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HomeMy WebLinkAbout06.15.2023 PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting June 15, 2023 6:00 PM 12:21 AM 1. CALL TO ORDER The meeting was called to order by Chair Lowe at 6:00 pm 2. PLEDGE OF ALLEGIANCE Pledge of Allegiance led by Chair Lowe. 3. INVOCATION Invocation led by Mr. O'Dell 4. ROLL CALL Present Board Member James A. Taylor, Board Member Craig Mundt, Board Member Valerie Slack, Board Member Billy O'Dell, Board Member Ryan Binner, Board Member Craig Bridger, Board Member Larry Neese, Ex Officio Board Member Marty Sanders, Vice Chair Ed Lounds, Chair Bob Lowe Excused 5. ANNOUNCEMENTS None 6. DISCLOSURE(S) None 7. MINUTES Planning & Zoning Commission MeetingThursday, June 15, 2023 6:00 PM 2 | P a g e St. Lucie County Planning & Zoning Commission minutes for the meeting of May 18, 2023 RESULT: Approve MOVER: Board Member Billy O'Dell SECONDER: Vice-Chair Ed Lounds AYES: Board Member James A. Taylor, Board Member Craig Mundt, Board Member Valerie Slack, Board Member Ryan Binner, Board Member Craig Bridgers, Board Member Larry Neese, Chair Bob Lowe NAYS: None EXCUSED: None 8. PUBLIC COMMENT None 9. PUBLIC HEARINGS A. Old Edwards Farms Rezone: A Zoning Atlas Amendment to rezone the subject +/- 18.17-acre (cumulative) parcels from the RS-3 (Residential, Single-family -3) Zoning District, to the AR-1 (Agricultural, Residential - 1) Zoning District. STAFF PRESENTATION: Erin Taylor, Associate Planner with the Planning Division, made a presentation. Ms. Taylor gave a brief background of the project. Ms. Taylor began by saying the Future Land Use designation is RU (Residential Urban). The RU land use category “is the predominant residential land use category in the County. This residential land use category provides for a maximum density of five (5) dwelling units per gross acre. The RU designation is generally found between the identified urban service areas and the transitional RS areas.” The proposed rezoning to the AR-1 (Agricultural Residential – 1 du/ac) Zoning District is consistent with the RU (Residential Urban) Future Land Use designation, as per the Comprehensive Plan Table 1-3 - Land Use Designation / Zoning Compatibility Chart. The properties are currently RS-3 (Residential, Single-Family – 3 du/ac). The proposed Rezone Petition will conform to the minimum lot standards in accordance with Land Development Code Section 7.04.01 for the AR-1 Zoning District. The purpose of the AR-1 Zoning District is “to provide and protect an environment suitable for single-family dwellings at a maximum density of one (1) dwelling unit per gross acre, together with such other uses as may be necessary for and compatible with very low density rural residential surroundings. The proposed rezone will lower the density from the current 3 du/ac to 1 du/ac. During the review process, it was determined the single-family home at 3121 Old Edwards Road does Planning & Zoning Commission MeetingThursday, June 15, 2023 6:00 PM 3 | P a g e not meet setback requirements for the AR-1 (Agricultural, Residential – 1 du/ac) Zoning District. The home does meet setback requirements for the currently zoned RS-3 (Residential, Single-Family – 3 du/ac) Zoning District. APPLICANT PRESENTATION: Lance Mills - 3126 Old Edwards Road discussed the relocation of the shed and highlighted the challenges involved. Mr. Mills further emphasized that underground power has been successfully installed in the shed. BOARD DISCUSSION: Katherine Barbieri - Assistant County Attorney provided a concise explanation of a Non- Conforming structure as defined in the code. Board Member Valerie Slack inquired about the possibility of implementing a variance for the current shed. In response, Ms. Taylor discussed a potential variance that could be pursued, considering that it exceeds the 35% limit. BOARD MOTION: RESULT: Approve MOVER: Vice-Chair Ed Lounds SECONDER: Board Member Ryan Binner AYES: Board Member James Taylor, Board Member Craig Mundt, Board Member Valerie Slack, Board Member Billy O'Dell, Board Member Craig Bridgers, Board Member Larry Neese, Chair Bob Lowe NAYS: None EXCUSED: None B. Indrio Woods Rezone & Planned Unit Development Preliminary Site Plan - The applicant is seeking to rezone from the AR-1 (Agricultural, Residential - 1) Zoning District to PUD (Planned Unit Development) and a Preliminary Site Plan for a 288-unit, multi-family residential apartment complex, with associated site improvements. STAFF PRESENTATION Erin Taylor, Associate Planner of the Planning Division, made a presentation. Ms. Taylor gave a brief background of the project. Ms. Taylor advised that the 32.58-acre project site is situated on the south side of Indrio Road and the west side of Taylor Dairy Road in Fort Pierce within the County’s Airport and TVC (Towns, Villages & Countryside) Overlay Districts. On May 30, 2006, the Board of County Commissioners adopted the TVC Land Development Code regulations and Comprehensive Plan Element to further guide land use and development within the portions of the unincorporated St. Lucie County to protect public health, welfare, and safety, and ensure the aesthetic and environmental resources are further enhanced and protected from impairment while avoiding urban sprawl. Prior to the adoption of the TVC Overlay District, the subject parcel had an underlying Residential Medium Land Use designation. Through the Planned Development approval process, the application is seeking to redesignate the subject parcel’s zoning from AR-1 (Agricultural, Residential- 1) to the Planning & Zoning Commission MeetingThursday, June 15, 2023 6:00 PM 4 | P a g e Planned Unit Development, or PUD Zoning Designation. Ms. Taylor also informed the members about what the TVC standards are and spoke about how the Planned Unit Development Zoning District is compatible with the TVC Future Land Use designation, as per the Comprehensive Plan Future Land Use Consistency Matrix. Ms. Taylor informed that the applicant is proposing a 288-unit multi-family development with 1-, 2-, and 3- bedroom apartments and associated on-site amenities. Ms. Taylor explained how the site access to the property would be developed. Public notices were mailed to adjacent property owners located within 500 feet of the subject property. The Planning & Development Services Department received one response not in favor of the proposed development. BOARD DISCUSSION: Board Member Billy O'Dell addressed the possibility of a potential impact of the Airport Connector Road due to the project. Kori Benton, Planning Manager, discussed the site's accessibility and connectivity, particularly from Meadowood and I-95. Vice-Chair Ed Lounds raised a question regarding upcoming improvements to the project on Taylor Dairy Rd. Ms. Taylor provided information about the planned sidewalk improvements, including enhancements to egress and ingress. Kori Benton spoke about the Land Development Code, that would support the project. Vice-Chair Lounds expressed concerns about the width of Taylor Dairy Rd., advising a potential issue with a main water line and the presence of FPL power lines. Mr. Benton explained that the applicant is responsible for submitting design plans to the St. Lucie County Utilities Department to assess any significant impact on water lines etc., which would require certifications for approval. Vice-Chair Lounds reiterated the need for a wider road due to the presence of FPL power lines. Mr. Benton discussed Right-Of- Way, roadway connections in the area, and a transportation plan for neighboring roads. Mr. Lounds recommended a closer examination of future land use and suggested staff oversight. Mr. Mundt inquired about the historical area, and Ms. Taylor explained the implementation of an adequate buffer on three sides of the historical site, with confirmation from Brain Arbeiter, Senior Planner, with ERD. Mr. Mundt raised concerns about access points and potential utility issues. Vice-Chair Lounds expressed further concerns regarding Taylor Dairy Road and sewage lines. Ms. Slack mentioned the availability of traffic data. Ms. Taylor stated that a traffic impact report has been provided to the applicant, who would need to demonstrate the plan's improvements. Ms. Taylor also advised currently, the average daily trips amount to approximately 1,327. APPLICANT PRESENTATION: Christian Bryant - 2335 Vista Parkway West Palm Beach, FL 33411, gave a brief overview of the project. Board Discussion Vice-Chair Lounds inquired whether Christian Bryant and his team had considered the possibility of road widening. Mr. Bryant responded and mentioning that he and his colleagues could examine the dedication process for this project. Vice-Chair Lounds then raised concerns about the drainage and outfalls related to three lakes in the vicinity. Mr. Bryant assured Mr. Lounds that he would consult his colleagues and provide staff with answers Planning & Zoning Commission MeetingThursday, June 15, 2023 6:00 PM 5 | P a g e regarding these matters. Mr. Lounds emphasized the need for a thorough investigation by staff into the outfall issues that could potentially impact Taylor Dairy Rd. lastly, Mr. Bryant addressed tree preservation along the site. Public Comments: Dennis Junkiewicz, - 6701 Indrio Rd., voiced his concerns about the construction process and its potential impact on his historical barn. He expressed concerns about the heavy vibrations that could affect the structural integrity of the barn. Mr. Junkiewicz also highlighted issues with his retention pond due to a well and believed that this project could further hinder its functionality. Mr. Junkiewicz expressed worries that the project's tall buildings could diminish the historical value of the area. Wayne Bennett - 4555 Taylor Dairy Rd., brought up news he heard regarding a new Fire Station to be situated on Indrio and Taylor Dairy Road. Mr. Bennett expressed his concerns about traffic congestion resulting from rescue vehicles coming from that location. He urged the staff to examine the potential safety risks posed by the number of U-turns that would be made in the area. Additionally, Mr. Bennett referenced TVC Policy and informed the staff about the severe flooding his yard from past storms and the project would make it worse. Tracy Thornton, - 4451 Taylor Dairy Rd., agreed to Mr. Bennett's concerns and spoke about safety issues related to drainage in the vicinity. She expressed worries about additional retention ponds leading to water flooding her yard. Janie Baugh - 6701 Indrio Rd., addressed the staff and express her agreement with Dennis Junkiewicz. She voiced her belief that the oak trees surrounding the area would have an impact on their Historical Barn. Additionally, Ms. Baugh discussed concerns regarding drainage and expressed worries that her retention ponds could have a devastating effect on their property. Darral Chrome - 2280 Johnson Rd., acknowledged that he doesn't reside in the immediate vicinity but shared his family's generations-long connection to the area. Mr. Chrome expressed his belief that the changes would make it difficult for any authentic historical structures to survive. He also raised concerns about flooding issues associated with the retention ponds. Cynthia Rutkowki, - 4081 N. US Hwy 1, expressed her concerns about the environmental impacts on the land and the current wildlife residing on the project property. Board Discussion Vice-Chair Lounds expressed his concerns about the proposed building height, noting that nothing else in the area is three stories tall. He also highlighted the need for further exploration of water service issues, seeking more information on the matter. Ms. Slack emphasized the historical significance of the Edwin Binney estate and advocated for honoring its heritage. She suggested that the building in front of Indrio Rd. should defer to the height Planning & Zoning Commission MeetingThursday, June 15, 2023 6:00 PM 6 | P a g e of the Edwin Binney estate, proposing a maximum of two stories as a more fitting option given the area's historical value. Ms. Slack also stressed the importance of preserving vegetation on the property and urged staff to consider the need for a safe pedestrian crossing to facilitate access for grocery shopping. Mr. Sanders discussed past drainage issues at Fort Price Farms and brought up concerns regarding roadways. Mr. Benton provided feedback on stormwater drainage issues along Indrio Rd. and expressed his thoughts on density. Ms. Slack proposed that the site plan be revised to divert traffic away from the Edwin Binney estate. Mr. Lounds expressed his desire to postpone further discussion on the matter to a future agenda. Mr. Lounds sought clarification from the assistant county attorney, Katherine Barbieri, regarding the possibility of a postponement. Ms. Barbieri confirmed that a motion to continue the discussion could be granted. RESULT: Motion To Continue MOVER: Vice- Chair Ed Lounds SECONDER: Board Member Valerie Slack AYES: Board Member James Taylor, Board Member Craig Mundt, Board Member Billy O'Dell, Board Member Ryan Binner, Board Member Craig Bridgers, Board Member Larry Neese, Ex Officio Board Member Marty Sanders, Chair Bob Lowe NAYS: None EXCUSED: None 5 minute intermission break requested by Chair Lowe. C. Pereira Investment Sand Mine - Proposed Conditional Use Permit to Mine Sand (Borrow Pit) within the AG-5 (Agricultural – 5) Zoning District, on approximately 78.5 acres. Staff Presentation: Tahir Curry, Planner 1 with the Planning Division, made a presentation. Mr. Curry gave a brief background of the project and started off by the petitioner, Pereira Investment Group LLC, has applied for a Conditional Use Permit to mine sand (borrow pit), on approximately 78.5 acres. They proposed a 50 Acre Mine Area, with a 3-5 Year Duration, 5 Days/Week from Monday through Friday with Mining from 7AM to 4PM. Access to the petitioned mine is proposed via the North St. Lucie River Water Control District (NSLRWCD) Canal #70 right-of- way, commonly known as “Flume Road”. Mr. Curry informed staff that The subject site has an AG-5, Agricultural – 5 Zoning District. Per the LDC Section 3.01.03(C)(7)(i), provides Mining and quarrying of nonmetallic minerals, except fuel, as an eligible conditional use in the AG-5 zoning district. The site anticipates five (5) employees, with five (5) trips each way, and projects three hundred (300) truck trips (in and out) per day (a total of 600). The onsite equipment includes excavators and a loader pump. The mine is anticipated to operate for three (3) years, but may extend to five (5) years, after which the property could be offered to NSLRWCD, South Florida Water Management District (SFWMD), St. Lucie County, or a private Planning & Zoning Commission MeetingThursday, June 15, 2023 6:00 PM 7 | P a g e developer. Mr. Curry spoke about elevation plans for the mine and proposed access to the northbound left turn lane on Sneed Road. Mr. Curry spoke about landscaping and mail-out responses sent within 500 ft. The Planning Department has received 5 responses, 5 not in favor of the Conditional Use Permit. If approved Mr. Curry went over the conditions of approval for the site. Board Discussion Ms. Slack raised questions about the reclamation plan. Aimee Cooper, Environmental Regulations Manager, with ERD provided an answer regarding the process for the reclamation plan. Ms. Slack then inquired about soil studies, to which Ms. Cooper indicated she was currently unaware but would provide an answer shortly. Ms. Slack mentioned if there are records regarding the depth drilled for the project. Tahir Curry stated that no such records were on file and suggested that the Health Department could advise any feedback. Vice-Chair Lounds expressed his concerns about traffic lanes on Sneed Road, particularly regarding southbound traffic. He suggested that implementing a deceleration lane (right-hand turn lane) would be the most suitable solution in his opinion. Daniel Zrallack, County Engineer from SLC Public Works, informed the members that the road currently falls under the low volume roadway threshold, allowing for potential considerations. Mr. O'Dell raised a question about the presence of underground wells on-site. Mr. Curry clarified that no wells would be present on the site. Mr. O'Dell expressed his concern about the distance between the mine and the residential area. Mr. Curry and Mr. Benton explained that as per code, the site needs to be situated between 850 to 900 feet away from residential properties. Applicant Presentation Dennis Corrick, - 1903 South 25th Street, made a presentation on the project. He provided an overview of the project and discussed the buffering on the site. Mr. Corrick also highlighted the current landscaping within the site as well. Board Discussion Vice-Chair Lounds inquired about the water on site. Mr. Corrick explained the water treatment process implemented on the site to address this concern. Public Comments Randy Thomas - 3575 Sneed Rd., expressed concerns about the need for a turning lane towards the south of Sneed Rd. and emphasized the potential safety issues associated with constructing a bridge in that area. David Rollins - 3695 Sneed Rd., stated that he hasn't observed any improvements since 1999 and believes that the addition of more trucks will negatively impact the road. Mr. Curry addressed the conditions of approval and outlined the steps that would be taken with code Planning & Zoning Commission MeetingThursday, June 15, 2023 6:00 PM 8 | P a g e enforcement if any issues arise. Roberta West - 3795 Sneed Rd., voiced her concerns about the operating hours of the mine and how it could hinder her and her family's lifestyle. Stewart Fereta - 3501 Sneed Rd., advised that an updated traffic report should be conducted in the area. Mr. Fereta expressed his belief that adding an additional 300 dump trucks per day is a safety risk. Board Discussion Mr. Taylor raised a question about the street structure and whether any studies had been conducted on the existing road considering the numerous cracks. Mr. Zrallack informed the members that no study specifically examining the road structure currently. He also provided information on road paving cycles within the county. Mr. Benton mentioned the 2023 traffic counts on Sneed Rd. and stated that based on a previous traffic study, the road has the capacity to handle future improvements. Mr. O'Dell wanted to speak about the history of Sneed Rd. Ms. Slack spoke about the soil boring and water tables. Mr. Taylor shared his concerns about the long-term impacts and issues related to dump trucks. He believed that the significant number of dump trucks within a 10-hour time span would be excessive. Mr. Benton addressed the Conditional Use Permit for the project. Ms. Slack asked if the applicant could drill new wells for the existing residences in the vicinity. Mr. Benton responded that there is currently no clear answer to that question as the applicant has not proposed it, and there is no adverse impact at this time. Mr. Taylor inquired about the monitoring of the wells. Mr. Benton clarified that the applicant, along with the South Florida Water Management, would be responsible for overseeing the monitoring process. Ms. Slack expressed her belief that the applicant should take responsibility for the nearby residences during the development process and stressed the importance of ensuring that no residences are left without water due to the water withdrawal from wells. RESULT: Approve MOVER: Member Billy O'Dell SECONDER: Board Member James Taylor, AYES: Board Member Craig Mundt, Board Member Ryan Binner, Board, Chair Bob Lowe, Board Member James Taylor NAYS: Board Member Valerie Slack, Board Member Craig Bridgers, Board Member Larry Neese, Vice-Chair Ed Lounds EXCUSED: None D. M Ranch Mine - Proposed Conditional Use Permit for Mining Activities and an associated Haul Road. Planning & Zoning Commission MeetingThursday, June 15, 2023 6:00 PM 9 | P a g e Staff Presentation: Kori Benton, Planning Manager with the Planning Division, made a presentation. Mr. Benton addressed the public notices that were sent out for the project and spoke about the definition of AG-5 zoning and permitted uses pertaining to the project. Mr. Benton addressed the conditional use proposal and gave an overview of the +/-164-acres with a primary project area of the 80 Acre mine. No Blasting,+/-1.25-mile Haul Road, the time duration is 7-10 Years, Proposed hours of operation is 6 Days/Week for Mining: 6 AM to 6 PM & Hauling from 8 AM to 5 PM. The application advised that about 96 haul loads are projected per day with a 50 feet excavation depth, or elevation. Mr. Benton gave an overview of the traffic distribution on the site and the haul road connection entrance. Board Discussion: Vice-Chair Lounds inquired about the distance between the mining site and the nearby residences. Mr. Benton clarified that it is approximately 600 feet from the berm. Mr. O'Dell raised a question regarding the projected lifespan of the mine. In response, Mr. Benton provided a timeframe of 7 to 10 years. Mr. Mundt wanted confirmation regarding the hours of operation. Mr. Benton explained the scope of the mining operations. Mr. Mundt asked about the distance between the mining operation and the nearby residences. Mr. Benton reiterated that it is around 600 feet from the berm. He also discussed Right-Of-Way considerations. Applicant Presentation: Janna Lhota, - 515 East Las Olas Boulevard, delivered a presentation that provided a brief overview of the M Ranch project, similar to Mr. Benton's earlier presentation. Ms. Lhota discussed various aspects of the project, including the water reclamation plan, drainage and stormwater management, buffering along Carlton Rd. and the Haul Rd., as well as agricultural uses. Shaun Mackenzie addressed the traffic studies conducted on the site and proposed the implementation of a right-hand turning lane for access to the site. Bernard Kinney shared images with the staff, showcasing the decibel scale chart to illustrate noise and vibration levels. He emphasized the presence of a 12-foot berm, which would help reduce noise and vibration on the site. Mr. Kinney also mentioned the use of acoustic walls to further mitigate noise, expressing compliance with the county's noise ordinance. Christopher Teaf discussed the topic of silica and dust generated by the operations. He highlighted the natural effects of silica and the potential airborne silica resulting from blasting. However, Mr. Teaf assured the staff and board members that no blasting would occur on the site, eliminating the production of airborne silica. He also emphasized the benefits of water trucks in controlling dust on the property. Ms. Lhota elaborated on the complex public review and permitting process that would take Planning & Zoning Commission MeetingThursday, June 15, 2023 6:00 PM 10 | P a g e place during the development. She provided a recap of the 2,300-acre M Ranch property, noting that approximately 95% of it would remain in agricultural use. The approval of the project would address critical regional water supply needs, have a negligible impact, mitigate historic local flooding issues, and contribute to water reclamation efforts in the area. Board Discussion: Mr. Mundt asked about the number of jobs this project would produce. Ms. Lhota gave an approximate number of 12 full-time jobs. Ms. Slack wanted to know when during the process will the 12ft berm be constructed. Ms. Lhota explained that the 12ft berm will be constructed at the beginning of the process. Public Comments Ernie Carnahan- 11470 Carlton Rd., expressed concerns about the current condition of Carlton Road, stating that it cannot withstand the weight of dump trucks. He also raised worries about Carlton Rd. being located in a flood zone. Also Mr. Carnahan spoke about the negative impact on surrounding real estate. Melissa Jaques, - 21040 Glades Cutoff Rd., spoke about the new haul road location is close to a bus stop for children. She believed it would pose a safety risk for the kids and expressed her opinion that the speed limit in the area is too high for dump trucks. Ms. Jaques also expressed concerns about potential fire and emergency issues that could arise due to someone's negligence. Al Weinberg, - 20510 Glades Cutoff Rd., voiced concerns about the new haul road being extremely close to his backyard. He believed that dust falling off the trucks would present a health risk to everyone in the area. Jamie and Johnthan Joseph - 10560 Carlton Rd., spoke about their water fish farm and the significant impact the water drawdown would have on their fish, leading to a loss in sales. They expressed concerns about potential foreclosure due to the water drawdown and mentioned that noise and vibrations would affect fish breeding. Kayla Short -10216 Carlton Rd., expressed concerns about the impact of the water quality. She also mentioned common flooding issues in the area. Becky Hartford - 1100 Carlton Rd., raised traffic issues, noting that the addition of more trucks to Carlton Rd. would enhance the problem. She pointed out that many trucks in the area already exceed the 6,000 lbs. weight limit. Kathy Doorsome - 9332 Carlton Rd., spoke about flooding issues in the vicinity and the potential problems related to dewatering. She also mentioned the potential link between silica exposure and cancer. Robbie Norvell - 17600 Glades Cutoff Rd., discussed the historical value of the area and how the mining operations would impact it. Mr. Norvell mentioned his difficulties with the train Planning & Zoning Commission MeetingThursday, June 15, 2023 6:00 PM 11 | P a g e system near his residence and believed that mining operations would worsen the situation being much more extra noise. Board Discussion Mr. Mundt raised concerns about the safety of children while trucks travel to and from the mine. Josh P. from Garcia Mining Company addressed these concerns by explaining the safety measures in place and the repercussions drivers would face for any violations. He also highlighted the company's strong safety records and the awards received for implementing comprehensive safety procedures for drivers and employees throughout many years. Board Member Billy O'Dell mentioned the traffic pattern off Carlton Rd., to which Josh P. responded by discussing the possibility of installing signage to direct truckers away from Carlton Road. Ms. Slack inquired about the potential construction of a bus shelter and a truck turnaround. She also asked about the steps to be taken if local residents were to experience a loss of water. In response, Josh P. mentioned he can generate a contact list and also expressed getting guidance from the local South Florida Water Management District. Also, he addressed the permits required for the operation. Mr. Sanders wanted to express light concerns specifically about Glades Cutoff Rd. BOARD MOTION: RESULT: Approved MOVER: Vice-Chair Ed Lounds SECONDER: Board Member Billy O'Dell AYES: Board Member James Taylor, Board Member Craig Mundt, Board Member Valerie Slack, Board Member Ryan Binner, Board Member Craig Bridgers, Board Member Larry Neese, Chair Bob Lowe NAYS: None EXCUSED: None 10. WORKSHOPS None 11. OTHER BUSINESS None 12. ADJOURN The meeting was adjourned at 12:21 AM