HomeMy WebLinkAbout26-01 PDS ORDER 2026-01
File No.: MNSP-2403-000109
AN ORDER GRANTING APPROVAL OF A MINOR SITE PLAN
KNOWN AS EXOTIC MOTOR MANSIONS WAREHOUSE FACILITY
FOR PROPERTY LOCATED APPROXIMATELY 0.4 MILES EAST
OF KEEN RD., IN ST. LUCIE COUNTY, FLORIDA.
WHEREAS, the St. Lucie County Planning and Development Services Director has reviewed the
request for a Minor Site Plan submitted by Dennis J. Murphy, Principal Planner with Culpepper &
Terpening, Inc. on behalf of CCCV Fort Enterprises LLC, reviewed the comments of the St. Lucie
County Development Review Committee on this application, and has made the following
!terminations:
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°� #,_m 1. On March 25, 2024, Dennis Murphy of Culpepper&Terpening, Inc. submitted a Minor Site
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G>Xz m Plan application on behalf of CCCV Fort Enterprises LLC. The project site consists of 5.86
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o c 3 acres within the IL (Industrial, Light) Zoning District, located 0.4 miles east of Keen Road
9D D_ r on the south side of St. Lucie Boulevard, in the Airport Overlay district. The Minor Site Plan,
m o 5 known as the Exotic Motor Mansions Warehouse Facility, proposes development of an
863 m 86,400 sq. ft. (including mezzanine levels) commercial condominium complex including 30
W x storage bays, 2 specialty contractor suites, a 2,500 sq. ft. clubhouse/lounge and associated
° site improvements including paved parking, landscaping, and onsite stormwater
management.
2 2. The St. Lucie County Development Review Committee has reviewed the proposed Minor
o 0 Site Plan and found it to meet the technical requirements of the St. Lucie County Land
Development Code, Comprehensive Plan, and has satisfied the standards of review set
forth in Section 11.02.07, Standards for Site Plan Review.
3. Planning staff performed a detailed analysis of the project and found it to be consistent with
the St. Lucie County Land Development Code and Comprehensive Plan. The analysis can
be found in the Planning and Development Services Department memorandum titled Exotic
Motor Mansions— Minor Site Plan, MNSP-2403-000109, dated January 8, 2026.
4. On August 1, 1990, the Board of County Commissioners of St. Lucie County, Florida,
adopted the St. Lucie County Land Development Code and has adopted amendments to
the Land Development Code through certain ordinances.
5. On September 11, 2009, a Minor Site Plan known as "SL 2617 Fox Communication
Tower" was approved by the St. Lucie County Growth Management Director for the
construction of a one hundred and thirty-five (135') tall monopole telecommunications
tower with a maximum of five (5) co-located telecommunication antennas located on a
portion of the property described in the legal description below.
6. The proposed development 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 within the IL (Industrial,
Light) zoning district.
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
Page 1 PDS No. 2026-01
File No.: MNSP-2403-000109
screening.
8. 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 Planning and Development Services Director of St.
Lucie County, Florida:
A. Pursuant to Section 11.02.03 of the St. Lucie County Land Development Code, the Minor
Site Plan known as the Exotic Motor Mansions Warehouse Facility, supporting SIC Codes
73, 15-17, 42, 75, and 873, is hereby approved as shown on the site plan drawings
prepared by Culpepper & Terpening, Inc. date stamped received on November 25, 2025,
by the St. Lucie County Planning and Development Services Department at the site located
0.4 miles east of Keen Road on the south side of St. Lucie Boulevard for the property more
particularly described in Part "B" below, subject to the following conditions:
Planning & Development Services Department
1) All site infrastructure (Horizontal improvements) shall be constructed as one phase of
development and shall be completed prior to the issuance of the first certificate or
occupancy or equivalent use authorization. Individual buildings within the Exotic Motor
Mansion development site, may at the developer's option, be constructed in phases or
stages in a reasonably continuous fashion.
2) The applicant shall coordinate with the Fort Pierce Farms Water Control District
(FPFWCD) for any necessary permits for the project.
3) Prior to issuance of a Certificate of Occupancy, (or equivalent use authorization), the
joint access driveway serving the site shall be paved to applicable Public Works'
specifications.
4) The facility's thirty (30) storage units and two (2) Specialty Contractor units shall not be
permitted for residential use, lodging or similar overnight accommodation(s) (rental or
otherwise).
5.) Clubhouse/lounge activities shall be limited to members and their guests.
6.) Prior to issuing of a Certificate of Occupancy (or equivalent use authorization) for any
buildings in the Exotic Motor Mansion project, the owner shall provide a copy of all
Condominium Documents or similar instruments (Declaration, Bylaws and Rules) that
address:
a. Refuse collection, e.g. location for storing bins placement and locations for pickup.
b. Prohibition of residential use, lodging, or overnight accommodation.
c. Clubhouse/lounge rules for owners and their guests.
d. General membership rules.
e. Specialty Contractors vs. individual Storage Unit owners (lessee) rules.
f. Locations for loading and unloading equipment and vehicles.
Public Works— Engineering
7.) St. Lucie Boulevard is identified on the County's Right-of-Way Protection Plan as a right-
of-way protected roadway. The seven (7) foot strip at the northwest corner of the project
site that extends north towards St. Lucie Boulevard shall be dedicated to St. Lucie County
in a form acceptable to the County Attorney prior to Site Development Permit issuance.
Page 2 PDS No. 2026-01
File No.: MNSP-2403-000109
8) A 6 FT sidewalk is required along adjacent road Right-of-Ways. The Board of County
Commissioners may authorize the applicant to pay a Fee-in-Lieu of construction of the
sidewalk.
9) A Site Development Permit is required prior to performing site improvement activities.
Environmental Resources Department
10) Prior to issuance of a Certificate of Occupancy or Certificate of Completion, whichever
is applicable, the site/parcel shall comply with the Existing Tree Location/Replacement Plan
by LPLA for the Fox Property dated 7.28.08 with the most recent revision date of 9.18.08
approved per PDS Order GM 09-012 Minor Site Plan known as SL 2617 Fox
Telecommunications Tower.
11) 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 applicant
shall satisfy remaining mitigation requirements via a fee-in-lieu to the St. Lucie County Tree
Mitigation Fund.
12) 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 per state and/or federal protocols shall be provided as this parcel lies within St.
Lucie County's scrub jay corridor and has contained documented gopher tortoise burrows
in the past.
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., a Vegetation
Removal Permit or Exemption shall be issued by the Environmental Resources Department
per LDC 6.00.03.
14) Prior to issuance of a Certificate of Occupancy, all Category I listed invasive plants
shall be eradicated from the site.
B. The property on which this Minor Site Plan approval is being granted is described as
follows:
LEGAL DESCRIPTION:
PARCEL 1
THE SOUTH 139.33 FEET OF THE NORTH 237.33 FEET OF THE WEST 312.25
FEET OF THE EAST 684.50 FEET OF THE N.E. 1/4 OF THE N.W. 1/4 OF SECTION
31, TOWNSHIP 34 SOUTH, RANGE 40 EAST, ST. LUCIE COUNTY, FLORIDA.
LESS AND EXCEPT SUCH OF THE FOLLOWING DESCRIBED PARCEL AS LIES
WITHIN PARCEL 1: COMMENCE AT THE NORTH QUARTER (N 1/4) CORNER OF
SECTION 31, TOWNSHIP 34 SOUTH, RANGE 40 EAST; THENCE S00°09'12"W A
DISTANCE OF 98.00 FEET; THENCE N89°48'22"W TO THE WEST LINE OF THE
EAST 684.50 FEET OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SAID
SECTION 31, A DISTANCE OF 684.50 FEET TO THE POINT OF BEGINNING;
THENCE S89°48'22" E, A DISTANCE OF 7.01 FEET; THENCE S00°12'28" W, A
DISTANCE OF 605.53 FEET; THENCE N89°47'43" W, A DISTANCE OF 6.43 FEET;
THENCE N00°09'12"E, A DISTANCE OF 605.53 FEET TO THE POINT OF
BEGINNING.
Page 3 PDS No. 2026-01
File No.: MNSP-2403-000109
SUBJECT TO AN EASEMENT OVER THE EAST 30 FEET THEREOF.
PARCEL 2
THE EAST 684.50 FEET OF THE SOUTH 836.00 FEET OF THE NORTH 934 FEET
OF THE N.E. 1/4 OF THE N.W. 1/4 OF SECTION 31. TOWNSHIP 34 SOUTH, RANGE
40 EAST, ST. LUCIE COUNTY, FLORIDA, LESS THE EAST 342.25 FEET THEREOF;
LESS AND EXCEPT THE FOLLOWING DESCRIBED PARCEL:
PARCEL ONE, THE SOUTH 139.33 FEET OF THE NORTH 237.33 FEET OF THE
WEST 312.25 FEET OF THE EAST 684.50 FEET OF THE N.E. 1/4 OF THE N.W. 1/4
OF SECTION 31, TOWNSHIP 34 SOUTH. RANGE 40 EAST, ST. LUCIE COUNTY,
FLORIDA.
ALSO LESS AND EXCEPT SUCH OF THE FOLLOWING DESCRIBED PARCEL AS
LIES WITHIN PARCEL 2: COMMENCE AT THE NORTH QUARTER (N 1/4) CORNER
OF SECTION 31, TOWNSHIP 34 SOUTH. RANGE 40 EAST; THENCE S00°09'12" W
A DISTANCE OF 98.00 FEET; THENCE N89"48'22" W TO THE WEST LINE OF THE
EAST 684.50 FEET OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SAID
SECTION 31, A DISTANCE OF 684.50 FEET TO THE POINT OF BEGINNING;
THENCE S89°48'22" E, A DISTANCE OF 7.01 FEET; THENCE S00°12'28" W, A
DISTANCE OF 605.53 FEET; THENCE N89°47'43" W, A DISTANCE OF 6.43 FEET;
THENCE N00°09'12" E. A DISTANCE OF 605.53 FEET TO THE POINT OF
BEGINNING.
SUBJECT TO AN EASEMENT OVER THE EAST 30 FEET THEREOF.
SUBJECT TO AN EASEMENT OVER THE EAST 30 FEET THEREOF.
LESS AND EXCEPT FROM THE ABOVE THOSE LANDS CONVEYED TO ST. LUCIE
COUNTY BY WARRANTY DEED RECORDED IN OFFICIAL RECORDS BOOK 3199,
PAGE 1567, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
TRACT A
A PORTION OF THE SOUTH 139.33 FEET OF THE NORTH 237.33 FEET OF THE
WEST 312.25 FEET OF THE EAST 684.50 FEET OF THE NORTHEAST 1/4 OF THE
NORTHWEST 1/4 OF SECTION 31, TOWNSHIP 34 SOUTH, RANGE 40 EAST; ST.
LUCIE COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
COMMENCE AT THE NORTH QUARTER CORNER OF SAID SECTION 31,
TOWNSHIP 34 SOUTH. RANGE 40 EAST: THENCE SOUTH 00°09'12" WEST, A
DISTANCE OF 98.00 FEET TO THE EXISTING SOUTH RIGHT OF WAY LINE OF ST.
LUCIE BOULEVARD; THENCE NORTH 89°48'22" WEST, ALONG SAID SOUTH
RIGHT OF WAY LINE. A DISTANCE OF 342.25 FEET TO THE POINT OF
BEGINNING: THENCE DEPARTING SAID SOUTH RIGHT OF WAY LINE. SOUTH
00°09'12" WEST. A DISTANCE OF 80.00 FEET: THENCE NORTH 89°48'22" WEST,
A DISTANCE OF 30.00 FEET: THENCE NORTH 00°09'12" EAST. A DISTANCE OF
80.00 FEET TO THE AFORESAID SOUTH RIGHT OF WAY LINE: THENCE SOUTH
89°48'22" EAST, ALONG SAID SOUTH RIGHT OF WAY LINE, A DISTANCE OF 30.00
FEET TO THE POINT OF BEGINNING.
Page 4 PDS No. 2026-01
File No.: MNSP-2403-000109
TRACT B
A PORTION OF THE EAST 684.50 FEET OF THE SOUTH 836.00 FEET OF THE
NORTH 934 FEET OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF
SECTION 31, TOWNSHIP 34 SOUTH, RANGE 40 EAST, ST. LUCIE COUNTY,
FLORIDA, LESS THE EAST 342.25 FEET THEREOF, BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
COMMENCE AT THE NORTH QUARTER CORNER OF SAID SECTION 31,
TOWNSHIP 34 SOUTH, RANGE 40 EAST; THENCE SOUTH 00°09'12" WEST, A
DISTANCE OF 98.00 FEET TO THE EXISTING SOUTH RIGHT OF WAY LINE OF ST.
LUCIE BOULEVARD; THENCE NORTH 89°48'22" WEST, ALONG SAID SOUTH
RIGHT OF WAY LINE, A DISTANCE OF 372.25 FEET TO THE POINT OF
BEGINNING; THENCE DEPARTING SAID SOUTH RIGHT OF WAY LINE, SOUTH
00°09'12" WEST, A DISTANCE OF 80.00 FEET; THENCE NORTH 89°48'22" WEST,
A DISTANCE OF 305.32 FEET; THENCE NORTH 00°09'12 " EAST, A DISTANCE OF
80.00 FEET TO THE AFORESAID SOUTH RIGHT OF WAY LINE; THENCE SOUTH
89°48'22" EAST, ALONG SAID SOUTH RIGHT OF WAY LINE, A DISTANCE OF
305.24 FEET TO THE POINT OF BEGINNING.
PARCEL 3:
31 3440FROM N 1/4 COR OF SEC RUN S 00 09 12 W 98 FT, TH N 89 48 22 W TO
W LI OF E 684.50 FT OF NE '/4 OF NW1/4 684.5 FT TO POB, TH S 89 48 22 E 7.01
FT,TH S 0012 28 W 605.53 FT.TH N 89 47 43 W 6.43 FT,TH N 00 09 12 E 605.53 FT
TO POB.
C. The approval granted by this administrative order shall expire twenty-four(24) months from
the effective date, unless a Building Permit is obtained, or an extension is granted in
accordance with the provisions of 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 Site
Plan approval, the developer shall obtain all applicable development permits and
construction authorizations from the appropriate State, Federal, and local regulatory
agencies including, but not limited to. the Federal Aviation Administration, Federal
Communications Commission, Florida Department of Environmental Protection, 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 approval 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 or the County for issuance of this permit if the developer fails to obtain
requisite approvals of fulfill the obligations imposed by a State or Federal agency or
undertake actions that may result in a violation of State or Federal law.
E. A copy of this Order shall be attached to the site plan drawing described in Part "A", which
shall be placed on file with the St. Lucie County Planning and Development Services
Director and mailed to the developer and agent of record as identified on the site plan
applications.
F. 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.
Page 5 PDS No. 2026-01
File No.: MNSP-2403-000109
G. The Site Plan, attached as Exhibit "A", shall be valid for the same period as this order.
H. The Certificate of Capacity, attached as Exhibit "B", shall be valid for the same period as
this Order. If this Order expires or otherwise terminates, the Certificate of Capacity shall
automatically terminate.
This Order shall become effective upon the date of approval indicated below. Should the
property owner, developer or authorized agent wish to appeal any condition described in
Part "A" above, all such appeals must be filled in writing with the County Administrator
within thirty (30) days of the rendering of this Order, as described in Section 11.02.03(B),
St. Lucie County Land Development Code. 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.
J. This Order shall be recorded in the Public Records of St. Lucie County.
ORDER effective the ' day of Taal) , 2026.
PLANNING AND DEVELOPMENT SERVICES
ST. LUCIE COUNTY, FLORIDA
BY
njamin alcer, Director
APPROVED AS TO FORM
AND CORRECTNESS
County Attorney
Page 6 PDS No. 2026-01
File No.: MNSP-2403-000109
EXHIBIT "A"
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EXHIBIT "B"
St Lucie County
Certificate of Capacity
Date 1 82026 Certificate No. 33'C
This document certifies that concurrency will be met and that adequate public facility
capacity exists to maintain the standards for levels of service as adopted in the St Lucie
County Comprehensive Plan fon
1.Tvpe of development Warehouse Industrial
Number of units Number of square feet S6.4CC max
2. Property legal description 8 Tax ID no.
1431-211-0001-000-2
St.Lucie Blyd.--0.4 mi.E of Keen Rd.
Exotic Motor Mansions Store Facility
3.Approval: Building Resolution No. Letter
4. Subjectto the following conditions for concurrency:
Owner's name
CC CV Fort Enterprises LLC
Address
3C3 Fernandina Street
Fort Pierce, FL 34949
6. Certificate Expiration Date
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 al issued for the same property, use and size as described herein.
Signed Date: 1 S 2026
P nrting and Development Services Director
St Lucie County, Florida
Thursday,January S.2026 Page 1 of 2
Page 8 PDS No. 2026-01
File No: MNSP-2403-000109