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HomeMy WebLinkAbout10-09-2025 PZ MinutesCITY OF SEBASTIAN PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY MINUTES SPECIAL MEETING, THURSDAY, OCTOBER 9, 2025 Call to Order -- Chairperson Kautenburg called the meeting to order at 6:00 p.m. II. Pledoe of Allegiance -- was recited by all. III. Roll Call Present: Ms. Matthews Mr. Reno (a) Ms. Kautenburg Ms. Battles Mr. Carter Ms. Kinchen Ms. Lorusso Ms. Geesey Absent: Mr. Roberts (a) -- Excused Also Present Jennifer Cockcroft, City Attorney (Zoom) Alix Bernard, Community Development Director Dom Bosworth, Community Development Manager Jim Mann, Principal Planner Michelle Faulkner, Community Development Joseph Perez, AV Technical Assistant Janet Graham, Technical Writer IV. Announcements and Aoenda Modifications: 06 Ms. Kautenburg announced that Mr. Roberts (a) is excused from tonight's meeting. Ms. Bosworth announced that Ms. Cockcroft, City Attorney, is present via Zoom. V. Approval of Minutes: Regular meeting of September 18, 2025 All Commissioners having indicated that they had reviewed the Minutes of September 18, 2025, Ms. Kautenburg called for a motion. A motion accepting the Minutes of September 18, 2025 as presented was made by Mr. Carter, seconded by Ms. Kinchen, and approved unanimously via voice vote. VI. Local Plannino Aoencv (LPA) Public Hearinos: None PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 2 MINUTES OF SPECIAL MEETING OCTOBER 9, 2025 VII. Planninq and Zoninq (P&Z) Commission Public Hearings Prior to opening the hearing, Ms. Kautenburg explained the procedures for this hearing. Ms. Cockcroft read the item into the record. A. Public Hearing -- Recommendation to City Council -- Rezoning/Conceptual Planned Unit Development (PUD) Plan -- Treasure Bay -- DR Horton, Applicant -- Subject Parcel(s) is 148.5 Acres, More or Less -- 110 Single Family Units + 70 Paired Villas, 1.21 Units Per Acre -- Located East of Lance Street, West of the F.E.C. Railroad, South of Gilson & Concord Avenues, and North of Beach Cove Mobile Home Park -- Current Zoning is RS-10 (Residential Single -Family) IN (Industrial), and IL (Light Industrial, Indian River County) -- Requested Zoning is PUD-R (Planned Unit Development — Residential) Ms. Kautenburg called on the applicant for its presentation. Jim Vitter, BGE, introduced himself. He stated that the landowner, Dr. Fischer, and the applicant, DR Horton, are both here tonight to answer any questions the Commissioners and/or staff may have. He stated that the name of the project is Treasure Bay, generally located west of US1, west of the PEC railroad tracks, south of Schumann Drive, east of Lance Street, and north of the mobile home park, Beach Cove Mobile Home Park. He mounted drawings on the screen (Power Point presentation, SEE ATTACHED) and described what each one represented. He described the utilities, amenities, stormwater provisions, parking, a public recreation area, as well as ingress, and egress. Ms. Kautenburg called on staff for their presentation. Ms. Bosworth reviewed the proposed rezoning. Also requested is a new Land Use going from Mixed Use to Low - Density Residential. That has been sent to the State for the Florida Commerce Department to review, and staff is expecting comments back by October 30t" for the Land Use. Staff will continue on with that to City Council, as they have already done their first reading. This is the accompanying application to now rezone the property. It is currently zoned RS-10 for most of it, and then along the railroad tracks along the eastern edge of the lake it is zoned Industrial. There is also a 1.47-acre tract that was recently annexed in during the last couple of years. That is zoned Industrial. Industrial Park Boulevard, which will remain a private road, actually was a split road. A portion of it was annexed into Sebastian in 1987. A portion of it still remains in Indian River County. Staff has already corrected that. It has been annexed in, but the Land Use and the Zoning also includes that road. What the applicant would like to do is get all of the zoning the same for all those parcels to PUD-R. The Code requires that, when you request a planned unit development zoning, it also has to have an accompanying conceptual plan of what they are going to be developing. She reiterated that the Conceptual Plan is just that. You are PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 3 MINUTES OF SPECIAL MEETING OCTOBER 9, 2025 still going to have the next application, if this does get approved by Council, and that will be the Preliminary Plat. That will have a lot more details regarding the utilities, the drainage, and finished floor elevations of those houses that are coming in. It does allow them not necessarily variances or waivers; it is actually just dimensional consideration. In exchange for that consideration, we can request some additional public amenities. Regarding the public amenities, there is a minimum code that they have to meet first. Staff has worked with them and gotten almost an acre more of recreational lands for this project. She referred to the zoning on Pages 3 and 4 of the Staff Report, where there was some consideration that needed to be addressed before approving the rezoning and we have Comprehensive Plan consistency. Staff will also get a full traffic analysis document that will be reviewed by the City Engineer to determine if, on 991' Street/Industrial Park there is Comprehensive Plan consistency. Staff also will get a full traffic analysis document that will be reviewed by the City Engineer to determine if, on 99th Street/Industrial Park Boulevard and Schumann Drive, we are going to need turn lanes and what type of traffic improvements will be needed to handle the traffic coming out of that subdivision. She requested the Staff Report be entered into the record for consideration. She reviewed the considerations they are requesting. She emphasized that, after consideration of some of the City's PUDs, the sidewalk will be dedicated on the final plat to the City for public use but not dedicated to the City. Maintenance of the sidewalk and the landscaping will be by the HOA. She further explained the interconnectivity planned for this project and other amenities that the developer is planning to include. She discussed the parking for this project and stated it would be on the Preliminary Plat. She stated that the environmental report is included in the agenda packet for this evening's hearing. Staff recommends approval with the following conditions: 1. The public recreational amenities shown on the plan, specifically the shared use/bike path within the eastern landscape buffer tract and along Industrial Park Boulevard, and the 43-acre general public rest area located at the northern end of Industrial Park Boulevard to include exercise equipment, seating area, covered pavilion, bicycle maintenance equipment, water fountains, and a community planting area, shall be completed before the Certificate of Completion is issued for the subdivision, or any first phase of the subdivision. 2. The public recreational amenities shall be formally dedicated on the Final Plat for use by the general public, in perpetuity, and establish that the maintenance responsibilities of those areas will be by the HOA. If the public amenities are not maintained properly and become blighted or unkempt, the PUD may be found in violation of its approval. PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 4 MINUTES OF SPECIAL MEETING OCTOBER 9, 2025 3. All other recreational areas/tracts are to be completed before 25% of the residential units of the subdivision, or any first phase of the subdivision, have received their Certificate of Occupancy. No further Certificates of Occupancy could be issued until the recreational tracts are completed. 4. Final location of the shared-use/bike path within the eastern landscape buffer shall be determined with staff, preferably centered, with the enhanced landscaping and tree canopy located on both sides of the path. Formal landscaping plans are required for all the landscape buffers/tracts. The proposed wall within the eastern landscape buffer shall not be higher than 8 feet, including any berm or raised grading, and shall be located closest to the eastern boundary line. 5. Off -site improvements to Essex Lane and Concord Avenue shall be in accordance with the City's accepted design standards and approved by the City Engineer and Public Works Director. The Final Plat shall dedicate an access easement over Industrial Park Boulevard for the adjacent property owners and any public accessing those businesses. 6. Separate site plan applications, administratively reviewed and approved, shall be required for all of the recreational areas/tracts. Model homes shall be required to receive conditional use approval by the PZ Commission. 7. The guest parking spaces required by the townhouse regulations shall be provided and accounted for on the Preliminary Plat and must be in the vicinity of the paired villa parcels. Spaces for the recreational tracts shall not count toward guest parking compliance. 8. After any proposed regrading, the area along the lake shoreline shall remain in a natural state, with no sod added. Additional native shoreline plant materials and littoral planting zones shall be installed wherever feasible, with a proposed planting plan to be submitted to staff. Before any landclearing can occur in any area, for any phase, a 90-day current Gopher Tortoise survey will be required, along with a survey for least terns if clearing will occur during egg -laying season. Ms. Kautenburg called for public input. There was none. She called on the Commission members for questions/comments. Mr. Carter said it looks like both City staff and the developers of the project have worked well together to this point. He had no questions. Ms. Geesey agreed with Mr. Carter. PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 5 MINUTES OF SPECIAL MEETING OCTOBER 9, 2025 Ms. Kinchen stated she does not see anything in staff requirements that state that you are asking to accommodate the County's request for the 8-inch main. Ms. Bosworth said the developers have already spoken to the County, and we do have some comments in response. Staff did get back with their last set of comments in writing from the applicant/PE that they will be putting the 8-inch pipe in, at their cost. Ms. Kinchen said that as long as the staff has it in writing, she has no problems with that item. Ms. Lorusso said she is glad to hear that there is going to be a big fence between residents and the train. Ms. Matthews asked how the public is going to get to the public area. Mr. Vitter said the gates on both ends have been removed from the plan, so it will not be a gated community. She also asked if there will be any parking in the area for general use. Mr. Vitter said yes, and on the Preliminary Plat there will be a formal site plan with parking around the dog park, the kayak area, and the other public areas. Ms. Matthews asked, since there will not be gates, who will be responsible for those roads; it is still the HOA? Mr. Vitter said yes, it is. Ms. Bosworth stated that, as a condition of approval, as a safety net also, staff will make some place on the Final Plat that, as the developers hand over to the residents, and say, some of the maintenance of that goes by the wayside, or it is not kept up, or irrigation gets turned off, etc., you can find that PUD is in noncompliance with its approval, and at that point there will be Code Enforcement involved, and staff will make sure to get that verbiage in there so we have a little bit stronger language to stand on if we do have to require the HOA to keep up with the maintenance at least of those public areas. Ms. Battles said it is clear that staff and the developers have worked through a lot of things on this project. There are a lot of great things about this project. She asked if there is a reason that the fence is offset from the property line between the railroad tracks and the path. Mr. Vitter said they are going to work through that on the Preliminary Plat. The grading through there is a little bit different. There is an existing berm that will obviously come down, but the tie-in to that location of the south end to the north end varies at about 5 to 6 feet. So, we will probably have to meander the wall just a little bit just depending on where we are tying in and what the sidewalk elevation is where we are tying in to the adjacent grade. He added that the intent is to push it as far to the property line as possible. Ms. Bosworth said that item is addressed in the Staff Recommendations for approval -- to look into the final design. Ms. Battles asked regarding the increased canopy trees and landscaping, if there has been any conversation between the parties as to what that might look like. Ms. Bosworth said they did not get a landscape plan yet. She stated that they are looking at using 1 canopy tree per every 25 feet. They will also look at the positioning of the utility lines that are along that area. There will also be some PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 6 MINUTES OF SPECIAL MEETING OCTOBER 9, 2025 landscaping/hedging which will be shown on the Preliminary Plat. Ms. Battles is very happy with the plans for this project. Ms. Kautenburg asked regarding the area around the lake where native plantings have been indicated, she assumes that, because of how that land has been used over the years, it is far away from anything native now. So are we talking about native planting? Ms. Bosworth said yes, and she explained how that will be done. She stated that staff will work with the engineers when the Preliminary Plats come in, and that is why staff added that as a condition of approval, that where feasible staff would like to see more of the native plantings for the wildlife and for the natural environment of the lake itself. She asked Mr. Vitter to explain how that will work. Mike Dula, representing DR Horton, explained that at this time they are not planning on restricting the residents' access to the lake directly from their own lots. There is no longer a plan for a fence along the lots that will be graded smoothly that they could access the lake in terms of anything that would be placed there. So, it will be owned and controlled by the HOA, and the HOA needs to be able to maintain the lake banks, the lake, and clear everything out. So, there would not be placement of any permanent structures such as docks or fences in that area. Ms. Bosworth stated that, regarding that, Condition No. 8 is still appropriate. It does say that it will remain in the natural state with no sod added. Staff would like to keep that as a condition, and staff will verify that possibly in the HOA documents that are explained. Ms. Matthews asked the representative of DR Horton if the lot lines are expanding to the water line, or the easement and all of that area will be maintained again by the HOA. He said that is correct. The lot lines will go up to a certain point where there will be a 15-foot access and maintenance easement, and in between the end of that and the water line there will be additional space for the lake banks down to the water surface. All of that will be owned and controlled by the HOA. Ms. Geesey thanked staff and the developers for condition No. 3 about having the recreational areas completed before it is turned over to the HOA. She also thanked everyone for the care you are giving to the tortoises. Ms. Kautenburg, seeing no additional comments or questions, called for a motion. A motion was made by Ms. Kinchen and seconded by Mr. Carter to have this Commission recommend to City Council approval of the requested zoning changes and approval of the Conceptional PUD Development Plan for Treasure Bay with the eight conditions spelled out in the Staff Report. PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 7 MINUTES OF SPECIAL MEETING OCTOBER 9, 2025 Roll Call Ms. Kinchen Yes Ms. Geesey Yes Ms. Battles Yes Ms. Lorusso Yes Ms. Kautenburg Yes Mr. Carter Yes Ms. Matthews Yes Motion was 7-0 in favor. Motion carries. Mr. Carter asked regarding the City sign in front of City Hall and the blank area has been there for a long time. Does staff any ideas on this matter? Ms. Bernard said the Facilities Department has been working with the sign manufacturer regarding the replacement parts. She is not certain how long it is going to take, as we are waiting on a part to come in before it can be completed. VII1. Unfinished Business -- None IX. New Business -- None X. Adiournment There being no further business, Ms. Kautenburg adjourned the meeting at 6:48 p.m. In Chairperson Kautenburg A Date: 11/6/2025 ohm YEARS TREASURE BAY PLANNED UNIT DEVELOPMENT (PUD-R) City of Sebastian Planning and Zoning Commission October 9, 2025 Serving. Leading. Solving: Project Name: Treasure Bay Address: 425 Industrial Park Blvd, Sebastian, FL 32958 Developer: DR Horton Engineer: BGE, Inc.�y;'''rs +/ Surveyor: Masteller, Moler&Taylor, Iny'9c,;, Environmental: Atlantic Environmental of Florida, LLC .AJ40 1 11/6/2025 Planned Unit Development -Residential (PUD-R) rezoning in conjunction with the Conceptual Development Plan Lp:I.1X}I LNY Existing Zoning: RS- 10,IN, C/I Proposed Zoning: PUD-R Existing Future Land Use: Mixed Use (10 dwelling units/ acre) Proposed Future Land Use: Residential Low Density (5 dwelling units/acre) Current Zoning Proposed 180 residential units 110 single-family detached units 70 paired villas • 148.58 acre (180/148.58=1.21units/acre) :r t ` RXE�T•LMNiO � I un LLHlWfx: I , Proposed Zonine L• R 2 11/6/2025 • Site area: ±148.58 acres • Vacant Sand Mine • FEMA designation: Zone X • No existing environmentally fragile lands, conservation lands, or wetlands on site • Existing lake will serve as stormwater retention, no discharge off -site • Minimal tree removal is expected, invasive trees will be removed • Water and sewer provided by Indian River County Utilities Low -density, residential community ±85.84-acre lake Total density of 1.21 dwelling Goal: provide quality, affordat residential housing Supports City's goal to empha development as referenced in Comprehensive Plan rr: 11/6/2025 • Total recreation reouired = 180 units * 0.01 acres/unit = 1.80 acres (Ordinance No. 0-22-02 ) Private recreation areas (1.93 acres x 50%= 0.97 acres) kayak launch with storage building and gazebos (0.81 acres) - pickleball courts & residential playground (0.77 acres) - dog park (0.35 acres) Public recreation areas (1.97 acres) 8-foot bike path with enhanced landscaping and seating areas within the eastern landscape buffer (130 acres) 8-foot bike path along Industrial Park Boulevard (0.24 acres) public rest area with pavilion, seating, water fountain, a community garden area, and exercise and bicycle equipment (0.43 acres) Total recreation proposed = 2.94 acres ,rr r Kavak Launch & Gazebo Area Ad Pickleball Courts & Residential Park Public Rest Area & Doe Park rrli '0 11/6/2025 Public 8-foot bike path along the eastern property boundary from the northern end to the southern end of the project site, allowing access from off -site, to be located within the 30-foot-wide landscape buffer. The bike path will be dedicated �\ to the City. Increased landscaping within the 30-foot-wide buffer enhancing the public bike path, with maintenance of the landscaped areas by the HOA. An 8-bike path along Industrial Park Boulevard extending connectivity to 990 St Is for public use. - , A 0.43-acre general public rest area to be located in the vicinity of the northern : end of industrial Park Blvd that will include exercise equipment, a seating area, ------ pavilion, bicycle maintenance equipment, and a community planting area. Pedestrian access and connectivity points to lance Street for access to the community and Schumann Park. , Force main Increase In size from 4" to 8" at the FEC directional drill crossing at \ \ the request of Indian River County Utilities. The cost of the upsize in materials is t being covered by the developer, no share -cost or Developer's Agreement is being Doe Park. Bike Path. pursued. & Public Rest Area Average Lot Sizing: Pursuant to Section 54-2-5.11(f)(5), the required average minimum lot size is 7,125 square feet for RS-10 Single -Family Lots: Lot Type A: 7,500 at (SO' x 150')-67 Lots Lot Type B: 5,750 sf (50' x 115')-43 Lots Proposed avenge lot site: 6,625 sf (6,815 sf weighted average) Waiver justifications: Compatibility with Adjacent land uses Transmo. between the hinsminte,uiryattiP meand the W10 district Maintain wnpNblllty wlM surrounding development pounds Diversity of Housing Types Palrea villas are propmed on 4,rAp 0lour, which eueedthe 7S%minimum (0.350 sf) under RM-8 Tovmhal standards Provides a range of houdrq oppectunid-while maintainin8.11 nelghbarhoed cohesion compliance with Intent of the Code Maindividuallet meet orlabelew6o%oftlro RS-ID stums Overall of lots meet or erales Me required minimums Overall prolecttlenslryremalns within the allewablellmltspl the RS zoning district Hardship and Site constraints Strict compliance with the 75%avenge standard would result In an unbalanced site ]spur, ineHident Infrastructure design, and a reduotlon in housing verlmy Allowsa more fuMlonal subdivision design without undermining the propose of the regulation 11/6/2025 R/liniml Im I nt UliAth W.1m\Id14mL., 0.S IY Pmyu.rJ pY.nJ•W R\H T.IYaYn \ Ia,n1Y� Irc. a_I.,zo: --—16:;,o.,Y„ ,p. -- _� • Reduce lot width from required 80r to 50' al.W mr..a P,.Im•�nRm..a..J 1 Ill_ E R.,Ju � Rml l(11 7 In'.:II ;•I' 41' O Y 'DR P°Po 1�'P.1 emnu PI elulbJ°orl P...adae, nr RHm„n In•. 51V. \WW.m r-"MIIImr.Jonrl B.OIYD Cn.nw Nti 10 R\IDiaxebuw CaxJJmlYe • IVIdxI1IIU lI DUIIUIIIF, U db'e • Reduce side setbacks from 10' to 5' Increase required open space from water bodies criteria from required 30% to proposed 50% Increase maximum building coverage from required 30%to proposed 56% Development Team U'H'HOMN DR Horton - East FL Division f(nrerr�ie i �ru7a'cr 1430 Culver Dr NE Palm Bay, FL 32907 BGE, Inc. 60121st St, Suite 410 Oka Vero Beach, FL 32960 N• biASfELLER&MOLER,INC. Masteller, Moler & Taylor, Inc. CONSULTING ENGINEERS 1655 27th St, Suite 2 Vero Beach, FL 32960 Atlantic Environmental of Florida, LLC ATLANTIC 657 Montreal Avenue -• Melbourne, Florida 32935 0 ', 11