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HomeMy WebLinkAboutSelf Storage- Parent MJSP-11202025892 ST. LUCIE COUNTY, FLORIDA PLANNING & DEVELOPMENT SERVICES PLANNING DIVISION DEVELOPMENT REVIEW COMMITTEE Self-Storage Kings Highway Major Site Plan & Conditional Use Applicant : Wylie Klyce, Rapid Building Solutions, LLC Property Owner: Jeffrey Freedman Agent for the Applicant: Morgan Hampton, Common Oak Engineering, LLC County Project Coordinator: Bethany Grubbs Assistant Planning Director: Benjamin Balcer, AICP Assistant Planning Manager: Kori Benton, AICP County Project Number: MJSP-11202025892, CU-11202025893 Application Type: Major Site Plan & Conditional Use Parcel Identification No.: 1313-232-0002-000-1 Date Application Submitted: November 18, 2020 DRC Meeting Date (Incomplete Application): December 17, 2020 Date Application Deemed Complete: February 22, 2021 Date of DRC Meeting: March 4, 2021 Date of 1st DRC Report: March 5, 2021 RECOMMENDATION OF THE DEVELOPMENT REVIEW COMMITTEE Pursuant to Section 11.02.04, 11.07.03, and other applicable sections of St. Lucie County Land Development Code (LDC), the Development Review Committee (DRC) has reviewed the subject applications and has determined the proposed development does 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 included herein shall be resolved, and any comments or recommendations shall be addressed by the applicant. The comments in this letter are based on the application documents date stamped by the Planning Division on February 4, 2021 and discussion held at the March 4, 2021 DRC meeting. If you choose not to resubmit documentation addressing these comments within 30 days, or provide a written request for an extension, your application will be considered withdrawn along with the forfeiture of all fees p aid to date. Additional staff comments may result from the revised documents. If you intend to respond to this letter, submit five (5) hard copies and one (1) CD (computer disk), which includes text documents in Word (.doc) format and graphic exhibits in PDF format, or transmit electronic files to planningapplication@stlucieco.org. Petition: Self -Storage Kings Highway – Major Site Plan & Conditional Use Permit File No.: MJSP-11202025892 & CU-11202025893 Page 2 of 9 pages A. Project Description Common Oak Engineering, LLC, on behalf of the applicant, Wylie Klyce, is requesting Major Site Plan and Conditional Use approval for the development of a 103,200 square foot, three-story, self-storage building. The project entails 725 storage units, along with forty-three (43) RV and boat storage stalls. The subject 4.63-acre vacant property is located at the southeast corner of Miramar Avenue and Turnpike Feeder Road. The parcel is zoned CG (Commercial, General), which is consistent with the COM (Commercial) Future Land Use designation and is located within the Urban Services Boundary (USB). Water and wastewater services are to be provided from St. Lucie County Utilities. B. Review Board/Committee Action This petition for a Major Site Plan requires a review and recommendation from the Development Review Committee (DRC) prior to forwarding to the Board of County Commissioners (BOCC) who shall take final action on the petition. This petition for a Conditional Use requires review and recommendation from the Development Review Committee (DRC) and require a public hearing before the Planning and Zoning Commission and the Board of County Commissioners. The Planning and Zoning Commission will make a recommendation to the Board of County Commissioners (BOCC) who shall take final action on the petition. C. Location and Site Information Parcel ID Number(s): 1313-232-0002-000-1 Location: Parcel Size: 4900 North Kings Highway, Fort Pierce, FL 34951 4.64-acres Zoning: CG (Commercial General) Future Land Use: Existing Use: Proposed Use: COM (Commercial) Vacant Self-Storage Facility with RV and Boat Storage Type of Concurrency: Certificate of Capacity Water/Wastewater: St. Lucie County Utilities, Water & Wastewater Services Fire/EMS Protection: Station #7 – Lakewood Park, located at 4900 Fort Pierce Blvd., 0.5-miles east of the proposed project Adjacent Land Uses: Location Future Land Use Zoning District Existing Land Use Adjacent Parcels North RU (Residential, Urban) CN (Commercial, Neighborhood) Realty Office South COM (Commercial) CG (Commercial, General) Shopping Plaza East RM (Residential, Medium) RM-9 (Residential, Multi-Family – 9 du/ac) Vacant Residential West COM (Commercial) CN (Commercial, Neighborhood) Vacant Commercial, Right-of-Way Petition: Self -Storage Kings Highway – Major Site Plan & Conditional Use Permit File No.: MJSP-11202025892 & CU-11202025893 Page 3 of 9 pages Aerial Map (2018) D. Review Assessment The specific comments of each review agency related to this request are identified in Sections B through O of this report. These comments are provided to assist you with the submission of a development application(s) and/or building permit(s). If you need more information or further clarification on any comments noted in a specific section, as noted below, please feel free to contact the reviewer listed. Section Department/Division Reviewer- Phone Email Address E Planning & Development Services, Planning Division Bethany Grubbs 462-1687 GrubbsB@stlucieco.org F Business Navigator Thondra Lanese 462-2548 LaneseT@stlucieco.org G Building/Permitting Doug Harvey 462-2186 HarveyD@stlucieco.org H County Surveying Contact David Hays 462-1491 HaysD@stlucieco.org I Environmental Resources Brian Arbeiter 462-2866 ArbeiterB@stlucieco.org J Public Works Grant Chambers 462-2741 ChambersG@stlucieco.org K Property Acquisitions Victoria Mitchell 462-1711 MicthellV@stlucieco.org L Fire District Captain Wayne Boyer 621-3322 WBoyer@slcfd.org M Fort Pierce Utilities Authority Martha Kerr 466-1600 x3473 Mkerr@fpua.com N St. Lucie County Utilities Raymond Murankus 462-5221 MurankusR@stlucieco.org O Fort Pierce Farms Water Control District Katherine Carrichio 561-515- 3909 Katherine.Caricchio@aecom.com Petition: Self -Storage Kings Highway – Major Site Plan & Conditional Use Permit File No.: MJSP-11202025892 & CU-11202025893 Page 4 of 9 pages E. Determination of Compliance with Land Development Code and Comprehensive Plan Requirements – Planning & Development Services, Planning Division Application Submittal Requirements: 1. Pursuant to comment G.2. (Public Works) of this report, as designed, the driveway location does not comply with the dimensional requirements of LDC Section 7.05.06. The project will require the submittal of a driveway Variance application. Variance petitions require review by the Development Review Committee (DRC) who provide a recommendation to the Board of Adjustment (BOA) for final decision. Staff’s recommendation is based on the Standards of Review outlined in the LDC. 10.01.02. - Standards for Granting Variances. The Board of Adjustment shall not grant a variance unless it shall, in each case, make specific findings of fact based directly upon the particular evidence presented supporting written conclusions that: A. The variance requested arises from a condition that is unique and peculiar to the land, structures and buildings involved; that the particular physical surroundings, the shape, or topographical condition of the specific property involved, would result in unnecessary hardship for the owner, lessee, or occupant, as distinguished from a mere inconvenience, if the provisions of this Code are literally enforced; that it is a condition that is not ordinarily found in the same zoning district, and the condition is created by the regulations of this Code, and not by an action or actions of the property owner or the applicant; B. The granting of the variance will not impair or injure other property or improvements in the neighborhood in which the subject property is located, nor impair an adequate supply of light or air to adjacent property, substantially increase the congestion in the public streets, increase the danger of fire, create a hazard to air navigation, endanger the public safety, or substantially diminish or impair property values within the neighborhood; C. The variance granted is the minimum variance that will make possible the reasonable use of the land, building or structures; and D. The variance desired will not be opposed to the general spirit and intent of this Code or the St. Lucie County Comprehensive Plan. A complete application requires a Main Application, Supplement #2, Deed, Legal Description, Survey, and application fee of $722.50. With the application packet, please submit a ny information that will support your request, such as a letter from FDOT. The BOA meets once a month, on the fourth Wednesday of the month. The BOA meetings are public hearings that are advertised in the newspaper, mail notices go out to adjacent property owners within 500 feet radius and a sign is required to be placed on the property. The applicant is responsible for reimbursing the County for the costs associated with the news ad and mailouts. Outstanding Site Plan Comments: 2. Provide an access agreement for the shared access driveway to the south. 3. The Traffic Statement shall be revised on the Site Plan. There are inaccurate references to ITE “81151” and “East Torino Parkway”. 4. ITE calculations were provided in the Site Data; however, please clarify the reference to 0.14 spaces per 1,000, or remove. 5. In the Site Data Table, include the RV and boat storage canopies in the calculations for lot coverage by buildings are included in the lot coverage percentage; however, the canopies within the impervious area calculations; however, they were not included within the lot coverage by buildings. Petition: Self -Storage Kings Highway – Major Site Plan & Conditional Use Permit File No.: MJSP-11202025892 & CU-11202025893 Page 5 of 9 pages New Site Plan Comments: 6. On the Site Data Table, update the side (north) to reflect “side at corner” and the rear (east) to reflect “20-feet”. 7. The RV/boat parking shall be included in the parking calculations. • The site plan accounts for the required three (3) additional stalls. Please notate on the site plan that the three (3) surplus parking stalls located at the main facility serve as the required parking for the RV/boat parking area. 8. Pursuant to LDC Section 7.06.02, when abutting 90° parking, the required drive aisle width shall be 26’. The depicted 24’ aisle width is not sufficient to meet this requirement. 9. There are inconsistencies on certain site plan sheets regarding the placement of the required parking stalls. Sheet SP2.0 depicts the parking as abutting the main facility. Sheet A1.0 depicts the required parking stalls opposite the main facility. Please revise for consistency. 10. Clarify if the internal gates will operate as restricted access. If not, provide a statement of the hours and means by which the gates will be manually opened and closed. • Provide detail of the subject gates. 11. Pursuant to LDC Section 7.10.24 - Community Architectural Standards, at least five (5) elements shall be incorporated from the architectural design list. On the elevation sheets (A5.0, A6.0 A7.0), please identify which five (5) elements were incorporated. The following element(s) have been satisfactorily identified: - (1) Display Windows - (2) Raised Cornice Parapets o It is recommended to replace the dummy doors with ‘Bahama Shutters’, which will count as one (1) additional element. o Denote that the metal roof is a ‘Standing Seam Metal Roof’, versus an exposed fastener or other. This will count as one (1) additional element. Denote the roof color. o Canopies are conceptually depicted on Sheet A4.0, but not depicted on the elevation sheets. They may count as one (1) additional element). o Describe the 13” bump outs. 12. Pursuant to LDC Section 7.10.24, as indicated in the Preferred Color Chart, soft, muted tones shall be used. The ‘red’ accent color is not contained within the chart as a permitted color tone. Please provide justification as to the selection of this color, i.e., branding. • Minor variations to the colors shown in the color chart may be approved provided that the general intent of the color pattern is being complied with. 13. Provide detail of the external finish material for the proposed PBU panel. • LDC Section 7.10.24.D, prohibits the use of corrugated metal siding for building facades located in the CG Zoning District. • Corrugated can be defined as “(of a material, surface, or structure) shaped into alternate ridges and grooves”. 14. Provide detail of the external finish material for the proposed 3’ horizontal IPS Panel, i.e., stucco, wood, etc. • If the panel has the appearance of ‘lightly stained/painted wood in a horizontal pattern’ shall be considered as an additional architectural element. 15. The sign proposes aluminum cladding to match the building elevations. Please consider an alternate material. Petition: Self -Storage Kings Highway – Major Site Plan & Conditional Use Permit File No.: MJSP-11202025892 & CU-11202025893 Page 6 of 9 pages • Pursuant to LDC Section 7.10.24.G.1.A.1, free standing signs shall be designed to be compatible with the architecture of the building (colors, materials). • Depict the required landscape requirements for the monument sign. The sign shall all have a landscaped area around its base which extends a minimum distance of three (3) feet in all directions. Such landscaped area shall be completely covered by natural drought-tolerant ground cover and shrubs, hedges, or similar vegetative materials. 16. At the northern exit of the main facility, lengthen the stop bar to continue across the entire driveway and be perpendicular to the direction of travel. Assuming a left-out is eliminated, the plan should be revised to reflect a more restrained circulation pattern, see exhibit. 17. The total lot coverage by buildings is 130,681 ft2.Pursuant to LDC Section 7.06.02, for all commercial development between 120,000 to 199,999 ft2, four (4) loading zones shall be designated on the loading zone. It is acceptable to place the loading zones internal to the storage facility; however, the four (4) required twelve (12) × fifty-five (55) feet long loading zones shall be illustrated and appropriately denoted on the site plan. • Depict the height of the first floor. Loading zones require a fourteen (14) foot vertical clearance. 18. Is “Storage Units” the intended language for the signage, or will a business name be substituted? 19. The northwest corner appears to have an overhang. Please verify that it is indeed an overhang, and not the building footprint encroaching within the required front yard setback. • Pursuant to LDC Section 7.04.01.B, unsupported roof overhangs may encroach up to thirty (30) inches within any required yard setback area. Petition: Self -Storage Kings Highway – Major Site Plan & Conditional Use Permit File No.: MJSP-11202025892 & CU-11202025893 Page 7 of 9 pages 20. The use of RV/boat parking is not specifically listed on the fee schedule. Pursuant to Section 24 of the St. Lucie County Code of Ordinances, the County shall utilize the trip generation statistics supplied and certified by your P.E. to calculate impact fees. Traffic Review Comments: 21. The revised Traffic Study, submitted on March 2, 2021, was submitted to Kimley Horn and remains under review. Comments may be forthcoming. F. Economic Development - Business Navigator No further comment. G. Determination of Compliance with Building Code Requirements No further comment. H. Determination of Compliance with County Survey Requirements –Public Works Department 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 include Horizontal accuracy statement per 5J-17.051 (2) (b) in the Notes. 2) Please add areas for all Parcels. 3) Please add the Parcel names to their corresponding Less and Except descriptions to avoid confusion. 4) Please add the Bearings from the Less and Except description for Parcel “B” to the face of the Survey. 5) Please add missing dimension for description above to the first course from the P.O.B. the dimension of 691.35 ft. does not appear on the survey. 6) Please show all sizes and types of found or set monumentation. 7) Please add an inset sketch to the survey for the Less and Except parcel # 124, the description is hard to follow, and it’s hard to determine just what is being” lessed out” 8) Please check curve information for Parcel #124 above, the Length of Arc does not match the Radius and Central Angle, also the Bearing for the “Existing Southerly Right of Way line of Miramar Ave. differs from the survey to the Description, if this is the case a note would be helpful. 9) There are two North-South dimensions on the common line between Parcel A and Parcel B, please choose one. Please provide a written response to all comments. I. Determination of Compliance with Environmental Requirements – Environmental Resources Department Background The Environmental Resources Department (ERD) is in receipt of the February 4th, 2021, date-stamped submittal from Planning and Development Services (PDS). The applicant is seeking approval for the construction of a 103,200 Petition: Self -Storage Kings Highway – Major Site Plan & Conditional Use Permit File No.: MJSP-11202025892 & CU-11202025893 Page 8 of 9 pages SF three-story self-storage facility with forty-three (43) RV/boat storage stalls, associated parking, and additional site improvements. The project is located at the southeast corner of Turnpike Feeder Rd (S.R. 713) and Miramar Ave in Ft. Pierce and currently consists of one (1) vacant 4.64–acre parcel. The parcel is currently zoned ‘I’ and has a land use code of 4900 – Open Storage. Findings An Environmental Impact Report (EIR) dated November 9th, 2020 was provided by Universal Engineering Science, Inc. on November 20th, 2020. A site visit confirmed that the majority of the site’s habitat is dominated by Brazilian Pepper, with small areas of canopy species, including slash pine, live oaks, and cabbage palms. The EIR identified a small low-lying area measuring 0.32 acres as an isolated wetland; however, subsequent correspondence with the South Florida Water Management (SFWMD) provided by the agent on December 28, 2020, confirmed the absence of any onsite state jurisdictional wetlands. A landscape plan provided by Common Oak Engineering dated February 8th, 2021 was reviewed and was found to be consistent with the land development code (LDC). The proposed project will impact a total of 30 inches diameter at breast height (DBH) of native canopy trees meeting the mitigation thresholds (consisting of 2 live oaks) outlined in LDC 6.00.05.D, resulting in a total of 60 inches DBH of required mitigation and 8 cabbage palms. Mitigation for these impacts has been provided with preservation of 298 inches of native slash pines onsite. Recommendation ERD has no objection to the proposed major site plan and associated conditional use. Conditions of Approval 1) Prior to issuance of a vegetation removal permit or exemption, a 100 percent survey per Florida Fish and Wildlife Conservation Commission (FWCC) protocol for gopher tortoises may be required. If any construction activities are proposed within 25 ft. of any gopher tortoise burrows a relocation permit shall be provided in accordance with FWCC requirements. Additionally, the EIR cites the possible presence of the Eastern Indigo Snake. Please adhere to the Best Management Practices (BMPs) for Eastern Indigo Snakes as outlined by FWCC. 2) Prior to issuance of a Certificate of Occupancy all Category I listed invasive plants shall be eradicated from the site. Please contact Brian Arbeiter at 772-462-2866 if you have any questions. J. Determination of Compliance with Water Quality and Engineering Requirements –Public Works Department 1. A legal access agreement for the southern driveway will be required before a site development permit can be issued. 2. The driveway connection to Miramar Avenue does not meet the side property line setback requirements. The driveway also does not meet minimum setback requirements from the intersection for driveways allowing left turn movements serving uses generating more than 50 vehicle trips per day. A driveway variance from the Board of Adjustments will be required for the proposed location of the driveway on Miramar Avenue. 3. Property line cross sections should be provided for each property line. The typical cross section appears to be only the east side of the property. Ensure that there is a flat area at the base of the berm before reaching the property line. 4. Additional comments may be issued at time of Site Development Permit application review. 5. For discussion regarding these comments, please contact myself at 772-462-2741 or chambersg@stlucieco.org. Petition: Self -Storage Kings Highway – Major Site Plan & Conditional Use Permit File No.: MJSP-11202025892 & CU-11202025893 Page 9 of 9 pages K. Determination of Compliance with Property Acquisition Requirements – Property Acquisition Division, Legal Department In reviewing Self Storage Kings Highway Minor Site Plan 1st Resubmittal, we have the following comments: • Following Site Plan approval, Property Acquisitions will be in contact with you to coordinate the 10’ right- of-way dedication on Miramar Avenue. L. Determination of Compliance with Fire Requirements – Fire Department No further comment. M. Determination of Compliance with Utilities Requirements – Fort Pierce Utilities Authority No further comment. N. Determination of Compliance with Utilities Requirements – St. Lucie County Utilities No further comment. O. Determination of Compliance with Fort Pierce Farms Water Control District Requirements No further comment.