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ST. LUCIE COUNTY PLANNING & ZONING COMMISSION
ST LUCIE COUNTY, FLORIDA
P & Z Regular Meeting
December 18, 2014 Convened: 6:00 PM
Adjourned: 8:35 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
Kara Wood Board Member Present
Edward Lounds Board Member Present
Stephanie Morgan Board Member Present
Bobby Hopkins Board Member Present
Craig Mundt Board Member Present
William Smith Board Member Absent
Marty Sanders Ex-Officio Board Member Present
James Clasby Board Member Present
3. Announcement(s)
The Board welcomed James Clasby who will be replacing Brad Culverhouse.
4. Disclosure(s)
None
P & Z Regular Meeting Thursday, December 18, 2014 6:00 PM
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II. MINUTES
St. Lucie County Planning & Zoning Commission minutes for the meeting of Thursday,
November 20, 2014
RESULT: ACCEPTED [UNANIMOUS]
MOVER: Stephanie Morgan, Board Member
SECONDER: Craig Mundt, Board Member
AYES: Clasby, Townsend, O'Dell, Wood, Lounds, Morgan, Hopkins, Mundt
ABSENT: Brad Culverhouse, William Smith
III. PUBLIC COMMENT
None
IV. PUBLIC HEARINGS
A RESOLUTION OF THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS GRANTING
COMPOST USA OF THE TREASURE COAST, LLC CONDITIONAL USE PERMIT APPROVAL FOR THE
ESTABLISHMENT OF A BIOSOLIDS COMPOSTING FACILITY FOR PROPERTY LOCATED ON SHINN
ROAD IN ST. LUCIE COUNTY, FLORIDA.
Diana Waite, Senior Planner stated Compost USA of the Treasure Coast is proposing to operate
a biosolids compost facility utilizing a processing method known as Modified Static Aerobic Pile
(MSAP). The process will mix biosolids from wastewater treatment facilities with recycled yard
waste and land clearing material (mulch) to produce a fertilizer that would be transported to an
off-site facility for use or packaging. The biosolids would be obtained from municipal waste
water treatment facilities. At least a portion of the mulch material is proposed to be obtained
from the St. Lucie County Solid Waste Bailing and Recycling Facility.
The mulch material would be transported to the compost facility by 100-cubic-yard tractor
trailers. Wastewater biosolids would be delivered to the compost facility in 30-yard tractor
trailers with dump bodies. Once the compost operators receive the biosolids they are mixed
with the mulch material and placed in wind rows during the same workday.
The application indicates the following:
· Employees: 15 at build out;
· Hours of Operation: sunrise to sunset, six days a week;
· The wind rows will be 7-8 feet high and 18 feet wide, separated by a 12’ foot service aisle for
access.
· The berm will be 8 feet high by 130 feet wide, except for along it’s eastern boundary which will
be 60 feet wide at the base;
· 120 total daily vehicular trips, 90 of those truck trips, at building.
P & Z Regular Meeting Thursday, December 18, 2014 6:00 PM
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The proposed operation is defined by State statues and codes and will require issuance of a permit
for the operation from the Florida Department of Environmental Protection. State definitions and
a brief discussion of state rules are provided below:
Biosolids Definitions, as defined by the Florida Administrative Code (FAC)
FAC 62-640 Definitions:
(6) “Biosolids” means the solid, semisolid, or liquid residue generated during the treatment
of domestic wastewater in a domestic wastewater treatment facility, formerly known as
“domestic wastewater residuals” or “residuals.” Not included is the treated effluent or
reclaimed water from a domestic wastewater treatment plant. Also not included are solids
removed from pump stations and lift stations, screenings and grit removed from the
preliminary treatment components of domestic wastewater treatment facilities, other solids as
defined in subsection 62-640.200(31), F.A.C., and ash generated during the incineration of
biosolids. Biosolids include products and treated material from biosolids treatment facilities and
septage management facilities regulated by the Department.
(8) “Biosolids treatment facility” means a facility that treats biosolids from other facilities
for the purpose of meeting the requirements of this chapter, before use or land application.
Biosolids treatment facilities can also treat domestic septage and combinations of biosolids,
domestic septage, food establishment sludges, wastes removed from portable toilets, and
wastes removed from holding tanks associated with boats, marinas, and onsite sewage
treatment and disposal systems, before use or land application.
(9) “Class A biosolids” means biosolids that meet the Class A pathogen reduction
requirements of paragraph 62-640.600(1)(a), F.A.C., the vector attraction reduction
requirements of paragraph 62-640.600(2)(a), F.A.C., and the parameter concentrations of
paragraph 62-640.700(5)(a), F.A.C.
(10) “Class AA biosolids” means biosolids that meet the Class AA pathogen reduction
requirements of paragraph 62-640.600(1)(a), F.A.C., the vector attraction reduction
requirements of paragraph 62-640.600(2)(b), F.A.C., and the parameter concentrations of
paragraphs 62-640.700(5)(a) and (b), F.A.C.
(11) “Class B biosolids” means biosolids that meet the Class B pathogen reduction
requirements of paragraph 62-640.600(1)(b), F.A.C., the vector attraction reduction
requirements of paragraph 62-640.600(2)(a), F.A.C., and the parameter concentrations of
paragraph 62-640.700(5)(a), F.A.C.
(12) “Composting facility” means a facility, as defined in subsection 62-640.200(20), F.A.C.,
that uses composting technology for treatment of biosolids. Processing can include physical
turning, wind rowing, aeration, or other mechanical handling of biosolids.
Biosolids are regulated by the State of Florida in Chapter 62-640, F.A.C. State codes require
several items as part of their site permitting, nutrient management plans, registration of
distributed and marketed Class AA biosolids as fertilizer, and prohibition of land application of
other types of biosolids (Class B) in the Northern Everglades watersheds unless a nutrient
balance demonstration is completed by the applicant and approved by the FDEP. In 2011, there
were three active biosolid application sites in the St. Lucie River Watershed. By 2013, no Class B
biosolids application were to be permitted in the Northern Everglades watersheds unless a
nutrient balance demonstration is completed by the applicant and approved by the FDEP.
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Based upon our information, there is currently only one site still practicing land application of
biosolids, and that site is located in northern St. Lucie County. This application is for a
composting site and is not considered “land application of biosolids”. Composting biosolids,
which are the end product of this application for a composting site, are considered Class AA
biosolids.
Outside agency permits will include, but not be limited to:
· “Biosolids Treatment Facility- Type III.” See 62-640.200(12) which defines this as a “Composting
Facility”….as well as a “Biosolids Management/treatment Facility,” FDEP will require a Domestic
Wastewater Treatment Facility Permit - (Form 62-620.910(2), Application form 2A).
· A NPDES (National Pollutant Discharge Elimination System) compliance application Section ‘C’
and a Multi-sector Generic Permit for Industrial Activity.
· For sites located within the St. Lucie River watershed, records documenting compliance with
the site’s no-net nutrient loading demonstration are required to be submitted with the annual
summary report (FS Section 62-640.650(4)(j) and 62-640(8).
Staff would note that in accordance with LDC Section 11.07.04 C.2, the Board of County
Commissioners may grant a conditional use permit contingent upon receiving notice of either
issuance of or intent to issue any required regulatory permit if it can make, on a tentative basis
and subject to confirmation, the findings required in Section 11.07.03E. The conditional use
permit granted contingent upon receiving notice of either issuance of or intent to issue any
required regulatory permit shall not preclude the Board of County Commissioners, after review
in the regulatory permit application and other information, from revoking such contingent
grant of a conditional use permit based solely upon an inability to confirm the findings required
in Section 11.07.03E, or from protesting the regulatory permit application. Staff finds that, with
the proposed conditions and recommendations, this petition meets the standards of review as
set forth in Section 11.07.03 of the St. Lucie County Land Development Code and is not in
conflict with the goals, objectives, and policies of the St. Lucie County Comprehensive Plan.
Staff recommends that you forward this petition to the Board of County Commissioners (BOCC)
with a recommendation of approval, subject to the conditions set forth in the Draft Resolution,
and require that the applicants sufficiently addressing the following outstanding Development
Review Committee (DRC) comments prior to scheduling forwarding to the BOCC:
· Site Plan labeled as Conditional Use Site Plan in the title block;
· Provide a cross section of the travels ways;
· Provide a planview with trees, hedges for the landscape berms, showing landscaping of 1 tree
per 30 feet around the perimeter;
· A typical section indicating material type and thicknesses for the drive aisles is required;
· Fire District approval.
The Board discussion included describing the difference between Class A & Class B, FDEP
permits regarding process material at waste treatment plant, rainy season, Energy
Management Plans, yard waste from County, landscaping berms, inspection of water-drainage
P & Z Regular Meeting Thursday, December 18, 2014 6:00 PM
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system. Also cost of maintaining road, hours of operations, conditional use, Fort Pierce Utilities
Authority (FPUA) and EPA.
Public Hearing open
Several citizens were present and spoke against the agenda item stating various reasons. Some
of their concerns were, water quality, food safety, land value, odor, fertilizer and pathogens.
Dennis Murphy of Culpepper and Terpening representing Compost USA addressed the issues
brought up by the opposed public. Also addressing the issues were Rick Melchiori with Becker
Holding, Matt Biegler with Compost USA and Steve Doyle, an engineer of Culpepper &
Terpening.
Public hearing closed
RESULT: APPROVED [6 TO 2]
MOVER: Edward Lounds, Board Member
SECONDER: Kara Wood, Board Member
AYES: Clasby, Townsend, O'Dell, Wood, Lounds, Hopkins
NAYS: Stephanie Morgan, Craig Mundt
ABSENT: Brad Culverhouse, William Smith
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.
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ST. LUCIE COUNTY PLANNING & ZONING COMMISSION
ST LUCIE COUNTY, FLORIDA
P & Z Regular Meeting
November 20, 2014 Convened: 6:00 PM
Adjourned: 10:49 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 Present
Kara Wood Board Member Present
Edward Lounds Board Member Late
Stephanie Morgan Board Member Present
Bobby Hopkins Board Member Present
Craig Mundt Board Member Present
William Smith Board Member Present
Marty Sanders Ex-Officio Board Member Absent
3. Announcement(s)
The Board welcomed Kara Wood.
Chair Townsend stated agenda items 5 and 6 will be moved ahead of agenda 1-4.
4. Disclosure(s)
Mr. Mundt stated he was approached by the applicant's agents for the Radisson site.
Mr. Culverhouse stated he had a 30 second conversation with the representative for the
Radisson site. Also a phone call from Steve Weaver regarding the same.
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P & Z Regular Meeting Thursday, November 20, 2014 6:00 PM
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II. MINUTES
St. Lucie County Planning & Zoning Commission minutes for the meeting of Thursday,
September 25, 2014
RESULT: ACCEPTED [UNANIMOUS]
AYES: Townsend, O'Dell, Culverhouse, Wood, Lounds, Morgan, Hopkins, Mundt, Smith
ABSENT: Marty Sanders
III. PUBLIC COMMENT
None
IV. PUBLIC HEARINGS
1. Ordinance - Ruffin Properties, LLC - Proposed Text Amendment to the Comprehensive Plan,
Future Land Use Element
Britton Wilson, Senior Planner stated Ruffin Properties, LLC has filed four concurrent petitions
in support of a proposed commercial resort development. The four petitions include a text
amendment to the Comprehensive Plan, a Future Land Use Map Amendment, a text
amendment to the Land Development Code and an amendment to the Official Zoning Atlas.
These applications create the framework within the Comprehensive Plan and the Land
Development Code for a resort hotel but do not constitute an approval of an actual project.
Staff has received a considerable amount of quality feedback from the public.
The Board discussed all 4 proposed ordinances.
Public Hearing opened
Several citizens spoke against the ordinances. They focused on the site specifics of a condo-
resort on the Radisson site even though no site plan has been submitted to the County. There
were two people that spoke in support.
Public Hearing closed
RESULT: APPROVED [UNANIMOUS]
MOVER: Craig Mundt, Board Member
SECONDER: Brad Culverhouse, Board Member
AYES: Townsend, O'Dell, Culverhouse, Wood, Lounds, Morgan, Hopkins, Mundt, Smith
ABSENT: Marty Sanders
2. Ordinance - Commercial Resort, Ruffin Properties, LLC - Proposed Text Amendment to the Land
Development Code
Britton Wilson, Senior Planner stated Ruffin Properties, LLC has filed four concurrent petitions
in support of a proposed commercial resort development. The four petitions include a text
amendment to the Comprehensive Plan, a Future Land Use Map Amendment, a text
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P & Z Regular Meeting Thursday, November 20, 2014 6:00 PM
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amendment to the Land Development Code and an amendment to the Official Zoning Atlas.
These applications create the framework within the Comprehensive Plan and the Land
Development Code for a resort hotel but do not constitute an approval of an actual project.
Staff has received a considerable amount of quality feedback from the public.
The Board discussed all 4 proposed ordinances.
Public Hearing opened
Several citizens spoke against the ordinances. They focused on the site specifics of a condo-
resort on the Radisson site even though no site plan has been submitted to the County. There
were two people that spoke in support.
Public Hearing closed
RESULT: APPROVED [UNANIMOUS]
MOVER: Craig Mundt, Board Member
SECONDER: Brad Culverhouse, Board Member
AYES: Townsend, O'Dell, Culverhouse, Wood, Lounds, Morgan, Hopkins, Mundt, Smith
ABSENT: Marty Sanders
3. Ordinance - Ruffin Properties, LLC - Future Land Use Map Amendment from RM to COM
Britton Wilson, Senior Planner stated Ruffin Properties, LLC has filed four concurrent petitions
in support of a proposed commercial resort development. The four petitions include a text
amendment to the Comprehensive Plan, a Future Land Use Map Amendment, a text
amendment to the Land Development Code and an amendment to the Official Zoning Atlas.
These applications create the framework within the Comprehensive Plan and the Land
Development Code for a resort hotel but do not constitute an approval of an actual project.
Staff has received a considerable amount of quality feedback from the public.
The Board discussed all 4 proposed ordinances.
Public Hearing opened
Several citizens spoke against the ordinances. They focused on the site specifics of a condo-
resort on the Radisson site even though no site plan has been submitted to the County. There
were two people that spoke in support.
Public Hearing closed
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P & Z Regular Meeting Thursday, November 20, 2014 6:00 PM
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RESULT: APPROVED [8 TO 1]
MOVER: Edward Lounds, Board Member
SECONDER: Kara Wood, Board Member
AYES: Townsend, O'Dell, Culverhouse, Wood, Lounds, Morgan, Hopkins, Mundt
NAYS: William Smith
ABSENT: Marty Sanders
4. Resolution - Commercial Resort, Ruffin Properties, LLC - Proposed Amendment to the Official
Zoning Atlas to CR (Commercial Resort)
Britton Wilson, Senior Planner stated Ruffin Properties, LLC has filed four concurrent petitions
in support of a proposed commercial resort development. The four petitions include a text
amendment to the Comprehensive Plan, a Future Land Use Map Amendment, a text
amendment to the Land Development Code and an amendment to the Official Zoning Atlas.
These applications create the framework within the Comprehensive Plan and the Land
Development Code for a resort hotel but do not constitute an approval of an actual project.
Staff has received a considerable amount of quality feedback from the public.
The Board discussed all 4 proposed ordinances.
Public Hearing opened
Several citizens spoke against the ordinances. They focused on the site specifics of a condo-
resort on the Radisson site even though no site plan has been submitted to the County. There
were two people that spoke in support.
Public Hearing closed
RESULT: APPROVED [UNANIMOUS]
MOVER: Brad Culverhouse, Board Member
SECONDER: William Smith, Board Member
AYES: Townsend, O'Dell, Culverhouse, Wood, Lounds, Morgan, Hopkins, Mundt, Smith
ABSENT: Marty Sanders
5. Ordinance - Affecting the use of land in St. Lucie County Florida, relating to medical marijuana
dispensaries by amending the St. Lucie County Land Development Code; amending Section
2.00.00 (Definitions); amending Section 3.01.03.T (Industrial Light) and Section 3.01.03S
(Commercial General) to add medical marijuana dispensaries as a conditional use; amending
Section 7.10.00 (Supplemental Standards); providing for conflicting provisions, severability, and
applicability; providing for filing with Department of State; providing for adoption and
codification and an effective date.
Katherine Barbieri, Asst. County Attorney gave the background and staff approach regarding
the draft ordinance affecting the use of land in St. Lucie County relating to medical marijuana
dispensaries by amending the St. Lucie Land Development Code; amending Section 2.00.00
(Definitions); amending Section 3.01.03T (Industrial Light) and Section 3.01.03S (Commercial
General) to add medical marijuana dispensaries as a conditional use; amending Section 7.10.00
(Supplemental Standards); providing for conflicting provisions, severability, and applicability;
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P & Z Regular Meeting Thursday, November 20, 2014 6:00 PM
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providing for filing with the Department of State; providing for adoption and codification and
an effective date.
The Board discussion consisted of side by side comparison of the ordinances; Compassionate
Care Act, control, mapping, distance, cultivation, medical use, applying to the City of Fort Pierce
and Port St. Lucie.
Public Hearing opened
No one spoke
Public Hearing closed
RESULT: TABLED (CONTINUED) [UNANIMOUS] Next:
1/15/2015 6:00 PM
MOVER: Stephanie Morgan, Board Member
SECONDER: Brad Culverhouse, Board Member
AYES: Townsend, O'Dell, Culverhouse, Wood, Lounds, Morgan, Hopkins, Mundt, Smith
ABSENT: Marty Sanders
6. Ordinance - Amending Chapter 2.00.00 "Definitions", including amending the definition of
Family; amending Chapter 4 "Special Districts" to change the word "Occupations" to "Offices";
amending Chapter 7.10.01 "Food Vendors"; and amending Chapter 8.01.00 "Home
Occupations" of the Land Development Code of St. Lucie County to clarify what may be done in
the home; providing for filing, codification, adoption and effective date.
Katherine Barbieri, Asst. County Attorney stated the proposed ordinance would amend the St.
Lucie County Land Development Code by clarifying what may be done in the home; providing
for filing, codification, adoption and effective date. The ordinance would amend Chapter
2.00.00 "Definitions", including amending the definition of Family; amending Chapter 4 "Special
Districts" to change the word "Occupations" to "Offices"; amending Chapter 7.10.01 "Food
Vendors"; and amending Chapter 8.01.00 "Home Occupations".
There was Board discussion concerning government entities "sticking their nose in people's
business"; burdens on small businesses, parking issues, enforcement issues, policy issues. This
item should be fine-tuned.
Public Hearing opened
Pete Bullock of 3120 N A1A stated his concern was a rehabilitation facility on North Hutchinson
Island and using a residential home.
Chair Townsend stated the condo associations would have in their by-laws regarding home
offices.
Mr. Satterlee stated the county has nothing to do with enforcing condo laws; that is a State
issue.
Public Hearing closed
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P & Z Regular Meeting Thursday, November 20, 2014 6:00 PM
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RESULT: TABLED (CONTINUED) [UNANIMOUS] Next:
1/15/2015 6:00 PM
MOVER: Stephanie Morgan, Board Member
SECONDER: William O'Dell, Vice Chair
AYES: Townsend, O'Dell, Culverhouse, Wood, Lounds, Morgan, Hopkins, Mundt, Smith
ABSENT: Marty Sanders
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.
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ITEM NO. (ID # 2526)
DATE: 12/18/2014
AGENDA REQUEST *
BACKGROUND:
The proposed biosolids composting operation may be authorized as a conditional use permit within the
AG-5 Zoning District under the provisions of Land Development Code Section 3.01.03(C)(7)(h),
Manufacturing: Agricultural chemicals (287), upon approval by the Board of County Commissioners. The
application indicates that the biosolids composting facility will utilize a Modified Static Aerobic Pile
(MSAP) method to compost biosolids from wastewater treatment plants and mulch vegetative material
from recycling facilities.
The project boundary contains 182 acres that includes an 15 acres of lakes and 15 acres of access roads
and parking, and will include 100 acres of process and storage areas. All composting activities, will occur
within areas previously cleared of a citrus grove. Access to the composting site will be from Shinn Road,
an unpaved County roadway reached via West Midway Road or the C-24 Canal Road.
If approved, the conditional use permit would be subject to the issuance of a Domestic Wastewater
Treatment Facility Permit, and the conditions of approval set forth in the draft resolution. No
development activities will take place until the required permitting is obtained and all applicable
conditions of approval are met.
Staff finds that with the proposed conditions, and recommendations, this petition would meet the
standards of review as set forth in Section 11.07.03 of the St. Lucie County Land Development Code and
not be in conflict with the goals, objectives, and policies of the St. Lucie County Comprehensive Plan.
PREVIOUS ACTION:
None
FINANCIAL IMPACT:
TO: St. Lucie County Planning & Zoning Commission
PRESENTED BY: Diana Waite, Senior Planner
SUBMITTED BY: Planning Division
SUBJECT: A RESOLUTION OF THE ST. LUCIE COUNTY BOARD OF COUNTY
COMMISSIONERS GRANTING COMPOST USA OF THE TREASURE COAST, LLC
CONDITIONAL USE PERMIT APPROVAL FOR THE ESTABLISHMENT OF A
BIOSOLIDS COMPOSTING FACILITY FOR PROPERTY LOCATED ON SHINN
ROAD IN ST. LUCIE COUNTY, FLORIDA.
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Updated: 12/11/2014 1:22 PM by Diana Waite Page 2
N/A
RECOMMENDATION:
Staff recommends forwarding the petition to the Board of County Commissioners with a recommendation
for approval, subject to staff recommendations and limiting conditions.
COMMISSION ACTION:
RESULT: APPROVED [6 TO 2]
MOVER: Edward Lounds, Board Member
SECONDER: Kara Wood, Board Member
AYES: Clasby, Townsend, O'Dell, Wood, Lounds, Hopkins
NAYS: Stephanie Morgan, Craig Mundt
ABSENT: Brad Culverhouse, William Smith
Coordination/Signatures
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Document Date 6/20/2013
Planning and Zoning Commission
Planning Division Agenda Item Summary
Applicant
Compost USA of the Treasure
Coast, LLC
3150 Cardinal Drive
Vero Beach, FL 32963
File Number
CU 420144759
Project Location
West side of Shinn Road, 1.5 miles
south of West Midway Road.
Future Land Use
AG-5 (Agricultural—1 du/ac)
Zoning
AG-5 (Agricultural—1 du/ac)
Staff’s Recommendation
Forward the petition to the Board
of County Commissioners with a
recommendation for approval, sub-
ject to limiting conditions.
Project Manager
Diana Waite, AICP
Senior Planner
772.462.1577
waited@stlucieco.org
Compost USA of the Treasure Coast, LLC
Conditional Use Permit for a Biosolids Compost Facility
File No. CUP 420144759
Project Description
The proposed conditional use permit
would allow for the establishment of
a biosolids composting facility on a
182 acres of a fallow citrus grove.
The biosolids composting facility
would process wastewater treatment
biosolids and vegetative mulch mate-
rial into potting soil for wholesale
distribution.
Background
Compost USA currently operates a
similar biosolids composting opera-
tion in Sumter County. The proposed
conditional use may be authorized
under the provisions of SLC Land
Development Code (LDC) Section
3.01.03(C)(7)(h), Conditional Uses:
Manufacturing: Agricultural Chemi-
cals (287). Additional state and re-
gional permitting will be required.
Recommended Action
Forward the petition to the Board of
County Commissioners with a rec-
ommendation for approval, subject
to limiting conditions.
Previous Action
N/A
Notice Requirements
Public hearing notice was placed in
the St. Lucie News Tribune, letters
sent to property owners within 500
feet of the subject property, and a
sign placed on the property.
Public Comment Received
None to date.
Hearing Date
12/18/2014
Project Location: Shinn Road, 1.5 miles south of West Midway Road
4.a
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Planning and Development
Services Department
Planning Division
M E M O R A N D U M
TO: Planning and Zoning Commissioners
THROUGH: Mark Satterlee, AICP, Planning Director
Leslie Olson, AICP, Planning Manager
FROM: Diana Waite, AICP, Senior Planner
DATE: December 18, 2014
SUBJECT: Petition of Compost USA of the Treasure Coast, LLC for a Conditional Use
Permit to allow a biosolids composting facility in AG-5 (Agricultural – 1 unit per 5
acres) Zoning.
GENERAL INFORMATION:
Requested
Action: Grant a Conditional Use Permit approval to allow a biosolids composting
facility (SIC 2875) in AG-5 (Agricultural – 1 unit per 5 acres) Zoning.
Purpose: The purpose of the requested Conditional Use Permit is to allow for the
composting of wastewater biosolids and mulched yard trash into a fertilizer
for wholesale distribution. This conditional use may be considered under
the provisions of SLC Land Development Code (LDC) Section
3.01.03(C)(7)(h), Conditional Uses: Manufacturing: Agricultural Chemicals
(287).
Location: Shinn Road, approximately .25 miles west of the City of Port St. Lucie, 1.5
miles south of West Midway Road and .5 miles north of C-24 Canal Road.
Tax Ids: 3307-333-0000-0004, 3318-211-0002-0007, 3318-230-0000-0002
Size: 189 acres
Fire/EMS
Protection: Station #11 (3501 Shinn Road), is located approximately 3.4 miles to the
north.
4.b
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Page 2
View from Shinn Road to the west View to north from south property line
Site previously cleared of citrus trees A tree nursery is located to the east.
Existing Land Use and Zoning:
Future Land Use Zoning Existing Land Use
AG-5 (Agricultural – 1 unit per 5
acres max.)
AG-5 (Agricultural – 1
unit per 5 acres)
Former citrus grove
Surrounding Land Use and Zoning:
Future Land Use Zoning Existing Land Use
North AG-5 (Agricultural – 1
unit per 5 acres)
AG-5 (Agricultural – 1
unit per 5 acres)
Agricultural with single family
home
South AG-5 (Agricultural – 1
unit per 5 acres) and IND
(Industrial)
AG-5 (Agricultural – 1
unit per 5 acres)
IL (Industrial
Agriculture
East AG-5 (Agricultural – 1
unit per 5 acres)
AG-5 (Agricultural – 1
unit per 5 acres)
Tree Farm and pastureland
West AG-5 (Agricultural – 1
unit per 5 acres)
AG-5 (Agricultural – 1
unit per 5 acres)
Agriculture
BACKGROUND INFORMATION:
Compost USA of the Treasure Coast is proposing to operate a biosolids compost facility utilizing
a processing method known as Modified Static Aerobic Pile (MSAP). The process will mix
biosolids from wastewater treatment facilities with recycled yard waste and land clearing material
(mulch) to produce a fertilizer that would be transported to an off-site facility for use or packaging.
The biosolids would be obtained from municipal waste water treatment facilities. At least a portion
of the mulch material is proposed to be obtained from the St. Lucie County Solid Waste Bailing
and Recycling Facility.
The mulch material would be transported to the compost facility by 100-cubic-yard tractor trailers.
Wastewater biosolids would be delivered to the compost facility in 30-yard tractor trailers with
dump bodies. Once the compost operators receive the biosolids they are mixed with the mulch
material and placed in windrows during the same workday.
4.b
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The application indicates the following:
Employees: 15 at buildout;
Hours of Operation: sunrise to sunset, six days a week;
The windrows will be 7-8 feet high and 18 feet wide, separated by a 12’ foot service aisle
for access.
The berm will be 8 feet high by 130 feet wide, except for along it’s eastern boundary which
will be 60 feet wide at the base;
120 total daily vehicular trips, 90 of those truck trips, at building.
The projected lot coverages include the following for the 189 acre site:
110 acres materials storage and processing
15 acres lakes
15 acres access drives/parking
33 acres open space
4.9 acres FPL easement
4 acres other
0.1 acres buildings
The proposed operation is defined by State statues and codes and will require issuance of a permit
for the operation from the Florida Department of Environmental Protection. State definitions and a
brief discussion of state rules are provided below:
Biosolids Definitions, as defined by the Florida Administrative Code (FAC)
FAC 62-640 Definitions:
(6) “Biosolids” means the solid, semisolid, or liquid residue generated during the treatment of
domestic wastewater in a domestic wastewater treatment facility, formerly known as “domestic
wastewater residuals” or “residuals.” Not included is the treated effluent or reclaimed water from
a domestic wastewater treatment plant. Also not included are solids removed from pump stations
and lift stations, screenings and grit removed from the preliminary treatment components of
domestic wastewater treatment facilities, other solids as defined in subsection 62-640.200(31),
F.A.C., and ash generated during the incineration of biosolids. Biosolids include products and
treated material from biosolids treatment facilities and septage management facilities regulated
by the Department.
(8) “Biosolids treatment facility” means a facility that treats biosolids from other facilities for
the purpose of meeting the requirements of this chapter, before use or land application. Biosolids
treatment facilities can also treat domestic septage and combinations of biosolids, domestic
septage, food establishment sludges, wastes removed from portable toilets, and wastes removed
from holding tanks associated with boats, marinas, and onsite sewage treatment and disposal
systems, before use or land application.
(9) “Class A biosolids” means biosolids that meet the Class A pathogen reduction
requirements of paragraph 62-640.600(1)(a), F.A.C., the vector attraction reduction requirements
of paragraph 62-640.600(2)(a), F.A.C., and the parameter concentrations of paragraph 62-
640.700(5)(a), F.A.C.
(10) “Class AA biosolids” means biosolids that meet the Class AA pathogen reduction
requirements of paragraph 62-640.600(1)(a), F.A.C., the vector attraction reduction requirements
of paragraph 62-640.600(2)(b), F.A.C., and the parameter concentrations of paragraphs 62-
640.700(5)(a) and (b), F.A.C.
4.b
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(11) “Class B biosolids” means biosolids that meet the Class B pathogen reduction
requirements of paragraph 62-640.600(1)(b), F.A.C., the vector attraction reduction requirements
of paragraph 62-640.600(2)(a), F.A.C., and the parameter concentrations of paragraph 62-
640.700(5)(a), F.A.C.
(12) “Composting facility” means a facility, as defined in subsection 62-640.200(20), F.A.C.,
that uses composting technology for treatment of biosolids. Processing can include physical
turning, windrowing, aeration, or other mechanical handling of biosolids.
Biosolids are regulated by the State of Florida in Chapter 62-640, F.A.C. State codes require
several items as part of their site permitting, nutrient management plans, registration of distributed
and marketed Class AA biosolids as fertilizer, and prohibition of land application of other types of
biosolids (Class B) in the Northern Everglades watersheds unless a nutrient balance
demonstration is completed by the applicant and approved by the FDEP. In 2011, there were
three active biosolid application sites in the St. Lucie River Watershed. By 2013, no Class B
biosolids application were to be permitted in the Northern Everglades watersheds unless a
nutrient balance demonstration is completed by the applicant and approved by the FDEP. Based
upon our information, there is currently only one site still practicing land application of biosolids,
and that site is located in northern St. Lucie County. This application is for a composting site and
is not considered “land application of biosolids”. Composting biosolids, which are the end product
of this application for a composting site, are considered Class AA biosolids.
Outside agency permits will include, but not be limited to:
“Biosolids Treatment Facility- Type III.” See 62-640.200(12) which defines this as a
“Composting Facility”….as well as a “Biosolids Management/treatment Facility,” FDEP will
require a Domestic Wastewater Treatment Facility Permit - (Form 62-620.910(2),
Application form 2A).
A NPDES (National Pollutant Discharge Elimination System) compliance application
Section ‘C’ and a Multi-sector Generic Permit for Industrial Activity.
For sites located within the St. Lucie River watershed, records documenting compliance
with the site’s no-net nutrient loading demonstration are required to be submitted with the
annual summary report (FS Section 62-640.650(4)(j) and 62-640(8).
ANALYSIS:
Applicable Comprehensive Plan Directives:
Future Land Use Objective 1.1.2: Provide in the land development regulations provisions for a
compatible and coordinated land use pattern which establishes agriculture as the primary use
outside of the urban service boundary and promotes retention of agricultural activities, preserves
natural resources and maintains native vegetative habitats.
The proposed composting facility would promote the continued operation of agricultural activities
in the surrounding area. The proposed operation will accommodate the use of recycled yard waste
and biosolids from local facilities thereby reducing yard waste in the county’s landfill and the
distance biosolids are transferred for disposal.
The site consists of a former citrus grove with no wetlands or native habitat. The windrow cells
have been located to maintain a minimum 230 foot wide buffer between the windrows and the
4.b
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parcel boundaries. The facility will provide buffering through the installation of a landscaped eight
foot high berm around the perimeter of the site.
Conservation Goal 6.1: The natural resources of St. Lucie County shall be protected,
appropriately used, or conserved in a manner which maximizes their functions, and values.
The subject site is located adjacent to two North St. Lucie Water Control District (NSLWCD)
canals that outfall into the C-24 Canal located approximately .5 miles to the south. The proposed
project will be subject to permitting through the FDEP and likely the South Florida Water
Management District. Staff has coordinated with State staff and the County’s Water Quality
Division in an effort to provide conditions of approval that sufficiently address this policy. The
conditions of approval that require the application and permits from other agencies be provided
for County review prior to the commencement of development activities.
Conservation Objective 6.1.5: The County shall continue to enforce Land Development Code
which requires the conservation, appropriate use, and protection of the quality and quantity of
groundwater.
The recommended conditions of approval require submittal of water quality reports prior to the
commencement of development activities. Staff expects water quality monitoring to be required
as part of the state and/or regional permits for this project and the conditions of approval requires
the applicant to submit other agency required monitoring reports to the County.
Compatibility with neighborhood:
Historic Buildings: None
Archeological sites: None known in the immediate vicinity.
Environmentally
Sensitive Areas: The only native vegetation within the compost facility site are cabbage palm
trees along the edge of the property lines.
Natural Hazards: None known.
Stormwater
Management: The parcel is adjacent to two canals located within the St. Lucie River
watershed, also known as the Northern Everglades Watershed identified for
protection and restoration through the Indian River Lagoon-South component
of the Comprehensive Everglades Restoration Plan. Plans and regulations
for restoration include measures based upon a reduction of nutrient and
phosphorous in the basin. The highly concreted nutrients found in biosolids
that will be mixed with mulch materials to create a soil additive, must be
adequately managed and contained to ensure those nutrients do not reach
the adjacent canals and downstream estuaries. To do so, conditions of
approval are proposed and periodic monitoring by the county is advised.
*************************************************************
STANDARDS OF REVIEW ARE SET FORTH IN SECTION 11.07.03,
ST. LUCIE COUNTY LAND DEVELOPMENT CODE
In reviewing this application for the proposed conditional use, the Planning and Zoning
Commission shall consider and make the following determinations:
4.b
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1. Whether the proposed conditional use is in conflict with any applicable portions of the
St. Lucie County Land Development Code;
With the recommended conditions of approval the proposed conditional use is not in conflict
with any applicable portions of the St. Lucie County Land Development Code (LDC). The
subject property is located outside the urban service boundary within an agricultural area. The
subject parcel and surrounding lands have an AG-5 Zoning and Future Land Use Designation.
LDC Section 3.01.03(C)(7)(h), AG-5 (Agricultural – 1 unit per 5 acres), lists Agricultural
Chemicals (SIC 287), as a conditional use, subject to Board of County Commission approval.
The Standard Industrial Code (SIC) for Agricultural Chemicals includes 2875, Fertilizer, Mixing
Only, which is described as establishments primarily engaged in mixing fertilizers form
purchased fertilizer materials.
The proposed composting site is located along the west side of the Shinn Road, approximately
.5 miles north of C-24 Canal Road and 1.5 miles south of the intersection of West Midway
Road. Land immediately adjacent to the site consists of pasture lands, a single family home,
a tree nursery and North St. Lucie Water Control District Canal rights-of-way.
The distance between the proposed windrows and travelways to the property lines are
indicated below. Between the windrows and the property line is a drainage area
(approximately 20’) and a 30’ wide travelway. Biosolids will be placed along the travelway
upon delivery, mixed with mulch materials and then placed in windrows, this is expected to be
the point of the most pungent odors.
Direction Proposed Setback of
Windrows
Proposed Setback to
Travelway
Eastern property line 330 Feet
280 feet
Western property line 475 Feet
425 feet
Northern property line 250 feet 200 feet
Southern property line 250 Feet 200 feet
With staff recommendations and the conditions of approval, the project complies with Land
Development Code Section 7.10.13 supplemental standards for Sewage and Septage
Treatment Facilities in Agricultural Zoning Districts. This section requires “All areas of
development shall be fenced or walled. A minimum twenty (20) foot wide landscape barrier
shall be provided around the perimeter of the treatment facility. This buffer shall contain at
least one (1) tree for every thirty (30) linear feet around the perimeter. Trees, shrubs and
hedges must comply with the requirements of Section 7.09.00”.
2. Effect on Adjacent Properties:
a. Whether and the extent to which the proposed conditional use would have an
adverse impact on nearby properties;
The concerns for potential adverse impacts on nearby properties are related to odors from the
biosolids composting operation, dust from trucks and protection of the County’s surface and
ground waters.
4.b
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b. Whether the proposed conditional use is compatible with the existing or planned
character of the neighborhood;
The proposed facility is located within a rural agricultural area, with the adjacent parcels zoned
AG-5, same as the subject parcel. However, the site is only .25 miles from the City of Port St.
Lucie, 1 mile from Hidden Acres subdivision, and approximately 1.1 miles from Copper Creek,
a 576 unit platted PUD within the City of Port St. Lucie municipal boundary. The closest parcel
that the County Property Appraiser classifies as a single family residence is located on the
parcel adjacent to the north. The remaining lands in the area are classified as agricultural or
grazing land. The distance from the proposed windrows to various uses is shown below.
Various uses Estimated Distance from Property Line
(Approximate)
Residential Home 103 Feet
Residential Neighborhood
(Hidden Aces) 5,547 sf (1.3 miles)
Fairground Parcel 3,291 sf (.77 miles)
City of Port St. Lucie 1,367 sf (.32 miles)
PSL Wastewater Treatment
Plant 5,290 sf (1.2 miles)
The emergence of future urban development in the nearby area is a concern. The City of Port
St. Lucie planning staff reviewed the petition and advised us that the city limit located about a
quarter of a mile to the east has a future land use of residential. They have asked how the
odors will be addressed if the city residential area is developed and the facility becomes an
issue. The applicant has odor mitigation methods discussed below are intended to maintain
the odors onsite.
c. Whether all reasonable steps have been taken to minimize an adverse effect of the
proposed conditional use on the immediate vicinity through building design, site
design, landscaping, and screening; and
d. Whether the proposed conditional use will be constructed, arranged, and operated
so as not to interfere with the development and use of neighboring property, in
accordance with applicable district regulations.
To minimize noise, dust, air contaminants, and odors the facility will utilize a perimeter berm
with landscaping and an odor suppression system. The county road, Shinn Road, leading to
the site is unpaved. A condition of approval requires the applicant to enter into an agreement
with the county to chip seal Shinn Road form Midway Road to the C-24 Canal. Prior to entering
Shinn Road from the site, the trucks will drive over a soil tracking prevention device designed
and constructed in accordance with FDOT standards.
3. Whether and the extent to which the proposed conditional use would be served by
adequate public facilities and services, including roads, police protection, fire
protection, solid waste disposal, water, sewer, drainage structures, parks, and mass
transit;
The subject property is located outside the urban service boundary with limited public
services. The proposed service is not expected to reduce the level of service as adopted in
the County’s Comprehensive Plan.
4.b
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Water and Wastewater
The subject property will be served by an on-site well and septic system.
Transportation System
Access to the compost site will be from Shinn Road, via West Midway Road or C-24 Canal
Road. Interior roads will be 30 feet wide stabilized with shell rock. The project access road,
Shinn Road is currently a substandard two lane unpaved roadway, with an existing 50 foot
right-of-way. The 2030 Regional Long Range Transportation Plan Needs Assessment,
incorporated into the 2010 Transportation Element indicates an additional two lanes will be
required between Orange Avenue and Glades Cut-off Road. Shinn Road is classified as a
Rural Major Collector ultimately linking Martin County to Indian River County. The applicant
is dedicating right-of-way along Shinn Road to provide a 70 foot right-of-way.
Transportation Policy 2.1.4.2 – Review al proposed development plans for impact on the
future land use plan and assess the capacity needs of each project as it relates to the
thoroughfare right-of-way protection plan by requiring a traffic impact analysis, as further
described in the County’s Land Development Code, with proposed development applications.
The applicant provided a transportation impact analysis for the proposed composting
operation indicating that all of the links within the impact study area are expected to operate
at an acceptable level of service with the proposed operation. The proposed operation would
generate a total of 120 new trips per day (trucks and employees) entering and exiting the site
on a daily basis. A condition of approval requires site traffic to drive over a soil tracking
prevention device, to loosen and remove excess material from the tire and under carriage
prior to entering Shinn Road.
The transportation impact report analyzed the routes and available paths for trip assignment.
The projected development traffic will utilize West Midway Road. All roadways will be
maintained at the adopted level of service. Staff’s concern is primarily related to the unpaved
roadway and the impact of the heavy truck traffic on the roadway and reoccurring maintenance
requirements.
To address concerns related to the unpaved condition of Shinn Road, staff obtained an
estimate of $125,518.63 to improve the road with a chip seal treatment and proposed a 50%
cost share arrangement with the applicant. The applicant proposed a 12% cost share based
upon their frontage on Shinn Road. A condition of approval requires that the condition of Shinn
Road be further discussed and that an agreement with the County to assist with the
reoccurring cost of maintenance of the unpaved road or a cost share agreement to assist with
the cost of paving be reached.
4. Whether and the extent to which the proposed conditional use would result in
significant adverse impacts on the natural environment;
With the recommended conditions, the proposed amendment is not expected to create any
adverse impacts on the natural environment, including the County's ground and surface
waters. The site consists of abandoned agricultural lands and no wetlands or native habitat
are present.
The proposed composting process to be used is referred to as Modified Static Aerobic Pile
(MSAP), as approved by EPA. This process uses base materials, such as landscaping and
yard waste with the introduction of an organic catalyst, in this case treated bio-solid materials
from local treatment facilities. This material is then formed into rows, covered with organic
4.b
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material and broken down further by microbial actions (for approximately 60-90 days) into a
peat type of soil that is used as fertilizer or potting soil supplements. The biosolids originate
from sewage which goes through physical, chemical and biological processes that clean the
wastewater and separate the solids. The wastewater treatment process sanitizes the
wastewater solids to control pathogens (disease-causing organisms, such as certain bacteria,
viruses and parasites) and other organisms capable of transporting disease. The composting
process then further breaks down the biosolids to a state in which the product is classified as
fertilizer.
Water quality issues will be monitored by the Florida Department of Environmental Protection.
Conditions of approval requiring surface and ground water monitoring are included to ensure
no negative impacts to regional water quality result from the composting of biosolids have
been included.
A Landscape Plan has been reviewed and approved with conditions by the Environmental
Resources Department.
The lakes serving the compost facility will be graded to create a littoral shelf and an upland
buffer. Berms around the perimeter of the project will assist to buffer adjacent lands from noise
and odors and the adjacent canal waters from runoff of the nutrients.
A Florida Department of Environmental Protection Environmental Resource Permit will be
required prior to the commencement of development activities. A permit through the North St.
Lucie Water Control District, who owns and manages the adjacent canals will also be required.
Several conditions of approval are proposed to require the applicant submit to the County
required state permit documents and reports.
SUMMARY
To summarize, the applicant has applied for the requested conditional use in order to allow for a
composting operation utilizing biosolids and mulched landscape material from license facilities.
Given that this is a new use for the county additional information received, or testimony during
the public hearing.
Staff would note that in accordance with LDC Section 11.07.04 C.2, the Board of County
Commissioners may grant a conditional use permit contingent upon receiving notice of either
issuance of or intent to issue any required regulatory permit if it can make, on a tentative basis
and subject to confirmation, the findings required in Section 11.07.03E. The conditional use
permit granted contingent upon receiving notice of either issuance of or intent to issue any
required regulatory permit shall not preclude the Board of County Commissioners, after review in
the regulatory permit application and other information, from revoking such contingent grant of a
conditional use permit based solely upon an inability to confirm the findings required in Section
11.07.03E, or from protesting the regulatory permit application.
RECOMMENDATION
Staff finds that, with the proposed conditions and recommendations, this petition meets the
standards of review as set forth in Section 11.07.03 of the St. Lucie County Land Development
Code and is not in conflict with the goals, objectives, and policies of the St. Lucie County
Comprehensive Plan. Staff recommends that you forward this petition to the Board of County
Commissioners (BOCC) with a recommendation of approval, subject to the conditions set forth in
the Draft Resolution, and require that the applicants sufficiently addressing the following
4.b
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outstanding Development Review Committee (DRC) comments prior to scheduling forwarding to
the BOCC:
Site Plan labeled as Conditional Use Site Plan in the title block;
Provide a cross section of the travels ways;
Provide a planview with trees, hedges for the landscape berms, showing landscaping of
1 tree per 30 feet around the perimeter;
A typical section indicating material type and thicknesses for the drive aisles is required;
Fire District approval.
4.b
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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 GRANT APPROVAL TO
THE APPLICATION OF COMPOST USA OF THE TREASURE COAST, LLC FOR A CONDITIONAL USE PERMIT TO
ALLOW FOR A BIOSOLIDS COMPOSTING FACILITY OPERATION IN THE AG-5 (AGRICULTURAL – 1 UNIT PER
5 ACRES) 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 DENY THE APPLICATION
OF COMPOST USA OF THE TREASURE COAST, LLC FOR A CONDITIONAL USE PERMIT TO ALLOW A
BIOSOLIDS COMPOSTING FACILITY OPERATION IN THE AG-5 (AGRICULTURAL – 1 UNIT PER 5 ACRES)
ZONING DISTRICT, BECAUSE...
[CITE REASON(S) WHY - PLEASE BE SPECIFIC]
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Environmental Resources
Department
Final Report
TO: Diana Waite, Planning & Development Services Department
THROUGH: Amy Griffin, Environmental Regulations Manager
FROM: Jennifer Evans, Senior Environmental Planner
DATE: December 9, 2014
SUBJECT: Compost USA Conditional Use
CU 420144759
Background
The Environmental Resources Department (ERD) is in receipt of the November 20, 2014 Planning
and Development Services’ date-stamped submittal. The applicant requests approval of a
conditional use for the purpose of constructing and operating a compost manufacturing facility in
the AG-5 zoning district. Environmental Resources staff has completed a site visit and review. The
189-acre site is located on the west side of Shinn Road, 1.5 miles south of West Midway Road.
Findings
The site consists of abandoned agricultural lands and no wetlands or native habitat are present.
The proposed composting process to be used is referred to as Modified Static Aerobic Pile (MSAP).
This process uses base materials, such as landscaping and yard waste with the introduction of an
organic catalyst, in this case treated bio-solid materials from local treatment facilities. This material
is then formed into rows, covered with organic material and broken down further by microbial
actions (for approximately 60-90 days) into a peat type of soil that is used as fertilizer or potting
soil supplements. The biosolids originate from sewage which goes through physical, chemical and
biological processes that clean the wastewater and separate the solids. The wastewater treatment
process sanitizes the wastewater solids to control pathogens (disease-causing organisms, such as
certain bacteria, viruses and parasites) and other organisms capable of transporting disease. The
composting process then further breaks down the biosolids to a state in which the product is
classified as fertilizer.
Water quality issues will be monitored by the Florida Department of Environmental Protection.
Additional conditions of approval requiring surface and ground water monitoring to ensure no
negative impacts to regional water quality result from the composting of biosolids have been
included.
A Landscape Plan has been reviewed and approved with conditions by the Environmental
Resources Department.
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Environmental Resources Department
Compost USA
Page 2
Conditions of Approval
1) The issuance of County development permit does not create any rights on the part of the
applicant to obtain a permit from a state or federal agency and does not create any liability on
the part of the County if the applicant fails to obtain requisite approvals or fulfill the obligations
imposed by a state or federal agency or undertakes actions that result in a violation of state or
federal law.
2) All other applicable state or federal permits, including but not limited to, Florida Department of
Environmental Protection and stormwater management permits, must be obtained before
commencement of the development activity requiring such permit.
3) Prior to commencing of the composting operations the property owner, successors or assigns
shall obtain Zoning Compliance approval from the St. Lucie County Planning and Development
Services Department consistent with this order and Land Development Code Section 11.05.00.
Prior to the issuance of zoning compliance, all applicable conditions of approval herein,
including the following requirements shall be met:
a. Landscaping and fencing shall be installed as shown on the approved landscape
plan for the property in compliance with Land Development Code Section
7.10.13(B).
b. Copies of all applicable state or federal permits/written approvals are required by the
County prior to commencement of any development activity.
c. A copy of the NSLRWCD permit;
d. Prior to the commencement of operations water quality monitoring reporting shall be
submitted to the St. Lucie County Environmental Resources Department to demonstrate
compliance with:
i. Groundwater monitoring and compliance consistent with 62-520 F.A.C.;
ii. Surface water monitoring and compliance consistent with 62-302 F.A.C;
iii. All subsequent periodic water monitoring reports shall be submitted and the
operation shall remain in compliance with the water quality standards set forth in
the above Florida Administrative Codes.
4) Prior to issuance of a Vegetation Removal Permit or Exemption the landscape plan shall be
revised as follows:
Specify all newly planted materials shall be 100% irrigated by automatic means;
Specifications including sizes and species shall be reviewed and approved by the
Environmental Resources Department;
A scale shall be provided;
Two rows of staggered hedges and one shade tree per every thirty linear feet shall be
provided around the project perimeter;
Parking areas shall be screened with a continuous hedge per Land Development Code
7.09.04.B; and
The applicant shall provide an eight foot opaque wall or fence and landscaping consistent
with Land Development Code 7.09.04.E where abutting residential properties or obtain a
waiver from the Board of County Commissioners.
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_______________________________
File No.: CU 420144759 Draft Resolution
December 18, 2014 Page 1
DRAFT Resolution
File No.: CU 420144759
A RESOLUTION OF THE ST. LUCIE COUNTY BOARD OF COUNTY
COMMISSIONERS GRANTING COMPOST USA OF THE TREASURE COAST, LLC
CONDITIONAL USE PERMIT APPROVAL FOR THE ESTABLISHMENT OF A
BIOSOLIDS COMPOSTING FACILITY FOR PROPERTY LOCATED ON SHINN
ROAD IN ST. LUCIE COUNTY, FLORIDA.
WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, based on the testimony and
evidence, including but not limited to findings in the staff report, has made the following
determinations:
1. Compost USA of the Treasure Coast, LLC presented a petition for a Conditional Use Permit
to allow for the establishment of a Biosolids Composting Facility in the AG-5 (Agricultural – 1
du/5acres) Zoning District for property located on the west side of Shinn Road,
approximately 1.5 miles south of West Midway Road, as depicted on the attached map in
Exhibit “A” and described in Part B below.
2. On December 18, 2014, the St. Lucie County Planning and Zoning Commission held a public
hearing on the petition, after publishing notice at least 10 days prior to the hearing and
notifying by mail all owners of property within 500 feet of the subject property, and
recommended that the Board of County Commissioners approve/deny the hereinafter
described Conditional Use Permit in the AG-5 (Agricultural – 1 du/5acres) Zoning District for
the property described in Part B.
3. On , 2015, this Board held a public hearing on the petition, after publishing
a notice of such hearing and notifying by mail all owners of property within 500 feet of the
subject property.
4. The proposed Conditional Use Permit, with the conditions herein, is consistent with the
goals, objectives and policies of the St. Lucie County Comprehensive Plan and has satisfied
the requirements of Section 11.07.05 of the St. Lucie County Land Development Code,
subject to the conditions in Part A below.
5. With the proposed conditions, the project will not have an undue adverse effect on adjacent
property, the character of the neighborhood, traffic conditions, parking, utility facilities, or
other matters affecting the public health, safety and general welfare.
6. Planning Staff has performed a detailed analysis of the project and determined it to be
consistent with the St. Lucie County Land Development Code and Comprehensive Plan. The
analysis is found in the Planning and Development Services Staff Report for the Compost
USA of the Treasure Coast Biosolids Composting Facility, dated December 18, 2014.
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_______________________________
File No.: CU 420144759 Draft Resolution
December 18, 2014 Page 2
7. The applicant has received a Certificate of Capacity, a copy of which is attached to this order
as Exhibit “B”, as required under Chapter V, St. Lucie County Land Development Code.
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of St. Lucie County, Florida:
A. Pursuant to Section 11.07.03 of the St. Lucie County Land Development Code, a Conditional Use
Permit that allows for the establishment of a Biosolids Compost Facility for Compost USA of the
Treasure Coast, LLC, as depicted on conditional use site plan drawings prepared by Culpepper &
Terpening, submitted on May 15, 2014 and revised though ________, and stamped date
received by the Planning Division on _________ for location on the property described below is
hereby approved subject to the following conditions:
1. The conditional use site plan drawings, including the landscape plan, referenced above are
incorporated into this conditional use permit approval. Future development shall occur in
accordance with the approved conditional use site plan drawings, and consistent with the
provisions herein, unless an adjustment to the conditional use permit is granted pursuant to
LDC 11.07.05E.
2. Within 90 days of this conditional use approval or prior to issuance of a development
permit, whichever occurs first, the property owners, successors or assigns shall convey to St.
Lucie County 55 feet of the petitioned property for the future right-of-way needs of Wolf
Road. Such dedication shall be in a manner and form acceptable to the County Attorney.
3. Within 90 days of this conditional use approval or prior to issuance of a development
permit, whichever occurs first, the property owners, successors or assigns shall convey to St.
Lucie County 20 feet of the petitioned property for the future right-of-way needs of Shinn
Road. Such dedication shall be in a manner and form acceptable to the County Attorney.(CS)
4. The compost facility is approved for fertilizer mixing only (SIC 2875). The composting
process shall only accept and utilize Class A and B biosolids from permitted wastewater
treatment plants and vegetative mulch material from permitted recycling facilities. No
recycling of yard waste or land clearing material shall occur onsite. No septage, industrial
wastewater, marine, food or any other source materials shall be accepted for composting
without an amendment to this conditional use permit.
5. Should the establishment cease operations of this site, all stored materials shall be removed
by the applicant, successors or assigns. There shall be no disposal of any materials on site.
6. The wastewater treatment plant generating the biosolids must have a current waste
discharge permit from the State of Florida meeting Clean Water Act requirements applicable
in the jurisdiction of the wastewater treatment plant. The permittee shall provide St. Lucie
County Planning and Development Services Director a copy of the agreement with the
wastewater treatment facility that it intends to received biosolids from, as required by FDEP
pursuant to FAC 62-640-880(1 (c). Copies of the agreements shall be transmitted to the
County simultaneously with copies to FDEP.
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File No.: CU 420144759 Draft Resolution
December 18, 2014 Page 3
7. Discharge of biosolids to surface waters is prohibited and all stormwater shall be confined
within the boundaries of the site.
8. Transporters of biosolids and mulched yard waste/land-clearing material shall be a
registered commercial hauler. All loads hauled in open-topped vehicles shall be fully tarped.
Vehicle exterior shall be free of biosolids before entering public roads; this includes the tires
of the vehicles. Prior to egress onto Shinn Road the site traffic will drive over a Soil Tracking
Prevention device, designed and constructed per Florida Department of Transportation
(FDOT) regulations to loosen and remove excess materials from the tires and under the
carriage. Transportation, dust, surface water runoff, haul or application of biosolids shall not
cause a nuisance, odors, flies or other vectors.
9. Prior to the issuance of a Vegetation Removal or Vegetation Removal Exemption Permit the
following items shall be submitted to the County for review and approval:
a. A set of site civil construction drawings so a constructability review and approval for
the site can be performed;
b. A copy of the a Stormwater Pollution Prevention Plan;
c. A copy of the National Pollutant Discharge Elimination System compliance
application (NOI);
d. Submittal of an odor/air quality monitoring and management plan for review and
approval. This plan shall require an odor suppression system to be onsite prior to
commencing operations. The management plan shall provide for the suppression
system to be relocated for use at the point of unloading the biosolids upon delivery
to the site.
10. Prior to commencing of the composting operations the property owner, successors or
assigns shall obtain Zoning Compliance approval from the St. Lucie County Planning and
Development Services Department consistent with this order and Land Development Code
Section 11.05.00. Prior to the issuance of zoning compliance, all applicable conditions of
approval herein, including the following requirements shall be met:
a. Landscaping and fencing shall be installed as shown on the approved landscape
plan for the property in compliance with Land Development Code Section
7.10.13(B).
b. All entry and exist points must be gate controlled. All perimeter gates shall be
constructed with an opaque material and shall remain closed outside business
hours of operation. The gate shall include emergency contact information.
c. An emergency management plan shall be submitted to the Planning and
Development Services for review and approval. The plan shall address
contingency/emergency plans for inclement weather, such as a hurricane event.
The plan should address the steps to be taken to eliminate the potential for
biosolids, vegetative mulch and windrow material from reaching adjacent canals
and parcels. The plan shall prohibit the acceptance of materials at the site based
upon specific weather conditions, such as when the site is under a hurricane
warning, or winds of certain speeds are expected.
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File No.: CU 420144759 Draft Resolution
December 18, 2014 Page 4
d. Copies of all applicable state or federal permits/written approvals are required by
the County prior to commencement of any development activity.
e. A copy of the NSLRWCD permit;
f. Prior to the commencement of operations water quality monitoring reporting shall
be submitted to the St. Lucie County Environmental Resources Department to
demonstrate compliance with:
1. Groundwater monitoring and compliance consistent with 62-520 F.A.C.;
2. Surface water monitoring and compliance consistent with 62-302 F.A.C;
3. All subsequent periodic water monitoring reports shall be submitted and
the operation shall remain in compliance with the water quality standards
set forth in the above Florida Administrative Codes.
11. Prior to commercing operations, copies of the wastewater treatment facility permit, and any
associaton license, shall be provided to St. Lucie County along with any periodic monitoring
or mangement reports requried as part of the FDEP or other agency permitting process.
Copies of periodic operation and maintenance performance reports submitted to permitting
review agencies shall simutaneously be submitted to St. Lucie County Planning and
Development Services Director. Copies of the agency responses to the reports shall also be
forwaded to the County within 30 days of receipt. (62-600.735(1), F.A.C.)
12. The issuance of a County development permit does not in any way create any rights on the
part of the applicant to obtain a permit from a state or federal agency and does not create
any liability on the part of the County if the applicant fails to obtain requisite approvals or
fulfill the obligations imposed by a state or federal agency or undertakes actions that result
in a violation of state or federal law (ERD).
13. All other applicable state or federal permits, including but not limited to Florida
Environmental Protection and stormwater management permits, must be obtained before
commencement of the development activity requiring such permit.
14. Prior to issuance of a Vegetation Removal Permit or Exemption the landscape plan shall be
revised as follows:
Specify all newly planted materials shall be 100% irrigated by automatic means;
Specifications including sizes and species shall be reviewed and approved by the
Environmental Resources Department;
A scale shall be provided;
Two rows of staggered hedges and one shade tree per every thirty linear feet shall be
provided around the project perimeter;
Parking areas shall be screened with a continuous hedge per Land Development Code
7.09.04.B; and
The applicant shall provide an eight foot opaque wall or fence and landscaping
consistent with Land Development Code 7.09.04.E where abutting residential properties
or obtain a waiver from the Board of County Commissioners.
15. Prior to issuance of any construction authorizations, the applicant shall enter into an
agreement with the Board of County Commissioners that requires the applicant to assist
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File No.: CU 420144759 Draft Resolution
December 18, 2014 Page 5
with the cost of the reoccurring maintenance for the unimproved Shinn Road, or the
applicant shall provide 50% of the costs of improving Shin Road with chip seal from West
Midway Road to the applicants entrance drive.
B. The subject property is described as follows:
PARCEL 1
THE SOUTH HALF OF THE S0UTH HALF OF THE SOUTHWEST QUARTER (S1/2 OF S1/2 OF SW
1/4) OF SECTION 7, TOWNSHIP 36 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA,
LESS EXISTING RIGHTS OF WAY FOR PUBLIC ROADS AND CANALS.
PARCEL 2
THE NORTH HALF OF THE NORTHWEST QUARTER (N1/2 OF NW 1/4) OF SECTION 18,
TOWNSHIP 36 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA, LESS EXISTING RIGHTS
OF WAY FOR PUBLIC ROADS AND CANALS.
PARCEL 3
THE SOUTH ONE HALF OF THE NORTHWEST QUARTER (S1/2 OF NW 1/4) OF SECTION 718,
TOWNSHIP 36 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA, LESS THE EAST 50
FEET, AND LESS THE WEST 35 FEET, AND LESS THE SOUTH 42.50 FEET THEREOF FOR ROAD
AND CANAL RIGHTS OF WAY.
Parcel ID No.: 3307-333-0000-0004, 3318-211-0002-0007, 3318-230-0000-0002
Location: Shinn Road, approximately 1.5 miles south of West Midway Road.
C. The approvals and authorizations granted by this Resolution are granted to the applicant for the
purpose of obtaining a Building Permit or Zoning Compliance from St. Lucie County, and are not
assignable to any other party or institution. Should the petitioners choose or decide to assign
this business to another entity or individual, a minor adjustment to the Conditional Use Permit
shall be required.
D. The approvals and authorizations granted by this Resolution shall expire on
_____________, 2016, unless Certificate of Zoning Compliance is obtained for the uses
described in Part A above, or an extension has been granted in accordance with Section
11.07.05(F), St. Lucie County Land Development Code.
E. The Certificate of Capacity, a copy of which is attached to this resolution, shall remain valid for
the period of Conditional Use approval. Should the Conditional Use approval granted by this
resolution expire or an extension be sought pursuant to Section 11.07.05(F) of the St. Lucie
County Land Development Code, a new Certificate of Capacity document shall be required.
F. The St. Lucie County Planning and Development Services Department Director is hereby
authorized and directed to cause the notation of this resolution to be made on the Official
Zoning Map of St. Lucie County, Florida, and to make the notation of reference to the date of
adoption of this resolution.
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_______________________________
File No.: CU 420144759 Draft Resolution
December 18, 2014 Page 6
After motion and second, the vote on this resolution was as follows:
Chair Paula Lewis XXX
Vice-Chair Kim Johnson XXX
Commissioner Chris Dzadovsky XXX
Commissioner Tod Mowery XXX
Commissioner Frannie Hutchinson XXX
PASSED AND DULY ADOPTED this day of 2015.
BOARD OF COUNTY COMMISSIONERS
ST. LUCIE COUNTY, FLOIRDA
BY
Chairman
ATTEST: APPROVED AS TO FORM
AND CORRECTNESS:
______________ _____________________
DEPUTY CLERK COUNTY ATTORNEY
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Attachment: Application forms (2526 : Compost USA of the Treasure Coast)
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Attachment: Application forms (2526 : Compost USA of the Treasure Coast)
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Attachment: Application forms (2526 : Compost USA of the Treasure Coast)
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Attachment: Application forms (2526 : Compost USA of the Treasure Coast)
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Attachment: Application forms (2526 : Compost USA of the Treasure Coast)
CompostUSA of the Treasure Coast, LLC
Petition for Conditional Use
April 25, 2014 Page ± II - 11
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
E:\+2013\13-110 - SHINN RD\applications\a_13-110_application book_conditional use petition_042514.doc
CONDITIONAL USE APPLICATION SUPPLEMENT
Refer to St Lucie County Land Development Code (LDC) Section 11.07.00 for details
Desired Conditional Use/ Adjustment: Agricultural Chemical Mfg. (Compost Mfg.)
Minor Adjustment Major Adjustment
Existing use of property: Vacant (former citrus grove)
Is a change in Zoning sought with the petition for Conditional Use?
YES x NO
Is a change in Future Land Use sought with the petition for Conditional Use?
YES x NO
Is a Site Plan Approval application being filed concurrent with the Conditional Use
Application?
YES x NO
If the Conditional Use applied for requires site plan approval, the applicant shall submit a site plan
that meets the requirements of LDC Section 11.02.00.
The following information you provide is very important in determining the outcome of your
conditional use request. It is required by Section 11.07.00, LDC that appropriate findings are made
to justify a Conditional Use approval. Please use additional pages, if necessary to justify your
request.
1. Describe the reason for the proposed Conditional Use or Adjustment:
The requested Conditions Use is for the purpose of constructing and operating a compost
manufacturing facility in the AG-5 Zoning District. This use is classified as part of the Agricultural
Chemical (Manufacturing) group under the Standard Industrial Classification (SIC) Code (revised
thru 1997) with code number 287. (NAICS corresponding number 325314. )
The proposed Conditional Use, the manufacturing of compost material, is an authorized Conditional
Use in the AG-5 Zoning District. The land intense nature of this particular composting operation
requires that proposed composting facility be on a large tract of land that is not commonly found in
RWKHUµLQGXVWULDOO\¶FODVVLILHGDUHDV of the community. Since the source material to be used in this
composting process is principally vegetative in nature, location of this use in the agriculture of the
community is appropriate.
2. Is the proposed Conditional Use or Adjustment in conflict with any portion of the
LDC or the St. Lucie County Comprehensive Plan?
No.
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CompostUSA of the Treasure Coast, LLC
Petition for Conditional Use
April 25, 2014 Page ± II - 12
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
E:\+2013\13-110 - SHINN RD\applications\a_13-110_application book_conditional use petition_042514.doc
3. What are the existing uses in the immediate area and how is the proposed
Conditional Use or Adjustment compatible with the existing uses in the area?
The petition site is located in the agricultural area of the County outside of the defined urban area.
The proposed Conditional Use, the manufacturing of compost material, is an authorized Conditional
Use in the AG-5 Zoning District. The land intense nature of this particular composting operation
requires that the proposed composting facility be located on a large tract of land that is not
commonly found in the µLQGXVWULDOO\¶FODVVLILHGDUHDVRIWKHFRPPXQLW\6LQFHWKHVRXUFHPaterial
to be used in this composting process is principally vegetative in nature, location of this use in the
agriculture area of the community is appropriate.
4. What conditions have changed in the immediate area that warrants consideration
of this Conditional Use or Adjustment application?
The proposed CompostUSA ± Shinn Road facility is located on the west side of Shinn Road,
approximately 1.5 miles south of West Midway Road. The petitioned property, along with the
surrounding properties, is zoned AG-5 and was formerly used as a producing citrus grove. The
effects of citrus canker and citrus greening have resulted in most of the groves in this area no longer
being used as producing groves. All existing citrus trees were removed approximately three years
ago.
The land intense nature of this particular composting operation requires that proposed composting
IDFLOLW\EHRQDODUJHWUDFWRIODQGWKDWLVQRWFRPPRQO\IRXQGLQRWKHUµLQGXVWULDOO\¶FODVVLILHGDUHDVRI
the community. Since the source material to be used in this composting process is principally
vegetative in nature, location of this use in the agriculture area of the community is appropriate.
5. What are the anticipated impacts of the proposed Conditional Use or Adjustment
on the existing and future public facilities in this area, such as roads, transit,
water, sewer, drainage, parks, etc.?
The proposed Conditional Use will, at full site development, involve approximately 12 to 15 on-site
employees. The project, as presently proposed, will be developed in three (3) phases, each
taking up approximately 1/3 of the project site area. Each phase can be expected to have about
12-15 delivery trips and 12-15 haul off trips, per day. At full operation, the anticipated daily trip
impacts for this site will be 45 inbound and 45 outbound trips per day, not including employee
traffic.
Shinn Road is currently an unpaved roadway, that is maintained by St. Lucie County. In 1982,
the Board of County Commissioners approved a Resolution reaffirming the maintained portion of
the Shinn Road travelway, south of West Midway Road, to be a public roadway. This
roadway/travelway appears to have originally been co-located inside the existing right-of-way of
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CompostUSA of the Treasure Coast, LLC
Petition for Conditional Use
April 25, 2014 Page ± II - 13
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
E:\+2013\13-110 - SHINN RD\applications\a_13-110_application book_conditional use petition_042514.doc
NSLRWCD Canal #86, and per minute book 5, page 118 of the Public Records of St. Lucie
County was to be 50 feet wide. The current right-of-way found at Plat Book 23, Page 21, of the
Public Records of St. Lucie County has been identified at about 25 feet in width. At the present,
there are no published plans or schedules addressing the paving of this portion of Shinn Road.
Shinn Road has previously been identified as SDUWRIWKH&RXQW\¶V/RQJ5DQJH7UDQVSRUWDWLRQ
Improvement Program and will, at some point in the future, be looked at as part of an Inter-County
Arterial roadway that has been referred to as the Range Line/Citrus Highway Corridor.
Uses of the petition property for the intended composting facility is not expected to have any
greater impact on Shinn Road, or the surrounding roadway networks, than would otherwise be
experienced if the area were still kept in simple agricultural production uses.
The agricultural nature of this proposed Conditional Use will have no impacts on the County
Transit system. Transit Services are not available in this part of the County.
Public water and sewer services are not available in this area. The proposed us will not require
the extension of public water or sewer lines to the property.
The agricultural nature of this proposed Conditional Use will have no impacts on the County Parks
system.
As part of the use of this property as a composting facility, a complete stormwater management
system will be required to be constructed. This stormwater management system will be built in
accord with all applicable State and County regulations.
6. What are the anticipated environmental impacts of the proposed Conditional Use
or Adjustment? If no adverse impacts are anticipated, please explain why
None. The site is an old citrus grove, that has had all of its citrus trees removed. There are no
existing environmental (trees, wetlands, habitat, etc, ) features on the property.
7 Please provide any additional information about size, hours, and seasons of
operation; number of employees; number of car or truck trips; equipment utilized;
anticipated duration of use; impacts of noise and light; access
improvements; hazardous substances utilized; and any other issue that would
assist in the evaluation of this application.
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CompostUSA of the Treasure Coast, LLC
Petition for Conditional Use
April 25, 2014 Page ± II - 14
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
E:\+2013\13-110 - SHINN RD\applications\a_13-110_application book_conditional use petition_042514.doc
The requested Conditions Use is for the purpose of constructing and operating a compost
manufacturing facility in the AG-5 zoning district. This use will be classified as an agricultural
chemical (manufacturing) processing under the Standard Industrial Classification (SIC) Code
(revised thru 1997) Group Number 287. (NAICS corresponding number 325314. )
The proposed Compost USA ± Shinn Road Facility is located on the west side of Shinn Road,
approximately 1.5 miles south of West Midway Road. The property, along with other the
surrounding properties in the area, is zoned AG-5 and was formerly used a producing citrus grove.
The effects of citrus canker and citrus greening have resulted in this general area of the county no
longer being seen as a principal producing grove region. All existing citrus trees on the petition
property were removed approximately three (3) years ago.
Compost USA of the Treasure Coast, LLC, will be the managing entity for this proposed Conditional
Use. In general, the operation of this facility will involve the collection and blending of yard waste
and clean wood products with treated bio-solid materials collected from local utility treatment plants.
The facility will utilize a modified windrow composting method, as approved by United States
Department of Environmental Protection (EPA).
Incoming bio-solid material will be mixed on one of the facility's mixing pads with ground bulking
agents. The resulting mixture will be placed into windrows that typically measure 7-8 feet in height,
by 16-18 feet in width at the base. A catalyst will be placed on the surface of the constructed
windrow at both ends. The constructed windrow will then be covered with a layer of ground wood or
green waste. The windrow will be turned twice during the composting process. After
approximately 45 days after initial deposition, the finished compost will be screened through a barrel
or deck screen, and will be distributed and marketed for use in potting soil blends or other
landscaping applications.
Applicant or Agent Name (printed) Signature
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Attachment: Application forms (2526 : Compost USA of the Treasure Coast)
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Attachment: Application forms (2526 : Compost USA of the Treasure Coast)
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Attachment: Application forms (2526 : Compost USA of the Treasure Coast)
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Attachment: Application forms (2526 : Compost USA of the Treasure Coast)
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Attachment: Application forms (2526 : Compost USA of the Treasure Coast)
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Attachment: Application forms (2526 : Compost USA of the Treasure Coast)
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Attachment: Application forms (2526 : Compost USA of the Treasure Coast)
CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
PETITION OF
COMPOST USA OF THE
TREASURE COAST, LLC,
FOR A CONDITIONAL USE PERMIT
AUTHORIZING THE CONSTRUCTION
AND OPERATION OF A COMPOST
DEVELOPMENT FACILITY IN
THE AG-5 ZONING DISTRICT
For
CompostUSA of the Treasure Coast, LLC
Prepared by:
Culpepper & Terpening, Inc. 2980 South 25th Street
Ft. Pierce, Florida 34982 (772) 464-3537
April 25, 2014
Revised: July 25, 2104 Revised: November 18, 2014
SLC Project Number: CU420144759
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
TABLE OF CONTENTS
Section I Project Description I-1 Section II Petition For Conditional Use - CompostUSA of the Treasure Coast, LLC II-1
PART A Petition for Conditional Use II-1 PART B Supplemental Questions for Conditional Use Application II-9 PART C Concurrency Deferral Affidavit II-15 PART D Responses to Pre-Application Meeting Summary Questions/ Comments II-19 Section III Site Legal Descriptions/ Ownership Verification III-1 Exhibit III-A Site Legal Descriptions/ Ownership Verification A-1 Site Legal Descriptions III-3 A-2 SLC Property Appraisers Card III-5
A-3 Fla Corp Report – Becker B14 Grove, Ltd. III-13
A-3 Fla Corp Report – CompostUSA of the Treasure Coast, LLC III-15
Exhibit III-B Property Deeds
Special Warranty Deed OR Book 3201 Page 1037 III-21
FPL Easement OR Bk 0770, Page 0118 III-25
FPL Easement Doc Bk 44.2127 Page 2127 III-29
Exhibit III-C Prior Land Use Approval Orders Reserved III-35 Section IV Maps/Figures IV-1
Figure D1a Location Map (wide view) IV-3
Figure D1b Location Map (close view) IV-7
Figure D1c Location Map (very close view) IV-11
Figure D2a Site Aerial Map (wide view) IV-15
Figure D2b Site Aerial Map (close view) IV-19
Figure D2c Site Aerial Map (very close view) IV-23
Figure D2c Site Aerial Map (very very close view) IV-27
Figure D3 Existing Use of Land Map IV-31
Figure D4 Parcel ID Map Property Tax Map IV-35
Figure D5 Area Zoning Map IV-39
Figure D6 Future Land Use Map IV-45
Figure E1 Flood Zone Map Map IV-51
Figure E2 FLUCCS Map IV-55
Figure E3 Soils Map IV-59
Figure E4 Wetlands Map IV-65
Figure E5 Coastal High Hazard Map IV-71
Figure G1 Utility Location Map Water Service IV-75
Figure G2 Utility Location Map Sewer Service IV-79
Figure F1a 2015 AADT/ Peak Hour Volumes IV-83
Figure F1b 2018 AADT/ Peak Hour Volumes IV-87
Figure F2 Area Facilities Map IV-91
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
Section V Schematic Site Layouts V-1 Schematic Site Layouts V-3 Section VI Traffic Impact Report VI-1 Traffic Impact Report (reserved) VI-3
Section VII Environmental Impact Report VII-1 Environmental Impact Report (reserved) VII-3
Section VIII Archeological Summary Report VIII-1 Archeological Summary Report (reserved) VIII-3
Section IX Agency Service Letters IX-1 Reserved IX-3
Section X Copies of Agency Review Correspondence and Petitioner Response X-1 Reserved X-3
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – I - 1
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
h:\+2013\13-110 - compost usa - shinn road\applications\c_13-110_application book_conditional use petition_111814.doc
SECTION I
PROJECT
DESCRIPTION
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – I - 2
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – I - 3
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
h:\+2013\13-110 - compost usa - shinn road\applications\c_13-110_application book_conditional use petition_111814.doc
PROJECT DESCRIPTION
CompostUSA of the Treasure Coast, LLC, in cooperation with Harvest Quest International, Inc.,
is proposing to develop a 200 acre commercial composting site on a parcel of land located
along the west side of Shinn Road, approximately 1.5 miles south of West Midway Road.
Section 3.01.02(A) of the St. Lucie County Land Development Code provides that the
description of uses identified within each of the County’s individual zoning districts, (§§
3.01.03(A) through 3.01.03(HH)), shall be bas ed upon t he Standard Industrial Classification
(SIC) Manual (1987 ed.), as prepared by the Executive Office of the President, Office of
Management and Budget. In the case of the CompostUSA Conditional Use Application, review
of the 1987 SIC Manual shows that this type of activity is recognized under Division D, Major
Group 28, Industry Group 287, Agricultural Chemicals, Subgroup 2875. When cross-checked
against the list of Permitted and Conditional Uses found in the AG-5 Zoning District, (Section
3.01.03(C) of the St. Lucie County Land Development Code), the manufacturing of Agricultural
Chemicals (SIC Code 287) is identified as a Conditional Use, requiring specific authorization by
the County Commission before production activities can be cleared to begin at the local level.
CompostUSA proposes to make use of a pr oprietary process developed by Harvest Quest
International, Inc., that accelerates and uniquely enhances the natural biological process of
composting. At its core, the composting process to be used at the Shinn Road site will make
use of base materials, such as landscaping and yard waste and then through the introduction of
an organic catalyst, such as Class A and B bio-solid materials from local treatment facilities,
these carbon based materials will be formed into shallow height rows, covered with an organic
“green” material and allowed to break down micro-biologically into a peat type of soil that is
used as a fertilizer supplement or for potting solid purposes. The composting process to be
used at this site is referred to as a Modified Static Aerobic Pile (MSAP) Composting Method. It
is one of three (3) recognized commercial composting methods approved by the United States
Department of Environmental Protection.
The MSAP Method is a combination of the Static Pile and Windrow composting methods and
provides many environmental and economic benefits. The major benefit of this composting
method is the ability to largely eliminate the need for mechanical turning while still maintaining
aerobic conditions and excellent pathogen destruction. Less windrow turning equates to less
material moisture loss, higher temperatures for longer time periods, significantly less odor
production, less particulate discharge, less nitrogen losses through ammonia volatilization and
less overall composting timeframe.
The Shinn Road site will be used only for the development of this material. Once the material
has been allowed to decompose for 60 to 90 days, the raw material is ready for transport to a
processing facility for its final reuse destination.
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – I - 4
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 1
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
SECTION II
PART A
PETITION FOR
CONDITIONAL USE
CompostUSA OF THE
TREASURE COAST, LLC
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 2
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 3
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 4
CT File No.: 13-110.000
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Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 5
CT File No.: 13-110.000
Underline is for Addition from prior submission
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H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 6
CT File No.: 13-110.000
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H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 7
CT File No.: 13-110.000
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H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 8
CT File No.: 13-110.000
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H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
LEGAL DESCRIPTION
DESCRIPTION:
PARCEL 1
THE SOUTH HALF OF THE S0UTH HALF OF THE SOUTHWEST QUARTER (S1/2 OF S1/2 OF SW 1/4) OF SECTION 7, TOWNSHIP 36 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA, LESS EXISTING RIGHTS OF WAY FOR PUBLIC ROADS AND CANALS. PARCEL 2
THE NORTH HALF OF THE NORTHWEST QUARTER (N1/2 OF NW 1/4) OF SECTION 18,
TOWNSHIP 36 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA, LESS
EXISTING RIGHTS OF WAY FOR PUBLIC ROADS AND CANALS.
PARCEL 3
THE SOUTH ONE HALF OF THE NORTHWEST QUARTER (S1/2 OF NW 1/4) OF SECTION 18, TOWNSHIP 36 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA, LESS THE EAST 50 FEET, AND LESS THE WEST 35 FEET, AND LESS THE SOUTH 42.50 FEET THEREOF FOR ROAD AND CANAL RIGHTS OF WAY. PARCEL ID NUMBERS
3318-211-0002-000-7 Becker B-14 Grove Ltd
3318-230-0000-000-2 Becker B-14 Grove Ltd
3307-333-0000-000-4 Becker B-14 Grove Ltd
SITE ACERAGE: 189.285 acres
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 9
CT File No.: 13-110.000
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H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
SECTION II
PART B
SUPPLEMENTAL
QUESTIONS FOR
CONDITIONAL USE
PETITIONS
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 10
CT File No.: 13-110.000
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H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 11
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
CONDITIONAL USE APPLICATION SUPPLEMENT
Refer to St Lucie County Land Development Code (LDC) Section 11.07.00 for details
Desired Conditional Use/ Adjustment: Compost Development
Minor Adjustment Major Adjustment
Existing use of property: Vacant (former citrus grove)
Is a change in Zoning sought with the petition for Conditional Use? YES x NO
Is a change in Future Land Use sought with the petition for Conditional Use? YES x NO
Is a Site Plan Approval application being filed concurrent with the Conditional Use Application? YES x NO
If the Conditional Use applied for requires site plan approval, the applicant shall submit a site plan that meets the requirements of LDC Section 11.02.00. The following information you provide is very important in determining the outcome of your conditional use request. It is required by Section 11.07.00, LDC that appropriate findings are made to justify a C onditional Use approval. P lease use additional pages, if necessary to justify your request.
1. Describe the reason for the proposed Conditional Use or Adjustment:
The requested Conditional Use is for the purpose of constructing and operating a c ompost
development facility in the AG-5 Zoning District. This type of use is classified as part of the
Agricultural Chemical (Manufacturing) group under the Standard Industrial Classification (SIC) Code
(revised thru 1997) with code number 287. (NAICS corresponding number 325314)
The proposed Conditional Use, the development of compost material, is an authorized Conditional
Use in the AG-5 Zoning District. The land intense nature of this particular composting operation
requires that proposed composting facility be on a large tract of land that is not commonly found in
other ‘industrially’ classified areas of the community. Since the source material to be used in this
composting process is principally vegetative in nature, location of this use in the agriculture area of
the community is appropriate.
2. Is the proposed Conditional Use or Adjustment in conflict with any portion of the
LDC or the St. Lucie County Comprehensive Plan?
No.
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 12
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
3. What are the existing uses in the immediate area and how is the proposed
Conditional Use or Adjustment compatible with the existing uses in the area?
The petition site is located in the agricultural area of the County outside of the defined urban area.
The proposed Conditional Use, the development of compost material, is an authorized Conditional
Use in the AG-5 Zoning District. The land intense nature of this particular composting operation
requires that the proposed composting facility be located on a large tract of land that is not
commonly found in the ‘industrially’ classified areas of the community. Since the source material
to be used in this composting process is principally vegetative in nature, location of this use in the
agriculture area of the community is appropriate.
4. What conditions have changed in the immediate area that warrants consideration
of this Conditional Use or Adjustment application?
The proposed CompostUSA – Shinn Road facility is located on the west side of Shinn Road,
approximately 1.5 miles south of West Midway Road. T he petitioned property, along with the
surrounding properties, is zoned AG-5 and was formerly used as a producing citrus grove. The
effects of citrus canker and citrus greening have resulted in most of the groves in this area no longer
being used as producing groves. All existing citrus trees were removed approximately three years
ago.
The land intense nature of this particular composting operation requires that proposed composting
facility be on a large tract of land that is not commonly found in other ‘industrially’ classified areas of
the community. S ince the source material to be used in this composting process is principally
vegetative in nature, location of this use in the agriculture area of the community is appropriate.
5. What are the anticipated impacts of the proposed Conditional Use or Adjustment
on the existing and future public facilities in this area, such as roads, transit,
water, sewer, drainage, parks, etc.?
The proposed Conditional Use will, at full site development, involve approximately 12 to 15 on-site
employees. T he project, as presently proposed, will be developed in three (3) phases, each
taking up approximately 1/3 of the project site area. Each phase can be expected to have about
12-15 delivery trips and 12-15 haul off trips, per day. At full operation, the anticipated daily trip
impacts for this site will be 45 inbound and 45 outbound trips per day, not including employee
traffic.
Shinn Road is currently an unpaved roadway, that is maintained by St. Lucie County. In 1982,
the Board of County Commissioners approved a Resolution reaffirming the maintained portion of
the Shinn Road travelway, south of West Midway Road, as a public roadway. T his
roadway/travelway appears to have originally been co-located inside the existing right-of-way of
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 13
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
NSLRWCD Canal #85, and per Minute Book 5, Page 118 of the Public Records of St. Lucie
County was to be 50 feet wide. The current right-of-way found at Plat Book 23, Page 21, of the
Public Records of St. Lucie County has been identified at about 25 feet in width.
At the present, there are no published plans or schedules addressing the paving of this portion of
Shinn Road. Shinn Road has previously been identified as part of the County’s Long Range
Transportation Improvement Program and will, at some point in the future, be looked at as part of
an Inter-County Arterial roadway that has been referred to as the Range Line/Citrus Highway
Corridor.
Uses of the petition property for the intended composting facility is not expected to have any
greater impact on Shinn Road, or the surrounding roadway networks, than would otherwise be
experienced if the area if were still kept in simple agricultural production uses.
The agricultural nature of this proposed Conditional Use will have no impacts on the County
Transit system. Transit Services are not available in this part of the County.
Public water and sewer services are not available in this area. The proposed us will not require
the extension of public water or sewer lines to the property.
The agricultural nature of this proposed Conditional Use will have no impacts on the County Parks
system.
As part of the use of this property as a composting facility, a complete stormwater management
system will be required to be constructed. This stormwater management system will be built in
accord with all applicable State and County regulations.
6. What are the anticipated environmental impacts of the proposed Conditional Use
or Adjustment? If no adverse impacts are anticipated, please explain why
None. The site is an old citrus grove, that has had all of its citrus trees removed. There are no
existing environmental (trees, wetlands, habitat, etc, ) features on the property.
7 Please provide any additional information about size, hours, and seasons of
operation; number of employees; number of car or truck trips; equipment utilized;
anticipated duration of use; impacts of noise and light; access
improvements; hazardous substances utilized; and any other issue that would
assist in the evaluation of this application.
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 14
CT File No.: 13-110.000
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Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
The requested Conditions Use is for the purpose of constructing and operating a compost
development facility in the AG-5 zoning district. This use is classified as sub-use under the
broader classification of agricultural chemical (manufacturing) processing uses described in the
Standard Industrial Classification (SIC) Code (revised thru 1997) Group Number 287. (NAICS
corresponding number 325314. )
The proposed Compost USA – Shinn Road Facility is located on the west side of Shinn Road,
approximately 1.5 miles south of West Midway Road. T he property, along with other the
surrounding properties in the area, is zoned AG-5 and was formerly used as a producing citrus
grove. The effects of citrus canker and citrus greening have resulted in this general area of the
County no longer being seen as a principal producing grove region. All existing citrus trees on the
petition property were removed approximately three (3) years ago.
Compost USA of the Treasure Coast, LLC, will be the managing entity for this proposed Conditional
Use. In general, the operation of this facility will involve the collection and blending of yard waste
and clean wood products with treated bio-solid materials collected from local utility treatment plants.
The facility will utilize a modified windrow composting method, as approved by United States
Department of Environmental Protection (EPA).
Incoming bio-solid material will be mixed on one of the facility's mixing pads with ground bulking
agents. The resulting mixture will be placed into windrows that typically measure 7-8 feet in height,
by 16-18 feet in width at the base. A catalyst will be placed on the surface of the constructed
windrow at both ends. The constructed windrow will then be covered with a layer of ground wood or
green waste. The windrow will be turned twice during the composting process. Approximately 60
to 90 days after initial deposition, the finished compost will be screened through a barrel or deck
screen, and will be distributed and marketed for use in potting soil blends or other landscaping
applications.
Applicant or Agent Name (printed) Signature
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 15
CT File No.: 13-110.000
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Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
SECTION II
PART C
CONCURRENCY
DEFFERAL AFFIDVAIT
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 16
CT File No.: 13-110.000
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Strike Through is for Deletion from prior submission
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 17
CT File No.: 13-110.000
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Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
CONCURRENCY
DEFFERAL AFFIDVAIT
Not Applicable
Petition for Conditional Use approval
is defined as “Final Development Order”
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 18
CT File No.: 13-110.000
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Strike Through is for Deletion from prior submission
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 19
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
SECTION II
PART E
RESPONSES
TO PRE-APPLICATION
MEETING SUMMARY
QUESTIONS/COMMENTS
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 20
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 21
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
A.) Planning and Development Services provided the following comments.
1. Manufacturing of Agricultural Chemical, specifically SIC #2875 requires the
submission of a Development Application for a Conditional Use Permit (LDC Section
11.07.00). As part of this application, please include the following information:
a.) Please document how the proposed facility meets the use described in SIC 2875.
CompostUSA of the Treasure Coast, LLC, in cooperation with Harvest Quest International,
Inc., is proposing to develop a 200-acre (+/-) commercial composting site on a parcel of land
located along the west side of Shinn Road, approximately 1.5 miles south of West Midway
Road.
Section 3.01.02(A) of the St. Lucie County Land Development Code provides that the
description of uses identified within each of the County’s individual zoning districts, (§§
3.01.03(A) through 3.01.03(HH)), shall be based upon the Standard Industrial Classification
(SIC) Manual (1987 ed.), as prepared by the Executive Office of the President, Office of
Management and Budget. I n the case of the CompostUSA Conditional Use Application,
review of the 1987 SIC Manual shows that this type of activity is recognized under Division
D, Major Group 28, Industry Group 287, Agricultural Chemicals, Subgroup 2875. When
cross-checked against the list of Permitted and Conditional Uses found in the AG-5 Zoning
District, (Section 3.01.03(C) of the St. Lucie County Land Development Code), t he
manufacturing of Agricultural Chemicals (SIC Code 287) is identified as a Conditional Use,
requiring specific authorization by the County Commission before production activities can
be cleared to begin at the local level.
CompostUSA proposes to make use of a proprietary process developed by Harvest Quest
International, Inc., that accelerates and uniquely enhances the natural biological process of
composting. A t its core, the composting process to be used at the Shinn Road site will
make use of base materials, such as landscaping and yard waste and then through the
introduction of an organic catalyst, such as Class A and B bio-solid materials from local
treatment facilities, these carbon based material will be formed into shallow height rows,
covered with an organic “green” material and allowed to break down micro-biologically into a
peat type of soil that is used as a fertilizer supplement or for potting solid purposes. The
composting process to be used at this site is referred to as a Modified Static Aerobic Pile
(MSAP) Composting Method. It is one of three (3) recognized commercial composting
methods approved by the United States Department of Environmental Protection.
The MSAP Method is a combination of the Static Pile and Windrow composting methods and
provides many environmental and economic benefits. The major benefit of this composting
method is the ability to largely eliminate the need for mechanical turning while still
maintaining aerobic conditions and excellent pathogen destruction. Less windrow turning
equates to less material moisture loss, higher temperatures for longer time periods,
significantly less odor production, less particulate discharge, less nitrogen losses through
ammonia volatilization and less overall composting timeframe.
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 22
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
The Shinn Road site will be used only for the manufacturing of this material. Once the
material has been allowed to decompose for 60 to 90 days, the raw material is ready for
transport to a processing facility for its final reuse destination.
b.) Number of employees and hours of operation;
The CompostUSA - Shinn Road facility will be developed in three (3) phases. At maximum
operation (expected to be three to four years following approval of the requested local
Conditional Use) full employment at this site will be in the area of 15 employees. General
business operation hours will be from sunrise to sunset, five or six days a week.
c.) Discuss the storage and processing of each type of material that will be delivered to
the site and how the finished product is shipped to and from the site. Provide the size
and number of trucks expecting to be receiving and shipping per day. Indicate the
types of machinery to be used.
There is no ‘storage’ involved in this compost production process. The Modified Static
Aerobic Pile (MSAP) Composting Method utilizes a combination of Static Pile and Windrow
composting methods.
In general, the composting process to be employed calls for the initial establishment of linear
stockpiles of bulking agents (raw wood products or other carbon based materials). T his
material will be brought into the site from throughout the Treasure Coast area. In the next
row over, a row of base material stock of wood chip or other carbon based materials
approximately 12” in depth will be set. On top of that base, treated Class A/ Class B bio-
solid material will be de posited in a o ne pass linear off-load fashion, thus limiting the
potential for compaction or spreading of the bio-solid material. Once the bio-solid material is
deposited, the adjoining piles of bulking materials are immediately mixed with the deposited
materials. This process eliminates any need for onsite storage of raw bio-solid material
awaiting mixing agents or materials.
Once the bio-solids are thoroughly blended with the bulking material, using a 3:1 ratio of
woodchips to bio-solids, the pile/row is capped with a layer of clean yard waste to prevent
rainwater from coming into direct contact with the bio-solids and to cap any noxious odors
that may be emitted from the pile/row. Once a windrow is completed, an organic catalyst is
mixed into the pile/row to help accelerate the chemical breakdown process of the deposited
material from the outside in.
After each pile/row is capped, the temperature of the piles are monitored daily, at intervals of
100 feet, in order to ensure that optimum temperatures are achieved and maintained for
pathogen destruction and break down of the wood waste materials.
After an initial period of 30 days of high-temperature composting (130 -150˚F), the windrows
are turned for the first time to provide aeration and moisture redistribution. At this point, the
material is sufficiently composted so as not to produce odors. Pathogen reduction
(salmonella, E-coli) is also achieved at these high temperatures. A second and final turning
is carried out approximately two weeks after the first (around 45 days in), at which time the
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 23
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
product is moved to the finished product storage area for screening, sampling marketing and
distribution.
The MSAP method, recognized by EPA as a method modification to existing 503 regulations,
is a combination of both the Static Pile and Windrow Composting methods and provides
many environmental and economic benefits. The major benefit of this method is the ability to
eliminate the need for mechanical turning while still maintaining aerobic conditions and
excellent pathogen destruction. Less windrow turning equates to less material moisture loss,
maintaining higher temperatures for longer time periods, less odor production, less
particulate discharge, less nitrogen losses through ammonia volatilization, and less overall
composting timeframe.
At project buildout, it can be expected that incoming truck loads will total approximately 45
trips per day. Sizes/weights of the trucks will vary but generally are expected to be in the
15 to 30 yard capacity range. Outbound trips will be a combination of empty haul-offs and
loaded haul-offs, depending on the production levels at any given time. Exiting trips will be
equivalent to entering trips.
The machinery used in the composting process includes front end loaders and specially
designed material turning machines that run linearly along each pile, thus minimizing any
loss of materials through wind drift and other spillage
d.) Provide an analysis of the existing roadway and the ability of that roadway to support
the number and weight of trucks proposed to service the site.
Shinn Road is an unimproved, County maintained roadway. Current daily trip numbers on
this roadway are very low due to the removal of much of the existing grove plantings in this
area as a result of citrus canker and citrus greening impacts. There are no posted weight
limits along this portion of Shinn Road.
The proposed Conditional Use operation wil,l at full site development, involve
approximately 12 to 15 on-site employees (assume 30 trips per day). The project will be
developed in three (3) phases, over a four (4) year period, with each phase taking up
approximately 1/3 of the overall project site. Each phase will have about 12-15 delivery
trips and 12 to 15 haul off trips per day, per phase. At full operation, the anticipated daily
trip impact for this site will be 45-inbound and 45-outbound trips per day, not including
employee traffic.
e.) According to our records the parcel is adjacent a single family home. Please
discuss how this project will buffer adjacent lands from potential negative impacts
from onsite operations. How will odors from the delivery, storage and processing of
biosolids will be prohibited?
As the petition property has a valid agricultural classification for property tax purposes and
since the proposed use as a compost manufacturing facility may also considered to be bona
fide agricultural use, and as such is eligible to keep the current agricultural classification for
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 24
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
property tax purposes, the provisions of Section 7.09.00 of the County’s Land Development
Code do not apply to this activity.
However, as noted, there is one (1) home within the 500-foot perimeter radius of the petition
property (refer to attached Exhibit D-3 (Section IV)). As part of the development of this
property, we will be constructing a perimeter berm and we will be landscaping it with trees
and other plant materials.
Oder issues from the composting process should be almost nonexistent due to the
processes outlined above. There is no storage of bio-solid materials awaiting mixing into
the compost process. Any bio-solids brought to the site are immediately mixed with the
bulking agents and encased in a green blanket material. O dors occur when the compost
piles/rows are repeatedly turned to allow for aeration of the pile/row. S ince the process
employed at this location uses a closed pile/row concept with internal biological catalysts, the
piles/row only require one or two turnings during the entire gestation period of 60 to 90 days.
Given the size of the petition property, in the unlikely event that odors are found to be
emitting from this site and that these odors impact the quality of life of the adjoining property
owners in a negative way, remedial actions to mitigate those odor issues will be taken.
Specific action taken will be dependent on the specific condition presented.
f.) Please discuss how the proposed use is compatible with the existing and future uses
in the area, which may include residential homes, including within the City of Port St.
Lucie, which is located less than .5 miles from the subject site. Please identify all
existing residential homes within 1,000 feet.
Refer to Exhibit D-3 (Section IV) of the attached application for Conditional Use approval.
There is one (1) home within the 500-foot perimeter radius of the petition property. There
is a second home approximately 2,100 feet east of the property. T here is a third home
approximately 3,000 feet east of the property and a fourth home approximately 3500 feet
northeast of the property. The closest homes to the site on the west side are over 5,000
feet away. The proposed use of this site as compost manufacturing facility is no more
incompatible with the surrounding agricultural uses in this area as would be a traditional
farming operation.
g.) Provide detail operation plans, including the percentage of biosolids, yard waste and
any other bulking agents or chemicals to be used and described the mixing process
and safety procedures.
CompostUSA proposes to make use of a proprietary process developed by Harvest Quest
International, Inc., that accelerates and uniquely enhances the natural biological process of
composting. A t its core, the composting process to be used at the Shinn Road site will
make use of base materials, such as landscaping and yard waste and then through the
introduction of an organic catalyst, such as Class A and B bio-solid materials from local
treatment facilities, these carbon based material will be formed into shallow height rows,
covered with an organic “green” material and allowed to break down micro-biologically into a
peat type of soil that is used as a fertilizer supplement or for potting solid purposes. The
composting process to be used at this site is referred to as a Modified Static Aerobic Pile
4.f
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 25
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
(MSAP) Composting Method. It is one of three (3) recognized commercial composting
methods approved by the United States Department of Environmental Protection.
The MSAP Method is a combination of the Static Pile and Windrow composting methods and
provides many environmental and economic benefits. The major benefit of this composting
method is the ability to largely eliminate the need for mechanical turning while still
maintaining aerobic conditions and excellent pathogen destruction. Less windrow turning
equates to less material moisture loss, higher temperatures for longer time periods,
significantly less odor production, less particulate discharge, less nitrogen losses through
ammonia volatilization and less overall composting timeframe.
The Shinn Road site will be used only for the manufacturing of this material. Once the
material has been allowed to decompose for 60 to 90 days, the raw material is ready for
transport to a processing facility for its final reuse destination.
CompostUSA will require complete documentation of the source, description and
characteristics for all bio-solids and green materials in advance of delivering loads to the
Shinn Road facility. All loads are then given a delivery time schedule specifying when the
trucks can be received. No bio-solids will be accepted at the facility prior to receiving this
documentation and, if required, supporting laboratory analysis. Each load of bio-solids will
have a c omplete manifest. Random load checks will be c onducted daily, and a l og
maintained for each inspection. Under no circumstances will the proposed facility accept
hazardous waste.
In general, the composting process to be employed calls for the initial establishment of linear
stockpiles of bulking agents (raw wood products or other carbon based materials). T his
material will be brought into the site from throughout the Treasure Coast area. In the next
row over, a row of base material stock of wood chip or other carbon based materials
approximately 12” in depth will be set. On top of that base, treated Class A/ Class B bio-
solid material will be de posited in a o ne pass linear off-load fashion, thus limiting the
potential for compaction or spreading of the bio-solid material. Once the bio-solid material is
deposited, the adjoining piles of bulking materials are immediately mixed with the deposited
materials. This process eliminates any need for onsite storage of raw bio-solid material
awaiting mixing agents or materials.
Once the bio-solids are thoroughly blended with the bulking material, using a 3:1 ratio of
woodchips to bio-solids, the pile/row is capped with a layer of ground wood, green waste
and/or final product to prevent rainwater from coming into direct contact with the bio-solids
and to cap any noxious odors that may be emitted from the pile/row. Once a windrow is
completed, an organic catalyst is mixed into the pile/row to help accelerate the chemical
breakdown process of the deposited material from the outside in.
A typical windrow is approximately 7 to 8 feet in height by 16 feet in width at the base.
Length is determined by material volumes and available space. Capping the windrows will
provide immediate reduction of odors and will protect the contents from inclement weather.
This will allow the windrow to meet Class AA (Processes to Further Reduce Pathogens)
PFRP treatment per FDEP F.A.C. 62-640 for Vector Attraction Reduction.
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 26
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
After each pile/row is capped, the temperature of the piles are monitored daily, at intervals of
100 feet, in order to ensure that optimum temperatures are achieved and maintained for
pathogen destruction and break down of the wood waste materials.
After an initial period of 30 days of high-temperature composting (130 -150˚F), the windrows
are turned for the first time to provide aeration and moisture redistribution. At this point, the
material is sufficiently composted so as not to produce odors. Pathogen reduction
(salmonella, E-coli) is also achieved at these high temperatures. A second and final turning
is carried out approximately two weeks after the first (around 45 days in), at which time the
product is moved to the finished product storage area for screening, sampling marketing and
distribution.
Following an active composting period of approximately 45-60 days, as described above, the
materials will be moved to a windrow curing area. The finished compost will be screened
through a barrel or deck screen to remove oversized pieces and yield a material consistent
with an excellent soil amendment.
Before screening, a Batch Number will be generated. The Row ID, date, time and operator
will be documented on a screening batch sheet. Using a front end loader, even buckets of
finished compost will be scooped from each row in an alternating fashion. In other words, if
the batch consists of multiple windrows, then a bucket of material will be scooped from each
of the rows in succession so as to have all the rows blended together during screening.
The proposed composting operation will produce “Class AA” finished organic compost.
Samples of the screened compost will be collected and sent to an accredited laboratory for
required analysis, per FDEP requirements for Pathogen, Heavy Metal Concentration and
Nutrients. In the event the sample fails, the compost will be quarantined and re-sampled. If
the second sample fails, the batch will be sent to the landfill for disposal.
Daily site inspections will be conducted, evaluating overall site appearance, with particular
attention being paid to the avoidance of odors. The site manager will also patrol the
perimeter on a regular basis. Any sources of odor or spills will be immediately identified and
remedied. I n addition, site personnel will use four basic tests to help manage the
composting process: smell, moisture by squeeze test, observation of color and particle size,
and temperature. The observations will be compiled with measured properties such as time,
windrow designation, weather conditions, temperature and similar criteria to determine:
process status, required water
The Facility will allow adequate access for traffic entering or exiting as well as within the site.
Signs indicating name of the operating authority, traffic flow, the hours of operation and
contact names in case of emergency will be posted the site. Radio and other communication
devices will be provided as well.
h.) Discuss the source and quality of bio-solids and vegetative waste material that will be
delivered to the site. What Class of bio-solids will be accepted? Will animal manure be
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 27
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
used? Will the bio-solids be placed on the ground or in a covered area during in any
phase of the operations?
Bio-solid materials used in the composting process will be treated Class A or Class B
material. Class CompostUSA will require complete documentation of the source, description
and characteristics for all bio-solids and green materials in advance of delivering loads to the
Shinn Road facility. All loads are then given a delivery time schedule specifying when the
trucks can be received. No bio-solids will be accepted at the facility prior to receiving this
documentation and, if required, supporting laboratory analysis. Each load of bio-solids will
have a c omplete manifest. Random load checks will be c onducted daily, and a l og
maintained for each inspection. Under no circumstances will the proposed facility accept
hazardous waste or animal manure.
Bio-solid materials will not be p laced on the directly on t he ground. A s the material is
delivered it is immediacy mixed into the building material awaiting it on the property (refer to
above description of composting process)
i.) Will protective materials be placed on the ground prior to depositing bio-solids?
Yes. A row of base material stock such as wood chip or other carbon based materials
approximately 12” in depth will be the base layer for the deposition of the Class A or Class B
treated bio-soild materials .
j.) A neighborhood meeting with the surrounding property owners to present your
proposal and address any questions or concerns they may have is highly
recommended. That meeting should be held as early in the application process as
possible.
Not including the adjacent North St. Lucie River Water Control District Canals and Public
Road Rights of Way, there are seven (7) properties adjoining the CompostUSA site.
Because of the low number of adjoining property owners, we do n ot plan on ho lding a
neighborhood meeting. We will communicate with our adjoining property owners to make
them aware of our intended use of our property.
k.) Please contact the “Department of Environmental Protection” regarding licenses for
the facility and requirements that may affect the design of the proposed development
plan. Will a fertilizer license be obtained?
CompostUSA has recently had a similar facility permitted in Sumter County. T he
Department of Environmental Protection will have to issue a ‘domestic wastewater facility
permit’ (their terminology, not ours) for this facility. A ll site designs will be in accord with
applicable FDEP rules and standards.
A fertilizer license is not required to be obtained.
l.) Please describe the runoff prevention measures that will be utilized to protect the
adjacent canals and downstream North Fork of the St. Lucie River estuary?
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 28
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
As part of the development of this property as a c omposting facility, a s tormwater
management system will be developed that will provide for the collection, storage and
treatment of all stormwater runoff modeled to the appropriate design storm event as
determined by the South Florida Water Management District. A ll stormwater design will
comply with applicable FDEP/ SFWMD and St. Lucie County discharge and TMDL
standards.
Discharge permits will be required from the North St. Lucie River Water Control District.
2. Conditional Use Development Plan
If the threshold for a site plan pursuant to LDC Section 11.02.02 is not met, a
development plan may be provided that at a minimum provides the applicable
information in LDC Section 11.02.09, including but not limited to the following:
• Provide a boundary and topographic survey;
• Please indicate the existing land use, zoning and future land use for the
subject parcel and all surrounding parcels on the site plan. Include the location
and dimensions for all improvements, including structures and buildings,
access aisles and the entrance driveway. Please indicate the base building line
and measure all setbacks from that line;
• Detailed development plan indicating mixing areas, raw product storage,
proposed grading, total project area, impervious surfaces, and other pertinent
data;
• Indicate the maximum size, including height of the individual mulch and
biosolids stockpiles? The plan should be designed to provide storage areas
for the land clearing and yard waste materials in compliance with Section
7.10.12 (C) and the land clearing and yard trash standards for recycling
facilities.
• Please provide a development plan that meets the applicable setback
provisions in FAC 62-640. Please identify any specific FAC provisions based
upon the project’s location in the St. Lucie River watershed;
• Indicate the distance between the storage and treatment areas from the
property line and from the top of the adjacent canals;
• Identify and dimension all required parking spaces. Please see LDC 7.06.02 for
paving and design provisions for parking areas and access aisles. In your
narrative for the application please indicate the number of vehicles to be
stored onsite and the location you propose to store the vehicles. Also, identify
any equipment storage area and the type of equipment to be stored.
Section 11.07.05(B)(1) of the St. Lucie County Land Development Code setouts when a site
plan is required with a Conditional Use application. This section reads as follows……
B. Filing Application for Conditional Use Permit.
1. Filing. After the pre-application conference, an applicant for a c onditional
use permit shall submit an application to the Growth Management Director
accompanied by a n on-refundable fee as established from time to time by the
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 29
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Board of County Commissioners to defray the actual cost of processing the
application. If, in accordance with Section 3.01.00, the specific conditional use
applied for requires site plan approval, the applicant shall submit a site plan
meeting the requirements of Section 11.03.00 of this Code. If, in accordance with
Section 3.01.00, the specific conditional use applied for does not require site plan
approval, the applicant shall submit a written statement of proposed use including,
but not limited to, the nature of the use and the proposed improvements to the site.
Conditional use applications shall include a site plan if the proposed use would be
located in whole or in part in a one hundred (100) year floodplain or on North or
South Hutchinson Island. Applications for conditional use approval shall include
such other information or documentation as the Director deems necessary for the
full and proper consideration and disposition of the application. (emphasis added)
Since the proposed CompostUSA facility does not meet the base threshold standards of
Section 11.02.00 of for the submission of a formal site plan, a formal site plan prepared in
accord with the requirements of Section 11.02.00 of the Land Development Code will not be
prepared. However, we have prepared a schematic layout plan for the property that we will
provide to the County as part of this application for Conditional Use Permit.
3. The subject parcel is bordered on three sides by a North St. Lucie Water Management
District Canal (NSLWCD). Please contact NSLWCD staff regarding their requirements
and standards related to the proposed use. The District’s website is
http://nslrwcd.org/, or you may contact Jarrod Stern, E.I. Engineer 772.219.2813.
Comments acknowledged
4. Please contact Captain Derek Foxx, 772-621-3372 regarding the District requirements.
The Fire District has an application form that should be submitted directly to the
District concurrent with the application to this Department.
The applicants have met with the Fire District and we will be addressing their concerns
through a separate filing. Copies of the submitted material will be provided to you for your
records.
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 30
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Jennifer Evans, Senior Environmental Planner provided the following comments. Ms. Evans
may be contacted at 772-462-2526.
The Environmental Resources Department (ERD) is responsible for protecting and preserving
the County’s natural resources through compliance with the County’s Comprehensive Plan
and Land Development Code. The following information is preliminary based upon the
information provided for your pre-application meeting and is intended to assist you in
submitting a complete site plan application. Additional comments may be provided at time of
site plan submittal based upon additional information received. We encourage you to
communicate the project constraints, timelines, etc. to ERD so we may better understand
your needs and work together to meet the intent of the Land Development Code and
Comprehensive Plan and ensure a sustainable environment for all citizens of St. Lucie
County.
The following items will be required at time of site plan submittal:
a.) A landscape plan consistent with Land Development Code 7.09.04 and 7.10.12.C.
The proposed composting operation has been deemed, for the purpose of this application to
be a bona-fide agricultural use. At present there is valid agricultural use exemption being
applied to this property, and since the proposed composting operation is for the purpose of
creating certain soil additives to be used in later the manufacturing of fertilizers and other
potting soils, and since the source materials for this activity are all organic in nature, it may
be assumed that the agricultural nature and use of the property will continue to be
recognized. Section 7.09.02 of the St. Lucie County Land Development Code provides that
bona-fide agricultural uses are exempt for the overall provisions of Section 7.09.00 and just
as any other agriculture use, this property will not be s ubject to the Countys standard
landscaping codes and standards. That said, it still our intention to provide for perimeter
berming and landscaping around the site in order to mimize and noise and viabaility isses
that may eminate from this property. Conceptual landscape layouts have been indicated on
the schematic layout plan for the property that we will provide to the County as part of this
application for Conditional Use Permit.
b.) An Environmental Impact Report consistent with Land Development Code
11.02.09.A.5.
An Environmental Impact Report consistent with Land Development Code 11.02.09(A)(5) of
the St. Lucie County Land Development Code is not required, since a site plan for this
proposed Conditional Use is not required. T he proposed Conditional Use site is an old
grove that was taken out of production in the 2007-2008 time period due to impacts from
Citrus Canker and Citrus Greening. There are no areas of native habitat on this property.
There are no trees on this property. There are no wetlands on this property.
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 31
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Mike Halter, PE/Plans Examiner, provided the following comments. Mr. Halter may be
contacted at 772-462-2719.
a.) A St. Lucie County Stormwater Permit is required in accordance with Sections 7.07.00
and 11.05.07 of the S.L.C. Land Development Code prior to any construction or
development activity on site.
The proposed composting operation has been deemed, for the purpose of this application to
be a bona-fide agricultural use. At present there is valid agricultural use exemption being
applied to this property, and since the proposed composting operation is for the purpose of
creating certain soil additives to be used in later the manufacturing of fertilizers and other
potting soils, and since the source materials for this activity are all organic in nature, it may
be assumed that the agricultural nature and use of the property will continue to be
recognized. Section 7.07.05 of the St. Lucie County Land Development Code provides that
bona-fide agricultural uses are exempt for the overall provisions of Section 7.07.00. That
said, it still our intention as part of this application for Conditional Use Permit to voluntarily
provide the County with a stormwater permit application consistent with the requirements of
the county and south Florida water management district.
b.) A St. Lucie County Driveway Permit is required in accordance with Sections 7.05.06
and 11.05.03 of the S.L.C. Land Development Code.
Comments acknowledged.
c.) A South Florida Water Management District Environmental Resource Permit or
modification to permit if existing is required.
Comments acknowledged.
d.) Provide a s igned and sealed topographic survey in accordance with S.L.C. Land
Development Code Section 11.02.00.
A signed and sealed topographic survey (limited spot elevations) of the petition property has
been provided as part of the application for Conditional Use.
e.) Provide a signed and sealed boundary survey in accordance with S.L.C. Land
Development Code Section 11.02.00.
A signed and sealed boundary survey of the petition property has been provided as part of
the application for Conditional Use.
f.) Show the location of the legal positive outfall on the site plan in accordance with
S.L.C. Land Development Code Section 11.02.10.
Refer to the schematic layout plan for the property that has been provided to the County as
part of this application for Conditional Use Permit.
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 32
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
g.) Delineate all floodplain and floodway boundaries and provide minimum finished floor
elevations for the project on the site plan in accordance with S.L.C. Land Development
Code Section 11.02.00.
Refer to the attached application for conditional use. T he petition property is located in
FEMA Flood Zone X.
h.) Finished Floor Elevations must be eighteen inches above the crown of any adjacent
roadway in accordance with S.L.C. Land Development Code Section 7.04.01.
Comments acknowledged.
i.) Buildings lying within a designated Special Flood Hazard Area where the base flood
elevation has not been determined shall be elevated above the greater of thirty six
inches above the adjacent average natural grade or eighteen inches above the crown
of any adjacent roadway in accordance with S.L.C. Land Development Code Section
7.04.01.
Comments acknowledged.
j.) Show the location of any existing and proposed easements on the site plan in
accordance with S.L.C. Land Development Code Section 11.02.00.
Since the proposed CompostUSA facility does not meet the base threshold standards of
Section 11.02.00 of for the submission of a formal site plan, a formal site plan prepared in
accord with the requirements of Section 11.02.00 of the Land Development Code will not be
prepared. However, we have prepared a schematic layout plan for the property that we will
provide to the County as part of this application for Conditional Use Permit. The requested
easement locations will be shown on that plan.
k.) Show the location of all drainage retention areas and major drainage improvements
on the site plan in accordance with S.L.C. Land Development Code Section 11.02.00.
Since the proposed CompostUSA facility does not meet the base threshold standards of
Section 11.02.00 of for the submission of a formal site plan, a formal site plan prepared in
accord with the requirements of Section 11.02.00 of the Land Development Code will not be
prepared. However, we have prepared a schematic layout plan for the property that we will
provide to the County as part of this application for Conditional Use Permit. The requested
stormwater locations will be shown on that plan.
l.) Show the location of all paved areas, buildings or other structures within one hundred
feet of the project boundary in accordance with S.L.C. Land Development Code
Section 11.02.00.
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 33
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Since the proposed CompostUSA facility does not meet the base threshold standards of
Section 11.02.00 of for the submission of a formal site plan, a formal site plan prepared in
accord with the requirements of Section 11.02.00 of the Land Development Code will not be
prepared. However, we have prepared a schematic layout plan for the property that we will
provide to the County as part of this application for Conditional Use Permit. The requested
identification of a all existing location of existing paved areas, buildings or other structures
within one hundred feet of the project boundary will be shown on that plan.
m.) Commercial or industrial zoned projects shall provide at least one-half inch of dry
detention or retention pretreatment as part of the required retention/detention in
accordance with S.L.C. Land Development Code, Section 7.07.07.C.
Comments acknowledged. The proposed composting operation is deemed, for the purpose
of this application to be a bona-fide agricultural use. Section 7.07.05 of the St. Lucie County
Land Development Code provides that bona-fide agricultural uses are exempt for the overall
provisions of Section 7.07.00. That said, it still our intention as part of this application for
Conditional Use Permit to voluntarily provide the County with a stormwater permit application
consistent with the requirements of the County and South Florida Water Management
District.
n.) [If] The total existing and proposed impervious area of the development exceeds four
thousand square feet. The entire development must be brought into compliance with
S.L.C. Land Development Code Section 7.07.00, Stormwater Management in
accordance with Section 7.07.09.A.1.
Comments acknowledged. The proposed composting operation is deemed, for the purpose
of this application to be a bona-fide agricultural use. Section 7.07.05 of the St. Lucie County
Land Development Code provides that bona-fide agricultural uses are exempt for the overall
provisions of Section 7.07.00. That said, it still our intention as part of this application for
Conditional Use Permit to voluntarily provide the County with a stormwater permit application
consistent with the requirements of the County and South Florida Water Management
District.
o.) Additions or alteration to developments existing prior to the effective date of the Land
Development Code that cause the total impervious area to exceed four thousand
square feet shall require water quality treatment sized for twice the amount
impervious surfaces in excess of the previously approved impervious area in
accordance with Section 7.07.09.A.2.
Comments acknowledged. The proposed composting operation is deemed, for the purpose
of this application to be a bona-fide agricultural use. Section 7.07.05 of the St. Lucie County
Land Development Code provides that bona-fide agricultural uses are exempt for the overall
provisions of Section 7.07.00. That said, it still our intention as part of this application for
Conditional Use Permit to voluntarily provide the County with a stormwater permit application
consistent with the requirements of the County and South Florida Water Management
District.
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 34
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
p.) [If] The Site Plan Adjustment involves ten percent or more of the land area of the
parcel. The existing development must be brought into compliance with S.L.C. Land
Development Code Section 7.07.00, Stormwater Management in accordance with
Section 7.07.09.C.
n/a
q.) Show the location of any existing drainage swales, ditches, pipes or other structures
to be filled or removed that may impact adjoining properties.
This item will be addressed as part of the detailed site constructions plans to be prepared for
the project site following Conditional Use approval.
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 35
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Ron Harris, County Survey provided the following comments. Mr. Harris can be contacted at
772-462-1721.
a.) The applicant is advised that the existing right of way of Shinn Road at the project
location is 50-feet. Chapter 7.05.03 of the Land Development Code indicates that the
minimum right of way requirement for a two lane rural section is 70-feet. The applicant
shall be required to donate their proportionate share of the deficient right of way. A
20-foot right of way donation shall be required. Pursuant to Section 1-77-33.1 of the St.
Lucie County Code of Ordinances the applicant may be entitled to road impact fee
credits. Please contact Ron Harris, County Surveyor (462-1721).
As discussed at the pre-application meeting for this project, there is an existing FPL main
transmission line (500kv) along the properties Shinn Road frontage. This existing easement
is occupied and cannot be relocated. Right-of-Way conveyances along this roadway
frontage are not possible.
b.) The applicant is advised that the existing right of way for Wolf Road at the project
location is 15-feet. Chapter 7.05.03 indicates that the minimum right of way
requirement for a two lane rural section is 70-feet. The applicant shall be required to
donate a 55-foot right of way easement.
Right-of-way conveyances will be provided for after the Conditional Use Permit is acted on
(approved) by the county commission.
c.) The applicant is advised that Chapter 7.05.07 of the SLC Land Development Code
requires that public or private access to new developments requiring site plan
approval shall be paved to County standards. Shinn Road is not paved to County
standards. The applicant may request a paving waiver from the BOCC. The Board may
attach conditions to the paving waiver such as a Fair Share Contribution for the future
paving cost of the roadways. Please see attached “Technical Memorandum” which
outlines the three methods utilized to calculate the Fair Share Contribution. Please
contact Ron Harris, County Surveyor for additional information.
Section 7.05.07(B) of the St. Lucie County Land D evelopment Code setouts when a
proposed development or property use activity is required to provide for a paved road
improvement. This section reads as follows……
B. Paving Requirements for Roads that Access Developments Requiring Site Plan
Approval that Utilize Unpaved Public and Private Roads for Access. The following
paving requirements shall apply to developments requiring site plan approval that
utilize unpaved public or private roads and roadways for access. (emphasis added)
Since the proposed CompostUSA facility does not meet the base threshold standards of
Section 11.02.00 of for the submission of a formal site plan, a formal site plan prepared in
accord with the requirements of Section 11.02.00 of the Land Development Code will not be
prepared. Accordingly, the provisions of Section 7.07.05 will not apply to this Conditional
Use application. H owever, CompostUSA is interested in working with County to explore
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 36
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
options for enhanced maintenance of this roadway section (Shinn Road) for the benefit of
our proposed use as well as the public at large. We will pursue these discussions separate
of this Conditional Use application review.
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 37
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Patrick Dayan, Engineering, provided the following comments. Mr. Dayan may be contacted
at 772-462-2719.
a.) The applicant shall be aware that this portion of Shinn Road is unimproved. Contact
Ron Harris, 772-462-1721 for information on paving requirements and/or right-of-way
donation requirements.
Section 7.05.07(B) of the St. Lucie County Land D evelopment Code setouts when a
proposed development or property use activity is required to provide for a paved road
improvement. This section reads as follows……
B. Paving Requirements for Roads that Access Developments Requiring Site Plan
Approval that Utilize Unpaved Public and Private Roads for Access. The following
paving requirements shall apply to developments requiring site plan approval that
utilize unpaved public or private roads and roadways for access. (emphasis added)
Since the proposed CompostUSA facility does not meet the base threshold standards of
Section 11.02.00 of for the submission of a formal site plan, a formal site plan prepared in
accord with the requirements of Section 11.02.00 of the Land Development Code will not be
prepared. Accordingly, the provisions of Section 7.07.05 will not apply to this Conditional
Use application. However, CompsotUSA is interested in working with County to explore
options for enhanced maintenance of this roadway section (Shinn Road) for the benefit of
our proposed use as well as the public at large. We will pursue these discussions separate
of this conditional use application review.
b.) The applicant is advised that Right of way permit(s) will be required for any work
within County owned rights-of-way. Contact Patrick Dayan 772-462-2153.
Comments acknowledged.
c.) The applicant is advised that a driveway permit may be required for the connection to
Shinn Road. Contact Jim Beams 772-462-2841.
Comments acknowledged.
d.) A St. Lucie County stormwater permit may be required for the site. Contact Mike
Halter, 772-462-2719.
Comments acknowledged.
e.) Applicant is advised that the roadway south of the C-24 Canal is a SFWMD owned
right-of-way. Dependent upon the traffic analysis, any additional heavy vehicle traffic
along this corridor must be coordinated with the owner.
Comments acknowledged.
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – II - 38
CT File No.: 13-110.000
Underline is for Addition from prior submission
Strike Through is for Deletion from prior submission
H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 1
• • • • CT File No.: 13-110.000
• • Underline is for Addition from prior submission •
• • Strike Through is for Deletion from prior submission •
• • • • • H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
SECTION III
Site Legal Descriptions/ Ownership Verification
Section III III-1 Exhibit A Site Legal Descriptions/ Ownership Verification III-3 Site Legal Descriptions III-3
SLC Property Appraisers Card III-5
Fla Corp Report – Becker B14 Grove Ltd. III-13
Fla Corp Report – CompostUSA of the Treasure Coast, LLC. III-15
Exhibit B Property Deeds III-19
Special Warranty Deed OR Book 3201, Page 1037 III-21
FPL Easement OR Book 0770, Page 0118 III-25
FPL Easement Doc Bk 744.2127, Page 2127 III-29
Exhibit C Land Use/ Zoning Change Orders III-35
reserved -
reserved -
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 2
• • • • CT File No.: 13-110.000
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• • Strike Through is for Deletion from prior submission •
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 3
• • • • CT File No.: 13-110.000
• • Underline is for Addition from prior submission •
• • Strike Through is for Deletion from prior submission •
• • • • • H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Exhibit A-1
Petition for Conditional Use for
CompostUSA of the Treasure Coast LLC
LEGAL DESCRIPTION:
PARCEL 1
THE SOUTH HALF OF THE S0UTH HALF OF THE SOUTHWEST QUARTER (S1/2 OF S1/2 OF SW 1/4) OF
SECTION 7, TOWNSHIP 36 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA, LESS EXISTING
RIGHTS OF WAY FOR PUBLIC ROADS AND CANALS.
PARCEL 2
THE NORTH HALF OF THE NORTHWEST QUARTER (N1/2 OF NW 1/4) OF SECTION 18, TOWNSHIP 36
SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA, LESS EXISTING RIGHTS OF WAY FOR PUBLIC
ROADS AND CANALS.
PARCEL 3
THE SOUTH ONE HALF OF THE NORTHWEST QUARTER (S1/2 OF NW 1/4) OF SECTION 18, TOWNSHIP
36 SOUTH, RANGE 39 EAST, ST. LUCIE COUNTY, FLORIDA, LESS THE EAST 50 FEET, AND LESS THE
WEST 35 FEET, AND LESS THE SOUTH 42.50 FEET THEREOF FOR ROAD AND CANAL RIGHTS OF WAY.
PARCEL ID NUMBERS
3318-211-0002-000-7 Becker B-14 Grove Ltd
3318-230-0000-000-2 Becker B-14 Grove Ltd
3307-333-0000-000-4 Becker B-14 Grove Ltd
SITE ACERAGE: 189.285 acres
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 4
• • • • CT File No.: 13-110.000
• • Underline is for Addition from prior submission •
• • Strike Through is for Deletion from prior submission •
• • • • • H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 5
• • • • CT File No.: 13-110.000
• • Underline is for Addition from prior submission •
• • Strike Through is for Deletion from prior submission •
• • • • • H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Exhibit A-2
Property Appraisers Card
Parcel ID Owner Name
3318-211-0002-000-7 Becker B-14 Grove Ltd
3318-230-0000-000-2 Becker B-14 Grove Ltd
3307-333-0000-000-4 Becker B-14 Grove Ltd
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 6
• • • • CT File No.: 13-110.000
• • Underline is for Addition from prior submission •
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 7
• • • • CT File No.: 13-110.000
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• • • • • H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 8
• • • • CT File No.: 13-110.000
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 9
• • • • CT File No.: 13-110.000
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• • • • • H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 10
• • • • CT File No.: 13-110.000
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 11
• • • • CT File No.: 13-110.000
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 12
• • • • CT File No.: 13-110.000
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 13
• • • • CT File No.: 13-110.000
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• • • • • H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Exhibit A-3
Fla. Corp Report
Becker B-14 Grove.Ltd.
CompostUSA of the Treasure Coast LLC
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 14
• • • • CT File No.: 13-110.000
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 15
• • • • CT File No.: 13-110.000
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• • • • • H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 16
• • • • CT File No.: 13-110.000
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 17
• • • • CT File No.: 13-110.000
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 18
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 19
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• • • • • H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Exhibit B
Property Deeds
Special Warranty Deed: OR Book 3201, Page 1637 III-21
FPL Easement OR Book 0770 Page 0118 III-25
FPL Easement Doc Bk 744.2127 Page 2127 III-29
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 20
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 21
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 22
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 23
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 24
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 25
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 27
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 28
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 30
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 33
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 34
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 35
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• • • • • H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Exhibit C
Prior Land Use Approval Orders
Reserved -
Reserved -
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
• April 25, 2014 July 25, 20144 • • Page – III - 36
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 1 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
SECTION IV
Map/Figures
TABLE OF CONTENTS
Figure D1a Location Map (wide view) IV-3
Figure D1b Location Map (close view) IV-7
Figure D1c Location Map (very close view) IV-11
Figure D2a Site Aerial Map (wide view) IV-15
Figure D2b Site Aerial Map (close view) IV-19
Figure D2c Site Aerial Map (very close view) IV-23
Figure D2c Site Aerial Map (very very close view) IV-27
Figure D3 Existing Use of Land Map IV-31
Figure D4 Parcel ID Map
IV-35
Figure D5 Area Zoning Map IV-39
Figure D6 Future Land Use Map IV-45
Figure E1 Flood Zone Map
IV-51
Figure E2 FLUCCS Map IV-55
Figure E3 Soils Map IV-59
Figure E4 Wetlands Map IV-65
Figure E5 Coastal High Hazard Map IV-71
Figure G1 Utility Location Map Water Service IV-75
Figure G2 Utility Location Map Sewer Service
IV-79
Figure F-1a 2015 AADT/ Peak Hour Volumes IV-83
Figure F-1b 2018 AADT/ Peak Hour Volumes IV-87
Figure F-2 Area Facilities Map IV-91
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 2 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 3 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Section IV
Figure D1a
Location Map
(Wide View)
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 4 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 5 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 6 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 7 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Section IV
Figure D1b
Location Map
(Close View)
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 8 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 9 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 10 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 11 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Section IV
Figure D1c
Location Map
(Very Close View)
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 12 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 13 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 14 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 15 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Section IV
Figure D2a
Site Aerial Map
(Wide View)
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 16 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 17 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 18 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 19 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Section IV
Figure D2b
Site Aerial Map
(Close View)
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 20 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 21 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 22 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 23 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Section IV
Figure D2c
Site Aerial Map
(Very Close View)
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 24 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 25 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 26 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 27 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Section IV
Figure D2d
Site Aerial Map
(Very Very Close View)
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 28 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 29 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 30 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 31 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Section IV
Figure D3
Existing Use of Land Map
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 32 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 33 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 34 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 35 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Section IV
Figure D4
Parcel ID Map
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 36 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 37 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 38 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 39 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Section IV
Figure D5
Area Zoning Map
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 40 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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April 25, 2014 July 25, 2014 Page – IV - 41 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 42 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 43 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
SECTION 3.01.03. ZONING DISTRICTS
C. AG-5 AGRICULTURAL - 5 1. Purpose. The purpose of this district is to provide and protect an environment suitable for productive commercial agriculture, together with such other uses as may be nec essary to and compatible with productive agricultural surroundings. Residential densities are restricted to a maximum of one (1) dwelling unit per five (5) gross acres. 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. Agricultural production - crops. (01)
b. Agricultural production - livestock and animal specialties. (02) c. Agricultural services. (07)
d. Family day care homes. (999) e. 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 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)
f. Fishing, hunting and trapping. (09) g. Forestry. (08)
h. Kennels. (0752) i. Research facilities, noncommercial. (8733)
j. Riding stables. (7999) k. Single-family detached dwellings. (999)
l. Telecommunication towers - subject to the standards of Section 7.10.23. (999)
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. Agricultural labor housing. (999)
b. Aircraft storage and equipment maintenance. (4581) c. Airports and flying, landing, and take-off fields. (4581)
d. Family residential homes located within a radius of one thousand (1,000) feet of another such family residential home. (999)
e. Farm products warehousing and storage. (4221/4222) f. Gasoline service stations. (5541)
g. Industrial wastewater disposal. (999) h. Manufacturing:
(1) Agricultural chemicals. (287)
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 44 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
(2) Food and kindred products. (20) (3) Lumber and wood products, except furniture. (24)
i. Mining and quarrying of nonmetallic minerals, except fuels. (14) j. Retail trade:
(1) Farm equipment and related accessories. (999) (2) Apparel and accessory stores. (56)
k. Sewage disposal subject to the requirements of Section 7.10.13. (999) l. Camps - sporting and recreational. (7032)
m. Off-road vehicle parks, except go-cart raceway operation or rentals (7999), subject to the requirements of Section 7.10.21. (999)
n. Outdoor shooting ranges, providing site plan approval is obtained according to the provisions of Sections 11.02.07 through 11.02.09 and Section 7.10.19 of this Code.
o. Solar generation station subject to the requirements of Section 7.10.28. (999) 8. Accessory Uses: Accessory Uses are subject to the requirements of Section 8.00.00, and include the following:
a. Mobile homes subject to the requirements of Section 7.10.05 b. Retail trade and wholesale trade - subordinate to the primary authorized use or activity.
c. Guest house subject to the requirements of Section 7.10.04. (999) d. Solar energy system subject to the requirements of Section 7.10.28. (999)
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 45 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Section IV
Figure D6
Future Land Use Map
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 46 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 47 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 48 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 49 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
ST. LUCIE COUNTY - FUTURE LAND USE DISTRICT DESCRIPTIONS.
A. Agricultural-5 (AG-5)
The AG-5 Future Land Use Designation is intended for those areas of the County outside of the
Planned Urban Service Area which are associated with agricultural and agricultural-related activities.
These areas are recognized for first being appropriate for the production of citrus, cash crops, or
ranching activities. These areas are acknowledged as potentially suitable for limited residential
development under the following criteria:
• All residential development must be in accordance with applicable standards and restrictions
as set forth in the Land Development Code;
• All residential development proposals in excess of forty-five (45) units must be approved
through the Planned Development (PD) process as provided for in the Land Development
Code;
• Any activity other than crop or food product related production, including combinations of
properties/uses, in excess of 200 acres should identify appropriate mechanisms for funding
the operation and maintenance of necessary infrastructure. Any utility infrastructure shall be
consistent with the Infrastructure Element.
• Residential densities are set at a maximum of .20 units per gross acre (one unit per 5 gross
acres).
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 50 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 51 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Section IV
Figure E1
Flood Zone Map
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 52 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 53 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 54 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 55 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Section IV
Figure E2
FLUCCS Map
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 56 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 57 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 58 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 59 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Section IV
Figure E3
Soils Map
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 60 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 61 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 62 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 63 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
SOIL DESCRIPTION There are two specific soil types are found on the site according to the Soils Survey of St. Lucie County, Florida, and are described below.
a) PINEDA SERIES
TAXONOMIC CLASS: Loamy, siliceous, active, hyperthermic Arenic Glossaqualfs
The Pineda series consists of deep and very deep, poorly and very poorly drained, very
slowly permeable soils in depressions, low hammocks, poorly defined drainageways, broad low flats, and flood plains. They formed in thick beds of sandy and loamy marine sediments on the lower Coastal Plain. Slopes range from 0 to 2 percent. b) RIVIERA SERIES TAXONOMIC CLASS: Loamy, siliceous, active, hyperthermic Arenic Glossaqualfs
The Riviera series consists of very deep, poorly drained, very slowly permeable soils on
broad, low flats and in depressions in the Lower Coastal Plain. They formed in stratified
sandy and loamy marine
Other soil types in the area include: a) CHOBEE SERIES TAXONOMIC CLASS: Fine-loamy, siliceous, superactive, hyperthermic Typic Argiaquolls The Chobee series consists of very deep, very poorly drained, slowly to very slowly permeable soils in depressions, flats, and occasionally on river flood plains in the lower Coastal Plain. They formed in thick beds of loamy marine sediments. Slopes range from 0 to
2 percent
b) WINDER SERIES
TAXONOMIC CLASS: Fine-loamy, siliceous, superactive, hyperthermic Typic Glossaqualfs
The Winder series consists of very deep, poorly drained, slowly to very slowly permeable
soils on broad, low flats and depressional areas. They formed in loamy marine sediments on the Lower Coastal Plain. Slopes range from 0 to 2 percent.
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 64 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 65 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Section IV
Figure E4
Wetlands Map
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 66 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 67 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 68 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 69 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Reserved for description of on-site wetlands
N/A
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 70 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 71 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Section IV
Figure E5
Costal High Hazard Map
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 72 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 73 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
N/A
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 74 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 75 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Section IV
Figure G1
Utility Location Map
Water Service
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 76 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 77 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
RESERVED
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 78 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 79 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Section IV
Figure G2
Utility Location Map
Sewer Service
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 80 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 81 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
RESERVED
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 82 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 83 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Section IV
Figure F-1
2015 AADT/Peak Hour Volumes
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 84 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 85 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 86 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 87 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Section IV
Figure F-1b
2018 AADT/Peak Hour Volumes
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 88 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 89 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 90 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 91 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
Section IV
Figure F-2
Area Facilities Map
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 92 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 93 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – IV - 94 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – V - 1 CT File No.: 13-1109 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
SECTION V
Schematic site layouts
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – V - 2 CT File No.: 13-1109 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – V - 1 CT File No.: 13-1109 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – V - 2 CT File No.: 13-1109 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – V - 3 CT File No.: 13-1109 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – V - 4 CT File No.: 13-1109 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – V - 5 CT File No.: 13-1109 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – V - 6 CT File No.: 13-1109 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – V - 7 CT File No.: 13-1109 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – V - 8 CT File No.: 13-1109 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – V - 9 CT File No.: 13-1109 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – V - 10 CT File No.: 13-1109 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – V - 11 CT File No.: 13-1109 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – V - 12 CT File No.: 13-1109 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – VI - 1 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
SECTION VI
Traffic Impact Report
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – VI - 2 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – VI - 3 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
– Not Required –
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – VI - 4 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – VII - 1 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
SECTION VII
Environmental Impact Report
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – VIII - 1 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
SECTION VIII
Archeological Summary Report
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – VIII - 2 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – VIII - 3 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
April 25, 2014 July 25, 2014 Page – VIII - 4 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
65
April 25, 2014 July 25, 2014 Page – IX - 1 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
SECTION IX
Agency
Service Letters
Section IX Agency Service Letters IX-1 N/A IX-3
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
65
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
65
April 25, 2014 July 25, 2014 Page – X - 1 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
SECTION X
Copies of Agency Review
Correspondence
and Petitioner Response
N/A X-3
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65
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CompostUSA of the Treasure Coast, LLC Petition for Conditional Use
65
April 25, 2014 July 25, 2014 Page – X - 3 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
RESERVED
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65
April 25, 2014 July 25, 2014 Page – X - 4 CT File No.: 13-110 Underline is for Addition from prior submission Strike Through is for Deletion from prior submission H:\+2013\13-110 - Compost USA - Shinn Road\Applications\c_13-110_application book_conditional use petition_111814.doc
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Attachment: Public Notice Items (2526 : Compost USA of the Treasure Coast)
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Attachment: Public Notice Items (2526 : Compost USA of the Treasure Coast)
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Attachment: Public Notice Items (2526 : Compost USA of the Treasure Coast)
Date Mailed 12/05/2014
Planning and Development Services Department 772.462. 2822
Applicant
Compost USA of the Treasure Coast,
LLC
3150 Cardinal Drive
Vero Beach, FL 32963
File Number
CU 420144759
Project Location
West side of Shinn Road, 1.5 miles
south of West Midway Road.
Future Land Use
AG-5 (Agricultural—1 du/ac)
Zoning
AG-5 (Agricultural—1 du/ac)
Staff’s Recommendation
Forward the petition to the Board of
County Commissioners with a recom-
mendation for approval, subject to lim-
iting conditions.
Public Hearing Notice
Thursday, December 18, 2014
Conditional Use Permit
Compost USA of the Treasure Coast
File No. CUP 420144759
Project Description
The proposed condition use permit would
allow for the establishment of a biosolids
compost facility on a 182 acre of a previ-
ous citrus grove. The facility would pro-
cess wastewater treatment biosolids and
vegetative mulch material into potting soil
for shipment from the site in bulk.
Staff’s recommendation includes condi-
tions of approval related to the develop-
ment and operation of the facility.
.
A copy of the agenda packet will be
available one week prior to the hearing at
http://stluciefl.iqm2.com/Citizens/
Default.aspx.
Further details are available in the
Planning and Development Services
Department—Planning Division please
contact:
Staff Diana Waite, Senior Planner
Tel 772.462.1577
Email waited@stlucieco.org
Mail 2300 Virginia Avenue
The St. Lucie County Planning and Zon-
ing Commission has the power to review
and recommend to the St. Lucie County
Board of County Commissioners, for
approval or disapproval, any applica-
tions within their area of responsibility.
The Planning and Zoning Commission
strongly encourages your input and
comment at the public hearing. You may
also mail or email written comments
regarding this proceeding in advance of
the public hearing for inclusion in the
official record. Written comments to the
Planning and Zoning Commission
should be received by the Planning and
Development Services Department—
Planning Division at least 3 days prior to
the scheduled hearing.
Anyone with a disability requiring ac-
commodations to attend this meeting
may contact the SLC Community Risk
Manager at least 48 hours in advance
at 772.462.1546 or TDD 772.462.1428
Location:
BOCC Chambers
SLC Administration Annex,
2300 Virginia Avenue,
Fort Pierce, FL 34982
Agent
Culpepper & Terpening
2980 S 25th St
Fort Pierce, FL 34981
Meeting Time:
6:00 PM (or soon thereafter )
Planning and Zoning Commission
4.h
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Revised March 17, 2011
Section 11.07.01(C) of the St. Lucie County Land Development Code provides that where a written
protest against an application for a Conditional Use Permit is signed by the owners of fifty (50) percent
or more of the area within five hundred (500) feet of the property affected by the proposed action, any
such Conditional Use Permit shall not be approved except by the favorable vote of four fifths (4/5) of all of the Board of County Commissioners.
Please Return This Form To: St. Lucie County Planning & Dev. Serv. Dept. -Planning Div. ATTN: Diana Waite, Senior Planner
2300 Virginia Avenue, Ft. Pierce, FL 34982
Email waited@stlucieco.org or Fax (772) 462-1581
Please check only one of the three following statements, and return by: December 17, 2014. Forms
returned without a name and address will not be considered. All returned forms are a matter of public
record and available for viewing upon request. Please attach additional pages with comments if
necessary.
I AM IN FAVOR OF THE PROPOSED CONDITIONAL USE ___
I AM NOT IN FAVOR OF THE PROPOSED CONDITIONAL USE ___
I HAVE NO OPINION ABOUT THE PROPOSED CONDITIONAL USE ___
I certify that as of the date written below, I am a property owner within 500 feet of the proposed Conditional
Use.
Name (Please Print): ____________________________________________________
Address: ____________________________________________________
____________________________________________________
Date: _ _____ Signature: __________________________
Please call, Diana Waite, Project Manager at (772) 462-1577 if you have any questions.
PLANNING AND DEVELOPMENT
SERVICES DEPARTMENT
Planning Division
CONDITONAL USE REPONSE FORM
Project Description: Petition of Compost USA of the Treasure Coast, LLC to allow for the
establishment of a biosolids compost facility.
Project Location: West side of Shinn Road, 1.5 miles south of West Midway Road, and .5
miles north of C-24 Canal Road.
Zoning: AG-5 (Agricultural – 1 du/5ac) File No.: CU 420144759
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Parcel ID Owner1 Lname Owner1 Fname Owner 2Lname Owner 2 Fname Address City State ZIP
331823000000002 Becker B‐14 Grove Ltd 3150 Cardinal Dr Vero Beach FL 32963
330731300000002 CMS Florida Land LLC 1648 Taylor Rd #478 Port Orange FL 32128
Applicant Compost USA of the Treasure Coast Melchiori R. 3150 Cardinal Dr Vero Beach FL 32963
Agent Culpepper & Terpening Murphy Dennis 2980 S 25th St Fort Pierce FL 34981
331830000000006 Evans Properties Inc 660 Beachland Blvd Ste 301 Vero Beach FL 32963‐1708
321341100010002 Mahlschnee Stephen 5431 Stately Oaks St Fort Pierce FL 34981‐3404
321211100010008 NSLRWCD 14666 Orange Ave Fort Pierce FL 34945‐4511
321243100010001 Peacock Exotic Tree Farms LLC 6465 SW 84th St Miami FL 33143
331841000000004 RIJTAI Llc 12514 W Midway Rd Fort Pierce FL 34945‐4801
330743000000002 Shamrock J`s Holdings LLC 8258 Riviera Way Port St Lucie FL 34986
331812000000004 Wild Date Llc 144‐40th Ct Vero Beach FL 32968
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Attachment: Public Notice Items (2526 : Compost USA of the Treasure Coast)
ST.LUCIE COUNTY
PLANNING AND ZONING
COMMISSION PUBLIC
HEARING AGENDA
December 18,2014
NOTICE OF CONDITIONAL USE PERMIT
TheSt.Lucie County Planning and ZoningCommission
is scheduled to review and make recommendations
regardingthe followingitem petitionedby the applicant
for adoption by the Board of County Commissioners
of St.Lucie County,Florida,by resolution:
RESOLUTION
A RESOLUTION OF THE BOARD OF COUNTY
COMMISSIONERS OF ST.LUCIE COUNTY,
FLORIDA,GRANTING COMPOST USA OF
THE TREASURE COAST,LLC CONDITIONAL
USE PERMIT APPROVAL FOR THE
ESTABLISHMENT OF A BIOSOLIDS COMPOST
FACILITY FOR PROPERTY LOCATED ON
SHINN ROAD IN ST.LUCIE COUNTY,FLORIDA.
APPLICANT:Compost USA of the Treasure Coast,LLC
FILE NUMBER:CU 420144759
PURPOSE:Allow for the establishment of a biosolids
compost facility.
LOCATION:Shinn Road,approximately 1.5 miles south of West
Midway Road,and .5 miles north of the C-24 Canal Road.
The Planning and Zoning Commission PUBLIC HEARING on this
item will be heldin the Commission Chambers,Roger PoitrasAnnex,
3rd Floor,St.Lucie County Administration Building,2300 Virginia
Avenue,Fort Pierce,Florida on Thursday,December 18,2018
beginning at 6:00 pm or as soon thereafter as possible.
All interested persons will be given an opportunity to be heard.
Written comments received in advance of the public hearing will
also be considered.Written comments to the Planning and Zoning
Commission should be received by the Planning and Development
Services Department -Planning Division at least 3 days prior to
the scheduled hearing.The petition file is available for review at
the Planning and Development Services Department –Planning
Offices located at 2300 Virginia Avenue,2nd Floor,Fort Pierce,
Florida,during regular business hours.Please call (772)462-2822 or
TDD (772)462-1428 if you have any questions or require additional
information about this petition.
The St.Lucie County Planning and Zoning Commission has the
power to review and recommend to the St.Lucie County Board of
County Commissioners,for approval or disapproval,any applications
within their area of responsibility.
The proceedings of the Planning and Zoning Commission are
electronically recorded.PURSUANT TO SECTION 286.0105,
FLORIDA STATUTES,if a person decides to appeal any decision
made by the Planning and Zoning Commission with respect to any
matter considered at a meeting or hearing,he or she will need a
record of the proceedings.For such purpose,he or she may need
to ensure that a verbatim record of the proceedings is made,which
record includes the testimony and evidence upon which the appeal
is to be based.Upon the request of any party to the proceeding,
individuals testifying during a hearing will be sworn in.Any party
to the proceeding will be granted an opportunity to cross-examine
any individual testifying during a hearing upon request.If it becomes
necessary,a public hearing may be continued to a date certain.
Anyone with a disability requiring accommodation to attend this meeting
should contact the St.Lucie County Risk Manager at least forty-eight
(48)hours priortothemeetingat (772)462-1546 orT.D.D.(772)462-1428.
PLANNINGAND ZONING COMMISSION/
LOCAL PLANNINGAGENCY
ST.LUCIE COUNTY,FLORIDA
/S/CATHYTOWNSEND,CHAIR
PUBLISH DATE:December 5,2014 TCN3047705
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TREES
BOTANICAL/COMMON
CONT
CAL
SIZE
QTY
Quercus virginiana / Live Oak 45 gal 3" CAL 12` HT 101
Sabal palmetto / Cabbage Palm B & B 16`-20` CT 297
TBD 25 gal 3" CAL 8`-10` HT 2
SHRUBS
BOTANICAL/COMMON
CONT
QTY/100 LF
TBD 3 gal 12
TREES BOTANICAL/COMMON CONT CAL SIZE QTY/100 LF
TBD 1 gal 133
GRASS TBD BARE ROOT 300
LITTORAL ZONE PLANT SCHEDULE
BUFFER AREA PLANT SCHEDULE
TYPICAL 100' SECTION OF LITTORAL ZONE
Landscape Notes:
1. All plants shall conform to established nursery grades and standards,
to be Florida No. 1 or better, and shall be free ofdisease sand insects
at the time of installation.
2. Buffer tees shall be a minimum of (12) feet in height and have a
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feet above the ground when installed.
3. All required buffer 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. Littoral and upland buffer plantings for proposed lakes shall be
provided per comprehensive Plan Policy 6.1.2.5 and Land
Development Code Sections 6.02.02 (E) and 6.02.03 (F)
6. All plantings shall be hand watered until established.
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TREES
BOTANICAL/COMMON
CONT
CAL
SIZE
QTY
Quercus virginiana / Live Oak 45 gal 3" CAL 12` HT 101
Sabal palmetto / Cabbage Palm B & B 16`-20` CT 297
TBD 25 gal 3" CAL 8`-10` HT 2
SHRUBS
BOTANICAL/COMMON
CONT
QTY/100 LF
TBD 3 gal 12
TREES BOTANICAL/COMMON CONT CAL SIZE QTY/100 LF
TBD 1 gal 133
GRASS TBD BARE ROOT 300
LITTORAL ZONE PLANT SCHEDULE
BUFFER AREA PLANT SCHEDULE
TYPICAL 100' SECTION OF LITTORAL ZONE
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