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HomeMy WebLinkAbout03.17.2016 Generated 4/1/2016 11:40 AM ST. LUCIE COUNTY PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA P & Z Regular Meeting March 17, 2016 Convened: 6:00 PM Adjourned: 7:45 PM 1. CALL TO ORDER The meeting was called to order at 6:00 PM by Chair Stephanie Morgan A. Pledge of Allegiance All stood for the Pledge of Allegiance Attendee Name Title Status Arrived Stephanie Morgan Chair Present Bobby Hopkins Vice Chair Absent Edward Lounds Board Member Present James Clasby At-Large Board Member Present Cathy Townsend Board Member Absent William Smith Board Member Present Charles Grande Board Member Present Robert Lowe At-Large Board Member Absent James Taylor At-Large Board Member Present Marty Sanders Ex-Officio Board Member Present C. Announcements D. Disclosure(s) Mr. Clasby disclosed that he spoke with Mike Jacquin regarding agenda items 4A and 4B. 2. MINUTES P & Z Regular Meeting Thursday, March 17, 2016 6:00 PM 2 | P a g e A. St. Lucie County Planning & Zoning Commission minutes for the meeting of Thursday, February 18, 2016 RESULT: ACCEPTED [UNANIMOUS] MOVER: Charles Grande, Board Member SECONDER: James Clasby, At-Large Board Member AYES: Morgan, Lounds, Clasby, Smith, Grande, Taylor ABSENT: Bobby Hopkins, Cathy Townsend, Robert Lowe 3. PUBLIC COMMENT None 4. PUBLIC HEARINGS A. Resolution Granting a Change in Zoning from the IL (Industrial, Light) Zoning District to the I (Institutional) Zoning District Diana Waite, Senior Planner stated she would be presenting staff comments for two agenda items: first is a request for a change in zoning from the IL (Industrial, Light) Zoning District to the I (Institutional) Zoning District; that, if approved would allow the Board of County Commissioners to consider approval of the 2nd item which is a Conditional Use Permit application for a drug and alcohol detox rehabilitation center in Institutional Zoning. Although the two applications will be presented and discussed together, they will require a separate vote following the public hearings. Both of these items are quasi-judicial public hearings. The rehabilitation center is proposed for location on a 1.93 acre parcel located 130 feet west of Kings Highway within the Kings Highway Industrial Park. The industrial park entrance is located northwest of the Angle Road and Kings Highway intersection and approximately 3 miles southwest of the St. Lucie County International Airport. The petition site is surrounded by existing industrial uses. The 120+ acre platted Kings Highway Industrial park is over 50% built out. The industrial park is developed with Fort Pierce Utilities Authority (FPUA) water and wastewater services and an onsite stormwater management system and is designated a Foreign Trade Zone. Adjacent uses include: to the west, AAA Cooper Transportation a multi-regional trucking firm serving 12 southeastern states; to the north Pressure Pro assembles and distributes pressure washers and associated equipment, to the south is Al’s Family Farm a citrus packing house and to the east is Al’s Red Barn Grill restaurant, parking area, garden and children’s playground. The Zoning Districts surrounding the parcel are the same as the subject parcel, Industrial Light. The proposed Institutional Zoning District list of permitted uses allows several types of residential care facilities. These include congregate care facilities, foster homes and child care facilities that provide nursing, personal or custodial care. If the parcel is rezoned to Institutional, no further public hearings would be required for the permitted uses to operate on the property. These facilities could operate from the site upon license by the State of Florida and issuance of local zoning compliance. P & Z Regular Meeting Thursday, March 17, 2016 6:00 PM 3 | P a g e The existing 14,446 square foot building has sufficient space and parking to accommodate the proposed rehabilitation center. The site was developed in 2000 as offices for a tax and financial software development company known as ATX Forms. If both applications are approved, a change in occupancy type would require modifications to the interior to convert the building to a medical facility. On Wednesday March 9th, the applicant’s agent held a neighborhood meeting after mailing notice of the meeting to owners of property within 500 feet. Five property owners attended the meeting. The primary concerns were security and traffic. The applicant proposed to operate a 60 bed drug and alcohol detox rehabilitation center. The patients would be at the center for a period of 5-7 days and would not be driving to or from the center. The center would have 3 shifts and employ approximately 30 people. The conditional use is requested as a Specialty Hospital (SIC 8069), under the Standard Industrial Code category for Health Services. This category includes facilities with medical care and medical staff at the facility 24 hours a day. The facility would be licensed by the Florida Department of Children and Families. Staff has found the proposed change in zoning to be inconsistent with the Goals, Objectives and Policies as set forth in the County's Comprehensive Plan and the LDC standards of review as cited in your staff report. Staff is particularly concerned with the list of permitted uses in the Institutional Zoning District that allows residential care facilities that are not compatible with the surrounding industrial uses and designations. Staff is also concerned with the loss of industrial designated lands within an established Industrial Park and foreign trade zone. Staff recommends the Commission consider not only the proposed conditional use but all permitted uses within the Institutional zoning district that may be located on the property without any further Board review if the property is rezoned. Staff recommends both petitions be forwarded to the Board of County Commissioners with a recommendation of denial. Brad Curry of Engineers, Designs and Construction (EDC) gave a presentation regarding the rezoning & conditional use permit (both agenda items 4A and 4B) The Board discussed why not Planned Non-Residential Development (PNRD) instead of institutional, volunteer status, private facility, self pay/insurance pay, light industry, families in recovery, not a residential area, no court appointments, being a locked facility and a protocol of leaving against medical advise and a list of negatives. Public Hearing Open Business owner from the Business Park represented his business and others and gave his reasons for being against the agenda item Public Hearing Closed P & Z Regular Meeting Thursday, March 17, 2016 6:00 PM 4 | P a g e RESULT: APPROVED [4 TO 2] MOVER: Charles Grande, Board Member SECONDER: William Smith, Board Member AYES: Stephanie Morgan, William Smith, Charles Grande, James Taylor NAYS: Edward Lounds, James Clasby ABSENT: Bobby Hopkins, Cathy Townsend, Robert Lowe B. Resolution Granting a Conditional Use Permit for a Drug and Alcohol Rehabilitation Center in I (Institutional) Zoning This agenda item was discussed with agenda item 4A but have separate voting. Public Hearing Open Ken Martin, the real estate broker that represents the seller of this property gave reasons of why he was for and supports the agenda item. Public Hearing Closed RESULT: APPROVED [4 TO 2] MOVER: James Taylor, At-Large Board Member SECONDER: Charles Grande, Board Member AYES: Stephanie Morgan, William Smith, Charles Grande, James Taylor NAYS: Edward Lounds, James Clasby ABSENT: Bobby Hopkins, Cathy Townsend, Robert Lowe C. Stop Gap Ordinance - Commercial Composting Facilities Heather Young, Assist. County Attorney stated at the January 12, 2016 informal meeting, the Board discussed the issue of regulating the location and use of commercial composting facilities. At that meeting, the Board requested County staff study the issue and develop regulations for the Board's consideration. The study will include a review of other local government regulations for commercial composting and provide additional information on the needs and potential impact of these facilities. Draft recommendations will be developed to ensure the County has all protections necessary. The draft ordinance, if adopted would postpone the issuance of development permits for commercial composting facilities for the earlier of (1) a period of 330 days from the adoption of the Stop gap Ordinance or (2) the effective date of the adoption of regulations resulting from the study. This ordinance is not intended to affect backyard composting by residential homeowners on their own property. On February 9, 2016 the Board of County Commissioners (BOCC)granted permission to advertise the stop gap ordinance. Staff recommends the Planning & Zoning Commission forward a recommendation of approval to the BOCC. The Board discussed the logic behind the days (330 days), discussed certain sections of the ordinance for clarity. Public Hearing Open No one spoke Public Hearing Closed P & Z Regular Meeting Thursday, March 17, 2016 6:00 PM 5 | P a g e RESULT: APPROVED [UNANIMOUS] MOVER: Charles Grande, Board Member SECONDER: William Smith, Board Member AYES: Morgan, Lounds, Clasby, Smith, Grande, Taylor ABSENT: Bobby Hopkins, Cathy Townsend, Robert Lowe 5. WORKSHOPS A. There are no items scheduled. 6. OTHER BUSINESS A. The next meeting is April 21, 2016 7. ADJOURN There being no further business to be brought before the Board, the meeting was adjourned. 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.