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Home My WebLink About25-184 RESOLUTION NO. 2025-184 PD-2404-000420 0 0 co A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF U F ST. LUCIE COUNTY DENYING AMENDMENT OF THE OFFICIAL F g ZONING ATLAS FOR +/-42.93 ACRES LOCATED ON THE EAST SIDE o n OF OLEANDER AVENUE APPROXIMATELY 500 FEET SOUTH OF N ULRICH ROAD FROM THE RS-2 (RESIDENTIAL SINGLE-FAMILY-2) o N ZONING DISTRICT TO THE PUD (PLANNED UNIT DEVELOPMENT) tr- }N W ZONING DISTRICT AND DENYING THE ASSOCIATED PRELIMINARY �z77Q$ J o a^ PUD SITE PLAN FOR THE PROJECT KNOWN AS TIDEWATER II PUD, • W cr,M 0 TO EXPAND THE EXISTING +/-16.37-ACRE TIDEWATER PUD wUin`c)z ZIJD`j.? E 0 LOCATED AT 5985 S. US HIGHWAY 1, IN UNINCORPORATED ST. a J ° LUCIE COUNTY,FLORIDA. hu_ow WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, based on testimony and evidence, including but not limited to the staff report, has made the following determinations: 1) Leah Heinzelmann, with Cotleur& Hearing, Inc., on behalf of the Collins Development Company, presented a petition for an Amendment to the Official Zoning Atlas from the RS-2 (Residential, Single-family-2) Zoning District to the PUD (Planned Unit Development)Zoning District for+/-42.93 acres and an associated Preliminary PUD Site Plan to develop a residential development consisting of up to 94 townhome units, 74 single-family detached lots, recreational amenities, landscape buffers, natural preservation area, other open spaces, and stormwater facilities to be known as the Tidewater II PUD for property located on the east side of Oleander Avenue, approximately 500 feet south of Ulrich Road, in unincorporated St. Lucie County, Florida. The Preliminary Planned Development Plan encompassed a collective +/-59.3 acre residential development (Tidewater and Tidewater II), proposing to expand the+/- 16.37-acre Tidewater PUD which contains 160 existing townhome lots. 2) On June 19, 2025,the St. Lucie County Planning and Zoning Commission held a public hearing on this petition, after installing a sign on the property and notifying by mail all owners of property within 500 feet of the subject at which all interested persons were given an opportunity to be heard and by a vote of 4-3 recommended that the Board of County Commissioners deny the requests for the property described in Part A. 3) On October 21,2025,the Board of County Commissioners of St. Lucie County,Florida, held a public hearing on this petition and denied the petition,after installing a sign on the property and notifying by mail all owners of property within 500 feet of the subject at which all interested persons were given an opportunity to be heard. 4) The St. Lucie County Development Review Committee reviewed the rezoning petition and preliminary planned development site plan and found them to meet the technical requirements and generally be consistent with the St.Lucie County Comprehensive Plan, where modifications and the conditions set forth in Part B of this Resolution are Resolution No.2025-184 File No.:PD-2404-000420 Page 2 implemented. At the Public Hearing, the applicant rejected recommendations and conditions deemed integral to achieving consistency with the Standards of Review in Land Development Code Sections 11.06.03 and 11.02.07, and the Comprehensive Plan. the Board of County Commissioners has deemed that the proposed change in zoning and associated Preliminary PUD Plan do not satisfy the requirements of Section 11.06.03 and 11.02.07 of the St. Lucie County Land Development Code and are not consistent with the goals, objectives, and policies of the St. Lucie County Comprehensive Plan. 6) The proposed project would have an undue adverse effect on adjacent property, the character of the neighborhood, traffic conditions, the environment, and substandard infrastructure in the vicinity. 7) Insufficient steps were proposed to minimize adverse effects of the proposed project on the immediate vicinity through building design, site design, landscaping, and screening. 8) The proposed project would not 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 RESOLVED by the Board of County Commissioners of St. Lucie County, Florida: ZONING MAP AMENDMENT A. The property on which the Zoning Map Amendment, or change in zoning, from the RS- 2(Residential,Single Family-2)Zoning District to the PUD(Planned Unit Development) Zoning District is denied is described as follows: Legal Description: DESCRIPTION: PARCEL 1: THE WEST 2.5 ACRES OF THE NW 1/4 OF THE NE 1/4 OF THE SW 1/4 OF SECTION 10, TOWNSHIP 36 SOUTH,RANGE 40 EAST,ST. LUCIE COUNTY,FLORIDA. AND THE NORTH 1/2 OF LOT 255, SECTION 10, TOWNSHIP 36 SOUTH, RANGE 40 EAST, ACCORDING TO THE PLAT OF WHITE CITY,AS RECORDED IN PLAT BOOK 1,PAGE 23,OF THE PUBLIC RECORDS OF ST.LUCIE COUNTY,FLORIDA. PARCEL 2: THE NORTH 1/2 OF THE SE 1/4 OF THE SW 1/4 OF THE NW 1/4 OF SECTION 10, TOWNSHIP 36 SOUTH,RANGE 40 EAST,ST.LUCIE COUNTY,FLORIDA. Resolution No.2025-184 File No.:PD-2404-000420 Page 3 PARCEL 3: THE SOUTH 1/2 OF THE SOUTH 1/2 OF THE SW 1/4 OF THE NW 1/4, LESS THE WEST 33 FEET THEREOF, SECTION 10, TOWNSHIP 36 SOUTH, RANGE 40 EAST, ST. LUCIE COUNTY,FLORIDA. PARCEL 4: LOT 256 OF WHITE CITY, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 1, PAGE 23, OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA, LESS AND EXCEPTING THEREFROM THE EAST 282 FEET OF THE WEST 315 FEET OF THE SOUTH 282 FEET OF THE NORTH 462 FEET THEREOF, AND LESS THE WEST 33 FEET FOR ROAD RIGHT OF WAY. CONTAINING 42.914 ACRES, MORE OR LESS Parcel ID Numbers: 3403-502-0341-000-9, 3410-233-0001-000-1, and 3410-234- 0000-000-7 PRELIMINARY PUD SITE PLAN B. Pursuant to 11.02.05(B) of the St. Lucie County Land Development Code, the PUD (Planned Unit Development) Preliminary Site Plan for the project known as the Tidewater II PUD is hereby denied for the subject property generally described in Part A above, with proposed modifications to the Tidewater I PUD referenced as Parcels 3410-703- 0001-000-3 (Tidewater I, Buffer Tract), 3410-703-0180-000-1 (Tidewater I, Access Tract), et. al., as shown on the preliminary site plan drawings for the project, Exhibit B, Site Plan prepared by Cotleur& Hearing, revised to June 3, 2025. The Conditions recommended by staff and entered into the record are detailed below. 1. Prior to Final Site Plan approval, provide an updated Environmental Impact Report (EIR) that reflects the most recent development proposal and tree mitigation method. 2. Prior to Final Site Plan approval, provide a finalized tree mitigation plan reflecting any updated tree survey data. 3. Prior to Final Site Plan approval, revise the quantity of green cocoplums listed within the upland transition section of the plant schedule (LP Sheet 5 of 6) to reflect the proposed quantities of shrubs listed for Lakes 2-4 within the upland transition section of the landscape data table (LP Sheet 1 of 6). 4. 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 shall be updated as necessary per individual species-specific requirements or written correspondence stating any potential impacts have been resolved from the appropriate state and federal agency. If any listed species impacts are found to be present as a result of these updated surveys, appropriate mitigative measures per state and federal agency requirements shall be provided prior to initiation of any clearing activities. Resolution No.2025-184 File No.:PD-2404-000420 Page 4 5. Prior to issuance of a Certificate of Occupancy,all Category I listed invasive plants shall be eradicated from the site. 6. Staff will work with the Applicant in the Final Site Plan stage to refine the open space plan that builds on the trail connectivity, including but not limited to the following possible actions. a. Expand the trail in the "Existing Vegetation To Remain" area in the southwest corner into a loop trail. b. Provide loop trail in buffer area between townhome and single-family detached components. c. Locate additional benches&pet waste stations along trails or provide a standard per linear feet. 7. Recommend labeling open space areas as pocket parks, and assigning varying pocket park uses in the Final Site Plan process: for example, playground,dog park,community garden,outdoor exercise area,native plant habitat,disc golf course, meditation garden, etc. 8. Provide for limited parking at the SE (townhome) pool. 9. Include a site plan standard that does not allow for impervious surface within side yard setbacks except for paved platforms for air conditioning equipment, trash cans, and generators, not to exceed 80 square feet. 10. During the Final Site Plan process, the Applicant will seek opportunities to preserve protected trees, particularly in areas of concentrated/maximized presence of protected trees,through the adjustment of streets,ponds,and lots. Final Site Plan design will also include some larger/wider lot sizes in areas of concentrated trees, which would provide for tree preservation areas on individual lots, provide more of an organic and less uniform development pattern, and provide improved transitioning toward the rural character of Oleander Ave. The Applicant will adopt a grading approach that better preserves trees and consider mitigation through identification and acquisition of nearby land to preserve. Additionally,the Applicant will relocate existing trees—where possible-to open space areas,parks,and buffers. 11. The Final Site Plan shall provide for improved tree preservation, buffering and lot size transition, as stated in COA #10, integrating some of the "Potential Tree Retention Areas". 12. Recommend traffic calming measures in the Final Site Plan for townhome community. 13. The Final Site Plan shall include a detailed construction phasing and management plan, addressing construction entrances, days and hours, land clearing and debris processing, temporary stormwater management/displacement protocols, and similar aspects to minimize adverse impacts to adjacent properties. 14. Provide a 10-foot side setback in the single-family portion to allow for tree preservation and planting. 15. Label open space areas as pocket parks. Assign varying pocket park uses in the Final Site Plan process: for example,playground, dog park, community garden, outdoor exercise area, native plant habitat, disc golf course,meditation garden, etc. 16. Within 90 days of Final Site Plan Approval, the applicant, property owner, Resolution No.2025-184 File No.: PD-2404-000420 Page 5 developer, successors, or assigns, shall convey to St. Lucie County, in a manner or form acceptable to the County Attorney, 25 feet of right-of-way along Oleander Avenue, as determined by the Public Works Department. 17. For plat approval prior to completion of required improvements, a Subdivision Improvement Agreement and appropriate bonding is required. 18. A Site Development Permit is required prior to performing site improvement activities. 19. A six-foot-wide sidewalk is required along Oleander Avenue. The Board of County Commissioners may authorize the applicant to pay a Fee-in-Lieu of construction of the sidewalk. C. A copy of this Resolution shall be mailed to the owner of record as identified on the application. D. This Resolution shall be recorded in the Public Records. E. DENIAL 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 21'day of October,2025. BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY, FLORIDA B Chair ATTEST A ROVED AS TO FORM AND CORRECTNESS Deputy Clerk Interim County Attorney EXHIBIT A (LOCATION MAP) ammo ;;:■��gamy Tidewater II Y: .: C��W, i■■■vur�si ■�,■■■ r 0,ii : PD-2404-000042 up FEZ C ■ - ■ ■■u.,� ■P ■�_■e 1.1�1I®1L - i .I■■I(III M ■Mp �..� ■■■■■rn■■/—EJP.■1■■m—r■■■■ ■ _ ■■ ■�LIhINi MI ..' 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