HomeMy WebLinkAboutPDS-13-006 - Medical Transportation Service within IL Zoning District1
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PDS ORDER 13-006
WDA-220134597
AN ORDER GRANTING APPROVAL TO ALLOW MEDICAL
TRANSPORTATION SERVICE AS A PERMITTED USE WITHIN THE IL
(INDUSTRIAL, LIGHT) ZONING DISTRICT.
WHEREAS, the St. Lucie County Planning and Development Services Director has reviewed the
request to allow medical transportation service as a permitted use in the IL zoning district and made
the following determinations:
1. On August 1, 1990, the Board of County Commissioners of St. Lucie County, Florida,
adopted the St. Lucie County Land Development Code and has adopted amendments to
the Land Development Code through certain ordinances.
2. On May 15, 2012, the Board of County Commissioners of St. Lucie County, Florida,
adopted Ordinance 12-003 granting the Planning and Development Services Director the
authority to make the determination after full analysis of all potential impacts that a
proposed use is in compliance with the provisions of the Land Development Code and the
St. Lucie County Comprehensive Plan.
3. The determination to allow medical transportation service as a permitted use within the IL
(Industrial, Light) zoning district is consistent with the general purpose, goals, and objectives
of the St. Lucie County Comprehensive Plan, the Land Development Code and Ordinance 12-
003, is in the best interest of the health, safety and public welfare of the citizens of St. Lucie
County, Florida.
4. The proposed amendment will not have an undue adverse effect on adjacent property, the
character of the neighborhood, traffic conditions, parking, utility facilities, or other matters
affecting the public health, safety, and general welfare within the IL (Industrial, Light) zoning
district.
NOW, THEREFORE, BE IT ORDERED: by the Planning and Development Services Director of
St. Lucie County, Florida:
The medical transportation service has been determined to be consistent with similar permitted
uses in the IL (Industrial, Light) zoning district, and, as such, is determined to be a permitted use in
this zoning district.
PART A. SEVERABILITY
Lf this. Ordec or. and t~covisinn. thereof. shall. be held. tQ be ina~r~licahle to and ¢ersnn_, ¢rn~ert~., or.
circumstances, such holding shall not affect its applicability to any other person, property or
circumstances.
JOSEPH E. SMITH, CLERK OF THE CIRCUIT COURT
WDA-220104597 SAINT LUCIE COUNTY PDS13-006
February 26, 2013 FILE # 3806565 03/04/2013 a109:14 AM Page 1 of 2
OR BOOK 3490 PAGE 2177 - 2180 Doc Type: ORD
RECORDING: $35.50
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PART B. APPLICABILITY OF ORDINANCE
This Order shall only constitute approval of medical transportation service as a permitted use and
be applicable in the IL (Industrial, Light) zoning district of the unincorporated area of St. Lucie
County.
PART C. FILING WITH THE CLERK OF COURT
This order shall be recorded in the Public Records of St. Lucie County.
ORDER effective the 26th day of February, 2013.
PLANNING AND DEVELOPMENT SERVICES
ST. LUCIE COUNTY, FLORIDA
t
BY ~/ '~~~
Mark Satte ee, AICP, Director
APPROVED AS TO FORM
AND CORRECTNESS:
BY
WDA-220104597
February 26, 2013
County Attorney
r^ ff,,, yJ~ ~1
~ 7i ,
PDS13-006
Page 2 of 2
_ .~ ; _ _ - Planning and Development
~. ~ Services Department
~~~ ~°~~ .¢'~~ ~' ~1.~--_ -~ Planning Division
~: ,:. ,- .. MEMORANDUM
TO: Mark Satterlee, AICP Director
FROM: Linda Pendarvis
DATE: December 5, 2012
SUBJECT: Medical Transport in IL (Industrial Light) Zoning District
This use determination summary is provided as a follow-up to our meeting with Karl Zimmerman
and Amy Fulks on Tuesday, December 4t", 2012. Ms. Fulks intends to purchase a
condominium unit within First Source Commerce Park for her company Nursetrans, PLLC, a
long distance medical transportation service. This business provides a recreational vehicle that
has been converted for medical needs with medical staff to transport individuals from one
location to another. Along with the existing business it is her intention to provide Certified
Nursing Assistant/CPR (CNA) training and a secure computer testing site in the future. The
Land Development Code (LDC) zoning regulations do not specifically list these types of uses as
permitted, conditional or accessory within any zoning district. According to the analysis there
appear to be similar uses and intensities listed as permitted uses in the IL zoning district.
Backs~round
On April 5, 2005 the Board of County Commissioners granted major site plan approval for the
known project as First Source Commerce Park. The subject property consists of 190,067
square feet of general industrial space located on the west side of Kings Highway,
approximately "/a mile south of the intersection of Kings Highway and Orange Avenue in the IL
zoning district.
Analysis
The LDC refers to the Standard Industrial Classification (SIC) Manual 1987 for details of
the classification of uses in all zoning districts. Long distance medical transportation
service is not listed in the manual. The Major Group 4t Local and suburban transit and
interurban highway passenger transportation is listed as a permitted use in the IL zoning
district. This Major Group 41 includes several public transit operations as well as
ambulance services. The Major Group 72 Personal Services is listed as a permitted use
in the IL zoning district and includes vocational training schools. The Major Group 73
Business Services include uses that offer services similar to computer testing.
2. The zoning regulations do not specifically list long distance medical transportation
services, CNA/CPR training and/or testing sites. Predominantly the uses listed under
the Major Group 41, 72 and 73 are similar in intensity and compatible with the proposed
uses.
3. The existing floor area for the proposed uses is 1560 square feet and will house the
business vehicles, supplies, and equipment. A mezzanine area will add an additional
Amy Fulks/Nursetrans, PLLC
December 5, 2012
Page 2
500 square feet on a second floor to be converted for teaching, training and testing for
small groups of students for medical/nursing assistant/CPR and similar classes.
4. The site is in compliance with current LDC off-street parking requirements. The existing
309 parking spaces adequately accommodate the existing site plan. The proposed
medical transport business operation is not expected to have a negative impact on the
parking spaces. The owner indicated that the transport vehicle will be stored inside the
building and there is a maximum of three employees. The mezzanine additional 500
square feet equate to one additional parking space which has been included in the
reserved parking spaces designated on the site plan.
5. The existing businesses located at First Source Commerce Park are auto repairs and
accessories and construction contractors.
Recommendation
Based upon the foregoing analysis, staff recommends approval of permitting the proposed use
in the subject zoning district based upon the finding that the proposed use:
a) Is consistent with and of any equal or lesser intensity than other uses permitted in the
zoning category.
b) Is equal to or of a lesser intensity than other uses either currently existing or previously
permitted at this location.
c) Does not generate trips that exceed the LOS on surrounding roadways.
d) Does not create a parking demand that exceeds the available spaces.
e) Does not create noise, odor, dust, vibration, excess light, stormwater runoff or other
potential nuisance that would impact adjacent uses or properties.
f) Includes appropriate buffers to mitigate potential impacts on adjacent uses and
properties.
g) Is consistent with the general scope, scale and intensity of existing nearby uses.
h) Is consistent with the purpose and intent of the zoning district, the Land Development
Code andlor Comprehensive Plan.
Attachments