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HomeMy WebLinkAbout06-18-2004 1225 Main Street [] Sebastian, Florida 32958 Telephone (772) 589-5330 [] Fax (772) 589-5570 City Council Information Letter June 18,2004 Airport Administration Buildin,q Groundbreakin,q As reported to City Council two weeks ago, arrangements are currently being made to host a groundbreaking ceremony to help celebrate and initiate construction of the Sebastian Municipal Airport Administration Building. The event will take place Tuesday, June 29th at 11:30 a.m. on the eastside of Sebastian Municipal Airport, to likely be accessed from Airport Drive East past Sebastian Municipal Golf Course, near a recently installed construction office trailer. Refreshments are to be provided by Holland Builders, to include sandwich and other finger food items to accommodate what is close to lunchtime for most individuals. The event will not last extremely long (perhaps an hour or so), as an agenda outlining festivities, including individual presentations and comments, will be compiled a day or so prior to the event. As such, City Council members will have an opportunity to offer public testament about the project during the event. Clarification Regarding Residential Land Square Foota,qe Response to Recent Respective Inquiry During last week's regular meeting, Vice Mayor Joseph Barczyk raised a question regarding a September 2003 Planning and Zoning Commission recommendation/directive to increase lot sizes on residentially zoned property to 7,500 square feet (paraphrase). As referenced in the attached electronic mail message from Director of Growth Management Tracy Hass, this communication was pertaining to specific suggested requirements for the Asbury Subdivision - that each individual lot is platted to accommodate a minimum of 7,500 square feet per single-family property on this site. However, by December 17, 2003, the City Council approved a conceptual development site plan that governors lot sizes ranging between 6,050 and approximately 7,500 square feet. As I am sure that all of you are aware, CiW Councillnformation Le~er June 18,2004 Page2 standard residential lot sizes in the Sebastian Highlands are at least nearly one-quarter acre or just over 10,000 square feet. Legally, sizes of parcels in private subdivisions are to be dictated via respective site plan approval processes, as was the case with the aforementioned methodology employed with the Asbury Subdivision and all other private residential developments in the City of Sebastian. For good measure, I am also providing you with a copy of the September 18, 2003 Planning and Zoning Commission Minutes of Regular Meeting, which further confirms the aforementioned synopsis and response. Money Ma.qazine Article - "Best Places to Live..." The June 2004 edition of Money Magazine features an article title "Best Places to Live on the Coast..." This commentary offers readers insight as to what areas of the country offers desirable living conditions based on researched factors such as real estate investment, well managed development and growth practices and requirements, as well as other amenities available to both residents and visitors alike. Communities designated as best places to live on the coast via Money Magazine's assessment have been identified via seven geographical areas in the United States - Northeast, Middle Atlantic, South Atlantic, The Great Lakes, California, the Pacific Northwest and the Gulf of Mexico. As interestingly referenced in the attached condensed electronic mail version of the article, both Sebastian and Vero Beach have both been noted as best places in the South Atlantic region. Perhaps it is now safe to say, at least by way of Money Magazine, our community is "now on the map". Out of Office Please be advised that I will be away from beginning tomorrow to attend my brother's wedding ceremony. As this event involves out of town travel, I will be unavailable at City Hall Monday and Tuesday. Police Chief Jim Davis wilt therefore represent the City of Sebastian in terms of responding to any urgencies and emergencies that may arise during my absence. As always, Executive Assistant Jean Tarbell will be available to coordinate and schedule any meetings that are required sometime after my return. I will City Council Information Letter June 18, 2004 Page 3 report back to the office late Wednesday afternoon, June 23rd to prepare for attendance and participation at that evening's City Council meeting. For good measure however, I am providing each of you with contact and location information for your individual personal use alone, in the event any of you require speaking with me during this time. Enclosure(s): E-Mail Message from Director of Growth Management Tracy Hass - Clarification Regarding 7,500 Square Foot Residential Lot Directive Copy of Minutes i'rom September 18, 2003 Planning and Zoning Commission Meeting - Asbury Subdivision Copies of June 2004 Edition of Money Magazine Intemet Site Pages - "Best Places to Live on the Coasi~' Personal Sealed Copies - Contact Information for Terrence Moore, Saturday, June 19, 2004 through Wednesday, June 23, 2004 My Decument s/In foLett eib21 Terrence Moore From: Sent: To: Subject: Tracy Hass Thursday, June 17, 2004 8:11 AM Terrence Moore Ashbury (Lot Size) Teffence, This email is intended to clarify discussion that took place at the September 18, 2003 Planning and Zoning Commission meeting relative to minimum lot size criteria. Apparently there is a bit of confusion regarding this issue as Vice Mayor Barcyk is under the impression the Planning Commission recommended a modification to the land development code reflecting a minimum lot size of 7,500 SF for all lots in Sebastian, including those proposed within PUD's. However, the discussion was specific to Ashbury Subdivision as an element of the Commission's recommendation to the City Council, as Mr. Mahoney suggested, and recommended, that Ashbury receive rezoning approval conditional upon a minimum of 7,500 SF lots with 7.5 side setbacks and 60' lot frontage. No further discussion occurred relative to this issue, and the Planning Commission has not forwarded any further recommendations with respect to minimum lot sizes. Therefore, staff has not initiated further review of the land development code for inclusion of additional lot size criterion beyond that which is already contained within the LDR's. Should you need further clarification, I can email, or deliver, a copy of the Commission meeting minutes from September 18, 2003. Trace CITY OF SEBASTIAN PLANNING AND ZONING COMMISSION MINUTES OF REGULAR MEETING SEPTEMBER 18, 2003 Chairman Smith called the meeting to order at 7:00 P.M. The Pledge of Allegiance was said. Mr. Barcyzk was present. ROLL CALL: PRESENT: Mr. Faille Mr. Mahoney Ms. Monier Mr, Blessing Chmn. Smith Mr. AIIocco Mr. Keough (a) Mr. Seeley (a) UNEXCUSED ABSENCE: Mr. Svatik ALSO PRESENT: Tracy Hass, Growth Management Director Jan King, Growth Management Director Rich Stringer, City Attorney Dom Bosworth, Secretary ANNOUNCEMENTS: Chmn. Smith congratulated Norman Blessing on being appointed a full seat and welcomed Ed Seeley as the new alternate member. Mr. Svatik is absent and Mr. Seeley will be voting in his place. Chmn Smith informed the commission that if he were not in attendance at a meeting the most senior commission member would officiate as chairman. APPROVAL OF MINUTES: 8/21/03 MOTION by Monier/Blessing "1 make a motion we approve the minutes of August 21~'' A voice vote was taken. 7-0 minutes approved, OLD BUSINESS:. NEW BUSINESS: None A. Quasi-Judicial Public Hearing - Conditional Use Permit - SunTrust Bank - Drive-thru Facility in CG Zoning District B. Quasi-Judicial Public Hearing - Site Plan - SunTrust Bank - U.S, Highway #1 and Barber Street - Publix Indian River Subdivision PLANNING AND ZONING COMMISSION MINUTES OF REGULAR MEETING OF SEPTEMBER 18, 2003 Chmn Smith opened the public hearing and swore in the applicant and staff. Mr. Joseph Schulke, Schulke, Bittle & Stoddard LLC, 1140 7® Court, Veto Beach, Florida presented the application. This wilt be a new branch of SunTrust Bank on a parcel that is part of the Publix Indian River Subdivision Plat and water, sewer, traffic and drainage was accommodated for in that plat. Mr. Hass added the site plan is for a 3,500 square-foot banking facility with drive-thru. All the site infrastructure improvements were included in the site development of the Publix. Access will be by existing curb cuts. Sufficient stacking has been provided for the drive-thru facility. The five conditions that apply for conditional use are (1) Separate entrances and exits shall be provided and clearly identified, (2) No more than 2 curb cuts shall be permitted on any single street frontage, (3) Site plan shall provide for efficient circulation of vehicles on-site, (4) In the CG and CR district, no drive-thru facility shall be located within 100 feet of a residential district, (5) All side and rear yards abutting or adjacent to residential districts or uses shall be screened. Staff recommends approval of both the site plan and conditional use. Mr. Mahoney was concerned about queuing of traffic. Mr. Allocco asked if the water retention was atready sized and Mr. Schulke said it was. Mr. 81essing wanted to know if SunTrust could request additional curb cuts in the future and Mr. Stringer said two are allowed for the whole Publix development and they are already in place. No one from the public spoke. Chmn Smith dosed the hearing. MOTION by AIIocco/Blessing make a motion that we approve the SunTrust Bank for the conditional use permit." Roll Call: Mr. Faille yes Mr. Allocco yes Chmn Smith yes Mr. Mahoney yes Mr. Seeley (a) yes Ms. Monier yes Mr. Blessing yes The vote was 7-0. Motion carried, MOTION by Allocco/Mahoney "1 make a motion that we approve the site plan as presented for the new SunTrust Bank at the Publix subdivision." Roll Call: Mr. Faille yes Mr. AIIocco yes Mr. Mahoney yes Chmn Smith yes Mr. Blessing yes Mr. Seeley yes Ms. Monier yes The vote was 7-0. Motion carried. C. PUBLIC HEARING - RECOMMENDATION TO CiTY COUNCIL - LAND USE MAP AMENDMENT/REZONING/PUD CONCEPTUAL PLAN Ms. Monier stated for the record that she had done some research with county commissioners, councilmen and doesn't believe that one branch of government should ignore the other branch. She added that the city is growing and the public is concerned. PLANNING AND ZONING COMMISSION MINUTES OF REGULAR MEETING OF SEPTEMBER 18, 2003 The developers have certain rights but we are taking into consideration lot sizes, side setbacks and density. One reason the developers are looking to annex into the city is for commercial growth, which is needed in our city. Chmn Smith added that the City of Sebastian has home rule, which means the city makes its own decisions. The school system is a county system and their jurisdiction. The Growth Management Department is the arbitrator between the developer and the city. Chmn Smith opened the public hearing. Mr. Joseph Schulke, who was previously sworn in, presented the application as an annexation of a 56 acre piece of property with a land use of L-2, six units per acre supporting single and multi-family zoning. The proposal is for a planned development. Mr. Schulke passed out similar exhibits to the commissioners that he gave to members of the public and introduced his clients, Mr. Coy Clark and Mr. Jeff Blackstone. The proposal is for 214 homes with increased lot width and setbacks. Thirty-two percent of the site will be for recreation, preservation and open spaces. It will have curb roads and sidewalks within the gated community. The surrounding area to the north is FPL substation and soon to be built Pelican Isle Apartments at 5.6 units per acre, to the east is Orange Heights a mobile home community at 4.2 units per acre, to the south is existing general commercial property and the Sebastian Elementary School, and to the west is Powerline Road. This project wilt have 3.47 units per acre. It has private streets, drainage and recreation areas with private maintenance of these. No added traffic through the Highlands, connect directly to the main highway. They hired both traffic consultant and environmental impact consultant. There were no endangered species found on the property and appropriate permits will be obtained for gopher tortoise relocation. Mr. Hass added that the three big issues are density, lot sizes and setbacks. All these issues were addressed through the redesign of the project. Currently the site within the county is 6 units per acre, the proposal is for Iow density within Sebastian, which allows 5 units per acre, but the development proposal is presented at 3.47 units per acre. EMr. asked about the size of the rights-of-way and Mr. Hass said there are 40' Mahoney ?ights-of-way with sidewalks on both sides of the street as well as 10' easements along the rights-of-way. Mr. Mahoney suggested that PUD's use a calculation of 75% of the Zone district requirement.'~here was discussion regar,,ding open space, recreation areas and wetlands. Mr. Keod"¢~ was concerned about the 7 setbacks. Mr. Allocco commended the layout and presentation but felt there were too many homes for the site. Ms. Monier suggested the whole point is to negotiate. The general feeling is that the density is too high and the applicant should consider decreasing the number of homes by 20 and use 10' setbacks. Mr. Blessing had concerns with the 40' wide road and would also like to see the density reduced. Mr. Seeley said he visited Collier Club and Sebastian Lakes to view this type of community. Mr. Smith confirmed with Mr. Hass that the developer has gone through negotiations with city staff and city council has final decision. Mr. Stringer added the three units per acre issue is the council saying they are not going to approve a higher density than the applicant would have had in the county. The following people spoke: 3 PLANNING AND ZONING COMMISSION MINUTES OF REGULAR MEETING OF SEPTEMBER 18, 2003 Mr. William Schulke, Sebastian, Florida said he felt that there is only abut 6' of usable area within the 10' setback. He also commented that with the sidewalks there would be more street parking than with swales. Andrea Coy, 333 Pineapple Street, Sebastian, Florida would like to see a copy of the environmental impact study, 20' buffer area not enough, and density is too high. Clive Beckwith, 465 Lighthouse Avenue, Sebastian, Florida liaison officer between the Sebastian Property Owners Association and city hall and the SPOA is against any change or decrease in the size of buildable lots from 10,000 square feet. Bill O'Neil, 321 Tangelo Street, Orange Heights, Sebastian, Florida wanted to know how close the ends of the streets are and Mr. Hass said 20' setback and 20' buffer. Andrew Falice, 1045 Foster Road, Sebastian, Florida concerned about the traffic from Pelican Isle and this project. Rob Clearbrook, 1041 Foster Road, Sebastian, Florida is against PUD development and concerned about the wildlife. George Gribbroek, 1049 Foster Road, Sebastian, Florida familiar with the site for more than 30 years and concerned about the wildlife and trees. Mary Ingui, 626 Layport Drive, Sebastian, Florida questioned if the residents of this development could use city parks but city residents could not use their facilities, would there be maintenance fees, and concerned abut the visual impact. Mr. Schulke added they have hired GK Environmental to do an environmental assessment of the property. He added they are preserving nine acres of upland and wetland area. Chmn Smith closed the hearing at 8.58 p.m. and asked Mr. Hass for a summary. He stated the main objective in reviewing these projects is to determine consistency with the Comprehensive Development Plan and Land Development Code as well as satisfy the objectives of the city council. Mr. Stdnger advised the commission to vote on each item independently. MOTION by MoniedBlessing "1 make a motion [to recommend to city council] that we change the land use to Low Density Residential [for Ashbury Subdivision]" Roll Call: Mr. Faille no Mr. Mahoney no Mr. Seeley (a) no Mr. Blessing yes Ms. Monier yes Mr., Allocco no Chmn Smith yes The vote was 4-3. Motion denied. PLANNING AND ZONING COMMISSION MINUTES OF REGULAR MEETING OF SEPTEMBER 18, 2003 Mr. Stringer then advised the commission to make a motion for another land use category because if it is annexed it must have a city land use category. He detailed the various land use categories. MOTION by MoniedBlessing "1 would like to reiterate my motion [to recommend to city council] the create a land use for the Ashbury Subdivision to LDR" There was discussion about land use and zoning categories. Mr. Stringer advised the commission if the land were brought in without a land use category established it would come in at the closest corresponding city land use category. In this case it would be multi-family because the current county land use allows 6 units per acre and our multi- family category would be the closest. Roll Call: Mr. Allocco no Mr. Faille yes Chmn Smith yes Mr. Mahoney no Mr. Seeley (a) yes Ms. Monier yes Mr. Blessing yes The vote was 5-2, Motion carried. MOTION by MahoneytBlessing '~"~m'l make a motion that we [recommend to city council] rezone iA1 to PUD-R] wit,,h a inimum of 7,500 square foot lots with 7 ¥2 ' side setbacks and 60' lot frontage' Roll Call: yes Mr, AIIocco yes yes Chmn Smith yes yes Mr. Seeley yes yes Mr. Faille Mr. Mahoney Mr. Blessing Ms. Monier The vote was 7-0. Motion carried. PUBLIC HEARING - RECOMMENDATION TO CITY COUNCIL - LAND USE MAP AMENDMENT/RE. ZONING - CROSS CREEK SUBDIVISION Mr. Warren Dill, 1565 U.S. #1, Sebastian, Florida represented the applicants, Mr. Hank Fischer and Mr. Daniel Spencer. Also present is Mr. Bruce Moia of Mosby & Associates, Vero Beach, Florida. Mr. Dill described the property location, 115 acres, 150 single family lots, 85' X 135', 13,000 sq. ft. The lots on the cul-de-sac are almost half acre. The density is 1.3 units per acre, proposing private streets with 50' right-of way curb and gutter, and sidewalks on both sides. Powerline Road will be paved to access this properS/. County water and sewer is available, storm water will be kept on site and no obligation on the city for maintenance of drainage. Land use ~s compatible with surrounding area. Mr. Hass added that the property is currently being used as an active sand mine, which will cease operation this year. In the event that the Powedine Road access is not able to occur the alternative access point will be Shakespeare. Mr. Mahoney was concerned about who would be responsible for paving Powerline Road and Mr. Hass said it is being negotiated. Mr. Allocco asked if the large cement PLANNING AND ZONING COMMISSION MINUTES OF REGULAR MEETING OF SEPTEMBER 18, 2003 poles would be a problem on Poweriine Road and Mr. Dill said the driving surface is to the east of th4e poles and they woutd not present a problem for road construction. The commissioners agreed this was a well-presented project. The following people spoke: Clive Beckwith, 465 Lighthouse Avenue, Sebastian, Florida very pleased with the proposal as long as they do not use Shakespeare as the main entrance to the site. Mickey Groepler, Sebastian, Florida asked where the lake came from and Mr. Dill said the lake was created as a result of the sand mine operation. Dot Weathers, 1781 Barber Street, Sebastian, Florida concerned about traffic on Powedine Road. Anna Roessler, 1745 Skyline Lane, Sebastian, Florida wanted to know if the buffer zone will be maintained. Zipolitto, Filbert Street, Sebastian, Florida said he received a Ietter requesting 35' of his property for the road work and wondered why it wasn't taken from the west side of the road instead. Mr. Stringer explained that Powedine Road is a good way to get from the Highlands to 510, which has been a safety issue at the Metropolitan Planning Organization. Kathy Woolsey, 8625 70~h Avenue, concerned about traffic and development. Richard Scurlock, 1190 Barber Street, Sebastian, Florida in favor of no development and no growth. Mr. Dan Spencer, 90th Avenue, was a citrus grower for 20 years and if the economy could support his business to continue it would. Mr. Mahoney asked for a clarification of the staff notation, "i-ezoning shall be conditioned upon receipt of annexation approval by the city council." Mr. Stringer interjected that it doesn't take effect unless the city annexes it. MOTION by BIessing/Allocco "1 make a motion [to recommend to city council] that the land use change from R County to LDR for the Cross Creek subdivision by accepted and approve the rezoning from A1 to RS-10 for the Cross Creek subdivision." Roll Call: Mr. Faille yes Mr. AIIocco yes Mr. Mahoney yes Chmn Smith yes Mr. Blessing yes Mr. Seeley (a) yes Ms. Monier yes The vote was 7-0. Both motions carried. PLANNING AND ZONING COMMISSION MINUTES OF REGULAR MEETING OF SEPTEMBER 18, 2003 E. PUBLIC HEARING - RECOMMENDATION TO CITY COUNCIL- LAND USE MAP AMENDMENT/REZONING - SPENCER DEVELOPMENT - CR510 Bruce Moia, Mosby & Associates, Vero Beach, Florida was present for the applicant. He presented the request for an LDR land use and RS-10 zone designation. The proposed development will have a minimum lot size of 80' X 100', 2.6 units per acre, curb and gutter with sidewalks. Mr. Hass had nothing more to add except staff recommends approval for both the land use change and rezone. Mr. Mahoney inquired about the proposed access through Phase Ill of Sebastian River Landings. Mr. Hass said that is speculative at this point if it occurs but there will be a connection to 510 as their main point of ingress and egress. The following people spoke: Richard Scurtock, 1190 Barber Street, Sebastian, Florida opposed to the plan because the land is currently zoned for one unit per acre and doesn't want the zoning increased. MOTION by MoniedSeeley "1 make a motion that we approve [recommendation to city council] the land use change from R County to LDR and I also make a motion to [recommend to city council] to rezone from R-1 County to RS*10." Roll Call: Mr. Faille yes Mr. AIIocco yes Chmn Smith yes Mr. Mahoney yes Mr. Seeley (a) yes Ms. Monier yes Mr. Blessing yes The vote was 7-0. Both motions carried. CHAIRMAN MATTERS: MEMBER MA'FrERS: DIRECTOR MATTERS: NONE NONE Mr. Hass said there are four other projects similar to what was presented this evening. Ms. Monier asked where is the commercial to support all these homes. Mr. Stringer said the long-term plan is to have the riverfront district support a commercial area. Mr. Hass added that Sebastian River Landings Phase I came in at 3.4 units per acre and under the county's guidelines they were at 3 units per acre so it was an increase in density. That's when the negotiations started to bring it down to 3 units per acre and it got carded over into subsequent phasing of Sebastian River Landings and then ail of a sudden the whole idea was, the whole city, every annexation should be limited to 3 units per acre. The direction was if they have 3 units per acre lets keep them at 3 if they have 6 units per acre they obviously will have to reduce it down to five because we don't have a 6 and then let's further negotiate it down within the 5 to bring it down to something in that 3 to 3.5 range. Mr. Stringer added that the Highlands aren't even 3 per acre they are 3.3. Mr. Blessing and Ms. Monier asked if a new land use category could be developed. Mr. Hass said this has been discussed with the consultants about going ahead and doing 7 PLANNING AND ZONING COMMISSION MINUTES OF REGULAR MEETING OF SEPTEMBER 18, 2003 that through the comprehensive plan, which is being revised right now. Suggested was a Iow density of 3 units per acre and another category of 5 units per acre, which we have now, giving us two Iow-density categories. The workshops for the comprehensive plan review will begin eady January. Mr. Stringer talked about the controls the city implements on development and how noticeable it is as you travel U.S. Highway #1. Mr. Hass clarified rumors that the Growth Management Department supports development but in actually with the workload before the department, they would prefer there was no development. They are following the direction given them and assure the development is consistent with our main objectives. ATTORNEY MATTERS: Mr. Stringer commented that he would be more active with the boards. Chmn Smith adjourned the meeting at 10:41 p.m. (10/08/03 SBL) Best Places to Live on the Coast - Sun. 1, 2004 Page 1 of 3 O CNN/Money Buying & Belling Investment Property Home Improvement Million $ Life Financing SAVE THIS ~1 EM~ILTHIS ~:r'~ P. 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Find out whether the beach is public or private, If the beach is public, you can't stop people from setting up umbrellas and lounge chairs right in front of your home. Check out building restrictions. Ask local and state governments about height limits, setbacks and wind- resistance rules. Learn the environmental laws; you may not be able to build in areas that contain protected wildlife. At Cecelia and Greg's home, the state requires water- Try a FREE Trial Issue of quality tests annually. If your heart is set on a boat Coastal Llvlnq Today! dock, make sure you'll be able to install one; you may have to lease underwater land from the state and acquire permits from several agencies. Check tide charts and bridges to make sure you can get to your property by boat at all times. Guard your investment. Choose a property that's relatively safe from erosion and storm damage. Houses above the 100-year flood level and those with a seawall, for instance, are worth more than unprotected properties. Other factors affecting value include a beach renourishment program and the distance of the houses from the water. Finally, buying in an area that encourages recreation can pay off because of a greater demand for rentals. Talk to a builder before you buy. Coastal homes need to withstand the elements, which often means stronger (and pricier) building materials and specific design elements, such as rounded rather than angular corners. Restrictions on sewer systems and septic tanks may dictate the size of the house you can build. Having to truck heavy machinery and materials to an island or remote waterfront location will add to costs. Consult a builder with experience in coastal houses. If you're purchasing an older home, have a structural engineer determine how vulnerable it is to storm damage. 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[fa hurricane is swirling nearby, insurers will stop writing new policies until the danger has passed; that can delay closings. You'll also need flood insurance. For some Oregon oceanfront properties, that can run more than $3,600 a year, says Sue Poling, executive director of the Lincoln County Board of Realtors. Make your sales contract contingent upon obtaining insurance. Contact the state insurance department to find insurers that cover your area and assistance programs for coastal properties. Also, be aware that insurers generally won't compensate you for land lost to beach erosion. J --* Disclaimer Try an issue of MONEY mafiazine - FREE! ~'ETHIS ~F;~It~MAILTHI$ ~PRINTT"IS {~'~'MOSTPOPUL^Ft More on REAL ESTATE Home loan applications dip Do-it-yourself sellinq · Deluxe vacations on the cheap TODAY'S TOP STORIES · Greenspan's rouqh road · Market follows tech down · Coke president Heyer steps down CNNmoney contact us I maaazine customer service I site map I CNN/Money qlossary I pre= OTHER .EWS= C.N I sz I Fortu.e I Susiness =.O I Time © 2004 Cable News Ne~vork LP, LLLP. A Time Warner Company ALL RIGHTS RESERVED. Terms under which this service is provided to you. privacy policy Reprints of site stories are available. http ://m~ney~ cnn~c~m/2~4/~5/~ 7/rea]-estat~est-p~aces/bp~ive-c~ast-~4~6/index~htm 6/9/2004 BEST PLACES to LIVE on the COAST Northeast J Mid-Atlantic I South Atlantic The Great Lakes I California Pacific Northwest I Gulf of Mexico Wash Stuart Beach SOUTH ATLANTIC On North Carolina's Outer Banks, the town of Duck complements its laid-back beachfront feel with superb dining, Also in NoKch Carolina, the mainland shore of Pamlico and Albemarle Sounds may offer the country's most overlooked combination of small-town relaxation and coastal character; Oriental, Elizabeth City, Edenton and Washington boast big, beautifully tended old houses, Other towns that deserve aL'tention include Georgetown and McClellanville in $ou~h Carolina, Brunswick' in Georgia, and New Smyrna Beach, Cocoa Beach, Sebastian, Vere Try Money Magazine Free Beach, Stuart and Delray Beach in Florida. 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