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HomeMy WebLinkAbout02.15.2024 PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting February 15, 2024 Convened:5:59pm Adjourned:7:30pm 1. CALL TO ORDER The meeting was called to order at 5:59 PM, by Chair Lounds Present Board Member Billy O'Dell, Board Member Craig Mundt, Chair Ed Lounds, Vice Chair Ryan Binner, Board Member Valerie Slack, Board Member Larry Neese Not Present / Excused Dr. Bridgers, Nicole Fogarty 2. PLEDGE OF ALLEGIANCE Chair Lounds 3. INVOCATION Mr. O'Dell 4. ROLL CALL P&Z Secretary. 5. ANNOUNCEMENTS None. 6. DISCLOSURE(S) None. Planning & Zoning Commission Meeting Thursday, February 15, 2024 6:00 PM 2 | P a g e 7. MINUTES RESULT: APPROVE MOVER: Board Member Valerie Slack SECONDER: Board Member Ryan Binner AYES: Billy O'Dell, Craig Mundt, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese NAYS: None EXCUSED: None A. St. Lucie County Planning & Zoning Commission minutes for the meeting of February 15, 2024 8. PUBLIC COMMENT None. 9. PUBLIC HEARINGS A. Land Development Code Text Amendment: Farmers' Markets in Agricultural Zoning Districts STAFF PRESENTATION: Ms. Irene A. Szedlmayer, AICP, Senior Planner for Planning and Development Services, gave a presentation on an applicant initiated Land Development Code Text Amendment to allow Farmer’s Markets as an eligible Conditional Use in Agricultural Zoning Districts. Culpepper & Terpening, Inc., has proposed amendments to the Land Development Code (LDC) to allow Farmer’s Markets in the AG-1 (Agricultural -1), AG-2.5 (Agricultural- 2.5), and AG-5 Agricultural-5) Zoning Districts, as a conditional use and subject to supplemental standards. The presentation provided information on the current zoning ordinance, aerial of the area that the proposed amendment would affect, the ordinance of a farmers market, and staff recommendation; Staff finds the proposed amendments, as modified by staff, meet the standards of review as set forth in Section 11.06.03 of the St. Lucie County Land Development Code, and are not in conflict with the Goals, Objectives, and Policies of the St. Lucie County Comprehensive Plan. Staff recommends the Planning and Zoning Commission review the agenda materials, consider the presentations made at the public hearing and any public comment received and forward a recommendation of approval to the Board of County Commissioners. Board Discussion with Staff: Mr. Mundt asked about sanitation regarding porta-potties. Ms. Szedlmayer replied that porta-potties is an option. Discussion continues. Mr. Mundt also addressed the parking, suggesting that staff enhance the recommendation regarding ADA parking. Discussion continues. Vice-Chair Binner addressed the paving requirements in staff presentation, and questioned if that is a requirement for other businesses only open three days out of the week. Ms. Szedlmayer clarifies, discussion continues. Vice-Chair Binner commented on the landscaping recommendation made by staff, stating that it seemed excessive. Ms. Szedlmayer explained Planning & Zoning Commission Meeting Thursday, February 15, 2024 6:00 PM 3 | P a g e it is worded the way it is to create flexibility. Discussion continues regarding landscaping and wetlands. Mrs. Slack commented on the areas in which this amendment would cover, and she believed that AG-1 would not fall into the required area. Ms. Szedlmayer explained that the County has AG-1 properties that are larger than one acre. Mrs. Slack also mentioned the paving and having a stabilized truffe area and landscaping. Chair Lounds suggested that the County takes into consideration waivers for some landscaping to prevent invasive species. Ms. Szedlmayer agrees. Mrs. Slack suggested the use of the surrounding agriculture as the buffer. Applicant Presentation: Dennis Murphy, Culpepper & Terpening, Inc. – 2980 S 25th St. Mr. Murphy gave some background regarding his clients, the definition of a farmers’ market. Mr. Murphy spoke on some of the board’s concerns regarding paved parking lots, ADA parking, landscaping, sanitation (porta-potties), sales of live animals. Mr. Murphy also addressed Staff Recommendation concerning the elevation, wetlands and the boundary survey being requested. Ms. Slack asked how the County would quantify the need to reevaluate the conditional use permit. Mr. Murphy replied that the conditional use process has time provision, that allow the County to reevaluate, it’s a motoring prevision. Discussion continues regarding reevaluation. Board Discussion with Applicant: Mr. Mundt voiced his concern on having live animal and produce intermixing. Mr. Murphy stated he is willing to work with staff on the verbiage regarding animals in the proposed amendment and will reference any information the Health Department may have on the subject. Chair Lounds made a comment about the Health Department removing animals from the current Farmers’ Markets within the County. Laughter ensues. Chair Lounds stated that kids would love to have peeps, and bunnies and Staff should consider putting that language in the proposed amendment. Chair Lounds also touched on Landscaping and sanitation. Mr. Neese stated that this project reminds him of Summer Crush Vineyards. Mr. O’Dell agreed with Mr. Murphy regarding the landscaping and ADA compliance. Mr. O’Dell does not believe that the sale of live animals is a concern. Vice-Chair Binner voiced concerns about participants living debris and asked Staff is there any language in the proposed amendment that there are no vertical structure or parking on non-operating days. Ms. Szedlmayer (staff) and Mr. Murphy (applicant) both stated as of now that verbiage does not exist, but it can be worked out. Public Comments: None. Board Discussion: Mr. Mundt asked the applicant about the paved road he mentioned and the setbacks. Mr. Murphy stated that it would be a case-by-case analysis, it would all depend on where the Planning & Zoning Commission Meeting Thursday, February 15, 2024 6:00 PM 4 | P a g e property is located. Kori Benton, Planning & Development Service Manager added detailed information regarding the conditional use permit review process if the Land Development Code Texted passed. Vice-Chair Binner asked for clarification on the text that needs to be in the proposed amendment, Vice-Chair Binner believes that the language needs to be more specified. Mr. Benton states that conditional use permits are case-by-case, the language is tailored to the applicants’ needs and beneficial to the community. Mrs. Slack believes that a boundary survey is necessary when there will be permanent structure within the scope of the activity area. Mr. Benton references the Supplemental Standards slide from Ms. Szedlmayer presentation. Discussion continues regarding the language of outlining boundaries. Mr. O’Dell asked if Staff and applicant are in agreement with each other. Ms. Szedlmayer states that Staff and applicant agree that there is some rework that can be done. Mr. Murphy (applicant) agrees that there is a middle ground that can be reached. Chair Lounds asked the board their opinions regarding the sales of livestock. Mr. O’Dell stated that this amendment as is does don’t allow livestock. Mr. Mundt stated that the petitioner should make that request at the time of application. Discussion continues regarding livestock and produce being sold in the same area. RESULT: APPROVE MOVER: Board Member Billy O'Dell SECONDER: Board Member Larry Neese AYES: Billy O'Dell, Craig Mundt, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese NAYS: None EXCUSED: None 10. WORKSHOPS None. 11. OTHER BUSINESS The board discussed the number of members on the board. They all agreed that they liked the versatility they have with the nine members, but in the end it is up to the BOCC. 12. ADJOURN There being no further business to be brought before the Board, the meeting was adjourned.