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HomeMy WebLinkAbout07.21.2022 PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting July 21, 2022 Convened: Adjourned: 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 Mr. Slay. 4. ROLL CALL Present Board Member James A. Taylor, President Bob Lowe, Board Member Ed Lounds, Board Member Lawrence "Beau" Slay, Ex-Officio Marty Sanders, Board Member Ryan Binner, Board Member Valerie Slack, Board Member Craig Bridgers Excused Board Member Billy O'Dell, Chair Craig Mundt 5. ANNOUNCEMENTS 6. DISCLOSURE(S) 7. MINUTES A. St. Lucie County Planning & Zoning Commission minutes for the meeting of June 16, 2022 Planning & Zoning Commission Meeting Thursday, July 21, 2022 6:00 PM 2 | P a g e RESULT: APPROVE MOVER: Board Member Valerie Slack SECONDER: Board Member Craig Bridgers AYES: James A. Taylor, Bob Lowe, Ed Lounds, Lawrence "Beau" Slay, Marty Sanders, Ryan Binner, Valerie Slack, Craig Bridgers NAYS: None EXCUSED: None 8. PUBLIC COMMENT 9. PUBLIC HEARINGS A. St. Lucie County Fire/EMS Impact Fee Study 2022 Update - Fire/EMS Impact Fees Ordinance STAFF PRESENTATION John Titkanich, Innovation & Performance Division Director made presentation Article III of Chapter 24 of the St. Lucie County Code of Ordinances (Fire/EMS Protection Impact Fee), specifically Section 24-51(c), establishes, "...the county fire district is the sole provider of fire/emergency medical services in the county." Additionally, Section 24-51(d) provides, "the county must collect fire/EMS protection impact fees in order to provide the fire district with funds to adequately provide fire/EMS services for all county residents, including residents of the cities. Development within the cities impacts the fire/EMS capital needs of the fire district. " In 2000, the County adopted a Fire/EMS Protection Impact Fee to address the impact of growth and demand on the Fire District to provide Fire/EMS protection services. The Fire Board approved the final update of St. Lucie County Fire and Rescue Impact Fee May 10, 2022. Table VI-5 Changes in Fire/EMS Impact Fees (page 7) details the incremental phased increases over a two or four year period, with the exception of a few land use categories that are proposed to decrease upon adoption and implementation. STAFF RECOMMEDATION Staff is recommending the Planning and Zoning Commission recommend the Board of County Commissioners approve the St.Lucie County Fire/EMS Impact Fee Study 2022 Update, and adopt the Ordinance enacting the proposed Fire/EMS Impact Fee Schedule. BOARD DISCUSSION None. PUBLIC COMMENT Deputy Fire District Chief Paul Langel present to any any questions. RESULT: APPROVE Planning & Zoning Commission Meeting Thursday, July 21, 2022 6:00 PM 3 | P a g e MOVER: Vice Chair Bob Lowe SECONDER: Board Member Ryan Binner AYES: James A. Taylor, Bob Lowe, Lawrence "Beau" Slay, Ryan Binner, Valerie Slack, Craig Bridgers NAYS: None EXCUSED: Ed Lounds B. Acting as the Local Planning Agency: A Future Land Use Map Amendment to change the land use categories from RU ((Residential, Urban - 5 du/ac), RM (Residential, Medium - 9du/ac) and COM (Commercial) to the MXD (Mixed-Use Development) category, submitted by Cotleur and Hearing, Inc., on behalf of Meritage Homes of Florida. STAFF PRESENTATION Jodi Kugler, Senior Planner, SLC Planning Department, made a presentation. Item 9B and 9C – Two petitions submitted by Cotleur and Hearing on behalf of Meritage Homes for an amendment to the Future Land Use from Residential Urban, Residential Medium, and Commercial to the Mixed-Use Development with sub-policies and Rezone from the RS-2 and Commercial General to a Planned Unit Development with concurrent Preliminary Site Plan for the development of a 160 multi-family residential townhome subdivision to be known as the Tidewater Planned Unit Development. Both items require a separate Public Hearing and action by the Board. In accordance with public notice requirements outlined in Section 11.00.03 of the St. Lucie County Land Development Code, an advertisement for this Public Hearing was placed in the News Tribune on Sunday, July 10, 2022. In addition, notices were mailed to adjacent property owners located within 500 feet of the subject properties, and a sign was placed on the subject property. The subject parcel is outlined in red and is situated along the west side of S. US Highway 1. The site is bordered by single-family residential, general commercial parcels, and an existing Arrigo Dodge automobile dealership to the north. To the west, the site is bordered by existing single-family homes and vacant single-family residential zoned parcels adjacent to the open space area. To the south of the subject parcels, is a vacant commercial area, and small commercial out parcels to the southeast, and borders S. US 1 to the east. The applicant is requesting the Future Land Use Amendment to reclassify the land use category to mixed- use development. The proposed comprehensive plan amendment would change the Future Land Use Map designation for the collective 18.73 acres from Residential Urban, Residential Medium, and Commercial to an MXD Category with Specific Use designations for Commercial and Residential up to 9 units per acre. The subject property is currently zoned as Commercial General and Residential Suburban Zoning Districts. The proposed Zoning Atlas Amendment would change the Official Zoning Atlas Map designation to rezone the 16.37-acre subset of the subject property from Residential Single-Family, and Commercial General, to a Planned Unit Development, and Preliminary Site Plan. A proposed 2.50-acre outparcel is in the northwestern corner of the Planning & Zoning Commission Meeting Thursday, July 21, 2022 6:00 PM 4 | P a g e subject site and is to retain a Commercial General Zoning Designation. The applicant states that the proposed plan meets the intent of the Goals, Objectives, and Policies of the St. Lucie County Comprehensive Plan by the creation and/or preservation of “affordable” housing for all current and anticipated future residents, through the implementation of a 6-unit and 8- unit buildings made of (4) 2-bedroom, (2) 2-bedroom, and (4) 1-bedroom layouts allowing for a variety of housing. The applicant is requesting to deviate from Section 7.04.03 of the St. Lucie County Code building spacing formula. The 2.50 retain commercial outparcel in red is not part of this preliminary plan and will require a separate site plan approval. This depicts the two different typical lot types, a 20-foot by 90-foot with a single car garage and 8-foot-wide driveway and a 24-foot by 90-foot with a double car garage and a 16-foot-wide driveway. As a condition of approval, staff is recommending a minimum 10-foot driveway for pedestrian safety entering and exiting a vehicle onto a hard surface. The developer is proposing to install approximately 5,200 linear feet of sanitary sewer force main within the US Highway 1 right-of-way which connects to the existing Fort Pierce Utilities Authority manhole. This new sanitary sewer force main will be able to serve undeveloped and underdeveloped parcels south of Midway Road Fort Pierce Utilities Authority service limits. Access to the site is proposed via one right-in/right-out driveway connection on US1. The proposed right- in/right-out driveway will be supported by a southbound right-turn lane, to support safety as egress left-turn movements will be offset north and south of the proposed right-in/right-out driveway southbound right-turn lane on US Highway 1, at Sunshine Boulevard and Easy Street, respectively, as drivers will be required to perform a U-turn movement. The project will be gated. In accordance with public notice requirements outlined in Section 11.00.03 of the St. Lucie County Land Development Code, notices and response forms were mailed to adjacent property owners located within 500 feet of the subject property. Of the 23 notices mailed out, the Planning & Development Services Department received no responses. The applicant did not hold a neighborhood meeting; however, neighborhood meetings are not required but strongly encouraged. STAFF RECOMMENDATION- FUTURE LAND USE Staff recommends the Planning and Zoning, acting as the Local Planning Agency to recommend approval to the Board of County Commissioners for the Future Land Use Amendment from Residential, Urban, Residential Medium, and Commercial to a Mixed-Use Development land use designation. STAFF RECOMMENDATION- REZONE Staff recommends the Planning and Zoning Commissioner forward a recommendation of approval to the Board of County Commissioners to approve the Tidewater Planned Unit Development rezone and preliminary site plan, subject to the following conditions: 1. Prior to the issuance of any building permit, a final plat must be approved by the Board Planning & Zoning Commission Meeting Thursday, July 21, 2022 6:00 PM 5 | P a g e of County Commissioners. 2. The Community Clubhouse or similar use facilities shall be consistent with the Community architectural Standards of St. Lucie County Land Development Code, Section 7.10.24. 3. All Residential driveways shall be a minimum of ten (10) feet wide. 4. Before issuance of Vegetation Removal Permit or Exemption, updated a survey to determine the current activity status of the onsite osprey nest shall be provided. Should the nest be deemed active, i.e., the nest has eggs or flightless young, then an Incidental Take Permit from the United States Fish and Wildlife Service (USFWS) is required. 5. Before issuance of Vegetation Removal Permit or Exemption, a 100% survey to determine the presence of the state-protected gopher tortoise and state-protected burrowing owl shall be required. If any gopher tortoise burrows are identified within 25 ft. of the proposed disturbance, all tortoises shall be relocated per the Florida Fish and Wildlife Conservation Commission (FWC) protocol. If any burrowing owls are identified, coordination with the FWC and/or United States Fish and Wildlife Service (USFWS) shall be required. 6. Before the issuance of a Certificate of Occupancy, all Category I invasive plant species shall be eradicated from the site. BOARD DISCUSSION Ms. Slack asks Ms. Kugler about adjustment to the county requirement in terms of adjacency or spacing on the residential units. Ms. Kugler responds according to our code. We require a building spacing formula which positions the buildings in different ways. The applicant has requested to deviate to provide higher density or to provide more clustering between the units. Mr. Benton states a provisional code that applies to any multifamily building of three or more units two stories or greater in height. It considers the height and mass of a multifamily structure, then its relation to other residential buildings and outward property lines providing a balance for viewed corridors and open space. Ms. Slacks and Chair Taylor is concerned with the 8ft wide driveways for safety. Ms. Slack motions to approve with conditions that the driveways must be a minimum of 9ft wide. PUBLIC COMMENT Dan Sorrow from Cotleur and Hearing made presentation. 462 SW Port St. Lucie Blvd. Suite 113 Port St. Lucie, FL 34953 RESULT: APPROVE Planning & Zoning Commission Meeting Thursday, July 21, 2022 6:00 PM 6 | P a g e MOVER: Board Member Valerie Slack SECONDER: Board Member Ed Lounds AYES: James A. Taylor, Bob Lowe, Ed Lounds, Lawrence "Beau" Slay, Ryan Binner, Valerie Slack, Craig Bridgers NAYS: None EXCUSED: None C. A Zoning Atlas Amendment (Rezone) from RS-2 (Residential, Single-Family-2) and CG (Commercial, General) to PUD (Planned Unit Development), and Preliminary PUD Site Plan for a project to be known as the Tidewater PUD located at 6209 S. US Highway 1 in Fort Pierce, submitted by Cotleur and Hearing, Inc., on behalf of Meritage Homes of Florida Inc. RESULT: APPROVE MOVER: Board Member Valerie Slack SECONDER: Board Member Ryan Binner AYES: James A. Taylor, Bob Lowe, Ed Lounds, Lawrence "Beau" Slay, Ryan Binner, Valerie Slack, Craig Bridgers NAYS: None EXCUSED: None D. Acting as the Local Planning Agency: Joseph Miller's Petition for a Comprehensive Plan Future Land Use Map Amendment to revise the Loop Road Mixed Use Activity Area Policy for the Low Intensity Sub-Area to replace specific required commercial, institutional and office thresholds with light industrial and warehouse land uses. STAFF PRESENTATION Kori Benton, Planning Manager, and Irene Szedlmayer, Senior Planner, SLC Planning Department, made a presentation. The property owner, Joseph Miller (TR), applicant, Tambone Companies, and representative, Brad Currie, AICP, of EDC, Inc. are proposing a Comprehensive Plan Future Land Use Map Amendment to revise the Loop Road Mixed Use Activity Area affecting the subject +/-34.01 acres would retain the MXD, Mixed Use District, Low Intensity category. However, the modified Sub Area Policies would alter the permissible land use scope centered on industrial uses. In accordance with public notice requirements outlined in Section 11.00.03 of the St. Lucie County Land Development Code, an advertisement for this Public Hearing was placed in the News Tribune on Sunday, July 10, 2022. In addition, notices were mailed to a17 djacent property owners located within 500 feet of the subject properties, and a sign was placed on the subject property. No responses were received from the property owners. The property is located in the northeast quadrant of the county about a half mile east of Kings Highway and about half a mile north of Orange Ave. The St. Lucie County Property Appraiser characterizes land use as agricultural. The proposed FLUM Sub Area Policy Amendment will remove 50% of the northeast corner be developed and 50% of it be commercial. Also, 25% of the rest of the property be office and 25% institutional. Industrial development shall be approved through the PNRD process and shall Planning & Zoning Commission Meeting Thursday, July 21, 2022 6:00 PM 7 | P a g e provide a minimum 50 foot wide vegetated buffer zone to properly buffer the adjacent non- industrial uses, and shall preserve environmental resources. STAFF RECOMMENDATION The Planning & Zoning Commission forward a recommendation of approval to the Board of County Commissioners, based upon consistency with the goals, objectives and policies of the St. Lucie County Comprehensive Plan. BOARD DISCUSSION Mr. Sanders states the school district is in the planning stages for rebuilding Fort Pierce Westwood High School along Panther Lane. He states the Jenkins Road Special district roadway network is important infrastructure so we don't load all of our trips on Orange or on Jenkins Road. Mr. Lounds asks Ms. Szedlmayer, what is flex space? Ms. Szedlmayer responds it would allow for users who require different amounts of space. Mr. Lounds and Ms. Slack has concerns about the 50ft buffer. Mr. Benton states the proposed policy would cause the minimum buffer to be designed and implemented on the western property line where the site is currently across from the Lake House, a wedding venue. Ms. Slacks state to approve with an appropriate buffer zone to properly protect the adjacent nonindustrial uses. PUBLIC COMMENT Patricia Sesta with Engineering Design And Construction made presentation 10250 Village Parkway, Suite 201 Port St. Lucie, FL 34987 Howard Haskell 6400 Floyd Johnson Rd, Ft. Pierce, FL Mr. Haskell is concerned about flooding. RESULT: APPROVE MOVER: Board Member Ryan Binner SECONDER: Board Member Valerie Slack AYES: James A. Taylor, Bob Lowe, Ed Lounds, Lawrence "Beau" Slay, Ryan Binner, Valerie Slack, Craig Bridgers NAYS: None EXCUSED: None 10. WORKSHOPS 11. OTHER BUSINESS 12. ADJOURN Planning & Zoning Commission Meeting Thursday, July 21, 2022 6:00 PM 8 | P a g e Chair Taylor motioned to adjourn at 7:46 pm.