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HomeMy WebLinkAbout04-20-2023 PZ MinutesCITY OF SEBASTIAN PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY MINUTES APRIL 20, 2023 Call to Order — Chairperson Kautenburg called the meeting to order at 6:00 p.m. II. Pledae of Alleaiance was recited by all. III. Roll Call Present: Ms. Matthews (a) Ms. Kautenburg Mr. Carter Ms. Lorusso Not Present Mr. Lucier-- Excused Also Present Ill -o 0 r, a (D Mr. Haddix c p7 Ms. Battles p � Ms. Kinchen 3 Ms. Geesey (a) EI o 3 w (D y �, lx Ms. Dom Bosworth, Community Development Manager Mr. Joseph Perez, AV Technical Assistant Ms. Janet Graham, Technical Writer Announcements and Agenda Modifications Ms. Kautenburg thanked Mr. Alvarez, who has resigned, for his service. He gave many volunteer hours, and she wished him well. Ms. Kautenburg congratulated Ms. Lorusso for being recently appointed as a regular member of this Commission. Also, she welcomed and congratulated Ms. Matthews and Ms. Geesey for joining this Commission. Ms. Kautenburg announced that Mr. Lucier has been excused from tonight's meeting, and Ms. Matthews will be voting in his place. V. ADDroval of Minutes All having had an opportunity to review the Minutes of January 19, 2023, Ms. Kautenburg called for a motion. Ms. Lorusso asked that on Page 10 where it says "Ms. Lorusso has used the single -serve tunnel in Vero Beach,' that sentence be changed to state that Ms. Kinchen stated she has used it. There being no additional changes, a PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 2 MINUTES OF APRIL 20, 2023 motion to approve the Minutes from January 19, 2023 as amended was made by Mr. Carter, seconded by Ms. Kinchen, and approved unanimously via voice vote. VI. Local Planning Aaencv (-PA) Public Hearinas — None VII. Planning and Zonina Commission (PZC) Quasi -Judicial Hearinas — None VII. Unfinished Business — None VIII. New Business A. Discussion — Uses Identified as Special Uses (Car Washes, Kennels, RV Resorts & Campgrounds, and Laundromats) — Zoning District Consideration Ms. Bosworth explained what Is going to be discussed this evening. This question did come up because of the City's recent special use permits (Car Washes). She described the meaning of a special use —a use which is not specifically provided for in the zoning regulations. Ms. Bosworth called attention to the zoning map that was appended to this evening's agenda and further explained the different land uses as set forth on that map. An extended discussion was had among Ms. Bosworth and the Commission members regarding special uses and how they are addressed presently and how they could be processed going forward. She described the worksheets that were also attached to the agenda and explained that, once the Commission members have addressed the worksheets, staff will organize a draft ordinance for the Commission members to review before sending the draft ordinance to City Council for their action. Ms. Bosworth added that, if any Commissioner thinks that there is a use that is not in the City's Code and should also be considered, she asked that they let staff know. Ms. Kautenburg called on the Commissioners to address questions/comments on the agenda item. Each Commissioner had questions and comments regarding this matter. Ms. Kautenburg then called on each Commissioner to voice their opinion on allowing or not allowing car washes in certain zoning districts. CAR WASHES Mr. Carter -- Voted yes as to Conditional Use in the following Zoning Districts: Commercial--512 (C-512), Commercial Limited (CL), Commercial General (CG), Industrial (IN), and Heavy Industrial (HI), and not allowed as to Commercial Riverfront (CR) and Commercial Waterfront Residential (CWR). PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 3 MINUTES OF APRIL 20, 2023 Ms. Geesey (a) -- She just had a question as to how many parking spaces there should be for car washes. Ms. Bosworth said there is nothing in the Code regarding parking spaces for car washes. Currently this is addressed. Ms. Kinchen — She voted yes as to Conditional Use in the following Zoning Districts: Commercial-512--(C-512), Commercial Limited (CL), Commercial General (CG), Industrial (IN), and Heavy Industrial (HI), and not allowed as to Commercial Riverfront (CR) and Commercial Waterfront Residential. Ms. Lorusso -- She voted yes as to Conditional Use in Industrial, Special Use in any of the Commercial zones, and not allowed on the Riverfront at all. Ms. Bosworth stated that, once these uses are established as permitted or conditional use in a zoning district, they no longer go through a special use permit. Ms. Matthews -- She is in agreement with the other Commission members as to Conditional Uses in Commercial — 512 (C-512), Commercial Limited (CL), Commercial General (CG), Industrial (IN), Heavy Industrial (HI), and not allowed on Commercial Riverfront (CR) and Commercial Waterfront Residential (CWR). Mr. Haddix -- He had some questions about how many of the same businesses are allowed in the City, and Ms. Bosworth explained that numbers could not be established, but sometimes separation distances can be required, which will affect the number of those types of businesses. He agreed with the rest of the Commissioners as to Commercial--512 (C-512), Commercial Limited (CL), Commercial General, not allowed as to Commercial Riverfront (CR) or Commercial Waterfront Residential (CWR), and Permitted Use for Industrial (IN) and Heavy Industrial (HI). He added that the distances from residential, parking, etc. will have to be discussed at a future meeting. Water is also a concern of his. He asked if a condition be a site restoration. If these out-of-town car washes come in and they are unsuccessful and they want to abandon the building, then they need to restore that ground back to level as a condition. Ms. Bosworth said that is something she would bring before the City Attorney. Ms. Battles -- She had comments as to the 512 corridor, and she proposed that be a Permitted Use in Commercial-512 (C-512). She also had comments regarding Commercial Limited, and she proposed Not Allowed in Commercial Limited (CL). In Commercial General (CG), she stated that Permitted Use would be acceptable. As to Commercial Riverfront (CR), she proposed Conditional Use with some conditions, as most of the property in Commercial Riverfront is along US1. Commerical Waterfront Residential (CWR) would be Not Allowed. As to Industrial (IN) and Heavy Industrial (HI) she supports a Permitted Use. She also had comments on the parking spaces that would be allowed. PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 4 MINUTES OF APRIL 20, 2023 Ms. Kautenburg -- She emphasized that what is needed in the future should be addressed. She also stated that regarding the 512 corridor, most of 512 backs up to residential, and this should be taken into consideration. She stated that she is most in favor of conditional uses everywhere except Commercial Riverfront (CR), where she would say Not Allowed, as well as Commercial Waterfront Residential (CWR). She would allow it in Industrial (IN) and in Heavy Industrial (HI) as a permitted use. She is also concerned about car washes being single -purpose buildings, which Ms. Bosworth addressed. Ms. Bosworth spoke to different car washes in neighboring communities, Vero Beach, etc., which have hard canopies installed at their car washes. Ms. Bosworth asked for a consensus vote. Is the consensus Not Allowed in the CR and CWR? Ms. Kautenburg stated she thinks Ms. Battles would allow it, but she is the only one who would allow it. Ms. Battles stated yes, as a Conditional Use with all the conditions that she laid out. She thinks everyone else is saying Not Allowed. She also does not think it should be permanent in the CL district. Ms. Bosworth said that CL should be carefully looked at because, even though there are presently only two, in the future annexations may come in as Commercial Limited. She reviewed that she understands the consensus is definitely for Commercial General, Industrial, Heavy Industrial. She stated that, except for Ms. Battles, is the 512 corridor still an open corridor or zoning district CL. After an extended discussion regarding Conditional Uses, Ms. Kautenburg called for a consensus vote on just C-512. Ms. Battles is leaning towards Conditional Use with some of the conditions she had mentioned for Riverfront. Mr. Haddix voted for Conditional Use for C-512. Ms. Larusso , Ms. Kautenburg, Ms. Kinchen, Ms. Geesey, and Mr. Carter voted for Conditional Use. Ms. Bosworth called for a consensus for Commercial General, Industrial, Heavy Industrial, and C-512. It was the consensus of the Commissioners that this is correct. RV RESORTS AND Mr. Carter — Voted Now Allowed in Commercial-512 (C-512), Commercial Limited (CL), Commercial General (CG), Commercial Riverfront (CR), Commercial Waterfront Residential (CWR), and Industrial (IN) Conditional Use, and Heavy Industrial (HI) Conditional Use. Ms. Geesey -- She voted Not Allowed in the Commercial Riverfront (CR) or in the Commercial Waterfront Residential (CWR). She thinks it ought to be allowed in Industrial (IN) and Heavy Industrial (HI). She voted Conditional Use in Commercial Limited (CL) and Commercial General (CG). Ms. Kinchen -- She does not want to see them in Commercial Riverfront (CR) or Commercial Waterfront Residential (CWR). She does not want to exclude Commercial PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 5 MINUTES OF APRIL 20, 2023 Limited (CL) or Commercial General (CG) because of the possibility existing in some areas along 510 and 512. They could definitely go in Industrial (IN) or Heavy Industrial (HI). Ms. Kautenburg -- She would allow as a Conditional Use in Commercial Limited (CL) and Commercial General (CG), Not Allowed in Commercial-512 (C-512) or in Commercial Riverfront, and Not Allowed in Commercial Waterfront Residential (CWR). Yes, Permitted Use in Industrial (IN) and Conditional Use in Heavy Industrial (HI). She reminded everyone that what is decided now will also apply to what may be annexed in the future. Ms. Lorusso -- She agreed with Ms. Kautenburg, definitely the Conditional Uses in the Commercial Limited (CL) and Commercial General (CG). She is also in agreement with deed -restricted communities. Ms. Matthews -- As to Commercial-512 (C-512), she would vote Not Allowed, Commercial Limited (CL) Conditional Use based on future growth, Commercial General (CG) she is tom between the Conditional Use and the Not Allowed right now, but she is leaning more towards the Not Allowed. Commercial Riverfront (CR) Not Allowed, and Commercial Waterfront Residential (CWR) Not Allowed. As to Industrial (IN) and Heavy Industrial (HI), she thinks that should be some type of conditional use on them. Mr. Haddix — He stated that he has Not Allowed for all categories. He explained why he feels this way. He stated that he had been in the RV industry for some time. If it were a deed -restricted community, he thinks that is a different thing. He added that he could be swayed for deed restriction. He could agree to Conditional Use for the Commercial Limited (CL) and Commercial General (CG), Not Allowed in Riverfront Ms. Battles -- She stated that she thinks the RV Resorts/Campgrounds should remain as a Special Use. She explained her feelings about this. Ms. Bosworth added some comments regarding having an RV Resort next to the County dump or a large manufacturing plant, such as in an Industrial or Heavy Industrial zone, which was probably not locations a developer would change. She also elaborated on what conditions can be put on RV Resorts/Campgrounds. She added that, as soon as we establish Conditional Use criteria, now we have regulations so it will not be a special use. Most RV Resorts/Campgrounds are different, so it is hard to put them under blanket Conditional Use criteria. This may be one that you decide to keep as a special use after reconsideration. PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 6 MINUTES OF APRIL 20, 2023 KENNELS Ms. Battles -- She thinks there should be conditions set on the kennels. Ms. Bosworth Interjected that there is a definition in the City's Code Book for kennels, and that will be elaborated upon. She discussed different uses that could be defined as kennels vs. veterinarian offices. Ms. Battles chose Conditional Use everywhere except the Commercial Waterfront Residential (CWR). Mr. Haddix — Only Conditional Use or even possibly limited to Industrial (IN) and Heavy Industrial (HI). He also encouraged working on defining the differences between kennels and doggie daycares, etc. Ms. Matthews -- Conditional use in Industrial (IN) and Heavy Industrial (HI). Not in the Commercial Riverfront (CR) or in the Commercial Waterfront Residential (CWR). Possibly, depending on future growth, Commercial Limited (CL) as a Conditional Use. There is so much residential in the Commercial General (CG) and the Commercial- 512 (C-512) that she Is voting Not Allowed in those zones. Ms. Lorusso -- She favors Conditional Use except no on the Commercial Waterfront Residential (CWR). There was discussion regarding kennels vs. doggie daycares, and Ms. Bosworth stated that it might be beneficial to exclude some uses such as doggie daycares from kennels. Ms. Geesey -- She stated that kennels and doggie daycares are different. She would vote on allowing Conditional Use for everything except the waterfront. She would also recommend putting something in about the number of dogs as a condition. Ms. Kinchen — She voted for Not Allowed in Commercial Riverfront (CR) and also Commercial Waterfront Residential (CWR). Allow it in Industrial (IN) and Conditional Use for Commercial General (CG) and Commercial Limited (CL). Mr. Carter — Conditional Use in Commercial-512 (C-512), Commercial Limited (CL), Commercial General (CG). Not Allowed in Commercial Riverfront (CR) and Commercial. Waterfront Residential. Permitted Use in Industrial (IN) and Heavy Industrial (HI). He would like to see some setbacks in residential areas as a condition. Ms. Bosworth suggested that the next time this item is on a meeting agenda, the conditional use criteria for each use can be discussed, along with definitions. We will also work on parking at the next discussion. PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 7 MINUTES Of APRIL 20, 2023 LAUNDROMATS Ms. Bosworth stated that there is nothing on laundromats in the City's code books. She included Laundromats in this evening's discussion to see if the Commissioners want to make it a specific use in specific zoning districts. Ms. Kautenburg -- She would permit it in Commercial-512 (C-512), a Conditional Use in Commercial Limited (CL), Commercial General, Not Allowed in Commercial Riverfront (CR), Not Allowed in Commercial Waterfront Residential (CWR), a Permitted Use in Industrial (IN). Ms. Kinchen — She would set it as a Conditional Use in Commercial-512 (C-512), Commercial Limited (CL) and Commercial General (CG), Not Allowed in Commercial Riverfront (CR) or Commercial Waterfront Residential (CWR) and Permitted Use in Industrial (IN). Ms. Geesey — She would set it as a Permitted Use for Commercial-512 (C-512), Commercial Limited (CL), Commercial General (CG), Not Allowed in Commercial Riverfront (CR) or Commercial Waterfront Residential (CWR), allowed in Industrial (IN) and Heavy Industrial (HI). Mr. Carter -- He would vote for Permitted Use in Commercial-512 (C-512), Commercial Limited (CL), Commercial General (CG), Conditional Use in Commercial Riverfront (CR) and Commercial Waterfront Residential (CWR), Permitted Use in Industrial (IN) and Heavy Industrial (HI). Ms. Lorusso -- Conditional Use in Commercial-512 (C-512), Commercial Limited (CL), Commercial General (CG), Commercial Riverfront (CR), Permitted Use in Industrial (IN) and Heavy Industrial (HI), and Not Allowed for the Commercial Waterfront Residential. Ms. Matthews -- She is leaning toward Conditional Use in Commercial-512 (C- 512), Commercial Limited (CL), Commercial General (CG), for a stand-alone in Commercial Riverfront (CR) and Not Allowed in the Commercial Waterfront Residential (CWR), and Permitted Use in Industrial (IN) and Heavy Industrial (HI). Mr. Haddix -- Asked if dry cleaners are different from laundromats. Ms. Bosworth opined that they are very different, especially because of the chemicals that are used by dry cleaners. Mr. Haddix voted for Conditional Use on Commercial-512 (C-512), Commercial Limited (CL), Commercial General (CG), and Not Allowed on the remaining zones. PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY MINUTES OF APRIL 20, 2023 PAGE 8 Ms. Battles — She voted Not Allowed in Commercial Riverfront (CR), Commercial Waterfront Residential (CWR), Conditional Use in all the remaining zones. Ms. Bosworth brought up having a laundromat as an accessory use for an apartment complex. She suggested that might be something to consider as well in RM-8 Zoning District. B. Election of Vice -Chairman Ms. Kautenburg read the qualifications for serving as Vice -Chairman. Mr. Carter nominated Ms. Kinchen and Mr. Haddix nominated Ms. Battles. Ms. Matthews seconded Ms. Battles, and Ms. Lorusso seconded Ms. Kinchen. Both nominees accepted their nominations. There being no additional nominations, nominations were closed, and Ms. Kautenburg called for a roll call vote. Roll Call Ms. Kinchen -- Ms. Kinchen Ms. Battles — Ms. Battles Ms. Kautenburg — Ms. Kinchen Ms. Matthews — Ms. Battles Ms. Lorusso -- Ms. Kinchen Mr. Carter — Ms. Kinchen Mr. Haddix — Ms. Battles Vote was 4 votes for Ms. Kinchen and 3 for Ms. Battles. Ms. Kinchen is elected as new Vice -Chairperson. X. Adjourn There being no further business, Ms. Kautenburg adjourned the meeting at 8:05 p.m.