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HomeMy WebLinkAbout03.21.2024 PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting March 21, 2024 Convened: 6:02PM Adjourned: 8:04PM 1. CALL TO ORDER Chair Lounds @ 6:02PM 2. PLEDGE OF ALLEGIANCE Chair Lounds 3. INVOCATION Mr. O'Dell 4. ROLL CALL The meeting was called to order at 6:02 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, Board Member James A. Taylor Not Present / Excused Nicole Fogarty 5. ANNOUNCEMENTS Vice-chair Binner arrives at 6:07PM. Planning & Zoning Commission Meeting Thursday, March 21, 2024 6:00 PM 2 | P a g e 6. DISCLOSURE(S) None. 7. MINUTES A. St. Lucie County Planning & Zoning Commission minutes for the meeting of February 15, 2024 RESULT: APPROVE MOVER: Board Member Craig Mundt SECONDER: Board Member James A. Taylor AYES: Billy O'Dell, Craig Mundt, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese, James A. Taylor NAYS: None EXCUSED: None 8. PUBLIC COMMENT None. 9. PUBLIC HEARINGS A. Petitioned Text Amendment to CN (Commercial Neighborhood) Conditional Uses (LDC Sec. 3.01.03.Q.7.d.) to add the use of a Grocery (Food) Store, 6,001-15,000 square feet, operating 7 AM - 9 PM. 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 a petition submitted by Bradley Currie, AICP, of Engineering Design & Construction, Inc. on behalf of Property Rental of Fort Pierce, LLC. for a Text Amendment to the Land Development Code to amend Section 3.01.03.Q.7.d. to include the additional retail trade use of Grocery Stores between six thousand one (6,001) and fifteen thousand (15,000) square feet in floor area on a parcel of at least four (4) acres, with hours of operation between 7:00 a.m. to 9:00 p.m., as an eligible Conditional Use within the Commercial Neighborhood (CN) Zoning District. To qualify as a “grocery store”, staff recommended such a retail establishment stock at least 25% of shelf Planning & Zoning Commission Meeting Thursday, March 21, 2024 6:00 PM 3 | P a g e space with fresh meats, fruits, and vegetables. Mr. Crowe’s presentation provided information on the background of the property, the current zoning, and the zoning that the applicant would like the commission to consider and conditional uses. Staff found this petition to meet the Standards of Review as set forth in Section 11.06.03 of the St. Lucie County Land Development Code, and is not in conflict with the goals, objectives, and policies of the St. Lucie County Comprehensive Plan. Staff recommended the Planning and Zoning Commission forward this petition to the Board of County Commissioners with a recommendation of approval. BOARD DISCUSSION WITH STAFF: Mrs. Slack asked if this could be an alternative type of grocery store (vegan, organic, similar to Nelson Family Farms). Mrs. Slack believed that the verbiage in the Ordinance could be reworded. Mr. Crowe responded that the wording could be looked at and Staff is open for all suggestions. Mr. Mundt stated that he did not see fruits and vegetables being mentioned in the LDC. Mr. Benton, St. Lucie County Planning Manager and Mr. Taylor, Planning & Zoning Commission Member, pointed out that fruits and vegetables are mentioned in the proposed Ordinance and the location where it can be found. Mr. Taylor makes a comment about making sure that the store does not turn into a convenience store. Mrs. Slack suggested the language could be changed to read, “stock and arrangement of fresh fruit, fresh produce & fresh proteins.” Mr. Crowe agreed with the verbiage change. Chair Lounds inquired about acreage and square footage. Mr. Crowe clarified. APPLICANT PRESENTATION: None. BOARD DISCUSSION WITH APPLICANT: None. PUBLIC COMMENTS: None. BOARD DISCUSSION: None. Planning & Zoning Commission Meeting Thursday, March 21, 2024 6:00 PM 4 | P a g e RESULT: APPROVE MOVER: Board Member Billy O'Dell SECONDER: Board Member Craig Mundt AYES: Billy O'Dell, Craig Mundt, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese, James A. Taylor NAYS: None EXCUSED: None B. Rodriguez-Midway PNRD (Planned Nonresidential Development) Rezoning & Preliminary Development Plan 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 a petition submitted by Bradley Currie, AICP, of Engineering Design & Construction, Inc. on behalf of Property Rental of Fort Pierce, LLC, proposing a Planned Non-Residential Development Rezoning (PNRD) and Preliminary Plan which includes a 16,800 square foot commercial building; a 15,000 square foot grocery store, and a 6,000 square foot commercial building. All buildings are proposed to be a maximum of one-story with a height of 35 feet. Mr. Crowe’s presentation provided information on the background of the property, the current zoning, and the zoning that the applicant would like the commission to consider, conditional uses, and the public response received back regarding the proposal. Staff recommended the Planning and Zoning Commission forward this petition to the Board of County Commissioners with a recommendation of approval. BOARD DISCUSSION WITH STAFF: See 9C. APPLICANT PRESENTATION: See 9C. BOARD DISCUSSION WITH APPLICANT: See 9C. PUBLIC COMMENTS: See 9C. BOARD DISCUSSION: Planning & Zoning Commission Meeting Thursday, March 21, 2024 6:00 PM 5 | P a g e None. RESULT: APPROVE MOVER: Board Member Billy O'Dell SECONDER: Board Member James A. Taylor AYES: Billy O'Dell, Craig Mundt, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese, James A. Taylor NAYS: None EXCUSED: None C. Conditional Use for 15,000 square foot Grocery (Food) Store within a Planned Nonresidential Development (PNRD), located on the south side of Midway Road, 400 feet west of South 25th Street. Staff recommends the Planning & Zoning Commission forward a recommendation of approval to the Board of County Commissioners, subject to the list of Conditions of Approval in the Draft Resolution. 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 a petition submitted by Bradley Currie, AICP, of Engineering Design & Construction, Inc. on behalf of Property Rental of Fort Pierce, LLC, proposing a Conditional Use in the PNRD Zoning District, to develop a 15,000 sq. ft. grocery store on the south side of Midway Rd., 400 ft. west of S. 25th St. Mr. Crowe’s presentation provided information on landscaping, lighting, buffers, and parking. Staff recommended the Planning and Zoning Commission forward this petition to the Board of County Commissioners with a recommendation of approval. BOARD DISCUSSION WITH STAFF: Mr. Mundt asked about the commercial property north of this proposed project and if it was developed or undeveloped. Mr. Crowe answered, undeveloped. Mrs. Slack inquired about the plans for the north undeveloped property. Mr. Benton, Planning Manager, states that the previously submitted proposal has been withdrawn. Mr. O’Dell asked for clarification regarding the traffic report. Mr. Crowe elaborated what the traffic report stated. Chair Lounds asked staff to explain the storm water flow. Mr. Crowe clarified. Planning & Zoning Commission Meeting Thursday, March 21, 2024 6:00 PM 6 | P a g e APPLICANT PRESENTATION: Bradley Currie, AICP, Engineering Design & Construction, Inc. - 10250 Village Pkwy., Unit 201. Mr. Currie petitioned on behalf of Property Rental of Fort Pierce, LLC. presented a petition for an Amendment to the Official Zoning Atlas from AR-1 (Agricultural, Residential-1) Zoning District to the PNRD (Planned Nonresidential Development) Zoning District and an associated Preliminary PNRD Site Plan to develop a shopping center, with three buildings totaling 37,800 square feet, to be known as the Rodriguez-Midway PNRD for property located on the south side of Midway Road, 400 feet west of South 25th Street, in unincorporated St. Lucie County, Florida. Mr. Currie’s presentation provided the commission with information regarding the rezoning to a PNRD, Text Amendment, and Conditional use. The presentation covered items 9B and 9C and voting to place separately. BOARD DISCUSSION WITH APPLICANT: Mr. Neese asked about the body of water in the NE corner of the site being manmade or natural. Mr. Currie answered, manmade and it will be filled in. Mr. Taylor wanted to know more about the proposed onsite security dwelling unit. Mr. Currie elaborated. Mr. Taylor asked for clarification on building sizes. Mr. Currie provided clarification. Mr. Taylor mentioned elevations and architectural style. Mr. Taylor did not feel that what was presented matched the White City neighborhood. Vice-chair Binner inquired about the wall and it being 5 feet off property line and the berm smothering the root of the trees. Mr. Currie explained that the berm does not have to come from the wall. Mrs. Slack mentioned the blockage along the drainage easement along the residential parcels to the north and that the water may be draining onto the proposed property and how the drainage will work between the proposed property and the residential area. Mr. Currie stated that is something they can examine but would not be proposing to take on the residential water onto their commercial site. Mr. Mundt asked about the 35-feet height limitation and where the two-story building with the security dwelling would be located. Mr. Currie explained that it would go in the middle of the two 6,000 sq ft. buildings. Mr. Mundt asked where the dumpster would be located. Mr. Currie showed him. The conversation continued the provision for dumpsters, noise, and alcohol at the restaurant. Chair Lounds inquired about the number residential dwellings. Mr. Currie clarified that there is just one dwelling for security use only. Conversation continued with Mr. Benton, Planning Manager, explaining the allowance for one residential unit for onsite security purposes. Conversation continued regarding the selling of alcohol at the restaurant. PUBLIC COMMENTS: The public concerns were animal relocation, waterfowl, traffic, noise, smells from the dumpsters, the parking lot lights, the buffers not being tall enough and overall safety. Phil Pizzmenti – 2606 Gray Twig Ln – Nay Planning & Zoning Commission Meeting Thursday, March 21, 2024 6:00 PM 7 | P a g e Ellen Tulley – 2505 Gray Twig Ln – Nay Debra Johns – 909 W Weatherbee Rd - Nay Ronna Perry – 5080 W Virginia Dr - Yay BOARD DISCUSSION: Chair Lounds asked about the traffic coming into the property. Mr. Benton, Planning Manager, explained the options that the developer and St Lucie Traffic team are looking into. Conversation continues. Mr. O’Dell asked Mr. Currie does he think that his client and staff come to agreement with staff recommendation and neighborhood concerns. Mr. Currie stated yes. Mrs. Slack comments on the lights in the parking lot being reduced after hours or lower the lights, so it is not distracting to the surrounding residents. Mr. Mundt commented that he is in favor of alcohol being served at the restaurant. Chair Lounds comments on the security feature and accessory structure. RESULT: APPROVE MOVER: Board Member Ryan Binner SECONDER: Board Member Larry Neese AYES: Billy O'Dell, Craig Mundt, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese, James A. Taylor NAYS: None EXCUSED: None 10. WORKSHOPS None. 11. OTHER BUSINESS None. 12. ADJOURN There being no further business to be brought before the Board, the meeting was adjourned.