HomeMy WebLinkAbout25-096 RESOLUTION 2025-96
File Number: MJSP-2410-000134
A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST.
LUCIE COUNTY FOR APPROVING A FINAL SITE PLAN FOR THE
PROJECT KNOWN AS THE PANORAMA AT SOLAERIS, POD 4A, WITHIN
THE OAK RIDGE RANCHES PUD LOCATED IN ST. LUCIE COUNTY,
FLORIDA.
WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, based
upon competent substantial evidence, including but not limited to the staff report, has
made the following determinations:
1) Donaldson Hearing, ASLA, AICP of Cotleur & Hearing, Inc. submitted a petition,
on behalf of Oak Ridge Ranches, LLC, for a Final Major Site Plan to be known
as Panorama at Solaeris, for +/-279 acres, designated as POD 4A within the
Oak Ridge Ranches PUD (Planned Unit Development). The proposed 848-unit
residential community is located within the Oak Ridge Ranches MXD District of
property located on the west side of Glades Cut-off Road, at the northwest
corner of Range Line Road and Glades Cut Off Road, with land extending north
to the C24 Canal, in St. Lucie County, Florida, as depicted on the attached map
as Exhibit "A" and described in Part "B" below. The POD 4A Final Site Plan
includes up to 848 single-family lots for detached homes, amenity center,
wetland preservation, and stormwater lakes.
2) On October 12, 2023, the Board of County Commissioners approved the
Comprehensive Plan Future Land Use Map Amendment for the Oak Ridge
Ranches MXD Activity Area and granted a change in zoning from the AG-5
(Agricultural — 5) and CN (Commercial Neighborhood) Zoning Districts to the
PUD (Planned Unit Development) Zoning District, for +/- 3,229.27 acres,
including the subject +/-158 acres. The approvals included a Preliminary PUD
(Planned Unit Development) Site (Master) Plan with an associated Wetland
Waiver from Comprehensive Plan Policies 6.1.14.2 and 6.1.14.5 to develop up
to 8,600 dwelling units and up to 650,000 square feet of commercial uses, and
other nonresidential uses as specified in the Oak Ridge Ranches Mixed Use
Activity Area.
3) On November 12, 2024, the Board of County Commissioners approved the Oak
Ridge Ranches Phase 1A Final Site Plan, via Resolution 2024-229, which
includes development of the primary access (loop) road and provides for a
series of development tracts or "Pods", for residential, non-residential and civic
MICHELLE R.MILLER,CLERK OF THE CIRCUIT COURT
SAINT LUCIE COUNTY
FILE# 5499777 07/01/2025 11:20:05 AM
OR BOOK 5334 PAGE 2897-2907 Doc Type:RESO Resolution No. 2025-96
RECORDING: $95.00
Page 1 File No: MJSP-2410-000134
uses, provides for the primary conservation areas core to the overall project and
affirms parameters and tracking mechanisms.
4) The St. Lucie County Development Review Committee has reviewed the Phase
POD 4A Final Site Plan and found it to meet the technical requirements and to
be consistent with the St. Lucie County Comprehensive Plan, including
Ordinance 2023-15 which authorized the Oak Ridge Ranches MXD, and to be
consistent with the authorizations of Resolution 2023-201 (Oak Ridge Ranches
PUD), subject to the conditions set forth in Part "A" of this Resolution.
5) The Site Plan has generally satisfied the requirements of Sections 11.02.02. C.
7., 11.02.04 and 11.02.05 of the St. Lucie County Land Development Code.
6) The proposed project, with conditions of approval, 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.
7) 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.
8) The proposed project, with the presented Conditions of Approval, 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.
9) The proposed project is intended to be served by the St. Lucie County Utilities
Department for water and wastewater services.
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of St.
Lucie County, Florida:
A. Pursuant to 11.02.05(B) of the St. Lucie County Land Development Code, the POD
4A Final Site Plan for the project known as the Panorama at Solaeris, within the
Oak Ridge Ranches PUD is hereby approved, for the subject property described in
Part "B" below, as shown on the Site Plan drawings for the project, prepared by
Cotleur and Hearing, Inc., dated October 21, 2024 with revisions through March 17,
2025, and date stamped as received by the St. Lucie County Planning &
Development Services Department on March 19, 2025, as attached and
incorporated herein as Exhibit "C", and subject to site-specific PUD Zoning
Regulations and the obligated Transportation Mitigation Schedule provided by
Resolution No. 2025-96
Page 2 File No: MJSP-2410-000134
Resolution 2023-201 and as may be amended, the Phase 1A Final Site Plan as
approved by Resolution 2024-229 and the following conditions:
1) The Obligated Transportation Mitigation Improvements documented in Resolution
2023-201 (PUD) and the Oak Ridge Ranches Proportionate Share and Impact Fee
Credit Agreement are not altered by this approval and the requirements must be
satisfied.
2) Building permits shall not be issued for development that cumulatively generates
more than 620 net external PM peak-hour two-way trips (for all Oak Ridge
Ranches Pods combined) until the applicable Obligated Transportation Mitigation
Improvements have been satisfied. Prior to the issuance of building permits
corresponding with the improvement triggers in the Oak Ridge Ranches
Proportionate Share and Impact Fee Credit Agreement, the required roadway
improvements or payments or alternative conditions, as applicable, shall be
provided.
3) No later than the issuance of 200th residential building permit for Pod 1, 2, 3, 4a,
4b, 5, 6 & 7 (combined), the connection of Soli Boulevard AKA Oak Ridge
Ranches Road "the loop road" to Glades Cut Off Road shall be constructed. No
additional building permits will be issued until this condition is satisfied.
4) Prior to the first residential Certificate of Occupancy is issued within the Oak Ridge
Ranches PUD (any Pod), Soli Boulevard AKA Oak Ridge Ranches Road "the loop
road" shall be constructed as a 4-lane section in its entirety between Glades Cut
Off Road and Range Line Road.
5) Prior to the first residential Certificate of Occupancy issued within the Oak Ridge
Ranches PUD (any Pod), This connection road (the temporary internal road and
portion of Range Line Road) from Glades Cut Off Road to Soli Boulevard AKA
Oak Ridge Ranches Road "the loop road" shall be completed by constructing
future Range Line Road (within the future 70' donated right-of-way) and a
temporary/interim road (within Oak Ridge Ranches PUD land).
6) Prior to the first residential Certificate of Occupancy issued within the Oak Ridge
Ranches PUD (any Pod), Range Line Road from approximately 1,000' south of
Oak Ridge Ranches Road (AKA Soli Boulevard) to a connection to a temporary
internal road shall be constructed within the Oak Ridge Ranches PUD land and
with a variable width right-of-way easement along the eastern PUD property
limits). Should the County acquire additional right-of-way or easement(s) prior to
commencement of road construction, then the Developer shall construct Range
Line Road from Oak Ridge Ranches Road to the temporary/internal road in
substantial conformance with the typical section depicted on plans developed by
Kimley-Horn dated 10-30-24).
7) Ownership transfer of a residential structure or building located in the residential
Pod cannot occur until the Final Plat is approved and recorded. The Panorama at
Solaeris (POD 4A) Developer, including successor(s) in interest or assigns, shall
hold harmless St. Lucie County from liability or disputes resulting from the
completion timeframe by the Solaeris CDD of the Obligated Transportation
Mitigation Improvements documented in Resolution 2023-201 (PUD) and the Oak
Ridge Ranches Proportionate Share and Impact Fee Credit Agreement.
Resolution No. 2025-96
Page 3 File No: MJSP-2410-000134
8) In accordance with LDC Section 7.01.03. L. 2. 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 or mobile home permits of more than forty percent (40%) — 339 units.
The Amenity Center Site Plan shall require a Minor Site Plan.
9) All signs shall comply with Land Development Code Section 9.01.01, unless
otherwise provided for by an approved Oak Ridge Ranches PUD Master Sign
Plan.
10)A Site Development Permit is required prior to performing site improvement
activities.
11)A Subdivision Improvement Agreement and bonding will be required if platting is
pursued prior to construction of the onsite required infrastructure.
12)Prior to issuance of certificate of occupancy (CO), provide a copy of the
Homeowner Association's (HOA) declaration of covenants document, which shall
include the HOA's maintenance responsibilities and a list of prohibited activities for
the preserve areas located within POD 4A.
13)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,
conditions of approval for Phase 1A shall be satisfied.
14)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,
listed species surveys for the subject site plan, shall be updated as necessary per
individual species-specific requirements. If any listed species impacts are found to
be present as a result of these surveys, appropriate mitigative measures per state
and federal agency requirements shall be provided prior to the initiation of any
clearing activities.
15)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,
the developers, their successor or assigns, shall conduct a pre-construction
meeting for the subject site plan, with construction personnel and Environmental
Resources Department staff, to verify vegetation and preserve area protection
measures have been installed.
16)AII Category I listed invasive species shall be eradicated from the subject site plan
(site), in its entirety, prior to the issuance of the first certificate of occupancy.
B. The property for which the POD 4A Final Site Plan, to be known as Storybrook at
Solaeris, is granted is described as follows:
Legal Description:
BEING A PARCEL OF LAND LYING IN A PORTION OF SECTION 35, TOWNSHIP 36 SOUTH,
RANGE 38 EAST, SAINT LUCIE COUNTY, FLORIDA, SAID PARCEL BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF SECTION 35, TOWNSHIP 36 SOUTH, RANGE
38 EAST; THENCE NORTH 89029'41" EAST (STATE PLANE GRID BEARING DATUM) ALONG
THE NORTH LINE OF SAID SECTION 35, A DISTANCE OF 1858.90 FEET TO THE POINT OF
BEGINNING OF THE PARCEL DESCRIBED HEREIN; THENCE CONTINUE NORTH 89°29'41"
EAST, 761.47 FEET TO THE NORTH QUARTER CORNER OF SECTION 35, TOWNSHIP 36
SOUTH, RANGE 38 EAST;
Resolution No. 2025-96
Page 4 File No: MJSP-2410-000134
THENCE NORTH 89033'08" EAST ALONG THE NORTH LINE OF SAID SECTION 35, A DISTANCE
OF 1,770.17 FEET TO A NON-TANGENT POINT OF CURVATURE THROUGH WHICH A LINE,
RADIAL TO THE SUBSEQUENT CURVE, BEARS SOUTH 00000'00" EAST; THENCE
SOUTHEASTERLY ALONG THE ARC OF A CURVE CONCAVE TO THE SOUTHWEST, HAVING A
RADIUS OF 1,012.90 FEET, A CENTRAL ANGLE OF 43°12'16", AN ARC DISTANCE OF 463.79
FEET TO A POINT OF TANGENCY; THENCE SOUTH 46047'44" EAST, 194.73 FEET TO A NON-
TANGENT POINT OF CURVATURE THROUGH WHICH A LINE, RADIAL TO THE SUBSEQUENT
CURVE, BEARS SOUTH 62000'06" EAST; THENCE SOUTHWESTERLY ALONG THE ARC OF A
CURVE CONCAVE TO THE SOUTHEAST, HAVING A RADIUS OF 2,110.00 FEET, A CENTRAL
ANGLE OF 03009'44", AN ARC DISTANCE OF 116.45 FEET TO A POINT OF TANGENCY;
THENCE SOUTH 24°50'10" WEST, 341.18 FEET TO A POINT OF CURVATURE; THENCE
SOUTHERLY ALONG AN ARC OF A CURVE CONCAVE TO THE EAST, HAVING A RADIUS OF
2,110.00 FEET, A CENTRAL ANGLE OF 24050'10", AN ARC DISTANCE OF 914.62 FEET TO A
POINT OF TANGENCY; THENCE SOUTH 00°00'00" EAST, 780.52 FEET TO A POINT OF
CURVATURE; THENCE SOUTHERLY ALONG AN ARC OF A CURVE CONCAVE TO THE EAST
HAVING A RADIUS OF 1,110.00 FEET, A CENTRAL ANGLE OF 19°59'47", AN ARC DISTANCE OF
387.39 FEET TO A POINT OF TANGENCY; THENCE SOUTH 19°59'47" EAST, 389.13 FEET TO A
POINT OF CURVATURE; THENCE SOUTHERLY ALONG AN ARC OF A CURVE CONCAVE TO
THE WEST, HAVING A RADIUS OF 890.00 FEET, A CENTRAL ANGLE OF 04001'101, AN ARC
DISTANCE OF 62.43 FEET TO A POINT OF NON-TANGENCY; THENCE SOUTH 85°18153" WEST,
335.96 FEET; THENCE SOUTH 71034'58" WEST, 510.30 FEET TO POINT OF CURVATURE;
THENCE SOUTHWESTERLY ALONG AN ARC OF A CURVE CONCAVE TO THE SOUTHEAST,
HAVING A RADIUS OF 230.00 FEET, A CENTRAL ANGLE OF 16047'14", AN ARC DISTANCE OF
67.39 FEET TO A POINT OF TANGENCY; THENCE SOUTH 54°47'44" WEST, 154.18 FEET TO A
NON-TANGENT POINT OF CURVATURE THROUGH WHICH A LINE, RADIAL TO THE
SUBSEQUENT CURVE, BEARS NORTH 36023'25" WEST; THENCE SOUTHWESTERLY ALONG
AN ARC OF A CURVE CONCAVE TO THE NORTHWEST, HAVING A RADIUS OF 895.34 FEET, A
CENTRAL ANGLE OF 08047'12", AN ARC DISTANCE OF 137.31 FEET TO A POINT OF NON-
TANGENCY; THENCE SOUTH 52°23'59" WEST, 440.93 FEET TO A NON-TANGENT POINT OF
CURVATURE THROUGH WHICH A LINE, RADIAL TO THE SUBSEQUENT CURVE, BEARS
SOUTH 07016'46" WEST; THENCE WESTERLY ALONG AN ARC OF A CURVE CONCAVE TO THE
SOUTH, HAVING A RADIUS OF 418.35 FEET, A CENTRAL ANGLE OF 44°43'35", AN ARC
DISTANCE OF 326.57 FEET TO A POINT OF TANGENCY; THENCE SOUTH 52°33'10" WEST,
889.31 FEET; THENCE NORTH 38°08'29" WEST, 49.23 FEET; THENCE NORTH 38°03'06" WEST,
647.22 FEET TO A POINT OF CURVATURE; THENCE NORTHERLY ALONG AN ARC OF A
CONCAVE TO THE EAST, HAVING A RADIUS OF 860.00 FEET, A CENTRAL ANGLE OF 45°34'1211
,
AN ARC DISTANCE OF 684.00 FEET TO A POINT OF TANGENCY; THENCE NORTH 07°31'06"
EAST, 110.54 FEET TO A POINT OF CURVATURE; THENCE NORTHERLY ALONG AN ARC OF A
CURVE CONCAVE TO THE WEST, HAVING A RADIUS OF 355.00 FEET, A CENTRAL ANGLE OF
50°56'38", AN ARC DISTANCE OF 315.64 FEET TO A POINT OF TANGENCY; THENCE NORTH
43°25'32" WEST, 80.59 FEET TO A POINT OF CURVATURE; THENCE NORTHWESTERLY ALONG
AN ARC OF A CURVE CONCAVE TO THE NORTHEAST, HAVING A RADIUS OF 898.00 FEET, A
CENTRAL ANGLE OF 40°03'25", AN ARC DISTANCE OF 627.82 FEET TO A POINT OF
TANGENCY; THENCE NORTH 03022'07" WEST, 632.57 FEET TO A POINT OF CURVATURE;
THENCE NORTHEASTERLY ALONG AN ARC OF A CURVE CONCAVE TO THE SOUTHEAST,
HAVING A RADIUS OF 460.00 FEET, A CENTRAL ANGLE OF 90°01'20", AN ARC DISTANCE OF
422.74 FEET TO A POINT OF TANGENCY; THENCE NORTH 86°39'13" EAST, 25.15 FEET;
THENCE NORTH 03006'04"WEST, 325.88 FEET; THENCE SOUTH 85002"8" WEST, 119.62 FEET;
THENCE NORTH 00°45'57"WEST, 897.42 FEET TO THE POINT OF BEGINNING.
ABOVE DESCRIBED PARCEL CONTAINS A GRID AREA OF 279.034 ACRES, MORE OR LESS.
Parcel ID Number: 3235-112-0001-000-2 (Portion oo
Resolution No. 2025-96
Page 5 File No: MJSP-2410-000134
C. The St. Lucie County Planning and Development Services Director shall be
authorized to notate the Oak Ridge Ranches POD 4A Final Site Plan approval on
the Official Zoning Map, referencing the date of adoption of this Resolution.
D. The Final Site Plan granted by this Resolution, to provide for the platting and
development of up to 848 single-family lots, and support improvements, shall expire
on April 22, 2027, unless a Plat is approved and recorded, a Building Permit is
obtained, or an extension is granted in accordance with Section 11.02.06(B)(2) of
the Land Development Code. In the event of an appeal, the expiration date of April
22, 2027 shall not be applicable, and the expiration date will be two (2) years from
the date of resolution of an appeal(s) with a favorable decision to the applicant. The
development in the Oak Ridge Ranches PUD shall remain subject to the site-
specific PUD Zoning Regulations, provided in Resolution 2023-201, Exhibit "D" and
as modified by the Conditions of Approval in Part "C" of the referenced Resolution,
including any amendments granted thereof.
E. The developer is advised as part of this 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, the St. Lucie County Fire District and the St. Lucie County Environmental
Resources, Public Works, and Building Departments prior to the commencement of
any development activities on the property described in Part "B". Issuance of this
authorization or 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.
F. The conditions set forth in Part "A" are an integral non-severable part of the POD
4A Final Site Plan approval granted by this Resolution. 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 Resolution shall become null and void.
G. A conditional Concurrency Certificate, a copy which is attached to this Resolution
as Exhibit "B", was signed by the Planning & Development Services Director, and
will remain valid for the term of this Resolution. The Certificate of Capacity may be
Resolution No. 2025-96
Page 6 File No: MJSP-2410-000134
conditioned execution of Utility Improvement/Service Agreement(s). Transportation
Capacity is reserved for the entirety of the PUD upon execution of a Proportionate
Share and Impact Fee Credit Agreement documenting the improvement triggers
(trips) and payment amounts to mitigate the identified impacts, which shall be a
binding and legally enforceable commitment on the developer, its agents, lessees,
successors or assigns with the County to assure construction or a proportionate
share payment, as allowed by law.
H. At the developer's option, all of the developer requirements under this approval are
hereby expressly authorized to be assigned to and/or undertaken by the Solaeris
Community Development District (CDD) without further action and pursuant to
Section 190.012(1)(g), Florida Statutes.
I. A copy of this Resolution shall be mailed to the owner the of record as identified on
the application.
J. This Resolution shall be recorded in the Public Records.
K. ADOPTION
After the motion and second, the vote on this Resolution was as follows.
Jamie Fowler, Chair AYE
Larry Leet, Vice-Chair AYE
James Clasby, Commissioner AYE
Erin Lowry, Commissioner AYE
Cathy Townsend, Commissioner AYE
PASSED AND DULY ADOPTED this 22nd day of April, 2025.
BOARD OF COUNTY COMMISSIONERS
ST. LUCIE COUNTY, FLORIDA
CHAIR
Resolution No. 2025-96
Page 7 File No: MJSP-2410-000134
GOMM/ssO
o
ATTEST: v y APPROVED AS TO FORM AND
* * CORRECTNESS:
`Gc/F COUNT,*
BY:
DEPUTY CLERK COUNTY ATT R EY
Resolution No. 2025-96
Page 8 File No: MJSP-2410-000134
EXHIBIT "A"
(LOCATION MAP)
C-24 CANAL
POD 4A
ri
c�
Q
CROSSTOWN
PARKWAY
OAK RIDGE RANCHES
Resolution No. 2025-96
Page 9 File No: MJSP-2410-000134
EXHIBIT "B"
(CONDITIONAL CONCURRENCY CERTIFICATE)
St Lucie Count-
Certificate of Capacity
Date 5.22,2025 Certificate No, 3354
Thi s document certifies that con currency will be met and that adequate public facility
capacity exists to mainffiin the sffindards for levels of service as adopted in the St
Lucie Countv Comprehensive Plan for.
1,Tvpe of development IMajor Site Plan
Number of units 348 N umber of square feet
2.Property legal description& Tax ID no.
3235-112-0001-000-2(Pbrtion of)
NW of Glades and Range Line Roads
Panarania at S olaeris(POD 4A)
3.Approval: Building Resolution No. 2025-96 Letter
4.Subject to the following conditions for concurrency:
COAs contained in Resolution2025-96
Owner's name
Oak Ridse Resi 1wes hments LLC
Address
105 NE 1st St.
DelrayBeacb-FL 3 FL 33444 3807
fi.Certificate Expi ration Date 41=027
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
underlying development orderissued with this certificate, or for subsequent
development order(s) issued forthe same property, use and size as described herein.
ftwd
npavid Development Services Director
St Lucie County,Florida
Resolution No. 2025-96
Page 10 File No: MJSP-2410-000134
EXHIBIT "C"
(OAK RIDGE RANCHES POD 4A SITE PLAN)
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Resolution No. 2025-96
Page 11 File No: MJSP-2410-000134