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HomeMy WebLinkAbout11.16.2023PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting November 16, 2023 Convened: 6:02 PM Adjourned: 9:04 PM 1.CALL TO ORDER 6:02pm 2.PLEDGE OF ALLEGIANCE Mr. O'Dell 3.INVOCATION Mr. O'Dell 4.ROLL CALL Present Board Member James A. Taylor, Chair Bob Lowe, Board Member Billy O'Dell, Vice-Chair Ed Lounds - late 6:06pm, Board Member Ryan Binner, Board Member Valerie Slack, Board Member Larry Neese Excused Board Member Craig Mundt, Board Member Craig Bridgers 5.ANNOUNCEMENTS None. 6.DISCLOSURE(S) None. 7.MINUTES A.St. Lucie County Planning & Zoning Commission minutes for the meeting of October 19, 2023. Planning & Zoning Commission MeetingThursday, November 16, 2023 6:00 PM 2 | P a g e RESULT:APPROVE MOVER:Board Member Ryan Binner SECONDER:Board Member James A. Taylor AYES:James A. Taylor, Bob Lowe, Billy O'Dell, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese NAYS:None EXCUSED:None 8.PUBLIC COMMENT None. 9.PUBLIC HEARINGS A.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. The applicant has requested a continuance to the December 14, 2023 Planning and Zoning Meeting. STAFF PRESENTATION: Associate Planner Erin Elizabeth Taylor of the Planning Division, made a brief presentation reminding the board of the intent of agenda item 9A, to rezone the property from the AR1 (Agricultural, Residential – 1)zoning district to the planned unit development (PUD) zoning district and a preliminary development plan for a 276-unit multifamily residential development. Mrs. Taylor then presented a continuance requested by the applicant for the December 14, 2023 Planning and Zoning Meeting, for additional time to adjust their site plan from the public feedback received in their two meetings with the public. Board Discussion with Staff: None. Applicant Presentation: None. Public Comments: None. Board Discussion: None. Planning & Zoning Commission MeetingThursday, November 16, 2023 6:00 PM 3 | P a g e Motion: RESULT:CONTINUE TO THE 12/14/2023 MEETING MOVER:Board Member James A. Taylor SECONDER:Board Member Valerie Slack AYES:James A. Taylor, Bob Lowe, Billy O'Dell, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese NAYS:None EXCUSED:None B.Rhino Roofs & General Construction Corp.'s Petition to Rezone a +/- 7.04 Acre Parcel on North Kings Highway from the AR-1 (Agricultural, Residential - 1) Zoning District to the IL (Industrial Light) Zoning District STAFF PRESENTATION: Thad Crowe, Senior Planner, and Kori Benton, Planning Manager, of the Planning Division, made a presentation on behalf of Rhino Roofs for a petition to rezone the Official Zoning Atlas to rezone +/- 7.04 acres from the AR-1 (Agricultural, Residential-1) Zoning District to the IL (Industrial, Light) zoning district. The properties are located on the east side of N. Kings Highway, approximately ½ mile north of St. Lucie Boulevard. The Future Land Use designation for the parcel is MXD (Mixed Use District). The property is situated inside the Urban Service Boundary (USB). Mr. Crowe stated that the required public notification was provided, including newspaper advertisements, mailers to residents, and property owners within 500 feet, and posting of the property. Mr. Crowe's presentation included location map and aerial, future land use map, current zoning, rezoning information, dimensional compliance, and a staff recommendations, which was that the Planning and Zoning Commission forward a recommendation to the Board of County Commissioners to approve the Official Zoning Atlas Amendment to designate the subject parcel totaling +/- 7.04 acres as IL (Industrial, Light). Board Discussion with Staff: Vice-Chair Lounds asked if the applicant owned the lots in front of the proposed rezone. Mr. Crowe confirmed with a yes. Mr. Lounds voiced concern about traffic congestion on Kings Hwy and posted a question to staff if the road to the East could be utilized to relieve pressure off Kings Hwy. Mr. Benton answered, it may be possible in the future. Mrs. Slack asked staff if the airport road connected to Kings Hwy, with the developments taking place in that area. Mr. Benton states that the road extends north, then jogs west and connects to Kings Hwy, but there is no east-west connection. The conversation about roads continued. Applicant Presentation: Alejandro Toro with EDC, Inc, 10250 SW Village Parkway, Suite 201. Mr. Toro, representing Rhino Roofs, did not have a presentation, but was happy to answer any question the board had. Planning & Zoning Commission MeetingThursday, November 16, 2023 6:00 PM 4 | P a g e Board Discussion with Applicant: None. Public Comments: None. Board Discussion: None. Motion: RESULT:APPROVE MOVER:Board Member Billy O'Dell SECONDER:Vice-Chair Ed Lounds AYES:James A. Taylor, Bob Lowe, Billy O'Dell, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese NAYS:None EXCUSED:None C.Lennar's Petition for a Land Development Code Text Amendment to LDC Sections 2.00.00 and 11.03.00. to define and expand the allowance for Dry Model Development. STAFF PRESENTATION: Thad Crowe, Senior Planner, and Kori Benton, Planning Manager, of the Planning Division made a presentation to the Board. Mr. Benton stated that the required public notification was provided, including newspaper advertisements, mailers to residents, and property owners within 500 feet, and posting of the property. Mr. Crowe gave a description of the request being presented. The applicant, Lennar Homes, Inc., initiated a Text Amendment to St. Lucie County’s Land Development Code (LDC), Chapter II, Definitions and Section 11.03.01, Platting Requirements, to allow for a proportional number of dry model homes, which are residential units that are not connected to water and/or sewer lines – instead of the current four-unit limit. Mr. Crowe's presentation included information on what a Dry Model Home is, the current ordinance that St. Lucie County has regarding Dry Model Homes, the amendment Lennar Homes is proposing and Staff recommendation, which is that, the proposed text amendments meet the standards of review as set forth in Section 11.06.03 of the St. Lucie County Land Development Code, and are not in conflict with the Goals, Objectives, and Policies of the St. Lucie County Comprehensive Plan. Staff recommends the Planning and Zoning Commission forward the proposed text amendments to the Board of County Commissioners with a recommendation of approval. Board Discussion with Staff: Mr. Taylor asked for clarification on what the 10% was representing in the presentation. Mr. Crowe and Mr. Benton verified that the 10% represents the number of dry model homes a builder can have in a community. Mr. Taylor follows up with a question about the intent of Planning & Zoning Commission MeetingThursday, November 16, 2023 6:00 PM 5 | P a g e limiting the number of dry model homes. Mr. Benton states that it is a safeguard for the County if the project is abandoned. Mr. Binner questioned what the surety was between the developer and the County. Mr. Benton clarifies. Mr. Binner believes that the homes should be considered as spec homes rather than dry model homes. Mr. Benton explains the difference between dry model and spec homes. Conversation continued on the requirements for spec homes versus dry model homes. Mr. Lounds asked about the utilities being installed, but not connected. Mr. Crowe stated that that is correct to his understanding. Mr. Lounds follows up with questions regarding future connections and sales of these homes. Mr. Benton chimes in with more information regarding the dry model requirements. Mrs. Slack asked about utility scheduling, plat recording, and the issuing of a certificate of occupancy, and they are related sequentially. Mr. Benton gives examples of the process. Mrs. Slack suggests that homes are not called dry. Mrs. Slack also believes that the County should not dispose of these homes if a project fails or is abandoned, but be able to hook up the utilities and get families that may need a home a place to stay. Mr. Benton gave an explanation of how it has worked in some communities and failed in others. Applicant Presentation: Leslie Olson, of District Planning Group, 130 S. Indian River Drive, Ste. 202. Mrs. Olson is the rep for Lennar Homes. Mrs. Olson explained that although Lennar is proposing this text amendment, it will not be beneficial to them at this time, due to them being too far in the platting stage of their current County project. However, it will benefit future builders and Lennar in the future. Mrs. Olson's presentation included the definition of dry model home construction. Mrs. Olson spoke about advancing good county and public policy. Mrs. Olson explained that changing the text of the Code to include more dry model homes, will allow builds to show architectural diversity and give the public more of a selection. Mrs. Olson addressed the board’s questions to staff regarding utility hookup when building the dry model homes in an area of the community that would allow them to be platted and hooked to utilities if necessary. Board Discussion with Applicant: Mr. Lounds asked the applicant would it not be to the builders' benefit to have utilities in a demonstration model. Mrs. Slack adds a comment about climate control factors. Mr. O'Dell clarifies more of the meaning of the dry model home. Mrs. Olson answered yes, but you are not allowed to until final plat. Conversation continues. Mr. Taylor addresses staff regarding a statement Mrs. Slack mentioned in reference to the positioning of the dry model homes. Mr. Benton states that the suggestion is something that can be explored. Planning & Zoning Commission MeetingThursday, November 16, 2023 6:00 PM 6 | P a g e Public Comments: None. Board Discussion: None. Motion: RESULT:APPROVE MOVER:Board Member Billy O'Dell SECONDER:Board Member Ed Lounds AYES:James A. Taylor, Bob Lowe, Billy O'Dell, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese NAYS:None EXCUSED:None D.Eagle Bend - Planned Unit Development (PUD) Rezoning & Preliminary Site Plan STAFF PRESENTATION: Irene Szedlmayer, Senior Planner and Kori Benton, Planning Manager, of the Planning Division provided a presentation to the Board. Ms. Szedlmayer stated that the required public notification was provided, including newspaper advertisements, mailers to residents, and property owners within 500 feet, and posting of the property. Eagle Bend PUD - Petitioned Amendment to the Official Zoning Atlas from AR-1 (Agricultural, Residential-1), AG-1 (Agricultural-1) and RS-2 (Residential, Single-Family-2) to PUD (Planned Unit Development) and requested approval of a Preliminary Site Plan, and no public response regarding this petition was received. Ms. Szedlmayer's presentation contained information regarding the location of the rezoning request, the future land use map, the Jenkins Road Area Rroadway Plan, the proposed preliminary development plan with ROW dedication, allocation of land, proposed transportation phasing plan, open space plan, elevations, dimensional standards, and Staff recommends that the Planning and Zoning Commission forward a recommendation of approval of the re-zoning and the Preliminary Site Plan to the Board of County Commissioners. Board Discussion with Staff: Mr. O'Dell asked about the max height of the tallest structure in this development, concerned about airport overlay. Ms. Szedlmayer believes the max is 40 feet. Mr. Benton chimes in and states that there is no conflict with height regarding this development. Mr. O'Dell questioned if the applicant was agreeable to all the concurrency. Ms. Szedlmayer stated that they are required by law to meet concurrency. Mr. Lounds asked staff how many units per-acre would be in the proposed plan. Ms. Szedlmayer, stated five. Planning & Zoning Commission MeetingThursday, November 16, 2023 6:00 PM 7 | P a g e Mrs. Forgarty would like the school district to be involved in these final discussions when it comes to bus stops for the children. Ms. Szedlmayer agrees. Conversation continues regarding roads and schools. Applicant Presentation: Bradley Currie, Engineering Design & Construction, Inc. (EDC), 10250 Village Pkwy Unit: 201. Mr. Currie's presentation included information regarding the proposed rezoning, the location of the rezone, aerial maps, future land use, previous PUD, each phase of the project, road improvements, proposed park dedication, why this is a proper location for this project, water and sewer. Mr. Currie spoke about the conditions of approval and county requirements. Board Discussion with Applicant: Mrs. Slack asked Mr. Currie about the electricity being underground. Mr. Currie states that is correct. Mrs. Slack voices concern about the underground electricity and not being able to plant trees. Mr. Currie speaks about the dedicated utility easement and the 20-foot buffer for the project. Mrs. Slack addresses another concern she has about traffic. Mr. Currie informs the board that there is a road improvement plan in place. Nik Schroth, Whalou Properties, 3507 Kyoto Gardens DR Palm Beach Gardens. Mr. Schroth speaks about the road connection to Kings Hwy and the entrance on Angel Rd. Mr. Lounds asked about the drainage. Mr. Currie shows the map and where the drainage will go. Mr. Lounds asked about the intersections. Mr. Currie states they will be adding intersections. Mr. Schroth speaks about some road ConnectionsConversation continues regarding intersections and road connections. Public Comments: Dennis Fesperman, 6440 Floyd Johnson Rd. Mr. Fesperman is opposed to this project. He does not want to see this in his backyard, it defeats the purpose of him buying agricultural land. Mr. Fesperman poses a question to the board about a buffer or berm. Mr. Currie addressed Mr. Fesperman concerns and states that they could further look into what else can be done. Mr. Lounds asked Mr. Currie about the homes that will be lining the property. Mr. Currie confirms that there will be one and two-story single family homes. Mr. Lounds asked staff is 20-feet a good buffer. Ms. Szedlmayer states that it is. Aimee Cooper, ERD St Lucie County, describes the requirements to meet the environmental and buffering sections of the code. Mr. Benton chimes in with the county conditions for this project. Mr. Lound suggests that the county and the developer come up with a plan to help the surrounding residents by providing a better buffer. Mr. Schroth states, with some flexibility from the county, it would offer some flexibility to accommodate the residents. Conversation continues on how to make this work. Public comment closed. Planning & Zoning Commission MeetingThursday, November 16, 2023 6:00 PM 8 | P a g e Board Discussion: Mrs. Slack asked staff for clarification on what was being approved in this evening's meeting. Mr. Benton states that the approval would include the available lot types, identify the regions, not where the specified lot sizes are going. Conversation continues over the details of the plans presented by staff. Mrs. Slack states concern about more garage scapes. Mrs. Cooper from ERD St Lucie County chimes in with the requirements for trees for a single- family development. Mr. Schorth states that the plan can be reworked. Binner voiced concerns regarding approving this project after having the same concerns about a project in a previous meeting with more open space and limitations and these projects are a few miles apart. Motion: RESULT:APPROVE MOVER:Vice-Chair Ed Lounds SECONDER:Board Member Billy O'Dell AYES:James A. Taylor, Bob Lowe, Billy O'Dell, Ed Lounds, Valerie Slack NAYS:Ryan Binner, Larry Neese EXCUSED:None E.A County Initiated Land Development Code Text Amendment for the allowance for additional height of non-habitable architectural features and mechanical equipment, and to allow the height of certain accessory structures within residential and agricultural zoning districts to extend over the maximum height of the primary structure when certain provisions are met. STAFF PRESENTATION: Kori Benton, Planning Manager, of the Planning Division, provided a presentation to the Board. Mr. Benton stated that the required public notification was provided, including newspaper advertisements. Mr. Benton spoke on a County Initiated Land Development Code Text Amendment for the allowance for additional height of non-habitable architectural features and mechanical equipment, and to allow the height of certain accessory structures within residential and agricultural zoning districts to extend over the maximum height of the primary structure when certain provisions are met. Mr. Benton informed the board that this amendment would allow non-habitable structures and architectural features to exceed the maximum building height limit of not more than five feet and non-commercial structures to exceed the height of the primary structure, no more than 20 feet in residential and 25 feet in agricultural. Mr. Benton gives the County's definition of height. Mr. Benton proceeds to give examples of these structures and provides insight into what the neighboring jurisdictions allow. Mrs. Slack questioned the language in the amendment/code, stating that the language references finished grade and that is very different from FEMA Elevations. Ms. Slack suggested that the language be changed to the first floor finish elevation. Mr. Benton found Mrs. Slack’s suggestions are very valuable and continued to elaborate on section 7.04.01. Mr. Planning & Zoning Commission MeetingThursday, November 16, 2023 6:00 PM 9 | P a g e Benton proceeds with part two of his presentation regarding accessory structures and use and providing examples of what that would mean for the residents. Staff recommends the Planning & Zoning Commission forward a recommendation of approval of the proposed Land Development Code Text Amendment to the Board of County Commissioners. Board Discussion with Staff: Mr. O'Dell inquired about the airport overlay zoning. Mr. Benton states that people in the airport overlay zoning can take advantage of this amendment, but still have to comply with the FAA and County mandated requirements in that zoning area. Mr. Binner asked about setbacks from the front facade. Mr. Benton answered that it would be based on the design of the home and references that land development code. Mrs. Slack posed a question for the board to think about regarding depth and asked Mr. Benton what the setbacks would be for an accessory structure if they differ from the primary residents. Mr. Benton states that the accessory structure would need to adhere to the established minimum yards. Mrs. Slack continues to voice concerns. The board has discussion on being able to park larger vehicles in a garage. Public Comments: Mark J Shaber, 3705 S Indian River Dr. Mr. Shaber has been trying to get a permit for a detached garage for the last year now, and this amendment passing would allow for that to happen. Mr. Shaber is for the amendment change. Board Discussion: None. Motion: RESULT:APPROVE MOVER:Board Member Valerie Slack SECONDER:Vice-Chair Ed Lounds AYES:James A. Taylor, Bob Lowe, Billy O'Dell, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese NAYS:None EXCUSED:None Planning & Zoning Commission MeetingThursday, November 16, 2023 6:00 PM 10 | P a g e 10.WORKSHOPS None. 11.OTHER BUSINESS The next P&Z Meeting is December 14, 2023, and the second Town, Villages, and Countryside Community workshop will take place November 29, 2023, doors open at 5pm, the structured portion starts at 6pm in the Board of County Commissioners' chambers. Chair Lowe asked for recommendations on how to make the meeting shorter. Happy Thanksgiving to all. 12.ADJOURN 9:04pm.