Planning & Zoning Commission - Regular Meeting

Good evening. Welcome to the City of Sebastian Planning and Zoning Commission meeting for Thursday, May 7th, 2026. We'll begin this evening's meeting with the Pledge of Allegiance. I aliance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all.

Roll call, please. Mr. Reno, here. Miss Battles, here. Mr. Carter, present. Miss Gezy, here. Miss Cotenberg here.

Miss Kinchin is absent tonight. Miss Laruso is also absent tonight. Mr. Garton present. Thank you. Our announcements for this evening, uh, Commissioner Kenchin and Laruso are excused from tonight's meeting and the our alternate member, Mr. Garton will be voting in one of their places tonight. Um, I would also like to announce I'm I'm happy to see so many faces here. U, one of the best things you can do for your city is to participate in its government. And, um, some of you have perhaps never attended a planning and zoning meeting before. So, I'm just going to briefly tell you that you've been asked to sign an oath card if you will be testifying this evening. We need that um in order because this is um a legal meeting. We have rules that we need to follow. We need to know who you are. Um because we keep minutes, we keep records. When you come forward to speak, please uh if you need to pull the microphone down or push it up a little bit, do that. And the first thing you need to say is your name. If you have a name other than Smith or Jones for a last name, please spell it out so we can keep that up. We also um for our um citizens participation part of the meeting, we allow three minutes per person to say whatever it is you have to say. And because this is a business meeting and we have rules to follow, um we do enforce the no applause, no cheering, no stomping of feet, no shaking of fists.

And again, uh we are anxious to hear what you have to say without I think I've covered everything in that vein. If not, I'm sure somebody will let me know. Okay. The next item is approval of minutes. The first uh issue is the minutes for our regular meeting from March 19th, 2026. The committee members have had an opportunity to review the minutes. If none of you have any additions or corrections, we will entertain a motion. Madam Chairman, I'll make a motion that we accept the minutes uh of March 19th, 2026 for the Planning and Zoning Commission.

I'll second that. All in favor? I. Any opposed? Hearing none, we'll move on to the minutes from our meeting of April 2nd, 2026. Again, you've had an opportunity to review these minutes. If you have no additions or corrections, we will entertain a motion. I'll make a motion that we accept the minutes, excuse me, of April 2nd, 2026 for the planning and zoning commission meeting. I'll second that. All in favor?

I I. Any opposed? Thank you. Next order of business tonight and I have to officially open the hearing and our attorney will read the uh ordinance or resolution or title.

Uh yes. Um, number 6A is a public hearing uh seeking a recommendation to city council for a small-scale comprehensive plan future land use amendment Indian River County Habitat for Humanity. Applicant, an amendment to the comprehensive plan future land use map for property containing 3.81 acres located north of Barber Street, west of Adam Street, and south of Acorn Terrace. Existing future land use institutional requested future land use low density residential five units per acre. We're going to take each one separately. Okay. Thank you.

Staff presentation, please.

Good evening. What you have before you the first um application is 6A. And let me see if I can get this PowerPoint to start going here. Um is for a smallcale comp plan. Um the project name that we call it in the office is Acorn Terrace. Property owner is Habitat for Humanity and the engineer of record is MBV Engineering. Um they're requesting instit going from institutional to lowdensity residential. This parcel is 3.81 acres. Um here's a a map of where it's generally located just to have a visual for it. Um the subject property was planned by General Development Corp. and was turned over to the city of Sebastian in 1992 um and was deemed surplus property by the city in 2024 at which time it was donated to Habitat for Humanity um of Indian River County in an effort to increase workforce housing within the city limits. Um, so this is a smallcale request and um it's surrounded by lowdensity residential on all sides and is compatible with the surrounding neighborhood. And with that, I'll have the applicant come up um and speak.

Okay. Thank you. There we go. Not as tall as everyone else. Uh, good evening. Rebecca Grohal of MBV Engineering. Um, the address is 183520 Street in Vero Beach, Florida. I'm here tonight on behalf of Indian River County Habitat of for Humanity. I'm excited. Could I interrupt for just one minute and I'm sorry to interrupt you, Madam Chair? Um, we have an issue that I'd like you and the and the commission to consider tonight. Okay.

Um, we have three comprehensive plan amendments followed by three resonings. Yeah.

Each resoning matches a comprehensive plan amendment. Um, it would and it's on the agenda the way it is generally because you handle legislative and then you handle quasi judicial. Um, but for for the sake of of, you know, kind of doing this in a more orderly fashion, I would ask the commission to consider whether you'd want to hear the comprehensive plan and the reasoning of each item separately. Uh, we would call them both. We'd swear everybody in and then you'd have the one public hearing and then we'd do each motion. you do the motion for the comp plan and then the motion for the resoning and then we move on to the next uh piece of property. It would it would streamline the meeting and and you know not necessitate everyone having to repeat themselves over and over again. But again, this is at the discretion of the commission and to make sure I want to make sure I understand that we're basically going to do There there's only there basically three properties that issue tonight, right? Comp plan, comp plan, comp plan, and then resoning, reszoning, reszoning. So instead of taking them like that, I'm suggesting that you could pair them up and do a public hearing for each.

That makes sense to me. Okay. Anybody else? I agree. I agree. Okay. I move that we take um the questions for each piece of property together. So we have three three questions before us each property two two questions we will do we we'll still need the votes you know a vote on comp plan a vote on resoning but we could do the public hearings together so so like right now if this is what the commission wants what I would suggest let me read into the record the reasonzoning we swear everybody in and then we start with the public hearing on items 6A and 7A together,

right? Yeah, guys, I see what you Okay. Will that satisfy you? Yeah. Great. Okay. Great.

All right. So, I read 6A, which is the smallcale comprehensive plan, uh the 3.18 3.81 acres. So, the companion piece is 7A. It's a public hearing. Again, a recommendation to city council for reszoning that same parcel for in the applicant Indian River County uh Habitat for Humanity. Subject parcel is 3.81 acres more or less located north of Barber Street, west of Adams Street and south of Acorn Terrace. The current zoning is public service and the requested zoning is is RS10 single family residential. And now because you're doing the public hearing together, we're going to need to swear everybody in if if they didn't sign an oath card.

Okay. So So if we could have anyone who wants to speak on 7A, 6A and 7A. If you're a if you're a citizen, you signed an oath card, that's fine. The applicant and staff need to uh raise your hand. Do you solemnly swear or affirm the testimony you give will be the truth, the whole truth, and nothing but the truth? Yes. All right. Thank you. Okay. So, now we can go ahead and we can move go to the out and we'll go.

Do you want to do the comp plan part of it? So, I will speak um to the staff's portion of the resoning and um the applicant has requested to go from public service to RS10 single family residential which allows one unit per 10,000 square ft which is just like the surrounding neighborhood. So, a lot size will be exactly the same as everything around it. And with that, I would talk to the applicant. Okay. I want to make sure I understood that. Okay. The proposed division of lots will be exactly same the same as the surrounding properties. That is correct. Thank you.

Do you need my name again or are we set? Okay. Uh just because before we jump into the quasi judicial hearing, I would like it noted in the record that I am an AICP certified planner. I have been since 1997. I've uh had a career spanning actually several decades. It kind of hurts me to say that. Louise is laughing because she remembers when I was the planning director here in Sebastian. Um so I've worked both in local government as well as the private sector representation. Um, but for tonight for the land use, we believe that this is going to be a quality development offering single family homes and lot sizes that reflect the original Sebastian Highlands home sites and reflects all aspects of the low density residential future land use. And I think there's been a misconception that we're asking for 10 units an acre. That is not the case. This is the same zoning and the same future land use as the area surrounding Acorn. So, I'm here tonight to ask your support in approving the land use amendment. We agree with the findings of staff and stand firm that this amendment to the future land use map is consistent, compatible, and not in conflict with the comprehensive plan and its policies. We believe Habitat has worked hard to fulfill the vision of the city that was granted to them when the city deeded these parcels to them to provide for workforce housing. I'm happy to answer any questions you might have whether it's about the land use or the reasonzoning. And again, I just ask your support and I'm here to listen also to the audience and what their concerns are. So, all right. Thank you.

Thank you. Uh, do you want me to take the public input on each parcel? Yes. So, this will be the for the public hearing. It'll be the public input for 6A and 7A.

So, now we will hear from members of the public who want to speak to us on this particular parcel. Please come forward. My name is Russell Betts, BETZ. I live at 165 Acorn Terrace. uh this land what I was always under the assumption of and it was told from years ago 30 years ago that that was supposed to be a habitat for the wildlife.

Excuse me. On the paper that you sent around Excuse me. Who told you that? Just people in the neighborhood. Okay. Okay. The paper that you sent around said it was you wanted to zone it for R5 or R10. Now it's R10. You saying 10 units per acre is what the paper said. That you sent around.

So if you do 10 units per acre when the houses are all only you got four units per acre, how do you come up with 10 units per acre? And do we have to vote on or do we get a chance to vote on whether we want any units per acre or not?

I understand that. Um I I can clarify there's in in the city there's two different zoning classifications. One is RM10 and one is RS10. RM is multifamily residential. So that would provide you know like condos or apartment complexes. This is RS10. So this is single family residential not multif family residential. So this the proposal here is to go RS10. I understand that on social media and stuff people were saying RM10 meaning 10 units per acre. This is RS10 which would be quarter acre. No 10,000 10,000. Yeah. Yeah.

10,000 square feet. But okay. Do do you did you does that clarify for you? Each lot will be 10,000 square feet minimum. as a minimum. Almost every lot in Sebastian is 10,000 square feet. Okay. Do we have to have one or the other or can we have none? There a vote or is this already already planned out? No, that's what this hearing is for is to decide what but just the relief being asked for is our S10, not R10. So So why is there R S5 on there? There's two on the paper that you sent out. two things that you had to

I don't I don't know what it's on here as RS10. I don't know what RS5 came from. The picture that you sent out

the the bottom and and I don't know what went out or the confusion, but what's being they have to vote on something. What they're being asked to vote on is the RS10. um which is not 10 units per acre. It's it's the single family residential which is consistent with the other neighborhoods in the city just but it's ultimately their decision. Okay. Thank you. Anyone else?

Okay. So, that's a little bit confusing, especially based on Oh, sorry. Kelly Bergstrom, 1699 Barber Street for 29 years. Um, I'm sure everyone in here has driven past my home. Um I 29 years ago when we were purchasing our home, we were told that the lot directly across the street, the wooded lot was city-owned and slotted to be tennis courts. Um fast forward to November 2024, Facebook post, there's been donated to the Habitat for Humanity. No notification to the residents at the time on the property 3.81 81 acres has habitat putting in four single family homes. So approximately 16 homes was my math and that'd be about two cars per home. So 32 vehicles and four single family homes my understanding is the average Sebastian lot size. We reached out to a realtor and they said that Habitat has their own HOAs um so to speak and for these little neighborhoods based on my personal investigation in um current habitat communities they don't enforce maintenance vehicles park on their lawns. Um so I'm wondering if the city of Sebastian Code will be enforcing standards. Fast forward to now, we received this letter which it did say five and then it also said RS10. So, there's a bit of confusion on that, but I imagine that no matter what you're doing, it's going to be congested as far as traffic. Um, the traffic on Barber has certainly increased in 29 years and

the speed limit at 30 m an hour is not enforced much more than a mobile sign posting your current speed. The speed limit around that bend of Barber and um Skyline is 25 miles an hour. And it's a dangerous blind corner that drivers come to an abrupt halt and I'm trying to turn into my driveway northbound. And uh I've had many close calls of being rear ended. Um there's also been many vehicles that have hit our mailboxes, the neighbors mailboxes. Many cars, delivery trucks, and even semi-truckss have missed the turn and ended up in the ditch or worse, hitting houses. Back backing out of my driveway sometimes uh is next to impossible and driving forward isn't much better except that I can gun it to get in front of the cars. Um during the school year, traffic often backs up between Schuman all the way around the bend to Barbara and Skyline. And I understand that this project is happening. My request is that you consider the traffic, consider the amount of vehicles that you're going to be adding to that traffic. And when you allow five minutes for the residents to speak um about the decisions of cramming these houses into the cost of the property value, would you do it in your own neighbors your own neighborhood? Thank you.

Thank you. Thank you. Is there anyone else who wants to speak? Okay. Is there anyone on Zoom? No one has raised their hand. All right. We have one more person in person. Apologize if I do something incorrect. This first time at a meeting. Bought my house less than three years ago. Was told that was never going to be built. It is a natural habitat for the turtles and other wildlife. Again, who told you that?

The real estate lady. So, I live on the curve and just like the other lady said, it is nuts trying to get out, trying to get in. Almost got killed a couple times with the car cuz it's a blind circle and coming around that curve in the sun and everything else with that traffic. I don't believe that you're going to increase the value of our homes by putting that many homes in that little area. And that's what we're worried about. So, do we get to vote or not? Why are we here tonight?

The process again, the process is we are an advisory committee. We after hearing from you folks, from the developer, from the staff, and after reviewing all the documents that we review, we then make a recommendation to the city council. the city council makes the final decision on everything we do we do as an advisory committee. Well, if the Gulfford turtles are over there and I get proof that there's a turtle barrel over there, what will the wildlife people do? Can I report it?

The there's no building on a lot where there is a turtle living. Turtles get relocated. they get relocated to a state approved site cuz you know once they start building all those wild animals are going to be coming right across the street to my house and everyone else's house right across the street. Tired of it. Stop the building. Anybody else? Somebody else come up here. No. No. We're not voting this way. This is not what we do. Thank you. Is there anyone else who wants to speak? Yes, sir. Hi. Tell us uh Sebastian River Landing.

I'm sorry. I live in Sebastian River Landing. Did not hear your name. Check. Check. Is this thing working? Can you hear me? I did not hear your name. Glenn Celis.

Okay. Thank you. So, I drive past this uh this parcel of land every day and I admire it for its uh its wildness and everything and like some of the people have said uh it is a habitat currently for wildlife. Uh there are other animals that live in the turtle dwellings such as snakes, uh rodents, you know, mice, whatever. Everything has a place to live out there. But with the development uh that you're doing in Sebastian, you're kind of taking away from the reason why many of us live here for the the quiet and solitude. So, um not to get off point, but there is an acreage with uh Sebastian Pines, I think two 204 acres out on 77th that you're building or annexing rather. And out of the 204 acres, they've uh they managed to to give us a 2 acre park. Out of 204 acres, they're giving us 2 acres of park. I would think the more suitable size would be 20 acres. Uh cuz it's going to be like five or 600 homes probably in that area. But back to this location here, as the gentleman stated, when he moved in, it was all habitat and they were advised it was habitat for animals. So, we got to condense uh the development here into a smaller portion. And as this being a a Habitat for Humanity, I've worked on Habitat for Humanity homes. And I think if this company is located in Vero that's doing this, maybe they should look in Vero Beach somewhere and do the Habitat down there because there's a lot of property in Oslo and out in 43rd that's vacant and has all the infrastructure down there. So, some things to consider.

Thank you. And one last thing. So, you said it was R10, right? It's RS10 request. Well, the RS10, it's a little confusing because if you're not putting 10 houses on the acre, then why is it called RS10 instead of RS5, RS3 or two or whatever you're putting on there? I mean, I don't I don't understand the 10 part of it. If it's not 10 houses per acre, why is it RS10? But thanks for your time. Can you confirm the spelling is S E L L I S? S is in Sam E L L I S. Okay. Thank you. Sure. Okay.

Anyone else? Okay. Seeing no one else, I will close the hearing on that this particular parcel and we will now um presentation. We'll now get into our deliberations. Um, do you have any additional comments from staff?

So, um, I just would like to say that, um, all of the required comprehensive elements have been reviewed and are consistent and, um, that, uh, staff recommends approval.

Okay. Um, anything additional from the applicant?

Uh, good evening, Madam Chair. I I would like to address a couple of comments made. This is not about cramming houses, and there is a need in this community, especially for the workforce that are located here, for good quality homes that they can price into. And that's exactly what Habitat is bringing. And that fulfills the vision that the city had when they deeded these parcels to Habitat for Humanity. I would like to set the record straight. We understand that the curve is not ideal for cars and driveways. So the way these projects are designed, there is not a driveway on this parcel that fronts onto Barber Street. The driveways are going to front onto Acorn as well as Adam Street. And additionally, there's an area on this parcel that's set aside to maintain the natural habitat. We work handinand with a biologist. We'll make sure the animals are appropriately if they're found on the site, addressed, and adapted. There's no killing gopher tortoises on this project. I just want to be really clear. We stand by all the state and federal regulations for endangered species.

Okay, with that, thank you. Thank you.

Commissioner's deliberations. Did I skip something? Yes. I I think that this would be the commission deliberations. Um, and I think you could do for both items, but then we'll call the questions individually. Thank you, Mr. Carter. Any comments? No comments. Miss Gezy,

I appreciate the concern about uh gopher tortoises. As I remember at one of our meetings, it was presented that there are three different things that developers, builders can do to alleviate a loss of gopher tortoises. One of them was relocation, which was something like $3,500 a gopher tortoise. Another one was digging another burrow. There were three different ones. And if you go to our wonderful building department, they can look that up for you and give you exactly what is required to to make sure those gopher tortoises are protected. Um, I've heard you talking about um RM10 being on some sheet of paper you've seen. I wish we knew what that was. And everybody loves their real estate agent, but when you're looking at houses and they tell you something, bless their little hearts. Um, you know, and that's just the way it is. Um, I think this is an answer to our um, lowincome affordable housing for our workers in Sebastian. I it's in it's consistent with what is around it. It's not going into a neighborhood with highrises or anything. Um, it was a good presentation by staff as always. Um, I think it looks like a a good plan that will not disrupt the neighborhoods unduly.

Mr. Car, two questions. Uh, number one, uh, being familiar with Habitat for Humanity, are the future homeowners involved in building the house like was done envisioned with Jimmy Carter when he started this? H

hi, good evening. I'm Trevor Lumis, CEO of Indian River Habitat for Humanity. Um, happy to answer any questions. So, yes, uh, homeowners are involved, uh, in in the construction of their home and their neighbors or their other folks working through the program. Um, these, um, just to address some of the concerns, I'm sorry, I forget that I'm tall. Um, I think the plan here is to build 10 homes on this parcel. Um, our goal throughout all of this, listen, I understand I appreciate wildlife and green space as much as the next person. And, um, we wanted uh to go along with the city council's desire to build uh, affordable workforce housing here, but to have it fit into the neighborhood um, as though just as as every other house. Um we are religious about um dealing with environmental issues and wildlife mitigation. Uh it cost $6,000 per go for tortoise to relocate them. Um in addition to paying for a survey appropriate survey to be done to make sure that you've located all of them and and you know monitored burrows for I think I want to say it's 38 days to see if something comes if it's a vacant burrow. Right. So, we we do all of these things, relocate them to a um turtle preserve that's out west um where they will they will live uh permanently. Part of this parcel will be uh left for for wildlife, for green space, um and deed back to the city once the development is complete. Um these homes will um in agreement with our uh contract with the city. And I may get this out of uh out of order because I'm not looking at it, but uh the priority goes to city employees, first responders, teachers, Sebastian residents, and Indian River County residents. We're not building inexpensive homes for more snowbirds to come from New Jersey. Um we are are are trying to create safe, decent, affordable housing for people who live

and work here and make this community function. um our uh we work with our families to ensure that they have an affordable mortgage that they can afford that's less than 30% of their monthly income. These are not free homes. We're not building um something that uh that the neighborhood will not be proud of. Um and um and we are hopeful that we will build beautiful homes that fit right into uh the current neighborhood. Um if if uh folks from the city are interested in seeing what we're building right now, we are building elsewhere in Indian River County, we're building a 14 home neighborhood called Gford Gardens. That's off 40th Avenue in Gford. These are uh 1500 square foot underair homes, three bedrooms, two bath with a with a garage. Um we build our neighborhoods with 100% native plants and trees. Um to create an investment into the neighborhood. Our goal is to build homes that people can afford. They are sold at appraised value. So they do not negatively affect property values. In fact, all the data, all of the research shows that um that the construction of affordable housing tends to raise property values because it ensures that a neighborhood that everyone who works and lives there can afford to live there. Um so that is our that's our vision. That's our goal. Um, we have no interest in packing um in packing units and in and negatively affecting traffic. Um, I'm in Sebastian every single day. My children go to school in Sebastian and so um it's a lovely town and we want to keep it that way. We just want to keep it that way for everybody who uh who lives here.

Thank you. Thank you. Just one more question I have. Uh I noticed that the city doesn't run city sewer out to that parcel. Uh, and I noticed in reading the uh, information here, upgraded uh, septic systems. I assume the upgraded se uh, septic systems are the new nitrogen reducing septic systems that you want to put in there. So, it meets the new state mandates. Yes. Anywhere we build um, that is not on uh, sewer u gets aerobic treatment units. We currently are building homes in Ver Lake Estates um, that are uh, using aerobic treatment units. Mr. Ray,

I don't have a question, just a comment. I hope that our um in the future any infill storm water system gets looked at first so it can be part of the storm water system. I don't know if there's any more infill parcels left, but I would hope that the powers to be would look at possibly using it for storm water. Okay, Miss B.

Yeah, good evening. Um, so I had a question for staff. Um, I was intrigued when you had shared that it was city property and then it was deed over to Habitat. Can you um elaborate or explain some of the the uh background of that and kind of the decision-m and why the city had done that in the past? I'm just more for my curiosity and maybe others might benefit from that.

Sure. So, um within the last year, the city has um completed a strategic plan and there's certain goals and objectives within that strategic plan. One of them is for um workforce housing. So this is in alignment with that strategic plan goal.

Okay. Um and I mean I know that the city has a lot of parks and preserve area but these were identified as areas not to preserve but to uh encourage workforce housing to meet the other goals of the city to allow for more affordable housing. That is that is correct. There are other parcels that are similar to this that were not chosen that are for storm water purposes or have have a pipe that runs underneath them. All sorts of things. But these uh three that were identified seemed to meet the needs moving forward.

Okay. And and you said this was a couple years ago or this was somewhat recent. Uh I think 2024. Okay, this one I think so.

Um, and I guess this is a question more for the attorney. Um, I did hear the applicant say that they would have no access or lots built along Barber Street, which I think is very smart. Um, is there any way that we can recommend a council or put any kind of restriction when it comes to that? So, um, when this was negotiated to, uh, donate to Habitat, it was already agreed upon that that would that there would not be any homes that abudded Barber. So that was already agreed upon with the land.

Okay. So that's already in part of the contract. Got it. Well, great. Um Oh, and I heard a question about um the I guess community potentially having an HOA. My my understanding I would love to ask uh the CEO from Habitat um a question as it relates to that but my understanding is that they don't operate with HOAs. Can you elaborate or do they I don't Can you elaborate on that?

Um so it depends. Um in this case uh there would be no HOA um because these would be essentially built as infill infill lots just like all the other builders that are building in Sebastian. Um when there is an HOA is when uh development of a of a piece of property happens and um shared maintenance has to occur on that property. So um for instance, you know, you take a similar size um development in Indian River County, all homes have to be built onto an internal facing road. So that road and any uh the green space set aside, storm water ponds, all of those things that are shared maintenance have to be accounted for somewhere. So an HOA is the mechanism. That's why HOAs are so common here. Um because the municipalities don't tend to take over the roads and and all of those things. Um so where applicable we we have HOAs. Um most of the of the areas uh where we would build infill housing or like this where is fits into an existing plat uh there would there's no HOA. It would obviously fall under you know city codes and regulations.

Yeah. So on that note then these houses when sold they'd be sold individually to individual owners that are go through your program and are selected by application but then that there that property is deed to them and they would just be neighbors of everybody around in the community correct and no HOA okay

now I might add to that also that um so so the the residents are selected um through a very similar process to that which you or I go to get a mortgage and and buy a home. Um these home buyers are qualified. They are uh working families with a good income with good finances. Um you know there there may have been times 30 years ago when when the economy was different, but these days to afford to buy a $250 to $300,000 house you have to have a good income. Um the challenge that many people find is that they get mortgage ready. They go out to find a home and they can't find something on the market that they can afford. And so as a 501c3 nonprofit, our goal is not to make money on these houses. Our goal is to make these affordable for these families uh long term. And so um each home buyer family goes through a very rigorous underwriting process. They then go through um a generally more than 12 months long program where there is you know financial readiness training. There is uh you know classes on on uh you know being a good neighbor on home ownership on home maintenance on all of these things. Um and then there's 300 a 300 hour sweat equity requirement. um where each home buyer family does volunteer 300 hours of volunteer uh work whether that's construction or um in other ways we give sweat equity uh for children getting A's in school and things like that. So, um it is designed as not just a housing program, but it is an it is an opportunity. It we allow um and encourage those folks who live and work here um who have struggled to attain home home ownership and all the opportunity that that affords the chance at the American dream and that's what it's all about.

Okay, I appreciate that. And then so a couple follow-up questions. Um, so are there do they have to live in the home for a certain amount of time and are they like these are 100% deed restricted homes. Okay. So they are not designed to be flipped to be um turned into rentals. Um, in fact, we have right of first refusal. So anytime um a Habitat family chooses to sell their home, whether that's to relocate or or or whatever, um we have the right of first refusal to buy that home back. We've actually done that seven times this past year. um where we we take the home back in um uh give it any renovations that it needs and then re resell it through our program.

Okay. Um and you mentioned 250 to 300. Is that like your We don't know what these will appraise for. Okay. Um anywhere between um you know I think our homes in Vero Lake Estates right now um are appraising in the 255 to 260 range. Um, in south the south part of the county, we got an appraisal the other day for 287,000. Um, so I don't know. It'll just depend. We'll have to see what what they appraise at. Okay. Okay. Done with my questions. Thank you. Thank you.

Um, I have a question for staff. Um the issue of people presuming that a piece of vacant land that they see when they're purchasing a home um has a specific use is um quite easy to check by just checking the zoning rather than depending on anybody else to tell you what it's going to be a tennis court or it's going to be a park or a roller rink or golf club, whatever. You can check the zoning. And to that, I would like you if you could tell me a list, maybe a brief list of things which would fall under the current zoning, which is public service. Regardless of the size of the lot, if can you give me an idea of what those things might be? I have an idea of what some of them might be. Certainly. So, you could have something such as a baseball field. You could have um a swimming pool. You could have a community center. Um those sorts of things.

Skate park. A what? A skate park. Absolutely. Yeah. Basketball court. 100%. Um a place to store uh vehicles that are owned by the city. Public service. Yes. Yeah. Mhm. Okay. So, those are things that could be done under public service. That's correct. Okay. Thank you. I don't have any more comments. So, now we need we've gotten to the place where Yes,

if I may. Um, I'm really glad to hear that right of first refusal. That's very important and I'm glad you're doing that. That's that's very impressive. Okay. So, we have a total of 9.23 acres in what we're going to be discussing tonight. Do the math for me and tell me how many units that is, how many single family units that would be. So, if we're just looking at the first parcel, which is what we're looking at, which is the one off of Barber. Um, this was all three. Yeah, we have to do them one at a time. 3.8

for the for the 3.8 one. Um the max that they could get in there would be 16 homes, but there's certain parameters that would negate that such as not being able to develop on Barber, making sure you have swailes. There's all sorts of other things that come into play with that. Okay. Thank you. Oh, one one other thing I do want to mention or ask. Um, are they going to be required to put public sidewalks in that could benefit the surrounding lots?

Yes, they will be required to go through a replatting process and follow all of city codes, including putting sidewalks in. Okay. Thank you. Any other questions from that? Okay. Um, now we can entertain a motion and we need two separate motions for this particular parcel. The first motion that we need would be on a part a.

Yes. The first one would be for item 6A, the smallcale comprehensive plan future land use map amendment. And the chair is reading.

Madam Chairman, I'll make a motion that we recommend to city council um under for 6A an amendment to the comprehensive plan future land use map for the property containing 3.81 81 acres located north of Barber Street, west of Adam Street, and south of Acorn Terrace. Existing future use institutional requested future land use LDR low density residential by Du Acre. Do I hear a second?

I'll second it. Okay. Roll call vote, please. Miss Battles, yes. Mr. Carter, yes. Miss Gizy, yes. Miss Cotenberg, yes. Mr. Reno, yes. And Mr. Garten, yes. Motion carries. Part two. Right. And now uh for 7A which is a reszoning of that same property. Okay. Could we have a motion?

I'll make a motion that we recommend the reszoning of Indian River County Habitat Humanity applicant. Subject parcel is 3.81 81 acres more or less located north of Barber Street, west of Adams Street and south of Acorn Terrace. Current zoning PS public service requested zoning RS-10 single family residential. Do we have a second? I'll second. Okay. Roll call vote, please. Miss Battles. Yes, Mr. Carter. Yes, Miss Gezy. Yes, Miss Cotenberg.

Yes, Mr. Reno. Yes, Mr. Garton. Yes. Motion carries. Thank you. Okay.

Ready? Okay. So, the next items um done in in concert will be 6B and 7B. And I'll read them each in turn. 6B is a public hearing for recommendation to city council. A smallcale comprehensive plan future land use map amendment. Indian River County Habitat for Humanity applicant. an amendment to the comprehensive plan future land use map for property containing 2.93 acres located north of Koncha Drive west of Ocean Cove Street east and south of Hores Horizon Terrace. The existing future land use institutional. The requested future land use is LDR low density residential. Uh the second item would be 7B, a public hearing for a recommendation to council. This is quasi judicial reszoning uh Indian River County Habitat for Humanity applicant. The same parcel subject parcel 2.93 acres more or less located north of Koncha Drive, west of Ocean Cove Street, east and south of Horizon Terrace. The current zoning is PS public service and the requested zoning is RS10 single family residence. So again we'll do one public hearing for both. So anybody who wishes to speak that has not filled out a speaker card. Uh so staff and the applicant if you could raise your right hand. Do you solemnly swear affirm the testimony you give be the truth the whole truth and nothing but the truth?

Yes. Thank you. Okay, be an easy one. Let's see. Um, we'll start with the applicant or the staff.

I I will do my staff presentation which is comparable to the one that we just had. Um the difference is is that this is um Contra Drive is what we refer to it as in the office. It's 2.93 acres. The request is to um have a future land use classification change from institutional to low density residential. The applicant has also requested a resoning from public service to um RS10 single family residential. Okay. And again the applicant.

Good evening. For the record, Rebecca Grohal, MBV Engineering. Uh the comments I put into the record for 6A on Acorn remain in effect for this property as well as Koncha. We do believe this is going to be a quality development with single family homes that are going to be consistent with the properties that surround them. The RS10 designation does not mean 10 dwelling units an acre. It does reflect the 10,000 square foot minimum lot size. I know it's confusing. Um I know a lot of people get hung up on that. Um and it's not the same in every jurisdiction, which doesn't help. But again, the minimum lot size is 10,000 square ft. It is the same sizes as why are found currently in Sebastian Highlands. I'm here tonight to ask you for support in approving the land use amendment that the findings of staff um are consistent, compatible, and not in conflict with the comprehensive plan. Um here to answer any questions you might have um whether it's from the board or the audience for this property. Thank you.

Thank you. And I think we'll go straight to the audience. Anybody who wants to speak regarding this property, please come forward and identify yourself. Good evening and thank you to all you uh for your service. And my name is Rich Beard. My wife and I live at 714 Kcha in Sebastian. We've been there 22 years. And uh this matter comes up from time to time. And uh the last time it came up, this room was pretty much full uh with people objecting to this idea. And the reasons given were that when this property was donated to the city, it was donated with the understanding that it would be for a nature preserve. And for a long time, uh, maps and things that I knew called it a preserve, uh, a wildlife preserve, nature preserve, call it what you want. And, uh, the times before then, this has come up, it's always been soundly rejected. uh and I ask uh uh that uh this uh you know all I'm saying is why the push to convert this valuable piece of preserve to to to low income housing. Have you considered all of us that live around it

not only on contra but on horizon and all up and down? I mean you Um, well, I don't know. I'm I'm just a little flustered here. But all I can tell you is on behalf of all the animals that I see going across Kcha down to the dam, which is just uh, you know, our house is just adjacent to the dam there. all the wildlife, all the birds that fly over and get water from there, all the turtles that cross, all the squirrels, eagles, you name it. On behalf of them, I I I I'm saying please just don't rape this property that was given for the purpose of a preserve. Times have changed. Now, it was it was in turn sold to the habitat. I wasn't involved. I wasn't around when that happened or I would have had a say in that. But, uh I don't know, you know, I don't know how else to say it, but it I'm just saying I think it would be an outrage to to damage this property in this way. And I thank you for your patience. And

thank you, sir. Sorry if I seem pushy. That's okay. But it's important.

That's okay. Please hold your applause. Thank you. Anybody else? Please come forward. Uh, my name is Jack Cleibba and I'm at 726 KCHA which is right across the street from this parcel and and we've been here 35 years. So, I'm kind of an old-timer and like a lot of our neighbors at that time. Oh, that will someday be a park or whatever cuz the city owns it. And now I know progress and I'm going to say none of you folks live across these parcels. So I don't think you really care. That's my opinion. Now, in our block, we have two Air andB rentals. You know what an Airbnb is? It's like a holiday in. We never know who's coming to our neighbor's house, which is right next door. Kids running around our yard, people driving bicycles, drunk, and falling in the ditch. If you see across from Koncha on that parcel, there's a big ditch. They drive in there. Oh, sometimes family reunions. It maybe you don't know what an Airbnb

is, but I tell you, it's not pleasant. So, two Airbnbs and a rental, and now you want to put something like this in. How many driveways are we going to have out of it's it's not very big this way and then it goes around that little curve there. So 15 homes that mean I'm going to have 15 driveways 10 of them on Koncha. And you know Kcha is not a a little side street anymore. It's almost like as bad as Barber Street. Not quite yet, but it is the main drag. So, you folks up there have the the power to recommend to the city council. No. N O. Thank you.

Thank you, sir.

Yes, ma'am. Hi, I'm Carol Craigle and I live directly across from the property um at 722 Ka Drive. The problem I have is first off the paper says 10 units. The paper I um have in my um that I got in the mail says 10 units. Who did that come from?

Where where's my paper? It says 0.2605 an ordinance of the city of Sebastian, Florida approving a reszoning to change the zoning designation from public service to RS10 parentheses residential single family up to 10 dwelling units per acre. for approximately 2.93 acres of property. That's why I'm here. Why would it be 10 units per

Who mailed that to? Who does that from? The city. Okay, Madam Chair. Madam Chair, if I may,

just like with the last item, just to clarify what what matters what the relief is being sought here. What's being sought here is RS10. the description. I haven't seen that, but even if the description was wrong and it sound you just read it, so I'm assuming it is. RS10 is single family residential. It's, you know, the the minimum lot size is 10,000 square ft, not 10 units per acre. So, this is RS10 and nothing more is being sought and and nothing more would be recommended. So, thank you. I understand that. Is this directly from the law or is this some secretary that typed it wrong?

I have no idea because I did not receive that cuz I I'm a I I'm just afraid that we're voting on what you say, which is fine. 0.25 acres is is standard, but um this paper I have, it looks really official. It came from the city and I just read it to you. He says, "Can I tell you this is official?" Uhhuh. This is official and you're being you're part of the official meeting.

Okay. Well, let's put it officially on record that there won't be any more than, you know, four four homes and and you just approved five homes per acre on the vote for the other partial. I think we could say officially that each lot will be no less than 10,000 square ft. Okay. Well, five homes per acre is less than 10,000 square ft. That's what you just voted on. Can I No, ma'am.

Do you want to explain because there's a difference in the future land use versus the reszoning? I think that's the discrepancy. The future land use is the five units per acre, but the reszoning is for the RS10, which is 10,000 square ft. So, I think that's the confusion. But the zoning is going to dictate that it can't be less than 10,000 square feet. So,

so is RS10 what everybody has in Sebastian right now? Okay. So, that is that's fine. Um the other thing is the drainage. Okay. So there's the city came out and we had these pipes in the culvert and and they were under the grass which was that way when we bought the house 3 years ago and the city came out because of uh another homeowner having um flooding and their pipe was clogged up and they cleaned it out and then they told us, "Oh, you got to get rid of that pipe that's against the city standards which I drive all over Sebastian see everybody's you know half of the houses have the buried pipes in the culvert made us tear it all up make a big ditch and now we've found out that we can um see the water that it's not going in the right direction. They came out. They said the water's supposed to go down the street and it's going in the opposite direction. Nobody ever came out to fix it. So, we have like a big mosquito problem and it's wet all the time. It's like having a little river in in the front yard and this goes pretty much um down the street. Big drainage problem. Now, you're going to add these houses across the street. But you you haven't even fixed the drainage problem. So, it's just going to exacerbate the problem. And we're right near the river, so we've got water over there. And I don't know the

ramifications of, you know, the waste water and where it's supposed to go and if it's supposed to go into the river or not. But all I know is we can't get it resolved. You know, they came out several times and then it never came back again. So, you know, we have an existing drainage problem on the street and I feel that needs to be resolved before you go and you you put, you know, whatever 12 homes across the street. That's just going to make it worse, right? I they're going to be on the other side of the street and I'm not an engineer, so that's my point.

Answer that. Thank you. Thank you. Please, please don't do that. Otherwise, we'll have to dismiss you. This is this is an official meeting.

Hello, my name is Jerica Magdaleno and I live on Horizon Terrace directly across from this parcel. Um actually I don't know if a lot of people know but back in 2023 um our governor Dantis came up with a program specifically for Habitat for Humanity um to offer more parcels of land and so in county looked at it as a whole and Sebastian does not have any or didn't have any available at the time. So I think that's why these were donated. Now, do I understand that there's a need for affordable housing? Absolutely. Do I agree that it is this specific location? No. The letter that we received in the mail is reszoning for RS10. It specifically says on the paper up to 10 homes per acre. Now, if you look at the other block there that's larger than this property, there's not 29 homes. So if you from what it originally was LDR to RS5 would be give or take 12 to 13 homes that would fit the scape of the neighborhood. But going to RS10 which again specifically in the letter that everyone received says 10 homes per acre. How can we how can we make it any clearer than saying 10 homes per acre, but the city has a requirement?

So why would the city the city has a requirement that no lot can be smaller than 10,000 square ft?

And I understand that they say they're not trying to cram the homes in and whatnot, but if you go to any of these neighborhoods, there are problems once you first come in. One which was noted earlier is parking. There's usually three to four cars per family. And yes, they do park on the side of the road. They park across the lawn. They park everywhere. So, if you have that many driveways in this circular area, it's going to cause a problem with the parking issues. Like the lady before me said, we have a drainage issue already. Has there been surveys to

the traffic? Has there been surveys for the storm water drainage? because that's a big problem. We have a lot of flooding in this area. So again, whether it be however many homes, 12, 13, but then in this letter that we received, it specifically says up to 10 homes per acre. I understand what you're saying that the lot size, but why would we receive that letter with that in parentheses specifically stating that? I cannot answer that question. And if we received it, why don't you have it is the other question I have. We don't get a copy of the letter that goes out.

And by law, they have to send that to us. So again, why would it be in the letter? Thank you. Okay. Anybody else? Anybody on Zoom? No one has raised their hand. Thank you. Yes. we start with staff or Okay.

Um so as stated before um this um all the comprehensive plan elements have been reviewed and are consistent with the surrounding neighborhoods and staff recommends approval going from institutional to lowdensity residential which is comparable with the surrounding neighborhood. In addition, staff also recommends approval of uh reszoning from public service to RS10, which allows for a lot at 10,000 square ft. Applicant, do you have anything to add here? would just like to enter into the record as a finding a fact that the plat does not reflect this as a park. I understand it's been green and serves as a passive park for area residents, but it was never dedicated that way and there's no record of that. So again, um this is just trying to move forward and it does our S10 does not mean 10 units an acre. I don't think I can say that enough times tonight. It means a minimum of 10,000 square foot lot sizes, which is exactly the same as the lots that surround this park. Thank you.

Okay. Anybody else? We're going to close that and do our Madam Chair. I'll make a motion that we make a recommendation to city. We're going to do our We're ask deliberation. Deliberation. I thought you said I meant do our other thing. Oh, I have no problem. Let's start with Miss Battles.

Okay. Um All right. I do have a couple questions. So, I I appreciate the residents bringing up the drainage issues. Um I know this isn't very specific to this application, but I I am uh I guess question a question to the applicant. Um, does the property do have you guys done a survey? Do you know where the property like ultimately drains? Does it drain towards Koncha towards Horizon Terrace? Which general direction?

We've done surveys, but also we've been working with the city engineer to make sure that storm water is directed to the appropriate directions and to not cause additional problems for the residents. That was kind of where I was going with my next question. So, if this property ultimately drains towards Koncha Drive historically right now, right? Like historically, if that's where it drains theoretically, then in the proposed condition, you would drain to Koncha as well,

it can be regraded to drain in the most appropriate direction. And clearly like once we get past this stage, our next step is and we've met a couple of times with the city engineer to talk about storm water. So we will work hand inand to do that. We have to meet all local state including the regional water management authority on this property.

Understood. Um, I guess where I was kind of going with that was, and I'm sure you're going to work with Karen on this, but you know, potentially looking at if you're draining there, maybe helping helping the situation, making it better. Um, obviously, I know you wouldn't make it worse because you're not allowed to by, you know, um, when you go through your water management district permits, but, um, I guess, you know, I'm just looking maybe there's a there's an opportunity there. So, I think there's definitely an opportunity and and we're happy to work with the city engineer to help resolve issues and hopefully concurrently the city will come in and if there's regrading that needs to happen on the south side of Koncha, the city has adequate time to get those underway.

Okay. Um there was a uh question I know you're talking about number of units but it sounds like again what's before us today is um the future land use change and the reasonzoning to minimum 10,000 square ft per parcel which would be up to 12 units. I wanted to ask um the CEO again a question. Uh similar to the last application, did you and the last application you had 10 units you kind of had visioned. How many units did you have visioned for this parcel?

Uh I think the the maximum was 11. Um with a potential to go down to 10 depending on the storm water issue and how all that shakes out. You might have been a better. is 11 and that's represented in the back. Okay. Okay. Um and then similar to the others, these residents would not they would be deed restricted. They would not be able to rent correct out their units. So they would be home o homeowner occupants. Correct. Um no Airbnbs. Correct. Guessing. Okay.

Um Okay. And then sorry, one last question. for staff. So, so I know that there was reference to a potentially this was a preserve at one point, but my understanding is when something's dedicated as a preserve, you there's not really changing that. Um, so can you elaborate on that? Was this ever?

So, in our research, um, when this plat was dedicated back in the I want to say it was like the 1960s, this was made as a tract by General Development Corporation. It was silent on what that tract was for. There is nothing in the recorded plat that says what that tract is associated with. It just says tract D or tract E. But if you look for Yeah, there was no restrictions or anything placed on the parcel. Okay.

And then also just to to add to that just just for information property general development which later became Atlantic Gulf Communities that whole corporation which did a number of communities Palm Bay, Port St. Lucy, Northport, Cape Coral, uh they went bankrupt and the cities that they had built pretty much had the property turned over to them from the bankruptcy court. Uh cuz everything went to the bankruptcy trustee. So looking at at the county records, this came into the city's possession in 1992, not through purchase or any kind of agreement with general development, but it came through the bankruptcy trustee. um that that you know transferred this property and again we're not the only city I was the city attorney in both Palm Bay and Port St. Lucy and and both of those cities had a lot of property uh you know transferred to them too uh by the bankruptcy court. So

I I appreciate that background. I you know I haven't been a city resident for as long as everybody here but you know at least 12 years. So but I had not known that history. So, I appreciate that. Um, so in that case, it it it was just this larger piece of property that wasn't platted and it just they then gave it gave these pieces to the city at that point during bankruptcy basically. Okay. No more questions. Thank you, Mr. Rail. No question,

Mr. K. Just uh one question. We earlier discussed about uh how the housing the driveways will be facing on Acorn Terrace. I guess I could address this to the staff as far as the development on this one. How is the driveways going to be facing? Uh is it going to mean increased traffic for Contra Drive or how are the homes going to be? That has not been established yet. Okay. Okay,

Miss Keezy, I guess I'm belaboring the point, but this I'm concerned about this letter that y'all got. And when the nice lady stood up here and she held up her letter, I did not see the Sebastian letter head. But if that is on there, I would really like staff to take a look at that and see if that came from us. Indeed. Okay. All right. All right. Can you see Can you see why and who would you like it?

No. No. No. I believe you if you're holding it up. Okay, got it. Got it. Thank you. I would like staff to verify. I mean, no, I understand that you're telling me what it looks like, but that that's kind of a an error that um I'd like you to check into if you would. We will definitely look into that.

Okay. Um, all of us up here are volunteers and we do it for the city of Sebastian, for every neighborhood, for every resident. Otherwise, I'd be home going to an HOA meeting. So, understand that we may not live across from you, but we care about you. We care about every street in this community. So, please understand that. Thank you, Mr. Carter.

No question. No questions. I don't have any questions either. I I do take exception a little bit though when somebody says that I don't know what I'm doing and I don't care because I've been in the city over 30 years. I've seen it grow. My own neighborhood two houses away from me has an Airbnb. We don't have any problems with it. If you have problems with yours, I'm sorry about that. But you can make complaints about it. I um I do care about this city. I've been involved with volunteering for the city for 28 of those 30 years. So I take except exception to that. Other than that, I have no other comments and I will call for a motion on the first on the first part which is B number 6B. Madam Chair, I'll make a motion that we recommend to city council uh an amendment to the comprehensive plan future land use for property containing 2.93 acres located north of Koncha Drive, west of Ocean Cove Street, excuse me, east of South Horizon Terrace. Existing future land use institutional requested future land use um low density residential.

A second please. I second. Okay. Um roll call vote please. Mr. Reno? Yes. Miss Battles? Yes. Mr. Carter? Yes. Miss Gezy? Yes. Miss Cottonberg, yes. Mr. Garton, yes. Motion carries. Thank you. Now we will move.

You want the reszoning next, don't you? 7B. That would be Yeah. six, excuse me, 6 C and 7 C. No, no. We just had the motion for 6B. Now we need a motion for 7B. Sorry. 7B. Yeah. You're up.

I would make a recommendation to city council for the reszoning uh Indian River County Habitat for Humanity applicant. Uh subject parcel is 2.93 acres more or less located north of Contra Drive, west of Ocean Cove Street, east and south of Horizon Terrace. Current zoning public service PS public service requested zoning RS10 single family residential. Do we have a second? I'll second. Thank you. Roll call vote, please. Mr. Reno,

yes. Miss Battles, yes. Mr. Carter, yes. Miss Gezy, yes. Miss Cotenberg, yes. And Mr. Garton, yes. Motion carries.

Thank you. Now, u moving on to the uh last public hearing. Uh joint public hearing would be 6 C. Uh public hearing recommendation to city council for a smallcale comprehensive plan future land use map amendment Indian River County Habitat for Humanity applicant. An amendment to the comprehensive plan future land use map for property containing 2.49 acres located north of Tuxedo Terrace, west of Claremont Street and south of Sururi Terrace. Existing future land use is institutional. The requested future land use is LDR low density residential. And the second item would be uh quasa judicial hearing recommendation to city council reszoning Indian River County Habitat for Humanity applicant. The same parcel uh 2.49 acres more or less located north of Tuxedo Terrace, west of Claremont Street and south of Suriri Terrace. Current zoning is PS public service and the requested zoning is RS10 single family residential.

Thank you staff. Okay. Again, if any members of the public fill out an oath card, you don't have to be sworn in. It's on the card. Everyone else 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? Thank you. Okay, staff, please.

All right, so this is for um a parcel located um as we call it in the office, tuxedo terrace. It is 2.49 acres. Um the applicant has requested um a future land use a smallcale future land use amendment from institutional to lowdensity residential and um in addition they've requested a reszoning from public service to RS10 single family residential Sure. Okay. Thank you. Applicant, please. Good evening. Uh Rebecca Grohal, MBV Engineering for the Record. We're here today to talk about Tuxedo Terrace, a future land use amendment, and a resoning consistent with the other two parcels we've discussed tonight. All the comments I've entered into the record tonight stand for this, and I'm here to answer any questions the board might have or questions from the public. Thank you.

Thank you. Any members of the public who wish to speak, come forward and identify yourself.

Good evening. I'm Veronica Landau. That's L as in November, D is in Delta AU. Um I live at 1150 Claremont Street. Um, I'm concerned about the development and resoning due to neighborhood storm water capacity, um, and historical evidence that the site previously functioned as a lake or drainage feature. Um, I have an exhibit showing the parcel as a lake. Um, potential inconsistency with comprehensive plan storm water and infrastructure policy. Um earlier tonight it was stated that the parcels were not chosen because they have storm water features like the what was up for consideration for different tracks. This tract has storm water rightways that run directly into it. Um so that's my outline. So now the historic lake. So historic lakes and drainage depressions continue functioning hydraologically even after they get altered or they're partially filled because water returns naturally to low areas. Um development on water retaining land can create flooding impacts for neighboring properties. Um which my I mentioned I had one exhibit which was the plan we have. Um, I have two other exhibits. One is a photo of our street from July 5th, 2002. This year we did not experience a hurricane, but this is a photo of Claremont Street being flooded during a heavy rain incident. Also, I have Google Earth satellite imagery from 2005 that shows this lot that has standing water in it. So, you know, the imagery you get depends on the time of year they took

the photo and what happened, but this one happened to show that there was lots of water on the thing. So, this lake or water body that's on this map, was it naturally occurring? Is it part of a drainage system? Was a hydraologic analysis completed yet? It sounds like it's too early for that. Um, this lake was designated on a formal plan, which means that surveyors thought it was significant. Engineers considered it. So, questions you should consider. Was it natural? Was it ever filled? What will the impact be? And then additionally, trees will be removed. Trees soak up water. has we the city has a tree protection ordinance. What does that look like on this site with all these mature trees? And what else before my time runs out? Um, at this stage, just no demonstrated storm water analysis has been made available. Approving the land use change would be premature. I recommend denial or a pause until these items are addressed. That is all. Thank you.

Hello. Thank you for your time. My name is Matthew Landau. Um I also live at 1150 Claremont. Uh we moved in May of 2025. Um I would like to start off by saying I am not opposed to affordable housing or Habitat for Humanity. Uh my primary concern is obviously with the tuxedo terrace parcel, but some of my comments may also apply to the other parcels even though we've already moved past them. Um our family moved to Claremont Street last year. The parcel still is and was then marked as city-owned property. There are multiple signs up to this day that denote it as such. Yet, this property was donated to Habitat for Humanity in 2024. for us and others moving to the area prior to any possible future development. This is misrepresenting what the land is to be used for and who owns the property. Um, since we moved in after the land was donated, was there any notice pro provided to the neighboring residents that this was no longer city property? MBV Engineering tuxedo parcel analysis and the other subject parcel analysis state that these parcels are compatible with the comprehensive plan based on being infill. According to the comprehensive plan acronyms and definition, infill is defined as development which occurs on scattered vacant lots in a developed area. Develop is not considered infill if it occurs on parcels exceeding 1/2 acre or more. Although these vac lots are vacant and in a developed area, these parcels exceed 1/2 acre and once sub subdivided into lots will no longer be scattered. This should exclude the these parcels being considered as promoting infill development as defined by the comprehensive plan. NBV states that the development does not provide negative impacts in regards to the protection of environmental natural system. However, this assessment does not clarify or provide evidence and the planning and zoning commission documents state that

natural resource protection measures will be required. If this has not been completed, how can we proceed with reszoning the land? Um, I understand that this had been planned to be developed prior to 1992 when it was handed over to the city due due to a bankrupt corporation. However, up until now, it has never been developed and it has become a small oasis of nature in a developing city where land is becoming scarce. The intent of the resoning is to support population growth and provide workforce housing. These parcels are a mere percentage of what is planned to the south of county road 510. The annexation plan um in the comprehensive plan policy 1-1.7.1 outlines 5 to 10% of the 2,000 plus acres is to be affordable housing. This could mean around 100 to 200 acres are set aside for affordable housing. The subject parcels discussed today are barely a percentage of what is proposed to be set aside. Um the comprehensive plan states the city is near full buildout, why are we trying to race towards full buildout when exam annexation plan and expansion of the city is in effect um before it is in effect? If the plan is to expand the city by so much, would it not benefit the residents of affordable housing to take advantage of this new newly planned community? In conclusion, we should consider redevelopment of old properties prior to development uh and prior to the annexation plan to allow for proper growth. Thank you for your time.

Thank you.

Anyone else? Yes.

Good evening. My name is Donna Wear. I live on Tuxedo Terrace right next to the preserve. Um, I also have been a member of the natural resources board for seven years. And as such, I am really, really upset by the fact that we're getting rid of this green space particularly, not just because I live there, but because it was part of our plans for green space connections throughout the city. All three of these situations were on our our sustainable Sebastian plan to connect the wildlife. There's so much wildlife in that preserve. You just can't believe it. Hawks, all kinds of migrating birds, cat birds, cardinals, armandillas, owls, possums, it goes on and on and on. And we're just doing away with this. Also the trees, the trees are native trees, native pines, splash pine. There's also native hibiscus in there. That's all going to get raised to the ground with this. It's very upsetting to see them come in and clear everything out without taking care of what's here. What What's the beauty of Sebastian? What's sustainable? What's sustainable out of this? I don't understand. I don't understand where you're going. Thank you.

Thank you.

Thank you for your time. Um, my wife and I moved um, my name is Dean Rubina, R O B A I N A. My wife and I moved um, to the home 722 Suriri Terrace, which is adjacent to this piece of parcel. The wildlife that is there is amazing. um bobcat family. I have seen it. My neighbors have all seen it. I have seen eagles flying around there. Now, I don't know if there is a eagle's nest there, but there are eagles, there are hawks, there's multiple amount of wildlife. That's one of my concerns. Second concern, I was a mailman for 30 years. I know what lowincome housing brings to neighborhoods and it's not good. I don't have anything against people that need lower income housing. I understand that. I came from a family that was lower income. But you're talking about the the the the value of these homes that are surrounding this era area are going to decline. We just paid with 385,000 for our home. What's going to happen? What's going to happen to to us? I'm retired. I just retired 30 years of the postal service. the people that that live on that block have been living there for many many years and they're worried about the same things. The the the value of our homes are just going to plummet. And I and I hate to say it and I don't want to sound rude and crude to people that make less money, but I see what happens when you have lower income housing come to a neighborhood only because I've seen it firsthand. And that's all I have to say. And I thank you for your time.

Thank you. outside. It's cold in here. Is there a button? No, it's on. It's on.

Okay. Jim Thomas, 743 Surrey Terrace. Um, I've been there four years. Unfortunately, the real estate agent right on the listing sheet said never to be built upon the listing sheet. I even have a copy of it. Now, who could be responsible for that? Can I go after the real estate? I don't know. But anyways, our property values are definitely going down. My equity in the home, I've worked hard all my life. I've done everything right. And yet people who don't even live there, you're not going to be affected by any of this. We are. My my equity is going to be probably cut in half so that somebody can come in like Dean was saying, lowincome housing. Yes, somebody needs it. They don't need it in a sanctuary that is right across the street from me. It's a damn shame. And um I like I said I I came to Sebastian thinking I found utopia. This is the best place in the world. It was until all this is happening. We don't need this housing. It's going to tear our like I said it's financially going to destroy us. Like I said I I've done everything and yet how can the committee get together and say this is going to happen? Is it a done deal? Can you tell me that

it's not a done deal until the city council? Well, you know down well it's going to be a done deal because money talks BS walks and and as far as I'm concerned uh somebody's going to follow the money and I do have someone who will follow the money. Good. Please do. Yeah. Yeah. Do that. Thank you.

Yeah. Yeah. Something's wrong. Something's wrong. We're giving away precious reserves for what? So that they can ruin our neighborhoods and take our equity from us. Something's wrong. Sorry. Thanks for your time. Anybody else? Anybody on Zoom? No one has raised their hand. Thank you. Uh staff, do you want to uh say anything more?

So um just that you know this application has been reviewed in um accordance with the comprehensive plan and um is consistent with our comprehensive plan and staff recommends approval for this as well as for the reasonzoning. Anything additional to add from the applicant? No. Thank you. No, the commissioners will deliberate and we'll start with Mr. Carter. No questions.

Miss Gezy. Um, first of all, the gentleman who got up here with the Vietnam veteran shirt on, thank you for your service, sir. Did he leave? Uh oh. Well, thank you anyway. Um you f you folks are probably not uh that involved with the sunshine law in the state of Florida which means that this is not a done deal. It is against the law in the state of Florida for any of us who vote on something to get together before the vote and discuss it. One of our commissioners, former commissioners, didn't follow the law and spent time in jail because he violated Sunshine and talk to his peers before votes were taken. So, that's how serious this is. I never I like these people, but I never talk to them between meetings about anything. So, please understand that we're uh we're about uh as careful with that as we can be. So, thank you all personally for coming tonight and for voicing your opinions. And we do listen,

Mr. Carlton. No comment. And uh you can move on. I'm good. Mr. Rail, no questions. Miss Battles,

you know, leave it to me. I'll have some questions. Um, okay. So, a few things I heard. I did have a question for the applicant if she could come up. Um there was some discussion about potential uh wetlands on site um and potentially areas draining to it. Can you elaborate maybe some on um if there's contributing drainage areas to to the site or to your knowledge? Uh the environmental staff have walked the property. There's really no evidence of a wetland. Um there's nothing hydraologically indicative of a wetland. Flora species. Um there's no evidence of a wetland and um the hydra soils are not present on that site. Honestly, I've lived in this community a very long time and I can show you areas all across this county that have flooded from time to times in hurricanes. It's just an unfortunate thing that happens if there is a wetland because we will continue looking at that. The wetland will be measured. It'll be graded and we'll work through the process with the uh regional water authority to make sure that that wetland if necessary is preserved. If it's a wetland, I will tell you hydraologically it's been cut off from everything else. Um which is probably why there's not really evidence that it was a wetland or that was ever a lake at any point in time. But yes, just like the other properties, we'll work with the city engineer. will follow all local, regional, state regulations.

Okay. And can you explain for a lot of others in the room because you know you and I understand this process but uh when if there is contributing area that is draining currently to the property, what would be your process um to make sure you're not impacting cutting off drainage and making it worse for the neighbors? That's all done through the stormware calculations. We look at all the elevations. We look at all the topology naturally occurring. Um there's a series of calculations that get done. And again, we work handinhand with the city engineer. Um it's, you know, because it hasn't been developed at the same pace as the areas around it. Probably is a little bit lower, it probably needs to be graded out. So that is not a problem for holding water. Um and I'm not sure if I answered your question. So, if I missed it, let's just uh feel free to repeat the question for me.

Um, no, you answered it. It's fine. Okay. Um, my other question just came up. A gentleman spoke and I think this is more directed to staff. So, this question Yeah. So, appreciate your time. Thank you. Um, a gentleman had come up and talked about the comp plan defining infill as a halfacre lot. I just wanted clarification on that just for my Do you Do you I don't have the comp plan memorized. Yeah, sure. But um when we look at things like future land use, we look at compatible and surrounding uses.

So the request to have it be compatible with what is next door is in alignment with our comprehensive plan.

Sure. Okay. And I mean I think relatively speaking the definition doesn't I mean it would not sway me one way or the other but I'm more con just curious as to that being defined as infill cuz in my mind this this is infill. I mean it's clearly surrounded by other homes at the same the same size like the others are. So I was just I thought it was curious and you know a good point he brought up. I wasn't sure if it was halfacre or what, but um that is all.

Okay. Thank you. Um I just have I just have to say two things. Just two things. Um, one of the people who spoke uh indicated that the people who need um some help obtaining their first home should wait until that 2,000 acre parcel gets in. And I think you're talking about maybe 10 to 15 years before that gets to that point. And these people need homes now. They work in our city. They give us service. They deserve to live here. I when we use a term that has negative connotation like lowincome housing. That's not exactly what we're talking about here. We're not talking about lowincome housing. We're talking about an opportunity to obtain your first home, grow an investment in it for people who are paid a decent wage and have a good credit rating and have been schooled on how to take care of a property. And we are soon going to be running into problems. Um, as an older community and and I am one part of it, I end up hiring more and more people to do more and more things at my home. And some of you may have noticed that gasoline is real expensive right now. And I know a number of businesses who have lost employees

because they can no longer afford a drive to come and serve our city. maybe not our city employees, but it has hurt the market. There was also a suggestion that um firsttime home owners uh destroy the value of surrounding properties. That's not true at all. I've been involved in the real estate market for over 50 years. And if you're going to do any kind of subsidi, and I don't like the word subsidized, subsidized issuance to homes, the best way to do it is to sprinkle it rather than create a subsidized neighborhood. And on my street, the street that I live on is two block long. And there are homes valued. Some of them are$1 to $200 more expensive than some of the others. And they're all good neighbors and they all take care of their property and it's a good neighborhood to live in. It's a diverse neighborhood. And I I just have to say that because I think sometimes we have a tendency to make judgments about people we've never met. So that's all I have to say about that. I will call for the first motion, please on item 6C.

Madam Chairman, I'll make a motion that we make a recommendation to city council for an amendment to the comprehensive plan future land use map for property containing 2.4 49 acres located north of Tuxedo Terrace, west of Claremont Street, south of Suriri Terrace. Existing future land use institutional requested future land use uh low density residential. That's a recommendation for approval, right? That's what we're second. Yeah. Thank you.

Roll call vote, please. Miss Battles, you made the second motion. Second. Yes. Okay. Mr. Carter, yes. Miss Gezy, yes. Miss Cotenberg, yes. Mr. Reno, yes. Miss Battles, yes. Mr. Garton, yes. Motion carries. Part two.

R two. Um recommendation to city council for the reszoning um of subject parcel is 2.49 acres more or less located north of Tuxedo Terrace west of Claremont Street and south of Suriri Terrace. Current zoning is PS public service requested zoning RS 10 single family residential. Do we have a second for the motion? I'll second the motion. Thank you. Roll call vote, please. Mr. Carter, yes. Miss Gezy, yes. Miss Cotenberg,

yes. Mr. Reno, yes. Miss Battles, yes. Mr. Garten, yes. Motion carries. Thank you very much. That concludes our agenda for the evening. This meeting is adjourned. What about What about new business? I'm sorry. No new business. No unfinished business. We I have a comment to request a staff. You have a You have a comment. Huh? Do you want me to reopen the meeting? Well, I never mind. I'm sorry.

What did I miss? Moving moving forward, it would be good to say, "Anybody have anything else?" Okay. Meeting adjourned rather than just gave it because we've we've we've run into that. Usually we ask for new business or old business. I'm I'm sorry.