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Home My WebLink AboutAgenda Packet 07.20.2023 PLANNING & ZONING COMMISSION AGENDA ST. LUCIE COUNTY Regular Meeting Thursday, July 20, 2023 6:00 PM St. Lucie County Commission Chambers 2300 Virginia Avenue 3rd Floor of Roger Poitras Building Fort Pierce, FL 34982 BOARD MEMBERS CHAIRMAN BOB LOWE VICE-CHAIRMAN ED LOUNDS BOARD MEMBER CRAIG MUNDT BOARD MEMBER VALERIE SLACK BOARD MEMBER CRAIG BRIDGERS BOARD MEMBER WILLIAM O’DELL AT-LARGE BOARD MEMBER JAMES A. TAYLOR, III AT-LARGE BOARD MEMBER LARRY NEESE AT-LARGE BOARD MEMBER RYAN BINNER EX-OFFICIO BOARD MEMBER MARTY SANDERS Mission Statement St. Lucie Works to deliver superior service that enhances our quality of life Page 1 of 232 Regular Meeting Thursday, July 20, 2023 6:00 PM 2 | P a g e WELCOME • Please turn off all cellular phones and pagers prior to entering the Commission Chambers. • Please note that the Planning and Zoning Commission/Local Planning Agency serves in an advisory capacity to the St. Lucie County Board of County Commissioners and has the power to review and make recommendations to the Board, for approval or disapproval, on any applications within their area of responsibility. • The Planning and Zoning Commission strongly encourages your input and comment at the public hearing. Please limit comments to three minutes if possible and be respectful of others’ opinions. • For public convenience, all meetings are televised and are provided with wireless internet access. NOTICE: All Proceedings before this Board are electronically recorded. Any person who decides to appeal any action taken by the Board at these meetings will need a record of the proceedings and for such purpose may need to ensure that a verbatim record of the proceedings is made. Upon the request of any party to the proceedings, individuals testifying during a hearing will be sworn in. Any party to the proceedings will be granted the opportunity to cross-examine any individual testifying during a hearing upon request. Anyone with a disability requiring accommodation to attend this meeting should contact the Human Resources Department at (772) 462-1546, HumanResources@stlucieco.org or TDD (772) 462-1428 at least forty-eight (48) hours prior to the meeting. Page 2 of 232 Regular Meeting Thursday, July 20, 2023 6:00 PM 3 | P a g e 1. CALL TO ORDER 2. PLEDGE OF ALLEGIANCE 3. INVOCATION 4. ROLL CALL 5. ANNOUNCEMENTS 6. DISCLOSURE(S) 7. MINUTES A. St. Lucie County Planning & Zoning Commission minutes for the meeting on 6-15-2023 8. PUBLIC COMMENT 9. PUBLIC HEARINGS A. Able Adult Day Care Center - Request for a Conditional Use Permit to allow an adult daycare center with a capacity of up to eighty (80) adults within the I (Institutional) Zoning District. The adult day care is non-medical and will operate from Monday – Saturday, 8:00 am – 6:00 pm at 3525 West Midway Road, Fort Pierce, Florida. B. P1 Motor Club - Proposed Comprehensive Plan Future Land Use Map Amendment from AG-5 (Agricultural-5) to SD (Special District). 10. WORKSHOPS A. Towns, Villages, & Countryside (TVC) Educational Presentation 11. OTHER BUSINESS 12. ADJOURN Page 3 of 232 PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting June 15, 2023 6:00 PM 12:21 AM 1. CALL TO ORDER The meeting was called to order by Chair Lowe at 6:00 pm 2. PLEDGE OF ALLEGIANCE Pledge of Allegiance led by Chair Lowe. 3. INVOCATION Invocation led by Mr. O'Dell 4. ROLL CALL Present Board Member James A. Taylor, Board Member Craig Mundt, Board Member Valerie Slack, Board Member Billy O'Dell, Board Member Ryan Binner, Board Member Craig Bridger, Board Member Larry Neese, Ex Officio Board Member Marty Sanders, Vice Chair Ed Lounds, Chair Bob Lowe Excused 5. ANNOUNCEMENTS None 6. DISCLOSURE(S) None 7. MINUTES Page 4 of 232 Planning & Zoning Commission MeetingThursday, June 15, 2023 6:00 PM 2 | P a g e St. Lucie County Planning & Zoning Commission minutes for the meeting of May 18, 2023 RESULT: Approve MOVER: Board Member Billy O'Dell SECONDER: Vice-Chair Ed Lounds AYES: Board Member James A. Taylor, Board Member Craig Mundt, Board Member Valerie Slack, Board Member Ryan Binner, Board Member Craig Bridgers, Board Member Larry Neese, Chair Bob Lowe NAYS: None EXCUSED: None 8. PUBLIC COMMENT None 9. PUBLIC HEARINGS A. Old Edwards Farms Rezone: A Zoning Atlas Amendment to rezone the subject +/- 18.17-acre (cumulative) parcels from the RS-3 (Residential, Single-family -3) Zoning District, to the AR-1 (Agricultural, Residential - 1) Zoning District. STAFF PRESENTATION: Erin Taylor, Associate Planner with the Planning Division, made a presentation. Ms. Taylor gave a brief background of the project. Ms. Taylor began by saying the Future Land Use designation is RU (Residential Urban). The RU land use category “is the predominant residential land use category in the County. This residential land use category provides for a maximum density of five (5) dwelling units per gross acre. The RU designation is generally found between the identified urban service areas and the transitional RS areas.” The proposed rezoning to the AR-1 (Agricultural Residential – 1 du/ac) Zoning District is consistent with the RU (Residential Urban) Future Land Use designation, as per the Comprehensive Plan Table 1-3 - Land Use Designation / Zoning Compatibility Chart. The properties are currently RS-3 (Residential, Single-Family – 3 du/ac). The proposed Rezone Petition will conform to the minimum lot standards in accordance with Land Development Code Section 7.04.01 for the AR-1 Zoning District. The purpose of the AR-1 Zoning District is “to provide and protect an environment suitable for single-family dwellings at a maximum density of one (1) dwelling unit per gross acre, together with such other uses as may be necessary for and compatible with very low density rural residential surroundings. The proposed rezone will lower the density from the current 3 du/ac to 1 du/ac. During the review process, it was determined the single-family home at 3121 Old Edwards Road does Page 5 of 232 Planning & Zoning Commission MeetingThursday, June 15, 2023 6:00 PM 3 | P a g e not meet setback requirements for the AR-1 (Agricultural, Residential – 1 du/ac) Zoning District. The home does meet setback requirements for the currently zoned RS-3 (Residential, Single-Family – 3 du/ac) Zoning District. APPLICANT PRESENTATION: Lance Mills - 3126 Old Edwards Road discussed the relocation of the shed and highlighted the challenges involved. Mr. Mills further emphasized that underground power has been successfully installed in the shed. BOARD DISCUSSION: Katherine Barbieri - Assistant County Attorney provided a concise explanation of a Non- Conforming structure as defined in the code. Board Member Valerie Slack inquired about the possibility of implementing a variance for the current shed. In response, Ms. Taylor discussed a potential variance that could be pursued, considering that it exceeds the 35% limit. BOARD MOTION: RESULT: Approve MOVER: Vice-Chair Ed Lounds SECONDER: Board Member Ryan Binner AYES: Board Member James Taylor, Board Member Craig Mundt, Board Member Valerie Slack, Board Member Billy O'Dell, Board Member Craig Bridgers, Board Member Larry Neese, Chair Bob Lowe NAYS: None EXCUSED: None B. Indrio Woods Rezone & Planned Unit Development Preliminary Site Plan - The applicant is seeking to rezone from the AR-1 (Agricultural, Residential - 1) Zoning District to PUD (Planned Unit Development) and a Preliminary Site Plan for a 288-unit, multi-family residential apartment complex, with associated site improvements. STAFF PRESENTATION Erin Taylor, Associate Planner of the Planning Division, made a presentation. Ms. Taylor gave a brief background of the project. Ms. Taylor advised that the 32.58-acre project site is situated on the south side of Indrio Road and the west side of Taylor Dairy Road in Fort Pierce within the County’s Airport and TVC (Towns, Villages & Countryside) Overlay Districts. On May 30, 2006, the Board of County Commissioners adopted the TVC Land Development Code regulations and Comprehensive Plan Element to further guide land use and development within the portions of the unincorporated St. Lucie County to protect public health, welfare, and safety, and ensure the aesthetic and environmental resources are further enhanced and protected from impairment while avoiding urban sprawl. Prior to the adoption of the TVC Overlay District, the subject parcel had an underlying Residential Medium Land Use designation. Through the Planned Development approval process, the application is seeking to redesignate the subject parcel’s zoning from AR-1 (Agricultural, Residential- 1) to the Page 6 of 232 Planning & Zoning Commission MeetingThursday, June 15, 2023 6:00 PM 4 | P a g e Planned Unit Development, or PUD Zoning Designation. Ms. Taylor also informed the members about what the TVC standards are and spoke about how the Planned Unit Development Zoning District is compatible with the TVC Future Land Use designation, as per the Comprehensive Plan Future Land Use Consistency Matrix. Ms. Taylor informed that the applicant is proposing a 288-unit multi-family development with 1-, 2-, and 3- bedroom apartments and associated on-site amenities. Ms. Taylor explained how the site access to the property would be developed. Public notices were mailed to adjacent property owners located within 500 feet of the subject property. The Planning & Development Services Department received one response not in favor of the proposed development. BOARD DISCUSSION: Board Member Billy O'Dell addressed the possibility of a potential impact of the Airport Connector Road due to the project. Kori Benton, Planning Manager, discussed the site's accessibility and connectivity, particularly from Meadowood and I-95. Vice-Chair Ed Lounds raised a question regarding upcoming improvements to the project on Taylor Dairy Rd. Ms. Taylor provided information about the planned sidewalk improvements, including enhancements to egress and ingress. Kori Benton spoke about the Land Development Code, that would support the project. Vice-Chair Lounds expressed concerns about the width of Taylor Dairy Rd., advising a potential issue with a main water line and the presence of FPL power lines. Mr. Benton explained that the applicant is responsible for submitting design plans to the St. Lucie County Utilities Department to assess any significant impact on water lines etc., which would require certifications for approval. Vice-Chair Lounds reiterated the need for a wider road due to the presence of FPL power lines. Mr. Benton discussed Right-Of- Way, roadway connections in the area, and a transportation plan for neighboring roads. Mr. Lounds recommended a closer examination of future land use and suggested staff oversight. Mr. Mundt inquired about the historical area, and Ms. Taylor explained the implementation of an adequate buffer on three sides of the historical site, with confirmation from Brain Arbeiter, Senior Planner, with ERD. Mr. Mundt raised concerns about access points and potential utility issues. Vice-Chair Lounds expressed further concerns regarding Taylor Dairy Road and sewage lines. Ms. Slack mentioned the availability of traffic data. Ms. Taylor stated that a traffic impact report has been provided to the applicant, who would need to demonstrate the plan's improvements. Ms. Taylor also advised currently, the average daily trips amount to approximately 1,327. APPLICANT PRESENTATION: Christian Bryant - 2335 Vista Parkway West Palm Beach, FL 33411, gave a brief overview of the project. Board Discussion Vice-Chair Lounds inquired whether Christian Bryant and his team had considered the possibility of road widening. Mr. Bryant responded and mentioning that he and his colleagues could examine the dedication process for this project. Vice-Chair Lounds then raised concerns about the drainage and outfalls related to three lakes in the vicinity. Mr. Bryant assured Mr. Lounds that he would consult his colleagues and provide staff with answers Page 7 of 232 Planning & Zoning Commission MeetingThursday, June 15, 2023 6:00 PM 5 | P a g e regarding these matters. Mr. Lounds emphasized the need for a thorough investigation by staff into the outfall issues that could potentially impact Taylor Dairy Rd. lastly, Mr. Bryant addressed tree preservation along the site. Public Comments: Dennis Junkiewicz, - 6701 Indrio Rd., voiced his concerns about the construction process and its potential impact on his historical barn. He expressed concerns about the heavy vibrations that could affect the structural integrity of the barn. Mr. Junkiewicz also highlighted issues with his retention pond due to a well and believed that this project could further hinder its functionality. Mr. Junkiewicz expressed worries that the project's tall buildings could diminish the historical value of the area. Wayne Bennett - 4555 Taylor Dairy Rd., brought up news he heard regarding a new Fire Station to be situated on Indrio and Taylor Dairy Road. Mr. Bennett expressed his concerns about traffic congestion resulting from rescue vehicles coming from that location. He urged the staff to examine the potential safety risks posed by the number of U-turns that would be made in the area. Additionally, Mr. Bennett referenced TVC Policy and informed the staff about the severe flooding his yard from past storms and the project would make it worse. Tracy Thornton, - 4451 Taylor Dairy Rd., agreed to Mr. Bennett's concerns and spoke about safety issues related to drainage in the vicinity. She expressed worries about additional retention ponds leading to water flooding her yard. Janie Baugh - 6701 Indrio Rd., addressed the staff and express her agreement with Dennis Junkiewicz. She voiced her belief that the oak trees surrounding the area would have an impact on their Historical Barn. Additionally, Ms. Baugh discussed concerns regarding drainage and expressed worries that her retention ponds could have a devastating effect on their property. Darral Chrome - 2280 Johnson Rd., acknowledged that he doesn't reside in the immediate vicinity but shared his family's generations-long connection to the area. Mr. Chrome expressed his belief that the changes would make it difficult for any authentic historical structures to survive. He also raised concerns about flooding issues associated with the retention ponds. Cynthia Rutkowki, - 4081 N. US Hwy 1, expressed her concerns about the environmental impacts on the land and the current wildlife residing on the project property. Board Discussion Vice-Chair Lounds expressed his concerns about the proposed building height, noting that nothing else in the area is three stories tall. He also highlighted the need for further exploration of water service issues, seeking more information on the matter. Ms. Slack emphasized the historical significance of the Edwin Binney estate and advocated for honoring its heritage. She suggested that the building in front of Indrio Rd. should defer to the height Page 8 of 232 Planning & Zoning Commission MeetingThursday, June 15, 2023 6:00 PM 6 | P a g e of the Edwin Binney estate, proposing a maximum of two stories as a more fitting option given the area's historical value. Ms. Slack also stressed the importance of preserving vegetation on the property and urged staff to consider the need for a safe pedestrian crossing to facilitate access for grocery shopping. Mr. Sanders discussed past drainage issues at Fort Price Farms and brought up concerns regarding roadways. Mr. Benton provided feedback on stormwater drainage issues along Indrio Rd. and expressed his thoughts on density. Ms. Slack proposed that the site plan be revised to divert traffic away from the Edwin Binney estate. Mr. Lounds expressed his desire to postpone further discussion on the matter to a future agenda. Mr. Lounds sought clarification from the assistant county attorney, Katherine Barbieri, regarding the possibility of a postponement. Ms. Barbieri confirmed that a motion to continue the discussion could be granted. RESULT: Motion To Continue MOVER: Vice- Chair Ed Lounds SECONDER: Board Member Valerie Slack AYES: Board Member James Taylor, Board Member Craig Mundt, Board Member Billy O'Dell, Board Member Ryan Binner, Board Member Craig Bridgers, Board Member Larry Neese, Ex Officio Board Member Marty Sanders, Chair Bob Lowe NAYS: None EXCUSED: None 5 minute intermission break requested by Chair Lowe. C. Pereira Investment Sand Mine - Proposed Conditional Use Permit to Mine Sand (Borrow Pit) within the AG-5 (Agricultural – 5) Zoning District, on approximately 78.5 acres. Staff Presentation: Tahir Curry, Planner 1 with the Planning Division, made a presentation. Mr. Curry gave a brief background of the project and started off by the petitioner, Pereira Investment Group LLC, has applied for a Conditional Use Permit to mine sand (borrow pit), on approximately 78.5 acres. They proposed a 50 Acre Mine Area, with a 3-5 Year Duration, 5 Days/Week from Monday through Friday with Mining from 7AM to 4PM. Access to the petitioned mine is proposed via the North St. Lucie River Water Control District (NSLRWCD) Canal #70 right-of- way, commonly known as “Flume Road”. Mr. Curry informed staff that The subject site has an AG-5, Agricultural – 5 Zoning District. Per the LDC Section 3.01.03(C)(7)(i), provides Mining and quarrying of nonmetallic minerals, except fuel, as an eligible conditional use in the AG-5 zoning district. The site anticipates five (5) employees, with five (5) trips each way, and projects three hundred (300) truck trips (in and out) per day (a total of 600). The onsite equipment includes excavators and a loader pump. The mine is anticipated to operate for three (3) years, but may extend to five (5) years, after which the property could be offered to NSLRWCD, South Florida Water Management District (SFWMD), St. Lucie County, or a private Page 9 of 232 Planning & Zoning Commission MeetingThursday, June 15, 2023 6:00 PM 7 | P a g e developer. Mr. Curry spoke about elevation plans for the mine and proposed access to the northbound left turn lane on Sneed Road. Mr. Curry spoke about landscaping and mail-out responses sent within 500 ft. The Planning Department has received 5 responses, 5 not in favor of the Conditional Use Permit. If approved Mr. Curry went over the conditions of approval for the site. Board Discussion Ms. Slack raised questions about the reclamation plan. Aimee Cooper, Environmental Regulations Manager, with ERD provided an answer regarding the process for the reclamation plan. Ms. Slack then inquired about soil studies, to which Ms. Cooper indicated she was currently unaware but would provide an answer shortly. Ms. Slack mentioned if there are records regarding the depth drilled for the project. Tahir Curry stated that no such records were on file and suggested that the Health Department could advise any feedback. Vice-Chair Lounds expressed his concerns about traffic lanes on Sneed Road, particularly regarding southbound traffic. He suggested that implementing a deceleration lane (right-hand turn lane) would be the most suitable solution in his opinion. Daniel Zrallack, County Engineer from SLC Public Works, informed the members that the road currently falls under the low volume roadway threshold, allowing for potential considerations. Mr. O'Dell raised a question about the presence of underground wells on-site. Mr. Curry clarified that no wells would be present on the site. Mr. O'Dell expressed his concern about the distance between the mine and the residential area. Mr. Curry and Mr. Benton explained that as per code, the site needs to be situated between 850 to 900 feet away from residential properties. Applicant Presentation Dennis Corrick, - 1903 South 25th Street, made a presentation on the project. He provided an overview of the project and discussed the buffering on the site. Mr. Corrick also highlighted the current landscaping within the site as well. Board Discussion Vice-Chair Lounds inquired about the water on site. Mr. Corrick explained the water treatment process implemented on the site to address this concern. Public Comments Randy Thomas - 3575 Sneed Rd., expressed concerns about the need for a turning lane towards the south of Sneed Rd. and emphasized the potential safety issues associated with constructing a bridge in that area. David Rollins - 3695 Sneed Rd., stated that he hasn't observed any improvements since 1999 and believes that the addition of more trucks will negatively impact the road. Mr. Curry addressed the conditions of approval and outlined the steps that would be taken with code Page 10 of 232 Planning & Zoning Commission MeetingThursday, June 15, 2023 6:00 PM 8 | P a g e enforcement if any issues arise. Roberta West - 3795 Sneed Rd., voiced her concerns about the operating hours of the mine and how it could hinder her and her family's lifestyle. Stewart Fereta - 3501 Sneed Rd., advised that an updated traffic report should be conducted in the area. Mr. Fereta expressed his belief that adding an additional 300 dump trucks per day is a safety risk. Board Discussion Mr. Taylor raised a question about the street structure and whether any studies had been conducted on the existing road considering the numerous cracks. Mr. Zrallack informed the members that no study specifically examining the road structure currently. He also provided information on road paving cycles within the county. Mr. Benton mentioned the 2023 traffic counts on Sneed Rd. and stated that based on a previous traffic study, the road has the capacity to handle future improvements. Mr. O'Dell wanted to speak about the history of Sneed Rd. Ms. Slack spoke about the soil boring and water tables. Mr. Taylor shared his concerns about the long-term impacts and issues related to dump trucks. He believed that the significant number of dump trucks within a 10-hour time span would be excessive. Mr. Benton addressed the Conditional Use Permit for the project. Ms. Slack asked if the applicant could drill new wells for the existing residences in the vicinity. Mr. Benton responded that there is currently no clear answer to that question as the applicant has not proposed it, and there is no adverse impact at this time. Mr. Taylor inquired about the monitoring of the wells. Mr. Benton clarified that the applicant, along with the South Florida Water Management, would be responsible for overseeing the monitoring process. Ms. Slack expressed her belief that the applicant should take responsibility for the nearby residences during the development process and stressed the importance of ensuring that no residences are left without water due to the water withdrawal from wells. RESULT: Approve MOVER: Member Billy O'Dell SECONDER: Board Member James Taylor, AYES: Board Member Craig Mundt, Board Member Ryan Binner, Board, Chair Bob Lowe, Board Member James Taylor NAYS: Board Member Valerie Slack, Board Member Craig Bridgers, Board Member Larry Neese, Vice-Chair Ed Lounds EXCUSED: None D. M Ranch Mine - Proposed Conditional Use Permit for Mining Activities and an associated Haul Road. Page 11 of 232 Planning & Zoning Commission MeetingThursday, June 15, 2023 6:00 PM 9 | P a g e Staff Presentation: Kori Benton, Planning Manager with the Planning Division, made a presentation. Mr. Benton addressed the public notices that were sent out for the project and spoke about the definition of AG-5 zoning and permitted uses pertaining to the project. Mr. Benton addressed the conditional use proposal and gave an overview of the +/-164-acres with a primary project area of the 80 Acre mine. No Blasting,+/-1.25-mile Haul Road, the time duration is 7-10 Years, Proposed hours of operation is 6 Days/Week for Mining: 6 AM to 6 PM & Hauling from 8 AM to 5 PM. The application advised that about 96 haul loads are projected per day with a 50 feet excavation depth, or elevation. Mr. Benton gave an overview of the traffic distribution on the site and the haul road connection entrance. Board Discussion: Vice-Chair Lounds inquired about the distance between the mining site and the nearby residences. Mr. Benton clarified that it is approximately 600 feet from the berm. Mr. O'Dell raised a question regarding the projected lifespan of the mine. In response, Mr. Benton provided a timeframe of 7 to 10 years. Mr. Mundt wanted confirmation regarding the hours of operation. Mr. Benton explained the scope of the mining operations. Mr. Mundt asked about the distance between the mining operation and the nearby residences. Mr. Benton reiterated that it is around 600 feet from the berm. He also discussed Right-Of-Way considerations. Applicant Presentation: Janna Lhota, - 515 East Las Olas Boulevard, delivered a presentation that provided a brief overview of the M Ranch project, similar to Mr. Benton's earlier presentation. Ms. Lhota discussed various aspects of the project, including the water reclamation plan, drainage and stormwater management, buffering along Carlton Rd. and the Haul Rd., as well as agricultural uses. Shaun Mackenzie addressed the traffic studies conducted on the site and proposed the implementation of a right-hand turning lane for access to the site. Bernard Kinney shared images with the staff, showcasing the decibel scale chart to illustrate noise and vibration levels. He emphasized the presence of a 12-foot berm, which would help reduce noise and vibration on the site. Mr. Kinney also mentioned the use of acoustic walls to further mitigate noise, expressing compliance with the county's noise ordinance. Christopher Teaf discussed the topic of silica and dust generated by the operations. He highlighted the natural effects of silica and the potential airborne silica resulting from blasting. However, Mr. Teaf assured the staff and board members that no blasting would occur on the site, eliminating the production of airborne silica. He also emphasized the benefits of water trucks in controlling dust on the property. Ms. Lhota elaborated on the complex public review and permitting process that would take Page 12 of 232 Planning & Zoning Commission MeetingThursday, June 15, 2023 6:00 PM 10 | P a g e place during the development. She provided a recap of the 2,300-acre M Ranch property, noting that approximately 95% of it would remain in agricultural use. The approval of the project would address critical regional water supply needs, have a negligible impact, mitigate historic local flooding issues, and contribute to water reclamation efforts in the area. Board Discussion: Mr. Mundt asked about the number of jobs this project would produce. Ms. Lhota gave an approximate number of 12 full-time jobs. Ms. Slack wanted to know when during the process will the 12ft berm be constructed. Ms. Lhota explained that the 12ft berm will be constructed at the beginning of the process. Public Comments Ernie Carnahan- 11470 Carlton Rd., expressed concerns about the current condition of Carlton Road, stating that it cannot withstand the weight of dump trucks. He also raised worries about Carlton Rd. being located in a flood zone. Also Mr. Carnahan spoke about the negative impact on surrounding real estate. Melissa Jaques, - 21040 Glades Cutoff Rd., spoke about the new haul road location is close to a bus stop for children. She believed it would pose a safety risk for the kids and expressed her opinion that the speed limit in the area is too high for dump trucks. Ms. Jaques also expressed concerns about potential fire and emergency issues that could arise due to someone's negligence. Al Weinberg, - 20510 Glades Cutoff Rd., voiced concerns about the new haul road being extremely close to his backyard. He believed that dust falling off the trucks would present a health risk to everyone in the area. Jamie and Johnthan Joseph - 10560 Carlton Rd., spoke about their water fish farm and the significant impact the water drawdown would have on their fish, leading to a loss in sales. They expressed concerns about potential foreclosure due to the water drawdown and mentioned that noise and vibrations would affect fish breeding. Kayla Short -10216 Carlton Rd., expressed concerns about the impact of the water quality. She also mentioned common flooding issues in the area. Becky Hartford - 1100 Carlton Rd., raised traffic issues, noting that the addition of more trucks to Carlton Rd. would enhance the problem. She pointed out that many trucks in the area already exceed the 6,000 lbs. weight limit. Kathy Doorsome - 9332 Carlton Rd., spoke about flooding issues in the vicinity and the potential problems related to dewatering. She also mentioned the potential link between silica exposure and cancer. Robbie Norvell - 17600 Glades Cutoff Rd., discussed the historical value of the area and how the mining operations would impact it. Mr. Norvell mentioned his difficulties with the train Page 13 of 232 Planning & Zoning Commission MeetingThursday, June 15, 2023 6:00 PM 11 | P a g e system near his residence and believed that mining operations would worsen the situation being much more extra noise. Board Discussion Mr. Mundt raised concerns about the safety of children while trucks travel to and from the mine. Josh P. from Garcia Mining Company addressed these concerns by explaining the safety measures in place and the repercussions drivers would face for any violations. He also highlighted the company's strong safety records and the awards received for implementing comprehensive safety procedures for drivers and employees throughout many years. Board Member Billy O'Dell mentioned the traffic pattern off Carlton Rd., to which Josh P. responded by discussing the possibility of installing signage to direct truckers away from Carlton Road. Ms. Slack inquired about the potential construction of a bus shelter and a truck turnaround. She also asked about the steps to be taken if local residents were to experience a loss of water. In response, Josh P. mentioned he can generate a contact list and also expressed getting guidance from the local South Florida Water Management District. Also, he addressed the permits required for the operation. Mr. Sanders wanted to express light concerns specifically about Glades Cutoff Rd. BOARD MOTION: RESULT: Approved MOVER: Vice-Chair Ed Lounds SECONDER: Board Member Billy O'Dell AYES: Board Member James Taylor, Board Member Craig Mundt, Board Member Valerie Slack, Board Member Ryan Binner, Board Member Craig Bridgers, Board Member Larry Neese, Chair Bob Lowe NAYS: None EXCUSED: None 10. WORKSHOPS None 11. OTHER BUSINESS None 12. ADJOURN The meeting was adjourned at 12:21 AM Page 14 of 232 ITEM NO. (ID # 2023-61183) DATE: 7/20/2023 AGENDA REQUEST TO: Planning and Zoning Commission PRESENTED BY: Tahir Curry, Planner I SUBMITTED BY: Planning & Development Services SUBJECT: Able Adult Day Care Center - Request for a Conditional Use Permit to allow an adult daycare center with a capacity of up to eighty (80) adults within the I (Institutional) Zoning District. The adult day care is non-medical and will operate from Monday – Saturday, 8:00 am – 6:00 pm at 3525 West Midway Road, Fort Pierce, Florida. BACKGROUND: Able Adult Day Care Center is seeking a Conditional Use Approval to allow an adult daycare service (non- medical facility) for a capacity of up to eighty (80) adults from Monday – Saturday 8:00 am – 6:00 pm, within the I (Institutional) Zoning District in St. Lucie County. PREVIOUS ACTION: On May 16, 1992, the Board of County Commissioners (BOCC) approved Resolution No. 92-088, granting a change in zoning from AR-1 (Agricultural, Residential - 1) to the I (Institutional) Zoning District. On May 26, 1992, the Board of County Commissioners (BOCC) approved Resolution No. 92-089, granting a Conditional Use Permit for a family counseling center. On November 07, 1995, the Board of County Commissioners (BOCC) approved Resolution No. 95-223, granting a new Conditional Use Permit for a family counseling center. This Conditional Use approval was abandoned to permit the existing church. On June 07, 2022, the Board of County Commissioners (BOCC) approved Resolution No. 2022-105, Lighthouse City Academy & Preschool Inc., granting a Conditional Use Permit for a child daycare service with phased student capacity up to a maximum of seventy-four (74) children.This Conditional Use approval was abandoned. FINANCIAL IMPACT: N/A RECOMMENDATION: Staff recommends forwarding the proposed Conditional Use Permit for an adult daycare center to the Board of County Commissioners with a recommendation for approval, with conditions. Page 15 of 232 COMMISSION ACTION: RESULT: MOVER: None SECONDER: None AYES: None NAYS: None EXCUSED: None Coordination/Signatures Date: July 14, 2023 Benjamin Balcer, Planning & Development Services Director Date: July 14, 2023 Katherine Barbieri, Assistant County Attorney III Date: July 14, 2023 Mayte Santamaria, Deputy County Administrator Page 16 of 232 Planning and Development Services Department Planning Division M E M O R A N D U M Able Adult Day Care Center (AKA Arbor Village Home) is seeking a Conditional Use Permit, in accordance with LDC Section 11.07.03, to allow adult daycare services at 3525 West Midway Road, Fort Pierce, FL 34981. GENERAL INFORMATION: Property Owners: Saintil Properties and Development LLC 5977 NW Baynard Drive Port St Lucie, FL 34986 Applicants:Nikki Kelly Chief Operating Officer/Managing Partner Arbor Village Home 3525 W. Midway Road Fort Pierce, FL 34981 Agent:Tod Mowery, AICP Redtail DG 100 S 2nd Street Fort Pierce, FL 34950 Location: 3525 West Midway Road, Fort Pierce, FL 34981 Zoning District:I (Institutional) Future Land Use(s):PF (Public, Facilities) Parcel ID Number(s):3403-502-0193-000-6 Site Size:1.37 acres Previous Use:Church Proposed Use:Adult Daycare Urban Service Boundary (USB):Located inside the Urban Service Boundary (USB) TO:Planning and Zoning Commission THROUGH:Benjamin Balcer, AICP, Planning & Development Services Director Kori Benton, AICP, Assistant Planning Manager FROM:Tahir Curry, Planner I DATE:July 13, 2023 SUBJECT:Able Adult Day Care Center (AKA Arbor Village Home) - Conditional Use (CU-2211- 000043) Page 17 of 232 Project Name: Able Adult Day Care Center (AKA Arbor Village Home) File No.: CU-2211-000043 2 Utilities The site is currently on private septic and Port St. Lucie Utilities (PSLU) water services. Wastewater services are available through PSLU. Fire/EMS:Fire Station #6, located 350 E Midway Road Ft. Pierce, FL 34982, is approximately 2.3 miles east of the subject parcel. Aerial Map BACKGROUND: The petitioner, Able Adult Day Care Center, is requesting a Conditional Use Permit to allow adult daycare services for up to eighty (80) adults from Monday – Saturday, 8:00 am – 6:00 pm, within the I (Institutional) Zoning District at 3525 West Midway Road, in Fort Pierce, Florida. The site was previously occupied by the Lighthouse City Church. Approval History 05/16/1992 The Board of County Commissioners (BOCC) approved Resolution No. 92-088, granting a change in zoning from the AR-1 (Agricultural, Residential - 1) to the I (Institutional) Zoning District. 05/26/1992 The Board of County Commissioners (BOCC) approved Resolution No. 92-089, granting a new Conditional Use Permit for a family counseling center. This Conditional Use approval was abandoned to permit the existing church. 11/07/1995 The Board of County Commissioners (BOCC) approved Resolution No. 95-223, granting a Conditional Use Permit for a family counseling center. The following Conditional Use approval was abandoned to permit a church. Page 18 of 232 Project Name: Able Adult Day Care Center (AKA Arbor Village Home) File No.: CU-2211-000043 3 06/07/2022 The Board of County Commissioners (BOCC) approved Resolution No. 2022-105, Lighthouse City Academy & Preschool Inc., presented a petition for a Conditional Use Permit to establish a child daycare service for a phased student capacity for up to fifty (50) children during Phase 1, with the capacity to expand up to seventy-four (74) children. This Conditional Use approval was abandoned. *********************************************************************************** STANDARDS FOR CONDITIONAL USE REVIEW AS SET FORTH IN SECTION 11.07.03 OF THE ST. LUCIE COUNTY LAND DEVELOPMENT CODE The St. Lucie County Land Development Code (LDC) Section 11.07.03 establishes the Standards for Review for Conditional Use Permits. Approval shall be granted only if the applicant demonstrates the following: A. Consistency with Local Ordinances and Comprehensive Plan The Development Review Committee has reviewed the proposed Conditional Use Permit application, finding it to be consistent with the general purpose, goals, objectives, and standards of the St. Lucie County Land Development Code (LDC) and Comprehensive Plan. Land Development Code: The subject property is zoned Institutional (I), which is consistent with the Public Facilities (PF) Future Land Use Designation. Pursuant to LDC Section 3.01.03.X.7.n, adult daycare services, under the Standard Industrial Classification (SIC Code 8351), are classified as a Conditional Use within the Institutional Zoning District. The purpose of the adult daycare is to provide care and companionship for older adults who need assistance or supervision during the day, and to relief family members and caregivers by allowing them to go to work, handle personal business, or similar while their relative is provided care. The Able Adult Day Care Center proposes to serve a maximum capacity of eighty (80) adults with eight (8) employees, complying with the 1 to 10 staff ratio per the Florida Agency for Health Care Administration. The adult day care service center is intended to be a community-based facility to provide seniors with social activities, therapeutic activities, transportation services through Skytop Transportation Inc., pre-packed meals, and daily care that provides a safe place outside the home. The proposed operational hours are 8:00 a.m. to 6:00 p.m., Monday through Saturday. The existing 5,330 square foot building consists of six (6) main rooms that will support various activities such as, a commuter room, lounge, game room, and entertainment for music/karaoke. The daycare will be a non-medical facility, not intended to provide medical care to the adults. Per the Florida Agency for Health Care Administration, the adult daycare is not required to have nursing staff. However, in case of an emergency, staff will be trained in first aid or be cardiopulmonary resuscitation (CPR) certified. Emergency dispatch will be contacted in case of an emergency. To qualify for the daycare services, adults must undergo an application and interview process to ensure the adult is self-sufficient and does not require special medical attention. If the qualifications are met, enrolled adults will pay a monthly or weekly fee for services. The adult daycare will utilize a third-party transportation service for pick-up and drop-off to and from the facility. The pick-up and drop-off times will be based on the needs and demands of adults. The facility will not operate as a child daycare with a morning drop-off time of 7:00am – 8:00am. The adult seniors will be picked- up or dropped-off during various times through the day, based on their weekly availability. The site is served by twenty-five (25) vehicular parking spaces, with two (2) handicap spaces. With eight (8) employees anticipated for the daycare, fifteen (15) parking spots will be available to visitors. The parking supply complies with the Institute of Traffic Engineers (ITE) Parking Generation Manual - 5th edition for a Daycare Center (565). The daycare use is the most similar use classification for the parking demand. Page 19 of 232 Project Name: Able Adult Day Care Center (AKA Arbor Village Home) File No.: CU-2211-000043 4 Comprehensive Plan: The proposed Conditional Use complies with all requirements and is consistent with the general purpose, goals, objectives, and standards of this Code, the Code of Ordinances of St. Lucie County, and the St. Lucie County Comprehensive Plan. Future Land Use: The Future Land Use designation of the subject property is P/F (Public Facilities). “The Public Facilities (P/F) land use designation is applied to properties used for such activities as education and places of worship. This designation may also be applied to other public uses such as jails and administrative buildings.” Current Zoning: The proposed zoning of the subject property is I (Institutional). “The purpose of this district is to provide and protect and environment suitable for institutional, public, and quasi-public uses, together with such other uses as may be compatible with institutional, public, and quasi-public surroundings.” B. Effect on Nearby Properties The proposed Conditional Use should not have an undue adverse effect upon surrounding properties based upon location within the Midway Road corridor, site improvements and buffering proposed, proposed operation scale, and transportation access to the site. The daycare activities will take place indoors and on a less intense scale in comparison to a child daycare. The applicant will install additional landscaping improvements, complying with the minimum LDC requirements, to enhance visual and buffering between the proposed activities and adjacent properties. The abutting properties consists of medical facilities, which is more intense than the proposed use. The proposed daycare will not change the existing character of the surrounding area. The subject site will occupy the former family consulting center and church space that features appropriate access, parking, and orientation to provide general compatibility with the existing or character of the neighborhood. The proposed operations will benefit the surrounding area and new communities such as Ravinia, Noble Oaks, and Edwards Landing by offering adult daycare services within close proximity. Adjacent Zoning & Future Land Uses: C. Adequacy of Public Facilities Utilities: The subject property is currently on an existing septic system and is served by Port St. Lucie Utilities (PSLU) for water services. Port St. Lucie Utilities has reviewed the application as a contributor of the Development Review Committee (DRC) and requested no wastewater connection at this time. If there is an increase in sewage treatment demand, a septic system upgrade or connection to PSLU sewer may be required. Location Zoning District Future Land Use Existing Land Use Subject Property I (Institutional)P/F (Public Facilities)Church North AR-1 (Agricultural, Residential - 1)RS (Residential Suburban)Single-Family Home South I (Institutional)P/F (Public Facilities)Vacant East I (Institutional)P/F (Public Facilities)Florida Center for Recovery Inc. I (Institutional)P/F (Public Facilities) Adjacent Parcels West AR-1 (Agricultural, Residential - 1)RS (Residential Suburban) Hospice of the Treasure Coast Page 20 of 232 Project Name: Able Adult Day Care Center (AKA Arbor Village Home) File No.: CU-2211-000043 5 The property owners are currently evaluating a connection to central sewer services. However, the Planning & Zoning Commission may recommend a connection to central sewer as a condition. Traffic: The traffic generated is not anticipated to adversely impact the level of service for Midway Road. The adult daycare will utilize a third-party transportation service with various pick-ups and drop-offs throughout the day. Also, a smaller percentage of adults maybe dropped-off or picked-up by their caretaker, with anticipation that adults will mainly utilize the joint transportation services. The trip generation for the proposed facility was not calculated using the Institute of Transportation Engineers (ITE) Trip Generation Report, 11th Edition because the trip generation rates are linked to a child daycare. The adult daycare is considered a lower volume trip generator, during peak hour times, in comparison to a child daycare. The adult daycare is not anticipated to cause car queuing concerns impacting traffic onto Midway Road. The analysis and information reviewed by staff is sufficient to accommodate ingress and egress vehicles on the subject site. Midway Road was recently completed a right-of-way improvement to a 4-lane divided road configuration with the addition of U-turns and sidewalks. The site is anticipated to cause the need for U-turns for some of the traffic distribution. However, the turn lanes are present to assist in these movements on Midway Road. Presently transit services are along 25th Street and do not exist on Midway Road. Due to the distance, we are not anticipating people to utilize transit services for the facility. ROW Adequacy: The County has not requested right-of-way with this application, with recent improvements to Midway Road that included right-of-way acquisitions where necessary. D. Adequacy of Fire Protection The St. Lucie County Fire District has reviewed the application as a contributor of the Development Review Committee (DRC). The applicant will be required to obtain Zoning Compliance approval for the use and is required to complete an inspection with the Fire District to assure compliance with the Florida Fire Prevention Code and the Florida Life Safety Code. The nearest Fire Station (Station #6) is located at 350 E Midway Road Ft. Pierce, FL 34982, is approximately 2.3 miles east of the subject parcel. E. Environmental Impact Background: The Environmental Resources Department (ERD) is in receipt of the May 16, 2022, date-stamped submittal transmitted on May 26, 2023, with comments due June 16, 2023, from Planning and Development Services. The applicant is seeking approval of a conditional use application for an adult day care facility. The 1.37-acre subject site (Parcel ID 3403-502-0193-000-6) is located at 3525 Midway Rd in Ft. Pierce and consists of an existing religious facility, concrete parking, and associated site improvements. Findings: No intact native habitat exists onsite. ERD does not anticipate any adverse environmental impacts associated with the conditional use, as no construction activities are being proposed at this time. If site development activities are proposed in the future, ERD will conduct further review through the site plan or building permit review process. Several prior conditional use applications have been approved for the property, with the most recent being for the Lighthouse International Worship Center (CU-1202125935, Resolution 2022-105) approved on June 7th, 2022. A previously approved landscape plan prepared by Jeffrey Smith (LA 0001635) of Conceptual Design Group, Inc., dated September 29, 2021, was reviewed, and found to be consistent with LDC 7.09.00. Recommendation: ERD has no objection to the approval of the referenced conditional use application. Page 21 of 232 Project Name: Able Adult Day Care Center (AKA Arbor Village Home) File No.: CU-2211-000043 6 STAFF RECOMMENDATION: Staff has determined the Conditional Use Permit to meet the standards for review outlined in LDC Section 11.07.03, and is consistent with the Goals, Objectives, and Policies of the Comprehensive Plan, therefore, staff recommends the Planning and Zoning Commission forward a recommendation of approval to the Board of County Commissioners with the following conditions: 1. Prior to issuance of a Certificate of Occupancy all Category I listed invasive plants shall be eradicated from the site. 2. The site’s landscaping shall comply with the previously approved landscape plan associated with the Lighthouse International Worship Center Conditional Use Permit (CU-320175112, Resolution 2022- 105). 3. The adult daycare shall not exceed a capacity of 80 adults with periodic monitoring of activities to ensure operations do not exceed the allowed capacity, unless a Conditional Use adjustment is approved to expand the capacity. 4. A Minor Adjustment to the Conditional Use is required for a change in business name and/or ownership before a Zoning Compliance Certificate is issued. Page 22 of 232 Resolution No. 2023-XXX Page 1 File No. CU-2211-000043 RESOLUTION NO. 2023-XXX File No.: CU-2211-000043 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY FOR A CONDITIONAL USE TO PERMIT AN ADULT DAYCARE CENTER FOR UP TO EIGHTY (80) ADULTS IN THE I (INSTITUTIONAL) ZONING DISTRICT FOR CERTAIN PROPERTY LOCATED 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 the staff report, has made the following determinations: 1. Able Adult Day Care Center (AKA Arbor Village Home)., presented a petition for a Conditional Use Permit to establish an adult daycare service (non-medical facility) for a capacity of up to eighty (80) adults, within the I (Institutional) Zoning District for the property located at 3525 West Midway Road, Fort Pierce, as legally described in Paragraph “B” and depicted on the attached map as Exhibit “A”. 2. On May 16, 1992, the Board of County Commissioners approved Resolution No. 92-088, granting a change in zoning from the AR-1 (Agricultural, Residential - 1) to the I (Institutional) Zoning District. 3. On May 26, 1992, the Board of County Commissioners approved Resolution No. 92-089, granting a Conditional Use Permit for a family counseling center. 4. On November 07, 1995, the Board of County Commissioners approved Resolution No. 95-223, granting a Conditional Use Permit for a family counseling center. Said Conditional Use permit was abandoned to permit a church. 5. On June 07, 2022, the Board of County Commissioners approved Resolution No. 2022- 105, granting a Conditional Use Permit Lighthouse City Academy & Preschool Inc., to establish a child daycare service for a phased student capacity for up to fifty (50) children during Phase 1, with the capacity to expand up to seventy-four (74) children. Said Conditional Use Permit was abandoned. 6. On July 20, 2023, the St. Lucie County Planning and Zoning Commission held a public hearing on the petition after publishing notice in the St. Lucie News Tribune at least 10 days prior to the hearing, installing a sign on the property and notifying by mail all owners of property within five hundred (500) feet of the subject property, and recommended that the Board of County Commissioners approve/deny the request for a Conditional Use Permit. 7. On XX XX, 2023, the Board of County Commissioners held a public hearing on the petition, after publishing notice in the St. Lucie News Tribune at least 10 days prior to the hearing, Page 23 of 232 Resolution No. 2023-XXX Page 2 File No. CU-2211-000043 installing a sign on the property and notifying by mail all owners of property within 500 feet of the subject property, at which all interested persons were given an opportunity to be heard. 8. The proposed Conditional Use Permit will / 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. 9. The proposed Conditional Use Permit will be/will not be serviced by adequate public facilities and services. 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 for Able Adult Day Care Center (AKA Arbor Village Home) to allow adult daycare services in the I (Institutional) Zoning District is hereby approved. For the property described below, subject to the following conditions: 1. Prior to issuance of a Certificate of Occupancy, all Category I listed invasive plants shall be eradicated from the site. 2. The site’s landscaping shall comply with the previously approved landscape plan associated with the Lighthouse International Worship Center Conditional Use Permit (CU-320175112, Resolution 2022-105). 3. The adult daycare shall not exceed a capacity of 80 adults with periodic monitoring of activities to ensure operations do not exceed the allowed capacity, unless a Conditional Use adjustment is approved to expand the capacity. 4. A Minor Adjustment to the Conditional Use is required for a change in business name and/or ownership before a Zoning Compliance Certificate is issued. B. The property on which this Conditional Use is being granted is described as follows: Legal Description: PARCEL 1 - PART OF LOT 101 LYING EAST OFDRAINAGE CANAL 103, LESS ROAD RIGHT-OF-WAY, WHITE CITY SUBDIVISION, ACCORDING TO THE PLAT THEREOF, RECORDED IN PLAT BOOK 1, PAGE 23, OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA. PARCEL 2 - ALL OF LOT 106 LYING NORTH OF THE NORTH ST. LUCIE RIVER WATER MANAGEMENT DISTRICT CANAL NO. 103, WHITE CITY SUBDIVISION, ACCORDING TO THE PLAT THEREOF, RECORDED IN PLAT BOOK 1, PAGE 23, OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA, BEING A TRIANGLE OF Page 24 of 232 Resolution No. 2023-XXX Page 3 File No. CU-2211-000043 LAND APPROXIMATELY 58.38 FEET X 34.7 FEET X 67.7 FEET. PARCEL ID: 3403-502-0193-000-6 ADDRESS: 3525 West Midway Road, Fort Pierce, FL 34981. C. The approvals and authorizations granted by this Resolution are for the purpose of obtaining a Building Permit or Zoning Compliance from St. Lucie County, and are not assigned 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. Pursuant to Section 11.07.05(I) of the St. Lucie County Land Development Code, approvals and authorizations granted by this Resolution shall expire after twelve (12) months from the date of approval, unless a Building Permit or Certificate of Zoning Compliance is obtained for the uses described in Paragraph “A” above, or an extension has been granted in accordance with Section 11.07.05(F). E. The Certificate of Capacity, attached as Exhibit “B”, shall be valid for the same period as this order. If this order expires or otherwise terminates, the Certificate of Capacity shall automatically terminate. F. The St. Lucie County Planning and Development Services 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 reference to the date of adoption of this resolution. G. This Resolution shall be recorded in the Public Records. After motion and second, the vote on this resolution was as follows: Cathy Townsend, Chair XXX Linda Bartz, Vice-Chair XXX Commissioner Chris Dzadovsky XXX Commissioner Larry Leet XXX Commissioner Jamie Fowler XXX Page 25 of 232 Resolution No. 2023-XXX Page 4 File No. CU-2211-000043 PASSED AND DULY ADOPTED This XX day of XX, 2023. BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY, FLORIDA BY _________________________ Chair ATTEST: APPROVED AS TO FORM AND CORRECTNESS: __________________________ _________________________ Deputy Clerk County Attorney Page 26 of 232 Resolution No. 2023-XXX Page 5 File No. CU-2211-000043 Exhibit “A” (Location Map) Page 27 of 232 Resolution No. 2023-XXX Page 6 File No. CU-2211-000043 Exhibit “B” (Certificate of Capacity) Page 28 of 232 ITEM 9.A. SUGGESTED MOTIONS Suggested motion to recommend approval/denial of this requested change in zoning. 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 FOR THE PETITION OF ABLE ADULT DAY CARE CENTER (AKA ARBOR VILLAGE HOME) TO ESTABLISH AN ADULT DAYCARE SERVICE (NON-MEDICAL FACILITY) FOR A CAPACITY OF UP TO EIGHTY (80) ADULTS, WITHIN THE I (INSTITUTIONAL) ZONING DISTRICT FOR A PROPERTY LOCATED AT 3525 W MIDWAY ROAD, FORT PIERCE, FL 34981, BECAUSE..... [CITE REASON(S) WHY – PLEASE BE SPECIFIC] 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 PETITION OF ABLE ADULT DAY CARE CENTER (AKA ARBOR VILLAGE HOME) TO ESTABLISH AN ADULT DAYCARE SERVICE (NON-MEDICAL FACILITY) FOR A CAPACITY OF UP TO EIGHTY (80) ADULTS, WITHIN THE I (INSTITUTIONAL) ZONING DISTRICT FOR A PROPERTY LOCATED AT 3525 W MIDWAY ROAD, FORT PIERCE, FL 34981, BECAUSE..... [CITE REASON(S) WHY – PLEASE BE SPECIFIC] Page 29 of 232 Page 30 of 232 Page 31 of 232 Page 32 of 232 Page 33 of 232 Environmental resources final report TO:Tahir Curry, Planning & Development Services Department THROUGH:Aimee L. Cooper, Environmental Regulations Manager Amy E. Griffin, Environmental Resources Director FROM:Bryan-James Redden, Environmental Planner DATE:January 3, 2023 SUBJECT:Arbor Village Home CU-2211-000043 Background The Environmental Resources Department (ERD) is in receipt of the November 18, 2022, date-stamped submittal from Planning and Development Services. The applicant is seeking approval of a conditional use application for an adult day care facility. The 1.37-acre subject site (Parcel ID 3403-502-0193-000-6) is located at 3525 Midway Rd in Ft. Pierce and consists of an existing religious facility, concrete parking, and associated site improvements. Findings No intact native habitat exists onsite. ERD does not anticipate any adverse environmental impacts associated with the conditional use, as no construction activities are being proposed at this time. If site development activities are proposed in the future, ERD will conduct further review through the site plan or building permit review process. Several prior conditional use applications have been approved for the property, with the most recent being for the Lighthouse International Worship Center (CU-1202125935, Resolution 2022-105) approved on June 7th, 2022. A previously approved landscape plan prepared by Jeffrey Smith (LA 0001635) of Conceptual Design Group, Inc., dated September 29, 2021, was reviewed, and found to be consistent with LDC 7.09.00. Recommendation ERD has no objections to the approval of the conditional use application. Conditions of Approval 1) The site’s landscaping shall comply with the previously approved landscape plan associated with the Lighthouse International Worship Center Conditional Use Permit (CU-320175112, Resolution 2022-105). 2) Prior to issuance of a Certificate of Occupancy all Category I listed invasive plants shall be eradicated from the site. Please contact Bryan-James Redden at 772-462-3862 if you have any questions. Page 34 of 232 Page 35 of 232 Page 36 of 232 Page 37 of 232 Page 38 of 232 Page 39 of 232 X. I INSTITUTIONAL. 1. Purpose. The purpose of this district is to provide and protect and environment suitable for institutional, public, and quasi-public uses, together with such other uses as may be compatible with institutional, public, and quasi-public surroundings. The number in "( )" following each identified use corresponds to the SIC Code reference described in Section 3.01.02(B). The number 999 applies to a use not defined under the SIC Code but may be further defined in Section 2.00.00 of this Code. 2. Permitted Uses. a. Community residential homes subject to the provisions of Section 7.10.07. (999) b. Family day care homes. (999) c. Family residential homes provided that such homes shall not be located within a radius of one thousand (1,000) feet of another existing such family residential home and provided that the sponsoring agency or the Department of Health and Rehabilitative Services (HRS) notifies the Board of County Commissioners at the time of home occupancy that the home is licensed by HRS. (999) d. Institutional residential homes. (999) e. Parks. (999) f. Police and fire protection. (9221,9224) g. Recreational activities. (999) h. Religious organizations. (866) 3. Lot Size Requirements. Lot size requirements shall be in accordance with Section 7.04.00. 4. Dimensional Regulations. Dimensional requirements shall be in accordance with Section 7.04.00. 5. Off-Street Parking and Loading Requirements. Off-street parking and loading requirements are subject to Section 7.06.00. 6. Landscaping Requirements. Landscaping requirements are subject to Section 7.09.00. 7. Conditional Uses: a. Amphitheaters. (999) b. Cemeteries. (6553) c. Membership organizations. (86) d. Correctional institutions. (9223) e. Cultural activities and nature exhibitions. (999) f. Educational services and facilities. (82) g. Executive, legislative, and judicial functions. (91, 92, 93, 94, 95, 96, 97) h. Fairgrounds. (999) i. Funeral and crematory services. (726) j. Theaters. (999) k. Medical and other health services. (80) l. Postal service. (43) m. Residential care facilities for serious or habitual juvenile offenders. (999) n. Social services. (83) Page 40 of 232 o. Sporting and recreational camps. (7032) p. Stadiums, arenas, race tracks. (794) q. Telecommunication towers - subject to the standards of Section 7.10.23. (999) 8. Accessory Uses. Accessory uses are subject to the requirements of Section 8.00.00, and include the following: a. Drinking places (alcoholic beverages related to civic, social, and fraternal uses). (999) b. Restaurants. (Including the sale of alcoholic beverages for on-premises consumption only.) (999) c. Funeral and crematory services. (726) d. Heliport landing/takeoff pads. (999) e. Detached single-family dwelling unit or mobile home, for on-site security purposes. (999) f. Residence halls or dormitories. (999) g. Solar energy systems, subject to the requirements of Section 7.10.28. Page 41 of 232 Date Mailed July 7, 2022 Planning and Development Services Department 772.462.2822 Property Owner Saintil Properties And Development LLC 5977 NW Baynard DR Port St Lucie, FL 34986 Applicant Nikki Kelly Arbor Village Home 3525 W Midway Road Fort Pierce, FL 34981 Agent Tod Mowery, AICP Redtail DG 100 S 2nd Street Fort Pierce, FL 34950 Project Location 3525 W Midway Road Fort Pierce, FL 34981 Parcel ID# 3403-502-0193-000-6 Future Land Use PF (Public Facilities) Zoning I (Institutional) Staff’s Recommendation Forward this petition to the Board of County Commissioners with a recom- mendation for approval. Public Hearing Notice Thursday, July 20, 2023 Notice of Proposed Conditional Use Permit Project Description The petitioner, Able Adult Day Care Cen-ter (AKA Arbor Village Home) is request- ing a Conditional Use Permit to allow an adult daycare service (non-medical facili- ty) for a capacity of up to eighty (80) adults from Monday – Saturday, 8:00 am – 6:00 pm, within the I (Institutional) Zon- ing District in St. Lucie County. Background History of Site On May 16, 1992, the Board of County Commissioners (BOCC) approved Reso- lution No. 92-088, granting a change in zoning from the AR-1 (Agricultural, Resi- dential - 1) to the I (Institutional) Zoning District. May 26, 1992, the Board of County Com- missioners (BOCC) approved Resolution No. 92-089, granting a Conditional Use Permit for a family counseling center. November 7, 1995, the Board of County Commissioners (BOCC) approved Reso-lution No. 95-223, granting a Conditional Use Permit for a family counseling cen- ter. This Conditional Use approval was abandoned to permit the existing church. On June 07, 2022, the Board of County Commissioners (BOCC) approved Reso- lution No. 2022-105, for a Conditional Use Permit to establish a child daycare service for Lighthouse City Academy & Preschool Inc. This Conditional Use ap-proval was abandoned. Planning & Zoning Commission 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. 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. Public comment for the upcoming meet- ing can be submitted by: Email: Curryt@stlucieco.org; Mail to the address below. Further details are available in the Planning and Development Services Department—Planning Division please contact: Staff Tahir Curry Tel (772) 462-2515 Email CurryT@stlucieco.org Mail 2300 Virginia Avenue, Fort Pierce, Florida 34982 Meeting Location: BOCC Chambers SLC Administration Annex, 2300 Virginia Avenue, Fort Pierce, FL 34982 Meeting Time: 6:00 PM (or soon thereafter ) PLANNING AND ZONING COMMISSION This notice is provided because you are an owner of property within 500 feet of the proposed petition. Baraka Center of The Treasure Coast Inc 2054 SW Providence PL Port St Lucie, FL 34953 Page 42 of 232 Revised March 18, 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 fifty (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 Division. ATTN: Tahir Curry, Planner I 2300 Virginia Avenue, Ft. Pierce, FL 34982 Email: CurryT@stlucieco.org Fax (772) 462-1581 If you wish to comment, please check only one of the three following statements; and return no later than Monday, July 17, 2023. Forms returned without a name and address will not be considered. All returned forms are a matter of public record and are available for viewing upon request. Please attach additional pages with comments, if necessary. I AM IN FAVOR OF THE REQUESTED CONDITIONAL USE _______ I AM NOT IN FAVOR OF THE REQUESTED CONDITIONAL USE _______ I HAVE NO OPINION ABOUT THE REQUESTED CONDITIONAL USE _______ I certify as of the date written below, I am a property owner within 500 feet of the requested Conditional Use. Name (Please Print): __________________________________________________________ Address: __________________________________________________________ __________________________________________________________ Date: _______________ Signature: _______________________________ Please call, Tahir Curry, Project Manager at (772) 462-2515 or email, CurryT@stlucieco.org if you have any questions. PLANNING AND DEVELOPMENT SERVICES DEPARTMENT Planning Division CONDITIONAL USE RESPONSE FORM Project Description: PROPOSED CONDITIONAL USE: Petition of Able Adult Day Care Center (AKA Arbor Village Home) for a Conditional Use Permit to allow an adult daycare service (non-medical facility) for a capacity of up to eighty (80) adults from Monday – Saturday, 8:00 am – 6:00 pm, within the I (Institutional) Zoning District in St. Lucie County. Project Location: 3525 West Midway Road, Fort Pierce, FL 34981. Current Zoning: I (Institutional) File No.: CU-2211-000043 Page 43 of 232 Page 44 of 232 Page 45 of 232 sc TC PALM.COM I FRIDAY, JULY 7, 2023 I 11A Scooter operator injured in crash on South US I in St. Lucie County Vertical~ Plu~ Family Owned & Operated Since 1989 Will Greenlee Tre.sure Co." NrNs~p•n USA TOOAY NETWORK - flOAIOA ST. LUCIE COUNTY - I\ person operating a scooter was taken to a hospital following n vehicle crash on South U.S. 1 this week, according to the Florida High- way Patrol. The Monday crash happened ot South U.S. 1 and Banyan Drive, which is just south or Prima Vista Bou- levard, Lt. Indiana Miranda, FHP spokesperson, said in an email. The crash involved a scooter and a white 2013 Kia, Miranda said. The scooter operator, identified only as a man, was at fuult. He was taken to a hospital and the F'I-IP reported he was in stable condition. Additional information, such as the direction of travel of the Kia and scooter, was requested but not provided. Miranda said U.S. I southbound was diverted to Pri- ma Vista Boulevard. The St. Lucic County Sheriff's Office stated the southbound lanes of South U.S. J were open by 4:57 p.m. Monday. FHP does not identify people involved in crashes, citing Marsy's Law. Introduced in memory of a young woman murdered by her ex-boyfriend, Marsy's Law was created in 20l8 to offer crime victims a slate of rights, including pro- tecting them and their families from harassment by their attackers. Some law enforcement officials have interpreted the statute as applying to any victim, as well us to law enforcement officers being entitled to privacy and having their identity protected. No other information was immediately available. Will Greenlee is a breaking uetcs reporter for TCPalm. Follow Wilt on runner @O{frhe8eat1"weet or reach him by plwne ot 772-267-7926. £-mail him ot will.greenlee@tcpalm.com Recession Continued from Page IA It's a rolling recession When different sectors of the economy take their turns contracting, with some declining while others keep expanding, it's sometimes called a "rolling reces- sion."The economy as u whole manages to avoid a full- Fledged recession. The housing industry was the first to suffer a tail- spin after the Fed began sending interest rates sharply higher JS months ago. As mortgage rates nearly dou- bled, home sales plunged. They're now 20% lower than they were a year ago. Manufacturing soon fol- lowed. And while it hasn't fared as badly as housing, factory production is down 0.3% from a year earlier. And this spring, the technology industry suffered a slump, too. In the aftermath or the pandemic, Amer- icans were spending less time online and instead re- sumed shopping at physical stores and going to res- taurants more frequently. That trend forced sharp job cuts among tech companies such as Facebook's parent Meta, video conferencing provider Zoom und Google. At the same time, consumers ramped up their spending on travel and at entertainment venues, buoying the economy's vast service sector and offset- ting the difficulties in other sectors. Economists say they expect such spending to slow later this year as the savings that many households had amassed during the pandemic continue to shrink. Yet by then, housing may have rebounded enough to pick up the baton and drive economic growth. There are already signs that the industry is starting to recov- er: Sales of new homes jumpcdl2% from April to May despite high mortgage rates and home prices fur above pre-pandemic levels. And other sectors should continue to expand, pro- viding a foundation for overall growth. Krishna Guha, an analyst at Evercore ISi, notes that some ureas of the economy - from education to government to health care - arc not so sensitive to higher interest rates, which is why they are still hiring and probably will keep doing so. If the U.S. economy achieves a soft landing, Guha said, "we think these rolling sectoral recessions will be a big part of the story." It's a 'richcesslon' Affluent Americans aren't exactly suffering, partic- ularly as the stock market has rebounded this year. Yet it's also true that the bulk of high-profile job losses that began last year have been concentrated in higher-pay- ing professions. That pattern is different from what typically hap- pens in recessions: Lower-paying jobs, in areas like restaurants and retail, are usually the first to be lost and often in depressingly large numbers. That's because in most downturns, es Americans start to pull back on spending, restaurants, hotels and retailers lay off waves of workers. As fewer people buy homes, many constmction workers arc thrown out or work. Sales of high-priced manufactured goods, such as cars and appliances, tend to fall, leading to job losses at factories. This time, so far, it hasn't happened that way. Rl'S- taurants, bars and hotels arc still hiring - in fact, they have been a major driver of job gains. And to the sur- prise oflabor market experts, construction companies arc also still adding workers despite higher borrowing rates, which often discourage residential and com- mercial building. Instead, layoffs have been striking mainly white collar and professional occupations. Uber Technol- ogies said last week that it will cut 200 of its recruiters. Earlier this month, GrubHub unnounccd 400 layoffs among the delivery company's corporate jobs. Finan- cial and media companies are also strnggling, with Citibank announcing this month that it will have shed 1,600 workers in the April-June quarter. Many of the affected employees arc well-educated and likely to find new jobs relatively quickly, econo- mists say, helping keep unemployment down despite the layoffs. Right now, for example, the federal govern- ment, as well as employers in the hotel, retail and even railroad industries are seeking to hire people who have been laid off from the tech giants. Tom Barkin, president of the Federal Reserve Bank of Richmond, Virginiu, notes that effluent workers typically have savings they can draw upon after losing a job, enabling them to keep spending and fueling the economy. For that reason, Dar kin suggested, white col- lar job losses don't tend to weaken consumer spending as much as losses experienced by blue collar workers do. "It's easy to imugine I hat this might be u different sort of softening lubor market ... that has a clilfercnt kind or impact, both on demand and on things like the unemployment rate than your normal weakening," Barkin said in an interview with The Associated Press last month. Or maybe no recession The most optimistic economists say they're grow- ing more hopeful that a recession can be avoided, even if the Fed keeps interest rates at a peak for months to come. They point out that a range or recent economic data has come in better than expected. Most notably, hiring has stayed surprisingly resilient, with employers add- ing a robust average of roughly 300,000 jobs over the past six months and the unemployment rate, at 3.7%, still near a half-century low. Manufocturing, too, has defied gloomy expecta- tions. On 'J\tcsday, the government reported that com- panies lust month stepped up their orders of industrial machinery, rallcars, computers und other long-lasting goods. Many analysts have been encouraged because some threats to the economy haven't turned out to be as damaging as feared - or haven't surfaced at all. The fight in Congress, for example, over the government's borrowing limit, which could have triggered a default on Treasury securities, was resolved without much disruption in financial markets or discernible impact on the economy. And so far, the banking turmoil that occurred last spring after the collapse of Silicon Valley Dank has largely been contained and doesn't appear to be weak- ening the economy. Jan 1-latzius, chief economist at Goldman Sachs, said this month that the ebbing of such threats led him to mark down the likelihood of a recession within the next 12 months from 35% to just 25%. Other economists point out that the economy doesn't face the types or dangerous imbalances or events that have ignited some recent recessions, such as the stock market bubble in 2001 or the housing bub- ble in 2008. "The risk ofrccesslon is receding, rapidly," said Neil Dutta, an economist at Renaissance Macro. Whether we arc having a rolling recession or "richcession," he said, "If you have to call it different names, it's not a recession.' • Residential & Comrnercial • Shutters • Vertical Blinds • Motoltted blinds • Collular Shades • Wood Blinds • Solar & Roller Shades • Repair & Replacement We bring samples to you/ 2201 SE Indian St., Suite E-1, Stuart. FL D 772-221-0627 ~ www.ve,tiQl$plustbJart.com • Monday-Friday9-4 ST. LUCIE COUNTY PLANNING AND ZONING COMMISSION PUBLIC HEARING AGENDA Thursday, July 20, 2023 NOTICE OF PROPOSED f,ONDITIONAL. USE PERMIT Tho SI. Lucio County Planning and Zoning Commission is scheduled to review and make a recommendation regarding the following item petitioned by the applicant for adoption by the Board of County Commissioners ol SL Lucie County, Flo,ida,byRe&olution: A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY FOR A CONDITIONAL USE TO PERMIT AN ADULT DAYCARE CENTER FOR UP TO EIGHTY {BO} ADULTS IN THE I 0NSTIT\JTI0NAL) ZONING DISTRICT FOR CERTAIN PROPERTY LOCATED IN ST. LUCIE COUNTY, A motorist fills up a vehicle at a gas station in Colorado. Gas prices are falling and grocery prices have leveled FLORIDA. off, giving Americans more spending power. DAVID ZALU80WSKI/AP PROPERTY OWNERS: Sainli1 P,oper1iesAnd Developmenl, LLC APPLICANT: Able Adult Day Care Center (AKA/vbor Village Mame) AGENT: Tod Mowery, flJCP, Redtai1 Design Grou11 PURPOSE: /\blc Adult Day Care Center (N</\ /lrbor Village llorne) is seeking a ConditionalUsePerrniltoallowan adult daycare service (non-medical facility) for a capacity of up lo eighty (80) adults lrom Monday- Satu,day, 8:00 am - 6:00 pin, Ytithin the I ~nstitutional) ZoningOislriclinSl.tucieCnunty. LOCATION: 3525 W. Midway Road, Fort Pierce, Fl 34981 PROJECT FILE NO & NAME: CU-2211-000043 - Able Adult Day Care Center PARCEL ID: 3403-502-01!!3-000·6 MAP LOCATION: I i I i_J, ... ~ .... -~ .... ----· --·- ; ;;l:, 1,'<.:-: f.;: The Planning and Zoning Commission PUBLIC HEARING on this item will be held in the Co1nmissi0n Charnbers, Roger PoitrasAlmex, 3rd Floor, St. Lucie County Adminisbation Building, 2300 Virginia Avenue,FortPie,ce,Floridaonlhursday,July20,2023,beginning atti;,QI!Ju:norassoonthereafte1aspossible. NI interested persons will be given an oppoi'lunitylobe heard. W1ittencomments1eceivedin advanctofthepublichearingwill al~ be considered.The petition file is available for review al the Planning and 0evelopmenl Services 0eparlment ollices localed at 2300Vi1giniaAvcnuc,2nd r-loor,rortPicrcc,norida,during1cgular busiuesshuurs.11easecaH(772)462·2822orl00{772)462-1428 ifyouhaveanyquestionsorseekadditiona1information. The St. Lucic County Planning and Zoning Commission has U1e power to re\;ev, and recommend to the SI. Lucie County BOilrd ol County Commissioners,forapprovalordisapproval,anyapplicationswithin U1cirareeolre51,011silii!ily. The proceedings of the Planniug aud Zo11ing Cornmission are clectmnically recorded. PURSUANT TO Seclioo 286 0105 Florida ~,ifapcrsondccidi:stoappcalanydccisionmadcby the Plam1i1111 and Zo11i1111 Co111111issiun wi1h rei;pecl lu a,1y 111aller consideredatameclingorhearing,lleorshewillneedareco,d of the proceedings. For such pU1pose, he or she may need lo ensureU1ataverba1Jmrecordoltheproceedingsismadc,which recordindudeslheleslirnonyand evidenceuponwhichU1eappeal is lo be liased. Upou the requesl ol auy J)B.rty tu U1e µroceediny, individualstestifyingduringahearingwillbeswomin.Aliypartyto theJ)foceedingYtilhegranledann1111ortunilytoc1nss-examineany individual lcst,fying du1ing a hearing upon ,equest.11 it becomes neccssary,apUbfichea1ingmaybecontiuucdloadate-certain. Anyone with a disability requiring accommodation lo attend this meeting should contact the SI. Lucie County Community Risk Manager al least forty-eight (4B) hours prior lo lhe meeting al (772) 462-1546 or T.0.0. {772) 462-1428. lu,y questions about this agenda may be refe!fcd to St Lucie County Planning Division al (772) 462-2822. PLANNING ANO ZONING COMMISSION/ LOCAL PLANNING AGENCY SI. LUCIE COUNIV, FLOHIDA IS/BOB LOWE, CllAIR PUBLISH DATE: Friday, July 7, 2023 Page 46 of 232 Page 47 of 232 Page 48 of 232 EXISTING BUILDING F.F.E.=16.95' EXISTING CONC. PARKING AREA EXISTING CONC. PARKING AREA EXISTING TREE (TO REMAIN) BM#3 SET 60D NAIL 15.98 NAVD88 EXISTING CATCH BASIN EL: 14.39' (TO REMAIN) EXISTING CURB INLET EXISTING CURB INLET EXISTING CATCH BASIN EL:14.38' EXISTING ENTRANCE SIGN (TO REMAIN) EXISTING BACKFLOW PREVENTER (TO REMAIN) BM#2 SET 60D NAIL 16.82' NAVD88 FND IROD N: 0.51 E: 1.67 EXISTING AC PAD (TO REMAIN) EXISTING AT&T RISER (TO REMAIN) EXISTING CLEANOUT (TO REMAIN) EXISTING GENERATOR (TO REMAIN)EXISTING CONCRETE PAD (TO REMAIN) EXISTING 6' CHAIN LINK FENCE (TO REMAIN) EXISTING 6' CHAIN LINK FENCE (TO REMAIN) BM#1 SET 60D NAIL 13.30' NAVD88 EXISTING RETENTION AREA (TO REMAIN)EXISTING CATCH BASIN EL: 13.43' EXISTING 15" CMP (TO REMAIN) EL: 9.53' (IN BAD SHAPE) EXISTING CONCRETE WALL (TO REMAIN) EXISTING FIRE HYDRANT (TO REMAIN) PROPOSED BIKE RACK EXISTING DUMPSTER (TO REMAIN) PROPOSED 5' SIDEWALK EXISTING DRAINFIELD (TO REMAIN) EXISTING 2" WATER METER (TO REMAIN) PROPOSED PEDESTRIAN CROSSING SIGN PROPOSED PEDESTRIAN CROSSING SIGN EXISTING 12" WM EXISTING 2" FO EXISTING 6" FM TH I S D O C U M E N T , T O G E T H E R W I T H T H E C O N C E P T S A N D D E S I G N S P R E S E N T E D H E R E I N , A S A N I N S T R U M E N T O F S E R V I C E , I S I N T E N D E D O N L Y F O R T H E S P E C I F I C P U R P O S E A N D C L I E N T F O R W H I C H I T W A S P R E P A R E D . R E U S E O F A N D I M P R O P E R R E L I A N C E O N T H I S D O C U M E N T W I T H O U T W R I T T E N A U T H O R I Z A T I O N A N D A D O P T I O N B Y E D C , I N C . S H A L L B E W I T H O U T L I A B I L I T Y T O E D C , I N C . 21-207 1 OF 1 SI T E P L A N LI G H T H O U S E I N T E R N A T I O N A L WO R S H I P C E N T E R SA I N T L U C I E C O U N T Y FL O R I D A RE V I S I O N C O M M E N T S DR A W N B Y DE S I G N E D B Y JJ L JJ L 09 J U N E 2 0 2 1 21 - 2 0 7 l h i ( 1 0 - 0 7 - 2 0 2 1 ) . d w g FI L E N A M E AS S H O W N SC A L E DA T E Si t e P l a n LA Y O U T TH I S D O C U M E N T , T O G E T H E R W I T H T H E C O N C E P T S A N D D E S I G N S P R E S E N T E D H E R E I N , A S A N I N S T R U M E N T O F S E R V I C E , I S I N T E N D E D O N L Y F O R T H E S P E C I F I C P U R P O S E A N D C L I E N T F O R W H I C H I T W A S P R E P A R E D . R E U S E O F A N D I M P R O P E R R E L I A N C E O N T H I S D O C U M E N T W I T H O U T W R I T T E N A U T H O R I Z A T I O N A N D A D O P T I O N B Y E D C , I N C . S H A L L B E W I T H O U T L I A B I L I T Y T O E D C , I N C . DA T E VICINITY MAP SCALE: N.T.S. SITE EXISTING METER PROPOSED MITERED END SECTION PROPOSED SIGN HANDICAP PARKING SYMBOL EXISTING CONCRETE EXISTING PAVEMENT EXISTING UTILITY POLE EXIST. DRAINAGE INLET EXISTING STREET LIGHT PROPOSED LIGHT POLE (SINGLE) DRAINAGE FLOW ARROW PROPOSED LIGHT POLE (DOUBLE) PARKING STALL COUNT EXISTING METER PROPOSED MITERED END SECTION PROPOSED SIGN HANDICAP PARKING SYMBOL EXISTING CONCRETE EXISTING PAVEMENT PROPOSED CONCRETE EXISTING UTILITY POLE PROPOSED DRAINAGE INLET EXIST. DRAINAGE INLET EXISTING STREET LIGHT PROPOSED LIGHT POLE (SINGLE) DRAINAGE FLOW ARROW PROPOSED LIGHT POLE (DOUBLE) #PARKING STALL COUNT EXISTING DRAINAGE PROPOSED DRAINAGE PIPE LEGAL DESCRIPTION -- PARCEL ID #: 3403-502-0193-000-6 PROJECT NAME: LIGHTHOUSE INTERNATIONAL WORSHIP CENTER OWNER: LIGHTHOUSE INTERNATIONAL WORSHIP CENTER ASSEMBLIES OF GOD INC. FUTURE LAND USE: PF-PUBLIC FACILITIES (EXISTING USE-CHURCH) (DAYCARE/PRE-SCHOOL IN ADDITION TO CHURCH) ZONING: I- INSTITUTIONAL BUILDING DATA GROSS SQUARE FOOTAGE 5,330 S.F. PROPOSED BUILDING HEIGHT:(-- STORIE(S)) MAXIMUM BUILDING HEIGHT:--'(--") -- STORY MAXIMUM BUILDING COVERAGE:--% TOTAL BUILDING COVERAGE: --% SETBACKS FRONT: 25'SIDE: 10'REAR: 10' SITE AREA BREAKDOWN 59,677 S.F. (1.37 AC) 100.00% IMPERVIOUS AREA 17,499 S.F. (0.40 AC) 29.20% EXISTING CONCRETE PAVEMENT 11,064 S.F.(0.25 AC)18.25% EXISTING CONCRETE PADS 400 S.F.(0.01 AC)00.73% EXISTING BUILDING 5,330 S.F.(0.12 AC)08.76% PROPOSED CONCRETE 705 S.F.(0.02 AC)01.46% PERVIOUS AREA 42,178 S.F. (0.97 AC) 70.80% USEABLE OPEN SPACE AREA: REQUIRED = -- S.F. @ 0.5% =-- S.F. PROPOSED = -- S.F. PROVIDER OF UTILITIES: WATER: PSLUSD- WASTEWATER: PSLUSD IRRIGATION: -- SOLID WASTE: WASTE PRO PARKING CALCULATIONS PARKING REQUIRED EXISTING 2 HANDICAP 23 STANDARD PARKING PROVIDED THE PROJECT WILL UTILIZE THE EXISTING PARKING SPACES PROVIDED. DRAINAGE STATEMENT EXISTING SOLID WASTE: BASED ON THE INTENDED USE OF THE BUILDING, THIS PROJECT WILL UTILIZE A PROPOSED DUMPSTER AREA FOR SOLID WASTE AND RECYCLABLE ITEMS. HAZARDOUS WASTE: ALL HAZARDOUS WASTES DISPOSAL SHALL COMPLY WITH ALL FEDERAL, STATE AND LOCAL REGULATIONS. FIRE PROTECTION: EXISTING FIRE HYDRANTS ARE SHOWN ON THE PLAN VIEW WITHIN 1,000 FEET LIGHTING NOTES: ALL LIGHTING, TO INCLUDE POLE HEIGHTS SHALL BE IN CONFORMANCE WITH THE REQUIREMENTS FOR LIGHTING. LANDSCAPE: LANDSCAPE TO BE PROVIDED BY OTHERS. ENVIRONMENTAL: AN ENVIRONMENTAL ASSESSMENT WILL BE SUBMITTED DURING THE CONSTRUCTION APPLICATION AND PRIOR TO CONSTRUCTION. PORT SAINT LUCIE OFFICE 10250 SW VILLAGE PARKWAY - SUITE 201 PORT SAINT LUCIE, FL 34987 ' 772-462-2455 8 www.edc-inc.com F.B.P.E. CERTIFICATE OF AUTHORIZATION 9935 L.B. CERTIFICATE OF AUTHORIZATION 8098 ENGINEERS SURVEYORS ENVIRONMENTAL DESCRIPTION WETLANDS RARE HABITAT THREATENED SPECIES ENDANGERED SPECIES SPECIES OF SPECIAL CONCERN INVASIVE/EXOTIC VEGETATION FOUND (YES/NO) AGENCY CONTACT INFORMATION MANAGEMENT PLAN (YES/NO) RELOCATION PLAN (YES/NO) -- VERTICAL DATUM NOTE: ELEVATIONS SHOWN HEREON ARE RELATIVE TO THE NORTH AMERICAN VERTICAL DATUM OF 1988 (N.A.V.D.88) AND ARE GIVEN IN U.S. SURVEY FEET UNLESS OTHERWISE NOTED. *GENERAL ACCEPTED CONVERSION: NAVD + 1.475 = NGVD NOTE: THE PROPERTY OWNER, CONTRACTOR, AND AUTHORIZED REPRESENTATIVES SHALL PROVIDE PICKUP, REMOVAL, AND DISPOSAL OF LITTER WITHIN THE PROJECT LIMITS AND SHALL BE RESPONSIBLE FOR MAINTENANCE OF THE AREA FROM THE EDGE OF PAVEMENT TO THE PROPERTY LINE WITHIN THE RIGHT-OF-WAY PROPOSED PAVEMENT -- -- -- -- -- 1'1'1'1.5'1.5' 3.5' 4" THICK CONCRETE SLAB (SLOPE 2% AWAY FROM BUILDING TO DRAIN). 6X6 WIDE & 1.4 X 1.4 W.W.M. THROUGHOUT WITH TWO (2) 8"X12" DIAMETER MONO. FIG'S O.C. EACH PIPE SETTING. MADRIX HEAVY DUTY WINDER OR APPROVED EQUAL. 2 3/8" DIAMETER HARDENED PIPE STEEL "RIBBON" TYPE BICYCLE RACK SET IN CONCRETE MONO-FOOTING WITH PAINT FINISH. 5/8" DIAMETER HEADED STEEL "L" STUDS, WELDED TO SIDES OF PIPE AT EACH END TO BE EMBEDDED IN CONCRETE (TYP). 1'1' 8' TYPICAL BIKE RACK DETAIL 4" THICK SIDEWALK DETAIL AS SHOWN ON PLANS Provide 1/8" to 1/4" contraction joints at 10' centers (max). NOTES: 1. Use 4,000 P.S.I. Concrete At 28 Days for sidewalk construction. Determined by AASHTO T-99 of the Maximum Density as Compact Subgrade to 98% 2. Concrete Sidewalk shall be installed per FDOT Index #522-001 and Standard Specifications 522. N.T.S. PS L U S D F I L E # 5 1 7 9 RE V I S I O N S M A D E T O A D D R E S S C O M M E N T S F R O M S T L U C I E C O U N T Y 28 S E P 2 1 10250 SW VILLAGE PARKWAY - SUITE 201 PORT SAINT LUCIE, FL 34987 ' 772-462-2455 Page 49 of 232 Page 50 of 232 ITEM NO. (ID # 2023-61234) DATE: 7/20/2023 AGENDA REQUEST TO: Planning and Zoning Commission PRESENTED BY: Thad Crowe, Senior Planner SUBMITTED BY: Planning & Development Services SUBJECT: P1 Motor Club - Proposed Comprehensive Plan Future Land Use Map Amendment from AG-5 (Agricultural-5) to SD (Special District). BACKGROUND: The property owner has petitioned for an amendment of the Comprehensive Plan Future Land Use Map for approximately 629 acres located at 5325 Summerlin Road, located west of the intersection of Summerlin Road and Okeechobee Road, from AG-5 (Agricultural-5) to SD (Special District), with associated Special District standards regulating a motorsports community, to be developed pursuant to a Planned Mixed Use Area (PMUD). PREVIOUS ACTION: N/A FINANCIAL IMPACT: The Applicant estimated that $107 million in property improvements will be generated over a ten-year period, which will have a noticeable impact on county tax revenues. RECOMMENDATION: Staff recommends the Planning & Zoning Commission forward a recommendation of approval of the proposed Future Land Use Map Amendment from AG-5 to SD (Special District), subject to inclusion of the Special District regulating standards as recommended by Staff. COMMISSION ACTION: RESULT: MOVER: None SECONDER: None AYES: None NAYS: None EXCUSED: None Coordination/Signatures Page 51 of 232 Date: July 14, 2023 Benjamin Balcer, Planning & Development Services Director Date: July 14, 2023 Katherine Barbieri, Assistant County Attorney III Date: July 14, 2023 Mayte Santamaria, Deputy County Administrator Page 52 of 232 Planning and Development Services Department Planning Division M E M O R A N D U M GENERAL INFORMATION: Property Owner:Evans Properties, Inc. 660 Beachland Boulevard, Suite 301 Vero Beach, FL 32963 Agent of Record:HJA Design Studio c/o Patti Tobin 50 SE Ocean Boulevard, Unit 101 Stuart, FL 34994 Applicant:P-1 Motor Club c/o Ari Straus 624 Ontario Ave Tampa, Florida 33606 Location:The subject property is bordered on the north by Okeechobee Road, on the east by Summerlin Road, and on the south and west by land owned by South Florida Water Management District (intended for regional stormwater water bodies). Parcel ID & Size 3205-323-0026-000-8 +/-629 acres Existing Use:Agriculture- Pongamia tree farm (former citrus orchards) Existing Future Land Use:AG-5 (Agricultural-5) Proposed Future Land Use:SD (Special District) with District Guidelines (Regulating Standards) Current Zoning:AG-5 (Agricultural –5) BACKGROUND AND REQUEST OVERVIEW TO:Planning & Zoning Commission THROUGH:Benjamin Balcer, AICP, Planning & Development Services Director Kori Benton, AICP, Planning Manager FROM:Thad Crowe, AICP, Senior Planner DATE:July 13, 2023 SUBJECT:Future Land Use Map Amendment - Large-Scale (FLUMA-2303-000021) Proposed SD (Special District) Future Land Use encompassing +/-629 acres Page 53 of 232 File No.: FLUMA-2303-000021 2 HJA Design Studios submitted a petition on behalf of the P-1 Motor Club, for an Amendment to the Comprehensive Plan Future Land Use Map (FLUM), to change the subject +/-629 acres from AG-5 (Agricultural - 5) to the SD (Special District) category. The SD would allow for a private mixed-use motorsports complex, referred to as the P-1 Motor Club (P1MC). The Applicant has not yet submitted the companion rezoning from the AG-5, Agricultural-5 Zoning District to a PMUD (Planned Mixed Use Development) Zoning District, and an associated Preliminary Development Plan. Proposed P1MC uses within the SD FLUM include the principal use of two main performance paved track circuits for cars to drive on; “garagemahals” (garage condos which are individually-owned units for housing sports and vintage cars that may also include lounge space, bathrooms, and a wet bar); 125 single-family residences; an air strip; motor-sports oriented event centers; karting/autocross circuit; off-road circuit; skid pad; resort-like amenities; an automotive-related research and development (R&D) complex, and additional vehicle storage area open to the public. While the AG-5 Zoning District allows single-family residences and noncommercial research facilities by right; and off-road vehicle parks, airfields, and recreational vehicle or boat storage facilities by conditional use permit; the performance track circuits, specialized “garagemahals,” event centers, go cart track, skid pad, and non-agriculture related manufacturing associated with the R&D complex would not be allowed in AG-5 FLUM and zoning. In order to pursue this mixed-use motorsports complex, the Applicant chose to request a unique Special District (SD) to be added to the Future Land Use Element as a map exhibit with regulating standards linked to a companion Planned Mixed Use Development (PMUD) rezoning. Okeechobee Rd Midway Rd Figure 1. Location Map Page 54 of 232 File No.: FLUMA-2303-000021 3 The Special District is described in the following manner in the Future Land Use Element. I. Special District (SD). The intent of the Special District (SD) designation is to identify those areas where specific uses or combinations of uses are anticipated. SD designated areas include previously approved Community Development Districts, areas for which a site specific development plan or concept has been granted, or areas which by their location have specific issues and concerns for their development. Residential densities within an area designated as a Special District are limited to what the current land use designation authorizes. Any increase over the present designation may be considered only through the Plan Amendment process. Other Special Districts include the Harbor Branch Oceanographic Institute, North US Highway 1 & Old Dixie Highway; the Treasure Coast Education, Research, and Development Park (TCERDA), an agriculturally-and- biotechnologically-focused Research Park off Kings Highway and Picos Road; a large South Florida Water Management District (SFWMD) stormwater facility off Gordy Road; and Capron Trails which encompasses the Stewart Materials Mine and agricultural uses, located at West Indrio Road and I-95. Each of these projects represents a unique land use arrangement that does not precisely fit the County’s Future Land Use and Zoning categories. Although the Harbor Branch and TCERDA projects are largely owned by state/local government, they are comparable with the P1MC. Harbor Branch’s PMUD focuses on aquatic research with university programming, a St. Lucie County public school, on-site dormitories, and on-site aquaculture. TCERDA focuses research, education and development of agriculture and the life sciences and hosts the University of Florida IFAS, United States Department of Agriculture (USDA) Center, Sunshine Kitchen, and related natural resources admin & research farms. TCERDA also has an Overlay District with guidelines relating to use parameters and a Planned Development requirement for more intense development proposals. These districts are largely within the Urban Service Boundary (USB), with some portions of TCERDA to the immediate west of the USB. The SD for the P1MC proposal includes a private mixed-use motorsport complex intended to provide private circuits (tracks) designed to allow high-performance driving in a controlled environment. The project will be served by self-contained treatment plants for water and wastewater. The multi-phased project is expected to be completed by 2044. The complex will be comprised of four connected areas as shown on the Special District (SD) map. •Area A includes the primary circuit (track), garagemahals, single-family detached or attached residences, Clubhouse and resort amenities. •Area B includes the secondary circuit(track), garagemahals, off-road circuit, karting track, skid pad, event center, and drive center. •Area C includes the R&D park. •Area D includes the airfield runway. Page 55 of 232 File No.: FLUMA-2303-000021 4 Figure 2. Proposed Special District Area Map The Applicant has developed a similar project in New York State, and a motor club in Tampa is now being developed. Figure 3 shows site plans of the Monticello Motor Club in New York State, which is of comparable size to the proposed P1MC St. Lucie County project, and the Tampa Motor Enclave, considerably smaller than the proposed St. Lucie County development. The table below compares the three motorsport complexes. Table 1. Comparison of Similar Motorsport Complexes* Project Attribute Monticello Tampa St. Lucie (P1MC proposal) Acreage 670 200 629 # Garagemahals 200 330 590 Total Track Length 4.1 1.6 6.7 Off Road Track Yes (300 ac)Yes (80 ac)Yes (est. 19.5 ac) Kart Track Yes (0.6 miles)No Yes (1.0 mile) Skid Pad Yes Yes (4.2 ac)Yes (4.6 ) Event Space 27,000 SF 37,000 SF 40,000 SF Max. Residences 46 N/A 125 Membership Limit 1,200 No limit 1,200 Employees 100 100 126 * Does not include non-motor club uses such as R&D Park, etc. Page 56 of 232 Planning and Development Services Department Planning Division M E M O R A N D U M Figure 3. Motor Club Comparisons Page 57 of 232 Planning and Development Services Department Planning Division M E M O R A N D U M Figure 4. P1MC Preliminary Site Plan Figure 4. DRC Pre-application Submittal Preliminary Plan (note that the site plan is a potential PMUD plan and conceptual rendering to provide for context and is not an exhibit of the Special District) Page 58 of 232 Planning and Development Services Department Planning Division M E M O R A N D U M Figure 5. Aerial Map of Subject Property Table 2. The Parcel and Acreage subject to the proposed amendment of the FLUM PROPOSED Future Land Use Designation Acreage Parcel ID # SD-Special District +-629 3205-323-0026-000-8 Page 59 of 232 File No.: FLUMA-2303-000021 8 Figure 6. Current Future Land Use Map Figure 7. Proposed Future Land Use Map Page 60 of 232 File No.: FLUMA-2303-000021 9 Proposed Amendment Consistency with Comprehensive Plan In reviewing petitions for amendments to the Future Land Use Map (FLUM), the Board of County Commissioners shall consider whether the proposed amendment is consistent with all elements of the St. Lucie County Comprehensive Plan and Florida Statutes. The following analysis presents Comprehensive Plan policies pertinent to this amendment. (Comprehensive Plan) Future Land Use Element Policy 1.1.2.1. The adopted Future Land Use Map Series and any amendments shall promote responsible growth management practices. When considering any amendment to the Future Land Use Maps of the County’s Comprehensive Plan, the County Commission shall make the following findings, supported by the other elements of this Plan, prior to taking any approval actions granting an individual amendment to the Future Land Use Maps: 1. That the property under land use amendment application is adjunct to, or within no more than one-quarter mile of the same or greater type of land use classification. 2. That the property under land use amendment consideration lies within the Five-Year Capital Improvement Program of the Water and Wastewater Master Plan for St. Lucie County (or can be reasonably accommodated with an amendment to the Master Plan) or otherwise meets the requirements of Policy 1.1.5.4 [formerly Policy 1.1.5.3]. This is a key Future Land Use Element policy that serves to limit FLUM changes in the County with the intent of preserving compatibility and a coordinated land use pattern, while minimizing urban sprawl and retaining rural character/agricultural activities. Staff’s interpretation of the word “greater” in criteria # 1 above is “more intensive.” Staff uses three primary measures, when comparing FLUM categories: allowable uses, traffic impacts, and rural character. As noted, this is an Amendment to the Comprehensive Plan Future Land Use Map (FLUM), to change the subject +/-629 acres from AG-5 (Agricultural – 5) to the SD (Special District) category. Comprehensive Plan Policy 1.1.1.2 provides the following descriptions for these FLUM categories: The AG-5 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 and nonresidential development under the following criteria:… • Residential densities are set at a maximum of 0.20 units per gross acre (one unit per 5 gross acres). The intent of the Special District (SD) designation is to identify those areas where specific uses or combinations of uses are anticipated. SD designated areas include previously approved Community Development Districts, areas for which a site specific development plan or concept has been granted, or areas which by their location have specific issues and concerns for their development. Residential densities within an area designated as a Special District are limited to what the current land use designation authorizes. Any increase over the present designation may be considered only through the Plan Amendment process. FUTURE LAND USE MAP AMENDMENT STANDARDS OF REVIEW AS SET FORTH IN THE ST. LUCIE COUNTY COMPREHENSIVE PLAN AND FLORIDA STATUTES Page 61 of 232 File No.: FLUMA-2303-000021 10 In regard to the allowable uses measure, AG-5 allows by right single-family residences; agriculture crops or livestock; fishing, hunting, and trapping; noncommercial research facilities; kennels; riding stables; cell towers; and solar generation stations; and by conditional use allows agricultural labor housing; agricultural- related manufacturing and warehousing; agricultural-related retail; airports and airfields; aircraft storage and equipment maintenance, mining; sport camps; outdoor shooting ranges, recreational vehicle and boat storage, and off-road vehicle parks (except go-cart raceway operation or rentals). The proposed Special District for P1MC provides an array of similar uses (paved track circuits, “garagemahals” (garage condos), single-family residences, an air strip, motor-sports oriented event centers, karting/autocross circuit, off-road circuit, skid pad, and resort-like amenities) demanding review similar to Conditional Use permits for the appropriateness of siting including effects on adjacent properties, adequacy of public facilities, and environmental impacts. A simple way of evaluating traffic impacts, the second measure, is to compare the uses in terms of daily vehicle trips. The traffic analysis for the P1MC SD projects a total of 10,618 average daily trips at full build-out, which is less than the highest traffic generating use in AG-5, a noncommercial research and development center which would generate 26,820 average daily trips. Staff raised concerns that events open to the public could dramatically increase traffic – for example, race events held at the Monticello Motor Club were anticipated to attract an estimated 1,000 to 5,000 spectators.1 A proposed Special District (SD) Regulating Standard addresses this issue in the following manner: “P1MC is not a spectator facility. All guests on site must be participants in the day’s activities. Other than limited events and training exercises open to non-members, the public will only have access to the research and development office park. The PMUD will provide frequency limitations on public (non-member) events, exhibitions, and training exercises based on projected traffic impacts.” The third measure is the preservation of the rural character/agricultural activities. Staff believes a 40% percent maximum impervious surface and a 35% minimum open space, maintains vegetation and the viability of continued agricultural uses on adjacent lands, as well as a balance of non-residential uses support internal capture and dispel urban sprawl. To ensure that the P1MC project maintains a coordinated land use pattern, Staff is recommending that the SD Regulating Standard include a two-phased schedule that would allow the BOCC, at the end of the first phase to evaluate development impacts and form and provide for adjustments that would preserve compatibility and the project intent of a self-contained mixed-use motorsports complex development. Table 3. Comparison of the AG-5 FLUM & Zoning and P1MC FLUM Categories AG-5 P1MC SD Density 0.2/ac 0.2/ac Height 80 feet 45 feet Maximum Lot Coverage (by structures)10%7% Maximum Impervious Surface N/A 40% Minimum Buffer Width N/A 10 to 80 feet Minimum Open Space N/A 35% # 2 in Future Land Use Element Policy 1.1.2.1.(Infrastructure in 5-Year County CIP) does not apply since the P1MC would have no public funding for required infrastructure, which would be privately funded. There is an SD Regulating Standard which requires the provisions for central water and wastewater services for all development. The table below compares Comprehensive Plan density and intensity limitations of the current and proposed FLUM designations. 1 “Monticello Motor Club downplays noise issue, talks expansion,” Times Herald-Record (Middletown, NY), 2/8/2013. Page 62 of 232 File No.: FLUMA-2303-000021 11 In conclusion, the proposed amendment is consistent with FLUE Policy 1.1.2.1. Comprehensive Plan Policy 1.1.2.2. In accordance with Florida Statutes, proposed future land use map amendments to the County’s Comprehensive Plan, shall be based upon the following analyses: 1. An analysis of anticipated growth; 2. An analysis of the availability of facilities and services; 3. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site; 4. An analysis of compatibility of adjacent land uses; and 5. An analysis of the need for job creation, capital improvement, and economic development that will strengthen and diversify the community’s economy; and 6. A consultation with the Florida Department of Transportation when it is determined that a proposed amendment has the potential to affect facilities on the Strategic Intermodal System. The subject site and the requested amendment are evaluated pursuant to each of the factors in Policy 1.1.2.2. below. 1. An analysis of anticipated growth. While the County’s population, estimated at 350,518 in 2022, continues to grow, this is not a strong justification for this proposed Special District (SD). Private mixed-use motorsports complexes are resort-like destinations, and as such are not bound to local population dynamics. That said, the proposed array of uses at the motorsports complex may supplement the available recreational activities desired by the community, particularly the projected future population of 486,900 in 2050 (BEBR medium projections). The proposed SD does not seek to expand allowable density above the current AG-5 Category, aligning with the Comprehensive Plan’s limitation that “Residential densities within an area designated as a Special District are limited to what the current land use designation authorizes. Any increase over the present designation may be considered only through the Plan Amendment process.” Figure 8 shows that while the property is clearly in the rural western portion of the County, growth in the form of suburban residential and industrial development has been moving westwards out from Port St. Lucie in the vicinity of the property. The subject property is located approximately 4.0 miles west of the Urban Service Boundary, which was expanded in August 2022 and now encompasses the County Fairgrounds and Port St. Lucie’s western annexation areas. Continued residential demand, west of I-95, within the City of Port St. Lucie and the unincorporated urban service area is anticipated. Further, St. Lucie County is spearheading a water and wastewater utility project south of the Fairgrounds to serve future development in County’s utility service area. The County faces a challenge presented by the collapse of the citrus industry caused by citrus canker. Almost 66% of the County is in now-mostly abandoned orchards, and citrus property owners in the AG-5 FLU areas are looking for alternative uses of large landholdings. The P1MC SD proposal represents one such alternative. Except for being a mostly private development, the proposed motorsports complex is not dissimilar to the “Outdoor Activity and Entertainment District” concept for the area adjacent to the County Fairgrounds. The Entertainment District concept would expand the recreational opportunities from the current 235 acres to 2,740 acres; expanding equestrian stables and developing off-road vehicle tracks, campgrounds, amphitheaters, stadiums, race car and off-road bicycle tracks, and arenas, and establishing areas for fishing, outdoor shooting ranges, hunting, and trapping. It should also be noted that the Entertainment District Feasibility Report, dated November 7, 2017 was not adopted, but the BOCC adopted in January 2022, a 10-year Parks Master Plan which comprehensively examined the County's current parks and recreation assets’ and includes the Entertainment District within the long-range vision of the plan. Page 63 of 232 File No.: FLUMA-2303-000021 12 Figure 8 demonstrates that urban development is anticipated in the expanded USB, however due to the nature of the SD FLUM and corresponding Regulating Standard for the P1MC project, use scope/intensity limits, non-general nature of the R&D park, and the four-mile geographic separation from the expanded USB's edge, the project is not anticipated to impact population growth. 2. An analysis of the availability of facilities and services. While the subject property is directly accessed from a four-lane state road - Okeechobee Road - the property is not served by central water and sewer. The development will be required to be self-sufficient in providing water and wastewater systems, and public water and sewer lines will not be extended to serve it, in accordance with Policies 1.1.3.4, 1.1.5.2 and Policy 1.1.6.7. Consistent with Comprehensive Plan Policy 2.1.1., the Applicant submitted a Traffic Impact Analysis. This analysis indicates that maximum daily external trip potential is approximately 4,300. The Florida Department of Transportation’s (FDOT) Level of Service Handbook assigns a 48,000 daily trip capacity to Okeechobee Road as a four-lane rural roadway. Considering project impacts, and the roadway’s current 11,000+ daily trips, roughly 68% of road capacity is utilized and the roadway will be operating at Level of Service (LOS) B, meeting the adopted roadway level of service standards in Policies 2.1.2.6 and 9.1.1.12 . Pursuant to Comprehensive Plan Policy 1.1.6.3, facilities for potable water, sanitary sewer, solid waste, drainage, and transportation facilities shall be in place and available to serve new development no later than the issuance of the certificate of occupancy or its functional equivalent such that there is no reduction in the LOS for these facilities and services. Those facility improvements must be in place prior to commencement of construction. 3.An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on-site. Figure 8. Contextual Aerial – Site Location & Urban Service Boundary Page 64 of 232 File No.: FLUMA-2303-000021 13 The St. Lucie County Environmental Resources Department reviewed the requested amendment of the Future Land Use Map and prepared the following statement. “An Environmental Impact Report prepared by EW consultants dated February 2023, was provided and reviewed. No native upland habitat or wetlands were observed onsite. The site is an active Pongamia (Millettia pinnata) tree farm and was historically utilized for citrus production. Past and present agricultural activities have heavily impacted the land, which no longer contains native upland habitat nor wetlands. Approximately 95% of vegetation onsite is non-native, consisting of Pongamia trees and mowed grass. Several agricultural furrows measuring approximately 15.4-acres are located throughout the site and one (1) man-made 21.4-acre above-ground impoundment pond utilized for irrigation purposes is located at the northeast corner of the property. Observed listed wildlife species include the American alligator and sandhill crane. A nesting survey for sandhill cranes, a site-specific survey for crested caracaras, and a gopher tortoise survey will be required prior to development. Mitigation for wood stork forage biomass loss is anticipated as the site is within an 18.6- mile core forage area of the wood stork rookeries. Consultation and coordination with U.S. Fish and Wildlife Services (FWS) and Florida Fish and Wildlife Conservation Commission (FWC) for listed species will be required during the site planning process to avoid, minimize, and mitigate any potential impacts. The proposed FLUMA is not intended to result in any adverse environmental impacts, as no development activities are proposed at this time. When site development activities are proposed, ERD will conduct further through the site plan and/or building permit review process.” 4. An analysis of the compatibility of adjacent land uses Racetracks and performance tracks often generate loud engine noises that can impact nearby residential uses. In this case, the subject property is isolated by large public land tracts to the south and west that will be used for water quality improvement projects by the South Florida Water Management District (SFWMD). Another large tract owned by SFWMD is north of an intervening strip of land along the north side of SR 70 owned by ARCO of St. Lucie., Inc. This property includes a single-family detached residential dwelling. Adjacent residential properties to the east include a single-family detached dwelling fronting directly on Summerlin Road, across the street from the subject property’s east property line; a single-family detached dwelling fronting on Okeechobee Road, approximately 650 feet from the subject property’s east property line; and a single-family detached dwelling on a large ranch parcel that is approximately 2,000 feet from the subject property’s east property line. Adjacent residential properties to the north include two single-family detached dwellings on the ARCO property north of the northeast corner of the subject property, located approximately 1,000 and 1,400 feet north of the subject property boundary, and another single-family detached dwelling east of the ARCO property on a parcel owned by the owner of the subject property (Evans Properties), approximately 2,100 feet from the northeast subject property corner. The main impact of the proposed private mixed-use motorsports complex affecting compatibility for the neighbors to the east and north would be automobile engine and airplane noise. According to a January 7, 2013, article in the Times Herald-Record (Middletown, NY), a noise study commissioned by the Monticello Motor Club found that of six locations on the MMC property line, one location had up to a 20 db increase on race days, due to drivers accelerating at a turn with car exhausts pointed directly at the location. The acoustical engineer consultant determined that a 2,400 foot long and 16 feet high barrier, costing about $1 million, would be effective in reducing noise impacts in this location. While several neighbors objected, the article implied that the MMC had some community support, and the Town of Thompson did not require any sound mitigation measures. It should be noted that the MMC is not comparable to the P1MC, in that the former facility has several dozen homes within a half-mile radius of the track. To mitigate for noise impacts to the east and north and increase compatibility, the Applicant should produce a noise study in the PMUD application that will assist in designing the tracks which may need to be further distanced from the east and northeast property lines and to evaluate the need for additional plantings and/or barricades that will help to attenuate the noise. Other use and design parameters, such as hours of operation, will be evaluated through the planned development process. Page 65 of 232 File No.: FLUMA-2303-000021 14 Figure 9. Adjacent Land Ownership Page 66 of 232 File No.: FLUMA-2303-000021 15 An analysis of the need for job creation, capital improvement, and economic development that will strengthen and diversify the community’s economy. In accordance with Goal 10.1, support economic development in St. Lucie County as part of an overall strategy for sustainability and quality of life, the applicant has provided the following information. •The Applicant projects that the average earning of year-round P1MC staff of $77,000 is more than double the St. Lucie 2017-2021 estimated per capita income of $31,289 (Source: CENSUS.GOV, based on 2021 dollars). •The Applicant projected the value of motor sports-related site improvements over the first ten years of the development to be approximately $32,000,000. The value of new garagemahals and residences over the same time period is projected to be approximately $75,000,000. •The Applicant estimates that 97% of the homes will be secondary residences. Owners will contribute to local tax rolls but will not utilize some local government services such as schools and water/sewer services. •The Applicant projects that the development will generate 126 full-time equivalent jobs, with 90% of employees being county residents. The average earning of year-round staff is projected to be around $77,000, more than 54% above the county average. •Garagemahals and residences will utilize an on-site package plant and will not utilize capacity of any existing or future county-built treatment facilities. •The Applicant has stated the 400,000 square foot R&D Park will provide opportunities for local businesses with a focus on synergistic automotive tenants like Radical Sportscars, a British manufacturer and constructor of racing cars. •The Applicant noted that economic and community benefits from Monticello Motor Club (MMC), a comparable facility operated by the Applicants, include charitable giving - 2019 donations by MMC and its members exceeded $279,000, and the 2022 estimate exceeds $300,000. The company will employ the “Buy Local, Use Local” program and when appropriate, purchasing of goods and services will be awarded to local vendors. Similar to the MMC, the P-1 Motor Club will establish relationships with the community through neighborhood outreach programs and will employ interns from County high schools and Indian River State College enrolled in motorsports and hospitality studies. 5. A consultation with the Florida Department of Transportation when it is determined that a proposed amendment has the potential to affect facilities on the Strategic Intermodal System. St. Lucie County engineering and planning staff regularly consult with the Florida Department of Transportation regarding development projects that directly or indirectly impact the Strategic Intermodal System (SIS) and other state-owned roadways. Okeechobee Road/ SR 70 is an SIS roadway. The statewide SIS system is Florida’s high priority network of transportation facilities that are important to the state’s economy and mobility, focusing on the efficient movement of passengers and freight. The Applicant must schedule a pre-application conference with FDOT. In accordance with Policy 1.1.2.2 and Objectives 1.2.1 and 2.1.1, Staff has proactively worked with FDOT in reviewing this FLUM amendment and will continue to involve the agency in ongoing review of this application and the PMUD. Other Applicable Comprehensive Plan Policies The following Comprehensive Plan Goals, Objectives, and Policies are applicable to this amendment. Future Land Use Element Policy 1.1.3.5 - The County shall maintain a site assessment process to evaluate the potential conversion of existing or designated agricultural land uses to non-agricultural land uses in a rational and orderly manner. The site assessment process for a conversion shall require as a condition to such conversion that the Board of County Commissioners affirmatively find that the proposed non-agricultural use: a. is compatible with adjacent land uses; Compatibility is not an issue with lands to the north, west, and south, since these properties will become Page 67 of 232 File No.: FLUMA-2303-000021 16 large water quality improvement reservoirs and no property owners will be impacted. The potential incompatibility with the six homes to the east and north can be minimized by a design that locates louder activities on the western side of the property and provides a substantial buffer along the eastern and northeastern property lines encompassing a berm, plantings, and a wall. b. maintains the viability of continued agricultural uses on adjacent lands; The proposed amendment and uses will not threaten the viability of agricultural uses to the east. Further, there is no objection to the continued agricultural use on some of the subject property for pongamia tree growing. While pongamia trees are not native, they have adapted over millennia to grow well on degraded agriculture land. The pongamia tree is resilient, inexpensive, low-maintenance, and an environmentally friendly crop. It produces a legume that is related to soybean and pea that is high in protein and produces a healthy vegetable oil. The tree is drought and flood resistant and sequesters carbon. The potential continued agricultural use is consistent with Goal 10.3 and Policy 1.1.13.5. c. contains soils suitable for urban use as defined by the St. Lucie County soil survey; According to the Soil Survey of St. Lucie County, performed by the USDA, Soil Conservation Service in cooperation with IFAS at the University of Florida, the main soil types on the subject property include Pineda sand (32), People sand (36), Riviera sand (37), and Wabasso Variant sand (49). The Survey notes that these soil types have a high potential for dwellings without basements, small commercial buildings, local roads and streets, and sewage lagoon areas. Water control measures are needed to overcome excessive wetness. Sealing or lining with impervious soil material is needed for sewage lagoon areas. Potential is low for septic tank absorption fields, playgrounds, trench type sanitary landfills, and shallow excavations. Mounding may be needed for septic tank absorption fields. The property has been profoundly altered through decades of agriculture use, so suitable fill will be required for new development. d. is suitable with existing site-specific land characteristics; The subject property is impacted agricultural land with no intact habitat or environmentally sensitive features, with expansive frontage on a four-lane state roadway. Further the subject property is relatively flat, providing for a clean slate to design and integrate the development contemplated with the proposed SD FLUM in a manner that does not impact off-site stormwater systems. e. is consistent with comprehensive development plans. Other than the Comprehensive Plan and Land Development Code, there are no other comprehensive development plans for the subject property. f. will have available the necessary infrastructure concurrent with the anticipated demands for development; The development fronts a four-lane state road with available capacity. Water and wastewater systems will be designed only to serve this development, without the provision of public funding. g. will avoid the extension of the urban services boundary to create any enclaves, pockets, or finger areas; This is a unique, standalone use within the proposed SD FLUM that does not propose extending the urban service boundary. h. Could not be feasibly located on non-agricultural land. The large size of a mixed-use motorsports complex makes it cost-prohibitive to locate in urban or suburban areas with higher land costs and smaller parcels. In looking at examples of other large non-ag landholdings, issues of compatibility arise. In simplistic terms, noise levels from the source point of 120 decibel engine noise drop below 80 2 at around one mile away from the source point. The following are some examples of undeveloped parcels or collections of undeveloped parcels exceeding 600 acres that would impact 2 Some communities use 80 decibels (db) as a threshold above which noise impacts are considered to be a nuisance and even a health threat in certain cases. Page 68 of 232 File No.: FLUMA-2303-000021 17 residential areas within a mile’s distance of a hypothetical motor park. •Properties west of I-95, south of Indrio Road, and north of Florida’s Turnpike & Angle Road (west of FPL Solar Farm) would impact portions of the Meadowood Golf & Tennis Club and Country Living subdivisions. •Properties east and west of I-905, south of the Indian River County line would impact Spanish Lakes Fairways. •Assembled properties west of the Treasure Coast Airport would impact the Green Acres subdivision and Road Runner Travel Resort. •Assembled properties south of Angle Road, east of Kings Highway, and north of Floyd Johnson Road would impact northwest Fort Pierce neighborhoods including Sunland Gardens and Harmony Heights. •Properties in the Range Line Road area would impact the fast-growing residential area of western Port St. Lucie. Future Land Use Element Policy 1.1.3.6 - Provide adequate buffering and/or setbacks between agriculture and nonagricultural uses to protect such agricultural uses from adverse impacts associated with encroachment of non-agricultural development or creation of nuisances by agricultural operations, with the use of Agricultural Best Management Practices. Through the SD FLUM and corresponding Regulating Standard for the P1MC project, Staff recommends a minimum 80-foot wide right-of-way buffer along Okeechobee and Summerlin Roads, and recommends that the PMUD application include a landscape plan addressing the results of a noise study by which may include utilizing berms, walls, and plantings along Summerlin Road that diminish noise impacts on residents to the east and north. Future Land Use Element Objective 1.1.5: Urban Sprawl. Consider changes to the future land use plan based upon smart growth, energy-efficient land use patterns and discouraging the proliferation of urban sprawl. This objective and policy directs the County to only convert rural to suburban or urban use within the USB or through the TVC process within the respective overlay. This amendment does not represent such a conversion - the P1MC is not a suburban or urban use, but a special use that is best located in rural areas for compatibility and viability reasons. Regulating Standards proposed with this Special District center on ensuring the development does not cause or support urban sprawl. Future Land Use Element Policy 1.1.5.2 - Require that new development be designed and planned in a manner which does not place an economic burden upon the services and facilities of St. Lucie County regulations. The SD FLUM and corresponding Regulating Standard for the P1MC project, and the future PMUD will require that water, sewer, roads, recreation, and other services will be funded by the P1MC and not require public funding. Future Land Use Element Policy 1.1.6.7 - No non-agricultural development shall be permitted outside of the Urban Service Area that does not address all of its community infrastructure impacts, both onsite and off-site. All development outside the Urban Service Area shall pay the entire cost of its fiscal impacts on public facilities and services. The SD FLUM and corresponding Regulating Standard for the P1MC project, and the future PMUD will require that the community infrastructure is the responsibility of the property owner/P1MC. The development will provide a package treatment for water and wastewater and will be assessed all impact fees and other applicable fees. Future Land Use Element Policy 1.1.6.12 - Require that new development be designed and planned in a manner which does not shift the economic impact of new development to existing taxpayers, services and facilities of St. Lucie County. Economic impact shall be determined based upon the goals, objectives, and policies of this Comprehensive Plan and applicable county regulations. Page 69 of 232 File No.: FLUMA-2303-000021 18 The development will be fully funded by private sources. Conservation Policy 6.1.1.5 - The County shall continue to review implementable measures that would effectively reduce greenhouse gas emissions. Conservation Policy 6.1.1.2 - St. Lucie County shall facilitate development that maximizes energy efficiency and sustainability. A performance track like the one proposed by this SD FLUM amendment and corresponding Regulating Standard for the P1MC project, has a high carbon footprint and high energy consumption. Economic Development Element Objective 1.1.13: Economic Sustainability. To enhance the quality of life of St. Lucie County and promote a sound and resilient local economy, St. Lucie County shall continue to work with the interested groups and agencies to increase and broaden the County's economic base while expanding existing business and industrial opportunities. Economic Development Element Objective Policy 10.1.1.1 - Attract investors to help diversify the industrial base, broaden the economic tax base and strengthen the job market. The Applicant estimated that $107 million in property improvements will be generated over a ten-year period, which will have a noticeable impact on county tax revenues. Economic Development Element Objective Policy 10.1.1.2 - Encourage redevelopment projects and business expansions that will promote economic development opportunities. The SD FLUM and corresponding Regulating Standard for the P1MC project is anticipated to attract investors who along with the R&D Park have the potential to spark additional business development. R&D Park development may also provide opportunities for targeted industries, which would be evaluated further through the planned development process. Zoning Consistency A PMUD Zoning District proposal would be allowable under the SD FLUM. Public Notice Consistent with the requirements of Sections 163.3174(4)(a), 163.3164(40), and 125.66(2), Florida Statutes, notice of this July 20, 2023, Planning and Zoning Commission public hearing was published in the St. Lucie News Tribune on July 8, 2023. Additionally, courtesy notices were mailed to owners of real property located within 500 feet of the affected area for the public hearing, and two notice signs were posted on the premises. Staff Recommendation Staff has reviewed the proposed large-scale Comprehensive Plan Future Land Use Map Amendment and determined it is generally consistent with the Goals, Objectives, and Policies of the Comprehensive Plan; therefore, Staff recommends the Planning & Zoning Commission forward a recommendation of approval for the proposed Special District (SD) Future Land Use Map Amendment as depicted in Exhibit A, P-1 Motor Club Special District Map and Regulating Standards to the Board of County Commissioners. Staff notes that since this comprehensive plan amendment is a legislative action, the Board has wide discretion in its recommendation of the amendment and to amend proposed standards in terms of intensity, use, square footage, and other aspects of the proposed Special District. Page 70 of 232 EXHIBIT A-3: P1MC SPECIAL DISTRICT REGULATORY STANDARDS The Special District for a private mixed-use motorsports complex, known referred to as the P-1 Motor Club (P1MC) is hereby created and incorporated into the Comprehensive Plan with the following Area Map and Regulating Standards. 1. The P1 Motor Club (P1MC) Special District, located south of Okeechobee Road and west of Summerlin Road, will be guided by the following standards and a future Planned Mixed-Use Development (PMUD) zoning district to create a private motorsports club that provides mostly paved, private roads designed for high-performance driving in a controlled environment. The P1MC project will be served by a privately-provided self-contained package treatment for water and wastewater and will also include various resort amenities. Project completion is anticipated to be 2044. The 629-acre site will be comprised of four connected areas: Area A:Primary circuit, garagemahals, single-family residences, clubhouse and resort amenities. Area B:Secondary circuit, garagemahals, off-road circuit, karting track, skid pad, event center, and drive center. Area C:Research and Development Park Area D:Airfield Runway Exhibit A-1: Future Land Use Map Page 71 of 232 EXHIBIT A-3: P1MC SPECIAL DISTRICT REGULATORY STANDARDS 2. P1MCmembers may purchase garagemahals, which are storage units for vehicles that are driven on the development’s private road courses. A garagemahal (like a garage condo) is a private, flexible space for automotive storage and that may be customized for entertainment and overnight stays. The garagemahal units will be sold only to club members ready for automotive storage and will be sold as empty space with electric, HVAC and connections for water and sewer for the owner’s customization. At a minimum, fifty-one (51%) percent of the unit’s square footage will be utilized for storage, and the unit cannot be homesteaded. 3. P1MC amenities will include a clubhouse, gym, outdoor pool, outdoor courts, sidewalks and walking trails, vehicle service area, event center, drive center and enclosed auto/RV storage. 4. P1MC is not a spectator facility. All guests on site must be participants in the day’s activities. Other than limited events and training exercises open to non-members, the public will only have access to the research and development office park. The PMUD will provide frequency limitations for public (non-member) events, exhibitions, and training exercises based on projected traffic impacts. 5. The event center is primarily an indoor open flexible space that can be customized for various member and invited guest activities including manufacturer, corporate and charity events that typically include a variety of driving experiences. 6. The drive center is a small building in a central location of Area B that supports education and coaching of members and guests actively driving the circuits. The ground level includes covered parking. The second level is an open flexible space that can be split into separate spaces/classrooms and also provides access via a pedestrian skybridge across the P1 Track to the member clubhouse. Page 72 of 232 EXHIBIT A-3: P1MC SPECIAL DISTRICT REGULATORY STANDARDS 7. Required open space can include parks; recreation areas; bicycle and pedestrian paths and facilities; common open space; common landscaping or planting areas; floodways; lakes; passive recreation areas; required landscape and common areas; playgrounds and active recreation areas; agricultural activities not involving any activities within an enclosed or covered structure; lakes, ponds, and waterways in private ownership; but not including swimming pools, tennis courts and/or other impervious activity areas, and not more than 30% of the stormwater detention and retention facilities. Outside of the track areas, the amenities, recreation areas, and other open space shall be connected by sidewalks and trails. Open space shall be delineated in the PMUD. 8. Exterior lighting shall be downcast and shielded to minimize light trespass. The residential areas, research & development park, and garagemahals will have standard street lighting. Driving areas may utilize lighting for limited nighttime driving activities, with frequency limitations set forth in the PMUD. 9. Maximum square feet of uses and number of dwelling units are established as follows: a. Garagemahals and paddock garages: up to 900,000 SF b. Clubhouse with café/restaurant and store with convenience items: up to 30,000 SF c. Drive center: up to 15,000 SF d. Event center: up to 40,000 SF e. Research and development park (“R&D Park,” automotive research, assembly, and manufacturing activities that do not impose undesirable noise, vibration, odor, dust, or other offensive effects on the surrounding area: up to 400,000 SF f. Additional auto storage (in R&D Park): up to 222,500 SF g. Dwelling units: up to 125 units h. Two main circuits: up to 6.7 miles i. Karting/Autocross circuit: up to 1.0 mile j. Off-road circuit: up to 20 acres k. Skid pad: up to 4.6 acres l. Corporate offices: up to 5,000 SF m. Site and facility operations: up to 5,000 SF n. Gate house: up to 500 SF 10. Overnight occupancy within Garagemahal units, where authorized by the PMUD, shall be limited in nature with infrequent occurrence as these uses are not intended to provide full-time occupancy or be dwelling units that are frequently occupied. In accordance with the Special District designation requirement to maintain consistent entitlements as allowed in the current AG-5 future land use, the project may utilize no more than 125 garagemahals as overnight accommodations, which would be equivalent to the ability to develop guest homes in the AG-5 designation. Limitations on garagemahal overnight stays shall be included in the PMUD. The Applicant has agreed to prohibit short term rentals within deed restrictions and/or other binding operative documents. Page 73 of 232 EXHIBIT A-3: P1MC SPECIAL DISTRICT REGULATORY STANDARDS 11. The PMUD shall include a public safety plan that emphasizes fire and emergency services response and on-site life safety services. 12. A PMUD application shall include a detailed traffic analysis accurately reflecting each proposed use and their attributes. 13. The PMUD application shall include a noise study and the PMUD design shall minimize noise impacts to adjacent residential properties to the east and north using berms, walls, and plantings. The P1MC will self-enforce sound limits of 103dB and will exclude any car from engaging in any activities if it exceeds 103dB (measured at approximately 50 feet from the source point.) 14. Hours of operation shall be daytime hours for the airfield and dawn to two hours after sunset for the circuits and skid pad. 15. Children must remain under the direct supervision of their guardian(s) at all times. 16. The following development standards apply: a. Maximum impervious surface: 40% b. Maximum building coverage: 10% c. Maximum building height: 45 feet (except for utility structures, safety tower & cell tower) d. Maximum setback for circuits/tracks and other motor club-related paved areas: 200 feet between north and east property lines and edge of pavement or track e. Minimum right-of-way buffer width: i. R&D Park (north side): 80 feet ii. Residential (north side): 50 feet iii.Residential (east side): 50 feet iv.All others (including lake area): 10 feet f. Maximum number of member licenses: 1,200 g. Minimum open space: 35% Page 74 of 232 Ordinance No. 2303-0XX Page 1 . ORDINANCE No. 2023-XXX FILE NO.: FLUMA-2303-000021 AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY, FLORIDA, AMENDING THE ADOPTED COMPREHENSIVE PLAN FUTURE LAND USE MAP TO INCLUDE THE P1 MOTOR CLUB SPECIAL DISTRICT WITH REGULATING STANDARDS FOR A +-629-ACRE PROPERTY LOCATED AT THE SOUTHWEST CORNER OF OKEECHOBEE ROAD AND SUMMERLIN ROAD; PROVIDING FOR FINDINGS; PROVIDING FOR CONFLICTING PROVISIONS; PROVIDING FOR SEVERABILITY; PROVIDING FOR APPLICABILITY; PROVIDING FOR FILING WITH THE FLORIDA DEPARTMENT OF STATE; PROVIDING FOR FILING WITH THE FLORIDA DEPARTMENT OF COMMERCE; PROVIDING FOR AN EFFECTIVE DATE; AND PROVIDING FOR ADOPTION. WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, based on the testimony and evidence, including but not limited to the staff report, has made the following determinations: 1. On January 9, 1990, the Board of County Commissioners of St. Lucie County, Florida, adopted the St. Lucie County Comprehensive Plan. 2. The Board of County Commissioners of St. Lucie as the governing body of St. Lucie County having jurisdiction over this application pursuant to Chapter 163, Florida Statues, is authorized and empowered to consider amendment to the adopted Comprehensive Plan of St. Lucie County. 3. On July 20, 2023, the St. Lucie County Planning and Zoning Commission acting as the Local Planning Agency held a public hearing, of which due notice was published in the St. Lucie News Tribune, and recommended approval/disapproval of the proposed amendment to the Board of County Commissioners. 4. On ________, 2023, the Board of County Commissioners of St. Lucie County, Florida held the required public hearing, of which due notice was placed in the St. Lucie News Tribune and approved/denied transmittal to the Florida Department of Commerce; and 6. On __________, 2023, the Board of County Commissioners of St. Lucie County, Florida held a public hearing, of which due notice was placed in the St. Lucie News Tribune and deemed the adoption of the amendments to the Comprehensive Plan to be in the best interests of the citizens and residents of the County. Page 75 of 232 Ordinance No. 2303-0XX Page 2 . NOW, THEREFORE, BE IT ORDAINED by the Board of County Commissioners of St. Lucie County, Florida: A. ADOPTION OF THE AMENDMENT The Board of County Commissioners does/does not hereby adopt the amendment to the St. Lucie County Comprehensive Plan, attached herein as Exhibit A. B. FINDING OF CONSISTENCY The Board of County Commissioners of St. Lucie County, Florida, specifically determines that the approval of this amendment to the adopted Comprehensive Plan Future Land Use Element is internally consistent with the goals, objectives and policies contained in the St. Lucie County Comprehensive Plan and provides for the recognition that impacts of this approval on the public facilities of St. Lucie County will not occur until such time as a Final Development Order for development on this property is issued. C. CHANGES TO THE COMPREHENSIVE PLAN AND FUTURE LAND USE MAP The St. Lucie County Planning and Development Services Director is hereby authorized and directed to cause these changes to be made in the Future Land Use Map of the Future Land Use Element of the St. Lucie County Comprehensive Plan and to make notation of reference to the date of adoption of this Ordinance. D. CONFLICTING PROVISIONS Special acts of the Florida Legislature applicable only to unincorporated areas of St. Lucie County, County Ordinances and County Resolutions, or parts thereof, in conflict with the Ordinance are hereby superseded by this Ordinance to the extent of such conflict. E. SEVERABILITY If any portion of this Ordinance is for any reason held or declared to be unconstitutional, inoperative or void, such holding shall not affect the remaining portions of this Ordinance. If this Ordinance or any provisions thereof shall be held to be inapplicable for any person, property, or circumstances, such holding shall not affect its applicability to any other person, property or circumstances. Page 76 of 232 Ordinance No. 2303-0XX Page 3 . F. APPLICABILITY OF ORDINANCE This Ordinance shall be applicable as stated in Paragraph A, B, and C. G. FILING WITH THE DEPARTMENT OF STATE The Clerk is hereby directed forthwith to send a certified copy of the Ordinance to the Bureau of Laws, Department of State, The Capitol, Tallahassee, Florida, 32304. H. FILING WITH THE STATE LAND PLANNING AGENCY The Planning and Development Services Director shall send a certified copy of the Ordinance to the Department of Commerce, Community Planning and Development Programs, 107 East Madison Street, Caldwell Building, Tallahassee, Florida 32399-4120. I. EFFECTIVE DATE This Ordinance shall take effect thirty-one (31) days after the adoption. If the Ordinance is challenged within thirty (30) days after adoption, the Ordinance shall not be effective until the State Land Planning Agency or Administration Commission respectively issues a final order finding the adopted amendment in compliance in accordance with Section 163.3184(10), Florida Statues. J. CODIFICATION This Ordinance, upon its effective date, shall be codified by incorporating any contained changes into the St. Lucie County Comprehensive Plan. K. ADOPTION. After motion and second, the vote on this ordinance was as follows: Cathy Townsend, Chair XXX Linda Bartz, Vice-Chair XXX Chris Dzadovsky, Commissioner XXX Larry Leet, Commissioner XXX Jamie Fowler, Commissioner XXX Page 77 of 232 Ordinance No. 2303-0XX Page 4 . PASSED AND DULY ENACTED this day of _, 2023. Attest: Board of County Commissioners St. Lucie County, Florida By: Deputy Clerk Chair Approved As To Form and Correctness: By: County Attorney Page 78 of 232 Ordinance No. 2303-0XX Page 5 . Exhibit “A” (Note: Draft Special District Regulation Standards, below, are subject to Amendment during review and public hearing(s)) COMPREHENSIVE PLAN FUTURE LAND USE MAP – P1 MOTOR CLUB SPECIAL DISTRICT AMENDMENT P1MC Special District Regulation Standards 1. The P1 Motor Club (P1MC) Special District, located south of Okeechobee Road and west of Summerlin Road, will be guided by the following standards and a future Planned Mixed Use Development (PMUD) zoning district to create a private motorsports club that provides mostly paved, private roads designed for high-performance driving in a controlled and therefore safer environment. The project will be served by a self-contained package treatment for water and wastewater and will also include various resort amenities. Project completion is anticipated to be 2044. The 629-acre site will be comprised of four connected areas: Area A:P1 Circuit, Club and Community Overview Area B:Motorsports Complex Area C:Research and Development Park Area D:Airfield Runway Page 79 of 232 Ordinance No. 2303-0XX Page 6 . 2. Club members will purchase garagemahals, which are storage units for vehicles that are driven on the development’s private road courses. A garagemahal is a private, flexible space for automotive storage and can be customized for entertainment and overnight stays. The units will be sold only to club members ready for automotive storage and will be sold as empty space with electric, HVAC and connections for water and sewer for the owner’s customization. At a minimum, fifty-one (51%) percent of the unit’s square footage will be utilized for storage, and the unit cannot be homesteaded. 3. Club amenities will include a clubhouse, gym, outdoor pool, outdoor courts, sidewalks and walking trails, vehicle service area, event center, drive center and enclosed auto/RV storage. 4. P1MC is not a spectator facility. All guests on site must be participants in the day’s activities. Other than limited events and training exercises open to non-members, the public will only have access to the research and development office park. The PMUD will provide frequency limitations on public (non- member) events, exhibitions, and training exercises based on projected traffic impacts. 5. The event center is primarily indoor open flexible space that can be customized for various member and invited guest activities including manufacturer, corporate and charity events that typically include a variety of driving experiences. Page 80 of 232 Ordinance No. 2303-0XX Page 7 . 6. The drive center is a small building in a central location of Area B that supports education and coaching of members and guests actively driving the circuits. The ground level includes covered parking. The second level is an open flexible space that can be split into separate spaces/classrooms and also provides access via a pedestrian skybridge across the P1 Track to the member clubhouse. 7. Required open space can be parks; recreation areas; bicycle and pedestrian paths and facilities; common open space; common landscaping or planting areas; floodways; lakes; passive recreation areas; required landscape and common areas; playgrounds and active recreation areas agricultural activities not involving any activities within an enclosed or covered structure; lakes, ponds, and waterways in private ownership; but not including swimming pools, tennis courts and/or other impervious activity areas, and not more that 30% of stormwater detention and retention facilities. Outside of the track areas, the amenities, recreation areas, and other open space shall be connected by sidewalks and trails. Open space shall be delineated in the PMUD. 8. Exterior lighting shall be downcast and shielded to minimize light trespass. The residential areas, research & development park, and garagemahals will have standard street lighting. Driving areas will utilize lighting for limited nighttime driving activities (frequency limitations will be set forth in the PMUD). 9. Maximum square feet of uses and number of dwelling units are established as follows. a. Garagemahals and paddock garages: 900,000 SF b. Clubhouse with café/restaurant and store with convenience items: 30,000 SF c. Drive center: 15,000 SF d. Event center: 40,000 SF e. Research and development park (“R&D Park,” automotive research, assembly, and manufacturing activities that do not impose undesirable noise, vibration, odor, dust, or other offensive effects on the surrounding area: 400,000 SF f. Additional auto storage (in R&D Park): 222,500 SF g. Dwelling units: 125 units h. Two main circuits: 6.7 miles i. Karting/Autocross circuit: 1.0 mile j. Off-road circuit: 20 acres k. Skid pad: 4.6 acres l. Corporate offices: 5,000 SF m. Site and facility operations: 5,000 SF n. Gate house: 500 SF 10. Overnight occupancy in Garagemahal units, where authorized by the PMUD, shall be limited in nature with infrequent occurrence as these uses are not intended to provide traditional lodging or be full residential units that are frequently occupied. In keeping with the Special District requirement to not increase entitlements over what would be allowed in the current AG-5 future land use, the project may utilize no more than 125 garagemahals as overnight accommodations, which would be equivalent to the AG-5 guest homes. Limitations on garagemahal overnight stays shall be included in the PMUD. Short term rentals are prohibited. Page 81 of 232 Ordinance No. 2303-0XX Page 8 . 11. The PMUD shall include a public safety plan that emphasizes fire and emergency services response and on-site life safety services. 12. A PMUD application shall include a detailed traffic analysis accurately reflecting each use and their attributes. 13. The PMUD application shall include a noise study and the PMUD design shall minimize noise impacts on residents to the east using berms, walls, and plantings. The P1MC will self-enforce sound limits of 103dB, and will exclude any car from engaging in any activities if it exceeds 103dB (measured at approximately 50 feet.) 14. Hours of operation shall be daytime hours for the airfield and dawn to two hours after sunset for the tracks. 15. Children must remain under the direct supervision of their guardian(s) at all times. 16. The following development standards apply: a. Maximum impervious surface: 40% b. Maximum building coverage: 10% c. Maximum building height: 45 feet (except for utility structures, safety tower & cell tower) d. Maximum setback for circuits and other motor club-related paved areas: 200 feet between north and east property lines and edge of pavement or track e. Minimum right-of-way buffer width: i. R&D Park (north side): 80 feet ii. Residential (north side): 50 feet iii. Residential (east side): 50 feet iv. All others (including lake area): 10 feet f. Maximum number of member licenses: 1,200 g. Minimum open space: 35% Page 82 of 232 P1 Motor Club Exhibit B-1 Location Map St. Lucie County, FL '--.. ..., _____ !Florida Turnpike1•-------. 1---St Lucie Blvd- ----orange Ave/ SR 68·----... -+---...... :....... ________ orange Ave/ SR 68-�--1.-----➔�i.-----...--♦ 1i Prepared by: • <DES I G N �STU DI 0 (") 0 C ::, � rs· <D (") Q) ::, !!!. ::tl a. G') <D 3 Q) ::, '< (") Q) ::, !!!. ;o C. (") ,:,'" (") Q) ::, !!!. en ::, <D <D C. ;o C. (") !!1 g ::, Aero Acres en ::i:: <D Q) C. � (") Q) ::, !!!. ;o C. Fair en :,-::, ::, ;o C. en :,-::, (") ::, Q) ::, ;o !!!. C. ;o C. .a i .,c., t W Midway Rd Tradition Pkwy f SW Oiscove,y Way • North Date:02/16/23 Project #: 2022-16 Page 83 of 232 P1 Motor Club Exhibit B-2 Aerial Map St. Lucie County, FL Prepared by: • �DES I G N ::cS T U D I 0 North Date:02/16/23 Project #: 2022-16 Page 84 of 232 P1 Motor Club Exhibit B-3 Existing Future Land Use Map St. Lucie County, FL - Prepared by: • I I I I I I L. �DES I G N ::cS T U D I 0 - -- Site ----11 I en C: _3_ J C'D .., :l ----11:;o a D AG-5 -Agricultural 1 du/ 5 ac. - - -1/4 Mile Radius 1 __ North Date:02/16/23 Project #: 2022-16 Page 85 of 232 P1 Motor Club Exhibit B-4 SFWMD Reservoir Map St. Lucie County, FL Prepared by:• �DES I G N ::cS T U D I 0 AG-5 Orange Ave / SR 68 NORTH RESERVOIR 2,438 Ac with 30,000 Ac -Feet of Storage f ·1 0.50 M, es VI C: 3 3 SOUTH RESERVOIR 4,610 Ac with � 5· 61,900 Ac -Feet of Storage ;a C. G) (1) "' :, '< () "' :::, 2!. .,.. ;a C. () "' :!. () :::, ;a C. () � s :, ;a C. I Orange Ave / SR 68 VI :, (1) Kc y Rd (1) C. ;a C. ..., or::, "'C) ..� STORMWATER TREATMENT AREA 2,568 Ac with 4,750 Ac -Feet of Storage Okeechobee Rd / SR 70 Aero Acres �Carlton '"Counrty Estates 0. �� VI ::c (1) "' C. !!! () .,, :,: !!!. ;a c.• . 0 VI ::c (1) "' C. !!! l, � :, "' ;a C. ...,, or:: ..Cl � C\ VI _;; &-:,-i ;; :, +-< :, "' ;a 0. C. V, ,,.. �� X, 0. Flume Rd Car Ion Adams Rd tJ l:j W Midway I VI :,-:, :::, � • North Date:02/16/23 Project #: 2022-16 Page 86 of 232 P1 Motor Club Exhibit B-5 Detail SFWMD Reservoir Map St. Lucie County, FL Prepared by: • <DES I G N �STU DI 0 North Date:02/16/23 Project #: 2022-16 Page 87 of 232 P1 Motor Club Exhibit B-6 Regional Context Map St. Lucie County, FL ---Orange Ave/ SR 6a-------�--....,.--;.....-+---0� Prepared by: • �DES I G N ::cS T U D I 0 "' C 3 3 " ::,_ 5· " ,�-, I h- () 0 C: ::, .-+-'< r 5· CD () ., ::, !!!. I () ::, ::0 a. I AeroJ Acres 7J .., F,----r----�.....;� :;; 0 "' 5 Cj 1ty of PSL City of PSL Tradition Pkwy SW Discovery Way • North Date:02/16/23 Project #: 2022-16 Page 88 of 232 Suggested Motions to Recommend Approval or Denial OF THE FLUMA MOTION TO APPROVE AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING, INCLUDING THE STAFF PRESENTATION, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION OF ST. LUCIE COUNTY RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS TRANSMIT THE PROPOSED AMENDMENT OF THE FUTURE LAND USE MAP TO CHANGE THE FUTURE LAND USE DESIGNATION TO SD (SPECIAL DISTRICT) ON +/- 629 ACRES AND TO ESTABLISH REGULATORY STANDARDS FOR THE SD AS RECOMMENDED BY STAFF BECAUSE [CITE REASON(S) WHY – PLEASE BE SPECIFIC] MOTION TO DENY AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING, INCLUDING THE STAFF PRESENTATION, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION OF ST. LUCIE COUNTY RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS NOT TRANSMIT THE PROPOSED AMENDMENT OF THE FUTURE LAND USE MAP TO CHANGE THE FUTURE LAND USE DESIGNATION TO SD (SPECIAL DISTRICT) ON +/- 629 ACRES AND TO ESTABLISH REGULATORY STANDARDS FOR THE SD AS RECOMMENDED BY STAFF BECAUSE [CITE REASON(S) WHY – PLEASE BE SPECIFIC] Page 89 of 232 22-454 BO U N D A R Y S U R V E Y RE V I S I O N C O M M E N T S DA T E 10250 VILLAGE PARKWAY UNIT 201 PORT ST. LUCIE, FL 34987 ' 772-462-2455 8 www.edc-inc.com F.B.P.E. CERTIFICATE OF AUTHORIZATION 9935 L.B. CERTIFICATE OF AUTHORIZATION 8098 ENGINEERS SURVEYORS ENVIRONMENTAL 10250 VILLAGE PARKWAY UNIT 201 PORT ST. LUCIE, FL 34987 ' 772-462-2455 FO R : F R P L A N D D E V E L O P M E N T LA N D L Y I N G I N SE C . 5 - 8 , T W N S H P . 3 6 S O U T H , R G E . 3 8 E A S T ST . L U C I E C O U N T Y , F L O R I D A OF 2 06 / 2 9 / 2 3 AD D T I T L E C O M M I T M E N T - R J B Z: \ E D C - 2 0 2 2 \ 2 2 - 4 5 4 - F R P L a n d D e v e l o p m e n t - 5 3 2 5 S u m m e r l i n R o a d \ S U R V E Y \ D w g - P D F \ S u r v e y \ 2 2 - 4 5 4 B N D Y . D W G , 6/ 2 9 / 2 0 2 3 2 : 4 0 P M CO P Y R I G H T : 2 0 2 0 B Y E D C - I N C : T H I S F I R M E X P R E S S L Y R E S E R V E S T H E I R E X C L U S I V E C O M M O N L A W C O P Y R I G H T A N D I N T E L L E C T U A L P R O P E R T Y R I G H T S T O T H E S E D R A W I N G S W H I C H M A Y N O T B E D I S P E R S E D , R E P R O D U C E D , C H A N G E D O R C O P I E D I N A N Y F O R M O R M A N N E R , N O R A R E T H E Y T O B E A S S I G N E D T O A N Y P A R T Y W I T H O U T T H E W R I T T E N C O N S E N T O F T H I S F I R M . TH I S D O C U M E N T , T O G E T H E R W I T H T H E C O N C E P T S A N D D E S I G N S P R E S E N T E D H E R E I N , A S A N I N S T R U M E N T O F S E R V I C E , I S I N T E N D E D O N L Y F O R T H E S P E C I F I C P U R P O S E A N D C L I E N T F O R W H I C H I T W A S P R E P A R E D . R E U S E O F A N D I M P R O P E R R E L I A N C E O N T H I S D O C U M E N T W I T H O U T W R I T T E N A U T H O R I Z A T I O N A N D A D O P T I O N B Y E D C , I N C . S H A L L B E W I T H O U T L I A B I L I T Y T O E D C , I N C . MT O RJ B 22 - 4 5 4 B N D Y . D W G GH Ju n e 2 9 , 2 0 2 3 CH E C K E D B Y DR A W N B Y FI L E N A M E SC A L E DA T E FI E L D C R E W 1 AS S H O W N LEGAL DESCRIPTION (PARENT PARCEL PER TITLE): LEGAL DESCRIPTION (SUBJECT PARCEL-PREPARED BY EDC, INC.): SURVEYORS NOTES AND REPORT: SYMBOL & ABBREVIATION LEGEND: VICINITY MAP NO SCALE SITE SEC. 5, 6, 7 & 8, TWP. 36S, RNG. 38E 1"=1000' DETAIL "A" 1"=30' SITE 56 7 8DETAIL "B" 1"=30' DETAIL "C" 1"=30' DETAIL "D" 1"=30' BOUNDARY SURVEY FOR: FRP LAND DEVELOPMENT SC+EDULE B-II ITEMS (PARENT PARCEL) TITLE COMMITMENT PREPARED BY )IRST AMERICAN TITLE INSURANCE COMPANY COMMITMENT - COMMITMENT DATE: NOVEMBER , , AT : AM Michael T Owen Digitally signed by Michael T Owen Date: 2023.06.29 15:35:51 -04'00' Page 90 of 232 22-454 BO U N D A R Y S U R V E Y RE V I S I O N C O M M E N T S DA T E 10250 VILLAGE PARKWAY UNIT 201 PORT ST. LUCIE, FL 34987 ' 772-462-2455 8 www.edc-inc.com F.B.P.E. CERTIFICATE OF AUTHORIZATION 9935 L.B. CERTIFICATE OF AUTHORIZATION 8098 ENGINEERS SURVEYORS ENVIRONMENTAL 10250 VILLAGE PARKWAY UNIT 201 PORT ST. LUCIE, FL 34987 ' 772-462-2455 FO R : F R P L A N D D E V E L O P M E N T LA N D L Y I N G I N SE C . 5 - 8 , T W N S H P . 3 6 S O U T H , R G E . 3 8 E A S T ST . L U C I E C O U N T Y , F L O R I D A OF 2 06 / 2 9 / 2 3 AD D T I T L E C O M M I T M E N T - R J B Z: \ E D C - 2 0 2 2 \ 2 2 - 4 5 4 - F R P L a n d D e v e l o p m e n t - 5 3 2 5 S u m m e r l i n R o a d \ S U R V E Y \ D w g - P D F \ S u r v e y \ 2 2 - 4 5 4 B N D Y . D W G , 6/ 2 9 / 2 0 2 3 2 : 4 0 P M CO P Y R I G H T : 2 0 2 0 B Y E D C - I N C : T H I S F I R M E X P R E S S L Y R E S E R V E S T H E I R E X C L U S I V E C O M M O N L A W C O P Y R I G H T A N D I N T E L L E C T U A L P R O P E R T Y R I G H T S T O T H E S E D R A W I N G S W H I C H M A Y N O T B E D I S P E R S E D , R E P R O D U C E D , C H A N G E D O R C O P I E D I N A N Y F O R M O R M A N N E R , N O R A R E T H E Y T O B E A S S I G N E D T O A N Y P A R T Y W I T H O U T T H E W R I T T E N C O N S E N T O F T H I S F I R M . TH I S D O C U M E N T , T O G E T H E R W I T H T H E C O N C E P T S A N D D E S I G N S P R E S E N T E D H E R E I N , A S A N I N S T R U M E N T O F S E R V I C E , I S I N T E N D E D O N L Y F O R T H E S P E C I F I C P U R P O S E A N D C L I E N T F O R W H I C H I T W A S P R E P A R E D . R E U S E O F A N D I M P R O P E R R E L I A N C E O N T H I S D O C U M E N T W I T H O U T W R I T T E N A U T H O R I Z A T I O N A N D A D O P T I O N B Y E D C , I N C . S H A L L B E W I T H O U T L I A B I L I T Y T O E D C , I N C . MT O RJ B 22 - 4 5 4 B N D Y . D W G GH Ju n e 2 9 , 2 0 2 3 CH E C K E D B Y DR A W N B Y FI L E N A M E SC A L E DA T E FI E L D C R E W 2 AS S H O W N LINE TABLE:CURVE TABLE: Page 91 of 232 FUTURE LAND USE ELEMENT GOALS, OBJECTIVES AND POLICIES Goal 1.1: Ensure the highest quality living environment possible, through a mixture of land uses reflecting the needs and desires of the local residents and how they want their community to develop. The goal shall be implemented by strictly enforced building, zoning and development codes based on objectives and policies that will enhance St. Lucie County's natural and man-made resources while minimizing any damage or threat of degradation to the health, safety and welfare of the county's citizens, native wildlife and environment, through incompatible land uses. Objective 1.1.1: Land Use. Maintain the Future Land Use Map land with the following use designations to portray the future development patterns of St. Lucie County. Policy 1.1.1.1 - The following land use designations/intensities, as indicated on the Future Land Use Maps are provided as the pattern for the future development of the area within unincorporated St. Lucie County. Future Land Use Designation Residential Density Max Height4 (For Buildings) Max Lot Coverage (For Buildings) AG-5 Agriculture-5 1 du/5 acres (0.2 du/1 acre) - - AG-2.5 Agriculture-2.5 1 du/2.5 acres (0.4 du/1 acre) - - RE Residential Estate 1 du/a acre - - RS Residential Suburban 2 du/1 acre - - RU Residential Urban 5 du/1 acre - - RM Residential Medium 9 du/ 1 acre - - RH Residential High 15 du/ 1 acre - - R/C Residential/Conservation 1 du/5 acres (0.2 du/1 acre) - - Cpub Conservation-Public 0 du1 20 ft 5-10% COM Commercial 0 du1.5 60 ft3 40—50% IND Industrial 0 du1 80 ft 40—50% P/F Public Facilities 0 du1 80 ft 40—50% T/U Transportation/Utilities 0 du1 40 ft6 40—50% MXD Mixed Use Development 0.2-15 du/acre2.5 80 ft 40—50% H Historic 0 du1 40 ft 40—50% SD Special District 0.2-15 du/acre 80 ft 40—50% TVC Towns, Villages, & Countryside Variable pursuant to special areas plan. See TVC Element Goals, Objectives, and Policies. 1-9 du/acre - - Notes: 1 Residential uses permitted under specific conditions only. Refer to Zoning/Land Development Code for special restrictions in individual zoning districts. 2 Maximum Densities subject to compliance with intensity with intensity plans for each mixed use area, as set forth in Policy 1.1.8.4 3 For motel or hotel uses, the building spacing formula as identified in the Land Development Code shall be used to establish maximum building height, unless otherwise stipulated in the Hutchinson Island Building Height Overlay Zone section of the Land Development Code, or unless otherwise restricted by Code or Ordinance of the County. 4 Unless otherwise stipulated in the Hutchinson Island Height Overlay Zone section in the Land Development Code 5 Motels/hotels shall be allowed up to 36 units/acre. 6 The height of the Treasure Coast Airport shall be regulated by the Airport Zone Height Limitations established in Section 4.00.03, of the Land Development Code, as reviewed and approved by the Federal Aviation Administration (FAA). Page 92 of 232 St. Lucie County 1-1 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Policy 1.1.1.2 - The County’s land use categories shall be described as follows: A. Agricultural-5 (AG-5) The AG-5 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 and nonresidential development under the following criteria: • All residential and nonresidential 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 0.20 units per gross acre (one unit per 5 gross acres). B. Agricultural-2.5 (AG-2.5) The AG-2.5 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 and nonresidential development under the following criteria: • All residential and nonresidential 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 0.40 units per gross acre (one unit per 2.5 gross acres). C. Residential Estate (RE) The Residential Estate (RE) land use category is intended to act as a transitional area between the agricultural areas and the more intense residential areas in the eastern portion of the County. This category is found predominantly along the western edge of the urban form, but is also appropriate for areas of special environmental concern such as along the North Fork of the St. Lucie River and the Indian River Lagoon. Page 93 of 232 St. Lucie County 1-3 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs and restrictions as set forth in the Land Development Code. Medium density residential land uses can act as a transition between the lower intensity RU areas and the more intense land use designations. Zoning applications within the RM land use area include single-family, multifamily, or PD zoning. G. Residential High (RH) Areas designated Residential High (RH) are intended to accommodate high density development, not to exceed 15 dwelling units per gross acre. In order to develop at this intensity, it must be possible to connect into a central water and wastewater service facility, and the subject property must be located in an area of the County which has available all urban services and facilities including fire protection, police, recreation, roadways, and schools. Limited nonresidential uses may be appropriate, in accordance with applicable standards and restrictions as set forth in the Land Development Code. H. Mixed Use Development (MXD) The intent of the Mixed Use Development (MXD) designation is to identify those areas where innovative land use concepts are encouraged. Application of this district should be with prudence, and should be only to those areas where traditional land use classifications do not afford the desired flexibility and community input in land use planning necessary to address local concerns. Candidates for this district include all I-95 interchange areas, the Treasure Coast International Airport, Community Development Districts created pursuant to Chapter 190, Florida Statutes and areas of special or unique environmental consideration that may not be appropriate for traditional land use designations. Uses within the areas classified as Mixed Use should be segregated as to intensity and indicated in the form of a concept master plan which is to be included as a part of the land use designation process. The following criteria, in addition to those as cited in Objective 1.1.7 (PUD, PNRD & PMUD), are to be used in the development of Mixed Use areas: • Unless otherwise compliant with the identified intensity classification, any change in zoning shall be to the Planned Unit Development (PUD), Planned Non- Residential Development (PNRD) or Planned Mixed Use Development (PMUD), as described in the St. Lucie County Land Development Code. Those properties with compatible existing zoning designations are encouraged to develop under the PUD, PNRD or PMUD regulations. • Residential development shall be regulated by the intensity district in which it is to take place. In no case should gross residential density exceed 15 du/ac. • All uses shall be compatible with adjacent land uses. I. Special District (SD) The intent of the Special District (SD) designation is to identify those areas where specific uses or combinations of uses are anticipated. SD designated areas include previously approved Community Development Districts, areas for which a site specific development plan or concept has been granted, or areas which by their location have specific issues and concerns for their development. Residential densities within an area designated as a Special District are limited to what the current land use designation authorizes. Any increase over the present designation may be considered only through the Plan Amendment process. Page 94 of 232 St. Lucie County 1-6 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Policy 1.1.1.3 – The Future Land Use Map establishes the proposed long-range distribution and general use of property within the county. The following table shall be used to determine consistency of future land use designations and zoning districts to identify compatible zoning districts. Any zoning district that is not consistent with the Future Land Use designation according to the Consistency Matrix, shall not be applied for, permitted, or approved; without a corresponding proposed future land use map amendment request. Zoning Districts FUTURE LAND USE CATEGORIES AG-5 AG-2.5 RE RS RU RM RH R/C Cpub COM IND P/F MXD SD H T/U TVC AG-5 Agriculture-5 X X X X X X X AG-2.5 Agriculture-2.5 X X X X X AG-1 Agricultural - 1 X X X X X R/C Residential/ Conservation X X X X X X X X AR-1 Agricultural, Residential - 1 X X X X X RE-1 Residential, Estate - 1 X X X X X RE-2 Residential, Estate - 2 X X X X X RS-2 Residential, Single-Family - 2 X X X X X RS-3 Residential, Single-Family - 3 X X X X RS-4 Residential, Single-Family - 4 X X X X RM-5 Residential, Multi-Family - 5 X X X X RMH-5 Residential, Mobile home - 5 X X X X RM-7 Residential, Multi-Family - 7 X X X RM-9 Residential, Multi-Family - 9 X x X RM-11 Residential, Multi-Family - 11 X X RM-15 Residential, Multi-Family - 15 X X CN Commercial, Neighborhood X X X X X X X X X X CO Commercial, Office X X X X X X X X X X CG Commercial, General X X X X CR Commercial, Resort X X IL Industrial, Light X X X IH Industrial, Heavy X X X Page 95 of 232 St. Lucie County 1-7 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs IX Industrial, Extraction X X X X X X X X X X X X U Utilities X X X X X X X X X X X X X X X X X I Institutional X X X X X X X X X X X X X X X X RF Religious Facilities X X X X X X X X X X X X PCS Planned Country Subdivision X PUD Planned Unit Development X X X X X X X X X X X X X PNRD Planned Non-Residential Development X X X X X X X X X X X X X X PMUD Planned Mixed Use Development X X X X X X X X X X X X X X PRW Planned Retail/Workplace X X PTV Planned Town or Village X X HIRD Hutchinson Island Residential District X X X X X X X X X X RVP Recreational Vehicle Park X X CPUB Conservation Public X X X X X X X X X X X X X X X X X Policy 1.1.1.4 – Notwithstanding the density limitations set forth in Policies 1.1.1.1 and 1.1.1.2 land upon which a lawfully established residential dwelling unit exists (single family residence or mobile home) shall be entitled to a density of one dwelling unit per each recognized lawfully established unit. Such lawfully-established dwelling unit(s) shall not be considered as nonconforming as to the density provisions of Policies 1.1.1.1 and 1.1.1.2 and the St. Lucie County Land Development Code. Policy 1.1.1.5 – St. Lucie County shall review land use designations, zoning districts and consider the creation of appropriate standards for the permitting of accessory dwelling units in single-family residential or agricultural zoning districts, while maintaining the single-family character of the primary single-family dwelling unit and the neighborhood. An “accessory dwelling unit” shall mean an ancillary or secondary living unit, that has a separate kitchen, bathroom, and sleeping area, existing either within the same structure, or on the same lot, as the primary dwelling unit. Objective 1.1.2: Growth Management. St. Lucie County shall manage how and where growth occurs by using sustainable development and balanced planning practices. The County shall manage the land use patterns designated on the Future Land Use Map comprehensively, consistently, and effectively to enhance the quality of life for its citizens, promote economic vitality, and accommodate projected population growth and development in an environmentally acceptable manner. Policy 1.1.2.1 – The adopted Future Land Use Map Series and any amendments shall promote responsible growth management practices. When considering any amendment to the Future Land Use Maps of the County’s Comprehensive Plan, the County Page 96 of 232 St. Lucie County 1-8 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Commission shall make the following findings, supported by the other elements of this Plan, prior to taking any approval actions granting an individual amendment to the Future Land Use Maps: 1. That the property under land use amendment application is adjunct to, or within no more than one-quarter mile of the same or greater type of land use classification. 2. That the property under land use amendment consideration lies within the Five Year Capital Improvement Program of the Water and Wastewater Master Plan for St. Lucie County (or can be reasonably accommodated with an amendment to the Master Plan) or otherwise meets the requirements of Policy 1.1.5.4 [formerly Policy 1.1.5.3]. Policy 1.1.2.2 – In accordance with Florida Statutes, proposed future land use map amendments to the County’s Comprehensive Plan, shall be based upon the following analyses: 1. An analysis of anticipated growth; 2. An analysis of the availability of facilities and services; 3. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site; 4. An analysis of compatibility of adjacent land uses; and 5. An analysis of the need for job creation, capital improvement, and economic development that will strengthen and diversify the community’s economy; and 6. A consultation with the Florida Department of Transportation when it is determined that a proposed amendment has the potential to affect facilities on the Strategic Intermodal System. Objective 1.1.3: Agricultural Sustainability. Provide in the Land Development Code 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 and allows new development in accordance with the Towns, Villages and Countryside Goals, Objectives and Policies for settlement outside of the urban service boundary within the Special Area Plan for North St. Lucie County. Policy 1.1.3.1 - Require that new developments within the AG-5 and AG-2.5 future land use categories not exceed the gross densities provided in Policy 1.1.1.1, to maintain a distinct and sustainable urban – rural interface. Policy 1.1.3.2 - Any application or petition to divide a lot or parcel of record as of January 9, 1990, in the AG-2.5 or AG-5 future land use categories, into more than forty-five (45) lots, parcels or tracts, shall be approved only through the planned development process consistent with the other Goals, Objectives and Polices of this Plan. If two or more lots, parcels or tracts or combinations of lots parcels or tracts and portions of lots parcels or tracts which are contiguous to other lots parcels or tracts under single or common ownership interest and were of record on January 1, 1990, the lands involved shall be considered to be an undivided parcel for the purposes of this Policy, provided however, that lots, parcels or tracts separated by an ingress/egress, access or roadway easement that was of record on January 1, 1990, but specifically excluding any easement Page 97 of 232 St. Lucie County 1-9 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs limited to utilities, drainage or other non-access purpose, shall not be considered an undivided parcel for the purpose of this Policy. Policy 1.1.3.3 – For any planned development project within the AG-5 and AG-2.5 future land use categories, the PUD may encompass one or more non-contiguous properties. All of the properties that are included within the PUD shall be considered together for the purpose of calculating the maximum allowable density and shall be governed by a single authorizing resolution. Any planned development project developed within the AG-5 and AG-2.5 future land use categories in excess of 400 units shall be required to employ proven innovative planning techniques to reduce the cost of providing public services to the proposed development. Such techniques may include, but are not limited to, providing for a mix of uses consistent with the scope and scale of the development and paying appropriate impact fees or assessments to offset the cost of providing public services. Policy 1.1.3.4 - Provide the means to manage growth within the agricultural land use categories through the orderly delivery of services concurrent with the impacts of development. It is anticipated that over time portions of the agricultural land use categories will be converted to urban uses as services are provided; however, , the physical extension of County provided central sewer and water services shall only occur consistent with the other provisions of this Plan. Policy 1.1.3.5 - The County shall maintain a site assessment process to evaluate the potential conversion of existing or designated agricultural land uses to non-agricultural land uses in a rational and orderly manner. The site assessment process for a conversion shall require as a condition to such conversion that the Board of County Commissioners affirmatively find that the proposed non-agricultural use: a. is compatible with adjacent land uses; b. maintains the viability of continued agricultural uses on adjacent lands; c. contains soils suitable for urban use as defined by the St. Lucie County soil survey; d. is suitable with existing site-specific land characteristics; e. is consistent with comprehensive development plans; f. will have available the necessary infrastructure concurrent with the anticipated demands for development; g. will avoid the extension of the urban services boundary to create any enclaves, pockets, or finger areas; and, h. Could not be feasibly located on non-agricultural land. Policy 1.1.3.6 - Provide adequate buffering and/or setbacks between agriculture and non-agricultural uses to protect such agricultural uses from adverse impacts associated with encroachment of non-agricultural development or creation of nuisances by agricultural operations, with the use of Agricultural Best Management Practices. Policy 1.1.3.7 - The County shall consider and allow for compatible agri-tourism and eco- tourism uses within the Agricultural area. The proposed use shall not negatively impact the agricultural area or natural resources of the site and the proposed facility shall utilize design standards which consider the carrying capacity of the environmental resources, and the intensity and compatibility of the proposed use. No residential or intense commercial development may occur other than that typically related to park service and security functions. Any agri-tourism or eco-tourism facility must be consistent with the Page 98 of 232 St. Lucie County 1-10 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs provisions of the Coastal and Conservation Elements of this Plan. Objective 1.1.4: Implementing Land Development Code. Review and amend, as required, the County's Land Development Code which support the implementation of the Future Land Use Element, and the other components of the St. Lucie County Comprehensive Plan. Policy 1.1.4.1 - The Land Development Code shall maintain the specific and detailed provisions necessary to implement the adopted Comprehensive Plan, and which at as a minimum include the following: a. Regulate the subdivision of land; b. Regulate the use of land, air, and water consistent with all elements of the St. Lucie County Comprehensive Plan, to ensure the compatibility of adjacent land uses and provide for adequate open space; c. Protect those areas designated for conservation purposes or that contain other special environmental habitat as identified in the Future Land Use and other elements of the St. Lucie County Comprehensive Plan; d. Regulate areas subject to seasonal and periodic flooding and provide for drainage and stormwater management; e. Protect potable water wellfields and aquifer recharge areas; f. Regulate signage; g. Provide minimum landscaping standards for all development that encourages the use and protection of native and drought tolerant species in lieu of exotic and water consumptive plants; h. Ensure safe and convenient on-site traffic flow and vehicle parking needs; i. Provide that development orders and development permits shall not be issued which result in a reduction of the levels of service for the affected public facilities below the level of service standards adopted in this and other elements of the St. Lucie County Comprehensive Plan; j. Provide for procedures and time schedules for acceptance of amendments to the St. Lucie County Comprehensive Plan in accordance with the provisions of Section 163.3187, F.S.; and k. Minimize noise and light pollution. Objective 1.1.5: Urban Sprawl. Consider changes to the future land use plan based upon smart growth, energy-efficient land use patterns and discouraging the proliferation of urban sprawl. Policy 1.1.5.1 - Consistent with other policies, encourage the location of urban land use intensities, within the defined urban service boundary and authorize density bonuses or other incentives for developments inside the urban service boundary that conform to the Settlement Principles outlined in Policy 11.1.4.2 (TVC) and provide affordable/workforce housing and/or mixed-use development. Discourage the conversion of property in the suburban areas to higher intensity urban uses except where such conversions conform to the Settlement Principles outlined in Policy 11.1.4.2. Prohibit the conversion of property in the agricultural areas to high intensity urban uses except as specifically permitted or required in the Towns, Villages and Countryside (TVC) Element or other programs designed to preserve agricultural lands as approved by the Board of County Commissioners. Policy 1.1.5.2 - Require that new development be designed and planned in a manner which does not place an economic burden upon the services and facilities of St. Lucie Page 99 of 232 St. Lucie County 1-11 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs County. Policy 1.1.5.3 - Retain an urban service area boundary to restrict the negative impacts of a sprawling low density development pattern and the fiscal burden that pattern of development has on the ability of the community to meet its service needs. Policy 1.1.5.4 - Retain Towns, Villages, and Countryside (TVC) Element to develop North County areas along an urban-to-rural transect with a grid transportation network, interconnected greenway network, and low impact development standards. Policy 1.1.5.5 – St. Lucie County shall follow state standards for brownfields to provide for future brownfield site identification and redevelopment as urban infill projects. The reduction of environmental hazards on existing commercial and industrial sites is vital to the reuse of these areas as sources of employment, housing, recreation, and open space areas. The reuse of industrial land is an important component of sound land use policy for productive urban purposes which help prevent the premature development of agricultural areas, open space areas, and natural areas, and reduce public costs for installing new water, sewer and highway infrastructure. Policy 1.1.5.6 - Future land use map amendment applications that increase the number of potential dwelling units within the unincorporated county, should create a balance of land uses based upon demands of the residential population for the nonresidential needs of an area and allow the operation of real estate markets to provide adequate choices for permanent and seasonal residents and business. Policy 1.1.5.7 – St. Lucie County shall work with FDOT, the Transportation Planning Organization, and adjacent jurisdictions to review coordinated guidelines for Transit Oriented Development (TOD), multimodal systems and design standards for compact, walkable developments. Policy 1.1.5.8 - St. Lucie County shall continue to implement the greenway and trail conceptual plans, in coordination with the federal, state and the adjacent jurisdictions, to provide connectivity between land uses, provide for recreational uses, provide for alternative modes of transportation, and encourage energy efficiency and greenhouse gas reduction. Policy 1.1.5.9 - The County shall continue to support dense, compact development in the Jenkins Special Area Plan corridor which creates a viable road system and supporting multi-modal facilities, and to create an innovative, mixed use neighborhood that increases the internal capture of trips and to include walkable scale and bicycle facilities that increase the variety of modes of transportation used to make internal trips built with adequate open space and recreational resources, and to protect natural resources. Policy 1.1.5.10 – St. Lucie County shall develop, as needed, Land Development Code amendments to implement recommendations of a Green Jobs and Innovation Corridor Charrette which may include green collar job creation, green energy, energy conservation, building standards, landscaping, public meeting places and guidelines to develop the Research Park so that it will encompass the most current green technology available. Policy 1.1.5.11 - Calculate gross residential density on lands that lie above the mean high water elevation and provide for the ability to transfer residential density from wetland and Page 100 of 232 St. Lucie County 1-12 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs other sensitive or unique environmental habitats to upland areas on contiguous property or non-contiguous property. The transfer of density from a portion of a parcel of land to another parcel of land, the density transferred away shall be documented via a restrictive covenant or similar legal instrument which shall not allow density to be reused by transferring density from the same parcel of land again. Objective 1.1.6: Urban Service Area Boundary. In coordination with the other elements of this plan, future development within the Urban Service Boundary shall be directed to areas where urban and community services/facilities can be provided in the most efficient and compact manner so as to discourage the proliferation of urban sprawl. Figure 1: St. Lucie County Urban Service Boundary : Policy 1.1.6.1 - Urban development activities shall be restricted to that area identified as the Urban Service Boundary in the Future Land Use Map series or to special area plans adopted within the Towns, Villages and Countryside Element. Urban development activities are defined, for the purpose of this Policy, as any residential development activity in excess of two units to the gross acre, any non-agricultural commercial activity or any non- extractive/non-agriculturally related industrial activity. The Urban Service Boundary is not intended to be a static line of development. Using the adopted urban service boundary line as a base, an individual segment of this line may be extended or contracted only once for a distance up to 1,500 feet from that which is indicated in the Future Land Use Map series without necessitating an amendment to the Comprehensive Plan provided that the urban service area lies contiguous to an existing residential commercial or industrial land use classification; the owner of the contiguous Page 101 of 232 PUBLIC NOTICE Page 102 of 232 Page 103 of 232 FROM OKEECHOBEE ROAD RIGHT-OF-WAY Page 104 of 232 FROM SUMMERLIN ROAD Page 105 of 232 MAILED TO PROPERTY OWNERS WITHIN 500’ Page 106 of 232 AD RAN ON JULY 10 IN ST LUCIE NEWS TRIBUNE Page 107 of 232 Environmental resources Final Report TO: Thad Crowe, Planning & Development Services Department THROUGH: Amy E. Griffin, Environmental Resources Director Aimee L. Cooper, Environmental Regulations Manager FROM: Brian Arbeiter, Senior Environmental Planner DATE: June 8th, 2023 SUBJECT: P1 Motor Club Future Land Use Map Amendment FLUMA-2303-000012 Background The Environmental Resources Department (ERD) is in receipt of the June 1st, 2023, date-stamped submittal from Planning and Development Services. The applicant is requesting approval of a Future Land Use Map Amendment (FLUMA) to change the future land use designation from Agricultural – 5 (AG-5) to Special District (SD), which would allow for the use of the site as an auto racing club consisting of a mix of residential and commercial development. Proposed development includes but not limited to, two (2) auto tracks measuring a total 6.15-miles, other specialized auto tracks, private auto storage units, a business park supporting the racing community, a large common area, up to 125 residential units, and a runway for limited aviation use. Utilities are to be provided by an on-site package sewage treatment plant and potable wells. An associated Planned Mixed Unit Development (PMUD) application outlining development specifics is anticipated to be submitted in the near future. The subject site is located at TBD Summerlin Rd and consists of one (1) 662.93-acre parcel (Parcel ID 3205-323-0026-000-8) zoned Agricultural – 5 (AG-5). Findings An Environmental Impact Report prepared by EW Consultants dated February 2023, was provided and reviewed. No native upland habitat or wetlands were observed onsite. The site is an active Pongamia (Millettia pinnata) tree farm and was historically utilized for citrus production. Past and present agricultural activities have heavily impacted the land, which no longer contains native upland habitat nor wetlands. Approximately 95% of vegetation onsite is non-native; consisting of Pongamia trees and mowed grass. Several agricultural furrows measuring approximately 15.4-acres are located throughout the site and one (1) man-made 21.4-acre above-ground impoundment pond utilized for irrigation purposes is located at the northeast corner of the property. Observed listed wildlife species include the American alligator and sandhill crane. A nesting survey for Sandhill cranes, a site-specific survey for crested caracaras, and a gopher tortoise survey will be required prior to development. Mitigation for wood stork forage biomass loss is anticipated as the site is within an 18.6-mile core forage area of the wood stork rookeries. Consultation and coordination with U.S. Fish and Wildlife Services (FWS) and Florida Fish and Wildlife Conservation Commission (FWC) for listed species will be required during the site planning process to avoid, minimize, and mitigate any potential impacts. The proposed FLUMA is not intended to result in any adverse environmental impacts, as no development activities are proposed at this time. When site development activities are proposed, ERD will conduct further review through the site plan and/or building permit review process. Page 108 of 232 Recommendation ERD has no objection to the proposed future land use map amendment request. Please contact Brian Arbeiter at 772-462-2866 if you have any questions. Page 109 of 232 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services 1000 SE Monterey Commons Boulevard, Suite 208  Stuart, FL 34996  772-287-8771  Fax 772-287-2988 www.ewconsultants.com P1 MOTOR CLUB Environmental Impact Report Prepared For: P1 Motor Club, LLC Prepared By: EW Consultants, Inc. February 2023 Page 110 of 232 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services 1000 SE Monterey Commons Boulevard, Suite 208  Stuart, FL 34996  772-287-8771  Fax 772-287-2988 www.ewconsultants.com 1 Purpose and Intent This Environmental Impact Report (EIR) has been prepared in support of a proposed race track development on a 629 +/- acre property referred to as P1 Motor Club. The subject property is located in western St. Lucie County at the southwest corner of Summerlin Road and Okeechobee Road (SR70). The site is comprised of a specialty agricultural commodity (Pongamia) farm, agricultural drainage/irrigation swales and ditches, and a water storage reservoir. This report has been prepared in accordance with Section 11.02.09.A.5 “Environmental Impact Report” of the St. Lucie County Land Development Code. Introduction The subject 629 +/- acre property covered by this Environmental Impact Report is located within portions of Sections 5, 6, 7, and 8, Township 36 south, Range 38 east in St. Lucie County, Florida. The site is located in unincorporated St. Lucie County at the southwest corner of Summerlin Road and Okeechobee Road (SR70). A Location Map (Figure 1), USGS Quad Map (Figure 2), and Aerial Photo (Figure 3) depicting the parcel boundaries and the immediate surrounding area are provided in the Appendix. Property Description Field reconnaissance in support of this EIR was initiated in December 2022, and includes follow up site reviews and assessments of the site and surrounding area in January and February 2023. Detailed vegetation cover assessment and mapping as well as listed species surveys and observations have been conducted intermittently over this period. The following property description and environmental evaluation reflect these observations on the site. The site is comprised of several land cover types with the predominant type being an actively managed tree (Pongamia) farm. A network of ditches and furrows utilized for drainage and irrigation of the tree farm is present and actively managed. There is a pumped impoundment at the northeast corner of the property that serves the drainage and irrigation requirements of the farm. There are no native upland vegetation assemblages present on the property. Further, there are no wetlands present, as the entire property is under active agricultural management. The impoundment at the northeast corner is intermittently flooded by a pump system and exhibits a vegetation composition which includes both native and non-native vegetation species. Page 111 of 232 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services 1000 SE Monterey Commons Boulevard, Suite 208  Stuart, FL 34996  772-287-8771  Fax 772-287-2988 www.ewconsultants.com 2 Soils A Soil Resource Report produced by the United States Department of Agriculture/Natural Resources Conservation Service is provided in the Appendix. The soils report identifies eight distinct soil types (along with open water in the impoundment) on the site. Due to the agricultural conversion of the land to citrus and subsequently to Pongamia tree farm, the site vegetation cover, hydrology, and drainage patterns have been significantly altered from the conditions described in the identified soil types. The descriptions of these soils, in their natural state (prior to agricultural and drainage alterations), is provided in the attached soil survey data. Natural Communities and Land Cover The following is a summary of the land cover types and vegetative communities found on the subject site. Land cover and vegetative community classifications are mapped based on the Florida Land Use, Cover and Forms Classification System (FLUCFCS) developed by the Florida Department of Transportation. Field reconnaissance between December 2022 and February 2023 along with aerial imagery interpretation were employed in the mapping of the vegetative communities on the subject property. The vegetative community descriptions include discussions of potential wildlife habitat provided by the various resources present in those communities. Detailed observations and occurrences of wildlife are discussed in subsequent sections. A FLUCFCS land cover map of the observed vegetative community types is included as Figure 4 in the Appendix of this report. The land cover types observed on the property are described as follows: 223 – Other Groves – The land cover on the site is predominantly a specialty tree crop (Pongamia) grove/farm, comprising nearly 95% of the site. The trees and associated beds and furrows are highly maintained with mowing and other required maintenance. In the south east portion of the site, there is an area of considerably older trees that those in the remainder of the site, which appears with a darker more defined signature on the aerial photograph. 510 – Ditches – A system of man-made linear surface waters built for the purpose of controlling the drainage and irrigation of the tree farm uses extends throughout the property. The ditches are generally un-vegetated as a result of regular maintenance. Page 112 of 232 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services 1000 SE Monterey Commons Boulevard, Suite 208  Stuart, FL 34996  772-287-8771  Fax 772-287-2988 www.ewconsultants.com 3 533 – Reservoirs > 10 acres < 100 acres – There is man-made above ground impoundment pond on the property. The pond has a constructed containment berm and is filled by pumping and lowered by gravity outflow in response to drainage and irrigation requirements of the crops. The pond includes areas of open water as well as a combination of both native and non-native vegetative cover tolerant of regular inundation and drainage. Wildlife Non-listed Wildlife Observations for wildlife presence and signs of utilization were made from December 2022 through February 2023. Several common avian species were observed within the property and surrounding area, and several others are likely to occur on a foraging or migratory basis. The following non-listed avian species were observed during one or more site reconnaissance visits to the property: Great egret, great blue heron, black vulture, turkey vulture, red-shouldered hawk, mourning dove, and boat-tailed grackle. Direct observation and signs of utilization by mammals were observed during the site reconnaissance including raccoons, armadillos, and feral hogs. Reptile observations included black racers, mud turtles, and southern leopard frogs. Listed Species Inventory and Evaluation – The survey methodologies used for determining the status of state and/or federally listed wildlife species occurrence on the site followed generally accepted protocols as specified in state and Federal guidance documents. The geographic range of the property and its associated habitats, vegetative cover types, and natural or disturbed status were the primary considerations in assessing potential occurrence of listed species. Pedestrian and vehicular surveys were employed to assess the relative quality and wildlife utilization of the property. In addition, the protected species evaluations and survey methodologies have been, and will continue to be, addressed on a species-specific basis in accordance with Florida Fish and Wildlife Conservation Commission (FFWCC) and U.S. Fish and Wildlife Service (USFWS) protocols and techniques relative to the species under consideration. Page 113 of 232 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services 1000 SE Monterey Commons Boulevard, Suite 208  Stuart, FL 34996  772-287-8771  Fax 772-287-2988 www.ewconsultants.com 4 The state and/or federally listed wildlife species with potential to occur on the subject site based on available habitat characteristics and geographic location are summarized in the following table. Likelihood of occurrence has been indicated based on species-specific evaluations and best professional judgment and noted as either observed during site review or likelihood of occurrence as high, medium, or low. Common Name Scientific Name Preferred Habitat Occurrence* Listed Status** State/Federal American alligator Alligator mississippiensis Wetland and aquatic habitat O2 FT/SA Bald Eagle Haliaeetus leucocephalus Nest in tall trees (usually pine) near coasts, rivers, lakes and wetlands L No longer listed Nest trees protected Florida Burrowing Owl Athene cunicularia Sandhills, ruderal communities, dry prairies L ST/- Eastern indigo snake Drymarchon corais couperi A diversity of upland/low land habitat L FT Florida Sandhill Crane Grus canadensis pratensis Breed in emergent palustrine wetlands; forage in pastures/prairies O1 ST/- Gopher tortoise Gopherus polyphemus Sandhills, xeric oak scrub, sand pine scrub, scrubby flatwoods; agricultural lands L ST/- Audubon’s crested caracara Polyborus plancus audbonii Nest in cabbage palms, dry prairie and pastures L FT Little Blue Heron Egretta caerulea Breeding: marshes, swamps, ponds, estuaries, rivers; nest in shrubs and small trees M ST/- Red-cockaded Woodpecker Picoides borealis Mature pine woodlands L FE Roseate Spoonbill Ajaia ajaja Breeding: marshes, swamps, ponds, estuaries, rivers; nest in shrubs and small trees M ST/- Page 114 of 232 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services 1000 SE Monterey Commons Boulevard, Suite 208  Stuart, FL 34996  772-287-8771  Fax 772-287-2988 www.ewconsultants.com 5 Common Name Scientific Name Preferred Habitat Occurrence* Listed Status** Reddish egret Egretta rufescens Breeding: marshes, swamps, ponds, estuaries, rivers; nest in shrubs and small trees L ST/- Southeast American Kestrel Falco sparverius paulus Sandhill and open rangeland nest in cavities of dead trees and abandoned woodpecker nests L ST/- Tricolored Heron Egretta tricolor Breeding: marshes, swamps, ponds, nest in shrubs and small trees M ST/- Wood Stork Mycteria americana Estuarine or freshwater wetlands; nest in tops of trees in cypress or mangrove swamps M FT 1 Observed transient 2 Observed nesting and/or resident 3 Observed utilization *O= Observed; H= High probability; M= Medium probability; L= Low probability; FE = Federal Endangered; FT = Federal Threatened; FT/SA = Federal Threatened due to similarity of appearance; ST = State Threatened The preferred nesting habitat for Florida sandhill cranes is native freshwater marsh habitat, which does not occur on the property. Sandhill crane were observed foraging in the impoundment area during the December 2022 site reconnaissance and wildlife survey. This species likely also utilizes the property for foraging in the ditches, but its presence would likely only be transient. Although not “native” freshwater marsh, the impoundment area does provide conditions that may be suitable for nesting by sandhill cranes, thus nesting activity surveys in advance of development activity are warranted. Bald eagles, while no longer listed, remain protected under the Bald and Golden Eagle Protection Act. There are no suitable nesting trees on the project site. The open water body (impoundment) may provide foraging opportunities, but nesting by this species unlikely. There were no bald eagle nests or bald eagles observed during field reconnaissance. The subject site is within the consultation area of the Audubon’s crested caracara. However, the subject site does not provide caracara nesting habitat or opportunities. There is potential for use of the surrounding pasture areas by caracara for foraging and the potentially nesting. Due to the lack of habitat within the property, site specific surveys for the Crested caracara were not conducted. Page 115 of 232 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services 1000 SE Monterey Commons Boulevard, Suite 208  Stuart, FL 34996  772-287-8771  Fax 772-287-2988 www.ewconsultants.com 6 The wood stork is a federally listed threatened species that is likely to forage on site in existing ditches as well as the impoundment area. The agricultural ditches and the impoundment on the site provide foraging opportunities for wood storks, however, the site does not provide suitable nesting habitat due to the absence of natural forested wetlands. The site is, however, within the 18.6-mile core forage area of wood stork rookeries as per USFWS, thus an assessment of wood stork forage biomass loss and replacement is warranted. At such time as development details have been finalized, a Wood Stork Forage Biomass Analysis will be prepared in accordance with the forage biomass calculation methodology set forth in the USFWS programmatic concurrence letter dated January 25, 2010 and revised on May 18, 2010. At this time, no correspondence has been received from the U.S. Fish and Wildlife Service on the proposed project. By use of the USFWS programmatic key, no individual foraging prey base analysis would be required by the USFWS as the proposed project will not impact any wetlands. Nonetheless, as mentioned above, a Wood Stork Forage Biomass Analysis will be prepared for this project site. The proposed project has not yet been discussed with Florida Fish and Wildlife Conservation Commission (FFWCC). Based on the site assessment, documented and potential natural resources present on site, and proposed project, no objections from FFWCC are anticipated. There is potential for several species of wading birds that are listed as State Threatened to utilize the site for foraging opportunities. None of these species have been observed during multiple site reconnaissance visits. Occurrence of any such species would be limited to transient foraging as no evidence of nesting or suitable nesting substrate was observed on the site. The conditions on the site do not provide potential habitat for the Florida burrowing owl, which is listed as a State threatened species. The burrowing owl is a small ground-dwelling owl often found in open, treeless fields, where it spends most of its time on the ground, perching on dirt mounds, small posts, fences, or short shrubs. No burrowing owls or burrowing owl burrows were observed during the site reconnaissance. The conditions on the property do not provide potential habitat for gopher tortoises and associated commensal species. A representative habitat survey indicated that there were no potentially occupied gopher tortoise burrows present on the site. The gopher tortoise is listed as a threatened species by the FFWCC. Should any gopher tortoises occur on the site in proposed development areas, they will be relocated in accordance with FFWCC requirements to avoid impacts from development activity. A listed reptile species that was not observed but has some potential to occur on the site is the Federally threatened eastern indigo snake. The eastern indigo snake ranges widely over a diversity of upland and wetland habitats, and is known to occur in the region. Although no individuals of this species were observed, potential occurrence of Eastern indigo snakes will be addressed by Page 116 of 232 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services 1000 SE Monterey Commons Boulevard, Suite 208  Stuart, FL 34996  772-287-8771  Fax 772-287-2988 www.ewconsultants.com 7 standardized and specific construction awareness and notification procedures implemented for the protection of this species during site development. The American alligator is listed as Federally Threatened due to similarity of appearance with the American crocodile. An alligator was observed in the impoundment area on several occasions, and could potentially occur in the on-site ditches. Impact Summary Uplands – The subject site has no areas of native upland habitat. The entirety of the site has been previously altered for drainage improvements and agricultural uses resulting in the elimination of all native upland habitat. Wetlands - Field evaluations indicate that there are no areas on the site that would meet the criteria for jurisdictional wetlands in accordance with Chapter 62-340 F.A.C. This will require verification by SFWMD at such time as Environmental Resource Permitting proceeds. The ditches and impoundment are part of an SFWMD permitted system and thus are not considered “Other Surface Waters”, in accordance with Chapter 62-340.600 F.A.C. As of the date of this EIR, ERP applications have not been submitted to the SFWMD. Page 117 of 232 EW Consultants, Inc. Natural Resource Management, Wetland, and Environmental Permitting Services 1000 SE Monterey Commons Boulevard, Suite 208  Stuart, FL 34996  772-287-8771  Fax 772-287-2988 www.ewconsultants.com 8 APPENDIX Page 118 of 232 © OpenStreetMap (and) contributors, CC-BY-SA 1000 SE Monterey Commons Blvd., Suite 208 Stuart, FL 34996772-287-8771 Fax 772-287-2988www.ewconsultants.com P1 MOTOR CLUBLOCATION EW Consultants, Inc.FEB 2023 FIGURE 1 $0 4,000 FeetLEGEND- SITE (628.9+/- AC) Page 119 of 232 1000 SE Monterey Commons Blvd., Suite 208 Stuart, FL 34996 772-287-8771 Fax 772-287-2988 www.ewconsultants.com FIGURE EW Consultants, Inc. QUAD 2 FEB 2023 P1 MOTOR CLUB USGS QUAD MAP "NORTH OF BLUEFIELD" SECTIONS 5, 6, 7 & 8 TOWNSHIP 36 SOUTH, RANGE 38 EAST,ST LUCIE COUNTY, FLORIDA, LATITUDE 27°22'03" LONGITUDE -80°34'15" LEGEND - SITE (628.9± AC) 0 SCALE IN FEET 4000 Page 120 of 232 FDOT AERIALS DATED 2021 0 SCALE IN FEET 1000 OKEECHOBEE RD FIGURE EW Consultants, Inc. 1000 SE Monterey Commons Blvd., Suite 208 Stuart, FL 34996 772-287-8771 Fax 772-287-2988 www.ewconsultants.com AERIAL 3 FEB 2023 P1 MOTOR CLUB S U M M E R L I N R D RI M D I T C H R D Page 121 of 232 533 223 223 223 223 223 223 223 223 510 510 510 510 510 510 510 510 510 1000 SE Monterey Commons Blvd., Suite 208 Stuart, FL 34996 772-287-8771 Fax 772-287-2988 www.ewconsultants.com FIGURE EW Consultants, Inc. QUAD 2 FEB 2023 P1 MOTOR CLUB FDOT AERIAL DATED 2021 LEGEND 223 - OTHER GROVES (592.1± AC) 510 - DITCHES (15.4± AC) 533 - RESERVOIRS MORE THAN 10ACS BUT LESS THAN 100ACS (21.4± AC) 0 SCALE IN FEET 1000 OKEECHOBEE RD S U M M E R L I N R D Page 122 of 232 United States Department of Agriculture A product of the National Cooperative Soil Survey, a joint effort of the United States Department of Agriculture and other Federal agencies, State agencies including the Agricultural Experiment Stations, and local participants Custom Soil Resource Report for St. Lucie County, Florida P1 Motor Club Natural Resources Conservation Service February 24, 2023 Page 123 of 232 Preface Soil surveys contain information that affects land use planning in survey areas. They highlight soil limitations that affect various land uses and provide information about the properties of the soils in the survey areas. Soil surveys are designed for many different users, including farmers, ranchers, foresters, agronomists, urban planners, community officials, engineers, developers, builders, and home buyers. Also, conservationists, teachers, students, and specialists in recreation, waste disposal, and pollution control can use the surveys to help them understand, protect, or enhance the environment. Various land use regulations of Federal, State, and local governments may impose special restrictions on land use or land treatment. Soil surveys identify soil properties that are used in making various land use or land treatment decisions. The information is intended to help the land users identify and reduce the effects of soil limitations on various land uses. The landowner or user is responsible for identifying and complying with existing laws and regulations. Although soil survey information can be used for general farm, local, and wider area planning, onsite investigation is needed to supplement this information in some cases. Examples include soil quality assessments (http://www.nrcs.usda.gov/wps/ portal/nrcs/main/soils/health/) and certain conservation and engineering applications. For more detailed information, contact your local USDA Service Center (https://offices.sc.egov.usda.gov/locator/app?agency=nrcs) or your NRCS State Soil Scientist (http://www.nrcs.usda.gov/wps/portal/nrcs/detail/soils/contactus/? cid=nrcs142p2_053951). Great differences in soil properties can occur within short distances. Some soils are seasonally wet or subject to flooding. Some are too unstable to be used as a foundation for buildings or roads. Clayey or wet soils are poorly suited to use as septic tank absorption fields. A high water table makes a soil poorly suited to basements or underground installations. The National Cooperative Soil Survey is a joint effort of the United States Department of Agriculture and other Federal agencies, State agencies including the Agricultural Experiment Stations, and local agencies. The Natural Resources Conservation Service (NRCS) has leadership for the Federal part of the National Cooperative Soil Survey. Information about soils is updated periodically. Updated information is available through the NRCS Web Soil Survey, the site for official soil survey information. The U.S. Department of Agriculture (USDA) prohibits discrimination in all its programs and activities on the basis of race, color, national origin, age, disability, and where applicable, sex, marital status, familial status, parental status, religion, sexual orientation, genetic information, political beliefs, reprisal, or because all or a part of an individual's income is derived from any public assistance program. (Not all prohibited bases apply to all programs.) Persons with disabilities who require 2 Page 124 of 232 alternative means for communication of program information (Braille, large print, audiotape, etc.) should contact USDA's TARGET Center at (202) 720-2600 (voice and TDD). To file a complaint of discrimination, write to USDA, Director, Office of Civil Rights, 1400 Independence Avenue, S.W., Washington, D.C. 20250-9410 or call (800) 795-3272 (voice) or (202) 720-6382 (TDD). USDA is an equal opportunity provider and employer. 3 Page 125 of 232 Contents Preface....................................................................................................................2 How Soil Surveys Are Made..................................................................................5 Soil Map..................................................................................................................8 Soil Map................................................................................................................9 Legend................................................................................................................10 Map Unit Legend................................................................................................11 Map Unit Descriptions.........................................................................................11 St. Lucie County, Florida.................................................................................13 13—Floridana sand, frequently ponded, 0 to 2 percent slopes...................13 15—Brynwood sand, 0 to 2 percent slopes.................................................15 32—Pineda sand, 0 to 2 percent slopes.....................................................16 36—Pople sand...........................................................................................18 37—Riviera sand, frequently ponded, 0 to 1 percent slopes.......................21 48—Wabasso sand, 0 to 2 percent slopes..................................................23 49—Wabasso fine sand, gravelly substratum.............................................24 55—Winder loamy sand..............................................................................26 99—Water...................................................................................................30 References............................................................................................................31 4 Page 126 of 232 How Soil Surveys Are Made Soil surveys are made to provide information about the soils and miscellaneous areas in a specific area. They include a description of the soils and miscellaneous areas and their location on the landscape and tables that show soil properties and limitations affecting various uses. Soil scientists observed the steepness, length, and shape of the slopes; the general pattern of drainage; the kinds of crops and native plants; and the kinds of bedrock. They observed and described many soil profiles. A soil profile is the sequence of natural layers, or horizons, in a soil. The profile extends from the surface down into the unconsolidated material in which the soil formed or from the surface down to bedrock. The unconsolidated material is devoid of roots and other living organisms and has not been changed by other biological activity. Currently, soils are mapped according to the boundaries of major land resource areas (MLRAs). MLRAs are geographically associated land resource units that share common characteristics related to physiography, geology, climate, water resources, soils, biological resources, and land uses (USDA, 2006). Soil survey areas typically consist of parts of one or more MLRA. The soils and miscellaneous areas in a survey area occur in an orderly pattern that is related to the geology, landforms, relief, climate, and natural vegetation of the area. Each kind of soil and miscellaneous area is associated with a particular kind of landform or with a segment of the landform. By observing the soils and miscellaneous areas in the survey area and relating their position to specific segments of the landform, a soil scientist develops a concept, or model, of how they were formed. Thus, during mapping, this model enables the soil scientist to predict with a considerable degree of accuracy the kind of soil or miscellaneous area at a specific location on the landscape. Commonly, individual soils on the landscape merge into one another as their characteristics gradually change. To construct an accurate soil map, however, soil scientists must determine the boundaries between the soils. They can observe only a limited number of soil profiles. Nevertheless, these observations, supplemented by an understanding of the soil-vegetation-landscape relationship, are sufficient to verify predictions of the kinds of soil in an area and to determine the boundaries. Soil scientists recorded the characteristics of the soil profiles that they studied. They noted soil color, texture, size and shape of soil aggregates, kind and amount of rock fragments, distribution of plant roots, reaction, and other features that enable them to identify soils. After describing the soils in the survey area and determining their properties, the soil scientists assigned the soils to taxonomic classes (units). Taxonomic classes are concepts. Each taxonomic class has a set of soil characteristics with precisely defined limits. The classes are used as a basis for comparison to classify soils systematically. Soil taxonomy, the system of taxonomic classification used in the United States, is based mainly on the kind and character of soil properties and the arrangement of horizons within the profile. After the soil 5 Page 127 of 232 scientists classified and named the soils in the survey area, they compared the individual soils with similar soils in the same taxonomic class in other areas so that they could confirm data and assemble additional data based on experience and research. The objective of soil mapping is not to delineate pure map unit components; the objective is to separate the landscape into landforms or landform segments that have similar use and management requirements. Each map unit is defined by a unique combination of soil components and/or miscellaneous areas in predictable proportions. Some components may be highly contrasting to the other components of the map unit. The presence of minor components in a map unit in no way diminishes the usefulness or accuracy of the data. The delineation of such landforms and landform segments on the map provides sufficient information for the development of resource plans. If intensive use of small areas is planned, onsite investigation is needed to define and locate the soils and miscellaneous areas. Soil scientists make many field observations in the process of producing a soil map. The frequency of observation is dependent upon several factors, including scale of mapping, intensity of mapping, design of map units, complexity of the landscape, and experience of the soil scientist. Observations are made to test and refine the soil-landscape model and predictions and to verify the classification of the soils at specific locations. Once the soil-landscape model is refined, a significantly smaller number of measurements of individual soil properties are made and recorded. These measurements may include field measurements, such as those for color, depth to bedrock, and texture, and laboratory measurements, such as those for content of sand, silt, clay, salt, and other components. Properties of each soil typically vary from one point to another across the landscape. Observations for map unit components are aggregated to develop ranges of characteristics for the components. The aggregated values are presented. Direct measurements do not exist for every property presented for every map unit component. Values for some properties are estimated from combinations of other properties. While a soil survey is in progress, samples of some of the soils in the area generally are collected for laboratory analyses and for engineering tests. Soil scientists interpret the data from these analyses and tests as well as the field-observed characteristics and the soil properties to determine the expected behavior of the soils under different uses. Interpretations for all of the soils are field tested through observation of the soils in different uses and under different levels of management. Some interpretations are modified to fit local conditions, and some new interpretations are developed to meet local needs. Data are assembled from other sources, such as research information, production records, and field experience of specialists. For example, data on crop yields under defined levels of management are assembled from farm records and from field or plot experiments on the same kinds of soil. Predictions about soil behavior are based not only on soil properties but also on such variables as climate and biological activity. Soil conditions are predictable over long periods of time, but they are not predictable from year to year. For example, soil scientists can predict with a fairly high degree of accuracy that a given soil will have a high water table within certain depths in most years, but they cannot predict that a high water table will always be at a specific level in the soil on a specific date. After soil scientists located and identified the significant natural bodies of soil in the survey area, they drew the boundaries of these bodies on aerial photographs and Custom Soil Resource Report 6 Page 128 of 232 identified each as a specific map unit. Aerial photographs show trees, buildings, fields, roads, and rivers, all of which help in locating boundaries accurately. Custom Soil Resource Report 7 Page 129 of 232 Soil Map The soil map section includes the soil map for the defined area of interest, a list of soil map units on the map and extent of each map unit, and cartographic symbols displayed on the map. Also presented are various metadata about data used to produce the map, and a description of each soil map unit. 8 Page 130 of 232 9 Custom Soil Resource Report Soil Map 30 2 6 4 0 0 30 2 6 7 0 0 30 2 7 0 0 0 30 2 7 3 0 0 30 2 7 6 0 0 30 2 7 9 0 0 30 2 8 2 0 0 30 2 6 4 0 0 30 2 6 7 0 0 30 2 7 0 0 0 30 2 7 3 0 0 30 2 7 6 0 0 30 2 7 9 0 0 30 2 8 2 0 0 541100 541400 541700 542000 542300 542600 542900 543200 543500 543800 544100 541100 541400 541700 542000 542300 542600 542900 543200 543500 543800 544100 27° 22' 36'' N 80 ° 3 5 ' 4 ' ' W 27° 22' 36'' N 80 ° 3 3 ' 1 2 ' ' W 27° 21' 31'' N 80 ° 3 5 ' 4 ' ' W 27° 21' 31'' N 80 ° 3 3 ' 1 2 ' ' W N Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 17N WGS84 0 500 1000 2000 3000 Feet 0 200 400 800 1200 Meters Map Scale: 1:14,100 if printed on A landscape (11" x 8.5") sheet. Soil Map may not be valid at this scale. Page 131 of 232 MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Map Unit Polygons Soil Map Unit Lines Soil Map Unit Points Special Point Features Blowout Borrow Pit Clay Spot Closed Depression Gravel Pit Gravelly Spot Landfill Lava Flow Marsh or swamp Mine or Quarry Miscellaneous Water Perennial Water Rock Outcrop Saline Spot Sandy Spot Severely Eroded Spot Sinkhole Slide or Slip Sodic Spot Spoil Area Stony Spot Very Stony Spot Wet Spot Other Special Line Features Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:24,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: St. Lucie County, Florida Survey Area Data: Version 16, Sep 2, 2022 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Jan 18, 2022—Jan 30, 2022 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Custom Soil Resource Report 10 Page 132 of 232 Map Unit Legend Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI 13 Floridana sand, frequently ponded, 0 to 2 percent slopes 21.3 3.4% 15 Brynwood sand, 0 to 2 percent slopes 1.9 0.3% 32 Pineda sand, 0 to 2 percent slopes 314.6 50.0% 36 Pople sand 55.2 8.8% 37 Riviera sand, frequently ponded, 0 to 1 percent slopes 158.9 25.3% 48 Wabasso sand, 0 to 2 percent slopes 10.0 1.6% 49 Wabasso fine sand, gravelly substratum 41.9 6.7% 55 Winder loamy sand 2.3 0.4% 99 Water 22.9 3.6% Totals for Area of Interest 629.0 100.0% Map Unit Descriptions The map units delineated on the detailed soil maps in a soil survey represent the soils or miscellaneous areas in the survey area. The map unit descriptions, along with the maps, can be used to determine the composition and properties of a unit. A map unit delineation on a soil map represents an area dominated by one or more major kinds of soil or miscellaneous areas. A map unit is identified and named according to the taxonomic classification of the dominant soils. Within a taxonomic class there are precisely defined limits for the properties of the soils. On the landscape, however, the soils are natural phenomena, and they have the characteristic variability of all natural phenomena. Thus, the range of some observed properties may extend beyond the limits defined for a taxonomic class. Areas of soils of a single taxonomic class rarely, if ever, can be mapped without including areas of other taxonomic classes. Consequently, every map unit is made up of the soils or miscellaneous areas for which it is named and some minor components that belong to taxonomic classes other than those of the major soils. Most minor soils have properties similar to those of the dominant soil or soils in the map unit, and thus they do not affect use and management. These are called noncontrasting, or similar, components. They may or may not be mentioned in a particular map unit description. Other minor components, however, have properties and behavioral characteristics divergent enough to affect use or to require different management. These are called contrasting, or dissimilar, components. They generally are in small areas and could not be mapped separately because of the scale used. Some small areas of strongly contrasting soils or miscellaneous areas are identified by a special symbol on the maps. If included in the database for a Custom Soil Resource Report 11 Page 133 of 232 given area, the contrasting minor components are identified in the map unit descriptions along with some characteristics of each. A few areas of minor components may not have been observed, and consequently they are not mentioned in the descriptions, especially where the pattern was so complex that it was impractical to make enough observations to identify all the soils and miscellaneous areas on the landscape. The presence of minor components in a map unit in no way diminishes the usefulness or accuracy of the data. The objective of mapping is not to delineate pure taxonomic classes but rather to separate the landscape into landforms or landform segments that have similar use and management requirements. The delineation of such segments on the map provides sufficient information for the development of resource plans. If intensive use of small areas is planned, however, onsite investigation is needed to define and locate the soils and miscellaneous areas. An identifying symbol precedes the map unit name in the map unit descriptions. Each description includes general facts about the unit and gives important soil properties and qualities. Soils that have profiles that are almost alike make up a soil series. Except for differences in texture of the surface layer, all the soils of a series have major horizons that are similar in composition, thickness, and arrangement. Soils of one series can differ in texture of the surface layer, slope, stoniness, salinity, degree of erosion, and other characteristics that affect their use. On the basis of such differences, a soil series is divided into soil phases. Most of the areas shown on the detailed soil maps are phases of soil series. The name of a soil phase commonly indicates a feature that affects use or management. For example, Alpha silt loam, 0 to 2 percent slopes, is a phase of the Alpha series. Some map units are made up of two or more major soils or miscellaneous areas. These map units are complexes, associations, or undifferentiated groups. A complex consists of two or more soils or miscellaneous areas in such an intricate pattern or in such small areas that they cannot be shown separately on the maps. The pattern and proportion of the soils or miscellaneous areas are somewhat similar in all areas. Alpha-Beta complex, 0 to 6 percent slopes, is an example. An association is made up of two or more geographically associated soils or miscellaneous areas that are shown as one unit on the maps. Because of present or anticipated uses of the map units in the survey area, it was not considered practical or necessary to map the soils or miscellaneous areas separately. The pattern and relative proportion of the soils or miscellaneous areas are somewhat similar. Alpha-Beta association, 0 to 2 percent slopes, is an example. An undifferentiated group is made up of two or more soils or miscellaneous areas that could be mapped individually but are mapped as one unit because similar interpretations can be made for use and management. The pattern and proportion of the soils or miscellaneous areas in a mapped area are not uniform. An area can be made up of only one of the major soils or miscellaneous areas, or it can be made up of all of them. Alpha and Beta soils, 0 to 2 percent slopes, is an example. Some surveys include miscellaneous areas. Such areas have little or no soil material and support little or no vegetation. Rock outcrop is an example. Custom Soil Resource Report 12 Page 134 of 232 St. Lucie County, Florida 13—Floridana sand, frequently ponded, 0 to 2 percent slopes Map Unit Setting National map unit symbol: 2sm56 Elevation: 0 to 140 feet Mean annual precipitation: 46 to 58 inches Mean annual air temperature: 68 to 77 degrees F Frost-free period: 350 to 365 days Farmland classification: Farmland of unique importance Map Unit Composition Floridana and similar soils:85 percent Minor components:15 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Floridana Setting Landform:Depressions on marine terraces Landform position (three-dimensional):Tread, dip Down-slope shape:Concave Across-slope shape:Linear, concave Parent material:Sandy and loamy marine deposits Typical profile A - 0 to 21 inches: sand Eg - 21 to 25 inches: sand Btg - 25 to 60 inches: sandy clay loam BCg - 60 to 80 inches: sandy clay loam Properties and qualities Slope:0 to 1 percent Depth to restrictive feature:More than 80 inches Drainage class:Very poorly drained Runoff class: Negligible Capacity of the most limiting layer to transmit water (Ksat):Moderately low to moderately high (0.06 to 0.20 in/hr) Depth to water table:About 0 inches Frequency of flooding:None Frequency of ponding:Frequent Calcium carbonate, maximum content:10 percent Maximum salinity:Nonsaline to very slightly saline (0.0 to 2.0 mmhos/cm) Sodium adsorption ratio, maximum:4.0 Available water supply, 0 to 60 inches: Moderate (about 8.3 inches) Interpretive groups Land capability classification (irrigated): None specified Land capability classification (nonirrigated): 7w Hydrologic Soil Group: C/D Forage suitability group: Sandy over loamy soils on stream terraces, flood plains, or in depressions (G155XB245FL) Custom Soil Resource Report 13 Page 135 of 232 Other vegetative classification: Freshwater Marshes and Ponds (R155XY010FL), Sandy over loamy soils on stream terraces, flood plains, or in depressions (G155XB245FL) Hydric soil rating: Yes Minor Components Winder Percent of map unit:7 percent Landform:Depressions on marine terraces Landform position (three-dimensional):Tread, dip Down-slope shape:Concave Across-slope shape:Concave, linear Other vegetative classification:Freshwater Marshes and Ponds (R155XY010FL), Loamy and clayey soils on stream terraces, flood plains, or in depressions (G155XB345FL) Hydric soil rating: Yes Felda Percent of map unit:4 percent Landform:Depressions on marine terraces, flats on marine terraces Landform position (three-dimensional):Tread, dip, talf Down-slope shape:Linear Across-slope shape:Linear, concave Other vegetative classification:Freshwater Marshes and Ponds (R155XY010FL), Sandy over loamy soils on stream terraces, flood plains, or in depressions (G155XB245FL) Hydric soil rating: Yes Tomoka Percent of map unit:2 percent Landform:Depressions on marine terraces Landform position (three-dimensional):Tread, dip Down-slope shape:Linear, concave Across-slope shape:Linear, concave Other vegetative classification:Freshwater Marshes and Ponds (R155XY010FL), Organic soils in depressions and on flood plains (G156BC645FL) Hydric soil rating: Yes Anclote Percent of map unit:2 percent Landform:Depressions on marine terraces Landform position (three-dimensional):Tread, dip Down-slope shape:Concave Across-slope shape:Linear, concave Other vegetative classification:Freshwater Marshes and Ponds (R155XY010FL), Sandy soils on stream terraces, flood plains, or in depressions (G155XB145FL) Hydric soil rating: Yes Custom Soil Resource Report 14 Page 136 of 232 15—Brynwood sand, 0 to 2 percent slopes Map Unit Setting National map unit symbol: 2zlfg Elevation: 10 to 30 feet Mean annual precipitation: 49 to 58 inches Mean annual air temperature: 70 to 77 degrees F Frost-free period: 355 to 365 days Farmland classification: Farmland of unique importance Map Unit Composition Brynwood and similar soils:85 percent Minor components:15 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Brynwood Setting Landform:Flatwoods on marine terraces Landform position (three-dimensional):Tread, talf Down-slope shape:Convex Across-slope shape:Linear Parent material:Sandy marine deposits over limestone over sandy marine deposits Typical profile Ap - 0 to 6 inches: sand Bw - 6 to 12 inches: sand 2R - 12 to 37 inches: bedrock 3Cg - 37 to 80 inches: sand Properties and qualities Slope:0 to 2 percent Depth to restrictive feature:7 to 23 inches to lithic bedrock Drainage class:Poorly drained Runoff class: Very high Capacity of the most limiting layer to transmit water (Ksat):High to very high (1.98 to 19.98 in/hr) Depth to water table:About 6 to 18 inches Frequency of flooding:None Frequency of ponding:None Calcium carbonate, maximum content:4 percent Maximum salinity:Nonsaline to very slightly saline (0.0 to 2.0 mmhos/cm) Sodium adsorption ratio, maximum:4.0 Available water supply, 0 to 60 inches: Very low (about 0.5 inches) Interpretive groups Land capability classification (irrigated): None specified Land capability classification (nonirrigated): 4w Hydrologic Soil Group: A/D Custom Soil Resource Report 15 Page 137 of 232 Forage suitability group: Sandy soils on flats of mesic or hydric lowlands (G155XB141FL) Other vegetative classification: Sandy soils on flats of mesic or hydric lowlands (G155XB141FL) Hydric soil rating: No Minor Components Winder Percent of map unit:5 percent Landform:Depressions on marine terraces, drainageways on marine terraces, flats on marine terraces Landform position (three-dimensional):Tread, dip, talf Down-slope shape:Concave, convex, linear Across-slope shape:Concave, linear Other vegetative classification:Wetland Hardwood Hammock (R156BY012FL), Loamy and clayey soils on flats of hydric or mesic lowlands (G156BC341FL) Hydric soil rating: Yes Hilolo Percent of map unit:5 percent Landform:Flatwoods on marine terraces Landform position (three-dimensional):Tread, talf Down-slope shape:Linear Across-slope shape:Linear Other vegetative classification:Loamy and clayey soils on flats of hydric or mesic lowlands (G156BC341FL) Hydric soil rating: Yes Pople Percent of map unit:5 percent Landform:Flats on marine terraces, drainageways on marine terraces Landform position (three-dimensional):Tread, talf Down-slope shape:Linear, convex Across-slope shape:Linear, concave Other vegetative classification:Cabbage Palm Flatwoods (R155XY005FL), Sandy over loamy soils on flats of hydric or mesic lowlands (G155XB241FL) Hydric soil rating: Yes 32—Pineda sand, 0 to 2 percent slopes Map Unit Setting National map unit symbol: 2x1nb Elevation: 0 to 100 feet Mean annual precipitation: 47 to 58 inches Mean annual air temperature: 70 to 77 degrees F Frost-free period: 355 to 365 days Farmland classification: Farmland of unique importance Custom Soil Resource Report 16 Page 138 of 232 Map Unit Composition Pineda and similar soils:85 percent Minor components:15 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Pineda Setting Landform:Flats on marine terraces, drainageways on marine terraces Landform position (three-dimensional):Tread, talf, dip Down-slope shape:Linear Across-slope shape:Linear, concave Parent material:Sandy and loamy marine deposits Typical profile A - 0 to 5 inches: sand E - 5 to 19 inches: sand Bw - 19 to 35 inches: sand Btg/E - 35 to 38 inches: sandy loam Btg - 38 to 60 inches: sandy loam Cg - 60 to 80 inches: loamy sand Properties and qualities Slope:0 to 2 percent Depth to restrictive feature:More than 80 inches Drainage class:Poorly drained Runoff class: Very high Capacity of the most limiting layer to transmit water (Ksat):Moderately low to moderately high (0.06 to 0.20 in/hr) Depth to water table:About 3 to 18 inches Frequency of flooding:None Frequency of ponding:None Calcium carbonate, maximum content:4 percent Maximum salinity:Nonsaline to very slightly saline (0.0 to 2.0 mmhos/cm) Sodium adsorption ratio, maximum:4.0 Available water supply, 0 to 60 inches: Low (about 4.6 inches) Interpretive groups Land capability classification (irrigated): None specified Land capability classification (nonirrigated): 3w Hydrologic Soil Group: C/D Forage suitability group: Sandy over loamy soils on flats of hydric or mesic lowlands (G155XB241FL) Other vegetative classification: Slough (R155XY011FL), Sandy over loamy soils on flats of hydric or mesic lowlands (G155XB241FL) Hydric soil rating: Yes Minor Components Malabar Percent of map unit:6 percent Landform:— error in exists on — Landform position (three-dimensional):Tread, talf, dip Down-slope shape:Linear, concave Across-slope shape:Linear, concave Custom Soil Resource Report 17 Page 139 of 232 Other vegetative classification:Slough (R155XY011FL), Sandy soils on flats of mesic or hydric lowlands (G155XB141FL) Hydric soil rating: Yes Wabasso Percent of map unit:5 percent Landform:Flatwoods on marine terraces Landform position (three-dimensional):Tread, talf Down-slope shape:Linear Across-slope shape:Linear Other vegetative classification:South Florida Flatwoods (R155XY003FL), Sandy soils on flats of mesic or hydric lowlands (G155XB141FL) Hydric soil rating: No Valkaria Percent of map unit:2 percent Landform:Drainageways on flatwoods on marine terraces Landform position (three-dimensional):Tread, talf, dip Down-slope shape:Linear Across-slope shape:Linear, concave Other vegetative classification:Slough (R155XY011FL), Sandy soils on flats of mesic or hydric lowlands (G155XB141FL) Hydric soil rating: Yes Brynwood Percent of map unit:2 percent Landform:Flatwoods on marine terraces Landform position (three-dimensional):Tread, talf Down-slope shape:Linear Across-slope shape:Linear Other vegetative classification:South Florida Flatwoods (R155XY003FL), Sandy soils on flats of mesic or hydric lowlands (G155XB141FL) Hydric soil rating: Yes 36—Pople sand Map Unit Setting National map unit symbol: 1jpvy Elevation: 20 to 100 feet Mean annual precipitation: 49 to 58 inches Mean annual air temperature: 70 to 77 degrees F Frost-free period: 350 to 365 days Farmland classification: Farmland of unique importance Map Unit Composition Pople and similar soils:85 percent Minor components:15 percent Estimates are based on observations, descriptions, and transects of the mapunit. Custom Soil Resource Report 18 Page 140 of 232 Description of Pople Setting Landform:Flats on marine terraces, drainageways on marine terraces Landform position (three-dimensional):Dip Down-slope shape:Linear Across-slope shape:Concave Parent material:Sandy and loamy marine deposits Typical profile A - 0 to 3 inches: sand E - 3 to 29 inches: sand Btkg - 29 to 56 inches: sandy clay loam Cg - 56 to 80 inches: sandy loam Properties and qualities Slope:0 to 2 percent Depth to restrictive feature:More than 80 inches Drainage class:Poorly drained Runoff class: Very high Capacity of the most limiting layer to transmit water (Ksat):Moderately low to moderately high (0.06 to 0.20 in/hr) Depth to water table:About 0 to 12 inches Frequency of flooding:None Frequency of ponding:None Calcium carbonate, maximum content:20 percent Maximum salinity:Nonsaline to very slightly saline (0.0 to 2.0 mmhos/cm) Sodium adsorption ratio, maximum:4.0 Available water supply, 0 to 60 inches: Low (about 5.7 inches) Interpretive groups Land capability classification (irrigated): None specified Land capability classification (nonirrigated): 3w Hydrologic Soil Group: C/D Ecological site: F156BY041FL - Sandy Over Loamy Pine Flatwoods and Hammocks Forage suitability group: Sandy over loamy soils on flats of hydric or mesic lowlands (G156BC241FL) Other vegetative classification: Sandy over loamy soils on flats of hydric or mesic lowlands (G156BC241FL) Hydric soil rating: Yes Minor Components Hallandale Percent of map unit:3 percent Landform:Flats on marine terraces Landform position (three-dimensional):Interfluve, talf Down-slope shape:Convex Across-slope shape:Linear Ecological site:F156AY360FL - Subtropical Moist Hammocks of Miami Ridge / Atlantic Coastal Strip Other vegetative classification:Sandy soils on flats of mesic or hydric lowlands (G156BC141FL) Hydric soil rating: No Custom Soil Resource Report 19 Page 141 of 232 Pineda Percent of map unit:3 percent Landform:Flats on marine terraces, drainageways on marine terraces Landform position (three-dimensional):Dip Down-slope shape:Linear Across-slope shape:Concave Ecological site:F156BY041FL - Sandy Over Loamy Pine Flatwoods and Hammocks Other vegetative classification:Sandy over loamy soils on flats of hydric or mesic lowlands (G156BC241FL) Hydric soil rating: Yes Hilolo Percent of map unit:3 percent Landform:Flats on marine terraces Landform position (three-dimensional):Talf Down-slope shape:Convex Across-slope shape:Linear Ecological site:F156BY030FL - Wetland Hardwood Forests Other vegetative classification:Loamy and clayey soils on flats of hydric or mesic lowlands (G156BC341FL) Hydric soil rating: Yes Winder, shell substratum, hydric Percent of map unit:2 percent Landform:Flats on marine terraces Landform position (three-dimensional):Talf Down-slope shape:Concave, linear Across-slope shape:Linear Ecological site:F156BY030FL - Wetland Hardwood Forests Other vegetative classification:Loamy and clayey soils on flats of hydric or mesic lowlands (G156BC341FL) Hydric soil rating: Yes Winder, hydric Percent of map unit:2 percent Landform:Flats on marine terraces Landform position (three-dimensional):Talf Down-slope shape:Concave, linear Across-slope shape:Linear Ecological site:F156BY030FL - Wetland Hardwood Forests Other vegetative classification:Loamy and clayey soils on flats of hydric or mesic lowlands (G156BC341FL) Hydric soil rating: Yes Riviera Percent of map unit:2 percent Landform:Flats on marine terraces Landform position (three-dimensional):Talf Down-slope shape:Linear Across-slope shape:Linear Ecological site:F156BY041FL - Sandy Over Loamy Pine Flatwoods and Hammocks Other vegetative classification:Sandy over loamy soils on flats of hydric or mesic lowlands (G156BC241FL) Hydric soil rating: Yes Custom Soil Resource Report 20 Page 142 of 232 37—Riviera sand, frequently ponded, 0 to 1 percent slopes Map Unit Setting National map unit symbol: 2tzwm Elevation: 0 to 70 feet Mean annual precipitation: 46 to 58 inches Mean annual air temperature: 68 to 77 degrees F Frost-free period: 350 to 365 days Farmland classification: Farmland of unique importance Map Unit Composition Riviera and similar soils:85 percent Minor components:15 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Riviera Setting Landform:Depressions on marine terraces Landform position (three-dimensional):Tread, dip Down-slope shape:Concave Across-slope shape:Concave Parent material:Sandy and loamy marine deposits Typical profile A - 0 to 0 inches: sand E - 0 to 22 inches: sand Btg/E - 22 to 31 inches: sandy loam Btg1 - 31 to 42 inches: sandy loam Btg2 - 42 to 80 inches: sandy clay loam Properties and qualities Slope:0 to 1 percent Depth to restrictive feature:More than 80 inches Drainage class:Very poorly drained Runoff class: Negligible Capacity of the most limiting layer to transmit water (Ksat):Moderately low to moderately high (0.06 to 0.20 in/hr) Depth to water table:About 0 inches Frequency of flooding:None Frequency of ponding:Frequent Calcium carbonate, maximum content:4 percent Maximum salinity:Nonsaline to very slightly saline (0.0 to 2.0 mmhos/cm) Sodium adsorption ratio, maximum:4.0 Available water supply, 0 to 60 inches: Moderate (about 6.7 inches) Interpretive groups Land capability classification (irrigated): None specified Land capability classification (nonirrigated): 7w Hydrologic Soil Group: C/D Custom Soil Resource Report 21 Page 143 of 232 Forage suitability group: Sandy over loamy soils on stream terraces, flood plains, or in depressions (G155XB245FL) Other vegetative classification: Freshwater Marshes and Ponds (R155XY010FL), Sandy over loamy soils on stream terraces, flood plains, or in depressions (G155XB245FL) Hydric soil rating: Yes Minor Components Chobee Percent of map unit:5 percent Landform:Depressions on marine terraces Landform position (three-dimensional):Tread, dip Down-slope shape:Concave Across-slope shape:Concave Other vegetative classification:Freshwater Marshes and Ponds (R155XY010FL), Loamy and clayey soils on stream terraces, flood plains, or in depressions (G155XB345FL) Hydric soil rating: Yes Wabasso Percent of map unit:4 percent Landform:Flatwoods on marine terraces Landform position (three-dimensional):Tread, talf Down-slope shape:Linear Across-slope shape:Linear Other vegetative classification:South Florida Flatwoods (R155XY003FL), Sandy soils on flats of mesic or hydric lowlands (G155XB141FL) Hydric soil rating: No Brynwood Percent of map unit:3 percent Landform:Flatwoods on marine terraces Landform position (three-dimensional):Tread, talf Down-slope shape:Linear Across-slope shape:Linear Other vegetative classification:South Florida Flatwoods (R155XY003FL), Sandy soils on flats of mesic or hydric lowlands (G155XB141FL) Hydric soil rating: Yes Malabar Percent of map unit:3 percent Landform:Depressions on marine terraces Landform position (three-dimensional):Tread, dip Down-slope shape:Linear, concave Across-slope shape:Linear, concave Other vegetative classification:South Florida Flatwoods (R155XY003FL), Sandy soils on flats of mesic or hydric lowlands (G155XB141FL) Hydric soil rating: Yes Custom Soil Resource Report 22 Page 144 of 232 48—Wabasso sand, 0 to 2 percent slopes Map Unit Setting National map unit symbol: 2svyr Elevation: 0 to 70 feet Mean annual precipitation: 46 to 55 inches Mean annual air temperature: 70 to 77 degrees F Frost-free period: 355 to 365 days Farmland classification: Farmland of unique importance Map Unit Composition Wabasso and similar soils:85 percent Minor components:15 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Wabasso Setting Landform:Flatwoods on marine terraces Landform position (three-dimensional):Tread, talf Down-slope shape:Linear Across-slope shape:Linear Parent material:Sandy and loamy marine deposits Typical profile A - 0 to 6 inches: sand E - 6 to 25 inches: sand Bh - 25 to 30 inches: sand Btg - 30 to 58 inches: sandy clay loam Cg - 58 to 80 inches: loamy sand Properties and qualities Slope:0 to 2 percent Depth to restrictive feature:9 to 50 inches to strongly contrasting textural stratification Drainage class:Poorly drained Runoff class: Very high Capacity of the most limiting layer to transmit water (Ksat):Moderately low to moderately high (0.06 to 0.20 in/hr) Depth to water table:About 6 to 18 inches Frequency of flooding:None Frequency of ponding:None Calcium carbonate, maximum content:5 percent Maximum salinity:Nonsaline to very slightly saline (0.0 to 2.0 mmhos/cm) Sodium adsorption ratio, maximum:4.0 Available water supply, 0 to 60 inches: Very low (about 1.4 inches) Interpretive groups Land capability classification (irrigated): None specified Land capability classification (nonirrigated): 3w Custom Soil Resource Report 23 Page 145 of 232 Hydrologic Soil Group: C/D Forage suitability group: Sandy soils on flats of mesic or hydric lowlands (G155XB141FL) Other vegetative classification: South Florida Flatwoods (R155XY003FL), Sandy soils on flats of mesic or hydric lowlands (G155XB141FL) Hydric soil rating: No Minor Components Brynwood Percent of map unit:6 percent Landform:Flatwoods on marine terraces Landform position (three-dimensional):Tread, talf Down-slope shape:Linear Across-slope shape:Linear Other vegetative classification:South Florida Flatwoods (R155XY003FL), Sandy soils on flats of mesic or hydric lowlands (G155XB141FL) Hydric soil rating: Yes Cypress lake Percent of map unit:5 percent Landform:Drainageways on marine terraces, flats on marine terraces Landform position (three-dimensional):Tread, dip, talf Down-slope shape:Linear, convex Across-slope shape:Concave, linear Other vegetative classification:South Florida Flatwoods (R155XY003FL), Sandy over loamy soils on flats of hydric or mesic lowlands (G155XB241FL) Hydric soil rating: Yes Pineda Percent of map unit:4 percent Landform:Flats on marine terraces, drainageways on marine terraces Landform position (three-dimensional):Tread, talf, dip Down-slope shape:Linear Across-slope shape:Linear, concave Other vegetative classification:Slough (R155XY011FL), Sandy over loamy soils on flats of hydric or mesic lowlands (G155XB241FL) Hydric soil rating: Yes 49—Wabasso fine sand, gravelly substratum Map Unit Setting National map unit symbol: 1jpwc Elevation: 20 to 100 feet Mean annual precipitation: 49 to 58 inches Mean annual air temperature: 70 to 77 degrees F Frost-free period: 350 to 365 days Farmland classification: Farmland of unique importance Custom Soil Resource Report 24 Page 146 of 232 Map Unit Composition Wabasso, gravelly substratum, and similar soils:85 percent Minor components:15 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Wabasso, Gravelly Substratum Setting Landform:Flatwoods on marine terraces Landform position (three-dimensional):Talf Down-slope shape:Convex Across-slope shape:Linear Parent material:Sandy and loamy marine deposits Typical profile A - 0 to 5 inches: fine sand E - 5 to 20 inches: fine sand Bh1 - 20 to 23 inches: sand Bh2 - 23 to 25 inches: sand Btg - 25 to 32 inches: sandy loam 2C1 - 32 to 36 inches: very gravelly sandy loam 3C2 - 36 to 80 inches: sandy loam Properties and qualities Slope:0 to 2 percent Depth to restrictive feature:More than 80 inches Drainage class:Poorly drained Runoff class: High Capacity of the most limiting layer to transmit water (Ksat):Moderately low to moderately high (0.06 to 0.20 in/hr) Depth to water table:About 6 to 18 inches Frequency of flooding:None Frequency of ponding:None Calcium carbonate, maximum content:5 percent Maximum salinity:Nonsaline to very slightly saline (0.0 to 2.0 mmhos/cm) Sodium adsorption ratio, maximum:4.0 Available water supply, 0 to 60 inches: Low (about 4.8 inches) Interpretive groups Land capability classification (irrigated): None specified Land capability classification (nonirrigated): 3w Hydrologic Soil Group: C/D Ecological site: F156BY040FL - Sandy Pine Flatwoods and Hammocks Forage suitability group: Sandy soils on flats of mesic or hydric lowlands (G156BC141FL) Other vegetative classification: Sandy soils on flats of mesic or hydric lowlands (G156BC141FL) Hydric soil rating: No Minor Components Hilolo Percent of map unit:4 percent Landform:Flats on marine terraces Landform position (three-dimensional):Talf Down-slope shape:Convex Custom Soil Resource Report 25 Page 147 of 232 Across-slope shape:Linear Ecological site:F156BY030FL - Wetland Hardwood Forests Other vegetative classification:Loamy and clayey soils on flats of hydric or mesic lowlands (G156BC341FL) Hydric soil rating: Yes Pople Percent of map unit:4 percent Landform:Flats on marine terraces, drainageways on marine terraces Landform position (three-dimensional):Dip Down-slope shape:Linear Across-slope shape:Concave Ecological site:F156BY041FL - Sandy Over Loamy Pine Flatwoods and Hammocks Other vegetative classification:Sandy over loamy soils on flats of hydric or mesic lowlands (G156BC241FL) Hydric soil rating: Yes Hallandale Percent of map unit:4 percent Landform:Flats on marine terraces Landform position (three-dimensional):Interfluve, talf Down-slope shape:Convex Across-slope shape:Linear Ecological site:F156AY360FL - Subtropical Moist Hammocks of Miami Ridge / Atlantic Coastal Strip Other vegetative classification:Sandy soils on flats of mesic or hydric lowlands (G156BC141FL) Hydric soil rating: No Wabasso Percent of map unit:3 percent Landform:Flatwoods on marine terraces Landform position (three-dimensional):Talf Down-slope shape:Convex Across-slope shape:Linear Ecological site:F156BY040FL - Sandy Pine Flatwoods and Hammocks Other vegetative classification:Sandy soils on flats of mesic or hydric lowlands (G156BC141FL) Hydric soil rating: No 55—Winder loamy sand Map Unit Setting National map unit symbol: 1jpwk Elevation: 0 to 30 feet Mean annual precipitation: 49 to 58 inches Mean annual air temperature: 70 to 77 degrees F Frost-free period: 350 to 365 days Farmland classification: Farmland of unique importance Custom Soil Resource Report 26 Page 148 of 232 Map Unit Composition Winder, drained and bedded, and similar soils:67 percent Winder, hydric, and similar soils:15 percent Minor components:18 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Winder, Drained And Bedded Setting Landform:Flats on marine terraces Landform position (three-dimensional):Talf Down-slope shape:Concave, convex Across-slope shape:Linear Parent material:Sandy and loamy marine deposits Typical profile A - 0 to 6 inches: loamy sand E - 6 to 12 inches: sand Btg1 - 12 to 33 inches: sandy clay loam Btg2 - 33 to 49 inches: sandy loam Cg1 - 49 to 61 inches: loamy sand Cg2 - 61 to 80 inches: sand Properties and qualities Slope:0 to 2 percent Depth to restrictive feature:More than 80 inches Drainage class:Poorly drained Runoff class: High Capacity of the most limiting layer to transmit water (Ksat):Moderately low to moderately high (0.06 to 0.20 in/hr) Depth to water table:About 12 to 18 inches Frequency of flooding:None Frequency of ponding:None Calcium carbonate, maximum content:5 percent Maximum salinity:Nonsaline to very slightly saline (0.0 to 2.0 mmhos/cm) Sodium adsorption ratio, maximum:4.0 Available water supply, 0 to 60 inches: Low (about 5.8 inches) Interpretive groups Land capability classification (irrigated): None specified Land capability classification (nonirrigated): 3w Hydrologic Soil Group: C/D Ecological site: F156BY030FL - Wetland Hardwood Forests Forage suitability group: Loamy and clayey soils on flats of hydric or mesic lowlands (G156BC341FL) Other vegetative classification: Loamy and clayey soils on flats of hydric or mesic lowlands (G156BC341FL) Hydric soil rating: No Description of Winder, Hydric Setting Landform:Flats on marine terraces Landform position (three-dimensional):Talf Down-slope shape:Concave, linear Across-slope shape:Linear Custom Soil Resource Report 27 Page 149 of 232 Parent material:Sandy and loamy marine deposits Typical profile A - 0 to 6 inches: loamy sand E - 6 to 12 inches: sand Btg1 - 12 to 33 inches: sandy clay loam Btg2 - 33 to 49 inches: sandy loam Cg1 - 49 to 61 inches: loamy sand Cg2 - 61 to 80 inches: sand Properties and qualities Slope:0 to 2 percent Depth to restrictive feature:More than 80 inches Drainage class:Poorly drained Runoff class: Very high Capacity of the most limiting layer to transmit water (Ksat):Moderately low to moderately high (0.06 to 0.20 in/hr) Depth to water table:About 0 to 12 inches Frequency of flooding:None Frequency of ponding:None Calcium carbonate, maximum content:5 percent Maximum salinity:Nonsaline to very slightly saline (0.0 to 2.0 mmhos/cm) Sodium adsorption ratio, maximum:4.0 Available water supply, 0 to 60 inches: Low (about 5.8 inches) Interpretive groups Land capability classification (irrigated): None specified Land capability classification (nonirrigated): 3w Hydrologic Soil Group: C/D Ecological site: F156BY030FL - Wetland Hardwood Forests Forage suitability group: Loamy and clayey soils on flats of hydric or mesic lowlands (G156BC341FL) Other vegetative classification: Loamy and clayey soils on flats of hydric or mesic lowlands (G156BC341FL) Hydric soil rating: Yes Minor Components Floridana Percent of map unit:3 percent Landform:Depressions on marine terraces Landform position (three-dimensional):Dip Down-slope shape:Concave Across-slope shape:Concave Ecological site:R156BY021FL - Mineral Isolated Swamps and Marshes Other vegetative classification:Sandy over loamy soils on stream terraces, flood plains, or in depressions (G156BC245FL) Hydric soil rating: Yes Hallandale Percent of map unit:3 percent Landform:Flats on marine terraces Landform position (three-dimensional):Interfluve, talf Down-slope shape:Convex Across-slope shape:Linear Ecological site:F156AY360FL - Subtropical Moist Hammocks of Miami Ridge / Atlantic Coastal Strip Custom Soil Resource Report 28 Page 150 of 232 Other vegetative classification:Sandy soils on flats of mesic or hydric lowlands (G156BC141FL) Hydric soil rating: No Riviera Percent of map unit:3 percent Landform:Flats on marine terraces Landform position (three-dimensional):Talf Down-slope shape:Linear Across-slope shape:Linear Ecological site:F156BY041FL - Sandy Over Loamy Pine Flatwoods and Hammocks Other vegetative classification:Sandy over loamy soils on flats of hydric or mesic lowlands (G156BC241FL) Hydric soil rating: Yes Pineda Percent of map unit:3 percent Landform:Flats on marine terraces, drainageways on marine terraces Landform position (three-dimensional):Dip Down-slope shape:Linear Across-slope shape:Concave Ecological site:F156BY041FL - Sandy Over Loamy Pine Flatwoods and Hammocks Other vegetative classification:Sandy over loamy soils on flats of hydric or mesic lowlands (G156BC241FL) Hydric soil rating: Yes Winder, shell substratum, hydric Percent of map unit:2 percent Landform:Flats on marine terraces Landform position (three-dimensional):Talf Down-slope shape:Concave, linear Across-slope shape:Linear Ecological site:F156BY030FL - Wetland Hardwood Forests Other vegetative classification:Loamy and clayey soils on flats of hydric or mesic lowlands (G156BC341FL) Hydric soil rating: Yes Wabasso Percent of map unit:2 percent Landform:Flats on marine terraces Landform position (three-dimensional):Talf Down-slope shape:Convex Across-slope shape:Linear Ecological site:F156BY040FL - Sandy Pine Flatwoods and Hammocks Other vegetative classification:Sandy soils on flats of mesic or hydric lowlands (G156BC141FL) Hydric soil rating: No Wabasso, gravelly substratum Percent of map unit:2 percent Landform:Flats on marine terraces Landform position (three-dimensional):Talf Down-slope shape:Convex Across-slope shape:Linear Ecological site:F156BY040FL - Sandy Pine Flatwoods and Hammocks Custom Soil Resource Report 29 Page 151 of 232 Other vegetative classification:Sandy soils on flats of mesic or hydric lowlands (G156BC141FL) Hydric soil rating: No 99—Water Map Unit Composition Water:100 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Water Interpretive groups Land capability classification (irrigated): None specified Ecological site: R156BY100FL - Subaqueous Freshwater Riverine Habitats Forage suitability group: Forage suitability group not assigned (G156BC999FL) Other vegetative classification: Forage suitability group not assigned (G156BC999FL) Hydric soil rating: Unranked Custom Soil Resource Report 30 Page 152 of 232 References American Association of State Highway and Transportation Officials (AASHTO). 2004. Standard specifications for transportation materials and methods of sampling and testing. 24th edition. American Society for Testing and Materials (ASTM). 2005. Standard classification of soils for engineering purposes. ASTM Standard D2487-00. Cowardin, L.M., V. Carter, F.C. Golet, and E.T. LaRoe. 1979. Classification of wetlands and deep-water habitats of the United States. U.S. Fish and Wildlife Service FWS/OBS-79/31. Federal Register. July 13, 1994. Changes in hydric soils of the United States. Federal Register. September 18, 2002. Hydric soils of the United States. Hurt, G.W., and L.M. Vasilas, editors. Version 6.0, 2006. Field indicators of hydric soils in the United States. National Research Council. 1995. Wetlands: Characteristics and boundaries. Soil Survey Division Staff. 1993. Soil survey manual. Soil Conservation Service. U.S. Department of Agriculture Handbook 18. http://www.nrcs.usda.gov/wps/portal/ nrcs/detail/national/soils/?cid=nrcs142p2_054262 Soil Survey Staff. 1999. Soil taxonomy: A basic system of soil classification for making and interpreting soil surveys. 2nd edition. Natural Resources Conservation Service, U.S. Department of Agriculture Handbook 436. http:// www.nrcs.usda.gov/wps/portal/nrcs/detail/national/soils/?cid=nrcs142p2_053577 Soil Survey Staff. 2010. Keys to soil taxonomy. 11th edition. U.S. Department of Agriculture, Natural Resources Conservation Service. http:// www.nrcs.usda.gov/wps/portal/nrcs/detail/national/soils/?cid=nrcs142p2_053580 Tiner, R.W., Jr. 1985. Wetlands of Delaware. U.S. Fish and Wildlife Service and Delaware Department of Natural Resources and Environmental Control, Wetlands Section. United States Army Corps of Engineers, Environmental Laboratory. 1987. Corps of Engineers wetlands delineation manual. Waterways Experiment Station Technical Report Y-87-1. United States Department of Agriculture, Natural Resources Conservation Service. National forestry manual. http://www.nrcs.usda.gov/wps/portal/nrcs/detail/soils/ home/?cid=nrcs142p2_053374 United States Department of Agriculture, Natural Resources Conservation Service. National range and pasture handbook. http://www.nrcs.usda.gov/wps/portal/nrcs/ detail/national/landuse/rangepasture/?cid=stelprdb1043084 31 Page 153 of 232 United States Department of Agriculture, Natural Resources Conservation Service. National soil survey handbook, title 430-VI. http://www.nrcs.usda.gov/wps/portal/ nrcs/detail/soils/scientists/?cid=nrcs142p2_054242 United States Department of Agriculture, Natural Resources Conservation Service. 2006. Land resource regions and major land resource areas of the United States, the Caribbean, and the Pacific Basin. U.S. Department of Agriculture Handbook 296. http://www.nrcs.usda.gov/wps/portal/nrcs/detail/national/soils/? cid=nrcs142p2_053624 United States Department of Agriculture, Soil Conservation Service. 1961. Land capability classification. U.S. Department of Agriculture Handbook 210. http:// www.nrcs.usda.gov/Internet/FSE_DOCUMENTS/nrcs142p2_052290.pdf Custom Soil Resource Report 32 Page 154 of 232 June 22, 2023 FUTURE LAND USE MAP AMENDMENT TRAFFIC ANALYSIS P1 MOTOR CLUB ST. LUCIE COUNTY, FL Page 155 of 232 FUTURE LAND USE MAP AMENDMENT TRAFFIC ANALYSIS P1 MOTOR CLUB ST. LUCIE COUNTY, FL Prepared by: Kimley-Horn and Associates, Inc. West Palm Beach, Florida February 23, 2023 Revised June 19, 2023 Revised June 22, 2023 Kimley-Horn Project #245370000 Registry No.64773 Kimley-Horn and Associates, Inc.1920 Wekiva Way West Palm Beach, Florida 33411 561/845-0665 TEL _________________________________ Adam B. Kerr, P.E. Florida Registration Number 64773 Page 156 of 232 Land Use Map Amendment Page |i TABLE OF CONTENTS LIST OF TABLES........................................................................................................................ii LIST OF FIGURES .....................................................................................................................ii INTRODUCTION .......................................................................................................................3 PROJECT TRAFFIC ..................................................................................................................5 Trip Generation ......................................................................................................................5 Existing Site Development ..................................................................................................5 Existing Future Land Use Potential Development ...............................................................5 Proposed Future Land Use Potential Development.............................................................5 TRAFFIC DISTRIBUTION AND ASSIGNMENT.........................................................................7 LEVEL OF SERVICE ANALYSIS ...............................................................................................8 Existing (Year 2023)...............................................................................................................8 Short-Range (Year 2028).......................................................................................................8 Long-Range (Year 2045)........................................................................................................8 Existing Conditions ....................................................................................................................9 Existing Condition Trip Generation .........................................................................................9 Existing Conditons Level Of Service .........................................................................................10 SHORT-RANGE (2028) PLANNING HORIZON........................................................................12 Significance Analysis.............................................................................................................12 Capacity Analysis Short Range (Year 2028)..........................................................................14 LONG-RANGE (2045) PLANNING HORIZON ..........................................................................16 CONCLUSION..........................................................................................................................18 APPENDIX.................................................................................................................................A Page 157 of 232 Land Use Map Amendment Page |ii LIST OF TABLES Table 1: Trip Generation Calculations Summary........................................................................6 Table 2: Existing Condition Trip Generation...............................................................................9 Table 3: Existing Condition Daily Significance Analysis.............................................................11 Table 4: Existing Condition AM Peak Hour Significance Analysis .............................................11 Table 5: Existing Condition PM Peak Hour Significance Analysis .............................................11 Table 6: Short-Range (Year 2028) AM Peak Hour Significance Analysis ..................................13 Table 7: Short-Range (Year 2028) PM Peak Hour Significance Analysis ..................................13 Table 8: Short-Range (Year 2028) Link Capacity Analysis-AM Peak Hour...............................15 Table 9: Short-Range (Year 2028) Link Capacity Analysis-PM Peak Hour...............................15 Table 10: Long-Range (Year 2045) Daily Significance Analysis................................................17 LIST OF FIGURES Figure 1: Site Location ...............................................................................................................4 Page 158 of 232 Land Use Map Amendment Page 3 INTRODUCTION Kimley-Horn and Associates, Inc. has been retained to prepare a Future Land Use (FLU) Amendment traffic analysis for a 628.89-acre site located southwest of Summerlin Road & Okeechobee Road intersection, in St. Lucie County Florida.Figure 1 illustrates the location of the project site. The site currently has a St. Lucie County FLU designation of Agricultural-5 (AG- 5). The proposed FLU designation that is the subject of this analysis is Special District. The Parcel Control Number for this site is · 3205-323-0026-000-8 Currently, has an Agricultural-5 designation allowing 1 dwelling unit per 5 acres, permitting 125 residential units to be built on this 628.89-acre site. An excerpt from the St. Lucie County Comprehensive Plan – Land Use Element is included in the appendix. The proposed future designation is Special District. The following uses are proposed: a. Garagemahals and paddock garages 900,000 SF b. Clubhouse 30,000 SF c. Drive center 15,000 SF d. Event center 40,000 SF e. Auto storage 222,500 SF f. Research and development park 400,000 SF g. Dwelling units 125 units h. Accessory units 125 units i. Corporate offices 5,000 SF j. Site and facility operations 5,000 SF k. Gate house 500 SF 1,122,500 square feet of warehouse land use, 125 residential units, and 400,000 square feet of light industrial use were utilized for trip generation purposes. The warehouse use will encompass commercial park activities. A race track and clubhouse facilities (such as event center, gate house, etc.) are considered ancillary to the residential and storage uses, since racing will be generally open to members only. This analysis was conducted following existing, short-range, and long-range analysis procedures used to evaluated comprehensive plan amendments in St. Lucie County. This report summarizes the findings of the comprehensive plan land use amendment traffic analysis. Page 159 of 232 LEGEND Site Location Project Traffic %NORTHNORTH FIGURE 1 St. Lucie County-P1 Motor Club Site Location Midway Road Carlton Road Long Range/Short Range RDI: 2 miles Sn e e d R o a d 3% 1% Proposed Driveway Page 160 of 232 Land Use Map Amendment Page 5 PROJECT TRAFFIC The project traffic volumes evaluated in this analysis are defined as the vehicle trips expected to be generated by the project, and the distribution and assignment of that traffic over the study roadway network. Trip Generation The trip generation calculations are based on the trip generation rates published by the Institute of Transportation Engineers (ITE) in the Trip Generation Manual, 11th Edition. Trip generation calculations have been performed for three scenarios: Existing Site Development This scenario represents the currently trip generation occurring on site. The site is vacant hence, no trips have been generated for current daily, AM peak hour and PM peak hour conditions. Existing Future Land Use Potential Development This scenario represents the maximum development potential for the site under the existing FLU designation.As indicated in Table 1; the maximum intensity of development under the currently adopted future land use designation has the potential 1,239 net external daily trips,91 net external AM peak hour trips (+24 inbound,+67 outbound), 123 net external PM peak hour trips (+77 inbound,+46 outbound). Proposed Future Land Use Potential Development This scenario represents the maximum development permitted on site under the proposed FLU designation As indicated in Table 1, the maximum density of development under the proposed future land use designation has the potential to generate 4,804 net new external daily trips,548 net new external AM peak hour trips (+405 inbound,+143 outbound),559 net new external PM peak hour trips (+166 inbound,+393 outbound). Because the proposed amendment for the subject site results in an overall net increase in the trip generation potential of the site on a daily, AM, and PM peak-hour basis in comparison to existing uses on site,it was necessary to determine if any of the roadway links within the project Radius of Development Influence (RDI) are expected to be significantly impacted.The RDI and significance level thresholds are based on requirements in the St. Lucie TPO Standardized Traffic impact Studies (TIS) Methodology and Procedures, included in the appendix. Roadway link analyses were conducted for the short-range (2028).Roadway link analysis was conducted for the long-range (2045)scenario using long range projections provided by the St. Lucie County TPO. Page 161 of 232 Land Use Map Amendment Page 6 Table 1:Trip Generation Calculations Summary Total In Out Total In Out Vacant 0 0 0 0 0 0 0 Subtotal 0 0 0 0 0 0 0 Pass-By Capture Vacant 0 0 0 0 0 0 0 Subtotal 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Single Family Detached 125.00 DU 1,239 91 24 67 123 77 46 Subtotal 1,239 91 24 67 123 77 46 Pass-By Capture Single Family Detached 0 0 0 0 0 0 0 Subtotal 0 0 0 0 0 0 0 1,239 91 24 67 123 77 46 1,239 91 24 67 123 77 46 Warehouse 1122.50 KSF 1,812 191 147 44 202 57 145 Single Family Detached 125.00 DU 1,239 91 24 67 123 77 46 Light Industrial 400 KSF 1,948 296 260 36 260 36 224 Subtotal 4,999 578 431 147 585 170 415 4,999 578 431 147 585 170 415 4,804 548 405 143 559 166 393 4,804 548 405 143 559 166 393 3,565 457 381 76 436 89 347 Land Use Pass By Single Family Detached 0.0% Warehouse 0.0% Ln(T) =0.92Ln(X) + 2.68 trips/DU Ln(T) = 0.91Ln(X) + 0.12 trips/DU (26% in, 74% out)Ln(T) = 0.94Ln(X) + 0.27 trips/DU (63% in, 37% out) 1.58x+38.29 trips/1,000 sf 0.17 trips/1,000 sf (77% in, 23% out)0.18 trips/1,000 sf (28% in, 72% out) Daily AM Peak Hour PM Peak Hour Proposed FLU Maximum Trips-Existing Development Trips (Short-range) Short-Range Radius of Development Influence:2 Miles Proposed FLU Maximum Trips-Existing FLU Maximum Trips (Long-range) Long-Range Radius of Development Influence:2 Miles Driveway Volumes Net New External Trips Driveway Volumes Net New External Trips Proposed FLU Maximum Intensity Driveway Volumes Net New External Trips Existing FLU Maximum Intensity 0.0% Existing Site Development 0.0% Land Use Intensity Daily Trips AM Peak Hour PM Peak Hour Page 162 of 232 Land Use Map Amendment Page 7 TRAFFIC DISTRIBUTION AND ASSIGNMENT Traffic distribution is the pairing of trip ends from the subject site with other land uses in the area. These trips were assigned to surrounding roadways within the project RDI based upon a review of the proposed roadway network to be in place at the time of buildout and its travel time characteristics. The daily and peak-hour trips for the project were then assigned to the surrounding roadway network proposed to be in place for each respective analysis year.Figure 1 also illustrates the project traffic assignment to the surrounding roadway network. Page 163 of 232 Land Use Map Amendment Page 8 LEVEL OF SERVICE ANALYSIS Consistent with comprehensive plan amendment evaluation requirements, roadway segment analyses were conducted to address the traffic conditions for the existing,short-range planning horizon (2028), and long-range planning horizon (2045) conditions on links within the RDI. Existing (Year 2023) This analysis was conducted using the LOS D daily volumes published by St. Lucie Transportation Planning Organization. This analysis utilizes the net increase in peak-hour trip generation potential of the maximum development potential under the proposed FLU designation in comparison to traffic generated by the existing site development. Short-Range (Year 2028) As stated previously, this analysis utilizes the net increase in peak-hour trip generation potential of the maximum development potential under the proposed FLU designation in comparison to traffic generated by the existing site development. Long-Range (Year 2045) This analysis is based on long range projections provided by the county of St. Lucie and was conducted using the LOS D daily link service volumes published by FDOT. As stated previously, this analysis utilizes the net increase in daily trip generation potential of the maximum development potential under the proposed FLU designation in comparison to the maximum development potential under the existing FLU. Page 164 of 232 Land Use Map Amendment Page 9 EXISTING CONDITIONS Existing Condition Trip Generation The trip generation calculations are based on trip generation rates published by the Institute of Transportation Engineers (ITE) in the Trip Generation Manual, 11th Edition.For this trip generation, the proposed development is compared to the existing condition of the site. As illustrated in Table 2,the proposed land use will has a trip generation potential of 4,804 net new external daily trips,515 net new external AM peak hour trips (+380 inbound,+135 outbound), and 518 net new external PM peak hour trips (+154 inbound,+364 outbound). Table 2: Existing Condition Trip Generation Total In Out Total In Out Vacant 0 0 0 0 0 0 0 Subtotal 0 0 0 0 0 0 0 Pass-By Capture Vacant 0 0 0 0 0 0 0 Subtotal 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Warehouse 1122.50 KSF 1,812 158 122 36 161 45 116 Single Family Detached 125.00 DU 1,239 91 24 67 123 77 46 Light Industrial 400 KSF 1,948 296 260 36 260 36 224 Subtotal 4,999 545 406 139 544 158 386 4,999 545 406 139 544 158 386 4,804 515 380 135 518 154 364 4,804 515 380 135 518 154 364 Land Use Pass By Single Family Detached 0.0% Warehouse 0.0% Light Industrial 4.87 trips/1,000 sf 0.74 trips/1,000 sf (88% in, 12% out)0.65 trips/1,000 sf (14% in, 86% out) Ln(T) =0.92Ln(X) + 2.68 trips/DU Ln(T) = 0.91Ln(X) + 0.12 trips/DU (26% in, 74% out)Ln(T) = 0.94Ln(X) + 0.27 trips/DU (63% in, 37% out) 1.58x+38.29 trips/1,000 sf 0.17 trips/1,000 sf (77% in, 23% out)0.18 trips/1,000 sf (28% in, 72% out) Daily AM Peak Hour PM Peak Hour Proposed FLU Maximum Trips-Existing Development Trips Radius of Development Influence:3 miles Driveway Volumes Net New External Trips Proposed FLU Maximum Intensity Driveway Volumes Net New External Trips Existing Site Development 0.0% Land Use Intensity Daily Trips AM Peak Hour PM Peak Hour Page 165 of 232 Land Use Map Amendment Page 10 EXISTING CONDITONS LEVEL OF SERVICE As noted, the existing site is vacant. The maximum development under the proposed future land use is 125 residential units, 1,122,500 square feet of warehouse land use, and 400,000 square feet of light industrial. Therefore, the net increase in daily trip potential is 4,804 daily trips. For this analysis, the radius of development influence (RDI)was assumed to be 3 miles. A link is considered significantly impacted where the net trip increase impacting roads is greater than one percent (1%) of the level of service “D” capacity on an AADT basis of the directly accessed link affected.Links that are not considered directly accessed would require a net trip increase greater five percent (5%) of the level of service “D” capacity on an AADT basis.Another analysis was done to determine if the links within the stated RDI are significantly impacted during the AM and PM peak hours.Existing traffic counts and Peak Hour Service Capacity volumes provided by the St. Lucie TPO are included in the appendix. As shown in Table 3 the following roadway link projected to be significantly impacted by the proposed project under significance standards: Okeechobee Road: From Project Driveway to Carlton Road Okeechobee Road: From Carlton Road to Sneed Road Okeechobee Road from Sneed Road to Ideal Holding Road As shown in Tables 4 and 5, the following roadway links are projected to be significantly impacted by the proposed project under significance standards: Okeechobee Road: From Blue Field Road to Project Driveway Okeechobee Road: From Project Driveway to Carlton Road Okeechobee Road: From Carlton Road to Sneed Road Okeechobee Road: From Sneed Road to Ideal Holding Road Page 166 of 232 Land Use Map Amendment Page 11 Table 3: Existing Condition Daily Significance Analysis Table 4: Existing Condition AM Peak Hour Significance Analysis Table 5: Existing Condition PM Peak Hour Significance Analysis ROADWAY FROM TO Okeechobee Road Bluefield Road Project Driveway 4LD 55,700 11,342 0.20 10%480 0.86%No -- Okeechobee Road Project Driveway Carlton Road 4LD 55,700 11,342 0.20 89%4,276 7.68%Yes 15,618 Yes Okeechobee Road Carlton Road Sneed Road 4LD 55,700 7,535 0.14 89%4,276 7.68%Yes 11,811 Yes Okeechobee Road Sneed Road Ideal Holding Road 4LD 55,700 7,535 0.14 89%4,276 7.68%Yes 11,811 Yes Sneed Road Okeechobee Road Orange Road 2L 14,000 1,080 0.08 1%48 0.34%No -- Carlton Road Carlton Road S Okeechobee Road 2L 14,000 750 0.05 0%0 0.00%No -- Total Volumes Meet StandardsPROJECT % ASSIGNMENT V/C Project Trips Daily Trips COMMITTED NUMBER OF LANES LOS D GENERAL SVC. VOLUME Daily Volumes % IMPACT SIG? ROADWAY FROM TO Okeechobee Road Bluefield Road Project Driveway 4LD 2,000 592 0.30 10%52 2.60%Yes 644 Yes Okeechobee Road Project Driveway Carlton Road 4LD 2,000 592 0.30 89%458 22.90%Yes 1,050 Yes Okeechobee Road Carlton Road Sneed Road 4LD 2,100 370 0.18 89%458 21.81%Yes 828 Yes Okeechobee Road Sneed Road Ideal Holding Road 4LD 2,100 370 0.18 89%458 21.81%Yes 828 Yes Sneed Road Okeechobee Road Orange Road 2L 670 68 0.10 1%5 0.75%No -- Carlton Road Carlton Road S Okeechobee Road 2L 390 65 0.17 0%0 0.00%No -- V/C Project Trips PROJECT % ASSIGNMENT Daily Trips % IMPACT SIG? AM Peak Hour Total Volumes Meet Standards COMMITTED NUMBER OF LANES Peak Hour Service Capacity AM Peak Hour ROADWAY FROM TO Okeechobee Road Bluefield Road Project Driveway 4LD 2,000 637 0.32 10%52 2.60%Yes 689 Yes Okeechobee Road Project Driveway Carlton Road 4LD 2,000 637 0.32 89%461 23.05%Yes 1,098 Yes Okeechobee Road Carlton Road Sneed Road 4LD 2,100 362 0.17 89%461 21.95%Yes 823 Yes Okeechobee Road Sneed Road Ideal Holding Road 4LD 2,100 362 0.17 89%461 21.95%Yes 823 Yes Sneed Road Okeechobee Road Orange Road 2L 670 83 0.12 1%5 0.75%No -- Carlton Road Carlton Road S Okeechobee Road 2L 390 60 0.15 0%0 0.00%No -- COMMITTED NUMBER OF LANES Peak Hour Service Capacity PM Peak Hour V/C Project Trips PROJECT % ASSIGNMENT Daily Trips % IMPACT SIG? PM Peak Hour Total Volumes Meet Standards Page 167 of 232 Land Use Map Amendment Page 12 SHORT-RANGE (2028)PLANNING HORIZON The maximum development under the proposed future land use is 125 residential units along with 1,122,500 square feet of warehouse land use and 400,000 square feet of light industrial use. Therefore, the net increase in peak hour trip generation potential is 548 net new external AM peak hour trips (+405 inbound,+143 outbound) and 559 net new external PM peak hour trips (+166 inbound,+393 outbound). Significance was determined in accordance with LOS D peak-hour peak-directional service provided by FDOT.A link is considered significantly impacted in the peak hour if project traffic accounts for more than 1% of the peak hour service capacity. Significance Analysis As indicated in Table 6 and Table 7,the following roadway link is projected to be significantly impacted by the proposed project: Okeechobee Road: From Project Driveway to Carlton Road (AM & PM peak hour) Therefore, AM and PM Capacity analyses were subsequently performed. Page 168 of 232 Land Use Map Amendment Page |13 Table 6:Short-Range (Year 2028)AM Peak Hour Significance Analysis Table 7: Short-Range (Year 2028) PM Peak Hour Significance Analysis PROJECT TRIPS ROADWAY FROM TO NB/EB SB/WB NB/EB SIG?SB/WB SIG? Okeechobee Road Bluefield Road Project Driveway 4LD 5,290 10%i 41 14 0.78%No 0.26%No Okeechobee Road Project Driveway Carlton Road 4LD 5,290 89%o 127 360 2.40%Yes 6.81%Yes Carlton Road Carlton Road S Okeechobee Road 2L 1,330 0%i 0 0 0.00%No 0.00%No PROJECT % ASSIGNMENT NB/EB IN/OUT? AM PEAK HOUR TRIPS % IMPACT COMMITTED NUMBER OF LANES LOS D GENERAL SVC. VOLUME PROJECT TRIPS ROADWAY FROM TO NB/EB SB/WB NB/EB SIG?SB/WB SIG? Okeechobee Road Bluefield Road Project Driveway 4LD 5,290 10%i 17 39 0.32%No 0.74%No Okeechobee Road Project Driveway Carlton Road 4LD 5,290 89%o 350 148 6.62%Yes 2.80%Yes Carlton Road Carlton Road S Okeechobee Road 2L 1,330 0%i 0 0 0.00%No 0.00%No TRIPSPROJECT % ASSIGNMENT NB/EB IN/OUT? PM PEAK HOUR % IMPACT COMMITTED NUMBER OF LANES LOS D GENERAL SVC. VOLUME Page 169 of 232 Land Use Map Amendment Page |14 Capacity Analysis Short Range (Year 2028) The future traffic volume on the roadway identified in Tables 6 and 7 to be significantly impacted by the project traffic were evaluated.Tables 8 and 9 provide the AM and PM peak hour capacity analyses, respectively; on the significantly impacted link. Traffic volumes were provided by St. Lucie County TPO. As indicated in the tables, the significantly impacted roadway links during the AM and PM peak hour are projected to meet the applicable LOS standards. Page 170 of 232 Land Use Map Amendment Page |15 Table 8: Short-Range (Year 2028) Link Capacity Analysis-AM Peak Hour Table 9:Short-Range (Year 2028) Link Capacity Analysis-PM Peak Hour Count Utilized LOS D Significantly Year Committed 1.0%Committed (Maximum)Project 2028 Meets Service Impacted?Traffic Traffic Traffic plus Committed Traffic Total Standard Volume Volume (from TPS)Growth 1.0%Traffic Traffic Okeechobee Road Project Driveway Carlton Road 4LD -2100 NB/EB Yes 2020 592 -49 -49 360 1001 Yes - 4LD -2100 SB/WB Yes 2020 592 -49 -49 360 1001 Yes - Back- ground Def.From To Roadway Existing Committed Traffic - Option #1 Lanes Facility Type Direction Count Year Count Utilized LOS D Significantly Year Committed 1.0%Committed (Maximum)Project 2028 Meets Service Impacted?Traffic Traffic Traffic plus Committed Traffic Total Standard Volume Volume (from TPS)Growth 1.0%Traffic Traffic Okeechobee Road Project Driveway Carlton Road 4LD -2100 NB/EB Yes 2020 637 -53 -53 350 1040 Yes - 4LD -2100 SB/WB Yes 2020 637 -53 -53 350 1040 Yes - Back- ground Def.From To Roadway Existing Committed Traffic - Option #1 Lanes Facility Type Direction Count Year Page 171 of 232 LEGEND Site Location Project Traffic % XX(XX) AM 2028 Volumes (PM 2028 Volumes) NORTHNORTH FIGURE 2 St. Lucie County-P1 Motor Club Traffic Volumes 2028 Midway Road Carlton Road Sneed Road 3% 1% Proposed Driveway Page 172 of 232 Land Use Map Amendment Page |16 LONG-RANGE (2045)PLANNING HORIZON The maximum development under the existing FLU was 125 residential units, the maximum development under the proposed future land use is 125 residential units,1,122,500 square feet of warehouse use, and 400,000 square feet of light industrial use. Therefore, the net increase in daily trip generation potential is 3,565 daily trips. For this analysis the radius of developmental influence is 2 miles.A link is considered significantly impacted in the peak hour if project traffic accounts for more than 1% of the peak hour service capacity.Long range volumes provided in the 2045 Cost feasible Treasure Coast Regional Planning Model were utilized. Service volumes reported in the Generalized Service Volumes Table are attached in the appendix. As shown in Table 10,the following roadway link is projected to be significantly impacted by the proposed project under significance determination standards: Okeechobee Road: From Project Driveway to Carlton Road Page 173 of 232 Land Use Map Amendment Page 17 Table 10:Long-Range (Year 2045)Daily Significance Analysis ROADWAY FROM TO Okeechobee Road Bluefield Road Project Driveway 4LD 55,700 9,567 10%357 0.18 0.64%No -- Okeechobee Road Project Driveway Carlton Road 4LD 55,700 9,567 89%3,173 0.23 5.70%Yes 12,740 Yes Carlton Road Carlton Road S Okeechobee Road 2L 14,000 169 0%0 0.01 0.00%No -- 2045 Total Volumes Meet Standards PROJECT TRIPS COMMITTED NUMBER OF LANES LOS D GENERAL SVC. VOLUME 2045 ADJUSTED DAILY VOLUME PROJECT % ASSIGNMENT DAILY TRIPS V/C % IMPACT SIG? Page 174 of 232 LEGEND Site Location Project Traffic %NORTHNORTH FIGURE 3 St. Lucie County-P1 Motor Club Traffic Volumes 2045 Midway Road Carlton Road Sneed Road 3% 1% Proposed Driveway Page 175 of 232 Land Use Map Amendment Page 18 CONCLUSION The foregoing comprehensive plan traffic analysis has been conducted to evaluate the proposed future land use designation change from the existing Agricultural-5 (AG-5) to the proposed future land use designation of Special District. The project is located southwest of Summerlin Road & Okeechobee Road intersection, in St. Lucie County Florida.Based on the analyses conducted for each of the planning horizons (short-range and long-range), there are multiple significantly impacted links. However,based on further analysis, the link is projected to meet the appropriate LOS standards in the existing, short-range, and long-range planning horizons. Page 176 of 232 Land Use Map Amendment Page A APPENDIX Page 177 of 232 Page 178 of 232 Roadway Name Location 2023 AADT * Volume LOS V/C PM Pk Hr Pk Dir Pk Hr Service Capacity AM Pk Hr Pk Dir V/C LOS Volume STATION ID Last Physical Count Year Traffic Counts and Level of Service Report 2023 9,100 ST LUCIE WEST BLVD to COUNTRY CLUB DRCALIFORNIA BLVD 920 488 233 C 0.53 484 C 0.526 2022 7,300 COUNTRY CLUB DR to UNIVERSITY BLVDCALIFORNIA BLVD 790 497 724 C 0.629 436 C 0.552 2022 7,300 UNIVERSITY BLVD to PEACOCK BLVDCALIFORNIA BLVD 630 497 724 C 0.789 436 C 0.692 2022 12,953 PEACOCK BLVD to TORINO PKWYCALIFORNIA BLVD 630 785 637 F 1.246 776 F 1.232 2023 4,900 PORT ST LUICE BLVD to CALIFORNIA BLVDCAMEO BLVD 750 400 638 D 0.533 299 C 0.399 2023 10,143 CALIFORNIA BLVD to CROSSTOWN PKWYCAMEO BLVD 790 717 639 D 0.908 603 D 0.763 2021 850 PICOS RD to ORANGE AVECAMPBELL RD 540 70 640 C 0.13 69 C 0.128 2022 9,619 US 1 to LENNARD RDCANE SLOUGH RD 1,710 487 167 C 0.285 490 C 0.287 2021 750 CARLTON RD (S) to OKEECHOBEE RDCARLTON RD 390 65 641 B 0.167 60 B 0.154 2022 11,321 PEACOCK BLVD to TORINO PKWYCASHMERE BLVD 630 742 676 F 1.178 690 F 1.095 2021 10,621 DEL RIO BLVD to CROSSTOWN PKWYCASHMERE BLVD 920 653 642 C 0.71 640 C 0.696 2021 12,370 CROSSTOWN PKWY to HEATHERWOOD BLVDCASHMERE BLVD 920 690 232 C 0.75 605 C 0.658 2021 12,370 HEATHERWOOD BLVD to ST LUCIE WEST BLVDCASHMERE BLVD 920 690 232 C 0.75 605 C 0.658 2021 14,626 ST LUCIE WEST BLVD to PEACOCK BLVDCASHMERE BLVD 920 1,026 231 F 1.115 993 F 1.079 2023 1,158 7TH ST to US 1CITRUS AVE 750 161 643 C 0.215 161 C 0.215 2023 4,374 US 1 to 2ND STCITRUS AVE 790 219 940160 C 0.277 223 C 0.282 2022 4,300 2ND ST to INDIAN RIVER DRCITRUS AVE 540 262 644 C 0.485 264 C 0.489 2022 5,886 WESTCLIFFE LN to TRADITION PKWYCOMMUNITY BLVD 1,470 325 647 C 0.221 339 C 0.231 2021 5,050 CROSSTOWN PKWY to ST LUCIE WEST BLVDCOMMERCE CENTER DR 1,710 300 645 C 0.175 362 C 0.212 2021 9,900 ST LUCIE WEST BLVD to GLADES CUT-OFF RDCOMMERCE CENTER DR 540 529 646 D 0.98 607 F 1.124 2022 2,042 35TH ST to 25TH STCORTEZ BLVD 750 99 948500 C 0.132 99 C 0.132 2022 3,100 25TH ST to SUNRISE BLVDCORTEZ BLVD 750 222 648 C 0.296 203 C 0.271 2023 8,879 ST LUCIE WEST BLVD to CALIFORNIA BLVDCOUNTRY CLUB DR 1,710 572 725 C 0.335 523 C 0.306 2023 17,097 COMMERCE CENTER DR to I-95CROSSTOWN PKWY 3,170 1,062 650 C 0.335 911 C 0.287 2021 29,056 I-95 to CALIFORNIA BLVDCROSSTOWN PKWY 3,170 1,641 651 C 0.518 1,845 C 0.582 2021 29,435 CALIFORNIA BLVD to CASHMERE BLVDCROSSTOWN PKWY 3,170 1,659 652 C 0.523 1,560 C 0.492 2021 5 * Volumes shown were adjusted using FDOT Seasonal Factors * AADT = Annual Average Daily Traffic (volumes for both directions where applicable) * Counts with an ID format of 6 digits have data extracted from FDOT count stations. * NOTE: A six digit number in the "STATION ID" column identifies segment counted by FDOT * NOTE: If the Last Count Year is older than the year of the report, the AADT is projected from historical traffic count data. Page 179 of 232 Roadway Name Location 2023 AADT * Volume LOS V/C PM Pk Hr Pk Dir Pk Hr Service Capacity AM Pk Hr Pk Dir V/C LOS Volume STATION ID Last Physical Count Year Traffic Counts and Level of Service Report 2023 7,762 PICOS RD to ORANGE AVEKINGS HWY 880 395 940076 C 0.449 379 C 0.431 2022 16,024 ORANGE AVE to ANGLE RDKINGS HWY 920 794 940077 C 0.863 799 C 0.868 2022 11,387 ANGLE RD to ST LUCIE BLVDKINGS HWY 880 607 940751 C 0.69 611 C 0.694 2022 13,805 ST LUCIE BLVD to INDRIO RDKINGS HWY 880 822 940006 C 0.934 772 C 0.877 2022 2,686 EDWARDS RD to 35TH STKIRBY LOOP RD 630 156 677 C 0.248 144 C 0.229 2021 3,641 OLEANDER AVE to US 1KITTERMAN RD 750 239 124 C 0.319 217 C 0.289 2023 2,100 US 1 to LENNARD EXTKITTERMAN RD 750 120 678 C 0.16 121 C 0.161 2022 18,000 US 1 to MARIPOSA AVELENNARD RD 1,710 927 325 D 0.542 957 D 0.56 2022 18,000 MARIPOSA AVE to MELALEUCA BLVDLENNARD RD 1,710 927 325 D 0.542 957 D 0.56 2022 18,000 MELALEUCA BLVD to JENNINGS RDLENNARD RD 1,630 927 325 D 0.569 957 D 0.587 2022 18,000 JENNINGS RD to HILLMOOR DRLENNARD RD 1,710 927 325 D 0.542 957 D 0.56 2022 18,000 HILLMOOR DR to TIFFANY AVELENNARD RD 1,710 927 325 D 0.542 957 D 0.56 2022 9,000 TIFFANY AVE to WALTON RDLENNARD RD 1,710 470 323 C 0.275 477 C 0.279 2022 3,761 WALTON RD to S OF SAVANNA CLUB BLVDLENNARD RD 790 260 679 C 0.329 247 C 0.313 2021 10,911 VETERANS MEMORIAL PKWY to MORNINGSIDE BLVDLYNGATE DR 920 683 306 C 0.742 726 C 0.789 2023 10,911 MORNINGSIDE BLVD to US 1LYNGATE DR 920 683 306 C 0.742 726 C 0.789 2023 7,018 LENNARD RD to HALLAHAN STMARIPOSA AVE 880 532 166 C 0.605 753 C 0.856 2023 350 WILLIAMS RD to MIDWAY RDMCCARTY RD 540 30 680 C 0.056 32 C 0.059 2022 417 MIDWAY RD to OKEECHOBEE RDMCCARTY RD 540 36 681 C 0.067 36 C 0.067 2020 6,893 OKEECHOBEE RD to KIRBY LOOP RDMCNEIL RD 790 422 682 D 0.534 420 D 0.532 2023 6,893 KIRBY LOOP RD to EDWARDS RDMCNEIL RD 540 422 682 D 0.781 420 D 0.778 2023 10,609 LENNARD RD to GREEN RIVER PKWYMELALEUCA BLVD 920 624 683 C 0.678 595 C 0.647 2021 24,000 EAST TORINO PKWY to MILNER DRMIDWAY RD 880 1,173 134 F 1.333 1,233 F 1.401 2023 24,000 MILNER DR to W OF SELVITZ RDMIDWAY RD 790 1,173 134 F 1.485 1,233 F 1.561 2023 6,679 OKEECHOBEE RD to SHINN RDMIDWAY RD 760 342 940732 C 0.45 435 C 0.572 2022 6,679 SHINN RD to MCCARTY RDMIDWAY RD 630 342 940732 C 0.543 435 C 0.69 2022 10 * Volumes shown were adjusted using FDOT Seasonal Factors * AADT = Annual Average Daily Traffic (volumes for both directions where applicable) * Counts with an ID format of 6 digits have data extracted from FDOT count stations. * NOTE: A six digit number in the "STATION ID" column identifies segment counted by FDOT * NOTE: If the Last Count Year is older than the year of the report, the AADT is projected from historical traffic count data. Page 180 of 232 Roadway Name Location 2023 AADT * Volume LOS V/C PM Pk Hr Pk Dir Pk Hr Service Capacity AM Pk Hr Pk Dir V/C LOS Volume STATION ID Last Physical Count Year Traffic Counts and Level of Service Report 2023 6,679 MCCARTY RD to I-95MIDWAY RD 700 342 940732 C 0.489 435 C 0.621 2022 19,256 I-95 to GLADES CUT-OFF RDMIDWAY RD 2,100 942 945140 C 0.449 1,044 C 0.497 2022 22,500 GLADES CUT-OFF RD to EAST TORINO PKWYMIDWAY RD 2,100 1,189 228 C 0.566 1,223 C 0.582 2023 24,000 W OF SELVITZ RD to SELVITZ RDMIDWAY RD 2,100 1,173 134 C 0.559 1,233 C 0.587 2023 20,000 SELVITZ RD to CHRISTENSEN RDMIDWAY RD 2,100 961 132 C 0.458 916 C 0.436 2023 20,000 CHRISTENSEN RD to 25TH STMIDWAY RD 2,100 961 132 C 0.458 916 C 0.436 2023 20,000 25TH ST to SUNRISE BLVDMIDWAY RD 2,100 1,091 130 C 0.52 1,002 C 0.477 2023 20,000 SUNRISE BLVD to OLEANDER AVEMIDWAY RD 2,100 1,091 130 C 0.52 1,002 C 0.477 2023 16,500 OLEANDER AVE to US 1MIDWAY RD 2,100 871 242 C 0.415 862 C 0.41 2023 3,764 US 1 to WALLACE STMIDWAY RD 790 216 940023 C 0.273 239 C 0.303 2022 3,764 WALLACE ST to WEATHERBEE RDMIDWAY RD 920 216 940023 C 0.235 239 C 0.26 2022 3,764 WEATHERBEE RD to INDIAN RIVER DRMIDWAY RD 630 216 940023 C 0.343 239 C 0.379 2022 2,300 WESTMORELAND BLVD to PORT ST LUCIE BLVDMORNINGSIDE BLVD 920 138 333 C 0.15 132 C 0.143 2022 3,789 PORT ST LUCIE BLVD to LYNGATE DRMORNINGSIDE BLVD 880 301 331 C 0.342 320 C 0.364 2020 3,800 25TH ST to 13TH STNEBRASKA AVE 1,710 236 684 C 0.138 199 C 0.116 2022 6,950 MOUNTWELL ST to OAKLYN STOAKRIDGE DR 700 432 621 C 0.617 376 C 0.537 2019 3,600 SUNRISE BLVD to COLONIAL RDOHIO AVE 540 213 686 C 0.394 208 C 0.385 2022 3,600 COLONIAL RD to US 1OHIO AVE 750 213 686 C 0.284 208 C 0.277 2022 11,342 OKEECHOBEE C.L. to BLUEFIELD RDOKEECHOBEE RD 1,580 592 687 B 0.375 637 B 0.403 2021 11,342 BLUEFIELD RD to CARLTON RDOKEECHOBEE RD 2,000 592 687 B 0.296 637 B 0.319 2021 7,535 CARLTON RD to SNEED RDOKEECHOBEE RD 2,100 370 940039 B 0.176 362 B 0.172 2022 7,535 IDEAL HOLDING RD to HEADER CANAL RDOKEECHOBEE RD 2,100 370 940039 B 0.176 362 B 0.172 2022 7,535 SNEED RD to IDEAL HOLDING RDOKEECHOBEE RD 2,100 370 940039 B 0.176 362 B 0.172 2022 7,535 HEADER CANAL RD to MIDWAY RDOKEECHOBEE RD 2,450 370 940039 B 0.151 362 B 0.148 2022 7,535 MIDWAY RD to SHINN RDOKEECHOBEE RD 3,110 370 940039 B 0.119 362 B 0.116 2022 6,920 SHINN RD to MCCARTY RDOKEECHOBEE RD 3,240 376 940195 B 0.116 376 B 0.116 2022 11 * Volumes shown were adjusted using FDOT Seasonal Factors * AADT = Annual Average Daily Traffic (volumes for both directions where applicable) * Counts with an ID format of 6 digits have data extracted from FDOT count stations. * NOTE: A six digit number in the "STATION ID" column identifies segment counted by FDOT * NOTE: If the Last Count Year is older than the year of the report, the AADT is projected from historical traffic count data. Page 181 of 232 Roadway Name Location 2023 AADT * Volume LOS V/C PM Pk Hr Pk Dir Pk Hr Service Capacity AM Pk Hr Pk Dir V/C LOS Volume STATION ID Last Physical Count Year Traffic Counts and Level of Service Report 2023 4,020 PAAR DR to APRICOT RDROSSER BLVD 1,070 185 948510 B 0.173 185 B 0.173 2022 4,244 GATLIN BLVD to GALIANO RDSAVAGE BLVD 920 280 168 C 0.304 225 C 0.245 2023 2,157 US 1 to INDIAN RIVER DRSAVANNAH RD 540 153 514 C 0.283 151 C 0.28 2023 10,556 BECKER RD to PAAR DRSAVONA BLVD 790 939 236 F 1.189 844 F 1.068 2021 10,556 PAAR DR to GATLIN BLVDSAVONA BLVD 750 939 236 F 1.252 844 F 1.125 2021 14,200 GATLIN BLVD to CALIFORNIA BLVDSAVONA BLVD 790 659 702 D 0.834 695 D 0.88 2021 9,240 BAYSHORE BLVD to ST JAMES BLVDSELVITZ RD 750 450 948501 D 0.6 450 D 0.6 2022 9,240 ST JAMES BLVD to MIDWAY RDSELVITZ RD 750 450 948501 D 0.6 450 D 0.6 2022 10,073 MIDWAY RD to GLADES CUT-OFF RDSELVITZ RD 700 590 703 C 0.843 594 C 0.849 2021 14,479 GLADES CUT-OFF RD to EDWARDS RDSELVITZ RD 790 767 704 D 0.971 764 D 0.967 2023 450 MIDWAY RD to OKEECHOBEE RDSHINN RD 580 29 705 C 0.05 28 C 0.048 2022 773 OKEECHOBEE RD to ORANGE AVESHINN RD 1,080 58 149 B 0.054 58 B 0.054 2023 1,080 OKEECHOBEE RD to ORANGE AVESNEED RD 670 68 151 B 0.101 83 B 0.124 2023 15,000 BECKER RD to FLORESTA DRSOUTHBEND BLVD 790 756 337 D 0.957 818 E 1.035 2023 8,229 US 1 to OLD DIXIE HWYSR A1A NORTH 920 498 940709 C 0.541 498 C 0.541 2022 10,940 OLD DIXIE HWY to N HWY A1ASR A1A NORTH 920 618 706 C 0.672 654 C 0.711 2021 8,124 SHOREWINDS DR to INDIAN RIVER C.L.SR A1A NORTH 920 388 940114 C 0.422 426 C 0.463 2022 4,951 NETTLES ISLAND to FPL PLANTSR A1A SOUTH 920 266 940719 C 0.289 239 C 0.26 2022 3,912 FPL PLANT to BLUE HERON BLVDSR A1A SOUTH 700 334 940116 C 0.477 268 C 0.383 2022 8,230 BLUE HERON BLVD to SEAWAY DRSR A1A SOUTH 600 402 945016 D 0.67 481 D 0.802 2022 14,474 OCEAN DR to BINNEY DRSR A1A SOUTH 600 691 940115 F 1.152 723 F 1.205 2022 14,474 BINNEY DR to S CAUSEWAY PARKSR A1A SOUTH 790 691 940115 D 0.875 723 D 0.915 2022 12,247 S CAUSEWAY PARK to INDIAN RIVER DRSR A1A SOUTH 1,550 646 940711 C 0.417 585 C 0.377 2022 12,247 INDIAN RIVER DR to US 1SR A1A SOUTH 1,710 646 940711 C 0.378 585 C 0.342 2022 18,834 AIROSO BLVD to ST JAMES BLVDST JAMES DR 2,100 1,288 172 C 0.613 1,242 C 0.591 2020 18,791 ST JAMES BLVD to PEACHTREE BLVDST JAMES DR 2,100 1,330 239 C 0.633 1,287 C 0.613 2023 15 * Volumes shown were adjusted using FDOT Seasonal Factors * AADT = Annual Average Daily Traffic (volumes for both directions where applicable) * Counts with an ID format of 6 digits have data extracted from FDOT count stations. * NOTE: A six digit number in the "STATION ID" column identifies segment counted by FDOT * NOTE: If the Last Count Year is older than the year of the report, the AADT is projected from historical traffic count data. Page 182 of 232 Page 183 of 232 TCRPM5 CF2045 AADT (Licensed to Kimley Horn and Associates Inc) 462 0 0 328 5 318 0 779 1 4 8 8 0 6 8 8 0 6 8 8 0 6 8 8 0 6 9 5 6 7 8 8 0 2 9567 9567 9567 9725 169 148 121 48 12148 170 8802 8802 24830 170 169 169 Page 184 of 232 TCRPM5 CF2045 AADT (Licensed to Kimley Horn and Associates Inc) 1 1 3 1 1 2 3 8 4 1 2 1 3 2 4 4 3 1 0 0 1521 6 5 3 1343 1 7 8 9 136 7 6 5 1583 5 6 2 7 6 8 5245 259 168 1028 4259 387 211 0 139 5 1 2 295 0 31 4607 874 0 0 7 9 6 0 7865 0 32 370 1 0 6 1 0 1 6 1 2 0 101 0 760 0 46 4 779 1946 6 6 7 580 511 8 4 0 1 7 3 3 1273 1 7 2 3 1 2720 0 3 1 2 3 0 15463 995 3 1 5 5 1745 499 4367 1439 2 9 2 5 922 804996 703 8 5 5 9567 95679567 9725 169 1 2148 12148 1 2 9 2 6 1 3 0 3 9 95 1 3 1 1 2 3343 3828 4 83 9 1 3 1 1 2 8273 4 8 3 9 61885 4 9 8 0 3370 3079 8229 7660 9375 6102 10249 2240 795 693 10249 10288 10288 1 1 5 3 5 1648 1 1 5 3 5 693 7660 15490 13529 2638 1 2 1 7 2 13457 1 5 2 2 4 9 6 7 11060 14092 1 6 2 1 9 11629 8233 16219 14568 11060 1 9 7 9 8 11914 61885 9415 3 0 0 3 9539 5307913620 52471 6300 708 8 1 8 709 60166 11488 11413 11812 16680 1 9 7 1 7 1 9 7 1 7 17513 2 4 4 0 6 2 4 4 0 6 18161 17133 1 9 1 8 6 5 719 2 2 1 4 9 12436 23923 10733 2240 2483 4729 0 0 1 9 7 1 7 1 9 7 9 8 1 9 7 9 8 5 8 65194 49 9375 1 9 7 9 8 58771 58771 60166 58771 60166 62618 62618 5 0 2 3 5128 4180 4113 2 4 9 0 5 1733 169 169 925769 1659128712875153 6216 6430 6 8 4 7 8056102 5769 1484 967 8939 1265 8233 1204 972 2634 1551 1551 23 1528 365 155 0 5819 5449 1470 1470 Page 185 of 232 Page 186 of 232 Page 187 of 232 Page 188 of 232 Page 189 of 232 EXECUTIVE COMMITTEE Robert Barfield, Treasurer, Seacoast Bank Javier Cisneros, Fort Pierce Utilities Authority Alex Masmela, HCA Florida Lawnwood Hospital Chris Fogal, CPA, PA, Chair, Carr, Riggs & Ingram Azlina Goldstein, Chair-Elect, GL Homes Rob Lord, Past-Chair Andy Treadwell, Indian River State College Jon Prince, PhD, St. Lucie Public Schools Madhu Sasidhar, MD, MBA, FCCP, Cleveland Clinic Tradition Hospital Peter Tesch, Economic Development Council Shrita Walker, Secretary, MIDFLORIDA Credit Union BOARD OF DIRECTORS Mike Adams, Adams Ranch Michael Ansorge, OCULUS Surgical Nico Apfelbaum, Esq., Apfelbaum Law Terissa Aronson, SLC Chamber of Commerce Brian Bauer, CareerSource Research Coast Ian Cotner, AT&T Florida Peter Crane, Sansone Group Marshall Critchfield, Florida Power & Light Lee Dobbins, Esq., Dean Mead/TCMA Phil Doumar, EDC EXCEL Rod Kennedy, Engineering Design & Construction Richard Kolleda, FACHE, Spherion Leslie Kristof, Keiser University Jeff Lee, SLC Fire District Tammy Matthew, Bank of America Jesus Merejo, City of Port St. Lucie Nick Mimms, City of Fort Pierce Neil Morgan, Comcast Business Brandon Nobile, Remnant Construction Cara Perry, Florida Atlantic University Roxanne Peters, SouthState Bank Staci Storms, Broward, Palm Beaches & St. Lucie Realtors® Richard Tambone, Tambone Companies George Landry, St. Lucie County Jeremy Wiernasz, PGA Golf Club Kara Wood, Hi-Tide Boat Lifts Amber Woods, Treasure Coast Lexus Robert Zaccheo LMHC, SAE, Project LIFT July 14, 2023 Chairman Cathy Townsend St. Lucie County Board of County Commissioners 2300 Virginia Avenue Fort Pierce, FL 34982 Re: P1 Motor Club Dear Chairman Townsend and Commissioners: On behalf of the Economic Development Council of St. Lucie County, I would like to offer our strong support for the P1 Motor Club development application. P1’s developers have a proven history of success in motorsports-centered projects and expect to invest an estimated $200 million in the St. Lucie County project within the first five years. The P1 Motor Club development will create 100 full-time-equivalent jobs, with nearly 90 percent expected to be filled by county residents. The estimated average salary for year-round staff will be $77,000, more than 54 percent above the county average. A large majority of the homes proposed for the project will be considered second homes by their owners. These homeowners will be contributing to local tax rolls while having little to no impact on local government services such as schools, transportation and water/sewer services. In addition, P1 Motor Club is committed to establishing relationships with the community through neighborhood outreach programs. P1 plans to partner with St. Lucie Public Schools and Indian River State College to provide student internships. Students enrolled in automotive and hospitality studies will be given paid internships to practice and acquire industry related skills while working at P1 Motor Club. Most importantly, the P1 Motor Club project is consistent with the EDC’s focus on growth and economic development in St. Lucie County. P1 Motor Club’s project supports the EDC and St. Lucie County’s interest in supporting targeted industries and improving the economic quality of life for St. Lucie residents. Thank you for your consideration, Peter Tesch President Page 190 of 232 July 13, 2023 To Whom It May Concern: I have had occasion to meet with the principals of P1 Motor Club, LLC and hear their plans to build a world-class motorsports community in western St. Lucie County. They have shared their extensive and impressive history in developing a similar project in New York state and I am excited to see something of this caliber come to our community. I am impressed with their attention to and primary focus on life safety and their commitment to building the track and safety features to an impressive worldwide auto racing safety standard. I appreciate that they are committed to working with the Fire District to ensure that this project places no unnecessary additional burdens on St. Lucie County residents, while at the same time providing our first responders with significant and unique training opportunities. Altogether, I am proud to support this project and look forward to working with P1 to bring a destination such as this to St. Lucie County. Sincerely, Jeff Lee Fire Chief FIRE CHIEF Jeff Lee 5160 N.W. Milner Drive ▪ Port St. Lucie, Florida 34983 Tel: (772) 621-3312 ▪ Fax: (772) 621-3600 jlee@slcfd.org ▪ www.slcfd.com Page 191 of 232 Sheriff KEN J.MASCARA Telephone:(772)462-3200 *Fax:(772)489-58514700WestMidwayRoadFortPierce,Florida 34981 July 17,2023 To Whom It May Concern: |am pleased to write this letter of support for the exciting project P1 Motor Club,LLC has proposed to build an amazing motorsports community in westernSt.Lucie County.|have met with the principals and heard their plans to build a truly unique destination,and |believe it will be an extraordinary addition to our community. |am especially impressed bytheir pledgeto placing as little impact upon our County and itsresidentsaspossiblewhile,at the same time,looking to contribute to the community.|have heard,and will hold them to,their pledge to support local non-profits,work with Indian River State College to provide opportunities for job training in racing,technology,and hospitality related trades,and allow law enforcement officers and other first responders to enjoy training opportunities that we do notcurrently haveavailable so close to home. |also appreciate that even though this will not be a public facility,there will be opportunities for local car enthusiasts to enjoy “track days”through various clubs that may rent the Treasure Coast Circuit.With the danger of street racing and the closing of nearby Palm Beach International Raceway just last year,any outlet to allow car enthusiasts to enjoy their hobby in a safe,fun,and family friendly environment is a welcome addition to our area.|look forward to welcoming P1 to St.Lucie County! Sincer Ken Mascara Sheriff of St.Lucie County Page 192 of 232 ITEM NO. (ID # 2023-61245) DATE: 7/20/2023 AGENDA REQUEST TO: Planning and Zoning Commission PRESENTED BY: Benjamin Balcer, Planning & Development Services Director Kori Benton, Planning Manager Irene Szedlmayer, Senior Planner SUBMITTED BY: Planning & Development Services SUBJECT: Towns, Villages, & Countryside (TVC) Educational Presentation BACKGROUND: The BOCC held a special informal meeting on July 12, 2023 for an informational presentation on the Towns, Villages and Countryside (TVC) provisions of the Comprehensive Plan and Land Development Code. Staff is also providing an informational presentation to the Planning & Zoning Commission. There will be future town hall meetings for the public to discuss and provide information and feedback on the TVC. Towns, Villages and Countryside (TVC) is an Element of the Comprehensive Plan and a specific overlay within the Land Development Code. The TVC provides specific development standards (towns and villages), including the preservation of open space, creation of flow ways, provision of community amenities and transportation facilities, as well as procedures to increase density through the transfer of development rights. The TVC regulations were a compromise to provide developers with additional density that did not exist with the prior Future Land Use and zoning at that time of the creation of the TVC provisions, in exchange for a roadway network to support the ultimate build-out of the TVC area, more open space, a variety of housing types and business uses, and design standards. The TVC provisions encompass the lands depicted in the image below. Page 193 of 232 PREVIOUS ACTION: In 2006, the BOCC adopted the TVC Comprehensive Plan amendments, via Ordinance 06-019. The Comprehensive Plan amendments were found not in-compliance by the State on July 17, 2006. The State filed a petition, and the parties negotiated a stipulated settlement agreement in mid-2007 to bring the comprehensive plan amendments into compliance and avoid a DOAH hearing. In 2006, the BOCC adopted the implementing TVC Land Development Code amendments via Ordinance 06- 017. In 2007, the BOCC adopted the remedial TVC Comprehensive Plan amendments identified in the stipulated settlement agreement via Ordinance 07-037. In 2007, the BOCC adopted Ordinance 07-041, correcting a scrivener’s error on the effective date for the Land Development Code amendments, providing the code would have the same effective date as the Comprehensive Plan. In 2020, the BOCC adopted Ordinances 2020-27 and ORD 2020-28, modifying the affordability period of the workforce units from 25 years to 8 years within the Comprehensive Plan and modifying provisions for the Planned Town or Village (PTV) code requirements. FINANCIAL IMPACT: N/A RECOMMENDATION: No vote is necessary. This is simply for information purposes. COMMISSION ACTION: RESULT: MOVER: None SECONDER: None AYES: None NAYS: None EXCUSED: None Coordination/Signatures Date: July 13, 2023 Mayte Santamaria, Deputy County Administrator Date: July 14, 2023 Page 194 of 232 Katherine Barbieri, Assistant County Attorney III Page 195 of 232 July 12, 2023 BOCC Informal Meeting TVC Towns, Villages & Countryside Planning & Development Services Department Board of County Commissioners Page 196 of 232 2 TVC Future Land Use Designation Page 197 of 232 TVC Aerial Scale: North to South = 6 miles East to West = 5 miles Indrio Road Ki n g s H w y . FL Turnpike Angle Road Lakewood Park 3Page 198 of 232 4 TVC Adoption & Amendments •2004 – Citizen workshops held to discuss a land use plan for St. Lucie County •North St. Lucie County Charettes (Feb 7-14, 2004, by the TCRPC) •2006 – TVC Comp Plan amendments adopted •Comp Plan amendments found not in-compliance by the State on July 17, 2006 •Petition & DOAH hearing - resulting in a stipulated settlement agreement in mid-2007 •2006 –TVC Land Development Code amendments adopted to implement the Comp Plan •2007 – Remedial TVC Comp Plan amendments adopted •2020 – Comp Plan & LDC Amendments •Adjusted affordability period of the workforce units from 25 years to 8 years or the period of affordability specified by the funding secured, whichever is greater. •Reduced certain requirements of preliminary regulating plans and design guidelines. 4Page 199 of 232 Potential Growth Scenario Assumption from the early 2000s: 5 Approximate TVC boundary in yellow Page 200 of 232 Pre-TVC ZoningPre-TVC Future Land Use 6 Majority of the land area was designated RE or Residential Estate (1du/acre). Majority of the land area was designated AG-1 or Agriculture-1 (1du/acre). Pre-TVC Adoption Page 201 of 232 7 TVC Comp Plan Element Page 202 of 232 8 TVC Comp Plan Element Page 203 of 232 Settlement Patterns An urban-to-rural transect, lot types, building types and design standards, and street types to achieve desired development form. Residential Density Town or Village development. Transfer of development rights using TDR credits. TVC Development Strategies 9Page 204 of 232 10 TVC Settlement Pattern -Large scale plans -Central water and sewer -Compact, mixed use, interconnected street network, pedestrian friendly -Variety of housing types, civic uses, recreational spaces -Preservation of open space -Flow way systemTown or Villages Page 205 of 232 TVC Settlement Pattern Policy 11.1.4.3 - Development in the Form of New Towns and Villages. 11Page 206 of 232 TVC Settlement Pattern 12 Each transect has identified permitted lot types, building form and placement details, development standards, permitted uses, allowable street types, & streetscape standards. Page 207 of 232 TVC Settlement Pattern 13 PTV (PLANNED TOWN OR VILLAGE) Transect assignment percentages: •Core: for Villages, no minimum; for Towns, 1% of each neighborhood minimum; 10% maximum in any neighborhood. •Center: 5% of each neighborhood minimum; 30% maximum. •General: 30% of each neighborhood minimum; 60% maximum. •Edge: 10% of each neighborhood minimum; 45% maximum. •Fringe: no minimum; maximum 30% of Countryside. •Rural: for Villages outside USB, 65% Countryside min.; for Villages inside USB, 40% Countryside min.; for Towns outside USB, 50% Countryside min.; for Towns inside USB, 40% Countryside min. Page 208 of 232 TVC Settlement Pattern 14 Building Form and Placement on Lots provisions: Page 209 of 232 1.Transferable Development Value Map 2.Transfer of Development Rights 3.Multipliers to encourage certain favored development, including workforce housing. Residential Density 15Page 210 of 232 16 Residential Density Transferable Development Value Map Page 211 of 232 •Residential density assigned by Map can be used for on-site residential development or transferred for development of a Town or Village. •Generally, 1 transferable development credit = 1 dwelling unit. Residential Density 17 Transfer of Development Rights (Credits) Page 212 of 232 The value of a development credit can be multiplied. For example: •1 development credit transferred from Countryside can be used to develop 2.5 workforce housing units. •1 development credit transferred from the Countryside outside the USB can be used to develop 2 dwelling units inside the USB. Residential Density 18 Transfer of Development Rights (Multipliers) Page 213 of 232 19 TVC Retail and Workplace Plans Page 214 of 232 20 TVC Regional Flow Way System The TVC requires a Regional Flow Way System to improve water quality through a comprehensive interconnected storm water management system that also serves as a linear park. The regional Flow Way System is created incrementally within the Fringe or Rural transect zones of developments and is intended to become a continuous water management system. Page 215 of 232 21 TVC Future Street Network Page 216 of 232 22 TVC Existing Street Network Page 217 of 232 23 23 TVC Existing Utilities Page 218 of 232 24 Publix at Indrio Commons - Major Site Plan (~54,000sf retail)- CG Zoning - Approved 8/12/2019 Indrio & I-95 Development – PTV (Planned Town or Village) Rezoning & Preliminary Site Plan (~1,800du SF, 805du MF, 1M sf commercial, 88,000sf retail) - Approved 11/9/2020 Cabo Rio RV Resort – PWR (Planned Retail/Work place) Rezoning & Preliminary Site Plan (146 RV lots) – Approved 7/5/2022 24Page 219 of 232 TVC Potential Growth Scenario 25 Approximate TVC boundary in yellow Current Aerial of Palm Beach County Wellington PBIA Palm Springs Assumption from the early 2000s: Page 220 of 232 26 TVC Aerials 202320182009 Page 221 of 232 July 12, 2023 BOCC Informal Meeting TVC Towns, Villages & Countryside Planning & Development Services Department Board of County Commissioners Page 222 of 232 28 Page 223 of 232 29 Other Examples of Form-Based Codes New Town at St. Charles, MO Daybreak, South Jordan, UT Kentlands, Gaithersburg, MD Page 224 of 232 30 Other Examples of Form-Based Codes Seaside, Florida Seaside is a small resort community in northwest Florida, on the Gulf of Mexico. It’s known for its late-20th-century New Urbanist design. Page 225 of 232 31 Page 226 of 232 TVC Development Strategies 32 New Town or Village development: owners of five hundred (500) or more acres of land located outside the USB and owners of 110 acres or more of land located inside the USB. Residential development: owners of less than one hundred ten (110) acres of land inside the USB. •Density may be increased for providing affordable housing, workforce housing, or mixed-use development. •For development built in the form of a Town or Village, density may be increased through acquisition of TDR credits from eligible sending sites. Nonresidential development: owners of land of any size inside the USB may place retail or workplace land uses outside a Town or Village Agricultural development: owners of land of any size may initiate, continue, or expand agricultural uses both inside and outside the USB. Residential development: owners of less than five hundred (500) acres of land outside the USB: •Subdivide the land into individual home sites using the transferable development value •Transfer off at least ninety percent (90%) of the TDRs Page 227 of 232 33 TVC Conceptual Flow way Design Page 228 of 232 34 Ft. Pierce Farms WCD Canals Page 229 of 232 35 Page 230 of 232 36 Page 231 of 232 37 Page 232 of 232