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HomeMy WebLinkAbout04112012Workshopcnv �� ��1��'�T1�� . ,._ �.��::���. HOME OF PEUCAN ISLAND SEBASTIAN CITY COUNCIL PLANNING AND ZONING COMMISSION JOINT WORKSHOP WEDNESDAY, APRIL 11, 2012 — 5 P.M. CITY COUNCIL CHAMBERS 1225 MAIN STREET, SEBASTIAN, FLORIDA MINUTES Mayor Hill called the Joint Workshop to order at 5:00 p.m. 2. The Pledge of Allegiance was recited. 3. ROLL CALL Citv Council Members Present: Mayor Jim Hill Vice Mayor pon Wright Council Member Andrea Coy Council Member Richard Gillmor Council Member Bob McPartlan Planninq and Zoninq Commission Members Present: Chairman Ed Dodd Vice Chairman Joel Roth Rick Carter Louise Kautenburg Ted Dyer Planninq and Zoninq Members Not Present: Domenic Durr (excused) Larry Paul (excused) Tahir Qizilbash (excused) David Reyes (excused) Staff Present: City Manager, AI Minner City Attorney, Bob Ginsburg Community Development Director, Joe Griffin Senior Planner, Jan King Planner, Dorri Bosworth City Clerk, Sally Maio Deputy City Clerk, Jeanette Williams Senior Systems Analyst, Barbara Brooke-Reese City Council Joint Workshop April 11, 2012 Page Two 12.022 4. DISCUSSION — LAND DEVELOPMENT REGULATIONS (City Manager Transmittal, Land Uses by District Matrix) 5:13 pm The City Manager said everyone was here to memorialize the economic development plan by protecting the things they want to protect and change things that may hinder development. The Community Development Director introduced the City's Planners and P& Z Chairman Dodd. Mr. Dodd said there was a major Code review in 2000, along with comp plan changes, charrettes, and the completion of the EAR and since that time, the Commissioners had expressed interest in the economic development element of the comp plan along with future land uses. During the spring of 2011, the Growth Management Director submitted a land use matrix to the Commission which was a starting point of identifying things that might impact the Land Development Code, in particular commercial land use in the riverfront district. He said when the Commission came to the point of trying to determine what conditional uses should be placed on residential districts in the riverFront, they determined they needed planning input from Council. He said in an economic development component, the Treasure Coast Regional Planning Council (TCRPC) states a"zoning code provides a high level of protection against undesirable development (or direction towards desirable development) and at the same time predictability representing investment security." He said if it was the goal to migrate the riverFront, the process of changing the rest of the code will protect the investors and the Commission has agreed on some conditions, for example, 50% of developed square footage could be residential but no more than that; the residential could be adjacent to or in a connected building; and the parking requirements would be defined by the commercial end. To go forward, he said the Commission would like to continue to modify the Code with input from Council. Mr. Wright said if the parking requirement was reduced for commercial use, it would be a big problem. Mr. Dodd responded if Council decides to go in this direction, staff would identify what code changes would be needed, noting the Commission talked about the segregation of single family building that would have to satisfy all of the requirements for a single family building. Mr. Wright asked if the residential mobile home (R-MH) was changed to a permitted category because there wasn't a notation in the backup material. The City Manager said where there was no designation, it meant they are not permitted. The Planner said they did some clean up on the chart to include RMH. Ms. Coy asked the Commission if they were receiving phone calls about the changes, as she has received calls from people who want to keep their residential homes in the district to pass on to their children. She said right now she could take an existing home and establish a business or make a business on the bottom and live in the top; and she could take a business and make it a home without stepping on anybody's property rights; she has not heard from one developer wanting to change the rules; she doesn't see this as an issue, and wasn't inclined to change to force commercial development. City Council Joint Workshop April 11, 2012 Page Three Mayor Hill said the market will drive what takes place and this is a dramatic change to something that is so special. Mr. Gillmor asked Mr. Dodd how the change might encourage more development and if we aren't doing something to promote the uses in the riverfront. Mr. Dodd said there are three pockets in the TCRPC report: landscaping at CR512, Riverview Park, and the enhancements near Main Street boat launch; the opportunity is the City makes a shift of viewing that area as a commercial/residential component and revamps the dilapidated businesses; land is cheap today; the people who buy $2.5M homes drive the business sector; a house is more desirable in the riverfront than John's Island. There is an opportunity when things start to bloom into big houses, commercial development can happen there or at the Airport. Mr. Gillmor clarified that Mr. Dodd wanted to make it a conditional use to build a house, which would make it more difficult. The Planner pointed out the Clams R Us project provided for a two story residential building with a small commercial use; the proposal makes residential 50% of the project. Mr. Dodd added that the 50% residential was not set in stone. Mr. Wright said he was more market driven and the market will decide what will work; this proposed plan would make it more difficult in the commercial waterfront residential (CWR) district. Mr. Wright asked why they were adding conditions in commercial riverfront (CR) along US 1 for residential when there is no allowable use for that now. Mr. Dodd said that came up because of the revamp of the old fire station which needed a special exception. Mr. Wright said from a noise and traffic standpoint, residential wouldn't be a good idea. Mr. Dodd said for all uses permitted in the CR, it was struck that to make a conditional use for individual categories, to look at each category. Mr. Roth added those conditions in the categories allows staff to determine if that project fits in that area. Mayor Hill said conditional use comes with conditions, making it more difficult for development not by adding more possibilities; said the market has done a good job of developing the riverfront; there have been growing pains from the businesses; and he didn't see any problem with what is happening. Ms. Kautenburg said her real estate background is from an investment standpoint with the value of the property that people own; she has strong concerns about taking away what can be done with a property as opposed to adding enhancements; the idea of building a residence if 50% will be commercial is reprehensible. Mr. Roth asked if existing properties would be grandfathered. Mayor Hill responded it would grandfather existing structures but there are a lot of vacant properties that could become houses, but if the new rules take place, a vacant property or renovated property would have to conform to the new rules. Ms. Coy asked to add mobile homes to R-MH and wasn't interested in changing anything else. 5:44 pm City Council Joint Workshop April 11, 2012 Page Four Mr. Wright commended Mr. Dodd for the suggested change to amend the district but he had a huge concern in making residential a conditional use on US 1, which would be somewhat different than the riverfront which could work to the City's advantage. Mr. Dyer said he moved here because of the charm and community, respects the fact that the best economic development comes out of the marketplace but he has been in several locations where the market takes off in unexpected directions and you don't get the kind of economic development that you hoped for and you end up with residential which doesn't generate taxes but consumes services. He said they have to be cautious not to lose the leadership to guide development they way they want. Ms. Coy said she agreed with Mr. Dyer but the fact remains that Sebastian is a bedroom community; companies are not moving in unless you pay them an exorbitant amount. Mayor Hill said the riverfront has improved, businesses are struggling, but he is pleased with what he is seeing. Ms. Coy referred to Mr. Dodd's statement that if there is to be another commercial area, annexation would be the key to success. Mr. Dyer said he would not be opposed to large corporations in a large industrial area but the small businesses with the residences would be good. Mayor Hill said the vision is not different, but the way we get there may have some differences. Mr. Wright said the riverfront is ready for that type of mixed use development but the question is when it will be economically feasible; the redevelopment has been the reestablishment of existing properties; what they are doing is working, and Sebastian is a unique community. Mr. Gillmor said they all concurred with the vision they would like to see; he asked if the charrettes should be put on the website or Channel 25 so people could catch the vision. Mr. McPartlan thanked the Commission and invited them to come to Council maybe every six months or year to raise their concerns. Mayor Hill said the Commission could bring their concerns to Council at any time. In response the Ms. Coy's question regarding additional LDC revisions, Mayor Hill said it was the direction of Council that those concerned with certain areas look through those concerns, come up solutions, bring them to Council, which will then ask the Commission to look over the concerns. No was no public input. Ms. Kautenburg said a house can be a place to live but also house any number of businesses, but it is very difficult to make a house out of a restaurant, the flexibility will allow houses to convert to businesses when the market calls for them. 5. Being no further business, Mayor Hill adjourned the Joint Workshop at 5:56 p.m. Approved y�ttjthe ���'�-Regular City Council meeting // Mayor ATT�:.. � �___�� � �-- SaITy A: Mai , MMC — City Clerk