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HomeMy WebLinkAbout1985-131Q RESOLUTION NO. 85-131 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF INDIAN RIVER COUNTY, FLORIDA, PROVIDING FOR THE ADOPTION OF THE WINTER BEACH SMALL AREA PLAN AND PRECISE LAND USE MAP WHICH PROVIDES A GENERAL GUIDELINE FOR FUTURE DEVELOPMENT IN THE WINTER BEACH AREA; AND PROVIDING FOR EFFECTIVE DATE. WHEREAS, The Board of County Commissioners of Indian River County has adopted a Comprehensive Land Use Plan, Ordinance #82-21, pursuant to Chapter 163 of. the Florida statutes; and WHEREAS, Chapter 163 of the Florida Statutes requires that all future development be consistent with the County's adopted Comprehensive Land Use Plan; and WHEREAS, the existing zoning of many areas of the County is not in conformance with the county's adopted Comprehensive Land Use Plan; and WHEREAS, the Winter Beach Progressive League expressed concern about the amount of industrial zoned land in the Winter Beach area; and WHEREAS, the Planning Department staff has worked with the Winter Beach Progressive League during the past six months to formulate a small area plan for the Winter Beach area; and WHEREAS, the Planning and Zoning Commission has held a public hearing concerning the Winter Beach Small Area Plan and Precise Land Use Map at which parties in interest and citizens were allowed to speak; and WHEREAS, the Planning and Zoning Commission voted unanimous- ly to recommend approval of the Winter. Beach Small Area Plan and Precise Land Use Map; and WHEREAS, the Board of County Commissioners has held a public hearing concerning the Winter Beach Small Area Plan and Precise Land Use Map at which parties in interest and citizens were allowed to speak; NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Indian River County, Florida: RESOLUTION NO. 85-131 1. That the foregoing recitals are adopted and ratified in their entirety. 2. That the attached Small Area Plan and Precise Land Use Map will be used as a general guide to future zoning and develop- ment in the Winter Beach area. The foregoing resolution was offered by Commissioner Scurlock who moved its adoption. The motion was seconded by Commissioner Bowman and, upon being put to a vote, the vote was as follows: Chairman Patrick B. Lyons Aye Vice -Chairman Don C. Scurlock, Jr. . Aye Commissioner Richard N. Bird Aye Commissioner Margaret C. Bowman Aye_...� Commissioner William C. Wodtke, Jr. Aye The chairman there upon declared Resolution No.85-131 adopted and duly passed this 13thday of November 1985. BOARD OF COUNTY COMMISSIONERS OF INPalkN RIVER COUNTY Attest: �i�d; UJ Freda'Wright, C14tk APPROVED AS TO FORM AND LEGAL SUFFICIENCY 1�1x� Bruce Barkett, Assistant County Attorney Attachment Winter Beach Resolution JEFF2 . LYON% Chairman THE WINTER BEACH SMALL AREA PLAN 419 PREPARED BY THE PLANNING AND DEVELOPMENT DIVISION INDIAN RIVER COUNTY, FLORIDA OCTOBER, 1985 TABLE OF CONTENTS Page INTRODUCTION 1 Purpose 1 Overview of the Winter Beach Area 1 Major Issues 2 DEMOGRAPHIC PROFILE OF THE WINTER BEACH AREA 3 Population 3 Education 3 Labor Force 4 Income 4 Housing 4 Occupancy 5 EXISTING LAND USE PATTERNS 5 Agricultural - 5 Residential 5 Commercial 5 Industrial 6 Recreational 6 Mixed -Use District 7 Hobart Road/U.S.#1 Commercial/Industrial Node 7 South Winter Beach Road Industrial Node 11 Storm Grove Road/U.S.#1 Commercial/Industrial Node 11 NEEDS AND CONSTRAINTS OF THE WINTER BEACH AREA 11 RESULTS OF WORKSHOPS HELD WITH WINTER BEACH 12 Citizens Participation 12 Preliminary Proposal 13 FINAL PROPOSAL FOR THE WINTER BEACH PLUM 13 WINTER BEACH AREA PRECISE LAND USE MAP 15 RECOMMENDATION 17 THE WINTER BEACH SMALL AREA PLAN AND PRECISE LAND USE MAP INTRODUCTION Purpose The purpose of this Small Area Plan is to provide an i overview of the Winter Beach area and establish a Precise Land Use Map (PLUM) to guide future development. The Planning Department conducted a detailed land use study, Qf the Winter Beach Area to document existing land use -"patterns; discover inconsistencies between existing land uses, zoning, and the - Comprehensive Plan; and to identify where conflicts between adjacent land uses occur.. The data collected from the land use study, along with the Comprehensive Plan, will provide a basis for modifying the existing zoning in order to better reflect the existing pattern of development in the Winter Beach Area. The PLUM is intended to act as a supplement to the Comprehensive Plan and more precisely define the goals and objectives of the County and the residents and landowners of the Winter Beach Area. Once adopted, the Winter Beach PLUM will serve as a general guide for future rezoning and development review in the Winter Beach area. Overview of the Winter Beach Area Winter Beach is located in the east section of Indian River County along U.S. Highway #1. For purposes of this study, the boundaries of Winter Beach have been established as the North Relief Canal on the south, Hobart Road on the north, the Indian River on the east, and 74th Avenue on the west. These boundaries were agreed upon by the staff and the Winter Beach Progressive League after discussing the appropriate area to be studied. Most of the development in the Winter Beach Area is centered along U.S. Highway #1 between North and South Winter Beach Roads. This area is characterized by many different land uses, including residential, commercial, and light industrial uses. This mix of uses, their proximity to one another, and the current zoning 9 pattern in the area has caused a great amount of concern among the residents of Winter Beach as to the future pattern of growth in their community. Major Issues in the Winter Beach Area Much of the concern of the Winter Beach community is due to the commercial and industrial zoning along U.S. Highway #1. This zoning has provided the opportunity for heavy commercial uses such as warehouses, tire stores, and storage yards to locate adjacent to existing single-family residences. There is virtual- ly no residential zoning in the U.S. Highway #1 Mixed -Use Corri- dor in Winter Beach, and the residents are "concerned about the future of their residential areas. This detailed land use plan will attempt to set guidelines for the protection of existing residential uses while providing an opportunity for future economic growth in the Winter Beach Area. The Winter Beach Area Precise Land Use Plan includes a demographic profile of the Winter Beach Area; a descriptive analysis of existing zoning and land use patterns; maps illus- trating existing land use, zoning, and comprehensive land use designations; and a description of the needs and constraints of the Winter Beach Area based on existing conditions. The plan also includes results of meetings held with the Winter Beach Progressive League concerning existing conditions and proposed changes to the zoning within the MXD, Mixed -Use District, in the Winter Beach Area. Finally, a detailed land -use proposal and recommendation is made in the form of a "Precise Land -Use Map" (PLUM) for the Winter Beach Area. This PLUM delineates all proposed land uses and related zoning changes. The PLUM is accompanied by written descriptions of the proposed changes and provides rationale for the proposed zoning changes, especially within the mixed-use district. It is recommended that the Board of County Commissioners adopt this detailed land use plan by resolution in order to provide a framework for tong -range plan- ning and future development control in the Winter Beach Area. 7 r r DEMOGRAPHIC PROFILE OF THE WINTER BEACH AREA The following information was taken from the 1980 Census of Population. The Winter Beach Area approximates the boundaries of Census Enumeration Districts 255 and 256. Totals and averages of these two districts are used as a basis for the demographic profile of the Winter Beach Area. For the purposes of this discussion, the term "Winter Beach Area" will refer to Enumeration Districts 255 and 256. Population In 1980, the Winter Beach Area had a- population of 978 people, of which 99.5% (972) were white. There were 525 year-round housing units of which approximately 81 percent (423 units) were occupied and 19 percent (102 units) were vacant. The average household size in the Winter Beach Area was 2.55 persons, which is the same as the County's average household size. Approximately 60 percent of the population (596 persons) lived in the same house in 1975 as they did in 1980. Less than 14 percent (138 persons) lived in a different county, different state, or different country in 1975. Of the total Winter Beach Area population, approximately 42 percent (407 persons) are Florida natives and 56 percent (553 persons) were born in other states. Due to Winter Beach's low rate of migration, its population has remained fairly stable. Education Approximately 22 percent (211 persons) of Winter Beach's population were enrolled in school in 1980. Of these, 71 percent (149 persons) were in elementary school, and 24 percent (50 persons) were in high school. Only.5 percent attended college from the Winter Beach Area in 1980. Of the 644 adults age 25 and over, approximately 19 percent (122 persons) completed elementary school; approximately 23 percent (147 persons) completed one to three years of high school; approximately 34 percent (220 per- sons) completed four years of high school; 20 percent (129 persons) completed one to three years of college; and 4 percent (26 persons) completed four or more years of college. in 1980, 67 percent of the County's population 25 years or older had 12 years of education or more, compared to 58 percent for hinter Beach. Thus, the education level of Winter Beach adult residents is somewhat lower than that of the County as a whole. Labor Force Five Hundred and Fifteen (515) Winter Beach residents were considered to be included in the labor force in 1979. Approximately 21 percent of those persons residing in the Winter Beach area who were considered to be in the labor force in 1979 received unemployment benefits. " Income The Median Household Income for the Winter Beach Area in 1979 was $11,806, The Mean Household Income was $13,748, and the Median Family Income was $12,910. Approximately 84 percent (821 persons) were determined to be living in households above the poverty level and 16 percent (157 persons) were considered below the poverty level in 1979. The Median Household Income and Median Family Income for the County in 1979 was $15,370 and $18,053, respectively. Thus, the Winter Beach area is not as affluent as the County as a whole. Housing Of the 525 year round housing units located in the Winter Beach Area, approximately 74 percent (387 units) are single- family detached structures. Approximately 2.5 percent (14 units) are duplexes. Another 2.5 percent (13 units) contain five or more living units. Mobile Homes constitute approximately 21 percent (111 units) of the total housing stock in the Winter Beach Area. Approximately 84 percent (439 households) of Winter Beach's households are serviced by individual wells. Only 16 percent (82) of the households are serviced by public water systems. Less than 5 percent (24 households) are currently serviced by public sewers. Approximately 95 percent of the households use septic,tanks to dispose of and treat their sewage, 4 Occupancy Approximately 25 percent (132 units) of the housing units in the Winter Beach Area are leased out. In 1979, approximately 16 percent (18 units) of the rental units remained vacant. These 18 units accounted for about 3.5 percent of the total vacant units in the Winter Beach Area. The median gross rent in the Winter Beach Area in 1979 was $215. The mean gross rent was $236. EXISTING LAND USE PATTERNS IN THE WI,TER BEACH AREA Agricultural The predominant land use in the Winter Beach Area, as in Indian River County as a whole, is agriculture. Agricultural uses are widely scattered throughout the Winter Beach Area. Citrus production, the largest agricultural land use in the county, is more concentrated in the western and eastern portions of Winter Beach. A major agricultural research center, Ciba-Geigy, is located at Kings Highway and North Winter Beach Road'; just west of the Kiwanis-Hobart Park. There are also several nurseries and tree farms located throughout the Winter Beach Area. Single-family structures constitute the majority of residen- tial units in the Winter Beach Area. Most residential sub- divisions in the Winter Beach Area are located between U.S. Highway #1 and 66th Avenue. All of these subdivisions are located in residentially zoned areas except for two. These two exceptions are Quay Subdivision and Jennings Addition which are located in the MXD corridor along U.S. Highway #1 and are within industrial and commercial zoning districts, respectively. A mobile home park is also located on the east side of U.S. Highway #1 and south of 67th Street. Present residential and institutional landowners in Quay Subdivision are concerned about the future of their properties, due to the nonresidential ^oning districts in which they are located. This warrants a closer look 5 at the mixture of land uses within the Mixed -Use corridor along U.S. Highway #1 between North and South Winter Beach Roads. (See "Mixed -Use District"). Other residential areas in Winter Beach include: Bent Pine, North Carolina Colony, Winter Beach High- lands, Winter Beach Park, Indian River Highlands, and Kings Music Lands. Commercial Commercial uses in the Winter Beach Area are primarily located along the U.S. #1 Mixed -Use Corridor and in the Hobart Road/U.S. Highway #1 Commercial/ Industrial Node. There are a wide variety of general and heavy commercial- uses including: a nursery, a restaurant, a flea market, a fruit packing house, an appliance warehouse, a radiator repair shop, a furniture outlet, a tire outlet, various storage yards and storage buildings, a grocery store, a kennel, a paint shop, and a bar. Due to the M-1 zoning between U.S. Highway #1 and Old Dixie Highway, several heavy commercial businesses have located adjacent to existing residential uses. Due to the primarily residential nature of the MXD District between North and South Winter Beach Roads, resi- dents are concerned about the future direction of development in this area. Industrial There are two primary locations for industrial uses in the Winter Beach Area. Both are located west of the F.E.C. Railroad, one in the Hobart Road/U.S. Highway #1 Commercial/Industrial Node and the other in the South Winter Beach Road Industrial Node. There are also several light industrial uses along U.S. #1 and Old Dixie Highway south of the Winter Beach Industrial Node. Industrial uses located in these districts include warehouses, mill works, welders, paint shops, fruit -packing houses, and other light manufacturing uses. Recreational Kiwanis-Hobart Park is the major regional park serving Indian River County's residents. This recreat.onal facility is located on Hobart Road east of Indian River Highlands and extends 6 south to North Winter Beach Road. The park offers the use of fishing lakes and ballfields to residents of the county, and a public golf course is in the planning stages. Mixed -Use District The Mixed -Use district (MXD) is a Comprehensive Land Use Plan designation for an area in Winter Beach along U.S. #1. The mixed-use corridor is located on the west side of U.S. #1 to a point three -hundred (300) feet west of the FEC Railroad. Jennings Addition to Quay Subdivision and the commercial/ indus- trial property immediately to the north and south of Jennings Addition are also included in the Winter Beach MXD corridor. This MXD designation allows many different zoning districts, including residential. In the Winter Beach Area, the current zoning in the MXD area includes the M-1, Restricted Industrial District, on the west side of U.S. #1 and the C-lA, Restricted Commercial District, on the east side of U.S. #1, The C -1A zoning includes Jennings Addition and the commercial property located to the north and south. There is currently no residential zoning in the Winter Beach MXD area except for a small area of RM -4 between U.S. #1 and old Dixie Highway east of the Bent Pine Development. The mix of land uses in this MXD area includes single-family residences, duplexes, a nursery, a fruit packing plant, a restau- rant, several office buildings, a tire store, a furniture outlet, an appliance warehouse, several storage buildings, a kennel, and other various commercial establishments. Hobart Road and U.S. #1 Commercial/Industrial Node The Indian River County Comprehensive Plan, as adopted in 1982, established a fifty (50) acre commercial/ industrial node located at the intersection of U.S. #1 and Hobart Road. Existing uses within this node area include a fruit packing house, a welding and metal fabricating shop, a trade contractors' plaza, and a nursery. The Polish -American Club is currently erecting -a building for their activities on the east side of U.S. #1 in this area. , The exact boundaries of this node have not yet been adopted, but are currently under study. 7 r." 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Mv, ka CD 6 CL c Cl) CD 1 CD 0) 0 =r 1777777777,;rl7n m P �3j06 al r c mz-- V z > In In 00 Winter Beach Existing Zoning 77th 8 T Hobart Rd A ST RS -3 pl, C Winter Beach Existing Zoning o. 10 HTS 40 •s South Winter Beach Road Industrial Node The Indian River County Comprehensive Plan also established a one -hundred (100) acre industrial node located on South Winter Beach Road, west of the Florida East Coast Railroad right-of-way. The boundaries of this node have recently been approved by the county. Existing uses in this node include a mill working establishment and a water -bed manufacturing facility on the south side of South Winter Beach Road. There is also a warehouse located along the western boundary of the node on the south side of South Winter Beach Road. Storm Grove Road and U.S. #1 Commercial/Industrial Node The Comprehensive Plan also designates an eighty (80) acre commercial node on the east side of U.S. #1 at the proposed intersection of Stone Grove Road. -Since the adoption of the Comprehensive Plan, completion of Storm Grove Road has not commenced and that proposed intersection has shown little demand for commercial use. Due to these facts, this commercial node is in the process of being reduced to ten (10) acres. NEEDS AND CONSTRAINTS OF THE WINTER BEACH AREA Based on the existing land use survey and demographic analysis of the Winter Beach Area, the major problems are unemployment and lack of quality low to moderate income housing. In 1979, approximately 21 percent of those in Winter Beach who were considered to be in the labor force received unemployment benefits. This leads to the conclusion that there is a need for additional Y employment opportunities in the region. Also, as a result of the windshield survey conducted of the area, much of the housing in the MXD District in Winter Beach is in substandard condition. Winter Beach residents have also expressed interest in the need for a neighborhood shopping center which would provide basic services such as a grocery and drug store. 11 One of the primary constraints to the problem of high unemployment is the residents' concern about accepting a large amount of industrial development in the Winter Beach Area. The railroad provides the opportunity for a variety of light indus- trial uses to locate in the Winter Beach Area, and if strict development.pontrols are followed, this area could become a major employment center for the entire county and bolster economic development. The major problem with providing quality low and moderate income housing is that the private developer, is given rew incentives to build such housing. Instead, most developers have found a favorable climate for expensive and exclusive housing and condominium developments within the county. If any lower income projects are to be developed in the future, it will probably be necessary for the public sector to provide the impetus for such housing. RESULTS OF WORKSHOPS HELD WITH WINTER BEACH Citizen Participation The Long -Range Planning staff held a series of workshops and meetings with the residents and landowners of the Winter Beach area. These meetings were organized by the Winter Beach Progres- sive League and were held at the First Baptist Church of Winter Beach located on U.S. Highway #1. These sessions allowed the staff to gather valuable informa- tion concerning the existing conditions and needs of the Winter Beach area. The meetings provided for interaction and exchange of information between the staff and the community. The meetings gave the staff a chance to clearly explain Winter Beach's current situation as it relates to land use, zoning, and future develop- ment and provided the staff with a better understanding of the needs of the Winter Beach area. 12 Preliminary Proposal A preliminary proposal which illustrated possibilities for future land use and zoning was presented to the Winter Beach Progressive League at their meeting of August 27, 1985. This proposal emphasized the need to modify the current M-1, Restrict- ed Industrial, zoning in the Mixed Use (MXD) Corridor along U.S. Highway #1. These changes will help preserve the existing residential nature of the area and provide for the protection of existing commercial uses. This proposal will also help stop the continued intrusion of incompatible heavy commercial and industrial uses into the residential areas located within the MXD Corridor. Furthermore, this proposal will provide a framework for more orderly growth in the Winter Beach area. The residents and landowners -who attended this meeting responded favorably toward the preliminary proposal. Several. residents were concerned, however, about the large amount of industrial zoning that still remained. Much of this concern was due to the fact that industrial property located in the MXD Corridor west of the F.E.C. Railroad was not included in the acreage of the one -hundred (100) acre South Winter Beach Road Industrial Node. Staff agreed to reanalyze this situation before drafting the final land use and zoning proposal. FINAL PROPOSAL FOR THE WINTER BEACH PRECISE LAND USE MAP The Winter Beach Precise Land Use Map (PLUM) is the result of many meetings with the community and many weeks of field studies, data gathering, and analysis of the Winter Beach area. This map will serve as a supplement to the Comprehensive Plan Land Use Map and will provide a more logical framework for making future rezoning and development decisions. (See Pages 15 and 16.) 13 Based on meetings held with the residents and subsequent analysis, the staff placed emphasis on the U.S. Highway #1 Corridor, and more specifically, the MXD area located between North and South Winter Beach Roads. The Winter Beach Precise Land Use Map will assist in implementing the Comprehensive Plan policy concerning MXD areas. This policy states that "within the designated areas, the County shall encourage, where appropriate, redevelopment in accordance with the dominant land uses and the health, safety, and welfare of area residents." Staff has de- termined that the dominant land use in the MXD area between North and South Winter Beach Roads is residential and this is the major thrust of the Precise Land Use Map for the Winter Beach area. The land use proposal, as illustrated on the PLUM, (see Pages 15 and 16), emphasizes the preservation of existing residential uses which are currently located in the MXD area and are zoned M-1, Restricted Industrial District. Much of the vacant land within the MXD area which is also currently zoned M-1, Restricted Industrial District, should also be designated for residential use in order to prevent future commercial and industrial uses from encroaching on the residential areas, located in the MXD Corridor. Existing commercial uses will remain as conforming uses within the MXD Corridor and will retain appropriate commercial zoning, the specific zoning category dependent upon the specific activity in which the business is engaged. Some vacant land not currently in residential use along U.S. Highway #1 between North and South Winter Beach Roads should be designated for commercial use in order to connect existing commercial uses and to prevent "spot" development. (See the Winter Beach Precise Land Use Map on pages 15 and 16.) The Winter Beach area has three commercial and/or industrial nodes within its boundaries. These are the Hobart Road and U.S. #1 Commercial/Industrial Node; the South Winter Beach Rosa. Industrial Node; and the Proposed Storm Grove Road and U.S. #1 Commercial Node. There is also additional land zoned M-1, 14 Winter Beach Area MTs 15 NTS 16 I Restricted Industrial District, located within the MXD Corridor adjacent to the South Winter Beach Road Industrial Node and continuing south to the North Relief Canal. All future commercial and industrial development should be limited to these .prescribed areas. (See the Winter Beach Precise Land Use Map for general locations of these areas.) These policies and the accompanying land use map intend to provide a general framework for future rezoning and development decisions in the Winter Beach area. This plan is considered by i the staff as the best solution to meet the needs of the community and provide the control and flexibility needed for the management of both residential and non-residential growth in the Winter - Beach area. RECOMMENDATION Based on the analysis of the existing zoning and land use in the Winter Beach area and the Winter Beach Progressive League's endorsement of this plan, staff recommends that the "Winter Beach Area Precise Land Use Map" be adopted by resolution by the Board of County Commissioners. Winter Beach Plan/Intro. JEFF 17 a THE WINTER BEACH SMALL AREA PLAN 1419 PRECISE LAN® USE. -.:MAP PREPARED BY THE PLANNING AND DEVELOPMENT DIVISION INDIAN RIVER COUNTY, FLORIDA OCTOBER, 1985 s? TABLE OF CONTENTS Page INTRODUCTION 1 Purpose 1 Overview of the Winter Beach Area 1 Major Issues 2 DEMOGRAPHIC PROFILE OF THE WINTER BEACH AREA 3 Population 3 Education 3 Labor Force 4 Income 4 Housing 4 Occupancy 5 EXISTING LAND USE PATTERNS 5 Agricultural - 5 Residential 5 Commercial 5 Industrial 6 Recreational 6 Mixed -Use District 7 Hobart Road/U.S.#1 Commercial/Industrial Node 7 South Winter. Beach Road Industrial Node 11 Storm Grove Road/U.S.#1 Commercial/Industrial Node 11 NEEDS AND CONSTRAINTS OF THE WINTER BEACH AREA 11 RESULTS OF WORKSHOPS HELD WITH WINTER BEACH 12 Citizens Participation 12 Preliminary Proposal 13 FINAL PROPOSAL FOR THE WINTER BEACH PLUM 13 WINTER BEACH AREA PRECISE LAND USE MAP 15 RECOMMENDATION 17 '5 . THE WINTER BEACH SMALL AREA PLAN AND PRECISE LAND USE MAP INTRODUCTION Pur ose :;. The purpose of this Small Area Plan is to provide an overview of the Winter Beach area and establish a Precise Land Use Map (PLUM) to guide future development. The Planning Department conducted a detailed land use study of the Winter Beach Area to document existing land use' --patterns; discover inconsistencies between existing land uses, zoning, and the Comprehensive Plan; and to identify where conflicts between adjacent land uses occur. The data collected from the land use study, along with the Comprehensive Plan, will provide a basis for modifying the existing zoning in order to better reflect the existing pattern of development in the Winter Beach Area. The PLUM is intended to act as a supplement to the Comprehensive Plan and more precisely define the goals and objectives of the County and the residents and landowners of the Winter Beach Area. Once adopted, the Winter Beach PLUM will serve as a general guide for future rezoning and development review in the Winter Beach area. Overview of the Winter Beach Area Winter Beach is located in the east section of Indian River County along U.S. Highway #1. For purposes of this study, the boundaries of Winter Beach have been established as the North Relief Canal on the south, Hobart Road on the north, the Indian River on the east, and 74th Avenue on the west. These boundaries were agreed upon by the staff and the Winter Beach Progressive League after discussing the appropriate area to be studied. Most of the development in the Winter Beach Area is centered along U.S. Highway #1 between North and South Winter Beach Roads. This area is characterized by many different land uses, including residential, commercial, and light industrial uses. This mix of uses, their proximity to one another, and the current zoning 1 J9 pattern in the area has caused a great amount of concern among the residents of Winter Beach as to the future pattern of growth in their community. Major Issues in the Winter Beach Area Much of the concern of the Winter Beach community is due to the commercial and industrial zoning along U.S. Highway #1. This zoning has provided the opportunity for heavy commercial uses such as warehouses, tire stores, and storage yards to locate adjacent to existing single-family residences. There is virtual- ly no residential zoning in the U.S. Highway #1 Mixed -Use Corri- dor in Winter Beach, and the residents are -concerned about the future of their residential areas. This detailed land use plan will attempt to set guidelines for the protection of existing residential uses while providing an opportunity for future economic growth in the Winter Beach Area. The Winter Beach Area Precise Land Use Plan includes a demographic profile of the Winter Beach Area; a descriptive analysis of existing zoning and land use patterns; maps illus- trating existing land use, zoning, and comprehensive land use designations; and a description of the needs and constraints of the Winter Beach Area based on existing conditions. The plan also includes results of meetings held with the Winter Beach Progressive League concerning existing conditions and proposed changes to the zoning within the MXD, Mixed -Use District, in the Winter Beach Area. Finally, a detailed land -use proposal and recommendation is made in the form of a "Precise Land -Use Map" (PLUM) for the Winter Beach Area. This PLUM delineates all proposed land uses and related zoning changes. The PLUM is accompanied by written descriptions of the proposed changes and provides rationale for the proposed zoning changes, especially within the mixed-use district. It is recommended that the Board of County Commissioners adopt this detailed land use plan by resolution in order to provide a framework for long-range plan- ning and suture development control in the Winter Beach Area. 2 N.- DEMOGRAPHIC PROFILE OF THE WINTER BEACH AREA The following information was taken from the 1980 Census of Population. The Winter Beach Area approximates the boundaries of Census Enumeration Districts 255 and 256. Totals and averages of these two 4istricts are used as a basis for the demographic profile of the Winter Beach Area. For the purposes of this discussion, the term "Winter Beach Area" will refer to Enumeration Districts 255 and 256. Population In 1980, the Winter Beach Area had a�- population of 978 people, of which 99.5% (972) were white. There were 525 year-round housing units of which approximately 81 percent (423 units) were occupied and 19 percent (102 units) were vacant. The average household size in the Winter Beach Area was 2.55 persons, which is the same as the County's average household size. Approximately 60 percent of the population (596 persons) lived in the same house in 1975 as they did in 1980. Less than 14 percent (138 persons) lived in a different county, different state, or different country in 1975. Of the total Winter Beach Area population, approximately 42 percent (407 persons) are Florida natives and 56 percent (553 persons) were born in other states. Due to Winter Beach's low rate of migration, its population has remained fairly stable. Education Approximately 22 percent (211 persons) of Winter Beach's population were enrolled in school in 1980. Of these, 71 percent (149 persons) were in elementary school, and 24 percent (50 persons) were in high school. Only 5 percent attended college from the Winter Beach Area in 1980. Of the 644 adults age 25 and over, approximately 19 percent (122 persons) completed elementary school; approximately 23 percent (147 persons) completed one to three years of high school; approximately 34 percent (220 per- sons) completed four years of high school; 20 percent (129 persons) ccmpleted one to three years of college; and 4 percent 3 (26 persons) completed four or more years of college. In 1980, 67 percent of the County's population 25 years or older had 12 years of education or more, compared to 58 percent for Winter Beach. Thus, the education level of Winter Beach adult residents is somewhat lower than that of the County as a whole. Labor Force;, Five Hundred and Fifteen (515) Winter Beach residents were considered to be included in the labor force in 1979. Approximately 21 percent of those persons residing in the Winter Beach area who were considered to be in the labor -force in 1979 received unemployment benefits. Income The Median Household Income for the Winter Beach Area in 1979 was $11,806. The Mean Household Income was $13,748, and the Median Familv Income was $12,910. Approximately 84 percent (821 persons) were determined to be living in households above the poverty level and 16 percent (157 persons) were considered below the poverty level in 1979. The Median. Household Income and Median Family Income for the County in 1979 was $15,370 and $18,053, respectively. Thus, the Winter Beach area is not as affluent as the County as a whole. Housins Of the 525 year round housing units located in the Winter Beach Area, approximately 74 percent (387 units) are single- family detached structures. Approximately 2.5 percent (14 units) are duplexes. Another 2.5 percent (13 units) contain five or more living units. Mobile Homes constitute approximately 21 percent (111 units) of the total housing stock in the Winter Beach Area. Approximately 84 percent (439 households) of Winter Beach's households are serviced by individual wells. Only 16 percent (82) of the households are serviced by public water systems. Less than 5 percent (24 households) are currently serviced by public sewers. Approximately 95 percent of the households use septic„tanks to dispose of and treat their sewage. 4 Occupancy Approximately 25 percent (132 units) of the housing units in the Winter Beach Area are leased out. In 1979, approximately 16 percent (18 units) of the rental units remained vacant. These 18 units accounted for about 3.5 percent of the total vacant units in the Wintgr Beach Area. The median gross rent in the Winter Beach Area in 1979 was $215. The mean gross rent was $236. EXISTING LAND USE PATTERNS IN THE WINTER BEACH AREA Agricultural The predominant land use in the Winter Beach Area, as in Indian River County as a whole, is agriculture. Agricultural uses are widely scattered throughout the Winter Beach Area. Citrus production, the largest agricultural land use in the county, is more concentrated in the western and eastern portions of Winter Beach. A major agricultural research center, Ciba-Geigy, is located at Kings Highway and North Winter Beach Road; just west of the Kiwanis-Hobart Park. There are also several nurseries and tree farms located throughout the Winter Beach Area. Residential Single-family structures constitute the majority of residen- tial units in the Winter Beach Area. Most residential sub- divisions in the Winter Beach Area are located between U.S. Highway #1 and 66th Avenue. All of these subdivisions are located in residentially zoned areas except for two. These two exceptions are Quay Subdivision and Jennings Addition which are located in the MXD corridor along U.S. Highway #1 and are within industrial and commercial zoning districts, respectively. A mobile home park is also located on the east side of U.S. Highway #1 and south of 67th Street. Present residential and institutional landowners in Quay Subdivision are concerned about the future of their properties, due to the nonresidential zoning districts in which they are located. This warrants a closer look 5 at the mixture of land uses within the Mixed -Use corridor along U.S. Highway #1 between North and South Winter. Beach Roads. (See "Mixed -Use District"). Other residential areas in Winter Beach include: Bent Pine, North Carolina Colony, Winter Beach High- lands, Winter Beach Park, Indian River Highlands, and Kings Music Lands. Commercial Commercial uses in the Winter Beach Area are primarily located along the U.S. #1 Mixed -Use Corridor and in the Hobart Road/U.S. Highway #1 Commercial/ Industrial Node. .,There are a wide variety of general and heavy commercial-- uses including: a nursery, a restaurant, a flea market, a fruit packing house, an appliance warehouse, a radiator repair shop, a furniture outlet, a tire outlet, various storage yards and storage buildings, a grocery store, a kennel, a paint shop, and a bar. Due to the M-1 zoning between U.S. Highway #1 and Old Dixie Highway, several heavy commercial businesses have located adjacent to existing residential uses. Due to the primarily residential nature of the MXD District between North and South Winter Beach Roads, resi- dents are concerned about the future direction of development in this area. Industrial There are two primary locations for industrial uses in the Winter Beach Area. Both are located west of the F.E.C. Railroad, one in the Hobart Road/U.S. Highway #1 Commercial/Industrial Node and the other in the South Winter Beach Road Industrial Node. There are also several light industrial uses along U.S. #1 and Old Dixie Highway south of the Winter Beach Industrial Node. Industrial uses located in these districts include warehouses, mill works, welders, paint shops, fruit -packing houses, and other light manufacturing uses. Kiwanis-Hobart Park is the major regional. park serving Indian River County's residents. This recreational facility is located on Hobart Road east of Indian River Highlands and extends 6 F/' south to North Winter Beach Road. The park offers the use of fishing lakes and ballfields to residents of the county, and a public golf course is in the planning stages. Mixed -Use District The Mixed -Use district (MXD) is a Comprehensive Land Use Plan designation for an area in Winter Beach along U.S. #1. The mixed-use corridor is located on the west side of U.S. #1 to a point three -hundred (300) feet west of the FEC Railroad. Jennings Addition to Quay Subdivision and the commercial/ indus- trial property immediately to the north and south of Jennings Addition are also included in the Winter Beach MXD corridor. This MXD designation allows many different zoning districts, including residential. In the Winter Beach Area, the current zoning in the MXD area includes the M-1, Restricted Industrial District, on the west side of U.S. #1 and the C -1A, Restricted Commercial District, on the east side of U.S. #l.. The C -1A zoning includes Jennings Addition and the commercial property located to the north and south. There is currently no residential zoning in the Winter Beach MXD area except for a small area of RM -4 between U.S. #1 and Old Dixie Highway east of the Bent Pine Development. The mix of land uses in this MXD area includes single-family residences, duplexes, a nursery, a fruit packing plant, a restau- rant, several office buildings, a tire store, a furniture outlet, an appliance warehouse, several storage buildings, a kennel, and other various commercial establishments. Hobart Road and U.S. #1 Commercial/Industrial Node The Indian River County Comprehensive Plan, as adopted in 1982, established a fifty (50) acre commercial/ industrial node located at the intersection of U.S. #1 and Hobart Road. Existing uses within this node area include a fruit packing house, a welding and metal fabricating shop, a trade contractors' plaza, and a nursery. The Polish -American Club is currently erecting a building for their activities on the east side of U.S. #1 in this area. . The exact boundaries of this node have not yet been adopted, but are currently under study. 7 I�A no CD CL c Cl) CD CD 0) 1. 0 =r 7'7777771 o �rpq- m m PC 7C to Z 0 z W z z a) G) -4 -4 m w m m 0 m ul m m m > > 0 74th AVE--- --------- --- --- 4- - r--- ---- CR 5 0 5: 6 6:t h VE CL :3 CD Cl) x cl) H.... 5 8:t h AVE CR 'S05•A CD 0 X CD no CD CL c Cl) CD CD 0) 1. 0 =r 7'7777771 o �rpq- m m PC Winter Beach Existing Zoning 4;. 77th ST u.,r 9 Mte cE' i i Winter Beach Existing Zoning 10 NTS . t 4 South Winter Beach Road Industrial Node The Indian River County Comprehensive Plan also established a one -hundred (100) acre industrial node located on South Winter Beach Road, west of the Florida East Coast Railroad right-of-way. The boundaries of this node have recently been approved by the county. Existing uses in this node include a mill working establishment and a water -bed manufacturing facility on the south side of South Winter Beach Road. There is also a warehouse located along the western boundary of the node on the south side of South Winter Beach Road. Storm Grove Road and U.S. #1 Commercial/Industrial Node The Comprehensive Plan also designates an eighty (80) acre commercial node on the east side of U.S. #1 at the proposed intersection of Storm Grove Road. Since the adoption of the Comprehensive Plan, completion of Storm Grove Road has not commenced and that proposed intersection has shown little demand for commercial use. Due to these facts, this commercial node is in the process of being reduced to ten (10) acres. NEEDS AND CONSTRAINTS OF THE WINTER BEACH AREA Based on the existing land use survey and demographic analysis of the Winter Beach Area, the major problems are unemployment and lack of quality low to moderate income housing. In 1979, approximately 21 percent of those in Winter Beach who were considered to be in the labor force received unemployment benefits. This leads to the conclusion that there is a need for additional Vemployment opportunities in the region. Also, as a result of the windshield survey conducted of the area, much of the housing in the MXD District in Winter Beach is in substandard condition. Winter Beach residents have also expressed interest in the need for a neighborhood shopping center which would provide basic services such as a grocery and drug store. 11 One of the primary constraints to the problem of high unemployment is the residents' concern about accepting a large amount of industrial development in the Winter Beach Area. The railroad provides the opportunity for a variety of light indus- trial uses to locate in the Winter Beach Area, and if strict development,r-ontrols are followed, this area could become a major employment center for the entire county and bolster economic development. The major problem with providing quality low and moderate income housing is that the private developer is given few incentives to build such housing. Instead, -most "developers have found a favorable climate for expensive and exclusive housing and condominium developments within the county. If any lower income projects are to be developed in the future, it will probably be necessary for the public sector to provide the impetus for such housing. RESULTS OF WORKSHOPS HELD WITH WINTER BEACH Citizen Participation The Long -Range Planning staff held a series of workshops and meetings with the residents and landowners of the Winter Beach area. These meetings were organized by the Winter Beach Progres- sive League and were held at the First Baptist Church of Winter Beach located on U.S. Highway #1. These sessions allowed the staff to gather valuable informa- tion concerning the existing conditions and needs of the Winter Beach area.. The meetings provided for interaction and exchange of information between the staff and the community. The meetings gave the staff a chance to clearly explain Winter Beach's current situation as it relates to land use, zoning, and future develop- ment and provided the staff with a better understanding of the needs of the Winter Beach area. 12 Preliminary Proposal A preliminary proposal which illustrated possibilities for future land use and zoning was presented to the Winter Beach Progressive League at their meeting of August 27, 1985. This proposal emphasized the need to modify the current M-1, Restrict- ed Industria., zoning in the Mixed Use (MXD) Corridor along U.S. Highway #1. These changes will help preserve the existing residential nature of the area and provide for the protection of existing commercial uses. This proposal will also help stop the continued intrusion of incompatible heavy commercial and industrial uses into the residential areas located within the MXD Corridor. Furthermore, this proposal will provide a framework for more orderly growth in the Winter Beach area. The residents and landowners who attended this meeting responded favorably toward the preliminary proposal. Several residents were concerned, however, about the large amount of industrial zoning that still remained. Much of this concern was due to the fact that industrial property located in the MXD Corridor west of the F.E.C. Railroad was not included in the acreage of the one -hundred (100) acre South Winter Beach Road Industrial Node. Staff agreed to reanalyze this situation before drafting the final land use and zoning proposal. FINAL PROPOSAL FOR THE WINTER BEACH PRECISE LAND USE MAP The Winter Beach Precise Land Use Map (PLUM) is the result of many meetings with the community and many weeks of field studies, data gathering, and analysis of the Winter Beach area. This map will serve as a supplement to the Comprehensive Plan Land Use Map and will provide a more logical framework for making future rezoning and development decisions. (See Pages 15 and 16.) 13 71 •® Winter Beach Area HT 15 r-, •• 16 Restricted Industrial District, located within the MXD Corridor adjacent to the South Winter Beach Road Industrial Node and continuing south to the North Relief Canal. All future ® commercial and industrial development should be limited to these prescribed areas. (See the Winter Beach Precise Land Use Map for general locations of these areas.) These policies and the accompanying land use map intend to ® provide a general framework for future rezoning and development decisions in the Winter Beach area. This plan is considered by the staff as the best solution to meet the needs of.the community and provide the control and flexibility needed for the management of both residential and non-residential growth in the Winter Beach area. RECOMMENDATION Based on the analysis of the existing zoning and land use in the Winter Beach area and the Winter Beach Progressive League's endorsement of this plan, staff recommends that the "Winter Beach Area Precise Land Use Map" be adopted by resolution by the Board of County Commissioners. Winter Beach Plan/Intro. JEFF 17 75 It is requested that the data herein presented be given formal consideration by the Planning and Zoning Commission at their regular meeting of October 10, 1985. DESCRIPTION & CONDITIONS ® The Planning Department has prepared a Small Area Plan and Precise Land Use Map for the Winter Beach Area. This plan was prepared after meeting with the Winter Beach Progressive League over a period of five months in order to assess the needs of the area. During this time, stafZ also conducted a detailed land use study of the Winter Beach area and identified conflicts between the existing land use, the existing ® zoning, and the Comprehensive Plan policies for regulating the development of lands in MXD areas, and developed a plan based on this detailed analysis and the community's concerns. On September 24, 1985, the Winter Beach Progressive League voted unanimously in favor of endorsing the plan and the accompanying map. ALTERNATIVES & ANALYSIS The analysis of the Winter Beach area includes a demographic profile of the community; a descriptive analysis of existing land use, zoning, and comprehensive land use designations; and a description of the needs and constraints of the Winter Beach area based on existing conditions. The plan also includes results of meetings held with the Winter Beach Progressive League concerning existing conditions and proposed changes to the zoning within the MXD, Mixed -Use Dis- trict, in the Winter Beach Area. 'Finally, a detailed land -use proposal and recommendation is made in the form of a "Precise Land -Use Map" (PLUM) for the Winter Beach Area. This PLUM delineates all proposed land uses and related zoning changes. The PLUM is accompanied by written - descriptions of the proposed changes and provides justification for the proposed changes. RECOMMENDATION Based on the analysis of the existing zoning and land use in the Winter Beach area and the Winter Beach Progressive League's endorsement of this plan, staff recommends that the Planning and Zoning Commission recommend The Winter Beach Small Area Plan and Precise Land Use Map to the Board of County Commissioners as a general guide to future development in the Winter Beach area. Mr. Goulet stated there are quite a number of commercial establishments which have just located there within the past few years. There is a kennel, some storage yards, a grocery store on the east side of U.S.-1, a tire store, a radiator shop just south on Winter Beach road, an appliance warehouse on the north side of North Winter Beach Road and a computer firm just on the west side of tie railroad tracks on Winter Beach Road. Since the property hats existing commercial uses, the staff cannot recommend that it be changed to residential. What the staff is recommending is 14 that the existing commercial properties maintain their commercial zoning. Chairman Eggert stated there is concern as to whether general commercial or heavy commercial will come in there and asked if staff forsees this being mostly general commercial? Mr. Gonlet stated it depends on the exact use of the existing businesses and it probably will be heavy and limited commercial. Mr. Shearer stated that the existing intensive uses would be zoned heavy commercial. The existing light commercial uses would be zoned limited commercial. Mr. Shearer stated there will be a very small amount of property undeveloped that would be heavy commercial. He continued there is existing a packing house, the flea market, existing heavy uses and industrial uses in the mixed-use area and a warehouse. Chairman Eggert asked Mr. Shearer to state what is in limited commercial. Mr. Shearer stated that the limited commercial zoning district primarily provides for professional office uses, a fairly broad range of retail uses, including grocery stores, drug stores. It does not include things that would be allowed in the general or heavy commercial district such as, fruit and vegetable packing houses, commercial fisheries or warehousing. Mrs. Stanbridge asked Mr. Shearer on the industrial part of this, does he have the figures on the numbers of acres of industrial that is proposed? Mr. Shearer stated that it was estimated between 150 and 200 acres and that includes the industrial node. Chairman Eggert then read a letter from Brenda Sistler, Corresponding Secretary, for the Winter Beach Progressive League, Inc., and made it part of the Minutes. 40 0! Winter Beach Progressive League, Inc. Post Office Box 152 Winter Beach, Florida 32971-0152 Hr. Jeffrey A. Goulet Long Range Planning Indian River County 1840 25th Street Vero Beach, Florida Reference: Winter Beach area P.L.U.H. October 9, 1985 Dear Hr. Goulet, The Winter Beach Progressive League hereby expresses its appreciation to the Long Range Planning Department for allowing us to assist in developing a P.L.U.PI. compatible with and complementary to the existing land uses in the Winter Beach area. Ile feel the P.L.U.:;. presented at our Sa;,tember 24 meeting reflects a valid representation of the wishes of the Winter Beach area's residents. Again, we thank you for your cooperation and guidance. Sincerely, Brenda H. Sistler Corresponding Secretary Amos Simmons, who owns the Winter Beach Mobile Home Park asked Mr. Goulet if this property was included on the Precise Land Use Map? Mr. Goulet stated the Mobile Home Park is designated as residential, which would make it a nonconforming use and would not change the status of the park at all. Mr. Shearer stated that until 1971 Mobile Home Parks are allowed in the C-lA zoning district, which this is presently zoned. Since 1971, there has to be a Mobile Home_ Park Zoning to be in lawful conformance. There has been this nonconforming use status since 1971. When the Land Use Plan was adopted it designated the Mobile home Park as LD -1, Low -Density Residential. 16 40 •0 1. The LD -1 category is not consistent with the current commercial zoning nor would it be consistent with a mobile home zoning category. Chairman Eggert explained to Mr. Simmons that he is nonconforming now and the zoning would not effect him. Mr. Simmons asked if it is not zoned commercial, why is he paying taxes on commercial property? Mr. Shearer stated that since 1982, the County's Land Use Plan has designated this property as residential use. Mr. Simmons stated he had a lady, Ms. Davis, come to his property and made him move his mobile home that he was working on and she said the home was on commercial property and it could not stay there. He stated Ms. Davis had given him a certain length of time to get it off or the County was going to charge him $250 a day. Chairman Eggert stated she thought the land use designation was residential but zoned commercial because it was not brought into.conormity. Mr.. Keating asked Mr. Simmons if he had a mobile home on this property? Mr. Keating stated Ms. Davis works for him and he would investigate this. Chairman Eggert asked if this mobile home was being used? Mr. Simmons stated he was repairing it. Chairman Eggert stated this is the problem then. If it were a used mobile home in a mobile home park it would not have been touched. An unused mobile home is considered in the same category as a junked mobile home and therefore he would be asked to move it. Attorney Barkett stated that the proposal today is not Gjeffecting his current use of the property. Under the Plan, Attorney Barkett explained Mr. Simmon's current use is not in conformance with the Land Use Plan, and under this Precise Land Use Map, he still will not be in conformance. Attorney Barkett stated Mr. Simmons is out of compliance in a different fashion. 17 Mr. Simmons stated in other words he can't do any maintenance on the mobile home at all. Attorney Barkett answered yes, this is true. Mr. Keating stated he would talk with Ms. Davis tomorrow and he would then get with Mr. Simmons. He explained to Mr. Simmons that, he has an existing use that was allowable when the mobile home was put in so he can continue using it. Mr. Simmons stated he left 100 feet out front he wants to use for commercial. He would like to know if this will be commercial or residential. Mr. Shearer answered it is LD -1 on the Land Use Plan and based on the land use designation, it cannot retain its commercial zoning. Mr. Simmons stated he thought all property on US -1 should be zoned commercial. Mr. Keating stated that this area developed over the years in both residential uses, commercial uses and heavier uses and what the County is looking at right now is developing a plan that protects the interest of those involved, and that involves protecting the interest of those people who have existing residences and making sure that commercial, industrial and residential lands are clustered in similar areas. Oar I?� Mr. Simmons said Al's Grocery is there and he pays more taxes than anyone else in that area except the packing house. Chairman Eggert suggested he talk with Mr. Nolte, Property Appraiser, about this? Mr. Simmons stated if thats the way they want to be about it, he'll probably wind up giving it back to the County. Mr. Hogan, 1436 35 Avenue stated he owns the furniture store at Winter Beach and he is wanting to make sure that this is being zoned commercial, heavy use. Mr. Shearer stated the staff is looking at heavy commercial zoning for that area. Wally VanDore, 1081 27 Avenue, owns -the property just south of Mr. Hagan and he would like to make sure this is zoned heavy commercial. Mr. VanDore wanted to know how many residential permits exists in that whole area. Ile cannot remember seeing a house being built but he can remember seeing the tire shop and the cabinet shop. He stated it seems to him that the trend is toward heavy. warehousing as opposed to residential and he really can't see a bunch of doctors, lawyers, and drug stores coming out for the light commercial or limited commercial use and he thinks that area should be strickly a heavy commercial area. Ramona Hamilton, 5900 26 Street, said she and her husband own property in Winter Beach. Her husband was born and raised in that area and she appreciates what the Planning and Zoning Staff has done in meeting with the Winter Beach Progressive League, She stated it is the first time she can ever remember that Winter Beach residents have actually been heard with open mind, open heart and open ears. She stated there has been a lot of comment about commercial zoning in that area. There seems to have been no particular plan to what has happened there. She would like to point out to the Board that Ft. Lauderdale, Miami, started out small and she does not want Winter Beach even to become another Vero Beach. She stated Vero Beach continues to be a lovely town but she sees strains galloping in of Ft. Lauderdale and Miami. She stated if people want heavy commercial let them stay where there is heavy commercial. She explained what concerns the people in Winter Beach is they have homes in what is now zoned commercial or industrial and if these homes were destroyed by fire, flood, they could not rebuild. She asked the Board to consider this. Bill Stegkemper, 3030 18th Street, explained he has been here since 1939 and graduated from Vero Beach High School in 1953, He stated he is a professional real-estate person, a graduate of the University of Miami on appraisal. and he is a designated property appraiser so he does know the value of property. He is a certified court witness in Indian River 19 County, Circuit Court Case 80-922 and 80-544. He stated he is representing Betty Norris, who wrote a letter October 4, 1985, to Jeffrey Goulet concerning Winter Beach's Small Business Plan and Precise Map Use Plan. Mr. Stegkemper read the letter. m October 4, 1885 N �:��"tt. 5p� co C Mr. Jeffrey A. Gouletc Staff Planner, Dong -Range Planning �'L�e!c4{r�•'�, Board of County Commissioners 1840 25th Street Vero Beach, Florida 32960 Re: Bot 7, Block 2, Quay Subdivision, -and, your letter dated 9/25/85 concerning Winter Beach Small Area Plan and Precise Land Use Map Public hearing on October 10, 1985 - 7:30 p.m. Bear Mr. Goulet: Pursuant to our telephone conversation on October 4, 1985, this letter is written to express my opposition to the change in zoning from Industrial to Residential. Since zoning was approved permitting construction of industrial buildings adjacent to my lot, I feel it would now be unfair to re -zone it and reduce the value. Your letter was written to Ms. Ethel Moye, my mother. However, record title is in my name, as my mother held a life estate and is now deceased. Since I will be unable to personally attend the above scheduled meeting, Mr. Bill F. Stegkemper will represent me. Sincerely, Be tt Norris 1920 Hunting Lake Court, No. 202 Kirkwood, Missouri 63122 cc: Mr. Bill F. Stegkemper, G.R.I. Wellford E. Hardee Realtor _ Mr. Stegkemper stated that Lot 7 is very small, 50 X 130 feet and is zoned restricted industrial use. The neighborhood is definitely in a transitional stage from residential to industrial. There is Rogers Refrigeration that joins the lot on the west an auto shop and a body shop are 70 feet to the west, an appliance warehouse is 200 feet northwest, a furniture store is 300 feet east, a large packing house is 350 northeast, Us -1 is 150 feet ease., Old Dixie Highway is 120 feet west and 300 feet 20 west is the Florida East Coast Railway. He stated this is not a residential neighborhood nor will it become a residential neighborhood or a safe place for children or pets. Depriving owners of the value and use of their property is exactly what the Board will be doing if this is rezoned. He stated there is an old rental ,home there but the value of the property is commercial. Mr. Walker, 1936 Heden Place, Chairman of the Trustees of the First Baptist Church of Winter Beach stated he understood that the Zoning Commission made this mistake in 1957 when it was rezoned. He was in the Navy and unable to be here and defend it then. When he left home it was residential and when he came back it was commercial. He continued he has been in communication with the Staff and he is working at making this area a place where all. can live together in harmony. Fie stated they have been established as a church since 1913 and have been there longer than the commercial and most of the residential. Janet Anderson, 6020 South Winter Beach Road, stated she has lived in Winter Beach all her life and she owns a home on 5 acres. She stated they also have an interest in the area on US -1 this being next to the Mobile Home Park that Mr. Simmons was talking about. She stated she wanted it zoned light commercial because they don't need another home. W.E. Rodenberry stated that the fundamental issue that is being addressed is the clash of the heavy industrial use against a residential use. He stated the issue was briefly brushed about heavy industrial versus light commercial and he recognized the objection that there is a lot of heavy industrial use there now. He stated if Indian River Boulevard goes north to 53rd Street as it is proposed and if the bridge goes back in at North Winter Beach Road as being discussed, there will be a very viable light commercial area in Winter Beach that will support a lot of offices and retail uses. He stated the people who have lived in Winter Beach for a good many years have seen little stores come 21 and go and little business come and go and they have all supported the community. The primary objection that the Winter Beach Progressive League has at this point is the building of sheet metal warehouses along side the First Baptist Church. He said what the people are trying to avoid is heavy industrial uses in'what is -and has been a residential neighborhood. When Mr. Keating was discussing heavy industrial uses versus light commercial uses, he made reference to Quality Packers. There is either a 20 acre or 30 acre block that is shown as a commercial use and he thinks the issue to address at this point is whether or not that block is there as an adjunct to Quality Packers, is that industrial use or is that a commercial or a light commercial use? Mr. Shearer stated this is heavy commercial use which allows primarily trade contractors offices, warehousing, mini storage facilities. It does not allow for processing, or manufacturing. Mr. Rodenberry stated he thinks this is the very type of thing that the people of Winter Beach are trying to avoid. He stated this is a big chunk of property going into a use that is trying to be avoided. Ruth Stanbridge asked Mr. Goulet if all this is in the Packing House, isn't there a grove? Mr. Goulet stated all that property is under one ownership and is why Staff left this all heavy commercial. On MOTION by Ruth Stanbridge, SECONDED by Richard Parent, the Board unanimously voted to close the public hearing. Chairman Eggert stated the Board has had several items brought up, the mobile home park, the shrinkage of the commercial area, the desire for more heavy commercial in some of those areas, are there any further questions about it. On MOTION by John Tippon, SECONDED by Ruth Stanbridge, the Board unanimously voted to recommend that the County Commission approve the Winter Beach Small Area Plan and Precise Land Use Map be used henceforth as a guideline. 22 g `f Richard Parent asked Mr. Goulet if anything was brought up tonight that he was unaware of prior to the meeting? Mr. Goulet stated that lie had talked with most of these people and most of them have been at the meetings and some of them he has talked to on the phone or they have been in the office. MAJOR SITE PLANS ITEM #7 - Ver& Producers, Inc., Owners Cart r Associates, Agent. To construct a 48,020 square foot f esh fruit packing house. Located at t e S.E. corner Of Oslo Road and 74th Avenue. Zoni Classifi ation: A-1, Agricultural Distridt Land Use DesignatioAG, Agricultural. Miss Craver read from her memorandum of October 2, 1985. INDIAN. RIVER COUNTY, FLORIDA INTER'"!.. OFFICE MEMOFRANDUM TO: The Honorable Members DATE: Qctober 2, 1985 FILE: of the Planning and Zoning Commission DIVISION HEAD CONCURRENCE?, SUBJECT: VERO PRODUCERS, INC.'S MAJOR SITE PLAN Robert M. Keatin_, AIGr Y APPLICATION Planning & Development Direct pr FROM: Karen M. Craver REFERENCES: Staff Planner /• ,thy It is requested that the data herein'. presented be given formal consideration by?' the Planning and Zoning Commission at their regular meeting 6f October 10, 1985. PROPOSED DEVELOPMENT AND LOCATION On September' 5, 1985, Carter Associates submitted a major site plan application on behalf of Vero Producers, Inc. The development plan proposes the construction\. of a 48,020 square foot fresh fruit packing house at the southeast corner, of Oslo Road and' 74th Avenue. The 18.4 acre site wa's the subject of a recent iezoning from the A, Agricultural zoning district, to the A-1, Agricultural zoning district. A fruit packing house in the A-1, Agricultural",district, is a use,/requiring an administrative permit, and `was therefore reviewed under Section 25.2 of the Zoning Code "Review of Uses Requiring an Administrative Permit". Section 25.2.. states that all administrative permit applications shall satify not only the Site Plan Ordinance, but Section 25.1, "Regulations for 23 MIr:. WUN 6ERERAI TIRE pETREAD6 a Joseph Hajdinak President October 15, 1985 Jeffrey A. Goulet Staff Planner Indian River Plannirg & Zoning 1840 25th Street Vero Beach, Florida 32960 Dear Jeff, With reference to the rezoning of the Winter Beach area in the coming County Commision meeting November 13 1985. I own the property currently where Mid -Coast Tire Service is located. I also own the property directly behind the shop. The property was purchased to put a tire store on that corner location, with the intention to expand the shop into the property directly behind, when the business warranted it. I feel your current proposal to zone the corner lot heavy commercial and then zone the rear section to residential is unfair, as I could never expand the business to rear of my property. I would appreciate your consideration on this mat- ter. Respectfully Joseph Hajdinak JH/lv U1rU'^na} T1rs Cendna Ine r7 A7n Cnj WHEREAS.. The Board of County Commissioners of Indian River County has adopted a Comprehensive Land Use Plan, Ordinance #82-21, pursuant to Florida Statute 163; and WHEREAS, Florida Statute 163 requires that all future development be consistent with the County's adopted.Comprehensive Land Use Plan; and WHEREAS, the existing zoning of many areas of the County is not in conformance with the County's adopted Comprehensive Land Use Plan; and WHEREAS, the Winter Beach Progressive League expressed concern about the amount of industrial zoned land in the Winter Beach area; and WHEREAS, the Planning Department staff has worked with the Winter Beach Progressive League during the past six months to formulate a small area plan for the Winter Beach area; and WHEREAS, the Planning and Zoning Commission has held a public hearing concerning the Winter Beach Small Area Plan and Precise Land Use Map at which parties in interest and citizens were allowed to speak; and WHEREAS, the Planning and Zoning Commission voted unanimous- ly to recommend approval of the Winter Beach Small Area Plan and Precise Land Use Map; and WHEREAS, the Board of County Commissioners has held a public hearing concerning the Winter Beach Small Area Plan and Precise Land Use Map at which parties in interest and citizens were allowed to speak; NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Indian River Ccunty, Florida: RESOLUTION NO. A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF INDIAN RIVER COUNTY, FLORIDA, PROVIDING FOR THE ADOPTION OF THE WINTER BEACH SMALL AREA PLAN AND PRECISE LAND USE MAP WHICH PROVIDES A GENERAL GUIDELINE FOR FUTURE DEVELOPMENT IN THE WINTER BEACH AREA; AND PROVIDING FOR EFFECTIVE DATE. WHEREAS.. The Board of County Commissioners of Indian River County has adopted a Comprehensive Land Use Plan, Ordinance #82-21, pursuant to Florida Statute 163; and WHEREAS, Florida Statute 163 requires that all future development be consistent with the County's adopted.Comprehensive Land Use Plan; and WHEREAS, the existing zoning of many areas of the County is not in conformance with the County's adopted Comprehensive Land Use Plan; and WHEREAS, the Winter Beach Progressive League expressed concern about the amount of industrial zoned land in the Winter Beach area; and WHEREAS, the Planning Department staff has worked with the Winter Beach Progressive League during the past six months to formulate a small area plan for the Winter Beach area; and WHEREAS, the Planning and Zoning Commission has held a public hearing concerning the Winter Beach Small Area Plan and Precise Land Use Map at which parties in interest and citizens were allowed to speak; and WHEREAS, the Planning and Zoning Commission voted unanimous- ly to recommend approval of the Winter Beach Small Area Plan and Precise Land Use Map; and WHEREAS, the Board of County Commissioners has held a public hearing concerning the Winter Beach Small Area Plan and Precise Land Use Map at which parties in interest and citizens were allowed to speak; NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Indian River Ccunty, Florida: RESOLUTION NO. 1. That the foregoing recitals are adopted and ratified in their entirety. 2. That the attached Small Area Plan and Precise Land Use Map will be used as a general guide to future zoning and develop- ment in the !Hinter Beach area. The foregoing resolution was offered by Commissioner who moved its adoption. The motion was seconded by Commissioner and, upon being put to a vote, the vote was as follows: Chairman Patrick B. Lyons Vice -Chairman Don C. Scurlock, Jr. Commissioner Richard N. Bird Commissioner Margaret C. Bowman Commissioner William C. Wodtke, Jr. The chairman there upon declared Resolution No.�, adopted and duly passed this day of , 1985. BOARD OF COUNTY COMMISSIONERS OF INDIAN RIVER COUNTY BY PATRICK B. LYONS, Chairman Attest: Freda Wright, Clerk APPROVED AS TO FORM AND LEGAL SUFFICIENCY I Bruce Barkett, Assistant County Attorney Attachment Winter_Beach Resolution JEFF2