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HomeMy WebLinkAbout01-16-2025 PZ MinutesCITY OF SEBASTIAN PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY MINUTES JANUARY 16, 2025 Call to Order -- Chairperson Kautenburg called the meeting to order at 6:00 p.m. Pledge of Alleaiance -- was recited by all. III. Roll Call Present: Mr. Roberts (a) Ms. Lorusso C Ms. Matthews Ms. Battles p Ms. Kautenburg Ms. Kinchen N Mr. Carter Mr. Reno (a) U3 p Absen 1 E ~ Ms. Geesey -- Excused � A Also Present: 2i Jennifer Cockcroft, City Attorney M c: o 0 Alix Bernard, Community Development Director �a Dorri Bosworth, Community Development Manager CO N Joseph Perez, AV Technical Assistant Janet Graham, Technical Writer IV. Announcements and Aaenda Modifications a w Ms. Kautenburg announced that Commissioner Cindy Geesey has been excused from tonight's meeting, and Mr. Christopher Roberts will be voting in her place. V. Approval of Minutes All commissioners having indicated that they had reviewed the Minutes of October 3, 2024, Ms. Kautenburg called for a motion. A motion accepting the Minutes of October 3, 2024 as presented was made by Ms. Lorusso, seconded by Ms. Kinchen, and approved unanimously via voice vote. VI. Local Plannina Aaencv (LPA) Public Hearinas A. Public Hearing -- Recommend to City Council -- Small Scale Comprehensive PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 2 MINUTES OF REGULAR MEETING JANUARY 16, 2025 Plan Future Land Use Map Amendment -- St. Lucie Development Corporation, Applicant -- AN AMENDMENT TO THE COMPREHENSIVE PLAN FUTURE LAND USE MAP FOR PROPERTY CONTAINING 3.96 ACRES LOCATED NORTH OF DAY DRIVE, SOUTH OF SPRING VALLEY AVENUE, WEST OF ALEXIS STREET, AND EAST OF SCHUMANN WATERWAY, OR SPECIFICALLY TRACT N, SEBASTIAN HIGHLANDS UNIT 17. THE EXISTING LAND USE DESIGNATION IS INST (INSTITUTIONAL), AND THE REQUESTED LAND USE IS LDR (LOW DENSITY RESIDENTIAL, 5 DU/ACRE). Ms. Bernard reviewed that this is a public hearing for consideration and recommendation to City Council of small-scale comprehensive plan, future land use amendment, St. Lucie Development Corporation, Applicant, and Amendment to the Comprehensive Plan Future Land Use Map for property containing 3.96 acres located north of Day Drive, South of Spring Valley Avenue, west of Alexis Street, and east of the Schumann Waterway, or specifically Tract N, Sebastian Highlands Unit 17. The existing land -use designation is Institutional (INST), and the requested land use is LDR (Low Density Residential, five dwelling units per acre. Ms. Kautenburg reviewed the rules for a public hearing, and she thanked everyone for attending. Public Input is five minutes per individual. However, if there is something that is extremely urgent, by a majority vote of the Committee we could extend the time. Ms. Kautenburg called on the applicant to make his presentation. Wesley Mills, with Mills, Short & Associates introduced himself. He is the agent for the landowner/applicant. He made a brief presentation, one part being the land use hearing, and then after that, he stated that he would get into zoning. He identified the location of the map that was shown on the screen. He stated this is a site just shy of 4 acres. Reference is tract N. The reason the site is referred to as tract N is because it was plated back with Sebastian Highlands in the 1970s as part of the General Development Corporation's plat. He described all of the surrounding tracts. This is the plat from the 1970s from General Development Corporation/Sebastian Highlands, and tract N is highlighted in a pinkish color on the map. Mr. Mills stated the current land use for the site is Institutional. It is blue, and to the north and the south is low -density residential land use. Just to the west of this site there is medium -density residential separated by the Schumann Waterway. He discussed the allowable uses under the current zoning. There is only one allowable use for the site, and that is parks and around those institutional type uses such as churches, schools, etc. It does not allow for some accessory uses to those recreational facilities. There are about a dozen conditional uses that are allowed on the site, most of those revolving around residential uses surrounding PLANNING AND ZONING AGENCY/LOCAL PLANNING AGENCY PAGE 3 MINUTES OF REGULAR MEETING JANUARY 16, 2025 this site. The compatible zoning districts for this land use change that his client is requesting is RS-20, RS-10, and PD Residential, which are allowable zonings per the Comp Plan. He is going to be requesting tonight RS-10. He reviewed some characteristics of the site. He indicated that RS-10, low -density residential, allows up to five units per acre. So, for a site that is approximately four acres, that would allow for approximately 19 units. He stated that this is a little misleading because you cannot get 19 units on the site meeting the 10,000 square foot minimums for the zoning regulations. Assuming the applicant is successful in all of the hearings, his client would like to do seven large estate lots for custom residential houses. There are public facilities, water and sewer, available and front the site. He stated that as part of this plan, the applicant would be coming in with lots that are anywhere from 35,000 square feet to the smallest being 15,000 square feet. As far as the traffic demand for that site, when looking at seven units, that would generate approximately 66 additional trips on the road network. He stated that the City does not warrant a traffic study until you get to about 400 trips per day. He pointed out the infrastructure that is in place as displayed on the map. The applicant believes there are adequate public facilities to handle the additional units. He further reviewed what is on the aerial view of the map. He then stated that he will answer any questions anyone may have. Ms. Kautenburg called for staff presentation. Ms. Bernard reviewed the history of the application for the future land use and rezoning of this 3.96 acres. In doing the analysis and looking at the surrounding already developed subdivision to the south and to the west. The request appears reasonable, and staff supports the request. Ms. Kautenburg called for public input. She explained the rules and parameters for anyone giving public input. Steve Rice, 128 Day Drive, Sebastian -- He asked why the City would consider taking what he would consider open space. When he purchased his home, he was told what that -lot was, and now plans are to turn that into residentialwhentherearealready 200 homes being built on the other side of the canal by the same owner, he assumes. There is very little buffer between Day Drive, that subdivision, and the new one going in. Now you are going to turn that into more homes, and that does not make any sense to him. He reviewed that gopher turtles are in and out of that land all the time, as well as all kinds of different wildlife. He is firmly against this proposed project. Scott Leitgeb, 101 Day Drive, Sebastian -- He and his wife bought their home a little over 30 years ago. They love the area. He is happy that there are not going to be high - density homes built on the subject property. Michelle Soto, 132 Day Drive, Sebastian -- She lives directly across from where this development will be built. She asked what the timeline for the project is, and how is that PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 4 MINUTES OF REGULAR MEETING JANUARY 16, 2025 going to work with the larger project being built on Spring Valley. That may be a lot of construction going on, perhaps all at one time. Ms. Kautenburg said that question will be answered for her. Steve Rice -- He has a question about the street that crosses the canal. There used to be a culvert that was torn out of there sometime ago. He asked if there is a proposal to make that road an access to the new section of the development. He stated that that will be an impact on the nice quiet street. When that road gets opened up, it is no longer going to be a peaceful walking road, but a through road with a lot of traffic that is not currently there. Ms. Kautenburg said that question will be answered. Ms. Kautenburg called on staff for its summary. Ms. Bernard stated that the proposed 3.96 acres is looking at making a future land -use change from Institutional to Low -Density Residential. Staff has nothing further to add. Ms. Kautenburg asked Mr. Mills if he would like to address some of the concerns of the public. Mr. Mills said he understands the neighbors' concerns. He stated that this is not the same owner as the residential portion to the north. Also, the residential portion to the north is not 200 units. He estimated it is closer to 99 units. He is aware that it would require a conditional use approval by this Board. As the property stands, there are some development rights as it sits now that fall more towards the institutional type uses which the applicant does not feel would be in the best interests of the neighbors as well. He went on to describe some of those uses, things that would generate a lot more impact on the neighborhood. As far as timeline, the applicant does not have a definitive timeline presently for the project. They are looking to get through this process tonight. In talking with the property owner, Mr. Mills believes that he has the intent to move forward rather quickly assuming he is successful. He added that the construction of this project will be a lot less intrusive and demanding on the streets and traffic, etc. than the larger -scale development that is happening to the north. These houses are not all going to be built at once. They may not necessarily be speculative -type homes, so it would be perhaps one at a time as they are sold to the individual homeowners. Ms. Kautenburg closed the hearing, and she called for the Commission's deliberations and action. Mr. Carter -- He knows it is speculative at this point, but he asked if there has been any thought as to what the projected values of the homes being built are going to be for this project. Mr. Mills estimated that those values will be somewhere north of $500,000, which is his opinion. Ms. Cockcroft reminded everyone that that is not one of the considerations. PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 5 MINUTES OF REGULAR MEETING JANUARY 16, 2025 Ms. Lorusso -- She stated that, considering some of the uses that are institutional land uses that could possibly be put there, she thinks that five to nine homes would be less intrusive on the neighbors. Ms. Battles -- Asked if the number of lots where the applicant is planning on constructing these homes would constrain the roadway frontage. Mr. Mills said the applicant wanted to keep the project simple. Ms. Battles asked if some of the lots would potentially be accessed from Alexis Street. Mr. Mills stated there are two lots on the conceptual site plan that he has that would front Alexis, yes. Ms. Kautenburg -- Opined that many of the institutional uses would have a significantly more deleterious effect on the neighborhood, and she gave examples of some of those uses. There being no further questions/comments, Ms. Kautenburg called for a motion. A motion approving the request for change of future land use map containing 3.96 acres located north of Day Drive, south of Spring Valley Avenue, west of Alexis Street, and east of the Schumann Waterway, or specifically tract N, Sebastian Highlands, Unit 17 from Insitutional to Low Density was made by Ms. Battles and seconded by Mr. Carter. Roll Call Ms. Kinchen -- Yes Ms. Battles -- Yes Ms. Kautenburg -- Yes Mr. Roberts (alternate) -- Yes Vote was 7-0 in favor. Motion passes. Ms. Matthews -- Yes Ms. Lorusso -- Yes Mr. Carter -- Yes VII. Plannina and Zoning (P & Z) Commission Quasi -Judicial Hearino A. P & Z Quasi -Judicial Public Hearing -- Recommendation to City Council -- Request for Rezoning -- St. Lucie Development Corporation, Applicant AN AMENDMENT TO THE CITY'S ZONING MAP FOR PROPERTY CONTAINING 3.96 Acres LOCATED NORTH OF DAY DRIVE, SOUTH OF SPRING VALLEY AVENUE, WEST OF ALEXIS STREET, AND EAST OF THE SCHUMANN WATERWAY, OR SPECIFICALLY TRACT N, SEBASTIAN HIGHLANDS UNIT 17, THE EXISTING ZONING DESIGNATION IS PS (PUBLIC SERVICE) AND THE REQUESTED ZONING IS RS-10 (RESIDENTIAL, SINGLE- FAMILY.) PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 6 MINUTES OF REGULAR MEETING JANUARY 16, 2025 Ms. Kautenburg asked if any of the commissioners have had any ex-parte communications regarding this project such as conflicts or site visits. There being none, Ms. Kautenburg called for the applicant's presentation. Mr. Mills, presented a few slides as they relate to the rezoning application. He explained the zoning map and described each section and called for any questions or comments. There being none, Ms. Bernard made the staffs presentation. Ms. Bernard identified the rezoning application, and that the applicant has requested a change from Public Service to RS-10 (Single -Family Residential). In staffs analysis, this projected plan is compatible with the existing surrounding neighborhood. She called for any questions or comments. There being no questions from the Board members, Ms. Kautenburg called for input from the public. Seeing none, Ms. Kautenburg called for a motion. A motion approving the recommendation to City Council of the zoning change for Tract N, Sebastian Highlands, Unit 17 was made by Ms. Kinchen and seconded by Mr. Carter. Roll Call Ms. Lorusso -- Yes Mr. Roberts (alternate) -- Yes Ms. Battles -- Yes Ms. Matthews -- Yes Vote was 7-0 in favor. Motion passes. Vill. Unfinished Business -- None Ms. Kinchen -- Yes Mr. Carter — Yes Ms. Kautenburg -- Yes IX. New Business: -- Election of Chairperson and Vice -Chairperson Ms. Lorusso nominated Ms. Kautenburg for Chairperson. Mr. Carter seconded that nomination. Ms. Kautenburg accepted the nomination. There being no further nominations, Ms. Kautenburg was unanimously elected Chairperson of the Planning and Zoning Commission for the next year. Ms. Lorusso nominated Ms. Kinchen for Vice -Chairperson. Mr. Carter seconded that motion. Ms. Kinchen accepted the nomination. There being no further nominations, Ms. Kinchen was unanimously elected Vice -Chairperson of the Planning and Zoning Commission for the next year. PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 7 MINUTES OF REGULAR MEETING JANUARY 16, 2025 X. Adjourn There being no further business, the meeting was adjourned by Ms. Kautenburg at 6:34 p.m. A