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Home My WebLink AboutUnited Teleports SES Staff Report Planning and Development Services Department Planning Division M E M O R A N D U M TO: Leslie Olson, AICP, Director THROUGH: Benjamin Balcer, Assistant Director FROM: Bethany Grubbs, Planner DATE: October 5, 2020 SUBJECT: United Teleports – SES Minor Adjustment to Minor Site Plan (SPMn-7202025795) GENERAL INFORMATION: Applicant/ Renato Dias Property Owner: UT Land Company, LLC 19000 NE 5th Avenue North Miami Beach, FL 33179 Agent: Michael Sanchez, AICP Managed Land Entitlements, LLC 3710 Buckeye Street, Suite 100 Palm Beach Gardens, FL 33410 Location: 10161 Range Line Road, Port St. Lucie, FL 34987 Tax ID: 4201-113-0001-030-2 Parcel Size: 3.79-acres Existing Use: Satellite Communications Facility Future Land Use: IND (Industrial) Zoning: IH (Industrial, Heavy) Urban Services Boundary: Outside Fire/EMS: Station #17 - Village Parkway, approximately 7-miles east at 10240 SW Village Parkway, Port St. Lucie Utility Service: Well and septic system Right-of-Way Adequacy: Range Line Road (150’ – substandard) Concurrency Requirement: Certificate of Capacity Project: United Teleports – SES File No.: SPMn-7202025795 Aerial (2018) Site Plan Overview UNITED TELEPORTS United Teleports, Inc. (“UT”), the primary facility lessee, is headquartered in Miami, Florida, and provides innovative and customized satellite telecommunications services via its teleports to Cable, Satellite, Internet/OTT, Terrestrial Television Broadcasters and Telecom providers in the United States, Latin America, and Caribbean. Strategic partnerships with teleports worldwide extend the reach of these services to Europe, Africa, the Middle East and Asia. SES SES, a second lessee of the facility, is a global satellite service provider with headquarters in Betzdorf Luxembourg, operates satellites in the geostationary and medium earth orbits that develops primary use products for the aeronautical and maritime industries, providing critical communications paths and connectivity for the customer, which includes internet access for customers. SES has partnered with United Teleports in St Lucie Project: United Teleports – SES File No.: SPMn-7202025795 County to provide control of satellites serving the Caribbean and South American markets. BACKGROUND: The subject 3.79-acre property is located at 10161 Range Line Road, approximately 0.9-miles south of Glades Cut-Off Road. The parcel is zoned IH (Industrial, Heavy), consistent with the IND (Industrial) Future Land Use designation and is located outside of the Urban Services Boundary (USB). This project is classified as a Targeted Industry by St. Lucie County. The primary 29,959 square foot facility includes 16,680 square feet of enclosed space which supports satellite antennas on the roof. The remaining 13,279 square feet is an unenclosed courtyard, open to the sky. The courtyard area houses large satellite antennas mounted to the ground. Ancillary structures include a guardhouse, fire prevention water pump house, and fire water tank. The existing tenant, United Teleports, Inc., currently maintains twenty (20) employees at the facility. This Site Plan Adjustment will facilitate the co-tenant, SES, to increase operational capacity and allow for twelve (12) additional jobs onsite. APPROVAL HISTORY: Previous Approvals ▪ On August 11, 1998, Sky Latin America, LLC was granted Minor Site Plan approval through CD Order 98-013 to construct a 22,677 square foot satellite transmission facility on the subject property. ▪ On February 4, 1999, Sky Latin America, LLC was granted a Minor Adjustment to the Minor Site Plan to reduce the total building footprint and to relocate the building’s air conditioning units along the north property line. ▪ On August 26, 2020, United Teleports – SES was granted a Variance from the provisions of Section 7.04.01 (Table 7-10) – Lot Size and Dimensional Requirements of the St. Lucie County Land Development Code to allow multiple existing structures to encroach into the minimum required yard setbacks for property located within the IH (Industrial, Heavy) Zoning District. This request will allow fifteen (15) satellite antennas to remain within the required minimum side and/or rear yard setbacks, a 22 foot in diameter water storage tank to remain within the required minimum rear yard setback, and a +/- 368 square foot one-story concrete pump house to remain within the required minimum rear yard setback. Current Request The improvements proposed to the existing facility that are the subject of this request are described below: ▪ An elevated steel structure platform is proposed on the south side of the existing building. The horizontal dimensions of the platform will be approximately 85’ x 88’ with half constructed over the existing building footprint with the platform extending off the south side of the building. The platform, approximately 30-feet tall, will be supported by steel columns and support structures. Satellite antenna systems will be placed on top of the platform, extending a maximum of 11- feet above the platform. ▪ The revised Site Plan incorporates the existing above-referenced ground-mounted satellite antennas and associated foundations. Minor revisions to the parking and landscaping layout are proposed to accommodate the existing satellite antennas and foundations. Project: United Teleports – SES File No.: SPMn-7202025795 ▪ The applicant is proposing to add three (3) parking spaces for trailers that are used by SES for the transport of equipment. As part of this Adjustment, the existing stormwater detention area will be reconfigured to accommodate two (2) of the trailer parking spaces. Upon Site Plan Adjustment approval, a stormwater permit modification for the site will be required and administered as a Site Development Permit through St. Lucie County Public Works. ▪ The applicant is proposing a 417 square foot mezzanine addition that will be used for storage. The 1999 Site Plan approved a 16,704 square foot enclosed building however was developed at 16,680 square feet; therefore, this Adjustment will result in a 393 square foot increase. This Adjustment will result in 17,097 square feet of enclosed space. The Site Plan exhibit removes fifteen (15) of the thirty-three (33) ground-mounted satellite dishes which are in conflict with parking, drive aisles, and/or turning radii and/or are located within the required setbacks, identified with a red “X” as depicted in Exhibit #1 below. This Site Plan Adjustment, pending improvements, and the approved Variance for fifteen (15) of the remaining antennas, pump house, and water storage tank will bring the facility into conformance with the County’s Land Development Code to the greatest extent possible. Exhibit #1 Satellite Removal Plan Section 11.02.07 establishes the Standards for Review for Site Plans and shall be granted only if the applicant demonstrates the following: A. Consistency with Local Ordinances and Comprehensive Plan The Minor Site Plan Adjustment is consistent with the general purpose, goals, objectives and standards of the Land Development Code (LDC) and Comprehensive Plan. Consistency with the Land Development Code STANDARDS FOR SITE PLAN REVIEW AS SET FORTH IN THE LAND DEVELOPMENT CODE SECTION 11.02.07 Project: United Teleports – SES File No.: SPMn-7202025795 The 3.79-acre parcel is zoned IH (Industrial, Heavy), which is consistent with the IND (Industrial) Future Land Use designation. Pursuant to Land Development Code (LDC) Section 3.01.03(U)(2)(8)- Communications is a permitted use in the IH (Industrial, Heavy) Zoning District. This use is classified by Standard Industrial Classification (SIC) 48 – Communications. Per LDC Section 3.01.03.U, the purpose of the IH Zoning District is “is to provide an environment suitable for heavy manufacturing and other activities that may impose undesirable noise, vibration, odor, dust, or other offensive effects on the surrounding area together with such other non-residential uses as may be necessary to and compatible with heavy industrial surroundings.” The proposed facility generally complies with LDC Section 7.04.01 - Lot Size and Dimensional Requirements. The only exception to meeting these requirements has been memorialized through BOA Resolution 2020-006. The development was granted Variance approval to deviate from the required minimum side and rear yard setbacks as depicted in Exhibit # 2 and #3 below. Exhibit #2 Approved Variance(s) Structure Side Setback from the Base (West) Rear Setback from the Base (North) Rear Setback from the 5’ Overhang (North) Satellite #1 16’ 6” 34’ 6” 29’ 6” Satellite #2 16’ 6.5” - - Satellite #3 16’ 1.5” - - Satellite #4 15’ 8.5” - - Satellite #5 15’ 8.8” - - Satellite #6 15’ 2” - - Satellite #7 14’ 10” - - Satellite #8 15’ 3” - - Satellite #9 17’ 6” - - Satellite #10 - 42’ 1” 37’ 1” Satellite #11 - 41’ 8.5” 36’ 8.5” Satellite #12 - 41’ 7” 36’ 7” Satellite #13 - 44’ 4” 39’ 4” Satellite #14 - 44’ 3” 39’ 3” Satellite #15 - 44’ 4” 39’ 4” Pump House - 35’ 2” - Water Storage Tank - 33’ 3” - Project: United Teleports – SES File No.: SPMn-7202025795 Exhibit #3 Approved Variance(s)Aerial Consistency with the Comprehensive Plan The proposed development is consistent with the general purpose, goals, objectives, and standards of the County’s Comprehensive Plan. This development increases the operational capacity to meet current and future customer demand. The business expansion supports new capital investment, advancing the following Comprehensive Plan Objectives and supporting Policies: Objective 1.1.13: To enhance the quality of life of St. Lucie County and promote a sound and resilient local economy, St. Lucie County shall continue to work with the interested groups and agencies to increase and broaden the County's economic base while expanding existing business and industrial opportunities. Policy 1.1.13.1 - St. Lucie County shall actively assist to the maximum extent practical in the recruitment of clean high growth industrial activities and maintain an expedited permitting process for bona fide economic development projects, especially those within the Targeted Industry List, and for development projects located within the Foreign Trade Zone. Objective 10.1.1: Develop and implement activities designed to improve the overall prosperity of St. Lucie County and its residents. Policy 10.1.1.1 - Attract investors to help diversify the industrial base, broaden the economic tax base and strengthen the job market. Policy 10.1.1.2 - Encourage redevelopment projects and business expansions that will promote economic development opportunities. Objective 10.2.1: Support efforts to diversify St. Lucie County’s economy and to make the county an effective competitor. Policy 10.2.1.1 - Develop a comprehensive plan and customized development process for industrial businesses that will increase opportunities for business and industry to locate or expand in St. Lucie County. Project: United Teleports – SES File No.: SPMn-7202025795 B. Effect on Nearby Properties The proposed development will not have an undue adverse effect upon nearby properties, the character of the neighborhood, traffic conditions, parking, utility facilities, and other matters affecting the public health, safety, and general welfare. This is a remote area, and the remaining antennas are located at least 14’-10” from the abutting property to the north and are adjacent to an access road for the northern parcel. The closest remaining antenna is located 29’ 6” from the overhang (34’-6” from the base) to the property to the west, which is a 125-acre vacant parcel. Existing Land Use and Zoning: C. Adequacy of Public Facilities The proposed adjustment is not expected to create additional demands on public facilities. All public facilities are expected to operate within the adopted Level of Service (LOS) Standards as set for th by the St. Lucie County Land Development Code and Comprehensive Plan. Water/Wastewater The property is currently served with potable water by an on-site well. Wastewater is currently provided by an on-site septic system. The property owner will be required to obtain the necessary permits through the Health Department. Drainage The property is not located within an identified 100-year flood zone. Stormwater runoff is collected through a series of inlets and over-load sheet flow directed into dry detention areas which outfall through a control structure. All construction activities will be in accordance with the applicable St. Lucie County and South Florida Water Management District permitting standards and regulations. Right-of-Way Adequacy No additional right-of-way is requested for the subject property at this time. While Range Line Road is identified on the County’s Right-of-Way Protection Plan as a 4-lane road, requiring 160’ of right-of-way, the improvements proposed with this Site Plan Adjustment do not conflict with the future acquisition of right-of- way, if and/or when it is necessary. Traffic The anticipated number of trips will have a nominal impact on Range Line Road and is expected to continue Location Future Land Use Zoning District Existing Land Use Adjacent Parcels North IND (Industrial) IH (Industrial, Heavy) Vacant Industrial South IND (Industrial) IH (Industrial, Heavy) Vacant Industrial East NCD (New Community Development) – City of PSL MPUD (Master Planned Unit Development) – City of PSL Undeveloped West IND (Industrial) IH (Industrial, Heavy) Vacant Industrial Project: United Teleports – SES File No.: SPMn-7202025795 operating at an acceptable Level of Service. The project is anticipated to accommodate 32 employees. According to the independent variable, per employee, it is estimated that the project will generate 132 daily trips, 24 AM peak hour trips (19 entering / 5 exiting), and 24 PM peak hour trips (5 entering / 19 exiting). Parking Requirements Adequate parking is provided based on the ITE Parking Generation Manual 5th edition for the Land Use (170) - Utility. The use requires 1.90 spaces per 1,000 square feet, for thirty-two (32) required parking stalls. The applicant has provided thirty-two (32) parking stalls, with two (2) being ADA compliant. D. Adequacy of Fire Protection The proposed adjustment will not impose additional impacts to the St. Lucie County Fire District. The closest Fire Station (Station #17 – Village Parkway) is located at 10240 SW Village Parkway, Port St. Lucie, approximately 7-miles east of the subject parcel. The Fire District’s final review and approval will be required prior to finalizing any building permit. E. Adequacy of School Facilities The proposed development is nonresidential in nature; therefore, there are no impacts to public school facilities. F. Environmental Impact Findings The proposed development is not anticipated to result in any adverse environmental impacts, as the site was previously impacted by development and the proposals are minor in nature. Additionally, the landscape plan dated September 18, 2020, is consistent with LDC Section 7.09.00. and is approved by the St. Lucie County Environmental Resources Department (ERD). Recommendation ERD has no objection to the approval of the referenced Minor Adjustment application. STAFF RECOMMENDATION Staff has determined that the proposed Minor Adjustment to the Minor Site Plan meets the standards for review outlined in Section 11.02.07 of the St. Lucie County Land Development Code and is consistent with the Goals, Objectives, and Policies of the Comprehensive Plan; therefore, staff recommends approval of this Minor Adjustment subject to the conditions outlined in PDS Order No. 2020-065, as follows: 1) Prior to the issuance of a Site Development Permit, the applicant shall provide an updated plan identifying the existing Right-of-Way width for Range Line Road and the setback distance for each gate from the western Right-of-Way line. 2) The eastern rolling security gate, located along the Range Line Road right-of-way, must remain open during normal business hours to allow for adequate vehicular stacking when entering the facility. 3) Prior to Certificate of Occupancy/Completion for the proposed elevated structure, the applicant shall apply for an after-the-fact permit(s) for all unpermitted antenna, the pump house, and water storage tank. Project: United Teleports – SES File No.: SPMn-7202025795 4) Within 60 days of issuance of a vegetation removal permit or exemption, all Category I invasive species shall be eradicated from the site. Attachments: PDS Order No. 2020-065 Site Plan ERD Final Report