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HomeMy WebLinkAbout12.14.2023PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting December 14, 2023 Convened:6PM Adjourned:10:48PM 1.CALL TO ORDER 6pm 2.PLEDGE OF ALLEGIANCE Mr. O'Dell 3.INVOCATION Mr. O'Dell 4.ROLL CALL The meeting was called to order at 6:00 PM, by Chair Lowe Present Board Member James A. Taylor, Chair Bob Lowe, Board Member Billy O'Dell, Vice-Chair Ed Lounds, Board Member Ryan Binner, Board Member Valerie Slack, Board Member Craig Bridgers, Board Member Larry Neese Excused Board Member Craig Mundt 5.ANNOUNCEMENTS None. 6.DISCLOSURE(S) None. 7.MINUTES 7.MINUTES A.St. Lucie County Planning & Zoning Commission minutes for the meeting of December 14, 2023. A.St. Lucie County Planning & Zoning Commission minutes for the meeting of 11.19.2023 Planning & Zoning Commission MeetingThursday, December 14, 2023 6:00 PM 2 | P a g e A motion was made to approve all sets of minutes and it passed unanimously. RESULT:APPROVE MOVER:Vice-Chair Ed Lounds SECONDER:Board Member Billy O'Dell AYES:James A. Taylor, Bob Lowe, Billy O'Dell, Ed Lounds, Ryan Binner, Valerie Slack, Craig Bridgers, Larry Neese NAYS:None EXCUSED:None 8.PUBLIC COMMENT None. 9.PUBLIC HEARINGS A.Indrio Woods Rezone & Planned Unit Development Preliminary Site Plan - Rezone from AR-1 (Agricultural, Residential - 1) Zoning District to PUD (Planned Unit Development) and a Preliminary Site Plan for a 274-unit (reduced from 288), multi-family development. STAFF PRESENTATION: Associate Planner Erin Elizabeth Taylor of the Planning Division, made a brief presentation reminding the board of the intent for agenda item 9A, to rezone the subject parcel from the AR-1, agricultural residential one, zoning district to the PUD, planned unit development zoning district and a preliminary development plan for a 274-unit multifamily residential development. Mrs. Taylor then presented a recap of information pertaining to the revised site plan and landscaping plans. Mrs. Taylor's presentation contained the public notice packet and information regarding the changes made to the previous plans: clubhouse, guest parking, community garden, recreational open space, dog park, and community pool. Mrs. Taylor spoke on preliminary stormwater retention, landscaping, administration & maintenance buildings, clubhouse with associated parking, utility connections, and primary site access on Indrio Road and the secondary access and road improvements that will be provided on Taylor Dairy Road. The staff recommendation is that the Planning & Zoning Commission forward a recommendation of approval to the Board of County Commissioners, subject to conditions. Board Discussion with Staff: Chair Lowe asked for public comments against or for the project. Mrs. Taylor replied that two comments had been received via the County’s public comment portal. Mr. O’Dell asked if the applicant agreed with staff conditions and how the traffic issue could be resolved. Mrs. Taylor stated that the applicant agrees with staff recommended conditions and that the traffic report is still in the preliminary phase and details will be looked at in the site plans approval phase. Planning & Zoning Commission MeetingThursday, December 14, 2023 6:00 PM 3 | P a g e Mrs. Slack asked staff if there would be plans to construct a left turn lane westbound on Taylor-Dairy Rd. Mrs. Taylor answered no to the left turning lane and stateed that if one is needed, it would be proposed in the traffic report during site plan approval. Mr. Binner questioned the preliminary traffic report on traffic flow and improvements to Indrio Rd. Mr. Kori Benton, Planning Manager, stated that the report is based on the Institute of Transportation Engineer’s model based upon assumptions, during one hour within peak hours. Mr. Benton addressed the improvements to Indrio Rd are not in the plans at this time. Mr. Taylor questioned how the site plan went from one unit per acre to nine. Mrs. Taylor stated that the underlying land use is TVC and that on the transfer development value map it allows up to nine dwelling units. Questioning continues regarding this subject. Mr. Lounds voiced concerns about the traffic flow in and out of this development onto Indrio Rd. Mr. Benton's response to the improvement of Taylor-Dairy Rd to provide a full access opening. Conversation continued about entrances and exiting and turning into this development. Dr. Bridgers addressed the traffic issue and the development of the other projects in the area. Mr. Benton clarified that Cabo Rio does not have direct access to Indrio Rd aside from a stabilized emergency access. Mrs. Slack made a comment regarding the lack of the ability to have a greater picture of what is going on in the area project wise and feels that it would be useful for staff to shed light on other projects, for better decision making by the commission. Mrs. Taylor explained why that would make it difficult for other projects to be approved. Conversation continues. Mr. Benton provided an aerial exhibit of the transportation plan evaluating those and identified target areas. Applicant Presentation: Lindsay Libes - 2035 Vista Pkwy, West Palm Beach, FL with WGI. Ms. Libes reminded the commission of what her team is proposing, rezoning from AR1 to PUD to better comply with the current towns, villages, and countyside future land use. Ms. Libes thanked the commission for the extra time given to comply with a better site plan. Ms. Libes walked the commission through the changes made regarding previous concerns and design renovation. Board Discussion with Applicant: None. Public Comments: Online Comments…. Daniel King – 3402 Oregon Dr Anchorage, Alaska 99504. Daniel stated that communication between the company and residents was poor, but housing is needed. Planning & Zoning Commission MeetingThursday, December 14, 2023 6:00 PM 4 | P a g e Sheila Flinn – 4820 Slash Pine Trail, Fort Pierce, FL. Ms. Flinn voiced concerns about the apartment height, over development, and the traffic. In person: Dennis Junkiewicz – 6701 Indrio Rd. Mr. Junkiewicz spoke on traffic volume, vegetation, view and the shed. Barbara w. Seacore – 1155 Reef Rd. Ms. Seacore wanted a vote of no to this change, and stated there is no representation of old Florida in the applicant’s presentation. Jim Chalmers – TBD -Cabo Rio RV Resort – Suggested that the property come closer to Taylor Dairy Rd. Feels like the project will be developed and should be. Janie Baugh – 6701 Idrio Rd – Spoke about the loss of vegetation and historical connections. Wayne Bennett – 4555 Taylor Dairy Rd – Concerned about traffic and wanted clarification on some of the TVC ordinance. Robert Dolling – 7201 Santa Rosa Pkwy – Concerned about traffic, thinks that the project doesn’t fit with St Lucie County and property taxes. Mr. O’Dell asked residents if he attended any of the meetings that the applicant held; he said he did not know about those meetings. Lindsey Libes (applicant) stated they have done all they can. Vice Chair Lounds asked how big the shed is on the applicant’s property that belongs to Binney Estates. Binney Estates representative states 20x20. Closed. Board Discussion: Vice Chair Lounds asked if the extended road on DeLeon is a dead issue. Mr. Benton's reply was no. Vice Chair Lounds inquired about the shed being moved off the applicant’s property. Mr. Benton states he cannot speculate what another entity would be willing to do. Mr. Binner inquired about the historical dedication of the Binney Estates, impeding the project being started. Mr. Benton stated qualitatively there could be some adverse effects. Mr. Binner stated that he likes the compromise made by the applicant. Mrs. Slack also agreed with the changes made to the applicant’s plan. Mrs. Slack suggested that all parties get together and look at the vegetation and suggested they make all buildings two stories, reducing the overall site density Mr. Taylor makes a statement regarding dwelling units. RESULT:APPROVE MOVER:Board Member Valerie Slack SECONDER:Board Member Billy O'Dell AYES:James A. Taylor, Bob Lowe, Billy O'Dell, Ryan Binner, Valerie Slack NAYS:Ed Lounds, Craig Bridgers, Larry Neese EXCUSED:None Planning & Zoning Commission MeetingThursday, December 14, 2023 6:00 PM 5 | P a g e B.Kingsgate Center Self-Storage Conditional Use on Lot 3* of the Kingsgate Center STAFF PRESENTATION: Tahir Curry, Planner 1, and Kori Benton, Planning Manager, of the Planning Division, made a presentation on behalf of PSC Storage Holdings, LLC for a Conditional Use to develop a four (4) story self-storage building with office space totaling 124,200 square feet within the Kingsgate Center Planned Non-Residential Development (PNRD). The site is located at the Southwest corner of Orange Avenue and Kings Highway intersection. Mr. Curry states that all public notification requirements were met per St Lucy County Development code section 110003. Mr. Curry presented history regarding previous action: The Board of County Commissioners approved Resolution No. 2019-264 to amend the Official Zoning Atlas from RM-11 (Residential, Multiple-Family –11) to the PNRD (Planned Non-Residential Development) Zoning District and a Preliminary/Final PNRD site plan to be known as Kingsgate Center on an 11.41-acre site. On November 17, 2021, the Kingsgate Center Plat was reordered in Plat Book 99, Pages 24-25. On April 27, 2023, the Planning & Development Services Director approved PDS Order 2023-009 for a Minor Adjustment to the Final PNRD to provide Tesla electric vehicle charging stations for Wawa. On September 19, 2023, the Board of County Commissioners approved Resolution No. 2023-162 for a Major Adjustment to the PNRD to allow household self-storage as an eligible Conditional Use within the existing Planned Non-Residential Development (PNRD) Zoning District known as Kingsgate Center. Mr. Curry also presented information on; Architectural design, landscaping plan, future land use, projects that have been previously approved for this lot, and condition of approvals. Staff found that the petition to meets the standards of review as set forth in Section 11.07.03 of St. Lucie County Land Development Code and is not in conflict with the goals, objectives, and policies of the St. Lucie County Comprehensive Plan. Staff recommends that the Planning and Zoning Commission forward this petition to the Board of County Commissioners with a recommendation of approval, subject to conditions. Board Discussion with Staff: Mr. Binner asked if the retention pond on the SW corner would be enough for the proposed development. Mr. Curry stated yes. Mr. Neese requested information regarding the height of the South FL Logistics Building. Mr. Curry answers 45 to 46 feet or so. Mrs. Slack asked what is on the north side of this project. Mr. Curry states that it is currently a vacant lot. Applicant Presentation: Steven L. Dobbs, PE - Newlines & SLD Engineering & Surveys - 209 NE 2nd Street Okeechobee, FL 34972 No presentation. Board Discussion with Applicant: None. Planning & Zoning Commission MeetingThursday, December 14, 2023 6:00 PM 6 | P a g e Public Comments: None. Board Discussion: None. RESULT:APPROVE MOVER:Board Member Billy O'Dell SECONDER:Board Member Craig Bridgers AYES:James A. Taylor, Bob Lowe, Billy O'Dell, Ed Lounds, Ryan Binner, Valerie Slack, Craig Bridgers, Larry Neese NAYS:None EXCUSED:None C.Feeder Road Self-Storage Conditional Use STAFF PRESENTATION: Tahir Curry, Planner 1, and Kori Benton, Planning Manager, of the Planning Division, made a presentation on the Feeder Road Self-Storage Conditional Use Petition. Mr. Curry states that all public notification requirements were met per St Lucy County Development code section 110003. The applicant, 5010-5014 Feeder Road, LLC, is requesting a Conditional Use to develop six (6) single-story self-storage buildings with office space totaling 20,000 square feet. The two vacant parcels total 1.47 acres and are located east of Turnpike Feeder Road, approximately 431 feet north of Miramar Avenue at 5010 & 5014 Turnpike Feeder Road, Fort Pierce, FL 34951. Pursuant to LDC Section 3.01.03(Q)(7)(f) – a self-storage facility limited to enclosed storage, single-story in height, and intended to serve the population living in surrounding neighborhoods, it is listed as Conditional Uses within the Commercial, Neighborhood (CN) Zoning District. Mr. Curry also presented information on site plan, architectural design, landscaping plan, future land use, and aerial maps. Staff found that the petition to meets the standards of review as set forth in Section 11.07.03 of St. Lucie County Land Development Code and is not in conflict with the goals, objectives, and policies of the St. Lucie County Comprehensive Plan. Staff recommends that the Planning and Zoning Commission forward this petition to the Board of County Commissioners with a recommendation of approval, subject to conditions. Board Discussion with Staff: Mr. Binner inquired about the drainage. Mr. Benton states that there are three dry detention areas proposed to north, south, and west subject to local and State stormwater requirements. Conversation continues regarding landscaping, buffers, and dry retention areas. Planning & Zoning Commission MeetingThursday, December 14, 2023 6:00 PM 7 | P a g e Applicant Presentation: Pedro Cortina - Project Manager - Dade Development Corp. 12240 S.W. 131 Ave. Miami, FL 33186 None. Board Discussion with Applicant: None. Public Comments: None. Board Discussion: None. RESULT:APPROVE MOVER:Board Member Billy O'Dell SECONDER:Board Member James A. Taylor AYES:James A. Taylor, Bob Lowe, Billy O'Dell, Ed Lounds, Ryan Binner, Valerie Slack, Craig Bridgers, Larry Neese NAYS:None EXCUSED:None D.LDC Text Amendment - Bedner Farms Petition to Amend the Towns, Villages and Countryside Zoning Overlay Guidelines STAFF PRESENTATION: Irene Szedlmayer, Senior Planner and Kori Benton, Planning Manager, of the Planning Division, made staff’s presentation on the Land Development Code text amendments proposed by Charles Bedner, Inc., owner of 177 acres in the Towns, Villages, and Countryside Overlay. 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. Ms. Szedlmayer presented the proposed amendment seeking to clarify intent and increase flexibility regarding the design of the Flow Way, to provide for specified lot types that are not now permitted in the PRW (Planned Retail Workplace) Zoning District, and to reduce or eliminate the disfavor on front-loaded residential driveways and garages in the TVC Overlay. Ms. Szedlmayer's presentation included exhibits of the current amendments and the changes that the applicant wants and the recommendation that the staff gave. Staff recommends that the Planning and Zoning Commission forward the proposed land development code amendments to the Board of County Commissioners with a recommendation of approval, as modified by Staff. Planning & Zoning Commission MeetingThursday, December 14, 2023 6:00 PM 8 | P a g e Ms. Slack asked if these conditions are required or options. Ms. Szedlmayer clarified the recommendations before the board extends options for builders. Board Discussion with Staff: Mr. O’Dell asked the reason for the two garage doors. Ms. Szedlmayer states that it is curb appeal. Mrs. Slack spoke about the TVC workshops and feels that changing the amendment before the results of those workshops is premature. Mr. Binner asked for more clarification on the garages. Ms. Szedlmayer stated that these are proposals that the builders can choose from if they want to make adjustments to their approved plan. Mr. Binner made a statement that if you want to go against the TVC ordinance then all you must do is pick one of the proposed options, which would make this like a normal residential construction project. Ms. Szedlmayer stated that it is to provide more flexibility within the TVC. Mr. Benton expanded on the explanation of the proposed amendment. Ms. Szedlmayer explained to Mrs. Slack’s statement about this change being premature, saying that planning received direction from the Board of County Commissioners to continue processing all received applications regarding TVC. Applicant Presentation: Bradley J. Currie, Engineering, Design & Construction, Inc., 10250 SW Village Parkway, Suite 201. Mr. Curries spoke on behalf of Charles Bedner, Inc, owner of approximately 177 acres in the Towns, Villages and Countryside Zoning Overlay, and the petition to amend the St. Lucie County Land Development Code (LDC), Section 3.01.03.EE, PTV (Planned Town or Village) Zoning District, Section 3.01.03.GG., PRW (Planned Retail Workplace) Zoning District, and Section 4.04.04, TVC (Towns, Villages, Countryside) Overlay Zone regarding standards for the Flow Way, Lot Types, and Residential Garages. Mr. Currie stated that the main topic of this amendment is who reviews the change. Mr. Currie stated that they are saying once a project has gone through the rezoning process, the final site plan gets approved administratively, instead of going back in front of the board (P&Z or BOCC) and picking one of the options, the proposed option should also be approved administratively by the planning director. Some discussion regarding the review and the reason for the proposed text amendments continued between the board, the applicant, and staff. Board Discussion with Applicant: Mr. Binner asked if they shouldn’t already know during preliminary plan process if they would want to select from the la carte options. Mr. Currie stated that it is difficult to know that at the preliminary plan stage, that would come more at the regulating planning stage. Mr. Binner was concerned that the plan could be changed too much in a fine site plan. Conversation continues. Kara Wood, of the District Planning Group, representing the applicant spoke to address Mr. Binner’s concerns regarding site plan changes that may be extremely drastic. Ms. Wood suggested that the board hear the rezoning presentation before deciding on the LDC amendment. The Commission agrees to hear a rezoning presentation. Public Comments: None. Planning & Zoning Commission MeetingThursday, December 14, 2023 6:00 PM 9 | P a g e Board Discussion: See 9D. Item was continued to the Planning and Zoning meeting on 1/18/2024. RESULT:CONTINUE MOVER:Board Member Ryan Binner SECONDER:Board Member James A. Taylor AYES:James A. Taylor, Bob Lowe, Billy O'Dell, Ryan Binner, Valerie Slack, Larry Neese NAYS:Craig Bridgers EXCUSED:None E.Bedner Farms Rezone to PRW (Planned Retail/Workplace) and Regulating Plan & Preliminary Development Plan STAFF PRESENTATION: Irene Szedlmayer, Senior Planner and Kori Benton, Planning Manager, of the Planning Division. made staff’s presentation on the proposed amendment to the Official Zoning Atlas to rezone the property from AG-1 (Agricultural-1) to PRW (Planned Retail Workplace) and obtain approval of the Preliminary Development/Regulating Site Plan. 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. A companion petition to amend the LDC is also on this same agenda. Comprehensive Plan Policy 1.1.1.3. Identifies 13 different zoning districts that are compatible with the TVC Future Land Use designation. However, if re-zoning is required to support the desired development, the new zoning district must be one of St. Lucie County’s planned zoning districts—PTV (Planned Town or Village), PRW (Planned Retail/Workplace), PCS (Planned Country Subdivision), or PUD (Planned Unit Development). Staff recommends that the Preliminary Development Plan and Regulating Plan be forwarded with a recommendation of approval subject to enumerated conditions. Vice-Chair Lounds interjected asking staff who is going to maintain the flow-ways. Ms. Szedlmayer stated the development. Brian Arbeiter, St. Lucie County’s Environmental Resource Department spoke about the flow- way importance. Mr. Binner asked which flow way was preferred by ERD. Mr. Arbeiter states that a channelized canal does not provide for effective water quality improvements . Mr. Benton clarifies that the water flow would not be channelized. Board Discussion with Staff: None. Planning & Zoning Commission MeetingThursday, December 14, 2023 6:00 PM 10 | P a g e Applicant Presentation: Bradley J. Currie, Engineering, Design & Construction, Inc., 10250 SW Village Parkway, Suite 201. Mr. Curries speaks on behalf of Charles Bedner, Inc, owner of approximately 177 acres in the Towns, Villages and Countryside Zoning Overlay, regarding the to amend the Official Zoning Atlas for the subject land area from AG-1 (Agricultural – 1) to PRW (Planned Retail Workplace) and obtain approval of the Preliminary Development/Regulating Plan. Mr. Currie introduced people on his team. Mr. Currie gave a brief presentation providing information on the area, future land use, gave existing zoning, TVC Density map, and a proposed overview. Jeniffer Morton with J. Morton Planning Landscape & Architecture presented the proposed regulating plan to the board. Mr. Currie closed with the proposed condition of approvals; staff recommendations and applicant replies. Board Discussion with Applicant/Staff: Mr. O’Dell asked the staff, was there a large truck stop proposed in the area. Mr. Benton stated that a pre-application was received for this area. Conversation continues. Mr. Binner asked the applicant about lot sizes and units. Ms. Morton explained the different options. Mr. Binner stated that he does not think this conforms with the TVC. Mr. Taylor asked if the towns homes would be set up like the ones in Tradition. Mr. Currie stated they would be similar. Public Comments: Gregory Luntsburge – 14299 Dalia Ave, Spanish Lakes. Mr. Luntsburge was concerned about the traffic and is against this project. Board Discussion (D&E): Mr. Binner made a statement about the project and the homes that they are proposing to build in St. Lucie County, saying that it is crazy to always be focusing on maximizing density and shrinking lot sizes. Mrs. Slack commented that the applicant is missing an opportunity with the design of the waterways and the essence of the TVC and believes this should be tabled. Chair Lowe asked staff if the rezoning was turned down and how it would impact the LDT 9D. Mr. Benton stated they are independent petitions. Mr. O’Dell asked what approving these petitions would change the density to. Mr. Benton stated the 9E petition for rezoning would increase the density from one unit per acre to six and change across the project. 9D does not impact the density. Note: Vice-chair Lounds left at 10:26pm, voting members are left at seven. Binner agreed with Mrs. Slack about tabling both 9D and 9E until the results from the TVC meetings are announced. Mr. Currie asserted that the board decides on 9D and 9E at this meeting. Mr. O’Dell addressed the applicant and asked would they rather have the Planning & Zoning Commission deny them and send the denial to BOCC. Mr. Currie stated if that’s what it takes to move forward, they would be ok with that. Conversation continues regarding approval, Planning & Zoning Commission MeetingThursday, December 14, 2023 6:00 PM 11 | P a g e denial, or tabling. Mr. Taylor stated the text amendment is premature. Item was continued to the Planning and Zoning meeting on 1/18/2024. RESULT:CONTINUE MOVER:Board Member Valerie Slack SECONDER:Board Member Ryan Binner AYES:James A. Taylor, Bob Lowe, Billy O'Dell, Ryan Binner, Valerie Slack, Larry Neese NAYS:Craig Bridgers EXCUSED:None 10.WORKSHOPS None. 11.OTHER BUSINESS None. 12.ADJOURN 10:48pm, Happy Holidays.