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HomeMy WebLinkAbout06.16.2022PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting June 16, 2022 Convened: 6:00pm Adjourned: 7:41pm 1.CALL TO ORDER The meeting was called to order at 6:00 PM by Chair Taylor. 2.PLEDGE OF ALLEGIANCE Pledge of Allegiance led by Chair Taylor. 3.INVOCATION Invocation led by Board Member O'Dell. 4.ROLL CALL Present Chair James A. Taylor, Board Member Billy O'Dell, Board Member Craig Mundt, Board Member Ed Lounds, Board Member Lawrence "Beau" Slay, Board Member Ryan Binner, Board Member Valerie Slack, Board Member Craig Bridgers Excused Vice-Chair Bob Lowe Absent Marty Sanders 5.ANNOUNCEMENTS Assistant County Administrator Mark Satterlee presented the ad-valorem tax abatement ballot initiative. A.Ad-valorem tax abatement. Deputy County Administrator Mark Satterlee made a presentation on ad-valorem tax abatement. St. Lucie County Board of County Commissioners has decided they will reach out to the voters in the upcoming Primary Election held in August to reauthorize the Economic development ad-valorem tax abatement incentive that the county has offered since 1992. The objective is to bring more high-paying jobs to St. Luce County. It has been a priority of the Planning & Zoning Commission MeetingThursday, June 16, 2022 6:00 PM 2 | P a g e board for many, many years. Other incentive programs include the impact fee credit program, job growth investment grant and expedited permitting. A tax abatement is a tool to bring more jobs to the county. It' s performance-based for new and existing businesses. The Abatement applies only to the county's ad-valorem tax. 6.DISCLOSURE(S) 7.MINUTES A.St. Lucie County Planning & Zoning Commission minutes for the meeting of May 19, 2022 RESULT: APPROVE MOVER: Board Member Craig Mundt SECONDER: Board Member Ryan Binner AYES: James A. Taylor, Billy O'Dell, Craig Mundt, Ed Lounds, Lawrence "Beau" Slay, Ryan Binner, Valerie Slack, Craig Bridgers NAYS: None EXCUSED: None 8.PUBLIC COMMENT 9.PUBLIC HEARINGS A.Cabo Rio RV Resort Rezone & Planned Retail/Workplace Preliminary Site Plan - The applicant is seeking to rezone from the AR-1 (Agricultural, Residential-1) & CG (Commercial, General) Zoning Districts to the PRW (Planned Retail/Work Place) Zoning District and a Preliminary Planned Retail/Workplace Regulating Plan for a 146 lot Recreational Vehicle Park with associated site improvements and commercial outparcel along Kings Highway. STAFF PRESENTATION Kris McCrain, Planner, SLC Planning Department, made a presentation. The applicant is seeking a rezone from the AR-1 (Agricultural, Residential-1) & CG (Commercial, General) Zoning Districts to the PRW (Planned Retail/Work Place) Zoning District and a Preliminary Planned Retail/Workplace Regulating Plan for a 146 lot Recreational Vehicle Park with associated site improvements and commercial outparcel along Kings Highway. In accordance with the public notice requirements, advertisements for these Planning & Zoning Commission MeetingThursday, June 16, 2022 6:00 PM 3 | P a g e public hearings were placed in the St. Lucie County Tribune on Wednesday, June 1, 2022. In addition, notices were mailed to adjacent property owners within 500 ft of the property. A sign was placed on the subject property. On May 30, 2006 the Board of County Commissioners adopted the TVC land development code regulations and comprehensive plan element. Prior to the adoption of the TVC overlay district the subject parcel had an underlying commercial future land use designation. The CG subject parcel includes split zoning designations with approximately 18 acres zoned commercial general and approximately 7 acres zoned AR-1 agricultural residential. The parcels situated to the east and south of the parcel are zoned AR 1 with the parcels to the north and west zoned commercial & general agricultural 1. The proposal seeks to create a recreational vehicle resort with 146 platted lots and a 2.64 acre future commercial outparcel fronting on Kings Highway. The preliminary plan identifies lot configuration, vehicular use areas, stormwater retention, landscaping, administration and maintenance buildings, clubhouse with associated parking, utility connections, amenities (pool, lazy river and "flowrider" wave pool), walking trails, and primary site access on Kings highway. A northbound right-in turn lane will be provided for the Kings Highway access, while access on Indrio Road is intended for pedestrian and emergency access only. The right of way improvements has been reviewed and approved by the Florida Department of Transportation. Fifteen notices were mailed to adjacent property owners within 500ft. As of June 16, 2022, the Planning Department has not received any responses. STAFF RECOMMENDATION Staff recommends the Planning and Zoning Commission forward a recommendation of approval to the Board of County Commissioners with the following conditions of approval. Recreational vehicles should be for recreational purposes only. The recreational vehicle resort shall only allow recreational vehicles and park models for temporary transient living quarters. No guests shall occupy the recreational vehicle park for more than 180 days in a calendar year. Pursuant to Florida Statues at all times, the recreational vehicle park operator shall maintain a guest registrar showing the dates of rental and the rates charged for the guest occupancy. This registrar shall be maintained in chronological order for a period of two years and made available to the public upon request. A northbound right turn lane is required and shall meet the minimum requirements in the Florida Design manual shall provide a buffered bicycle lane. The turn lane shall extend beyond the SR713 median nose and contain additional pavement to accommodate large vehicle southbound to northbound U-turns. BOARD DISCUSSION Mr. Lounds asks Mr. McCrain what is exhibit D? Mr. McCrain responds that exhibit D is a page in the resolution that identifies the individual permitted conditional accessory uses that are allowed within the future commercial outparcel. Mr. O'Dell asks Mr. Nolan from Lucido and Associates, representative what material will be used for the stabilized services? Mr. Nolan responds it could be mulch or a rubberized material. Mr. Lounds asks does this eastern exit extend to Taylor Dairy road? Mr. Nolan there is a parcel between them and Taylor Dairy Road, but he is not sure of the plans. Mr. Lounds suggest he speak with the county to research from Kings highway to US Highway 1 will be expanded to give easier access and relief off of Kings highway if they had a Indrio road entrance and exit. Mr. Slay is concerned about entry into the vehicle recreational RV park which will require u-turn to access into the park. Ms. Slay asks how the flow ways intended to connect to future flow ways. Mr. Nolan stated they Planning & Zoning Commission MeetingThursday, June 16, 2022 6:00 PM 4 | P a g e located their flow way adjacent to the south property line. Mr. Binner asks is there a ego resort? Mr. Nolan states the intent is to maintain as much of the canopy as possible. Mr. Lounds asks Mr. Dobbins legal counsel for the applicant is it possible to expand Indrio Road exit so that it could be utilized as an entrance and exit? It would be safer than just being utilized as an emergency exit. Mr. Dobbins responds that it could not be used after speaking with Engineering. Mr. McCrain states that due to the restrictions on Indrio road, not wide enough to provide for the movement of in and out traffic. Mr. Lounds madea motion to forward a recommendation to the St. Lucie Board of County Commissioners to rezone from the AR-1 (Agricultural, Residential-1) & CG (Commercial, General) Zoning Districts to the PRW (Planned Retail/Work Place) Zoning District and a Preliminary Planned Retail/Workplace Regulating Plan for a 146 lot Recreational Vehicle Park with associated site improvements and commercial outparcel subject to conditions of the resolutions with hopes that the county and the developer can workout details with the FDOT and that they try to improve the eastern boundary between their property and the eastern edge of it and try to develop a Indrio road access. PUBLIC COMMENT Presenters that made presentations on behalf of Cabo Rio, Jim and Carrie Chalmers Lee Dobbins Legal Counsel Brian Nolan, Jr, AICP, ASLA Lucido & Associates Land Planner/Landscape Architect Wayne Bennett- 4555 Taylor Dairy Rd Fort Pierce, FL 34946 Mr. Bennett is concerned with the turn into the RV park, emergency exit with heavy traffic, reserved trees and the location of the RV park. Dennis Jurkiewicz and Janie Baugh- 6701 Indrio Rd Fort Pierce, FL 34951 They are concerned with number of lots, traffic flow, parties, possible flooding of the RV park. Robert Sinnott- 4595 Taylor Dairy Rd Fort Pierce, FL Mr. Sinnott is concerned with drainage for the RV Park. RESULT: APPROVE MOVER: Board Member Ed Lounds SECONDER: Board Member Valerie Slack AYES: James A. Taylor, Craig Mundt, Ed Lounds, Lawrence "Beau" Slay, Ryan Binner, Valerie Slack, Craig Bridgers NAYS: Billy O'Dell EXCUSED: None Planning & Zoning Commission MeetingThursday, June 16, 2022 6:00 PM 5 | P a g e B.County Initiated Land Development Code Text Amendment for Solar Generation Stations. STAFF PRESENTATION Ben Balcer, Assistant Director, SLC Planning Department, made a presentation. This is a County initiated petition for land development code text amendment relating to solar generation stations. In accordance with the public notice requirements, advertisements for these public hearings were placed in the St. Lucie County Tribune on Friday June 3, 2022. The goal of this ordinance is to encourage clean energy operations by streamlining the approval process revising the land development code to comply with the Florida statue's solar facility approval process, which was amended to require solar generational facilities to be listed as permitted uses in all agricultural zoning districts within an unincorporated area. The county is currently one of the top producers of solar energy in the state. The definition of solar generation station was revised within Chapter 2 of the code to conform with industry standards. Current language in the land development code requires solar generation stations to obtain a conditional use permit approval to site solar generational facilities within agricultural zoning districts while the amended language eliminates this process and allows the facilities to be permitted use within all agricultural zoning districts in accordance with revised state statue. The amendment updates land development regulations to be consistent with the 2020 Florida building code which increases the distance rooftop solar panels require to be from the edge of the roof from 2ft to 3ft. STAFF RECOMMENDATION Staff recommends Planning and Zoning Commission forward this petition to the Board of County Commissioners with a recommendation of approval. BOARD DISCUSSION Mr. Lounds asked Mr.Balcer why are we going to try to turn the research and educational center into a solar park? Mr. Balcer responds to the board that the intention is not to turn the center into a solar park. Right now, it's listed as an option under conditional uses. It would be changed to allow it as a permitted statue within the research education overlay. Mr. Mundt asked, is this part of the Florida statue* change? Mr.Balcer responds yes. Mr. Binner asked what specifically did the county add that wasn't in the state statue? Mr. Balcer responds currently in our land development code solar generational facilities are listed as conditional uses within agricultural zoning districts and we are no longer able to require a conditional use permit approval since the Florida statue change. RESULT: APPROVE MOVER: Chair Craig Mundt SECONDER: Board Member Valerie Slack AYES: James A. Taylor, Billy O'Dell, Craig Mundt, Ed Lounds, Lawrence "Beau" Slay, Ryan Binner, Valerie Slack, Craig Bridgers NAYS: None EXCUSED: None Planning & Zoning Commission MeetingThursday, June 16, 2022 6:00 PM 6 | P a g e C.Helseth Rezoning: Amendment to the Official Zoning Atlas for a change in zoning from the AG-1 (Agricultural - 1) Zoning District to the IL (Industrial, Light) Zoning District for +/- 18.22 acres located south of St. Lucie Boulevard, approximately one-quarter mile east of Kings Highway. STAFF PRESENTATION Tahir Curry, Planner, SLC Planning Department, made a presentation. The petitioners, Brian and Craig Helseth of Helseth Holdings LLC, are requesting a change in zoning from the AG-1 (Agricultural - 1) Zoning District to the IL (Industrial, Light) Zoning District for an +/- 18.22-acre parcel located south of St. Lucie Boulevard, approximately one- quarter mile east of Kings Highway. In accordance with the public notice requirements, advertisements for these public hearings were placed in the St. Lucie County Tribune on Thursday, June 2, 2022. In addition, notices were mailed to adjacent property owners within 500 ft of the property. The notices were mailed out to 8 property owners within 500ft of the subject site and the Planning Dept didn't receive any responses. The future land use designation is compatible to zoning districts to allow for a broad range of industrial uses. The proposed rezone to industrial light zoning district is consistent with the township villages and county size land use. The purpose of this rezone is to allow for an industrial subdivision consistent with industrial light zoning district. STAFF RECOMMENDATION The petition conforms to the standards of review as set forth in St. Lucie County Land Development Code Section 11.06.03 and is consistent with the St. Lucie County Comprehensive Plan goals, objectives and policies. Staff recommends that this petition be forwarded to the Board of County Commissioners with a recommendation of approval. BOARD DISCUSSION Mr. Lounds asked Mr. Chabab about the plan for Helseth. Mr. Chabab replies they have not settled on a site plan. PUBLIC COMMENT Abtraham Chabab agent for applicant Craig the Helseth development- 1391 NW St. Lucie Blvd #411 Fort Pierce, FL He is there to answer any questions the board may have. RESULT: APPROVE MOVER: Board Member Ed Lounds SECONDER: Board Member Craig Bridgers AYES: James A. Taylor, Billy O'Dell, Craig Mundt, Ed Lounds, Lawrence "Beau" Slay, Ryan Binner, Valerie Slack, Craig Bridgers NAYS: None EXCUSED: None D.Rock Road Farms: Amendment to the Official Zoning Atlas for a change in zoning from the AR-1 (Agricultural, Residential - 1) Zoning District to the AG-1 (Agricultural - 1) Zoning District for a Planning & Zoning Commission MeetingThursday, June 16, 2022 6:00 PM 7 | P a g e +/- 7.82-acre parcel located at 2211 S Rock Road, Fort Pierce, FL. STAFF PRESENTATION Tahir Curry, Planner, SLC Planning Department, made a presentation. Amendment to the Official Zoning Atlas for a change in zoning from the AR-1 (Agricultural, Residential - 1) Zoning District to the AG-1 (Agricultural - 1) Zoning District for a +/- 7.82- acre parcel located at 2211 S Rock Road, Fort Pierce, FL. In accordance with the public notice requirements, advertisements for these public hearings were placed in the St. Lucie County Tribune on Friday, June 3, 2022. In addition, notices were mailed to adjacent property owners within 500 ft of the property. The notices were mailed out to 15 property owners within 500ft of the subject site and the Planning Dept didn't receive any responses. The future land use designation is residential estates which is compatible with zoning districts for agricultural uses. The proposed rezoning to AG-1 zoning district is consistent with the residential estate future land use designation category table 1-3 zoning use designation compatibility chart. STAFF RECOMMENDATION The petition conforms to the standards of review as set forth in St. Lucie County Land Development Code Section 11.06.03 and is consistent with the St. Lucie County Comprehensive Plan goals, objectives and policies. Staff recommends that this petition be forwarded to the Board of County Commissioners with a recommendation of approval. BOARD DISCUSSION No comments. RESULT: APPROVE MOVER: Board Member Ed Lounds SECONDER: Board Member Valerie Slack AYES: James A. Taylor, Billy O'Dell, Craig Mundt, Ed Lounds, Lawrence "Beau" Slay, Ryan Binner, Valerie Slack, Craig Bridgers NAYS: None EXCUSED: None E. County Initiated Land Development Code Text Amendment Pertaining to Floodplain Management STAFF PRESENTATION Mayte Santamaria, Director, SLC Planning Department, made a presentation. Ms. Santamaria presenting a land development code amendment related to our flood plan management provisions. As required by the land development code this notice was published in the newspaper on June 3, 2022. The purpose of this amendment is a County initiated Text Amendment to the Land Development Code to amend floodplain management related regulations, updating the elevation requirements for manufactured/mobile homes and providing criteria for non-elevated accessory structures. The overall purpose of this amendment is to reduce future flood damage and risks, to maintain the county's community rating system, flood insurance program regulations we get a discount on our flood insurance Planning & Zoning Commission MeetingThursday, June 16, 2022 6:00 PM 8 | P a g e premiums for all the policyholders within the county. So the purpose of this is to comply with that and maintain that discount. Additionally, this complies with FEMA policy and state standards related to accessory structures. National Flood Insurance program is federally- subsidized damage insurance program administered by FEMA, available to communities that agree to adopt and enforce floodplain management ordinances to reduce flood damage. Regulations must meet or exceed the minimum requirements in the NFIP regulations. The Community Rating System is a voluntary incentive program that encourage floodplain management activities that exceed the minimum NFIP requirements. Communities can earn credits and discounts (up to 45% discounts) on federal flood insurance premiums. We are a Class 6 which equates to a 20% discount. BOARD DISCUSSION Ms. Slack asked if this is for new permits moving forward only or is it retroactive for existing structures? Ms. Santamaria responded this is only for new permits moving forward and with elevation requirements for the manufactured homes that would only get go in effect if you place a new home, replace a home, have substantial damages or substantial improvements modifying at 50% or more that is when it would go into effect. Ms. Slack asked how would this impact elevator machine rooms and shafts for elevated buildings on the barrier island? Ms. Santamaria responds that this particular amendment for the elevation only applies to manufactured homes. RESULT: APPROVE MOVER: Board Member Billy O'Dell SECONDER: Board Member Valerie Slack AYES: James A. Taylor, Billy O'Dell, Craig Mundt, Ed Lounds, Lawrence "Beau" Slay, Ryan Binner, Valerie Slack, Craig Bridgers NAYS: None EXCUSED: None 10. WORKSHOPS 11. OTHER BUSINESS 12. ADJOURN Chair Taylor motioned to adjourn at 7:41 pm.