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JOANNE HOLMAN, CLERK OF THE CIRCUIT
File Number: 1954857 OR BOOK 1455
Recorded:09/12/O1 09:09
RESOLUTION NO. 01-011
FILE NO: RZ-00-015
A RESOLUTION GRANTING PRELIMINAR
PLANNED DEVELOPMENT APPROVAL FOI
PROJECT KNOWN AS WESTCHESTER
A PLANNED MIXED USE DEVELOPMEN'I
WHEREAS, the Board of County Commissioners of St. Lucie County, Floric
determinations:
o
CHANGE IN ZONING
Westchester Development Company presented a petition, for a change
(Agriculture - 1 dwelling unit / acre) to PMUD (Planned Mixed Use Deve
property in St./ucie County, Florida.
On February 15, 2001, the St. Lucie County Planning and Zoning Comrr
hearing, of which due public notice was published in the Port St. Luci~
Pierce Tribune and mailed to all property owners within 500 feet at le~
the hearing, and recommended to this Board that the requested change
I (Agriculture - I dwelling unit / acre) to PMUD (Planned Mixed Use
granted.
SITE PLAN
The petitioner is proposing to construct a 200 unit residential project
commercial area, 56.3 acres for civic uses, 2.1 acres for religious use, 7;
space and infrastructure in the northwest quadrant of 1-95 and Gatli~
described in Part B below.
The Development Review Committee has reviewed the preliminary
proposed project and found it to meet all technical requirements and to
the future land use maps of the St. Lucie County Comprehensive PI
conditions set forth in Part A of this Resolution.
On February 15, 2001, the St. Lucie County Planning and Zoning Commi~
hearing, of which due public notice was published in the Port St. LuciE
Pierce Tribune and mailed to all property owners within 500 feet at least 1
hearing, and recommended to this Board that Preliminary Developmenl
the project known as Westchester - a Planned Mixed Use Developmen
COURT - SAINT LUCIE COUNTY
)AGE 982
A
has made the following
zoning from AG-1
,pment) for certain
ssion held a public
; News and the Ft.
,st 10 days prior to
~ zoning from AG-
Development) be
with 14.1 acres of
3.19 acres of open
~, on the property
site plan for the
be consistent with
an, subject to the
;sion held a public
News and the Ft.
0 days prior to the
Plan approval for
be granted.
On March 6, 2001, this Board held a public hear ng on the Petition, after I~ Jblishing a notice
°f such hearing in the Port St. Lucie News and the Ft. Pierce Tribune an~l notifying by mail
all owners of property within 500 feet of the subject property. /
/
The proposed project is consistent with the general purpose, goal~, objectives, and
standards of the St. Lucie County Land Development Code, the ISt. Lucie County
Comprehensive Plan, and the Code of Ordinances of St. Lucie County.
File No.: RZ-00-015
March 6, 2001
Resolution 01-011
Page 1
OR BOOK 1435 PAGE 985
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8. The proposed project will not have an undue adverse effect on ad property, the
character of the neighborhood, traffic conditions, parking, utility or other matters
affecting the public health, safety and general welfare.
9. All reasonable steps have been taken to minimize any adverse of the proposed
project on the immediate vicinity through building design, site desigr landscaping, and
screening.
10. The proposed project will be constructed, arranged and operated so as I to interfere with
the development and use of neighboring property, in accordance witl applicable district
regulations.
11.
12.
The proposed project will be served by adequate public facilities and
The applicant has demonstrated that water supply, evacuation faciliti~
access are satisfactory to provide adequate fire protection.
and emergency
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commission, ;rs of the St. Lucie County,
Florida:
Pursuant to Section 11.02.05 of the St. Lucie County Land Devel,
Preliminary Site Plan for the project known as Westchester - A
is hereby, approved as shown on the site plan drawings for the project pr
Lucido & Associates, P.A. dated September 15, 2000 and
February 23, 2001, and date stamped received by the St. Lucie
Development Director on February 23, 2001, subject to the
attached Exhibit 'A' and the following allowance for residential unit
to the PMUD.
)ment Code, the
Unit Development
by Thomas
revised through
Community
as outlined in
from the PUD
At the time of Final Development Plan Approval for the Westchester UD, the developer
may, as a minor adjustment, increase the number of residential units with n the Westchester
PMUD by transferring up to 100 residential units from the Westchester )UD, provided that
the Westchester PUD is reduced by an equal number of residential
B. The property on which this preliminary approval is being granted is described as f 31lows:
See attached legal description - Exhibit 'B'
(Location: Northwest quadrant of 1-95 and Gatlin Bird)
The approval of this Preliminary Site Plan is contingent upon the devek )er obtaining final
Planned Unit Development approval within 24 months of the date approval of this
resolution. If Final Planned Unit Development approval has not been brained within this
period, this site plan shall expire on March 6, 2003, unless a Preliminary Plan approval
extension is granted in accordance with Section 11.02.06(B), St. County Land
Development Code.
The conditions set forth in Section A are an integral nonseverable p~rt of the site plan
approval granted by this resolution. If any condition set forth in Section is determined to
File No.: RZ-O0-015 Resolution 01-011
March 6, 2001 Page 2
OR BOOK 1433 PAGE 984
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be invalid or unenforceable for any reason and the developer declines to
with that condition, the site plan approval granted by this resolution she
void.
A copy of this resolution shall be attached to the site plan drawings des(
which plan shall be placed on file with the St. Lucie County Comm~
Director.
After motion and second, the vote on this resolution was as follows:
Chairman Frannie Hutchinson AYE
Vice-Chairman Doug Coward AYE
Commissioner Cliff Barnes AYE
Commissioner John Bruhn AYE
Commissioner Paula Lewis AYE
PASSED AND DULY ADOPTED this 6th day of March, 2001.
BOARD OF COUNTY COMMI
ST. LUCIE
ATTEST:
DEPU' CLERK
APPROVED AS TO FORM AND
CORB~TNESS:
' COONT"~/ ATT~..~
File No.: RZ-00-015
March 6, 2001
comply voluntarily
~11 become null and
dbed in Section A,
Jnity Development
SSIONERS
Resolution 01-011
Page 3
EXHIBIT 'A'
WESTCHESTER PUD/PMUD CONDITION
PRELIMINARY
DRAINAGE
The developer shall design and construct the stormwater r
accordance with applicable South Florida Water Manager
criteria.
The surface water management system and any requirec~
shall be designed, constructed and maintained in accorda
Water Management District ERP requirements.
EDUCATION
g
All residential development within this project shall be sul
requirements of St. Lucie County Ordinance 88-16, Edu,
Fees, and as may subsequently be amended. Any c
development or dedication of school land or facilities
Educational Impact Fee credit to the extent permitted
Educational Facility Impact Fee ordinance.
FIRF_JEMS PROTECTION
All development within this project shall be subject to the tE
of St. Lucie County Ordinance 00-031, Fire/EMS Impa(
subsequently be amended. To the extent permitted under'
Impact Fee regulations, any contribution toward or develo[
land for Fire/EMS facilities may be considered for all or pad
Fee Credit.
GENERAL DEVELOPMENT CONDITIONS
5. General building setbacks shall be as follows;
Single-family home sites west of the North/South corr
Minimum lot size:
Maximum lot size:
Maximum lot coverage:
Front setback:
Side setback:
Side setback (Corner):
Rear setback:
42 w x 100 d
100 w x 125 d
80%
20 feet (15 feet fo
front, side loading
6 feet (0 feet and
homes)
15 feet
15 feet (screen re
PSL:2941:1
Page 1of 6
nanagement system in
nent District regulatory
littoral planting zones
ice with South Florida
)ject to the terms and
;ational facility Impact
ontribution toward, or
shall be eligible for
under the County's
rms and requirements
Fees, and as may
~e County's Fire/EMS
,ment or dedication of
of a Fire/EMS Impact
dor:
r those homes with a
larage layout)
2 feet for zero lot line
~ms/ pool decks and
estchester Conditions Preliminary
March 6, 2601
PSL:2941:l
other ancillary ~
minimum of five fl
line provided that
interferes with
maintenance eas~
Single family home sites east of the North/South cor
Minimum lot size:
Maximum lot size:
Maximum lot coverage:
Maximum building height:
Front setback:
Side setback
(Lots <50 width):
(Lots >50 width):
Side setback (Corner):
Rear setback:
Lots with rear garage access:
Lots with front garage access:
Minimum alley easement width:
Minimum alley pavement width:
Minimum alley radius:
30 w x75 d
lOOwx 130 d
9O%
35 feet
10 feet (15 feet'
perimeter block
loading driveway)
0 feet one side/no
3 feet on other sid~
between adjacent
structures with
separation shall
sprinkler systems)
3 feet (minimum
adjacent structu~
structures with
separation shall
sprinkler systems)
15 feet
15 feet (screen rc
other ancillary
garages, may be a
from the property
such ancillary facil
drainage or maintei
15 feet (screen ro
other ancillary
garages, may be a
from the property
such ancillary facili
drainage or mainte~
20 feet (One-way a
10 feet (One-way al
25 feet in direction
Page 2 of 6
tructures may be a
,et from a rear property
lo such ancillary facility
any drainage or
meat)
dor:
or those homes on a
lot that use a front
openings
.~ (minimum separation
structures is 12 feet or
less than 12 feet
have automatic fire
separation between
.~s is 12 feet or
less than 12 feet
have automatic fire
cms/ pool decks and
;tructures, excluding
minimum of zero feet
line provided that no
ty interferes with any
lance easement)
ams/ pool decks and
structures, including
minimum of zero feet
line provided that no
ty interferes with any
lance easement)
leys)
~eys)
)f travel
~stcbester Conditions Preliminary
March 6, 2001
o
Multi-Family/Townhome sites east
Minimum lot size:
Maximum lot size:
Maximum building lot coverage:
Maximum building height:
Front setback:
Side setback between bldgs:
Side setback (Corner):
Rear setback:
Lots with rear garage access:
Minimum alley easement width:
Minimum alley pavement width:
Minimum alley radius:
of the North/Sout~
Variable width/av6
Variable width/av6
Variable
50 feet
10 feet
20 feet
15 feet
15 feet (screen r(
other ancillary
garages, may be ~
from the property
such ancillary fact
drainage or maint~
20 feet (One-way i
10 feet (One-way ~
25 feet in direction
Sm
Any obligation of Westchester Development Company
assignable to a community development district cre~
Development Company for such purpose.
HABITATAT, VEGETATION AND WILDLIFE
m
Wetlands identified to be preserved on the Master Plan refE
may be delineated in subsequent permitting documentati
and/or restored if necessary, and maintained in accordan
Water Management District permit conditions. Such wetlat
by conservation easement, deed restriction, or other approp~
and future maintenance responsibilities shall be assigr
development district or other entity approved by the
Management District. In the event that threatened or eh(
found, Developer shall comply with applicable regulatior
Development Plan Approval, wetlands that are identified tc
Master Plan referenced in Part A or as may be delineated in
documentation, shall be identified by specific numeration.
Wetlands identified to be altered, as depicted on the Mast
Part A, may be altered to the extent shown with the rerr
wetlands being retained and/or restored if necessary,
accordance with South Florida Water Management Distr
Such wetlands shall be protected by conservation easemer
other appropriate legal mechanism, and future maintenanc~
be assigned to a community development district or other 6
South Florida Water Management District. In the even'
PSL:2941:1
Page 3 of 6 TN
~ Arterial Road
rage depth 85 feet
rage depth 110 feet
)oms/ pool decks and
structures, excluding
minimum of zero feet
line provided that no
ity interferes with any
nance easement)
~lleys)
~lleys)
of travel
hereunder shall be
:ted by Westchester
renced in Part A or as
on, shall be retained
:e with South Florida
~ds shall be protected
'iate legal mechanism,
~ed to a community
South Florida Water
langered species are
s. As part of Final
be preserved on the
subsequent permitting
ar Plan referenced in
aining areas of such
and maintained in
:ct permit conditions.
~t, deed restriction, or
; responsibilities shall
ntity aPprOved by the
that threatened or
stchester Conditions Preliminary
March 6, 2001
10.
11.
12.
PSL:2941:1
endangered species are found, Developer shall comply wit[
As part of Final Development Plan Approval, wetlands ti
altered on the Master Plan referenced in Part A or as
subsequent permitting documentation, shall be identified by
Wetlands identified to be impacted on the Master Plan ref(
subsequent permits, may be altered to the extent shown
the Developer shall obtain permit approvals to alter/elimina
the South Florida Water Management District and the US A
and shall meet all applicable mitigation requirements and s
off-site mitigation is required, the applicant shall first se(
mitigation in St. Lucie County. As part of Final Develc
wetlands that are identified to be impacted/eliminated
referenced in Part A or as may be delineated in
documentation, shall be identified by specific numeration.
Lakes or canals shall not be excavated within 200 feet of
are to be preserved or restored on the project site, unless.
South Florida Water Management District. Any wells in th
not be located within 300 feet of those wetlands, which ~
restored on the project site. South Florida Water Man~
approve any exceptions to this condition.
A copy of any South Florida Water Management District p
addressing this condition shall be provided to St. Lucie C¢
approval.
In order to promote maintenance or implementatior
hydroperiods within the enhanced and/or restored wetlands
mitigation areas, final drainage plans shall provide for routin
of runoff from acceptable sources to the preserved or rest
routing of any excess runoff through the project off-sit6
accordance with South Florida Water Management Distri(
elevations shall be established consistent with the intent t,
predevelopment hydroperiods within all wetland areas. Th~
Management District must approve the routing of runoff
shown on the final drainage plans to achieve the intent indic~
Copies of the South Florida Water Management District cor
be provided to St. Lucie County prior to final plat approval.
The Developer shall plant and maintain a buffer zone of nal
all enhanced, restored, or created wetlands on site in
requirements of the South Florida Water Management Distric
Page 4 of 6 W
applicable regulations.
~at are identified to be
may be delineated in
specific numeration.
,renced in Part A or on
ihereon. If necessary,
Ie these wetlands from
rmy Corp of Engineers
Iandards. In the event
~k to perform all such
~ment Plan Approval,
on the Master Plan
ubsequent permitting
those wetlands, which
~therwise approved by
9 shallow aquifer shall
.re to be preserved or
[gement District must
~rmit or other consent
,unty prior to final plat
of predevelopment
~nd within any wetland
;I of sufficient volumes
3red wetlands prior to
discharge outfall, in
:t standards. Control
maintain or improve
South Florida Water
control elevations as
:ed above.
struction permits shall
ive vegetation around
accordance with the
t.
istcbester Conditions Preliminary
March 6, 2001
RECREATION AND OPEN SPACE
13.
All residential development within this project shall be su
requirements of St. Lucie County Ordinance 00-034, Park:
may subsequently be amended. To the extent permitted un
Impact Fee regulations, any contribution toward or develoj
land for recreational facilities may be considered for all or
Fee Credit.
ROADS IMPACT FEES
14.
All development within this project shall be subject to the t~
of St Lucie County Ordinance 00-032, Roads Impact
subsequently be amended. Any contribution toward, dedica
road right of way or facilities, including but not limited
improvements in roadway capacity that exceed the nee(
adequate access for the project shall be eligible for Roads h
extent permitted under the County's Roads Impact Fee Ordi~
15.
Westchester Development Company may apply any cred
impacts mitigated by Westchester Development Comp~
PUD/PMUD in excess of the needs of the Phase I
transportation impacts generated by development of adjace~
Westchester Development Company.
TRANSPORTATION
16.
Gatlin Boulevard west of 1-95 shall be designed as a prima
extending from its current terminus to the proposed traffic ci
of Gatlin Boulevard and the unnamed north/south cc
construction of the roadway shall meet all requirements of
the Florida Department of Transportation (FDOT).
17.
The proposed traffic circle and unnamed north/south corrido~
plans referenced in Part A, shall be designed as a primar~
Design and construction of the roadway shall meet all reqi
County and FDOT.
18.
An emergency/temporary access shall be provided to the
prior to the issuance of the 250th Certificate of Occupancy
the Westside Residential area.
19,
To the extent practical, and based upon the transporta:
service plans of the local transit providers, the final developrr
referred to as the VVestchester PMUD/PUD shall consJ
dedicated transit stop and areas in its final project designs.
PSL:2941:l
Page 5 of 6 W
~ject to the terms and
~ Impact Fees, and as
der the County's Parks
)ment or dedication of
)art of a Parks Impact
rms and requirements
Fees, and as may
tion or development of
to all dedications or
to provide safe and
lpact Fee credit to the
lances.
ts from transportation
lny for the Phase I
PUD/PMUD toward
it properties owned by
ry public access route
rcle at the intersection
rridor. Design and
St. Lucie County and
as shown on the site
public access route.
~rements of St. Lucie
Westside Residential
3r a residential unit in
on development and
~ent plans for the area
der the inclusion of
;stcbester ~ondilJons Preliminary
March 6, 2001
WASTEWATER
20.
All wastewater within the Westchester PMUD/PUD shall be
wastewater treatment service, except that temporary
required to connect to a central wastewater treatment sy~
one is made available to the temporary building site or otl'
St. Lucie County Public Health Unit. For the purpose of ti
temporary buildings shall be those used in connection with
models, buildings used in connection with agricultural
buildings that may be so excepted by the St. Lucie County
WATER SUPPLY: POTABLE AND NONPOTABLE WATER
21.
All potable water within the Westchester PMUD/PUD shall b
potable water system, except that temporary buildings sh
connect to a central water system until such time as one is
temporary building site or otherwise required by the St. Luci~
Unit. For the purpose of this development order, temporary
used in connection with construction activities, mode
connection with agricultural uses, and any other buildings th~
by the St. Lucie County Code.
22.
The primary source of irrigation water shall be water der
water management system of lakes supplemented by well
South Florida Water Management District. No withdrawal
permitted which would adversely affect wetlands required
order to be preserved on site, or wetlands and littoral zon
mitigation for wetland functions and values lost as a result o:
the time of water use permit issuance or renewal, the devel,
applicable South Florida Water Management District rules
issuance, which criteria may in the future require the use of r~
23.
To the maximum extent consistent with wetland prote¢
wellfields serving the Westchester PMUD/PUD shall be Ioca
land uses within the cone of influence of such wells are ope
residential area. In no case shall development, which would
produce hazardous or toxic materials, occur within the cone
foot drawdown area) of a surficial aquifer potable water sul
use, handling, storage, or production is consistent with bindi
regulations.
PS1'2941:1
Page 6 of 6 TN
connected to a central
.uildings shall not be
[em until such time as
erwise required by the
~is development order,
construction activities,
uses, and any other
:ode.
~ provided by a central
all not be required to
made available to the
; County Public Health
,uildings shall be those
3, buildings used in
~t may be so excepted
ved from the surface
s as permitted by the
s from lakes shall be
by this development
9s created on site as
this development. At
3er shall comply with
and criteria for permit
.~claimed water.
tion, surficial aquifer
led such that principal
,n space, preserve, or
use, handle, store, or
of influence (i.e., one
)ply well, unless such
ng wellfield protection
:stchester Cenditions Preliminary
March 6, 2001
· Westchester, Phase PMUD Legal Descriptio
EXHIBIT B
distance of 270.00 feet; thence S 90°00'00'' E, a distance of 25.00 feet;
distance of 290.00 feet; thence N 90°00'00" W, a distance of 15.00 feet
distance of 275.00 feet; thence S 90000'00" E, a distance of 945.64 feel
distance of 115.63 feet to the beginning of a tangent curve concave to th
810.00 feet; the chord of which bears S 07°47'10.. W; thence along the a
central angle of 41°39'54% a distance of 589.03 feet to the beginning of a no=
the Northwest, having a radius of 100.00 feet; the chord of which bears S 28'
arc of said curve through a central angle of 131°05'52", a distance of 228.81
a distance of 397.79 feet to the beginning of a curve concave to the Southea.~
feet; the chord of which bears S 16032'43" W; thence along the arc of said cu
of 33°05'26",a distance of 288.77 feet; thence S 00°00'00" W, a distance of i
E. a distance of 588.36 feet; thence S 00002'55" E, a distance of 100.00 feet b
Being a parcel of land located in Sections 9, and 10, Township 37 Soutl Range 39 East, St. Lucie
County, Florida.
Said parcel being more particularly described as follows:
Begin at the intersection of the centerline of Gatlin Boulevard, (also being t ~e North line of Section 15)
and the Westerly limits of Gatlin Boulevard Right-of-Way and the Westerly lin ~its of those lands described
in an Order of Taking, dated July 24, 1979 and recorded in Official Recor:l Book 311 at Pages 2946
through, 2952, inclusive, Public Records of St. Lucie County, Florida, an :1 as shown on the Florida
Department of Transportation Right-of-Way maps for State Road #9 (I-95), SeCtion 94001-2412, dated
6/2/77, with last revision of 9/11/79; thence S 89057'05'' W, along said cent~dine a distance of 2815.40
feet; thence N 00014'09'' E, a distance of 2059.65 feet to the beginning of la tangent curve concave to
the Southwest, having a radius of 3000.00 feet; thence alOng the arc of slaid curve through a central
angle of 36043'47'', a distance of 1399.56 feet; thence N 63030'22'' E, a distahce of 100.00 feet; thence N
63°43'13'' E, a distance of 196.38 feet to the beginning of a curve concave t~ the South, having a radius
of 525.00 feet; theoChOrd of which bears N 78027'42`' E; thence along the~arc of said curve through a
central angle of 29 26'59", a distance of 269.89 feet; thence 86°48'48"E, a distance of 62.97 feet to the
begi,non, ing of a curve concave to the Northwest, having a radius of 275.34 fe~t; the ch~.r~d,,of which bears
N 47 34'02" E; thence along the arc of said curve through a central anglelof 91°11 51, a distance of
438.26 feet to a point of reverse curvature with a curve concave to the Eas~, having a r,~dius of 527.97
feet; the chord of which bears N 20016'30" E; thence along the arc of said carve through a central angle
of 40010'52'', a distance of 370.26 feet to a point of reverse curvature wth a curve concave to the
Northwest, having a radius of 1956.76 feet; the chord of which bears N 26°56'51'' E; thence along the arc
of said curve through a central angle of 26057'03'', a distance of 920.42 feet to a point of reverse
curvature with a curve concave to the Southeast, having a radius of 525.()0 feet; the chord of which
bears N 28°02'14'' E; thence along the arc of said curve through a central angle of 21009'50'', a distance
of 193.92 feet to the beginning of a non-tangent curve concave to the Ncrtheast, having a radius of
1550.00 feet; the chord of which bears S 49°07'13'' E; thence along the rc of said curve through a
central angle of 17059'05'', a distance of 486.53 feet; thence S 58006'45'' E, ~a distance of 389.95 feet to
the beginning of a curve concave to the Southwest, having a radius of 450100 feet; the chord of which
bears S 29000'27'' E; thence along the arc of said curve through a central ar~gle of 58012'36'', a distance
of 457.18 feet to a point of reverse curvature with a curve concave to thle East, having a radius of
1050.00 feet; the chord of which bears S 09004'45'' E; thence along the ~rc of said curve through a
central angle of 18°21'13'', a distance of 336.35 feet; thence S 18°15'21'' E,~ distance of 855.11 feet to
the beginning of a non-tangent curve concave to the Southeast, having a radlus of 100.00 feet; the chord
o,f .which bears S 31°48'09" W; thence alOng the arc of said curve through a (~entral angle of 32°43'41", a
(~istance of 57.12 feet; thence N 90000'00'' W, a distance of 696.16 feet;I thence S 00°00'00" W, a
distance of 320.00 feet; thence S 90000'00'' E, a distance of 25.00 feet;I thence S 00°00'00" W, a
distance of 290.00 feet; thence N 90000'00'' W, a distance of 25.00 feet; thence S 00°00'00'' W, a
Containing 223.40 acres, more or less.
thence S 00°00'00" W, a
thence S 00°00'00'' E, a
thence S 13o02'47" E, a
; West, having a radius of
'c of said curve through a
~-tangent curve concave to
21'25" W; thence along the
eet; thence S 33005'26'. W,
I, having a radius of 500.00
rye through a central angle
37.07; Thence N 89057'05"
the Point of Beginning.
February 5, 2001
PMUD Legal Page 1 of I