HomeMy WebLinkAboutL220.051_Self Storage Driveway Access Variance LetterCOMMON 00K
ENGINCCRING
St. Lucie County
Planning Division
2300 Virginia Ave
Fort Pierce, FL 34982
MJSP-11202025892
CU-11202025893
Variance Application Supplement
Narrative
I (we) do hereby the St Lucie county Board of Adjustment for the following Variance from the
LDC, Section 7.05.06 - Driveways, C. Driveway Requirements, 2., f., (3).
Any use, existing or proposed, located on the property(s), to be served by the driveway under
application, that will generate more than fifty (50) vehicle trips per day, shall not be authorized
left turn movements to access that driveway unless the nearest edge of the driveway is a
minimum of three hundred fifty (350) feet from the parallel base building line. It shall be the
responsibility of the person, firm, corporation or association seeking the driveway permit to
design and install appropriate measures to prevent left turn movements at this driveway, should
the required separation not be met. The County Engineer shall review, and approve of, all
proposals to limit these left turn movements in accordance with sound engineering practices.
Common Oak Engineering, LLC is working with Storage Units, LLC on the development of a
new self -storage building located at 4900 N Kings Highway. This subject property is located
within a Commercial General (CG) Land Use designation and it is positioned on approximately
4.47 acres of land located at the southeast corner of Miramar Avenue and Turnpike Feeder
Road. Please refer to Parcel ID: 1313-232-0002-000-1.
With the approval of this request, the applicant proposes to construct a new 3-story air
conditioned self storage building with vehicular access and loading within the interior of the
building, secured and covered R/V and boat storage bays, dumpster enclosure for solid waste
management, parking stalls, sidewalks with pedestrian access to the building, landscaping,
public utilities and a stormwater management facility.
Utility service will be provided by St Lucie County by way of a connection to the existing water
main on Miramar Ave, and public sanctuary sewer service will be accomplished by the
construction of a new lift station servicing the development and connection to the existing force
main on Miramar Ave.
Stormwater management is already in place for the parcel through the existing master
stormwater pond servicing Indrio Crossings development; however, additional stormwater
management is proposed onsite which will be designed with enhanced pollutant removal
strategies meeting the impaired water body criteria.
Driveway access to the site is proposed to the existing common northernmost driveway for
Indrio Crossings, and a second driveway is proposed to Miramar Ave. Due to the recent
roadway work for Turnpike Feeder Rd, the existing intersection between Miramar Ave and
Turnpike Feeder Road is restricted to a right turn onto Miramar Ave from Turnpike Feeder Rd
and a right turn out onto Turnpike Feeder Road from Miramar Ave.
As per LDC Section 7.05.06(C)(2)(f)(3), left turn movements shall be restricted for commercia
property driveways that are less than 350 ft from the parallel base building line; however, the
length of the Miramar Ave property line for the subject property is only 216.67 ft long, which is
the reason why this variance is being requested.
Variance Criteria
I (we) do hereby petition the St. Lucie County Board of Adjustment for the following
Variance from the LDC, Section 7.05.06 - Driveways, C. Driveway Requirements, 2., f., (3).
What is the purpose of the proposed variance and the intended development of the subject
property if the variance is granted.
With the approval of this request, the applicant proposes to construct a new 3-story air
conditioned self storage building with vehicular access and loading within the interior of
the building, secured and covered R/V and boat storage bays, dumpster enclosure for
solid waste management, parking stalls, sidewalks with pedestrian access to the
building, landscaping, public utilities and a stormwater management facility.
State the specific hardship imposed on the owner by the LDC?
As per LDC Section 7.05.06(C)(2)(f)(3), left turn movements shall be restricted for
commercial property driveways that are less than 350 ft from the parallel base building
line; however, the length of the Miramar Ave property line for the subject property is only
216.67 ft long. Therefore, the specific hardship imposed on the owner by the LDC is due
to the length of the northern property line.
State reasons why this hardship is unique to the owner and why other property similarly situated
does not suffer from the same hardship.
The hardship is unique to this corner parcel due to the length of the northern property
line.
State reasons why this variance will not be injurious to other property and/or improvements in
the neighborhood in which the subject property is located.
The proposed Miramar Ave driveway is the second of two driveway proposed to the
property and it has been proposed at a distance as far as possible from the intersection.
Additionally, the existing intersection between Miramar Ave and Turnpike Feeder Road is
restricted to a right turn onto Miramar Ave from Turnpike Feeder Rd and a right turn out
onto Turnpike Feeder Road from Miramar Ave, so there is a limitation to the number of
trips that will access the property from Miramar Ave. Due to the restrictive nature of the
Miramar Ave & Turnpike Feeder Rd intersection, the majority of drivers who access the
facility from Miramar Ave are anticipated to be from the neighborhood immediately to the
north and northeast of the property, and therefore, the Miramar Ave driveway will help
reduce trips to the busier Turnpike Feeder Rd as well as the shared driveway to the south
within Indrio Crossings.
State reasons why this variance will not increase traffic, the danger of fire, or impair property
values in the neighborhood in which the subject property is located.
The proposed use (Self Storage) is a very low trip generator when comparing the use
with permitted uses within the Commercial General land use category. Additionally, due
to the restrictive nature of the Miramar Ave & Turnpike Feeder Rd intersection, the
majority of drivers who access the facility from Miramar Ave are anticipated to be from
the neighborhood immediately to the north and northeast of the property, and therefore,
the Miramar Ave driveway will help reduce trips to the busier Turnpike Feeder Rd as well
as the shared driveway to the south within Indrio Crossings. There will be no impact
related to fire nor on property values as a result of the approval of this variance.
State why this variance is the minimum variance that will make possible a reasonable use of the
land, building and structures.
The denial of this variance will result in customers who live in the neighborhood to the
north of the property to access the facility by driving onto Turnpike Feeder Rd and
turning into the shared Indrio Crossings driveway, then, after visiting the facility, go back
out onto Turnpike Feeder Rd to get back into their neighborhood. Therefore, the result of
the denial of this variance will cause more traffic and trips to a busy road and driveway.
Therefore, the approval of this request will make possible a reasonable use of the land
and a safer driveway access condition.
Explain how this proposed variance is consistent with the general spirit of the LDC and the St.
Lucie County Comprehensive Plan.
The proposed driveway access to the property is restricted from access to the state
roadway (Turnpike Feeder Rd), and restricted to a local road and shared driveway, which
is a safer driveway access condition and thereby consistent with the land development
code and the St Lucie County Comprehensive Plan.
Is this variance request located within a Homeowners or Property Owners Association?
No, there is no Homeowners or Property Owners Association for this project.
Thank you,
Jeremy Anderson, P.E.
Common Oak Engineering, LLC