HomeMy WebLinkAbout25-152 RESOLUTION 2025-152
File No.: MJSP-2402-000117
A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST.
LUCIE COUNTY FOR APPROVING A FINAL SITE PLAN FOR THE
PROJECT KNOWN AS THE NOVA AT SOLAERIS, POD 8 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 Nova at Solaeris, for +/- 20.59 acres, designated as POD 8 within the Oak
Ridge Ranches PUD (Planned Unit Development). The proposed 176-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 8 Final Site Plan
includes up to 176 single-family townhome lots, amenity center, pedestrian
paths, and dry detention.
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 +/-20.59 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# 5527026 09/12/2025 02:53.43 PM Resolution No. 2025-152
OR BOOK 5366 PAGE 569-577 Doc Type:RESO File No: MJSP-2402 000117
Page 1 RECORDING: $78.00
uses, provides for the primary conservation areas core to the overall project and
affirms parameters and tracking mechanisms.
4) On May 20, 2025, the Board of County Commissioners approved an Adjustment
to the Oak Ridge Ranches Phase 1A Final Site Plan, via Resolution 2025-99.
5) The St. Lucie County Development Review Committee has reviewed the Phase
POD 8 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.
6) 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.
7) 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.
8) 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.
9) 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.
10) 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
8 Final Site Plan for the project known as the Nova 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., revised through May 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 2023-201 and
Resolution No. 2025-152
Page 2 File No: MJSP-2402-000117
as may be amended, the Phase 1A Final Site Plan as approved by Resolutions
2024-229 and 2025-99 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 Nova at Solaeris (POD 8)
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.
8) Prior to issuance of a building permit, a typical townhome planting plan shall be reviewed
and approved which integrates complementary landscape plantings, including the
minimum tree requirement per townhome lot (1 tree per 2,500 sq. ft.).
9) 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
Resolution No. 2025-152
Page 3 File No: MJSP-2402-000117
permits of more than forty percent (40%) — 70 units. The Site Plan shall retain the
pedestrian link to POD 7.
10)All signs shall comply with the approved Oak Ridge Ranches PUD Master Sign Plan.
11)A Site Development Permit is required prior to performing site improvement activities.
12)A Subdivision Improvement Agreement and bonding will be required if platting is pursued
prior to construction of the onsite required infrastructure.
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)All 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 8 Final Site Plan, to be known as Nova at Solaeris,
is granted is described as follows:
BEING A PARCEL OF LAND LYING IN A PORTION OF SECTION 1, TOWNSHIP 37
SOUTH, RANGE 38 EAST, ST LUCIE COUNTY FLORIDA. BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF SECTION 36, TOWNSHIP 36 SOUTH,
RANGE 38 EAST; THENCE NORTH 00°08'55" WEST ALONG THE EAST LINE OF SAID
SECTION 36, A DISTANCE OF 431.14 FEET TO A POINT ON THE NORTHWESTERLY
RIGHT OF WAY OF GLADES CUT OFF ROAD (SR 709) AS RECORDED IN OFFICIAL
RECORD BOOK 587, PAGE 1117 IN THE PUBLIC RECORDS OF ST. LUCIE COUNTY,
FLORIDA; THENCE SOUTH 44°46'11" WEST ALONG SAID RIGHT OF WAY, 2878.11
FEET TO THE POINT OF BEGINNING; THENCE CONTINUE SOUTH 44°46'11" WEST
ALONG SAID RIGHT OF WAY, 620.00 FEET; THENCE NORTH 45°13'49" WEST, 1447.65
FEET; THENCE NORTH 44°53'46"EAST, 620.00 FEET; THENCE SOUTH 45°13'49"EAST,
1446.28 FEET TO THE POINT OF BEGINNING.
CONTAINING 897117.49 SQUARE FEET OR 20.595 ACRES MORE OR LESS
Parcel ID Number: 4201-123-0001-000-4
C. The St. Lucie County Planning and Development Services Director shall be
authorized to notate the Oak Ridge Ranches POD 8 Final Site Plan approval on the
Official Zoning Map, referencing the date of adoption of this Resolution.
Resolution No. 2025-152
Page 4 File No: MJSP-2402-000117
D. The Final Site Plan granted by this Resolution, to provide for the platting and
development of up to 176 single-family townhome lots, and support improvements,
shall expire on July 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 July 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 8
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
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
Resolution No. 2025-152
Page 5 File No: MJSP-2402-000117
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 July, 2025.
BOARD OF COUNTY COMMISSIONERS
ST. LUCIE COUNTY, FLORIDA
?�{GOMM,sa i0 BY.
CHAIR
O
(� a j,D
«psi
(0
ATTEST: APP ED AS TO FORM AND
"" ‘'o° CORRECTNESS:
coutirw
1�, v'liLz BY: fr7-
DEPUTY CLERK ASSISTANT CO NTY ATTORNEY
Resolution No. 2025-152
Page 6 File No: MJSP-2402-000117
EXHIBIT "A"
(LOCATION MAP)
• 7
%.3 -
CROSSTOWN WAWA r
Resolution No. 2025-152
Page 7 File No: MJSP-2402-000117
EXHIBIT "B"
(CONDITIONAL CONCURRENCY CERTIFICATE)
St Lucie County
C:ertificate of C:apacitn-
Date 7 252C2 Certificate No. 336C
This document certifies that concurrency will be met and that adequate public facility
capacity exists to rreintain the standards for levels of serviceas adopted in the St
Lucie County Comprehensive Plan for.
1.Tvoe of development Major Site?tan
Number of units :76 Number of square feet
2. Property legal description& Tax ID no.
42 C 1-123-CC C1-OOC-4
Glade Cut Of Rd.
Nc:a at 5claesis-Oak Ridge Rancher
3.Approval: Building Resolution No. 2C2 -152 Letter
4. Subi ect to the following conditions for concurrency:
COAs for Reolbtions 2C23 2C1&2C24-229
Owner's name
Oak Ridge Resi Investments LLC
Address
1C=2E 1st S.t.
D1ravBeah FL 33444
6. Certificate Expiration Date 7 2_2 2C2
This Certificate of Capacity is transferable only to subsequent ovrners of the same
parcel,and is subject to the same term,conditions and expiration date listed herein.
The expiration Cate can be extended only under the same terms and conditions as the
underlying development orderissued with this certificate,or for subsequent
development orders)issued for the same property,use and size as described herein.
Shoed Dace:7,25;2025
Planning and Development Services Director
St Lucie County.Florida
Resolution No. 2025-152
Page 8 File No: MJSP-2402-000117
EXHIBIT "C"
(OAK RIDGE RANCHES POD 8 SITE PLAN)
111111111111 it I II
SI i 7Sa;
a a tdpi,i iillill
p FC¢ +
Ipp;, 1
- 1
i i li NMI a __ — .__ N
iiib illtl ! 11■ •., • • i,,,�14?tn'.fir.ir.n'1 ' ><_ I ^..
it limta _ t — 1 N
i 6 elli r• •i ,Ni, ?La 1
T i 7
al t a t
11,11 iq i` ill 1 g 1 Nn9'7.. 1i7ll1t1��iF���kI.4 r41�a.,4111 1-11
Y s � �p - �I 11 . 1 • ,1 1 11
II;a€. iity - — - - Oil .1
ila�.if ad .� :d 'rl a I.Y�rl a 1..�r 1'n p. rl lu'Ir 11 ull. pll�. r r
I _
i 8 i Ili
-------04 11 a ! r 1 a
7 I}4I: a iii ' ' I ' Vi 1 61
i,I I aif
'it,
;ii ra1 IVY Pil a it i+1• I i,
' i ; i § is +asii i ;i ,5 [i i IA
t FIT!ii ti
111111 9il i 7
9� Y 8i Saa,1j ON if o)
iN i F'E li ,i PI I.' Mil g' : ' 1;i7111 1 ; 0 1 1g pl lid
;il; i `si!t!Paft
!-
fill clip = a iar it DU; is i a i;i: is j :+ 7
a pill' . i i f.
�gi Ii rill'
� a arY 41 a:raf 01 f I 00,401 i f1 i
,r
T.
2 C
k
r.
cn 7
TS 7 sq. 41 .0 d7P'
ilp
e it
r NOVAATSOLAER/S ii 1.1iiii 1 k
r-,
ill. St.Lucie County,Florida i f
fir Sl_
Resolution No. 2025-152
Page 9 File No: MJSP-2402-000117