 or +1719 359 4580 or +1 253 205 0468 or +1 253 215 8782 or +1 346 248 7799 or +1 360 209 5623 or +1 386 347 5053 or +1 507 473 4847 or +1 564 217 2000 Webinar ID: 820 9531 7979 International numbers available: htti)s://usO2web.zoom.us/u/kemorRLzep 2 CITY OF SEBASTIAN PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY MINUTES JANUARY 19, 2023 I. Call to Order -- Chairman Alvarez called the meeting to order at 6:00 p.m. II. Pledae of Alle(Jance was recited by all. III. Roll Call Present: Mr. Lucier Mr. Haddix (a) Ms. Kautenburg Ms. Battles Mr. Carter Ms. Kinchen Ms. Lorusso (a) Mr. Alvarez Also Present Ms. Lisa Frazier, AICP Ms. Dorri Bosworth, Community Development Manager Mr. Manny Anon, Jr., City Attorney Ms. Barbara Brooke -Reese, MIS Manager Ms. Janet Graham, Technical Writer IV. Announcements and Acenda Modifications 06 I .0 a� C: E H C. E �0 r �9 CDCU a 0)0 a COa.o N Q ¢ rn Mr. Alvarez extended the Commissioners' condolences to the family of their fellow commissioner and respected colleague, Mr. Bill Simmons, who passed away earlier this month. A memorial service and mass are being held tomorrow at St. Sebastian Catholic Church at 10:00 a.m. with a reception to follow. Mr. Alvarez also welcomed to the Commission two new alternate members, Mr. Dennis Haddix and Ms. Susan Lorusso. Mr. Haddix will be voting tonight in Mr. Simmons' vacant position. City Attorney Anon announced that he recently held training for City Council which was dealing with public records, the Sunshine Laws, and quasi-judicial hearings. If any of the Commissioners are interested, there are two options: (1) to go online under the Commission's section on the website along with all the packets that he had presented; (2) a Power Point presentation which was already videoed, 38 minutes long, and can be added to the agenda of a future meeting. rm a E �i c O PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 2 MINUTES OF JANUARY 19, 2023 V. Acgroval of Minutes: Regular meeting of October 6, 2022 All indicated they had reviewed the Minutes of October 6, 2022. Mr. Alvarez called for a motion. A motion approving the Minutes from October 6, 2022 as presented was made by Mr. Carter, seconded by Ms. Kinchen, and approved unanimously via voice vote. VI. Local Planninc Aoencv f LPA] Public Hearinas Mr. Alvarez closed the Planning and Zoning Commission meeting and opened up the Local Planning Agency Public Hearing. Mr. Anon stated this is an 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). Mr. Alvarez reviewed the rules that apply to this hearing and asked the staff to make their presentation. Ms. Frazier explained what is being presented tonight, a Comprehensive Plan Future Land Use Amendment request. This 40-acre piece has been brought before City Council requesting a voluntary annexation into our City. Thus, they are coming before this Commission to change their land use from County Rural Residential to the City's Low -Density Residential. She pointed out in the packet the Comprehensive Plan levels that are explained. Staff feels that it is compatible with the adjoining lots. The applicant has expressed that with these 40 acres they will be combining it with the adjacent 40 acres to the west and will be coming back to this Commission for a rezoning to the PUDR for a full 80-acre development. The applicant has supplied information regarding their legal access to this property from CR-510. She stated that staff support is a recommendation for approval for this land use change at the same time as the annexation occurs. Mr. Alvarez called on the applicant to make their presentation. Mr. Bill Pittsley with MBV Engineering, Vero Beach, Florida, identified himself. He had nothing to present other than if anyone had questions or concerns regarding this request. Mr. Carter asked why the applicant is doing the request in two steps. Mr. Pittsley stated it is because the western parcel is already in the City of Sebastian. The parcel being addressed tonight is still in the County. PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 3 MINUTES OF JANUARY 19, 2023 Ms. Kautenburg referred to the statement on Page 8 of the proposed Amendment where it states, "This site is intended to offer single-family attached residential homes and developed in conjunction with the adjacent parcel to offer single-family detached homes." She asked if the statement was correct. Mr. Pittsley stated yes, that these dwellings will be basically villas or duplexes which share a common wall. She opined that every new development that is proposed should have a higher density in order to provide more attainable housing in Sebastian. Ms. Frazier explained that when conceptual planning is addressed for PUDR, that will be the time to talk about clustering and the density that can be attained. Mr. Alvarez asked about ingress and egress for this development. Mr. Pittsley stated the main access is going to be 89'h Street, which is currently in design with the County. Ms. Frazier added that at the corner of Blue Water Bay, which was never developed, there is an access from there, and the applicant has legal access to that road, which will provide a secondary access. Mr. Alvarez called for public input. There was none. At this point, Mr. Alvarez closed the Local Planning Agency hearing and called for a motion. A motion recommending approval of the Small -Scale Comprehensive Plan Future Land Use Map Amendment from County R to City LDR was made by Mr. Lucier and seconded by Ms. Kinchen. Roll Call Ms. Kinchen -- Yes Ms. Battles -- Yes Ms. Kautenburg -- Yes Mr. Lucier -- Yes Mr. Haddix (a) -- Yes Mr. Alvarez -- Yes Mr. Carter -- Yes Vote was 7-0 in favor, unanimous. Motion carries. VII. Planninq and Zoning Commission (PZC) Quasi -Judicial Hearinras 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 Mr. Alvarez asked all the Commissioners if they had had any ex parte communications regarding this matter. Ms. Kautenburg stated she did have conversations with the current owner of the land. Ms. Kinchen stated she also had communication with the owners in PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 4 MINUTES OF JANUARY 19, 2023 the distant past. Everyone who was to testify was sworn in. Mr. Alvarez called on the applicant to make their presentation. Mary Solik, 121 South Orange Avenue, Suite 1500, Orlando, Florida introduced herself as legal counsel for Guggenheim Development Services, who is the applicant on this project. She stated she is presenting the Mister Clean project this evening for special use approval. She introduced those who accompanied her. She stated they may or may not speak depending on what questions are asked. Jessie Kent and Preston Miner are with Guggenheim; Teresa Curry is with Axis Infrastructure as the Project Engineer; Sean McGovern is with Mr. Clean Car Wash who is going to be the proposed tenant on this project. Guggenheim is the contract purchaser of the property, and the sellers, the Brognanos, and the broker and their attorney are all here as well. Ms. Solik reviewed her history of doing land -use work throughout the State of Florida. She reviewed her interpretation of some of the items set forth in the staff report. She reviewed the history of this property and suggested the benefits that this proposed project will bring to the City. She stated that this project is consistent with the Commercial General zoning on the property and the Mixed Use, future land use. She called on Mr. Sean McGovern who is with the Mister Clean project, and he will explain what the project is, and present examples of other car washes they have developed in other communities. He will also address the architectural style of the building. Mr. Sean McGovern introduced himself as the CEO of Carnett's Management Company, the parent company of Mr. Clean Car Wash, and described the history of the business and the product they offer. He showed photos that described examples of their buildings (SEE ATTACHED). He described how the water is processed and recycled. Ms. Solik addressed the subject of a market analysis, which she opined is not necessary. She also showed slides of maps on the monitor and described what is shown on the maps. She talked about the surrounding businesses and how the proposed project is compatible with those surrounding businesses. She reviewed differences with the staff report as written. Mr. Alvarez called on staff for their findings and analyses. Ms. Bosworth reviewed the process for applications such as these for the new members of the Commission and what items the Commission can consider relating to applications such as the one presented tonight. She also reviewed the history of the creation of the Triangle area and suggestions made in the past as to what would be acceptable in that area. She also reviewed the items that the Commission shall consider in making their recommendations that are contained in the staff report. She stated that staff recommends that the Commission PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 5 MINUTES OF JANUARY 19, 2023 hold this hearing, consider the questions that staff has asked in the staff report, and make recommendations to City Council to either approve, approve with conditions, or deny. If the Commissioners deny, she will ask that the Commissioners state the reasons for denial for the record. Mr. Alvarez opened the floor to anyone wishing to speak or ask questions advocating approval. Jonathan Rhodeback, Dill, Evans and Rhodeback, 1565 US Highway 1, Sebastian, Florida. He represents the owners of the property that is at issue: Todd, William, and Dan Brognano: He is not speaking on behalf of the applicant tonight. He reviewed the history of his clients owning the property for approximately 20 years. The property has been for sale for that entire time. The project that is put before the Commission tonight is the only project that has been put forth. There have been other feelers put out for uses for this property, but the Brognanos did not bring those matters before the City. He reviewed the history of the Brognanos and their businesses here in Sebastian. He opined that this project is consistent with the Comprehensive Plan. It meets the requirements of the City's special use permit, and the overarching goal according to the Comprehensive Plan is vitality and redevelopment. He gave some background as to the condition of the property over the years. He described the entity that is proposing this project and the positive effects it will have on the City. He asked that the Commission approve referral of this application to City Council. There being no one else appearing in favor of the project, Mr. Alvarez called on anyone who wished to speak in opposition of the project. Bryson Arvanitis, Sebastian. He is the owner of the Purple Pelican Carwash. He is rebranding to Pelican Express. He has been planning to do this for approximately a year and a half. He described the business when he purchased it. He planned to renovate this site with new equipment, etc. He stated that when Dirty Dogs, which is about 500 feet south of his business, wanted to build an express tunnel he decided to do a site analysis. He provided copies of that site analysis to the Commissioners (SEE ATTACHED) and reviewed it. He also described the other carwashes in the area. At this point, Mr. Alvarez read a letter received from Gould, Cooksey and Fennell, the firm who represents Snapper Creek Enterprises, LLC, the owner of City Suds Car Wash (SEE ATTACHED) and sets forth their objections to the application being addressed at this meeting. Ronald Adamson, 564 Balboa Street, Sebastian, reviewed the history of his application for a business in the Triangle area in 1997. He had presented a conceptual drawing, and PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 6 MINUTES OF JANUARY 19, 2023 City Council rejected it, saying that there will never be a car wash in the Triangle. He opined that at that time the City already had in mind what could go in on that property. Patti Baisley, 442 Briarcliff Circle, Ashbury Subdivision, directly behind where the proposed building is going to be located. She added that she is next to a grammar school, and she does not feel that the City needs another car wash or another Dollar Store or another auto parts store right next to the children attending that school. Georgeanne McCluskey, 138 Briarcliff Circle, Ashbury Subdivision, Sebastian. She has been in Sebastian for 14 years and loves it. She addressed the impact on traffic if this project is completed and opined that it will make the intersection where the Ashbury residents enter and leave their development more congested. She asked that more thought be put into this application. Alan Baisley, 442 Briarcliff Circle, Sebastian. He opined that Sebastian does not need another car wash. The aesthetics will have a negative impact on the neighborhood. The runoff of water from the business will contain various chemicals. He added that it will have a negative impact on the Lagoon, which is a very sensitive environment. He suggested various other negative impacts. Mr. Alvarez called on the applicant to address items raised by the public. Mr. Sean McGovern spent considerable time addressing the pros and cons of the proposed project. Ms. Solik added to what Mr. McGovern discussed. Mr. Alvarez then called on the staff to summarize. Ms. Bosworth emphasized that only the use is being considered with this application. If the use is approved, then the applicant will have to meet the Code regarding parking, landscaping, stormwater, etc. as well as a traffic analysis. She read into the record from the staff report as to what considerations should be given in making the Commissioners' recommendation to City Council. The recommendation as stated in the Staff Report at Number 11 is as follows: Staff advised the Planning and Zoning Commission to review the staff report, exhibits, application submittal materials, and the detailed considerations. 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 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 PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 7 MINUTES OF JANUARY 19, 2023 • Deny the request. Ms. Bosworth added that there is a concern with the number of vacuum stations and how noise may be an issue, and staff has suggested that, as a condition of approval, the number of stations may be reduced. Staff feels that the car wash is too similar in nature to vehicular service and maintenance and auto sales uses and that, therefore, it does not conform with the provisions of the Sebastian Boulevard Triangle District. If this application is approved, staff will ensure that it does meet all of the conditions of the Overlay District with regards to architecture, signage, landscaping, and site plan requirements. Staff feels that it is not consistent with the Code of Ordinances and the Comprehensive Plan. She asked that, when the commissioners make their motion, they address those items that they feel do or do not meet the criteria that are required by their recommendation. Mr. Alvarez called for a 5-minute recess. Upon return from the recess, all members were present. Mr. Alvarez called for deliberations by the Commissioners. Ms. Battles had several questions for the applicant and is aware of the concerns of the applicant as to the City staff procedures. She is also aware that the staff is very detailed in their reviews. She asked Ms. Bosworth if the staff has any history of other special use applications that have since been approved or denied in the Triangle District since the removal of vehicular uses wording was implemented. Ms. Bosworth said no. The Firehouse Garage was the impetus that had a previous council stating that this is not really what is wanted in the gateway to the downtown area. Sherwin-Williams and the O'Reilly business are considered retail stores, so they were included in the permitted uses for Commercial General. Ms. Battles then asked if it is fair to say that all of the uses that the applicant mentioned in its presentation would not have been special uses because they were either done before or are uses that were permitted. Ms. Bosworth agreed. She also stated that some of the uses that the applicant noted were -not in the Triangle; they were in the Community Redevelopment Area but not in the Sebastian Triangle. Mr. McGovern then answered several other questions of Ms. Battles regarding this project. Ms. Curry and Ms. Solik also answered several questions. Ms. Battles recalled that the applicant had estimated that this car wash could handle up to 120 cars per hour, and she asked how many trips are being estimated. Mr. McGovern stated that this facility is designed to run between 120 and 150 cars an hour. However, that is not what they typically see. Typical is anywhere from 20 to 40 cars. Teresa Curry spoke on behalf of the applicant as to trip generations that are calculated. She estimated the number of cars during what hours and days of the week. Ms. Battles asked what is the number of trips that are anticipated for this business as well as what percentage of those are being PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 8 MINUTES OF JANUARY 19, 2023 currently served, and they are now going to come to your car wash. Mr. McGovern said businesses typically generate additional customers because it's a product that is not currently available in many markets. Ms. Battles asked how the applicant would say their business is different from other car wash businesses. Mr. McGovern elaborated on how the proposed car wash is different from the car washes that are currently in Sebastian. Mr. McGovern described what services they provide, and they are provided quickly compared to others. Ms. Battles asked the applicant to explain specifically how the car wash complies with the Master Plan verbiage that says, "Concepts created within this plan will create a vibrant small-town neighborhood within this area that integrates well into the adjacent residential community." She said that is the part that she is having trouble with. Ms. Solik stated the property is commercially zoned, and this is more of a personal services business that will serve the residential community that surrounds it with a product that is not currently available. She pointed out that the O'Reilly Auto store does perform small repairs and services in the parking lot. Mr. Haddix addressed the aesthetics of a proposed car wash. How does a car wash aesthetically accomplish the goal of aesthetics of a multi -use facility that caters to perhaps more options available than a single car wash. Ms. Solik said that the applicant will meet the architectural design guidelines of the district as was done on Sherwin-Williams and the O'Reilly auto store. Mr. Haddix spoke to the estimated number of cars that will be served, and it was estimated at 20 to 40 cars an hour. He asked where these numbers come from and what kind of population does this refer to. Mr. McGovern said it is based on historical data. Similar markets, similar traffic counts, similar residential density, similar competition. They do not look for properties that will not be of benefit to them. Mr. Haddix stated he also does not want to see more abandoned buildings in Sebastian. Ms. Lorusso had questions about the history of the Firehouse Garage, which Ms. Bosworth addressed. Ms. Lorusso is doubtful as to the need for another car wash, which Mr. McGovern addressed. Ms. Bosworth added that the issue of this being a single - purpose building is also a concern of staff. Ms. Lorusso stated she has been here for 20+ years, and she has not seen one car wash very busy. She questioned where the applicant's figures came from, opining that Sebastian is going to support another car wash. Mr. McGovern said they are bringing a product to Sebastian that is not in your market right now. Ms. Bosworth stated staff supports free enterprise, but the concern is that, because of saturation there would be too many single -purpose buildings that would become empty if car washes go out of business. Ms. Battles asked if the applicant would speak to the single -purpose buildings. Ms. Solik asked if the concerns are for this building or the existing car washes. Ms. Battles said any of them. Ms. Solik described that the existing car washes are concrete block, bay —they are not enclosed buildings. They are easily demolished and the site made ready for a different product. PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 9 MINUTES OF JANUARY 19, 2023 Ms. Kautenburg stated she is conflicted regarding this project. She reviewed the purpose for this meeting. She was present for all of the discussions in the past regarding the Triangle. She does not see the need for another car wash. She opined that the only positive result of another car wash is that the City will have an increase in the tax base. She does not see anyone from the public speaking in favor of the car wash. She said the City needs to be careful about having abandoned buildings in the City. She stated the Commission needs to be cautious about going around the zoning in order to create something of the moment. She asked why install a product that can wash 120 cars an hour when the estimate is for only 20 to 40 cars an hour. Mr. McGovern said it is getting the job done more quickly and more efficiently and being a better steward of the water by setting the equipment up to move that quickly. Mr. Lucier asked about the size and position of the building on the property as well as noise from the business. Mr. McGovern addressed those questions. Ms. Kinchen thinks the proposed project is a positive for the City. She does have concerns about the number of additional car washes potentially coming to Sebastian, but she does not see this car wash as competition, as it is going to be totally different from the car washes presently in Sebastian. Mr. Alvarez asked about the number of employees as well as the water that will be needed. He is concerned about protecting the resources of the City. Mr. McGovern stated that professional car washes are a steward of water. Mr. Alvarez also questioned the number of employees that are proposed for the car wash. Mr. McGovern listed what the employees' jobs are. Ms. Bosworth responded to something that was brought up in the discussion of the Triangle about the development —that there really only has two businesses built out so far over all those years. She did state that the Triangle is varied still, and it is a condition of when it was added in the CRA, a lot of why those properties are in there. That is why there is this Master Plan. It was mentioned that the City's compound was 4.6 acres, which is one of the largest parcels. For consideration, now that the compound has been relocated, that property most likely will be up for redevelopment. All it is going to take is one development to get that Triangle going, and others will follow through. A lot of those properties east of the American Legion are residential areas with old mobile homes. They are slowly leaving that area, and there is vacant property there. So, the Triangle is still very open for redevelopment. For consideration, is the car wash going to be an impetus to bring future development into the Triangle or a deterrent? Is this going to push PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 10 MINUTES OF JANUARY 19, 2023 development such as townhouses in the Triangle as envisioned in the Master Plan, or cause them to shy away? She opines that that should be part of the consideration too now that the former public works property is going to be available for redevelopment. Ms. Battles, similar to what Ms. Kautenburg had stated, she also feels very conflicted. She is very much pro development, but she does not know if it is the right use in the right location. Ms. Lorusso has used the single -serve tunnel in Vero Beach. Mr. Alvarez clarified that he thinks the building is beautiful, and the applicant might have a great product, but the area is the sticking point for the City. He is concerned for the future of the City. Deliberation having been completed Mr. Alvarez called for a motion. A motion not to recommend to City Council the approval of a special use permit for Mr. Clean Car Wash, 200-203 Sebastian Boulevard, Community Redevelopment Area, Triangle Overlay District, Commercial General (CG) Zoning District was made by Mr. Carter and seconded by Ms. Battles. Roll Call Mr. Lucier -- No Ms. Kinchen -- No Mr. Alvarez -- Yes Mr. Carter -- Yes Mr. Haddix -- Yes Ms. Kautenburg -- Yes Ms. Battles -- Yes Vote was 5 ayes and 2 nays. Motion carries. Ms. Bosworth clarified that this was the recommendation to City Council, and it will be forwarded along with the Minutes to City Council. That meeting has been tentatively scheduled for February 22^d. City Council will also have a public hearing for consideration, and then they will make the final decision. 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 Mr. Alvarez asked the Commissioners if they have had any ex parte communication PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 11 MINUTES OF JANUARY 19, 2023 regarding this proposed project. All indicated they had not. Everyone who was to testify was sworn in. Mr. Alvarez called on the applicant to make their presentation. Dale Renfroe with Driven Brands, and Jason Sheridan with Pennoni Associates identified themselves and presented a Power Point presentation of their project (SEE ATTACHED). Mr. Sheridan stated that he and Mr. Renfroe were here to ask for a special use permit for the proposed site just south of the Walmart Super Center along US1. On this site is an abandoned, vacant bank. It is a little over one acre in the center of the Commercial Riverfront Zoning District. It does front US1 which has about 22,600 vehicles a day on average. They will have a common easement with Walmart with direct access to US1. To the back adjacent to the stormwater pond there is also a common driveway to Jackson Street with northern access to US1. According to the trip generation table from the ITE manual, based on the bank with a 4,000 square foot building with a drive-thru, the applicant is reducing both peak traffic and weekday average. So the surrounding area can support the traffic that will be generated from the site. He reviewed the site illustrated on the map. The architectural design will be compliant with the Riverfront Overlay District requirements. He stated that the existing car washes in Sebastian are either self-service or in -bay. They are not set up to turn around the volume that the applicant is proposing. Mr. Renfroe stated that there is no doubt that this car wash is going to compete some with the other car washes. It is his job to find potential locations, and he looks at it as a rising regional trade area. The average cars per day for this business are 150 cars per day. Walmart does over 130,000 monthly visits. So it is less than 5% of the monthly visits that are already generated from Walmart that this business would attempt to get. He opined that the Take 5 Car Wash will not necessarily take a ton of the local business from the Purple Pelican business. He reviewed the projections for the monthly usage of this car wash. Mr. Sheridan reviewed what is considered when looking for site locations: ease of access, highly traveled streets and roads, and sufficient space. This would primarily be a location in the area near a Walmart or a commercial area like a strip mall. The most ideal location for a car wash is an area that is heavily traveled. The projected number of vehicles using this business is typically about 150 vehicles a day as a target. That is less than 1 % of the daily travel on that road. So it would be 5,000 to 6,000 cars per month being washed, which is about 34% of the shoppers going to that Walmart per month. He stated that Driven Brands is a national company that has multiple auto companies underneath it, and does a significant amount of research in determining the most sustainable locations. This is a tunnel car wash. He added that there has been discussion about single -purpose buildings and said that about 85% of redevelopment is ground -up construction, and most PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 12 MINUTES OF JANUARY 19, 2023 of that is based on the location of the site. The location of the property is what is going to determine the value of that site. Mr. Alvarez called on staff for their presentation. Ms. Bosworth reviewed that this site is in a Community Redevelopment Area also. However, vehicle maintenance and services are allowed. Auto sales are not allowed in this zoning district, but the vehicular maintenance and service use is a conditional use in this CR zoning district. This site is in the US1 corridor, which is also planned out in the City's Master Plan. But it has a much different vision than the City has for the Triangle. So some of those concerns are not the same for this application. She gave a history of the site, the last business being a bank. After the bank discontinued its business, this site has been vacant for 10 years. She added that her department has had numerous calls from restaurants and other uses that would be amenable to use the building. She cannot speak regarding the owner on why none of those businesses went through. She pointed to the aerial map and emphasized that the site is right next to the Walmart site. The Walmart was built before the bank. At the time this bank was built, FDOT stated it is too close to the entrance of Walmart and would not give a driveway for this site. So negotiations were held with Walmart regarding going through their parking lot to get access to this site. The road behind this site as you go off of Jackson Street and turn is not a continuation of Jackson Street. It is a private drive owned by Walmart, and the large lake that Walmart has is not a master plan for these properties but their own stormwater. Walmart also has put use restrictions on the property —competing businesses. Walmart has a tire change and auto service, so there cannot be those businesses on this site. She named some of the other businesses that are contained in the Walmart Super Store that would not be allowed on this site. Staff asked Take 5 to contact Walmart to see if they would approve a car wash use on the site. Walmart said it would be allowed. She stated that the City's main concern is again the location of this particular car wash with regards to other car washes. There is an existing car wash approximately 1100 feet up the road from this site. Also, there are two properties north of the cemetery that are an enclave of the County. They have not been annexed in. Those properties are zoned Commercial Limited. Car washes are a permitted use on those properties. There is an application presently under site plan review within the County. She has included the first page of their review in the agenda packet. She opined that if they go through with that application, most likely that car wash will be there eventually. So we would have three car washes within 1100 feet of each other. The City is concerned that if one or more of those car washes goes out of business, there will be vacant buildings within the US1 corridor. The Commissioners should consider their thoughts regarding the proximity of this car wash to the other two across the road. Staff requests that the Commissioners also review the required findings of fact and conditions of approval and make a recommendation to City Council. Staff then requested the Staff Report and exhibits be entered officially into the PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 13 MINUTES OF JANUARY 19, 2023 record. Staff did not receive any formal letters for or against this application. Mr. Alvarez Staff did not receive any formal letters for or against this application. Mr. Alvarez called on the Commissioners for questions/comments on this matter. Ms. Battles pointed out the 150 trips per day that the applicant mentioned, and it was mentioned that a lot of those would be by Walmart customers using this business. She asked for a percentage of the 150 trips that would be otherwise served by existing car washes. Mr. Renfroe said 150 is the average brand -wide, but he does not have any other information to report. She also reviewed the three criteria that are taken into account when selecting a site, but there is nothing said relating to competition. She asked if that was not part of site selection. Mr. Renfroe stated that it would be great if there were no competitors, but he opined that the market still supports having another car wash, and he is comfortable moving forward. Mr. Sheridan stated that the aerial view of the site states that it meets all of the criteria for choosing a site. Ms. Lorusso asked if the applicant researched accidents in the area of the Jackson Street intersection. Also, she stated that one of the entrances to Walmart is very close to the entrance to the medical facility, and there have been a lot of near misses there. She asked if this site would be accessed from that road between the Murphy gas station and the bank. Mr. Sheridan answered yes, but the main driveway would be to the rear. Mr. Renfroe said they had to agree with Walmart to cut off the access on the side street. They are only going to have it from the back street, the one that connects to Jackson. Ms. Bosworth stated that the parties will eventually get into site plan issues. Although this was not put in the Staff Report, staff has concerns of only having that access there because it sends all of the traffic through the intersection at Jackson Street. Mr. Haddix referred to where on the aerial map it says, "Existing access drive Walmart agreement," and asked if that is a conditional ingress/egress for the applicant's facility or will that not be utilized. Mr. Renfroe said it will not be utilized. Mr. Sheridan stated that if someone were southbound on US1, they could utilize that, but it's not the primary driveway access. Ms. Kautenburg stated that when there are a number of opportunities, and a number of businesses offer a very similar product, human nature tells us we go to the ones that are on the side of the street we are driving on. She is certain that this business would have an impact on the other businesses, she opined that this business would also draw some business that would not visit a similar business on the other side of the road because it is not easy to turn around there. She is not comfortable for stepping around zoning for special uses. She opined that perhaps that is not the Commissioners' position at this point in time. She suggested that, if we are going to be inundated with car -wash requests, PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 14 MINUTES OF JANUARY 19, 2023 we probably should be dealing with exactly where they should go, and they should be mentioned in the City's zoning. Mr. Sheridan stated that this is not stepping around zoning, as it is a special use application, not a variance or relief that the applicant is asking for, or a prohibited use. Ms. Kinchen has concerns that the business will have only one ingress and egress on the property. If you are coming out of the gas station and want to go around that street to get to the traffic light, there is a large blind side there. She is worried that with all the traffic coming from a car wash in addition to everything coming out of Walmart and the gas station, it is going to make it worse. Mr. Sheridan said that would probably only be for the northbound traffic going to that light. If you were going southbound, you would probably exit to the north and use the existing driveway. He stated that, again, this is generating less trips than a bank. Ms. Kinchen's other concern is that there will be five car washes on US1 in close proximity. At this point, Mr. Alvarez opened the floor for anyone who wishes to speak in favor of this project. Guy D'Amico identified himself as the listing broker and represents the seller of the property. He addressed the history of this site. The bank was in operation for approximately 10 years. The second owner was a doctor whose plans did not materialize. He explained that there were several entities who were interested in the property, and Walmart turned them all down. Walmart did not want any competition within what was considered their parking lot area that might take away from their business. Walmart, in placing the ability for use of their driveway because of the FDOT restriction when the bank building was originally built, to develop that property, the agreement was made with Walmart directly in order to utilize their access agreement through their property line. Walmart said no problem, but they would have to approve anything that goes there. The language comes down to no competition. The present owners have had a lot of interest, especially from a lot of the blight businesses that are seen on either side of US1, which basically are adult arcades that are everywhere. They were ultimately shut down. Since then, every entity who applied to purchase and use this property the owner has verbally turn down because they knew Walmart would turn them down. Presently, Walmart when presented with the idea of a car wash, liked the idea. He stated the applicant's business is one that is completely different from anything in the area. The proposed project is within the zoning and planning, and it does help with community development. Mr. Alvarez then called on anyone who wished to speak against the project. PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 15 MINUTES OF JANUARY 19, 2023 Bryson Arvanitis stated that Dirty Dogs has changed their sign to state winter of 2023. So they are still active in this. We do not know what the County's position is. When and if Dirty Dogs comes in, there are going to be three express washes. He stated that his business is an express wash. He is presently expanding and putting in all brand new equipment, etc. Once the building is completed, it is going to be attractive. He stated they will be able to do 75 cars an hour with the new system, each taking four or five minutes. He stated that if Dirty Dogs comes in and this applicant comes in, there will be three of us 500 feet away from each other in a triangle. There being no one else who wished to speak, Mr. Alvarez called on the applicant to address issues raised by the staff or by the public. Mr. Sheridan noted again that both the Caliber and Purple Pelican Car Wash are on the northbound side, and, as mentioned earlier, the public are probably going to go in the direction of travel when getting their cars washed, and there are currently no car washes on the southbound side of US1. Regarding the population of 25,000 in Sebastian, their target area is a lot wider than that, especially with the amount of traffic on US1. Mr. Renfroe pointed out that the Dirty Dogs is still a proposed car wash. It is not a done deal, and he does not think considering it in that spot can be done. Mr. D'Amico emphasized that one of the issues the County is having is that the Dirty Dogs car wash backs up to a residential area. He opined that the Purple Pelican was grandfathered in. Now the County is looking at it differently, and the residents behind it may be fighting it. The signage initially advertised the Dirty Dogs business was to open in the fall of 2022, and now it is fall of 2023. Ms. Bosworth stated that she did not contact County staff to get updated on the Dirty Dogs application. She stated it is a permitted use in that CL district. They are going to apply the Roseland Corridor overlay district, which is very similar to Sebastian's. She did note that their comments regarding abutting the residential district were the same as Sebastian's — the requirement of additional opaque buffering. She added that the Purple Pelican was not grandfathered in. It also had to go through getting a special use permit. It was approved, and they actually raised their opaque buffer to eight feet in the back. So there were conditions put onto that, and it was approved. Mr. Alvarez called on the staff to summarize. Ms. Bosworth reviewed the questions that staff had brought up for consideration included explaining that vehicular maintenance and service is permitted in the Riverfront District. She read into the record a couple of questions that staff had for consideration: PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 16 MINUTES OF JANUARY 19, 2023 1. Was the proximity of the three car washes with their numerous vacuum stations and the amount of impervious area of the Walmart's parking area the vision for the US1 corridor? 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, Dirty Dogs, or even the Purple Pelican Car Wash would go out of business, and the commercial corridor may have two empty single -purpose buildings? 3. Does the proximity of the car washes within 1100 square feet of each other affect the welfare of the individual car washes, specifically the existing car wash, and does that affect the businesses around it negatively or positively when there are that many car washes in a cluster such as that? She added that, regarding the findings of fact, it was left up to the Commissioners to determine if it was detrimental to the public safety, health, and welfare and injurious to other properties; the use was consistent with the purpose and intent of the respected district. In this one, staff felt that it was, as it is a different corridor than the Triangle, and staff feels that it is consistent with the City's Comprehensive Plan. Staff had some recommended minor conditions that if the Commissioners approved the request that were offered for their consideration. It is not adjacent to residential. If it is approved by City Council and per the Commissioners' recommendation, staff will assure that it conforms to applicable requirements of the District through review of the site plan, and staff feels is consistent with the Comprehensive Plan. Mr. Alvarez called on the Commissioners for their comments/questions. Ms. Battles stated again that she is conflicted with this application. She does think that in this case the application is different than the first in that it is not in the gateway corridor. It's in an area of the City that is General Commercial right next to Walmart, where you might expect to see a car wash. She is conflicted as to the short distances between all three car washes. She does not know if that is enough to turn down the application. Mr. Haddix asked if the bank property is locally owned. Ms. Bosworth stated that no, it was a national bank. It has been closed for 12-15 years. Mr. Haddix asked if staff is recommending the application be approved. Ms. Bosworth said no, staff is not making any specific recommendations. Staff is asking the Commissioners to consider it. She stated that staff has also concerns with the number of car washes in a cluster like that. Staff finds the use consistent with the Comprehensive Plan, but staff has concerns with PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 17 MINUTES OF JANUARY 19, 2023 the potential of empty and blighted sites if any of the car washes were to go out of business. Mr. Carter stated that all the Commissioners are charged with this evening is to make a recommendation whether this should be a special use permit, nothing else. Ms. Lorusso asked why all of a sudden these car washes want to be developed in this one particular area. She asked what is promulgating all these car washes. Mr. Sheridan stated he does not know the answer to that question, but there are a few other locations in the state that he is working on that are in clusters. Mr. D'Amico answered that Florida is the most desirable state that everyone wants to move to. Everything is regionalized for the most part, and now all these businesses are saying they want to be in Florida. Ms. Kautenburg stated she still feels conflicted about the subject of special use permits in general. She feels that there is probably market available on US1 and, because of the location on US1, you will draw from other communities, not just Sebastian. The derelict buildings do not bother her quite as much. Mr. Lucier does not believe we need to be worried about how many car washes are on a particular street. Businesses will take care of themselves. Unfortunately, from those who already have a car wash, he feels bad. But the applicant has a right to put a car wash in a particular spot that will work pretty well in his opinion. Ms. Kinchen noted Sebastian made the top 10 places to retire for snowbirds. Mr. Alvarez asked how many employees this business will have. Mr. Renfroe estimated 9 to 12. Mr. Sheridan said 3 to 5 people there all the time. Mr. Alvarez does not see that. His next concern is the water. People are concerned about the water source in this county. Mr. Sheridan said regarding the water, there are going to be between three and four 1500-gallon tanks, and 60% and 80% of the water used in each wash is reclaimed water. Before it is discharged into the public system it goes through a 2500- gallon sand rinse separator. It is also going to be another revenue source for the water company. There being no other discussion, Mr. Alvarez called for a motion to approve, approve with conditions, or deny the application. A motion to recommend approval to City Council with the conditions that staff has outlined in its report was made by Ms. Battles and seconded by Mr. Lucier. Roll Call PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 18 Ms. Battles -- Yes Mr. Lucier -- Yes Mr. Alvarez -- No Ms. Kinchen -- No Vote was 3 ayes and 4 nays. Motion fails. Mr. Haddix -- No Mr. Carter -- NO Ms. Kautenburg -- Yes Mr. Alvarez called for another motion. A motion that the Commissioners do not make a recommendation to City Council to approve a special use permit for Take 5 Car Wash at 1979 US Highway 1 in the Community Redevelopment Area of the Riverfront Overlay District was made by Mr. Carter and seconded by Mr. Alvarez. Roll Call Ms. Battles -- No Mr. Lucier -- No Mr. Carter -- Yes Ms. Kinchen -- Yes Vote was 4 ayes and 3 nays. Motion carries. Ms. Kautenburg -- No Mr. Haddix -- Yes Mr. Alvarez -- Yes Ms. Bosworth stated this will be scheduled for City Council to make the final decision on February 221d. The same materials that were provided and the Power Point presentation and Minutes of the meeting will go to City Council for their consideration. Vill. Unfinished Business -- None IX. New Business -- Election of Chairperson and Vice Chairperson Mr. Alvarez opened the floor for nominations. Mr. Carter nominated Ms. Kautenburg for Chairperson. Ms. Kinchen seconded that nomination. Ms. Kautenburg accepted the nomination. There being no other nominations, Ms. Kautenburg was named Chairperson via unanimous vote. For Vice Chairperson, Ms. Kinchen nominated Mr. Carter, who declined. Mr. Carter nominated Mr. Alvarez for Vice Chairperson. Mr. Alvarez accepted the nomination. There being no other nominations, Mr. Alvarez was named Vice Chairperson via unanimous vote. X. Adiournment PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 19 MINUTES OF JANUARY 19, 2023 There being no further business, Chairman Alvarez adjourned the meeting at 9:20 p.m. 0 jg Date: �R HOME OF PELICAN ISLAND COMMUNITY DEVELOPMENT DEPARTMENT 1225 MAIN STREET n SEBASTIAN, FLORIDA 32958 TELEPHONE (772) 589-5518 n FAX (772) 388-8248 www.cityofsebastian.org MEMORANDUM TO: Local Planning Agency (Planning and Zoning Commission) RE: Consideration of Designating Specific Zoning Districts for Uses Currently Processed as Special Uses DATE: April 14, 2023 The Land Development Code (LDC) defines a Special Use as "a use which is not specifically provided for in the zoning regulations." Historically, past applications for Special Use Permits have been for car washes, a RV resort, campground, and crematory. Staff has determined that requests for developing a kennel or a Laundromat would also need to receive a Special Use Permit before becoming operational or submitting a site plan because the LDC has no specifications in any of its zoning districts regulating these types of uses. The most recent Special Use Permit applications for two car washes have brought forward two questions: Should the various uses not accounted for in the LDC be designated as permitted or conditional uses in specific zoning districts allowing uniform control? Or remain as unaccounted uses that still need to be considered through the Special Use process because they are unique enough requiring extra consideration? Staff would like to initiate a discussion, and request assistance from the Commissioners to provide direction. We have created a worksheet for the above referenced uses, and would like your input separately for each of the uses. Should they remain as a Special Use? If not, designate what specific zoning districts you would allow them to be operational in, determining that they comply with the intent of that zoning district. Determine if they should be a permitted use or a conditional use. And if conditional, what criteria would you propose to protect the health & welfare of the adjacent area. If the uses are proposed to be integrated into specific zoning districts, staff will then determine an appropriate definition to use for the LDC's Land Use Classification section. Specific parking requirements for each use should also be a part of the discussion, and may need to be included in any amendment ordinance. For your assistance with the worksheets, staff has included in your packet the following: A. The city's current Zoning Map B. Article V's Table of Land Use by District C. Examples of conditional use criteria from Article VI D. Land Use Classification section (for definition examples) E. Existing parking regulations for specific uses — Article XV After the Commission's discussion and completion of the worksheets, and if the direction is to add uses to specific zoning districts, staff will provide a draft Ordinance amending the Land Development Code for further consideration at a future meeting. A final Ordinance and recommendation will then be forwarded to City Council for consideration of adoption. Dorn Bosworth, Manager/Planner Community Development Department �`" Remain as a Special Use ❑ Zoning District: Commercial — 512 (C-512) Commercial Limited (CL) Commercial General (CG) Planning & Zoning Commission Worksheet — Special Uses: CAR WASHES Permitted Use Conditional Use Not Allowed ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Commercial Riverfront (CR) ❑ ❑ ❑ Proposed Conditions (if Conditional Use): Commercial Waterfront Residential Industrial (IN) Heavy Industrial (HI) Suggested Parking Requirements: NOTES: ❑■ LEI 10 ❑N ❑■ El x 1■1 ❑� Planning & Zoning Commission Worksheet — Special Uses: RV RESORTS/CAMPGROUNDS Remain as a Special Use Zoning District: Commercial — 512 (C-512) Commercial Limited (CL) Commercial General (CG) FE Permitted Use Conditional Use Not Allowed ❑ ❑ ❑ ❑ ❑ ❑ Commercial Riverfront (CR) ❑ ❑ ❑ Proposed Conditions (if Conditional Use): Commercial Waterfront Residential Industrial (IN) Heavy Industrial (HI) Suggested Parking Requirements: NOTES: u n w n 0 0 0 ❑� Remain as a Special Use Zoning District: Commercial —512 (C-512) Commercial Limited (CL) Commercial General (CG) ❑■ Planning & Zoning Commission Worksheet —Special Uses: KENNELS Permitted Use Conditional Use Not Allowed ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Commercial Riverfront (CR) ❑ ❑ ❑ Proposed Conditions (if Conditional Use): Commercial Waterfront Residential Industrial (IN) Heavy Industrial (HI) Suggested Parking Requirements: NOTES: FM- 0 FE u FM - FEW FOR Remain as a Special Use Zoning District: Commercial — 512 (C-512) Commercial Limited (CL) Commercial General (CG) Planning & Zoning Commission Worksheet —Special Uses: LAUNDROMATS Permitted Use Conditional Use Not Allowed ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Commercial Riverfront (CR) ❑ ❑ ❑ Proposed Conditions (if Conditional Use): Commercial Waterfront Residential Industrial (IN) Heavy Industrial (HI) Suggested Parking Requirements: NOTES: ❑■ n ❑■ 0 0 01 Sec. 54-2-5.9. Table of Land Use by Districts. Table 54-2-5.9, Land Use by Districts, stipulates the permitted and conditional uses by district. Permitted uses are uses allowed by right, provided all applicable regulations within the Land Development Code are satisfied, as well as all other applicable laws and administration regulations. Conditional uses are allowable only if approved by the city pursuant to administrative procedures found in article VI. The applicant requesting a conditional use must demonstrate compliance with conditional use criteria set forth in article VI. The applicant shall bear the burden of proof in demonstrating compliance with all applicable laws and ordinances during the site plan review process. The site plan review process is set forth in article XVIII. TABLE 54-2-5.9. LAND USES BY DISTRICT MATRIX C RE-40 RS-20 RS-10 RM-8 R-MH C-512 CL CG CR CWR IN AI PS RESIDENTIAL USES Single-family dwellings P P P P P Duplex dwellings P P Multiple -family dwellings P P Townhouses P Qualified affordable housing Mobile homes Vehicular storage areas Foster care/group home with <_ 6 presidents Foster carelgroup homes with > 6 residents Model homes Guest houses Home occupations Residential uses accessory to permit- ted uses All uses permitted in RM-8 P C P P P P C C C C C C C C C C C P P P P P P P C P C C P P I P P P P P A Z TABLE 54-2-5.9. LAND USES BY DISTRICT MATRIX ` C RE-40 RS-20 RS-10 RM-8 R-MH C-512 CL CG CR CWR IN Al PS c COMMUNITY FACILITIES . rn Airport facilities Pic Child care services C C C C C C C C C Cultural or civic facilities C P P P P P C Schools, public and private C C C C P C Educational institutions, marine P C P related Equestrian facilities C Golf course and support facilities C C C C I Hospitals and intensive care facilities C 4 Nursing homes C C C C C j Churches C C C C P P P C C r j Clubs and lodges, public and private P P P P P P C tZI Administrative services, public and P P P P P C private c Utilities, public and private C C C C C C C C C C P C C W Parks and recreation, public C C C C C C C C C C C C P Parks public with stadium lighting C Protective and emergency services, C C C C C C C C C C C C C public COMMERCIAL ACTIVITIES Accessory watchman facilities P Adult entertainment C Bait and tackle shops P P Bars and lounges C P P `Bed and breakfast C C ' Boat sales and rentals p P fBusiness & professional offices, exclud- P P p p C p -- ing drive -through facilities Business & professional offices, with drive -through facilities C C C P Car rental (airport) C G Cl CA W 0 I Commercial amusement, enclosed Commercial amusement, unenclosed Time share facilities Commercial retail s 5,000 sq. ft. Commercial retail > 5,000 sq. ft. Commercial retails 10,000 sq. ft. Commercial retail > 10,000 sq. ft. Commercial retails 20,000 sq. ft. Commercial retail > 20,000 sq. ft. Crematory Farmer's market Fish markets and packing facilities Flea market Pawn shops Fuel storage (airport) Funeral homes Hotels and motels Industrial activities Marina Marine fuel sales Marine power sales and service Marine related specialty retail sales & service Medical marijuana dispensaries Medical services Mini -storage Parking garages Parking lots without buildings on the' lot Pharmacies Plant nurseries TABLE 54-2-5.9. LAND USES BY DISTRICT MATRIX C RE-40 RS-20 RS-10 RM-8 R-MH C-512 CL CG CR CWR IN AI PS P C C P C P P P P P C C C C P C CI P I C C P P P P 1 - -- - - - - C - - -- - C C C P P C C C P P P P P P - I P P I P P P P P P P P P P C C P P P C C P P P P P P P P C P TABLE 54-2-5.9. LAND USES BY DISTRICT MATRIX 10 '° C RE-40 RS-20 RS-10 RM-8 R-MH C-512 CL CG CR CWR IN Al PS c Restaurants, excluding drive -through P C P P P P C facilities Restaurants, including drive -through C C P facilities Gasoline sales, retail C C P P P Trade and skilled services P P P P Trade and skilled services, marine- P P related Storage facilities P N Skydiving services P Z Vehicular service and maintenance C C P Z (Vehicular sales and related service P P Veterinary services C C C C P G r Wet/dry storage of boats P C P P l7 I Wholesale trades and services C P P Yacht clubs P Pco y Footnote: Adult life care and nursing homes shall include rest homes and convalescent homes, but no commercial offices or retail uses are allowed unless expressly restricted, designed and marketed only to serve residents of the facility and not the [ general public. Footnote: In all zoning districts, accessory uses to permitted uses shall be considered permitted uses. In all zoning districts, 0 accessory uses to conditional uses shall be considered conditional uses. (Ord. No. 0-12-10, § 6, 10-10-2012; Ord. No. 0-18-01, § 3(Exh. A), 6-13-2018) C EXAMPLES OF CRITIERIA FOR EXISTING CONDITIONAL USES: LDC Section 54-2-6.4 Specific criteria for approving a conditional use. (4) Bars and lounges: a. Applicable zoning districts: Bars and lounges shall be permitted as a conditional use within the following zoning districts: CG. b. Conditional use criteria: 1. No site shall be located closer than 100 feet to any residential district, and 450 feet to any church or school. 2. The use shall comply with all applicable state and local codes and ordinances. 3. Necessary measures shall be taken to ensure that the operation of the facility will not disturb adjacent property owners and the facility shall comply with the standards for nuisance abatement regarding noise as defined in section 54-3-17.4(e) of the Land Development Code. (6) Business and Professional Offices with drive -through facilities: a. Applicable zoning districts. Business and professional offices with drive -through facilities shall be permitted as a conditional use within the following zoning districts: CL, CG, and CR. b. Conditional use criteria. Drive -through facilities will be allowed provided the following criteria are met: 1. Separate entrances and exits shall be provided and clearly identified and in conformance with the sign regulations of article XVI of this Code. Joint entrance/exit curb cuts may be allowed for the ingress and egress and for traffic not utilizing the drive -through facilities. 2. No more than two curb cuts shall be permitted on any single street frontage. Curb cuts shall be limited to a maximum width of 25 feet, shall be located no closer than 35 feet to any intersection, and shall be at least ten feet removed from property lines. 3. The site plan shall provide for efficient circulation of vehicles on -site and maintain an adequate separation of drive -through and non -drive -through traffic. 4. In the CG and CR District, no business or professional office with drive -through facility shall be located within 100 feet of a residential district. In the CL District, no business or professional office with drive -through facility may abut a residential zoning district. 5. All side and rear yards abutting or adjacent to residential districts or uses shall be screened in accordance with the standards established in section 54-3-14.16 of this chapter. In addition, walls or fences may be required by the planning and zoning commission for the sole purpose of screening light beams from motor vehicles utilizing drive -through facilities if such light beams will cause undue glare to surrounding properties, taking into account the use of the surrounding properties, the distance therefrom, and the existence of other obstructions to such light beams. Any such requirements imposed by the planning and zoning commission as to walls and fences shall be supported by stating the basis for such requirements. This requirement may be required by the planning and zoning commission after original site plan approval if the use of the adjacent land(s) on the side or rear of the property changes and becomes sensitive to glare. (26) Hotels and motels: a. Applicable zoning districts. Hotels and motels and transient quarters will be permitted conditional uses within the following zoning districts: CWR, IN, and Al. b. Conditional use criteria. Hotels, motels, transient quarters and similar uses for seasonable residents will be allowed provided the following conditions are met: 1. The facilities shall comply with applicable regulations of the State Division of Hotels and Restaurants cited in the Florida Administrative Code. 2. Screening: All side and rear yards abutting residential districts or uses shall be screened in accordance with standards established in section 54-3-14.16 of this ordinance. (41) Vehicular service and maintenance: a. Applicable zoning districts. Automotive service stations shall be permitted as a conditional use within the following zoning districts: CG and CR. b. Conditional use criteria. Automotive service facilities, including those that dispense retail automotive fuels and oils for the operation of motor vehicles either as a principal or accessory use on the premises, will be allowed provided the following conditions are met: 1. The use shall satisfy all of the requirements of section 54-2-7.6. 2. A minimum lot area of 10,000 square feet with a minimum lot width of 100 feet on a major thoroughfare and a minimum lot depth of 100 feet shall be required. No site may abut a residential district. 3. No building or structure, gasoline pumps, tanks, vents, pump island, or canopies, excluding signs, shall be located within 25 feet of any street line. 4. No more than two curb cuts shall be permitted to any one street frontage. Curb cuts shall be restricted to a maximum width of 30 feet, shall be located no closer than 30 feet to a right-of-way intersection, and shall be at least ten feet removed from property lines. A minimum fifteen -foot separation shall be maintained between curb cuts. 5. The site plan shall provide for efficient internal circulation of vehicles on -site. 6. In cases where a service station is located on -site in conjunction with a retail sales establishment such as a neighborhood convenience store, the retail establishment shall be adequately separated from the fuel pumps and service areas. The internal circulation system and parking areas shall provide for safe and efficient on -site maneuvering of all vehicles using the site. 7. Special location requirements: (a) All receptacles, tanks or facilities for the storage of combustible products in excess of 200 gallon quantities shall be located underground and within all required setbacks. Flammable materials shall be stored within the building setback lines and in a manner satisfactory to the fire department chief and the city engineer. (b) When a service station dispensing flammable liquids becomes vacant for a period exceeding 30 days, the property owner or lessor shall be required to remove from the site in a safe manner all flammable liquids and materials on the site. Notwithstanding, all underground storage tanks shall be secured in accordance with NFPA standards. (c) All services and repairs not of an emergency or short term diagnostic nature shall be conducted entirely within a building. All merchandise and material for sale shall be displayed within an enclosed building except that oil for use in motor vehicles may be displayed or sold from an appropriate rack or compartment at the convenience of the customer and station attendant. (d) Storage of inoperative or unregistered motor vehicles generally shall not be permitted on the premises. However, motor vehicles which are being serviced may be stored in appropriate outside parking areas for a period not to exceed eight days. 8. Landscaping. All vehicle storage areas, aisles, travel lanes, driveways, and other outdoor areas designed for the use of vehicles being serviced or maneuvered shall conform to landscape requirements for off-street parking areas (reference section 54-3-14.11(c)). I LANGUAGE AND DEFINITIONS § 54-5-22.3 Sec. 54-5-22.3. Land use classifications. The purpose of these provisions is to classify uses into specially defined types on the basis of common functional characteristics and land use compatibility. These provisions apply throughout the zoning regulations. All land use activities are classified into the following activity types. This section shall not be considered an all inclusive list of all permitted and/or conditional uses contained within the land development regulations. (a) Residential activities: (1) Single-family dwellings. (2) Duplex dwellings. (3) Multifamily dwellings. (4) Mobile homes. (5) Foster care/group homes. (6) Accessory residential activities. (b) Community facilities: (1) Administrative services. Activities typically performed by not -for -profit private or public social services and utility administrative offices. (2) Airport facilities. Activities which are customarily incidental to airport opera- tions and maintenance including airport terminal; heliport; fixed base opera- tors; airport hangars; runways, taxiways, ramps and aprons for the landing, takeoff, or surface maneuvering of aircraft; and communicative and visual guidance systems. (3) Cemetery. Property used for the interring of the dead. (4) Child care services. A facility which includes any duly licensed child care center of child care arrangement that provides child care for more than five children unrelated to the operator and which receives payment, fee or grant for any of the children receiving care, wherever operated, and whether or not operated for profit. The provisions of this act shall not apply to a child care facility which is an integral part of a church when such child care is only associated with child care provided during services and other church activities or parochial schools conducting regular classes or courses of study. (5) Churches. An institution that people regularly attend to participate in or hold religious services, meetings, and other activities. The term "church" shall not carry a secular connotation and shall include buildings in which the religious services of any denomination are held. (6) Clubs, and lodges. Not -for -profit activities typically operated by a government or by a group of persons for social or recreational purposes and primarily including services which are not customarily carried on as a business for profit. For the purposes of this code, clubs and lodges shall include community centers. Supp. No. 16 LDC22:35 § 54-5-22.3 SEBASTIAN LAND DEVELOPMENT CODE (7) Cultural and civic activities. Activities typically performed by public or private not -for -profit private entities for the promotion of a common cultural or civic objective such as historical, literary, scientific, musical, dramatic, artistic or similar objectives. (8) Foster care/group home facility. A residential facility which provides a family living environment including supervision and care necessary to meet the physical, emotional, and social needs of its residents. (9) Golf course and support facilities. Large unobstructed acreage with enough room over which to walk or ride a prescribed course, and to stroke one ball long distances. Commercial miniature golf courses and independent driving ranges and similar facilities are excluded from this activity as defined. (10) Hospitals and intensive care facilities. Institutions providing health services, primarily for in -patients, and medical or surgical care; including, as an integral part of the institution, related facilities, central service facilities, and staff offices. (11) Nursing homes. Activities customarily performed by a home for the elderly or infirmed in which three or more persons not of the immediate family are received, kept or provided with food, shelter and care for compensation. This activity shall include rest homes, convalescent homes and extended care facilities. (12) Parks and recreation, public. Public parks and recreation land and facilities developed for use by the general public. a. Active parks and recreation. Leisure time activities, usually of a more formal nature and performed with others, often requiring equipment and taking place at prescribed places, sites or fields. This may include but is not limited to swimming, tennis, and other court games, baseball and other field sports, and playground activities. b. Passive parks and recreation. Leisure time activities not considered active. This may include water -related activities such as boardwalks and interpretive trails, fishing piers as well as boating. Passive recreation may also include non -water related activities such as hiking, golfing, observa- tion towers, and picnicking. (13) Protective and emergency services. Fire, law enforcement and emergency medical related facilities planned and operated for the general welfare of the public. (14) Schools. A private or public or not for profit institution conducting regular academic instruction at kindergarten, elementary, and secondary levels, oper- ated by a governmental or non -governmental organization, which is licensed by the State of Florida. Supp. No. 16 LDC22:36 § 54-5-22.3 (15) Utilities, public and private. Use of land which is customary and necessary to the maintenance and operation of essential public services, such as electricity and gas transmission systems; water distribution, collection and disposal; communication; and similar services and facilities. (c) Commercial activities: (1) Adult entertainment establishments. Any of the following described busi- nesses: Adult arcade, adult bookstore, adult dancing establishment, adult motion picture booth, adult mini -motion picture theater or drive-in, adult motel/hotel, adult personal service business and adult theater. (1.1) Adult personal service business. Does not include activities performed by persons pursuant to, and in accordance with, licenses issued to such persons by the State of Florida. These activities are considered commercial retail. (2) Bars and lounges. A commercial establishment selling and dispensing, for the drinking on the premises, of liquor, malt, wine or other alcoholic beverages. This shall not include the sale of alcoholic beverages accessory to and within a restaurant use duly licensed by the state as a restaurant. (3) Bed and breakfast. An owner -occupied dwelling unit where guest room lodging, with or without meals, is provided for compensation. (4) Boat sales and rentals. A commercial establishment where boat sales and rentals may occur together with servicing and sales of marine supplies but excluding boat or ship;building. (5) Business and professional offices. Government offices and private for -profit offices extending advice, information or consultation of a professional nature. Offices exclude commercial storage of goods and possessions for the purpose of sale or resale as a principal use. (5.1) Commercial retail. Establishments where the principal use is the selling or renting of goods or merchandise to the general public for personal or household consumption thereby serving the day-to-day commercial needs of a community, including the rendering of services incidental to the sale of such goods. Establishments include convenience stores, supermarkets, department stores, florists, gift shops, thrift and resale stores, automotive supply stores, and similar retail sales and services. This definition shall not include adult bookstores, or other adult establishments. (6) Commercial use. All nonresidential, noninstitutional and industrial establish- ments, but not limited to and without regard to whether they are profit or nonprofit organizations or retail and/or wholesale establishments; including motels, hotels, stores, office buildings, restaurants, service stations, garages, laundries, cleaning establishments, for hire services and all other business required to obtain occupational licenses. Supp. No. 17 LDC22:37 § 54-5-22.3 SEBASTIAN LAND DEVELOPMENT CODE (7) Commercial amusements. Establishments engaged primarily in providing amusement or entertainment for a fee or admission charge. (8) Farmers market. Sale of agricultural produce within an enclosed building. (9) Fish markets and packing facilities. Commercial establishments for the receiving, processing, packaging, storage, wholesale or retail distribution and sale of products of the sea. Such an establishment may include facilities of the docking, loading, unloading, fueling, icing and provision of vessels and for the drying, maintenance, and storage of equipment. (10) Flea market. Those uses which involve the setting up of two or more booths, tables, platforms, racks or similar display areas for the purpose of selling or buying merchandise, goods, materials, products or other items offered for sale inside an enclosed building. A "flea market" as defined herein shall not be intended to include a "garage sale," "bake sale," fruit or produce stands, or art festivals or any similar activities. (11) Funeral homes. A premises, structure or site uses as a commercial establish- ment for the preparation of deceased humans for burial and/or for the conduction of funeral ' services prior to burial or other disposition of deceased human remains. (13) Gasoline sales. Any structure, building or land used for retail sales and dispensing of motor vehicle fuels or oils, whether self-service or not. A service station may furnish supplies, equipment and minor repair services, including tires to vehicles incidental to selling and dispensing of motor vehicle fuels and oils. (14) Hotels/motels. A building with dwelling units for accommodation of transient guests or tenants. (15) Kennels. Facilities for the boarding of domestic dogs and cats and veterinary medical operations. (16) Manufacturing facilities. To fabricate, assemble or concoct, from raw materials, goods that are intended for sale and distribution. (17) Marinas. A commercial establishment providing for the docking, storage, and servicing of watercraft, including dispensing of motor fuel. (17.1) Medical marijuana dispensaries. A property or building used exclusively for the storage, sale or dispensing of marijuana products in accordance with Florida law by a Florida approved dispensing organization or Medical Marijuana Treatment Center (as those terms are defined by Florida Law). (18) Medical services. The provision of therapeutic, preventive, curative or other corrective personal treatment services by physicians, dentists and other licensed medical practitioners, as well as the provision of medical testing and analysis services. These services are provided to patients who are admitted for examination and treatment by a physician and with no overnight lodging. Supp. No. 17 LDC22:38 LANGUAGE AND DEFINITIONS § 54-5-22.3 (19) Mini -storage. A building or group of buildings in a controlled access compound that contains equal or varying size of individual compartmentalized, and controlled access stalls or lockers for the dead storage of customers' goods or wares. (20) Model home. A house constructed by a builder, which represents a design or type and serves as an example to be emulated or imitated. (21) Off-street parking. An area not within a building, service area or other structure where motor vehicles may be stored for the purpose of temporary, daily parking. This definition shall include a motor vehicle display lot, or display of boats, trailers and mobile homes. (22) Parking garages. Governmental or private commercial buildings or structures solely for the off-street parking of operative motor vehicles. (23) Pawn shops. An establishment in which goods or property are bartered in exchange for loans or cash. Additionally, said goods or property may be sold at retail from such establishments. (23.1) Pharmacies. Any pharmacy that is subject to licensure or regulation by the Florida Department of Health under F.S. Ch. 465, and dispenses controlled substances. (24) Plant nursery. Any land used to raise trees, shrubs, flowers and other plants for sale or for transplanting. (25) Restaurants, excluding drive -through facilities and fast food services. Any establishment (which is not a drive -through service establishment) where the principal business is the sale of food, desserts and beverages to the customer in a ready -to -consume state and receives more than 50% of its gross revenues from food sales, determined on a monthly basis. This includes service within the building as well as "take out" or delivery service. (26) Restaurants, drive -through facilities and fast food services. Any establishment where the principal business is the sale of foods, desserts and beverages generally contained in a ready -to -consume state and the service and/or consumption of foods, desserts, or beverages. (27) Time share facility. Any interest in a dwelling unit under which the exclusive right of use, ownership, possession, or occupancy of the unit circulates among the various owners of time share estates in such unity in accordance with a fixed time schedule on a periodically recurring basis for a period of time established by such schedule. (28) Trades and skilled services. Any such operation providing services requiring skilled labor or craftsmanship. (29) Vehicular sales. The sale or rental of motor vehicles and related equipment, with incidental accessory service activities. Supp. No. 20 LDC22:39 § 54-5-22.3 SEBASTIAN LAND DEVELOPMENT CODE (30) Vehicular service and maintenance. Establishments for the dispensing of motor fuels and related products at retail and having pumps, underground storage tanks and other facilities for such activity and which may include the retail sale of minor automobile parts and accessories such as tires, batteries, spark plugs, fan belts, shock absorbers, mirrors, floor mats, cleaning and polishing materials and similar items, and which may include the inspection, servicing or minor repair of motor vehicles. These services shall not include body repair and painting, frame straightening, or tire recapping or vulcanizing. (31) Veterinary medical services. The provision of animal medical care and treat- ment by a Florida licensed veterinarian. (32) Wholesale trades and services. The display, limited storage and sale of goods to other firms for resale. (d) Industrial activities. The following compatible land uses shall be considered industrial activities: (1) Warehousing, storage and wholesaling within enclosed buildings; also includes distribution (freight movement). (2) Mechanical repair and service, including but not limited to, machine shops and vehicular repair, service and maintenance. (3) Light manufacturing including skilled trades and services, light processing of woods, synthetics, and metal fabrication, assembly and distribution functions, electronics„ and similar uses. (4) Building materials supply and storage, and contractor trade units (with offices). (5) Accessory uses to those described above. (6) Outdoor and open air storage in accordance with section 86-46(b). (7) Research and development, with or without manufacturing. (Ord. No. 0-18-01, § 2, 6-13-2018; Ord. No. 0-19-01, § 1, 3-13-2019; Ord. No. 0-22-04, § 1, 5-25-2022) Supp. No. 20 LDC22:40 E ARTICLE XV. PARKING REQUIREMENTS* Sec. 54-3-15.1. Applicability. Parking shall be provided and maintained in all districts at all times. Parking and loading shall be reviewed at the time any building or structure is erected or enlarged or increased in capacity by a change of use or the addition of dwelling units, floor area, seats, employees or other factors determinative of parking or loading demand as stated in this article. (Ord. No. 0-10-05, § 1, 9-22-2010) Sec. 54-3-15.2. Parking spaces required by use. The following uses shall have such parking spaces as designated by this section: Use Required Parking Auto sales. One space per 500 square feet of showroom and office space plus one space per 2,500 _ square feet of outdoor display area. Auto repair. Two spaces for each bay, grease rack or simi- lar facility, plus one space per 400 square feet of office and/or sale area. No such bay, rack or similar facility shall be counted as a parking space for meeting the parking re- quirements of this article. Bar and lounges. One space for each three persons based on the maximum capacity. _ Bowling lanes. Four spaces per lane plus the spaces other- wise required for accessory uses (restaurant and meeting rooms). Business and professional _ offices (excluding One space for each 200 square feet of office medical offices). space. Child care. One for each five children based on licensed capacity. Churches, temples, places of worship. One space for every four seats figuring max- imum seating capacity. Convenience stores. One space per 150 square feet of retail area. Flea markets. Three spaces per booth. Funeral homes. One space for every three seats within the chapel(s) plus one space per 300 square feet of all other building areas. *Editor's note Ord. No. 0-10-05, § 1, adopted Sept. 22, 2010, amended Art. XV in its entirety to read as herein set out. Former Art. XV, §§ 54-3-15.1-54-3-15.5, pertained to off-street parking, and derived from Ord. No. 0-00-15, § 1, adopted June 14, 2000. Supp. No. 10 LDC15:1 § 54-3-15.2 SEBASTIAN LAND DEVELOPMENT CODE Use Required Parking Furniture and appliance stores and furniture One space per 400 square feet of display repair shops. area. Health clubs. One space per 200 square feet._ Hospitals. Two spaces for each bed intended for pa- tients, excluding bassinets. Hotels, motels. i One space for each unit plus one space for each 400 square feet of accessory meeting _ room(s). Kennels and animal hospitals. One space per 750 square feet. Libraries. One space for each 300 square feet of gross _ building area. Manufacturing and wholesale. I One space for each 500 square feet of gross I building area or one space for each employee of the shift of employees that employs the greatest number of employees, whichever is I greater, plus one space for each vehicle oper- ating from the premises. Marinas. One space for each 300 square feet of princi- pal building; plus one parking space for each I transient live -aboard vessel slip, one space for every two wet slips, and one space for every four dry slips; plus _ Charter and party boats shall have one parking space for every three occupants based on the maximum capacity of each such boat in accordance with the Coast Guard License issued to each such boat (This does not include "six-pack" boats"), which shall be calculated at two spaces per I boat; plus _ Rental facilities for vessels, kayaks, canoes, rowboats, paddle boats, sailboat and I sailboards of any kind, (hereinafter collec- tively referred to as "water transports") shall maintain one space for every water trans- port. Medical offices, dental offices and outpatient One space for each 175 square feet. clinics. _ Mini -storage. One space plus one per 3,000 square feet. Model home. Five spaces. Supp. No. 10 LDC15:2 PARKING REQUIREMENTS Use Museums. Nursing homes and assisted care facilities. § 54-3-15.2 Required Parking One space for each 300 square feet of gross building area. 0.6 spaces per bed based on the maximum capacity of the building; plus one space per 200 square feet of medical offices within the facility. i Plant nurseries. One space per 250 square feet of indoor re- I tail sales area plus one space per 1,000 square feet of greenhouse area plus one space per 5,000 square feet of exterior sales area. Areas of public assembly, theaters, auditori- One space for every three persons figuring ums, public or private clubs or lodges. maximum occupancy. _ Public parks and recreation. Parks —Two spaces per acre. Athletic fields-20 spaces per field. Stadiums —One space for each four seats; one seat is equal to two feet of bench length. Golf courses —Five spaces per hole plus the spaces otherwise required for accessory uses (restaurant and meeting rooms). Swimming pools —One space per 100 square feet of pool surface area. Tennis —Two spaces per court. Residential, single-family. Two spaces for each single-family dwelling. Residential, duplex. _ Two spaces for each dwelling unit. Residential, multifamily. Two spaces for each dwelling unit. Residential, mobile home. Two spaces for each single-family dwelling. Residential, commercial resort. Residential, mobile home parks or courts. Restaurants (sit down). Restaurants (take out only). One space per unit. Two spaces per unit; one must be at lot site. One and one-half spaces for each 100 square feet of gross floor area (excluding food prepa- ration area) including outside customer ser- vice areas. Three parking spaces plus one additional space for each 200 square feet of gross build- ing area. I Restaurants (food service delivery only, no One parking space for each 200 square feet Lon -site consumption). of gross building area. supp. No. 10 LDC15:3 § 54-3-15.2 SEBASTIAN LAND DEVELOPMENT CODE Use Required Parking Retail sales stores. One space per 150 square feet for buildings <= 5,000 square feet. One space per 200 square feet for buildings > 5,000 and <= 10,000 square feet. One space per 250 square feet for buildings > 10,000 square feet. Schools, junior high and elementary schools. One space for each ten students. Schools, high schools. One space for each four students. Transportation terminals. Warehousing (Ord. No. 0-10-05, § 1, 9-22-2010) One space for each 200 square feet of floor space. One space for every 1,000 square feet of gross floor area up to 10,000 square feet, and one additional space for each 2,000 square feet above 10,000 square feet. Sec. 54-3-15.3. Computation of parking spaces. In computing the number of required parking spaces the following rules shall govern: (a) Floor area calculation. Floor area means the gross floor area of a particular use. Retail area means that floor area accessible by the public. (b) Interpretation of computation with fractions. Where fractional spaces result, the number of spaces required shall be construed to be the next whole number. (c) Requirements for uses not identified. The parking requirement for any use not specified shall be the same as that required for a use of a similar nature as recognized herein; or where not recognized herein, shall be based on criteria published by the American Planning Association or similarly recognized standards of their profession and such standard shall be approved by the planning and zoning commission. (d) Requirements for mixed uses. In the case of mixed uses, the parking spaces shall be equal to the sum of the several uses computed separately. (e) Applicability of standards to expanding uses. Whenever a building or use is enlarged in floor area, number of dwelling units, seating capacity or in any other manner so as to create a need for a greater number of parking spaces than that existing, such spaces shall be provided in accordance with this article. (Ord. No. 0-10-05, § 1, 9-22-2010) Sec. 54-3-15.4. Parking requirements. (a) Location of off-street parking spaces. (1) Residential. The required parking for single-family and duplex units shall he located on the lot where the structure is located. The garage shall not be counted toward the parking requirement. Supp. No. 10 LDC15:4 yin OF SEBASTIAN HOME OF PELICAN ISLAND COMMUNITY DEVELOPMENT DEPARTMENT 1225 MAIN STREET a SEBASTIAN, FLORIDA 32958 TELEPHONE (772) 589-5518 ® FAX (772) 388-8248 www.cityofsebasfian.org MEMORANDUM TO: Planning and Zoning Commission RE: Election of Vice -Chairman DATE: April 14, 2023 Commissioner Al Alvarez recently resigned from the Planning and Zoning Commission. He was elected to the Vice -Chairman position in January, and as such, election of a new vice -chair is necessary. Section 54-1-2.4(f)(1), regarding Officers for the Planning and Zoning Commission, states "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." A current Commissioner list is attached. Dorri Bosworth, Manager/Planner Community Development Department PLANNING & ZONING COMMISSION 3-YEAR TERMS MEETS 1ST AND 3RD THURSDAY OF EACH MONTH - 6:00 P.M. MEMBER NAME AND APPOINTMENT HISTORY CURRENT STATUS ADDRESS [MOST RECENT HISTORY FIRST] 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. battles6kimlev-hom.com (703) 843-1721 Rick Carter Reappointed 5/27/2020 Term to expire 4/1/2023 237 Main Street Sebastian, FL 32958 Reappointed 3/22/17 focussys(cDcomcast. net 918-4600 Took Cardinale's expired regular member position 4/27/11 Took Durr's unexpired alt member position 2/9/11 Reappointed 3/26/14 Dennis Haddix Took Simmon's expired regular member Term to expire 2/1/2026 105 Wood Stork Way position 2/8/23 Sebastian, FL 32958 haddixd(aQmail .com Took Jordan's unexpired alternate (772) 925-5698 member position 10/12/22 Louise Kautenburg Appointed regular member 6/9/2021 Term to expire 6/1/2024 973 Oswego Avenue Took Reyes regular member position Sebastian, FL 32958 Louisekl (a)iuno.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 Linda Kinchen Took Hughan's unexpired regular Term to expire 11/1/2023 190 Delmar Street member position 2/9/2022 Sebastian, FL 32958 lindadolfan(a.aol.com (772) 538-0253 Susan Lorusso Took Alvarez's regular member position 113 Joy Haven Drive 3/22/2023 Term to expire 11/1/2025 Sebastian, FL 32958 sloru(@aol.com Took Jordan's alternate member position (772) 321-2150 11 /21 /2022 Stephen Lucier Took Qizilbash's unexpired regular Term to expire 5/1/2023 425 Toledo Street member position 3/9/2022 Sebastian, FL 32958 steveluc(cDicloud.com 925-2869 Sherrie Matthews - Alternate Took Haddix's alternate member position Term to expire 1/1/2026 Exempt per F.S.119.071 2/8/2023 S m att0618(a7com cast. net (772) 473-6757 Cindy Geesey — Alternate Took alternate member position Term to expire 11/1/2025 108 Wood Stork Way 3/22/2023 Sebastian, FL 32958 catvacl ongmail.com (772) 918-8890 revised 3.24.2023 School Board Member: Dr. Gene Posca, (772) 269-3553 Gene.Posca@indianriverschools.org 4 regular members are needed to make a quorum. In the event a regular member cannot make the meeting, an alternate steps in.