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AGENDA TRANSMITTAL
Subject: Agenda No.
LI ERTY PARK UPDATE Department Orll Growth Mat
City Attorney: O L'
AtWnni
ed bmittal by: City Clerk:
Date Submitted: 16 April 2008
AIty Manager
Ex its: Grohall Memo; Liberty Park Mix Use Concept
EXPENDITURE REQUIRED: AMOUNT BUDGETED: APPROPRIATION
NIA NIA REQUIRED:
N/A
SUMMARY
In furtherance to the interest expressed by some members of Council, I have instructed Rebecca
Grohall to review the Liberty Park Mixed -Use Planned Development (PD). In general, the
proposal seems to have both positive and negative aspects.
On the positive side, the County has extracted a number of capital improvements that are needed
and, if timed correctly, could benefit the City and the region while reducing project improvement
costs to government. For example:
1. The County is requiring improvements at the Barber/Schumann intersection. This is a
project that is extremely important to the City and we have sought grant funding and
special funding, via a Community Budget Issue Request, in the amount $3.0 million to
help construct an improved intersection. If the County can extract development dollars to
reduce government costs on this project, that is good. However, the project needs to be
improved in finality and not incrementally. Therefore, intergovernmental coordination is
required to ensure overall improvement.
2. Another extraction inside City limits is improvement to the tum lane at the northeast
portion of US 1/512 Eastbound intersection (immediately in front of the Hess Station -
turning north on US 1). This is a good improvement that would help the community. It
does not have any impact on existing City projects. But inquiry should be made into the
need for improvement at this intersection, as additional boat ramp usage my require
further development extraction.
3. Other intersection improvements extracted by the County - outside City limits - are (1)
US 1/510; (2) 510/58'"; and, (3) 510/66'". These are all worthwhile improvements that
would benefit the City and region.
However, a comment must be made at the ironic position the County has taken with respect to
transfer of density credits from inside the Urban Service Boundary (USB) to outside the USB.
During many of our negotiations with the County, and the other municipalities during the Interlocal
Agreement discussions, County staff has steadfastly supported decreasing development outside
the USB. It should be noted that on the Liberty Park PD, the County is moving contrary to that
position by allowing transfer of density credits inside the USB to outside the USB, while working
to restrict municipal development outside the USB.
In all, staff finds the proposal satisfactory. We recommend coordination of the Barber/Schumann
extraction to ensure that overall improvements, and not just incremental improvements, are
constructed; thereby, prohibiting further exacerbating the traffic condition at this intersection of
regional importance. Therefore, staff recommends authority to provide said comments to the
County at a staff level and formal transmittal of these comments to the County at their regular
meeting scheduled for May 6, 2008.
CITY CX
SEBAST"
HOME OF PELICAN ISLAND
City of Sebastian
Growth Management Department
1225 MAIN STREET , SEBASTIAN, FLORIDA 32958
TELEPHONE (772) 589-5518 FAX (772) 388-8248
MEMORANDUM
DATE: April 16, 2008
TO: Al Minner, City Manager
FROM: Rebecca Grohall, Director
SUBJECT: Liberty Park PD
The County Planning and Zoning Commission recently reviewed the Liberty Park Planned
Development Traditional Neighborhood Design (PDTND) project and voted to forward a
favorable recommendation to County Commission. It is anticipated that the County
Commission will review the project on May 6, 2008.
The project encompasses 637.53 acres, which is largely outside the Urban Service Area. It
in south of County Road 510, primarily west of 66th Ave (Schumann Dr.) and east of 74`h Ave.
It is contiguous to the southeast of an area Sebastian annexed a few years ago known as
"River Oaks' (but not yet built). This project is rather unique in that in addition to the main site
(approx. 511 acres) there are four "remote" sites (approx. 126 acres). The developer is
proposing to transfer "density" from the four remote sites (which are inside the Urban Service
Area) to the Liberty Park site (outside the Urban Service Area). The "remote" sites will lose
their development rights through a combination of rezoning and conservation easements
(maps of remote sites are attached).
This project proposes 992 residential units and 20 acres of commercial/office uses. Also
included are large amounts of open space through the provision of public and private parks,
trails, perimeter buffers and private open space. Additionally, a school site was dedicated
(this school opened last year as Liberty Magnet School) and a fire station is planned. If
approved, this project also has right of way dedication requirements and would require other
off site improvements for transportation: The combined dollar value of the improvements
and developer contributions are currently estimated at $18 million dollars.
Some of the offsite improvements will be fully funded by the developer. The following offsite
improvements are within the City of Sebastian:
Page 2
Schumann Dr/Barber Street — dual northbound left tum lanes and two westbound
receiving lanes (fully funded by developer)
US Highway 1/CR512 EB — Westbound right turn lane and lane re -striping (fully
funded by developer)
Other improvements will be funded through proportionate fair share and outside the City
limits, but will benefit the City, these include:
• US Highway 1/CR 510 — fully expanded intersection with dual left turn lanes for all
approaches, exclusive right turn lanes and additional through lanes.
• CR 510/661h Ave — fully expanded intersection, dual left tum lanes on all for
approaches, exclusive right turn lanes and additional through lanes.
• CR 510/581b Ave — northbound left turn lane, northbound right turn lane, dual
westbound left turn lanes, dual westbound through lanes, eastbound left turn lanes
and dual eastbound through lanes.
This project was reviewed as a development for mixed uses (and mixes zoning requirements)
that incorporated elements from the County's Traditional Neighborhood Design. Liberty Park
was reviewed by the Treasure Coast Regional Planning Council to determine whether or not
it should be reviewed as a Development of Regional Impact (DRI). The regional planning
council evaluated the project using two different calculations — both derived from the uses.
The TCRPC determined that for mixed use developments, Liberty Park did not meet the
threshold (letter from TCRPC attached).
In addition to the materials presented herein, 1 also have available for review the Liberty Park
informational book showing detailed information of street elevations, architectural styles,
housing mix, etc. This book was prepared by the original developer of the project, Mark
Brackett, however, most of the original design characteristics are retained by the current
developer, the Ryall Group. I have attached an excerpt addressing questions and answers
that developers typically receive about the project.
Attachments: Community Master plan
Maps of "remote" sites
TCRPC Letter August 23, 2006
Questions and Answers from Developers book
9
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MEMORANDUM s
To: Bob Keating, Indian River
County Community Development Director 14/N/111i,ti d O
From: Council Staff i/1 �!l/' J
Date: August 23, 2006 U `� �/
Subject: Review of Liberty Park
Attached please find Council's review of the Liberty Park Master Plan dated November
11, 2005 and DRI threshold calculations based on information provided to council by the
developer. If there questions please call.
`Bringing Communities Tog P-ther" a Est. 1976
301 Gaal Oc a en Boul<v a e! - Soite 300 Bl a a, 1. PIa,i da 34994
Phone O]2) 221-4060 - 9C 269-4060 - Fax (7]2)-221-406] - E-mail - aami..lj e.ew
DRI Threshold Analysis for Liberty Park
Indian River County, Florida
Applicable Threshold: Multi -Use Development 128-24.032(2) FAC]
Calculations:
(1000)
Residential 997 units = 99.7% of the applicable residential threshold for IRC
(300,000)
Office 40,700 sq. ft. = 13.6% of the applicable office threshold
(400,000)
Retail 163,700 sq. ft. = 40.9% of the applicable retail threshold
[151,000 shopping]
[12,70D restaurant]
Total 154.2%
(1000)
Residential 997 units = 99.7% of the applicable residential threshold for IRC
(300,000)
Office 40,700 sq. ft. = 13.6% of the applicable office threshold
(2,500)
Retail 818 parking. = 32.7% of the applicable retail threshold spaces
(calculated (@5 spaces/1000 sq. ft)
Total 146.2%
Conclusion: The multi -use DRI threshold for Liberty Park is 160%. Based on the
development program information provided to Council by the developer,
Liberty Park is below the threshold and is not a DRI.
1. Question: How can Liberty Park gain approval for a project that is located partially outside the Urban Service Area?
Are there changes that have been made or are being made to the Land Development Regulations, or the
Comprehensive Land Use Plan, on behalf of Liberty Park?
Answer: No. Liberty Park was designed using the county policy that has been in place since 1998. The Liberty Park
developer has hired The Evans Group, award winning land planners with experience in "New Urbanism". The Liberty Park
developer, The Evans Group, and the Indian River County Planning Staff have worked together for more than a year to insure
compliance with'the existing Land Development Regulations and the Comprehensive Land Use Plan. Not only does our
existing policy allow for this type of project, they encourage it. "New Urbanism" has been consistently recognized as a formula
for well planned neighborhoods. Indian River County set a goal in 1998 to insure that at least 30% of all lots created were
located in projects designed using the "New Urbanism" concepts.
2. Question: Does the Liberty Park project move the urban service line?
Answer: No. The Liberty Park property consists of land both inside and outside the urban service line. County land
development regulations, in place since 1998, allow for the development of parcels that straddle the urban service line.
Approval of the Liberty Park project would not change the location of the urban service line.
3. Question: What is the overall density of the project?
Answer: Approximately 1.9 units per acre.
4. Question: Is Liberty Park an example of "Urban Sprawl"?
Answer: No. In fact, neighborhoods designed using the "New Urbanism" concepts have been identified as the
antidote to urban sprawl.
5. Question: Is the project an example of Smart Growth?
Answer: Yes. Smart Growth is a design approach that can be achieved with different design philosophies, but the
results are the same. Growth pays for itself and minimizes impact on existing areas. Roads, utilities and schools are adequately
sized or funded for improvements; environmental issues are addressed, such as mass transit or pedestrian ways to limit single
occupancy vehicles (limiting air pollution); natural open space is preserved; storm water runoff is treated to drop sediments
and oils before out falling into natural areas and wetlands are not destroyed.
Questions & Answers
6. Question: What will the price of homes be in Liberty Park?
Answer: Liberty Park will offer a variety of housing opportunities that will meet a wide range of target markets. First
time home buyers, families with children and retirees will all find a wide selection of both single family and multi-family housing
options.
7. Question: Will the homes in Liberty Park be the same cookie cutter design that has been the subject of ridicule in some
other projects constructed in the county? -
Answer: No. One of the components of "New Urbanism' is diversity in architecture. Liberty Park will contain diversity
in both product and architecture. This level of diversity is rarely exhibited in current development projects.
8. Question: Will Liberty Park be a retirement community?
Answer: Liberty Park will offer a wide range of housing choices serving almost every demographic in our community.
9. Question: Who pays to build the county roads (70" Avenue, 74" Avenue, 81" Street) located within the project?
Answer: The Liberty Park developer will pay all of the costs associated with designing and building these roads. In
addition, the project developer will dedicate all of the right-of-way necessary for construction, without charge to Indian River
County. Following completion of the roads, the Liberty Park Property Owners' Association will bear the cost of maintaining these
rights-of-way.
10. Question: Will the community be gated?
Answer: No. One of the tenets of "New Urbanism' is road connectivity and through streets.. Liberty Park is designed
to not only be an appealing place to live for its residents, but also aims to provide an inviting atmosphere for other members of
the community. Public amenities provided in the neighborhood include a 68 acre county park designed for active recreation, a
community band shell, a Magnet Elementary School, a Veteran's Memorial and a town centre. Located in the town center are
shops and businesses designed to serve the general public. In addition, there is a 10 mile biking/exercise path and 40.miles of
sidewalk that runs throughout the community taking advantage of the beautiful views around the lakes and parks. The non-
denominational community chapel provides a meeting place for community and civic groups as well as an attractive location for
weddings and other ceremonies. None of the roads in Liberty Park will have restricted access.
Questions & Answers !!��
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Il. Question: What did the Indian River County School Board pay for the Liberty Magnet Elementary School site?
Answer. Nothing. The Liberty Park developer donated 21 acres of land to the School Board at an estimated value of
one million two hundred thousand dollars ($1,200,000.00). In addition, the project developer has also agreed to construct two
baseball fields and one soccer field on the new school site. The Liberty Park developer has also agreed to donate additional funds
to help landscape and provide signage at the school. The estimated cost of the additional items is over seven hundred thousand
dollars ($700,000.00).
The Indian River School District contacted the Liberty Park developer with a dilemma. The Liberty Magnet Elementary School
is scheduled to open the fall 2006 school semester, prior to the construction of the proposed Liberty Park Neighborhood. The
school board did not have sufficient time to identify an alternative site (which would have to be paid for). The Liberty Park
developer understood the difficult situation the school district was in and agreed to immediately transfer the necessary land to
them.
12. Question: What will Indian River County pay for the Fre Station site?
Answer: Nothing. The Liberty Park developer with donate 5 acres of land to the Indian River. County Fire Department.
The value of the land is estimated at six hundred twenty five thousand dollars ($625,000.00).
13. Question: What will Indian River County pay for the Ryall Park site?
Answer: Nothing. The Liberty Park developer will donate 68 acres of land to the Indian River County Recreation
Department. The value of the land is estimated at eight million five hundred thousand dollars ($8,500.000.00).
14. Question: Will the Liberty Park amenities be open to Indian River County residents that don't reside in Liberty Park?
Answer: Yes. Liberty Park will consist of a town centre, parks and lakes, memorial garden, band shell, meeting hall/
chapel and many other features that will be available to all county residents.
15. Questions: What type of businesses will be located in the Town Centre at Liberty Park?
Answer: A grocery store, pharmacy, variety of restaurants, sandwich shop, coffee shop, ice cream shop, small retail,
wine store, cigar shop, bank, professional offices (real estate, attorney, designers, etc.), neighborhood services, daycare/aftercare
and personal services (dry cleaner, hair salon, nail salon, etc). The businesses that are invited to Liberty Park will be placed to
lessen the impact on surrounding roads by encouraging Liberty Park residents to walk or ride their bikes to the Town Centre for
Questions & Answers
daily needs. Although the businesses will attract customers from outside of Liberty Park, there will be a built-in customer base
immediately adjacent to the Town centre.
16. Question: How much "green space" does Liberty Park have?
Answer: Approximately 225 Acres.
17. Question: What is the total area of the lakes in Liberty Park?
Answer: Approximately 93 Acres. _
18. Question: Will Liberty Park be buffered?
Answer: Yes. Approximately 50 Acres.
19. Question: With over 950 homes, will Liberty Park overload our roads with traffic?
Answer: Liberty Park will effect traffic, but to a lesser degree than might be expected. This is due to two reasons: (1) the
transfer of density necessary to build Liberty Park actually reduces the number of homes that could be built on the same parcels of
land and (2) "capture". A typical subdivision will generate 10.1 trips per day (for each home) onto county roads. Liberty Park is
designed using the "New Urbanism" concept. The design criterion reduces the trips generated to approximately 6 trips per day.
This equates to approximately 40% less cars on county roads than would be generated from a residential project designed using
the standard Subdivision of Planned Development (P.D.) policy.
20. Question: One tenet of the "New Urbanism" design concept is smaller lots. Does this equate to higher density?
Answer: No. The smaller lots are necessary to provide larger green space and open areas. "New Urbanism" generally
results in less density. Liberty Park is designed at approximately 1.9 units per acre.
21. Question: Is Liberty Park the reason for the 66" Avenue widening project?
Answer: No. The 661h Avenue widening project was voted and approved by the County Commissioners on May 6,
2003.
Questions & Answers
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