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HomeMy WebLinkAbout03.15.2018 Generated 4/11/2018 4:41 PM ST. LUCIE COUNTY PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA P & Z Regular Meeting March 15, 2018 Convened: 6:00 PM Adjourned: 7:20 PM 1. CALL TO ORDER The meeting was called to order at 6:00 PM by At-Large Board Member Bobby Hopkins A. Pledge of Allegiance B. Invocation By Mr. Hopkins Attendee Name Title Status Arrived William O'Dell Chairman Absent Edward Lounds Board Member Present Craig Mundt Board Member Present William Smith Board Member Present Sean P. Mitchell Board Member Present James Clasby At-Large Board Member Absent Bobby Hopkins At-Large Board Member Present Robert Lowe At-Large Board Member Present James Taylor At-Large Board Member Present Marty Sanders Ex-Officio Board Member Present D. Announcements Welcome New Board Member: Sean Mitchell Planning Director introduced the new Assistant Director Mayte Santamaria Planning Director introduced the new Senior Planner, Kori Benton P & Z Regular Meeting Thursday, March 15, 2018 6:00 PM 2 | P a g e E. Disclosure(s) Mr. Smith stated he would have to recuse himself regarding agenda 4A but sees that it will be continued to April. 2. MINUTES A. St. Lucie County Planning & Zoning Commission minutes for the meeting of Thursday, January 18, 2018 RESULT: ACCEPTED [UNANIMOUS] MOVER: Edward Lounds, Board Member SECONDER: James Taylor, At-Large Board Member AYES: Lounds, Mundt, Smith, Mitchell, Hopkins, Lowe, Taylor ABSENT: William O'Dell, James Clasby 3. PUBLIC COMMENT None 4. PUBLIC HEARINGS A. Rezoning: Tindall Holdings III, LLC property from CN (Commercial, Neighborhood) to the AR-1 (Agricultural, Residential—1 du/ac) Bethany Grubbs, Planner stated this agenda item will be continued to April 19, 2018. Unanimously approved to continue. RESULT: TABLED (CONTINUED) [UNANIMOUS] Next: 4/19/2018 6:00 PM AYES: Lounds, Mundt, Smith, Mitchell, Hopkins, Lowe, Taylor ABSENT: William O'Dell, James Clasby B. Rezoning: Indian River Spirits From the CG (Commercial General) and AR-1 (Agricultural Residential – 1) Zoning Districts to the IL (Industrial Light) Zoning District) Kori Benton, Senior Planner stated the proposed zoning change is to allow for a manufacturing use in addition to the existing commercial use on the property. Both uses are permitted in the requested industrial, light zoning district. The proposed zoning district is IL (Industrial, Light), which is intended “to provide and protect an environment suitable for light manufacturing, wholesale, and warehousing activities that do not impose undesirable noise, vibration, odor, dust, or other offensive effects on the surrounding area, together with such other uses as may be necessary to and compatible with light industrial surroundings.” Given the underlying MXD (Mixed Use Development - Airport Mixed Use Activity Area) Future Land Use and the existing zoning pattern, the proposed zoning district of IL is more compatible with the anticipated future development of this area and with the Airport Master Plan than is the current zoning. P & Z Regular Meeting Thursday, March 15, 2018 6:00 PM 3 | P a g e Placing IL zoning on the property would remove the residential density contained in the AR-1 district, which is incompatible with the airport use, and allow for light industrial uses consistent with the airport and the Kings Highway corridor. Staff recommends that the proposed rezoning be forwarded to the Board of County Commissioners with a recommendation for approval because the rezoning is consistent with the Standards of Review identified in Section 11.06.03 of the Land Development Code and is consistent with the goals, objectives and policies of the Comprehensive Plan. The Commission had a brief discussion regarding no objections from the neighbor and use of the airport access road. Public Hearing open No one spoke Public Hearing closed RESULT: APPROVE [UNANIMOUS] MOVER: Craig Mundt, Board Member SECONDER: James Taylor, At-Large Board Member AYES: Lounds, Mundt, Smith, Mitchell, Hopkins, Lowe, Taylor ABSENT: William O'Dell, James Clasby C. Murphy Rezoning from the I (Institutional) Zoning District to the AG-1 (Agricultural -1) Zoning District Linda Pendarvis, Development Review Coordinator stated this petition is a request for a change in zoning from the I (Institutional) zoning district to the AG-1 (Agricultural-1) zoning district to allow the applicant's existing residential development to continue in conformance with the proposed zoning district. The subject parcel consists of 2.35 acres located on the west side of Keen Road with the address of 2491 Keen Road. The current zoning of the subject property is I (Institutional), which is intended “…to provide and protect an environment suitable for institutional, public and quasi-public surroundings.” Single family residential homestead are not permitted unless operated as a congregate care facility, foster home, group care home, child care home, etc., licensed to serve clients of the Department of Children and Families Services. The proposed zoning district is AG-1 (Agricultural - 1 du/acre), which is intended to provide and protect an environment suitable for single-family dwellings at a maximum density of one (1) dwelling unit per gross acre, together with such other uses as may be necessary for and compatible with very low density rural residential surroundings and productive agricultural uses. Potential conditional uses range from agricultural crop services to retail sale of farm equipment. Potential allowed permitted uses include farms, ranches, animals (other than household domesticated pets), and a guest house (for a complete list please see the zoning use attachment). The 1995 rezoning from AG-1 to (I) Indusrial was to allow for the expansion of an existing elder care facility. The applicants are seeking a change in zoning to allow for the continued use of the existing residential home in conformance with the proposed zoning district. The permitted uses in the parcel’s existing in I Zoning include assistant living facilities, public safety offices, parks P & Z Regular Meeting Thursday, March 15, 2018 6:00 PM 4 | P a g e and recreation activities. The proposed agricultural zoning district is found on several parcels in the area and will allow the existing single family homestead. The change in zoning is not expected to result in significant adverse impacts on the natural environment. The Environmental Resources Department (ERD) is in receipt of the November 29, 2017 date-stamped submittal from Planning & Development Services. The applicant is requesting approval to rezone a parcel from Institutional (I) to Agricultural 1 (AG-1) for Homestead and tax purposes. The 2.35 acre parcel has an existing large home that was previously operating as an assisted living facility, and now is being used as a single-family residence. The parcel, located at 2494 Keen Rd in Ft. Pierce, is within the Towns, Villages, and Countryside (TVC) element. The rezoning to AG-1 is not anticipated to result in any adverse environmental impacts. This submittal does not propose any new construction activities, and therefore, no environmental impacts are anticipated at this time. If site development activities are proposed, ERD will conduct further review through the site plan or building permit review process. There was brief discussion of the agenda item with unanimous approval. Public Hearing open Sara Murphy gave her reasons for the request Public Hearing closed RESULT: APPROVE [UNANIMOUS] MOVER: James Taylor, At-Large Board Member SECONDER: Robert Lowe, At-Large Board Member AYES: Lounds, Mundt, Smith, Mitchell, Hopkins, Lowe, Taylor ABSENT: William O'Dell, James Clasby D. River Park Overlay Land Development Code Text Amendment Leslie Olson, Planning Director stated the proposed Land Development Code amendments to the River Park Community Overlay Zone are the result of many years of planning efforts between St. Lucie County and the residents of the River Park neighborhood. The original overlay was adopted in 1997 as a way to maintain the corridor as primarily residential, since conversion to commercial uses had been gaining frequency. In recent years sentiments have changed to emphasize a more refined attitude toward the inclusion of commercial uses in ways that still perpetuate the residential character and form of the community. The revisions included in this ordinance attempt a reconsidered approach to the inclusion of non-residential uses along the Prima Vista Blvd. corridor. The proposed text amends the River Park Community Overlay Zone, Section 4.02.00 of the Land Development Code (LDC). The purpose of the overlay zone is “to recognize changing conditions along Prima Vista Boulevard, in the River Park subdivision, between South Highway US 1 (SR 5) and Airoso Boulevard and to establish supplemental performance standards of review by which to evaluate all applications for change in zoning to nonresidential use.” The overlay zone section “is intended to provide for a logical and orderly transition from residential to nonresidential zoning where appropriate, and to protect those parcels which remain residential from the impacts of nonresidential development.” P & Z Regular Meeting Thursday, March 15, 2018 6:00 PM 5 | P a g e In 2014, the Planning and Development Services staff held five workshops with the River Park Community. The focus of the workshops was to reach a consensus among the residents as to the recommended changes to the River Park Community Overlay Zone. Based on written comments and feedback offered during the workshop process, the residents reached general consensus on the following issues: • No desire to commercialize the River Park marina (restaurant) • Encourage commercial development one lot deep, two lots wide and one story high • Create River Park specific landscaping and architectural requirements • Prohibit the high intensity uses: I.E. multi-family residential, gas stations, bars/nightclubs • Consider the following uses: medical/professional offices • Boulevard beautification • Consideration of differing character and design along Prima Vista should encourage differing design and use standards There was minority interest in the following: • Two story height development along the boulevard • Two lot deep commercial development conversion, providing walls and landscaping to the rear • Low intensity services (hair salon, coffee shop) and small scale retail (boutique under 3,000 SF) The consensus data was then organized into the below three scenario options and voted upon. 1. Scenario One: Rescind the River Park Overlay, and allow underlying Future Land Use and Zoning to control. • Net Effect: Permitted uses remain single family; however, all zoning districts compatible under Residential Urban Future Land Use are possible upon rezoning. These zoning districts include: all Residential zoning, Commercial Office, Commercial Neighborhood, Institutional, Utilities and Religious Facilities. Higher intensity uses, such as Commercial General zoning, could be possible if the applicant processes a Future Land Use map amendment. This scenario would lead to higher intensity uses along the Prima Vista Boulevard. 2. Scenario Two: Adopt new Overlay regulations based on year-long consensus building. • Net Effect: Creation of River Park Office Commercial, encouraging the development of one lot deep, primarily small scale office uses, with provisions for some low-intensity service uses and a mechanism to consider two-story commercial structures through a Conditional Use permit. Two-lot deep development would retain the requirement to process a Future Land Use map amendment. This scenario will encourage the redevelopment of existing structures and existing lot sizes, retaining the existing massing and scale, allowing for uses to change along the Prima Vista corridor while retaining the mid century character of River Park. 3. Scenario Three: Do nothing. Leave River Park Overlay regulations intact. • Net Effect: Encourages the retention of single family homes on Prima Vista Boulevard. In order to convert to commercial, the overlay requires amassing multiple parcels of land, contemplates two-lot deep development, requires a future land use map amendment, and a Planned Non Residential Development rezoning and site plan process. This is not within the fiscal feasibility P & Z Regular Meeting Thursday, March 15, 2018 6:00 PM 6 | P a g e of most small businesses. It will ultimately lead to larger scale commercial development, as evidenced by the auto parts stores, rather than low intensity small office uses. After extensive discussion and questions, a poll of those in attendance resulted in the following: 1. Scenario One: 11 votes 2. Scenario Two: 35 votes 3. Scenario Three: 0 votes Staff presented the results of the workshop series to the Board of County Commissioners where staff was then directed to move forward with amending the River Park Community Overlay Zone per Scenario Two. Since that time staff has been working with outside planning consultants to formulate the new language. Staff recommends that the proposed Text Amendment to the Land Development Code be forwarded to the Board of County Commissioners with a recommendation for approval because it meets the Standards of Review contained in Section 11.06.03 and is consistent with the goals, objectives and policies of the Comprehensive Plan. The Commission had a detailed discussion regarding commending staff with collaborating with the neighborhood; sheriff's office doing a traffic study; speeding in the neighborhoods; the width of the side roads; building height, waiting until Crosstown Parkway is opened for another study. Also keeping the character of the road; square footage; converting houses to offices; congestion, conditional uses and WaWa. Public Hearing open 3 residents in the area spoke and gave reasons for their likes and dislikes of the agenda item. They all commended staff for the neighborhood meetings; talked about the congestion of the side streets; noise and the traffic study. Public Hearing closed RESULT: APPROVE [UNANIMOUS] MOVER: Craig Mundt, Board Member SECONDER: James Taylor, At-Large Board Member AYES: Lounds, Mundt, Smith, Mitchell, Hopkins, Lowe, Taylor ABSENT: William O'Dell, James Clasby 5. WORKSHOPS A. There are no items scheduled. 6. OTHER BUSINESS A. There are no scheduled items. 7. ADJOURN There being no further business to be brought before the Board, the meeting was adjourned. P & Z Regular Meeting Thursday, March 15, 2018 6:00 PM 7 | P a g e Please Note: Final minutes are recorded in the official minute books that are filed with the Clerk of the Circuit Court and available for inspection upon request.