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HomeMy WebLinkAbout01-18-2024 PZ MinutesCITY OF SEBASTIAN PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY MINUTES JANUARY 18, 2024 I. Call to Order II. Pledge ofAllegiance III. Roll Call Present: Mr. Roberts (a) Ms. Matthews Ms. Kautenburg Not Present: Ms. Geesey (a) -- Absent Ms. Battles -- Excused Mr. Haddix -- Excused Mr. Carter Ms. Lorusso Ms. Kinchen Also Present: Jennifer Cockcroft, City Attorney Alix Bernard, Community Development Director Dorri Bosworth, Manager, Community Development Department Michelle Faulkner, Senior Planner Joseph Perez, AV Technical Assistant Janet Graham, Technical Writer IV. Announcements and Agenda Modifications 0 u mo WE 0 CL 0 r�C3i�v� E9>! a Chairperson Kautenburg announced that commissioners Sara Battles and Dennis Haddix are both excused from tonight's meeting. Alternate members Mr. Roberts and Ms. Geesey, who is not here yet, will be voting. We do have a quorum in case Ms. Geesey does not appear. Mr. Roberts will be voting tonight. Ms. Kautenburg announced that public hearings have been scheduled forthe next regular meeting date of February 1s', and the election of the Chairperson and Vice -Chairperson of the Planning and Zoning Commission will be scheduled for the February 15' meeting as well. Ms. Kautenburg said it is a pleasure to meet Ms. Bernard and welcomed her to the City. a, a 65 PLANNING AND ZONING COMMISSION MINUTES OF REGULAR MEETING JAN UARY 18, 2024 PAGE 2 Ms. Bosworth introduced the new Community Development Director, Ms. Alix Bernard. She has been welcomed into the Community Development Department and has been helping the department to get settled. V. Approval of Minutes: Regular meeting of October 12, 2023 All having indicated that they had reviewed the Minutes of October 12, 2023, Ms. Kautenburg called for a motion. A motion approving the Minutes of October 12, 2023 as presented was made by Mr. Carter, seconded by Ms. Matthews, and approved unanimously via voice vote. VI. Local Planning Agencv (LPA) Public Hearings: None VII. Planning and Zoning Commission (PZC) Quasi -Judicial Hearings: A. Quasi -Judicial Public Hearing -- Site Plan, Major Modification -- Crail Manufacturing, Phase 2 -- 7756 130th Street -- 40,000 SF Warehouse Building with Associated Site Improvements -- HI (Heavy Industrial) Land Use, IN (Industrial) Zoning District All who would testify were sworn in by the City Attorney. The commissioners had no ex parte discussions to disclose. Ms. Kautenburg called on the applicant to make their presentation. Wesley Mills of Mills, Short & Associates identified himself and stated he is the engineer for the project. He stated that he has looked at staff's presentation, and he feels it is a great summary of the project. Thus, he is here more today to answer any questions the commissioners have about the project. Dorri Bosworth, Community Development Department Planner, identified herself and stated that this is an application for a 40,000 square foot warehouse building. This is Phase 2 of this project. Phase 1 did not come before the commissioners. It did not include any new impervious. It was a change of use, which she will go into. It is an older site. The site has been here since 1980. Atlantic Gulf Communities used it for their staging area when they were doing work with General Development's construction of the PLANNING AND ZONING COMMISSION MINUTES OF REGULAR MEETING JAN UARY 18, 2024 PAGE 3 Highlands. It was bought later by Ford Wire who was there for about 15 years. They manufactured electrical components. Over the next few years there were a couple of different businesses there. The current owner, Mr. Robb, purchased this property in 2022. When he first bought the building, he came in and restriped the parking lot and the dumpster enclosures. He also added inside a watchman living quarters -- nothing that tripped us to require that plan to come into full compliance like Phase 2 is requiring them to do. Staff administratively reviewed that. The watchman area is not a full-time apartment for full-time living as it was explained to staff by the owner. The owner will be here a certain amount of time during the week, and he will stay there as well as anybody who would be supervising the assembly and other activities in the business that may be there on the weekends. So, it is considered a watchman area and not a residential living area. They are still completing the watchman area units and some of the improvements that had to be done inside for fire compliance and building compliance. Mr. Robb will speak and go into more detail of what is actually being done there with the bicycle storage areas and his prefab housing assembly. If the commissioners have more questions on the activity, Mr. Robb can go into that. Phase 2 is going to be more of a warehouse for some of the assembly housing materials. At that size, 40,000 square feet, that requires the site to come into current compliance with stormwater draining, landscaping, and parking. That is the application that is before the commissioners tonight. Ms. Bosworth reviewed the staff report to make some of the information part of the record. The site itself is 10.34 acres. Their building coverage, even with the existing large building and the new building, still only comes to 16.6% -- 50% is allowed per the zoning district -- 80% impervious. They are at 37.2%, and their open space is 62%. They do meet all of the required setbacks. The parking calculations are set forth on Sheet C-2(a) of the site plan, on which total parking required is shown. Staff broke down the specific uses and calculated parking. They need 71; they are providing 72 total spaces. Regarding the stormwater, on the sheet that shows the existing site, you will see north of the buildings there is a wetland area. There is a wetland area in the southeast corner that is going to be modified. They have worked with St. John's and FDEP to determine the parameters for filling in that wetland area. It is going to become a dry pond that will connect to an existing wet pond. That has been approved by SJRWMD. The Consulting Engineer and the City Engineer have also reviewed that drainage plan. Regarding the traffic impact study, a statement was submitted. That information is on page 6. Their estimated daily trips will be 385, and 400 is the threshold to require a full traffic analysis. As far as staff knows, the County at this point is not requiring any additional off -site improvements to 130t" Street or sidewalks, etc. This site is adjacent to where the landfill is located. PLANNING AND ZONING COMMISSION MINUTES OF REGULAR MEETING JAN UARY 18, 2024 PAGE 4 At this time, no signage is proposed on the site plan by the road. The additional considerations are listed on page 7 of the staff report. With any project, there is always a soil geotechnical report done by KSM or a similar company. They have determined in a certain area where the new building is going to be placed that there is an area that has some organic materials under the surface, some muck, something that is not going to be conducive to placing a building on top of that. KSM has suggested that they do some de -mucking. They will pull all of that organic material out, and they will have to put some other material there. Staff is requiring that KSM oversee that activity, and that they will have to provide a certified final report that the area is okay for placement of a building, and staff will need that finalized report before we issue the building permit. Because of some of the history of the businesses that were on that site, the City required a Phase 1 environmental study to make sure that there were not any oil spills or areas of gasoline that had not been cleaned up. Staff included the conclusions in our staff report. There was nothing that needed to be reported to FDEP. Ms. Bosworth stated that the proposed site plan is consistent with the Comprehensive Plan and the Land Development Code. Staff has four recommendations of conditions for approval as follows: 1. A separate Dewatering/De-Mucking permit is required that includes plans detailing the proposed method and equipment for dewatering, where water will be directed to, location of muck piles, etc. 2. Receipt of a certified Final Report from KSM regarding the de -mucking and removal of reported organic materials before issuance of the Building Permit. 3. Final Scrub Jay & Gopher Tortoise surveys along with any FWC Gopher Tortoise Relocation permits to be submitted before Land clearing and/or Dewatering Permits can be issued. 4. All comments from the Indian River County Engineering Department regarding the required IRC ROW Permit for 130t" Street must be addressed, with copies of any revised sheets resubmitted to City staff. A copy of the approved IRC ROW Permit must be submitted before the Land clearing Permit can be issued. Ms. Kautenburg called for questions/comments from the commissioners. Mr. Carter stated that he thinks this is a very nice project. He asked how many jobs do they think will be generated with this project. Mr. Robb said he is planning on somewhere PLANNING AND ZONING COMMISSION MINUTES OF REGULAR MEETING JAN UARY 18, 2024 PAGE 5 between 15 and 25 in the next 5 years. Mr. Carter asked how many initially. Mr. Robb said 5 or 6, as they are just getting started. Ms. Kinchen asked Mr. Robb what actually is going to be manufactured. Mr. Robb said it would be factory -built modular housing. Ms. Lorusso asked if this is an addition to an industrial existing project. Mr. Robb said yes. Ms. Lorusso had no more questions. Mr. Roberts asked if there have been any concerns by the neighbors in that area about adding more manufacturing to that street. Ms. Bosworth said there have been no calls or questions to City staff. Adjacent property to the south is also industrial for the City. To the north is the landfill. That zoning is in the County and is also industrial. It is definitely in an industrial area. There is a bit farther down a conservation area that the County owns, which is why we are requiring the scrub jay and the tortoise studies. This property is entirely surrounded by industrial businesses. There are some houses in the area, but they are not across from this site. Ms. Bosworth added that the City did send out letters to the surrounding homeowners, whether they are in the City or County. Those property owners did receive written notice of this hearing, and staff had no one reach out or come to the City offices to see the plan. Ms. Matthews asked regarding the scrub jays and the gopher tortoises, has there been anything preliminary done at this point. Ms. Bosworth said yes, there was an initial study, but going through the staff's reviews, she does not recall anything on the scrub jays, but there may be some tortoises. Mr. Mills said there was a full assessment for the gopher tortoises, and it was determined that there were some burrows on site. Fortunately, most of them were not located where they were proposing the building. They will have to do an additional study. That is required just for construction, so they will do the second study. He stated they did get the final scrub jay report this afternoon, and there were no reports of scrub jays found on the property. They will submit that report tomorrow. Ms. Matthews asked regarding septic versus sewer. She understands that sewer is not feasible in the area. She wanted to make sure that where there are existing things and other things, the applicant would have to go back through that. She asked if anything has been done on that. Mr. Mills said there was a lot of coordination as it relates to utilities. They worked with DEP and Indian River County, and both agencies determined that it was not feasible, and neither wanted them to proceed with hooking up to sewer. So, the next step would be a permit through the contractor once they get through this part, and PLANNING AND ZONING COMMISSION MINUTES OF REGULAR MEETING JAN UARY 18, 2024 the building permit would be a Department of Health septic and drain -field permit for the new construction. Ms. Matthews asked if St. John's is involved with that as well for the wetlands. Mr. Mills said they do not have wetlands on site; they have a pond on site. It is just an open, existing pond that they are modifying. Ms. Kautenburg opened the meeting for anyone who would like to speak in favor of this application. Helene Caseltine is the Vice President of the Economic Development for the Indian River Chamber of Commerce. She said her organization has been working with Mr. Robb since last summer. She said they are thrilled that Mr. Robb has decided on Sebastian for his new operations. While 24 jobs may not sound like a lot, that is our niche here in Indian River County, and those are the kinds of businesses that grow here, and they are good - paying jobs. She, for the record, wanted to show their organization's support for this project and thanked the commissioners and the Planning Department as well. There being no one on Zoom who wished to speak in either opposition or in support of this project, Ms. Kautenburg called on anyone in chambers who wished to speak against this project. There was no one. Ms. Kautenburg asked if either the applicant or staff had anything to add to the summary. Ms. Bosworth addressed utilities. Because sewer is not available, and they will be able to get a septic permit, water was a concern. As she noted in the report, to meet some of the compliance code, they will have to have a fire sprinkler system. Bringing the water down in this area was a great cost. Working with the City, there is actually going to be a mini water tower on the site that will hold the water so that it is able to meet the sprinkler requirements to meet the fire code. Ms. Bosworth stated that staff recommends approval. Ms. Kautenburg called for deliberations by the commissioners. Mr. Carter asked Mr. Robb what kind of price point he is looking for. Ms. Cockroft stated he does not have to answer that at this point. He can if he wants, but we are beyond commissioners' questions. So, it would be up to the applicant if he wants to answer that question. There being nothing further, Ms. Kautenburg called for a motion. A motion to accept the site plan major modifications for Crail Manufacturing, Phase 2 -- 7756 130th Street -- 40,000 square foot warehouse building with associated site improvements -- Heavy Industrial Land Use, Industrial Zoning District, to include the four PLANNING AND ZONING COMMISSION MINUTES OF REGULAR MEETING JAN UARY 18, 2024 PAGE 7 recommendations that staff has entered into the Minutes, was made by Mr. Carter and seconded by Ms. Lorusso. Roll Call: Ms. Kinchen -- Yes Ms. Kautenburg -- Yes Mr. Roberts -- Yes Vote was 6-0 in favor. Motion carries. VIII. Unfinished Business -- None IX. New Business -- None X. Ad'lourn Ms. Lorusso -- Yes Mr. Carter -- Yes Ms. Matthews -- Yes There being no further business, Ms. Kautenburg adjourned the meeting at 6:27 p.m. in 19