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HomeMy WebLinkAbout02-10-2021 CRA AgendaIndividuals are subject to screening prior to entering any City building and entry may be denied if any indicator of illness or prior COVED exposure is identified. All persons entering City Council Chambers where social distancing is not possible, shall wear face coverings. R-20-32 Sec. 1(1) ittw �Y HOME OF PELICAN ISLAND —� COMMUNITY REDEVELOPMENT AGENCY WORKSHOP & SEBASTIAN CITY COUNCIL REGULAR MEETING AGENDA WEDNESDAY, FEBRUARY 10, 2021 - 5:00 P.M. CITY COUNCIL CHAMBERS 1225 MAIN STREET, SEBASTIAN, FLORIDA ALL AGENDA ITEMS MAYBE INSPECTED IN THE OFFICE OF THE CITY CLERK OR ON THE CITY'S WEBSITE CALL CRA WORKSHOP TO ORDER 2. MOMENT OF SILENCE 3. PLEDGE OF ALLEGIANCE - Led by Council Member Nunn 4. ROLL CALL 5. DISCUSS THE FUTURE USE OF THE FORMER HARBOR LIGHTS MOTEL PROPERTY - 1215 INDIAN RIVER DRIVE (Transmittal, Options, Environmental Screening, Zoning Regulations, Aerial, Survey, Example schematics/Renderings/Photos) 6. ADJOURN CRA WORKSHOP 7. CONVENE CITY COUNCIL MEETING B. AGENDA f OD�F)CATIOyS Modifications for a ditions require a unanimous vote of City Council 9. PROCLAMATIONS, AWARDS. BRIEF ANNOUNG,EMEINTS Presentations of proclamations, certificates and awards, andd rief timely announcements by Council and Staff. No public input or actions under this heading. A. Proclamation 211 Awareness Week - February 11 " - 17", 2021 Colleen Walts, Community Relations Specialist - 211 Treasure Coast Brief Announcements: February 13 - Craft Club of Sebastian Show in Riverview Park - IOam - 3pm February 19 - Sebastian Police Dept. Movie Night Out in Riverview Park - 7pm on%f HOME OF PELICAN ISLAND COMMUNITY REDEVELOPMENT AGENCY AGENDA WORKSHOP Council Meetinti Date: February 10, 2021 Agenda Item Title: Harbor Lights Motel Workshop Recommendation: Discussion on the future use of the former Harbor Lights Motel property Backaround: The Harbor Lights Motel was constructed in 1951 as a motel and residence. The site is part of a historic district however it is not registered as a historic structure. The building is currently vacant and uninhabitable due to removal of life, safety features such as sewer/water. The property was purchased in March 2018 for $750,000 to assist the City in preserving the Indian River Lagoon view shed and access east of Indian River Drive by prohibiting any future development along the water's edge. After the initial purchase the east side of the property was unified to the public boat launch property to the north. An appraisal was conducted in March 2020 estimating a value of $295,000 for the remaining hotel property. An Environmental Transaction Screening report was conducted prior to purchase (See Attached Excerpt). The property is zoned CWR, Commercial Waterfront Residential (See Attached) and must also follow the performance criteria found in the Riverfront Overlay district. A survey and aerial (See Attached) have been provided along with several renderings for consideration. The CRA Board may consider the following options for discussion of the property: 1) Sell the property; 2) Sell the property with conditions or restrictive covenants for future development; 3) Keep the property and long-term lease the land for new development; or 4) Keep the property and develop for future city use. If Agenda Item Requires Expenditure of Funds: Budgeted Amount: n/a Total Cost: n/a Funds to Be Utilized for Appropriation: n/a Attachments: 1. CRA Board Options for Discussion 2. Environmental Transaction Screening (Feb 2018) 3. CWR zoning district regulations 4. Aerial 5. Survey 6. Example Schematics/Renderings/Photos /J Administrative Services Departme Review' I City Attorney Review: J- Procurement Division Review, if applicable:f City Manager Authorization: Date: '/,,' Attachment 1- Board Considerations: 1. Sell the orooerty: The city purchased the property in March 2018 using discretionary sales tax & CRA monies — if sold, the proceeds of those monies would return to those accounts for other future uses. 2. Sell the aroa)erty with conditions for future development. • What covenants and restrictions would the city impose for the sale of the property? 3. Keep the orooerty and lonq-term lease the land for new development. • Estimated costs for preparing the land for development. • Length of the long-term lease? 4. Keen the Propertv for future Citv use. • CWR zoning district uses • Retail • Commercial • Community Walk-in Clinic • Multi -Family Residential Other Alternatives? • Restore the buildings to habitable condition for re -use or new use TABLE OF CONTENTS SECTION 1.0 EXECUTIVE SUMMARY: FINDINGS AND CONCLUSIONS 1.1 FINDINGS 1.2 CONCLUSIONS SUMMARY 1.3 SITE FACTS 1.4 EXCEPTIONS AND/OR DELETIONS TO ASTM E 1527 1.5 NON -SCOPE ISSUES SECTION 2.0 INTRODUCTION 2.1 PURPOSE OF A PHASE I 2.2 SCOPE OF WORK 2.2.1 Site Description 2.2.2 Site Reconnaissance 2.2.3 Review of Historical Information 2.2.4 Interviews 2.2.5 Conclusions and Recommendations 2.3 INTERPRETATION OF THE REPORT SECTION 3.0 SITE DESCRIPTION AND RECONNAISSANCE 3.1 SITE PHOTOGRAPHS 3.2 GEOLOGIC AND HYDROGEOLOGIC CONDITIONS 3.3 EXISTING STORAGE TANKS 3.4 PREVIOUSLY EXISTING STORAGE TANKS 3.5 HAZARDOUS SUBSTANCE STORAGE AND HANDLING 3.6 SPECIFIC HAZARDOUS SUBSTANCES RECONNAISSANCE 3.6.1 Summary of Specific Hazardous Substances Reconnaissance (Beyond ASTM Scope) 3.6.2 Details of Specific Hazardous Substances Sampling/Observations 3.7 POLYCHLORINATED BIPHENYLS (PCBS) 3.8 CLARIFIERS, SUMPS, TRENCHES, AND INDUSTRIAL DISCHARGE SOURCES 3.9 SURFACE CONDITIONS 3.10 STRESSED VEGETATION 3.11 PRIOR OR CURRENT AGRICULTURAL LAND USE 3.12 OTHER ENVIRONMENTAL CONDITIONS 3.13 VISUAL OBSERVATIONS, ADJOINING SITES SECTION 4.0 REVIEW OF HISTORICAL INFORMATION AND REGULATORY AGENCY RECORDS 4.1 HISTORICAL AERIAL PHOTOGRAPH AND U.S.G.S. TOPOGRAPHIC MAP REVIEW 4.2 HISTORICAL MAP REVIEW 4.3 HISTORICAL CITY OR STREET DIRECTORY REVIEW 4.4 AGENCY CONTACTS (RECORDS SEARCH) 4.4.1 Building Department Records Copyright i' 2018 Florida Environmental Consrdting, Inc All rights reserved 1-1 Florida Environmental Consuldng Inc Project No. FEC-18-106 4.4.2 Fire Department Records 4.4.3 Health or Environmental Agency Records 4.4.4 Sanitation Agency Records 4.4.5 Water Quality Agency Records 4.4.6 Oil and Gas Agency Records or Maps 4.4.7 Pipeline Agency Records or Maps 4.4.8 Other Pertinent Records/File Reviews 4.5 REVIEW OF ENVIRONMENTAL RECORDS SEARCH 4.6 CHAIN -OF -TITLE ABSTRACT AND/OR REVIEW 4.7 ADDITIONAL ENVIRONMENTAL DOCUMENTS 4.8 HISTORICAL SITE USE 4.9 IDENTIFICATION OF HISTORICAL DATA GAPS 4.10 REVIEW OF TITLE AND/OR JUDICIAL RECORDS FOR ENVIRONMENTAL LIENS OR ACTIVITY AND LAND USE LIMITATIONS (E.G., ENGINEERING AND INSTITUTIONAL CONTROLS) SECTION 5.0 INTERVIEWS 5.1 INTERVIEWS WITH OWNER, PROPERTY MANAGER, USER, AND OTHERS 5.2 PURCHASE PRICE VERSUS FAIR MARKET VALUE INTERVIEW SECTION 6.0 CONCLUSIONS AND RECOMMENDATIONS 6.1 RECOGNIZED ENVIRONMENTAL CONDITIONS 6.2 DE MINIMIS CONDITIONS, HISTORICAL RECOGNIZED ENVIRONMENTAL CONDITIONS, AND CONTROLLED RECOGNIZED ENVIRONMENTAL CONDITIONS SECTION 7.0 LIMITATIONS SECTION 8.0 FIGURES SECTION 9.0 APPENDICES Appendix A Site Photographs Appendix B Summary of Agency Contacts Appendix C Copies of Records Appendix D One -Mile Radius Regulatory Database Report Appendix E Sampling and Analysis Documents Appendix F Interview Notes Appendix G Miscellaneous Information Appendix H References Appendix I Qualifications Appendix J Environmental Acronyms and Definitions Copyright Vi� 2018 Florida Environwenral Consulting, Inc All rights reserved 1-2 Florida Environmental Consulting, lnc Project No. FEC-I8-106 SECTION 1.0 EXECUTIVE SUMMARY: FINDINGS AND CONCLUSIONS 1.1 FINDINGS This report presents the results of the Phase I Environmental Transaction Screening conducted by Florida Environmental Consulting, Inc. at 1215 Indian River Drive, Sebastian, FL 32958 (see Figure 2, Site Location Map). The Phase I was undertaken at the request of the City of Sebastian in accordance with Florida Environmental Consulting, Inc.'s Standard Terms and Conditions. The findings and conclusions of this investigation are based upon a review of historic site -use activities, contact with and records from governmental regulatory agencies, regulatory database searches, as well as a site reconnaissance and interviews with the client, site personnel, and possibly others who may have knowledge of various aspects of the subject site. At the time of this assessment, the site consisted of approximately 0.76 acres of commercially developed land. Information gathered in the course of this assessment indicates that the subject site is currently owned by Ruth Sullivan. The principal findings of Florida Environmental Consulting, Inc.'s Phase I Transaction Screening for this site are as follows: The subject site is currently affected by • No recognized environmental condition (REC); and • 1 de minimis conditions, historical recognized environmental conditions (HREC), or controlled recognized environmental conditions (CREC). • The potential for soil or groundwater contamination of the subject property from either on or off -site sources appears to be low. • Given the findings and conclusions of Florida Environmental Consulting, Inc.'s Phase I Environmental Transaction Screening, further investigation is not recommended at this time. • Florida Environmental Consulting, Inc. has performed this Phase I Environmental Transaction Screening of the subject site in conformance with the scope and limitations of the standard practice set forth in the American Society for Testing and Materials (ASTM) Designation: E1528-14, "Standard Practice for Limited Environmental Due Diligence, Transaction Screen Process." Any exceptions to, or deletions from, these practices are described in Section 1.4 of this report. Coplright `i' 2018 Floddu Environmental Consulting, Inc. All rights reserved 1-1 Florida Enidronmenral Consuldng, Inc Project No. MC-18-100 1.2 CONCLUSIONS SUMMARY Based on the findings of this Phase I Environmental Transaction Screening, Florida Environmental Consulting, Inc. has identified the following recognized environmental condition(s): RECOGNIZED ENVIRONMENTAL CONDITION(S) Condition # Location Description of Condition None N/A No evidence of recognized environmental conditions was found during this investigation. Based on the findings of this Phase I Environmental Transaction Screening, Florida Environmental Consulting, Inc. has identified the following de minimis conditions, historical recognized environmental conditions, and/or controlled recognized environmental conditions: DE MINIMIS CONDITIONS HISTORICAL RECOGNIZED ENVIRONMENTAL CONDITIONS, OR CONTROLLED RECOGNIZED ENVIRONMENTAL CONDITIONS Condition # Location Description of Condition Condition 1 Existing The subject site contains Asbestos Buildings De minimis Copyright 3D 2018 Florida Environmental ConsaNing, Jna All rights reserved 1-2 Florida Environmanal Consulting, Inc Project No. FCC -I S-106 1.3 SITE FACTS Current Owner(s): Ruth Sullivan Current Use: Motel Total # of Existing Buildings: 3 Total Sq. Ft. of Buildings: 2360 Date Oldest Building was Built: 1951 The subject site obtains its potable water from private underground wells. The subject site disposes of its sewage through use of an on -site septic system. The subject building is heated and/or cooled by individual heating and air-conditioning systems. Parcel 4: 31390600000005000010.0 Address Provided by Client: 1215 Indian River Drive, Sebastian, FL 32958 Total Acreage of Land: 0.76 Date of Site Reconnaissance: 2/7/2018 Total # of Wells (water, oil, gas, other) identified onsite: None, shared water well offsite, hose bibs only Areas/Units that were inaccessible to the Florida Environmental Consulting, Inc. field assessor: None Were enough (units/offices/buildings/acres) inspected to ensure that the inspection was homogenous? Yes Did the field assessor notice any unusual odors on or from the subject site or adjoining sites during the site reconnaissance? No 1.4 EXCEPTIONS AND/OR DELETIONS TO ASTM E 1528 There are no exceptions to ASTM E 1528. 1.5 NON -SCOPE ISSUES Asbestos -containing materials were assessed. Copyright V 201 B Florida Eariroamentul Consulting, Inc. All rights reserved 1-3 Florida Environmental Consulting, Inc. Project No. FEC-1 8-1 OG SECTION 2.0 INTRODUCTION 2.1 PURPOSE OF A PHASE I The purpose of this Phase I Environmental Transaction Screening is to assess (1) the likelihood of contamination of the subject site as a result of either past or present land -use practices; and (2) the potential for future environmental contamination which may occur as a result of current conditions or operations and maintenance activities at either the subject site or properties adjoining the subject site, thereby identifying real or potential environmental or economic impact to the subject site. In this way, the client may satisfy a requirement to qualify for the innocent landowner defense to the Comprehensive Environmental Response, Compensation and Liability Act (CERCLA) liability by completing "all appropriate inquiry into the previous ownership and uses of the property consistent with good commercial and customary practice." To meet these objectives, Florida Environmental Consulting, Inc. attempted to complete the tasks outlined in this section except as noted in Section 1.4. 2.2 SCOPE OF WORK The Scope of Work that has been followed for this assessment is identified in Section 1.1, Page 1-1. 2.2.1 Site Description Site photographs were taken during the site reconnaissance. The photographs and their summary descriptions can be found in Appendix A. Florida Environmental Consulting, Inc. reviewed pertinent, reasonably ascertainable information on the soil types and groundwater conditions in the vicinity of the subject site. For the purposes of this assessment, the depth from the ground surface and the direction (or gradient) of the groundwater flow are of particular significance. Such findings are used by Florida Environmental Consulting, Inc. report writers, in conjunction with additional information about environmental conditions on nearby sites, to assess the risk that is faced by the subject site from off -site sources of contamination. It should be noted that Florida Environmental Consulting, Inc.'s geological and hydrological research does not include investigation of seismological concerns that may affect the area of the subject site. Although the existence of faults in an area may be of concern to property owners and residents in that area, it is not considered to be an environmental contamination concern, and so is not usually a component of a Phase I Environmental Transaction Screening. Cop)Tighl t, 2018 Florida Environmental Consulting, Inc All rights reserved 2-1 Florida Environmental Consulting, lac Project No. FEC-18-106 2.2.2 Site Reconnaissance A Florida Environmental Consulting, Inc. field assessor conducted a visual reconnaissance of the subject property to identify observable signs of environmental impairments, including on -site operations and maintenance activities which may lead to possible environmental impairment. As a part of the site reconnaissance, Florida Environmental Consulting, Inc. visually inspected the site for obvious indications of: • Existing and previously existing storage tanks (aboveground and underground) • Hazardous substances storage and handling • Clarifiers, sumps, trenches, and industrial discharge sources • Equipment which may contain polychlorinated biphenyls (PCB) (fluorescent light ballasts are not inspected) • Indications of spillage of hazardous substances, and the general condition of concrete, asphalt, soil, and other surfaces • Indications of stressed vegetation as a result of on -site contamination During the site reconnaissance, Florida Environmental Consulting, Inc. field assessors may make note of basic compliance issues which, may be environmental in nature, however are not issues directly associated with the potential for site contamination (i.e., the specific objective of our assessment). However, as a service to our clients, and because these compliance issues may contribute to our overall understanding of site operations, Florida Environmental Consulting, Inc. may comment on the site's basic compliance status. The review of the site's compliance status is not intended to be complete or comprehensive and may or may not include all items identified during the site reconnaissance. Again, the compliance review is not intended as a comprehensive compliance audit. Rather, the compliance review is only intended to aid Florida Environmental Consulting, Inc. in determining the likelihood that the subject site may have been impacted by releases of hazardous substances. When the storage or use of hazardous substances are encountered on a site, the Florida Environmental Consulting, Inc. field assessor will look for or inquire about the on -site presence of Material Safety Data Sheets (MSDSs). MSDSs are prepared by the manufacturers of hazardous substances (pursuant to OSHA's Hazard Communication Standard), and they detail the components, dangers, and proper handling procedures for the hazardous substance for which they have been prepared. The presence or absence of MSDSs for on -site hazardous substances will be noted in 3.5, Hazardous Substances Storage and Handling. However, some sites may use or store hundreds of various chemical compounds. In such cases, it is practically impossible for the field assessor to match -up each substance with its corresponding MSDS. Still, the field assessor will inquire about MSDSs and copies of representative MSDSs that were made available will be included in Appendix G. Copyright "P 2018 Florida Environmental Consuhing, Inc. Ali rights reserved 2-2 Florida Entrronmental Consulting, Inc Project No. FGC-I8-106 Florida Environmental Consulting, Inc. may have (based on contract) inspected and reviewed information for the subject site regarding the presence of specific hazardous substances which are relatively common sources of environmental concern. The substances in question include: • Common building materials that may contain or are suspected of containing asbestos • Radon (at elevated levels) • Lead -contaminated drinking water • Lead -based paints Based on ASTM E1527-05 AND E1527-13, federal, state, and other regulatory agency guidelines, the following presumptions were in force if and when Florida Environmental Consulting, Inr- inspected the subject site for specific hazardous substances: • Structures built after 1980 are considered asbestos -free. Structures built after 1979 are considered lead-free (with respect to both water and painted surfaces). • Fluorescent light ballasts will be considered PCB -free and will not be noted in the report regardless of their date of manufacture, unless Florida Environmental Consulting, Inc. is instructed to do otherwise in writing by the client. Florida Environmental Consulting, Inc. also inspected the properties that adjoin the subject site. In general, this inspection included a "drive -by" survey to note the operations which may pose an imminent or potential environmental threat to the subject site. 2.2.3 Review of Historical Information For this assessment, Florida Environmental Consulting, Inc. may have reviewed reasonably ascertainable historical aerial photographs and United States Geologic Survey (U.S.G.S.) topographic maps of the subject site and vicinity. This review consisted of examining the reasonably ascertainable available photographs and topographic maps for evidence of activities on or development of the subject site and adjoining sites that may show an environmental condition or concern which may currently affect the subject site. The specific aerial photographs and U.S.G.S. maps that were reviewed for this assessment are identified and their environmentally relevant features are described in Section 4.1. Florida Environmental Consulting, Inc. may have also reviewed any reasonably ascertainable Historic Maps of the subject site and vicinity. Such maps have been prepared by fire insurance companies in order to determine the potential risk of fire damage to buildings in metropolitan areas. These maps have been produced since the mid-] 850s and, for some areas, they are still produced today. For the purposes of a Phase I Environmental Transaction Screening, these maps may contain helpful information on the ages and past uses of buildings, as well as information about on the Copyright fs" 2018 Florida Environmental Consulling, Ina All rights reserved 2-3 Florida Environmental Con ldng, lne Project No. FEC-I8-106 storage of hazardous and flammable substances. However, because it was only worthwhile for fire insurance companies to map metropolitan areas, the scope of coverage of these maps is somewhat limited. If Historic Maps have provided coverage of the subject site, and if the specific maps were reasonably ascertainable, then the specific maps that were reviewed for this assessment are identified, and their environmentally relevant features described, in Section 4.2. One of the least known yet most complete and comprehensive historical sources are historical city or street directories. These texts may have been reviewed by Florida Environmental Consulting, Inc. to the extent that they have provided coverage of the subject site and were reasonably ascertainable. Florida Environmental Consulting, Inc. reviews historical city or street directories (also known as criss cross or reverse indexed directories) for information on the past occupants of and activities on the subject site and adjoining sites. These directories were prepared by companies that catered to the needs of salespeople by providing the names of the occupants at a given address (that is, unlike a traditional telephone book, the entries of a reverse directory are arranged by address, not by name). However, like Historical Maps, the scope of coverage of these directories is limited to mostly metropolitan areas. If they were reasonably ascertainable, they were reviewed and Section 4.3 contains listings of historical city or street directories. Florida Environmental Consulting, Inc. has contacted various state, county, and municipal agencies having current or past jurisdiction over the subject site, in an attempt to review reasonably ascertainable records that contain specific information about environmental conditions on the subject site that these agencies may have on file, or to establish that no environmentally relevant records are on file for the subject site. The client should be aware that most regulatory agencies file their records by address or corporate name (as opposed to parcel number or site name). If no specific address has been assigned to a site, then, typically, no environmental records related to the site will be forthcoming from the state, county, or municipal regulatory agencies. The findings of this records search are reported in Section 4.4, Agency Contacts. The addresses, phone numbers, names of the persons contacted within the various agencies are listed on the Regulatory Contacts Sheet, which is included in Appendix B. Copies of any records obtained from regulatory agencies can be found in Appendix C. In some instances, Florida Environmental Consulting, Inc. may not yet have received a reply from one or more of the agencies that were contacted. (Some agencies will take six weeks or longer to reply to a verbal or written request.) In the event of such delays in response, rather than delaying the issuance of the report, Florida Environmental Consulting, Inc. has indicated in the report that a response to the request for records is pending, and a copy of the regulatory request form has been included in Appendix B. Any pertinent information that is subsequently received from the pending agency will be addressed and forwarded to the client in the form of an addendum to this report. Florida Environmental Consulting, Inc. has also reviewed an ERS RecCheck Report, a computer - generated federal, state, and regional one -mile regulatory database search in an effort to determine whether the subject site is listed on an agency environmental database and to identify possible regulatory -listed sites of concern within a one -mile radius of the subject site. In general, these documents list known or suspected hazardous -waste generators, release sites, landfills, unauthorized disposal sites, sites with registered underground storage tanks, and sites currently under investigation for known or suspected environmental violations or releases. In conjunction with the findings on the geological and hydrological conditions, information obtained from the database search can be used to assess the environmental risk faced by the subject site from past or present off - site sources of contamination. Additionally, the ERS RecCheck Report may provide information Coplright ,<" 2018 Florida Environmental Consuhing. /nc. All rights reserved 2-4 Florido Environmmital Cons.1 ft, Ine. Project No. FEC-19-106 about on -site sources of contamination. The ERS RecCheck Report review can be found in Section 4.5; a copy of the complete ERS RecCheck Report document and a detailed description of the databases that were searched are included in Appendix D. When requested, Florida Environmental Consulting, Inc. will compile and review a chain -of -title abstract for the subject property. The chain -of -title abstract can help the client and Florida Environmental Consulting, Inc to better understand the history of the use of the subject site. The chain -of -title abstract is typically compiled from documents obtained from the County Recorder's Office or Tax Assessor's Office. The chain -of -title abstract review, if completed for this report, can be found in Section 4.6. The County Assessor also may be contacted to determine whether the subject site has been assigned addresses in the past which are different from its current address. It is the client's responsibility to supply Florida Environmental Consulting, Inc. with any records of environmental liens or other such documents. On occasion, the client, the client's representatives, or on -site personnel will make available environmental documents pertaining to the subject site. These documents may be prior Phase I Reports, environmental site remediation reports, foundation soil reports, or occupancy records, among others. If these are made available prior to the issuance of the report, Florida Environmental Consulting, Inc. will review the conclusions of these documents, which may help to confirm or disprove any tentative findings that Florida Environmental Consulting, Inc. has developed independently. If the client has supplied environmental documents for review as part of this assessment, the findings are included in Section 4.7. After the above information from existing historical records, regulatory agencies, interviews, and other additional environmental documents has been reviewed and evaluated, Florida Environmental Consulting, Inc. presents the site uses for the subject property as well as adjoining site uses in a chronological table. This historic site use summary assists the client, as well as the field assessors and reviewers to have a perspective of the historical uses of the subject site. The Historical Site Use is presented in Section 4.8, 2.2.4 Interviews Florida Environmental Consulting, Inc. attempts to interview various individuals who may have knowledge of various aspects of the subject site. Typically, the interviewees might include: • Current and previous owners • Site and operations managers • Tenants • Local regulatory personnel The interviews are summarized in Section 5.0 and interview notes are included in Appendix F. Copyright 1 2018 Florida Environmental Consulting, btc. All rights reserved 2-5 Florida Endratanentaf Cnnsaltlng, lays Project No. FGC-18-106 2.2.5 Conclusions and Recommendations Section 6.0, Conclusions and Recommendations, provides detailed descriptions of the recognized environmental conditions, the de minimis conditions, historical recognized environmental conditions, and controlled recognized environmental conditions that, in the professional opinion of Florida Environmental Consulting, Inc., currently affect the subject site. Section 6.0 also recommends or suggests the next -step actions that may be required to begin addressing the conditions. The essential information on a condition at a given location is contained in the "Description of Condition" and the "Action Suggested" boxes of the table for that location. The section numbers refer to those sections in the report that describe the research tasks and findings behind the conclusions. This reporting method allows the reader to quickly go to those sections that are pertinent to the condition. 2.3 INTERPRETATION OF THE REPORT Following the completion of the tasks outlined above, Florida Environmental Consulting, Inc. prepared this report to present our findings and conclusions clearly and consistently. In an attempt to aid the reader and bring organization to pieces of seemingly unrelated information, Florida Environmental Consulting, Inc. has developed a report format that is both innovative and concise. Each piece of information is described in the context of the research or assessment task under which it was found. Typically, an environmental condition will incorporate a number of specific findings. So, in Section 6.0, Conclusions and Recommendations, the various particular findings are grouped together and collectively presented with the description of the environmental condition that is corroborated by those findings. Copyright V 2018 All rights reserved 2-6 Fluridu Enrirunmenlul Consul ing, Inc. Project No. FEC-15-106 SECTION 3.0 SITE DESCRIPTION AND RECONNAISSANCE The subject site is surrounded by an area of predominantly commercial and residential properties. On the date of the site reconnaissance, the subject site consisted of 0.76 acres of commercial motel usage. The following subsections describe the physical characteristics of the subject site and are a compilation of the observations made during the visual site inspection. 3.1 SITE PHOTOGRAPHS A Florida Environmental Consulting, Inc. field assessor completed a reconnaissance of the subject site, at which time a number of photographs were taken to document the current condition and use of the site. The photographs can be found in Appendix A. 3.2 GEOLOGIC AND HYDROGEOLOGIC CONDITIONS According to United States Department of Agriculture. Soil Survey Geographic (SSURGO) Database data, the native soil type is Immokalee fine sand Map Unit Type: Consociation Hydric: No Drainage Class: Poorly drained General Information: Sandy, siliceous, hyperthermic, ortstein Alfic Alaquods. Fill material was not used. The elevation of the subject site appears to be 7 feet above mean sea level. Groundwater in the site vicinity is known to occur very close to the surface and flow towards the east and the Indian River Lagoon. However, the specific flow direction is unknown. It should be noted that the flow direction and depth of groundwater may be influenced by rainfall, tidal activity, shore properties, and local groundwater pumping operations. Storm water discharge across the site appears to sheet flow east to the municipal stormwater system. The direction and destination of storm water discharge does not appear to be a source of environmental concern to the subject site. 3.3 EXISTING STORAGE TANKS No evidence of any existing aboveground or underground storage tanks was observed on the subject site during the site reconnaissance nor noted in the research conducted for this assessment. CopyrighteD2018 Florida Environmental Consuldog,Inc. All rights reserved 3-1 Florida EnvirunurenralConsulting. Inc. Project No. FBC- I8-106 3.4 PREVIOUSLY EXISTING STORAGE TANKS No evidence of previously existing aboveground or underground storage tanks was observed on the subject site during the site reconnaissance nor noted in the research conducted for this assessment. 3.5 HAZARDOUS SUBSTANCE STORAGE AND HANDLING No storage or handling of hazardous substances was observed in the areas inspected during the site reconnaissance. 3.6 SPECIFIC HAZARDOUS SUBSTANCES RECONNAISSANCE 3.6.1 Summary of Specific Hazardous Substances Reconnaissance (Beyond ASTM Scope) In addition to a general inspection of the subject site for evidence of the presence of hazardous substances or environmental concerns, the field assessor also conducted a reconnaissance for a set of specific hazardous substances that are not addressed in the scope of the ASTM Standard. The results of this specific reconnaissance are given in the following table(s). If a specific suspected hazardous substance was sampled or otherwise tested, this will be indicated in the table and the results of the laboratory analysis or other tests will be given in Section 3.6.2. ID # 1 2 SPECIFIC HAZARDOUS SUBSTANCES (BEYOND ASTM SCOPE) Substance Asbestos Radon Sampled? Yes No Description ACM were found EPA Radon Zone: 3 (Predicted avg for county: < 2 pCi/L)For zip code 32958: Number of tests per zip code: 7 Number of tests where radon is > 4 pCi/L: 0 Percentage of test where radon is > 4 pCi/L: 0% The subject property is located in an area that is considered to have a low occurrence of radon. However, the occurrence of radon is site -specific; only testing can determine the actual radon level at the site. Condition De minimis N/A Copyright '�'- 2018 Florida Environmental Consulting, Inc. All rights reserved 3-2 Florida Ensirunmental Connsul6ng, Inc. Project No. PGC-18-106 ID # I Substance Sampled? Description Condition 3 Lead Paint No Based on the date of construction, it is N/A possible that there is lead -containing paint on -site, however the buildings are proposed for demolition and this condition would not affect susceptible individuals. 4 Lead Water No Based on the date of construction, there N/A is the potential for the presence of lead in the plumbing fixtures and/or pipes on - site, however the buildings are proposed for demolition and this condition would not affect susceptible individuals. Note: If the table indicates that a given substance has been sampled, then a related table can be found in Section 3.6.2, which will give the results of the laboratory analysis of the sample or samples 3.6.2 Details of Specific Hazardous Substances Sampling/Observations Please see Appendix 9.0.E for the Asbestos Survey Report. 3.7 POLYCHLORINATED BIPHENYLS (PCBS) The Florida Environmental Consulting, Inc. site reconnaissance does not include checking on -site fluorescent light fixtures for potential PCB content. Although fluorescent light ballasts may contain PCBs, the amount contained is considered to be so inconsequential that the ASTM (Standard Practice, E 1527) has stated: "Fluorescent light ballast likely to contain PCBs does not need to be noted." in a Phase I Environmental Report. No known or suspected PCB -containing equipment or materials were observed on -site during the site reconnaissance. 3.8 CLARIFIERS, SUMPS, TRENCHES, AND INDUSTRIAL DISCHARGE SOURCES No clarifiers, sumps, trenches, industrial floor drains, or industrial discharge points were noted during the site reconnaissance, historical, and/or regulatory research. 3.9 SURFACE CONDITIONS No significant areas of staining or other unusual surface conditions were observed during the site reconnaissance. Copwight Z 2018 Florida Environmental Consulting, Jno All rights reserved 3-3 Fiorido Envirommemal Consulting, Inc Project No. FEC-18-106 3.10 STRESSED VEGETATION No disfigured, discolored, dying, or otherwise stressed vegetation was observed on -site during the site reconnaissance. 3.11 PRIOR OR CURRENT AGRICULTURAL LAND USE The site reconnaissance, historical, and/or regulatory research conducted for this assessment indicates that the site has not been used for agricultural purposes in the past. 3.12 OTHER ENVIRONMENTAL CONDITIONS No evidence of further environmental conditions and/or impairments was observed during the site reconnaissance, beyond that evidence that has already been noted in this section. 3.13 VISUAL OBSERVATIONS, ADJOINING SITES During the site reconnaissance, the Florida Environmental Consulting, Inc. field assessor also visually inspected and documented the use of those properties which immediately adjoin the subject property. The observations of the adjoining properties were made by the Florida Environmental Consulting, Inc. field assessor on the date of the site reconnaissance. No sources of environmental concern were noted. Copyright i' 2018 Florida Environmental Consulting„ Inc. All rights reserved 3-4 Florida Environn+rnrul Consulting, Inc Project No. rEC•I R-IW SECTION 4.0 REVIEW OF HISTORICAL INFORMATION AND REGULATORY AGENCY RECORDS 4.1 HISTORICAL AERIAL PHOTOGRAPH AND U.S.G.S. TOPOGRAPHIC MAP REVIEW Florida Environmental Consulting, Inc. reviewed readily available and reasonably ascertainable aerial photographs and U.S.G.S. topographic maps of the area of the subject site. (A copy of a U.S.G.S. map, if available, has been included as Figure 1.) These aerial photographs and maps may have been obtained from Florida Environmental Consulting, Inc.'s library and/or another source (all sources identified in Appendix B). Each aerial photograph was reviewed for the subject property and, where applicable, adjacent property use. In addition, each photograph was reviewed to identify the presence of areas of dumping, staining, buildings, and/or aboveground storage tanks. Aerial photographs for the years of 1943 — 2016 and U.S.G.S. topographic maps for the year(s) of 2103 were reviewed and no recognized environmental conditions, de minimis conditions, historical or controlled recognized environmental conditions were identified. 4.2 HISTORICAL MAP REVIEW Florida Environmental Consulting, Inc. did not review historical maps for one or more of the following reasons: 1. Based on a reasonable amount of research, the information was not readily available, as defined in the ASTM Standard. 2. Sufficient historical information was available from other sources to identify the past property uses. 4.3 HISTORICAL CITY OR STREET DIRECTORY REVIEW Florida Environmental Consulting, Inc. did not review historical city or street directories for one or more of the following reasons: 3. Based on a reasonable amount of research, the information was not readily available, as defined in the ASTM Standard. 4. Sufficient historical information was available from other sources to identify the past property uses. Copyright e'i 2018 Florida Enviroamentol Consulting, boa All rights reserved 4-1 Florida Environmental ConsuUing, Inc. Prujccl No. FHC-I8-I06 4.4 AGENCY CONTACTS (RECORDS SEARCH) 4.4.1 Building Department Records Florida Environmental Consulting, Ina submitted a request to the local Building agency for the purpose of reviewing reasonably ascertainable, relevant building permits, original plumbing and finish schedules, building plans, or other readily available, relevant documents pertaining to the subject site that are on file with this agency (all sources are identified in Appendix B). The following table presents the results of this review. (Copies of the reviewed documents, when available and/or necessary are included in Appendix C.) SUMMARY OF BUILDING DEPARTMENT RECORDS Description of Permit/Plan Condition Built in 1951 may contain Asbestos De neinin:is 4.4.2 Fire Department Records Florida Environmental Consulting, Inc. did not review fire department records for one or more of the following reasons: 1. Based on a reasonable amount of research, the information was not readily available, as defined in the ASTM Standard. 2. Sufficient historical information was available from other sources to identify the past property uses. 4.4.3 Health or Environmental Agency Records Florida Environmental Consulting, Inc. submitted a request to the local Health Department and/or Environmental agency for the purpose of reviewing reasonably ascertainable environmental records that may be on file with this agency for the subject site. The following table gives the results of this review. (Copies of the reviewed documents, when available, are included in Appendix C and the source is identified in Appendix B.) SUMMARY OF HEALTH OR ENVIRONMENTAL AGENCY RECORDS Description Condition No records for environmental contamination found 4.4.4 Sanitation Agency Records N/A Florida Environmental Consulting, Inc. did not review sanitation records for one or more of the following reasons: Copyright 1' 2018 Florida Environmental Consulting, hte. All rights reserved 4-2 Florida Emironmental Consulting, Inc Project No. FEC-I8-106 1. Based on a reasonable amount of research, the information was not readily available, as defined in the ASTM Standard. 2. Sufficient historical information was available from other sources to identify the past property uses. 4.4.5 Water Quality Agency Records Florida Environmental Consulting, Inc. did not review water quality records for one or more of the following reasons: 1. Based on a reasonable amount of research, the information was not readily available, as defined in the ASTM Standard. 2. Sufficient historical information was available from other sources to identify the past property uses. 4.4.6 Oil and Gas Agency Records or Maps Florida Environmental Consulting, Inc. did not review oil and gas records for one or more of the following reasons: 1. Based on a reasonable amount of research, the information was not readily available, as defined in the ASTM Standard. 2. Sufficient historical information was available from other sources to identify the past property uses. 4.4.7 Pipeline Agency Records or Maps Florida Environmental Consulting, Inc. did not review pipeline for one or more of the following reasons: 1. Based on a reasonable amount of research, the information was not readily available, as defined in the ASTM Standard. 2. Sufficient historical information was available from other sources to identify the past property uses. 4.4.8 Other Pertinent Records/File Reviews There are no additional regulatory agencies known to Florida Environmental Consulting, Inc. that are likely to have further relevant environmental information pertaining to the subject site. No agency file reviews were conducted for the subject site or the adjacent sites for this investigation. Copyright a92018 Florida Environmental Consulting, Ina All rights reserved 4-3 Florida Environmenral Consulting. Inc Project No. FEC-15-106 4.5 REVIEW OF ERS RECCHECK REPORT The Florida Environmental Consulting, Inc. review of the ERS RecCheck Report (the complete ERS RecCheck Report is included in Appendix D) found the subject site is not a regulatory -listed site. In addition, there were no sites found that were (1) located within 'Amile of the subject site (that is, close enough, under certain conditions, to possibly constitute an environmental risk to the subject site), or (2) are sites that are further than 1/4 mile but still pose a concern to the subject site (that is, listed sites which may have experienced a release of hazardous substances of sufficient magnitude to constitute a regional threat or to have impacted the subject site). Listings of unmapped sites were reviewed to identify the subject site or any sites that are obviously adjacent to the subject property. Other unmapped sites are listed only in Appendix D. No environmental concerns were identified. 4.6 CHAIN -OF -TITLE ABSTRACT AND/OR REVIEW At the request of the client, a chain -of -title abstract was not requested or completed for this project. 4.7 ADDITIONAL ENVIRONMENTAL DOCUMENTS In the course of this assessment, Florida Environmental Consulting, Inc. was not provided with any additional environmental documents for review regarding the environmental condition of the subject site by the client or the client's representatives. 4.8 HISTORICAL SITE USE The chronological historical site use summary is based on reviewed aerial photographs, maps, regulatory agency files, interviews, and additional environmental documents. The historical site use summary for the subject site and the adjoin sites is presented in the following table. The rows of this table are organized in chronological order, according to the date range of a specific site use. HISTORICAL SITE USE Date Range Subject Site -1951 Vacant Natural 1951-Present Motel Adjoining Sites Residential Commercial / Residential Copyright ?5 2019 Florida Environmental Consulting, Me. All rights reserved 44 Florida Environmental Consulting, Inc. Project No. FEC-1 8-1 G6 4.9 IDENTIFICATION OF HISTORICAL DATA GAPS During the course of this assessment, Florida Environmental Consulting, Inc. identified no data gaps within the chain of historic documents regarding the environmental condition of the subject site. 4.10 REVIEW OF TITLE AND/OR JUDICIAL RECORDS FOR ENVIRONMENTAL LIENS OR ACTIVITY AND LAND USE LIMITATIONS (E.G., ENGINEERING AND INSTITUTIONAL CONTROLS) Florida Environmental Consulting, Inc. contacted the County Recorder's Office for the purpose of reviewing readily available and reasonably ascertainable title and/or judicial records for environmental liens or activity and land use limitations (e.g., engineering and institutional controls) that this agency may have on file for the subject site. Upon review of the readily available title and/or judicial records that typically pertain to environmental liens and/or land use limitations at this agency, no environmental liens, records of environmental activity and/or environmental land use limitations were identified. Not all records available and/or listed for this site at this agency were reviewed. Only those documents that typically contain those types of records (environmental liens and/or environmental land use limitations) were reviewed. Copyright ; 2018 Florida Envirvmmeatal Consulting, Mc All rights reserved 4-5 Florida Environmental Camulting, Inc Project No. FEC-15-106 SECTION 5.0 INTERVIEWS 5.1 INTERVIEWS WITH OWNER, PROPERTY MANAGER, USER, AND OTHERS As part of the Phase I, Florida Environmental Consulting, Inc. attempts to interview various individuals who may have knowledge of different aspects of the subject site as it pertains to environmental conditions. The comments of the interviewees are noted by the Florida Environmental Consulting, Inc. interviewer on Interview Note Forms, which are included in Appendix F. The following table summarizes the relevant portions of these notes. SUMMARY OF INTERVIEWS ID # Date of Name of Interviewee Title Relevant Discussions Condition Interview 1 2/7/2018 Ruth Sullivan Owner The owner is not aware of any N/A activity or land use limitations, engineering or institutional controls, environmental liens, or other restrictions that have been placed on the property relating to hazardous materials or petroleum products. He does not have any specialized knowledge of the subject property and surrounding areas material to recognized environmental conditions in connection with the subject property. 2 2/7/2018 Various City City employees did not have any N/A records relating to environmental contamination 5.2 PURCHASE PRICE VERSUS FAIR MARKET VALUE INTERVIEW Florida Environmental Consulting, Inc uses data supplied by the client to determine if a difference between the purchase price of the property and the fair market value of the property is due to the effect of any releases or threatened releases of hazardous substances or petroleum products. In this case the purchase price and/or fair market value are not being disclosed as part of this investigation. However, no current or past hazardous substance or petroleum product use was documented in this investigation. Therefore, any difference cannot be due to the effect of any releases or threatened releases of hazardous substances on the purchase price of the property. C'opyrighl �il 2018 Florida En nironmenral Consulting, /nG All rights reserved 5-1 Florida Endronmenral CansulRng, Ina Project No. FEC-18-1 W SECTION 6.0 CONCLUSIONS AND RECOMMENDATIONS 6.1 RECOGNIZED ENVIRONMENTAL CONDITIONS This section contains full descriptions of any recognized environmental conditions (REC) that have been identified as a result of the Florida Environmental Consulting, Inc. Phase I Environmental Transaction Screening for the subject site. Florida Environmental Consulting, Ina classifies a condition as a REC (as opposed to a de minimis condition) when it is one that involves a condition for which, in the opinion of Florida Environmental Consulting, Inc., further investigation and/or remediation is recommended. In addition to the descriptions of condition, this section also contains a statement of the recommended next -step actions for any conditions that are described in the following tables. Each identified condition receives its own table, and that table will collect together the particular findings from the body of the report that have been used to support Florida Environmental Consulting, Inc.'s conclusion as to the presence of a recognized environmental condition. For the benefit of the reader, the tables also contain the section numbers of the findings cited in support of the condition. CONDITION # N/A IDENTIFIED CONDITION APPEARS TO BE A RECOGNIZED ENVIRONMENTAL CONDITION LOCATION:N/A SECTION # COMMENTS N/A No recognized environmental conditions appear to currently affect the subject site. DESCRIPTION OF CONDITION: N/A ACTION SUGGESTED: N/A TOTAL ESTIMATED COST TO COMPLETE SUGGESTED NEXT STEP ACTIONt N/A 6.2 DE MINIMIS CONDITION, HISTORICAL RECOGNIZED ENVIRONMENTAL CONDITIONS, AND CONTROLLED RECOGNIZED ENVIRONMENTAL CONDITIONS This section contains descriptions of de minimis conditions, historical RECs, or controlled RECs that have been identified in the Florida Environmental Consulting, Inc. Phase I Environmental Transaction Screening for the subject site. Florida Environmental Consulting, Inc. classifies an issue as a de minimis condition (as opposed to a REC) when (1) it involves issues that appear to pose no immediate or imminent threat to the subject site, but which over time (with the occurrence of groundwater movement, demolition, disturbance, etc.) may come to pose an actual or present REC for the subject site and/or when (2) it involves areas that currently appear to have a negligible impact on the Copyright 02018 Florida Environmental Consulting, Ina All rights reserved 6-1 Florida Environmemol Consulting. Inc. Project No. FEC- 1 R-106 subject property and which do not, therefore, require additional investigation at this time, but of which Florida Environmental Consulting, Inc. feels the client should be made aware. Florida Environmental Consulting, Inc. classifies a historical recognized environmental condition (HREC) as a past release of any hazardous substances or petroleum products that has occurred in connection with the property and has been addressed to the satisfaction of the applicable regulatory authority or meeting unrestricted use criteria established by a regulatory authority, without subjecting the property to any required controls. An HREC is limited to include only past releases that have been addressed to unrestricted residential use. Florida Environmental Consulting, Inc. classifies a controlled recognized environmental condition (CREC) as a recognized environmental condition resulting from a past release of hazardous substances or petroleum products that has been addressed to the satisfaction of the applicable agency, with hazardous substances or petroleum products allowed to remain in place subject to the implementation of required controls. Each identified condition receives its own table, and that table will collect together the particular findings from the body of the report that have been used to support Florida Environmental Consulting, Inc's conclusion as to the presence of that condition. For the benefit of the reader, the table also contains the section numbers of the findings cited in support of the condition. CONDITION # I IDENTIFIED CONDITION APPEARS TO BE A DE MINIMIS ENVIRONMENTAL CONDITION LOCATION: Buildings DESCRIPTION OF CONDITION: Asbestos ACTION SUGGESTED: Disposal of applicable material by a qualified ACM remediator TOTAL ESTIMATED COST TO COMPLETE THE SUGGESTED NEXT STEP ACTIONt $8,000410,000 Cop}Tight r 2018 Florida Environmental Consulting, Etc All rights rescrvcd 6-2 Florida Environmental Consulting, Inc Projcct No. FEC-18-106 SECTION 7.0 LIMITATIONS To achieve the study objectives stated in this report, we were required to base Florida Environmental Consulting, Ina's conclusions and recommendations on the best information available during the period the investigation was conducted and within the limits prescribed by Florida Environmental Consulting, Inc.'s client in the contract/authorization agreement and standard terms and conditions. Florida Environmental Consulting, Inc.'s professional services were performed using that degree of care and skill ordinarily exercised by environmental consultants practicing in this or similar fields. The findings were mainly based upon examination of historic records, maps, aerial photographs, and governmental agencies lists. The hazardous waste site lists represented in this report represent only a search of the specific government records as listed above. It should be noted that governmental agencies often do not list all sites with environmental contamination; the lists could be inaccurate and/or incomplete. Recommendations are based on the historic land use of the subject property, as well as features noted during the site walk and examined records. The absence of potential gross contamination sources, historic or present, does not necessarily imply that the subject property is free of any contamination. This report only represents a "due diligence" effort as to the integrity of the subject property. No warranty or guarantee, expressed or implied, is made as to the professional conclusions or recommendations contained in this report. The limitations contained within this report supersede all other contracts or scopes of work, implied or otherwise, except those stated or acknowledged herewith. This report is not a legal opinion. It does not necessarily comply with requirements defined in any environmental law such as the "innocent landowner defense" or "due diligence inquiry." Only legal counsel retained by the client is competent to determine the legal implications of any information, conclusions, or recommendations in this report. The compliance status, discussed in Section 3.0, is not intended for use as a guide to compliance for the present owner. Its intended use is to identify environmental impairments to the subject property and is not to be used as a guide to the legal compliance to any regulations of any kind. The findings, conclusions, recommendations, and professional opinions contained in this report have been prepared by the staff of Florida Environmental Consulting, Inc. , in accordance with generally accepted professional practices. All cost estimates in Section 6.0, are purely estimates only, and may not represent the actual costs. Without further investigative assessment, exact, actual costs cannot be fixed. The costs associated with Florida Environmental Consulting, Inc.'s recommendations are for budgetary purposes only. This report does not address, in any way, septic systems, leach fields, septic tanks, or related health hazards. All asbestos, lead, or any other sampling is sampled in a good faith effort by Florida Environmental Consulting, Inc. assessors. Sample results should not be construed as conclusive and binding in any way. All sampling conducted is only for the purposes of general screening and does not imply that all materials, locations, or hazardous materials have been identified nor was the sampling intended to identify every instance of the materials sampled. No interpretation of the sample results is made or implied. Florida Environmental Consulting, Inc. only relays the information supplied by the laboratory conducting the analysis. THIS REPORT WAS PREPARED FOR THE SOLE USE AND BENEFIT OF OUR CLIENT, AND IS BASED, IN PART, UPON DOCUMENTS, WRITINGS, AND INFORMATION OWNED AND POSSESSED BY OUR CLIENT. NEITHER THIS REPORT, NOR ANY OF THE INFORMATION CONTAINED HEREIN, SHALL BE USED OR RELIED UPON FOR ANY PURPOSE BY ANY PERSON OR ENTITY OTHER THAN OUR CLIENT. ALL STANDARD TERMS, CONDITIONS, AND LIMITATIONS BY Florida Environmental Consulting, Inc. APPLY AT ALL TIMES FOR THIS REPORT AND ALL REPORTS ISSUED BY Florida Environmental Consulting, Inc. Copyright R92018 Florida Environmental Consuffing, lac. All rights reserved 7-1 Florida Environmental Consulting, Inc. Project No. FEC-15-106 SECTION 8.0 FIGURES Copyright ', 2018 Florida Environmental Conwhing, Inc All rights rew-Ned 8-1 Florida Enrvronmentul Consulting, Ina Projcct No. FEC-1 N-106 SECTION 9.0 APPENDICES Cop right E) 2018 Flarida Environmental ConaJling, lies. All rights resm cd Florida Entvronmenral Cenwhing In Project No. FEC-18-106 APPENDIX B SUMMARY OF AGENCY CONTACTS 1 Frank Wantanabe City of Sebastian, Engineering 2 Charles Voght Department of Environmental Health 3 Indian River County Property Appraiser 4 I Cathy Testa City of Sebastian, Records Clerk 5 Florida Department of ERA Environmental Protection 6 Dori Bosworth City Of Sebastian Planning Copwigh[" 2018 Florida Environmental Conwhing, Inc All rights msened Florida Enrironinental Consulting, Inc Pmjea No. FEC-1&106 Attachment 3. Commercial Waterfront Residential Zoning District: Sec. 54-2-5.5. - Commercial Waterfront Residential District (CWR) (a) Intent. The purpose and intent of the CWR District is to provide a management framework for implementing comprehensive plan objectives and policies for the Riverfront Mixed Use designation illustrated on the future land use map. All development in the Commercial Waterfront Residential District shall comply with the comprehensive plan, performance criteria in chapter III, as well as other applicable land development regulations. The CWR District is intended to preserve the existing character of the Riverfront area. The existing assets, including historical structures shall be protected, preserved and enhanced. The zoning district is intended to provide for a mixture of uses and a variety of opportunities for recreational, residential and commercial uses while protecting the environment. (b) Permitted uses: Single-family dwellings Duplex dwellings Multiple -family dwellings up to 8 units per acre Timeshare facilities Cultural or civic facilities Clubs and lodges, public and private Commercial retail <_ 5,000 sq. ft. Foster care/group homes with <_ 6 residents Boat sales or rental Bait and tackle shops Fish markets/packing facilities Yacht clubs Restaurants excluding drive -through facilities Bars and lounges Trade and skilled services, marine -related only Marinas Marina fuel sales Marine power sales and service Home occupations Accessory uses to permitted uses (c) Conditional uses: Model homes Educational institutions, marine related Commercial retail > 5,000 sq. ft. Business & professional offices, excluding drive -through facilities Utilities, public and private Foster care/group homes with > 6 residents Parks and recreation, public Hotels and motels Parking lots without a building on the lot Protective and emergency services, public Bed and breakfast Wet or dry storage of boats Accessory uses to conditional uses (d) Size and dimension criteria: (1) Maximum density: 8 units per acre. (2) Maximum FAR: 50%. (3) Maximum height: West of Indian River Drive: 35 feet. East of Indian River Drive: 25 feet. (4) Lot coverage: Maximum building coverage: 30%. Maximum impervious surface: 80%. Minimum open space: Nonresidential: 25%. Residential: 50%. (5) Lot dimensions: Minimum lot size: 10,000 square feet. Minimum lot width: 80 feet. Minimum lot depth: 125 feet. (6) Minimum setbacks: Front yard: Nonresidential, with sidewalk, curb and gutter: None required. Nonresidential, without sidewalk, curb and gutter: 10 feet. Residential: 25 feet. Side yard: Nonresidential: 5 feet, except 10 feet when abutting a residential district or use. Residential: 15 feet plus one foot per each additional 2 feet in height above 25 feet. Rear yard: Nonresidential: 10 feet, except 30 feet when abutting a residential district or use. Residential: 20 feet. Minimum distance between residential structures on the same lot: 20 feet. (7) Minimum living area: Single-family dwellings: The minimum floor area required, exclusive of porches, terraces, attached garages, carport or unroofed areas, shall be 1,200 square feet. Duplex: 750 square feet per unit. Multiple family dwellings: Required Minimum Living Area in Multiple Family Dwellings Type Dwelling/# Bedrooms Required # of Square Feet Efficiencies 600 One bedroom units 700 Required Minimum Living Area in Multiple Family Dwellings Type Dwelling/# Bedrooms Two bedroom units Three bedroom units Each additional bedroom after three bedrooms Required # of Square Feet 850 1,000 100 sq. ft. per additional bedroom (8) Required accessory structures: Every single-family and duplex dwelling unit shall be required to provide a garage or carport. If a carport or similar unenclosed structure is provided then each unit within the principal structure shall contain a fully enclosed utility storage area of at least 60 square feet which shall be designed as an integral part of the principal structure. If a fully enclosed garage is provided, then no utility structure shall be mandated. The garage or carport shall have a minimum interior clear dimension of ten feet by 20 feet. (e) Regulation of sales promotional activity: Sales activities for commercial resort residential units shall comply with all of the following criteria: (1) The original sale of the vacation time sharing plans may be conducted on premises in a sales office and in up to a maximum of two model units; (2) The on -site sales activity shall be limited to original developer sales; (3) The sales activity shall be conducted inside the sales office and model units so as not to be noticeable from the outside, except for permitted graphics; (4) On -site sales activities shall be terminated upon completion of original sales; and (5) A minimum of one parking space for each two proposed units shall be provided on site for the sales staff and potential purchasers' use during the (marketing) sales promotional and construction phases. (f) Conversions to time-share units: No development involving the conversion of an existing dwelling unit to a time-share unit may take place unless the applicant attaches to his application for zoning or site plan approval either: (1) A copy of any information required by the state, including as may be appropriate, a condominium declaration, sales prospectus, and/or other documents required by the state in regulating the use. Such material shall include a statement in prominent type declaring that time- share units will or may be created with respect to units proposed; and/or (2) An amendment to a prior existing condominium declaration that permits time-share estates to be created, which amendment has been executed by each record owner of each unit of the condominium and each record owner of each lien on each unit of the condominium. (g)Other required information. Applicants for a time-share use shall file with the city all public documents required by the state in regulating such use. The purpose of this requirement is to provide assurance that the applicant has been found in compliance with all requisite state regulations governing the use, including method of sales, operations, and other issues of public health, safety and welfare. (Ord. No. 0-12-10, § 3, 10-10-2012