HomeMy WebLinkAboutSigned MemoPlanning and Development
Services Department
Planning Division
MEMORANDUM
TO: Leslie Olson, AICP, Director
THROUGH: Benjamin Balcer, Assistant Director
FROM: Bethany Grubbs, Planner n(
DATE: March 3, 2020
SUBJECT: Ft. Pierce 150' PIFLO67 Monopole Telecommunications Facility
Minor Adjustment to Major Site Plan (SPMn-5201915526)
GENERAL INFORMATION:
Applicant: Jennifer Brown, Lendlease
2320 Cascade Pointe Boulevard, Suite 300
Charlotte, NC 28208
Property Owner: William Beard, Silver -Line Plastics Corp.
900 Riverside Drive
Asheville, NC 28804
Agent: Jeff Lindstrom, JSL Communications, Inc.
5774 Saddle Trail Lane
Lake Worth, FL 33449
Location: 0 Enterprise Road, Fort Pierce, FL, 34982
Tax ID: 2428-133-0001-000-6
Parcel Size: 9.23-acres
Existing Use: Storage Yard for Silver Line Plastics
Future Land Use: IND (Industrial)
Zoning: IL (Industrial, Light)
Urban Services Inside
Boundary:
Fire/EMS: Fire Station 91 - Central Station, 1.7 miles north-west
Utility Service: Water, FPUA
Wastewater, on -site septic system
ST. LUCIE
Petition: Ft. Pierce 150' PIFLO67 Monopole Telecommunications Facility Minor Adjustment to Major Site Plan
File No.: SPMn-5201915526
Page 2
Right -of- Way: Digiorgio Road is a 60 ft. County maintained right-of-way
Enterprise Road is a 60 ft. County maintained right-of-way.
Type of Concurrency
Document Required: Certificate of Capacity
Aerial (2018)
The subject 9.23-acre property is located at the northwest corner of Enterprise Road and DiGiorgio Road,
within the IL (Industrial, Light) Zoning District, with an IND (Industrial) Future Land Use designation. This
property is included in the Silver Line Plastics Site Plan (fka Freedom Plastics), which was approved in 2000,
and has since undergone several site plan adjustments. The Silver Line Plastics Site Plan is comprised of three
(3) contiguous parcels, with the main facility located at 3206 Enterprise Road.
T-Mobile has identified a significant gap in coverage in the vicinity. Therefore, to improve wireless
communications coverage for this area, the applicant has applied for Minor Adjustment to Major Site Plan
approval to erect a 150' monopole telecommunication tower and accompanying equipment within a 50' X 50'
(2,500 square foot) leased area, as a supplemental use within the Silver Line Plastics storage yard, immediately
west of the main facility. The tower will be constructed to accommodate up to four (4) wireless carriers.
Telecommunication towers are a permitted use in the IL Zoning District, subject to the requirements of Section
7.10.23 of the LDC. The location is classified as a Priority 2 siting.
As per LDC Section 7.10.23(D), the applicant attended a pre -application meeting on July 20, 2017 with the
DRC (Development Review Committee), and again on June 21, 2018, following the latest amendment to the
Land Development Code on Telecommunications Towers adopted on May 15, 2018.
ST. LUCIE
Petition: Ft. Pierce 150' PIFLO67 Monopole Telecommunications Facility Minor Adjustment to Major Site Plan
File No.: SPMn-5201915526
Page 3
Approval History
Resolution 00-120 On July 18, 2000, the Board of County Commissioners granted a Major Adjustment
to the Major Site Plan to allow the construction of a 51,000 square foot addition.
Approval Letter On May 26, 2000, the Community Development Director granted a Minor Adjustment
to the Major Site Plan to provide for the addition of a seven -acre storage compound
west of the primary manufacturing facility on Enterprise Road.
Approval Letter On February 27, 2001, the Community Development Director granted a Minor
Adjustment to the Major Site Plan for the addition of a fence around the property
boundaries, the relocation of landscaping area, and the modification to the plant
palette.
Approval Letter On June 28, 2001, the Community Development Director granted a Minor Adjustment
to the Major Site Plan to construct an additional 2,025 square foot building space and
a new silo adjacent to the eastern property line.
Approval Letter On August 19, 2002, the Community Development Director granted a Minor
Adjustment to the Major Site Plan to indicate the location of an additional storage
yard.
Approval Letter On February 13, 2007, the Growth Management Director granted a Minor Adjustment
to the Major Site Plan to allow for the location of two resin silos.
Approval Letter On January 10, 2013, the Planning and Development Services Director granted a
Minor Adjustment to the Major Site Plan to add four (4) additional silos to the existing
light industrial site along the eastern property line.
Approval Letter On February 18, 2013, the Planning and Development Services Director granted a
Minor Adjustment to the Major Site Plan to add four (4) additional silos to the existing
light industrial site along the eastern property line.
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STANDARDS FOR SITE PLAN REVIEW
AS SET FORTH IN THE LAND DEVELOPMENT CODE SECTION 11.02.07
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 subject property is zoned IL (Industrial, Light), which is consistent with the IND (Industrial) Future Land
Use designation. The request to erect a 150' monopole telecommunications tower does not conflict with any
applicable portions of the St. Lucie County Land Development Code (LDC) or Comprehensive Plan. Pursuant
to LDC Section 7.10.23(C), telecommunication towers may be located as a permitted use within the IL
(Industrial, Light) Zoning District. New telecommunication towers shall be subject to a determination of the
appropriate siting location, with priorities ranging from one (1) through seven (7), with the preferred siting
ST. LUCIE
Petition: Ft. Pierce 150' PIFLO67 Monopole Telecommunications Facility Minor Adjustment to Major Site Plan
File No.: SPMn-5201915526
Page 4
location found in Priority one (1). The location of this proposed tower is classified as a Priority 2 site. The
LDC contains provisions for new towers to first explore opportunities for collocation as a means of maximizing
existing tower facilities and minimizing the number of towers in the County. Only when it can be demonstrated
that there are no feasible, existing towers, structures, or sites on County -owned property for the proposed
tower, can an applicant propose a lower priority site for a tower. County records indicate there are three (3)
telecommunication towers located within one (1) mile of a pre-existing tower that had to be evaluated for
collocation, one of which is on County -owned property
Pursuant to LDC Section 7.10.23(0)(b), the applicant has reviewed the County's inventory of pre-existing
towers and provided the Radio Frequency (RF) Engineering Report and map, prepared and certified by T-
Mobile Engineering & Operations, updated on April 29, 2019. The report demonstrates that several collocation
sites were explored, but were found infeasible, concluding that there are no existing towers or other structures
within the search area of the proposed site that can be modified to accommodate the applicant's proposed
facility. The findings affirm there are no towers or structures of sufficient height within the T-Mobile search
area that could accommodate the addition of the new facility that would provide an adequate coverage
improvement.
1.) The nearest existing tower located 0.15 miles to the northeast is on a County -owned site, at 3071
Oleander. This site was analyzed as an alternative and a propagation analysis was conducted with an
antenna elevation of fifty (50) feet, the approximate size of the tower. Collocation on this tower would
not provide the necessary coverage to meet the search ring requirements and there still may be
locations where emergency 911 calls could fail. Additionally, the County tower would not have the
adequate structural integrity to support the weight of antennas and equipment for a typical tower -top
installation.
2.) The second existing tower is located 0.8 miles south, but is outside the T-Mobile search ring area
according to the RF Report. The tower would not provide the necessary coverage in the poor signal
areas and would require the addition of another tower near the current proposed location.
3.) A third tower was presumed to be located approximately three-quarters of a mile east. A subsequent
field survey and FCC database query determined that there is no tower at or near this location.
Pursuant to LDC Section 7.10.23(N), the proposed telecommunication tower shall be set back from all property
lines of the parcel on which it is to be constructed a minimum distance of one hundred ten percent (110%) of
the fall radius of the tower or the minimum setback for the zoning district whichever is greater. The fall radius
is greater than the required minimum yard setbacks for the IL Zoning District and the proposed location of the
tower meets this requirement.
Tower Height
Fall Radius Requirement
Required Tower Setback
150 feet
110 Percent (%)
165 feet
B. Effect on Nearby Properties
The proposed Minor Adjustment is not anticipated to 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. The telecommunication tower meets the supplemental standards
outlined in LDC Section 7.10.23.
ST. LUCIE
Petition: Ft. Pierce 150' PIFLO67 Monopole Telecommunications Facility Minor Adjustment to Major Site Plan
File No.: SPMn-5201915526
Page 5
Existing Land Use and Zoning:
Location
Future Land Use
Zoning
Existing Land Use
Adjacent
Parcels
North
INST (Institutional),
City of Fort Pierce
R2 (Single -Family
Intermediate Density), City
o Fort Pierce
Undeveloped/ Modular
Structures
South
I (Industrial), City of
Fort Pierce
I (Light Industrial), City
of Fort Pierce
Industrial Warehouse
East
IND (Industrial)
IL (Industrial, Light)
Industrial Warehouse
West
IND (Industrial)
IL (Industrial, Light)
Orchid Island Juice Company
Pursuant to LDC Section 7.10.23(0), towers shall comply with the minimum separation standards established
in Table 7-40, which states that there is a 750-foot separation from the property line of vacant land in residential
zoning districts. The adjacent property to the north is zoned R2, Single -Family Intermediate Density. This
parcel is situated approximately 970-feet north of the proposed tower location.
The following photographic simulations display how the proposed tower will appear when viewing it from the
residentially zoned property to the north.
ST. LUCIE
Petition: Ft. Pierce 150' PIFLO67 Monopole Telecommunications Facility Minor Adjustment to Major Site Plan
File No.: SPMn-5201915526
Page 6
C. Adeauaci, of Public Facilities
The proposed modification is not expected to create additional demands on public facilities. The site is located
within the Urban Service Boundary (USB). All public facilities are expected to operate within the adopted
Level of Service Standards as set forth by the St. Lucie County Land Development Code and Comprehensive
Plan.
Utilities
Water and wastewater capacity will remain unchanged by this modification, as this adjustment to the site plan
is not anticipating any additional water or wastewater impacts to the site.
Parkin
One (1) additional parking stall is required as a result of this request. The site plan depicts the addition of one
(1) accessible parking stall in accordance with LDC Section 7.06.00 and F.S. 316.1955.
ROW Adequacy
Digorgio Road is an existing 60' County maintained right-of-way. Enterprise Road is an existing 60' County
maintained right-of-way. The right -of -way is adequate; therefore, no additional right-of-way is required for
this modification.
Traffic
No negative traffic impacts are anticipated as a result of this request. The expected traffic generation will be
approximately one (1) trip per month by service technicians.
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 #1 — Central Station) is located at 2400 Rhode Island Avenue, approximately 1.7 miles
northwest of the subject parcel. The developer shall provide the Fire District with adequate access control
device codes or keys to permit emergency access to the leased area. The Fire District's final review and
approval will be required before finalizing any building permit.
E. Adequacy of School Facilities
The proposed telecommunication tower is a non-residential use; therefore, there are no school concurrency or
capacity issues.
F. Environmentallmpact
Findings
There are no intact native uplands or wetlands. As such, the St. Lucie County Environmental Resources
Department (ERD) does not anticipate any adverse environmental impacts associated with the Minor
Adjustment approval. A landscape plan consistent with LDC 7.09.00 and 7.10.23 has been reviewed and
approved by ERD.
Recommendation
ERD supports the approval of the minor adjustment with the conditions outlined below
ST. LUCIE
Petition: Ft. Pierce 150' PIFLO67 Monopole Telecommunications Facility Minor Adjustment to Major Site Plan
File No.: SPMn-5201915526
Page 7
Conditions of Approval
1) Prior to issuance of a Certificate of Occupancy, all Category I listed invasive species shall be eradicated from
the Minor Adjustment Site Plan area.
STAFF RECOMMENDATION
Staff has determined that the proposed Minor Adjustment to the Major Site Plan meets the standards of review
outlined in Section 11.02.07 of the Land Development Code and is consistent with the Goals, Objectives, and
Policies of the Comprehensive Plan. Therefore, staff recommends approval of this Site Plan Adjustment
subject to the conditions outlined in PDS Order No. 2020-020.
Attachments: PDS Order No. 2020-020
Site Plan
ERD Final Report
ST. LUCIE