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HomeMy WebLinkAbout09-18-2025 PZ MinutesCITY OF SEBASTIAN PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY MINUTES SEPTEMBER 18, 2025 Call to Order -- Chairperson Kautenburg called the meeting to order at 6:00 p.m. N Q II. Pledoe of Alleoiance -- was recited by all. III. Roll Call Present: .� =tl;CJ Mr. Roberts (a) Mr. Reno (a) Ms. Kautenburg Ms. Battles C Mr. Carter Ms. Kinchen Ms. Lorusso 0 Absent: p� Ms. Matthews (Excused) o Ms. Geesey (Excused) '; CL Q Also Present Jennifer Cockcroft, City Attorney Dorri Bosworth, Community Development Manager Jim Mann, Principal Planner Barbara Brooke -Reese, MIS Manager Janet Graham. Technical Writer IV. Announcements and Aoenda Modifications: Ms. Kautenburg announced that Ms. Geesey and Ms. Matthews are excused from tonight's meeting. Alternate members, Mr. Roberts and Mr. Reno, will be voting in their places. Ms. Kautenburg also announced that the October 161h meeting of the Planning and Zoning Commission has been cancelled due to the Florida Redevelopment Agency Annual Conference being held on the same date, which staff will be attending. Staff respectfully inquires if the Commissioners will consider a special meeting a week earlier, on Thursday, October 9th. An application is ready for its hearing, and the next available meeting would be November 6t". She asked for a consensus on this item. All the Commissioners approved this request via voice vote. PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 2 MINUTES OF REGULAR MEETING SEPTEMBER 18, 2025 Ms. Kautenburg stated she is very pleased to see members of the public here. This is an official meeting, and there is a procedure that the Commission is required by law to go through. Part of the procedure requires that anyone who is to give any testimony before the Commissioners needs to fill out an oath card. She pointed out where the oath cards are and asked that everyone who will speak to fill in an oath card. She also reminded those speaking that there is a 5-minute limit for each speaker, which may be extended if approved by the Commissioners. V. Approval of Minutes All Commissioners having indicated that they have reviewed the Minutes of September 4, 2025, Ms. Kautenburg called for a motion. A motion accepting the Minutes of September 4, 2025 as presented was made by Mr. Carter, seconded by Ms. Kinchen, and approved unanimously via voice vote. VI. Local Planning Agencv (LPA) Public Hearings -- None VII. Planning and Zoninq (P&Z) Commission Quasi -Judicial Hearings A. Quasi -Judicial Public Hearing -- Site Plan Development -- 99th Street Storage -- 6075 99th Street -- RV and Boat Storage with 140 covered parking spaces, 450 square foot office building, and associated site improvements -- IN (Industrial) Land Use, IN (Industrial) Zoning District City Attorney Jennifer Cockcroft read the item into the record. Ms. Kautenburg asked if any of the Commissioners have had any site visits, ex parte communications, or any conflicts of interest. Mr. Roberts said that he went by the site. Ms. Lorusso also drove by the site, but neither had any communications with anyone regarding the site. Ms. Kautenburg called on the applicant to make their presentation. Angie Vitter, MBV Engineering, stated that her firm is developing a project for a local owner and business developer. They are building an RV and boat storage facility. She mounted the site plan on the screen. She stated that they are developing 3.8 acres. It is going to be mostly covered storage for RVs and boats. There will also be some open storage in the back and on the west side of the property. There will also be some open storage in the middle of the property and to the east next to the railroad tracks. She described the proposed buffer areas. There will be a small office at the front of the property. This is proposed to be long-term storage for RVs and boats. She described the proposed activities that will take place on the property. Ms. Kautenburg called for staffs presentation. PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 3 MINUTES OF REGULAR MEETING SEPTEMBER 18, 2025 Mr. Jim Mann, Principal Planner, described that when going through the process of reviewing the plans, the utilities, engineering, and building and planning have approved some amenities on the site in the development of the property. It meets all of the Land Development Code. He described some additional considerations that staff had for the site. The landscaping buffer that is located on the,east side that is directly contiguous to the existing storage unit complex has been reduced to five feet to accommodate the development of the site. As per Code, this is something that the Planning and Zoning Commission would need to approve, to reduce the 10-foot landscaping buffer requirement to five feet. Another consideration staff addressed for this site plan was the perimeter buffer requirements. They are proposing an eight -foot opaque -style fencing along the residential zoning districts contiguous to this property. This is something that can be administratively approved by the Community Development Director per Code. She has done that. Also, some other considerations staff is taking into consideration are the easement access for residential property owners. On the south side, there is a landscape easement that will still remain in perpetuity with the agreement of development of the property, so the Breezy Village residents can still access property to the east of this property. There is also a recorded easement for Alfred Maige that was modified for the site plan to accommodate the owner so that he could actually access this parcel that is directly east of the development. That easement will remain in place for the development and for the operational use of this site. The site plan is consistent with the Comprehensive Plan for the land use and the Land Development Code. So, staff does recommend that the proposed site for 99th Street Storage located at 6075 99th Street be approved with the following conditions: Staff recommends approval of the proposed site plan for 99th Street Storage located at 6075 99th Street subject to the following conditions. 1. The Planning and Zoning Commission approve the reduction of the 10' Landscaping Buffer to a 5' Landscaping Buffer per section 54-3-14.11(a)(9) of the Land Development Code. 2. Approve the Lighting Plan as is, but if complaints are received from residents regarding site lighting, additional shielding will be required on light fixtures. 3. On -site Wash Down and Dump Stations shall be regularly cleaned/pumped out per the Florida Department of Environment Protection (FDEP) and the Florida Department of Health (FDOH) schedule regulations. 4. A utility easement be granted to the County to access their sewer lines running east -west or any sewer lines that may need to be accessed along the site. PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 4 MINUTES OF REGULAR MEETING SEPTEMBER 18, 2025 5. To maintain the PVC fence along the residential district lines. He called for questions/comments from the Commissioners. Mr. Carter spoke regarding Item 2. He is curious about leaving the lighting plan as is, and then if there are complaints that come back, to address that later. Why not just go ahead and address that now so there are no complaints? Mr. Mann stated that the photometric plan that was submitted does meet our Code standards and is approved. In addition to that, if there were still some complaints from the residents of Breezy Village, we are placing this as kind of a backup. If there are complaints about the site lighting still affecting the residents, the owner of the storage units will have to provide shielding. Mr. Roberts asked about reducing the buffer. Is it for the whole property or is it just for the one side where there is an existing storage facility? Mr. Mann said it is just along the eastern property line. The 10-foot landscaping buffer will remain on the rest of the site. Mr. Roberts asked if anyone has looked at traffic entering the facility. Mr. Mann stated that the proposed plan did not break any threshold for a full traffic analysis to be approved by the County, so the trips will remain minimal for this. Ms. Lorusso said she has a concern about noise from the vehicles traveling in and out of the property. She is also concerned about fumes from the RVs. Mr. Mann said the applicant has done a great job in providing the 8-foot height for the opaque fence and additional landscaping on the western boundary to mitigate the noise. As for the fumes, he could not address that. He also suggested the applicant could include a limitation on operating hours regarding when the vehicles can be active. He does not think this is a 24-hour storage facility. Mr. Reno asked regarding the on -site utilities. There was extended discussion between Mr. Reno and Mr. Mann regarding the utilities for this development. Mr. Mann stated that all the site plans and subdivisions that come through the City's process are reviewed by the County Utilities Department, and they have approved the utilities plans as shown. Ms. Vitter addressed the lift station and where it is placed, and lift station access will be through the easement of the sanitary sewer lines. That was done according to the County. Mr. Reno also had concerns about a two-inch water line servicing the homes. Ms. Vitter said they are not changing any water lines that are out there. She said she is sure the water service comes from 99t" Street where there is a water main that they are connected to. Ms. Battles also had questions regarding access to the lift station, which Ms. Vitter addressed. Ms. Battles also had questions regarding the sewer tie-in. Ms. Vitter pointed that out on the plan. Ms. Battles also asked if the sewer line is going to conflict with what is able to be planted in the areas where the buffer is. Ms. Vitter said that has been taken PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 5 MINUTES OF REGULAR MEETING SEPTEMBER 18, 2025 into consideration. It is an existing line, and it is pretty deep. Ms. Battles also asked if long-term storage and short-term storage have different calculations as far as average daily trips. Ms. Vitter said on the engineering report, they have 119 average daily trips. Ms. Kautenburg asked about the long-term storage for this property. Ms. Vitter said that, even though it is planned as long-term storage, people will be able to access their boats and RVs for short trips. Ms. Kautenburg is also concerned regarding the maintenance of the PVC fences. Mr. Mann said that, if the Commissioners want to add to the conditions of approval, that can be added. Mr. Roberts asked if there is any information about how long the lights are going to be on at night. Ms. Vitter said she cannot answer that question. She does not think it would be the intention to leave them on all night. Mr. Roberts also asked how tall the building is going to be. Ms. Vitter stated that the canopy is 14 feet and is open. The building she thinks is around that also. The lights are underneath the canopy. Mr. Mann said the proposed building height is only 15 feet. Ms. Vitter said the fence is going to be 8 feet in height. Ms. Kautenburg called for public input. Gary Oberdorf, Sebastian. Mr. Oberdorf identified himself as the Vice -President of the Breezy Village HOA. The President is out of town presently. Mr. Oberdorf stated that originally they proposed that the right-of-way for Al Maige's property was going to go from his property south along Breezy Village's fence line to their access to their RV lot. He assumes that has now been corrected, and he is actually going to come out of his property and go through their storage unit to access 99th Street. Ms. Bosworth answered yes, that is correct. The next concern Mr. Oberdorf had is, if the lights become a problem, they will shade them so that they do not infringe upon the property. The next concern is that Breezy Village's right-of-way still remains as it is to access their storage units. The answer was yes. Mr. Oberdorf wanted to clarify that there is going to be 7 lights on 20- foot poles. Mr. Mann said that is correct. Gail Bielizna, Breezy Village, Sebastian. She asked if the lights will be on the top of the building. She also asked what is being done with the tortoises that are on that property. Ms. Kautenburg answered that no one builds anything without a tortoise inspection, and the tortoises are properly removed by licensed individuals and are relocated to areas established by the State of Florida. Ms. Bielizna also asked if Breezy Village has a 10- foot buffer from where the fence is going to be located in their property, and then there is 10 for Breezy Village. Mr. Mann said that the landscaping buffer that is located along the Breezy Village side is going to be 10 feet within their property, and the fence will be along PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 6 MINUTES OF REGULAR MEETING SEPTEMBER 18, 2025 the property lines in between the two. Regarding the lighting, there will be a mixture of lighting underneath the canopies as well as pole lights. Bill Holycross, Breezy Village, Sebastian. He asked if there will be 24-hour access. Mr. Mann said they did not specify the hours of operation for this property, but he opined that they must keep access to within the hours of operation. He does not believe it is a 24- hour access. Mr. Holycross asked if during construction is there some sort of timeline as to when they can start in the morning and a certain time to stop in the evening. Mr. Mann stated that they can do construction from 7:00 a.m, to 7:00 p.m. during the week and 8:00 a.m. to 5:00 p.m. during the weekend. Derek Holloway, Breezy Village. He asked regarding the projected date of construction and finish date. Ms. Vitter said construction will start in October or November and March or April for finishing construction. He stated that he Air B&Bs his property, and he is wondering what type of effect it might have on his guests during that time. Mr. Mann - said there may be some road signage and construction entrance signage along 99t" Street that may hinder driving on the road, but the ongoing project should last about six months. Hopefully, it should not deter the guests from staying at the Air B&B. Ms. Cockcroft said that is something that we would be speculating on. Joanne Boyd, Breezy Village. She asked, if there are going to be lights on 20-foot poles, why don't they put them under shading to begin with. Mr. Mann said that the photometric plan has been approved, but the condition of approval is that, if it is not enough, additional shielding will be required of the owner to provide. Ms. Battles added that it is going to be in the owner's best interest to do that, because one complaint will be bringing it back for a violation of the site plan potentially. Kim Cross (on Zoom), Breezy Village. She is also concerned about the lights. Ms. Cockcroft stated that, for the future, there is not supposed to be public input via Zoom for quasi-judicial hearings, but we will let it go this time. Ms. Kautenburg called for anything else from the applicant. Ms. Vitter thanked everyone, and the conditions that have been presented by staff will be acceptable to the applicant. Mr. Kautenburg called for additional summary by staff. Mr. Mann said that, in summary, staff does recommend approval for the proposed site plan for 99th Street Storage located at 6075 99th Street subject to the conditions set forth above. Ms. Cockcroft asked the applicant if the conditions set forth above are agreeable to the owner. Ms. Vitter stated that the conditions are agreeable to the owner/applicant. PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 7 MINUTES OF REGULAR MEETING SEPTEMBER 18, 2025 There being no further comments/questions from the Commissioners, Ms. Kautenburg called for a motion. A motion accepting the site plan and development for 99t' Street Storage with the five conditions outlined by staff was made by Mr. Carter and seconded by Ms. Kinchen. Roll Call Ms. Kinchen -- Yes Ms. Battles -- Yes Ms. Kautenburg -- Yes Mr. Roberts (a) -- No Vote was 6-1 in favor. Motion carries. Vill. Unfinished Business -- None IX. New Business -- None X. Adiournment Mr. Reno (a) -- Yes Ms. Lorusso -- Yes Mr. Carter -- Yes There being no further business, the hearing was adjourned by Ms. Kautenburg at 6:54 p.m. j9 *NAME: j � *STREET ADDRESS: *CITY -�- Cli, CONTACT PHONE: CITY OF SEBASTIAN SPEAKER CARD AND AFFIDAVIT (Plegse Print- * Asterisk Denotes Required) *STATE F L' *ZIP � g CITY RESIDENT: YES /ENO ' CITY BUSINESS OWNER: YES/CO CITY PROPERTY OWNER: AGENDA ITEM NO: ORGANIZATION REPRESENTING: SUBJECT: YES(/ NO AFFIDAVIT: I am aware of the rules of this proceeding and I swear or affirm, under penalty of perjury, that all statements and.' information that I pr©vide in this mptter will be truthful. *Signature:Lr -� Proceeding Speaker Rule: - Complete card prior to introduction to item - Hand the completed card to City Clerk/Secretary - Speaker will have 5 minutes to address the subject - Additional time may be extended if speaking for an organization or applicant - Speakers will be called upon by the Mayor or Chair MEEL—AFEL in sEeASTfAN a"` '-`"`_`� CITY OF SEBASTIAN SPEAKER CARD AND AFFIDAVIT / , *NAME: _ 1 *STREET *CITY . CONTACT PHONE: (I ase Print- *Asterisk Denotes Required) A-7 ' "STATE 1 "ZIP CITY RESIDENT: YES / NO CITY BUSINESS OWNER: YES / NO CITY PROPERTY OWNER: E NO AGENDA ITEM I N REPR SEO: � ORG I TNT NG: � vAi SUBJECT: AFFIDAVIT: am aware of the rules of this proceeding and I swear or affirm, under penalty of perjury, that all statements and information that I provide in this matter will be truthful. *Signature: Proceeding Speaker Rules: - Complete card prior to introduction to item - Hand the completed card to City Clerk/Secretary - Speaker will have 5 minutes to address the subject - Additional time may be extended if speaking for an organization or applicant - Speakers will be called upon by the Mayor or Chair ffllfttl�ptf=fitOt SE AST AN CITY 4F SEBASTIAN SPEAKER CARD AND AFFIDAVIT ` (Please Print- *Asterisk Denotes Required) *NAME: -el // *STREET ADDRESS: *CITY i��wq��14�"" "'STATE /" % *ZIP CONTACT PHONE:oZza i G�� CITY RESIDENT: YES / NO CITY BUSINESS OWNER: YES / NO CITY PROPERTY OWNER: YES / NO II AGENDA ITEM NO: ORGANIZATION REPRES TING: SUBJECT.Okr��/V AFFIDAVIT: am aware of the rules of this proceeding and I swear or affirm, under penalty of perjury, that all statements and information t t I provide in this matter will be truthful. *Signature: Proceeding Speaker Rules: - Complete card prior to introduction to item - Hand the completed card to City Clerk/Secretary - Speaker will have 5 minutes to address the subject - Additional time may be extended if speaking for an organization or applicant - Speakers will be called upon by the Mayor or Chair join SEBASTIAN CITY OF SEBASTIAN SPEAKER CARD AND AFFIDAVIT —w (Please Print- * Asterisk Denotes Required) *NAME: A/ *STREET ADDRESS: !� `J �� ��cL *CITY�c�CXl� l� rl *STATE F *ZIP ,3 CONTACT PHONE: CITY RESIDENT: YES/ NO CITY BUSINESS OWNER: YES / NO CITY PROPERTY OWNER: YES / NO AGENDA ITEM NO: ORGANIZATION REPRESENTING: ?oeeZ� V1'/4.y_ SUBJECT: AFFIDAVIT: I am aware of the rules of this proceeding and I swear or affirm, under penalty of perjury, that all statements andinformationthat I provide in this matter will be truthful. *Signature: Proceeding Speaker Rules: - Complete card prior to introduction to item - Hand the completed card to City Clerk/Secretary - Speaker will have 5 minutes to address the subject - Additional time may be extended if speaking for an organization or applicant - Speakers will be called upon by the Mayor or Chair im SEBASTIAN CITY OF SEBASTIAN SPEAKER CARD AND AFFIDAVIT w,,,N —w (Please Print- * Asterisk Denotes Required) *NAME: Cory 4, f�V �' J/� f� *STREET ADDRESS: *CITY'50- � *STATE /` ^ *ZIP CONTACT PHONE: tIf%62 - 6 CITY RESIDENT: lip NO CITY BUSINESS OWNER: YES /go CITY PROPERTY OWNER: �/ NO AGENDA ITEM NO: ORGANIZATION REPRESENTING: SUBJECT: AFFIDAVIT: I am aware of the rules of this proceeding and I swear or affirm, under penalty of perjury, that all statements and information that I provide in this matter will be truthful. *Signature Proceeding Speaker Rules: - Complete card prior to introduction to item - Hand the completed card to City Clerk/Secretary - Speaker will have 5 minutes to address the subject - Additional time may be extended if speaking for an organization or applicant - Speakers will be called upon by the Mayor or Chair