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HomeMy WebLinkAbout07.15.2021Planning & Zoning Commission Meeting Thursday, July 15, 2021 6:00 PM 1 | P a g e Present Excused PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting July 15, 2021 Convened: 6:00 PM Adjourned: 9:16 PM 1. CALL TO ORDER The meeting was called to order by Chair Taylor at 6:00 PM. 2. PLEDGE OF ALLEGIANCE 3. INVOCATION The invocation was led by Mr. Slay. 4. ROLL CALL Chair James A. Taylor, Vice-chair Bob Lowe, 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 Ex-Officio Marty Sanders 5. ANNOUNCEMENTS Chair Taylor moved Agenda Item 9B, Friends I, LLC, Text Amendment to the Land Development Code, first. 6. DISCLOSURE(S) No general disclosures. Chair Taylor stated that disclosures pertaining to individual items will be given during the time the item will be presented. Planning & Zoning Commission Meeting Thursday, July 15, 2021 6:00 PM 2 | P a g e APPROVE with Corrections Vice-chair Bob Lowe Board Member Craig Bridgers Chair James A. Taylor, Bob Lowe, Billy O'Dell, Craig Mundt, Ed Lounds, Lawrence "Beau" Slay, Ryan Binner, Valerie Slack, Craig Bridgers None None RESULT: MOVER: SECONDER: AYES: NAYS: EXCUSED: 7. MINUTES A. St. Lucie County Planning & Zoning Commission minutes for the meeting of June 17, 2021. Ms. Slack noted that the second sentence in Section 7 (Disclosures) of the 6/17 P&Z Meeting minutes needed to be corrected by changing 9C - Sampson Tree Service to 9A – Southern Truss. The change is reflected in bold: "Ms. Slack stated that she spoke with Mr. Byers a year ago regarding putting together a proposal for item 9A – Southern Truss, but they did not move forward." RESULTS: Approve with noted corrections above. 8. PUBLIC COMMENT No public comment. 9. PUBLIC HEARINGS A. Friends I, LLC, filed a Text Amendment to the Land Development Code, Chapter VII, Development Design and Improvement Standards, Section 7.02.02.B. - Permitted Uses to allow Recreational Vehicle Parks (RVP) within commercial areas, subject to the requirements of Section 7.10.16 (SIC 7033) within the Planned Non-Residential Development (PNRD) Zoning District. BOARD MEMBER DISCLOSURES Mr. Mundt disclosed that LHS Law Firm is the registered agent for a non-profit of which he is a member of the board of directors; he discussed the issue with the County attorney's office and confirmed that it is not a conflict. Chair Taylor disclosed that he had brief correspondence with the LHS Law Firm. Chair Taylor and Vice-chair Lowe confirmed that the Board members received an email from the law firm. STAFF PRESENTATION: Presented by Jodi Nentwick, Senior Planner. A County initiated Text Amendment to the Land Development Code amending the provisions Planning & Zoning Commission Meeting Thursday, July 15, 2021 6:00 PM 3 | P a g e APPROVE Board Member Lawrence "Beau" Slay Board Member Billy O'Dell Chair James A. Taylor, Vice-chair Bob Lowe, Billy O'Dell, Craig Mundt, Ed Lounds, Lawrence "Beau" Slay, Ryan Binner, Valerie Slack, Craig Bridgers None None RESULT: MOVER: SECONDER: AYES: NAYS: EXCUSED: for new construction or substantial improvements of any residential structure in recreational vehicle park to meet the requirements of the Flood Resistant Construction chapter of the current adopted Residential Florida Building Code. STAFF RECOMMENDATION: The proposed Text Amendment is consistent with the standards of review set forth in the St. Lucie County Land Development Code Section 11.06.03 and the St. Lucie County Comprehensive Plan Goals, Objectives, and Policies. Staff recommends the Planning and Zoning Commission forward a recommendation of approval to the Board of County Commissioners AGENT PRESENTATION: Brad Currie with Engineering, Design and Construction provided a brief summary of the request and made himself available for any questions. Mr. Mundt inquired about the zoning pertaining to this request; Mr. Currie confirmed that this text amendment request applies only to Commercial General zoning. RESULT: Approve B.Reserve Residential Village, LLC submitted a request for a Preliminary/Final Planned Unit Development (PUD) Site Plan for nine (9) multi-family apartment buildings, encompassing a total of 324 units, and retention of forty-two (42) existing vacation resort units, within the PUD (Planned Unit Development) Zoning District. - THIS ITEM IS QUASI-JUDICIAL BOARD MEMBER DISCLOSURES Presented by Kris McCrain, Associate Planner. The Reserve DRI is to the east of Glades Cut-Off Road, west of Interstate 95, and north of Crosstown Parkway. The collective 25.08-acre parcels, are located within the Reserve DRI, situated east of Champions Way and south of Commerce Centre Drive, adjacent to the former PGA Learning Center. The surrounding uses include commercial & non-residential to the north and east; The surrounding uses include commercial & non-residential to the north and east; Single-Family development to the south and west; vacation Rental units to the west; condominium units to the northwest and the golf course to the west. In accordance with public notice requirements outlined in Section 11.00.03 of the St. Lucie Planning & Zoning Commission Meeting Thursday, July 15, 2021 6:00 PM 4 | P a g e County Land Development Code, advertisement for this Public Hearing was placed in the St. Lucie Tribune on Saturday, July 3, 2021, notices were mailed to adjacent property owners located within 500 feet of the subject properties, and two signs were placed on the subject properties. On January 6, 1998, the Board of County Commissioners granted Final PUD Site Plan approval, via Resolution 98-006, for the project known as the Vistana Resort at the Reserve. This approval provided for 387 Timeshare Vacation Rental Units within 27 three-story buildings and associated amenities, including a pool, recreation field, and basketball court. A later adjustment to the PUD Site Plan refined the development from 387 to 306 vacation timeshare units, via twenty-seven (27) buildings. Currently, 3 of the 27 approved buildings with a total of 42 units and the welcome center have been completed. Reserve Residential Village, LLC submitted a preliminary & Final Planned Unit Development Site Plan application for the Reserve Residential Village PUD. The submitted Preliminary & Final Planned Unit Development application seeks to amend the previously approved Vistana PUD and allow for 324 units within 9 multi-family buildings, while retaining the existing 42 timeshare units and associated welcome center and pool, as identified in the red shaded area on the map. The existing Vistana PUD and proposed Reserve Residential Village PUD will operate independently of one-another with the two sites being separated by an 8-foot masonry wall and associated landscaping to create a distinction between the two communities. The proposed 324 units include one & two-bedroom apartments and on-site amenities, including a gym, pool, dog park, children's playground, walking trails, and nature preserve. Access for the Reserve Residential Village PUD will be served via gated access on Commerce Centre Drive, with an emergency gated access located at the southwest of the site through the Vistana site to Champions Way. The Vistana PUD will also retain current site access on Champions Way. Based on the Institute of Transportation Engineers 10th Edition Trip Generation Manual, the previously approved Vistana PUD, the 387 units would generate 2,105 total daily trips, with 124 AM peak hour trips and 259 PM peak hour trips. Based on the Traffic Impact Report submitted by the applicant and reviewed by the County’s traffic consultant, the proposed Reserve Residential Village PUD is expected to generate 1,764 total daily trips, with 108 AM peak hour trips and 137 PM peak hour trips. The combined traffic impact for the proposed 324 multi-family units, and the existing 42 vacation rental units would generate 1,992 total daily trips, with 117 AM peak hour trips and 150 PM peak hour trips. The proposed multi-family buildings within the Reserve Residential Village PUD present a deviation from the Building Spacing Formula outlined in Section 7.04.03 of the Land Development Code. This deviation is proposed in order to provide a compact spatial relationship between structures, whereas the existing PUD provides more buildings dispersed broadly across the site. Pursuant to Land Development Code Section 7.10.24, the submitted architectural renderings and elevations have been reviewed and are in compliance with the County’s Architectural standards. The buildings will be constructed at a maximum height of 32-feet and provide a Planning & Zoning Commission Meeting Thursday, July 15, 2021 6:00 PM 5 | P a g e mixture of traditional and modern elements, including vertical sliding doors, large windows, metal canopies, and raised cornices at the roof parapets. An Environmental Impact Report was submitted and reviewed by the Environmental Recourses Department, in accordance with Land Development Code Section 11.02.09. additionally, the submitted landscape plan was reviewed and approved in accordance with Section 7.09.00 of the Land Development Code. STAFF RECOMMENDATION: Approve subject to the following conditions: 1. Prior to the issuance of a Site Development Permit, the site plan shall be updated to provide an internal school bus stop located adjacent to the project entrance, further complying with required queuing distances. 2. Prior to the issuance of a Certificate of Occupancy, a west-bound, left-in turn lane shall be constructed to serve the Commerce Centre Drive entrance. 3. Prior to the issuance of the issuance a Certificate of Occupancy for the residential construction, the planned common recreation facilities shall be completed. 4. Within 30 days of Vegetation Removal Permit or Exemption issuance, the baseline monitoring report outlined in the Preserve Area Monitoring and Management Plan shall be submitted to the Environmental Resources Department. 5. Prior to issuance of the Vegetation Removal Permit or Exemption, the Tillandsia spp. within the development area shall be relocated to the proposed preserve area. 6. Within 60 days of issuance of a Vegetation Removal Permit or Exemption, all Category I listed invasive species shall be removed. 7. Prior to issuance of a Vegetation Removal Permit or Exemption, listed species surveys, including but not limited to gopher tortoises, shall be updated as required per state and/or federal survey protocol. Should any listed species be found as a result of these updated surveys, appropriate permits from state and federal agencies shall be required. 8. Following Final PUD Site Plan approval, the developer shall submit a plat in accordance with Section 11.03.02 of the St. Lucie County Land Development Code. a. Unless provided for in the Plat, prior to the issuance of a Certificate of Occupancy, a cross access easement shall be recorded for the proposed emergency access located between the Vistana Resort and the subject parcel. APPLICANT/ AGENT PRESENTATION: Dan Sorrow, Land Planner with Cotleur & Hearing discussed the various public outreach efforts/ community meetings. Presented a detailed overview of the proposal and site plan, aerial view, traffic, environmental protection and landscaping, architectural design, photos, interior and exterior design, utility and drainage, community commitment safety and wellness, and so forth. Bob Raynes, Land Use Attorney with Gunster Law Firm, discussed concerns about the conditions pertaining to school bus requirements. Requested that paragraph G. of the Site Plan Approval document be amended. Planning & Zoning Commission Meeting Thursday, July 15, 2021 6:00 PM 6 | P a g e Mr. Lounds requested clarification regarding Mr. Raynes request to amend paragraph G of the Site Plan Approval document. Jason Harrison, Drainage Engineer with Engineer Design & Construction (EDC), provided clarification to Mr. Lounds on the location of water outfall/ drainage. Mr. Mundt inquired about the status of the PUD Zoning Resolution 1998 -- whether it is expired. Kori Benton, Planning Manager, confirmed that the resolution is active. Mr. Mundt inquired about staffs timeliness to respond to legal counsels' request for information. Mr. McCrain confirmed that staff responded to inquiries received. Mr. Sorrow responded to Mr. Mundt’s' inquiries regarding the applicants neighborhood community outreach efforts/ community meetings; access to the subject property, the unauthorized land clearing, the proposed landscape/ environmental plan, the proposed 8-foot wall, so forth. Chair Taylor, Vice-chair Lowe, Ms. Slack, Mr. Mundt, Mr. Lounds inquired about the lake, wildlife, fire department access, turn-a-round and dumpster access, rental rates, rental criteria, playground, COVID response, build-out plan/ timeframe, proposed phasing, green technology, unit size and parking allocation. Toby Overdorf, Vice President Engineering, Design & Construction responded to inquiry pertaining to wildlife. Kris and Kori responded to fire access inquiry. Alex Ballina, Director of Asset Management with AHS provided price ranges for their rental units and rental criteria, plans for playground area, number of units constructed nationally, COVID- response for rental assistance, build-out plan, green technology, parking allotment or restrictions. PUBLIC COMMENT: Steve N., President of PGA Association, opposes the proposal and expressed his concern specifically noting that the permitted conversion is timeshare to condos/townhomes, not apartments. Jenny Sherlock, Attorney for the association opposes the proposal and expressed concern and stated that the proposal is not compatible with surrounding land uses and will not enhance surrounding neighborhoods. She also expressed her confusion pertaining to the size and address of the proposed development and the 1998 Approval document. Dr, Madeleine Warns, presenting on behalf of Brad Braun, an Oncologist and owner of Sustainable Ecosystemss International submitted photographs and a two-page exhibit (copy of an article and map) titled: "Toxins That Travel Through Air". She expressed her concerns about the native birds, animals, water contamination, and potential health issues. Cheryl Demsy, 7964 Saddlebrook drive, opposes the proposal and expressed her concern, specifically regarding the potential influx of traffic. Emmit Demsy 7964 Saddlebrook drive, opposes the proposal. Planning & Zoning Commission Meeting Thursday, July 15, 2021 6:00 PM 7 | P a g e Jule Norsworthy, 10137 Spyglass Lane, opposes the proposal, specifically noting that the DRI amended Resolution 04-081 contains a conversion matrix which does not allow rental buildings. Vincent Priore, 8909 Champions Way, opposes the proposal. He expressed concerns about lighting and the project compatibility. Delores Johnson, 430 N 19th St., opposes the proposal, specifically expressed concerns for the quality of life and the project impacts on the land, air and water. James Gilgenbach, 9009 One Putt Place, a registered architect and member of the Architecture Review Committee, opposes the proposal, specifically expressed his concerns about the applicant’s failure to participate in a scheduled meeting to make a presentation before the Architecture Review Committee. He also expressed his concerns for the proposed design of the roof and its capability with the current structures in PGA. Marcia Haines, 9212 Wentworth Lane, opposes the proposal and expressed concerns for the quality of life. Sal Schifilliti, 8700 Thompson Point Road, President of the Association of Thompson Point Road, opposes the proposal, specifically noting its incompatibility. Fred Daly, 9041 Champions Way, opposes the proposal, specifically noting its incompatibility. Mario De Oliveira, 7924 Saddlebrook Drive, opposes the proposal, expressed concerns for air and water quality, and the wildlife on the property. Tina Estrella, 8824 Champions Way, opposes the proposal and expressed concerns regarding the outcome of the community meetings and, the incompatibility of the proposal. Jack, 8845 One Putt Place, opposes the proposal, and specifically expressed concerns regarding traffic congestion. Kori Benton and Bob Raynes responded to Ms. Slack’s inquiry regarding whether the DRI precludes apartments. Further discussion pertaining to the legality/ governing jurisdiction of the ARC (Architecture Review Committee) decisions regarding architectural design in the DRI. Further discussion among staff, the agent, the public and the Board regarding the proposed size, compatibility, the development timeframe, the ARC's forcible rulings, potential building height reduction and impacts and compatible land uses of the proposal. RESULT: Deny Planning & Zoning Commission Meeting Thursday, July 15, 2021 6:00 PM 8 | P a g e DENY Board Member Lawrence "Beau" Slay Board Member Billy O'Dell James A. Taylor, Bob Lowe, Billy O'Dell, Craig Mundt, Lawrence "Beau" Slay, Ryan Binner, Valerie Slack Ed Lounds, Craig Bridgers None RESULT: MOVER: SECONDER: AYES: NAYS: EXCUSED: 10. WORKSHOPS None. 11. OTHER BUSINESS None. 12. ADJOURN The meeting was adjourned at 9:16pm.