Planning & Zoning Commission - Regular Meeting

Good evening. I would call to order this meeting of the Planning and Zoning Commission for the City of Sebastian, Thursday, August 6th, 2026. We will begin with the Pledge of Allegiance. I pledge allegiance to the flag of the United States of America and to the Republic for which it stands, indivisible, with liberty and justice for all. Roll call, please.

Here.

Battles.

Here.

Mr. Carter.

Present.

Ms. Kottenberg?

Here.

Ms. LaRusso?

Here.

Mr. Garten?

Present.

Thank you. Announcements for this evening. Ms. Kitchen is excused from tonight's meeting. And if there is anybody here who is going to speak about an item on our agenda, please fill out an oath card. Speak into the microphone when you're speaking. And if your name is complicated, please spell it for us. Thank you. The first item on our agenda tonight is the approval of the minutes of the meeting from July 16th. Commissioners have all had a chance to roll over the minutes. If you have any additions or corrections, please let us know. Otherwise, the chair will entertain a motion.

Madam Chairman, I'll make a motion that we accept the minutes of July 16th, 2026 of the Planning and Zoning Commission.

I'll second that.

Ms. Battles?

Yes.

Mr. Carter?

Yes.

Ms. Contenberg? Yes. Ms. LaRusso?

Yes.

Mr. Reno? Yes. Mr. Garten?

Yes.

Motion carries.

Thank you. Next item for our attention is Quasi-judicial public hearing. If our attorney will read it for us.

Yes, item 7A is a quasi-judicial matter. It's a conditional use permit application for a new model home at 1014 and 1012 Magnolia Court, lots 34 and 35, Cross Creek Lake Estates, Platte 9. Applicant is D.R. Horton, and the current zoning district is residential single-family RS-10.

Thank you. Staff presentation, please.

Yes, thank you, Madam Chair. But before I like to begin, I just want to introduce our administrative zoning technician, Nicole Too. She's going to be doing the roll call and everything, you know, keeping us under control. She's been with us for about seven months, if anybody hasn't met her yet.

Well, welcome aboard with us.

Thank you.

I guess we can move on to the item here. I do have a PowerPoint presentation. So for 6A, or I should say 7A, the application type is a conditional use permit. The project name is the model home for 1014 and 1012 Magnolia Court. It's located in the Cross Creek Lake Estates Platte 9 section. The applicant is D.R. Horton. Current zoning for this project is RS-10, residential single family. Current future land use is very low density residential. And here I've provided a location map. It is located in the new portion of Cross Creek Lake Estates. This was considered the Cross Creek Lake Estates addition. And this is where it will be located. This is the layout of the model home. And as you can see, it does meet all the conditions. It has landscaping around the perimeter of the parking lot. And it meets every needs of the conditional use criteria. I've also provided some elevations of what the model home would look like. As you can see, the front and rear elevation. And staff's recommendation tonight is that the Planning and Zoning Commission approve the model home permit with the conditions listed in the staff report. And those conditions are basically going over, like, required permits for signage. They have to remove the pavement when the conditional use permit is completed or they're going to demolish the model home or resell the model home but demolish the parking lot. So if you have any questions, I'm here to answer those. And also we have the applicant here if she wants to say anything. Good evening.

I'm Liz Diaz with Mill Short and Associates. I'm here to answer any questions if you all have them.

Well, just I guess one question. Certainly we appreciate you all investing in the community, first of all. But what will be the price range of the homes?

So obviously the market, Brian Anderson with DR Horton, dictates the prices of the homes. But anywhere from probably $350 to $550, depending on the buyer, this is obviously a nicer neighborhood. These are some of the nicer houses that we have. We found that that kind of fits right into the range that we were looking at. Most of them are three-car garages. And then some of them actually feature like a... Not a secondary living area, but like a mother-in-law area that's part of that actual structure. As you'll know, some kids are staying with their parents past college, just kind of the way the times are right now. And then also the high relatives come live with them, so that kind of feeds into the price of the home. But we try to stay definitely affordable and make it to where anybody that wants a home can have a home, but this isn't necessarily like your D.R. Horton starter home. This would be more of an estate model.

Okay. Just curious, but, you know. Certainly. We appreciate the investment in the community.

Brian Anderson.

Okay. Yes, ma'am. Thank you.

I guess building off of that, is that consistent with like the other homes currently in the neighborhood? Like it's going to be on the same price point? Absolutely.

And then we had to go through a lot of HOA approvals. So they were probably more stringent than we find this board to be. And that's something we're happy to do is keep that neighborhood. You know, we obviously did some work in the first phase. We're doing this phase. And if this all goes right, we'd like to do the last phase as

Okay. So I'm glad you mentioned that because it kind of relays into my next question I had was, so in the last meeting, the, the development adjacent to it came before us. So will this model home be used for both phases potentially, or do you see this for this build out and then potentially needing another model home for the next phase?

So it would be market, you know, how the market goes. So this particular model is a Camden model and people like it a lot. So depending on when that phase built would dictate whether you sold that model or not. You know, if you had all the lots were sold out and that was the last house you had and you still had a year before you developed the other phase, you would probably sell that model. But the market would kind of dictate that. From a cost perspective, we would just keep that model, but then you'd have to take in considerations of traffic, and would you want people coming into an already done phase, see that home, and go over to another thing. So logistic-wise, if it would work out that way, it would obviously be economically better for us to keep that model.

Okay.

And then these CUPs are only good for a year, so we'd have to re-up it, and that would be something to think about as well.

Jim, is the renewal still administrative? They don't have to come before us, right, for renewal of the permit?

Only the initial conditional use permit will come before P&Z. The rest is just renewed administratively, yes.

Water, sewer, power, is that all available now, or is that something that they have to wait on?

Well, the infrastructure is in the process of receiving their certificate of completion, so they should have water or sewer availability. Okay.

And I have no questions.

Awesome. Thank you. Appreciate you guys. Thank you for your service. Thank you. Thank you.

Okay. Any discussion?

Hmm?

Any discussion?

Any discussion?

Any discussion?

No, I'm good. Okay.

Then we will entertain a motion.

Madam Chairman, I'll make a motion that we approve the conditional use permit for the new model home at 1014 and 1012 Magnolia Court for D.R. Horton.

Should we include the three stipulations?

Well, yes, I meant to say that. And with the three conditions that staff recommends.

I'll second. Okay, roll call vote, please.

Mr. Carter?

Yes.

Ms. Kottenberg?

Yes.

Ms. LaRusso?

Yes.

Mr. Reno?

Yes.

Ms. Battles? Yes. Mr. Garten? Yes. Motion carries.

Thank you. Our next item, please.

Yes, item 7B is quasi-digital matter. It's a conditional use permit for a new model home. 125 and 127 Spring Valley Avenue, blocks 11 and 12, block 596, Sebastian Highlands, unit 17. Applicant is Ryan Holmes and the zoning district is residential single family RS-10.

Staff presentation.

Yes, thank you. So this is another conditional use permit for a model home 125. and 127 Spring Valley Avenue. It's located in the newer Sebastian Highlands Unit 17, the Sebastian Overlook subdivision. The applicant is Ryan Holmes. The zoning for the surrounding area is RS-10. The future land use is a low density residential. And as you can see, the subdivision is located off of Empress and Alexis, Whispering Rally and Ithaca. It's east of Schumann. If you guys haven't been back there, pretty much I think all the infrastructure is complete out there as well, so they will have water and sewer hookup. Now this is the site plan that was submitted for the application. It includes the same criteria that was met for the last conditional use permit for the model home. And I've also provided the elevations for this project as well. It looks similar in design as the last one. So staff does recommend that the Planning and Zoning Commissioner Commission approved the model home permit with the conditions in the staff report. Those conditions remain the same as the last item. And if you guys have any questions, feel free to ask.

Thank you.

Were they not the engineer applicant for this one as well?

The engineer and applicant are not currently present.

Okay.

Do you have any questions?

I mean, I guess I thought that I was going to ask a question of them because I guess my one question would be, it seems like the lot chosen is like deeper in the community on this one. And I kind of was trying to understand why that would be. Going back to the discussion that we were just having, you know, trying to limit the traffic through a community, generally speaking, you have the model home kind of closer to the entrance. So I was just wondering why on this case it's, you know, deeper into the neighborhood.

So if we want to pull up the location map up again, I can kind of explain that. So I believe the applicant is using that main entrance off of Alexis. And they do have some features in the front in that location. And also, Empress did receive a like a new overhaul of the drainage bridge going over the canal. But I'm not really sure on the rationale of why they chose this location. That would be something for the applicant to discuss. But I know it's going to be located towards one of the main entrances. It's just more centralized.

Mr. Rael, any questions, comments? No? No. Mr. Garson?

No.

No.

Okay. I also don't have any questions about it. I'm a little bit curious as well, but maybe they just want to show off the charm of The address I don't know.

I guess to your point Jim so access to this community will be both through Alexis and Empress.

And Spring Valley as well. Spring Valley will act more as like a rear ingress and egress. And Alexis, like I said, it provides the like entrance features like some columns and the names of the subdivision. That's pretty much my guess of why they chose that location.

Okay. If there are no other questions, no comments, you'll entertain a motion, please.

Madam Chair, I'll make a motion that we accept the conditional use permit for a new model home at 125 and 127 Spring Valley Avenue for Ryan Homes to include the three conditions recommended by staff.

I'll second.

Ms. Battles?

Yes.

Mr. Carter?

Yes.

Ms. Kottenberg? Yes. Ms. LaRusso?

Yes.

Mr. Reno?

Yes.

Mr. Garten? Yes. Motion carries.

Thank you. Okay, we have no unfinished business, no new business. We are adjourned. Thank you.