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HomeMy WebLinkAbout12.19.2024PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting December 19, 2024 Convened: 6pm Adjourned: 10:25pm 1.CALL TO ORDER The meeting was called to order at 6:00 PM, by Chair Lounds. 2.PLEDGE OF ALLEGIANCE Chair Lounds 3.INVOCATION Commissioner Slay 4.ROLL CALL Present Chair Ed Lounds, Board Member Billy O'Dell, Vice-Chair Ryan Binner, Board Member Joshua Bradley, Board Member Lawrence Slay Excused Board Member Larry Neese, Ex-Officio Nicole Fogarty, Board Member Darren Guettler 5.ANNOUNCEMENTS A.DVT Hurricane Shutters Rezoning from CG to IL (RZ-2409-000037)- ITEM SLATED FOR DECEMBER 19, 2024, PUBLIC HEARING WILL NOW BE HELD AT THE JANUARY 16, 2025, PLANNING & ZONING COMMISSION MEETING - COMPLETE PUBLIC NOTICE REQUIREMENTS NOT MET (SIGN POSTING). B. Chair Lounds moved agenda item D to be first, the rest of the agenda remained the same. 6.DISCLOSURE(S) 1. Chair Lounds spoke to someone from P-1 Motor Club. 2. Vice-Chair Binner spoke to one of the BOCC Commissioner’s regarding the agenda. Planning & Zoning Commission MeetingThursday, December 19, 2024 6:00 PM 2 | P a g e 7.MINUTES A.St. Lucie County Planning & Zoning Commission minutes for the meeting of November 21, 2024. RESULT:APPROVE MOVER:Board Member Billy O'Dell SECONDER:Board Member Ryan Binner AYES:Ed Lounds, Billy O'Dell, Ryan Binner, Joshua Bradley, Lawrence Slay NAYS:None EXCUSED:None 8.PUBLIC COMMENT None. 9.PUBLIC HEARINGS D.A County Initiated Land Development Code Text Amendment to Section 4.03.00. - Research and Education Park - Overlay Zone Staff recommends the Planning & Zoning Commission recommend the Board of County Commissioners approve the proposed ordinance as drafted. STAFF PRESENTATION: Ben Balcer, Planning and Development Services Director. Mr. Balcer stated that all public notification requirements were met per St Lucie County Development Code Section 11.00.03. Mr. Balcer presented a Land Development Code Text Amendment requested by the Board of County Commissioners to amend the boundary of the Treasure Coast Research and Education Park’s overlay zone. Mr. Balcer presented to the Board information regarding the current Land Development Code Text Amendment. Mr. Balcer included visuals of the map in which the proposed amendment would affect, a copy of the draft ordinance, and a Staff recommends that the Planning & Zoning Commission recommend the Board of County Commissioners approve the proposed ordinance as drafted. BOARD DISCUSSION WITH STAFF: Commissioner Bradley asked if this included 4H-Buildings or the USDA. Mr. Balcer stated it does not. Commissioner Slay inquired about what will happen to the Sunshine Kitchen. Mr. Balcer answered The Sunshine Kitchen is going to be taken out of the Research Park. Nothing's happening operationally with it. The only proposed building that will stay within the TCERDA overlay would be the new fire station within Quad 1A. Conversation continued. Commissioner Bradley asked what the main objective is. Mr. Balcer responded, job creation, then directed him to the applicant. Conversation continued. Planning & Zoning Commission MeetingThursday, December 19, 2024 6:00 PM 3 | P a g e APPLICANT PRESENTATION: Lee Dobbins, with the Dean Mead Law Firm representing Ashley Capital, did not give a presentation. Mr. Dobbins did further explain the Ashley Capital objective and answered the questions from the board. Chair Lounds asked Mr. Dobbins about manufacturing. Mr. Dobbins answered, it could be some light industrial, which might include some light manufacturing, warehouse distribution, light industrial, and general office park type uses, and cold storage is something else that could potentially go on the site. BOARD DISCUSSION: Commissioner Slay inquired about the County timeframe. Mr. Balcer responded that there are certain stipulations within the option agreement that we must abide by for the continuation of the agreement to persist. Vice Chair Binner asked if the PNRD and everything doesn't fall in place, will this revert back into the TCERDA overlay or is it just forever out. Mr Balcer replied, it would be out if the board took action to amend the land development code, it would be out. Conversation continued. PUBLIC COMMENTS: None. BOARD DISCUSSION: None. Motion: Approve as staff requested. Motioner –– Slay - Second – Binner RESULT:APPROVE MOVER:Board Member Lawrence Slay SECONDER:Board Member Ryan Binner AYES:Ed Lounds, Billy O'Dell, Ryan Binner, Joshua Bradley, Lawrence Slay NAYS:None EXCUSED:None A.American Silicone PNRD: Zoning Atlas Amendment and Preliminary Site Plan for a Planned Non- Residential Development. 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 to the Board approval for a proposed development that includes a mixture of industrial uses and retail space. American Silicone Corporation will occupy three (3) buildings totaling 22,680 sq. ft. of industrial and retail space, along with a 7,859 sq. ft. multi-tenant building. Mr. Curry’s presentation included information regarding maps and location, site plan, survey, landscaping, Environmental report, architecture plans, Planning & Zoning Commission MeetingThursday, December 19, 2024 6:00 PM 4 | P a g e and traffic report. Staff recommended the Planning & Zoning Commission forward a recommendation of approval to the Board of County Commissioners, with conditions. BOARD DISCUSSION WITH STAFF: Vice Chair Binner asked about the conditional use limitations if the property is sold. Mr. Curry stated that the zoning if approved would stay with the property. Chair Lounds inquired about turning lanes. Mr. Curry stated that based on the use that they have, which is the light industrial, the traffic study through our third-party reviewer found that they're not warranted to provide a turning lane. Conversation continued. Commissioner Bradley inquired about parking and whether it’s appropriate. Mr. Curry replied it depends on the type of tenant. Kori Benton, Planning Manger steps in to give the board some additional background on the property. Chair Lounds stated that parking would limit what they can or can't do with the retail. Mr. Benton stated that was correct. Conversation continued. Vice-Chair Binner asked if there was any way to limit the front parking spaces on Oleander from overnight parking. Mr. Benton said that the board could recommend that the front- faced parking be retail oriented, not allowing for overnight parking when those businesses are closed. Commissioner Bradley asked about drainage runoff. Mr. Benton answered, the design of the site is to capture their stormwater runoff and treat it through the various small dry detention areas. Commissioner Slay asked for clarification on what buildings American Silicon will be using. Mr. Curry pulled up visual and showed the board the building to be occupied. Mr. Benton elaborated, and the conversation continued. APPLICANT PRESENTATION: Mike Dula with Kimley Horn, 445 24th Street, Suite 200 Vero Beach. Mr. Dula presented presentation on behalf of American Silicone and Kimley Horn, providing information on the proposed a mixture of light industrial uses and retail space, via one-story buildings totaling 30,539sq. ft. American Silicone Corporation will occupy three (3) buildings totaling 22,680 sq. ft. of industrial and retail at the attached 840 sq. ft. retail endcaps on the east end of the industrial buildings. These buildings will support American Silicone's operations for assembly, distribution, manufacturing, retail, and warehouse storage of inventory, which is classified as a Targeted Industry in St. Lucie County. BOARD DISCUSSION WITH APPLICANT: Commissioner O’Dell asked the applicant if they agree with all the staff’s recommendations and if the public’s concerns had been addressed. Mr. Dula stated yes. Vice-Chair Binner inquired about the fill on the site. Mr. Dula stated its low right now and the site is fairly low lying, and they anticipate some smaller retaining walls on the north and south side as well as adjacent to the north. Conversation continued about drainage, parking, and hours of operation. Planning & Zoning Commission MeetingThursday, December 19, 2024 6:00 PM 5 | P a g e Commissioner Bradley made a statement regarding drainage and not just meeting the minimum requirements. Mr. Dula responded that they are doing the best to maximize the available storage meet all the required treatment, exfiltration trench and providing as much retention as possible. Chair Lounds wanted to know what American Silicone manufactures. Mr. Dula stated that their focus is infant products such as silicone cups and pacifiers. Conversation continued. Commissioner Slay asked for clarification on the closing process. Mr. Dula stated that the gates will close and there will be no after-hours entry. Conversation continued. Commissioner Bradley asked about jobs. Mr. Dula did not have those figures. Conversation continued. PUBLIC COMMENTS: None. BOARD DISCUSSION: None. Motion: Approve with the conditions of limiting operations to 8 to 8 like and restrict overnight parking in the front or the east-facing spots in front of the retail. Motioner –– Binner Second – Slay RESULT:APPROVE MOVER:Board Member Ryan Binner SECONDER:Board Member Lawrence Slay AYES:Ed Lounds, Billy O'Dell, Ryan Binner, Joshua Bradley, Lawrence Slay NAYS:None EXCUSED:None B.P-1 Motor Club Planned Mixed Use Development (PMUD) Rezoning & Preliminary 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 presented P1 Motor Club planning planned mixed-use development rezoning and preliminary plan. Mr. Crowe provided the board with a petition on behalf of the P1 Motor Club (P1MC) to rezone a parcel from AG-5 (Agriculture-5) to PMUD (Planned Mixed Use District). The PMUD would implement the P1MC SD (Special District) adopted into the Future Land Use Element of the Comprehensive Plan by the Board of County Commissioners on November 7, 2023. The adopted P1MC SD allows a private mixed-use motorsports club and community. Mr. Crowe presented information on location, site plan, landscaping, Environmental report, traffic report, SFWMD Reservoir impact, and Emergency response plan. Staff recommended the Planning & Zoning Commission forward a recommendation of approval to the Board of County Commissioners. Planning & Zoning Commission MeetingThursday, December 19, 2024 6:00 PM 6 | P a g e BOARD DISCUSSION WITH STAFF: Vice-Chair Binner asked about the impact fees for the Garage-Mahal Mr. Benton, Planning Manger chimed in with it depends on how they are built. Conversation continued regarding fire and emergency services. APPLICANT PRESENTATION: Ari and Molly Straus with P-1 Motor Club 624 Ontario Ave, Tampa. Mr. and Mrs. Straus gave a brief presentation on what P1 Motor Club is, they provided the board with information regarding their proposed plan to rezone a parcel from AG-5 (Agriculture-5) to PMUD (Planned Mixed Use District). The PMUD would implement the P1MC SD (Special District) adopted into the Future Land Use Element of the Comprehensive Plan. BOARD DISCUSSION WITH APPLICANT: Commissioner Bradley said that with such a unique product they should find a way to include the citizens. Mr. Straus stated they are already finding ways to engage the community. Conversation continued. Commissioner Slay asked the applicant to elaborate on the 100 plus jobs. Mr. Straus said jobs range from hospitality services to security, and working in a shop. Conversation continued. Commissioner Bradley asked how large the condos will be. Mr. Straus answered, there are single units or three units multifamily. Commissioner Slay asked about who could attend the special events. Mr. Straus answered the members. Conversation continued. Vice-Chair Binner inquired about motorcycles, the sound of the cars, water features, turning lane, the launch and skid pad. Mr. Straus answered, there are no motorcycles allowed, code allows 108 decibels, lakes, the launch and skid pad are for teaching purposes. PUBLIC COMMENTS: Grayson Gilbert 407 Fernandina St. is concerned about noise, lighting, animals, and the serenity of the area. BOARD DISCUSSION: Commissioner O’Dell states that he needs to recuse himself from the voting. St Lucie County’s Assistant County Attorney Barbieri chimed in, saying to recuse yourself you have to have a financial interest in it, and you feel you can't be impartial. Discussion continued. It was found that Commissioner O’Dell can participate in the voting process. Commissioner O’Dell asked the applicant if they felt they had addressed the concerns of the public. Mr. Straus stated that they are willing to work with the community. Commissioner Bradley asked the applicant about only holding special events during daylight hours. Mr. Straus stated that it is normally what they do, it is rare to have an after-hours event. Planning & Zoning Commission MeetingThursday, December 19, 2024 6:00 PM 7 | P a g e Chair Lounds asked the applicant how many events they think they would have in a year's time. Mr. Straus answered special minor events that would be members and not exceeding sound limits. We would say five or six is maybe what we would have, but if we experience something like what we saw up north it may be zero. Conversation continued. Commissioner Slay inquired if the Modine family had any concerns about the project. Mr. Straus stated that they did not understand it initially, but they are now on board. Vice-Chair Binner asked staff about the proposal for special events and is staff in agreement with them. Mr. Benton replied that some of the components of their offering aligned with some of the staff asks, especially with the safeguard that if the board approves those two categories and allows for certain events to launch under the minor category, we have the ability to vet any complaints follow up with the Board of County Commissioners and provide additional oversight. Motion: Approve with staff recommendations. Motioner –– Bradley - Second – Binner RESULT:APPROVE MOVER:Board Member Joshua Bradley SECONDER:Board Member Ryan Binner AYES:Ed Lounds, Billy O'Dell, Ryan Binner, Joshua Bradley, Lawrence Slay NAYS:None EXCUSED:None C.Windward Landing: Proposed Zoning Atlas Amendment and Preliminary PUD Site Plan for proposed 157-lot Single-family Subdivision - NOTE: STAFF REPORT & DRAFT RESOLUTION ADDED 12/14 STAFF PRESENTATION: Thomas Reetz, Planner II, with Planning and Development Services. Mr. Reetz stated that all public notification requirements were met per St. Lucie County Development Code Section 11.00.03. Mr. Reetz presented the applicants proposed to amend the Zoning Atlas on +/- 47 acres located West of Coolidge Road and North of Okeechobee Rd.70), approximately 0.5 miles west of Florida’s Turnpike from AR-1 (Agricultural Residential) to PUD (Planned Unit Development) to provide for a gated residential community with 157 single-family homes with associated site improvements including 16.02 acres (35.07%) of open space, 70-foot- wide lots bordering the north property line, and increased buffer widths along Okeechobee and Coolidge Roads. Mr. Reetz provided information to the board regarding location, site plan, Environmental report, traffic report, and a Staff recommendation that the Planning and Zoning Commission evaluate the proposed PUD rezoning and associated Preliminary Site Plan and provide a Board of County Commissioners of approval with conditions contingent upon the Board's approval of the proposed MXD Future Land Use Amendment. Alternatively, the Commission may formulate a recommendation on the proposed PUD which aligns with the existing RS, Residential Suburban Future Land Use Category assigned to the site(s). Planning & Zoning Commission MeetingThursday, December 19, 2024 6:00 PM 8 | P a g e BOARD DISCUSSION WITH STAFF: None. APPLICANT PRESENTATION: Bradley Currie, AICP with Engineering Design & Construction Inc. (Division of Haley Ward), 10250 SW Village Parkway Suite 201, Port St Lucie. Mr. Currie gave a presentation on the proposed amendment of Zoning Atlas on +/- 47 acres located West of Coolidge Road and North of Okeechobee Rd.70, approximately 0.5 miles west of Florida’s Turnpike from AR-1 (Agricultural Residential) to PUD (Planned Unit Development) to provide for a gated residential community with 157 single-family homes with associated site improvements including 16.02 acres (35.07%) of open space, 70-foot-wide lots bordering the north property line, and increased buffer widths along Okeechobee and Coolidge Roads. BOARD DISCUSSION WITH APPLICANT: Commissioner Bradley made a statement about the idea of being bullied into the understanding that the site is going to be developed. I think everybody's sitting in this room and us on this board understands that the future use of vacant land allows it to be developed one day, but it will be an appropriate development. Commissioner Slay speaks to the denial of Oak Ridge Ranch and believes this project is asinine. Chair Lounds asked for clarification on the change for the entrance and the U-turn for vehicles exiting the site and headed east on SR70. Mr. Currie stated that FDOT prefers U- turns for safety. Conversation continued. Commissioner Slay asked about the trip projection. Mr. Shawn McKenzie, Traffic Engineer, with Engineering Design & Construction Inc. (Division of Haley Ward) stated that the study says 1,528 daily trips, 120 or 112 a.m. peak hour trips, those are both ins and outs and 152 p.m. peak hour trips and those are ins and outs combined. PUBLIC COMMENTS: Public concerns were raised regarding traffic, drainage, animals, congestion, density. They felt that Mr. Currie and the clients are not addressing their concerns. Michael DeFrancisco, 8840 Lonesome Pine Trl. Scott Holmes, 2751 Tall Pine St. Christopher Jones, 8433 Lonesome Pine Trl Sue Okopny, 8800 Okeechobee Rd Robyn Clark 8310 Andrews Ave Dale Bass, 8310 Andrews Ave Aliyah Perez, 8430 Andrews Ave David Pallas, 2361 Coolidge Rd Gwen Brown, 8145 Hidden Pines Rd Detlev Tiszauer, 8591 Hidden Pines Rd Keil Tiernan, 8791 Hidden Pines Rd Mr. Currie gets back up and defends himself and states that he is very consistent. Planning & Zoning Commission MeetingThursday, December 19, 2024 6:00 PM 9 | P a g e BOARD DISCUSSION: Chair Lounds asked Mr. Currie if he believed that they could put a 20-foot buffer on the north side of this and hide your development. Mr. Currie stated yes, using a wall or a fence and foliage. Conversation continued regarding open space. Commissioner O’Dell goes over the traffic report and then states a U-turn does not seem safe. Mr. McKenzie states it meets all the County & FDOT codes. Vice-Chair Binner makes a statement regarding overbuilding and just because we can, doesn’t mean we should. Commissioner Slay makes a statement that as residents it is important to show up. Motion: Deny: With recommendations for lakes, to have at least 80 foot preferably 100- foot area for recreation on each lake and it be tapered and made appropriate for recreational purposes for the people. Density brought back to the two to an acre instead of 3.5. The lakes in the center move to the north and that helps provide buffers for the people in hidden pines. Motioner –– Slay Second – O’Dell RESULT:DENY MOVER:Board Member Lawrence Slay SECONDER:Board Member Billy O'Dell AYES:Ed Lounds, Billy O'Dell, Ryan Binner, Joshua Bradley, Lawrence Slay NAYS:None EXCUSED:None 10.WORKSHOPS A.Sunshine Law Overview and Discussion with Members St Lucie County Attorney Katherine Barbieri goes over the Sunshine Laws with Board and staff. 11.OTHER BUSINESS None. 12.ADJOURN There being no further business to be brought before the Board, the meeting was adjourned at 10:25pm.