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HomeMy WebLinkAbout04.17.2025 PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting April 17, 2025 Convened: 6:00pm Adjourned: 6:53pm 1. CALL TO ORDER Chair Binner @ 6:00pm. 2. PLEDGE OF ALLEGIANCE Chair Binner. 3. INVOCATION Commissioner O'Dell. 4. ROLL CALL Present Board Member Ed Lounds, Board Member Billy O'Dell, Chair Ryan Binner, Board Member Larry Neese, Board Member Darren Guettler, Vice-Chair Lawrence Slay Excused Ex-Officio Nicole Fogarty, Board Member Joshua Bradley 5. ANNOUNCEMENTS Commissioner Guettler – Recuses himself from voting for item 9B. 6. DISCLOSURE(S) Commissioner O'Dell attended the groundbreaking of the P1 Motorsports project as a spectator. Planning & Zoning Commission MeetingThursday, April 17, 2025 6:00 PM 2 | P a g e 7. MINUTES A. St. Lucie County Planning & Zoning Commission minutes for the meeting of March 20, 2025 A motion was made to approve all minutes, and it passed unanimously. RESULT: APPROVE MOVER: Board Member Ed Lounds SECONDER: Board Member Larry Neese AYES: Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Darren Guettler, Lawrence Slay NAYS: None EXCUSED: None 8. PUBLIC COMMENT None. 9. PUBLIC HEARINGS A. Ordinance Amending St. Lucie County Land Development Code by Amending Chapter XI, to add Section 11.00.05 to Allow for Publication of Advertisements and Public Notices on a Publicly Accessible Website STAFF PRESENTATION: Katherine Barbieri, Assistant County Attorney III, stated that all public notification requirements were met per St. Lucie County Development Code Section 11.00.03. Attorney Barbieri gave a presentation to the board regarding a proposed amendment to the Land Development Code regarding digital publication, advertising, and legal notices. Attorney Barbieri’s presentation included information regarding the 2022amended Florida law allowing government agencies to publish notices online instead of in newspapers, offering cost savings and flexibility. St. Lucie County spent $100,000-$150,000 annually on print ads and plans to use an online public notice system, costing $30,000 annually. Municipalities like Port St. Lucie and St. Lucie County Property Appraiser and the School Board expressed interest in participating in the County-hosted website. The county needed to amend its Land Development Code language, as it currently only allowed newspaper ads to proceed with the online system. BOARD DISCUSSION WITH STAFF: Commissioner Guettler asked if we have to use this public notice method and, if it was adopted, would it be the only mechanism for advertising. Advertisements could be published both online and in the paper. Attorney Barbieri responded that we’re going to leave the paper in, and outreach will remain through posting the yellow signs. APPLICANT PRESENTATION: None. County initiated. Planning & Zoning Commission MeetingThursday, April 17, 2025 6:00 PM 3 | P a g e PUBLIC COMMENTS: None. BOARD DISCUSSION: None. Motion: Approve Motioner –– Lounds - Second – O’Dell RESULT: APPROVE MOVER: Board Member Ed Lounds SECONDER: Board Member Billy O'Dell AYES: Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Darren Guettler, Lawrence Slay NAYS: None EXCUSED: None B. P1 Motor Club - Proposed Comprehensive Plan FLUE (Future Land Use Element) Map Amendment to Revise P1 Motor Club Special District Regulatory Standard # 1 STAFF PRESENTATION: Thad Crowe, AICP, Senior Planner, with Planning and Development Services. Mr. Crowe stated that all public notification requirements were met per St Lucie County Development Code Section 11.00.03. Mr. Crowe gave a presentation on the proposed large- scale comp plan amendment for the P1 Motor Club, which is located on Okeechobee Road. The amendment would allow the county to potentially provide water to the private motorsport facility, while wastewater services would remain self-contained. This would also allow temporary water and wastewater service for the corporate building and up to four residences until the development's full infrastructure is in place. Importantly, the county would not bear any costs for these services, which would be handled by the developer. BOARD DISCUSSION WITH STAFF: None. APPLICANT PRESENTATION: None. BOARD DISCUSSION WITH APPLICANT: None. PUBLIC COMMENTS: None. BOARD DISCUSSION: Planning & Zoning Commission MeetingThursday, April 17, 2025 6:00 PM 4 | P a g e Motion: Approve Motioner –– Lounds - Second – O’Dell RESULT: APPROVE MOVER: Board Member Ed Lounds SECONDER: Board Member Billy O'Dell AYES: Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Darren Guettler, Lawrence Slay NAYS: None EXCUSED: None C. Haris Market LLC Convenience Store - Conditional Use Permit to allow for the sale of packaged alcoholic beverages for off-site consumption at a convenience store located at 2233 N 25th Street, within the CN (Commercial, Neighborhood) Zoning District in St. Lucie County. STAFF PRESENTATION: James Glover, COSS, Planning Compliance Specialist, with Planning and Development Services. Mr. Glover stated that all public notification requirements were met per St Lucie County Development Code Section 11.00.03. Mr. Glover gave a presentation on the proposed request for a conditional use petition for Harris Market Food Store at 2233 North 25th Street in St. Lucie County, seeking approval to sell packaged alcoholic beverages for off- site consumption. The site is within the Commercial Neighborhood Zoning District and consists of a 1,440 sq. ft. building. The retail sale of beer and wine is allowed through a conditional use in this district, but liquor is not permitted. The convenience store, which is a grocery store under the Standard Industrial Classification Code 5411, proposes to sell alcohol between 7 a.m. and 9 p.m., complying with local ordinances. Notices were sent to 49 surrounding property owners, and two responses opposed the petition. The property is surrounded by commercial zoning to the north and south, and residential zoning to the east and west. The store provides five parking spaces, including one ADA space. No alcohol will be consumed on-site, and the petition generally conforms to the county’s development standards. The Planning Division recommends approval, subject to conditions, including compliance with hours of operation and proper enclosure for the dumpster. BOARD DISCUSSION WITH STAFF: Commissioner Lounds asked staff about the institutional designation in an aerial exhibit, inquiring what institution it was and about the number of alcoholic beverage permits in the area and the proximity to a nearby grammar school. Mr. Glover could not immediately identify the institutional use or the number of permits but mentioned another convenience store selling beer and wine nearby. Mr. Glover believed the institution shown was a church. Mr. Benton, Planning Manager, clarified that the institutional zoning was undeveloped land owned by All World Multi-Services, LLC. The church in question was on the northwest corner of 25th Street and Juanita Avenue, previously BJ's Lounge. Mr. Benton proceeded to address the proximity of the convenience store to other uses and explained that a specialty school is located at the site of the former Garden City Elementary, and is now part of a specialty Planning & Zoning Commission MeetingThursday, April 17, 2025 6:00 PM 5 | P a g e education program. The specialty school is located about a quarter of a mile away in the City of Fort Pierce. Commissioner Lounds asked about ATF rulings for distances between alcohol- selling facilities and schools. Mr. Glover stated that St. Lucie County's Land Development Code had distance restrictions, but they did not apply to this project, as it was for off- premises alcohol sales and clarified that there was no conflict with ATF rules, emphasizing that the project involved alcohol sales, not on-site consumption. Mr. Benton confirmed there were no state proximity restrictions for packaged alcohol sales. Explained the difference between sales for off-premises consumption and on-site consumption, and confirmed the educational facility as Queen Townsend Head Start Center II. APPLICANT PRESENTATION: Brenda Carter, 1910 South 34th Street, Fort Pierce, stated that working at the store gave her a life-changing opportunity to speak before the board for the first time. She said the store aimed to improve the community, help those in need, and maintain a safe environment. She emphasized that residents appreciated the store’s presence and that receiving the alcohol license would not change their positive impact. As the store’s manager, she’s committed to overseeing operations responsibly and expressed deep gratitude for the chance to speak. BOARD DISCUSSION WITH APPLICANT: None. PUBLIC COMMENTS: Residents expressed concerns about the proposed sale of packaged alcoholic beverages at Harris Market. They stated they did not receive proper public notice and noted the store's proximity to an existing store already selling alcohol. They feared increased loitering, undesirable activity, and changes to the neighborhood's character and safety. Concerns were also raised about the impact on nearby family-oriented facilities, including schools, a Boys & Girls Club, and a planned mini-golf course. While they supported the store itself, they opposed alcohol sales due to potential negative effects on their quiet, diverse, and law- abiding community. Dr. Pinky Henley - 2306 San Diego Avenue Fort Pierce, Florida Mildred Allen - 2402 Barcelona Avenue Fort Pierce, Florida BOARD DISCUSSION: Mr. Benton responded to concerns about public notice. He clarified that the first person who raised an issue about not receiving a mail notice lives approximately 560 feet from the property in question—outside the 500-foot radius required for mailed notices. He also explained that public notice was provided in three ways: a newspaper display ad, mailed notices to property owners within 500 feet, and a sign posted on the property. The posted sign was verified to meet all requirements and had been in place for several days—not just put up that morning. Commissioner Lounds asked if the store would be selling just beer and wine or liquor also. Mr. Glover responded, just beer and wine. Chair Binner asked whether the applicant had been informed about the dumpster issue and Planning & Zoning Commission MeetingThursday, April 17, 2025 6:00 PM 6 | P a g e whether they had been cooperating with county staff on cleaning up the parking lot, including striping and other related matters. Mr. Benton answered, the applicant was open to relocating and screening the dumpster. They made significant site improvements, including new landscaping, shrubs, a new stop sign, added sod to block rear access, and initial striping completed in September, though it has since faded. Conversation continued regarding paving the parking lot and outside seating being discouraged. Vice-Chair Slay acknowledged both the community's concerns and the business owner's rights. He expressed support for the business, noting that it is unfair to put stipulations on one business and allow another to do so. Vice- Chair Slay moved to approve the application with conditions, including dumpster relocation, lot cleanup, and prohibiting outdoor seating. They also noted changes in laws since COVID that have made alcohol sales more flexible, even for sit-down restaurants, and expressed some confusion about selling food alongside alcohol. There was a second for the motion by Commissioner O’Dell, but the conversation picked back up again, and Ms. Brenda Carter came back up to the podium to make a statement. Ms. Carter, the applicant’s representative, agreed with public concerns and emphasized wanting to improve the community, not harm it. Ms. Carter stated the store was for business only, not a hangout spot, and committed to preventing loitering or alcohol consumption on the property. Ms. Carter sees the project as a chance to be part of a solution and promises to uphold community standards. Vice-Chair Slay made a statement acknowledging that while laws now allow drive-thru beer sales, it rarely happened at his business. He supported the applicant’s right to operate and sell beer and wine legally, commended their efforts to meet community needs, and encouraged them to help improve and uplift the area. Chair Binner put Vice-Chair Slay’s motion back on the table for the board to vote on with amendments, Commissioner O’Dell seconded. Motion: Approve: Motioner –– Slay - Second – O’Dell RESULT: APPROVE MOVER: Board Member Lawrence Slay SECONDER: Board Member Billy O'Dell AYES: Billy O'Dell, Ryan Binner, Larry Neese, Darren Guettler, Lawrence Slay NAYS: Ed Lounds EXCUSED: None Planning & Zoning Commission MeetingThursday, April 17, 2025 6:00 PM 7 | P a g e 10. WORKSHOPS None. 11. OTHER BUSINESS Brief conversation took place regarding amending the 500ft guidelines to 1000ft. 12. ADJOURN There being no further business to be brought before the Board, the meeting was adjourned at 6:53pm.