Commission forwards ‘West Wind’ land‑use change and rezoning for 382.48‑acre age‑restricted community to City Council

The City of Sebastian Planning and Zoning Commission on June 18 voted to forward two related applications for the West Wind project — a large‑scale comprehensive‑plan future‑land‑use amendment and a rezoning to a planned‑unit development (PUD) — to the City Council with staff‑recommended conditions.

Applicant materials and a presentation to the commission identified the property as approximately 382.48 acres recently annexed into the city. The applicant requested a comprehensive‑plan amendment to change future land use to very‑low‑density residential and a rezoning to a planned unit residential development (PDR/PUD) to allow a concept plan that would accommodate roughly 900 single‑family, age‑restricted (55+) units at an overall density the team described as about 2.35 dwelling units per acre.

The site plan shown to the commission included a multi‑acre amenity parcel (approximately 8.24 acres) with a clubhouse the applicant estimated at 13,000–15,000 square feet, walking trails, lakes and internal open space. The applicant said roughly 55% of the development would count as open space under the proposed design, and noted that code permits counting up to 30% of lake surface area toward that total. The team also described public benefits and off‑site work: dedication of land along 82nd Avenue to the state department of transportation, certain drainage work tied to the regional water management system and an upfront voluntary contribution to the city’s recreation trust (applicant stated an approximate $700,000 upfront payment and an additional per‑unit recreation contribution).

Commissioners questioned the development team on pricing assumptions (one commissioner called the $750,000 average unit figure conservative for the area), whether golf‑cart circulation would be allowed within the gated community, how much of the amenity parcel would be occupied by buildings and parking versus passive open space, the mechanics and maintenance responsibilities for stormwater discharging to lateral C and the Sebastian River improvement district canal, and the specific off‑site road improvements required. Traffic consultants explained that the age‑restricted model reduces peak‑hour trips compared with a conventional subdivision and that the project will require new left‑turn lanes at the main entrance and any needed turn lanes at 82nd Avenue; off‑site improvements would be built to county standards where required.

Staff recommended the commission forward a favorable recommendation to City Council, finding the proposal consistent with applicable comprehensive‑plan elements and listing conditions for approval that include phased completion requirements for recreational amenities, county‑standard off‑site road improvements approved by the county engineer or public works director, separate site‑plan submittals and conditional‑use review for amenity areas. Commissioners voted to forward Item B (the comprehensive‑plan amendment) and Item C (the rezoning/conceptual PUD) to City Council with the conditions noted; the motions carried on recorded roll‑call votes.

Next steps: City Council will consider the commission’s recommendations and the conditions recommended by staff. The applicant will return to the commission for preliminary‑plat and site‑plan review for each project phase and for the administrative approvals required for individual amenity site plans described in the staff conditions.