Planning & Zoning Commission - Regular Meeting

Good evening, ladies and gentlemen. I would like to call this meeting, Thursday, April 2nd, 2026, City of Sebastian Planning and Zoning Commission to order. Please, we will begin tonight with the pledge of allegiance.

I aliance to the flag of the United States of America and to the republic for it stands nation indivisible with liberty and justice for all. Roll call, please. Miss Cottonberg, here. Miss Ken, here. Miss Laruso, here. Mr. Reno, here. Mr. Carter, present. Mr. Garton, present.

Thank you. The announcements prior to um the agenda of this uh meeting are that commissioners Battles, Gezy, and Roberts are excused from tonight's meeting and our alternate member, Mr. Garton, will be voting this evening. All of the planning commissioners are invited to attend a planning officials training workshop in West Melbourne on Thursday, April 30th. from 8:30 a.m. till 400 pm. And we have each received a flyer with registration information in our packets tonight. And then uh Linda Kinchin, a member of our board, has asked me not to announce that it's her birthday, so I'm not doing that. Okay.

Happy birthday. Thank you. Just another day. So, well,

stopped counting. As a good friend of mine just mentioned, it's better to have a birthday than not. Such is life. Okay, we do not have any minutes from our previous meeting and um we're going to begin with a quai judicial hearing and I need I'm going to take a minute to because I see some faces that I haven't seen here before. And by the way, we're delighted to have public input and you're all welcome here. I do want to tell you that this is a formal meeting. Everything that we say here is recorded. It's important that it is recorded correctly. If you are going to give any testimony tonight, you need to fill out an oath card and they're on the table at the back. Um, so if you're going to give any testimony in favor of or opposed to, um, please fill out the oath card. And if you get up to speak, and we welcome you to do that, please take a minute to speak clearly into the microphone and spell your name so that it can be properly recorded. Unless, of course, it's Smith or Jones. We can pretty much handle those. Okay. I will ask our city attorney now to please read into the record what we're doing here.

Are you ready for the first item? Yes. Okay. So, this is 6A uh quasi judicial public hearing. It's a site plan development and conditional use permit for Elanos's Coffee at 1035 Sebastian Boulevard. An 835 ft restaurant with drive-thru facility and associated improvements. The uh land use is commercial general and the zoning is planned unit development residential. Thank you. Have any of the commissioners have have any of the commissioners had any exparte communications with the applicant? No. No.

No. Thank you very much. Um the city attorney is to swear in all who intend to provide testimony or or accept the speaker's oath cards. So anybody like the applicant uh we do the swearing in. Okay, we are relying on the oath cards but if anyone who is speaking primarily the applicant and staff uh if you could raise your right hand. Do you swear or affirm the testimony you give will be the truth, the whole truth and nothing but the truth.

Thank you. Now, we would like to have the applicant or the applicant's agent make a presentation. You will have no more than 30 minutes. I will not need 30 minutes, ma'am. Thank you.

Okay. Uh, yes. Good evening. My name is Good evening, um, commission. My name is Ryan McClean with MBV Engineering. We're the engineer of record and applicants agent here bringing forth this, um, site plan application before you guys. As you mentioned, um it this uh zoning item is for a 835 square foot drive-thru uh coffee shop to be built um within the confines of a previously developed commercial subdivision. So on the front end, the parcels that you guys have probably been driving by undeveloped for for many, many years um are actually looking to make great use of and bring a I think we think bring forth a need that would greatly serve the community. Um staff's been fantastic to work with. We've walked through the process through a little over about a year. Started the pre-application process back in April of 2025. And a lot of diligence, a lot of back and forth, a lot of coordination to get to where we point today. Um, but straightforward as far as just what you think it would be. Um, a single access to serve to um, this parcel and then ultimately a future development parcel, which is out of our hands, but currently served by an existing stormwater system already previously developed and approved. We're just falling in the confines of what's previously been provided for us. And interesting about this is also proposed a connection to North County Library. Um that is a two-fold process for us. It serves us to meet the conditional use requirements of providing two forms of ingress and egress to facility like this as well as providing an opportunity of course to serve the library um residents which we know is a very important piece p piece of the feature of the community as well as an opportunity of course to grow the business. Um this is a young couple. This is a couple who's brought themselves a franchise opportunity here to city of Sebastian. Um if you're not familiar, Eleanos is a generally developed in the southeast. They have a lot in North Florida and Georgia and some of the portions of there, but this would be the first um opportunity to bring it here to this area and uh very excited, family-owned, uh focused on an opportunity to do something great for the community. Like I said, uh condemn staff for their their hard work through

this process and I'll myself to any questions you may have or as the residents speak, if they have any questions, I feel free to I'll hop back up here and answer any questions they have. Okay. Thank you. Thank you. Staff presentation, please.

Good evening, Commissioners. Uh, Madam Chair, my name is Jim Man. I'm with the community development department. And before you, we do have a 835 ft drive-thru coffee shop that is being proposed. Um, 66 acres located just southwest of the North County Library. um is currently going to be developed in the Brooks uh 512 commercial subdivision. It is a commercial subdivision that was platted um a couple years ago and developed and it already has the storm water already installed within the actual confines of the actual property. Um it is located within the County Road 512 overlay district. So that means that there's going to be some enhanced landscaping along the 512 corridor. Um some open space requirements and different requirements that was provided during in that site plan review and conditions within that overlay district. Uh the building coverage only reaches like 2.9% which they are allowed 30% of the actual site to be developed. Um the actual total impervious area only reaches up to 63.57% which they are allowed 80 80%. Um they are way ahead of the open space requirements um they have 36% open space. Um so as for the location and character for outside for storage areas uh waste facilities the dumpster location and materials will match the building. um architecturally and aesthetically and meet the 512 overlay district requirements. The parking requirements have exceeded by two spaces. They were only required to have eight on site. They have 10. Um as for signage and everything for the

proposed site plan, there is a proposed freestanding site along the 512 corridor. It matches aesthetically with the building itself and I we believe the architectural embellishments that were provided for the building meets the overlay district requirements and it is a very nice feature. Some traffic impacts. This honestly the traffic impact threshold did not cross the 400 which is required to provide a full traffic impact analysis. They went ahead and provided an analysis for this project which is provided in your packet. Um they were with the IT generation they only exceeded maybe 358 trips daily for this site. Um so there's not that many proposed traffic impacts that would warrant any off-site improvements along the roadway system at this time. Some other things to consider as we go through this. This is a conditional use for the uh CG zoning district um which is the underlying district for the future land use for this um area. I mean it is currently zoned PUDR which is a plan unit development of residential which is that whole corridor Sebastian Lakes but the underlying zoning district is commercial general. So they have to meet the commercial general zoning requirements to develop this parcel. Um so the additional considerations we had for were the conditional uses that you see attached in a memo format that they meet all the requirements except for one. Now the requirement that they are lacking in is something that we are waiting for the county to approve. Uh the county does have to approve that access easement to the north county. um

library site uh which is going to be proposed to go in front of the board of county commissioners at a later date. So, we are making this site plan contingent on approval of them getting the access for the North County Library site because as a conditional use criteria, uh they are supposed to have two points of ingress and egress in which they have the one off of 512, but they need the second to access the site just northeast, which is a North County Library. So, as a recommendation, staff does recommend the approval of the proposed site plan and conditional use permit at this time for Elellaniano's Coffee Sebastian located at 1035 Sebastian Boulevard subject to the following condition. Now, the approval of this site plan will be contingent upon the approval of the North County Library minor site plan based on the conditional use criteria of the two points of ingress and egress. So, once we get that approval from the county and they provide it for us, so we can go ahead and approve the North County Library um site, which is a minor site plan, and can be improved administratively within our um department. And once we get that approved, we can go ahead and approve this. But if you have any other questions, feel free to ask.

Thank you. Okay, commissioners. Questions of either the applicant or staff? I have no question. Birthday girl. Um, you said the library site plan is minor and will be approved in house, but is it not a conditional use? No, the North County Library site has already been approved and gone through our system. It's just the access from this site connecting it to the parking lot for the North County

library parking lot. So, because the conditional use criteria falls on this particular use and this site, they had to provide a second point of ingress and egress. So, the North County Library um is currently owned by the the county. So, they have to approve that access point to their parking lot. Thank you, Mr. Carson. Mr. rail.

I believe um correct me if I'm wrong. The applicant probably can answer this a little bit better than I can, but the access easement would be granted in perpetuity that be maintained by the Eleano's uh site itself.

Yes. utility um and the county has reviewed and approved these plants.

Um you're speaking of the access point for the county property. Oh, so it was addressed in the minor site plan. Um so th those trees that are located within that proposed access portion either they will be relo relocated or replaced. And to kind of follow up with that um I know landscaping is a big um thing too. So when they actually um build the access point along the North County Library site too um within the limits of their work area, they're going to enhance the landscaping along 512 as well to match the landscaping requirements of this site plan.

I don't know the traffic plan. And it seemed like they had the everything was referenced for 512 going north and south rather east and west. I'm guessing that's not going to make an impact, but they had, you know, their their directions were different. So every time you read a direction, he's going to turn south that it was actually maybe turning east in the traffic plan. I mean, they referenced it in the beginning, but it was a little bit confusing.

Yeah. I I think some of the interpretation of which direction 512 actually goes was kind of falling into place with that one. But I the methodology and the actual impact statement or impact analysis that they provided was approved by traffic engineering and the new engineer at Indian River County. I don't have any more questions.

Okay. Thank you. I kind of get that because I was one of those uh I was one of those uh drivers accompanist who would have to actually turn the map every time we turned the car. So So I understand that. Um now now I'm I'm much more conversant to direction. Um I aren't we all

I have a question for the applicant. Um, you mentioned that this is a franchise of a um small but growing uh business that I'm I'm not familiar with. In reviewing the plans here, the site seems extremely small to me. Is is this the standard site used by this business? This is actually a large site for the business. Yeah.

Yeah. Traditionally, these are built in um in you know, a great point of this is they're built in actually like parking lots. Like you have a lot of those vast parking lots built for say uh supermarket that's that's gone away or change transition or transition into say a place of worship or uh you have some mall parking lots. That's kind of the fall through where it kind of fits the fits the u the model. They actually traditionally it's a two-sided service model as well. So you imagine

lack of a better term almost a shipping container gets put down in these in these other constitutes. Luckily you're I say luckily um your robust uh land development regulations the architectural requirements are more substantial than so very very uh time and effort put into that piece but generally it's a two-part model. In this instance it's it's shifted to a a double-sided single-sided model. Gives them a little bit more um customer experience I guess you say.

Okay. Thank you. I also have a question for staff. Um, considering that this is a a relatively small parcel of land and a relatively small building, if this business um were to fail, do you believe that this structure on its site is adaptable to other businesses that uh and the only reason I'm asking that question is because of the uh the old fire station that has been hanging around for a real long time and doesn't seem to really fit anything else.

Um, well, to kind of answer that question, I mean, we do have some existing buildings that are being, I guess, redeveloped at per se. Um, I can take for an example the Big Dan's car wash that was recently approved within the last year. I know that existing building was a bank and they're turning into a car wash. So, um, as for like a use like that, I mean, you can't particularly use that for any other particular use like a car wash converging into a back to a bank or a retail storefront or anything like that. But with something like this, I think it can continue to be be a drive-thru facility, drive-thru only facility given the size. But if another if this business decides or does fail, um I mean it it could be converted into maybe more of a like drive-through restaurant or anything like that, but they'd have to do some modifications to the site for sure. Um, I I know that this may seem odd that I have this um contention or perspective, but um I try to see into the future

um and and I know that we have a limited number of parking spaces and so I'm trying to say like could we move this into another kind of business if we needed to or do we end up with another building that sits for 15 years vacant and poorly cared for. Not that that would happen. Not that I would like it to happen. I just would like to head it off if if Madam Chair, if I may. Also, that's an inappropriate criteria to consider with a conditional use. You know, we can't go into these things anticipating what's going to be used next. So, I've reached it from my brain.

Okay. Thank you. Just like that. Strike it from the record. Forget that question. I have no other questions then in that case. So I will now invite any member of the public who wishes to speak in favor of this application. Yes. I'm sorry. We only speak from the microphone and we identify ourselves. And if you're giving testimony, we need to have a um an oath card.

Katherine Rondo, R. Yeah. Pull. There you go.

Katherine Rondo. R O N D AU1408 Tradewinds Way Sebastian Lakes. I have just three concerns, questions I like answered because I would like to know the hours of operation because 360 cars doesn't sound like much in a 24-hour period. So, if this restaurant's opening at 5:00 a.m., 6:00 am, and only opening till 5:00 pm or 6 pm, you're now talking only a 12-h hour of operation to put through that many vehicles. If that's as popular as they're hoping, is there going to be a backup of cars coming around the U-turn to get into the facility? Um, we do now have Aldi's opening on April 23rd. So you are going to have a little bit of increase of traffic coming south into Aldi's. So my concern is the number of vehicles doing U-turns to get into this facility. As a kind of a butter, I would like to know like how the trash is going to get picked up. Um, is it, you know, dumpster type things or our normal trash that we would have? Thank you. Those are just questions.

Good questions. Thank you. Would you like to address those? U, Madam Chair, if I may, could could we ask that speaker to please submit a uh oath card? We will need it for the record. Thank you. There she says there are none on the table.

Thank you. Yeah, certainly. I'll uh I'll address those now um as well. So um so from a traffic standpoint um reasonably remember traffic is measured on an average daily traffic as long as an AM and PM peak hour generator. That's kind of the mindset. So it is breaks down that time. Um obviously coffee shop acts very much in a pass by traffic methodology. So the idea is it picks a lot of traffic up that's already on the road. Doesn't per se generate traffic itself. Obviously, inherently it does, but the nature of the main bulk of the the traffic generation comes from of a pass by. Um, from an hours of operation, they're still finalizing it with the with the franchise, but just like you'd envision a coffee shop, much like the others operate in this community, 6:00 a.m. generally around 6:00 to 7:00 p.m., something like that, depending on how the how the time frame works out in the business model. And just to work through there, um, the trash would be you see you'll see a dumpster enclosure delineated um, mentioned by u, Mr. man as well uh in the rear of the facility and it would be solid waste depending on what their availability is for pickup obviously once a week at minimum respectively twice a week depending on the commercial agreement.

Okay. I just so just one question from the size of the building and 10 parking spaces. I assume the return on investment for this franchise is in other words the income is pretty much driven by the drive-thru and not so much inside seating. Am I not correct? Yeah. And I think maybe to be clear on that is there is no inside seating. So there's nowhere to there's no place to sit at this facility. That's why the the number of parking spaces really stands stands alone. So we're serving two to three employees. Provide an excess for really for say somebody came for a um one of the food service delivery style businesses. So we give them a walk up window as well just in that same proximity. And uh it's only serving the drive-through traffic as well. Yeah.

Okay. No. Um, again, that was for it was a question from the public and I had asked for people who wanted to um testify in favor. I see no others testifying in favor. So, if there's someone here who would like to speak against this, then please come forward. Please come forward. Identify yourself. And we do need an oath card. I'm Patricia Fleell. It's F as in Frank. L E I S H E L L. And I live in Sebastian Lakes. I'm not necessarily opposed or in favor of this. I just have questions again. And it is related to the traffic. Um my concerns are with the ingress and egress in our community. We have a crossover in the median where we can go um they call it northbound or I don't know what they're calling it, but it's westbound. Um and uh the looks like to me the traffic study, it wasn't necessarily a study, it was just a count of traffic um counted one U-turn uh made during that uh time frame. And my concern is that it this is going to increase the number of U-turns at our turnaround. And I would like to request that it be considered that a no U-turn sign be placed there because another 3/10en of the mile up uh westbound on 512. There is another area that can be a U-turn. There's already a U-turn sign there. and there's only one driveway to a house up there instead of uh an ingress into a community that has 161 residents. Um I also am concerned about the count being done during August, which is not a peak season. I know that

the county has some kind of a formula to increase that based on seasonal, but um the increase was only 11%. I know our community is at least 50% empty during August than what it is in say March. Um so that's a 50% increase in in traffic just in our community seasonally. Um, I also have concerns about the count not including um development of the second site because once that second site gets developed, that's more traffic that's going to be going in and out of that um property. So, I the concerns for me are the traffic and especially being able to get in and out of our community without having problems running into people trying to get coffee during the day. So that's that's all I wanted to say.

Thank you. Thank you. And I think if we have a number of people who want to speak, maybe we'll keep the questions on a on a list and then address them all at once if that's okay. I'm sorry. Did you want me now? We want you. Okay. You are wanted.

Thank you very much. Um I filled out the oath card very quickly. My name is Ashley Ahern, AH E A R N, and I live at 1284 Sebastian Lakes Drive, which is within the Sebastian Lakes community. Um, this afternoon, I met Jim because I spent some time at the um looking at the plans. And as I agree with Patty, I'm not um opposed necessarily to a coffee shop. Um especially if they have good snacks. Um and and I can walk over. Uh but I'm concerned about traffic. I'm concerned about the dumpster. And I'm concerned about um noise um during the season and I'm out on the road almost every day. Uh it's getting more and more difficult to e to get in or out of our community because of the um flow of traffic on 512. So, it does concern me that this traffic study was done in August um when the roads are thankfully much much less crowded. Um so, I'm concerned about that there's only going to be this one entrance which is quite soon after our entrance into Sebastian Lakes. Um and then as as was mentioned when the other um plot is developed uh depends on what it is with the amount of traffic coming in.

So traffic is definitely a concern of mine because people unfortunately are not that careful when they're driving. Um, and the parking I see will be 10 spaces, one for handicap. So I assume that that is going to be all for employees of the um business. Uh, and I wonder how loud things are going to be because the houses on that part of Tradewind's Way are very close to this community and so there there will be a lot of um there'll be air conditioning. There'll be um I suppose something for the coffee to be uh machines to be um in operation. So, if we could get an answer as to how loud the equipment will be. Um, it's been partially addressed about the dumpster, which is at the back of the of the that property. So, what's the smell going to be for those folks who live on Trade Winds Way? What time is it?

And I also wonder, excuse me, excuse me, ma'am. I forgot to mention it. Every speaker has three minutes. Oh, have I And that's my fault for forgetting to mention it to you. So, we're going to give you another 30 seconds to wrap it up. Okay. Thank you. Where will the um egress in ingress and egress on the library property be?

Thank you. Next, please.

Hello, my name is Liz Murphy. Um, mur py and I live also in the Sebastian Lakes community. I've lived there for 22 years. Um, I of course would love a coffee shop because we don't have a good one in Sebastian at all. The ones we have are not great. Um, but I have been to a number of those drive-thru coffee shops. I'm kind of like a coffee connoisseur. I'm a barista. And um, they're usually in a parking lot. The ones that I've been in, the cars, they come, they kind of go behind the main store and around, but there's also a lot of space in these parking lots. I don't know if it would be possible because we have Aldi's there. That's a huge parking lot. I don't know if anything could be done there. Today, I saw a man selling hot dogs in that parking lot. Cars lined up, so it was kind of away from 512. Um, I agree with everybody else about the traffic buildup. I have seen in the past, not that it happens all the time, if you get an accident on I95, that 512 corridor, you can't move. I waited a half hour once to try to get across. Um, not that that is going to happen all the time, but the traffic does increase as we all know in the wintertime here. And I just think with Aldi's coming, there could be another spot for this coffee shop. I don't think it's the right spot. That's just my opinion.

Thank you, ma'am. I can take your card. Is there anyone else? Anyone on Zoom tonight? No, there is not. Oh,

we do have someone here. Um, James Anis, I live at 1440 Tradewinds Way. Um, simple question, which I don't know has been addressed here at all. For matter of noise, most drive-thru have a squawk box. May I take your order, please? Are we going to be hearing that? Where where would that be located? What is going to be done to possibly um mitigate that? But I can I can sense that that is going to be something we're all going to hear in the complex if that is happening. Okay,

sir. I can take your speaker card. Did you fill out one of the cards? I did not respond. Anyone else? Would you like to address?

All right. Thank you, commission. Thank you, public. Um yeah, I'll walk through a couple of these items raised in concern. Um so let's start with the traffic. Um the um one individual spoke about the prospect of modifying for a no U-turn um opportunity. Um you know, so basically the way that this works is so we permit a project through the city of Sebastian. The traffic engineering is managed solely through inver county traffic engineering. Um so methodologies completed and then ultimately a study's prepared. So obviously you guys noted the time and date of when it was done. Um, they do look at national standards beyond the actual trip counts as well. So, as far as the modification for a U-turn, that would really only come down to we're really kind of held to the terms of what the county wants and changes. So, I don't see any modification there. I mean, I can appreciate the concept. Um, but that would be something that would be taken forward with the county. Um, as far as the traffic impacts associated with the second parcel, that's a great concern and obviously something to be handled at the time of second development because obviously traffic is generated by the use. Uh, we have no idea what that use will be. um and the county doesn't foresee it in an opportunity to present that now because you wouldn't want to hypothesize and or put the burden of any kind of off-site traffic improvements on this individual client um because they're not the property owners. So, you can imagine so just be mindful of that. They they lease this in a long-term fashion um from an owner himself. Um so, obviously when that second parcel comes in, they'll do another traffic study analysis and they'll look to any kind of off-site improvements that had to come into play. Um, when it comes down to noise, I think you'll all be happy to heard that there's it's a bit more of a a white glove service. Um, you could think, for lack of a better term, more of kind of a Chick-fil-A. There's no speaker box. There's no actual any terms of that. It's all hand ordering. So, an individual meets you at the if it's a long queue, they meet you in the drive-thru with a laptop to walk through. There is fixed um orders, menu order boxes, but those aren't interactive. Basically, you're going to either talk to an individual to take your order or going to talk with the window. um smell. So, it is coffee. They have limited food items. If you if you

feel free, anyone can go on to look on Elelliana, like I said, is a franchise. You could see the kind of items they produce, but we're not frying foods. It's not things like that. We're not generating a large amount of food waste. It is of course coffee grounds as well. Um so, it is something I think very manageable and to be controlled. And then the dumpster itself, of course, you know, a poor dumpster is a is a sign of a poor business, right? So, I think that's something we would they're going to strive to obviously keep up with, of course. And of course, you have a department that steps in to takes care of few individuals that don't meet those requirements. Um, from what I'm describing, Department of Health or code issue. So, we'll be well above that, especially when it comes to any kind of environments or anything like that associated with any kind of dumpster concerns. But, it is a fully enclosed dumpster enclosure. Um, that mimics the architectural standards of the building. Um, ingress and egress to the library. Um, so obviously the main focus of the traffic would be coming into the property as you see off of 512. And then ingress, egress, the library will go unchanged. All this really does is provide an access connection to the library for individuals in the library who seeks to um to access the coffee shop and vice versa. It's a 24 foot wide drive aisle, so meets all the county all the city standards for for two-way traffic. Um and I think I think that was if there's another lo some individual mentions an alternative location, they're looking for a second franchise opportunity. So let us know what else works. But um this one made the most financial sense at the time and I appreciate the concept. Thank you.

Thank you. Staff summary. Oh, excuse me. We have one more person who wants to speak and that's a little bit out of order. You'll be punished appropriately.

Good evening. My name is Liz Kalia, C O L L I A, and I reside at 14:30 Tradewinds Way, which is a house almost directly behind, not exactly behind, but across the street behind where the placement of the garbage is going to be. And one of my one of my asks is, can it be uh something that closes? In other words, they have them where they have the tops on them because we do have every now and then a rat problem already. Um, so we're just trying to I'm fearful of that. The second thing is is that uh we didn't talk too much about the burm. Uh, how dense is the burm going to be up to the fence? You know what I mean? Is there it's a 10 foot, but are are the plantings going to be sufficient? And then the third question I had was there's a a truck uh placement for deliveries. Will that truck continue to run while it's sitting there? Because that smell from the from the fuel could be not too good for the people right next right behind it.

Thank you. Thank you. Is there any address for those concerns? Yeah.

Um okay. So, from the rear buffer standpoint, uh they'll maintain the 6 foot opaque uh fence you have today. And the landscape plans, I don't have them per se in front of me, but it is a full code compliant uh landscape. Obviously, they focus uh the city's LDR's push of course to densify uh the 512 corridor. So, there's a substantial planting plan as you can see for for all all components of the site um especially the front as well as the rear. So, they'll maintain that coverage. Um the loading zone is is delineated there. And I will say this, I mean, as an engineer, we we obviously define the location of the loading zone. Of course, we can't control the means and methods, the way the trucks operate. Um, but realistically, most of you, most trucks, especially for the the the style of delivery because you can imagine it would be a not an everyday delivery would be because you basically should be taking on a handful of ingredients. I would envision that would be a, you know, turn the truck off kind of mentality just because the length of time it would probably take 30 to 45 minutes to unload a truck. Um, and then the dumpster enclosure does close. It does will have uh closing opaque gates as well.

A roof. Yeah. Yeah. So, it doesn't have a roof. Full transparency. Uh so, that the that I would say that the if rats if rats are the concern, the roof the roof isn't going to do that for Oh, the dumpster itself closes. Yeah. The dumpster inside closes and then the enclosure closes. Okay, I got you. I thought you meant an actual roof on top. Okay. No, we don't have that. Um, thank you. Okay. Thank you, sir. No. Staff summary.

All right. Thank you, Mr. Mlan. Um, and to address the landscaping, yes, there is an enhanced landscaping plan uh provided in the packet. And there is a a 10-ft landscaping buffer along that corridor between Sebastian Lakes and this property. and it's uh code compliant and it actually it actually brings a really nice portion of landscaping to this project. But in summary, um you know, the site plan in is consistent with the comprehensive plan and our land development code. Um staff does recommend approval for the proposed site plan and conditional use permit for Eleano's Coffee Sebastian located at 1035 Sebastian Boulevard sub subject to the following condition. That the approval of the site plan is contingent upon the approval of the North County Library minor site plan based on the conditional use criteria of the two points of ingress and egress. So that will come later when the county um does approve or denies the access easement to North County Library for this purpose.

Okay. Thank you commissioners deliberations and any final questions. No, no, no, no further questions. Please, we'll call for um

Madam Chairman, I'll make a motion that we uh approve the site plan development and conditional use permit for Illino Coffee at 10:35 Sebastian Boulevard with the one condition specified by staff. Second. Roll call. Who made the second motion? Pardon me. Who made the second? Miss Kitchen. Okay, got it. Okay. Miss Cottonberg, yes. Miss Kinchen, yes. Miss Laruso, yes. Mr. Reno, yes. Mr. Carter, yes. Mr. Garton, yes. Motion carries.

Thank you. Congratulations. Oh, they clear out. They clear out. Yeah, that's all they came for.

Yeah, that is Oh, I was just about to do that.

It should not Jen, she's so excited. Just going to take another minute to uh let the room clear before we go on.

Only took 45 minutes. Okay. Our next item is uh item 6B, a quasa judicial public hearing for a conditional use permit. St. Sebastian Catholic Church, 1375 US Highway 1. a twoclassroom private volunteer pre kindergarten school. Additional use utilizing existing renovated buildings. The land use is institutional and the zoning is public service and I can go on to the next. If anyone who's going to speak um on this matter um that hasn't signed an oath card, if you signed an oath card, the oath is on there. But everyone else, you could raise your right hand. Do you solemnly swear or affirm the testimony you give will be the truth, the whole truth, and nothing but the truth? Okay. Has anybody uh any of the commissioners had any exparte communication, any conflicts or site visits?

No.

No. Thank you. And you have already sworn in the applicant and the staff. Applicant, please make your presentation. Good evening, ladies and gentlemen. Thank you for the opportunity to speak tonight. My name is Kelly Bowen, B O Wen, and I'm here on behalf of St. Sebastian Church located at 1375US1. Uh we're here this evening to respectfully uh request approval of conditional use permit to allow us to open St. Sebastian Academy, a small faith-based preschool located on our existing church campus. As part of this request, we're seeking approval for a change of use within our existing building, the renovation of two classrooms, and um an addition of a small secure playground for our students. Our plan is intentionally modest and thoughtfully designed. We will begin with just two classrooms, one for three-year-olds and one for four-year-olds um with 12 students in each class and two teachers per room. This ensures a safe, structured and highly attentive learning environment. While we are a faith-based program at State Sebastian Academy, we'll be open to all families and we do not discriminate on the basis of religion, race, or background. Our goal goal is to serve the entire Sebastian community. We also plan to apply to become a volunteer pre kindergarten or VPK provider through the state of Florida, helping expand access to early childhood education in an area where options are currently limited. In addition, we will be applying for our DCF, Department of Child Care, Children and Families License, ensuring full compliance with safety, um, state safety, staffing, and operational standards. Um, this proposal

does not involve large-scale construction or expansion. It is simply a thoughtful reuse of existing space to meet a clear and growing need. Sebastian continues to grow and with growth, we are seeing more young families choosing to live here. However, there are limited preschool options in our immediate area, especially for families seeking a faith-based or value centered uh program. Within our own parish, we see this need every day. St. Sebastian Church is home to many young families who are actively looking for early childhood e education options and as of today we already have 30 children on our interest list before even opening. This is not just an idea. It's a direct response to an existing community need. We also want to emphasize that this is this use is fully compatible with our current campus and surrounding area. The classrooms are within existing structures. The playground will be approximately um appropriately sized, fenced, and used only during uh school hours. Traffic will be limited to brief drop off and pickup periods. And our small enrollment ensures minimum minimal overall impact. We're committed to operating in full compliance with all city, county, and state regulations, and to being good neighbors while providing a safe, highquality program for local families. At its core, this request is about supporting families in Sebastian, providing young children with a strong foundation and giving parents a trusted local option for early childhood education. We respectfully ask for your approval of this conditional use permit so that we can move forward with St. Sebastian Academy and begin serving the families who are already asking for it. And thank you for your time and your consideration and your service to our community.

Thank you. Thanks, Steph presentation.

Okay. Thank you, Madam Chair, commissioners. Uh Jim Manigan with community development and the the requested action tonight is a conditional use approval to convert to Sunday school classrooms to add the use for schools public and private within the public sector or per public service zoning district located at St. Sebastian Catholic Church. Um this is a pretty straightforward ask. Uh they're converting an existing uh building to accommodate two classrooms uh to support third and uh three-year-olds and four-year-olds as a pre prek school. Um they will have two teachers per classroom. They have met all the conditional use criteria located in section 54-2-6.4 four for schools public and private. And the recommendation from staff is approve approval of a conditional use permit to add the use for schools public and private within the public service zoning district for the St. Sebastian Church located at 1375 US Highway 1 with the following condition. A copy of any pertinent child care facility licenses is received prior to the issuance of the certificate of occupancy for the building permit when they've finished their renovations. And if you have any questions, I'm here to answer those.

Okay. Commissioners, questions of the applicant or staff? I have none. Yes. Um, one question. You said you have 30 already pre-rolled. What is the maximum capacity of students that you can take on? Just out of curiosity,

uh when we do get um DCF to come in and zone us and let us know how many we can have, um with the calculations that I already see, I see that we can have 12 per classroom. Um, and that'll be 24 total as of now. But 30, you said you had 30 on that were already. There were 30 that are already interested in placing their child at the school. Yes. Okay. So, your capacity with the two classrooms would be 24. Yes. Okay. Thank you.

Is it on? Hi. Um, how many sessions are you going to have? Will you have a morning session and an afternoon session? getting your steps in.

Yes. Uh we will be doing it from 8:00 a.m. to 2:00 p.m. And then there will be different um for the three-year-old classroom, we're looking to do 8 to 2 um 3day a week or 5 day a week. And then for the VPK classroom, the state only requires the four-year-olds, if they're enrolled through the VPK program, to only be there for three hours. And those instructional time will be 8 to 11. And they can choose to do a wraparound day and pay an additional tuition for their child to be there all day. Okay. So there won't be like two VPK no sessions. It'll just be the one. Okay. Thank you.

And I have no questions. This was kind of easy breezy. All the facts were included. Thank you. Now I'm going to open the floor for anyone of the public who wants to speak in favor of this. Anyone opposed? Anyone on Zoom? No one has raised their hands at this time.

Okay, thank you. Okay. So, we have uh no questions to be addressed. You would you like to do a summary?

Absolutely. Um so, in conclusion, um the conditional use per permit is uh consistent with our comprehensive plan and our land development code. Staff does recommend approval of the conditional use permit to add the use for schools, public and private, within the public service zoning district at the St. Sebastian Church located at 13075 US Highway 1 with the following condition. A copy of any pertinent child care facility licenses is received prior to the issuance of the certificate of occupancy from the building permit.

Thank you. Commissioners, deliberations, and any final questions? I see shaking hands. Shaking heads. As my father used to say, you're going to have to shake your head hard or I can't hear it. Okay. Um, I'd like to call for a motion, please. I'll make the motion to approve the conditional use permit for schools public and private within the public service zoning district for St. Sebastian Church located at 1375 US Highway 1 with the following condition. Copy of any pertinent child care facility licenses is received prior to the issuance of the certificate of occupancy for the building.

I'll second that. Okay. A roll call vote, please. Miss Kinen, yes. Miss Laruso, yes. Mr. Reno, yes. Mr. Carter, yes. Miss Cottonberg, yes. Mr. Garton. Yes.

Motion carries. And that is number seven on our agenda tonight is homework for us. All right. Item uh 7A is a public hearing recommendation to the city council land development code amendment. Uh it's to make recommendation to the city council regarding ordinance 0-26-02 which proposes to amend land development code article 5 zoning district regulations to incorporate a new zoning district known as mixeduse plan unit development which will be PUDMU zoning district.

Okay. Staff presentation.

Okay. Good evening. Um what you have before you um an application was received to our department um requesting a new zoning classification called um mixed juice PUB and in that application and and working with the applicant and going back and forth. There's three sections of the code that would need to be amended. That's section four that regulates the table of what of what that looks like between future land uses and zonings. The second would be to actually implement a new zoning classification called mixed juice PUD with the regulations of what that looks like. And the third would be in section 20, which would be establishing a new master um plan submitt guideline and and what that looks like. And the idea being is that this would um be a guiding for staff on on how these submitts should be treated and handled. Right now, our code is currently silent on that. So, um, that would definitely be something that would be a good resource for for staff. And with that, I believe the applicant is here and ready to make a presentation as well.

Very much.

Hi, good evening. Ken Tum with Urban Design Studio. We're a planning and landscape architecture firm. Happy to be in front of you. It's been several years since I've been in front of this board and happy to be here this evening. Our client this evening is Graves Brothers. And what you have in front of you this evening, as Alex indicated, is an amendment, a request to change the city's code. And how did we get here? We got here because we're actually implementing the annexation agreement that the Grace Brothers property has on their property. and when I'm going to walk you through some of the changes that we're proposing as part of that so you get a good indication of what's occurring. Um and then of course happy to answer any questions you have. Mr. Bass is here from Graves Brothers. The city staff has been great to work with in this process and I have Mr. Clark from our office here also. So and quickly in summary of what's being requested. So the idea here is to implement the annexation agreement. The annexation agreement has some specific language in it which says you need to do a mixeduse plan development. That code does not exist within the regulations today. As you are aware, your PUD, there are three PUDs in the city. A PUDR all residential, a PUDI, industrial, and a PUDC which is commercial. So this concept kind of brings all that together to create the ability to work on a long-term project. So, we're requesting to create a PUB mixeduse development. The framework will be at a minimum of 100 acres to allow this type of development or this type of process to occur. We worked with your staff on that to have that number and determination. So, let me walk you through kind of a little bit how we got here. So, on the screen in front of you is the actual language from the annexation agreement and it says, I'm going to just paraphrase a few items here real quick. The real property shall be master planned through a mixeduse PUB zoning

district. Step number one. So, we're required to do that. Step number two, in K, it says there, this property shall be master planned on a minimum no less than 400 acres. The code doesn't have a master plan component. So, I'm going to walk you through the proposal to amend that. So, as uh Miss Bernard indicated, there are three sections of the code being modified. The first one, there's a chart in your code which says, "Hey, in this area, you're allowed to request this type of zoning district." So, we're adding that. The second one is the actually the more meat of it, which is the the adding the PUB mixed use. That's all the words that were in your backup. And I'm going to show you what those words mean. And the third one is in as in modifies article 20, which is your master plan. So, allows for a master plan as Miss Bernard indicated that also creates a process. So first thing so the intent of it is to really do two things. One create a master plan two create design guidelines. So first on the master plan on the left hand side the larger projects have a very long time horizon. That time horizon particularly for the graves property while this isn't grave specific could be 20 years. So a lot so the idea here is to create predictability both for now and for in the future for both the residents that are surrounding the residents within the city and then also the folks who are going to live in this community too. So they have a good indication of what's coming and I'm going to walk you through a little more detail on what the the master plan looks like. The right hand side are architectural design guidelines and here's an example of them and they lay out kind of the rules of the road both for now and in the future. again that long time horizon creating some predictability. So first thing the master plan I want to be very clear you are not approving any master plan today any zoning all you're doing is creating a zoning district. So the the first thing that a master plan does is it establishes the development

program outlines the density and intensity or the amount of units and the square footage phasing. So it'll put together a general phasing program and then there'll be cir the big circulation items the access points where the roads come through how how it works and major storm water and civic elements institutional uses school uses whatever it may be in a master plan. So that's generally what a master plan some people call it a bubble plan but it's a little bit more regulatory than that because it defines where the uses are. Now I can tell you just in my life experience you can see the gray here. These things do change but they generally lay a really good path along the way. So the purpose of this is to predate create predictability both for now and in the future. The second part of it is which I like are design guidelines and those design guidelines articulate four or five things. Architectural standards. So it creates kind of these guard rails of what this community it's a mixeduse community. could have residential, have retail, it could have office, it could have industrial. Kind of creating this whole guidelines of what it could look like. Um, and that's really good because, you know, 10 years from now, something might be different and a different buyer may own a portion of the property, have a different idea. I always look at it by way of example. Some people like flat roofs, some people like like gables, some people like hips, and some people like manserts. But the idea is we want to keep it generally within the within the tone of the development. Site design criteria. Site design criteria are really kind of that that uh vertical that horizontal element. What's it going to look like? What are the street furniture? How's the wayfinding going to work? How are the identities and particularly for example in a town center what that's going to look like? Landscape and streetscape. Again, keeping consistency through the project over the course of time. There'll be buffers. There'll be language about how buffers work, what

the the relationship between the houses would build. Dimensional regulations also identified in design guidelines means how wider their lots is there going to be a main street. Where does the building approach again creating that creating that certainty both for now and in the future? And finally, a use matrix. So you have a permitted use list within the city's code. the design guidelines will take that permitted useless. In the case of the ones that we're using for graves, we're actually limiting what can go in there because some of the uses we don't think are appropriate for this type of uh community and project that are coming before you. Again, you're not approving this tonight. I'm just using it by way of example. So, where you are in the process is the request this evening is, hey, can we make this a zoning code? Okay. Okay. Ken, what happens after that? So, what happens after that? If you approve the zoning code and the city approves and the city and the city uh council approves the amendment to allow for this then there's a whole process we come back for to you and request to go through a PUD mixeduse resoning so we have a lot of input at that time there will be a master plan and these design guidelines that's what you would be approving and then after that just like your process today we would come in with uh individual plan development sometimes known as site plans for each individual parcel. So again, you'd have another opportunity and the public would have another opportunity to comment on what's going forward. Ultimately, all that gets approved both by this board and then also by the city council. So in summary, in conclusion, we're implementing the annexation agreement. We're creating this framework and we're providing predictability. And when I say predictability, I mean just not for the residents who are moving in here, but just what's going to happen in the future. It's a big project. You don't want to do this 100 acres at a time, 400 acres at a time. You want to do the whole, you want to have a good guideline

for what's coming forward. And just to be clear, you're not approving any any zoning, any land use, any density, any site plan. Just for the people in the audience tonight, this is really just a request, a privately initiated request to implement the annexation agreement. And with that, happy to answer any questions you may have. Ma'am, answers. Okay. staff presentation, please. Um, I have nothing further to add from my initial summary.

Is there anyone here from the public? Please come forward and identify yourself. Does she need another postcard? Yeah.

Katherine Rondo, R O N D AU1408 Trade Windsway, Sebastian. Several concerns. I've gone to the Oslo workshop. Are we putting another city inside our city of Sebastian with all these zoning laws and changes you want to do? Are you taking a area like Vera Lakes and adding it to our current city? It's a beautiful city and I know guidelines and roads and having everything look aesthetically pleasing to the citizens is very important, but are we talking about putting little mini uh cities in the within the city? I mean, Oslo has this huge projection. And I don't know if any of you have gone to the workshops or the zoning, but this to me sounds like the Oslo workshop for Sebastian. My concern. Anyone else? Okay, I'm going to close that hearing then and we'll get into the commissioner's deliberations and questions.

We're going to try again. We start on this end. I'm sorry. Do you have any questions? I have no questions. No questions. I have no questions. I just hope for Mr. Graves's sake this one speeds through. No questions. No questions.

I just have one question. I only have one question that jumped out of me. It was the expiration of the master plan approval shall establish a buildout horizon of it not to exceed 30 years. Is there a meth meth allowed? Is there a reason for the 30 30 years? So, so in in the state statutes, there's something called the develop uh developers agreement, and I know Jim is here. It's a 30-year time horizon, but that's not guaranteed. And if you see the language, it's that can be negotiated with the city on what that timeline would be. So, it's it's not a thou shall be approved when we come. But if when Graves comes in, they're going to have the ability to and you will have the ability in to input on that also. And each individual project Okay.

Yes, sir. Thank you. Yes, sir.

Okay. Um, I do have a a few questions. I think I think I have questions. I understand what we're doing is we're talking about the whole um I understand mixed use plan development. zoning district. What I have before me is some very specific things and I have questions on some of those specific things that we've talked that are mentioned here. I think that's a staff question. Um we indicate that for mixed use PUDs larger than 100 acre 100 total acres a master plan may be provided along with conceptual development plan. Could this also be used for a smaller development once it's in our code? Can it be used for something smaller or are we making it specifically 100 acres or more? And again, I'm looking toward this may not be the only large thing ever,

right? And so, um, staff had gone back and forth with the applicant. What was originally proposed was 400 acres, um, to have a master plan. And so, staff did not think that was reasonable for the entire community. And that's why we landed on 100. It was a negotiation point. But could it be a smaller thing? It it could be.

Okay. But it doesn't say that. Um, town center. I like that idea, but again, it might be a little overreach for something as small as 100 acres. No, but I do I I understand the concept of municipal services being available and yeah, I got all that um design guidelines again. Will they be set at at some point in the future or is this agreement setting specific design guidelines? I have um lot coverage and open space a maximum lot coverage and minimum open space requirements shall be established. So a design

been right what but they haven't been they have not so a design guideline would come back before you okay that answers my question

minimum living area number seven minimum living area provided within each dwelling unit shall be established in the design guidelines however the minimum living area shall not be less than 900 square ft I would like it to be considerably less than that And my idea is the onebedroom, let me call it a great room plan where the living room and the kitchen and the dining room are a great room and you also have a bedroom and a bathroom. We used to call it a studio apartment. We have a great need in our community for smaller living spaces for single elderly people, young couple starting out, somebody who's on a controlled budget. And and I've said this before, the first home that I ever owned was 633 square ft, two bedrooms, one bathroom, living room, kitchen, and it was adequate for my family for 5 years, and then we moved to a bigger house. I I think that when we get involved with minimums that are this large, we also approach that question of can the people on a restricted budget afford it. Every square foot costs more money. And I think it's not always a real good use of space, particularly if you're thinking about the town center. I my aunt and uncle had a bakery and they lived upstairs. It we love to go visit there. It smells so good. But I think if we if we I I you don't have to change it. This is just my viewpoint. I would like to see some

smaller square footage permitted and certainly there can be restrictions to it. But when you say not less than that's like okay now we kind of blocked ourselves in. That's just my viewpoint. These could be units above commercial properties. And then I had also I don't know if the square uh the lot lot sizes if there's any concern for cluster housing or zero lot line in in any part of this planned mixed unit mixed use. Um, but okay, I have no more comments. So, if I'm the last one and I hear no deliberation with me, love my comments or don't like them, don't care. Okay, I'm going to call for a motion, please. Madam Chair, I'll make a motion that we recommend to city council a land development code amendment to make it a recommendation regarding ordinance 0-26-02 which proposes to amend land development

code article 5 zoning district regulations to incorporate a new zoning district known as mixeduse plan unit development pu zoning district. I'll second it. Voice call, please. Miss Laruso, yes. Mr. Reno, yes. Mr. Carter, yes. Miss Cottonberg, yes. Miss Kinchen, yes. Mr. Garton, yes.

Motion carries. Thank you. Thank you on behalf of Graves Brothers and we take your comments very importantly, Miss Cathberg. They're great comments. Thank you. I beat the same drum for years. Okay. Unfinished business. We have none. We have no additional new business. We are therefore adjourned. Thank you all.