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Home My WebLink AboutMEMORANDUMPlanning and Development Services Department Planning Division MEMORANDUM TO: Leslie Olson, Planning & Development S`D�J ces Director THROUGH: Mayte Santamaria, Assistant Direct Linda Pendarvis, Planning Manage FROM: Kristopher McCrain, Associate Planner SCANNED DATE: April 23, 2019 St. Lucie County SUBJECT: Security Fence Pilot Program The purpose of this memo is to propose a pilot program to allow the fencing of certain vacant properties located within the IL (Industrial Light) zoning district. Background: Due to the concerns of the general public, it has been brought to the Planning Department's attention that the Land Development Code does not allow for the fencing of vacant properties without an established permitted use. The St. Lucie County Land Development Code defines fences as an accessory structure, and are permitted in any zoning district in connection with any lawfully existing permitted use. Recently, there has been discussion of creating a pilot program, allowing the fencing of vacant properties located within the IL (Industrial Light) zoning districts. The following sections focus on a range of areas to be considered when determining an applicant's eligibility for the proposed Security Fence Pilot Program. Pilot Program Requirements: The applicant shall demonstrate why they are qualified to participate in the pilot program. The applicant may be eligible if they have experienced the following: • The illicit on -site dumping of debris and yard waste on their property(s). • The unauthorized parking or storage of equipment or machinery, without the owner's knowledge. • Trespassing and/or loitering on -site • Environmental Damages o Four-wheeling/off-roading o Vandalism 0 Other concerns for safety and/or security Security Fence Pilot Program April 26, 2019 Location: This section will outline the proposed locations in which the proposed pilot program will apply within the unincorporated St. Lucie County. Currently, there are 217 vacant parcels with an IL (Industrial, Light) zoning designation, 206 of which are located north of Okeechobee Road (SR 70). Consideration of the potential locations to allow the pilot program should be evaluated. Allowing the pilot program on all 217 parcels may create difficulties in evaluating the potential successes or impacts from the program and may cause difficulties if the pilot program is terminated. It may be beneficial to utilize a smaller -scale program area to evaluate and learn how a large-scale project or text amendment might work in practice. Eligibility: The following criteria may be used in determining whether an applicant qualifies to participate in the proposed pilot program. All person's applying to participate in the proposed pilot program shall: • Be able to demonstrate any qualifications in order to participate in the pilot program, as listed in the above section - Pilot Program Requirements. • Own a vacant parcel(s) of land of a minimum of 20,000 square feet within the specified pilot program location. • The subject parcel shall meet the minimum road frontage for the IL (Industrial, Light) zoning district of 60 feet. • Demonstrate financial burden, liability, and/or hardship. o For example: The applicant shall provide proof of any costs associated with the prior dumping or hauling of waste or debris. • End Date: Following the completion of this pilot program, the Planning and Development Services Department will perform an analysis and if found to be appropriate, will recommend changes to the policy and/or a text amendment to the Land Development Code. Design Standards and Requirements: The purpose of this Section is to set forth any specific design standards and requirements for fences, including a minimum and maximum height, the type of materials to be used, design of the fence, should there be a required setback, should access be provided, and the type of landscaping. • Height: o There should be a required minimum and/or maximum height for fences. • All fences shall be a minimum of four (4) feet, and not shall exceed eight (8) feet in height. • Ex: Post and rail fences are typically no tallerthan four (4) feet in height. Whereas a chain -link fence may vary from four (4) feet to eight (8) feet in height. Security Fence Pilot Program April 26, 2019 • Design: o The fence should be constructed of materials that allow an un-obstructed view of the property. An obstructed view of the property may allow unpermitted activities to be seen by Code Enforcement. ■ Chain -link fence (eight (8) feet in height) • Should razor wire be permitted when the height of the fence exceeds a specified height? • Slatted chain -link fence (4 feet in height) • Restricting the maximum height will provide a clear site of view of the property. ■ Post and rail fence • Setbacks: o The fence shall be setback a minimum of 5-10 feet from the right-of-way. • The required setback could provide a location for vehicles to park, so as not to obstruct local traffic while maintaining the fence and/or parcel. • Access: o Should the gated access be wide enough to allow for vehicular access, or only wide enough to provide access to lawn equipment? ■ Allowing for Vehicular access may lead to the unlawful storage of vehicles and materials. ■ Allowing access for lawn equipment would allow an owner to maintain the vegetation on the property. Landscaping: o Typically, according to LDC Section 7.09.04, the property owner would maintain landscaping along the outside edge of the fence or wall. o Should the applicants be required to provide landscaping with the pilot program? ■ What types of plant materials would be required? • Will the applicant be required to install irrigation? • What would the cost be to the applicant for the installation and up -keep of any required landscaping? ■ What if the pilot program should end? Landscaping and irrigation may increase the cost of the fence pilot program. Enforcement and Sunset Timeframe: Pilot programs are typically shorter term evaluations to better understand how a large-scale project may operate. The County can consider possibly up to a two (2) year period, providing a sunset clause to ensure the pilot program is automatically terminated after a fixed period of time unless extended by the St. Lucie Board of County Commissioners or the Land Development Code is amended. Possibly, prior to the issuance of a permit, all participants of the pilot program shall be required to sign an affidavit stating that fences will be maintained, that any violations will result in the necessary actions of Code Enforcement, and that the pilot program may end. Security Fence Pilot Program April 26, 2019 Will fences be able to remain after the pilot program? If not, what would be the mechanism and timeframe to demo a fence? What would result from the unanticipated ending of the pilot program? Recommendation: After analysis and consideration, staff has made the following recommendations for the implementation of the proposed Security Fence Pilot Program: • End Date: o The Planning and Development Services Department shall perform an analysis of the pilot program by June 1, 2020, in order to determine any necessary changes and/or a text amendment to the Land Development Code. • The proposed pilot program shall utilize the requirements and eligibility as outlined above. • Staff has recommended the following locations, as identified on the attached "Pilot Program Analysis Map & Table: o Location # 3 (East of the Airport) o Location # 6 (Kings Highway Industrial Park) o Location # 9 (Carboy Industrial Park) • The proposed pilot program should include design standards, as follows: o A maximum fence height of eight (8) feet. o Construction material and type that allows an un-obstructed view (see -through). o The fence must be setback ten (10) feet from the Right -of -Way. o Limit gate access for lawn equipment only— no greater than six (6) feet in width. o No landscaping will be required. PLANNING AND DEVELOPMENT SERVICES ST. LUCIE COUNTY, FLORIDA BY d.-� Le lie Olson, AICP, Director Attachments: - Pilot Program Analysis Map & Table - Map of IL (industrial Light) parcels countywide 9 •, `_ Y,� 6, ,f a pia,.� ic'•ol:il°- \-''� ,7� F t �iti 4S n,� r�� . art � ' . :krl[ E �... •1 nrEva. MMLI i {+ ova { l � ' �I .- pm"{tHa t `i t,� 7�' ,I -! �i' � ;� {�{t '>�i , �R `l,i\ii A•��nj T��•�sS nIry , l �jly 44 a �,-n+3J� 't, �� v`�e .y,...•7 �Ka A kn.. i ' ,' 1§ �ii . PAi • 1{;' `i�7�t� -'! . .. tri`.K' Irn+� ®_- '®v R] Planning and Development Services Department Planning Division MEMORANDUM TO: Leslie Olson, Planning & Development Services Director THROUGH: Mayte Santamaria, Assistant Direct SCANNED Linda Pendarvis, Planning Manage " BY FROM: Kristopher McCrain, Associate Planner St. Lucie County DATE: April 23, 2019 SUBJECT: Security Fence Pilot Program The purpose of this memo is to propose a pilot program to allow the fencing of certain vacant properties located within the IL (Industrial Light) zoning district. Background: Due to the concerns of the general public, it has been brought to the Planning Department's attention that the Land Development Code does not allow for the fencing of vacant properties without an established permitted use. The St. Lucie County Land Development Code defines fences as an accessory structure, and are permitted in any zoning district in connection with any lawfully existing permitted use. Recently, there has been discussion of creating a pilot program, allowing the fencing of vacant properties located within the IL (Industrial Light) zoning districts. The following sections focus on a range of areas to be considered when determining an applicant's eligibility for the proposed Security Fence Pilot Program. Pilot Program Requirements: The applicant shall demonstrate why they are qualified to participate in the pilot program. The applicant may be eligible if they have experienced the following: • The illicit on -site dumping of debris and yard waste on their property(s). • The unauthorized parking or storage of equipment or machinery, without the owner's knowledge. • Trespassing and/or loitering on -site • Environmental Damages o Four-wheeling/off-roading o Vandalism • Other concerns for safety and/or security ST. LUCIE V,K)i ~Security Fence Pilot Program April 26, 2019 Location: This section will outline the proposed locations in which the proposed pilot program will apply within the unincorporated St. Lucie County. Currently, there are 217 vacant parcels with an IL (Industrial, Light) zoning designation, 206 of which are located north of Okeechobee Road (SR 70). Consideration of the potential locations to allow the pilot program should be evaluated. Allowing the pilot program on all 217 parcels may create difficulties in evaluating the potential successes or impacts from the program and may cause difficulties if the pilot program is terminated. It may be beneficial to utilize a smaller -scale program area to evaluate and learn how a large-scale project or text amendment might work in practice. Eligibility: The following criteria may be used in determining whether an applicant qualifies to participate in the proposed pilot program. All person's applying to participate in the proposed pilot program shall: • Be able to demonstrate any qualifications in order to participate in the pilot program, as listed in the above section - Pilot Program Requirements. • Own a vacant parcel(s) of land of a minimum of 20,000 square feet within the specified pilot program location. • The subject parcel shall meet the minimum road frontage for the IL (Industrial, Light) zoning district of 60 feet. • Demonstrate financial burden, liability, and/or hardship. o For example: The applicant shall provide proof of any costs associated with the prior dumping or hauling of waste or debris. • End Date: Following the completion of this pilot program, the Planning and Development Services Department will perform an analysis and if found to be appropriate, will recommend changes to the policy and/or a text amendment to the Land Development Code. Design Standards and Requirements: The purpose of this Section is to set forth any specific design standards and requirements for fences, including a minimum and maximum height, the type of materials to be used, design of the fence, should there be a required setback, should access be provided, and the type of landscaping. Height: There should be a required minimum and/or maximum height for fences. • All fences shall be a minimum of four (4) feet, and not shall exceed eight (8) feet in height. • Ex: Post and rail fences are typically no taller than four (4) feet in height. Whereas a chain -link fence may vary from four (4) feet to eight (8) feet in height. Design: Security Fence Pilot Program April 26, 2019 The fence should be constructed of materials that allow an un-obstructed view of the property. An obstructed view of the property may allow unpermitted activities to be seen by Code Enforcement. ■ Chain -link fence (eight (8) feet in height) • Should razor wire be permitted when the height of the fence exceeds a specified height? • Slatted chain -link fence (4 feet in height) • Restricting the maximum height will provide a clear site of view of the property. ■ Post and rail fence • Setbacks: o The fence shall be setback a minimum of 5-10 feet from the right-of-way. • The required setback could provide a location for vehicles to park, so as not to obstruct local traffic while maintaining the fence and/or parcel. • Access: o Should the gated access be wide enough to allow for vehicular access, or only wide enough to provide access to lawn equipment? • Allowing for Vehicular access may lead to the unlawful storage of vehicles and materials. • Allowing access for lawn equipment would allow an owner to maintain the vegetation on the property. Landscaping: o Typically, according to LDC Section 7.09.04, the property owner would maintain landscaping along the outside edge of the fence or wall. o Should the applicants be required to provide landscaping with the pilot program? • What types of plant materials would be required? • Will the applicant be required to install irrigation? • What would the cost be to the applicant for the installation and up -keep of any required landscaping? ■ What if the pilot program should end? Landscaping and irrigation may increase the cost of the fence pilot program. Enforcement and Sunset Timeframe: Pilot programs are typically shorter term evaluations to better understand how a large-scale project may operate. The County can consider possibly up to a two (2) year period, providing a sunset clause to ensure the pilot program is automatically terminated after a fixed period of time unless extended by the St. Lucie Board of County Commissioners or the Land Development Code is amended. Possibly, prior to the issuance of a permit, all participants of the pilot program shall be required to sign an affidavit stating that fences will be maintained, that any violations will result in the necessary actions of Code Enforcement, and that the pilot program may end. Security Fence Pilot Program April 26, 2019 Will fences be able to remain after the pilot program? If not, what would be the mechanism and timeframe to demo a fence? What would result from the unanticipated ending of the pilot program? Recommendation: After analysis and consideration, staff has made the following recommendations for the implementation of the proposed Security Fence Pilot Program: • End Date: o The Planning and Development Services Department shall perform an analysis of the pilot program by June 1, 2020, in order to determine any necessary changes and/or a text amendment to the Land Development Code. • The proposed pilot program shall utilize the requirements and eligibility as outlined above. • Staff has recommended the following locations, as identified on the attached "Pilot Program Analysis Map & Table: o Location # 3 (East of the Airport) o Location # 6 (Kings Highway Industrial Park) o Location # 9 (Carboy Industrial Park) • The proposed pilot program should include design standards, as follows: o A maximum fence height of eight (8) feet. o Construction material and type that allows an un-obstructed view (see -through). o The fence must be setback ten (10) feet from the Right -of -Way. o Limit gate access for lawn equipment only — no greater than six (6) feet in width. o No landscaping will be required. 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