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HomeMy WebLinkAboutDRC Report1 PLANNING & DEVELOPMENT SERVICES DEPARTMENT Planning Division DEVELOPMENT REVIEW COMMITTEE (DRC) Rezone & Major Adjustment to a Major Site Plan Report 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: RZ-4202126016 & SPMj-5202126036 Application Type(s): Rezone & Major Adjustment to a Major 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: April 22, 2021 (Rezone), May 11, 2021 (Site Plan) Staff Review Comment Due Date: May 10, 2021 (Rezone), May 24, 2021 (Site Plan) DRC Meeting Date: May 27, 2021 DRC Report Date: TBD 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 this application 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 Thursday, April 22, 2021 (Rezone), and on Tuesday, May 11, 2021 (Site Plan). Your application was reviewed by the DRC on Thursday, May 27, 2021. A. Project Description Engineering, Design, & Constriction., Inc. submitted a Rezone and a Major Adjustment to a Major Site Plan application on behalf of Wheels Leasing, LLC. The proposed Rezone seeks to rezone a 29.24 (+/-) acre property (Parcel ID: 1336-240-0000-000-3) located west side of Taylor Dairy Road, approximately 1,400 feet south of the intersection of St. Lucie Boulevard and Taylor Dairy Road from the AG-1 (Agricultural – 1) to the IL (Industrial, Light) Zoning District. The Major Adjustment to the Major Site Plan proposes to construct a 33,600-sq. ft. manufacturing building, permit an existing 32 X 40 (1,280 sq. ft.) covered storage building, with associated Project Name: Southern Truss Companies Project File No.: RZ-4202126016 & SPMj-5202126036 2 vehicular use area, landscaping, and on-site stormwater retention. The 29.24 (+/-) acre vacant parcel will a adjoined with the existing Southern Truss Companies facilities located at 2590 Kings Highway, Fort Pierce, FL 34951. The site is zoned IL (Industrial Light) (Parcel ID: 1336-231-0001-000-2) and AG-1 (Agricultural – 1) (Parcel ID: 1336-240-0000-000-3), with an TVC (Township, Villages and Countryside) Future Land Use designation. The site is located within 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) & AG-1 (Agricultural – 1) Existing Use: 63,780-sf manufacturing building, 5,000-sf office, covered storage buildings, and associated storage areas. Proposed Use: Rezone from the AG-1 (Agricultural – 1) to the IL (Industrial, Light) Zoning District on a 29.24 (+/-) acre parcel, construct a 33,600-sq. ft. manufacturing building, permit an existing 32 X 40 (1,280 sq. ft.) covered storage building, with associated vehicular use area, landscaping, and on-site stormwater retention. Utility: Water and wastewater services is not available to the site. Electric services is available on 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 Southern Truss’ Major Site Plan approved for 6509 St. Lucie Blvd via Resolution No. 2020- 213. Project Name: Southern Truss Companies Project File No.: RZ-4202126016 & SPMj-5202126036 3 2018 Aerial – To be replaced with GIS Map Adjacent Land Uses: The specific findings and review conclusions of each review agency related to this request are identified in Sections D through N of this report. Sec. Department Reviewer Phone Email D Planning & Development Tahir Curry 462-2515 CurryT@stlucieco.org Planning Manager Linda Pendarvis 462-1562 PendarvisL@stlcuieco.org Location Zoning District Future Land Use Existing Land Use Subject Property TVC (Towns, Villages, and Countryside) IL (Industrial, Light) AG-1 (Agricultural – 1) Southern Truss Manufacturing and Office Bldg. Adjacent Parcels North TVC (Towns, Villages, and Countryside) IL (Industrial, Light) Southern Truss Undeveloped Land North TVC (Towns, Villages, and Countryside) 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 C. Review Assessment Project Name: Southern Truss Companies Project File No.: RZ-4202126016 & SPMj-5202126036 4 E Business Navigator Thondra Lanese 462-2548 Laneset@stlucieco.org F County Surveying Reviewer John Wilbon, PLS 462-2587 WilbonJ@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 Lt. Wayne Boyer 621-3322 WBoyer@slcfd.org L Building/Permitting Doug Harvey 462-2186 HarveyD@stlucieco.org M St. Lucie County School District Marty Sanders 216-5755 Marvin.sanders@stlucieschools.org N Water Management District Katherine Caricchio, P.E., 561-515 3909 Katherine.Caricchio@aecom.com D. Determination of Compliance with Land Development Code and Comprehensive Plan Requirements – Planning & Development Services Department 1. A Unity of Title has not been recorded to comply with PDS Order 2020-042 (Lot Split) and Resolution No. 2020-213 - Major Site Plan approval for Southern Truss at 6509 St. Lucie Blvd. The approved site plan identified the 5.268-acre portion of Parcel 1336-240-0000-000-3 as a wet retention area to support Southern Truss proposed manufacturing plant. The survey and site plan identifies the 5.268-acre, but the Property Appraiser website does not identify the parcel. If a Unity of Title has been recorded, please submit the documentation to the Planning Department. The Lot Split approved by PDS Order 2020-042 has unresolved conditions of approval outlined below: • Within 30 days of Lot Split approval, the applicant and/or property owners shall record two (2) warranty deeds in the St. Lucie County Public Records, reflecting the legal descriptions in accordance with the survey submitted by Culpepper & Terpening, Inc., referenced hereinabove. • Within 30 days of Lot Split approval, the applicant and/or property owner(s) shall record a Unity of Title, or similar legal instrument, combining the property described as ‘less & except parcel’ with Parcel ID 1336-211-0000-000-3.  This Lot Split shall be vacated, if the Southern Truss Major Site Plan (Resolution No. 2020- 213) is abandoned but, prior to including Parcel 1336-240-0000-000-3 within a new Site Plan. 2. A Unity of Title is required for the 29.24-acre (Parcel ID: 1336-240-0000-000-3) and the 11.61-acre (Parcel ID: 1336-240-0000-000-3) parcels for the proposed site modifications. Please remove the parcel line between the subject parcels. 3. The labeling on the site plan appears to be overlapped or obscured. Please consider one (1) inch equals fifty (50) feet scale to clearly depict the labeling on the site plan in accordance with the LDC Section 11.02.09.A.3. 4. Please remove conceptual plan and replace with Major Adjustment to a Major Site Plan. Project Name: Southern Truss Companies Project File No.: RZ-4202126016 & SPMj-5202126036 5 5. Please label all buildings dimensions and include on the building data table. The site plan does not include the dimension of the covered storage building north of the existing 1,280 sq. ft. covered storage building. 6. Please recount the ground coverage of the total amount of all buildings. The calculation of 102,380 sq. ft. appears to be incorrect. 7. The legend table on the site appears to have some deficiencies with the labeling of existing dirt (not identified on the site plan), the proposed gravel area not included on the legend table, and the handicap parking symbol not shown on the site plan. 8. Please include the drive aisle width for the proposed vehicular use area on the site plan. 9. Please include the distance between the proposed building from the existing manufacturing building and stormwater retention pond. 10. The Major Site Plan granted through Resolution No. 04-004 indicates a 63,750 sq. ft. manufacturing building. The proposed site plan adjustment shows a 63,780 sq. ft. manufacturing building. Please include the appropriate building square footage. Approved Atlantic Truss Company Major Site Plan 11. Loading Spaces: Please identify and provide striping for the loading space to serve the new manufacturing building in accordance with the LDC Section 7.06.02. A.3.a. Project Name: Southern Truss Companies Project File No.: RZ-4202126016 & SPMj-5202126036 6 A loading zone is required for building C in accordance with the LDC Section 7.06.02. A.3.a. Off-street loading space shall be provided and maintained for all commercial and industrial developments. Off- street loading spaces shall be an area at grade level at least twelve (12) × fifty-five (55) feet long. Size of Building Number of Spaces 0 to 24,999 square feet 1 (one space for each building, if considered separate buildings) 25,000 to 59,999 square feet 2 (two spaces, if considering the buildings as “one” for such requirement) 60,000 to 119,999 square feet 3 120,000 to 199,999 square feet 4 200,000 to 299,999 square feet 5 For each additional ninety thousand (90,000) square feet over three hundred thousand (300,000) square feet or major fraction thereof, one (1) space. 12. The existing parking area located in front of the office building is not stripped. Please restripe the existing parking area and identify the six (6) handicap parking spaces on the site plan in accordance with the LDC Section 7.06.02. 13. The site plan does not identify the existing or proposed well and septic connection. Please depict whether the project will utilize existing water and sewer facilities and if so a letter from the service provider stating capacity will be available for the project in accordance with the LDC Section 11.02.09.A.1.i. 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. F. Determination of Compliance with County Survey Requirements – Engineering Division, Public Works Department Rezone Comments Project Name: Southern Truss Companies Project File No.: RZ-4202126016 & SPMj-5202126036 7 All comments are based on the current Standards of Practice, established by the Board of Professional Surveyors and Mappers, Chapter 5J-17.050 thru 5J-17.053 , Florida Administrative Code, pursuant to current Section 472.027, Florida Statutes. SURVEY: 1) Please add P.O.C. and P.O.B. to face of survey for Less and Except parcel. 2) Please correct Note 6 in the Surveyors Notes. 3) Bearings should be Grid Bearings. 4) Please add Reference Bearing to face of survey, not shown. 5) Please check Bearings and Distances on Less and Except parcel against description, some are not a match, and some are not shown on Survey. 6) Drawing scale does not match the graphic scale shown, please check. 7) Please check closure, inverse between N.W. and N.E. corners yields Bearing difference from Survey. 8) Please check text descriptions for some linework, they seem to be confusing. Please provide a response to all comments. G. Determination of Compliance with Environmental Requirements – Environmental Resources Department Rezone Comments Background The Environmental Resources Department (ERD) is in receipt of the April 26, 2021 date-stamped submittal from Planning and Development Services. The applicant is requesting approval to rezone 29.24 acres of a 34.51-acre parcel from Agricultural-1 (AG-1) to Industrial, Light (IL), leaving 5.27 acres as AG-1. The applicant is proposing an expansion of their existing manufacturing facility to the west of the subject parcel, also zoned IL, which is required for the subject parcel to allow for this expansion. The 34.51-acre parcel is east of the existing Southern Truss facility located at 2590 Kings Highway, west of Taylor Dairy Road, and north of the Fort Pierce Farms Water Control District Canal in unincorporated St. Lucie County, Florida. Findings The rezone from AG-1 to IL is not anticipated to result in any adverse environmental impacts, as no construction activities are proposed at this time. When site development activities are proposed, ERD will conduct further review through the site plan review process. The site is characterized by abandoned agricultural lands with remnant furrows/agricultural ditches and a possible wetland (according to the National Wetland Inventory), described as an oak hammock on the submitted survey. When site development activities are proposed, a wetland jurisdictional determination from South Florida Water Management District, as well as an Environmental Impact Report (EIR) consistent with Land Development Code (LDC) 11.02.09.A.5 describing onsite habitats and listed species will be required. Additionally, if any impacts are proposed to the wetland and/or its associated buffer, a Wetland Waiver Application will be required. Recommendation ERD has no objections to the approval of this rezone application. Please contact Aimee Cooper at 772-462-6440 for any questions regarding this application. Major Adjustment to a Major a Site Plan Comments Background Project Name: Southern Truss Companies Project File No.: RZ-4202126016 & SPMj-5202126036 8 The Environmental Resources Department (ERD) is in receipt of the May 11, 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. Findings The following comments are required to be addressed prior to approval: 1) 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) Identify all existing native trees which will remain and be counted towards landscape credit on all pages of the landscape plan. Keep in mind these native trees being counted towards landscape credit may not be counted towards tree mitigation and vise versa; 3) Update the scale on L-1 of the landscape plan to 1” = 100’, and not 1” = 50’, as this scale is incorrect; 4) Ensure the trees proposed along the southern perimeter shall not be planted where they could, at mature height, conflict with overhead power lines per LDC 7.09.03.E.2.l (see Figure 7-30) 5) The required minimum specifications for installed hedge material used to screen adjacent properties from interior vehicular use areas shall be 48” in height per LDC 7.09.04.C. ERD Staff acknowledges the note provided on the landscape plan proposing the 24” hedge shall be allowed to reach and be maintained to 48” per LDC 7.09.04.O; however, for administrative relief from provisions of LDC 7.09.00 to be considered by the Environmental Resources Director, a written request for the specific relief shall be provided; 6) Provide the description for the proposed retention pond to be wet on all plans with the following requirements: a) Per LDC 6.02.03.F, provide a buffer zone of native upland (i.e., transitional) vegetation for the deepwater habitats, including any proposed lakes/ponds, which may consist of preserved or planted vegetation including canopy, understory, and ground cover of native species only. As a minimum, ten (10) SF of such buffer shall be provided for each linear foot of deepwater habitat perimeter that lies adjacent to uplands; and b) Per Comprehensive Plan Policy 6.1.2.5 provide a vegetated and functional littoral zone to be established as part of the surface water management system of upland water bodies occurring on development sites; 7) Provide documentation from the South Florida Water Management District (SFWMD) confirming the presence/absence of onsite wetlands, as well as impacts to any other surface waters; 8) Within the provided Environmental Assessment (i.e., Environmental Impact Report [EIR]), address the following items: a) Address the inconsistencies with the size of the site, 30.66 acres in the EIR, 40.86 acres on the site plan and other documents submitted b) On page 6 of 6, remove mitigation requirements applicable to residential parcels, as this is non-residential parcel zoned industrial light. Project Name: Southern Truss Companies Project File No.: RZ-4202126016 & SPMj-5202126036 9 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 Rezone Comments Deficiency Review: 1. Public Works has no comments regarding the rezone. Additional comments will be provided after review of a site plan submittal. 2. For discussion regarding these comments, please contact myself at 772-462-2741 or chambersg@stlucieco.org. Major Adjustment to a Major a Site Plan Comments 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, we have the following comment: The parcel has the following frontage: Project Name: Southern Truss Companies Project File No.: RZ-4202126016 & SPMj-5202126036 10 • Kings Highway a State owned and maintained right-of-way. Please contact the Department of Transportation regarding future right-of-way needs. • The East side of the property abuts Fort Pierce Farms Water Control District Canal No. 3. • Taylor Dairy Road, a 50’ County owned and maintained unpaved right-of-way, abuts Canal No. 3 on the East side of the property. • The South side of the property abuts Fort Pierce Farms Water Control District Canal No. 1. J. Determination of Compliance with Utilities Requirements – Fort Pierce Utilities Authority Please find FPUA comments regarding this submission. W/WW Eng: FPUA’s water and sewer services are not available to serve this location. 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). For more information and incentive available, please contact Ana Johnson. Please provide a response to all comments. K. Determination of Compliance with Fire Requirements – St. Lucie County Fire District 1. No comments received at this time. Please provide a response to all comments. L. Determination of Compliance with Florida Building Code Requirements – Building/Permitting Department Plans Review has no comments at this time. When the project construction documents are closer to completion the customer can contact St. Lucie Building Department and schedule a pre-construction meeting for a preliminary review for the proposed structures before permit submittal. M. Determination of Compliance with St. Lucie County School District – St. Lucie County School District 1. No comments received at this time. N. Determination of Compliance with Water Management District – NSLRWCD 1. No comments received at this time.