HomeMy WebLinkAboutPDS-18-047 - Cristelle Cay (FKA Ocean Palms) Condominium1 1 PDS ORDER 18-047
2 FILE NO.: SPMj-220185278
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5 AN ORDER GRANTING APPROVAL OF A MINOR SITE PLAN FOR
6 THE PROJECT KNOWN AS CRISTELLE CAY (FKA OCEAN
7 PALMS) CONDOMINIUM
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9 WHEREAS, the St. Lucie County Planning and Development Services Director has reviewed the
10 request for a Major Adjustment for the Minor Site Plan and reviewed the comments of the
11 Development Review Committee and has made the following determinations:
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13 1. ODI, LLC requested a Major Adjustment to the Ocean Palms Condominium Minor Site
14 Plan, in order to increase the quantity of dwelling units and associated parking within the
15 approved residential multi -family development, consisting of two (2) buildings, from fifteen
16 (15) to twenty-one (21) units to further be known as Cristelle Cay Condominiums. The
17 subject 2.97 acres is located on the east side of State Road North A-1 -A on North
18 Hutchinson Island. The Future Land Use is RH (Residential, High — 15 du/ac) and the
19 zoning district is HIRD (Hutchinson Island Residential District).
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21 2. On February 15, 2006, the St. Lucie County Planning and Development Services Director,
22 through GM06-010, granted Minor Site Plan approval for the project known as Ocean
23 Palms, for property described in Part A.
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25 3. On February 15, 2008, the Planning and Development Services Director, through GM08-
26 001, granted a 12 -month extension of the Minor Site Plan in accordance with Section
27 11.02.06(B), for a period of 12 additional months from its date of scheduled expiration,
28 February 15, 2008, with the new date of expiration being February 15, 2009.
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30 4. On December 30, 2008, the Building Official of St. Lucie County in accordance with the
31 Florida Statutes Community Renewal Act authorized building permit to be extended for two
32 years and was scheduled to expire on December 21, 2011.
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34 5. The site plan approval was further extended by the Building Official of St. Lucie County in
35 accordance with Florida Statutes Senate Bill 1752 extending building permits 0611-0047
36 and 0611-0049 for two years and was scheduled to expire on December 31, 2013.
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38 6. On April 15, 2014, the Planning and Development Services Director through PDS Order
39 14-021 in accordance with adopted Ordinance 2013-43 amending the text of the Land
40 Development Code to allow a two year administrative extension of approved site plans
41 granted an extension and provided a new date of expiration of December 31, 2015.
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43 7. On June 5, 2015, the Planning and Development Services Director, through PDS Order
44 15-013, granted approval of a minor adjustment to the Minor Site Plan to accommodate a
45 temporary sales and construction trailer on the subject site.
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47 8. On June 11, 2015, development permits were issued for construction of the previously
48 approved fifteen (15) unit condominium complex. A sales and construction trailer was
49 placed on the premises, which currently remains.
File No. SPMj-220185278 PDS 18-047
Page 1 of 5
1 9. The Development Review Committee has reviewed the major adjustment to the approved
2 Minor Site Plan pursuant to the Land Development Code (LDC), Sections 11.02.03(A) &
3 (E) and Section 11.02.07, finding it to meet technical requirements and be consistent with
4 the general purpose, goals, objectives, and standards of the St. Lucie County
5 Comprehensive Plan.
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7 10. Planning staff has performed a detailed analysis of the project and found it to be
8 consistent with the St. Lucie County Land Development Code and Comprehensive Plan.
9 The analysis is found in the Planning and Development Services memorandum titled
10 Cristelle Cay (SPMj-220185278), dated August 2, 2018.
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12 11. The project will not have an undue adverse effect on adjacent property, the character of
13 the neighborhood, traffic conditions, parking, utility facilities, or other matters affecting the
14 public health, safety, and general welfare.
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16 12. All reasonable steps have been taken to minimize any adverse effect of the proposed
17 project on the immediate surroundings through building design, site design, landscaping
18 and screening.
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20 NOW, THEREFORE, BE IT ORDERED by the Planning and Development Services Director of St.
21 Lucie County, Florida:
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23 A. Pursuant to Sections 11.02.03(A) & (E) of the St. Lucie County Land Development Code,
24 the Major Adjustment to Minor Site Plan is hereby approved as shown on the drawing,
25 attached as Exhibit A, prepared by Knight, McGuire & Associates, Inc. dated June 20,
26 2018 and date stamped by the Planning & Development Services Department on June 21,
27 2018, subject to the following conditions:
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29 Planning & Development Services Department — Planning Division
30 1. Prior to the issuance of a Building Permit for the project, the applicant shall provide
31 documentation of authorization and/or a Revocable License Agreement with the Florida
32 Department of Transportation (FDOT) for the placement of required landscaping within
33 their right-of-way.
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35 2. The provided handicap spaces shall be provided with an unencumbered aisle to
36 appropriate entrances, from the provided parking spaces.
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38 3. Prior to the issuance of a Building Permit for the project, the applicant shall incorporate a
39 sidewalk along the western property line, or provide payment in -lieu of construction, in
40 accordance with LDC Section 7.05.04 A. 4. h. If the fees are not used to design, acquire
41 needed right-of-way or construct sidewalks within ten (10) years from the date of payment,
42 the developer may request a refund.
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44 4. The applicant shall integrate traffic control visibility and caution devices such as mirrors,
45 signs, and striping adjacent to and within the first -floor parking areas to support pedestrian
46 safety.
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48 St. Lucie County Erosion District
49 5. Prior to issuance of a building permit, the Preserve Area Monitoring and Management Plan
50 shall identify and delineate an Emergency Beach and Dune Maintenance and Restoration
51 Access as required.
File No. SPMj-220185278 PDS 18-047
Page 2 of 5
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2 6. Prior to issuance of a building permit, the Emergency Beach and Dune Maintenance and
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Restoration Access is demonstrated within the Site, Environmental, Paving, Grading and
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Drainage, and Landscape Plans as a required element.
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7.
Prior to issuance of a building permit, the Landscape Plan shall be revised to remove any
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non -herbaceous, woody plants from within the 20' Emergency Beach and Dune
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Maintenance and Restoration Access..
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8.
Prior to the issuance of a building permit, the following language will be included in the
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revised PAMMP; This PAMMP also recognizes a dedicated 20' wide beach and dune
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access area across the site as depicted in Figure ? to be maintained by the HOA for future
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necessary beach and dune maintenance and/or restoration. This 20' access path shall be
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planted in herbaceous native plant material only and maintained with herbaceous non -
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woody native plants in perpetuity.
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Environmental
Resources Department
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9.
Prior to the issuance of a Vegetation Removal Permit for the project, the developer shall
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provide a Preserve Area Monitoring and Maintenance Plan reflecting changes in the site
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plan. [Comprehensive Plan Policy 6.1.8.10]. This plan shall include a dune revegetation
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plan, a schedule of maintenance and monitoring events, and who is responsible for the
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maintenance of the Dune Preservation Zone [Land Development Code 6.02.015].
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10.
Prior to the issuance of a Vegetation Removal Permit the developer shall provide ERD
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with a License Agreement indicating the ability to install landscaping within the Florida
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Department of Transportation (FDOT) ROW.
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11.
Prior to the issuance of a Certificate of Occupancy, all seaward and shore -perpendicular
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facing windows and doors shall be fitted with tinted glass or film with a visible light
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transmittance value of forty-five (45) percent or less. A registered Florida architect or
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engineer shall conduct a nighttime survey with all of the beachfront lighting turned on and
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provide a report of the inspection to the Environmental Resources Department as outlined
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in the approved Sea Turtle Protection Plan. If any violations of the sea turtle lighting code
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are identified a Certificate of Occupancy shall not be issued until all violations have been
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corrected.
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12.
Prior to issuance of a Vegetation Removal Permit or Exemption, the developers, their
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successor or assigns, shall conduct a pre -construction meeting with construction
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personnel and Environmental Resources Department staff, to verify vegetation and
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preserve area protection measures have been installed.
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13.
Prior to the issuance of a Certificate of Occupancy, informational sea turtle signage shall
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be installed on the dune crossover.
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14.
Prior to issuance of a Certificate of Occupancy for the first building permit, all invasive
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vegetation shall be removed from the site [Land Development Code Section 7.09.05].
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15.
Prior to issuance of a Vegetation Removal Permit, the applicant shall provide a
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mechanism for perpetual financial responsibility for future dune maintenance.
File No. SPMj-220185278 PDS 18-047
Page 3 of 5
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2 16. The applicant acknowledges this property is located within the CBRA zone designation.
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4 17. The issuance of County development permit does not in any way create any rights on the
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part of the applicant to obtain a permit from a state or federal agency and does not create
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any liability on the part of the County if the applicant fails to obtain requisite approvals or
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fulfill the obligations imposed by a state or federal agency or undertakes actions that result
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in a violation of state or federal law.
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18.
All other applicable state or federal permits must be obtained before commencement of
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the development.
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13
Public Works Department - Engineering Division
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19.
The proposed trees along the property frontage shall be installed with a root barrier
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system to protect the adjacent exfiltration trench(es).
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20.
The two-way drive aisles abutting ninety (90) degree parking spaces shall be amended to
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reflect a width of twenty-six (26) feet, exclusive of all curbing. The applicant may transition
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the Miami curb or shift the abutting parking stalls two (2) feet to the east in order to meet
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this dimensional requirement.
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B.
The property on which this Major Adjustment to a Minor Site Plan approval is being
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granted is described as follows:
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The South 150 feet of the North 1/2 and the North 50 feet of the South '/z of Section
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14, Township 34 South, Range 40 East, lying East of State Road A -1-A; and the
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South 200 feet of the North 250 feet of the South 1/2 of Section 14, Township 34
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South, Range 40 East, lying East of State Road A -1-A, said lands situate, lying and
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being in St. Lucie County, Florida.
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Also described as:
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The South 150 feet of Government Lot 1 and the North 50 feet of Government Lot 2
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and the South 200 feet of the North 250 feet of Government Lot 2, all lying East of
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State Road A-1 -A and lying in Section 14, Township 34 South, Range 40 East, said
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lands situate, lying and being in St. Lucie County, Florida.
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Subject to a conservation easement recorded in ORB 2558 Page 2025, public
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records of St. Lucie County, Florida.
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Parcel ID#s: 1414-310-0001-000/3 & 1414-230-0009-000/4
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Location: East side of North SR A -1-A, approximately '/4 miles south of the
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Breakers Condominiums on North Hutchinson Island.
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C.
This Minor Site Plan shall expire on August 2020 building permits are issued or an
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extension is granted in accordance with the provisions of Section 11.02.06 of the St. Lucie
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County Land Development Code.
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File No. SPMj-220185278 PDS 18-047
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D. The developer is advised as part of this Minor Site Plan, including any successors in
interest, the developer shall obtain all applicable development permits and construction
authorizations from the appropriate State and Federal and local regulatory agencies
including, but not limited to, the United States Army Corps of Engineers, the Florida
Department of Environmental Protection, and South Florida Water Management District,
and the St. Lucie County Environmental Resources and Building Departments prior to the
commencement of any development activities on the property described in Part B.
Issuance of this permit by the County does not in any way create any rights on the part of
the developer to obtain a permit from a state or federal agency and does not create any
liability on the part of the County for issuance of this permit if the developer fails to obtain
requisite approvals or fulfill the obligations imposed by a state or federal agency or
undertake actions that may result in a violation of state or federal law.
E. A copy of this Order shall be attached to the site plan drawings described in Part A, which
plan shall be placed on file with the St. Lucie Planning and Development Services Director
and mailed to the developer and agent of record as identified on the site plan applications.
F. The Certificate of Capacity, attached as Exhibit B, shall be valid for the same period as this
order. If this order expires or otherwise terminates, the Certificate of Capacity shall
automatically terminate.
G. A copy of this Major Adjustment shall be placed on file with the St. Lucie County Planning
and Development Services Director.
H. This Order shall be recorded in the Public Records of St. Lucie County.
ORDER effective the i3 day of August, 2018.
File No. SPMj-220185278
PLANNING AND DEVELOPMENT SERVICES
ST. LUCIEXOUNTN, FLORIDA
M
lie Olson, AJCP, Director
APPROVED AS TO FORM
AND CORRE0TNESS
County Aorn
PDS 18-047
Page 5 of 5
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Exhibit B
St Lucie County
Certificate of Capacity
Date 8/2/2018 Certificate No. 3010
This document certifies that concurrency will be met and that adequate public facility
capacity exists to maintain the standards for levels of service as adopted in the St
Lucie County Comprehensive Plan for:
1. Type of development Minor Site Plan( PDS Order 18-047)
Number of units 21 Number of square feet
2. Property legal description & Tax ID no.
1414-310-0001-000/3 & 1414-230-0009-000/4
4810 North AIA, North Hutchinson Island
Cristelle Cay Condominium
3. Approval: Building Resolution No. Letter
4. Subject to the following conditions for concurrency:
The proposed project site has reserved 7 ERCs in the agreement executed February 28, 2018.
Based on the proposed site plan changes the owner will need to reserve an additional 15
ERCs for all planned 22 units
Owner's name
ODI, LLC
Address
6105 Transit Road Suite 140
East Amherst NY 14051
6. Certificate Expiration Date 8/13/2020
This Certificate of Capacity is transferable only to subsequent owners of the same
parcel, and is subject to the same terms, conditions and expiration date listed herein.
The expiration date can be extended only under the same terms and conditions as the
underl ing development orderissued with this certificate, or for subsequent
develypmeri'X order(A) issued for the same property, use and size as described herein.
Signed
SIA- Date: 8/13/2018
Planning and Development Services Director
St Lucie County, Florida
Entered Thursday, August 02, 2018