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HomeMy WebLinkAboutFinal DRC Report1 PLANNING & DEVELOPMENT SERVICES DEPARTMENT Planning Division DEVELOPMENT REVIEW COMMITTEE (DRC) REPORT Major Adjustment to a Minor Site Plan (1st Resubmittal) Southern Truss Companies Property Owner/Applicant: Wheels Leasing, LLC Agent for Applicant: Brad J. Currie, AICP County Project Coordinator: Tahir Curry, Associate Planner Assistant Director: Benjamin Balcer, AICP Assistant Planning Manager: Kori Benton, AICP County Project Number: SPMj-5202126036 Application Type(s): Major Adjustment to a Minor Site Plan Site Address: 2590 Kings Highway, Fort Pierce, FL 34951 Parcel Identification Number(s): 1336-231-0001-000-2 & 1336-240-0000-000-3 Date Application Submitted: November 2, 2021 DRC Meeting Date: N/a DRC Report Date: December 10, 2021 Recommendation of the Development Review Committee Pursuant to Sections 11.02.04 11.02.07, 11.02.09, and other applicable sections of the St. Lucie County Land Development Code (LDC), the Development Review Committee (DRC) has reviewed the subject applications and have determined the proposed development plans do not comply with the Standards for Review outlined in the LDC. The DRC has determined that in order for these applications to be certified and move forward to the next step in the development review process, the certification issues herein shall be resolved, and the applicant shall address any comments or recommendations. It is recommended that inquiries regarding contents of the report be coordinated by contacting the governmental agency identified in the heading above each section of comments. The DRC will certify your application only upon resolution of all certification issues, acceptance of the recommended conditions of approval and compliance with all the LDC requirements. The comments in this letter are based upon the application materials received and date stamped by the Planning and Development Services Department on Tuesday, November 2, 2021. A. Project Description Engineering, Design, & Constriction., Inc. submitted a Major Adjustment to a Minor Site Plan application on behalf of Wheels Leasing, LLC. The Major Adjustment is to expand the existing Southern Truss facility to construct a 45,900-sq. ft. manufacturing building, permit an existing 32’ X 40’ (1,280 sq. ft.) covered storage building, improved the vehicular use and parking area, landscaping, and on-site stormwater retention. The 29.24 (+/-) acre vacant parcel will be adjoined with the existing Southern Truss Companies’ facilities located at 2590 Kings Highway, Fort Pierce, FL 34951. Project Name: Southern Truss Companies Project File No.: SPMj-5202126036 2 The petition site has a zoning designation of IL (Industrial, Light) with a TVC (Towns, Villages, and Countryside) Future Land Use designation. The site is located within the Airpark and TVC overlay, and the Urban Service Boundary (USB). B. Location and Site Information Location: 2590 Kings Highway, Fort Pierce, FL 34951 Parcel Number(s): 1336-231-0001-000-2 & 1336-240-0000-000-3 Parcel Size: 40.86 acres – Total acreage of both combined parcels. Future Land Use: TVC (Towns, Villages, and Countryside) Zoning: IL (Industrial, Light) Existing Use: 63,780-sf manufacturing building, 5,000-sf office, covered storage buildings, and associated storage areas. Proposal: Construct a 45,900-sq. ft. manufacturing building, permit an existing 32 X 40 (1,280 sq. ft.) covered storage building, improved the vehicular use and parking area, landscaping, and on-site stormwater retention. Utility: Water and wastewater services are currently not available to the site. Electric services are available through Florida Power & Light (FP&L). Fire/EMS Protection: Station # 4 – Airport is located approximately 3.5 miles northeast of the subject property. Site Approval History: 01/13/2004 The Board of County Commissioners approved Resolution No. 04-004, granting a Major Site Plan for a 63,750-sf manufacturing building and a 5,000-sf office building known as Atlantic Truss. 07/28/2020 The Planning & Development Services Director approved PDS Order 2020-042, granting lot split approval for the vacant 34.51-acre property (Parcel ID: 1336-240-0000-000-3) to the east of Southern Truss’ current facility. The split intended to add 5.268-acres to their initial expansion site to the north on St. Lucie Boulevard (Parcel ID: 1336-211-0000-000-3). 08/04/2020 The Board of County Commissioners approved Resolution No. 2020-156, granting an Amendment to the Official Zoning Atlas from AG-1 (Agricultural – 1) to IL (Industrial, Light) for the 5.268-acre portion of Parcel 1336-240-0000-000-3. This land was part of the Southern Truss’ Major Site Plan approved for 6509 St. Lucie Blvd via Resolution No. 2020- 213. 10/05/2021 The Board of County Commissioners approved Resolution No. 2021-339, granting an Amendment to the Official Zoning Atlas from AG-1 (Agricultural – 1) to IL (Industrial, Light for a subject 29.24-acre parcel located east of Southern Truss Companies facility, located west of Taylor Dairy Road, north of the Fort Pierce Farms Water Control District Canal in St. Lucie County, Florida. Project Name: Southern Truss Companies Project File No.: SPMj-5202126036 3 2018 Aerial Adjacent Land Uses: Location Future Land Use Zoning District Existing Land Use Subject Property TVC (Towns, Villages, and Countryside) IL (Industrial, Light) AG-1 (Agricultural – 1) Southern Truss Manufacturing and Office Bldg. & Undeveloped/Previous Agricultural Land Adjacent Parcels North TVC (Towns, Villages, and Countryside) IL (Industrial, Light) Southern Truss Undeveloped Land AG-1 (Agricultural – 1) Undeveloped Agricultural Land South TVC (Towns, Villages, and Countryside) AG-1 (Agricultural – 1) Undeveloped Agricultural Land East Right-of-Way Right-of-Way Fort Pierce Farms Water Control West Right-of-Way Right-of-Way St. Lucie County TVC (Towns, Villages, and Countryside) AG-1 (Agricultural – 1) Undeveloped Agricultural Land Project Name: Southern Truss Companies Project File No.: SPMj-5202126036 4 The specific findings and review conclusions of each review agency related to this request are identified in Sections D through O of this report. 1. Please remove Major Adjustment to a Major* Site Plan and replace it with Major Adjustment to a Minor Site Plan since 500,001 or more square feet is now classified as a Major Site Plan for St. Lucie County Targeted Industries. o On June 1, 2021 the Board of County Commissioners’ approved Ordinance 2021-014 which increased the Minor Site Plan floor area threshold of up to 500,000 sq. ft. for Targeted Industry facilities. 2. Please label the building dimensions for the proposed 45,900 sq. ft. building. 3. It appears there are some discrepancies with the previous/impervious data table and site plan infromation. Please verify both data table and site plan numbers are consistent (retention pond, proposed pavement, open space, gravel). 4. Please remove or redesign the two (2) proposed cross access areas that lead to vehicular circulation/turn movement areas and update on all other plans and exhibits. C. Review Assessment Sec. Department Reviewer Phone Email D Planning & Development Tahir Curry 462-2515 CurryT@stlucieco.org Planning Manager Linda Pendarvis 462-1562 PendarvisL@stlcuieco.org E Business Navigator Thondra Lanese 462-2548 Laneset@stlucieco.org F County Survey Alexey Gilev 462-1721 GilevA@stlucieco.org G Environmental Resources Aimee Cooper 462-2587 CooperA@stlucieco.org H Public Works Grant Chambers 462-2741 ChambersG@stlucieco.org I Property Acquisitions Vikki Mitchell 462-1711 MitchellV@stlucieco.org J Ft. Pierce Utilities Authority DJ Savrda 466-1600 Ext. 3402 Savrda@FPUA.com K St. Lucie County Fire District Capt. Wayne Boyer 621-3322 WBoyer@slcfd.org L Building/Permitting Doug Harvey 462-2186 HarveyD@stlucieco.org M Kimley Horn Alex Memering 407 815 3572 alex.memering@kimley- horn.com N Florida Department of Transportation Caryn Gardner- Young, AICP 954-777- 4652 Caryn.gardner- young@dot.state.fl.us O AECOM James Condon 561-515- 3910 James.condon@aecom.com D. Determination of Compliance with Land Development Code and Comprehensive Plan Requirements – Planning & Development Services Department Project Name: Southern Truss Companies Project File No.: SPMj-5202126036 5 5. Please add a sidewalk connection in front of the handicap parking spaces for safe pedestrian egress/ingress access and a cross-access connection to the proposed concrete sidewalk. 6. Please shift the proposed loading zone space to the west to avoid conflict with the truck circulation. Project Name: Southern Truss Companies Project File No.: SPMj-5202126036 6 7. Fort Pierce Utilities Authority (FPUA) has plans to extend water and sewer services along Kings Highway contingent upon FDOT’s scheduling for roadway expansion/improvements. A condition of approval, in the PDS Order, will address a required connection to central water and sewer services when made available. Please include a statement under the utilities section on the site plan that a future connection to water and sewer will be made connected to FPUA services when made available. • In accordance with the LDC Section 7.08.01. - Requirements for all Developments. • All development in areas not provided with central sewer services shall be in accordance with Chapter 381.0065, FS, which regulates on-site sewage disposal systems, and Chapter 10D-6, FAC which regulates the installation of individual sewage disposal facilities. Existing development shall connect to central water and sewer systems when such facilities are made available, in accordance with Rule 10D-6, FAC. • In accordance with the LDC 7.08.04. - Wastewater and Sewage Disposal Compliance Permit. o Requirements.  The owner of any property located in an Industrial or related zoning district (IL, IH, IX) in unincorporated St. Lucie County, for which wastewater and sewage disposal requirements are met through the use of an on-site septic system, shall, prior to the commencement of any business which shall be served by such system, obtain from the County a Wastewater and Sewage Disposal Compliance Permit pursuant to the provisions of this Section and Section 11.05.09.  The owner of any property located in an Industrial or related zoning district (IL, IH, IX) in unincorporated St. Lucie County, for which wastewater and sewage disposal requirements are met though the use of an on-site septic system, shall, prior to changing the nature, character, or intensity of any business served by such system and located on the property, and prior to the addition of any new use or business operation on such property, obtain from the County a Wastewater and Sewage Disposal Compliance Permit pursuant to the provisions of this Section and Section 11.05.09. 8. The Florida Department of Transportation has plans to expand the Kings Highway roadway network, including sidewalks and a bicycle lane. It is recommended that the site plan depict a bike rack location. The bike rack must include a minimum of six (6) bicycle parking spots in accordance with LDC Section 7.05.04. Advisory Note: Please note: The existing 32 X 40 (1,280 sq. ft.) covered storage building is unpermitted. Please contact the St. Lucie County Building/Permitting Department to permit the structure. Within 90 days of this approval, the applicant/property owner shall submit building permits to the St. Lucie County Permitting/Building this building. Please provide a response to all comments. E. Determination of Compliance with Business Navigator – Planning & Development Services Department St. Lucie County has a Business Navigator to provide businesses with assistance in navigating the internal and external regulatory processes, and to act as a liaison between County staff, outside agencies, and other business entities to provide high-quality customer service experience. If you need further assistance with regulatory processes, please contact our Business Navigator, Thondra Lanese with the Planning & Development Services Department at (772) 462-2548 or Laneset@stlucieco.org. Project Name: Southern Truss Companies Project File No.: SPMj-5202126036 7 F. Determination of Compliance with County Survey Requirements – Engineering Division, Public Works Department Deficiency Review according to the Standards of practice set forth by Florida Board of Professional Surveyors and Mappers, chapters 5J-17, Chapter 472, FS. The following comments are based on the boundary survey by Florida Professional Surveyor and Mapper Mr. Michael T. Owen, L.S.#5556 with EDC, Engineers and Surveyors, Environmental. on 11/02/2021. • N. Kings Hwy formerly known as SR 713, also known as C.R.713. List FDOT r/w map references. • Show ties to the section/quarter corners on the drawing. • Show instruments of records for adjacent canals. • PDS order is not in the abbreviations. • New CCR must be filed accordingly. • The total area of the parcel is missing. • Check the first part of the legal description. It must be 453.22 feet. • Label all section corners/quarter corners on the drawing. • Deed distances vs. measured missing. • The vertical accuracy statement deems to be too high. 0.5-0.1’? 0.05-0.1? • Change the statement to reflect the current Standards of Practice: not valid without the original signature and seal. 5J-17.051 General Survey, Map, and Report Content Requirements. • Prefer to see the following statement on the drawing: • This boundary and topographic survey was performed for the purpose of _________ shown and depicted hereon. I hereby certify to the best of my knowledge and belief this is a true, accurate and complete depiction of a field survey performed under my direction and completed on __________. I further certify that said drawing is in compliance with the Standards of Practice as set forth by the Florida Board of Professional Surveyors and Mappers, in Chapter 5J-17, Florida Administrative Code pursuant to Section 472.027, Florida Statutes. • (e) The survey map and report and the copies of the survey map and report, except those with electronic signature and electronic seal, must contain a statement indicating that the survey map and report or the copies thereof are not valid without the original signature and seal of a Florida licensed surveyor and mapper.-revise your statement accordingly. Please provide a response to all comments. G. Determination of Compliance with Environmental Requirements – Environmental Resources Department Background The Environmental Resources Department (ERD) is in receipt of the November 2, 2021 date-stamped submittal from Planning and Development Services. The applicant is proposing an addition of a 33,600 SF manufacturing building to an existing manufacturing site with accompanying drainage and infrastructure, and landscaping. There is an existing 63,780 SF manufacturing building, a 5,000 SF office area and a 1,280 SF covered storage area onsite. The 40.86-acre site is located at 2590 Kings Highway, in unincorporated St. Lucie County, Florida. Project Name: Southern Truss Companies Project File No.: SPMj-5202126036 8 Findings The following comments are required to be addressed prior to approval: 1) Please provide the location(s) of all relocated cabbage palms. Additionally, clarify cabbage palm #21673 shows to be impacted on both the tree survey and landscape plan, but in the palm tree table there is no description of RELOCATE. Lastly, please provide the description PRESERVE if all other cabbage palms listed in the palm tree table are not being impacted. Provide an updated tree survey identifying all existing native trees only, and provide if they will be preserved, impacted, and/or relocated. Please include species and DBH for all native trees to be impacted or preserved as mitigation or landscape credit. Provide a tree mitigation plan of how mitigation is being met, keeping in mind tree mitigation is above and beyond landscaping requirements. Include the location(s) of relocated trees/palms; 2) On all pages of the landscape plan, please identify with a unique symbol, the existing native trees which will remain and be counted towards landscape credit on all pages of the landscape plan. Additionally, please identify with a unique symbol, the existing native trees which are being preserved as preservation credit for required tree mitigation on all pages of the landscape plan. Keep in mind native trees being counted towards landscape credit may not be also be counted towards tree preservation credit and vise versa; Recommendation Though not required by code, the Environmental Resources Department recommends incorporating low impact development features, such as: landscaping dry detention areas with native vegetation; creating curb-cuts to direct stormwater into landscape islands; utilizing rain barrels/cisterns to collect water for irrigation; preserving/planting native vegetation in lieu of sod. For more information regarding low impact development, please visit http://www.lid-stormwater.net/lid_techniques.htm. Conditions of Approval Subject to the resolution of the findings above, the following is a partial list of conditions of approval: 1) Prior to issuance of a Vegetation Removal Permit/Exemption, listed species surveys including but not limited to the state-protected gopher tortoise and federally-protected northern crested caracara, may be required per state and/or federal survey protocol. Should any listed species be found as a result of these updated surveys, appropriate permits from state and federal agencies shall be required. 2) Prior to issuance of a Certificate of Occupancy, all Category I listed invasive species shall be eradicated from the site. Please contact Aimee Cooper at 772-462-6440 if you have any questions. Please provide a response to all comments. H. Determination of Compliance with Engineering & Water Quality Requirements – Public Works Department Deficiency Review: The following comments are offered based on plans dated July 19, 2021. 1. The area in the previous Right-of-Way dedication along Kings Highway should be restored and all parking shall be within the site’s property limits. 2. Additional comments will be provided after review of the Site Development Permit Application. Project Name: Southern Truss Companies Project File No.: SPMj-5202126036 9 3. For discussion regarding these comments, please contact myself at 772-462-2741 or chambersg@stlucieco.org. Please provide a response to all comments. I. Determination of Compliance with Property Acquisitions Requirements – Property Acquisition Division, Legal Department In reviewing Southern Truss – Major Adjustment to Major Site Plan 1st Resubmittal, we have no comments at this time. J. Determination of Compliance with Utilities Requirements – Fort Pierce Utilities Authority Please find FPUA comments regarding this submission. Electric & Gas Eng: Approved. Electric - The property is not in the FPUA electric service area. Located in FPL service area. Gas service is available from Kings Hwy. Please provide a copy of the gas riser diagram with the anticipated load (if developer is interested in natural gas service). The plan ultimately is for FPUA water/wastewater to extend north on Kings Highway. This concept and plan is entirely contingent upon DOT’s scheduling for roadway expansion/improvements. At this time however, water/Wastewater services are not available to the site in question. Once services are available, the customer/developer is encouraged to submit plans for review with sizes indicated based upon expected use. Estimates and invoicing will be generated once this takes place as per FPUA requirements. (see Developers Responsibilities https://fpua.com/wp-content/uploads/2020/10/Developers_Responsibilities.pdf ). For more information and incentive available, please contact Ana Johnson AT 772.466.1600 Ext. 3012. Please provide a response to all comments. K. Determination of Compliance with Fire Requirements – St. Lucie County Fire District 1. Please submit a completed application for Development/Site Plan Review (St. Lucie County Fire District Development & Site Plan Review Application). This form is available on-line at https://www.slcfd.com 2. Fire District review fees are due at the time of submittal. An abbreviated fee schedule is included on the application form. 3. Please provide an electronic copy of the Site Plan (pdf format). 4. A separate review and permit is required for Underground Fire Mains connected to standpipes or sprinkler systems. 5. Fire hydrants (shall be) are provided for buildings other than detached one-and-two-family dwellings IAW both of the following 1) The maximum distance to a fire hydrant from the closest point in the building shall not exceed 400 feet. 2) The maximum distance between fire hydrants shall not exceed 500 feet. NFPA 1:18.5.3. Please provide fire flow calculations for hydrants. 6. An approved water supply capable of supplying the required fire flow for fire protection (shall be) is identified to all premises upon which facilities, buildings, or portions of buildings which are to be constructed or moved into the jurisdiction. The approved water supply shall be in accordance with NFPA 1:18.4. See “Needed NFPA Fire Flow Calculator Spreadsheet”. 7. Per the St. Lucie County Fire District Fire Prevention Code Resolution 647-17. At Least 13 feet 6 inches nominal vertical clearance shall be provided and maintained over the full width of all means of access. Including, but not limited to trees, canopies, etc. Project Name: Southern Truss Companies Project File No.: SPMj-5202126036 10 8. Fire department connections shall be located on the street side of buildings and shall be located and arranged so that hose lines can be readily attached to the inlets without interference from any nearby objects, including buildings, fences, landscaping, or other fire department connections. The locations of connections shall be based upon the access requirement s of the fire department. 9. The distance allowed between the fire department connection and a fire hydrant shall be no more than one hundred fifty (150) feet as a vehicle travels. 10. FD access roads (shall be) are provided such that any portion of an unsprinklered facility or exterior wall is located not more than 150’ from FD access roads as measured by an approved route around the exterior of the building or facility. (450’ for NFPA 13, 13D, 12R sprinklered protected buildings). 11. The Fire District reserves the right for future comments at the site plan & building construction phase. 12. Per NFPA 1114 Chapter 9, Section 1.3. Prior to the final occupancy of any building, the permitted water supply for fire protection, including fire hydrants and fire suppression systems, shall be installed, tested, and acceptable to the AHJ (SLCFD). 13. Be advised: Dimensions of largest vehicle are as follows: 38 tons or 77k lbs, 47.5 ft. total length, 21.5 ft. wheel base, 10.5 ft. total width, 41.5 degree turning radius. 14. Two-Way Radio Enhancement Systems/BDAS shall be installed, inspected and operationally tested in accordance with the manufacturer’s published requirements, by the local fire department, and comply with the most current edition of the Florida Fire Prevention Code and its incorporated standards and codes. Pre- surveys of radio signal strength shall be submitted to the Fire Marshal in the form of heat signature mapping or a certification document of radio signal strength provided by a licensed engineer. 15. Minimum Size of Water Mains a. The minimum size of water mains for supplying water for firefighting purposes shall be six (6) inches. b. The minimum size of water mains supplying hydrants on a dead end main shall be eight (8) inches. c. The maximum number of hydrants located on a dead end main shall be one (1). d. Grid or Tee systems shall be supplied by a minimum of an eight (8) inch looped main. Exceptions may be granted based on the capacity of the water distribution system but in no case shall the main size be less than six (6) inches. e. The minimum size water main(s) shall be determined by the needed fire flow as established by the Fire Marshal and based on the current Insurance Service Office (ISO) requirements. Please provide a response to all comments. L. Determination of Compliance with Florida Building Code Requirements – Building/Permitting Department The Building Dept. cannot authorize the use of restrooms in the Administrative Building for this project. Section 403.3.3 of The Florida Plumbing Code requires restrooms to be within 500 feet of the workers location. It does not appear this project meets that standard. In addition, here are a couple other comments: • The existing manufacturing portion does not appear to have bathrooms, are they using the Admin building? • We size bathroom requirements based on occupant load, meaning, the restrooms in the admin building were probably sized based on a 5,000 sq ft business occupancy • The occupant load for the new building will exceed the number of facilities on site, most likely • The occupant load for the current arrangements may exceed the allowable based on the code • We may need restrooms in the new structure capable of handling the load from the 2 manufacturing buildings • Will the Health Department approves septic for this facility or require connection to a (water and) sewer main? Project Name: Southern Truss Companies Project File No.: SPMj-5202126036 11 M. Determination of Compliance with Traffic Impact Report – Kimley Horn The revised Traffic Impact Report is under review by Kinley Horn. The report will be provided in a sperate attachment. N. Determination of Compliance with Florida Department of Transportation – FDOT Please find the attached letter to this email from FDOT. O. Determination of Compliance with North St. Lucie River Water Control District – AECOM The Southern Truss (File No. SPMj-5202126036) project is located within the FPFWCD boundary and is adjacent to Canals 1 and 4. Please have the applicant’s engineer contact the District regarding permitting requirements or inform them of the District’s website, http://fpfwcd.org/. Should you require additional information or have any questions, please do not hesitate to contact me. Attachments • FDOT letter.