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HomeMy WebLinkAboutPDS-13-012 - Fabrication of Terrazzo Products as Permitted Use Within IL Zoning District1 2 3 4 5 6 7 s 9 to 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 2a 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 PDS ORDER 13-012 WDA-520134618 AN ORDER GRANTING APPROVAL TO ALLOW THE FABRICATION OF TERRAZZO PRODUCTS 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 the fabrication of terrazzo products 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 the fabrication of terrazzo products 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 fabricating of terrazzo products has been determined to be consistent with similar permitted uses in the tL (Industrial, Light) zoning district, and, as such, is determined to be a permitted use in this zoning district. PART A. SEVERABILITY if this Order or any provision thereof shall be held to be inapplicable to any person, property, or circumstances, such holding shall not affect its applicability to any other person, property or circumstances. JOSEPH E. SMITH, CLERK OF THE CIRCUIT COURT SAINT LUCIE COUNTY WDA 520134618 FILE # 3841305 06/04/2013 at 03:39 PM PDS 13-012 May 10, 2013 OR BOOK 3524 PAGE 2788 - 2792 Doc Type: ORD Pa e 1 of 2 RECORDING: $44.00 g 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PART B. APPLICABILITY OF ORDINANCE This Order shall only constitute approval of the fabricating of terrazzo products as a permitted use 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 10th day of May, 2013. PLANNING AND DEVELOPMENT SERVICES ST. LUCIE COUNTY, FLORIDA BY Mark Satt lee, AICP, Director APPROVED AS TO FORM AND CORRECTNESS: BY Attorney WDA 520134618 May 10, 2013 PDS 13-012 Page 2 of 2 ,.~a x~.,. ~ :.:,. ~ #~ 1~ " ~ . ~ .. ~y,:, ~ > ~ ; R .d i ;,. . , ~ . Ct° ~~ . ,. F,, ~.... :; w:.' . .. . . f .... :::. Planning and Development Services Department Planning Division MEMORANDUM TO: Mark Satterlee, AICP, Director THROUGH: Leslie Olson, Planning Manager FROM: Linda Pendarvis DATE: May 10, 2013 b~' ~ 4 - ~ ~~ SUBJECT: Creative Terrazzo Systems, Inc. use determination in IL (Industrial, Light) This memorandum is a request to consider the fabrication of terrazzo products as a permitted use within the Industrial Light zoning district. Because this use is lumped under the "Cut stone and stone products (SIC 32)" classification, the subject business would be required to submit an application for a Conditional Use Permit prior to applying for a Certificate of Zoning Compliance in order to obtain an Occupational License with the Tax Collector. The conditional use process is to allow more intense uses that may be consist with other uses in the IL zoning district as long as certain conditions of approval are imposed upon the operations and/or property. (The following analysis outlines the operations of the subject business which has been refined with modern technology and recognizes the compatibility the proposed use has with current permitted uses allowed in the IL zoning district without imposing additional conditions of approval.) Background Pursuant to provisions in Ordinance 12-003 and the Land Development Code, this is a request to allow fabrication of terrazzo products business at 2900 Industrial 33~d Street. The Land Development Code (LDC) currently lists "Cut stone and stone products (328)" as a conditional use permit within the Industrial, Light zoning district. The subject property was granted a minor site plan approval for the project known as TJ Truss. The approval allowed fora 24,585 square foot facility to manufacturer wood trusses within the Airport Industrial Park. The business owner of Creative Terrazzo Systems, Inc. met with the Planning & Development Services staff where an overview to the fabrication of terrazzo products and a letter was provided to staff detailing the operations. It is staff's recommendation that this method of fabricating terrazzo products is an isolated operation from the general classification of "Cut stone and stone products (328)" and should be extracted from the overall SIC 328 grouping to be considered a permitted use within the IL (Industrial, Light) zoning district based on the following findings and facts. Analysis • The subject property consists of 4.9 acres zoned IL (Industrial, Light). The IL zoning district is to provide and protect an environment suitable for light manufacturing, wholesale, and warehousing activities that do not impose undesirable noise, vibration, odor, dust, or other offensive effects on the surrounding area. Creative Terrazzo Systems, Inc. 2900 Industrial 33'd Street Page 2 of 3 • On July 30, 2001 the subject property was granted site plan approval for the project known as TJ Truss. The site consists of two buildings with associated paved parking spaces located within Airport Industrial Park. The site will be inspected by the Environmental Resource Department for compliance with landscaping buffer requirements. If the landscaping on site needs to be improved staff will work with the applicant while allowing the business to implement operations. • The cutting of stone and stone products has been categorized as a conditional use in the IL zoning district since 1984. Since that time the advanced technology has been developed to fabricate terrazzo products, and no longer creates undesirable noise, odor, dust. • All dust from grinding of the terrazzo is mitigated through a wet grinding process. • The noise level of the grinding head tested at 74 decibels. • All work will be done during the day and any work potentially done at night would be within the structure as there is no exposed exterior equipment. • The following list of permitted uses allowed in IL zoning can be considered similar to the activity imposed by the fabricating of terrazzo products. ^ Manufacturing plastic products (SIC 308), which includes fabrication, molding, cutting, extrusion, and injection processing. ^ Millwork and structural wood members (SIC 243), which includes the cutting, forming and joining of raw wood to custom or standard designs. ^ Manufacturing glass (SIC 32), which produces laminated glass and includes glassware products that require to be pressed, blown, or shaped from glass. • The operations to fabricate these terrazzo pieces include the blending of epoxy resin and marble aggregate then troweled onto a flat surface or pre made forms. A machine that uses diamond blades grind and polish the terrazzo surface. All of the machines work with water to minimize the dust created. The residual is gathered in water tanks and the sediment collected goes to the landfill. All operations take place indoors. Based on the volume of raw materials used permitting and review by the Florida Department of Environmental Protection is not warranted. • Many cut stone operations are not conducive to indoor operations whereas the fabrication of terrazzo products can be conducted inside a building. The technology today for fabricating terrazzo products has been refined making this use compatible with adjacent properties in the IL zoning district. Because the fabricating of terrazzo products has been refined the individual review required through the conditional use permit process for the appropriateness of this use on a particular site and adjacent properties is no longer warranted making this use compatible and does not require additional conditions be imposed. • The "Cut Stone and Stone Products SIC 3281" include a broad range of more intense uses such as burial vaults, curbing, dimension stone for buildings, monuments, paving blocks, slate and slate products and stone, quarrying process of stone products and are establishments that can impose undesirable noise, odor, dust and other offensive effects and cannot always be accommodated as an indoor operation. That is why staff is not suggesting that all "Cut stone and stone products (SIC 328)" uses be allowed as a permitted use; only the fabricating of terrazzo products operation. • Staff recommends that the fabricating of terrazzo products be determined consistent with services, such as manufacturing of plastic products, millwork and glass products that are existing permitted uses within the IL Zoning District. This determination will permit the business owner to locate operations under the existing IL zoning district and not be required to obtain a conditional use permit. Creative Terrazzo Systems, Inc. 2900 Industrial 33'd Street Page 3 of 3 Recommendation Based upon the foregoing analysis, staff recommends determination of the proposed use as permitted in the IL zoning district based upon the finding that the proposed use: a) Is consistent with and of an 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, on the site considered, appropriate buffers to mitigate potential impacts on adjacent uses or 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 and/or the Comprehensive Plan.