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HomeMy WebLinkAbout06.20.2024PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting June 20, 2024 Convened:6:01pm Adjourned:10:44pm 1.CALL TO ORDER Chair Lounds calls to order at 6:01pm. 2.PLEDGE OF ALLEGIANCE Chair Lounds. 3.INVOCATION Commissioner O’Dell. 4.ROLL CALL 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, Ex-Officio Board Member Nicole Fogarty Excused 5.ANNOUNCEMENTS Chair Lounds announced that agenda line item 9C would be going before agenda item line 9B. 6.DISCLOSURE(S) None. Planning & Zoning Commission MeetingThursday, June 20, 2024 6:00 PM 2 | P a g e 7.MINUTES RESULT:APPROVE MOVER:Board Member Craig Mundt SECONDER:Board Member Billy O'Dell AYES:Billy O'Dell, Craig Mundt, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese, James A. Taylor NAYS:None EXCUSED:None A.St. Lucie County Planning & Zoning Commission minutes for the meeting of 5/16/2024. 8.PUBLIC COMMENT None. 9.PUBLIC HEARINGS A.ALTA Equipment Group - Conditional Use Permit to allow Heavy Construction Equipment Sales, Rental, and Leasing (SIC Code 7353) in the AG-1 (Agricultural - 1) Zoning District, located at 9901 Okeechobee Road, Fort Pierce, Florida 34935. - THIS ITEM IS QUASI-JUDICIAL STAFF PRESENTATION: Tahir Curry, Planner 1, with Planning and Development Services. Mr. Curry stated that all public notification requirements were met per St. Lucie County Development Code Section 11.00.03. Mr. Curry presented on a Conditional Use Permit to allow Heavy Construction Equipment Sales, Rental, and Leasing (SIC Code 7353) at 9901 Okeechobee Road, Fort Pierce, FL 34945, within the AG-1 (Agricultural - 1) Zoning District. Mr. Curry provided the board with information regarding ALTA Equipment Group request to include agricultural equipment along with heavy construction equipment. The previous use, Sunrise Tractor & Equipment, operated on a similar scale, operating a retail sales facility for farm equipment. Staff recommended the Planning & Zoning Commission forward a recommendation of approval to the Board of County Commissioners. BOARD DISCUSSION WITH STAFF: Commissioner Mundt inquired about the Creekside project. Mr. Benton, Planning Manager, answered the project is active and described the current state the development is in. Commissioner Slack asked for clarification on the approval by the Planning Director of heavy equipment as an eligible conditional use when it normally isn't a conditional use and was it a one-time event or is this a change to the LDC. Mr. Curry confirmed it was for this specific site. Planning & Zoning Commission MeetingThursday, June 20, 2024 6:00 PM 3 | P a g e Chair Lounds asked Mr. Curry to elaborate on the wall waiver. Mr. Curry stated that neighbors had to approve the waiver or there would be a 8’ fence or wall. APPLICANT PRESENTATION: Leslie Olson, AICP, District Planning Group, representing Alta Equipment Group - 130 S Indian River Dr. Ste 202 Fort Pierce, FL 34950. Ms. Olson representing Alta Equipment Group presented the conditional use petition before the board. Ms. Olson’s presentation provided information for the board, on the location, background of the property, the current zoning and Alta Equipment Group’s proposal to sell and lease heavy equipment primarily for ground preparation, including land development, agricultural land preparation and management, light service of leased and sold equipment within the existing building, but excluings bodywork, painting, and other types of services that may impact the adjacent properties. BOARD DISCUSSION WITH APPLICANT: Commissioner Mundt inquired about the Creekside project approvals from neighbors. Ms. Olson confirmed that all neighbors approved. Commissioner Slack made a comment about lighting. Josh McDonald, Regional Director, Operations Alta Equipment Company came and elaborated on the lighting situation. Commissioner Mundt inquired on hours of operation and being open on Sunday. Vice-Chair Binner piggybacked on hour of operations regarding being open on Sunday. The discussion continued. PUBLIC COMMENTS: None. BOARD DISCUSSION: None. RESULT:APPROVE MOVER:Board Member Billy O'Dell SECONDER:Board Member Ryan Binner AYES:Billy O'Dell, Craig Mundt, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese, James A. Taylor NAYS:None EXCUSED:None Planning & Zoning Commission MeetingThursday, June 20, 2024 6:00 PM 4 | P a g e C.Indrio & I-95 Planned Town or Village (PTV) - New (Modified) Preliminary (Regulating) Plan - THIS ITEM IS QUASI-JUDICIAL STAFF PRESENTATION: Irene Szedlmayer, AICP, Senior Planner, with Planning and Development Services. Ms. Szedlmayer stated that all public notification requirements were met per St Lucie County Development Code Section 11.00.03. Ms. Szedlmayer’s presentation provided information to the board regarding the background on Indrio & I-95 PTV (Planned Towns and Villages) Preliminary Development Plan, the revised PTV Preliminary Development Plan and its retention of a diverse mix of residential, commercial, and civic uses, a flow way, open space and countryside, and a walkable internal street network. The revisions to the PTV plan are being processed as a new Preliminary Development Plan due to requirements of the St. Lucie County Land Development Code. Staff recommended the Planning & Zoning Commission forward a recommended approval of the proposed PTV Preliminary Development Plan to the Board of County Commissioners. BOARD DISCUSSION WITH STAFF: Commissioner O’Dell asked for the current definition of workforce housing. Ms. Szedlmayer explained that the code provides for workforce housing and affordable housing, and the 8% of the residential units is mandatory, half must be so-called affordable housing and half can be workforce housing. Vice-Chair Binner asked staff what other civic sites are. Ms. Szedlmayer said that civic sites are defined quite broadly. It can be things like a school, a library, a fire station, a place of worship, but it can be a park, any kind of public space that is used by the public, basically. Conversation continues. Commissioner Fogarty voiced concerns regarding the relocation of the school and the allocated acreage. Chair Lounds inquired about the school and the fire station having access to Johnston Road. Ms. Szedlmayer answered yes. Commissioner Mundt questioned staff about what is on the other side of Johnston Rd. Ms. Szedlmayer stated it is open. Kori Benton Planning Manager added there is a Winery to the east. Planning & Zoning Commission MeetingThursday, June 20, 2024 6:00 PM 5 | P a g e APPLICANT PRESENTATION: Kara Wood, with District Planning Group, 130 S. Indian River Drive, Suite 202 Fort Pierce, FL 34950. Ms. Wood used staff’s presentation as the visual to answer the board’s questions. Ms. Wood gave background on Indrio & I-95 PTV (Planned Towns and Villages) Preliminary Development Plan, the revised PTV Preliminary Development Plan retains a diverse mix of residential, commercial, and civic uses, a flow way, open space and countryside, and a walkable internal street network. Ms. Wood answered the board’s questions and asked the Planning and Zoning Commission to recommend approval, with conditions, of the proposed PUD and Preliminary Development Plan to the Board of County Commissioners. BOARD DISCUSSION WITH APPLICANT: Vice Chair Binner inquired about the housing units going down by 165 and workforce is going up by 390 and density increasing or decreasing. Ms. Wood explained that they are decreasing the unit count. Conversation continued. Commissioner Slack asked about the transferring of the development rights of the parcel and the two and a half multipliers. Ms. Wood, stated that the transfer of the development rights and the multipliers have not changed. PUBLIC COMMENTS: Matt Dietrich 4395 Johnston Road. Mr. Dietrich voices his concern regarding the school being relocated and his property now being in between the school and the fire department. Mr. Dietrich also mentioned the concern of traffic and noise. Commissioner Taylor inquired about the original location of the school. Ms. Szedlmayer pointed it out on the map. Chair Lounds asked if the school and the fire department could swap. Mr. Binner answered, the fire department has 2-acres and the school is 15-acres, and that would not work. Commissioner Fogarty comments on the neighbor that is now right between the proposed school and the fire station, the loss of acreage with the relocation of the school, and that they are willing to work with the applicant to figure this out. Ms. Wood stated that they are willing to work with the school and the neighbor to address all concerns. Conversation continues regarding the school relocation. Commissioner Taylor spoke on full access and changing the location of the school. Commissioner Slack asked the applicant if there would be enough acreage if you swapped the school site with the site just south of it that's on the west side of the site map. Marcella Planning & Zoning Commission MeetingThursday, June 20, 2024 6:00 PM 6 | P a g e Camblor, town planner for the applicant spoke. Ms. Camblor states that they are willing to work with the school board and that the can figure out how to account for the missing three acres and that they moved it to the proposed location because the school requested to be near a road and further explains that it can be worked out. Commissioner Slack asked applicant what the plan was for Johnston Rd. Ms. Camblor replied this is in the existing comprehensive plan’s future street network and is slated to be a four- lane road. Conversation continues. BOARD DISCUSSION: Commissioner O’Dell is concerned that the neighbors’ concern was not addressed and wants to know what he would like to see done. Mr. Dietrich came back to the podium and stated that he would like to see the school moved. Commissioner Taylor asked the staff if an amendment could be added, stating that the road needs to be done before the school goes in. Mr. Benton explained the challenges with that type of approach. One, who would be responsible for building it and whether the traffic analysis supports and facilitates it. Conversation continued. RESULT:APPROVE MOVER:Board Member Valerie Slack SECONDER:Board Member Billy O'Dell AYES:Billy O'Dell, Craig Mundt, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese, James A. Taylor NAYS:None EXCUSED:None B.NVR Ryan Homes PUD Rezoning & Preliminary Planned Development Plan - THIS ITEM IS QUASI- JUDICIAL 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 presented the Zoning Atlas Amendment from AG-1 (Agricultural- 1) to PUD (Planned Unit Development) and a Preliminary Planned Development Plan, for the purpose of developing a residential community containing 219 single-family detached lots, 339 townhome lots, stormwater ponds, amenity center, and a preserve. Mr. Crowe’s presentation also included information regarding landscaping, site map, and staff recommendation. Staff recommended Planning & Zoning Commission MeetingThursday, June 20, 2024 6:00 PM 7 | P a g e the Planning and Zoning Commission recommend approval, with conditions, of the proposed PUD and Preliminary Development Plan to the Board of County Commissioners. BOARD DISCUSSION WITH STAFF: Vice-Chair Binner inquired about the arterial road being connected to FFA road and the proposed bridge over the FL Turnpike. Kori Benton, Planning Manager, provided a detailed description of the proposal and provide a visual requested by Chair Lounds. The discussion continued regarding the proposed bridge, connecting streets, capital improvement plan, traffic reports, and impact fees and credits. Commissioner Slack questioned staff about the road quality and bringing on more traffic. Mr. Benton stated that improvements are slowly being made. Discussion continues. Chair Lounds inquired about a time frame for the project. Mr. Benton responsed, 15 to 20 plus years. Commissioner Slack asked if the zoning was AG-1. Mr. Benton confirmed that it is. Conversation continued, regarding height of the flyover for the bridge. Mr. Benton allowed representatives from our public works team to answer. Grant Chambers, Senior Project Engineer with St Lucie County Public Works and Engineering Department. Mr. Chambers stated that at this time that would be very preliminary to say. We have no design for the bridge. Discussion continues. Commissioner Slack asked the height limitation on townhomes. Mr. Benton explained that the height allowance can be set at the time of PUD. These are projected to be two-story townhomes. I would suggest they're probably in the ballpark between 23 and 28 feet. Conversation continues. APPLICANT PRESENTATION: Dan Sorrow with the land planning firm of Cotleur and Hearing. Mr. Sorrow introduced his team. Mr. Sorrow gave a presentation on the proposed Zoning Atlas Amendment from AG-1 (Agricultural-1) to PUD (Planned Unit Development) and a Preliminary Planned Development Plan, for the purpose of developing a residential community containing 219 single-family detached lots, 339 townhome lots, stormwater ponds, amenity center, and a preserve and asked the Planning and Zoning Commission recommend approval, with conditions, of the proposed PUD and Preliminary Development Plan to the Board of County Commissioners. BOARD DISCUSSION WITH APPLICANT: Commissioner O’Dell asked the applicant if property acquisition within 180 would be acceptable. Mr. Sorrow welcomed that recommendation. Mr. Benton read code section 7.05.03.I(4) where it prescribes the 90-day timeline or prior to building permit and that administrative extensions have been granted. Planning & Zoning Commission MeetingThursday, June 20, 2024 6:00 PM 8 | P a g e Vice Chair Binner asked staff if the county gets the dedication for that land and you don't build arterial A, what will happen. Mr. Benton stated if dedicated for roadway purposes and in the future, the county makes it clear they would not construct the roadway, the applicant could petition abandonment. Discussion continued. Commissioner Slack commented on lot size and suggested that if we are going to have little lots, make smaller homes and a better street scape for the town homes. Mr. Sorrow stated that the rear of the units face the lake areas, which are more desirable than facing the street. Discussion continued. Chair Lounds asked Mr. Sorrow for visual of the overview of the development, Chair Lounds continues with you cannot put a house on a 40-foot lot that will return taxes over the period of that house to offset the services that that development will have from the county. Discussion continues regarding lot size and buffers, traffic, and density. Vice-Chair Binner asked the applicant if the property set back enough to make a left turn lane into the property. Mr. Sorrow stated yes. PUBLIC COMMENTS: Chet Moseley, 11401 W Angle Rd. Mr. Moseley is concerned about the noise and the traffic, and people looking into his backyard. Mr. Sorrow said they will work with Mr. Moseley regarding his concerns. BOARD DISCUSSION: Commissioner Taylor asked about calculation with the line of sight with having a two-story structure adjacent to a one story. Mr. Benton stated that the county has within our land development code what's called the building spacing formula. That formula traditionally applies to developments of two floors or greater. Commissioner Slack suggested that less than six units make up a townhome building and that there is some connection between the townhomes and the single-family homes, so the townhome residents don’t have to drive to the amenity parcel. Chair Lounds addressed the applicant regarding access to Old FFA and green space. Mr. Sorrow stated that is the plan for the Old FFA and there are green space and sidewalks. Conversation continues, Ms. Slack voices concern of safety under the arterial. RESULT:APPROVE MOVER:Board Member Billy O'Dell SECONDER:Board Member Ryan Binner AYES:Billy O'Dell, Craig Mundt, Ryan Binner, Larry Neese, James A. Taylor NAYS:Ed Lounds, Valerie Slack EXCUSED:None Planning & Zoning Commission MeetingThursday, June 20, 2024 6:00 PM 9 | P a g e D.Neill Farm Estates Future Land Use Map Amendment STAFF PRESENTATION: Irene Szedlmayer, AICP, Senior Planner, with Planning and Development Services. Ms. Szedlmayer stated that all public notification requirements were met per St Lucie County Development Code Section 11.00.03. Ms. Szedlmayer presentation provided information to the board regarding the proposal of Future Land Use Map Amendment from AG-5 (Agricultural-5) to MXD (Mixed Use District) along with sub-area policies to permit residential development at 3 dwelling units per acre. Ms. Szedlmayer provided information on the current zoning, the proposed zoning, the proposed future land use, preliminary development plan, site map, and staff recommendations. Staff recommended that the Planning and Zoning Commission recommend that the Board of County Commissioners transmit the proposed amendment of the Future Land Use Map to the State Land Planning Agency. BOARD DISCUSSION WITH STAFF: Commissioner O’Dell asked about enforcing the 55 plus restriction. Ms. Szedlmayer there's an exemption or an exception to the Fair Housing Act. Commissioner Slack inquired about the designation being mixed use. Ms. Szedlmayer explained how staff did not think that it was appropriate to recommend RU, which allows for 5 dwelling units per acre in this location. Conversation continued. APPLICANT PRESENTATION: Lee Dobbins, Esq. with the Dean Mead Law Firm Fort Pierce. Mr. Dobbins gave a presentation on behalf of G.L. Acquisitions Corporation, giving background on the company and the proposed Land Use Map Amendment. Mr. Dobbins presentation contacted information Future Land Use Map Amendment from AG-5 (Agricultural-5) to MXD (Mixed Use District) along with sub-area policies to permit residential development at 3 dwelling units per acre. Ms. Szedlmayer provided information on the current zoning, the proposed zoning, the proposed future land use, preliminary development plan, site map, and recommendations for approval from the board. BOARD DISCUSSION WITH APPLICANT: Chair Lounds asked about the connection between this property and Palermo Estates to the north. Mr. Dobbins said yes. Commissioner Slack questioned will you plan to address the interaction between Neill Farms and Treasure Coast Airpark with the air traffic and does that impact your development. Mr. Dobbins answered, “I don’t know that the air traffic will impact us.” Leslie Olson, District Planning Group. Riverland Kennedy just to the east are close to that airpark and provides disclosures and they haven't had any issues. Planning & Zoning Commission MeetingThursday, June 20, 2024 6:00 PM 10 | P a g e PUBLIC COMMENTS: Sofia Trail with the City of Port St Lucie Planning & Zoning Department. Ms. Trail read a letter sent to the St. Lucie County Planning Department, stating that the City is not in favor of this project, and they do not want the traffic to spill onto City roads. Conversation continues. BOARD DISCUSSION: None. Comment from Commissioner Taylor it would be nice to see the City and the County working together. RESULT:APPROVE MOVER:Board Member James A. Taylor 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 10.WORKSHOPS None. 11.OTHER BUSINESS None. 12.ADJOURN There being no further business to be brought before the Board, the meeting was adjourned at 10:44pm.