HomeMy WebLinkAbout2004 Ashbury Preliminary Dev Plan PUD Approval Application Staff Rpt2.
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Growth Management Department
Preliminary Development Plan
Planned Unit Development
Approval Application Staff Report
Project Name: Ashbury Subdivision
Requested Action: Preliminary Development Plan Approval
Project Location
a. Address: North of Sebastian Elementary and south of Main Street.
b. Legal:
C. Indian River County Parcel Number: 31-39-06-00000-5000-00014.0
31-39-06-00000-5000-00015.0
Project Owner: Snook Properties, LLC
696 Shady Grove Road
Coffee Springs, AL 36318-4644
5. Project Agent: The Coy A. Clark Company
c/o Schulke, Bittle & Stoddard, LLC.
1140 7t' Court, Suite F
Vero Beach, Florida 32960
(772) 770-9622 fax: (772) 770-9466
6. Project Engineer: Same as Agent
7. Project Surveyor: Houston & Bryant Land Surveying
9436 U.S. Highway 1
Sebastian, Florida 32958
(772) 388-8603 fax: (772) 388-8604
8. Project Description
a. Narrative of proposed action: The Coy A. Clark Company requested
a large-scale land use map amendment for a 56+/- acre tract of land
situated along Powerline Road north of Sebastian Elementary School and
south of Main Street adjacent to Sebastian Highlands Unit 1. The current
land use designation for this parcel of land is L-2 (Residential 6units/acre
(County)), while the current zoning is A-1 (Agricultural 1 unit/acre). The
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Coy A. Clark Company is requesting annexation of said parcel with a land
use of LDR (Low Density 5 units/acre) and corresponding zoning of PUD-
R (Planned Unit Development — Residential). The property is currently
undeveloped, undisturbed land proposed for development of 195 single-
family residential homes, for a density of 3.47 units/acre, well below the 5
units/acre permitted under the LDR designation or the 6 units/acre
currently permitted within the existing L-2 (County) designation. The
proposed project also includes improving Powerline Road from the
subdivisions western access point north approximately 570'+/- to the
north property boundary. Pelican Isles lies immediately north, and said
project will include improvements to Powerline from Main Street south to
the Ashbury Subdivision. In addition, the primary subdivision access
point will be via the proposed extension of South Wimbrow from
Sebastian Boulevard on a northwesterly direction to the southeast corner
of Ashbury.
The developer agreed to a restrictive covenant limiting the subject
development to 3.50 units/acre as suggested by City Council during the
March 24th Council meeting.
Current Zoning: PUD-R
Site Characteristics
(1) Total Acreage:
(2) Current Land Use(s):
(3) Soil:
(4) Vegetation:
(5) Flood Hazard:
(6) Water Service:
(7) Sanitary Sewer Service:
(8) Parks:
(9) Police/Fire:
Preliminary Development Plan criteria
56.25 acres
Vacant
Immokalee, Myakka, Pomello
Oaks, Palms, Palmettos, Pines
Zone X
Indian River County Utilities
Indian River County Utilities
North County Park -'/4 mile
Sebastian Police — .5 miles
Indian River Fire — 1.5 miles
a. Compliance with subdivision regulations. Yes
b. Compliance with zoning regulations. yes
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(1) Modified building setbacks.
(a) Privacy: provided
(b) Light and air: provided
(c) Use: provided
(d) Building Configuration: provided
(e) Fire exposure: provided
(2) Required perimeter building setback: provided
(3) Modification in minimum lot size in single-family district.
(a) Design: provided — the developer proposes lots ranging in
size from 55 x 110 to 65 x 130, which is a departure from
the standard Sebastian Highlands lot of 80 x 125.
(b) Use of open space: provided — public space surrounding
retention lakes; and a community recreation tract proposed.
(c) Compliance with other preliminary development plan
requirements: provided
10. Contents of Preliminary Development Plan:
a. Written material:
(1) Development schedule: provided
Phase Start Date
Phase I June 2004
Phase II June 2005
(2) Quantitative data.
(a) Total number of dwelling units by type:
195 — single-family homes.
(1) Total parcel size:
56.25 acres
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(c) Proposed lot or building site coverage by buildings and
structures:
provided — see attached preliminary development plan.
(d) Proposed lot or building coverage by impervious
surfaces, other than buildings and structures:
provided — see attached preliminary development plan.
(e) Residential Density
3.47 unitslacre
(f) Proposed amount of open space:
recreation tracts
= 3.05 acres
lake area
= 5.63 acres
preservation tracts
= 6.16 acres
wetland areas
= 3.33 acres
other areas
= 12.7 acres
total open space = 33.87 acres = 60.1 %
Total green area exceeds the 50% minimum required per
land development regulations.
(g) Proposed amount of public lands including all
dedicated rights -of -way, easements, and other lands
dedicated for public facilities and services:
10.69 acres = 15.9%
(3) Updated Environmental impact statement:
The following excerpts are from an Environmental Site Assessment
prepared by G. K. Environmental for Coy A. Clark dated May 2003.
Three isolated wetlands exist on site. The wetlands have been
flagged and verified by the St. Johns River Water Management
District (SJRWMD). The wetlands are isolated from waters of the
state and should not require an Army coprs of Engineers permit to
impact. However, the wetlands area II over .5 acres in size and a
SJRWMD permit and mitigation will be required if these wetlands
are impacted. Additinally, the SJRWMD will require an upland
buffer (15-25 feet to be preserved surrounding the wetland area or
mitigated for secondary impacts as a result of loss of buffer.
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No Florida scrub jays were observed within the project boundaries
during the five-day survey of the subject development.
No other endangered and/or threatened species or significant and
viable associated habitat(s) were observed or appear to exist within
the project boundaries, except for the potential existence of the
eastern indigo snake.
One "Species of Special Concern" exists on the subject site,
which is the gopher tortoise. Fifteen (15) gopher tortoise burrows
were identified during the site inspections. No inactive burrows
were observed. A state regulatory gopher tortoise "Incidental
Take" permit will be required prior to permitted land clearing
activities.
(4) Public facilities impact statement: Ashbury Subdivision PUD will
connect to both public water and sanitary sewer facilities with
service provided by Indian River County.
(a) Quantity of wastewater generated; Wastewater
generated will be at 250 G.P.D. per unit (195) 50,875
G.P.D.
(b) Description of proposed recreational facilities;
Recreation amenities include Children's playground,
walking trails through preservation areas, and passive
open space amenities.
(c) Quantity of potable water required; Potable water will
be 250 G.P.D. per unit (195) 50,875 G.P.D.
(d) Estimated number of school age children expected
within the development: Estimated 2 children per
household = 390 children — this figure is based on
historical averages.
(e) Estimated property tax and/or sales tax revenue
generated by the project by phase; and
$2,500 per unit x 195 units = $487,500.00
(f) Any other positive or negative public facility impact.
In addition, the statement shall also include all public
facilities impact information that may be submitted as
part of the Development of Regional Impact (DRI)
review process, as applicable. Ashbury Subdivision
PUD will connect to both public water and sanitary sewer
facilities with service provided by Indian River County.
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(5) Additional information: none
b. Graphic element of development plan.
(1) Plat and site plan.
(a) Proposed name of the PUD, title of map, name of city,
and description of section, township and range.
provided
(b) Name and address of record owners, applicant, and
person preparing preliminary development plan.
provided
(c) The locations and names of abutting subdivisions and
the names of owners of record of adjacent acreage.
provided
(d) Date, north arrow and graphic scale acceptable to the
city engineer. provided
(e) Legal description and survey of the proposed PUD
boundaries made and certified by a Florida registered
land surveyor. provided
(f) Proposed lot or building site lines with dimensions,
setbacks, and landscaped yards. Location and floor
area size of all existing and proposed buildings,
structures and other improvements. Designation of all
dwelling unit types and number of units. Net
residential density calculations. Plans for
nonresidential uses shall include the square footage
allocated to each respective use. Provided on
submitted survey.
(g) Any desired changes from the underlying zoning
regulations, and the boundaries of underlying zoning
districts. N/A
(h) Location, name and dimensions of all existing and
proposed dedicated public lands and the conditions of
such dedication. provided
(1) The width and location of any street or other public
way shown upon the comprehensive plan within the
PUD and the proposed width, location and grade of all
streets or other public ways proposed by the
applicant. provided
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(j) Location of closest available city water supply system
and proposed preliminary design for water service
improvements, including proposed level of service,
general location of facility improvements, and
schematic drawings as required by the city engineer.
The final construction drawing shall not be required
prior to preliminary plan approval, but shall be
required prior to commencement of the installation of
such improvements. provided
(k) Area in square feet of each lot or building site, to be
indicated in a rectangle within each lot or building
site. provided on the preliminary development plan.
(I) Typical cross -sections of proposed streets, sidewalks,
canals and ditches and other proposed improvements.
Provided — contained within preliminary development plan.
(m) Location of proposed wastewater collection system
and proposed preliminary design of wastewater
collection improvements, including proposed location
of improvements, level of service proposed, and
schematic drawings as required by the city engineer.
Final construction drawings shall not be required prior
to preliminary development plan approval, but shall be
required prior to commencing the installation of such
facilities. provided
(n) Location of proposed improvements for collecting and
discharging surface drainage and the preliminary
design of such facilities, including the proposed level
of service, and schematic drawings as required by the
city engineer. Final construction drawings shall not
be required prior to preliminary development plan
approval, but shall be submitted prior to commencing
the installation of such facilities. provided
(o) Location and preliminary design of proposed bridges
or culverts which may be required, including the type
of facility and general level of service as well as
schematic drawings as required by the city engineer.
Final construction drawings shall not be required prior
to preliminary development plan approval, but shall be
required prior to commencing the installation of such
improvements. provided
tl
(p) Proposed locations and preliminary designs for
sidewalks, curbs, storm drainage facilities, water
mains, sanitary sewers, fire hydrants, and flow
facilities. provided
(q) Location and width of proposed permanent utility
easements. The easements shall provide satisfactory
access to existing rights -of -way or other open space
shown upon the tentative PUD plat. Permanent
drainage easements shall also be shown. provided
(r) Where the tentative PUD plat covers only a part of
contiguous rear property owned by the applicant, a
master phasing plan shall also be required unless the
application certifies that the remaining real property
shall be developed independently of the proposed
PUD plat. NIA
(s) The proposed treatment of the perimeter of the PUD
plat, including material and techniques used, such as
landscape, fences and walls for screening and
buffering. provided
(2) General appearance.
(a) Floor plans and square footage of all multifamily and
nonresidential buildings and structures: N/A
(b) Elevations, sections and/or perspectives: N/A
{3) Dedication or reservations of land for public use: provided
(4) Vehicular, Pedestrian and bicycle circulation and parking:
provided
(5) Open space and landscape plan: not provided
(6) Information concerning adjacent lands.
(a) Existing land use: provided
(b) Zoning classification: provided
(c ) Circulation system: provided
(c) Density: provided
(e) Public facilities: provided
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(d) Unique natural features: provided
11. Site plan review standards: N/A
12. Other Matters:
13. Analysis: The Coy A. Clark Company is requesting a large-scale land use map
amendment for a 56+/- acre tract of land situated along Powerline Road north of
Sebastian Elementary School and south of Main Street adjacent to Sebastian
Highlands Unit 1. The current land use designation for this parcel of land is L-3
(Residential 6units/acre (County)), while the current zoning is A-1 (Agricultural 1
unit/acre). The Coy A. Clark Company is requesting annexation of said parcel with
a land use of LD (Low Density 5 units/acre) and corresponding zoning of PUD-R
(Planned Unit Development — Residential). The property is currently undeveloped,
undisturbed land proposed for development of 195 single-family residential homes,
for a density of 3.47 units/acre, well below the 5 units/acre permitted under the LD
designation or the 6 units/acre currently permitted within the existing L-3 (County)
designation. The proposed project also includes improving Powerline Road from
the subdivisions western access point north approximately 570'+/- to the north
property boundary. Pelican Isles lies immediately north, and said project will
include improvements to Powerline from Main Street south to the Ashbury
Subdivision. In addition, the primary subdivision access point will be via the
proposed extension of South Wimbrow from Sebastian Boulevard on a
northwesterly direction to the southeast corner of Ashbury.
Additionally, the developer agreed to a restrictive covenant limiting the subject
development to 3.50 units/acre as suggested by City Council during the March 24t�'
Council meeting.
14. Conclusion: The proposed PUD-R preliminary development plan is in compliance
with the Code of Ordinances, Comprehensive Plan and Land Development
Regulations.
15. Recommendation: Staff recommends approval of the Ashbury PUD-R preliminary
development plan.
PR6KARED BY DATE
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City of Sebastian
1225 MAIN STREET 0 SEBASTIAN, FLORIDA 32958
TELEPHONE f3frl'}-5i ❑ FAX ff-p6t) 589-2566
772- -599- 5518 77 Z
Growth Management Department
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