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HomeMy WebLinkAbout11.18.2021PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting November 18, 2021 Convened: Adjourned: 1.CALL TO ORDER The meeting was called to order at 6:01 PM by Chair Taylor. 2.PLEDGE OF ALLEGIANCE Pledge of Allegiance led by Chair Taylor. 3.INVOCATION Invocation led by Mr. O'Dell. 4.ROLL CALL Roll Call led by Board Secretary Present Board Member James A. Taylor, President Bob Lowe, Board Member Billy O'Dell, Chair Craig Mundt, Board Member Ed Lounds, Board Member Lawrence "Beau" Slay, Board Member Ryan Binner, Board Member Valerie Slack, Board Member Craig Bridgers Excused Ex-Officio Marty Sanders 5.ANNOUNCEMENTS None. 6.DISCLOSURE(S) None. 7.MINUTES A.St. Lucie County Planning & Zoning Commission minutes for the meeting of October 21, 2021. Planning & Zoning Commission MeetingThursday, November 18, 2021 6:00 PM 2 | P a g e RESULT:APPROVE MOVER:President Bob Lowe SECONDER:Board Member Billy O'Dell AYES:James A. Taylor, Bob Lowe, Billy O'Dell, Craig Mundt, Ed Lounds, Lawrence "Beau" Slay, Ryan Binner, Valerie Slack, Craig Bridgers NAYS:None EXCUSED:None 8.PUBLIC COMMENT None. 9.PUBLIC HEARINGS A.Arcosa Conditional Use Petition - The applicant is seeking approval of a Conditional Use petition to allow concrete manufacturing as a permitted use within the proposed Planned Non-Residential Development (PNRD) to be known as Arcosa. STAFF PRESENTATION: Kris McCrain, Planner II, SLC Planning Department, made a presentation. Presented both the Conditional Use (CU) and Planned Non-Residential Development (PNRD) combined. The applicant is proposing an 80,750 SF office / manufacturing facility which is located within the urban services district. The proposed development is centrally located within heavy industrial zoning districts residential parcels located to the east of the subject parcels. The property is proposing to contain a 77,750-sf manufacturing building and a 3,000-sf office with associated site improvements. The proposed development also includes the construction of Favorite Road with utility extensions to serve the proposed development. This petition conforms to the Standards of Review as set forth in St. Lucie County Land Development Code Section 11.07.03 and is consistent with the Goals, Objectives, and Policies of the St. Lucie County Comprehensive. Staff recommends the Planning and Zoning Commission forward the Petition to the Board of County Commissioners with a recommendation of approval. Conditions of Approval 1. The Planned Non-Residential Development shall always comply with the St. Lucie County noise ordinance, pursuant to Section 28-110 Sound Level Limitations. 2. All operations shall be limited between the hours of 7AM-10PM. 3. Prior to the issuance of a Vegetation Removal Permit or Exemption, whichever occurs first, a 100% gopher tortoise survey conducted by a state certified gopher tortoise agent per Florida Fish and Wildlife Conservation Commission (FWC) protocol shall be required. 4. Prior to issuance of a Certificate of Occupancy, all Category I invasive plants shall be Planning & Zoning Commission MeetingThursday, November 18, 2021 6:00 PM 3 | P a g e eradicated from the site. BOARD DISCUSSION: Board Member Valerie Slack inquired as to the applicant’s plan for dust control and air quality. Agent Brad Currie of EDC explained that this is a wet concrete mold manufacturing facility where there is not much dust. After the concrete poles are created in an indoor facility, they are delivered to the storage area via crane, traveling about 4mph. Hal Fonville from Arcosa explained that its washed aggregate and the concrete powder is confined and is stored at one end of the plant, away from neighbors where it gets mixed. Chair Taylor asked about anticipated noise levels. The concrete spinner machines are the noisiest. However, they will install interior walls designed to trap the noise per OSHA regulations. Mr. Lounds was also concerned about the noise level late at night and the transport heading down Midway Road. Mr. Fonville stated that it would be more likely to go until 7pm instead of 10 pm. Mr. Lounds also inquired about the length of the poles. Mr. Fonville responded there are some as long as 110ft. Mr. Curry responded that there is enough turning radius and auto turn for the poles. Kris McCrain also stated that turning analysis has been reviewed and approved by the DRC. Mr. Currie offered to have hours of operations cease at 7pm. Chair Taylor inquired as to how many truckloads per day with the response of 4-5 a day anticipated. Neighborhood buffering would include either an 8’ opaque fence or a cinderblock wall. Mr. Currie discussed the building being located west and approximately 800’ from the property line, including undeveloped land, a lake and a 10’ landscape buffer and 21’ upland planting around the lake and a 10’ littoral area for a total of about 41 feet of planting from white PVC fence. There will also be a wall around the concrete spinner machine. Mr. Lowe inquired about the time it takes for poles to come out into Midway and those that are longer require a special permit. Mr. Binner asked about lighting and Mr. Currie stated that the office and parking will have lighting to the west and security lights. Chair Taylor inquired about beeping. Kris McCrain stated that there is a white noise option approved by OSHA. Ms. Slack questioned the management of possible traffic closures due to trucks entering Midway Road. Mr. Benton spoke of alternatives. PUBLIC COMMENT: Favorite Road Neighbor Tammy Smith, 4339 Favortie Rd., was concerned about the noise and dust that would force her family to move after living there 22 years due to respiratory health concerns. Favorite Road Melanie Zolanger, 4221 Favorite Rd., inquired of when the neighborhood meeting took place because she received her letter 10 days ago. Mr. McCrain said the neighborhood meeting was held on 9/21/21 and the applicant was responsible for sending out the meeting notices. Ms. Zolanger also asked where the applicant was planning to store the aggregate and about noise concerns. Mr. McCrain referred back to the PowerPoint slide showing the silo in the NW corner of the property, about 800’ from the property line. Board Member Beau Slay explained his home backs up to an industrial area with less buffer and it is not as bad as they were anticipating. Planning & Zoning Commission MeetingThursday, November 18, 2021 6:00 PM 4 | P a g e Ms. Slack asked if the applicant would be willing to install a dust abatement system such as sprinklers around the silo and aggregate storage building in case there was dust created by the off loading and material movement. Mr. Currie stated they would. Mr. Currie stated the equipment and material would be enclosed in the building and irrigation is planned. He further explained the contained system, where a hose transports the washed rock aggregate from the silo to inside the building where the mixer is located, minimizing dust, all is enclosed. Mr. Currie also stated that the future land use of the property is industrial. BOARD MOTION: Mr. ODell read the approval motion as follows. After considering the testimony presented during the public hearing, including staff comments, and the standards of review as set forth in the St. Lucie County Land Development Code, I hereby move that the Planning and Zoning Commission forward a recommendation of approval to the St. Lucie County Board of County Commissioners for a Conditional Use petition to allow concrete manufacturing as an allowable use within the Arcosa Planned Non-Residential Development, subject to the conditions of the resolution, because the proposed conditional use petition is consistent with the general purpose, goals and objectives of the St. Lucie County Land Development Code and the comprehensive plan. Clarified that it would include the hours of operations ceasing at 7pm as proposed by the applicant. RESULT:APPROVE MOVER:Board Member Billy O'Dell SECONDER:Board Member Ed Lounds AYES:James A. Taylor, Bob Lowe, Billy O'Dell, Craig Mundt, Ed Lounds, Lawrence "Beau" Slay, Ryan Binner, Valerie Slack, Craig Bridgers NAYS:None EXCUSED:None B.Arcosa Preliminary Planned Non-Residential Development (PNRD) Rezoning & Site Plan - The applicant is seeking preliminary approval of a Planned Non-Residential Development Site Plan to be known as Arcosa. The preliminary site plan proposes a 77,750 square foot concrete manufacturing facility, a 4,000 square foot office, and associated site improvements. STAFF PRESENTATION: Kris McCrain, Planner II, SLC Planning Department, presented Arcosa Preliminary Planned Non-Residential Development (PNRD) Rezoning & Site Plan. The applicant is seeking preliminary approval of a Planned Non-Residential Development Site Plan to be known as Arcosa. The preliminary site plan proposes a 77,750 square foot concrete manufacturing facility, a 4,000 square foot office, and associated site improvements. BOARD MOTION: Planning & Zoning Commission MeetingThursday, November 18, 2021 6:00 PM 5 | P a g e Motion for Approval by Ms. Slack with stipulations described earlier with concrete wall construction, dust dampening measures and traffic issues previously discussed. They have done well by the neighbors to limit dust and noise and placing all major activity to the far northwest part of the property. RESULT:APPROVE MOVER:Board Member Valerie Slack SECONDER:President Bob Lowe AYES:James A. Taylor, Bob Lowe, Billy O'Dell, Craig Mundt, Ed Lounds, Lawrence "Beau" Slay, Ryan Binner, Valerie Slack, Craig Bridgers NAYS:None EXCUSED:None C.WaWa Midway & Selvitz Preliminary Planned Non-Residential Development (PNRD) Rezoning & Site Plan - The applicant is seeking approval of a Planned Non-Residential Development Rezoning and Preliminary Site Plan to be known as WaWa Midway & Selviltz (PNRD). SLC PRESENTATION: Jodi Kugler, Senior Planner, SLC Planning Department, made a presentation. The applicant is seeking approval of a Planned Non-Residential Development Rezoning and Preliminary Site Plan to be known as WaWa Midway & Selvitz (PNRD), a gas station with alcohol sales and outdoor seating in Fort Pierce. Condition of Approval: Access as shown on the Preliminary Site Plan is not approved with this application. Any proposed access beyond the side property adjacent to Midway Road will require a cross access easement with adjacent property owners prior to final approval of the site plan. APPLICANT: Brad Currie stated that the PNRD process changes are working well and that the applicant is available for questions. BOARD DISCUSSION: Mr. Binner inquired about the buffering preference of fence or concrete wall. Mr. Currie stated that a fence was what was agreed upon during the neighborhood meeting. Ms. Slack inquired about the access referred to in the condition. Ms. Kugler responded that it would be for the 2nd parcel to the west. David Baggett EDC stated that they have been talking to DOTwith regards to Midway improvements to include a left turn lane for the 2nd parcel. Mr. Binner inquired about fuel delivery trucks ingressing and egress. Scott Karney from Wawa stated that they can access either access point without u-turn movement. Ms. Slack inquired regarding fuel tank locations which are on the southeast corner of the site plan. Mr. Karney responded regarding Ms. Slack's inquiry on spills stating that the gas tanks are double walled and pressurized, they are monitored 24/7 and 365 days a year by headquarters in Pennsylvania and they shutdown immediately. Above ground spills, are notified to the local staff who are equipped with spill kits. The parking lot is curbed and spills would go to the rear and retention area to the north. CMr. Slay inquired about the parcel to the west. It is not Planning & Zoning Commission MeetingThursday, November 18, 2021 6:00 PM 6 | P a g e advertised at the moment. PUBLIC HEARING: None BOARD DISCUSSION Mr. Mundt made a motion for approval. After considering the testimony presented during the public hearing, including staff comments, and the standards of review as set forth in the St. Lucie County land development code, I hereby move that the Planning and Zoning commission forward a recommendation of approval to the St. Lucie County Board of County Commissioners for an amendment to the official zoning atlas for a planned non-residential development (PNRD) rezoning from CN, commercial neighborhood zoning district to the PNRD zoning district and preliminary site plan for a retail convenience store with alcohol sales and outdoor seating, including a fueling station and canopy within the wawa Midway & Selvitz PNRD, subject to the conditions of the resolution because the application is consistent with the St. Lucie County Comprehensive plan and satisfies standards for review of the St. Lucie County LDC. RESULT:APPROVE MOVER:Chair Craig Mundt SECONDER:Board Member Billy O'Dell AYES:James A. Taylor, Bob Lowe, Billy O'Dell, Craig Mundt, Ed Lounds, Lawrence "Beau" Slay, Ryan Binner, Valerie Slack, Craig Bridgers NAYS:None EXCUSED:None D.MMR RV Park Planned Non-Residential Development (PNRD) Rezoning & Preliminary Site Plan - The applicant is requesting a Planned Non-Residential Development (PNRD) Rezoning & Preliminary Site Plan to develop an eighty (80) lot recreational vehicle park with amenities on a 16.97-acre parcel of land within the MMR RV Park PNRD. The Rezoning from CG, Commerical, General Zoning District to PNRD Zoning District. SLC PRESENTATION: Jodi Kugler, Senior Planner, SLC Planning Department. The applicant is requesting a Planned Non-Residential Development (PNRD) Rezoning & Preliminary Site Plan to develop an eighty (80) lot recreational vehicle park with amenities on a 16.97-acre parcel of land within the MMR RV Park PNRD. The Rezoning from CG, Commercial, General Zoning District to PNRD Zoning District.The proposed PNRD Rezone & Preliminary Site Plan conform to the Standards of Review as set forth in St. Lucie County Land Development Code Sections 11.06.03 & 11.02.07 and have been found to be consistent with the Goals, Objectives, and Policies of the St. Lucie County Comprehensive. Planning & Zoning Commission MeetingThursday, November 18, 2021 6:00 PM 7 | P a g e Staff recommends the Planning and Zoning Commission forward a recommendation of approval to the Board of County Commissioners, subject to the following Conditions of Approval: Prior to approval of the Final/Major Site Plan, the applicant shall demonstrate compliance with Land Development Code, Section 7.10.24 Community Architectural Standards for the clubhouse, including a lighting and sign plan. Recreational Vehicle (RV) sites should be for rental only. No sale of individual sites is permitted. The length of stay of each rental site is limited to 180 days in accordance with the Florida statute. APPLICANT: Brad Currie, agent from EDC, explained that they used the PNRD to restrict the use to just recreational vehicles. Mr. Binner inquired about tiny homes and the age of the vehicle restrictions. Mr. Currie responded that it would only be for RV's and there is no age restriction on the vehicles as long as they run. Mr. Mundt inquired about the neighborhood meeting. Mr. Currie responded that the determination was made using a list provided by the county for owners within a 500 ft radius and that no one was in attendance but allowed for zoom or virtual option as well. Chair Taylor inquired about the RV park to the south do not get noticed. Ms. Slack inquired about the buffers in the site plan. Mr. Currie responded about the buffers and proposed amenities. Each space has a 60x105ft RV space, a car and patio area and water sewer and electric and life station tied to the sewer. PUBLIC HEARING: None. BOARD DISCUSSION/ MOTION: Mr. Binner motioned in favor of the project as follows: After considering the testimony presented during the public hearing, including staff comments, and the standards of review as set forth in the St. Lucie County land development code, I hereby move that the planning and zoning commission forward a recommendation of approval to the St. Lucie County Board of County Commissioners for an amendment to the official zoning atlas for a Planned Non- Residential Development (PNRD) rezoning from CG commercial general zoning district to the PNRD zoning district and preliminary site plan to develop a 80 lot recreational vehicle RV park to be known as MMR RV park PNRD, subject to the conditions of the resolution. RESULT:APPROVE MOVER:Board Member Ryan Binner SECONDER:Board Member Craig Bridgers AYES:James A. Taylor, Bob Lowe, Billy O'Dell, Craig Mundt, Ed Lounds, Lawrence "Beau" Slay, Ryan Binner, Valerie Slack, Craig Bridgers NAYS:None EXCUSED:None 10.WORKSHOPS Planning & Zoning Commission MeetingThursday, November 18, 2021 6:00 PM 8 | P a g e 11.OTHER BUSINESS Leslie Olson, Director of Planning and Development Services. Our one project for the holiday is not being presented then and so there will be no meeting for December. 12.ADJOURN