HomeMy WebLinkAbout24-007 PDS ORDER 2024-007
File Number: PDMN-2309-000017
AN ORDER OF THE PLANNING & DEVELOPMENT SERVICES
DIRECTOR OF ST. LUCIE COUNTY GRANTING APPROVAL FOR A
MINOR ADJUSTMENT TO THE SEAGROVE PLANNED UNIT
DEVELOPMENT (PUD) FORMERLY KNOWN AS COCONUT COVE.
WHEREAS, the St. Lucie County Planning and Development Services Director has reviewed
the application for a Minor Adjustment to the Seagrove PUD (FKA Coconut Cove) submitted by
Urban Design Studio, on behalf of Lennar Homes, LLC, evaluated the comments of the St. Lucie
County Development Review Committee on the application and has made the following
determinations:
1. Lennar Homes, LLC, represented by Tyler Woolsey, AICP, of Urban Design Studio,
presented a petition for a Minor Adjustment to the Final Site Plan for the Seagrove PUD,
Overall Site Plan, and to Seagrove (FKA Coconut Cove) PUD Phase 1 Site Plan to
include a Model Row Plan depicting the model homes, landscaping and temporary
parking lot on lots 44 through 48, make a revision to the approved architectural
elevations, and, incorporate revised Site Plan notes to expressly provide that mirrored
floor plans and elevations are permitted. The subject site is within the PUD (Planned Unit
Development) Zoning District, as well as the CG (Commercial General) Zoning District
and RM-5(Residential, Multiple-family-5 du/ac), and is generally located east of Old Dixie
Highway and west of the Indian River Lagoon, at the Indian River County line, as depicted
on Exhibit A and described in Part B.
2. On July 12, 2005, the Board approved Resolution 05-144, granting a change in zoning
from the RM-5 (Residential, Multi-family-5du/ac), RS-2 (Residential, Estate-2 du/ac), and
R/C (Recreational/Conservation-1du/ac) Zoning Districts to the PUD (Planned Unit
Development) Zoning District, and associated Final Site Plan, for the project known as
Coconut Cove PUD.
3. On September 9, 2005, the County Planning & Development Services Director granted
Certificate of Capacity No. 2179, certifying concurrency for the approved project including
public facility capacity to maintain the standards for levels of service for the project.
4. On May 30, 2007, the County issued Building Permit#0704-0322 for the bridge over Old
Dixie Highway and the FEC Railroad as the primary access connection for the Seagrove
PUD (FKA Coconut Cove). The bridge and permit were completed, vesting the project.
5. On March 1, 2022, the Board of County Commissioners following a duly noticed public
hearing, approved Resolution 2022-041 granting a Major Adjustment to the previously
approved Seagrove PUD (FKA Coconut Cove) PUD Final Site Plan to reduce the number
of residential dwelling units from 950 (110 single-family units, 200 townhouse units, and
640 mid-rise condominium units)to 655(349 single-family units and 306 townhouse units),
modify the architectural plans and building typologies, adjust internal street circulation,
increase community amenities, eliminate a boat/RV storage area, and provide other
miscellaneous design adjustments.
Page 1 MICHELLESAINTLUCIE R.MILLERCOUNTY,CLERK OF THE CIRCUIT COURT PDS Order No. 2024-007
FILE# 5299267 02/12/2024 01:42:25 PM File No.: PDMN 2309 000017
OR BOOK 5106 PAGE 1232-1242 Doc Type:ORD
RECORDING: $95.00
6. On February 2, 2023, the Planning & Development Services Director approved PDS Order
2023-010 granting a Minor Adjustment to the Seagrove PUD (FKA Coconut Cove) PUD
Final Site Plan to update the community's name, address minor changes to the proposed
stormwater management system, specify allowances for a previously approved
architectural model, correct a scrivener's error in site data, and identify future commercial
outparcels along US Highway 1 for platting purposes.
7. On January 18, 2024, the Seagrove PUD Phase 1 and Tracts Plat was recorded, PB 121
/ PG 14.
8. The proposed Minor Adjustment to the PUD Final Site Plan is not in conflict with the
goals, objectives, and policies of the St. Lucie County Comprehensive Plan and have
satisfied the requirements of Section 11.02.07 of the St. Lucie County Land Development
Code.
9. Planning Staff has performed a detailed analysis of the project and determined it to be
consistent with the St. Lucie County Land Development Code and Comprehensive Plan,
and in Substantial Conformity with the previously approved PUD. The analysis is found
in the Planning and Development Services memorandum titled Seagrove PUD (FKA
Coconut Cove) - Minor Adjustment to the Planned -Unit Development (PUD) (PDMN-
2309-000017), dated January 29, 2024.
10. The proposed Minor Adjustment to the vested Seagrove PUD (FKA Coconut Cove) Final
Site Plan will not have 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.
11. The St. Lucie County Development Review Committee has reviewed the Minor
Adjustment to the Seagrove PUD Final Site Plan and the Seagrove PUD Phase 1 Final
Site Plan, as depicted on Exhibit B, for the project and found it to meet all technical
requirements and is consistent with the Future Land Use Map of the St. Lucie County
Comprehensive Plan, subject to the conditions set forth in Part A of this Resolution.
12. All reasonable steps have been taken to minimize any adverse effect of the proposed
project on the immediate vicinity through building design, site design, landscaping, and
screening.
13. The proposed project will be constructed, arranged, and operated so as not to interfere
with the development and use of neighboring property, in accordance with applicable
district regulations.
NOW, THEREFORE, BE IT ORDERED by the Director of Planning & Development Services
of St. Lucie County, Florida:
A. Pursuant to Section 11.02.05 (13)(7) of the St. Lucie County Land Development Code,
the proposed Minor Adjustment, as depicted on Exhibit B and shown on the site drawings
for the project prepared by Urban Design Studio dated September 27, 2023, and date
stamped received by the St. Lucie County Planning & Development Services Department
Page 2 PDS Order No. 2024-007
File No.: PDMN-2309-000017
on September 27, 2023, for the property described in Part B below, is in substantial
conformity with the Seagrove PUD and is hereby approved, subject to the following
conditions:
P ieF to a Final Plat appFeyal, the appllcGaRt—^pr6p^ertY GWneFS, deyelepem,
spnnensyL� har.11 Yi.de votive status of the Gemm� unity geyelenment
o if ap ' ,
FigFida
Statute l' h vemmUvity deyelenments districts that a less than 2,600
rne�F� _E; nrl !''heraei 14 of the St. Geunty I and development /merle
[This condition has been satisfied and the Plat has been approved and
recorded.]
2. Prler to Final Plat appFeval of Phase 1, the appli'ne''n+ nreeperty ewRerc� deyele Pere
Sii�v$ef5--�-aert��� Shall ven�ie r to St- LuGie—Ce� Rty mener and fer
Highway, aR d west of the FE ' Railway, tebe used f9F the f9F the 12 fee—rwtr-wiidee
m It' use path (GFeeRwayG anal T-FailS) FnvireRmentaI denaFtffi p+. [This
condition has been satisfied and the Plat has been approved and recorded.]
3. Prior to issuance of a Site Development Permit, a request for a Fee -in -Lieu of
construction of the 12-foot-wide multi -use path along Old Dixie Highway is required
to be submitted and approved by the Board of County Commissioners. If the Board
does not approve the Fee -in -Lieu of construction request, the multi -use path shall
be constructed by the developer.
4. As part of the project entrance construction at the intersection of Turnpike Feeder
Road and North US Highway 1, the developer shall at a minimum provide a
northbound right turn lane, a south bound left turn lane, and all necessary signal
modifications. Improvements within the Florida Department of Transportation
(FDOT) Right -of -Way will require approval through the FDOT.
5. The PUD Final Site Plan shall adhere to the Phasing requirements in Land
Development Code Section 7.01.03 L.2., providing that no more than two (2) years
shall elapse between the completion of any stage or phase, and the final stage or
phase shall be completed within ten (10) years of the date of Final Development
Site Plan approval (except where extensions are granted) and per a., One (1) or
more major recreation facilities and other major amenities, planned to serve the
entire development, shall be completed or adequate security posted prior to the
issuance of building permits of more than forty percent (40%) of the project (262
units). Recreation facilities or facilities and other amenities planned to serve one
(1) phase of a multi -phased development shall be completed or appropriate
security posted prior to issuance of building or mobile home permits or the
recording of any final plat within that phase.
6. As approved by this Minor Adjustment to the Seagrove PUD Final Site Plan and
Phase 1 Final Site Plan, the Seagrove PUD includes seven (7) models/floor plans
for single-family detached dwellings. The seven models are as follows: Harrisburg
1791, Hartford 1941, Providence 2575, Alexia 1714, Jessica 1508, Victoria 1960,
and Ashley 1832. Additionally, each of these seven models is available with one
Page 3 PDS Order No. 2024-007
File No.: PDMN-2309-000017
of three styles of architectural elevations: Coastal/Low Country, Transitional, and
British West Indies. No single-family home shall be the same model with the same
style of architectural elevation as a single-family home on an adjacent lot. While
mirrored floor plans are permitted for all models, a mirror -image of the same model
with the same style of architectural elevation shall be considered the same model
and elevation and not permitted on adjacent lots. [Modified, COA#6 Resolution
2022-41 ]
7 Changes to architectural features may occur during the permitting and construction
process so long as the style and quality of architecture is maintained consistent
with the approved model floor plans and elevations, subject to approval at issuance
of building permit. [New]
8. The Common Area Clubhouse or similar use facilities shall adhere to the
Community Architectural Standards in accordance with Section 7.10.24 of the
Land Development Code.
9. A Lighting plan shall be provided for each phase within the Site Development
Permit package, incorporating adequate lighting at the intersection with US
Highway 1 and overpass connections with the community and adjacent sites.
10. Prior to issuance of a Vegetation Removal Permit or Exemption, listed species
surveys shall be updated as required per state and/or federal survey protocol.
Should any listed species be found as a result of these updated surveys,
appropriate permits from state and federal agencies shall be required. See
Conditions 15 and 16. [VRP-2312-002685) was issued 10/11/23 but has a one-
year life span and may need to be renewed.]
11. o FieF te issanveof a VGgetatiw; Removal Rermirer Exemption, pFeyidleall
outside ageRGies. [VRP-2312-002685 was issued 10/11123, Satisfied].
12. Provide an updated Jurisdictional Determination (JD) or No Permit Required (NPR)
verification, as it is anticipated some of the onsite wetlands and/or other surface
waters adjacent to the Indian River Aquatic Preserve will fall under the regulatory
authority of the Section 404 Program.
13. Provide an Authorized Jurisdictional Determination (AJD) from the U.S. Army
Corps of Engineers (ACOE), as the ACOE regulates work and structures which
are located in, under, or over navigable waters of the U.S. (WOTUS), the discharge
of dredged or fill material into WOTUS, and the transportation of dredged material
for the purpose of disposal in the ocean. WOTUS are navigable waters, tributaries
to navigable waters, wetlands adjacent to those waters, and/or isolated wetlands
that have a demonstrated interstate commerce connection. The more restrictive of
the two determinations shall be imposed per Comprehensive Plan Policy 6.1.4.15.
Page 4 PDS Order No. 2024-007
File No.: PDMN-2309-000017
the weed +n rh {9-Faginn habitat, he ei+he +' n
CIIG •.VGQ S[GIIC rGlaglllg ICG GI[IIGr m�rl��ltedthroughthe—pU-rshase
,mm,itigQ+inn .+Fe dits OF repreated elsewhere en&ke [VRP-2312-002685 was issued
10/11/23, Satisfied].
15. Prior to issuance of a Vegetation Removal Permit or Exemption, whichever comes
first, the developer shall provide an executed Conservation Easement and
approved Preserve Area Monitoring and Management Plan (PAMMP) with an
attached affidavit and cashier's check (payable to the Clerk of the Court for
recording fees) to the County Attorney. The applicant shall also provide a GIS
shapefile or CAD file of the conservation easement boundaries to St. Lucie County.
A standard Conservation Easement can be provided by the Property Acquisition
Division of the County Attorney's Office. [VRP-2312-002685 was issued 10/11/23
but has a one-year life span and may need to be renewed.]
16. Prior to issuance of a Certificate of Occupancy, all Category I listed invasive
species shall be eradicated from the site.
17. Prior to commencement of development, including, but not limited to; clearing,
filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00,
an updated 100% gopher tortoise survey conducted by a state certified gopher
tortoise agent will be required per Florida Fish and Wildlife Conservation
Commission (FWC) protocol. [New]
18. Listed species surveys shall be repeated, at minimum, upon their expiration and
for each phase of development prior to commencement of development for the
following listed species based on the most recent results. If any listed species are
observed and appear to be occupying sites currently under development activity,
all development activity shall cease, and the appropriate state and federal
agencies shall be notified: 1. Gopher Tortoise survey only valid for 90 days (last
survey provided 7/6/2023). 2. Crested Caracara survey valid for each nesting
season, typically January - April of each year (last survey provided 7/11/2023). 3.
Sandhill Crane survey valid for each season, typically May - September of each
year (last survey provided 7/6/2023). [New]
19. A Site Development Permit is required prior to performing site improvement
activities. [New]
B. The property on which this Minor Adjustment to the Seagrove FKA Coconut Cove Planned
Unit Development (PUD) is being granted is described as follows:
LEGAL DESCRIPTION DEVELOPMENT TRACTS EAST OF FLORIDA EAST COAST
RAILROAD:
BEING A PORTION OF SECTIONS 5 AND 6, TOWNSHIP 34 SOUTH, RANGE 40 EAST,
ST. LUCIE COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
BEGINNING AT THE NORTHWEST '/4 CORNER OF SAID SECTION 5, TOWNSHIP 34
SOUTH, RANGE 40 EAST; THENCE, SOUTH 890 43' 26" EAST, A DISTANCE OF 2929.78
FEET; THENCE, SOUTH 13' 38' 48" EAST, A DISTANCE OF 106.88 FEET; THENCE,
Page 5 PDS Order No. 2024-007
File No.: PDMN-2309-000017
SOUTH 280 11' 36" EAST, A DISTANCE OF 99.05 FEET; THENCE, SOUTH 39- 00' 39"
EAST, A DISTANCE OF 109.65 FEET; THENCE, SOUTH 300 36' 52" EAST, A DISTANCE
OF 42.81 FEET; THENCE, SOUTH 160 03' 31" EAST, A DISTANCE OF 37.64 FEET;
THENCE, SOUTH 04° 52' 54" WEST, A DISTANCE OF 52.96 FEET; THENCE, SOUTH 050
09' 08" EAST, A DISTANCE OF 89.36 FEET; THENCE, SOUTH 300 14' 48" EAST, A
DISTANCE OF 97.13 FEET; THENCE, SOUTH 08' 45' 39" WEST, A DISTANCE OF 23.53
FEET; THENCE, SOUTH 150 24' 20" WEST, A DISTANCE OF 130.19 FEET; THENCE,
SOUTH 100 53' 09" EAST, A DISTANCE OF 183.85 FEET; THENCE, SOUTH 020 55' 35"
EAST, A DISTANCE OF 80.55 FEET; THENCE, SOUTH 300 18' 57" EAST, A DISTANCE
OF 189.71 FEET; THENCE, SOUTH 13' 38' 24" EAST, A DISTANCE OF 208.13 FEET;
THENCE, SOUTH 050 54' 30" WEST, A DISTANCE OF 96.83 FEET; THENCE, SOUTH 390
04' 25" WEST, A DISTANCE OF 237.49 FEET; THENCE, SOUTH 250 24' 18" WEST, A
DISTANCE OF 143.14 FEET; THENCE, SOUTH 00' 28' 01" WEST, A DISTANCE OF 65.02
FEET; THENCE, SOUTH 110 17' 24" EAST, A DISTANCE OF 183.91 FEET; THENCE,
SOUTH 420 35' 16" EAST, A DISTANCE OF 104.64 FEET; THENCE, SOUTH 56° 49' 49"
EAST, A DISTANCE OF 131.92 FEET; THENCE, NORTH 89° 27' 53" EAST, A DISTANCE
OF 123.46 FEET; THENCE, SOUTH 660 40' 21" EAST, A DISTANCE OF 25.96 FEET;
THENCE, SOUTH 53° 45' 31" EAST, A DISTANCE OF 55.13 FEET; THENCE, SOUTH 51 °
50' 31" EAST, A DISTANCE OF 129.36 FEET; THENCE, SOUTH 310 41' 13" EAST, A
DISTANCE OF 273.46 FEET; THENCE, SOUTH 610 20' 45" EAST, A DISTANCE OF 128.63
FEET; THENCE, SOUTH 20' 59' 48" EAST, A DISTANCE OF 107.41 FEET; THENCE,
SOUTH 380 57' 04" EAST, A DISTANCE OF 75.81 FEET; THENCE, SOUTH 180 52' 40"
EAST, A DISTANCE OF 40.90 FEET; THENCE, SOUTH 110 52' 38" EAST, A DISTANCE
OF 63.26 FEET; THENCE, SOUTH 060 15' 44" WEST, A DISTANCE OF 95.50 FEET;
THENCE, SOUTH 100 53' 37" EAST, A DISTANCE OF 86.12 FEET; THENCE, SOUTH 170
37' 01" EAST, A DISTANCE OF 231.03 FEET; THENCE, SOUTH 140 28' 23" EAST, A
DISTANCE OF 100.81 FEET; THENCE, NORTH 890 51' 09" WEST, A DISTANCE OF
1358.72 FEET; THENCE, NORTH 000 42' 15" EAST, A DISTANCE OF 60.00 FEET;
THENCE, NORTH 890 51' 09" WEST, A DISTANCE OF 2320.85 FEET; THENCE NORTH
190 32' 45" WEST A DISTANCE OF 3475.95 FEET; THENCE, SOUTH 89° 49' 18" EAST, A
DISTANCE OF 781.79 FEET TO THE POINT OF BEGINNING.
LEGAL DESCRIPTION TRACT HOPPER-1, TRACT HOPPER-2 AND TRACT R:
BEING A PORTION OF SECTIONS 5 AND 6, TOWNSHIP 34 SOUTH, RANGE 40 EAST,
ST. LUCIE COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE EAST RIGHT-OF-WAY OF U.S. HIGHWAY
NO. 1 (STATE ROAD NO.5) AND THE NORTH LINE OF THE SOUTHEAST % SECTION
6, TOWNSHIP 34 SOUTH, RANGE 40 EAST; THENCE SOUTH 89°44'41" EAST, A
DISTANCE OF 972.97 FEET; THENCE SOUTH 20°56'02" EAST, A DISTANCE OF 11.85
FEET; THENCE SOUTH 17°39'23" EAST, A DISTANCE OF 535.12 FEET; THENCE NORTH
89°44'41" WEST, A DISTANCE OF 379.62 FEET; THENCE NORTH 00°15'19" EAST, A
DISTANCE OF 48.57 FEET; THENCE NORTH 72°52'26" WEST, A DISTANCE OF 147.84
FEET; THENCE NORTH 60°21'53" WEST, A DISTANCE OF 19.26 FEET TO A POINT OF
CURVATURE OF A CURVE, CONCAVE TO THE SOUTH, HAVING A RADIUS OF 450.00
FEET, AND A CENTRAL ANGLE OF 25034'10"; THENCE WESTERLY ALONG THE ARC
OF SAID CURVE, A DISTANCE OF 200.82 FEET; THENCE SOUTH 10°26'43" WEST, A
DISTANCE OF 160.34 FEET; THENCE SOUTH 89°44'41" EAST, A DISTANCE OF 100.50
FEET; THENCE SOUTH 18°40'57" EAST, A DISTANCE OF 225.00 FEET; THENCE NORTH
Page 6 PDS Order No. 2024-007
File No.: PDMN-2309-000017
C
89-44-41" WEST, A DISTANCE OF 306.71 FEET; THENCE NORTH 18°40'57" WEST, A
DISTANCE OF 775.00 FEET TO THE POINT OF BEGINNING.
LEGAL DESCRIPTION TRACT C:
BEING A PORTION OF SECTIONS 5 AND 6, TOWNSHIP 34 SOUTH, RANGE 40 EAST,
ST. LUCIE COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
BEGINNING AT THE EAST % CORNER OF SAID SECTION 6, TOWNSHIP 34 SOUTH,
RANGE 40 EAST; THENCE NORTH 89°49'34" WEST, A DISTANCE OF 17.68 FEET;
THENCE NORTH 17039'38" WEST, A DISTANCE OF 11.73 FEET; THENCE NORTH
21°14'27" WEST, A DISTANCE OF 1538.38 FEET; THENCE NORTH 15°39'50" WEST, A
DISTANCE OF 413.74 FEET; THENCE SOUTH 89°59'35" EAST, A DISTANCE OF 73.33
FEET; THENCE SOUTH 19032'45" EAST, A DISTANCE OF 2509.28 FEET; THENCE
NORTH 89044'41" WEST, A DISTANCE OF 74.43 FEET; THENCE NORTH 17°39'23"
WEST, A DISTANCE OF 486.87 FEET; THENCE NORTH 00028'12" EAST, A DISTANCE
OF 56.96 FEET TO THE POINT OF BEGINNING.
Parcel Identification Number(s):
1405-100-0000-000-3, 1405-210-0000-000-1
1405-230-0000-000-3, 1405-320-0001-000-6
1405-422-0000-000-2, 1406-111-0000-000-0
1406-113-0001-000-3, 1406-114-0001-000-6
1406-141-0001-000-0, 1406-144-0000-000-2
1406-144-0002-000-6, 1405-320-0005-000-4
1405-320-0002-000-3 & 1406-411-0004-0009 (Included in Plat)
Location: located east and west of Old Dixie Highway, and abutting the Indian River
Lagoon, near the boundary with Indian River County, in St. Lucie County,
Florida.
The approvals and authorizations granted by this Order shall expire twenty-four (24) ;
months from the effective date of this approval, unless a building permit is issued, or a site
plan extension is granted in accordance with Section 11.02.06 of the St. Lucie County
Land Development Code.
D. The developer, including any successors in interest, is advised as part of this Minor
Adjustment approval that the property owner(s), developer, etc. including any successors
in interest, 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, Florida Department of Transportation, South Florida Water
Management District, and the St. Lucie County Environmental Resources, Public Works
(including an exception to a Mining Permit), 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
Page 7
PDS Order No. 2024-007
File No.: PDMN-2309-000017
undertake actions that may result in a violation of state or federal law.
E. The conditions set forth in Part A are an integral non -severable part of the site plan
approval granted by this order. If any condition set forth in Part A is determined to be
invalid or unenforceable for any reason and the developer declines to comply voluntarily
with that condition, the site plan approval granted by this order shall become null and void.
F. A Certificate of Capacity, a copy of which is attached hereto as Exhibit B of the Order, was
granted by the Planning & Development Services Department Director on March 15, 2022
and shall remain valid for the term of the site plan approval.
G. This Order shall become effective upon the date of recording. Should the property owner,
developer, or authorized agent or other party with standing wish to appeal the Order or
any condition described in Part A above, all such appeals must be filed in accordance with
LDC Section 11.11.00. Should an appeal to this Order be filed, no permitting reviews or
further administrative action shall take place on the processing of this development project
until the appeal is resolved.
H. 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 County Planning & Development Services
Department Director.
This Order shall be recorded in the Public Records of St. Lucie County.
The ORDER is effective the 5�1� day of February 2024.
PLANNING & DEVELOPMENT SERVICES DIRECTOR
ST. LUCIE COUNTY, FLORIDA
BY: 1, F X �
RUITj'amin Balcer, AICP
APPROVED AS TO FORM
AND CORREQTNESS:
ta
County Atto
Page 8 PDS Order No. 2024-007
File No.: PDMN-2309-000017
EXHIBIT "A"
LOCATION MAP
re PUD
Page 9 PDS Order No. 2024-007
File No.: PDMN-2309-000017
EXHIBIT "B"
SITE PLAN
F
i�
III,! I'm it'll €ppi-jot
�6€IFY:1 Fs's('lsll'!€ II
I ��ix€j Ali}91 �i ��5i
1 ; Seagrove PUD
j �!E 9 St. Lucie County, Florida
e ' t Final PUD Site Plan r
t;� Rift s�
Page 10 PDS Order No. 2024-007
File No.: PDMN-2309-000017
EXHIBIT "C"
CERTIFICATE OF CAPACITY
St Lude Counly
081e
"it docurnant canillece 4hatconcurmnay ocl bip png;Rn d- that jb* qualn pnibille-JaLklity-
cap FIC. Ityr WNkFtS. to -plp" I in ;Ihm:s Emrmia rds, MMF kVillz Of 5mrVicle-1 asad d pie d tri the. St
Luphq CcaunW CbmprAdrisEv& Math Ud:
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14D3- I "D-WIM-17IM-3
EusL & w!m of Did Dixie li" 41, Ift )KC llN'e
Caccmie CLnig PUD fi%KA S.--ftsm-c PIAD�l
3-malt 130dift Resolijklan No. M2-k4l Lflttsr
4. subjw to die talawirpa canditlong far;amcwrroncy:
CandGum -urAppruval = uuIrmcd'in RcAlltklrmfi 2OZZ-041
Orvoners nanw
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Pam Mpa-briari-kim Fl- S"Mij
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parceir, and ks nd_*vc* ta themaking! lefffh&, t&tWf3lA&n3'3nd explfaucti Ante fleited heMM
The vxpk;ifficn dnid can btt exj&juMd only unftulhe -same terms an-d conditlans as 1FW
oreitfad W10i t1149 C4eMVWAft_, Or for Whao-quin ca-
deuelopment cf"r[s] kswd for 11�s swims property, w I Par id �w zmas dfttflbed; ImMm
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Page 11 PIDS Order No. 2024-007
File No.: PDMN-2309-000017
guo LPlanning and Development
Cco U-1 NL ' Services Department
P L c !, L L MEMORANDUM
TO: Benjamin Balcer, AICP, Planning & Development Services Director
THROUGH: Kori, Benton, AICP, Planning Manager
FROM: Irene Szedlmayer, AICP, Senior Planner J4)
James Glover, Planning Compliance Specialist
DATE: January 29, 2024
SUBJECT: Seagrove PUD (FKA Coconut Cove) - Minor Adjustment to the Final Site Plan and the
Phase 1 Final Site Plan (PUD) (PDMN-2309-000017)
GENERAL INFORMATION:
Owner: Hopper Coconut, LLC and DRIP FL 6, LLC
Applicant: Lennar Homes, LLC
Represented by:
Tyler Woosley, AICP
Urban Design Studio
610 Clematis Street, CU-02
West Palm Beach, FL 33401
Location: Located on the east side of Old Dixie Highway, adjacent to the Indian River
Lagoon, at the boundary with Indian River County line
Zoning District: PUD (Planned -Unit Development), RM-5 (Residential Multi -Family, 5 dua)
and CG (Commercial General)
Future Land Use(s): RU (Residential, Urban — 5 du/1 acre)
R/C (Residential, Conservation — Idu/5 acre)
Parcel ID Number(s): 1405-100-0000-000-3, 1405-210-0000-000-1
1405-230-0000-000-3, 1405-320-0001-000-6
1405-422-0000-000-2, 1406-111-0000-000-0
1406-113-0001-000-3, 1406-114-0001-000-6
1406-141-0001-000-0, 1406-144-0000-000-2
1406-144-0002-000-6, 1405-320-0005-000-4
1405-320-0002-000-3 & 1406-411-0004-0009 (included in Plat)
Site Size:
Existing:
Approved Use:
Urban Service
Boundary (USB):
280.73-acres
Undeveloped
Residential
Located inside the Urban Service Boundary (USB)
ST. LUIE
Project Name: Seagrove PUD AKA Coconut Cove PUD
File No.: PDMN-2309-000017
Aerial Map
BACKGROUND:
The subject site was originally approved as the Coconut PUD Site Plan in July of 2005, and is now known as
the Seagrove PUD. The subject property is predominantly located on the east side of Old Dixie Highway, at
the Indian River County line in Fort Pierce. The property is located within the PUD, CG (Commercial,
General), and RM-5 (Residential, Multiple-family-5) Zoning Districts.
Current Rec uest
Lennar Homes, LLC, has requested a Minor Adjustment to the Seagrove PUD Final Site Plan and Seagrove
Final Phase 1 Site Plan, most recently approved on February 2, 2023. The requested Minor Adjustments
include:
(1) A Model Row Plan depicting the model homes, landscaping and temporary parking lot on lots 44 through
48,
(2) Revision to the architectural elevations approved for the Seagrove PUD Final Site Plan (SP-10 and SP-11)
and the Seagrove PUD Phase 1 Final Site Plan (SP-9 and SP-10), and,
(3) Revised Site Plan notes to expressly provide that mirrored floor plans and elevations are permitted.
ST. LUCIE 2
Project Name: Seagrove PUD AKA Coconut Cove PUD
File No.: PDMN-2309-000017
Staff recommendation:
(1) Approve the Minor Adjustment to the Seagrove PUD Final Site Plan and Seagrove PUD Phase 1 Final
Site Plan to provide the Model Row Site Plan and Landscaping Plan.
(2) Approve the Minor Adjustment to the Seagrove PUD Final Site Plan and Seagrove PUD Phase 1 Final
Site Plan to provide revised architectural elevations. A Staff memo regarding the requested revisions to
the previously approved architectural elevations is attached as Exhibit A.
(3) Approve the Minor Adjustment to the Seagrove PUD Final Site Plan and Seagrove PUD Phase 1 Final
Site Plan to provide the requested Site Plan Note regarding Mirrored floor plans and elevations as revised
to read as follows:
As approved by this Minor Adjustment to the Seagrove PUD Final Site Plan and Phase 1
Final Site Plan, the Seagrove PUD includes seven (7) models/floor plans for single-family
detached dwellings. The seven models are as follows: Harrisburg 1791, Hartford 1941,
Providence 2575, Alexia 1714, Jessica 1508, Victoria 1960, and Ashley
1832. Additionally, each of these seven models is available with one of three styles of
architectural elevations: Coastal/Low Country, Transitional, and British West Indies. No
single-family home shall be the same model with the same style of architectural elevation
as a single-family home on an adjacent lot. While mirrored floor plans are permitted for
all models, a mirror -image of the same model with the same style of architectural elevation
shall be considered the same model and elevation and not permitted on adjacent lots.
Additional changes to architectural features may occur during the permitting and
construction process so long as the style and quality of architecture is maintained consistent
with the approved model floor plans and elevations, subject to approval at issuance of
building permit."
The recommendations were provided to the applicant, with their acceptance confirmed.
Approval History
• July 12, 2005, Resolution 05-144 granting Final Planned Unit Development approval for the project and a
rezoning from RM-5, RS-2, and R/C to the PUD zoning district.
• September 9, 2005, the County granted a Certificate of Capacity No. 2179 for up to 950 units.
• On March 1, 2022, Resolution 2022-041, authorizing a Major Adjustment to the Coconut Cove Final
Planned Development Site Plan, reducing the development scope to 655 units and revising the associated
site plan.
• On February 2, 2023, PDS Order 2023-010, granting a Minor Adjustment to the Coconut Cove (AKA
Seagrove) PUD Final Site Plan to update the community's name, address minor changes to the proposed
stormwater management system, specify allowances for a previously approved architectural model, correct
a scrivener's error in site data and identify future Commercial Outparcels along US Highway 1 for platting
purposes.
ST. LUCIE 3
Project Name: Seagrove PUD AKA Coconut Cove PUD
File No.: PDMN-2309-000017
STAFF ANALYSIS
SITE PLAN ADJUSTMENT
STANDARDS OF REVIEW AS SET FORTH IN
ST. LUCIE COUNTY LAND DEVELOPMENT CODE SECTION 11.02.07
Pursuant to Sections 11.02.05 & 11.02.07 of the St. Lucie County Land Development Code (LDC), the
Development Review Committee has reviewed the subject application and has determined that, with the
recommended conditions of approval, the project meets the Standards of Review in Section 11.02.07 and all
other requirements of the Code for this Final Site Plan Adjustment. This staff report supports the Development
Review Committee's recommendation for approval.
A. Consistence with Local Ordinances and Comprehensive Plan
The proposed residential development is consistent with the Land Development Code (LDC) and
Comprehensive Plan.
Comprehensive Plan:
The project is consistent with the County's Comprehensive Plan. The development supports the following
Comprehensive Plan Goals. Objectives, and Policies:
Goal 1.1: Ensure the highest quality living environment possible, through a mixture of land uses reflecting
the needs and desires of the local residents and how they want their community to develop. The goal shall be
implemented by strictly enforced building, zoning and development codes based on objectives and policies that
will enhance St. Lucie County 's natural and manmade resources while minimizing any damage or threat of
degradation to the health, safety and welfare of the county's citizens, native wildlife, and environment, through
incompatible land uses.
Objective 1.1.1: Land Use. Maintain the Future Land Use Map land with the following use
designations to portray the future development patterns of St. Lucie County.
Residential Urban (RU9 is predominant residential land use category in the County. This residential land use
category provides for a maximum density oj-five (5) dwelling units per gross acre. the RU designation is
generally found between the identified urban service areas and the transitional RS areas. These properties
need to be serviced with central water and wastewater services. These services may be provided by either a
public utility or through private on -site facilities, as would be permitted in accordance with all applicable
regulations. New development in the RUareas can occur using traditional single-family or multifamily zoning
designations or through the planned unit development process.
B. Effect on Nearby Pro en rties
The proposed Minor Adjustment is not anticipated to have an undue adverse effect on nearby properties, the
character of the neighborhood, traffic conditions, parking, utility facilities, and other matters affecting the
public health, safety, and general welfare.
The subject property is bounded on the west by a high coastal ridge, US Highway 1, Old Dixie Highway, and
the FEC Railroad. On the east, the subject property gradually falls to the Indian River Lagoon which spans
approximately two (2) miles of water to North Hutchinson Island. To the north is the St. Lucie Indian River
County line and the Harmony Oaks preserve owned and maintained by Indian River County. To the south is
a continuation of citrus groves, low flatwoods, and hardwood hammocks. The surrounding area is largely
undeveloped; however, commercial uses are developed on the properties to the west located between the FEC
Railroad and Old Dixie Highway.
ST. LUCIE 4
Project Name: Seagrove PUD AKA Coconut Cove PUD
File No.: PDMN-2309-000017
Adjacent Zoning & Future Land Uses.
Location _ Zoning District
Subject Property
North
PUD
(Planned Unit Dev)
RM-5
sidential Multi -fain
Indian River County
Future Land Use
R/C
(Recreation, Conservation)
RU (Residential, Urban)
Indian River County
Existing Land Use
Bridge connecting the project
Harmony Oaks Preserves
CG
RM (Residential, Medium)
South
(Commercial General)
RU (Residential, Urban) COM
Florida Inland Navigation District (FIND)
RS-2
(Commercial)
Adjacent
iResidential Estates)
MXD Mixed -Use
_
Parcels
East
Indian River Lagoon
Indian River Lagoon
Indian River Lagoon
CG
COM (Commercial)
West
(Commercial General)
R/C
(Recreation, Conservation)
FEC Railroad
R/C
MXD (Mixed Use)
(Recreation, Conservation)
C. Adequacy of Public Facilities
The proposed Site Plan Adjustment is not expected to exceed the acceptable level of service capacity of
transportation facilities, water supply, drainage, or emergency facilities. The development is located within
the Urban Service Boundary (USB), with adequate facilities available.
Water/Wastewater.
The site will be served by St. Lucie County Utilities for water and wastewater service.
Traffic Impact Analysis
A traffic impact analysis is not required for this site plan adjustment as the scope is not anticipated to affect
project intensity or trip generation.
Stormwater/Drainage.
No changes are proposed to the stormwater plan.
D. Adeg uac,, of Fire Protection
The site will be served by Fire Station #7 — 4900 Ft. Pierce Boulevard, Fort Pierce which is located at
approximately three (3) miles southwest of the subject site.
E. Ade uac► of School Facilities
The St. Lucie County School District has reviewed the proposed nonresidential project and determined it will
not create an additional demand on public school facilities.
ST. LUCIE 5
Project Name: Seagrove PUD AKA Coconut Cove PUD
File No.: PDMN-2309-000017
F. EnvironmentalImnact
Bac round
The Environmental Resources Department (ERD) is in receipt of the November 29th, 2023, date -stamped
submittal transmitted on December 1 lth, 2023, with comments due December 27th, 2023, from Planning and
Development Services. The applicant is seeking approval of a Minor Adjustment to Planned Unit Development
(PUD) that proposes four (4) model homes and a parking lot on five (5) lots (# 44-48) within the Seagrove
development. The development was originally approved as a Major Site Plan known as Coconut Cove
(Resolution No. 04-217) with recent associated adjustment approvals including a Major Adjustment to PUD
(SPMj-8202126132, Resolution No. 2022-41) and a Minor Adjustment to PUD (PDMN-2210-000009). The
f280.73-acre subject site is bound to the north by the St. Lucie -Indian River County line, to the east by the
Indian River Lagoon, to the west by the Florida East Coast (FEC) Railroad and Old Dixie Highway, and to the
south by a line extending east from the bridge crossing Old Dixie Highway approximately 3,200 ft. south of
the northern boundary. Access to the site is provided from U.S. 1 via a bridge over Old Dixie Highway and the
FEC Railroad.
Findings
A landscape plan prepared by Urban Design Studio (LA 0001739), dated November 20th, 2023, was found to
be consistent with the standards outlined in LDC 7.09.00. The proposed construction is not anticipated to cause
adverse environmental impacts as all five (5) lots were previously heavily impacted by agricultural activities
and recently cleared in association with the approved Seagrove Site Development Permit (SDP-2305-000056,
VRP-2303-001468).
Recommendation
ERD has no objection to the Minor Adjustment to Planned Unit Development with conditions outlined below.
STAFF RECONEWENDATION:
Staff has reviewed the application for a Minor Adjustment to the Seagrove PLC Final Site Plan and the
Seagrove PUD Phase 1 Final Site Plan and determined that with the proposed conditions of approval, the
application is consistent with the goals, objectives, and policies of the St. Lucie County Comprehensive Plan,
and has satisfied the standards of review for site plans outlined in LDC Section 11.02.07. Staff recommends
approval of the PDS Order, containing the following conditions of which some have been satisfied, modified
or introduced since the most recent approval order:
I . Prior- to a Fifia4 Plat appfeva4, the applieeat, pfapeFty ewner-s, developers, sueeesser-s, of assigns sha4
125.01 and > Florida Statutes,
to establish eemmunity developments distr-iets that are less thami
2,500 aer-es ift size afid Chapter- 14 of the St. Ltteie County hand Develepmei4 . [This condition
has been satisfied and the Plat has been approved and recorded.]
2. ,
on the Fast side of 0 , — , "'-' ffiy, and west of the FEG Railway, te be used fi3f the fer- the 12 fbe4-
[This condition has been
satisfied and the Plat has been approved and recorded.]
3. Prior to issuance of a Site Development Permit, a request for a Fee -in -Lieu of construction of the 12-
foot-wide multi -use path along Old Dixie Highway is required to be submitted and approved by the
ST. LUCIE
Project Name: Seagrove PUD AKA Coconut Cove PUD
File No.: PDMN-2309-000017
Board of County Commissioners. If the Board does not approve the Fee -in -Lieu of construction request,
the multi -use path shall be constructed by the developer.
4. As part of the project entrance construction at the intersection of Turnpike Feeder Road and North US
Highway 1, the developer shall at a minimum provide a northbound right turn lane, a south bound left
turn lane, and all necessary signal modifications. Improvements within the Florida Department of
Transportation (FDOT) Right -of -Way will require approval through the FDOT.
The PUD Final Site Plan shall adhere to the Phasing requirements in Land Development Code Section
7.01.03 L. 1. A 2., providing that no more than two (2) years shall elapse between the completion of any
stage or phase, and the final stage or phase shall be completed within ten (10) years of the date of Final
Development Site Plan approval (except where extensions are granted) and per a., One (1) or more major
recreation facilities and other major amenities, planned to serve the entire development, shall be
completed or adequate security posted prior to the issuance of building permits of more than forty percent
(40%) of the project (262 units). Recreation facilities or facilities and other amenities planned to serve
one (1) phase of a multi -phased development shall be completed or appropriate security posted prior to
issuance of building or mobile home permits or the recording of any final plat within that phase.
6. As approved by this Minor Adjustment to the Seagrove PUD Final Site Plan and Phase 1 Final Site
Plan, the Seagrove PUD includes seven (7) models/floor plans for single-family detached
dwellings. The seven models areas follows: Harrisburg 1791, Hartford 1941, Providence 2575, Alexia
1714, Jessica 1508, Victoria 1960, and Ashley 1832. Additionally, each of these seven models is
available with one of three styles of architectural elevations: Coastal/Low Country, Transitional, and
British West Indies. No single-family home shall be the same model with the same style of
architectural elevation as a single-family home on an adjacent lot. While mirrored floor plans are
permitted for all models, a mirror -image of the same model with the same style of architectural
elevation shall be considered the same model and elevation and not permitted on adjacent lots.
[Modified, COA#6 Resolution 2022-411
7. Changes to architectural features may occur during the permitting and construction process so long as
the style and quality of architecture is maintained consistent with the approved model floor plans and
elevations, subject to approval at issuance of building permit. New
8. The Common Area Clubhouse or similar use facilities shall adhere to the Community Architectural
Standards in accordance with Section 7.10.24 of the Land Development Code.
A Lighting plan shall be provided for each phase within the Site Development Permit package,
incorporating adequate lighting at the intersection with US Highway 1 and overpass connections with
the community and adjacent sites.
10. Prior to issuance of a Vegetation Removal Permit or Exemption, listed species surveys shall be updated
as required per state and/or federal survey protocol. Should any listed species be found as a result of
these updated surveys, appropriate permits from state and federal agencies shall be required. See
Condition 15 and 16. [VRP-2312-002685 was issued 10/11/23 but has a one-year life span and may
need to be renewed.]
11.
[VRP-2312-002685 was
issued 10/11/23, Satisfied].
ST. LUCIE
Project Name: Seagrove PUD AKA Coconut Cove PUD
File No.: PDMN-2309-000017
12. Provide an updated Jurisdictional Determination (JD) or No Permit Required (NPR) verification, as it is
anticipated some of the onsite wetlands and/or other surface waters adjacent to the Indian River Aquatic
Preserve will fall under the regulatory authority of the Section 404 Program.
13. Provide an Authorized Jurisdictional Determination (AJD) from the U.S. Army Corps of Engineers
(ACOE), as the ACOE regulates work and structures which are located in, under, or over navigable
waters of the U.S. (WOTUS), the discharge of dredged or fill material into WOTUS, and the
transportation of dredged material for the purpose of disposal in the ocean. WOTUS are navigable
waters, tributaries to navigable waters, wetlands adjacent to those waters, and/or isolated wetlands that
have a demonstrated interstate commerce connection. The more restrictive of the two determinations
shall be imposed per Comprehensive Plan Policy 6.1.4.15.
14. , the U.S. Fish and IA41dhfia SeFvie-e
wetlands, whieh would el4nifiate a peffien ef the wood ste& &faging habitat, be eithef fftifigeAed owetigh
[VRP-2312-002685 was issued
10/11/23, Satisfied].
15. Prior to issuance of a Vegetation Removal Permit or Exemption, whichever comes first, the developer
shall provide an executed Conservation Easement and approved Preserve Area Monitoring and
Management Plan (PAMMP) with an attached affidavit and cashier's check (payable to the Clerk of the
Court for recording fees) to the County Attorney. The applicant shall also provide a GIS shapefile or
CAD file of the conservation easement boundaries to St. Lucie County. A standard Conservation
Easement can be provided by the Property Acquisition Division of the County Attorney's Office. [VRP
2312-002685 was issued 10/11/23 but has a one-year lifespan and may need to be renewed.]
16. Prior to issuance of a Certificate of Occupancy, all Category I listed invasive species shall be eradicated
from the site.
17. Prior to commencement of development, including, but not limited to; clearing, filling, excavation,
grading, or planting of vegetation, as defined in LDC 2.00.00, an updated 100% gopher tortoise survey
conducted by a state certified gopher tortoise agent will be required per Florida Fish and Wildlife
'iivlx.7v1 vu�i vai �,vuuulb�iVii �Y �. r.. j �i vvc. .,. Y��a: oo 1
18. Listed species surveys shall be repeated, at minimum, upon their expiration and for each phase of
development prior to commencement of development for the following listed species based on the most
recent results. If any listed species are observed and appear to be occupying sites currently under
development activity, all development activity shall cease, and the appropriate state and federal agencies
shall be notified: 1. Gopher Tortoise survey only valid for 90 days (last survey provided 7/6/2023). 2.
Crested Caracara survey valid for each nesting season, typically January - April of each year (last survey
provided 7/11/2023). 3. Sandhill Crane survey valid for each season, typically May - September of each
year (last survey provided 7/6/2023). New
19. A Site Development Permit is required prior to performing site improvement activities. New
Attachments
1. PDS Order 2024-007
2. Site Plan (Adjusted)
3. ERD Final Report
4. Memo regarding architectural elevations
ST. LUCIE