HomeMy WebLinkAbout12-12-2025 CDD Site Plan Staff Report^vr mcr
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Community Development Department
Site Plan - New Development
Staff Report
Project Name: Ameron Boat & RV Storage Facility
2. Requested Action: Site Plan and Conditional Use Permit approval for a 3.8-acre boat &
RV storage facility with covered parking spaces, office building,
wash -down area, and RV dump station, along with improvements to
landscaping, utilities, lighting, and stormwater. A concurrent waiver
request from the Riverfront Overlay District requirements regarding
front yard fence material is also included.
3. Project Location
a. Address: 45 Ashbury Boulevard
b. Legal: Detailed Metes and Bounds Description with easements - See
Survey
C. Indian River County Parcel Numbers: 31-39-07-00000-3000-00009.3
4. Project Owners: William & Todd Brognano
605 Sebastian Boulevard
P.O. Box 780874
Sebastian, Florida 32978
(772) 589-1299 ameronh(&aol.com
5. Project Engineer: Schulke, Bittle & Stoddard, LLC
Joseph W. Schulke, PE
1717 Indian River Boulevard, Suite 201
Vero Beach, Florida 32960
(772) 770-9622 ischulkeCcDsbsengineers.com
6. Project Surveyor:
7. Project Description
Brian C. Kiernan, PSM
Civilsury Design Group, Inc.
444 411 Lane SW
Vero Beach, Florida 32962
(772)323-2244
a. Narrative of proposed action: The property owners have submitted a request to
develop a new site plan for a 3.8-acre boat and RV storage facility on the parcel of
vacant land southwest and adjacent to the main entrance into Ashbury Subdivision
along Sebastian Boulevard. The project proposes 93 covered parking stalls for storage,
a 353 SF office building with an accessible bathroom, vehicle wash -down area, and an
RV dump station, along with required parking for the office, landscaping, lighting, and
mandatory stormwater system. Access will be from Ashbury Boulevard, a private street,
allowed by a public access easement that was dedicated over a portion of the roadway
when the subdivision's Final Plat was recorded In 2005. Water and sewer service will be
provided by the Indian River County Utility system.
Outdoor Storage Facilities are allowed as a Conditional Use In the CG zoning district
within the Triangle Overlay District, and as such, a supplemental application has been
submitted for consideration. Developments within the Triangle Overlay District are
required to comply with the Riverfront Overlay District designs standards. Because of
Overlay standards regarding fence materials permitted in front yards, the developers
are also requesting a Waiver to allow installation of chain -link fencing in their two front
yards whereas the Overlay standards prohibit that material.
b. Current Zoning, Future Land Use and Overlay District:
(1) Zoning: CG (Commercial General)
(2) Future Land Use: CG (General Commercial)
(3) Performance Overlay District: Triangle Overlay District
C. Adjacent Properties
Zoninq
Current Land
Future Land Use
Use
North:
PUD-R
residential
LDR
East:
CG
vacant
CG
commercial
South:
CG
commercial
CG
West:
PS
school
INS
d. Site Characteristics
(1)
Total Acreage:
(2)
Current Land Use(s):
(3)
Soil:
(4)
Vegetation:
(5)
Flood Hazard:
(6)
Water Service:
(7) Sanitary Sewer Service:
(8) Parks:
(9) Police/Fire:
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3.8 acres (163,686 SF)
Vacant
Archibold fine sand & Pomello fine sand
High Pines and Palmetto Scrub
Zone X
Indian River County Utilities
Indian River County Utilities
Riverview Park, Y2 mile
Indian River Fire — 3 miles
Sebastian Police — % mile
S. Comprehensive Plan Consistency
a. Future Land Use: consistent
b. Traffic Circulation: consistent
C. Housing: n/a
d. Public Facilities: n/a
e. Coastal Management: n/a
f. Conservation: consistent
g. Recreation and Open Space: consistent
9. Contents of Site Plan:
a. lot configuration: provided
b. finished ground floor elevation: Office — 24.2'
C. contours and designating number of dwelling units: n/a
d. square footage of site: 163,686 SF total
e. building coverage: Office + Canopies: 45,342 SF proposed = 27.7% (30% max
allowed)
f. square footage of impervious areas and open area:
Total impervious area 96,592 SF = 59.0% (80% max)
Open space 67,094 SF = 41.0% (20% min)
g. setbacks: [Minimum 20' per Conditional Use Criteria]
front setback (Ashbury Blvd)= 20' required; provided 20.59'
front setback (Sebastian Blvd)= 20' required; provided 23.54'
side setback (west)= 20' required; provided 20.69'
rear setback (north)-- 30' required (abutting residential); provided 110.00'
h. scaled drawings of the sides, front and rear of the building or structure:
provided, including canopies
I. generalized floor plan indicating uses and square footage of each proposed
use within each building or structure: provided
j. building exterior construction materials and color: provided
k. building height: Office: 14.16 feet (35 ft. maximum)
Canopies: 16.3 feet to 17.9 feet (35 ft. maximum)
I. location and character of all outside facilities for waste disposal, storage
areas, or display: provided, along west side, enclosure to match color and
materials of new office building
M. location and dimensions of all curb cuts and driveways: provided
n. number of parking spaces with their location and dimensions: provided
Office use requires one (1) space for every 200 SF of gross floor area
353 SF total + 200 =1.765 (2) spaces required
Proposed parking: 2 standard spaces
1 H/C spaces
3 car spaces + 93 boat and RV parking stalls
o. details of off-street parking and loading areas (including requirements of
Article XV): provided
P. all off-street vehicular surfaces available for maneuvering: provided
q. surface materials: provided
r. number of employees: unknown
S. type of vehicles owned by the establishment: n/a
t. If there is a combined off-street parking facility, required agreements: n/a
U. Location of all pedestrian walks, malls, yards and open spaces: provided -
shown on site plan
V. location, size, character, and height or orientation of all signs: Location and
elevations provided, shown on site plan, but will be reviewed under a separate
building permit.
W. location and character of landscaped areas and recreation areas: provided
X. location, design and character of all public, semi-public, or private utilities:
provided
Y. location, height and general character of perimeter or ornamental walls,
fences, landscaping: provided — including the conditional use requirement of a 20-
foot wide opaque vegetative buffer along all property lines
Z. surface water drainage facilities plan certified by an engineer or architect
registered In the State of Florida: provided
aa. location of existing easements and right-of-way: provided
bb. Land survey with complete legal description prepared and certified by a
registered surveyor: provided
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CC. Verified statement showing each and every individual person having a legal
and/or equitable ownership Interest in the subject property: provided
10. Site location and character of use: provided
11. Access, Internal circulation, off-street parking and other traffic Impacts:
a. internal circulation system design and access/egress considerations: provided
b. separation of vehicular and pedestrian areas: provided
12. Open space and landscape (including the requirements of Article XIV and XXQ:
a. Calculations of required type, dimensions and square footage of landscape
materials and of required landscape areas, including: total site area, parking
area, other vehicular use area, percentage of non -vehicular open space,
perimeter and interior landscape strips, and required number of trees: provided
— calculations listed under Landscape Requirements on Sheet C-600 notate 53
existing trees whereas 42 trees are actually being preserved. However, the final
required and proposed tare calculation is correct, and reflected correctly within the
Summary and trees proposed shown in the Landscape Legend
b. Location of required landscape areas and dimensions: provided
C. Location, name, height and size of all existing plant material to be retained:
provided — See Sheet C 200. The required silt fence for the Storm Water Pollution
Prevention Plan (SWPPP) has been placed to also act as a tree and buffer
preservation measure, as reflected on Sheet C-300
d. Location, size, height and description of all landscape material including name,
quantity, quality, spacing, and specified size and specification of all plant
materials: provided
e. Height, width, type, material and location of all barriers of nonliving material:
None proposed
f. Location, dimensions and area of landscaping for freestanding signs:
provided.
g. Show all landscaping, buildings, or other improvements on adjacent property
within five (5) feet of the common property line: provided
h. Triangle (Riverfront) Overlay District special landscape requirements:
Understory and foundational landscaping are being provided
13. Required screening of abutting residential and nonresidential uses: provided — The
buffer along the north side of the property abutting the Ashbury Subdivision's clubhouse
parcel is required to be a "Type A" opaque buffer. The 20-foot Increased vegetative buffer
mandated by the conditional use criteria will provide compliance with the Type A buffer
specification.
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14. Flood prone land and wetland preservation: n/a
15. Surface water management: Provided — The system has been designed with retention
ponds located in the northern and southern areas of the parcel with connecting drainage
structures and catch basins. Outfell is provided thru shallow swales from those retention
ponds, running through the buffer areas along Sebastian Boulevard and Ashbury
Boulevard, linked by a pipe under the entrance driveway, and outfall pipe which ultimately
drains into the county's Sebastian Boulevard/CR-512 drainage system. A drainage permit
for the outfall into the CR-512 system has already been issued by Indian River County. No
drainage or outfall goes into the Ashbury Subdivision's stormwater system or onto Ashbury
Boulevard
16. Available potable water: provided
17. Wastewater service: provided
18. Soil erosion, sedimentation control and estuary protection: provided — Sheet C-300
19. Additional considerations:
A. Outdoor storage facilities are Conditional Uses in the Commercial General (CG)
zoning district within the Triangle Overlay District. The proposed development must
meet the required conditional use criteria, found in LDC Article VI, which are:
1) All setbacks of the respective zoning district shall be used except in no case shall the
setback be less than 20 feet.
2) Screening:
(a) All side and rear yards shall be screened in accordance with the standards
established in section 54-3-14.16 of this chapter.
(b) Increased landscape buffer. Except for driveways and signage, outdoor
storage facilities shall have a minimum 20-foot wide opaque vegetative
buffer along all property lines, with additional plant materials if not naturally
opaque.
3) Automobiles, trucks and recreational vehicles may be stored in designated areas as
shown on the approved site plan. All other proposed outside storage shall be reviewed
and approved by the planning and zoning commission.
4. One management office may be included provided it does not exceed 400 square feet.
5) No business tax receipt other than for the main use (storage) shall be permitted.
6) No sales, garage sales, manufacturing or repalr Is permitted.
7) There shall not be any storage of flammable, toxic, highly combustible or other
hazardous materials or substances.
The Planning and Zoning Commission must also find that the proposed outdoor
storage facility use:
1) Is so designed, located, and proposed to be operated so that the public health, safety
and welfare will be protected.
C
2) Does not present an unduly adverse effect upon other properties in the impacted area
in which it is located.
3) Based on the scale, intensity and operation the use shall not generate unreasonable
noise, traffic, congestion or other potential nuisances or hazards to contiguous
residential properties.
4) Conforms to all applicable provisions of the district in which the use is to be located.
5) Satisfies specific criteria stipulated for the respective conditional use described
above.
6) Is consistent with the Code of Ordinances and comprehensive plan.
Upon such finding, the Planning and Zoning Commission shall approve the conditional
use permit.
With regards to the condition requiring a 20' wide opaque vegetative buffer along all
property lines, the existing vegetation currently on the site is naturally opaque. Leaving
the buffer areas untouched would comply with this conditional use criteria. However,
there are areas where the buffer's vegetation will be slightly disturbed for construction
of the shallow stormwater swale and grading for the drainage system. These areas are
indicated on the Landscape Plan, Sheet C-600, with a notation that additional
landscape materials shall be provided, if needed, to re-establish the buffer at a height
of 6 feet. This will be verified by staff during final inspections.
B. A Traffic Statement was required with the site plan application. It provided information,
based on recognized methodologies and traffic engineering standards, that the
proposed project, using the area dedicated to storage use, could generate up to an
additional 78 daily trips. The additional trips generated were not over 400, therefore a
full Traffic Analysis was not required.
C. The development proposes an RV dump station near the office building as a site
amenity. However, as per Indian River County Utilities, the dumping of RV gray water
is not allowed to empty into the sewer utility system. But, because public utilities are
available, the Environmental Health Department will not issue a permit to install a new
septic system, which could provide an underground tank system for the dumping. City
code does not require a dumping station, therefore, if it is not constructed, the site plan
will still be in compliance with Land Development Codes as the station is considered
an extra amenity.
D. The proposed irrigation plan does not reflect the requirements of LDC Sections 54-4-
18.4(f)(4) & 54-3-14.13. and did not fully address staffs review comments from
1213125. In its current condition, the vegetative buffer is already well established and
should remain in its natural state wherever possible with minimal disturbance. From
reviewing the proposed landscape plan, irrigation appears to be only necessary where
new plant materials will be installed. Where those locations are in the buffer, the
irrigation lines should be located to the interior buffer line, not In the middle as shown
on the proposed irrigation plan, as disturbance of the existing vegetation would be
needed for installation. A revised irrigation plan should be required to be submitted for
review, and approved by staff before any landclearing occurs.
E. The Riverfront Overlay District prohibits chain -link fences to be installed within front
yards. The proposed development has two front yards, the primary along Ashbury
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Boulevard, and secondary along Sebastian Boulevard. It also requires that where
chain -link fences can be installed, they must be green or black vinyl-clad.
The development is proposing a chain -link fence, for security, around all property
lines, to be located along the interior buffer line. LDC Section 54-4-21.6 allows for an
applicant to request a waiver or modification from Overlay requirements if the
`requirements of the article places an Inordinate burden on the property owner." The
developers have submitted a written request asking for relief from the chain -link fence
prohibition in front yards. If not granted by the PZ Commission, the fence material in
the two front yards would then need to be wooden, PVC, or a concrete wall. This,
aesthetically, may be awkward for the site, with two different fence materials. As the
fence will not be as visible with it being on the inside of the vegetative buffer, and the
applicant proposes the chain -link fence will black, staff feels the granting of the waiver
will still meet the intent of the Overlay District.
F. The Riverfront Overlay District also prohibits "roadway style luminaries (fixtures) such
as cobra heads, Nema heads, and the like" for lighting. The Photometric plan
indicates 11 cobra head fixtures are proposed to be attached to the canopy fascia.
The fixtures should be revised to a decorative type to be in compliance with Overlay
requirements, with an updated Photometric plan submitted to staff.
G. The proposed roof -and fascia colors for the canopies are Cobalt Blue and Desert
Sand. Printed color representations can appear brighter and/or muted from the actual
manufacturers color, depending on varying toners from different printers. Since there
are approved colors for the Riverfront Overlay District that buildings and roofs must
adhere to, an actual manufacturer color swatch for the roof should be submitted for
verification. The roof colors of both the canopies and office building should be the
same.
22. Staff Conclusion: The site plan is consistent with the Comprehensive Plan, the Land
Development Code, and the Riverfront Overlay District.
23. Recommendation: Staff recommends approval of the proposed site Alan, for the Ameron
Boat & RV Storage Facility located at 45 Ashbury Boulevard subject to the following
conditions:
1. Prior to installation of the proposed RV dumping station, if constructed, copies of
approvals by applicable jurisdictional agencies, Including Indian River County Utilities
and the Environmental Health Department, shall be submitted to staff;
2. As a large portion of the native vegetative buffer Is being retained, the applicant has
not proposed the specific number of hedges and shrubs that will be planted as would
otherwise be required per code for the Perimeter Buffer. As such, at the time of the
Final Zoning inspection, staff reserves the right to require additional planting of native
vegetation in the buffer areas in which voids have been created during the
development process, such as, and not limited to, those from removal of Invasive
exotic vegetation, creation of the drainage swales, installation of fence materials, etc.
Additional vegetation shall also include canopy and understory trees, if warranted;
3. A revised irrigation plan, relocating the main line from the middle of the vegetative
buffer, and in accordance with LDC Sec. 54-4-18.4(fx4) & 54-3-14.13, and in
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response to staffs comments dated 12/3/25, shall be submitted to staff for review,
and approved before issuance of the Commercial Landclearing permit;
4. Per Riverfront Overlay District requirements, the proposed lighting fixtures on the
canopy fascia must be revised to a decorative type, and an updated Photometric
plan submitted to staff; and
5. Roof colors of the canopies and office building must be the same. An actual color
swatch from the roof and/or canopy manufacturer shall be submitted to staff to
verify compliance with approved Riverfront Overlay District colors before issuance
of the building permits.
Staff also recommends the conditional use permit application be approved, along with 'a
waiver from Section 54-4-21.A.5(a)(3) of the Riverfront Overlay District to allow a black
chain -link fence to be installed in the project's two (2) front yards, placed along the interior
line of the 20-foot vegetative buffer, as shown on the site plan.
12/12/2025
PREPARED B D. Bosworth, Manager/Planner DATE
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