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HomeMy WebLinkAbout07.20.2023PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting July 20, 2023 Convened: 6:03 pm Adjourned: 10:25 pm 1.CALL TO ORDER The meeting was called to order at 6:03 pm by Chair Lowe. 2.PLEDGE OF ALLEGIANCE Led by Chair Lowe. 3.INVOCATION Led by Mr. Taylor. 4.ROLL CALL Roll call was held by Board Secretary. Present Board Member James A. Taylor, Board Member Craig Mundt, Board Member Ryan Binner, Board Member Valerie Slack, Board Member Larry Neese, Vice-Chair Ed Lounds, Chair Bob Lowe Excused Board Member Billy O'Dell, Board Member Craig Bridgers 5.ANNOUNCEMENTS None. 6.DISCLOSURE(S) Mr. Binner, Mr. Taylor, and Chair Lowe disclosed a conversation with the P-1 Motor Club representatives. 7.MINUTES A.St. Lucie County Planning & Zoning Commission minutes for the meeting on June 15, 2023. Planning & Zoning Commission Meeting - Thursday, July 20, 2023 6:00 PM 2 | P a g e RESULT:APPROVE MOVER:Vice-Chair Ed Lounds SECONDER:Chair Bob Lowe AYES:James A. Taylor, Bob Lowe, Craig Mundt, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese NAYS:None EXCUSED:None 8.PUBLIC COMMENT None 9.PUBLIC HEARINGS A.Able Adult Day Care Center - Request for a Conditional Use Permit to allow an adult daycare center with a capacity of up to eighty (80) adults within the I (Institutional) Zoning District. The adult day care is non-medical and will operate from Monday – Saturday, 8:00 am – 6:00 pm at 3525 West Midway Road, Fort Pierce, Florida. STAFF PRESENTATION: Tahir Curry, Planner I, St. Lucie County Planning Division, made a presentation. BOARD DISCUSSION: None. APPLICANT PRESENTATION: Nikki Kelly 3525 W. Midway Rd. Nikki Kelly - Thank you for having me. Nikki explains what her project is and how it will help the community. BOARD DISCUSSION: Chair Lowe inquired about licensure status. Ms. Kelly stated the license has not been secured, as they must finish this process first. Mr. Mundt inquired about the application process and drop-off. Ms. Kelly stated there will be an application, we must make sure we can take care of the needs of the person. Case by case basis. Mr. Mundt inquired whether clients would mostly be senior citizens, which was affirmed by the applicant. Chair Lowe questioned the source of funding, and whether clients may pay out of pocket. Ms. Kelly confirmed funding potential through the State and Medicaid, through long-term care as well as out-of-pocket payments. Planning & Zoning Commission Meeting - Thursday, July 20, 2023 6:00 PM 3 | P a g e Chair Lowe –asked how many cars will be coming & going. Ms. Kelly replied that a transportation service will be provided with insurance. Ms. Slack inquired whether the facility will service special needs if there is a way to separate patients. Ms. Kelly stated that a separate special needs license is required, therefore it will not be offered to start though there is a way to separate them. Chair Lowe questioned whether food would be served. Ms. Kelly replied that no hot food would be provided, but a continental selection. PUBLIC COMMENT: None. BOARD DISCUSSION/MOTION: RESULT:APPROVE MOVER:Board Member Ryan Binner SECONDER:Board Member Valerie Slack AYES:James A. Taylor, Bob Lowe, Craig Mundt, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese NAYS:None EXCUSED:None B.P1 Motor Club - Proposed Comprehensive Plan Future Land Use Map Amendment from AG-5 (Agricultural-5) to SD (Special District). STAFF PRESENTATION: A presentation made by Thad Crowe, Senior Planner, Planning Division made the presentation. Mr. Crowe highlighted the P-1 Motor Club’s request for an Amendment to the Comprehensive Plan Future Land Use category to an SD (Special District) category which would allow for a private mixed-use motorsports complex. He detailed that the SD would provide for the principal use of paved tracks or circuits for cars to drive on; “garagemahals” which are garage condos that are individually owned units for housing sports and vintage cars, as well as other use integrated uses. He explained the multi-phased project consisting of four connected areas, with assigned uses. The presentation touched on guidelines or policies proposed by the Special District and concluded with staff’s recommendation. BOARD DISCUSSION: Mr. Binner spoke to registration requirements for nightly occupants, which would be capped at 125. Staff replied with emphasis on self-regulation, but also the requirement for a registrar to maintain an ongoing record. A future PMUD application would detail the frequency of reporting, with staff responding to any residents’ complaints. It was noted that the applicant already has a system that provides this report. Planning & Zoning Commission Meeting - Thursday, July 20, 2023 6:00 PM 4 | P a g e Mr. Binner inquired further into impact fees to fund fire & emergency services, and the applicability to garage-mahals, to help with emergency services. Mr. Kori Benton, Planning Manager, stated the County has adopted categories for impact fees (examples given), noting that when a use does not fit that mold, published data is utilized to assess traffic impacts (example given), during plan development review and before permit issuance to ensure an appropriate assessment would be made if an alternative impact fee is required. If a future build-out takes place, an assessment will take place and supplemental fees will be charged depending on community impact. Mr. Binner explored whether there is a better way to test the sound levels, stating once noise departs, there are many factors that change the noise levels. He questioned whether there will there be a PA system on the property. Staff noted that level of detail would come in the planned development stage, though the County is open to suggestions on the requirements and phases. Mr. Benton affirmed the phasing guidelines are intended to provide for a mechanism to assess the impact of phase one before other phases take place. Vice-Chair Lounds inquired about the allowance for full-time residents, and to the extent there will be staff on-site to tend to members. Staff replied that full-time residents could enjoy the up to 125 dwelling units, but not the garagemahals and that staff are expected on the campus. Vice-Chair Lounds requested an idea of what 103 decibels is, inquiring whether it was similar to aloud motorcycle or a car without a muffler. Ms. Slack gave examples of different decibel levels – including a 737 or DC aircraft at one nautical mile is 90 decibels, a jet takes off at 305 meters at 100 decibels, a steel mill auto horn at one meter, a turbofan aircraft at take-off power of 200ft, live rock music in the range of 108-114 decibels, human pain at 110, 100 decibels can be damaging in an 8hr exposer. Vice-Chair Lounds agreed with Binner about measuring the noise at the boundary, not the source location, then asked about the water & treatment plant. The applicant stated that is correct, an on-site plant would be provided Vice-Chair Lounds stated he would like to discuss this further, as there was not a representative for the Utilities Department to expand on that now. He complimented staff & team, highlighting that growth is going to come, that it could benefit from water lines up to Carlton Road for future expansion. Mr. Benton replied that it is being evaluated. Vice-Chair Lounds inquired where would the excess sewer material would go from this kind of facility. Mr. Benton replied that it is not his area of expertise, however; typically, there would be an injection well or deposit area for that. Planning & Zoning Commission Meeting - Thursday, July 20, 2023 6:00 PM 5 | P a g e Mr. Mundt inquired whether clients must be members to use or purchase the garages and not available to the public. Staff affirmed that is their understanding. Mr. Mundt explored discussion about the report that Kimley- Horn submitted on the impact of traffic in the area. Mr. Crowe replied, yes, staff had three revised versions of that report, and each was picked apart. Discussion of animal control on the property resulted in barriers to be designed. APPLICANT PRESENTATION Applicant Presentation made by Michael Houston – HGA Desing Studios & Ari Straus, applicant. Chair Lowe inquired about the tax benefits this will bring to the County. The applicant suggested the range is north of a $100,000,000 dollar tax assessment, and that charity events can be hosted at the site. Board Discussion with the applicant: Ms. Slack inquired about provisions for air traffic control. The applicant stated the air strip would support infrequent landings, requiring advance permission and it will not be towered, or lit, with the requirement for a commercial pilot with activities before the track opens & after it closes. The window would be 7:30 am – 8:30 am and 4:30 pm - 6 pm. No aircraft services. Ms. Slack inquired about fuel tank system design and placement. The applicant provided highlights, that there would be aboveground, two tanks for 93 & 100 octane for cars active on-site available to the members/guest only. The tanks are expended to be 5000-gallons, to be split 3,000 for 93 & 2,000 for 100 as an example though the PMUD will provide full details. Ms. Slack questioned the total sq ft that is planned to allocate to the whole site at build-out. The applicant suggested a full build-out of 2.1 million square feet at total build-out over multiple years, touching on an inquiry of a future collocation for a fire station. Vice-Chair Lounds explored the type of employees anticipated from this County and the cost for the utilities plant. The applicant stated employees will range from hospitality staff, mechanics, landscapers, food & beverage personnel, and motorsports executives. The applicant was unable to advise as to the overall cost, and cost differential in building a standalone plant or extending utility lines from the fairgrounds. A figure of 2.5-3 million dollars was suggested, though it is the applicant’s understanding is that it would be more costly to have their own package plant. Mr. Mundt asked about the number of members in Monticello. The applicant confirmed 700 members (individuals, couples, families) with capacity to have many more. The build-out number for this site is 1,200 members. Mr. Mundt questions the operating budget at the Monticello club., however the applicant cannot share those proprietary details. The applicant replied to his inquiry about private owner services (Repair shops, maintenance, landscaping, etc.), noting thee compacity to Planning & Zoning Commission Meeting - Thursday, July 20, 2023 6:00 PM 6 | P a g e bring in motorsports-type businesses and the possibility of private businesses on the property as long as they’re in the world of motorsports. Mr. Taylor questioned the County’s authority to limit the number of members they are allowed to take on. The applicant noted use of a system called “track hero” to track any information that the County is requesting. Mr. Benton explained the cap correlates to the intensity of this project, and that although capping the membership is not necessary limiting the number of people on the property, however; there is a correlation. Mr. Binner inquired about whether there is a specified number of concerns regarding traffic in phase 2. Staff noted the unique nature of the use, and the ability to capture actual data over a five-year period to refine the traffic impact data. Ms. Slack explored the term “paddock”, asking the applicant to define it. The applicant described it as an area where the teams keep their transporters and motor homes before, during, and after races. There is reserved acreage for each paddock. Ms. Slack and the applicant discussed noise levels and that the fencing for the animals. Mr. Binner inquired whether the applicant is comfortable with hours of operation. The applicant confirmed, yes, for the most part, with some amendments for special events. Vice-Chair Lounds noted the reference to teen driver training at night was a great idea, acknowledging the appropriate limited to avoid interference to onsite residences. Mr. Taylor noted that (AR) a teen camp would be the most likely use for this program. Mr. Binner sought clarification on the wet pad and launchpad, with the applicant verifying the use scope for training. Public Comments: Rick Modine - 5660 SUMMERLIN RD – A Neighbor of the proposed project, spoke on the project and the information in the report, suggesting he had no knowledge of the project being proposed until days before the meeting. He addressed the community report provided, water management, the bridge to nowhere (near the fairgrounds), and the disappearance of all the agricultural lands. He suggested the County is pricing out the locals, with all the big projects that are being approved. Grayson S Gilbert - 407 FERNANDINA ST – Spoke about the applicant's presentation – suggesting the project was under the radar. He feels the County was keeping this secret, and that this is not a good project for the County. He suggested that this project will radiate beyond the footprint of the project, touching on sound concerns and this affecting future growth and wildlife, that this is not agricultural. Clay Yates - 426 Avenue A – Stated his comments piggyback off Mr. Modine, emphasizing Planning & Zoning Commission Meeting - Thursday, July 20, 2023 6:00 PM 7 | P a g e mitigating noise and light pollution. Cody Holcomb - 1020 SNEED RD – Addressed the Commission regarding large-scale developers, touching on the beautiful land that the county has. He wants to preserve the agricultural lands, addressing the County ordinance(s) on smaller acreage labeled as agricultural. He referred to a discussion with Mr. Lounds, touching on zoning issues and hobby farms being priced out. Mr. Binner addressed the Commission relating to recent development proposals and themes of moving the Urban Service Boundary, community design with transition and buffering, and higher density housing in contrast to the proposed project. The Public Hearing was closed. RESULT:APPROVE MOVER:Board Member Ryan Binner SECONDER:Board Member Ed Lounds AYES:James A. Taylor, Bob Lowe, Craig Mundt, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese NAYS:None EXCUSED:None 10.WORKSHOPS A.Towns, Villages, & Countryside (TVC) Educational Presentation STAFF PRESENTATION: Ben Balcer and Kori Benton were present, with Mr. Balcer presenting a hhigh-level overview of the TVC (Towns, Villages, and Countryside) Overlay and Policy. Staff engaged in light discussion with board members. 11.OTHER BUSINESS Planning & Zoning Commission Meeting - Thursday, July 20, 2023 6:00 PM 8 | P a g e 12.ADJOURN The meeting was adjourned around 10:31 PM