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HomeMy WebLinkAbout11-06-2025 PZ MinutesCITY OF SEBASTIAN PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY MINUTES SPECIAL MEETING, THURSDAY, NOVEMBER 6, 2025 Call to Order -- Chairperson Kautenburg called the meeting to order at 6:00 p.m. II. Pledqe of Alleqiance -- was recited by all. III. Roll Call Present: Ms. Matthews Mr. Reno (a) Ms. Kautenburg Ms. Battles Mr. Carter Ms. Kinchen Ms. Lorusso Absent: Mr. Roberts (a) -- Excused Ms. Geesey -- Excused Also Present Alix Bernard, Community Development Director Dorri Bosworth, Community Development Manager Jim Mann, Principal Planner Michelle Faulkner, Senior Planner Joseph Perez, AV Technical Assistant Janet Graham, Technical Writer IV. Announcements and Aqenda Modifications: C: ,CO. Ms. Kautenburg announced that Commissioner Geesey is excused from tonight's meeting, and the alternate member, Mr. Reno, will be voting in her place. Mr. Roberts, the second alternate, is also excused from this evening's meeting. Mr. Jim Stokes will be returning as our attorney, and we welcome him to the Board again. However, this evening he cannot make the meeting, and tonight's meeting is being attended in his stead by Attorney Andrew Mai, who will be joining us via Zoom. V. Approval of Minutes: Special Meeting of October 9, 2025 All Commissioners having indicated that they had reviewed the Minutes of October 9, 2025, Ms. Kautenburg called for a motion. A motion accepting the Minutes of October 9, 2025 as presented was made by Mr. Carter, seconded by Ms. Battles, and approved unanimously via voice vote. PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 2 MINUTES OF REGULAR MEETING NOVEMBER 6, 2025 VI. Planninq and Zoninq (P&Z) Commission Quasi -Judicial Hearinqs A. P&Z Quasi -Judicial Public Hearing -- Site Plan Development -- City of Sebastian Cemetery -- Construction of a New 1,577 SF Office Building Along with Site Improvements Consisting of New Landscaping, Stormwater, and Utilities -- 1921 N. Central Ave. -- Tax Parcel ID# 30-38-30-00000-9000- 00000.1 -- Current Zoning is PS (Public Service) and Current Land Use is INS (Institutional) Mr. Mai read the item into the record. Ms. Kautenburg explained the process for public input. She then called on the City/applicant to make their presentation. Ms. Bernard stated that what the commissioners have before them tonight is the site plan application for a new administrative office building at the City cemetery, 1921 North Central Avenue. She stated that there is an existing structure there currently and that the City has outgrown, and the City is looking to expand the structure to 1,577 square feet. They have gone before the Board of Adjustment and were granted a reduction in the required setback from 30 feet on the eastern side to 19.42 feet, and that is to accommodate the size of the structure and the placement of the structure, not adversely impacting existing grave plots and an oak tree. The existing designation there is Public Service with a future land. use of Institutional. There is the required six parking spaces, landscaping, and utilities. The proposed site plan is on C-400 of your agenda packet. C- 400 is what is being proposed tonight. In addition, the Parks Director is here who oversees the cemetery as well as the engineer of record. Ms. Kautenburg called for any questions there are regarding this proposed site plan. There being no one from the public who wished to speak, Ms. Kautenburg closed the hearing, and stated the Commissioners will now go into deliberation or action. Mr. Carter commented that on the elevations in the plans listed there is nothing correlating with the fishing village theme that we have mandated that all new construction should have. Ms. Bernard suggested on the architectural drawings the Bahamian -style shutters are part of the fishing village theme, and she added that -staff did work with the architect to make sure that it was in compliance with the Overlay District. Mr. Reno asked regarding the sewer lines. He understands that this will be contingent on the County installing an extension to a sewer line on Central Avenue so that that project will not move ahead until that is completed. Ms. Bernard said that staff is working in partnership with Indian River County to expand the sewer in the entire CRA area which PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 3 MINUTES OF REGULAR MEETING NOVEMBER 6, 2025 this is a part of, and that is just getting underway. So, staff will work in partnership to make sure that that connection happens at the same time as construction. Ms. Kinchen asked regarding the teardown of the building. She asked how much pressure you are going to put on the City Clerk's office to take over for them. There will not be anyone in the building to help the people who go to the cemetery and pick out lots and do all the paperwork, etc. She asked if the City Clerk has enough people in her office to handle that. Ms. Bernard said she believes so, and staff works in partnership with the Parks Department. So, there will be someone on site there during the construction process. There being no more questions from the Commissioners, Ms. Kautenburg called for a motion. A motion approving the Site Plan for the City of Sebastian Cemetery was made by Ms. Kinchen and seconded by Ms. Matthews. Roll Call Ms. Kinchen -- Yes Ms. Battles -- Yes Ms. Kautenburg -- Yes Ms. Matthews -- Yes Vote was 7-0 in favor. Motion passes. Mr. Reno (a) -- Yes Ms. Lorusso -- Yes Mr. Carter -- Yes B. P&Z Quasi —Judicial Public Hearing -- Site Plan Development -- Hawk's Landing -- Development of 162 Townhome Units, for a Proposed Density of 8 Units Per Acre, Including a Private Amenity Center, and Public Dog Park with Access from Schumann Drive, Along with New Landscaping, Native Preservation, Stormwater, and Utilities -- The 20.38-Acre Site is Located East of Schumann Drive, North & West of the Day Drive Canal, and South of Dahl Avenue. Current Zoning is RM-8 (Residential Multi -Family 8 DU/AC) and Current Land Use MDR (Medium Density Residential) Mr. Mai read the item into the record. Ms. Kautenburg asked the applicant for their presentation. Wesley Mills, Mills, Short & Associates, introduced himself. He stated that he is here to represents the Hawk's Landing townhome project. He introduced the owner and applicant, who is Firethorn, Inc., LLC. He stated there are two representatives from the ownership group here tonight. His firm is the Land Planner and Civil Engineer for the project, and McCarty and Associates are the Landscape Architects. PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 4 MINUTES OF REGULAR MEETING NOVEMBER 6, 2025 He pointed to the drawing on the screen, and he described in answer to Mr. Reno's question, the pipe is situated just east of Schumann Drive. He pointed to a closer view of the location of the pipe. Mr. Mills gave some background on the project and how they got to this point. He said that the floor area of the townhomes will be approximately 1,600 to 1,800 square feet. There is an overall 40% of open space. There will also be upland preservation areas that are 27% of the site. They also wanted to be sure that they had enough parking for any guests of the residents who would be coming, and use of the public dog park and the amenity center. There are 352 parking spaces in total. Amenities include a pool cabana and pool centrally located, the public dog park, a retention pond located in that area, and walking paths and benches for the public to use. There is a 25-foot landscape buffer around the entire site, and they also have a master stormwater system which would consist of three wet retention ponds. He pointed out the trees that are on the site plan presently, and in addition to that they plan to enhance some of the native areas within the community. He pointed out the main entrance, which will be gated. He pointed out a secondary access point, and that is what the public would use to access the parking and dog park. That secondary access will be used for the community to exit the site. He described the parking areas, and the water system. He also pointed out the landscape buffers where most of the vegetation will be preserved, and they will also plant that area to enhance it and buffer it from the single-family residences. There will be a fence along that area as well. He also pointed out a rendering of what the buildings would look like. He then called for questions from the commissioners. There being none, Ms. Kautenburg called on staff for their presentation. Mr. Mann reviewed that tonight's meeting is regarding a Preliminary Plat and a Site Plan Approval for the construction of 162 townhome units across 28 buildings along with an amenity center, public dog park, and access via Schumann Drive. He stated that on the Agenda tonight there are two different items: a quasi-judicial meeting for the Site Plan approval, and also a public hearing for the Preliminary Plat. He explained the reason for having to go through both processes for this project is that, since it is a multi -family development, it does require a Site Plan approval, which is the quasi-judicial hearing. Also, they are conveying property for private property owners to own the townhomes. Thus, it has to be subdivided into a subdivision plat. That requires recommendation for the City Council to approve the Preliminary Plat. So, in essence, you have two applications in one presentation. He went into the history of the processes which were covered. He then stated that staff recommends approval of the Site Plan for this townhome development of Hawk's Landing under the following conditions: 1. No conveyance of property shall occur until Preliminary Plat and Final Plat are approved by City Council. PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 5 MINUTES OF REGULAR MEETING NOVEMBER 6, 2025 2. A plan to avoid monotonous color schemes and elevations for the townhomes shall be submitted for staff approval prior to issuance of the first building permit. 3. Submittal of a signed School Concurrency Availability Determination Letter (SCADL) from the School Board must be submitted to staff before issuance of the first building permit. Mr. Mann called for questions/comments. There being none, Ms. Kautenburg called for public input from anyone who is in favor of this project. There being no one, Ms. Kautenburg called for public input from anyone who is against this project. Carol Maxwell stated she does not know that the area has enough roads for all these new people to get out of this development. She asked if there is infrastructure for that, or will we have it. Ms. Kautenburg replied that there is a primary access entry and exit as well as a secondary, which are both on Schumann Drive. Ms. Maxwell stated that Schumann is very busy anyway, and she does not know that it can handle all the additional traffic from this community. Ms. Kautenburg said the commissioners will ask about a traffic study, if there has been one. Ms. Maxwell asked when the traffic study was done. Mr. Mills said the traffic study was done on January 31 n, 2025 She asked what day of the week that was. Mr. Mills said the traffic consultant went out and got trips, and he did it multiple times throughout the week. His report was completed in accordance with Indian River County requirements and the City's requirements as far as trip generation and logging of the trips, etc. Ms. Maxwell said she was hoping for a more specific day when the traffic study was done, not just a random week. She also asked if there is going to be a light, or do we think we need a light flashing of any type. Mr. Mann said that the traffic study was done over a 2-week period of time, and they did the trip counts for that section of roadway. They also included a count of the level of service of the roadway system. For that number of trips, it did not call for any improvement of that section of roadway for Schumann Drive. It was approved by ICR Traffic Engineering and by the City Engineer. Steve Wooldridge,153 Day Drive. He would like to know where the setbacks off of the Schumann Canal are going to be for these townhouses. He also asked what the timeframe is suggested for start and finish. There was no one else wishing to speak against this project. PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 6 MINUTES OF REGULAR MEETING NOVEMBER 6, 2025 Wesley Mills, Engineer, answered the question about traffic. They did produce a traffic report that was reviewed by City staff, and the added trips from this development will not cause any issues for any of the roads that they are loading their traffic on. As it relates to setbacks of the buildings from the Schumann Canal, the buildings will be set back off the canal about 50 feet. So there will be a 25-foot landscape buffer from the canal, and then there will be a 25-foot setback to the building structures. Ms. Kautenburg called for a final presentation from the staff. Mr. Mann stated that, in conclusion, the proposed Hawk's Landing Site Plan is consistent with all state and local laws with respect to the subdivision and Site Plan development, including provisions contained with the City's Comprehensive Plan and the Land Development Code. Again, staff recommends approval of the site plan for Hawk's Landing subdivision under the following three conditions as set forth above. Ms. Kautenburg closed the hearing, and called for the commissioners' deliberation and action. Ms. Battles asked regarding the traffic. There is reference made to the level of service, and we are all aware that traffic is pretty bad on Schumann. She asked what the level of service is out there, and maybe it can explained if the level of service changes or not. Mr. Mills stated he believes the level of service on Schumann is C, and this project does not change the level of service. Ms. Battles also asked if the ponds are intended to be wet or dry. Mr. Mills said they are intended to be wet. She also asked if there is a reason behind the area of the public amenity being completely fenced and enclosed. Mr. Mills said the community would be a private community, and we have a gate at the entrance so that the public is not wondering through the subdivision. It is also to delineate the public park, the limits of the public park, and then because it would be used for a dog park, they wanted to make sure that the park was completely fenced if the dogs were out running around. Ms. Battles asked regarding the secondary access. She thinks the secondary access is great. She asked what is the plan for any traffic that tries to enter the secondary access and cannot. Mr. Mills said there are parking spaces there, and that was the intent -- that you would pull in and do a T-turnaround and then come through. Ms. Matthews asked if the secondary entrance is gated as well. Mr. Mills said yes. She asked if there are three total parking spaces for the dog park -- one for handicapped access and two others. Mr. Mills said yes. She asked if the dog park is a part of the community. Mr. Mills said yes. She is assuming there is an HOA. Mr. Mills said yes, there will be. PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 7 MINUTES OF REGULAR MEETING NOVEMBER 6, 2025 Ms. Matthews asked a few other questions regarding the dog park, the fencing, etc., which Mr. Mills answered. Ms. Lorusso asked regarding the HOA, when you say, "convey the property to the owners," does that mean you are going to convey the property to each individual owner, each unit, or is it going to be by each individual building, where each individual building has its own HOA, etc. Mr. Mills said each unit is going to be platted fee simple, so every person who would buy their unit would own their front yard, rear yard, and their unit fee simple. The HOA would work like any other subdivision, so it would not be like a condo association. Ms. Kinchen asked regarding Thunderbird Drive, if it is equal to the west side of Schumann Drive, as there is a Thunderbird Drive on the west side of Schumann Drive. Does this Thunderbird Drive line up with the other one. Mr. Mann said it looks like it aligns, and Thunderbird continues through on the west side of Schumann. They are preparing the plat now, so they can look at changing the name if there is some confusion there. Mr. Mills further explained that, because the site was previously platted as 70 lots as part of the GDC plat, they just used the road names that existed with that plat. He does not know that his client is fully attached to the name of the street. So, if it makes sense to change it, they would be happy to change the name of that street. Mr. Reno asked regarding the right-of-way for the canal maintenance. There is going to be a large CIP project proposed in the future that is going to include working on the seawall. He asked if that is going to conflict with the existing plans for this project. He also asked who the owner of the seawall is presently. Ms. Bosworth said usually it is determined from the survey of the property. The seawall is usually right on the property line. She said staff will look into that, and staff will establish who is the owner and has maintenance of the seawall. Staff can look a bit further into that, and as the plat goes forward, we will make sure we get a dedication or something in the HOA documents that establishes that the HOA will be taking care of that seawall. Ms. Kautenburg pointed out that knowing who owns the seawall is extremely important. If you are intending to sell properties to people who need loans, the ownership of the seawall is going to be an issue. Mr. Mills said they will definitely address this question, and the nice thing is, because we have all the landscape buffers that we have, there is no single lot that abuts the seawall. That is all common HOA space. Ms. Battles asked if there will be a different conversation when the plat comes in. Ms. Kautenburg said yes. PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 8 MINUTES OF REGULAR MEETING NOVEMBER 6, 2025 Ms. Matthews asked who will maintain the area of the dog park. Ms. Bosworth said that there will be something on the final plat where there will be language explaining who is it dedicated to and who is responsible for the maintenance. She suggested that the commissioners can make this question a part of tonight's motion. There being no further questions or comments, Ms. Kautenburg called for a motion. A motion approving the site plan development for Hawk's Landing for the 162 townhome units with the conditions that staff has recommended and the addition of a condition that we request that the HOA is responsible for the maintenance and upkeep for the public areas in perpetuity was made by Ms. Battles and seconded by Ms. Kinchen. Roll Call Ms. Lorusso -- Yes Mr. Reno (a) -- Yes Ms. Battles -- Yes Ms. Matthews -- Yes Vote was 7-0 in favor. Motion passes. Ms. Kinchen -- Yes Mr. Carter -- Yes Ms. Kautenburg -- Yes VII. Planninq and Zoninq (P&Z) Commission Public Hearings 1. Public Hearing -- Recommendation to City Council -- Preliminary Re -Plat -- Hawk's Landing Subdivision -- Replatting Blocks 581, 582, and 583 of Sebastian Highlands Unit 17 to 162 Townhome Lots and Applicable Tracts for a Proposed Multifamily Development with Access from Schumann Drive -- The 20.38-Acre Site is Located East of Schumann Drive, North & West of the Day Drive Canal, and South of Dahl Avenue, Current Zoning is RM-8 (Residential Multi -Family 8 DU/AC) and Current Land Use MDR (Medium Density Residential) Mr. Mai read the item into the record. Ms. Kautenburg called for the presentation by the applicant. Mr. Mills said he would not go through another presentation. He will be happy to answer any question there may be. Mr. Mann said staff would like to enter the presentation of this item into the record along with the staff report in the previous item and the discussion points that staff have had. If there are any questions, he will gladly answer them. PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 9 MINUTES OF REGULAR MEETING NOVEMBER 6, 2025 Ms. Kautenburg called for anyone from the public who wishes to speak in favor of this item. There being none, Ms. Kautenburg asked for anyone opposed to this item to speak. There being none, Ms. Kautenburg closed this hearing, and the commissioners entered into deliberation. Mr. Reno wanted to reiterate regarding the right-of-way for the canal maintenance easement along the seawall and the ownership of the seawall. Ms. Battles suggested that the lines for the public dog park and trail tract might need to follow the fence line. She said that on the plat, it cuts off at Lot 49. Mr. Mills said they will update that with the final plat. Ms. Battles also addressed that, on the secondary entrance tract, she thinks that line may need to go down to the proposed gate and maybe the main entrance tract also. Mr. Mills said they will take a look at that. They are finishing up the final plat, so the surveyor will be giving it a good look and making sure everything closes and is logical in that sense. There being nothing further on this item, Ms. Kautenburg called for a motion. A motion approving a recommendation to City Council the Preliminary Replat for Hawk's Landing Subdivision with the additional four conditions as set forth in the Staff Report regarding the Site Plan for Hawk's Landing Townhomes as well as the determination of the ownership of the canal as set forth in the Preliminary Plat was made by Ms. Kinchen and seconded by Ms. Battles. Ms. Battles then asked that the few small adjustments that were just talked about regarding the entrance tract and the tract for the public dog park and trails be included. Ms. Bosworth said these items will be reviewed when the plat goes to City Council. Roll Call Ms. Battles -- Yes Ms. Lorusso -- Yes Ms. Kinchen -- Yes Mr. Reno -- Yes Vote was 7-0 in favor. Motion passes. Vill. Unfinished Business -- None IX. New Business -- None Mr. Carter -- Yes Ms. Matthews -- Yes Ms. Kautenburg -- Yes PLANNING AND ZONING COMMISSION/LOCAL PLANNING AGENCY PAGE 10 MINUTES OF REGULAR MEETING NOVEMBER 6, 2025 Mr. Carter commented that the staff and applicant did a great job working together on this project. Mr. Mann said that this is Ms. Matthews' last meeting as a Planning and Zoning Commissioner, and on behalf of the staff thanked her for the time that she dedicated to this Commission. Ms. Matthews thanked everyone, and she said she is looking forward to the next chapter for her. Ms. Lorusso asked regarding 669, Avenue and the widening project done by Indian River County. She asked if the County has been in talks with the City regarding what will happen as they get to our City limits. Mr. Mann explained that the limits for the 66th Avenue project will end at County Road 510, and it will not go into the City's jurisdiction. Ms. Bosworth added that there a couple of County projects in the area north of 510 to Barber Street where both developers have been working with the City Engineer, and they are looking to see if there is another turn lane needed or how it is going to affect that intersection. Staff is also looking to get from that developers a plan for some additional sidewalks along that section of Schumann Drive/661h Avenue. Mr. Mann said that we should not expect the roundabout or traffic circle probably for another three or four years at least. X. Adiournment There being no further business, Ms. Kautenburg adjourned the meeting at 7:05. p.m. in Ms. Kautenburg, Chairperson Jg Date: 12/12/2025 HAWKS LANDING - , W I. Io.1 I:.I L :J e i i PRESENTED BY: PRESENTED TO: Mills, Short E Associates CITY OF SEBASTIAN C'm Y Sn.I'm LrynP.rtq LsM m� C L.M.r \nhrtei mrt PRESENTATION DATE: THURSDAY NOVEMBER 6T , 2025 Owner/ Applicant FL Site, LLC. Planner/ Civil Engineer Mills, Short and Associates Landscape Architect • McCarty & Associates Mills. Short 4 Associates )W n� Plug. S fte 2. • vmo UeII . Pl.ia 32M • P 77:.2M 7292 1 12/12/2025 Mills, Short Y.Associates M2YPlace,6eheIc•VeroBeach, flwl0a31 •PV2.136.)18i Mills, Short 8 Associates 700 ub Place, Wbe xe • Vero Ream, Flom, 82%0 e a M226.7292 12/12/2025 • Rezoning Approval: • P&Z Commission — 5-0 Approval (May 2, 2024) • City Council —(May 22,2024) • City Council — 5-0 Approval (June 12, 2024) • Conceptual Site Layout Review with City Planning Staff (November 19, 2024) • Initial Submittal (February 10, 2025) • Neighborhood Workshop (September 22, 2025) Mills, Short £ Associates 700 22 ° Place, Who 2c • Vero Beach, Florida 32960 • P 772.226.7282 • Total Site Area: 20.38 acres 162 Townhouse Units (1,600 —1,800 square feet) • Open Space Provided: 40.21% (8.19 ac) Provided Native Preservation Area: 27% (4.04 ac) Total Parking Spaces Provided: 352 Spaces Amenities • Private Amenity Center with Pool Cabana and Pool • Public Dog Park and Open Space Park • Walking Trails 25' Landscape Buffers (Native Vegetation and Enhancements) • Wet Detention Pond (Master Stormwater System) Mills, Short 8 Associates 200 22ro Near, Sure 2c • Vero Beach, Florida 32M • P TFIRN.7382 3 12/12/2025 —. ��� LliVW4iri lyl.lYNiµ,:i 5- P '(i.. w or; aQ mo Qc ac Qc �jj otQ °Q A a Y 06 OM 0o Cf OG ara 9i Mills. Short P- Associates Mills, Short 8 Associates 7W22Plsp 3olte 20- Vero Bead, Flmlda 32 -P 772.2241730E 700 22 ° Platt, 6 Ito 2c • Vero Bead, Florida 33060 • P 772,226.7282 4 12/12/2025 on behalf of the project team, we thank you for time and listening to the presentation. Thank you Mills, Short 2 Associates Too 2r Place. s ne zc • Vero cream, FWda32M • v n2.22a72az 5