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HomeMy WebLinkAbout08-07-2025 PZ MinutesCITY OF SEBASTIAN PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY MINUTES AUGUST 7, 2025 Call to Order -- Chairperson Kautenburg called the meeting to order at 6:00 p.m. II. Pledge of Alleqiance -- was recited by all. III. Roll Call Present: Mr. Roberts (alternate) Ms. Matthews Ms. Kautenburg Mr. Carter Absent Ms. Battles Also Present Ms. Lorusso Mr. Reno (alternate) f Ms. Kinchen i Ms. Geesey I, C.0 m CNQ�� OL E Jennifer Cockcroft, City Attorney r A` Alix Bernard, Community Development Director COO � Dorri Bosworth, Community Development Manager �( Jim Mann, Principal Planner CO C Michelle Faulkner, Senior Planner r...� C o 0 Joseph Perez, AV Technical Assistant C a CL a Janet Graham, Technical Writer 45 rzj d E IV. Announcements and Agenda Modifications: Ms. Kautenburg announced that Ms. Battles is excused from tonight's meeting, and the alternate member, Mr. Roberts, will be voting in her place. V. Approval of Minutes All commissioners having indicated that they have reviewed the Minutes of May 15, 2025, Ms. Kautenburg called for a motion. A motion accepting the Minutes of May 15, 2025 as presented was made by Mr. Carter, seconded by Ms. Matthews, and approved unanimously via voice vote. VI. Local Planning Agencv (LPA) Public Hearinqs -- None VII. Planninq and Zoninq (P&Z) Commission Quasi -Judicial Hearings PLANNING AND ZONING COMMISSION&OCAL PLANNING AGENCY PAGE 2 MINUTES OF REGULAR MEETING AUGUST 7, 2025 Quasi -Judicial Public Hearing -- Site Plan Redevelopment + Waiver Request -- Big Dan's Car Wash -- 1979 U.S. Highway #1 -- 3,582 SF Tunnel Car Wash Building with Accessory Vacuum Stations along with Associated Site Improvements -- RMU (Riverfront Mixed Use) Land Use, CR (Commercial Riverfront) Zoning District -- Waiver from Riverfront Overlay District Foundation Planting Requirements The City Attorney read the item into the record. Ms. Kautenburg inquired whether any of the commissioners have had any ex-parte communications, conflicts, or site visits. There were none. Those who would be testifying were sworn in. Ms. Kautenburg called on the applicant for his presentation. Jason Sheridan of Pennoni Associates, Inc., representing Big Dan's Car Wash showed a Power Point Presentation about the project. (SEE ATTACHED). He stated the site is almost 1.25 acres south of the Walmart site. It is part of the Commercial Riverfront Zoning District. He stated that there are about 22,000 vehicles of daily traffic along US 1. Mr. Sheridan called attention to the site plan on the screen. Site access is going to be from the southwest on Jackson Street. That is where the entrance is going to be located, circulating counterclockwise northwest around the site and exiting to the Walmart parking lot to US 1. It was previously a drive -through bank. Weekly average daily traffic was reduced by about 100 trips and peak hours by about 13. So, the site can support the traffic. There are 12 queueing spaces as shown to the left of the page, coming though the existing driveway, 5 parking stalls for general parking with one ADA accessible, 19 vacuum stalls, which was reduced by approximately 12 since the last presentation. Utilities are available -- water, sewer, stormwater, and power currently serve the site. The existing stormwater pond is shown on the top left and is going to be altered slightly, but for the most part remaining. The exit is the existing driveway to the top of the drawing. Traffic would flow counterclockwise from the bottom to the top. He also described the architectural plans which are in compliance with the Riverfront Overlay District which were mounted on the screen. He pointed out photos of sample sites of the applicant's other car washes. He called for questions or comments. There were none. Ms. Bosworth presented the staff report. This is a site at 1979 US 1. It is adjacent to Walmart near the Murphy gas station. It is a redevelopment of the site. There is an existing bank building that was built in 1999. She estimated that bank was only open for three or four years. That site has literally sat empty for 20 years. She stated the site plan is consistent with the Comprehensive Plan, the Land Development Code, and the Riverfront Overlay District. She stated that the car wash itself is a use that is not in our code. It is not a permitted or a conditional use within this zoning district, and as such, the car wash had to get a special use permit, which went before this commission with a PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 3 MINUTES OF REGULAR MEETING AUGUST 7, 2025 recommendation to City Council. Staff also reviewed the plan regarding the waiver that they are asking for. The Overlay District requires landscaping for the perimeter buffer, in addition to landscaping requirements for open space, for the number of car spaces you have, and, for what is unique to the Riverfront Overlay District, there are very specific requirements for landscaping up around the building --canopy trees, some under -story trees —not as many as are required in the perimeter, but there is this extra requirement. Staff is okay with the proposed landscape plan, as it meets the code close enough, even with the waiver, and staff is recommending approval of the waiver. Ms. Bosworth reviewed some of the additional considerations: A. The Special Use Permit for the car wash use was approved by City Council on June 26th, 2024 via Resolution R-24-28 with the following three conditions of approval: 1. Industry standard recommended noise reduction measures as required for the car wash equipment. 2. All existing specimen oak trees and cabbage palms located on the site, specifically including those trees already located within the 10-foot perimeter landscape buffers, shall be preserved. All trees located outside and adjacent to the property boundary lines shall be protected during construction with tree protection measures detailed on the site plan. 3. The Special Use Permit will expire three (3) years from the date of approval if construction of the facility has not yet begun. She disclosed that the applicant submitted details on a proposed noise -reducing fan that will be installed in the tunnel equipment. Installation details will be verified when the building is applied for; and that the landscaping plan indicates that all the required trees have been preserved in the perimeter and the plan provides details on the preservation measures for both existing trees being saved and off -site trees along the boundary lines; and that the Special Use Permit has not yet expired. She also explained that when World Savings Bank applied to FDOT for a driveway off of US Highway #1, they were denied because of the proximity to the existing Walmart/Murphy Oil entrance. As such, an agreement with Walmart was made for access easements through their parking area in exchange for certain restrictions of use on the bank property. She further stated that the building elevations have been provided with information regarding proposed colors for the roof and walls, with those colors being generated by the architect's computer to be as close to the actual roof and paint product. The initial proposed color was "Royal Blue" but has since been revised to "Ultramarine PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 4 MINUTES OF REGULAR MEETING AUGUST 7, 2025 Blue," although the elevations presented appear to still be the original blue. Royal Blue is not an approved color within the Riverfront Overlay District. Because of the size and amount of roofing material, staff would like to verify the color from a product sample or color brochure directly from the manufacturer before building permits are applied for. Staff opines that the site plan presented to the Commission meets the Comp Plan, Land Development Code, and Riverfront Overlay. We recommend approval, including the waiver with the one condition noted on page 8 about the manufacturer sample Ms. Kautenburg called on the Commissioners who have questions for staff or the presenter. Mr. Carter commented that the World Bank was a single -purpose building; now we are looking at coming back with another single -purpose building. If things do not work out, it will stay vacant probably fora long time. He also noted that, in the documentation that was submitted, there is going to be a license plate reader. He is curious as to why that is necessary. Another concern he has is the proposed building is somewhat nautical. He feels that there should be more emphasis on the fishing village/nautical theme that we have mandated in the riverfront area. Mr. Sheridan said the license plate reader is for memberships. There is an option for monthly memberships and fleet memberships, so the license plate reader links the car to the member in the monthly memberships. Mr. Carter said all his memberships had a decal on the front that read back. Ms. Cockcroft states that we are getting into business model matters. That is their business model, so it is not really criteria for consideration. As to the architectural design, the staff may be able to address that at some point. Ms. Bosworth said that the fishing village matter could be part of your motion. If there is some additional hardscaping or something that you would like added, that can be your consideration and part of your motion. Ms. Geesey said she had a car wash membership for years, and they do it by license plate readers. Ms. Kinchen has concern about reducing the buffer to five feet, but that was answered completely. Ms. Bosworth said not putting anything there and not having any landscaping along the building, that would be a definite concern. However, they are putting in some understory and there will be some decorative plantings and shrubs. So we will get some landscaping up against the north side of the building. PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 5 MINUTES OF REGULAR MEETING AUGUST 7, 2025 Ms. Matthews said she would like to see the actual colors that are proposed because she does not particularly think the colors on the drawing are what we are looking for. Mr. Roberts commented that he is glad the oak trees are going to be preserved. Ms. Kautenburg said she does appreciate having the proposed colors verified. She also commented that the people who choose to use that area of Walmart's parking lot as a free campground will no longer feel comfortable doing that. Ms. Kautenburg opened the public hearing for anyone who wishes to come forward and testify in favor of the request. There was no one. She then asked for anyone who is opposed to the request to come forward and testify in opposition to the request. There was no one. Ms. Kautenburg asked if the applicant had anything further. Mr. Sheridan said no, he did not. Ms. Kautenburg called on staff to summarize. Ms. Bosworth stated that, for the record, staff recommends approval of both the waiver request and the site plan with the condition noted in the staff report. Ms. Kautenburg called for a motion. A motion approving the redevelopment of the vacant World Savings Bank site that will include demolition, a new 3,582 square foot car wash building with 20 vacuum spaces in addition to required parking spaces, improvements to landscaping, utilities and stormwater also, approval of the waiver request from the Riverfront Overlay District regarding to required foundation landscaping, including the staff recommendations for Item 1 in their recommendations, also with adding a more nautical fishing village theme, something on the order of the other businesses along the corridor there, was made by Mr. Carter and seconded by Ms. Geesey. Ms. Bosworth wanted to clarify, since both the applicant and engineer are here, what staff was looking for probably to include in the motion, if it does get approved, a revised landscape sheet that would show possibly some additional hardscaping, possible nautical roping, a possible anchor —maybe something that could possibly be added around the signage. She stated the staff will work with the applicant. Roll Call Ms. Kinchen Yes Ms. Kautenburg Yes Ms. Geesey Yes PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 6 MINUTES OF REGULAR MEETING AUGUST 7, 2025 Mr. Roberts (a) Yes Ms. Lorusso Yes Ms. Matthews Yes Mr. Carter Yes Vote was 7-0 in favor. Motion passes. Ms. Kautenburg commented that she appreciated very much the detail that the commissioners were given on this project. Vill. Unfinished Business -- None IX. New Business -- None X. Adiourn There being no further business, Ms. Kautenburg adjourned the meeting of 6:24 p.m. Louise Kautenburg, Chairperson j9 Date: 8/27/2025 BIG DAN'S CAR WASH Pe -7 nnoni JA - DanA's 'gi Da n 1979 US HWY-1 SEBASTIAN, FLORIDA or, WALMART SUPERCENTER N A • +/- 1.16 Ac Site South of Walmart Supercenter Center of Commercial Riverfront (CR) Zoning District • +/- 22,600 VPD AADT along US-1 A 8/27/2025 ,ry. EXISTING ACCESS DRIVE ' (WALMART ' AGREEMENT) C` s Y—C U • Site access from Walmart Parking Lot. • Site surroundings can support traffic demand. Vehicular Trip Generation Table Rf IAHDUSF SATURDAYPEAR WEEKDAY III"EDRIOHI HOUR ADT 912-DdY.• ■.*(E+IKD,H S< 225 Sit-Aul—.Ht Gr WASI 41 225 IPr•P•W) TdD ReWu n 10 IDO 1 �pu r.R�\uuvour..r.�71 HI I ■ ■ 1■I® 11111 f 11■1! 'Y'11 11■11 !I■SI 11■IF 11■11 • 12 Queuing Spaces • Utilities are available & • 5 Parking Stalls currently serving site. • 19 Vacuum Stalls • (Water, Sewer, Storm, Power) f A 2 8/27/2025 *now �... I. wa�vl .Ann r --L LL1R11J1.0 IBIIII Ell _IMEMMLt_- an MV 116k MV Building will comply with the Riverfront Overlay District requirements • Car Wash 150 VPD (4,50 VPM) • Retail Corridor • Good visibility from both travel directions. • Easily Accessible Site • Sufficient Space • Highly Traveled Road (US-1) US-1 AADT: 22,600 VPD (0.67%) ,a. SITE • Adjacent to Walmart with 136,000 Monthly Visits (3.3%) 3 8/27/2025 Walmart Population Draw Area All Population: 66,717 Residential Pop: 55,005 See Demographics Table on Next Slide PopStats Data from Synergos Residential Population 55,005 10,428 31,905 171,555 % Population Growth last 10 Years ___ _ __ 44.9% 20.4% 26.3% 459% El Pei Questions? _ i — -_ lop 'i le ���,�