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HomeMy WebLinkAboutSelf Storage Kings Highway - DRC Report ST. LUCIE COUNTY, FLORIDA PLANNING & DEVELOPMENT SERVICES PLANNING DIVISION DEVELOPMENT REVIEW COMMITTEE Self Storage Kings Highway 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: December 17, 2020 Date of 1st DRC Report: TBD – Incomplete Application Deadline to Resubmit: N/A 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 November 18, 2020. While the comments in this report were provided as a courtesy, at this time, the application is incomplete. Effective March 17, 2020, the St. Lucie County Administrator issued an Executive Order determining that all pending due dates in Zoning and Land Use applications are hereby tolled until the current Local State of Emergency expires or is rescinded. If you choose not to resubmit documentation addressing these comments within 30 days following the expiration or rescission of the Local State of Emergency, or provide a written request for an extension, your application will be considered withdrawn along with the forfeiture of all fees paid to date.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. 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 # –, located at, miles southeast 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 L 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 B Planning & Development Services, Planning Division Bethany Grubbs 462-1687 GrubbsB@stlucieco.org C Business Navigator Thondra Lanese 462-2548 LaneseT@stlucieco.org D Building/Permitting Doug Harvey 462-2186 HarveyD@stlucieco.org E County Surveying Contact David Hays 462-1491 HaysD@stlucieco.org F Environmental Resources Brian Arbeiter 462-2866 ArbeiterB@stlucieco.org G Public Works Grant Chambers 462-2741 ChambersG@stlucieco.org H Property Acquisitions Victoria Mitchell 462-1711 MicthellV@stlucieco.org I Fire District Captain Wayne Boyer 621-3322 WBoyer@slcfd.org J Fort Pierce Utilities Authority Martha Kerr 466-1600 x3473 Mkerr@fpua.com K St. Lucie County Utilities Raymond Murankus 462-5221 MurankusR@stlucieco.org L 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 B. Determination of Compliance with Land Development Code and Comprehensive Plan Requirements – Planning & Development Services, Planning Division Site Plan 1. Pursuant to LDC Section 11.02.09, provide a transportation impact study. • On the Site Plan, the Traffic Statement shall be revised. There are inaccurate references to ITE “81151” and “East Torino Parkway”. 2. In the Site Data Table, include the RV and boat storage canopies in the calculations for lot coverage by buildings, and update the lot coverage percentage accordingly. 3. The Institute of Traffic Engineers (ITE) Parking Generation 5th edition identifies the required parking ratio for Land Use Code 151 – Mini-Warehousing. On the Site Plan, provide the ITE utilized for the determination of required and proposed parking, with the breakdown of accessible stalls required and provided. 4. Restricted access gates for security shall adhere to applicable standards outlined in LDC Sections 7.10.15 and 7.06.02. 5. Pursuant to LDC Section 7.06.02, a designated off-street loading space shall be accessible from the interior of the building it serves without crossing any circulation area. Demonstrate safe access in compliance with this section of the LDC. 6. Submit conceptual design drawings for the sign plan, demonstrating compliance with LDC Section 7.10.24 – Community Architectural Standards. 7. The Flood Insurance Rate Map (FIRM) was updated on February 19, 2020. With the resubmittal, update the Site Plan and survey to reflect this update. 8. On the Site Plan, revise the spelling of “Turnpike Feeder Road”, eliminating the reference to Sunshine State Parkway as that was the former name of this roadway. 9. Address the acreage discrepancy. The Site Plan states that the site cntains 4.47-acres, while the application states that the site contains 4.64-acres. 10. Provide an access agreement for the shared access driveway to the south. Conditional Use 11. The applicant shall hold a neighborhood meeting with adjacent property owners and invite staff to attend. C. Economic Development - Business Navigator St. Lucie County has a Business Navigator to assist businesses with navigating internal and external regulatory processes, and to act as a liaison between County staff, outside agencies, and other business entities in order to provide high-quality customer service experience. If you need further assistance with regulatory processes, please contact Thondra Lanese, Business Navigator, Planning and Development Services at (772) 462-2548 and LaneseT@stlucieco.org. D. Determination of Compliance with Building Code Requirements In order to facilitate your commercial Building Permit application through the permitting and plans review process, we recommend a pre-development permit application meeting with the applicant, the Building Official, Chief Plans Examiner and Fire District Plans Examiner to discuss your project and answer any questions you may have. Petition: Self Storage Kings Highway – Major Site Plan & Conditional Use Permit File No.: MJSP-11202025892 & CU-11202025893 Page 5 of 9 pages In this way, key components of your project will be discussed, and you will be aware of pre-submittal permitting and Building/Fire code review requirements: this will serve to expedite your project to achieve a building permit. 1. No comments received at this time. E. 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-17.052 Florida Administrative Code, pursuant to current Section 472.027, Florida Statutes. SURVEY: 1. Please provide a current Boundary and Topographic Survey of the Property for this project. The survey must have Flood Zone information. All Wetland areas will need to be identified and shown. Elevations will be referenced to NAVD 1988 Vertical Datum. The survey needs to be performed by a Professional Land Surveyor licensed to practice in the State of Florida. F. Determination of Compliance with Environmental Requirements – Environmental Resources Department Background The Environmental Resources Department (ERD) is in receipt of the November 18th, 2020 date-stamped submittal from Planning and Development Services. The applicant is seeking approval for the construction of a 103,200 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 The following items are required to be addressed, prior to approval: 1. A non-binding wetland jurisdictional determination from the South Florida Water Management District or valid Environmental Resource Permit (last ERP permit expired 2016) confirming the presence or absence of wetlands per CP 6.1.14.6. The limits and elevations of any jurisdictional wetlands, which shall contain bearing and distance information used in determining the extent of these areas, along with the identification of the agency or agencies claiming jurisdiction and categorization of the wetland shall be depicted on the boundary and topographic surveys in accordance with LDC 11.02.09.A.2.d. The associated 25’ wetland buffer shall also be depicted per CP 6.1.14.6. Be advised a Wetland Waiver application may also be required, pending the results of the jurisdictional determination. Any jurisdictional wetlands shall be identified as a Category I, II, or III wetland per CP 6.1.14.1. 2. The landscape plan shall be consistent with Land Development Code 7.09.00, which includes the following: a) A minimum ten (10) foot planting space between parking spaces and building and a minimum five (5) foot planting space between driveways, sidewalks, and buildings shall be provided per 7.10.24.C.2.H; b) Please adjust the ten (10) foot landscape buffer along the southwest perimeters to exclude the proposed sidewalk. c) A forty-eight (48) inch tall hedge is required along the south and southwest property lines where the vehicular use area is not entirely screened by an intervening building or structure from the abutting property per LDC 7.09.04.B; Petition: Self Storage Kings Highway – Major Site Plan & Conditional Use Permit File No.: MJSP-11202025892 & CU-11202025893 Page 6 of 9 pages d) The site plan calls for a 706 linear ft. 8 ft. tall wall along the east and northeast property lines in accordance with LDC 7.09.04.E. This wall shall be landscaped with a twenty -four (24) inch continuous hedge along both the inside and outside base of the wall or fence. One (1) native shade tree is required every thirty (30) linear feet. Plantings shall be alternated so that at least sixty percent (60%) of the required number of trees is located on the outside of the wall or fence per LDC 7.09.04.E; e) The site plan specifies the installation of a D curb (mountable curb) around the terminal islands and interior landscaped areas. All terminal landscaped islands and interior landscaped areas shall be surrounded with a continuous raised, non-mountable curb in accordance with the specifications for public works of St. Lucie County as identified in Chapter XIII of this Code per Land Development Code 7.09.04.C.5; f) No more than ten (10) parking spaces shall be permitted in a continuous row without being interrupted by a minimum landscape area of one hundred eighty (180) square ft. for a single row of parking or four hundred (400) square ft. for a double row of parking per LDC 7.09.04.C.4. Each interior landscaped area shall have a minimum width of t en (10) ft. One (1) shade tree of an appropriate species shall be provided for each interior island; g) Please provide vehicular use area calculations. One (1) square ft. of interior landscaping for each eighteen (18) square ft. of vehicular use area, consisting of one (1) native shade tree for each 180 square ft. of landscape area per LDC 7.09.04.C.1; h) Please include native understory plantings in the tree preservation area located along the west perimeter; i) Two (2) additional shade trees are required along th e west perimeter to comply with the thirty (30) ft. tree spacing requirement for landscaping that abuts the road right -of-way per 7.09.04.A; j) Tree species shall have a caliper of two and one -half (2½) inches at four and one -half (4½) ft. above the ground when installed per 7.09.03.E.2.c. The Yaupon Hollys will need to be specified at two and one - half (2½) inches DBH minimum (currently listed at one and one -half (1½) inches caliper). Additionally, item # 12 under the General Landscape Notes will need to be a djusted: “The tree caliper of all canopy trees specified on the plant list shall be measured at six (6) inches above grade”; k) Tree species shall be a minimum of twelve (12) ft. in height when installed per 7.09.03.E.2.c. The minimum heights for Bald Cypress , Yaupon Holly, and Crape Myrtle on the Plant List are currently listed to be under twelve (12) ft; l) Please specify the use of non-cypress mulch under item # 6 of the General Landscape Notes in accordance with 7.09.04.L.3.a; m) The tree preservation plan specifies the preservation of seventeen (17) pine trees onsite, which is consistent with what is depicted on the landscape plan. Please add a note on the landscape plan that these trees are to be preserved; n) Please provide a separate tree survey. The provided preservation plan and landscape plan depict trees to be preserved, but please clarify if there is any vegetation meeting mitigation thresholds that is proposed to be removed. o) Backflow preventers shall be screened with an eighteen (18) inch hedge, maintained at four (4) feet per LDC 7.09.04.H. Conditions of Approval Subject to resolution of the findings listed above, the following is a partial list of conditions of approval: 1. Prior to issuance of a Certificate of Occupancy all Category I listed invasive plants shall be eradicated from the site. Petition: Self Storage Kings Highway – Major Site Plan & Conditional Use Permit File No.: MJSP-11202025892 & CU-11202025893 Page 7 of 9 pages Please contact Brian Arbeiter at 772-462-2866 if you have any questions or if you would like to meet regarding the details on these requirements. H. Determination of Compliance with Property Acquisition Requirements – Property Acquisition Division, Legal Department In reviewing Self-Storage Kings Highway, we have the following comments: The parcel has the following frontage: • Turnpike Feeder Road is a State owned and maintained right-of-way. Please contact the Department of Transportation regarding future right-of-way needs. • Miramar Avenue is a 60’ County owned and maintained right-of-way. • It appears that you will be connecting to the Sewer Line Easement and the 20’ Drainage Line Easement with the property to the East, please provide copies of said documents. I. Determination of Compliance with Fire Requirements – Fire Department The Following Revisions Are Necessary: 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 G. Determination of Compliance with Water Quality and Engineering Requirements –Public Works Department The following comments are offered based on plans dated November 18, 2020: 1. Turnpike Feeder Road is an FDOT Right-of-Way. Please coordinate with FDOT for permitting improvements within the Right-of-Way or any required Right-of-Way dedications. The contact for FDOT Right-of-Way dedication is Nesa Harden at 954-777-4437, nesa.harden@dot.state.fl.us. 2. Provide documentation of legal access to the private roadway to the south. 3. Dimension the driveway width, radius of return, and setback from side property lines and adjacent driveways. Section 7.05.06 of the Land Development Code includes minimum setback requirements for driveways. A driveway variance will be required for the proposed location of the driveway on Miramar Avenue. 4. Provide a truck circulation plan depicting how the dumpster collection, fire department, and delivery trucks will safely maneuver onsite. 5. Provide typical pavement sections for all vehicular use areas. Vehicular use or storage areas are required to be paved with asphalt or concrete. 6. Provide property line cross sections showing that adjacent properties will not be adversely impacted. 7. Provide details for curbing and sidewalk complying with current FDOT standards. 8. Trees placed within 10 FT of drainage structures or pipe shall include a root barrier product to protect the drainage system. 9. Gated access shall comply with section 7.10.15 of the Land Development Code. Provide dimensions demonstrating that Right-of-Way setback and queuing spaces comply with this code section. 10. A Site Development Permit is required prior to performing site improvement activities. Subsequent to DRC approval, the applicant may submit the required documents to Grant Chambers, P.E. in the Engineering Division. Documents include, Site Development Permit application, two sets of plans, one copy of the stormwater report and other appropriate information. In accordance with the permit and Land Development Regulations, the applicant shall retain the EOR for site inspections and final certification. 11. For discussion regarding these comments, please contact me 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 8 of 9 pages 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. Security gates must either be manned 24 hour/day or provide an access control key switch on the control panel to allow for Fire Department entry in an emergency. Security gates must maintain a clear width of 12 feet when open and provide a means to open the gates manually upon loss of power. 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. 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). 12. 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. 13. Site Plans shall include all necessary fire department access roadways and fire lanes as determined by the Fire Marshal. 14. 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., as referred to in Exhibit "A," attached hereto. 15. Minimum roadway pavement width (two-way traffic) shall be twenty (20) feet. 16. Minimum roadway pavement width (one-way traffic) shall be twelve (12) feet. 17. 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. K. Determination of Compliance with Utilities Requirements – Fort Pierce Utilities Authority The attached submission for Self-Storage Kings Highway is outside FPUA service area. L. Determination of Compliance with Utilities Requirements – St. Lucie County Utilities This project is in the SLCU service area. Water and wastewater infrastructure is available. A Standard Development Agreement is required in order to reserve capacity. M. Determination of Compliance with Fort Pierce Farms Water Control District Requirements The Self-Storage Kings Highway project is located within the FPFWCD boundary. Please have the applicant’s engineer contact the District regarding permitting requirements or inform them of the District’s website, Petition: Self Storage Kings Highway – Major Site Plan & Conditional Use Permit File No.: MJSP-11202025892 & CU-11202025893 Page 9 of 9 pages http://fpfwcd.org/. Should you require additional information or have any questions, please do not hesitate to contact me.