Sebastian planning commission recommends new mixed‑use zoning district to city council

The Sebastian City Planning and Zoning Commission on April 3 voted to recommend that the City Council adopt Ordinance O2508, which would add a new mixed‑use zoning district to the city’s land development code.

The code change implements a recommendation from the city’s 2040 comprehensive plan (adopted in 2021) by creating three tiers of mixed‑use districts — neighborhood, community and regional — with standards for permitted uses, heights, buffers and site layout. The commission’s recommendation was unanimous.

Planning staff and consultant Kelly Klepper of Kimley‑Horn presented the amendment as a tool to provide flexibility while maintaining local control. Klepper said the district is intended to allow a range of residential, commercial and employment uses while keeping development “within those lines” the city defines. She described a three‑tier approach: a neighborhood mixed‑use intended for town‑center style redevelopment, a community mixed‑use for larger greenfield master‑planned sites, and a regional tier for the largest master‑planned developments.

Klepper told commissioners the proposal retains a 35‑foot maximum height across the tiers and includes buffers and transition standards to protect nearby residential areas. She also summarized the number of permitted uses the draft identifies by tier: the neighborhood tier lists roughly 38 potential permitted uses, the community tier up to 44, and the regional tier up to 47. The draft also includes standards for building placement, parking, open space and roadway connections and anticipates density incentives to support affordable and workforce housing identified in the comprehensive plan.

Commissioners and staff stressed that the proposed zoning districts are “paper districts” — the ordinance does not rezoning property automatically. Klepper explained that applying the new district to specific parcels would require a map amendment, with site‑specific analysis and the normal public review process. The commission’s recommendation therefore is advisory; the City Council will make the final decision on adoption and any rezoning requests.

Commissioners asked specifically whether congregate or congregate‑style residential uses are included in the residential use group or listed only as conditional uses. Klepper said such living arrangements can be covered under the broad residential use group or housed in the conditional‑use list and invited commissioners to propose moving those uses from conditional status to permitted status if the commission so desired. The motion passed with a request that “congregate” be considered as part of the recommendation.

A member of the public, identifying themselves as Bridal Wallenberg (or Felsmer), urged the commission to allow mixed‑use development that would reduce long commutes and traffic by enabling people to live close to work, saying mixed‑use projects can reduce vehicle miles traveled and make neighborhoods more walkable.

Action taken: the commission moved and seconded a recommendation that City Council approve Ordinance O2508 (amending Article 5 to incorporate a mixed‑use zoning district). The roll call vote recorded: Chairman Kottenberg — yes; Alternate Commissioner Christopher Roberts — yes; Alternate Commissioner Terry Reno — yes; Commissioner Giese — yes; Commissioner LaRusso — yes. The motion carried unanimously. The recommendation includes direction to consider congregate residential uses within the mixed‑use standards.

Next steps: the commission’s recommendation will be forwarded to City Council for public hearings and final action. Adoption and application of the new mixed‑use district to specific properties would require subsequent map amendments and site‑specific review.