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ST. LUCIE COUNTY PLANNING & ZONING COMMISSION
ST LUCIE COUNTY, FLORIDA
P & Z Regular Meeting
July 17, 2014 Convened: 6:00 PM
Adjourned: 8:30 PM
I. CALL TO ORDER
The meeting was called to order at 6:00 PM by Chair Cathy Townsend
1. Pledge of Allegiance
Attendee Name Title Status Arrived
Cathy Townsend Chair Present
William O'Dell Vice Chair Present
Brad Culverhouse Board Member Absent
Charles Grande Board Member Present
Edward Lounds Board Member Late
Stephanie Morgan Board Member Absent
Bobby Hopkins Board Member Present
Craig Mundt Board Member Present
Marty Sanders Board Member Absent
William Smith Board Member Present
3. Announcement(s)
None
4. Disclosure(s)
None
P & Z Regular Meeting Thursday, July 17, 2014 6:00 PM
2 | P a g e
II. MINUTES
St. Lucie County Planning & Zoning Commission minutes for the meeting of Thursday, June 19,
2014
RESULT: ACCEPTED AS AMENDED [UNANIMOUS]
MOVER: Charles Grande, Board Member
SECONDER: William Smith, Board Member
AYES: Townsend, O'Dell, Grande, Lounds, Hopkins, Mundt, Smith
ABSENT: Brad Culverhouse, Stephanie Morgan, Marty Sanders
III. PUBLIC COMMENT
None
IV. PUBLIC HEARINGS
1. The Buena Vista - An Amendment to the Official Zoning Atlas from RM-5 (Residential, Multiple
Family - 5) to I (Institutional)
Jeff Johnson, Senior planner stated Lennard Property Investors LLC is requesting an
Amendment to the Official Zoning Atlas from RM-5 (Residential, Multiple Family - 5 units per
acre) to I (Institutional) for 9.7 acres of vacant land located on the south side of Tilton Road,
east of Prima Vista Boulevard. The Institutional zoning district is being requested to allow via
Conditional Use Permit an assisted living facility to be developed on the property.
The applicant has submitted a Minor Site Plan for this project that consists of a one-story,
48,445 s.f. building comprised of 80 rooms/96 beds with associated parking (see attached
plans). The Development Review Committee (DRC) has certified and the Planning and
Development. Services Director will take final action on this Minor Site Plan pending Board of
County Commissioners final action on this petition.
The applicant held a neighborhood meeting with property owners within 500 feet of the
subject property on July 10, 2014. Staff will provide a summary of this meeting to the
Commissioners at the Planning and Zoning Commission meeting. Forward a recommendation
of approval to the Board of County Commissioners for an Amendment to the Official Zoning
Atlas from RM-5 (Residential, Multiple Family - 5 units per acre) to I (Institutional).
Chair Townsend asked if there were questions for staff
The Board members asked questions regarding Planned Non-Residential Development (PNRD),
zoning change/wetlands violation, less demand of services, parking, how much fill will be used,
elevation, storm evacuation and reduced density. Brian Nolan of Lucido and Associates gave a
presentation and discussed the neighborhood meeting about the assisted living facility. Danny
Retherford of Engineering Design and Construction (EDC) explained drainage concerns. Larry
Wright, the developer explained that he would hire a professional team to run the facility.
P & Z Regular Meeting Thursday, July 17, 2014 6:00 PM
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Chair Townsend opened the public hearing
Several residents in the area spoke and all were not in favor of the zoning change to the area.
Some of their concerns were about drainage, buffering, protective zones and traffic.
Chair Townsend closed the public hearing
Mr. Grande made the motion: After considering the testimony presented during the public
hearing including staff comments, and the Standards of Review as set forth in Section
11.06.03 of the St. Lucie County Land Development Code. I hereby move that the Planning
and Zoning Commission recommend that the St. Lucie County Board of County
Commissioners deny the application of Lennard Property Investors LLC for an amendment to
the Official Zoning Atlas to change the zoning RM-5 (Residential, Multiple Family-5) to I
(Institutional) because it would be inconsistent with the existing land uses, it will result in
excessive call on public facilities, it will create significant impacts on the natural environment,
it will affect property values in the area and it will prevent an orderly and logical
development pattern. Mr. Lounds seconded the motion.
RESULT: DENY [UNANIMOUS]
MOVER: Charles Grande, Board Member
SECONDER: Edward Lounds, Board Member
AYES: Townsend, O'Dell, Grande, Lounds, Hopkins, Mundt, Smith
ABSENT: Brad Culverhouse, Stephanie Morgan, Marty Sanders
2. The Buena Vista - Conditional Use Permit for an Assisted Living Facility in the I (Institutional)
Zoning District
Jeff Johnson, Senior planner stated Lennard Property Investors LLC is requesting a Conditional
Use Permit to allow for an assisted living facility on 9.7 acres of vacant land located on the
south side of Tilton Road, east of Prima Vista Boulevard. The proposed use is comprised of 80
rooms/96 beds within a one-story, 48,445 s.f. building, with associated parking (see attached
plans). The City of Port St. Lucie will be providing water and wastewater service for this project.
The applicant held a neighborhood meeting with property owners within 500 feet of the
subject property on July 10, 2014. This informational meeting was attended by approximately
40 area residents to have their comments and questions addressed by the applicant on their
proposed development plans to construct an assisted living facility. Forward a
recommendation of approval to the Board of County Commissioners for a Conditional Use
Permit (an Assisted Living Facility) in the proposed I (Institutional) zoning district subject to
conditions in the Resolution.
Mr. Nolan requested to withdraw this agenda item since the amendment to the Official Zoning
Atlas was denied. They will go back to the drawing board, consider what the residence has said
and come back to the Board at a later date.
P & Z Regular Meeting Thursday, July 17, 2014 6:00 PM
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RESULT: WITHDRAWN
V. WORKSHOPS
There are no items scheduled.
VI. OTHER BUSINESS
There are no items scheduled.
VII. 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.
St. Lucie County 1
Planning and Zoning Commission/ Local Planning Agency 2
Roger Poitras Annex, Commission Chambers, 3rd Floor 3
June 19, 2014 Meeting 4
6:00 p.m. 5
6
In the event of a conflict between these written minutes and a compact disc recording, the compact disc shall control. 7
8
9
I. CALL TO ORDER 10
Vice-Chair Townsend called the meeting to order at 6:00 p.m. 11
A. Pledge of Allegiance 12
13
B. Roll Call 14
Cathy Townsend ................................... Vice Chair 15
Craig Mundt ………….…..………….…Commission Member 16
Edward Lounds .................................... Commission Member 17
Stephanie Morgan ................................ Commission Member 18
Charles Grande .................................... Commission Member 19
William O’Dell ....................................... Commission Member 20
Bobby Hopkins ..................................... Commission member 21
William Smith ........................................ Commission Member 22
23
Member Absent 24
Brad Culverhouse ................................. Commission Member 25
Marty Sanders ...................................... Ex-Officio Member 26
27
Staff Present 28
Mark Satterlee ...................................... Planning & Development Services Director 29
Heather Young ..................................... Assistant County Attorney 30
Amy Griffin ........................................... Environmental Resources Manager 31
Chris Lestrange. ................................... Water Quality Manager 32
Leslie Olson.......................................... Planning Manager 33
Britton Wilson ....................................... Senior Planner 34
Beverly Austin ...................................... Recording Secretary 35
36
C. Announcements 37
None 38
39
D. Disclosure 40
None 41
42
II. Minutes 43
Review of the minutes from the April 17, 2014 meeting for approval. Vice Chair Townsend 44
asked if there were any additions or corrections. 45
46
Mr. Mundt stated Mr. Culverhouse came in late at the last meeting; in the minutes he is 47
marked absent. 48
49
Mr. Lounds moved to approve the minutes as corrected. 50
Mr. Mundt seconded. The motion carried. 51
52
III. PUBLIC COMMENTS 53
None 54
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Planning and Zoning Commission June 19, 2014
Minutes
IV. PUBLIC HEARING 55
56
A. Stormwater – LDC Text Amendment Chapters 7 & 11 57
Purpose: County-initiated text amendment to the Land Development Code which reflects 58
recent Florida Administrative Code (FAC) changes that pertain to Stormwater 59
Management. The proposed amendments are nonsubstantive and propose changes only 60
to the referencing and naming of FAC citations and documents. Staff comment and 61
presentation by Britton Wilson, Senior Planner. 62
63
Britton Wilson, Senior Planner, presented a county-initiated Amendment to the text of Land 64
Development Code, for sections pertaining to Stormwater Management. The purpose of the 65
proposed text amendment is to Update Florida Administrative Code or FAC citations that were 66
changed in the fall of 2013. This is a public hearing and notice was published in the St. Lucie 67
Tribune on June 5, 2014 with no comments from the public being submitted. 68
69
The proposed Stormwater Text Amendments are non-substantive; they do not increase or 70
decrease the existing stormwater management requirements, and the edits focus only on 71
updating code citations to the Florida Administrative Code, which are located in chapters 7 and 72
11. The affected sections of chapter 7 speak to stormwater management methodologies. The 73
affected sections of chapter 11 speak to the requirements of the permit process. So the current 74
code references point to chapters that no longer exist, and this process is intended to redirect 75
applicants to the current FAC references. In order to bring these sections of the code up to date 76
with current Florida Administrative Code citations, staff recommends that the amending 77
Ordinance be forwarded to the Board of County Commissioners with a recommendation for 78
approval. I and the Water Quality Manager, Chris LeStrange, are here to address any 79
questions you may have. 80
81
Vice Chair Townsend asked if there were questions for staff 82
83
Mr. Grande wanted to know why the single family residences are exempted. 84
85
Mr. Lestrange stated he did not know; it has been that way as long as he has been here. It is 86
consistent with the water management district rules. 87
88
Vice Chair Townsend opened the public hearing 89
None 90
Vice Chair Townsend closed the public hearing 91
92
Vice Chair Townsend asked the Board if there was any discussion 93
No board discussion 94
95
Mr. Mundt made the motion: After considering the testimony presented during the public 96
hearing including staff comments, I hereby move that the Planning and Zoning 97
Commission of St. Lucie County recommend that the St. Lucie County Board of County 98
Commissioners approve the proposed Ordinance amending Chapter 7 and 11 of the Land 99
Development Code pertaining to stormwater management because it brings the LDC up 100
to current Florida Administrative Code standards. Ms. Morgan seconded to motion. 101
102
The roll was called: 103
Stephanie Morgan Yes 104
Craig Mundt Yes 105
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Planning and Zoning Commission June 19, 2014
Minutes
Vice Chair Townsend Yes 106
Charles Grande Yes 107
Billy O’Dell Yes 108
Bobby Hopkins Yes 109
William Smith Yes 110
111
B. Shoreline Protection Glitch Bill 112
Purpose: To provide a variance from the County’s Shoreline Protection Standards and 113
Regulations pertaining to the St. Lucie River Shorelines Zone B requirements which were 114
inadvertently omitted in the ordinance that went through the approval process in 115
September 2013. Staff comments and presentation by Amy Griffin, Environmental 116
Resources manager. 117
. 118
Amy Griffin, Environmental Regulations Manager presented the Glitch Bill Ordinance revising 119
the Shoreline Protection Section of the Land Development Code. This is the 1st of 3 required 120
public hearings. As a reminder, the Shoreline Protection section of the Land Development 121
Code details the regulations regarding development along the river shorelines located in 122
unincorporated SLC, specifically, the Indian River Lagoon, the North Fork of the St. Lucie River, 123
Ten Mile & Five Mile Creeks and their tributaries. This section of the code was brought before 124
this Board about a year ago and subsequently approved by the BOCC on September 3, 2013. 125
After it was approved it was realized that there was a flaw in the way the variance language was 126
written and it could have been interpreted that the variance process was not available for the 127
portion of the Shoreline buffer required by code, known as Zone B. The County Attorney 128
recommended we correct the language. One other clarification was made on page 9 of 11 129
starting on line 4 clarifying the amount of time ERD has to determine an application complete. 130
These are not new requirements nor are we proposing an increase to the existing requirements. 131
132
The ZONE A Vegetated Buffer widths along the North Fork River and the Indian River Lagoon 133
are required to be measure either 50 feet wide or 75 feet wide depending on the date the lot 134
was platted. Zone A is required to consist of preserved or planted native vegetation. 135
• Removal of non-native vegetation IS allowed 136
• A private access &/or dock IS allowed. 137
• Construction, development activities, motorized vehicles, and shoreline alteration, are NOT 138
ALLOWED unless authorized by a variance. 139
140
The ZONE B Buffer only applies to the North Fork River and its tributaries. Zone B is 300 feet 141
wide measured from the MHWL landward. The following activities are prohibited in Zone B: 142
• Development activity that does not comply with SLC’s flood damage prevention regulation 143
(Section 6.05.00 of the LDC); 144
• Public or private road rights-of-ways (except for individual driveways and or canal 145
maintenance easements); 146
• Retention ponds or stormwater systems other than an ERD approved berm and/or swale for 147
the purpose of preventing sheet flow into the river; 148
• New septic systems; 149
• wastewater lift stations; 150
• Petroleum, chemical, fertilizer or manure storage areas. 151
152
The intent of the proposed revisions to the shoreline code is to develop a consistent, 153
streamlined and predictable review process in a manner that benefits applicants while achieving 154
the same protection of natural resources for which we have always strived. In summary, the 155
proposed code revisions will clarify shoreline buffer shoreline variance process. 156
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Planning and Zoning Commission June 19, 2014
Minutes
Staff recommends that the Planning and Zoning Commission forward the petition to amend the 157
Shoreline Protection of the LDC to the SLC BOCC with a recommendation of approval. 158
159
Vice Chair Townsend asked if there were questions for staff 160
161
Mr. Grande stated on page 9 of 11, the new paragraph C which is the old paragraph B, he 162
believes there are some words missing at the beginning. It should read similar to paragraph D 163
but there are words omitted. He believes it should say …”within 20 business days of the date 164
the application is determined complete…” 165
166
Ms. Griffin stated she would take a closer look and change what needs to be changed before 167
the BOCC meeting. 168
169
Vice Chair Townsend opened the public hearing 170
None 171
Vice Chair Townsend closed the public hearing 172
173
Vice Chair Townsend asked the Board if there was any discussion 174
No board discussion 175
176
Mr. Odell made the motion: After considering the testimony presented during the public 177
hearing including staff comments, I hereby move that the Planning and Zoning 178
Commission of St. Lucie County recommend that the St. Lucie County Board of County 179
Commissioners approve the Shoreline Protection Glitch Bill Ordinance because the 180
proposed revisions to the Shoreline Protection section simplifies the variance process 181
for a portion of the required buffers by clarification of the allowance for variance 182
requests for Zone B of St. Lucie River Shorelines and also clarify variance timeframes. 183
Ms. Morgan seconded to motion. 184
185
The roll was called: 186
Stephanie Morgan Yes 187
Craig Mundt Yes 188
Vice Chair Townsend Yes 189
Charles Grande Yes 190
Billy O’Dell Yes 191
Bobby Hopkins Yes 192
William Smith Yes 193
194
V. WORKSHOP 195
A. Jenkins Road Overlay 196
Purpose: To propose a short term solution to remove certain portions of the Jenkins 197
Road Overlay; the proposed long term solution is to pursue funding for a 198
comprehensive area plan resulting in a rewrite of the Jenkins Road Area Plan 199
Discussion item only 200
201
Leslie Olson gave a PowerPoint presentation regarding the Jenkins Road Overlay: 202
• 2005: More than 3,000 residential dwelling units proposed in the Jenkins Road area 203
• Hired Dan Burden to create the Jenkins Road Area Plan, focusing on walkable communities 204
and avoiding sprawl as a result of proposed residential development 205
• 2006: Jenkins Road Area Special District was adopted, a TND from another municipality’s 206
adopted code 207
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Planning and Zoning Commission June 19, 2014
Minutes
• 2008: The residential real estate market had crashed; none of the proposed Jenkins Road 208
area developments were completed 209
• The design standards are opaque & contradictory; difficult to apply and interpret. 210
• Requires all rezonings to be accomplished through Planned Development. Current land use 211
case law suggests this may not be enforceable. 212
• The standards require such large buffers between industrial and non-industrial parcels, it 213
makes many existing industrial parcels impossible to redevelop. Three current proposals for 214
existing or expanding small businesses must be denied under this existing code. 215
• Staff has applied for a DEO grant of $25,000 to assist in the costs of updating the Jenkins 216
Road Plan and writing a new Jenkins Road Overlay to implement community goals and 217
objectives 218
• Staff seeks Planning and Zoning Commission the following: 219
• Consensus to move forward with a text amendment, removing all of the Jenkins Road 220
Area Plan Special District, excepting the right of way protection map; and 221
• Input on desired uses, densities and long range vision for this area. 222
223
Vice Chair Townsend asked if there were questions for staff 224
225
Mr. Mundt stated the commission needs some time regarding the workshop particularly on input 226
without any additional background to tonight’s meeting. He has no problem with a consensus to 227
move forward but they need more time to think about what they want to see within the overlay. 228
229
There was board discussion 230
231
VI. OTHER BUSINESS 232
A. Planning and Development Services Director comments 233
The P&Z Commission MinuteTraq training will be June 26 at 10am. The September 234
meeting will be moved due to date conflicts of the BOCC budget meeting. The summer 235
schedule will be looked into. 236
237
Mr. Mundt requested an update on the hotel rezoning on North Hutchinson Island. 238
239
Ms. Olson stated they have submitted a Future Land Use Map Amendment and staff is 240
working with them on the text amendment to create the Resort Zoning district. We would 241
like to bring everything forward in one big chunk. 242
243
B. Other business at the discretion of the Planning & Zoning Board members 244
No other business 245
246
VII. ADJOURN 247
248
There being no further business, the meeting adjourned at 6:40 pm. 249
250
251
252
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ITEM NO. (ID # 2188)
DATE: 07/17/2014
AGENDA REQUEST *PUBLIC HEARINGS
QUASI-JUDICIAL
BACKGROUND:
Lennard Property Investors LLC is requesting an Amendment to the Official Zoning Atlas from RM-5
(Residential, Multiple Family - 5 units per acre) to I (Institutional) for 9.7 acres of vacant land located on
the south side of Tilton Road, east of Prima Vista Boulevard. The Institutional zoning district is being
requested to allow via Conditional Use Permit an assisted living facility to be developed on the property.
The applicant has submitted a Minor Site Plan for this project that consists of a one-story, 48,445 s.f.
building comprised of 80 rooms/96 beds with associated parking (see attached plans). The Development
Review Committee (DRC) has certified and the Planning and Development Services Director will take final
action on this Minor Site Plan pending Board of County Commissioners final action on this petition.
The applicant conducted a neighborhood meeting on July 10, 2014. This informational meeting was
attended by approximately 40 area residents to have their comments and questions addressed by the
applicant on their proposed development plans to construct an assisted living facility. The applicant
answered resident concerns, primarily related to drainage, buffering, and traffic.
GENERAL INFORMATION
Applicant/Property Owner Lennard Property Investors LLC
Agent for Applicant Lucido and Associates - Brian Nolan
Location South side of Tilton Road, east of Prima Vista Boulevard
Parcel Id Number 3414-501-0705-000-0
Parcel Size 9.7 acres
Existing Use Vacant
Proposed Use Assisted Living Facility (80 rooms/96 beds)
Wetlands 1.1 acres
TO: St. Lucie County Planning & Zoning Commission
PRESENTED BY: Jeffrey Johnson, Senior Planner
SUBMITTED BY: Planning Division
SUBJECT: The Buena Vista - An Amendment to the Official Zoning Atlas from RM-5
(Residential, Multiple Family - 5) to I (Institutional)
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Urban Service Boundary Port St. Lucie Utilities
Existing Land Use and Zoning:
Future Land Use Zoning Existing Use(s)
RU (Residential Urban - 5
du/acre)
RM-5 (Residential, Multiple
Family - 5 units per acre)
Vacant
Surrounding Land Use and Zoning:
Future Land Use Zoning Existing Use(s)
North RU (Residential Urban
- 5 du/acre)
AR-1 (Agricultural, Residential -
1 du/acre)
Single Family
Residence
South RU (Residential Urban
- 5 du/acre)
RF (Religious Facilities) Vacant
East RU (Residential Urban
- 5 du/acre)
AR-1 (Agricultural, Residential -
1 du/acre)
Single Family
Residence
West RU (Residential Urban
- 5 du/acre)
AR-1 (Agricultural, Residential -
1 du/acre)
Single Family
Residence
STANDARDS OF REVIEW (LDC, SECTION 11.06.03)
Section 11.06.03 of the St. Lucie County Land Development Code establishes the standards for reviewing
amendments to the Official Zoning Atlas. In reviewing the application of a proposed amendment to the
Official Zoning Atlas, the Board of County Commissioners and the Planning and Zoning Commission shall
consider:
A. Whether the proposed rezoning is in conflict with any applicable portions of the St. Lucie County
Land Development Code;
The requested change to the Official Zoning Atlas is to rezone the subject parcel from RM-5
(Residential, Multiple Family - 5) to I (Institutional). Pursuant to Section 3.01.03(X)(7)(k), “Medical
and Other Health Services (SIC 80)” are listed as Conditional Uses within the I (Institutional) zoning
district. The proposed use falls under this Standard Industrial Classification category as a personal
care facility as defined in SIC 8059. A site plan requires that the proposed development comply
with applicable Land Development Code requirements such as landscaping, buffering, traffic
circulation, parking, etc.
The current RM-5 zoning and land use entitles the owner to develop a residential development on
the subject property with up to 49 dwelling units. The following is a list of permitted and
conditional uses in the proposed Institutional zoning district:
Institutional Zoning Permitted Uses
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Community Residential Homes Family Day Care Homes
Family Residential Homes Institutional Residential Homes
Parks Police and Fire Protection
Recreation Activities Religious Organizations
Institutional Zoning Conditional Uses
Amphitheaters Correctional Institutions
Cemeteries Cultural Activities and Nature Exhibitions
Membership Organizations Educational Services and Facilities
Executive, Legislative, and Judicial
Functions
Funeral and Crematory Services
Fairgrounds Medical and Other Health Services
Theaters Residential Care Fac. For Juvenile Offenders
Postal Services Telecommunication Towers
Social Services Sporting and Recreational Camps
Stadiums, Arenas and Race Tracks
If rezoned to Institutional, this parcel may be considered for the uses above, if the current
development proposal expires.
The proposed zoning change is not in conflict with any provisions of the Land Development Code.
B. Whether the proposed amendment is consistent with all elements of the St. Lucie County
Comprehensive Plan;
The Future Land Use for the subject property is RU (Residential Urban - 5 du/acre), which allows
for institutional and residential uses. According to Table 1-3 in the Comprehensive Plan, Land Use
Designation/Zoning District Compatibility Chart, the proposed I (Institutional) zoning district is
compatible with the RU (Residential Urban - 5 du/acre) future land use designation. Therefore, a
Comprehensive Plan Amendment to change the future land use is not required. The proposed
zoning change to (I) Institutional is consistent with the Comprehensive Plan.
C. Whether and the extent to which the proposed zoning is inconsistent with the existing and
proposed land uses;
As previously mentioned, the proposed Institutional zoning district is consistent with the existing
Future Land Use. The intent of the Institutional zoning district is to provide and protect and
environment suitable for institutional, public, and quasi-public uses, together with such other uses
as may be compatible with institutional, public, and quasi-public surroundings. Particular
attention to buffering and landscaping will be needed to assure compatibility with the adjacent
existing single family residential properties that lie to the north, east and west of the subject
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property. The Planning Division has received feedback from nearby property owners with
concerns about Institutional zoning, particularly if the proposal does not come to fruition. One
solution to this concern could be a Planned Non Residential Development (PNRD) zoning district,
tied to a site plan.
D. Whether there have been any changed conditions that require an amendment;
The property abuts a recently resurfaced Tilton Road which will eventually serve as a collector
when Lennard Road is extended south to Walton Road. The subject property has convenient
access to necessary personal goods and services along the US Highway 1 corridor.
The property has held its current RM-5 (Residential, Multiple Family - 5) zoning district designation
for the past two decades. The adjacent properties to the north, east and west were re-zoned from
RM-5 to AR-1 in 1994, 2008 and 1999, respectively. The Prima Vista Commons development
project located approximately 1/4 mile to the northwest is currently undeveloped and was
approved for 150 multi-family units in 2005. The property owner recently requested a site plan
adjustment to reduce the number of units to 120 for a senior living community.
E. Whether and the extent to which the proposed amendment would result in demands on public
facilities, and whether or to the extent to which the proposed amendment would exceed the
capacity of such public facilities, including but not limited to transportation facilities, sewage
facilities, water supply, parks, drainage, schools, solid waste, mass transit, and emergency medical
facilities;
The intended use for this rezoning is not expected to create significant additional demands on any
public facilities. The underlying future land use and current zoning allows for residential
development to occur with a density of up to 49 dwelling units on the property. Site development
approval for this project will require a concurrency test to assure that any additional demands on
public facilities in this area are met or mitigated accordingly. Availability of water, sewer, and
other public facilities must also be confirmed prior to development approval. It is anticipated that
the proposed assisted living facility would result in fewer demands on public facilities than a
residential development with a density of 5 du/acre.
F. Whether and the extent which the proposed amendment would result in significant adverse
impacts on the natural environment;
The proposed amendment is not anticipated to create significant impacts on the natural
environment. No impacts to listed species are proposed, nor were any listed species observed on
the subject property during recent site inventories (please refer to the attached Environmental
Impact Report). There are no impacts proposed to any on-site wetlands and all non-native,
invasive exotic plants are to be eradicated from the parcel during the course of site development
activities.
G. Whether and the extent to which the proposed amendment would adversely affect property values
in the area;
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There is no evidence that the proposed zoning change may have an adverse impact on property
values in the area. The applicant’s proposed site plan buffers proposed use/building from the
adjacent single family residences. The proposed building is setback over 700 feet from Tilton Road
and there is a wetland and enhanced landscaping that buffer the single family residences to the
east and west. If developed, the proposed use should not generate any negative noise, odor, glare
or dust impacts, as the activities commonly associated with an assisted living facility are relatively
quiet in nature.
H. Whether and the extent to which the proposed amendment would result in an orderly and logical
development pattern specifically identifying any negative effects of such patterns;
There are numerous Institutional zoned parcels within the County that are adjacent and/or
contiguous to residentially zoned lands, developed with single family uses. Given the close
proximity to U.S. Highway 1 and the associated commercial uses therewith, the Institutional
zoning may provide for a transition from highway commercial uses to the west of the subject
parcel to residential uses to the east. However, should the Planning and Zoning Commission feel
various uses allowed under the Institutional zoning may be incompatible with the existing large
residential lot development pattern of the immediate area, a PNRD zoning and site plan process is
an option.
I. Whether the proposed amendment would be in conflict with the public interest and is in harmony
with the purpose and intent of this Code; and
The proposed amendment would not be in conflict with the public interest and is in harmony with
the purpose and intent of the St. Lucie County Land Development Code.
J. Any other matters that may be deemed appropriate by the Planning and Zoning Commission or the
Board of County Commissioners, in review and consideration of the proposed amendment.
The Planning and Zoning Commission and the Board of County Commissioners may raise other
matters regarding this proposed amendment to the Official Zoning Atlas.
Suggested motion to recommend approval/denial of this request:
MOTION TO APPROVE
AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING,
INCLUDING STAFF COMMENTS, AND THE STANDARDS OF REVIEW AS SET FORTH IN SECTION 11.06.03 OF
THE ST. LUCIE COUNTY LAND DEVELOPMENT CODE. I HEREBY MOVE THAT THE PLANNING AND ZONING
COMMISSION RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS ADOPT A
4.1
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Updated: 7/12/2014 12:28 PM by Shane A. De Witt Page 6
RESOLUTION GRANTING APPROVAL OF THE APPLICATION OF LENNARD PROPERTY INVESTORS LLC FOR AN
AMENDMENT TO THE OFFICIAL ZONING ATLAS TO CHANGE THE ZONING FROM RM-5 (RESIDENTIAL,
MULTIPLE FAMILY - 5) TO I (INSTITUTIONAL) BECAUSE…
MOTION TO DENY
AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING, INCLUDING STAFF
COMMENTS, AND THE STANDARDS OF REVIEW AS SET FORTH IN SECTION 11.06.03 OF THE ST. LUCIE
COUNTY LAND DEVELOPMENT CODE. I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION
RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS DENY THE APPLICATION
OF LENNARD PROPERTY INVESTORS LLC FOR AN AMENDMENT TO THE OFFICIAL ZONING ATLAS TO
CHANGE THE ZONING RM-5 (RESIDENTIAL, MULTIPLE FAMILY - 5) TO I (INSTITUTIONAL) BECAUSE…
PREVIOUS ACTION:
N/A
FINANCIAL IMPACT:
N/A
RECOMMENDATION:
As the request is not in conflict with the standards of review, staff has no objection to the Planning and
Zoning Commission forwarding a recommendation of approval to the Board of County Commissioners for
an Amendment to the Official Zoning Atlas from RM-5 (Residential, Multiple Family - 5 units per acre) to I
(Institutional).
COMMISSION ACTION:
RESULT: DENY [UNANIMOUS]
MOVER: Charles Grande, Board Member
SECONDER: Edward Lounds, Board Member
AYES: Townsend, O'Dell, Grande, Lounds, Hopkins, Mundt, Smith
ABSENT: Brad Culverhouse, Stephanie Morgan, Marty Sanders
4.1
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Updated: 7/12/2014 12:28 PM by Shane A. De Witt Page 7
Coordination/Signatures
4.1
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Planning and Zoning Commission
Planning Division Agenda Item Summary
Applicant
Lennard Property Investors LLC
Box 275 177 N Federal Hwy
Tequesta, FL 33469
Agent for Applicant
Lucido & Associates, P.A.
Brian Nolan
701 East Ocean Boulevard
Stuart, FL 34994
Future Land Use
RU (Residential, Urban)
Existing Zoning
RM–5 (Residential, Multiple
Family - 5 du/ac)
Proposed Zoning
I (Institutional)
Staff Recommendation
Forward a recommendation of
approval to the Board of County
Commissioners to rezone the
property from RM-5 to I, and a
Conditional Use Permit for an
assisted living facility comprised
of 80 rooms/96 beds.
Project Manager
Jeff Johnson, Senior Planner
772.462.1580
johnsonj@stlucieco.org
The Buena Vista
Amendment to the Official Zoning Atlas
and Conditional Use Permit
Project Description
The applicant is requesting an
Amendment to the Official Zoning
Atlas from RM-5 (Residential,
Multiple Family -5) to I
(Institutional) and a Conditional
Use Permit to allow for an
48,445 s.f. assisted living facility
comprised of 80 rooms/96 beds
on 9.7 acres of land located on
the south side of Tilton Road,
east of Prima Vista Boulevard.
Water and waste water service
for the project will be provided by
Port St. Lucie Utility Services
District.
The applicant has submitted a
Minor Site Plan that is currently
under review (see attached
plans). The PDS Director will
take final action on this site plan
.
pending BOCC final action on
both petitions.
Notice Requirements
Public hearing notice in
accordance with Land
Development Code, Section
11.00.03 was placed in the St.
Lucie News Tribune on July 1,
2014, letters were mailed to
property owners within a 500
foot radius and a sign placed on
the property.
Staff Recommendation
Board adoption of a Resolution
granting approval to amend the
Official Zoning Atlas from RM-5
to I, and a Conditional Use
Permit for a 80 unit/96 bed
assisted living facility.
Hearing Date
July 17, 2014
Project Location: South side of Tilton Road, east of Prima Vista Blvd.
4.1.a
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Section 3.01.03 Zoning Districts
L.
RM-5 RESIDENTIAL, MULTIPLE-FAMILY - 5.
1.
Purpose. The purpose of this district is to provide and protect an environment
suitable for single-family, two-family, three-family, and multiple-family
dwellings at a maximum density of five (5) dwelling units per gross acre,
together with such other uses as may be necessary for and compatible with
low and medium density residential surroundings. The number in "( )"
following each identified use corresponds to the SIC Code reference
described in Section 3.01.02(B). The number 999 applies to a use not
defined under the SIC Code but may be further defined in Section 2.00.00 of
this Code.
2.
Permitted Uses:
a.
Community residential homes subject to the provisions of Section
7.10.07. (999)
b.
Family day care homes. (999)
c.
Family residential homes provided that such homes shall not be
located within a radius of one thousand (1,000) feet of another
existing such family residential home and provided that the
sponsoring agency or the Department of Health and Rehabilitative
Services (HRS) notifies the Board of County Commissioners at the
time of home occupancy that the home is licensed by HRS. (999)
d.
Multiple-family dwellings (3 or more units). (999)
e.
Single-family detached dwellings. (999)
f.
Two-family dwellings. (999)
3.
Lot Size Requirements. Lot size requirements shall be in accordance with
Section 7.04.
4.
4.1.b
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Dimensional Regulations. Dimensional requirements shall be in accordance
with Section 7.04.00
5.
Off-Street Parking Requirements. Off-street parking requirements shall be in
accordance with Section 7.06.00
6.
Landscaping Requirements. Landscaping requirements shall be in
accordance with Section 7.09.00
7.
Conditional Uses:
a.
Family residential homes located within a radius of one thousand
(1,000) feet of another such family residential home. (999)
b.
Telecommunication towers - subject to the standards of Section
7.10.23. (999)
8.
Accessory Uses. Accessory uses are subject to the requirements of Section
8.00.00
a.
Solar energy systems, subject to the requirements of Section 7.10.28
X. I INSTITUTIONAL.
1.
Purpose. The purpose of this district is to provide and protect and environment
suitable for institutional, public, and quasi-public uses, together with such other
uses as may be compatible with institutional, public, and quasi-public
surroundings. The number in "( )" following each identified use corresponds to
the SIC Code reference described in Section 3.01.02(B). The number 999
applies to a use not defined under the SIC Code but may be further defined in
Section 2.00.00 of this Code.
2.
Permitted Uses.
a.
Community residential homes subject to the provisions of Section
7.10.07. (999)
4.1.b
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b.
Family day care homes. (999)
c.
Family residential homes provided that such homes shall not be located
within a radius of one thousand (1,000) feet of another existing such
family residential home and provided that the sponsoring agency or the
Department of Health and Rehabilitative Services (HRS) notifies the
Board of County Commissioners at the time of home occupancy that the
home is licensed by HRS. (999)
d.
Institutional residential homes. (999)
e.
Parks. (999)
f.
Police and fire protection. (9221,9224)
g.
Recreational activities. (999)
h.
Religious organizations. (866)
3.
Lot Size Requirements. Lot size requirements shall be in accordance with
Section 7.04.00
4.
Dimensional Regulations. Dimensional requirements shall be in accordance with
Section 7.04.00
5.
Off-Street Parking and Loading Requirements. Off-street parking and loading
requirements are subject to Section 7.06.00
6.
Landscaping Requirements. Landscaping requirements are subject to Section
7.09.00
7.
Conditional Uses:
a.
Amphitheaters. (999)
b.
Cemeteries. (6553)
c.
Membership organizations. (86)
4.1.b
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d.
Correctional institutions. (9223)
e.
Cultural activities and nature exhibitions. (999)
f.
Educational services and facilities. (82)
g.
Executive, legislative, and judicial functions. (91, 92, 93, 94, 95, 96, 97)
h.
Fairgrounds. (999)
i.
Funeral and crematory services. (726)
j.
Theaters. (999)
k.
Medical and other health services. (80)
l.
Postal service. (43)
m.
Residential care facilities for serious or habitual juvenile offenders. (999)
n.
Social services. (83)
o.
Sporting and recreational camps. (7032)
p.
Stadiums, arenas, race tracks. (794)
q.
Telecommunication towers - subject to the standards of Section 7.10.23.
(999)
8.
Accessory Uses. Accessory uses are subject to the requirements of Section
8.00.00, and include the following:
a.
Drinking places (alcoholic beverages related to civic, social, and fraternal
uses). (999)
b.
Restaurants. (Including the sale of alcoholic beverages for on-premises
consumption only.) (999)
4.1.b
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c.
Funeral and crematory services. (726)
d.
Heliport landing/takeoff pads. (999)
e.
Detached single-family dwelling unit or mobile home, for on-site security
purposes. (999)
f.
Residence halls or dormitories. (999)
g.
Solar energy systems, subject to the requirements of Section 7.10.28
4.1.b
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File Numbers: RZ 420144751 and CU 420144750
July 17, 2014 Page 1
RESOLUTION 1
File Number(s): RZ 420144751 and CU 420144750 2
3
A RESOLUTION OF THE BOARD OF COUNTY 4
COMMISSIONERS OF ST. LUCIE COUNTY FOR AN 5
AMENDMENT TO THE OFFICIAL ZONING ATLAS FROM RM-5 6
(RESIDENTIAL, MULTIPLE FAMILY – 5) TO I (INSTITUTIONAL), 7
AND A CONDITIONAL USE PERMIT TO ALLOW FOR AN 8
ASSISTED LIVING FACILITY COMPRISED OF 80 ROOMS/96 9
BEDS ON 9.7 ACRES FOR PROPERTY LOCATED IN ST. LUCIE 10
COUNTY, FLORIDA. 11
12
WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, based on 13
the testimony and evidence, including but not limited to the staff report, has made the 14
following determinations: 15
16
CHANGE IN ZONING 17
18
1. Lennard Property Investors LLC, presented a petition for an Amendment to the 19
Official Zoning Atlas from RM-5 (Residential, Multiple Family – 5) to I 20
(Institutional), located on the south side of Tilton Road, east of Prima Vista 21
Boulevard for certain property in St. Lucie County, Florida, as depicted on the 22
attached map as Exhibit “A” and described in Part “A” below. 23
24
2. On July 17, 2014, the St. Lucie County Planning and Zoning Commission held a 25
public hearing on the petition, after publishing a notice of such hearing in the St. 26
Lucie News Tribune at least 10 days prior to the hearing and notifying by mail all 27
owners of property within 500 feet of the subject property at least 10 days prior to 28
the hearing and recommended that the Board of County Commissioners 29
deny/approve the hereinafter described request for the property described in Part 30
“A”. 31
32
3. On _______________, 2014, this Board held a public hearing on this petition after 33
publishing a notice of such hearing in the St. Lucie News Tribune at least 10 days 34
prior to the hearing and notifying by mail all owners of property within 500 feet of 35
the subject property at least 10 days prior to the hearing. 36
37
4. The proposed zoning change is consistent with the St. Lucie County 38
Comprehensive Plan and has satisfied the requirements of Section 11.06.03 of 39
4.1.d
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File Numbers: RZ 420144751 and CU 420144750
July 17, 2014 Page 2
the St. Lucie County Land Development Code. 1
2
CONDITIONAL USE PERMIT 3
4
1. Lennard Property Investors LLC, presented a petition for a Conditional Use Permit 5
to allow for an Assisted Living Facility comprised of 80 rooms/96 beds for the 6
property depicted on the attached map in Exhibit “A” and described in Part “D” 7
below. 8
9
2. On July 17, 2014 the St. Lucie County Planning and Zoning Commission held a 10
public hearing on the petition, after publishing a notice of such hearing in the St. 11
Lucie News Tribune at least 10 days prior to the hearing and notifying by mail all 12
owners of property within 500 feet of the subject property at least 10 days prior to 13
the hearing and recommended that the Board of County Commissioners 14
deny/approve the hereinafter described request for the property described in Part 15
“D”. 16
17
3. On ________, 2014 this Board held a public hearing on this petition after 18
publishing a notice of such hearing in the St. Lucie News Tribune at least 10 days 19
prior to the hearing and notifying by mail all owners of property within 500 feet of 20
the subject property at least 10 days prior to the hearing. 21
22
4. The Conditional Use Permit, with the conditions therein, is consistent with the 23
goals, objectives and policies of the St. Lucie County Comprehensive Plan and 24
has satisfied the requirements of Section 11.07.03 of the St. Lucie County Land 25
Development Code. 26
27
5. The use will not have an undue adverse effect on adjacent property, the character 28
of the neighborhood, and other matters affecting the public health, safety, and 29
general welfare. 30
31
6. All reasonable steps have been taken to minimize any adverse effect the use may 32
have on the immediate vicinity through building design, site design, landscaping 33
and screening. 34
35
7. The use is arranged and operated so as not to interfere with the development and 36
use of neighboring property, in accordance with the applicable district regulations. 37
38
8. The proposed use will be served by potable water and waste water services by 39
Port St. Lucie Utilities. 40
41
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of St. 42
4.1.d
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File Numbers: RZ 420144751 and CU 420144750
July 17, 2014 Page 3
Lucie County, Florida: 1
2
CHANGE IN ZONING 3
4
A. The property on which the Change in Zoning from RM-5 (Residential, Multiple 5
Family – 5) to I (Institutional) is being granted/denied is described as follows: 6
7
Legal Description: LOT 5, BLOCK 3, ST. LUCIE GARDENS, LESS THE 8
SOUTH 10 FEET THEREOF AND LESS ROAD RIGHT-OF-9
WAY, ACCORDING TO THE PLAT THEREOF, RECORDED 10
IN PLAT BOOK 1, PAGE 35, OF THE PUBLIC RECORDS 11
OF ST. LUCIE COUNTY, FLORIDA, SAID LAND LYING 12
AND BEING IN SECTION 23, TOWNSHIP 36 SOUTH, 13
RANGE 40 EAST. 14
15
Parcel ID Number: 3414-501-0705-000-0 16
17
B. The St. Lucie County Planning and Development Services Director shall be 18
authorized to amend the Official Zoning Map to change the zoning of the property 19
herein described, from RM-5 (Residential, Multiple Family – 5) to I (Institutional), 20
and to make notation of the reference to the date of adoption of this resolution. 21
22
CONDITIONAL USE PERMIT 23
24
C. Pursuant to Section 11.07.00 of the St. Lucie County Land Development Code, 25
the Conditional Use Permit for the project to be known as The Buena Vista 26
Assisted Living Facility comprised of 80 rooms/96 beds is hereby approved 27
subject to the following condition(s): 28
29
1. Any increase in the number of rooms/beds (as noted above) shall require a 30
Major Adjustment to the Conditional Use Permit as per Section 11.07.05(E) 31
(2)(b) of the St. Lucie County Land Development Code. 32
2. All commercial deliveries and pickups shall occur between the hours of 33
7:00 a.m. and 6:00 p.m. 34
35
D. The property on which this Conditional Use Permit approval is being granted is 36
described as follows: 37
38
Legal Description: LOT 5, BLOCK 3, ST. LUCIE GARDENS, LESS THE 39
SOUTH 10 FEET THEREOF AND LESS ROAD RIGHT-OF-40
WAY, ACCORDING TO THE PLAT THEREOF, RECORDED 41
IN PLAT BOOK 1, PAGE 35, OF THE PUBLIC RECORDS 42
4.1.d
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File Numbers: RZ 420144751 and CU 420144750
July 17, 2014 Page 4
OF ST. LUCIE COUNTY, FLORIDA, SAID LAND LYING 1
AND BEING IN SECTION 23, TOWNSHIP 36 SOUTH, 2
RANGE 40 EAST. 3
4
Parcel ID Number: 3414-501-0705-000-0 5
6
E. The Conditional Use Permit approval granted by this Resolution shall expire on 7
________, 2015, unless a Building Permit is obtained for the use described in 8
Part C above, or an extension has been granted in accordance with Section 9
11.07.05(F), St. Lucie County Land Development Code. 10
11
F. The conditions set forth in Part “C” are an integral non-severable part of the 12
conditional use permit granted by this Resolution. If any condition set forth in Part 13
“C” is determined to be invalid or unenforceable for any reason and the applicant 14
or property owner declines to comply voluntarily with that condition, the conditional 15
use permit approval granted by this resolution is null and void. 16
17
G. A copy of this Resolution shall be mailed to the owner of record as identified on 18
the application. 19
20
H. This Resolution shall be recorded in the Public Records. 21
22
23
24
25
26
27
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31
32
33
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35
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4.1.d
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File Numbers: RZ 420144751 and CU 420144750
July 17, 2014 Page 5
After motion and second, the vote on this resolution was as follows: 1
2
Frannie Hutchinson, Chair XXX 3
4
Paula A. Lewis, Vice Chair XXX 5
6
Chris Dzadovsky, Commissioner XXX 7
8
Tod Mowery, Commissioner XXX 9
10
Kim Johnson, Commissioner XXX 11
12
13
PASSED AND DULY ADOPTED This ___ day of ______, 2014. 14
15
16
BOARD OF COUNTY COMMISSIONERS 17
ST. LUCIE COUNTY, FLORIDA 18
19
20
21
BY _________________________ 22
Chair 23
24
25
ATTEST: APPROVED AS TO FORM 26
AND CORRECTNESS: 27
28
29
30
__________________________ _________________________ 31
Deputy Clerk County Attorney 32
33
34
35
36
37
38
39
40
41
42
4.1.d
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File Numbers: RZ 420144751 and CU 420144750
July 17, 2014 Page 6
EXHIBIT A 1
LOCATION MAP 2
3
4
4.1.d
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The Buena Vista
Amendment to the Official Zoning Atlas
RM-5 (Residential, Multiple Family –5) to I (Institutional)
and
Conditional Use Permit
Assisted Living Facility (80 units/96 beds)
4.1.e
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4.1.e
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LOCATION MAP
East of Prima Vista Boulevard on the South Side of Tilton Road
4.1.e
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4.1.e
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4.1.e
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4.1.e
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4.1.e
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LENNARD ROAD EXTENSION
2021 CONSTRUCTION
4.1.e
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INSTITUTIONAL ZONING
PERMITTED USES
•Community Residential Homes
•Family Day Care Homes
•Family Residential Homes
•Institutional Residential Homes
•Parks
•Police and Fire Protection
•Recreation Activities
•Religious Organizations
4.1.e
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INSTITUTIONAL ZONING
CONDITIONAL USES
•Amphitheater
•Cemeteries
•Correctional Institutions
•Cultural Activities and Nature Exhibitions
•Educational Services and Facilities
•Executive, Legislative and Judicial Functions
•Fairgrounds
•Funeral and Crematory Services
•Medical and Other Health Services
•Membership Organizations
•Postal Services
•Residential Care Facilities for Juvenile Offenders
•Social Services
•Sporting and Recreational Camps
•Stadiums, Arenas and Race Tracks
•Te lecommunication To wers
•Theaters
4.1.e
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4.1.e
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RECOMMENDATION
Staff recommends the Planning and Zoning Commission
forward a favorable recommendation to change the zoning
from RM-5 to Institutional and a Conditional Use Permit to
allow for an assisted living facility or nursing home subject
to conditions in the Draft Resolution.
4.1.e
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:
ITEM NO. (ID # 2191)
DATE: 07/17/2014
AGENDA REQUEST *PUBLIC HEARINGS
QUASI-JUDICIAL
BACKGROUND:
Lennard Property Investors LLC is requesting a Conditional Use Permit to allow for an assisted living
facility on 9.7 acres of vacant land located on the south side of Tilton Road, east of Prima Vista Boulevard.
The proposed use is comprised of 80 rooms/96 beds within a one-story, 48,445 s.f. building, with
associated parking (see attached plans). The City of Port St. Lucie will be providing water and wastewater
service for this project.
The applicant conducted a neighborhood meeting on July 10, 2014. This informational meeting was
attended by approximately 40 area residents to have their comments and questions addressed by the
applicant on their proposed development plans to construct an assisted living facility. The applicant
answered resident concerns, primarily related to drainage, buffering, and traffic.
GENERAL INFORMATION
Applicant/Property Owner: Lennard Property Investors LLC
Agent for Applicant: Lucido and Associates - Brian Nolan
Location: South side of Tilton Road, east of Prima Vista Boulevard
Parcel Id Number: 3414-501-0705-000-0
Parcel Size: 9.7 acres
Existing Use: Vacant
Proposed Use: Assisted Living Facility (80 rooms/96 beds)
Wetlands: 1.1 acres
Urban Service Boundary: Inside (Port St. Lucie Utilities)
Existing Land Use and Zoning:
Future Land Use Zoning Existing Use(s)
TO: St. Lucie County Planning & Zoning Commission
PRESENTED BY: Jeffrey Johnson, Senior Planner
SUBMITTED BY: Planning Division
SUBJECT: The Buena Vista - Conditional Use Permit for an Assisted Living Facility in
the I (Institutional) Zoning District
4.2
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Updated: 7/12/2014 12:29 PM by Shane A. De Witt Page 2
RU (Residential Urban - 5
du/acre)
RM-5 (Residential, Multiple
Family - 5 units per acre)
Vacant
Surrounding Land Use and Zoning:
Future Land Use Zoning Existing Use(s)
North RU (Residential Urban
- 5 du/acre)
AR-1 (Agricultural, Residential -
1 du/acre)
Single Family
Residence
South RU (Residential Urban
- 5 du/acre)
RF (Religious Facilities) Vacant
East RU (Residential Urban
- 5 du/acre)
AR-1 (Agricultural, Residential -
1 du/acre)
Single Family
Residence
West RU (Residential Urban
- 5 du/acre)
AR-1 (Agricultural, Residential -
1 du/acre)
Single Family
Residence
STANDARDS OF REVIEW (LDC, SECTION 11.07.03)
Section 11.07.03, Standards for Review of Conditional Use Permits establishes the criteria that shall be
reviewed prior to the issuance of a Conditional Use Permit. The applicant shall demonstrate the
following:
A. CONSISTENCY WITH LAND DEVELOPMENT CODE AND COMPREHENSIVE PLAN
The proposed Conditional Use is not in conflict with any applicable portions of the St. Lucie County Land
Development Code (LDC) or St. Lucie County Comprehensive Plan. The St. Lucie County LDC requires a
Conditional Use Permit for “Medical and Other Health Services (SIC 80)” in the Institutional zoning district.
The proposed assisted living facility use falls under this Standard Industrial Classification category as a
personal care facility as defined in SIC 8059. An Amendment to the Official Zoning Atlas from RM-5
(Residential, Multiple Family - 5 units per acre) to I (Institutional) and a Minor Site Plan has been
submitted concurrently to demonstrate compliance with LDC requirements.
B. EFFECT ON ADJACENT PROPERTIES
The proposed use is setback over 700 feet from Tilton Road. There are wetlands and enhanced
landscaping that buffer the use from the single family residences to the east and west. The proposed
building is one-story, with a vaulted entry/lobby area of approximately 38 feet. Most single family
residences in the immediate vicinity are either one- or two-stories in height. While the building mass is
significantly greater than surrounding properties, the height is generally in keeping with the existing
development pattern.
The current RM-5 zoning entitles the owner to develop multi family residential units on the subject
property with a density of up to 49 dwelling units. The proposed assisted living facility will generate on
average, 263 daily trips vs. 466 daily trips for a 49 single family residential home development and 285
daily trips for a 49 unit multi-family residential development. The current RM-5 zoning entitles this multi
family residential development to be built to a height of 35 feet.
4.2
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The activities commonly associated with an assisted living facility are relatively quiet in nature. Therefore,
any adverse impacts associated with noise, odor, glare or dust is expected to be minimal. The proposed
use is not anticipated to have a lesser impact on adjacent properties than its current entitlement of 49
dwelling units.
C. ADEQUACY OF PUBLIC FACILITIES
The proposed use is not expected to create significant additional demands on any public facilities in this
area. All public facilities are expected to operate within the adopted Level of Service Standards as set
forth by the St. Lucie County LDC and Comprehensive Plan. The subject property is located inside the
urban service boundary and any future development will be required to connect to Port St. Lucie Utilities
water and wastewater service. No impacts to public schools or parks are anticipated.
The County’s traffic consultant, Kimley-Horn has reviewed the Traffic Statement for the proposed use and
has provided the following comments:
· The proposed use generates 263 daily trips, 18 AM peak hour trips and 28 PM peak hour trips;
· Based on the expected trip generation for the proposed development, left and right ingress turn
lanes are not required; and
· The current St. Lucie TPO Level of Service Report (Fall 2013) and the directly accessed link of US 1
for the project traffic is currently operating at LOS D in both AM and PM peak hour conditions
and is approaching its capacity standard. Nevertheless, the impacts form the proposed traffic are
considered de minimus as they constitute less than 1% of the adopted level of service capacity on
US 1 and the roadway facility’s volume to capacity (v/c) ratio is less than 110%.
D. ADEQUACY OF FIRE PROTECTION
The St. Lucie County Fire District has conducted a review and has no objection to the proposed use. The
closest Fire Station (Fire Station # 3 - 480 Ravenswood Lane) is located approximately 2 miles to the west
in River Park. The applicant has submitted plans to the Fire District for review to assure compliance with
the State Fire Prevention Code requirements for this project.
E. ENVIRONMENTAL IMPACT
The Environmental Resources Department has reviewed the application and submitted the following
report:
The Environmental Resources Department is in receipt of the March 27, 2014 Planning and Development
Services’ date-stamped submittal. The applicant requests Conditional Use approval to allow for medical
and other health services in the Institutional (I) zoning district. Environmental Resources staff has
completed a site inspection and review. The 9.7-acre parcel is located on the south side of Tilton Road,
east of Prima Vista Boulevard.
The vacant property is comprised of native pine flatwoods, disturbed lands dominated by invasive
vegetation species, and two (2) freshwater marsh wetlands. Signs of past use and improvements include
drainage ditches located on the perimeter of the property. No listed species were observed during the
preliminary inspection; however suitable gopher tortoise habitat is present onsite. The proposed
4.2
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Updated: 7/12/2014 12:29 PM by Shane A. De Witt Page 4
Conditional Use Permit will not result in adverse environmental impacts. Environmental impacts may be
influenced by specific site design; therefore ERD will conduct further review of environmental impacts at
the time of site plan and/or vegetation removal permit application submittal.
Suggested motion to recommend approval/denial of this requested conditional use.
MOTION TO APPROVE:
AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING, INCLUDING STAFF
COMMENTS, AND THE STANDARDS OF REVIEW AS SET FORTH IN SECTION 11.07.03, ST. LUCIE COUNTY
LAND DEVELOPMENT CODE, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION
RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS ADOPT A RESOLUTION
APPROVING THE PETITION OF LENNARD PROPERTY INVESTORS LLC FOR A CONDITIONAL USE PERMIT
THAT ALLOWS FOR AN ASSISTED LIVING FACILITY IN THE I (INSTITUTIONAL) ZONING DISTRICT, BECAUSE...
[LIST CONDITION(S)]
MOTION TO DENY:
AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING, INCLUDING STAFF
COMMENTS, AND THE STANDARDS OF REVIEW AS SET FORTH IN SECTION 11.07.03, ST. LUCIE COUNTY
LAND DEVELOPMENT CODE, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION
RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS ADOPT A RESOLUTION
DENYING THE
THE PETITION OF LENNARD PROPERTY INVESTORS LLC FOR A CONDITIONAL USE PERMIT THAT WOULD
ALLOW FOR AN ASSISTED LIVING FACILITY IN THE I (INSTITUTIONAL) ZONING DISTRICT, BECAUSE… [CITE
REASON(S) WHY - PLEASE BE SPECIFIC]
PREVIOUS ACTION:
4.2
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N/A
FINANCIAL IMPACT:
N/A
RECOMMENDATION:
As the proposed use is likely to have a lesser impact on adjacent properties than the current entitled use,
staff recommends the Planning and Zoning Commission forward a recommendation of approval to the
Board of County Commissioners for a Conditional Use Permit to allow an assisted living facility in the
proposed I (Institutional) zoning district subject to conditions in the Resolution.
COMMISSION ACTION:
RESULT: WITHDRAWN
Coordination/Signatures
4.2
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Planning and Zoning Commission
Planning Division Agenda Item Summary
Applicant
Lennard Property Investors LLC
Box 275 177 N Federal Hwy
Tequesta, FL 33469
Agent for Applicant
Lucido & Associates, P.A.
Brian Nolan
701 East Ocean Boulevard
Stuart, FL 34994
Future Land Use
RU (Residential, Urban)
Existing Zoning
RM–5 (Residential, Multiple
Family - 5 du/ac)
Proposed Zoning
I (Institutional)
Staff Recommendation
Forward a recommendation of
approval to the Board of County
Commissioners to rezone the
property from RM-5 to I, and a
Conditional Use Permit for an
assisted living facility comprised
of 80 rooms/96 beds.
Project Manager
Jeff Johnson, Senior Planner
772.462.1580
johnsonj@stlucieco.org
The Buena Vista
Amendment to the Official Zoning Atlas
and Conditional Use Permit
Project Description
The applicant is requesting an
Amendment to the Official Zoning
Atlas from RM-5 (Residential,
Multiple Family -5) to I
(Institutional) and a Conditional
Use Permit to allow for an
48,445 s.f. assisted living facility
comprised of 80 rooms/96 beds
on 9.7 acres of land located on
the south side of Tilton Road,
east of Prima Vista Boulevard.
Water and waste water service
for the project will be provided by
Port St. Lucie Utility Services
District.
The applicant has submitted a
Minor Site Plan that is currently
under review (see attached
plans). The PDS Director will
take final action on this site plan
.
pending BOCC final action on
both petitions.
Notice Requirements
Public hearing notice in
accordance with Land
Development Code, Section
11.00.03 was placed in the St.
Lucie News Tribune on July 1,
2014, letters were mailed to
property owners within a 500
foot radius and a sign placed on
the property.
Staff Recommendation
Board adoption of a Resolution
granting approval to amend the
Official Zoning Atlas from RM-5
to I, and a Conditional Use
Permit for a 80 unit/96 bed
assisted living facility.
Hearing Date
July 17, 2014
Project Location: South side of Tilton Road, east of Prima Vista Blvd.
4.2.a
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20
.
0
'
25
.
0
'
Proposed Bldg.
48,445 sf.
( FFE: 19.0)
Approx. Wetland
Boundary
25.0'
25' Wetland
Buffer
(SEE PAMMP
BY EW CONSULTING
FOR PLANTING PLAN)
Approx. Wetland
Boundary
25' Wetland
Buffer
(SEE PAMMP BY EW CONSULTING
FOR PLANTING PLAN)
Wetland 2
.9 ac. +/-
Wetland 1
.2 ac. +/-
12.0'
5.0'
18
.
0
'
10.0'
26
.
0
'
6' Sidewalk
(Typ.)
37
.
9
'
28
.
0
'
13
.
4
'
72
.
8
'
8.9
'
11.0'
11.0'
11.0'
11.0'
30
.
7
'
31
.
3
'
58.5'
58.5'
22.
0
'
22
.
0
'
25
.
0
'
80' ROW
Ex. Fence To Be Removed
Ex. Fence To
Be Removed
Ex. Fence To
Be Removed
Ex. Ditch To Be Filled
Ex. Ditch
To Be Filled
20
'
U
t
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Ea
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Proposed Fire
Hydrant
10
'
U
t
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Ea
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25
.
0
'
Perimeter Berm
Perimeter Berm
10
'
U
t
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Ea
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10
'
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2
"
W
a
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Proposed Perimeter
Berm
26
.
0
'
Proposed
Stormwater
(Typ.)
Proposed
Lift Station
Dry Detention Area
(.8 ac.)Dr
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D
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a
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.
)
Existing Ditch
To Be Filled
Existing Ditch
To Be Filled
Dumpster
Enclosure
(6' Ht. Min)
Service
Area
Light Pole
(Typ.)
21
.
5
'
14
.
0
'
6.
0
'
6.
0
'
6.
0
'
Dry Detention Area
(.17 ac.)
Porte-cochere
(14' Vert. Clearance Min.)
6.0
'
6.0
'
5.0'
5.0'
5.0'
18
.
9
'
22
.
0
'
Pervious
Pavers (Typ.)
Pervious
Pavers (Typ.)
R
5
0
.
0
'
M
i
n
.
15
.
3
'
20
.
0
'
12
5
.
3
'
Proposed Perimeter
Berm
Perimeter
Berm
Porte-cochere
(14' Vert.
Clearance Min.)
2' Overhang
2' Overhang
12'
Wheel Stop
18
'
5'10'
H.C. Parking
Sign
6' Sidewalk
2'
Overhang
16
'
10'
'D'
Curb
2.
0
'
Landscape Area
CLEAR
STEEL BOLLARDS
(2) 5'-0" WIDE VINYL GATES
3'-0" WIDE VINYL GATE
WITH LEVER HANDLE
6' HIGH MASONRY WALL
DUMPSTER
SLIDING DOOR IN SIDE,
MANAGEABLE BY PERSON IN
WHEELCHAIR
NOTE: PROVIDE HANDICAP
ACCESSIBLE PATH TO
DUMPSTER
6" CONCRETE SLAB
5' X 5' CLEAR
AT GATE
The Buena Vista
Site Plan
St. Lucie County
N.T.S.
Key / Location:
Project Team:
Date DescriptionBy
REG. # 1018
Thomas P. Lucido
SheetDesigner
Project Number
Computer File
Manager
Municipal Number
TheBuenaVistaJL_05.29.14.dwg
0
SCALE: 1" =
701 E Ocean Blvd., Stuart, Florida 34994
100 Avenue A Suite 2A, Fort Pierce, Florida 34950 (772) 467-1301, Fax (772) 467-1303
(772) 220-2100, Fax (772) 223-0220
NORTH
C
50'
50'25'100'
14-025
BN
JL
Lennard Property Investors LLC.
Po. Box 275
177 N Federal Hwy.
Tequesta, FL 33469
Lucido & Associates
701 East Ocean Boulevard
Stuart, Florida 34994
Engineering, Design and Construction, Inc.
1934 Tucker Court
Fort Pierce, FL 34950
P: 772.462.2455
R. B. Brennan Surveying
13901 U.S. Highway 1, Suite 3
Juno Beach, FL 33408
EW Consultants, Inc.
1000 SE Monterey Commons Blvd., Ste 208
Stuart, FL 34996
Client &
Property Owner:
Environmental
Consultant:
Land Planner /
Landscape Architect:
Engineer:
Surveyor:
RM-5
RU (No FLU Change is Proposed)Existing Future Land Use:
Existing Zoning:
Site Data:
Total Site Area:9.7 ac. (mol)
VacantExisting Use:
Min. Lot Size:
Max Building Coverage:
Min. Road Frontage:
Lot Size and Dimensional Requirements (I Zoning):
60'
30%
20,000 s.f.
.41 spaces per Bed @ 96 Beds:
Handicapped Parking Req'd:
40 Spaces
61 Spaces
Parking Required:
Parking Proposed:
Parking Requirements:
Includes 4 Handicapped Spaces
Nursing and Convalescent Homes,
40 Spaces
Min. Lot Width:100'
Min. Yard:
Front:
Rear:
Side:
Side @ Corner:
25'
20'
20'
20'
Max. Bldg. Height:40'
I (Institutional)Proposed Zoning:
Congregate living facilities and related uses:
PROJECT
LOCATION
N.T.S.Sec. 23, T.36S., R.40E.
Legal DescriptionPervious Area:
Impervious / Pervious Data Calcs:
Impervious Area:
Buildings:
Asphalt Pavement:
Landscape Area:
Dry Detention Area:
Conc./Sidewalks:
1. All existing public or private roadways within 660' of the project's main access point are
shown on Sheet SP-4.
2. All existing fire hydrants within 1000' of the project's main access point are shown on Sheet
SP-4.
2. Irrigation will conform to Local and State regulations regarding water conservation.
3. All new utilities will be placed underground.
5. Construction is proposed to commence upon issuance of all applicable permits.
6. Construction shall be setback a minimum of 5' from preserve areas and easement lines.
7. Water and Sewer will be provided by Port Saint Lucie Utility Services District.
8. Refer to Engineering Drawings for the following information:
Preliminary Paving, Grading and Drainage
Existing and proposed utility and drainage easements
Conceptual water and sewer
9. All requirements of the St. Lucie County Land Development Code with regards to tree
protection are to be met.
10. Requirement of Chapter 9, Signs, shall be adhered to.
11. The project site lies within Flood Zone 'X'.
General Notes:
7.11 ac. / 73.3%
2.59 ac. / 26.7%
1.112 ac. (48,445 sf.)
1.27 ac. (55,480 sf.)
5.96 ac. (259,617 sf.)
1.15 ac. (49,936 sf.)
.21 ac. (9,560 sf.)
LYING AND BEING IN SECTION 23, TOWNSHIP 36 SOUTH, RANGE 40 EAST,
PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA, SAID LAND
&217$,1,1* $&5(6256T)W025(25/(66
THE PLAT THEREOF, RECORDED IN PLAT BOOK 1, PAGE 35,
THEREOF AND LESS THE ROAD RIGHT-OF-WAY, ACCORDING TO
LOT 5, BLOCK 3, ST. LUCIE GARDENS, LESS THE SOUTH 10 FEET
Lighting Legend:
Proposed Light Pole - 14' Mounting Height (min.)
5.28.14 BN Revisions per DRC Comments
2 Spaces
Typical Parking Stall Details:
Typical Dumpster Detail:
NTS
NTS
WS Architecture, pllc
6210 44th Street N. Suite 21
Pinellas Park, FL 33781
Architect:
Proposed Bldg. Height:38'-2" (Central Structure)
19'-8" (North and South Wings)
Site Data Cont'd:
Proposed Use:Assisted Living Facility
Proposed Building Coverage:11.4%
4.
2
.
b
Pa
c
k
e
t
P
g
.
1
0
1
Attachment: Minor Site Plan (2191 : The Buena Vista / Conditional Use Permit)
File Numbers: RZ 420144751 and CU 420144750
July 17, 2014 Page 1
RESOLUTION 1
File Number(s): RZ 420144751 and CU 420144750 2
3
A RESOLUTION OF THE BOARD OF COUNTY 4
COMMISSIONERS OF ST. LUCIE COUNTY FOR AN 5
AMENDMENT TO THE OFFICIAL ZONING ATLAS FROM RM-5 6
(RESIDENTIAL, MULTIPLE FAMILY – 5) TO I (INSTITUTIONAL), 7
AND A CONDITIONAL USE PERMIT TO ALLOW FOR AN 8
ASSISTED LIVING FACILITY COMPRISED OF 80 ROOMS/96 9
BEDS ON 9.7 ACRES FOR PROPERTY LOCATED IN ST. LUCIE 10
COUNTY, FLORIDA. 11
12
WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, based on 13
the testimony and evidence, including but not limited to the staff report, has made the 14
following determinations: 15
16
CHANGE IN ZONING 17
18
1. Lennard Property Investors LLC, presented a petition for an Amendment to the 19
Official Zoning Atlas from RM-5 (Residential, Multiple Family – 5) to I 20
(Institutional), located on the south side of Tilton Road, east of Prima Vista 21
Boulevard for certain property in St. Lucie County, Florida, as depicted on the 22
attached map as Exhibit “A” and described in Part “A” below. 23
24
2. On July 17, 2014, the St. Lucie County Planning and Zoning Commission held a 25
public hearing on the petition, after publishing a notice of such hearing in the St. 26
Lucie News Tribune at least 10 days prior to the hearing and notifying by mail all 27
owners of property within 500 feet of the subject property at least 10 days prior to 28
the hearing and recommended that the Board of County Commissioners 29
deny/approve the hereinafter described request for the property described in Part 30
“A”. 31
32
3. On _______________, 2014, this Board held a public hearing on this petition after 33
publishing a notice of such hearing in the St. Lucie News Tribune at least 10 days 34
prior to the hearing and notifying by mail all owners of property within 500 feet of 35
the subject property at least 10 days prior to the hearing. 36
37
4. The proposed zoning change is consistent with the St. Lucie County 38
Comprehensive Plan and has satisfied the requirements of Section 11.06.03 of 39
4.2.c
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the St. Lucie County Land Development Code. 1
2
CONDITIONAL USE PERMIT 3
4
1. Lennard Property Investors LLC, presented a petition for a Conditional Use Permit 5
to allow for an Assisted Living Facility comprised of 80 rooms/96 beds for the 6
property depicted on the attached map in Exhibit “A” and described in Part “D” 7
below. 8
9
2. On July 17, 2014 the St. Lucie County Planning and Zoning Commission held a 10
public hearing on the petition, after publishing a notice of such hearing in the St. 11
Lucie News Tribune at least 10 days prior to the hearing and notifying by mail all 12
owners of property within 500 feet of the subject property at least 10 days prior to 13
the hearing and recommended that the Board of County Commissioners 14
deny/approve the hereinafter described request for the property described in Part 15
“D”. 16
17
3. On ________, 2014 this Board held a public hearing on this petition after 18
publishing a notice of such hearing in the St. Lucie News Tribune at least 10 days 19
prior to the hearing and notifying by mail all owners of property within 500 feet of 20
the subject property at least 10 days prior to the hearing. 21
22
4. The Conditional Use Permit, with the conditions therein, is consistent with the 23
goals, objectives and policies of the St. Lucie County Comprehensive Plan and 24
has satisfied the requirements of Section 11.07.03 of the St. Lucie County Land 25
Development Code. 26
27
5. The use will not have an undue adverse effect on adjacent property, the character 28
of the neighborhood, and other matters affecting the public health, safety, and 29
general welfare. 30
31
6. All reasonable steps have been taken to minimize any adverse effect the use may 32
have on the immediate vicinity through building design, site design, landscaping 33
and screening. 34
35
7. The use is arranged and operated so as not to interfere with the development and 36
use of neighboring property, in accordance with the applicable district regulations. 37
38
8. The proposed use will be served by potable water and waste water services by 39
Port St. Lucie Utilities. 40
41
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of St. 42
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Lucie County, Florida: 1
2
CHANGE IN ZONING 3
4
A. The property on which the Change in Zoning from RM-5 (Residential, Multiple 5
Family – 5) to I (Institutional) is being granted/denied is described as follows: 6
7
Legal Description: LOT 5, BLOCK 3, ST. LUCIE GARDENS, LESS THE 8
SOUTH 10 FEET THEREOF AND LESS ROAD RIGHT-OF-9
WAY, ACCORDING TO THE PLAT THEREOF, RECORDED 10
IN PLAT BOOK 1, PAGE 35, OF THE PUBLIC RECORDS 11
OF ST. LUCIE COUNTY, FLORIDA, SAID LAND LYING 12
AND BEING IN SECTION 23, TOWNSHIP 36 SOUTH, 13
RANGE 40 EAST. 14
15
Parcel ID Number: 3414-501-0705-000-0 16
17
B. The St. Lucie County Planning and Development Services Director shall be 18
authorized to amend the Official Zoning Map to change the zoning of the property 19
herein described, from RM-5 (Residential, Multiple Family – 5) to I (Institutional), 20
and to make notation of the reference to the date of adoption of this resolution. 21
22
CONDITIONAL USE PERMIT 23
24
C. Pursuant to Section 11.07.00 of the St. Lucie County Land Development Code, 25
the Conditional Use Permit for the project to be known as The Buena Vista 26
Assisted Living Facility comprised of 80 rooms/96 beds is hereby approved 27
subject to the following condition(s): 28
29
1. Any increase in the number of rooms/beds (as noted above) shall require a 30
Major Adjustment to the Conditional Use Permit as per Section 11.07.05(E) 31
(2)(b) of the St. Lucie County Land Development Code. 32
2. All commercial deliveries and pickups shall occur between the hours of 33
7:00 a.m. and 6:00 p.m. 34
35
D. The property on which this Conditional Use Permit approval is being granted is 36
described as follows: 37
38
Legal Description: LOT 5, BLOCK 3, ST. LUCIE GARDENS, LESS THE 39
SOUTH 10 FEET THEREOF AND LESS ROAD RIGHT-OF-40
WAY, ACCORDING TO THE PLAT THEREOF, RECORDED 41
IN PLAT BOOK 1, PAGE 35, OF THE PUBLIC RECORDS 42
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OF ST. LUCIE COUNTY, FLORIDA, SAID LAND LYING 1
AND BEING IN SECTION 23, TOWNSHIP 36 SOUTH, 2
RANGE 40 EAST. 3
4
Parcel ID Number: 3414-501-0705-000-0 5
6
E. The Conditional Use Permit approval granted by this Resolution shall expire on 7
________, 2015, unless a Building Permit is obtained for the use described in 8
Part C above, or an extension has been granted in accordance with Section 9
11.07.05(F), St. Lucie County Land Development Code. 10
11
F. The conditions set forth in Part “C” are an integral non-severable part of the 12
conditional use permit granted by this Resolution. If any condition set forth in Part 13
“C” is determined to be invalid or unenforceable for any reason and the applicant 14
or property owner declines to comply voluntarily with that condition, the conditional 15
use permit approval granted by this resolution is null and void. 16
17
G. A copy of this Resolution shall be mailed to the owner of record as identified on 18
the application. 19
20
H. This Resolution shall be recorded in the Public Records. 21
22
23
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File Numbers: RZ 420144751 and CU 420144750
July 17, 2014 Page 5
After motion and second, the vote on this resolution was as follows: 1
2
Frannie Hutchinson, Chair XXX 3
4
Paula A. Lewis, Vice Chair XXX 5
6
Chris Dzadovsky, Commissioner XXX 7
8
Tod Mowery, Commissioner XXX 9
10
Kim Johnson, Commissioner XXX 11
12
13
PASSED AND DULY ADOPTED This ___ day of ______, 2014. 14
15
16
BOARD OF COUNTY COMMISSIONERS 17
ST. LUCIE COUNTY, FLORIDA 18
19
20
21
BY _________________________ 22
Chair 23
24
25
ATTEST: APPROVED AS TO FORM 26
AND CORRECTNESS: 27
28
29
30
__________________________ _________________________ 31
Deputy Clerk County Attorney 32
33
34
35
36
37
38
39
40
41
42
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File Numbers: RZ 420144751 and CU 420144750
July 17, 2014 Page 6
EXHIBIT A 1
LOCATION MAP 2
3
4
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917.3'
20
.
0
'
25
.
0
'
Proposed Bldg.
48,445 sf.
( FFE: 19.0)
Approx. Wetland
Boundary
25.0'
25' Wetland
Buffer
(SEE PAMMP
BY EW CONSULTING
FOR PLANTING PLAN)
Approx. Wetland
Boundary
25' Wetland
Buffer
(SEE PAMMP BY EW CONSULTING
FOR PLANTING PLAN)
Wetland 2
.9 ac. +/-
Wetland 1
.2 ac. +/-
12.0'
5.0'
18
.
0
'
10.0'
26
.
0
'
6' Sidewalk
(Typ.)
37
.
9
'
28
.
0
'
13
.
4
'
72
.
8
'
8.
9
'
11.0'
11.0'
11.0'
11.0'
30
.
7
'
31
.
3
'
58.5'
58.5'
22.
0
'
22
.
0
'
25
.
0
'
80' ROW
14"
Ex. Fence To Be Removed
Ex. Fence To
Be Removed
Ex. Fence To
Be Removed
Ex. Ditch To Be Filled
Ex. Ditch
To Be Filled
20
'
U
t
i
l
i
t
y
Ea
s
e
m
e
n
t
Proposed Fire
Hydrant
10
'
U
t
i
l
i
t
y
Ea
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e
m
e
n
t
25
.
0
'
Perimeter Berm
Perimeter Berm
10
'
U
t
i
l
i
t
y
Ea
s
e
m
e
n
t
10
'
U
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t
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.
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e
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a
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k
Ex
.
6
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O
/
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i
t
i
e
s
Ex
.
1
2
"
W
a
t
e
r
M
a
i
n
Proposed Perimeter
Berm
26
.
0
'
Proposed
Stormwater
(Typ.)
Proposed
Lift Station
Dry Detention Area
(.8 ac.)Dr
y
D
e
t
e
n
t
i
o
n
A
r
e
a
(.
1
8
a
c
.
)
Existing Ditch
To Be Filled
Existing Ditch
To Be Filled
Dumpster
Enclosure
(6' Ht. Min)
MYR
255QV
41
LM
3SP
5
LM
3
VIO
362
MYF
49
Service
Area
Light Pole
(Typ.)
21
.
5
'
14
.
0
'
6.0
'
6.
0
'
6.
0
'
VUA Adjacent
To Property Line
VUA Adjacent
To Property Line
279.0'
VUA Adjacent
To Property Line
VU
A
A
d
j
a
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e
n
t
To
P
r
o
p
e
r
t
y
L
i
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e
CLG
18
Dry Detention Area
(.17 ac.)
IE
6
QV
8
Porte-cochere
(14' Vert. Clearance Min.)
6.
0
'
6.0
'
5.0'
5.0'
5.0'
18
.
9
'
22
.
0
'
86
.
4
'
Pervious
Pavers (Typ.)
Pervious
Pavers (Typ.)
R
5
0
.
0
'
M
i
n
.
15
.
3
'
20
.
0
'
278.2'
12
5
.
3
'
MYR
59
MYR
67
SP
6
SP
3
SP
3
MYF
48
PE2
4
MYF
48
PE2
5
MG
1
MC15
18
SP
5
PE2
6
PE2
6
Proposed Perimeter
Berm
PE2
6
SP
15
Perimeter
Berm
Porte-cochere
(14' Vert.
Clearance Min.)
2' Overhang
2' Overhang
MG
4
CHR
425
LM
3
SP
5
LM
3 PE2
6
SP
5
PE2
6
The Buena Vista
Preliminary Landscape
St. Lucie County
N.T.S.
Key / Location:
Project Team:
Date DescriptionBy
REG. # 1018
Thomas P. Lucido
SheetDesigner
Project Number
Computer File
Manager
Municipal Number
TheBuenaVistaJL_06.16.14.dwg
0
SCALE: 1" =
701 E Ocean Blvd., Stuart, Florida 34994
100 Avenue A Suite 2A, Fort Pierce, Florida 34950 (772) 467-1301, Fax (772) 467-1303
(772) 220-2100, Fax (772) 223-0220
NORTH
C
1"=50'
50'25'100'
14-025
BN
JL
Lennard Property Investors LLC.
Po. Box 275
177 N Federal Hwy.
Tequesta, FL 33469
Lucido & Associates
701 East Ocean Boulevard
Stuart, Florida 34994
Engineering, Design and Construction, Inc.
1934 Tucker Court
Fort Pierce, FL 34950
P: 772.462.2455
R. B. Brennan Surveying
13901 U.S. Highway 1, Suite 3
Juno Beach, FL 33408
EW Consultants, Inc.
1000 SE Monterey Commons Blvd., Ste 208
Stuart, FL 34996
Client &
Property Owner:
Environmental
Consultant:
Land Planner /
Landscape Architect:
Engineer:
Surveyor:
PROJECT
LOCATION
N.T.S.Sec. 23, T.36S., R.40E.
Landscape Requirements:
Vehicular Use Area Adjacent to Property Lines
1,560.2 Linear Feet along Property Lines
(1,560.2) x 10 = 15,602 sq. ft. Required Landscape Area
(1,560.2) / 30 = 52 Trees Required
Interior Vehicular Use Area
55,480 sq. ft. total Vehicular Use Area
(55,480) / 18 = 3,082 sq. ft. required Landscape Area
(3,082) / 180 = 17 Trees Required
Trees (DBH) Required: 69 Trees (69 x 2.5" = 172.5" DBH)
*Tree Credits Applied to Required Trees: 42 Trees (42 x 2.5" = 105" DBH)
Total Trees Required: 27 Trees (69 - 42 = 27)
Total Trees (DBH) Provided: 93 Trees (93 x 2.5" = 232.5" DBH)
Total Landscape Area Required: 18,684 sf.
Total Landscape Area Provided: >18,684 sf.
*Note: 42 Landscape Tree Credits to be applied toward required
tree plantings due to surplus tree preservation (see Sheet LA-3).
Proposed tree plantings along east and west property line are intended to
provide visual buffering for adjacent single-family uses.
Plan
Landscape Notes:
1. All plants shall conform to established nursery grades and standards, to be Florida No. 1
or better, and shall be free of disease and insects at the time of installation.
2. Trees shall be a minimum of twelve (12) feet in height and have a caliper of two and one-half
(2 1/2) inches at four and one-half (4 1/2) feet above the ground when installed.
3. All required trees, except palms, shall have a minimum of five (5) feet of clear trunk and
a minimum five (5) foot canopy spread at the time of planting.
4. All palm trees shall have a minimum clear trunk of ten (10) feet when installed. Three palm
trees are equal to one shade tree having a mature canopy spread of fifteen (15) feet.
5. All required shrubs shall be a minimum of twenty-four (24) inches in height above grade immediately after
planting. 25% of all shrubs shall be Florida native.
6. Groundcovers, other than grass, shall be planted in a manner as to present a finished
appearance and reasonably complete coverage within four (4) months after planting.
7. Turf grass shall be installed using solid sod and shall be either Bahia or St. Augustine sod.
8. All landscape areas other than sod will be provided a mulch cover of at least three (3)
inches. Cypress mulch shall not be used.
9. Landscaping within vehicular use areas shall be protected by a six inch non-mountable curb.
10. All existing native vegetation found on the site that is not in direct conflict with the
proposed buildings or parking areas shall be left undisturbed per section 7.09.03(E). A
suitable protective barrier, constructed of metal, wood, safety fencing, or other durable
material, will be placed around the staked out locations of existing native vegetation.
11. No fill materials, construction materials, concrete, paint, chemicals, or other foreign materials
shall be stored, deposited, or disposed of within any areas that have been staked or
fenced off as being undisturbed native vegetation areas.
12. Existing understory shall be maintained in areas of undisturbed native vegetation.
13. All native trees that are to remain on the site shall be protected, at a minimum, according
to guidelines set in section 6.00.05(D) in the St. Lucie County Land Development Code.
14. All Category 1 exotic plant species will be eradicated from the site.
15. All landscape material shall be provided with 100% irrigation coverage. Irrigation shall adhere to local
and state guidelines pertaining to water usage.
WS Architecture, pllc
6210 44th Street N. Suite 21
Pinellas Park, FL 33781
Architect:
5.28.14 BN Revisions per DRC Comments
TREES QTY BOTANICAL NAME COMMON NAME SPECS
IE 6 Ilex x attenuata `East Palatka`East Palatka Holly FG, 12` HT x 6` SPR, 3" C, SP
LM 12 Lagerstroemia indica `Muskogee`Multi-Trunked Muskogee Crape Myrtle FG, 12`HT x 6` SPR, ML, SP, HO
MG 5 Magnolia grandiflora Southern Magnolia CG, 14` HT x 7` SPR, 3` CT, SP
PE2 39 Pinus elliotti var. `Densa`Slash Pine FG, 14`-16`HTx7`SPR, 2.5" DBH, F, SP, HO
QV 49 Quercus virginiana Southern Live Oak FG, 12` HT x 6` SPR, 3" C, SP
PALM TREES QTY BOTANICAL NAME COMMON NAME SPECS
SP 47 Sabal palmetto Sabal Palm FG, 10`-18` CT HT, HV CAL, SP
SHRUBS QTY BOTANICAL NAME COMMON NAME SPECS
CHR 426 Chrysobalanus icaco `Redtip`Red Tip Cocoplum 3G, 24" HT x 18" SPR, F, 30" OC
CLG 18 Clusia guttifera Small-Leaf Clusia 15G, 4` HT x 3` SPR, B, F
MYF 145 Myrcianthes fragrans Simpson`s Stopper 3G, 30" HT x 24" SPR, FTB, 36" OC
MC15 18 Myrica cerifera Wax Myrtle 15G, 4` HT x 3` SPR, FTB, AS
MYR 381 Myrica cerifera Wax Myrtle 25G, 6` OA, FTB
VIO 392 Viburnum odoratissimum Sweet Viburnum 3G, 30" HT x 24" SPR, FTB, 36" OC
PLANT SCHEDULE
6.16.14 BN Revisions per DRC Comments
4.
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Attachment: Landscape Plan (2191 : The Buena Vista / Conditional Use Permit)
4.
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Attachment: BuenaVisa_ArchElevColor (2191 : The Buena Vista / Conditional Use Permit)
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4.2.f
Packet Pg. 116
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4.2.f
Packet Pg. 117
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4.2.f
Packet Pg. 118
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4.2.f
Packet Pg. 119
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4.2.f
Packet Pg. 120
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4.2.f
Packet Pg. 121
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4.2.f
Packet Pg. 122
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4.2.f
Packet Pg. 123
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4.2.f
Packet Pg. 124
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4.2.f
Packet Pg. 125
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4.2.f
Packet Pg. 126
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4.2.f
Packet Pg. 127
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4.2.f
Packet Pg. 128
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4.2.f
Packet Pg. 129
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4.2.f
Packet Pg. 130
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4.2.f
Packet Pg. 131
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4.2.f
Packet Pg. 132
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4.2.f
Packet Pg. 133
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4.2.f
Packet Pg. 134
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4.2.f
Packet Pg. 135
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4.2.f
Packet Pg. 136
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4.2.f
Packet Pg. 137
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4.2.f
Packet Pg. 138
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4.2.f
Packet Pg. 139
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4.2.f
Packet Pg. 140
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4.2.f
Packet Pg. 141
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4.2.f
Packet Pg. 142
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4.2.f
Packet Pg. 143
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4.2.f
Packet Pg. 144
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4.2.f
Packet Pg. 145
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4.2.f
Packet Pg. 146
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4.2.f
Packet Pg. 147
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4.2.f
Packet Pg. 148
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4.2.f
Packet Pg. 149
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4.2.f
Packet Pg. 150
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4.2.f
Packet Pg. 151
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4.2.f
Packet Pg. 152
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4.2.f
Packet Pg. 153
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4.2.f
Packet Pg. 154
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4.2.f
Packet Pg. 155
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4.2.f
Packet Pg. 156
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4.2.f
Packet Pg. 157
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4.2.f
Packet Pg. 158
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4.2.f
Packet Pg. 159
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4.2.f
Packet Pg. 160
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4.2.f
Packet Pg. 161
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