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Home My WebLink AboutAgenda Packet 09.26.2024 PLANNING & ZONING COMMISSION AGENDA ST. LUCIE COUNTY Regular Meeting Thursday, September 26, 2024 6:00 PM St. Lucie County Commission Chambers 2300 Virginia Avenue 3rd Floor of Roger Poitras Building Fort Pierce, FL 34982 BOARD MEMBERS CHAIRMAN ED LOUNDS VICE-CHAIRMAN RYAN BINNER BOARD MEMBER CRAIG MUNDT BOARD MEMBER VALERIE SLACK BOARD MEMBER JAMES TAYLOR BOARD MEMBER WILLIAM O’DELL AT-LARGE BOARD MEMBER LARRY NEESE EX-OFFICIO BOARD MEMBER NICOLE FOGARTY Mission Statement St. Lucie Works to deliver superior service that enhances our quality of life Page 1 of 194 Regular Meeting Thursday, September 26, 2024 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 194 Regular Meeting Thursday, September 26, 2024 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 of August 15, 2024 8. PUBLIC COMMENT 9. PUBLIC HEARINGS A. Central County Water Treatment Plant & Wastewater Treatment Plant Rezoning from the AG-5 (Agricultural-5) Zoning District to the U (Utilities) Zoning District. B. Prestige Self-Storage Turnpike Feeder - PNRD Rezoning & Preliminary Plan with a Conditional Use Permit C. Grande Beach Future Land Use Map Amendment D. Land Development Code Text Amendment - County Initiated Land Development Code Text Amendment for Fencing 10. WORKSHOPS 11. OTHER BUSINESS 12. ADJOURN Page 3 of 194 Regular Meeting Thursday, September 26, 2024 6:00 PM 4 | P a g e Page 4 of 194 PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting August 15, 2024 Convened: 6pm Adjourned: 8:18pm 1.CALL TO ORDER The meeting was called to order at 6pm by Chair Lounds. 2.PLEDGE OF ALLEGIANCE Chair Lounds. 3.INVOCATION Commissioner O’Dell. 4.ROLL CALL Present Commissioner Billy O'Dell, Commissioner Craig Mundt, Chair Ed Lounds, Vice-Chair Ryan Binner, Commissioner Valerie Slack, Commissioner Larry Neese, Commissioner James A. Taylor Excused Ex-Officio Nicole Fogarty 5.ANNOUNCEMENTS None. 6.DISCLOSURE(S) None. 7.MINUTES Page 5 of 194 Planning & Zoning Commission MeetingThursday, August 15, 2024 6:00 PM 2 | P a g e A.St. Lucie County Planning & Zoning Commission minutes for the meeting of July 18, 2024 RESULT:APPROVE MOVER:Board Member Billy O'Dell SECONDER:Board Member Craig Mundt AYES:Billy O'Dell, Craig Mundt, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese, James A. Taylor NAYS:None EXCUSED:None 8.PUBLIC COMMENT None. 9.PUBLIC HEARINGS A.Buc-ee's Fort Pierce, LLC petition for Zoning Atlas Amendment (Rezoning) to PRW (Planned Retail Workplace) and an associated Preliminary Development Plan STAFF PRESENTATION: Kori Benton, Planning Manager, with Planning and Development Services. Mr. Benton stated that all public notification requirements were met per St Lucie County Development Code Section 11.00.03. Mr. Benton gave a presentation for an Amendment of the Official Zoning Atlas to change the zoning designation on 46.63 acres from AG-1 (Agricultural-1) and PTV (Planned Town or Village) to PRW (Planned Retail/Workplace). The presentation proposed a Travel Center including a 76,245 sq. ft. retail store, 120 vehicle fueling spaces, parking, a flow way, bicycle parking, sidewalks, landscaping, three non-residential outparcels, and other related development, including the construction of Koblegard Road south of Indrio Road, to the southern boundary of the project. Mr. Benton included in details on mapping of the site, landscape plan, environmental impact assessment, architectural elevations, traffic report, and proposed sign package. Staff recommended the Planning & Zoning Commission forward a recommendation of approval to the Board of County Commissioners. BOARD DISCUSSION WITH STAFF: Commissioner Mundt asked how the scale of the building compared to a Publix. Mr. Benton answered than it is larger than Publix, but not as large as a super Walmart. Commissioner Mundt inquired about surrounding zoning. Mr. Benton pulled up a zoning map and explained the zoning. Page 6 of 194 Planning & Zoning Commission MeetingThursday, August 15, 2024 6:00 PM 3 | P a g e Commissioner Slack inquired about what was proposed for the south edge of the site. Mr. Benton, responded that staff does not have a final development plan identified yet. Commissioner Slack commented on bike and walking connectivity for pedestrians and landscaping. Mr. Benton stated that is available and pointed it out on the site plan. Conversation continued. Commissioner O’Dell inquired about the impact fees and public responses received. Mr. Benton explained that the impact fees they are responsible for are Roadways, Law Enforcement, Fire & EMS, and Public Building, no direct public objections were received by staff. Commissioner Mundt asked about the possible usage on the outer parcels. Mr. Benton replied that there are provided a verity of general retail options. APPLICANT PRESENTATION: Kara Wood, District Planning Group, 130 S Indian River Dr., Suite 202 Fort Pierce. Ms. Wood started by introducing her team. Ms. Wood presented her clients proposal of a Buc-ees Travel Center, including a 76,245 sq. ft. retail store, 120 vehicle fueling spaces, parking, a flow way, bicycle parking, sidewalks, landscaping, three non-residential outparcels, and other related development, including the construction of Koblegard Road south of Indrio Road, to the southern boundary of the project. Ms. Wood asked the Planning & Zoning Commission to forward a recommendation of approval to the Board of County Commissioners. BOARD DISCUSSION WITH APPLICANT: Commissioner O’Dell asked if the applicant agreed to all the traffic conditions proposed by the staff. Ms. Wood stated yes. Commissioner Taylor asked for more clarification on the landscaping plan. Ms. Wood gave clarification. Conversation continued with Stan Beard, the Director of Real Estate and Development for Buc-ee’s, stating that St. Lucie County will be getting the St. Augustine's plan for landscaping. Conversation continued regarding concrete coverage, landscaping and shading. Carla Bloom, Landscape Architect for Buc-ee’s, stated that the trees going in are above minimum size requirements. Commissioner Slack inquired about the lighting and asked if the mass could be lowed. Stan Beard stated, they use the shortest mass possible, and all lighting is down lite. Conversation continues regarding the heat island effect, more landscaping, and electrical vehicle charging. Commissioner Mundt asked about safety and safety for patrons of Buc-ee’s. Stan Beard stated that they are very secure, and all personnel are trained in safety. Conversation continued regarding the sign and how they determined the 100ft. height request. Stan Beard replied that they use a method called the balloon test. Page 7 of 194 Planning & Zoning Commission MeetingThursday, August 15, 2024 6:00 PM 4 | P a g e Commissioner Slack addressed staff regarding item B on the agenda, trying to get clarification on if the sign should be addressed in this discussion or should they be waiting. Mr. Benton answered because the sign is identified in the package, this line of question was appropriate. Conversation continued. Commissioner Lounds asked about the outfall for the drainage. Chris Hollen, PE, Kimley- Horn 445 24th Street, Suite 200, pointed out on the site plan where the water will flow out, and that it is gravity flow. PUBLIC COMMENTS: John Stephen Komendowski, 8327 Amalfi Cir. Mr. Komendowski is not in favor of the Buc- ee’s, he believes that this project is contradictory to the values of the TVC, which was created to preserve and protect the countryside. BOARD DISCUSSION: None. RESULT:APPROVE MOVER:Board Member Billy O'Dell SECONDER:Board Member Craig Mundt AYES:Billy O'Dell, Craig Mundt, Ed Lounds, Ryan Binner, Valerie Slack, Larry Neese, James A. Taylor NAYS:None EXCUSED:None B.Buc-ee's petition to amend the Land Development Code regarding signs in the PRW (Planned Retail Workplace) Zoning District, within the Towns, Villages and Countryside Overlay STAFF PRESENTATION: Kori Benton, Planning Manager, with Planning and Development Services. Mr. Benton stated that all public notification requirements were met per St Lucie County Development Code Section 11.00.03. Mr. Benton gave a presentation on the proposed Amendment of the St. Lucie County Land Development Code, Section 3.01.03.GG., PRW (Planned Retail Workplace) Zoning District to expand dimension standards for signs in the PRW Zoning District when adjacent to I-95 and meeting other threshold criteria. Mr. Benton’s presentation contained information regarding the amendment of the St. Lucie County Land Development Code (LDC), Section 3.01.03.GG.2. n., PRW (Planned Retail/Workplace) Zoning District Standards and Requirements, the proposed ordinance would permit the same maximum height and area for other signs adjacent to the I-95 corridor, in the PRW Zoning District, in a Highway Service or Warehouse Retail lot intended to service highway traffic. Staff recommended the Page 8 of 194 Planning & Zoning Commission MeetingThursday, August 15, 2024 6:00 PM 5 | P a g e Planning & Zoning Commission forward a recommendation of approval to the Board of County Commissioners with conditions. BOARD DISCUSSION WITH STAFF: Commissioner Taylor inquired about the placement by I95. Mr. Benton stated that it was staff proposed modification. Mr. Taylor followed up with a comment about the city of Ft. Pierce being named on the sign instead of the county. Conversation continued. Commissioner O’Dell asked staff to clarify Travel Center vs Truck Stop. Mr. Benton explained that Buc-ee’s caters to the consumer, they do not allow or caterer to Semi-trucks. Commissioner Slack asked for clarification regarding language in the text stating that the sign would be able to be seen from local roads, but also stating it is perpendicular to the highway. Mr. Benton stated that the language could be refined. Commissioner Slack agreed with Commissioner Taylor that the sign should say Fort Pierce, not St Lucie County. Conversation continued about height of the sign, billboards, and setting a bad precedent. Vice-Chair Binner inquired why a variance is not being applied for instead of changing the code. Mr. Benton replied that changing the code allows for additional framework in the future. Conversation continued. Commissioner Mundt added clarification to the LDC amendment request for the height of the sign and the marketing aspects of a sign saying St. Lucie County. Commissioner O’Dell wanted to know what Fort Pierce LLC was. Mr. Benton answered that it is the name of the company that acquired the land. Chair Lounds asked staff for a view of the map with the balloon test. Mr. Benton brought it up, and Chair Lounds pointed out the curve in the road to the fellow commissioners. Conversation continued regrading height and height limitations. Commissioner Slack commented again about setting a bad precedent. APPLICANT PRESENTATION: No, applicant presentation. Kara Wood did make comments to the commission regarding their concerns and addressed the language in the proposed text amendment, particularly design standards numbers five and six that staff presented, stating that they would prefer that it is clear, not subjective and open to interpretation. She mentioned that she would be meeting with staff to clear some of the language. Mr. Beard added that they just need a sign that is tall enough to see from the highway that gives consumers time to exit safely. BOARD DISCUSSION WITH APPLICANT: Commissioner O’Dell asked what the sign would say, Fort Pierce or St Lucie. Mr. Beard reiterated that it is up to the County Commissioners. Conversation continues. Page 9 of 194 Planning & Zoning Commission MeetingThursday, August 15, 2024 6:00 PM 6 | P a g e PUBLIC COMMENTS: None. BOARD DISCUSSION: Commissioner Mundt wanted it placed on the record that he does not agree that the sign should say Ft. Pierce, he would like to say St. Lucie. Commissioner Slack reiterated that she does not agree with this, and this is not a precedent we should set. RESULT:APPROVE MOVER:Board Member James A. Taylor SECONDER:Board Member Larry Neese AYES:Billy O'Dell, Craig Mundt, Ed Lounds, Ryan Binner, Larry Neese, James A. Taylor NAYS:Valerie Slack EXCUSED:None 10.WORKSHOPS None. 11.OTHER BUSINESS The September P&Z meeting will be on the 4th Thursday, September 26, 2024, instead of the 3rd Thursday in September. 12.ADJOURN There being no further business to be brought before the Board, the meeting was adjourned at 8:18pm. Page 10 of 194 ITEM NO. (ID # 2024-2653) DATE: 9/26/2024 AGENDA REQUEST TO: Planning and Zoning Commission PRESENTED BY: Thad Crowe, Senior Planner SUBMITTED BY: Planning & Development Services SUBJECT: Central County Water Treatment Plant & Wastewater Treatment Plant Rezoning from the AG-5 (Agricultural-5) Zoning District to the U (Utilities) Zoning District. BACKGROUND: Jill Grimaldi, BCES of Kimley-Horn, applied on behalf of St Lucie County to rezone a portion of a parcel from the Agricultural-5 zoning district to the Utility zoning district. The development site proposed for the rezoning comprises +/-35 acres in the southwestern corner of a +/-154.6-acre parcel located on the east side of Peacock Road, two miles south of Okeechobee Road. The property is centrally located in an area of the County and provides proximity to future growth areas including the Range Line Road corridor and the Fairgrounds area. Staff agrees with the Applicant’s finding that the Land Development Code (LDC) and Comprehensive Plan does not include any specific locational criteria for the application of the Utilities Zoning District. Absent such criteria, the review of this request considers impacts to properties in the vicinity and public facilities. Except for a residence just south of the property, the lands in the vicinity are undeveloped or utilized for agricultural purposes. The Applicant will minimize potential noise and odor impacts through the use of dedicated odor control systems, enclosure of all structures, sound attenuation measures including sound walls, and an enhanced south landscape buffer. Staff concludes that the requested change in zoning is not in conflict with any portions of the LDC and Comprehensive Plan. PREVIOUS ACTION: N/A FINANCIAL IMPACT: N/A RECOMMENDATION: Staff recommends the Planning and Zoning Commission forward a recommendation of approval to the Board of County Commissioners for the proposed Rezone to U (Utilities). COMMISSION ACTION: Page 11 of 194 RESULT: MOVER: None SECONDER: None AYES: None NAYS: None EXCUSED: None Coordination/Signatures Date: September 20, 2024 Benjamin Balcer, Planning & Development Services Director Date: September 20, 2024 Caroline Valentin, Assistant County Attorney III Date: September 20, 2024 Mayte Santamaria, Deputy County Administrator Page 12 of 194 Planning and Development Services Department Planning Division M E M O R A N D U M GENERAL INFORMATION Property Owner St. Lucie County 2300 Virginia Avenue Fort Pierce, FL 34982 Agent: Jill Grimaldi, PE Kimley-Horn 445 24th Street, Suite 200 Vero Beach, FL 32960 Location:East side of Peacock Road, two miles south of Okeechobee Road. Parcel ID Number:3213-111-0002-000-8 Parcel Size:+/- 154.6 acres Future Land Use:AG-5 (Agricultural-5) Existing Zoning:AG-5 (Agricultural-5) Proposed Zoning:U (Utilities) Requested Action:Rezone from the AG-5 (Agricultural-5) Zoning District to the U (Utilities) Zoning District. Existing Use(s): Undeveloped Fire/EMS:Station #11 – 3501 Shinn Rd., Fort Pierce, FL 34945 (Approximately four miles north-northeast of the subject properties). Right-of-Way:The subject properties are accessed from Peacock Road, an unpaved County- maintained Road. TO:Planning and Zoning Commission THROUGH:Benjamin Balcer, AICP, Planning and Development Services Director Kori Benton, AICP, Planning Manager FROM:Thad Crowe, AICP, Senior Planner DATE:September 13, 2024 SUBJECT:Central County WWWTP Site - Amendment to the Official Zoning Atlas (Rezoning), AG-5 (Agricultural-5) to U (Utilities) RZ-2407-000035 Page 13 of 194 Petition: Central County WWWTP File No.: RZ-2407-000035 Page 2 Utilties: SLCU service area, but no infrastructure is available at this time. FP&L electric service is available. Type of Concurrency Document Required: Concurrency Deferral Affidavit BACKGROUND ANALYSIS The petitioner, St. Lucie County, is requesting an Amendment to the Official Zoning Atlas to rezone +/- 35 acres of a larger +/-150-acre parcel from the AG-5 (Agricultural-5) Zoning District to the U (Utilities) Zoning District. The properties are located on the east side of Peacock Road, approximately two miles south of Okeechobee Road. The Future Land Use designation for the parcel is AG-5 (Agricultural-5). The property is situated inside the Urban Service Boundary (USB). Figure 1: Aerial Future Land Use: The Future Land Use designation of the subject property is AG-5 (Agricultural-5). Comprehensive Plan Policy 1.1.1.2.E. describes the AG-5 future land use category as follows: “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, Page 14 of 194 Petition: Central County WWWTP File No.: RZ-2407-000035 Page 3 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).” Figure 2: Future Land Use Map Page 15 of 194 Petition: Central County WWWTP File No.: RZ-2407-000035 Page 4 The rezoning is not in conflict with this land use map designation. Generally rural areas are better suited for utility facilities, such as water or wastewater plants due to fewer neighbors to impact, more room to provide for buffering and distancing, and lower land costs. Water plants employ a range of processes to filter out contaminants. The raw water is delivered to the headworks of the water treatment plant where the first of five major unit water treatment processes start the treatment to make the water safe to drink. The five major unit processes include chemical coagulation, flocculation, sedimentation, filtration, and disinfection. During filtration, the clear water passes through filters that have different pore sizes and are made of different materials (such as sand, gravel, and charcoal). These filters remove dissolved particles and germs, such as dust, chemicals, parasites, bacteria, and viruses. Wastewater treatment plants use the following processes to treat wastewater. Pretreatment: removes large solids from wastewater using screens and settling. Primary treatment: removes solids from wastewater using gravity and physical processes. Secondary treatment: uses bacteria to break down solid impurities. Tertiary treatment: uses other processes related to the by-products from the other stages. Current Zoning: The current zoning of the subject property is AG-5 (Agricultural-5). The St. Lucie County Land Development Code (LDC), Section 3.01.03.J. describes this zoning district: Purpose. The purpose of this district is to provide and protect an environment suitable for productive commercial agriculture, together with such other uses as may be necessary to and compatible with productive agricultural surroundings. Residential densities are restricted to a maximum of one (1) dwelling unit per five (5) gross acres. Proposed Zoning: The proposed zoning of the subject property is U (Utilities). LDC Section 3.01.03.W. provides as follows: The purpose of this district is to provide and protect an environment suitable for utilities, transportation, and communication facilities, together with such other uses as may be compatible with utility, transportation, and communication facility 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. Air transportation services. (451,452) b. Agriculture, including farms, groves, and ranches. (01,02) c. Communication. (48) d. Electric services. (491) e. Electric transmission rights-of-way. (491) f. Gas pipeline rights-of-way. (492) g. Gas production and distribution. (492) h. Industrial wastewater disposal. (999) i. Railroad, rapid rail transit, and street railway transportation. (40,41) j. Sanitary services. (495) k. Transportation services. (47) l. Telecommunication towers - subject to the standards of Section 7.10.23. (999) m. Water supply and irrigation systems. (494, 497) n. Water transportation. (44) Page 16 of 194 Petition: Central County WWWTP File No.: RZ-2407-000035 Page 5 Figure 3: Current Zoning AG-5 (Agricultural-5) Figure 4: Proposed Zoning U (Utilities) Page 17 of 194 Petition: Central County WWWTP File No.: RZ-2407-000035 Page 6 ********************************************** STANDARDS OF REVIEW AS SET FORTH IN THE LAND DEVELOPMENT CODE SECTION 11.06.03 In reviewing this application for an amendment to the Official Zoning Atlas, the Board of County Commissioners and the Planning and Zoning Commission shall consider and make the following determinations: A. Whether the proposed rezoning is in conflict with any applicable portions of the St. Lucie County Land Development Code; The proposed rezoning, to support utility facilities are intended to serve future development in the South and Central Unincorporated County north and west of the City of Port St. Lucie and west of the City of Fort Pierce. Comprehensive Plan Future Land Use Element Policy 1.1.6.13 (see next page) set the stage for an extensive study of future growth and development, the culmination of which resulted in expansion of the USB for the first time since its creation in 1990. The proposed rezoning to the U (Utilities) Zoning District is consistent with the St. Lucie County (LDC) and meets the Standards of Review set forth in LDC Section 11.06.03, as displayed in Sections A thru J of this report. The rezoning is consistent with LDC Section 11.09.02(A), Table 11-1 - Zoning District/ Land Use Category Compatibility Chart and the site meets the dimensional requirements set forth in Section 7.04.00 and Table 7-10 – Lot Size and Dimensional Requirements for the U (Utilities) Zoning District. The proposed Utilities (U) Zoning District is consistent with the Agricultural-5 (AG-5) Future Land Use Map category, providing that the use scope in LDC Section 3.01.03.W. and zoning district purpose stated as follows. The purpose of this district is to provide and protect an environment suitable for utilities, transportation, and communication facilities, together with such other uses as may be compatible with utility, transportation, and communication facility surroundings. Pursuant to LDC Section 7.05.07 the Applicant has filed a companion application for the waiver of required paving of Peacock Road. The Board of County Commissioners will act upon this request, directing improvements necessary to provide efficient and safe access to future development on the property. B. Whether the proposed amendment is consistent with all elements of the St. Lucie County Comprehensive Plan; The U (Utilities) Zoning District is consistent with the AG-5 (Agricultural-5) Future Land Use designation as provided in the table within Comprehensive Plan Policy 1.1.1.3 - Land Use Designation / Zoning Compatibility Chart. The rezoning petition is consistent with the parcel’s AG-5 Future Land Use designation as indicated in the table below, associated with Future Land Use Element Policy 1.1.3. The following analysis examines applicable Goals, Objectives, and Policies of the Comprehensive Plan. 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 Page 18 of 194 Petition: Central County WWWTP File No.: RZ-2407-000035 Page 7 objectives and policies that will enhance St. Lucie County’s natural and manmade 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. Policy 1.1.6.3 – St. Lucie County shall ensure that all development and redevelopment taking place within the unincorporated area of the County does not result in a reduction of the level- of-service requirements established and adopted by this comprehensive plan. 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. If facility improvements are needed to ensure that the adopted level-of-service standards are achieved and maintained, prior to commencement of construction, a developer is required to enter into St. Lucie County 1-13 Adopted 4.2.2019 Comprehensive Plan Future Land Use Element GOPs a binding and legally enforceable commitment with the County to assure construction or improvement of the facility. 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 1.1.3.4 - 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. This amendment locates necessary infrastructure in an area that can efficiently serve new development and reduce public and private costs. The site of the proposed amendment is within the recently adopted expanded Urban Service Boundary and at the eastern fringe of the AG-5 zoning and FLUM designations, where FLUM densities increase to the east into the Port St. Lucie and Ft. Pierce urban areas. The amendment site is in an area of anticipated future growth, west of the City of Port St. Lucie in an area close to the Range Line Road corridor, Oak Ridge Ranches, Fairgrounds area, and mostly ag and undeveloped properties between S. Header Canal Rd. and the city limits of Port St. Lucie. This master planned approach of converting ag lands to suburban densities while providing for necessary infrastructure is in keeping with Policy 1.1.3.4. Page 19 of 194 Petition: Central County WWWTP File No.: RZ-2407-000035 Page 8 Figure 5: Expanded USB & Expansion Study Areas Page 20 of 194 Petition: Central County WWWTP File No.: RZ-2407-000035 Page 9 Based on a 2017 feasibility study (“Proposed Outdoor Activity and Entertainment District Overlay Feasibility Report”) the County’s adopted Parks and Recreation Master Plan explored an Entertainment District on approximately 2,740 acres that includes the St. Lucie County Fairgrounds and the surrounding privately owned land, which included the subject property. The concept was developed due to public interest in a centralized location for multiple sporting activities within the County, and could include off-road hiking and bicycling trails, an outdoor amphitheater and performing arts venue, an outdoor water park, a shooting range, a regional dog park, multi-purpose open spaces, campgrounds, freshwater-fishing lakes and ponds, mountain-biking and BMX tracks, off-road/ATV parks and trails, athletic fields, and a commercial visitor center that includes an outdoor equipment and clothing store, hotel, and restaurant. The County has taken several steps toward realizing this vision with the planned park to the north of the proposed Plants. Figure 6: Conceptual Entertainment District Figure 7: Conceptual Entertainment District Vision Page 21 of 194 Petition: Central County WWWTP File No.: RZ-2407-000035 Page 10 C. Whether and the extent to which the proposed zoning is inconsistent with the existing and proposed land uses; Except for a residence due south of the site, the property is relatively isolated, with adjacent and vicinity lands undeveloped or utilized for agricultural purposes. The Applicant has addressed potential noise and odor impacts to the adjacent residence. Although the petition for rezoning, does not include a specific use or site plan, the following measures have been advised as part of the concurrent site plan: •Both the potential WTP and WTTP will have dedicated odor control systems. •The water plant will be fully enclosed with no anticipated odors. •The Applicant intends to provide for sound attenuation of the High Service Volume Pump and other equipment through an enhanced landscape buffer along the south property line and the use of sound barriers/walls around noise-producing equipment. The proposed land subject to rezoning is in the southwestern corner of the 35-acre site, as much of the remainder of the site is anticipated for a future park site. Also, the Applicant provided the following justification for the proposed location as opposed to more of an interior or northern location. There is a significant amount of runoff from the parcel to the north that currently flows through the project site. We propose to capture that in an “interceptor swale,” and flow it through the site. Placing the WTP on the north end of the parcel would pose some challenges with that. In addition, that greenspace was being reserved for potential future utility operations. While nothing specific is currently identified, that could be a maintenance facility, fleet storage, or spare parts storage that could potentially be more undesirable to the neighbor than the proposed WTP (more traffic, heavy equipment, or the like). Surrounding Land Use and Zoning D. Whether there have been changed conditions that require an amendment; Changed conditions include the ongoing growth of the County along with the County’s decision to establish a utility system with a defined service area. The Florida Bureau of Economic Business and Research’s (BEBR) medium population projections forecast a population gain of 98,800 between 2025 and 2040, which with the current County average household size of 2.53 equates to +/-39,000 new homes over that 15-year period, an average of 2,600 new homes per year. St. Lucie County Utilities (SLCU) has plans underway to expand St. Lucie County facilities to serve anticipated growth, with the County allocating approximately $34.2M in American Rescue Plan (ARP) funds to expand water and wastewater lines throughout the Utility service territory, to construct facilities on County-owned sites on Taylor Dairy Road and south of the County Fairgrounds area and/or nearby assets. Location Future Land Use Zoning Existing Land Use Subject Property AG-5 (Agricultural-5)AG-5 (Agricultural-5)Undeveloped North AG-5 (Agricultural-5)AG-5 (Agricultural-5)Undeveloped South AG-5 (Agricultural-5)AG-5 (Agricultural-5)Undeveloped Single-Family Residence East AG-5 (Agricultural-5)AG-5 (Agricultural-5)Undeveloped Adjacent Parcels West AG-5 (Agricultural-5)AG-5 (Agricultural-5)Undeveloped Page 22 of 194 Petition: Central County WWWTP File No.: RZ-2407-000035 Page 11 Figure 8: St. Lucie County Utility Service Areas Additionally, the County’s FY 24 Adopted Budget, Five-Year Capital Improvement Plan (CIP), includes allocations from the Water & Sewer District Capital Facilities - Fund 479, of $5,320,000 for the Fairgrounds South Water Treatment Plant. Figure 9: Concept Plan for Water and Wastewater Expansions E. Whether and the extent to which the proposed amendment would result in demands on public facilities, and whether or to the extent to which the proposed amendment would exceed the capacity of such public facilities, including but not limited to transportation facilities, sewage facilities, water supply, parks, drainage, schools, solid waste, mass transit, and emergency medical facilities; Site-specific impacts will be addressed through permitting or a development application. Prior to the issuance of any Final Development Order, the developer must demonstrate that all public facilities are Approx. location of Future Regional Utility Facility Page 23 of 194 Petition: Central County WWWTP File No.: RZ-2407-000035 Page 12 available to serve the parcel and obtain a Certificate of Capacity. The Applicant has signed the required Concurrency Deferral Affidavit recognizing this provision. Water/Wastewater The subject property is proposed for a water and wastewater plant. Transportation Impacts Peacock Rd. has low levels of traffic, serving five duplexes (built in 1980) south of the Fairgrounds, a modest warehouse south of the duplexes, and the previously mentioned residence south of the subject property. The Fairgrounds generates occasional event traffic on Peacock Rd. – typically limited to exhibitors or other back-office access, with five driveways accessing the complex. Although the rezoning is not tied to a use or development plan, the Applicant stated that in the early operational phase of the proposed facility, there would only be one operator on site most of the time, likely for up to 16 hours per day. Ultimately there will be two to three operators on site around the clock. Surveys from the 11th Edition ITE Trip Generation Manual indicate that three employees would generate around 12 daily trips, which does not trip the two thresholds for a required Transportation Impact Report (1. generated trips exceeding one percent of the adopted level of service capacity; & 2. sum of existing roadway volumes and trips generated exceed 110% of capacity). Regarding construction traffic, contractor estimates based on their last several projects of similar scale indicate that there will be a peak of 30 daily workers and an average of 10 daily workers, which respectively equates to 115 and 39 trips, also de minimus impacts. Adequacy of Fire Protection The rezoning petition is not anticipated to impose adverse impacts to the St. Lucie County Fire District’s service capacity. Station #11 – 3501 Shinn Rd., Fort Pierce, FL 34945 (Approximately four miles southeast of the subject property). Any site plan or building permit(s) (except for a sign) shall require the Fire District’s review. F. Whether and the extent to which the proposed amendment would result in significant adverse impacts on the natural environment; The County’s Environmental Resources Department provided the following statement: Background The St. Lucie County Utilities Department is proposing the rezone to allow for the future construction of a water and wastewater treatment plant will cover approximately ±35 acres of the 154.6-acre site. The property, identified as Parcel # 3213-111-0002-000-8, is located at 6050 Peacock Road in Fort Pierce, approximately one (1) mile south from the St. Lucie County Fairgrounds. While an Environmental Impact Report (EIR) has not yet been provided, an environmental due diligence report, which included listed species surveys, was provided. No state and/or federally listed plant or animal species nor were their habitats observed onsite and the onsite habitat of the area to be developed is considered abandoned groves, FLUCFCS 224, per Florida Land Use, Cover, and Forms Classification System, Florida Department of Transportation, 1999. G. Whether and the extent to which the proposed amendment would adversely affect the property values in the area; There is no indication that the proposed rezoning will adversely affect property values in the area. The advancement of a water plant at the site would improve availability of potable water, and other services, in Page 24 of 194 Petition: Central County WWWTP File No.: RZ-2407-000035 Page 13 the area which could improve values. Future development designs should provide for proper buffering from the residence to the south and/or is impacted by noise or odors, to avoid negative impacts. H. Whether and the extent to which the proposed amendment would result in an orderly and logical development pattern specifically identifying any negative affects of such patterns; The proposed change in zoning will result in an orderly and logical development pattern. The property is located inside the Urban Service Boundary in the expanded Urban Service Area. I. Whether the proposed amendment would be in conflict with the public interest, and is in harmony with the purpose and intent of this Code; The proposed rezoning to the Utilities (U) Zoning District is not in conflict with the public interest and is in harmony with the purpose and intent of the LDC. J. Any other matters that may be deemed appropriate by the Planning and Zoning Commission or the Board of County Commissioners, in review and consideration of the proposed amendment. The Planning and Zoning Commission may raise other matters regarding the proposed amendment. CONCLUSION: Staff has reviewed this petition and determined that it conforms to the Standards of Review as set forth in Section 11.06.03 of the St. Lucie County Land Development Code and is consistent with the St. Lucie County Comprehensive Plan Goals, Objectives, and Policies. The site is not located in any environmentally protected or sensitive area; is not located in any designated flood plain or flood prone area as identified by the national flood insurance mapping program; with the exception of the house to the south is not located in proximity to any residential use area or areas; is not located in an area of the County that is subject to transportation capacity concerns. PUBLIC NOTICE: The Planning and Zoning Commission Hearing was noticed by publication in the St. Lucie News Tribune on September 11, 2024; a sign was placed on the property; and written notice was mailed also on September 11, 2024, to all owners of property within 500 feet of the subject property. As of the date of this staff report, no objections have been received by staff. RECOMMENDATION: Staff recommends that the Planning and Zoning Commission forward a recommendation of approval to the Board of County Commissioners. Page 25 of 194 RESOLUTION No. 2024-XXX FILE NO.: RZ-2407-000035 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY AMENDING THE ST. LUCIE COUNTY OFFICIAL ZONING ATLAS FOR +/-35 ACRES OF FROM THE AG-5 (AGRICULTURAL-5) ZONING DISTRICT TO THE U (UTILITIES) ZONING DISTRICT. WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, based on testimony and evidence, including, but not limited to the staff report, has made the following determinations: 1) Kimley-Horn, on behalf of St. Lucie County, presented a petition for an Amendment to the Official Zoning Atlas from AG-5 (Agricultural-5) Zoning District to the U (Utilities) Zoning District, for properties located on the east side of Peacock Road, two miles south of Okeechobee Road, in unincorporated St. Lucie County, Florida, as depicted on the attached map as Exhibit "A" and described in Part "A" below. 2) On September 26, 2024, the St. Lucie County Planning and Zoning Commission held a public hearing on this petition, after installing a sign on the property and notifying by mail all owners of property within 500 feet of the subject at which all interested persons were given an opportunity to be heard and recommended that the Board of County Commissioners approve the request for the property described in Part "A". 3) On _________, 2024, the Board of County Commissioners of St. Lucie County, Florida, held a public hearing of which due notice was published in the St. Lucie News Tribune and via a sign posted on the property. 4) The St. Lucie County Development Review Committee has reviewed the Rezone Petition and found it to meet the technical requirements and to be consistent with the St. Lucie County Comprehensive Plan. 5) The proposed change in zoning satisfies the requirements of Section 11.06.03 of the St. Lucie County Land Development Code and is consistent with the goals, objectives, and policies of the St. Lucie County Comprehensive Plan. NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of St. Lucie County, Florida: ZONING MAP AMENDMENT A. The property on which the Zoning Map Amendment, or change in zoning, from AG-5 (Agricultural-5) Zoning District to U (Utilities) is being granted is described as follows: Legal Description: The south 1235.00 feet of the west 1235.00 feet of the following parcel: Page 26 of 194 Resolution No. 24-XXX File No.: RZ-2407-0000235 Page 2 Northeast 1/4 section 13, township 36 south, range 38 east, less the east 35 feet and less the west 65 feet and less the south 42.5 feet, lying and being in St. Lucie County Florida. SAID LAND CONTAINING 35± ACRES, MORE OR LESS Parcel ID Number:3213-111-0002-000-8 (a portion of) B. The St. Lucie Planning and Development Services Director shall be authorized to amend the Official Zoning Map to change the zoning of the property herein described, from AG-5 (Agricultural-5) to U (Utilities) and to make a notation of the reference to the date of adoption of this Resolution. C. A Concurrency Deferral Affidavit, a copy which is attached to this Resolution as Exhibit "B" was signed by the applicant on July 1, 2024. D. A copy of this Resolution shall be mailed to the owner of record as identified on the application. E. This Resolution shall be recorded in the Public Records. F. ADOPTION After the motion and second, the vote on this Resolution was as follows: Cathy Townsend, Chair XXX Chris Dzadovsky, Vice-Chair XXX Larry Leet, Commissioner XXX Linda Bartz, Commissioner XXX Jamie Fowler, Commissioner XXX PASSED AND DULY ADOPTED this __ day of _______, 2024. BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY, FLORIDA BY Chairman ATTEST APPROVED AS TO FORM AND CORRECTNESS Deputy Clerk County Attorney Page 27 of 194 Resolution No. 24-XXX File No.: RZ-2407-0000235 Page 3 Exhibit A Location Map Page 28 of 194 Resolution No. 24-XXX File No.: RZ-2407-0000235 Page 4 Exhibit B Concurrency Deferral Affidavit Page 29 of 194 Page 30 of 194 Page 31 of 194 Page 32 of 194 Page 33 of 194 Page 34 of 194 PUBLIC NOTICE PACKET Page 35 of 194 Environmental resources Development review letter TO:Thad Crowe, Planning & Development Services Department THROUGH:Amy E. Griffin, Environmental Resources Director FROM:Aimee Cooper, Environmental Regulations Manager DATE:September 8, 2024 SUBJECT:SLC Central County W/WWTP Major Site Plan MJSP-2407-000130 Background The Environmental Resources Department (ERD) is in receipt of the July 1, 2024, date-stamped submittal, transmitted July 2, 2024, with comments due August 22, 2024, from Planning and Development Services. The St. Lucie County Utilities Department is requesting approval for a rezone of a parcel from Agricultural-5(AG-5) to Utilities (U). The St. Lucie County Utilities Department is proposing the rezone to allow for the future construction of a water and wastewater treatment plant will cover approximately ±27.54 acres of the site. The ±232.78-acre parcel, 321311100020008, is located at 6050 Peacock Road in Fort Pierce, approximately one (1) mile south from the St. Lucie County Fairgrounds. While an Environmental Impact Report (EIR) has not yet been provided, an environmental due diligence, which included listed species surveys, was provided. No state and/or federally listed plant or animal species nor were their habitats observed onsite and the onsite habitat of the area to be developed is considered abandoned groves, FLUCFCS 224, per Florida Land Use, Cover, and Forms Classification System, Florida Department of Transportation, 1999. Findings The following shall be addressed prior to approval: 1. On the tree survey, remove all non-native palms and trees and only provide the native species. Additionally, provide the scientific/botanical names of all native vegetation. Add a column to the table and provide if the vegetation will be removed, relocated, or will remain in place. 2. Provide a tree mitigation plan per LDC 6.00.05.D. 3. On the landscape plane: A. Depict and call out all perimeter landscape buffers per LDC 7.09.04.A and LDC 7.09.04.B. Additionally, there appears to be drainage swales on the site plan. These shall also be depicted on the landscape plan to ensure there are no conflicts with the placement of the required landscaping. B. Within the buffer along the ROW, include 3 more canopy trees or 9 more cabbage palms, as the total number of trees shall be 40 per LDC 7.09.04.A. C. If the hedges will be planted 6' apart along the ROW, only 90 hedge plants are proposed; therefore, include 110 more plants along the ROW. D. Where adjacent to residential, an eight (8) ft. opaque masonry wall where abutting residential, landscaped with a 24” continuous native hedge on both sides, and one (1) native shade tree every 30 linear ft., alternated so that at least 60% of trees are located on the outside of fence/wall per LDC 7.09.04.E. The opaque fence/wall may be reduced from eight (8) ft. to six (6) ft. or waived in its entirety if each adjacent property owner sign consent to pardon this requirement. Landscaping requirements shall then comply with the standards outlined in LDC 7.09.04.B. Page 36 of 194 E. Except as noted in 1.D., depict and call out the perimeter fencing, similarly as on the site plan, as all submitted plans shall be consistent. Additionally, all landscaping shall be located on the outside of the fence. F. Use the Stormwater Management Lake description, similarly as on the site plan, as all submitted plans shall be consistent. G. Littoral and upland buffer plantings are required for any lakes, wet retention ponds, etc. per LDC 6.02.03.F and Chapter 6 of the CP Policy 6.1.2.5. H. Under the Plant Schedule, change the origin status from No to Yes for both Coccoloba uvifera and Ernodea littoralis. I. Include the note that mulch shall be non-cypress. J. Label and depict all of the onsite buildings and improvements, similarly as on the site plan, as all submitted plans shall be consistent K. Depict and provide the required landscaping for the parking area outside of both buildings in the southwest corner of the site plan, as all submitted plans shall be consistent. *ERD Staff Note: Properties that are designated Utilities (U) are exempt from any parking area interior landscaping requirements and only need to provide interior landscaping for any required parking/access aisle areas. All other vehicular use areas are exempt from the interior landscaping requirements. L. Within the Landscape Legend: i. Under "Required" column, change "Required Trees: 41+" to Required Trees: 70, as 40 trees are required along the west perimeter and 30 are proposed along the southern perimeter. ii. Under "Provided" column, change "67 Required Trees" to 70 Required Trees. iii. The number of required trees will change once the required landscaping has been depicted for the parking areas. Please update accordingly. 4. On the site plan: A. Depict and call out all perimeter landscape buffers per LDC 7.09.04.A and LDC 7.09.04.B. B. Where adjacent to residential, an eight (8) ft. opaque masonry wall where abutting residential, landscaped with a 24” continuous native hedge on both sides, and one (1) native shade tree every 30 linear ft., alternated so that at least 60% of trees are located on the outside of fence/wall per LDC 7.09.04.E. The opaque fence/wall may be reduced from eight (8) ft. to six (6) ft. or waived in its entirety if each adjacent property owner sign consent to pardon this requirement. Landscaping requirements shall then comply with the standards outlined in LDC 7.09.04.B. 5. An Environmental Impact Report (EIR) consistent with Land Development Code 11.02.09.A.5. including but not limited to state and federal listed species-specific surveys, habitat mapping, soils surveys, and an evaluation of avoidance and minimization of impacts to natural resources. What was provided was an Environmental Due Diligence, which included Threatened and Endangered Species Surveys. The Environmental Resources Director may authorize total or partial relief from the requirement of the EIR when documentation has been provided by the applicant requesting relief from the EIR demonstrating that based on conditions unique to the proposed development, all of the information foregone by such relief is not needed to determine environmental impact of the proposed development. Conditions of Approval 1. Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00, a Vegetation Removal Permit or Exemption shall be issued by the Environmental Resources Department per LDC 6.00.03. 2. Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00, updated listed species surveys shall be provided as required per state and/or federal survey protocol or written correspondence stating any potential impacts have been resolved from the appropriate agencies shall be provided. Should any listed species be found as a result of the updated surveys, appropriate permits from state and federal agencies shall be required. Page 37 of 194 Please contact Aimee Cooper at 772-462-6440 if you have any questions or if you would like to discuss the details on these requirements. Page 38 of 194 Ma s t e l l e r , M o l e r & T a y l o r , I n c . Pr o f e s s i o n a l S u r v e y o r s a n d M a p p e r s La n d S u r v e y i n g B u s i n e s s L B 4 6 4 4 St . L u c i e C o u n t y Ut i l i t i e s D e p a r t m e n t · · · · · · · · · · · · · · · · N Page 39 of 194 Ma s t e l l e r , M o l e r & T a y l o r , I n c . Pr o f e s s i o n a l S u r v e y o r s a n d M a p p e r s La n d S u r v e y i n g B u s i n e s s L B 4 6 4 4 St . L u c i e C o u n t y Ut i l i t i e s D e p a r t m e n t N Page 40 of 194 Ma s t e l l e r , M o l e r & T a y l o r , I n c . Pr o f e s s i o n a l S u r v e y o r s a n d M a p p e r s La n d S u r v e y i n g B u s i n e s s L B 4 6 4 4 St . L u c i e C o u n t y Ut i l i t i e s D e p a r t m e n t N · · · · · · · · · · · · · · · · Page 41 of 194 Ma s t e l l e r , M o l e r & T a y l o r , I n c . Pr o f e s s i o n a l S u r v e y o r s a n d M a p p e r s La n d S u r v e y i n g B u s i n e s s L B 4 6 4 4 St . L u c i e C o u n t y Ut i l i t i e s D e p a r t m e n t N · · · · · · · · · · · · · · · · Page 42 of 194 Created: 2023-09-01 19:47:27 [EST] (Supp. No. 25) Page 1 of 3 3.01.03. Zoning Districts. C.AG-5 AGRICULTURAL - 5. 1.Purpose. The purpose of this district is to provide and protect an environment suitable for productive commercial agriculture, together with such other uses as may be necessary to and compatible with productive agricultural surroundings. Residential densities are restricted to a maximum of one (1) dwelling unit per five (5) gross acres. The number in "( )" following each identified use corresponds to the SIC Code reference described in Section 3.01.02(B). The number 999 applies to a use not defined under the SIC Code but may be further defined in Section 2.00.00 of this Code. 2.Permitted Uses: a. Agricultural production - crops. (01) b. Agricultural production - livestock and animal specialties. (02) c. Agricultural services. (07) d. Family day care homes. (999) e. Family residential homes provided that such homes shall not be located within a radius of one thousand (1,000) feet of another existing such family residential home and provided that the sponsoring agency or Department of Health and Rehabilitative Services (HRS) notifies the Board of County Commissioners at the time of home occupancy that the home is licensed by HRS. (999) f. Fishing, hunting and trapping. (09) g. Forestry. (08) h. Kennels. (0752) i. Research facilities, noncommercial. (8733) j. Riding stables. (7999) k. Single-family detached dwellings. (999) l. Telecommunication towers - subject to the standards of Section 7.10.23. (999) m. Solar generation station, subject to the requirements of Section 7.10.28. (999) 3.Lot Size Requirements. Lot size requirements shall be in accordance with Table 7-10 in Section 7.04.00. 4.Dimensional Regulations. Dimensional requirements shall be in accordance with Table 7-10 in Section 7.04.00. 5.Off-Street Parking and Loading Requirements. Off-street parking and loading requirements are subject to Section 7.06.00. 6.Landscaping Requirements. Landscaping Requirements are subject to Section 7.09.00. 7.Conditional Uses: a. Agricultural labor housing. (999) b. Aircraft storage and equipment maintenance. (4581) c. Airports and flying, landing, and take-off fields. (4581) d. Family residential homes located within a radius of one thousand (1,000) feet of another such family residential home. (999) Page 43 of 194 Created: 2023-09-01 19:47:27 [EST] (Supp. No. 25) Page 2 of 3 e. Farm products warehousing and storage. (4221/4222) f. Gasoline service stations. (5541) g. Industrial wastewater disposal. (999) h. Manufacturing: (1) Agricultural chemicals. (287) (2) Food and kindred products. (20) (3) Lumber and wood products, except furniture. (24) i. Mining and quarrying of nonmetallic minerals, except fuels. (14) j. Retail trade: (1) Farm equipment and related accessories. (999) (2) Apparel and accessory stores. (56) k. Sewage disposal subject to the requirements of Section 7.10.13. (999) l. Camps - sporting and recreational. (7032) m. Off-road vehicle parks, except go-cart raceway operation or rentals (7999), subject to the requirements of Section 7.10.21. (999) n. Outdoor shooting ranges, providing site plan approval is obtained according to the provisions of Sections 11.02.07 through 11.02.09 and Section 7.10.19 of this Code. o. Commercial composting facilities subject to the requirements of Section 7.10.34. p. Recreational vehicle and boat storage facilities subject to the requirements of Section 7.10.36. (999) 8.Accessory Uses: Accessory uses are subject to the requirements of Section 8.00.00, and include the following: a. Mobile homes subject to the requirements of Section 7.10.05. b. Retail trade and wholesale trade - subordinate to the primary authorized use or activity. c. Guest house subject to the requirements of Section 7.10.04. (999) d. Solar energy system subject to the requirements of Section 7.10.28. (999) e. Cargo containers subject to the requirements of Section 7.10.35. W.U UTILITIES. 1.Purpose. The purpose of this district is to provide and protect an environment suitable for utilities, transportation, and communication facilities, together with such other uses as may be compatible with utility, transportation, and communication facility 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. Air transportation services. (451,452) b. Agriculture, including farms, groves, and ranches. (01,02) Page 44 of 194 Created: 2023-09-01 19:47:27 [EST] (Supp. No. 25) Page 3 of 3 c. Communication. (48) d. Electric services. (491) e. Electric transmission rights-of-way. (491) f. Gas pipeline rights-of-way. (492) g. Gas production and distribution. (492) h. Industrial wastewater disposal. (999) i. Railroad, rapid rail transit, and street railway transportation. (40,41) j. Sanitary services. (495) k. Transportation services. (47) l. Telecommunication towers - subject to the standards of Section 7.10.23. (999) m. Water supply and irrigation systems. (494, 497) n. Water transportation. (44) 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. Airports. (458) b. Electric generation plants. (491) c. Gas production plants. (492) d. Land clearing and yard trash recycling operations - subject to the provisions of Section 7.10.12. (999) e. Natural or manufactured gas storage and distribution points. (492) f. Protective functions and their related activities - Correctional institutions. (9223) g. Solid waste disposal. (4953) h. Outdoor shooting ranges, providing site plan approval is obtained according to the provisions of Sections 11.02.07 through 11.02.09 and Section 7.10.19 of this Code. (999) i. Solar generation station subject to the requirements of Section 7.10.28. (999) 8.Accessory Uses. Accessory uses are subject to the requirements of Section 8.00.00 and include the following: a. Automobile and truck rental services. b. Restaurants. (Including the sale of alcoholic beverages for on premises consumption only). (999) c. Solar energy system subject to the requirements of Section 7.10.28 (999) Page 45 of 194 ITEM NO. (ID # 2024-2636) DATE: 9/26/2024 AGENDA REQUEST TO: Planning and Zoning Commission PRESENTED BY: Kori Benton, Planning Manager SUBMITTED BY: Planning & Development Services SUBJECT: Prestige Self-Storage Turnpike Feeder - PNRD Rezoning & Preliminary Plan with a Conditional Use Permit BACKGROUND: The representative, Jeremy Anderson, P.E. of Common Oak Engineering, on behalf of owner St. Lucie Storage, LLC, is requesting a Planned Non-Residential Development (PNRD) Rezoning, Preliminary Plan and Conditional Use Permit, to expand and operate a self-storage facility, and office, with an existing boat and recreational vehicle storage lot on +/- 5.30-acres. The proposed expansion includes approximately 39,000 sq. ft. of additional floor area, via five (5) one-story self-storage buildings north of the current self-storage buildings, with associated parking, landscaping, and stormwater management. Also, the plan includes updating the recreational vehicle storage lot to comply with the previously approved site plan. The subject 5.30-acre site is located on the west side of Turnpike Feeder Road within the AR-1 (Agricultural, Residential – 1), CN (Commercial, Neighborhood), CG (Commercial, General), and PNRD (Planned Non- Residential Development) Zoning Districts. The proposed rezoning is to the PNRD Zoning District. PREVIOUS ACTION: On June 26, 1990, the Board of County Commissioners granted a Preliminary and Final Development Plan via Resolution 90-174 for the St. Lucie Storage R.V. Facility. In 2003, a Future Land Use Map Amendment, Rezoning & Conditional Use Permit were filed for five (5) of the seven (7) parcels subject of the current petition to support expansion of the facility. However; the applications were abandoned and withdrawn. FINANCIAL IMPACT: Potential Increase in Ad-Valorem Tax Revenue RECOMMENDATION: Page 46 of 194 Staff recommends the Planning & Zoning Commission forward recommendations of approval, with conditions, to the Board of County Commissioners. COMMISSION ACTION: RESULT: MOVER: None SECONDER: None AYES: None NAYS: None EXCUSED: None Coordination/Signatures Date: September 20, 2024 Benjamin Balcer, Planning & Development Services Director Date: September 20, 2024 Caroline Valentin, Assistant County Attorney III Page 47 of 194 Planning and Development Services Department Planning Division M E M O R A N D U M GENERAL INFORMATION: Owner/Applicant: St. Lucie Storage, LLC – Prestige Storage Cory Bonda 383 North Front Street Colombus, OH 43215 Agent of Record:Jeremy Anderson, P.E. Common Oak Engineering 4016 Edgewater Drive Orlando, FL 32804 Location: 6151 Turnpike Feeder Road (Kings Hwy., per PASLC) Fort Pierce, FL 34951 Existing Zoning Districts:AR-1 (Agricultural, Residential – 1), CN (Commercial, Neighborhood), CG (Commercial, General), and PNRD (Planned Non-Residential Development) Proposed Zoning District:PNRD (Planned Non-Residential Development) Future Land Uses:COM (Commercial), RU (Residential Urban) Parcel ID Numbers:1406-342-0006-000-2, 1406-342-0007-000-9, 1406-342-0008-000-6, 1406-342-0009-000-3, 1406-342-0010-000-3, 1406-342-0014-000-1 & 1406-342-0015-000-8 Parcel Size:+/- 5.30 acres Existing:Single-Story Self Storage, Boat & RV Storage, Vacant Proposed Use:Expanded Single-Story Self-Storage Facility, Boat & RV Storage Urban Service Boundary (USB):Inside Utilities:Water and wastewater services are available to the site through Fort Pierce Utilities Authority. Electric services are available through Florida Power & Light (FP&L). TO:Planning & Zoning Commission THROUGH:Benjamin Balcer, AICP, Planning & Development Services Director FROM:Kori Benton, AICP, Planning Manager DATE:September 18, 2024 SUBJECT:Prestige Self-Storage (AKA Self-Storage Ft. Pierce) Rezone, Preliminary Development Plan and Conditional Use Permit RZ-2309-000028 / CU-2210-000041 Page 48 of 194 Project Name: Prestige Self-Storage (AKA Self-storage Ft. Pierce) Rezone, Preliminary Development Plan & Conditional Use File Numbers.: RZ-2309-000028, CU-2210-000041 2 Fire/EMS Protection:Fire Station # 7 – (4900 Fort Pierce Blvd.) is located approximately 2.7 miles southwest of the subject property. Exhibit 1: Aerial Map BACKGROUND: The representative, Jeremy Anderson, P.E. of Common Oak Engineering, on behalf of owner St. Lucie Storage, LLC, is requesting a Planned Non-Residential Development (PNRD) Rezoning, Preliminary Plan and Conditional Use Permit, to expand and operate a self-storage facility, and office, with an existing boat and recreational vehicle storage lot on +/- 5.30-acres located on the west side of Turnpike Feeder Road. The proposed expansion includes approximately 39,000 sq. ft. of additional floor area, via five (5) one-story self-storage buildings north of the current self-storage buildings, with associated parking, landscaping, and stormwater management. Also, the plan includes updating the recreational vehicle storage lot to comply with the previously approved site plan. The rezoning request includes the entire project site (Parcel IDs 1406-342-0006-000-2, 1406-342-0007-000- 9, 1406-342-0008-000-6, 1406-342-0009-000-3, 1406-342-0010-000-3, 1406-342-0014-000-1, and 1406-342- 0015-000-8) from the AR-1 (Agricultural, Residential – 1), CN (Commercial, Neighborhood), and CG (Commercial, General) Zoning Districts to the PNRD (Planned Non-residential District) Zoning District. Page 49 of 194 Project Name: Prestige Self-Storage (AKA Self-storage Ft. Pierce) Rezone, Preliminary Development Plan & Conditional Use File Numbers.: RZ-2309-000028, CU-2210-000041 3 Exhibit 2: Current Zoning AR-1(Agricultural, Residential – 1), CN (Commercial Neighborhood), CG (Commercial, General), and PNRD (Planned Non-Residential Development) Exhibit 3: Proposed Rezoning PNRD (Planned Non-Residential Development) Page 50 of 194 Project Name: Prestige Self-Storage (AKA Self-storage Ft. Pierce) Rezone, Preliminary Development Plan & Conditional Use File Numbers.: RZ-2309-000028, CU-2210-000041 4 Future Land Use Category: The Future Land Use designation of the subject properties are COM (Commercial) and RU (Residential Urban). The Commercial (COM) land use category “is applicable to areas of future commercial development, in addition to those existing developed commercial areas. Future commercial areas should be located at points of high transportation access, with specific action taken to prevent the development of new linear commercial strips. The purpose of this land use designation is to accommodate all commercial zoning districts as identified under St. Lucie County's Land Development Code. Office and general retail uses are considered the principal uses within the COM designated areas.” The Residential Urban (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.” Current Zoning Districts: The current zonings of the subject properties are AR-1 (Agricultural, Residential – 1), CN (Commercial, Neighborhood), CG (Commercial, General), and PNRD (Planned Non-Residential Development). AR-1 (Agricultural, Residential – 1): “The purpose of this 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.” CN (Commercial, Neighborhood): “The purpose of this district is to provide and protect an environment suitable for limited retail trade and service activities covering a relatively small area and that is intended to serve the population living in surrounding neighborhoods.” CG (Commercial, General): “The purpose of this district is to provide and protect an environment suitable for a wide variety of commercial uses intended to serve a population over a large market area, which do not impose undesirable noise, vibration, odor, dust, or offensive effects on the surrounding area, together with such other uses as may be necessary to and compatible with general commercial surroundings.” PNRD (Planned Non-Residential District): “The Planned Non-Residential Development (PNRD) District is intended to achieve non-residential land development of superior quality through the encouragement of flexibility and creativity in design options that: A. Permit creative approaches to the development of non-residential land reflecting changes in the technology of land development; B. B. Allow for the efficient use of land, which can result in smaller networks of utilities and streets and thereby lower development costs; C. C. Allow design options that encourage an environment of stable character, compatible with surrounding land uses; and D. D. Permit the enhancement of neighborhoods through the preservation of natural features, the provision of underground utilities, and the provision of recreation areas and open space.” Proposed Zoning District: The proposed zoning of the subject property is PNRD (Planned Non-Residential Development). Page 51 of 194 Project Name: Prestige Self-Storage (AKA Self-storage Ft. Pierce) Rezone, Preliminary Development Plan & Conditional Use File Numbers.: RZ-2309-000028, CU-2210-000041 5 “The Planned Non-Residential Development (PNRD) District is intended to achieve non-residential land development of superior quality through the encouragement of flexibility and creativity in design options that: A. Permit creative approaches to the development of non-residential land reflecting changes in the technology of land development; B. B. Allow for the efficient use of land, which can result in smaller networks of utilities and streets and thereby lower development costs; C. C. Allow design options that encourage an environment of stable character, compatible with surrounding land uses; and D. D. Permit the enhancement of neighborhoods through the preservation of natural features, the provision of underground utilities, and the provision of recreation areas and open space.” Exhibit 4: Preliminary Site Plan & Conditional Use Plan – Overview Page 52 of 194 Project Name: Prestige Self-Storage (AKA Self-storage Ft. Pierce) Rezone, Preliminary Development Plan & Conditional Use File Numbers.: RZ-2309-000028, CU-2210-000041 6 ZONING ATLAS AMENDMENT STANDARDS OF REVIEW AS SET FORTH IN THE LAND DEVELOPMENT CODE SECTION 11.06.03 In reviewing this application for an amendment to the Official Zoning Atlas, the Planning and Zoning Commission shall consider and make the following determinations, in formulating a recommendation: A. Whether the proposed rezoning is in conflict with any applicable portions of the St. Lucie County Land Development Code; The proposed rezoning to the PNRD (Planned Non-Residential Development) Zoning District is consistent with the St. Lucie County Land Development Code (LDC) and meets the Standards of Review set forth in LDC Section 11.06.03, as displayed in Sections A thru J of this report. The rezoning is consistent with LDC Section 11.09.02(A), Table 11-1 - Zoning District/ Land Use Category Compatibility Chart and the site meets the dimensional requirements set forth in Section 7.04.00 and Table 7-10 – Lot Size and Dimensional Requirements for the PNRD (Planned Non-Residential District) Zoning District. The proposed PNRD Zoning District is consistent with surrounding parcels, providing the use scope in LDC Section 3.01.03.S and District purpose. B. Whether the proposed amendment is consistent with all elements of the St. Lucie County Comprehensive Plan; The proposed rezoning to the PNRD (Planned Non-Residential Development) Zoning District is consistent with the Commercial (COM) and Residential Urban (RU) Future Land Use designations as per Comprehensive Plan Policy 1.1.1.3 - Land Use Designation / Zoning Compatibility Chart, identified below. Policy 1.1.1.3 Excerpt - Land Use Designation / Zoning Compatibility Chart Future Land Use CategoriesZoning Districts AG - 5 AG - 2. 5 RE RS RU RM RH R/ C Cp u b CO M IN D P/ F MX D SD H T/ U TV C PNRD Planned Non- Residential Development X X X X X X X X X X X X X X The proposed amendment is consistent with the following Comprehensive Plan Future Land Use Element’s 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 manmade 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. Policy 1.1.6.3 – St. Lucie County shall ensure that all development and redevelopment taking place within the unincorporated area of the County does not result in a reduction of the level-of-service requirements established and adopted by this comprehensive plan. Facilities for potable water, sanitary sewer, solid waste, drainage and transportation facilities shall be in place and available to Page 53 of 194 Project Name: Prestige Self-Storage (AKA Self-storage Ft. Pierce) Rezone, Preliminary Development Plan & Conditional Use File Numbers.: RZ-2309-000028, CU-2210-000041 7 serve new development no later than the issuance of the certificate of occupancy or its functional equivalent. If facility improvements are needed to ensure that the adopted level-of-service standards are achieved and maintained, prior to commencement of construction, a developer is required to enter into St. Lucie County 1-13 Adopted 4.2.2019 Comprehensive Plan Future Land Use Element GOPs a binding and legally enforceable commitment with the County to assure construction or improvement of the facility. Objective 1.1.8: Planned Developments. The County shall continue to support and encourage innovative land use development patterns including planned developments through the adequate provision in the County's Land Development Code including Planned Unit Developments (PUD), Planned Non-Residential Development (PNRD) and the Planned Mixed-Use Development (PMUD) zoning designations. Policy 1.1.8.1 – The County shall continue to encourage the use of planned development techniques to conserve open space and environmentally sensitive areas, through the County's Land Development Code which shall include: a. Minimum acreage requirements necessary to support a viable mixed-use community providing sufficient design flexibility to allow innovation and creativity in all forms of planned unit developments; b. Minimum open space standards, consistent with the percentages identified in the Land Development Code for all planned developments and including assurances that such areas will remain as open space to protect existing native habitat, to provide for minimum setback needs from adjacent uses, and to provide active and passive recreational as well as visual amenities; c. Provisions ensuring the long-term preservation of remaining open spaces; Objective 1.1.9: Residential Areas. Property owners' investments, their quality of life and the single-family neighborhood, as a defined residential area, shall be protected from the encroachment of commercial and/or other inappropriate land uses through consistent and predictable application of the Land Development Code. Policy 1.1.9.4 - Limited development of commercial/non-residential uses, that are not located within a special area plan adopted within the Towns, Villages and Countryside Element, will be allowed within areas classified for residential use, provided that these activities are compatible with the adjacent land uses and meet the following standards: a. Intent of the commercial use is to provide easily accessible; convenience-type uses to immediately surrounding residents; b. Conversion of the petitioned property would not promote any strip commercial use of land; c. Use is compatible with surrounding land uses and is provided with adequate screening and buffering of any adjacent residential property; d. The property for which the commercial designation is sought does not exceed 10 acres. The surrounding area includes lands within the Agricultural, Residential – 1(AR-1) Zoning District and RU, Residential Urban Future Land Use Category, however little to no residential homes are in the immediate vicinity of the development site, largely due to environmental characteristics of the area, public land ownership, etc. The proposed commercial use(s) is (are) intended to provide easily accessible; convenience-type uses to north county residents, will not promote traditional strip commercial, is generally compatible with surrounding land uses and is proposing screening and buffering of any adjacent residential property (acknowledging limits where a joint access easement(s) exist), and the petition sites for the proposed non-residential designation is sought does not exceed 10 acres. Page 54 of 194 Project Name: Prestige Self-Storage (AKA Self-storage Ft. Pierce) Rezone, Preliminary Development Plan & Conditional Use File Numbers.: RZ-2309-000028, CU-2210-000041 8 C. Whether and the extent to which the proposed zoning is inconsistent with the existing and proposed land uses; The proposed rezoning from AR-1 (Agricultural, Residential – 1), CN (Commercial, Neighborhood), CG (Commercial, General), and PNRD (Planned Non-Residential Development) to the PNRD (Planned Non- Residential Development) Zoning District is consistent with the existing and proposed land uses. As stated above, the PNRD (Planned Non-Residential Development) Zoning District is compatible with the COM (Commercial) and RU (Residential Urban) Future Land Use designations as per both the Land Development Code (LDC) and the Comprehensive Plan. This amendment will not create a conflict with the surrounding zoning districts and is similar in nature to the existing uses. Surrounding Land Use and Zoning: D. Whether there have been changed conditions that require an amendment; New residential development, generally in the form of Planned Developments, is underway or planned in the North County area, including small lot single-family, townhomes and multi-family which may provide greater demand for access to storage facilities. The applicant purchased additional property to the north of the current self-storage/recreational vehicle and boat storage property with the intent to rezone to allow for an expansion of the current self-storage business. The newly acquired property has current zoning designations of AR-1 (Agricultural, Residential-1) and CN (Commercial, Neighborhood. The AR-1 Zoning District does not allow self-storage as permitted or conditional use, requiring the parcels to be rezoned. For consistency the County recommended the applicant consider exploring a uniform PNRD for the collective site. E. Whether and the extent to which the proposed amendment would result in demands on public facilities, and whether or to the extent to which the proposed amendment would exceed the capacity of such public facilities, including but not limited to transportation facilities, sewage facilities, water supply, parks, drainage, schools, solid waste, mass transit, and emergency medical facilities; The proposed change in zoning should not adversely affect the acceptable level of service capacity of transportation facilities, sewage facilities, water supply, parks, drainage, schools, solid waste, mass transit, or emergency medical facilities. Location Future Land Use Zoning District Existing Land Use Subject Property COM (Commercial), RU (Residential Urban) AR-1 (Agricultural, Residential – 1), CN (Commercial, Neighborhood), CG (Commercial, General), PNRD (Planned Non-Residential Development) Single-story Self Storage Facility, Recreational Vehicle Storage, Vacant North RU (Residential, Urban)AR-1 (Agricultural, Residential – 1)Vacant South RU (Residential, Urban)AR-1 (Agricultural, Residential – 1)Vacant East R/C (Residential/ Conservation)R/C (Residential/ Conservation)Vacant Adjacent Parcels West RU (Residential, Urban)AR-1 (Agricultural, Residential – 1)Vacant Page 55 of 194 Project Name: Prestige Self-Storage (AKA Self-storage Ft. Pierce) Rezone, Preliminary Development Plan & Conditional Use File Numbers.: RZ-2309-000028, CU-2210-000041 9 Site-specific impacts will be addressed further through a Final Site Plan, as prior to the issuance of any Final Development Order, the developer must demonstrate that all public facilities are available to serve the parcel and obtain a Certificate of Capacity. The applicant has signed the required Concurrency Deferral Affidavit recognizing this provision. Water/Wastewater The site will be served by St. Lucie County Utilities (SLC) for water and wastewater. Transportation Impacts The projected traffic potential is not anticipated to adversely impact the level of service for Turnpike Feeder Road, or adjacent links. The specific development plan transportation impacts are highlighted further below, with the Site Plan and Conditional Use review standards. Th proposed use as a mini warehouse (self-storage) is a low intensity traffic generator. Adequacy of Fire Protection The St. Lucie County Fire District has reviewed the application as a member of the St. Lucie County Development Review Committee (DRC), requiring the provided fire truck access. The applicant will be required to obtain a Final Site Plan and development permits, as well as Zoning Compliance approval including inspection with the Fire District to assure compliance with the Florida Fire Prevention Code and the Florida Life Safety Code. The closest fire station is Fire Station # 7 – (4900 Fort Pierce Blvd.), located approximately 2.7 miles southwest of the subject property. F. Whether and the extent to which the proposed amendment would result in significant adverse impacts on the natural environment; Background The Environmental Resources Department (ERD) is in receipt of the November 21, 2023, date-stamped submittals, transmitted December 11, 2023, with comments due December 28, 2023, from Planning and Development Services. The applicant is seeking approval of a major adjustment to minor site plan and conditional use proposal to expand the existing self-storage facility with the construction of two (2) extra one- story storage unit facilities on four (4) parcels (Parcel IDs 1406-342-0008-000-6, 1406-342-0009-000-3, 1406- 342-0006-000-2, 1406-342-0007-000-9). The development will include landscaping, a dumpster enclosure, and onsite stormwater improvements. Existing buildings and structures are located on three (3) parcels (Parcel IDs 1406-342-0010-000-3, 1406-342-0014-000-1, and 1406-342-0015-000-8). The 4.3-acre site is located at 6151 Turnpike Feeder Rd. in Fort Pierce and is zoned Commercial General (CG), Commercial Neighborhood (CN), and PNRD. Findings An Environmental Impact Report prepared by Thomson Environmental Consulting dated October 10, 2023, was provided and reviewed. No wetlands exist onsite. The site is dominated by native species such as slash pine, saw palmetto, muscadine grape, wax myrtle, and others, as well as invasives including Brazilian pepper, downy rose myrtle, and earleaf acacia. The area was classified as Dry Flatwoods (FLCCS 1310) using the Page 56 of 194 Project Name: Prestige Self-Storage (AKA Self-storage Ft. Pierce) Rezone, Preliminary Development Plan & Conditional Use File Numbers.: RZ-2309-000028, CU-2210-000041 10 Florida Land Cover Classification System. Wildlife surveys were performed on September 15, 2023. No USFWS-identified Critical Wildlife Habitat was mapped on the property nor were any listed species observed. The northern parcels of this proposed project are within the North Savannas, which are classified as Environmentally Significant Lands. Per Land Development Code (LDC) 6.04.01, these parcels have also been identified in the Inventory of Native Ecosystems for St. Lucie County and been graded as an A-ranked sites for environmental preservation. The purpose of LDC 6.04.01 is to protect native upland habitats from destruction through development or the effects of development, in order that St. Lucie County might continue to enjoy a diversity of plant and animal life supported by the plant communities native to this area, and in particular, the endangered and threatened species found within the County. Therefore, ERD Staff provided a Willing Seller Letter to the owner of theses parcels, St Lucie Storage LLC, in the event they are interested in exploring a potential sale for the County’s Environmental Significant Lands Program. As of January 9, 2024, a comment response letter was provided stating that the owner was not interested in selling the property and would like to proceed with development. Alternatively, upon receipt of the completed application for a sensitive land alteration permit, vegetation removal permit, or Development Order pertaining to a property listed on the Inventory of Native Ecosystems for St. Lucie County, ERD shall review and evaluate the environmental impacts of said proposal considering Objective 6.1.8 of the Conservation Element of the Comprehensive Plan (CP) and associated policies. Staff shall work with the applicant and other environmental agencies to provide the best possible development or alteration proposal to satisfy the goals of the LDC and the CP as well as allowing for economic use of the property per LDC 6.04.01.E. A landscape plan prepared by Richard T. Abt (LA 1321) of Common Oak Engineering, dated November 10th, 2023, was found to be consistent with the standards outlined in LDC 7.09.00. As the surveyor did not count all the trees within the ‘existing natural vegetation buffer’ along the southern perimeter, an updated tree survey and tree mitigation plan shall be provided. Recommendation ERD has no objections to the approval of this rezone application. G. Whether and the extent to which the proposed amendment would adversely affect the property values in the area; The proposed amendment is anticipated to increase property values of the affected lands, with no evidence of adverse effects on the surrounding area. Environmental characteristics, access limits and similar factors are believed to influence property values in the area. H. Whether and the extent to which the proposed amendment would result in an orderly and logical development pattern specifically identifying any negative affects of such patterns; The proposed change in zoning will result in an orderly and logical development pattern. The parcel is located inside the urban service boundary, surrounded by existing uses and zoning of a similar scale. The requested rezone is not expected to harm other properties or improvements in the area. This rezone petition will convert the property to the Planned Non-Residential Development to support expansion of an established commercial use, with limited intensity and impacts. The petition will not negatively affect the development patterns in the surrounding area and may enhance compatibility with the surrounding zoning designations. I. Whether the proposed amendment would be in conflict with the public interest, and is in harmony with the purpose and intent of this Code; Page 57 of 194 Project Name: Prestige Self-Storage (AKA Self-storage Ft. Pierce) Rezone, Preliminary Development Plan & Conditional Use File Numbers.: RZ-2309-000028, CU-2210-000041 11 The proposed rezoning is not in conflict with the public interest and is in harmony with the purpose and intent of the Land Development Code. J. Any other matters that may be deemed appropriate by the Planning and Zoning Commission or the Board of County Commissioners, in review and consideration of the proposed amendment. The Planning and Zoning Commission may present matters appropriate to further consideration. STANDARDS FOR SITE PLAN REVIEW AS SET FORTH IN SECTION 11.02.07 OF THE ST. LUCIE COUNTY LAND DEVELOPMENT CODE STANDARDS FOR CONDITIONAL USE PERMIT REVIEW AS SET FORTH IN SECTION 11.07.03 OF THE ST. LUCIE COUNTY LAND DEVELOPMENT CODE Land Development Code, Sections 11.02.07 and 11.07.03 establish the standards for reviewing Site Plans and Conditional Use Permits, with substantial overlap in criteria for consideration. In reviewing these petitions, the Planning and Zoning Commission shall consider: A.Consistency with Land Development Code Regulations The proposed Preliminary Site Plan and Conditional Use Permit are generally consistent with the purpose and standards of the LDC and the St. Lucie County Comprehensive Plan Goals, Objectives, and Policies The subject properties are zoned AR-1 (Agricultural, Residential – 1), CN (Commercial, Neighborhood), and PNRD (Planned Non-Residential Development), which are consistent with the RU (Residential Urban) Future Land Use Designation, and CG (Commercial, General), which is consistent with the Commercial (COM) Future Land Use Designation. The proposed use is not currently eligible within the AR-1 (Agricultural, Residential – 1) district; therefore, the Conditional Use application is contingent upon adoption of the concurrent rezone petition encompassing all the lots under a single PNRD (Planned Non-residential Development) to allow the intended use as an eligible conditional use within the PNRD zoning district. The proposed project complies with the minimum setbacks, buffering requirements, access, and is generally consistent with the community architectural standards of LDC Section 7.10.24. The conditional use plan provides one (1) vehicle queuing lane to accommodate stacking for four (4) vehicles before the gated entry; however, the plan does not provide an efficient turnaround area for vehicles. Prior to Minor Site Plan approval, the applicant shall demonstrate compliance with vehicle queuing standards in accordance with LDC Section 7.06.02.F. The applicant has provided six (6) parking spaces to meet the parking requirements, including one (1) ADA parking space based on the ITE Parking Generation 5th Edition, Use Classifications for Mini Storage Use. The plan incorporates a bike rack and three (3) onsite ponds intended for stormwater management. Compliance with Comprehensive Plan The site is located within the Residential Urban (RU) and Commercial (COM) future land use area. The RU is generally found between the identified urban service areas and the transitional Residential Suburban (RS) areas while the COM applicable to areas of future commercial development, in addition to those existing developed commercial areas. These properties are required to be serviced with central water and wastewater. These services may be provided through a public utility or private on-site facilities, as permitted in accordance with all applicable regulations. This site will be serviced upon development. Page 58 of 194 Project Name: Prestige Self-Storage (AKA Self-storage Ft. Pierce) Rezone, Preliminary Development Plan & Conditional Use File Numbers.: RZ-2309-000028, CU-2210-000041 12 The RU designation further provides, through Comprehensive Plan Policy 1.1.1.2.E, limited nonresidential uses as appropriate, in accordance with applicable standards and restrictions set forth in the LDC. Comprehensive Plan Objective 1.1.9., below, is intended to safeguard “Property owners’ investments, their quality of life, and the single-family neighborhood, as a defined residential area,” which may be adversely impacted by commercial and/or other inappropriate land uses. The uses surrounding the petition site include vacant agricultural residential, vacant residential conservation, and a church southeast of the subject parcels. Staff conservatively evaluated the proposal in relation to Policy 1.1.9.4., due to the location within the RU land use area. Objective 1.1.9: Residential Areas. Property owners’ investments, their quality of life and the single-family neighborhood, as defined residential area, shall be protected from the encroachment of commercial and/or other appropriate land uses through consistent and predictable application of the Land Development Code. Policy 1.1.9.4 – Limited development of commercial/non-residential uses, that are not located within a special area plan adopted within the Towns, Villages and Countryside Element, will be allowed within areas classified for residential use, provided that these activities are compatible with the adjacent land uses and meet the following standards: a) Intent of the commercial use is to provide easily accessible; convenience-type uses to immediately surrounding residents; The applicant indicated within their analysis report, the self-storage facility is targeted for the residents in north Fort Pierce that may need additional storage of household goods, vehicles, and boats and/or recreation vehicles. b) Conversion of the petitioned property would not promote any strip commercial use of land; The proposed use is limited to storage of household goods and does not promote any strip commercial retail type use. c) Use is compatible with surrounding land uses and is provided with adequate screening and buffering of any adjacent residential property; The applicant addressed design and buffering, through scale and architecture compatible with the adjacent surrounding condominiums. d) The property for which the commercial designation is sought does not exceed 10 acres. The subject property does not exceed 10 acres. Objective 1.1.8: Planned Developments. The County shall continue to support and encourage innovative land use development patterns including planned developments through the adequate provision in the County's Land Development Code including Planned Unit Developments (PUD), Planned Non-Residential Development (PNRD) and the Planned Mixed Use Development (PMUD) zoning designations. Policy 1.1.8.1 – The County shall continue to encourage the use of planned development techniques to conserve open space and environmentally sensitive areas, through the County's Land Development Code… Self-Storage Fort Pierce has presented a development plan, which furthers these Comprehensive Plan policies. Page 59 of 194 Project Name: Prestige Self-Storage (AKA Self-storage Ft. Pierce) Rezone, Preliminary Development Plan & Conditional Use File Numbers.: RZ-2309-000028, CU-2210-000041 13 Objective 1.1.6: Urban Service Area Boundary. In coordination with the other elements of this plan, future development within the Urban Service Area 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. The proposed Site Plan and Conditional Use achieves this Objective, orienting the development within the urban services area that is adjacent to other commercial establishments and nearby residential land uses. Policy 1.1.6.10 - All new subdivision and site plan development projects that are proposed to take place within the approved service area of any duly authorized water/wastewater utility in St. Lucie County, shall be required to provide a "dry-line" central water and wastewater distribution/collection system, and provide for the connection to centralized systems as they become available in accordance with applicable Rules and Regulations and payment of utility fees. The standards for construction of these systems shall be included as a part of the County's Land Development Code, or the Rules and Regulations of the duly authorized water/wastewater utility. The project will be utilizing SLCU for water and wastewater service. Objective 1.1.10: Commercial Areas. St. Lucie County shall provide for the establishment of commercial zoning districts where various types of commercial retail, including commercial uses for retail trade, office and service activities and general commercial uses for highway oriented sales and services; light industrial service uses; and hotel uses may be permitted at intensities which are consistent and compatible with the surrounding community and the natural environment. Policy 1.1.10.2 - Require effective visual and light diffusion barriers between residential and nonresidential uses. Standards and requirements for such barriers are to be included in the landscaping and screening regulations of the St. Lucie County Land Development Code. The applicant has submitted a landscape plan consistent with the Land Development Code, detailing the required buffers, commitment of eight (8) foot opaque wall should any single-family development occur adjacent, and landscape plantings. Additionally, the development will adhere to LDC Section 7.09.04(K) to minimize light impacts. The Environmental Resources Department review details can be found in Section “F” below. B.Effect on Adjacent Properties Adjacent Zoning & Future Land Uses: Location Future Land Use Zoning District Existing Land Use Subject Property COM (Commercial), RU (Residential Urban) AR-1 (Agricultural, Residential – 1), CN (Commercial, Neighborhood), CG (Commercial, General), PNRD (Planned Non- Residential Development) Single-story Self Storage Facility, Recreational Vehicle Storage, Vacant North RU (Residential, Urban)AR-1 (Agricultural, Residential – 1)VacantAdjacent Parcels South RU (Residential, Urban)AR-1 (Agricultural, Residential – 1)Vacant Page 60 of 194 Project Name: Prestige Self-Storage (AKA Self-storage Ft. Pierce) Rezone, Preliminary Development Plan & Conditional Use File Numbers.: RZ-2309-000028, CU-2210-000041 14 Architectural Design (Building): The proposed structures will cover approximately 24.19% of the property, less than the allowable 50% lot coverage for the CG Zoning District. Including the structures, the development proposes 149,763 sq. ft. (3.44- acres) or 64.81% of impervious area, and 81,325 sq. ft. (1.87-acres) or 35.19% of pervious area. The proposed one-story buildings are approximately 10.15-feet in height, within the 60-foot maximum height allowed. The preliminary building designs require enhancement to ensure compliance with the Community Architectural Standards in LDC Section 7.10.24, with the application stating the required six (6) architectural features are proposed, where parking is proposed in between buildings and the right-of-way, integrating: 1. Square Columns (with Gooseneck Fixtures) 2. Standing Seam Metal Roof (i.e. all roofs) - * Not visible or architecturally enhancing 3. Lattice Detailing (i.e. at entrance walls) 4. Stone or Stamped Concrete Pavement at Property Entry, Drop Off, or Pedestrian Crossing (i.e. at entrance porticos) – * To be well defined on Final Site Plan 5.Portico/Porte Cochere (i.e. at entrances) – * Shall be expanded upon with the Final Site Plan 6. Raised Cornice Parapets Over Doors –* The rise should be well defined 7. Arches (i.e. at each roll up door) – * Not true arches or architecturally enhancing Exhibit 5, East elevation architectural rendering – Facing Turnpike Feeder Road Exhibit 6, Single-story elevation architectural rendering – Internal facing Use & Operations: The applicant is proposing 24-hour availability to individually secure storage bays via gated access keypad. East R/C (Residential/ Conservation) R/C (Residential/ Conservation)Vacant West RU (Residential, Urban)AR-1 (Agricultural, Residential – 1)Vacant Page 61 of 194 Project Name: Prestige Self-Storage (AKA Self-storage Ft. Pierce) Rezone, Preliminary Development Plan & Conditional Use File Numbers.: RZ-2309-000028, CU-2210-000041 15 The office will be open during traditional business hours (i.e. 8am - 5pm), unless the facility is fully leased, allowing the office to not be staffed on daily basis. 1. The proposed conditional use will not have an undue adverse effect upon nearby property. 2. The proposed conditional use is compatible with the existing or planned character of the neighborhood in which it would be located. 3. All reasonable steps have been taken to minimize any adverse effect of the proposed conditional use on the immediate vicinity through building design, site design, landscaping, and screening. 4. The proposed conditional use will be constructed, arranged, and operated so as not to interfere with the development and use of neighboring property, in accordance with applicable district regulations. The proposed Site Plan and Conditional Use should not have an undue adverse effect upon surrounding properties, based upon presented site design, operational provisions, and nature of surrounding uses. C.Adequacy of Public Facilities The subject property is located inside the Urban Service Boundary, with public services available. The proposed use is not expected to create a significant increase in demands on public facilities in this area. Water/Wastewater The site will be served by Fort Pierce Utilities Authority (FPUA) for water and St. Lucie County Utilities (SLC) for wastewater. Traffic The projected traffic potential is not anticipated to adversely impact the level of service for Turnpike Feeder Road, or adjacent links. According to the Institute of Transportation Engineers 11th Edition Trip Generation Manual, the proposed mini warehouse (self-storage), ITE Use Code 151, is expected to generate 57 trips per day. The existing driveway to Turnpike Feeder Road will be maintained as the sole access, with a right turn lane required. A copy of the project’s 2023 Florida Department of Transportation (FDOT) Pre-application Letter is provided within the agenda packet. D.Adequacy of Fire Protection The St. Lucie County Fire District has reviewed the application as a member of the St. Lucie County Development Review Committee (DRC), requiring the provided fire truck access. The applicant will be required to obtain a Final Site Plan and development permits, as well as Zoning Compliance approval including inspection with the Fire District to assure compliance with the Florida Fire Prevention Code and the Florida Life Safety Code. E.Environmental Impact Background The Environmental Resources Department (ERD) is in receipt of the February 14, 2024, date-stamped submittals, transmitted February 15, 2024, with comments due March 4, 2024, from Planning and Development Services. The applicant is seeking approval of a major adjustment to minor site plan and conditional use proposal to expand the existing self-storage facility with the construction of two (2) extra one- story storage unit facilities on four (4) parcels (Parcel IDs 1406-342-0008-000-6, 1406-342-0009-000-3, 1406- Page 62 of 194 Project Name: Prestige Self-Storage (AKA Self-storage Ft. Pierce) Rezone, Preliminary Development Plan & Conditional Use File Numbers.: RZ-2309-000028, CU-2210-000041 16 342-0006-000-2, 1406-342-0007-000-9). The development will include landscaping, a dumpster enclosure, and onsite stormwater improvements. Existing buildings and structures are located on three (3) parcels (Parcel IDs 1406-342-0010-000-3, 1406-342-0014-000-1, and 1406-342-0015-000-8). The 4.3-acre site is located at 6151 Turnpike Feeder Rd. in Fort Pierce and is zoned Commercial General (CG), Commercial Neighborhood (CN), and PNRD. Findings An Environmental Impact Report prepared by Thomson Environmental Consulting dated October 10, 2023, was provided and reviewed. No wetlands exist onsite. The site is dominated by native species such as slash pine, saw palmetto, muscadine grape, wax myrtle, and others, as well as invasives including Brazilian pepper, downy rose myrtle, and earleaf acacia. The area was classified as Dry Flatwoods (FLCCS 1310) using the Florida Land Cover Classification System. Wildlife surveys were performed on September 15, 2023. No USFWS-identified Critical Wildlife Habitat was mapped on the property nor were any listed species observed. The northern parcels of this proposed project are within the North Savannas, which are classified as Environmentally Significant Lands. Per Land Development Code (LDC) 6.04.01, these parcels have also been identified in the Inventory of Native Ecosystems for St. Lucie County and been graded as A-ranked sites for environmental preservation. The purpose of LDC 6.04.01 is to protect native upland habitats from destruction through development or the effects of development, in order that St. Lucie County might continue to enjoy a diversity of plant and animal life supported by the plant communities native to this area, and in particular, the endangered and threatened species found within the County. Therefore, ERD Staff provided a Willing Seller Letter to the owner of theses parcels, St Lucie Storage LLC, in the event they are interested in exploring a potential sale for the County’s Environmental Significant Lands Program. As of January 9, 2024, a comment response letter was provided stating that the owner was not interested in selling the property and would like to proceed with development. Alternatively, upon receipt of the completed application for a sensitive land alteration permit, vegetation removal permit, or Development Order pertaining to a property listed on the Inventory of Native Ecosystems for St. Lucie County, ERD shall review and evaluate the environmental impacts of said proposal considering Objective 6.1.8 of the Conservation Element of the Comprehensive Plan (CP) and associated policies. Staff shall work with the applicant and other environmental agencies to provide the best possible development or alteration proposal to satisfy the goals of the LDC and the CP as well as allowing for economic use of the property per LDC 6.04.01.E. A landscape plan prepared by Richard T. Abt (LA 1321) of Common Oak Engineering, dated February 14th, 2024, was found to be consistent with the standards outlined in LDC 7.09.00. Recommendation ERD has no objection to the approval of the Preliminary Site Plan and Conditional Use Permit application with conditions outlined below. PUBLIC NOTICE: The Planning and Zoning Commission Hearing was noticed by a publication in the St. Lucie News Tribune on September 15, 2024; a sign was placed on the property; and written notice was mailed to all owners of property within 500 feet of the subject property. As of the date of this staff report, no objections have been received by staff – however staff discussed inquiries with a property owner. STAFF RECOMMENDATION: Staff has reviewed this petition and determined that it conforms to the Standards of Review as set forth in Section 11.06.03 of the St. Lucie County Land Development Code and is consistent with the St. Lucie County Page 63 of 194 Project Name: Prestige Self-Storage (AKA Self-storage Ft. Pierce) Rezone, Preliminary Development Plan & Conditional Use File Numbers.: RZ-2309-000028, CU-2210-000041 17 Comprehensive Plan Goals, Objectives, and Policies, therefore Staff recommends approval of the PNRD Rezoning, Preliminary PNRD Plan and Conditional Use Permit for a self-storage facility, with improvements to maintain the existing scale and scope of RV/Boat Storage (approved in 1990) subject to the proposed conditions of approval. Conditions of Approval Planning & Development Services Department 1) Prior to Final Site Plan approval, the unpermitted wood deck must be permitted and successfully inspected. 2) The Final Site Plan shall provide compliance with the Community Architectural Standards in LDC Section 7.10.24, affirming the minimum required six (6) architectural features, where parking is proposed in between buildings and the right-of-way. 3) The Recorded Easement along the northern 30ft. of Parcels 1406-342-0006-000-2 1406-342-0007-000-9 (Tracts 169 & 170) shall not include the projects required stormwater, landscape/buffering or structural improvements where said improvements would adversely affect use for ingress/egress to adjacent properties. Should any trees, maintained within the easement and utilized for tree mitigation credits be removed for any reason, the development shall be subject to a 4:1 mitigation responsibility. Public Works Department 4) A Site Development Permit is required prior to performing site improvement activities. The Site Development Permit application can be found on the County’s website under the Public Works Department link. In accordance with the permit and Land Development Regulations, the applicant shall retain the EOR for site inspections and final certification. Environmental Resources Department 5) Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00, a vegetation removal permit or exemption shall be issued by the Environmental Resources Department per LDC 6.00.03. 6) Prior to issuance of a Certificate of Occupancy, all Category I listed invasive plant species shall be eradicated from the site. 7) Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00., an updated 100% gopher tortoise survey conducted by a state certified gopher tortoise agent per Florida Fish and Wildlife Conservation Commission (FWC) protocol shall be provided as surveys are only valid for 90 days. 8) Should any abutting properties, within the Agricultural, Residential – 1 (AR-1) Zoning District, be subject to an approved development permit for a Single-family Residence, the developer or successor in interest shall design, permit and complete an eight (8) ft. tall opaque fence/wall with associated landscaping to buffer said home, or obtain a Wall Waiver, in accordance with LDC Section 7.09.04 E. within 90 days. Page 64 of 194 Month Day, 2024 Resolution No. 2024-XXX Page 1 File No(s): RZ-2309-000028 & CU-2210-000041 RESOLUTION 2024-XXX File Numbers: RZ-2309-000028 & CU-2210-000041 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY AMENDING THE OFFICIAL ZONING ATLAS FROM THE AR-1 (AGRICULTURAL, RESIDENTIAL -1), CN (COMMERCIAL NEIGHBORHOOD), CG (COMMERCIAL, GENERAL) AND PNRD (PLANNED NON-RESIDENTIAL DEVELOPMENT) ZONING DISTRICTS TO THE PNRD (PLANNED NON-RESIDENTIAL DEVELOPMENT) ZONING DISTRICT, GRANTING AN ASSOCIATED PRELIMINARY DEVELOPMENT PLAN, AND GRANTING A CONDITIONAL USE PERMIT FOR A SINGLE-STORY SELF- STORAGE FACILITY TO BE KNOWN AS PRESTIGE SELF STORAGE FOR +/-5.3 ACRES LOCATED AT 6151 KINGS HWY (TURNPIKE FEEDER ROAD), FORT PIERCE, FL. WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, based upon acceptable evidence, including but not limited to the staff report, has made the following determinations: ZONING ATLAS AMENDMENT & PRELIMINARY PNRD SITE PLAN 1) Common Oak Engineering., on behalf of St Lucie Storage LLC / Prestige Storage Solutions, presented a petition for an Amendment to the Official Zoning Atlas from AR-1 (Agricultural, Residential – 1), CN (Commercial, Neighborhood), CG (Commercial, General), and PNRD (Planned Non- Residential Development) to PNRD (Planned Non-Residential District) for five (5) parcels and a revised PNRD designation for two (2) parcels, totaling +/-5.3 acres, Preliminary PNRD Site Plan and Conditional Use Permit propose expansion of the existing single-story self-storage facility by approximately 39,000 sq. ft. for certain property in St. Lucie County, Florida, as depicted on the attached map as Exhibit “A” and described in Part “A” below. 2) On September 26, 2024 the St. Lucie County Planning and Zoning Commission continued the public hearing 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 and recommended that the Board of County Commissioners deny/approve the request for the property described in Part “A”. 3) On ____________, 2024, the Board of County Commissioners held a public hearing on this petition after publishing notice in the St. Lucie News Tribune Page 65 of 194 Month Day, 2024 Resolution No. 2024-XXX Page 2 File No(s): RZ-2309-000028 & CU-2210-000041 at least 10 days prior to the hearing, 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. 4) The St. Lucie County Development Review Committee has reviewed the Rezone and Preliminary PUD Site Plan and found them to meet the technical requirements and to be consistent with the St. Lucie County Comprehensive Plan, subject to the conditions set forth in Part “C” of this Resolution. 5) The proposed project, with conditions of approval, will not have an undue adverse effect on adjacent property, the character of the neighborhood, traffic conditions, parking, utility facilities or other matters affecting the public health, safety, and general welfare. 6) All reasonable steps have been taken to minimize any adverse effect of the proposed project on the immediate vicinity through building design, site design, landscaping, and screening. 7) The proposed project will be constructed, arranged, and operated so as not to interfere with the development and use of neighboring property, in accordance with applicable district regulations. 8) The proposed project will be served by the St. Lucie County Utilities for water and wastewater services. CONDITIONAL USE 9) Common Oak Engineering., on behalf of St Lucie Storage LLC / Prestige Storage Solutions, submitted a Conditional Use Petition to allow single- story, enclosed, self-storage as a permitted use within the Prestige Self- Storage PNRD, for the property depicted in the attached map as Exhibit “A” and described in Part “A” below. 10) On September 26, 2024 the St. Lucie County Planning and Zoning Commission continued the public hearing 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 and recommended that the Board of County Commissioners deny/approve the request for the property described in Part “A”. Page 66 of 194 Month Day, 2024 Resolution No. 2024-XXX Page 3 File No(s): RZ-2309-000028 & CU-2210-000041 11) On ____________, 2024, the Board of County Commissioners held a public hearing on this 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 500 feet of the subject property, at which all interested persons were given an opportunity to be heard. 12) The Conditional Use Permit, with the conditions therein, is consistent with the Goals, Objectives and Policies of the St. Lucie County Comprehensive Plan and satisfies the requirements of Section 11.07.03 of the St. Lucie County Land Development Code. 13) The use will not have an undue adverse effect on adjacent property, the character of the neighborhood, and other matters affecting the public health, safety, and general welfare. 14) All reasonable steps have taken to minimize any adverse effect the use may have on the immediate vicinity through building design, site design, landscaping, and screening. 15) The use is arranged and operated so as not to interfere with the development and use of neighboring property, in accordance with the applicable district regulations. NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of St. Lucie County, Florida: ZONING ATLAS AMENDMENT A. The property on which the Zoning Atlas Amendment, or change in zoning, from AR-1 (Agricultural, Residential – 1), CN (Commercial, Neighborhood), CG (Commercial, General), and PNRD (Planned Non-Residential Development) to PNRD (Planned Non-Residential District) is being granted is described as follows: Legal Description: PARCEL ONE: (PARCEL ID: 1406-342-0008-000-6) THE WEST ONE-THIRD (W1/3) OF THE EAST THREE-FIFTHS (E3/5) OF THE SOUTH ONE-HALF (S1/2) OF THE NORTH ONE-HALF (N1l2) OF THE NORTHWEST ONE-QUARTER (NW1l4) OF THE SOUTHEAST ONE- QUARTER (SE1/4) OF THE SOUTHWEST Page 67 of 194 Month Day, 2024 Resolution No. 2024-XXX Page 4 File No(s): RZ-2309-000028 & CU-2210-000041 ONE-QUARTER (SW1/4) OF SECTION 6, TOWNSHIP 34 SOUTH, RANGE 40 EAST, ST. LUCIE COUNTY, FLORIDA. (ALSO IDENTIFIED AS TRACT 171 AS SHOWN ON LOCATION MAP “B” AS DRAWN BY MCLAUGHLIN ENGINEERING CO., DATED APRIL 25, 1966.) PARCEL TWO: (PARCEL ID: 1406-342-0009-000-3) ALL THAT PART OF THE EAST TWO-FIFTHS (E2/5) OF THE SOUTH ONE-HALF (S1/2) OF THE NORTH ONE-HALF (N1/2) OF THE NORTHWEST ONE-QUARTER (NW1/4) OF THE SOUTHEAST ONE-QUARTER (SE1/4) OF THE SOUTHWEST ONE-QUARTER (SW1/4) OF SECTION 6, TOWNSHIP 34 SOUTH, RANGE 40 EAST, ST. LUCIE COUNTY, FLORIDA, LYING WEST OF THE WESTERLY RIGHT-OF-WAY LINE OF THE SUNSHINE STATE PARKWAY ACCESS ROAD. (ALSO IDENTIFIED AS TRACT 172 AS SHOWN ON LOCATION MAP “B” AS DRAWN BY MCLAUGHLIN ENGINEERING CO., DATED APRIL 25, 1966.) PARCEL THREE: (PARCEL ID: 1406-342-0010-000-3 THE WEST ONE-FIFTH (W115) OF THE NORTH ONE-HALF (N1/2) OF THE SOUTH ONE-HALF (S1/2) OF THE NORTHWEST ONE-QUARTER (NW1/4) OF THE SOUTHEAST ONE-QUARTER (SE1/4) OF THE SOUTHWEST ONE-QUARTER (SW1/4) OF SECTION 6, TOWNSHIP 34 SOUTH, RANGE 40 EAST, ST. LUCIE COUNTY, FLORIDA. SUBJECT TO AN EASEMENT FOR INGRESS AND EGRESS OVER AND ACROSS THE SOUTH AND WEST 30 FEET THEREOF. (ALSO IDENTIFIED AS TRACT 187 AS SHOWN ON LOCATION MAP "B" AS DRAWN BY MCLAUGHLIN ENGINEERING CO., DATED APRIL 25, 1966.) THE EAST ONE-HALF (E112) OF THE WEST TWO-FIFTHS (W215) OF THE NORTH ONE-HALF (N1/2) OF THE SOUTH ONE-HALF (S1/2) OF THE NORTHWEST ONE- QUARTER (NW1/4) OF THE SOUTHEAST ONE-QUARTER (SE1/4) OF THE SOUTHWEST ONE-QUARTER (SW114) OF SECTION 6, TOWNSHIP 34 SOUTH, RANGE 40 EAST, ST. LUCIE COUNTY, FLORIDA, SUBJECT TO AN EASEMENT FOR INGRESS AND EGRESS OVER AND ACROSS THE SOUTH 30 FEET THEREOF. ALSO IDENTIFIED AS TRACT 188 AS SHOWN ON LOCATION MAP "B" AS DRAWN BY MCLAUGHLIN ENGINEERING CO., DATED APRIL 25, 1966. ALL THAT PART OF THE EAST THREE-FIFTHS (E315) OF THE NORTH ONE-HALF (N112) OF THE SOUTH ONE-HALF (S1/2) OF THE NORTHWEST ONE-QUARTER (NW114) OF THE SOUTHEAST ONE-QUARTER (SE1/4) OF THE SOUTHWEST ONE-QUARTER (SW1/4) OF SECTION 6, TOWNSHIP 34 SOUTH, RANGE 40 EAST, ST. LUCIE COUNTY, FLORIDA, LYING WEST OF THE WESTERLY RIGHT-OF-WAY LINE OF THE SUNSHINE STATE PARKWAY ACCESS ROAD, SUBJECT TO AN EASEMENT FOR INGRESS AND EGRESS OVER AND ACROSS THE SOUTH 30 FEET THEREOF. ALSO IDENTIFIED AS TRACT 189 AS SHOWN ON LOCATION MAP "B" AS DRAWN BY MCLAUGHLIN ENGINEERING CO., DATED APRIL 25, 1966. PARCEL FOUR: (PARCEL ID: 1406-342-0014-000-1 THE EAST ONE-HALF (E112) OF THE WEST TWO-FIFTHS (W215) OF THE SOUTH Page 68 of 194 Month Day, 2024 Resolution No. 2024-XXX Page 5 File No(s): RZ-2309-000028 & CU-2210-000041 ONE-HALF (S1/2) OF THE SOUTH ONE-HALF (S1/2) OF THE NORTHWEST ONE- QUARTER (NW1/4) OF THE SOUTHEAST ONE-QUARTER (SE1/4) OF THE SOUTHWEST ONE-QUARTER (SW114) OF SECTION 6, TOWNSHIP 34 SOUTH, RANGE 40 EAST, ST. LUCIE COUNTY, FLORIDA, ALSO IDENTIFIED AS TRACT 206 AS SHOWN ON LOCATION MAP "B" AS DRAWN BY MCLAUGHLIN ENGINEERING CO., DATED APRIL 25, 1966. PARCEL FIVE: (PARCEL ID: 1406-342-0015-000-8 ALL THAT PART OF THE WEST TWO-THIRDS (W2/3) OF THE EAST THREE- FIFTHS (E3/5) OF THE SOUTH ONE-HALF (S1/2) OF THE SOUTH ONE-HALF (S1/2) OF THE NORTHWEST ONE-QUARTER (NW114) OF THE SOUTHEAST ONE- QUARTER (SE1/4) OF THE SOUTHWEST ONE-QUARTER (SW1/4) OF SECTION 6, TOWNSHIP 34 SOUTH, RANGE 40 EAST, ST. LUCIE COUNTY, FLORIDA, LYING WEST OF THE WESTERLY RIGHT-OF-WAY LINE OF THE SUNSHINE STATE PARKWAY ACCESS ROAD, ALSO IDENTIFIED AS TRACT 207 AS SHOWN ON LOCATION MAP "B" AS DRAWN BY MCLAUGHLIN ENGINEERING CO., DATED APRIL 25, 1966. PARCEL SIX: PARCEL ID: 1406-342-0007-000-9 THE EAST ONE-HALF (E 1/2) OF THE WEST TWO-FIFTHS (W 2/5) OF THE SOUTH ONE-HALF (S 1/2) OF THE NORTH ONE-HALF (N 1/2) OF THE NORTHWEST ONE- QUARTER (NW 1/4) OF THE SOUTHEAST ONE-QUARTER (SE 1/4) OF THE SOUTHWEST ONE-QUARTER (SW ¼) OF SECTION 6, TOWNSHIP 34 SOUTH, RANGE 40 EAST, ST. LUCIE COUNTY, FLORIDA (ALSO IDENTIFIED AS TRACT 170, RESPECTIVELY, AS SHOWN ON LOCATION MAP B AS DRAWN BY MCLAUGHLIN ENGINEERING CO., DATED APRIL 25, 1966) PARCEL SEVEN: PARCEL ID: 1406-342-0006-000-2 THE WEST ONE-FIFTH (W 1/5) OF THE SOUTH ONE-HALF (S ½) OF THE NORTH ONE-HALF (N ½) OF THE NORTHWEST ONE-QUARTER (NW ¼) OF THE SOUTHEAST ONE-QUARTER (SE ¼) OF THE SOUTHWEST ONE-QUARTER (SW ¼) OF SECTION 6, TOWNSHIP 34 SOUTH, RANGE 40 EAST, ST. LUCIE COUNTY, FLORIDA. (ALSO IDENTIFIED AS TRACT 169, RESPECTIVELY, AS SHOWN ON LOCATION MAP B AS DRAWN BY MCLAUGHLIN ENGINEERING CO., DATED APRIL 25, 1966) Parcel ID Numbers: 1406-342-0006-000-2, 1406-342-0007-000-9, 1406-342- 0008-000-6, 1406-342-0009-000-3, 1406-342-0010-000-3, 1406-342-0014-000-1 & 1406-342-0015-000-8 B. The St. Lucie County Planning and Development Services Director shall/shall not be authorized to amend the Official Zoning Map to change the zoning of the property herein described, from AR-1 (Agricultural, Residential – 1du/ac) to PNRD (Planned Non-Residential District) and to make notation of the reference to the date of adoption of this Resolution. Page 69 of 194 Month Day, 2024 Resolution No. 2024-XXX Page 6 File No(s): RZ-2309-000028 & CU-2210-000041 PRELIMINARY PNRD SITE PLAN C. Pursuant to 11.02.05(B) of the St. Lucie County Land Development Code, the PNRD (Planned Non-Residential Development) Preliminary Site Plan for the project known as the Arcosa is hereby approved, for the subject property described in Part “A” above, as shown on the preliminary site plan drawings for the project, prepared by Engineering Design & Construction, Inc. August 23, 2021, and date stamped received by the St. Lucie County Planning & Development Services Department on October 5, 2021, as attached and incorporated herein as Exhibit “C”, and subject to the following conditions: Planning & Development Services Department 1. Prior to Final Site Plan approval, the unpermitted wood deck must be permitted and successfully inspected. 2. The Final Site Plan shall provide compliance with the Community Architectural Standards in LDC Section 7.10.24, affirming the minimum required six (6) architectural features, where parking is proposed in between buildings and the right-of-way. 3. The Recorded Easement along the northern 30ft. of Parcels 1406-342- 0006-000-2 1406-342-0007-000-9 (Tracts 169 & 170) shall not include the projects required stormwater, landscape/buffering or structural improvements where said improvements would adversely affect use for ingress/egress to adjacent properties. Should any trees, maintained within the easement and utilized for tree mitigation credits be removed for any reason, the development shall be subject to a 4:1 mitigation responsibility. Public Works Department 4. A Site Development Permit is required prior to performing site improvement activities. The Site Development Permit application can be found on the County’s website under the Public Works Department link. In accordance with the permit and Land Development Regulations, the applicant shall retain the EOR for site inspections and final certification. Environmental Resources Department 5. Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00, a vegetation removal permit or exemption shall be issued by the Environmental Resources Department per LDC 6.00.03. Page 70 of 194 Month Day, 2024 Resolution No. 2024-XXX Page 7 File No(s): RZ-2309-000028 & CU-2210-000041 6. Prior to issuance of a Certificate of Occupancy, all Category I listed invasive plant species shall be eradicated from the site. 7. Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00., an updated 100% gopher tortoise survey conducted by a state certified gopher tortoise agent per Florida Fish and Wildlife Conservation Commission (FWC) protocol shall be provided as surveys are only valid for 90 days. 8. Should any abutting properties, within the Agricultural, Residential – 1 (AR- 1) Zoning District, be subject to an approved development permit for a Single-family Residence, the developer or successor in interest shall design, permit and complete an eight (8) ft. tall opaque fence/wall with associated landscaping to buffer said home, or obtain a Wall Waiver, in accordance with LDC Section 7.09.04 E. within 90 days. D. The Preliminary PNRD Site Plan approvals granted by this Resolution shall expire on ____________, 2026 unless a Building Permit is obtained, or an extension is granted in accordance with Section 11.02.06(B)(3) of the Land Development Code. E. The developer is advised as part of this approval that the property owner(s), developer, etc., including any successors in interest, shall obtain all applicable development permits and construction authorizations from the appropriate State and Federal and local regulatory agencies including, but not limited to, the United States Army Corps of Engineers, the Florida Department of Environmental Protection, Florida Department of Transportation, South Florida Water Management District, and the St. Lucie County Environmental Resources, Public Works, and Building Departments prior to the commencement of any development activities on the property described in Part “A”. Issuance of this authorization or permit by the County does not in any way create any rights on the part of the developer to obtain a permit from a State or Federal agency and does not create any liability on the part of the County for issuance of this permit if the developer fails to obtain requisite approvals or fulfill the obligations imposed by a State or Federal agency or undertake actions that may result in a violation of State or Federal law. F. The conditions set forth in Part “C” above are an integral non-severable part of the Preliminary Site Plan approval granted by this Resolution. If any condition set forth in Part “C” above is determined to be invalid or unenforceable for any Page 71 of 194 Month Day, 2024 Resolution No. 2024-XXX Page 8 File No(s): RZ-2309-000028 & CU-2210-000041 reason and the developer declines to comply voluntarily with that condition, the Preliminary Site Plan approval granted by this Resolution shall become null and void. G. A Concurrency Deferral, a copy of which is attached hereto as Exhibit “B” and made a part hereof the Resolution, was filed by the applicant. CONDITIONAL USE PERMIT H. Pursuant to Section 11.07.00 of the St. Lucie County Land Development Code, the Conditional Use Permit for the project to be known as the Prestige Self- Storage PNRD is hereby approved, for the subject property described in Part “A” above, subject to the conditions detailed in Part “C” above. I. The Conditional Use Permit approval granted by this Resolution shall expire on _____________, 2025 unless a Building Permit is obtained or Certificate of Zoning Compliance is issued for the use described in Part “H” above, or an extension has been granted in accordance with Section 11.07.05(F) of the St. Lucie County Land Development Code. J. The conditions set forth in Part “C” are an integral non-severable part of the approval granted by this Resolution. If any condition set forth in Part “C” is determined to be invalid or unenforceable for any reason and the applicant or property owner declines to comply voluntarily with that condition, the Conditional Use approval granted by this Resolution shall become null and void. K. A copy of this Resolution shall be mailed to the owner of record as identified on the application. L. This Resolution shall be recorded in the Public Records. M. ADOPTION After motion and second, the vote on this Resolution was as follows: Cathy Townsend, Chair XXX Chris Dzadovsky, Vice-Chair XXX Larry Leet, Commissioner XXX Linda Bartz, Commissioner XXX Page 72 of 194 Month Day, 2024 Resolution No. 2024-XXX Page 9 File No(s): RZ-2309-000028 & CU-2210-000041 Jamie Fowler, Commissioner XXX PASSED AND DULY ADOPTED this _____ day of _____________, 2024. BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY, FLORIDA BY: ______________________________ CHAIR ATTEST: APPROVED AS TO FORM AND CORRECTNESS: ___________________ BY: ______________________________ DEPUTY CLERK COUNTY ATTORNEY Page 73 of 194 Month Day, 2024 Resolution No. 2024-XXX Page 10 File No(s): RZ-2309-000028 & CU-2210-000041 EXHIBIT “A” (LOCATION MAP) Page 74 of 194 Month Day, 2024 Resolution No. 2024-XXX Page 11 File No(s): RZ-2309-000028 & CU-2210-000041 EXHIBIT “B” (Concurrency Deferral) Page 75 of 194 Month Day, 2024 Resolution No. 2024-XXX Page 12 File No(s): RZ-2309-000028 & CU-2210-000041 EXHIBIT “C” (PRELIMINARY PNRD & CONDITIONAL USE SITE PLAN) Page 76 of 194 Page 77 of 194 Page 78 of 194 Page 79 of 194 Page 80 of 194 Page 81 of 194 TRACT 172 ST LUCIE STORAGE, LLC. TRACT 171 ST LUCIE STORAGE, LLC. TRACT 187 TRACT 188 TRACT 189ST LUCIE STORAGE, LLC. TRACT 206 ST LUCIE STORAGE, LLC. TRACT 207 ST LUCIE STORAGE, LLC.TRACT 205 FLORIDA LAND AND FARM HOLDINGS, INC. TRACT 204 CLAUDIUS ST. HILL TRACT 186 RICHARD J. HEERBOTH TRACT 168 DANNY C. MAGLOIRE PARCEL 1 TRACT 169 1406-342-0006-000-2 PARCEL 2 TRACT 170 1406-342-0007-000-9 TRACT 150 DANNY C. MAGLOIRE TRACT 151 A. J. HORST TRACT 152 MACKENSON VEDRINE TRACT 153 WILLIAM H. HEARN TRACT 154 JOHO PROPERTIES, LLC. TRACT 155 JOHO PROPERTIES, LLC. TRACT 223 WARNIE E. CONLEY TRACT 224 WARNIE E. CONLEY TRACT 225 WARNIE E. CONLEY TOTAL PARCEL CONTAINS ±1.02 ACRES 2 BUILDING "A" FFE=21.00' BUILDING "B" FFE=21.00' BUILDING "C" FFE=21.00' 2 2 9 BUILDING "D" / FFE=21.00'BUILDING "E" /FFE=21.00' BU I L D I N G " F " FF E = 2 0 . 6 8 ' BU I L D I N G " G " FF E = 2 0 . 7 1 ' BU I L D I N G " H " FF E = 2 0 . 7 0 ' BU I L D I N G " I " FF E = 2 0 . 7 3 ' BU I L D I N G " J " FF E = 2 0 . 7 5 ' POND AREA 1 POND AREA 2 POND AREA 3 BUILDING "K" FFE = 25.4' 11 11 GAT E MEC H A N I S M CALL BEFORE YOU DIG... 1-800-432-4770 UTILITIES PROTECTION CENTER IT'S THE LAW BURIED UTILITIES NOTE 1" = 40' LEGEND ASPHALT PAVEMENT C4.0 OVERALL PLAN 40200 40 ( IN FEET ) 1 inch = ft. GRAPHIC SCALE ELEVATIONS BASED ON NAVD 88 VERTICAL DATUM CONVERSION: NGVD29 - NAVD88 = 1.499'SITE DATA TABLE PROJECT DESCRIPTION THIS PROJECT CONSISTS OF THREE (3) ONE-STORY PUBLIC STORAGE BUILDINGS WITH AN ON SITE STORMWATER COLLECTION SYSTEM AND POND. LOCATION & LAND USE TAX PARCEL #:1406-342-0006-000-2 (NW) (PROPOSED)1406-342-0010-000-3 (MAIN) (EXISTING) 1406-342-0007-000-9 (NW) (PROPOSED)1406-342-0014-000-1 (SW) (PROPOSED) 1406-342-0008-000-6 (NE) (PROPOSED)1406-342-0015-000-8 (SE) (PROPOSED) 1406-342-0009-000-3 (NE) (PROPOSED) ZONING DISTRICT:PLANNED NON-RESIDENTIAL (PNRD) FUTURE LAND USE:COMMERCIAL (COM) (MAIN) RESIDENTIAL URBAN (RU) (NW, NE, SW, SE) ADJACENT ZONING / FLU: EAST (FRONT):SR-40 / GOVERNMENTAL USE DISTRICT N, W, S (REAR, SIDE):RESIDENTIAL URBAN (RU) SETBACKS & BUFFERS BUILDING SETBACKS:REQUIRED / PERMITTED:PROPOSED: EAST (FRONT):25' (MIN)26.8' (FROM PROPERTY LINE) SOUTH (SIDE) :0' (MIN)N/A WEST (REAR) :20' (MIN)30.6' (FROM PROPERTY LINE) NORTH (SIDE) :10' (MIN)10' (FROM PROPERTY LINE) LANDSCAPE BUFFERS: EAST (FRONT):15' (MIN)15' (FROM PROPERTY LINE) SOUTH (SIDE) :10' (MIN)14.2' (FROM PROPERTY LINE) WEST (REAR) :10' (MIN)144.4' (FROM PROPERTY LINE) NORTH (SIDE) :10' (MIN)30' (FROM PROPERTY LINE) PARKING CALCULATIONS REQUIRED PUBLIC PARKING: ITE PARKING GENERATION RATIO IS 0.10 SPACES PER 1,000 SF OF BUILDING FLOOR AREA (MINI-WAREHOUSE 151), AND MINIMUM OF SIX (6) BICYCLE PARKING. BUILDING FLOOR AREAS:±17,074 SF (EXISTING) + ±38,825 SF (PROPOSED) = ±55,899 SF PARKING CALCULATION 55,899 SF / 1,000 * 0.10 = 5.58 (6 REQUIRED STALLS) TOTAL PROPOSED PUBLIC PARKING 6 STALLS TOTAL PROPOSED RV TRUCK PARKING 27 STALLS PROPOSED BIKE PARKING SPOT 3 RACK, 6 SPOTS FEMA FLOOD ZONE AH & X FLOOD MAP #12111C0070J EFFECTIVE FEBRUARY 16, 2012 1 12 / 0 6 / 2 0 2 2 FD O T C O M M E N T S RC 2 12 / 2 9 / 2 0 2 2 SA I N T L U C I E C O U N T Y C O M M E N T S RW B NO : ENGINEER'S NAME & PE# DA T E : RE V I S I O N / I S S U E : BY : PROJECT # DATE SCALE SHEET JEREMY R. ANDERSON, P.E. P.E. LICENSE NO. 71636 SE L F - S T O R A G E AT 61 5 1 T U R N P I K E F E E D E R R D FO R T P I E R C E , F L COMMON OAK ENGINEERING 4016 EDGEWATER DRIVE ORLANDO, FL 32804 (407) 951-5915 CERTIFICATE OF AUTHORIZATION: 32644 222.055 04/22/2024 PR E S T I G E C A P I T A L M A N A G E M E N T 11 6 8 1 J O H N S T O W N R O A D NE W A L B A N Y , O H 4 3 0 5 4 Jeremy R. Anderson, State of Florida, Professional Engineer, License No. 71636 This item has been digitally signed and sealed by Jeremy R. Anderson on the date indicated here. Printed copies of this document are not considered signed and sealed and the signature must be verified on any electronic copies. NOTES: ·ALL ASPHALT DIMENSIONS ARE TO FACE OF CURB, UNLESS NOTED OTHERWISE ·ALL RADII ARE 3' UNLESS OTHERWISE SPECIFIED ·BUILDING SETBACKS ARE TO CONCRETE CORNER OF BUILDING ·ALL AFFECTED SIDEWALKS, RAMPS AND CROSSWALKS, WILL BE BUILT AND INSPECTED TO MEET CURRENT ADA REQUIREMENTS ·CONTRACTOR SHALL FIELD VERIFY UTILITY POINT OF CONNECTIONS LOCATION, ELEVATION AND TYPE PRIOR TO CONSTRUCTION AND NOTIFY ENGINEER OF RECORD OF ANY DISCREPANCIES BETWEEN THE PLANS AND EXISTING FACILITIES ·ALL DISTURBED AREAS TO BE SODDED AND RESTORED TO A CONDITION EQUAL TO OR BETTER THAN PRE-CONSTRUCTION CONDITION ·ALL IMPROVEMENTS ARE PARALLEL AND PERPENDICULAR TO NORTH (REAR) (BEARING S89°47'09"E) UNLESS OTHERWISE SHOWN. ·ALL CONSTRUCTION IN THE FDOT ROW SHALL CONFORM TO THE LATEST EDITIONS OF THE FDOT STANDARD PLANS (INDEXES), THE FDOT STANDARD SPECIFICATIONS FOR ROAD AND BRIDGE CONSTRUCTION, AND THE FDOT UTILITY ACCOMMODATION MANUAL ·THE PAGES TITLED "GENERAL NOTES", AS LISTED ON THE COVER PAGE OF THIS SET OF CONSTRUCTION DOCUMENTS, SHALL APPLY TO ALL SHEETS HEREIN. THE GENERAL CONTRACTOR SHALL PROVIDE A COPY OF THE "GENERAL NOTES" SHEETS TO ALL BIDDERS AND SUBCONTRACTORS. ·SECURITY GATES MUST EITHER BE MANNED 24 HOUR / DAY OR PROVIDE AN ACCESS CONTROL KEY SWITCH ON THE CONTROL PANEL TO ALLOW FOR FIRE DEPARTMENT ENTRY IN AN EMERGENCY. SECURITY GATES MUST MAINTAIN A CLEAR WIDTH OF 12 FEET WHEN OPEN AND PROVIDE A MEANS TO OPEN THE GATES MANUALLY UPON LOSS OF POWER. ·THERE SHALL BE NO STORAGE OR PARKING OF VEHICLES, BOATS, TRAILERS, MINI-STORAGE BUILDINGS, OR OTHER FIXED COMMERCIAL IMPROVEMENTS SITUATED OR PROPOSED ON TRACT 187 1 AREAS EXISTING:PROPOSED: LOT AREA:±231,088 SF ±231,088 SF TOTAL BUILDING AREA:±17,074 SF ±55,899 SF PAVEMENT, LOADING & SIDEWALKS:±37,170 SF ±93,864 SF IMPERVIOUS SURFACE AREA:23.47% (±54,245 SF)64.81% (±149,763 SF) PERVIOUIS AREA:±176,843 SF ±81,325 SF FLOOR AREA RATIO:±0.074 ±0.242 PROPOSED BUILDING FDOT ASPHALT BUILDINGS PROPOSED BUILDINGS NAME HEIGHT AREA BLDG A ONE STORY ±10,400 SF BLDG B ONE STORY ±11,250 SF BLDG C ONE STORY ±14,550 SF BLDG D ONE STORY ±1,800 SF BLDG E ONE STORY ±825 SF TOTAL OF PROPOSED BUILDINGS:±38,825 SF EXISTING BUILDINGS NAME HEIGHT AREA BLDG F ONE STORY ±3,024.9 SF BLDG G ONE STORY ±3,021.5 SF BLDG H ONE STORY ±3,008.6 SF BLDG I ONE STORY ±4,014 SF BLDG J ONE STORY ±3,010 SF BLDG K TWO STORY ±527 SF TOTAL OF EXISTING BUILDINGS:±17,074 SF CONCRETE 12 3 4 4 09 / 2 8 / 2 0 2 3 SA I N T L U C I E C O U N T Y C O M M E N T S HM 5 01 / 1 0 / 2 0 2 4 CO N D I T I O N A L U S E C O M M E N T S HMHM MN S P C O M M E N T S 01 / 1 0 / 2 0 2 4 6 5 6 5 6 5 6 5 6 5 6 5 6 NOTE: CONTRACTOR SHALL PREPARE AND SUBMIT FOR APPROVAL A MAINTENANCE OF TRAFFIC PLAN SPECIFIC TO THE WORK TO BE PERFORMED ON THIS PROJECT PRIOR TO THE COMMENCEMENT OF CONSTRUCTION. NOTE: THIS PROJECT IS INTENDED FOR SELF STORAGE ONLY, AND WILL INCLUDE TWO PEOPLE IN AN OFFICE CAPACITY 7 03 / 2 8 / 2 0 2 4 MN S P C O M M E N T S HM 7 PRESERVED AREA 7 Page 82 of 194 19. 0 18. 0 17. 0 17. 0 18. 0 21. 0 20. 0 19 . 0 18. 7 5 21.0 20.0 19.0 19 . 0 18 . 0 17 . 0 16 . 0 15 . 0 14 . 0 13 . 0 12 . 0 11 . 0 21. 0 20. 0 20.0 B-1 B-4 B-2 B-3 B-5 B-6 B-7 PB-1 PB-2 PB-3 PB-4 PB-5 20 . 0 20 . 0 19 . 0 18 . 0 1 7 . 0 19. 0 20 . 0 20.0 19.0 18.0 17.0 16.0 15.014.013.012.011.0 20.0 19.0 18.0 17.0 16.0 15.014.013.012.011.0 19. 0 20. 0 21. 0 18 . 0 17.518.0 SOD SOD SOD SOD SOD SOD SOD SOD SOD 255 PM BUILDING "A" FFE=21.00' BUILDING "B" FFE=21.00' BUILDING "C" FFE=21.00' BUILDING "D" / FFE=21.00'BUILDING "E" /FFE=21.00' BU I L D I N G " F " FF E = 2 0 . 6 8 ' BU I L D I N G " G " FF E = 2 0 . 7 1 ' BU I L D I N G " H " FF E = 2 0 . 7 0 ' BU I L D I N G " I " FF E = 2 0 . 7 3 ' BU I L D I N G " J " FF E = 2 0 . 7 5 ' POND AREA 1 POND AREA 2 POND AREA 3 BUILDING "K" FFE = 25.4' GAT E ME C H A N I S M 20' 26 . 4 ' CL E A R GA T E FIRE FIRE FIRE FIRE FI R E W W W W W W W W W W W W W W W W W W W W W SOD SOD 1 TREE AND A CONTINUOUS VISUAL SCREEN REQUIRED PER 30 LF. 264 LF. / 30 = 8.8 = 9 TREES REQ. 4 EXISTING PALMS AND 2 PROPOSED PALMS = 2 TREES, 1 EXISTING OAK TREE AND 6 (GROUPED TO PROVIDE THE MINIMUM 15' CANOPY REQ.) UNDERSTORY TREES PROPOSED DUE TO OVER HEAD WIRES = 9 TREES AND A CONTINUOUS VISUAL SCREEN (24 HT.) PROVIDED AS PER LDC. 7.09. A 1 TREE AND A CONTINUOUS VISUAL SCREEN REQUIRED PER 30 LF. 333 LF. / 30 = 11.1 = 12 TREES REQUIRED. 7 PROPOSED TREES + 2 PRESERVED TREES (178,182). EQUAL TO 5 BUFFER TREE CREDITS A CONTINUOUS VISUAL SCREEN (36" HT. MIN.) PROVIDED AS PER LDC. 7.09. B 1 TREE AND A CONTINUOUS VISUAL SCREEN REQUIRED PER 30 LF. 634 LF. / 30 = 21.13 = 22 TREES REQUIRED. 20 PROPOSED TREES + 2 PRESERVED TREES (4,5). EQUAL TO 2 BUFFER TREE CREDITS AND A CONTINUOUS VISUAL SCREEN (48" HT. MIN.) PROVIDED AS PER LDC 7.09. B 1 TREE AND A CONTINUOUS VISUAL SCREEN REQUIRED PER 30 LF. 133 LF. / 30 = 4.4 = 5 TREES REQUIRED. 5 PROPOSED TREES AND A CONTINUOUS VISUAL SCREEN (48" HT. MIN.) PROVIDED AS PER LDC. 7.09. B 1 TREE AND A CONTINUOUS VISUAL SCREEN REQUIRED PER 30 LF. 269 LF. / 30 = 8.9 = 9 TREES REQUIRED. 9 TREES PROPOSED AND A CONTINUOUS VISUAL SCREEN 24" HT.) PROVIDED AS PER LDC. 7.09. A 67 LJ EXISTING TREE CANOPY (TYP.) EXISTING TREE CANOPY (TYP.) EXISTING TREE CANOPY (TYP.) 62 PM EXISTING TREE CANOPY (TYP.) + SOD 78 LJ SODSODSOD SOD SOD SOD SOD SOD SOD SOD SOD SOD SOD SOD SOD SOD SOD SOD SOD SOD SOD SOD SOD SOD SOD 92 LMV SOD SOD SOD SOD SOD 177 PM * * *** * * * * * * SOD SOD SOD SOD SOD SOD SOD * * * * * * * NATURAL PRESERVATION AREA SOD 18 LJ 6 LJ 23 LJ NATURAL PRESERVATION AREA NATURAL PRESERVATION AREA NATURAL PRESERVATION AREA 1 TREE AND A CONTINUOUS VISUAL SCREEN REQUIRED PER 30 LF. 167 LF. / 30 = 5.5 = 6 TREES REQUIRED. 4 PROPOSED TREES + 2 PRESERVED TREES (227,230). EQUAL TO 2 BUFFER TREE CREDITS A CONTINUOUS VISUAL SCREEN (48" HT. MIN.) PROVIDED AS PER LDC. 7.09. B 1 TREE AND A CONTINUOUS VISUAL SCREEN REQUIRED PER 30 LF. 247 LF. / 30 = 8.2 = 9 TREES REQUIRED. 6 PRESERVED TREES (205,210,216,218,222) EQUAL TO 9 BUFFER TREE CREDITS. AND A CONTINUOUS VISUAL SCREEN 24" HT.) PROVIDED AS PER LDC. 7.09. A #5 #4 #182 #178 #205#210 #216 #218#222 #227 #230 CALL BEFORE YOU DIG... 1-800-432-4770 UTILITIES PROTECTION CENTER IT'S THE LAW BURIED UTILITIES NOTE 1" = 30'C7.0 LANDSCAPE PLAN 30150 30 ( IN FEET ) 1 inch = ft. GRAPHIC SCALE ELEVATIONS BASED ON NAVD 88 VERTICAL DATUM CONVERSION: NGVD29 - NAVD88 = 1.499' NO : ENGINEER'S NAME & PE# DA T E : RE V I S I O N / I S S U E : BY : PROJECT # DATE SCALE SHEET SE L F - S T O R A G E AT 61 5 1 T U R N P I K E F E E D E R R D FO R T P I E R C E , F L COMMON OAK ENGINEERING 4016 EDGEWATER DRIVE ORLANDO, FL 32804 (407) 951-5915 CERTIFICATE OF AUTHORIZATION: 32644 222.055 04/22/2024 PR E S T I G E C A P I T A L M A N A G E M E N T 11 6 8 1 J O H N S T O W N R O A D NE W A L B A N Y , O H 4 3 0 5 4 Jeremy R. Anderson, State of Florida, Professional Engineer, License No. 71636 This item has been digitally signed and sealed by Jeremy R. Anderson on the date indicated here. Printed copies of this document are not considered signed and sealed and the signature must be verified on any electronic copies. RICK ABT 5349 HUGH HOWELL RD. STONE MOUNTAIN, GA 30087 404-909-2736 Richard T. Abt, State of Florida, Landscape Architect, License No.1321 This item has been digitally signed and sealed by Richard T. Abt on the date indicated here. Printed copies of this document are not considered signed and sealed and the signature must be verified on any electronic copies. NOTE: ALL DISTURBED AREAS TO BE SODDED AND RESTORED TO A CONDITION EQUAL TO OR BETTER THAN PRE-CONSTRUCTION CONDITION. NOTE: LANDSCAPE PLAN CONFORMS TO FLORIDA FRIENDLY STANDARDS. SYMBOL BOTANICAL NAME (COMMON NAME) MINIMUM SIZE/SPACING QUANTITY 00 XX DROUGHT TOLERANCE NATIVE FLORIDA PLANT LIST PLANT QUANTITY PLANT SYMBOL NOTE: WHERE GALLON REFERENCES MAY CONFLICT WITH HEIGHT/SPREAD AND CALIPER MEASUREMENTS, THE HEIGHT/SPREAD AND CALIPER MEASUREMENTS SHALL GOVERN. LIGUSTRUM JAPONICUM (JAPANESE PRIVET)192YESYESLJ24"MIN. HT. X 24" SP. 7 GAL. 36" O.C. BAHIASOD YESQUANTITY TO BE CALCULATED BY CONTRACTOR TBDYES LAGERSTROMIA INDICA (CRAPE MYRTLE)LI 18YESYES7' MIN.HT. MULTI-TRUNK PROTECT TREE W/ REINF. RUBBER HOSE. RED PLASTIC FLAG ON WIRE ABOVE TURNBUCKLE & 4" ABOVE GROUND. (TYP) 3" MIN. MULCH OR AS SPECIFIED. 6" BERM TO HOLD WATER. DOUBLE STRAND #10 GAUGE GALV. WIRE, TWISTED & GALV. BUCKLE. FINISHED GRADE 2"X4"X3' STAKES BURIED 3" BELOW GRADE. PREPARED PLANTING SOIL AS SPECIFIED. TAMP TO PREVENT SETTLING 1" ABOVE FINISHED GRADE 12"12" 6" MI N . 6" MI N . GRADE 1" ABOVE FINISHED 6" BERM TO HOLD WATER. GALV. WIRE, TWISTED & GALV. DOUBLE STRAND #10 GAUGE BUCKLE. FINISHED GRADE 2"X4"X3' STAKES BURIED 3" BELOW GRADE. SOIL AS SPECIFIED. PREPARED PLANTING SETTLING TAMP TO PREVENT 12" 3" MIN. MULCH OR AS SPECIFIED. & 4" ABOVE GROUND. (TYP) WIRE ABOVE TURNBUCKLE RED PLASTIC FLAG ON RUBBER HOSE ON EACH MAJOR TRUNK (TYP) 1 MULTI-TRUNK DETAIL NTS 2 TREE PLANTING DETAIL NTS GRADE AT WHICH SHRUB GREW PREVIOUSLY. (MIN. 1" ABOVE FIN. GRADE) 3" MIN. MULCH LAYER MIN. DEPTH OF 12" PREPARED PLANTING SOIL FOR GROUNDCONER BED. FINISH TAMP TO PREVENT SETTLING PREPARED PLANTING SOIL AS SPECIFIED NOTE: WHEN SHRUBS OR GROUNDCOVERS ARE USED IN MASSES ENTIRE BED IS TO BE EXCAVATED TO RECEIVE PLANTING SOIL & PLANT MATERIAL - UNLESS OTHERWISE SPECIFIED. 6"6" 6" MI N . GRADE 6" SOIL SAUCER. FR O M G R O U N D L E V E L T O T H E CL E A R T R U N K I S M E A S U R E D MULCH AS SPECIFIED ORIGINAL ROOT BALL REMAIN TIED UNTIL PALM BECOMES PAD TRUNK WITH 2 LAYERS OF BURLAP TO PROTECT THE TRUNK. USE A MINIMUM OF 3 GALVANIZED STEEL BANDS TO TIE (5) 2"X4"X18" WOOD BATTENS AROUND NAIL (3) 2"X4" BRACES TO BATTENS 120° APART TO PREVENT SLIPPAGE. PROVIDE (3) 2"X4" SUPPORTS. CUT TOP OF EACH SUPPORT AT ANGLE AND TOENAIL INTO BATTENS AN GROUND BRACES AS SHOWN. SUPPORTS SHALL REMAIN IN PLACE A MIN. OF 6 MONTHS. PLANT PIT - DIG TWICE THE SIZE OF ROOT BALL. THE ROOT BALL SHALL BE PLANTED TO THE ORIGINAL DEPTH AS IT OCCURRED IN THE NURSERY CONTAINER OR ESTABLISHED GRADE IN FIELD GROWN CONDITIONS. ROOT BALL SHALL SIT ON UNEXCAVATED NATIVE SOIL. BACK FILL WITH CLEAN SAND THOROUGHLY WASHED IN. TO P B U D . OF T R U N K 1/3 H T . ESTABLISHED. TRUNK. PRUNE AND TIE FRONDS. A MINIMUM OF 7 FRONDS WITH HEMP TWINE. FRONDS TO 3 SHRUB AND GROUND COVER DETAIL NTS 4 PALM PLANTING DETAIL NTS 12" TAXIODIUM DISTICHUM (BALD CYPRESS)TD 32YESYES 12' MIN.HT. 2.5" DBH. MIN. 5' CT. SABAL PALMETTO (SABAL PALM)SP 21YESYESB.R. HURRICANE CUT 10' CLEAR TRUNK MIN. ILEX CASSINE (DAHOON HOLLY)IC 16YESYES7' MIN.HT. 2" DBH.MIN. EXISTING/ PRESERVED TREE CANOPY = OAK TREE = PINE TREE = CABBAGE PALM LIRIOPE MUSCARI 'VARIEGATA' (VARIEGATED LILY TURF)LMV YES 92YES12" MIN. HT. 1 GAL. 18" O.C. PINUS PALUSTRIS (LONG-LEAF PINE)21YESYES 12' MIN.HT. 2.5" DBH.MIN. 5' CT. PP QUERCUS VIRGINIANA YES(SOUTHERN LIVE OAK)QV 11YES 12' MIN.HT. 2.5" DBH.MIN. 5' CT. INTERIOR LANDSCAPE AREA REQUIREMENTS CALCULATIONS NOTE: INTERIOR LANDSCAPE AREA SHALL BE CALCULATED AT 1 SF. PER EVERY 18 SF. OF V.U.A. INTERIOR LANDSCAPE AREA SHALL REQUIRE AN AVERAGE OF 1 TREE FOR EACH 180 SF. OF LANDSCAPE AREA. TOTAL V.U.A = 61,109 SF. / 18 SF. = INTERIOR LANDSCAPE AREA 3,395 SF. 1 TREE PER 180 SF. OF REQUIRED LANDSCAPE AREA = 3,395 SF. / 180 SF. = 18.8 19 TREES REQUIRED FOR INTERIOR LANDSCAPE AREA. 19 PROPOSED (BALD CYPRESS) ALL MARKED ( ) = 19 TREES PROVIDED. * DENOTES REQUIRED INTERIOR LANDSCAPE TREE ACER FLORIDANA (FLORIDA MAPLE)12YESYES 12' MIN.HT. 2.5" DBH.MIN. 5' CT. AF MAGNOLIA GRANDIFLORA (SOUTHERN MAGNOLIA)MG 6YESYES 12' MIN.HT. 2.5" DBH.MIN. 5' CT. PM PODOCARPUS MACROPHYLLUS (PODOCARPUS)496YESYES48"HT. MIN. X 30" SP. 7 GAL. 36" O.C. 2 2 2 2 2 2 2 2 2 1 FD O T C O M M E N T S 12 / 0 6 / 2 0 2 2 RC 2 SA I N T L U C I E C O U N T Y C O M M E N T S 07 / 2 9 / 2 0 2 3 RD C 7. NO TREES SHALL BE PLANTED CLOSER THAN 3 FEET (3') FROM THE EDGE OF PAVEMENT TO ALLOW ADEQUATE TREE TRUNK PROTECTION . 8. LANDSCAPE CONTRACTOR SHALL BE WHOLLY RESPONSIBLE FOR STABILITY AND PLUMB CONDITION OF ALL TREES AND SHALL BE LEGALLY LIABLE FOR ANY DAMAGE CAUSED BY THE INSTABILITY OF ANY PLANT MATERIAL. 9. ALL LAWN AREAS TO RECEIVE SOD SHALL BE DISKED FOUR(4") TO SIX(6") INCHES AND DRAGGED TO ESTABLISH A LEVEL FINISH GRADE. ALL DEBRIS TO BE REMOVED FROM THE SITE. 10. SOD SHALL BE FREE OF WEEDS AND PESTS. IT SHALL BE LAID EVENLY AND ROLLED, WITH TIGHT FITTING JOINTS. THE SOD SHALL CONTAIN MOIST SOIL WHICH DOES NOT FALL APART OR TEAR WHEN LIFTED. ALL AREAS NOT PAVED OR OTHERWISE LANDSCAPED SHALL BE SODDED. SOD SHALL BE ST. AUGUSTINE OR EQUAL. 11. ALL LANDSCAPE AREAS TO BE IRRIGATED WITH AN AUTOMATIC UNDERGROUND SYSTEM, WITH 100% COVERAGE, BACKFLOW PREVENTOR, & RAIN SENSOR DEVICE. 12. THE TREE DIAMETER OF ALL CANOPY TREES SPECIFIED ON THE PLANT LIST SHALL BEMEASURED AT FOUR AND ONE HALF (4 1/2') FEET ABOVE GRADE. 13. LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ANY DAMAGE OCCURRING ON SITE OR ADJACENT AREAS, INCLUDING BUT NOT LIMITED TO BUILDINGS, PAVING, UTILITIES, ETC. WHICH IS CAUSED BY PREPARING OR INSTALLING ANY AND ALL PLANT MATERIAL. GENERAL LANDSCAPE NOTES 1. ALL PLANTS TO BE FLORIDA NO. 1, OR BETTER AS OUTLINED UNDER 'GRADES AND STANDARDS FOR NURSERY PLANTS, PART I, 1963 AND PART II, STATE OF FLORIDA DEPARTMENT OF AGRICULTURE, TALLAHASSEE, FLORIDA, AND ANY AMENDMENTS THERETO. 2. ALL TREES AND PLANT MATERIAL SHALL BE PLANTED IN ACCORDANCE WITH THE SPECIFICATIONS DESCRIBED IN THE STATE DEPARTMENT OF AGRICULTURE AND CONSUMER SERVICES, DIVISION OF FORESTRY, "TREE PROTECTION MANUAL FOR BUILDERS AND DEVELOPERS", OCTOBER, 1980. 3. THE LANDSCAPE CONTRACTOR (CONTRACTED BY OWNER, N.I.C.) SHALL BE RESPONSIBLE FOR ALL MATERIALS AND ALL WORK AS CALLED FOR ON THE LANDSCAPE PLANS. THE LIST OF PLANT QUANTITIES ACCOMPANYING THE PLANS SHALL BE USED AS A GUIDE ONLY. IF A VARIATION OCCURS BETWEEN THE PLANS AND THE PLANT LIST, THE PLANS SHALL CONTROL. 4. ALL TREES, SHRUBS AND GROUND COVERS SHALL BE PLANTED USING A SOIL MIXTURE PREPARED ACCORDINGLY (2/3 EXISTING SOIL, 1/3 PEAT). 5. THE LANDSCAPE CONTRACTOR SHALL INSURE ADEQUATE VERTICAL DRAINAGE IN ALL PLANT BEDS AND PLANTERS. VERTICAL DRILLING THROUGH ANY COMPACTED FILL TO NATIVE SOIL SHALL BE ACCOMPLISHED TO AID DRAINAGE. 6. ALL PLANT BEDS AND TREE WATERING BASINS SHALL BE TOP DRESSED WITH THREE INCHES (3") OF SHREDDED ORGANIC (NON-CYPRESS) MULCH ™ NDS, INC. 851 NORTH HARVARD AVE.LINDSAY, CA 93247 TOLL FREE: 1-800-726-1994PHONE: (559) 562-9888 FAX: (559) 562-4488www.ndspro.com NOTES:1. EXISTING SOILS SHOULD BE EVALUATED TO ENSURE PROPER STRUCTURAL AND PERMEABILITY PROPERTIES.2. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS.3. DO NOT SCALE DRAWING.4. THIS DRAWING IS INTENDED FOR USE BY ARCHITECTS, ENGINEERS, CONTRACTORS, CONSULTANTS AND DESIGNPROFESSIONALS FOR PLANNING PURPOSES ONLY.5. ALL INFORMATION CONTAINED HEREIN WAS CURRENT AT THE TIME OF DEVELOPMENT BUT MUST BE REVIEWED AND APPROVEDBY THE PRODUCT MANUFACTURER TO BE CONSIDERED ACCURATE. SECTION PRODUCTEP-1250EP-1850EP-2450EP-3650 DESCRIPTION12" X 24" ROOT BARRIER PANEL18" X 24" ROOT BARRIER PANEL24" X 24" ROOT BARRIER PANEL36" X 24" ROOT BARRIER PANEL MATERIAL - POLYSTYRENE COLORBLACKBLACKBLACKBLACK PKG.QTY.25252525 WT. EA.(LBS)1.801.562.123.20 PRODUCTCLASS50 LP50 LP50 LP50 LP FINISH GRADE EP PANEL AMENDED SOIL 3"-4" OF 3/4" GRAVEL ISOMETRIC VIEW1 PANEL - EP 1250 ISOMETRIC VIEW UP TO 4 PANELS 5 EP SERIES ROOT BARRIER DETAIL NTS 4 4 4 4 * 7 03 / 2 8 / 2 0 2 4 MN S P C O M M E N T S HM 7 PRESERVED AREA 7 Page 83 of 194 SITE 186.58' 186.58' 186.58' TURNPIKEFEEDERROAD-STATEROADNO.713(A/K/ASUNSHINESTATEPARKWAYACCESSROAD) CL TRACT 172 ST LUCIE STORAGE,LLC. TRACT 171 ST LUCIE STORAGE,LLC. TRACT 187 TRACT 188 TRACT 189STLUCIESTORAGE,LLC. TRACT 206 ST LUCIE STORAGE,LLC. TRACT 207 ST LUCIE STORAGE,LLC.TRACT 205 FLORIDA LAND AND FARM HOLDINGS,INC. TRACT 204 CLAUDIUS ST.HILL TRACT 186 RICHARD J.HEERBOTH TRACT 168 DANNY C.MAGLOIRE PARCEL 1 TRACT 169 1406-342-0006-000-2 PARCEL 2 TRACT 170 1406-342-0007-000-9 TRACT 150 DANNY C.MAGLOIRE TRACT 151 A.J.HORST TRACT 152 MACKENSON VEDRINE TRACT 153 WILLIAM H.HEARN TRACT 154 JOHO PROPERTIES,LLC. TRACT 155 JOHO PROPERTIES,LLC. TRACT 223 WARNIE E.CONLEY TRACT 224 WARNIE E.CONLEY TRACT 225 WARNIE E.CONLEY TOTAL PARCEL CONTAINS ±1.02 ACRES N 89°44'22"W 246.84' N 00°03'49" E 166.53' N 89°44'19"W 132.97' N 00°04'07" E 166.54' N 89°44'16"W 265.90' S 00°03'31" W 166.53' S 89°44'14"E 368.06' 113.86'132.98' 198.59'132.97' 166.53' 166.53' 166.53' 132.95'132.95'132.95'150.38' 166.53' 132.93'132.94'102.19' S 00°04'07" W 166.54' S 89°44'14"E 265.87' 132.935'132.935' S 00°03'49" W 166.53' PROJECT SPECIFIC NOTES: 1)UNLESS SHOWN OTHERWISE,ALL DIMENSIONS ARE CALCULATED(C)AND MEASURED(M). 2)BEARINGS SHOWN HEREON ARE GRID BEARINGS (NAD83/2011)FLORIDA EAST ZONE (0901) AND BASED ON GLOBAL POSITIONING SYSTEM (GPS),REAL TIME KINEMATIC OBSERVATIONS UTILIZING THE TRIMBLE "VRS NOW"NETWORK OF CONTINUOUSLY OPERATION REFERENCE STATIONS WITH REDUNDANT MEASUREMENTS TO VERIFY HORIZONTAL ACCURACY. 3)SITE ADDRESS:NOT ASSIGNED AT TIME OF SURVEY. 4)F.I.R.M.ZONE:"AH"(B.F.E.19)&"X",MAP NO.12111C0070J,DATED 02/16/12.NOTE:ALL IMPROVEMENTS LIE IN ZONE "X". 5)THE ELEVATIONS SHOWN HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD 88).REFERENCE BENCHMARK USED:NGS "94 92 A03",PUBLISHED ELEV.34.33'(NAVD 88),AND BASED ON GLOBAL POSITIONING SYSTEM (GPS),REAL TIME KINEMATIC OBSERVATIONS UTILIZING THE TRIMBLE "VRS NOW"NETWORK OF CONTINUOUSLY OPERATION REFERENCE STATIONS WITH REDUNDANT MEASUREMENTS TO VERIFY VERTICAL ACCURACY (BETWEEN 1-4 CM). 6)THIS SURVEY IS NOT INTENDED TO DEPICT JURISDICTIONAL AREAS OR OTHER AREAS OF LOCAL CONCERN. 7)THE SURVEY DEPICTED HERE IS NOT COVERED BY PROFESSIONAL LIABILITY INSURANCE. 8)ADDITIONS OR DELETIONS TO SURVEY MAPS OR REPORTS BY OTHER THAN THE SIGNING PARTY OR PARTIES IS PROHIBITED WITHOUT WRITTEN CONSENT OF THE SIGNING PARTY OR PARTIES. 9)THE DESCRIPTION SHOWN HEREON WAS PROVIDED BY THE CLIENT OR THE CLIENT'S REPRESENTATIVE. 10)BEARING REFERENCE:THE WESTERLY RIGHT-OF-WAY LINE OF TURNPIKE FEEDER ROAD IS TAKEN TO BEAR SOUTH 27°04'06"WEST. 11)DATE OF LAST FIELD SURVEY:11/14/23. DESCRIPTION: PARCEL 1: THE WEST ONE-FIFTH (W 1/5)OF THE SOUTH ONE-HALF (S 1/2)OF THE NORTH ONE-HALF (N 1/2)OF THE NORTHWEST ONE-QUARTER (NW 1/4)OF THE SOUTHEAST ONE-QUARTER (SE 1/4)OF THE SOUTHWEST ONE-QUARTER (SW 1/4)OF SECTION 6,TOWNSHIP 34 SOUTH, RANGE 40 EAST,ST.LUCIE COUNTY,FLORIDA.(ALSO IDENTIFIED AS TRACT 169, RESPECTIVELY,AS SHOWN ON LOCATION MAP B AS DRAWN BY MCLAUGHLIN ENGINEERING CO.,DATED APRIL 25,1966). PARCEL 2: THE EAST ONE-HALF (E 1/2)OF THE WEST TWO-FIFTHS (W 2/5)OF THE SOUTH ONE-HALF (S 1/2)OF THE NORTH ONE-HALF (N 1/2)OF THE NORTHWEST ONE-QUARTER (NW 1/4)OF THE SOUTHEAST ONE-QUARTER (SE 1/4)OF THE SOUTHWEST ONE-QUARTER (SW 1/4)OF SECTION 6,TOWNSHIP 34 SOUTH,RANGE 40 EAST,ST.LUCIE COUNTY,FLORIDA.(ALSO IDENTIFIED AS TRACT 170,RESPECTIVELY,AS SHOWN ON LOCATION MAP B AS DRAWN BY MCLAUGHLIN ENGINEERING CO.,DATED APRIL 25,1966). 61 12 7 LOCATION MAP (NOT TO SCALE) PROJECT SPECIFIC LEGEND: CONC =CONCRETE F.F.E.=FINISH FLOOR ELEVATION F.I.R.M.=FLOOD INSURANCE RATE MAP REF =REFLECTIVE =CHAINLINK FENCE =TOP OF BANK =OVERHEAD WIRE =WOOD UTILITY POLE =GUY ANCHOR =SPOT ELEVATION TREE LEGEND: (THE NUMBER INSIDE THE SYMBOL REPRESENTS THE TREE DIAMETER IN INCHES) =OAK TREE =PINE TREE =CABBAGE PALM SCHEDULE B SECTION II EXCEPTIONS: FIDELITY NATIONAL TITLE INSURANCE COMPANY COMMITMENT NO.GLW2300485,COMMITMENT DATE:MARCH 21,2023 AT 6:00 AM 1-7)NOT A SURVEY MATTER. 8)PLOTTED. 9)NOT A SURVEY MATTER. N 00°04'07" E 832.68' N 89°44'33"W 1330.39' N 89°44'33"W 2660.78' N 89°44'33"W 1330.39' 61 12 7 N 00°07'09" E 2664.85' S 89°43'48"E 2656.08' S 0 0 ° 0 1 ' 0 5 " W 2 6 6 4 . 2 9 ' 666.14'N 00°04'07" E 1332.28' N 00°04'07" E 1332.28' S 89°44'11"E 1329.22'S 89°44'11"E 1329.22' 1328.04'1328.04' 1332.425' 1332.425' 1332.145' 666.07' 666.07' 665.195'665.195' 666.11' 666.11' 664.61'664.61' 664.90'664.90' 666.14' SW 1/4 OF SECTION 6-34-40 NW 1/4 SE 1/4 SW 1/4 NE 1/4 SE 1/4 SW 1/4 SE 1/4 SE 1/4 SW 1/4 SW 1/4 SE 1/4 SW 1/4 SW 1/4 SW 1/4 NW 1/4 SW 1/4 NE 1/4 SW 1/4 SW 1/4 SECTIONAL BREAKDOWN (NOT TO SCALE) SITE PREPARED FOR THE EXCLUSIVE USE OF: ST LUCIE STORAGE LLC FIDELITY NATIONAL TITLE INSURANCE COMPANY Page 84 of 194 Page 85 of 194 Page 86 of 194 Page 87 of 194 Page 88 of 194 Page 89 of 194 Page 90 of 194 Page 91 of 194 Page 92 of 194 Page 93 of 194 Page 94 of 194 Page 95 of 194 Page 96 of 194 2324 LEU ROAD ORLANDO, FLORIDA 32803 407.374.3681 – tel 407.405.8725 – cell Page 1 of 5 October 10, 2023 Prestige Storage Capital c/o Cory Bonda 11681 Johnstown Road New Albany, Ohio 43054 RE: Environmental Impact Report St. Lucie Self-Storage Property at 6151 Turnpike Feeder Road St. Lucie County, Florida Thomson Project No. 23-1205-A Based on the identification of parcels within the proposed St. Lucie Self-Storage Property at 6151 Turnpike Feeder Road project footprint being located within the North Savannas, which are classified as Environmental Significant Lands, this Environmental Impact Report (EIR) has been prepared. This EIR has been prepared to address the criteria outlined in St. Lucie County Land Development Code (LDC) 11.02.09.A.5. A Location Map of the property is included as Figure 1. An Aerial Photograph (2023) of the property is included as Figure 2. The undeveloped portions of the property, consisting of Parcel Nos. 1406-342- 0009-00-3, 1406-342-0008-000-6, 1406-342-0007-000-9, and 1406-342-0006-000-2, are the subject of this Environmental Impact Report. VEGETATION AND SUBSTRATE SURVEY A survey of the property was performed on May 12, 2022, and September 15, 2023. Vegetation and Land Uses - Surveys of the vegetation noted that it was dominated by slash pine (Pinus elliottii), Brazilian pepper- tree (Schinus terebinthifolius), saw palmetto (Serenoa repens), downy rose myrtle (Rhodomytrus tomentosa), earleaf acacia (Acacia auriculiformis), cabbage palm (Sabal palmetto), sand live oak (Quercus geminata), gallberry (Ilex glabra), high bush blueberry (Vaccinium corymbosum), wild coffee (Pyschotria nervosa), fetterbush (Lyonia lucida), wax myrtle (Myrica cerifera), blackroot (Lachnocaulon anceps), muscadine grape (Vitis rotundifolia), and catbrier (Smilax sp.). The area of study was classified using the Florida Land Cover Classification System (Florida Fish and Wildlife Commission, 2018) as Dry Flatwoods (FLCCS 1310). A FLCCS Map is included as Figure 3. Page 97 of 194 2324 LEU ROAD ORLANDO, FLORIDA 32803 407.374.3681 – tel 407.405.8725 – cell Page 2 of 5 Soils - Soils were identified using the Natural Resource Conservation Service’s Soil Survey of St. Lucie County, Florida. The following soil units and descriptions were mapped by the soil survey on the property: Lawnwood and Myakka Sands (Map Unit 21) – This soil represented the entire ±1.21-acre property. This poorly drained, nearly level soil is on broad flatwoods. Slopes are smooth to concave and range from 0 to 2 percent. The water table in Lawnwood sand is within a depth of 10 inches for 1 to 4 months and is between depths of 10 to 40 inches for 6 months or more during most years. A water table is perched above the subsoil during the summer rainy season or after periods of heavy rainfall. It recedes to a depth of less than 40 inches during extended dry seasons. A Soils Map is included as Figure 4. • Extent and Acreage of any Areas in Which Vegetation Typical of the Primary Dune Extends Landward of the Coastal Construction Control Line There are no areas of the property in which vegetation typical of the primary dune extends landward of the coastal construction control line (which is not located anywhere near the property). • Extent and Acreage of all Marsh and Mangrove Forest Areas, including Substrate Conditions There are no Marsh or Mangrove Forest Areas located on the property. • Extent and Acreage of all Upland Hammock Forests There are no Upland Hammock Forests located on the property. • Extent and Acreage of Wetlands There are no wetlands as identified by the local, state, and/or federal regulatory agencies located on the property. A survey for jurisdictional wetland areas (as defined by Chapter 62-340, F.A.C. was performed on the property by Thomson Environmental Consulting, LLC (Thomson). FIRST FLOOR ELEVATIONS Proposed finished floor elevations are depicted on the submitted plans as prepared by Common Oak Engineering and stamped by Jeremy Anderson, P.E. Proposed first floor elevations are above those required. Page 98 of 194 2324 LEU ROAD ORLANDO, FLORIDA 32803 407.374.3681 – tel 407.405.8725 – cell Page 3 of 5 OVERWASH OF THE PRIMARY DUNE There are no areas of the property in the vicinity of the Primary Dune, or which could have been subject to overwash of the Primary Dune. BREACHES DURING STORM CONDITIONS There are no areas subject to breaching, as the property is located a sufficient distance from the coast. IMPACT ASSESSMENT Vegetation – The onsite vegetative community contains a large percentage of invasive and exotic vegetative species, including Brazilian pepper-tree, downy rose myrtle, and earleaf acacia. There are no sensitive upland (or wetland) habitats on the property, and the impact by the proposed design will not impact any sensitive or protected natural vegetative communities. Wildlife – A survey of protected wildlife species was performed on the property by Thomson in May 2012 and again on September 15, 2023. The following protected wildlife were listed as potentially occurring in the area of the property and/or in St. Lucie County (per the USFWS Information Planning and Consultation (IPaC) database and Florida Natural Areas Inventory (FNAI) Biodiversity Matrix): • FLORIDA PANTHER (Puma concolor coryi) Federally Endangered • SOUTHEASTERN BEACH MOUSE (Peromyscus polionotus niveiventris) Federally Threatened • AUDUBON’S CRESTED CARACARA (Polyborus plancus audubonii) Federally Threatened • FLORIDA SCRUB-JAY (Aphelocoma coerulescens) Federally Threatened • WOOD STORK (Mycteria americana) Federally Threatened • EASTERN INDIGO SNAKE (Drymarchon corais couperi) Federally Threatened • GOPHER TORTOISE (Gopherus polyphemus) State Threatened No USFWS-identified Critical Wildlife Habitat was mapped on (or in a relevant proximity) to the property. No bald eagles or protected wading birds were observed during the field visit. No nests or juveniles were observed on the property. Potential ephemeral or marsh systems preferred by protected wading bird and wetland-dependent avifauna were not located on the property. Page 99 of 194 2324 LEU ROAD ORLANDO, FLORIDA 32803 407.374.3681 – tel 407.405.8725 – cell Page 4 of 5 No scrub habitat occurred on the property. A 100% survey of the uplands on the property was performed for the occurrence of gopher tortoise burrows by an FWC Authorized Agent. No gopher tortoise burrows were observed. The absence of gopher tortoise burrows, as well as the surrounding habitat and development, limits the potential for the use of the property by the Eastern indigo snake. Onsite and Offsite Natural Resources – The natural resources onsite are not protected or supporting protected species. There will be no impacts to offsite natural resources, as the development will be self- contained and will treat all stormwater onsite to state water quality standards. Wetland and Upland Hammock Forests – There are no wetland and/or upland hammock forest vegetative communities located on the property. The following supplemental information is provided to address the criteria outlined in St. Lucie County LDC 6.04.01.D.1. List of Endangered or Threatened Species and Species of Special Concern Found on the Site – During site surveys in May 2012 and on September 15, 2023, no protected species of any kind were observed or documented on the property. The vegetative communities on the property are not predictive of optimal forage or habitat for the protected species known to occur in the area of the property. Colonial Bird Nesting or Roosting Areas – There are no bird nesting or roosting areas located on the property as confirmed by field reconnaissance. Description of Proposed Operations – The proposed self-storage facility will utilize Best Management Practices (BMPs) during construction to eliminate potential pollutants off-site. No substances known to be harmful to plants and/or animals will be used, stored, handled, or produced onsite. Any solid waste produced on the property will be collected in designated receptacles onsite for removal by a licensed waste hauler for disposal off-property. Discussion of Project Alternatives – The property was designed to meet market standards for a facility of its type, with sufficient area for parking (including handicapped parking), emergency vehicle access, stormwater treatment areas as required by the state, and design considerations of St. Lucie County. Proposed Mitigation Measures – No mitigation measures are proposed or required for the development. Page 100 of 194 2324 LEU ROAD ORLANDO, FLORIDA 32803 407.374.3681 – tel 407.405.8725 – cell Page 5 of 5 Thomson appreciates the opportunity to provide this information for your use. If there are questions regarding this report, or a need for further information, please contact the undersigned at your convenience. Respectfully, Thomson Environmental Consulting, LLC Joel A. Thomson President Figures 1 - 4 Page 101 of 194 General Location Figure 1Location Mapkj¢0 1,000500 1" = 1,000' Property Boundary Property BoundaryAdapted from data courtesy of the St. Lucie County Property Appraiser Service Layer Credits: Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P,NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, (c) TEL 407.374.3681 CELL 407.405.87252324 LEU ROAD ORLANDO, FLORIDA 32803 WWW.THOMSONENV.COM St. LucieCounty St. Lucie Self-Storage Property at6151 Turnpike Feeder Road Section 6, Township 34 S, Range 40 E Thomson Project No. 23-1205-AOctober 2023 St. Lucie County, Florida Page 102 of 194 General Location Figure 22023 Aerial Photograph kj ¢0 10050 1" = 100' S e rvi ce Laye r Credi ts:S e rvi ce Laye r Credi ts: Property Boundary Property BoundaryAdapted from data courtesy of the St. Lucie County Property TEL 407.374.3681 CELL 407.405.87252324 LEU ROAD ORLANDO, FLORIDA 32803 WWW.THOMSONENV.COM St. LucieCounty St. Lucie Self-Storage Property at6151 Turnpike Feeder Road Section 6, Township 34 S, Range 40 E Thomson Project No. 23-1205-AOctober 2023 St. Lucie County, Florida Page 103 of 194 General Location 0 10050 1" = 100'kj ¢Figure 3Land Cover Map TEL 407.374.3681 CELL 407.405.87252324 LEU ROAD ORLANDO, FLORIDA 32803 WWW.THOMSONENV.COM 1310 St. LucieCounty St. Lucie Self-Storage Property at6151 Turnpike Feeder Road Section 6, Township 34 S, Range 40 E Thomson Project No. 23-1205-AOctober 2023 St. Lucie County, Florida Project Boundary FLCCS Boundaries FLCCSCode FLCCS Classification1310Dry FlatwoodsProperty BoundaryAdapted from data courtesy of the St. Lucie County Property AppraiserFLCCS DataFlorida Land Cover Classification System (FLCCS, FWC, 2018) data derived obtained from FWC and confirmedby site visit by Thomson Environmental Consulting, LLC Page 104 of 194 General Location Figure 4Soils Mapkj¢0 10050 1" = 100' S ervi ce Lay e r Credi ts:S e rvi ce Laye r Credi ts: TEL 407.374.3681 CELL 407.405.87252324 LEU ROAD ORLANDO, FLORIDA 32803 WWW.THOMSONENV.COM St. LucieCounty Property Boundary Soil Map Unit Soil Map Unit Soil Classification21Lawnwood and Myakka SandsProperty BoundaryAdapted from data courtesy of the St. Lucie County Property AppraiserSoil Map DataObtained from Florida Geographic Data Library (FGDL) as adapted from the Natural Resource ConservationService'sSoil Survey of St. Lucie County, Florida 21 St. Lucie Self-Storage Property at6151 Turnpike Feeder Road Section 6, Township 34 S, Range 40 E Thomson Project No. 23-1205-AOctober 2023 St. Lucie County, Florida Page 105 of 194 Environmental resources Final report TO:Erin Elizabeth Taylor, 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 10, 2023 (revised February 29, 2024) SUBJECT:Self-Storage Ft. Pierce (fka Prestige Self-Storage) – Major Adjustment to Minor Site Plan & Conditional Use MNSP-2210-000047 CU-2210-000041 Background The Environmental Resources Department (ERD) is in receipt of the February 14, 2024, date-stamped submittals, transmitted February 15, 2024, with comments due March 4, 2024, from Planning and Development Services. The applicant is seeking approval of a major adjustment to minor site plan and conditional use proposal to expand the existing self-storage facility with the construction of two (2) extra one-story storage unit facilities on four (4) parcels (Parcel IDs 1406-342-0008-000-6, 1406-342-0009-000-3, 1406-342-0006-000-2, 1406-342-0007-000-9). The development will include landscaping, a dumpster enclosure, and onsite stormwater improvements. Existing buildings and structures are located on three (3) parcels (Parcel IDs 1406-342-0010-000-3, 1406-342-0014-000-1, and 1406-342-0015-000-8). The 4.3-acre site is located at 6151 Turnpike Feeder Rd. in Fort Pierce and is zoned Commercial General (CG), Commercial Neighborhood (CN), and PNRD. Findings An Environmental Impact Report prepared by Thomson Environmental Consulting dated October 10, 2023, was provided and reviewed. No wetlands exist onsite. The site is dominated by native species such as slash pine, saw palmetto, muscadine grape, wax myrtle, and others, as well as invasives including Brazilian pepper, downy rose myrtle, and earleaf acacia. The area was classified as Dry Flatwoods (FLCCS 1310) using the Florida Land Cover Classification System. Wildlife surveys were performed on September 15, 2023. No USFWS-identified Critical Wildlife Habitat was mapped on the property nor were any listed species observed. The northern parcels of this proposed project are within the North Savannas, which are classified as Environmentally Significant Lands. Per Land Development Code (LDC) 6.04.01, these parcels have also been identified in the Inventory of Native Ecosystems for St. Lucie County and been graded as A-ranked sites for environmental preservation. The purpose of LDC 6.04.01 is to protect native upland habitats from destruction through development or the effects of development, in order that St. Lucie County might continue to enjoy a diversity of plant and animal life supported by the plant communities native to this area, and in particular, the endangered and threatened species found within the County. Therefore, ERD Staff provided a Willing Seller Letter to the owner of theses parcels, St Lucie Storage LLC, in the event they are interested in exploring a potential sale for the County’s Environmental Significant Lands Program. As of January 9, 2024, a comment response letter was provided stating that the owner was not interested in selling the property and would like to proceed with development. Alternatively, upon receipt of the completed application for a sensitive land alteration permit, vegetation removal permit, or Development Order pertaining to a property listed on the Inventory of Native Ecosystems for St. Lucie County, ERD shall review and Page 106 of 194 evaluate the environmental impacts of said proposal considering Objective 6.1.8 of the Conservation Element of the Comprehensive Plan (CP) and associated policies. Staff shall work with the applicant and other environmental agencies to provide the best possible development or alteration proposal to satisfy the goals of the LDC and the CP as well as allowing for economic use of the property per LDC 6.04.01.E. A landscape plan prepared by Richard T. Abt (LA 1321) of Common Oak Engineering, dated February 14th, 2024, was found to be consistent with the standards outlined in LDC 7.09.00. Recommendation ERD has no objection to the approval of the rezoning application with conditions outlined below. Conditions of Approval 1) Prior to commencement of development, including but not limited to; clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00, a vegetation removal permit or exemption shall be issued by the Environmental Resources Department per LDC 6.00.03. 2) Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00., an updated 100% gopher tortoise survey conducted by a state certified gopher tortoise agent per Florida Fish and Wildlife Conservation Commission (FWC) protocol shall be provided as surveys are only valid for 90 days. 3) Prior to issuance of a Certificate of Occupancy, all Category I listed invasive plant species shall be eradicated from the site. Please contact Bryan-James Redden at 772-462-3862 if you have any questions. Page 107 of 194 Environmental resources Final report TO:Erin Elizabeth Taylor, 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 10, 2023 SUBJECT:Prestige Self-Storage – Rezoning RZ-2309-000028 Background The Environmental Resources Department (ERD) is in receipt of the November 21, 2023, date-stamped submittal, transmitted December 1, 2023, with comments due December 21, 2023, from Planning and Development Services. The applicant is seeking approval of a Rezoning to PNRD (Planned Non-Residential Development) for two (2) parcels (Parcel IDs 1406-342-0010-000-3 & 1406-342-0007-000-9). A major adjustment to minor site plan (MNSP- 2210-000047) and conditional use (CU-2210-000041) application are being reviewed concurrently to expand the existing self-storage facility with the construction of two (2) extra one-story storage unit facilities on four (4) parcels (Parcel IDs 1406-342-0008-000-6, 1406-342-0009-000-3, 1406-342-0006-000-2, and 1406-342-0007-000-9). The ±1-acre site is located at TBD Kings Hwy in Fort Pierce and is zoned Agricultural, Residential – 1 (AR-1). Findings An Environmental Impact Report prepared by Thomson Environmental Consulting dated October 10, 2023, was provided and reviewed. No wetlands exist onsite. The site is dominated by native species such as slash pine, saw palmetto, muscadine grape, wax myrtle, and others, as well as invasives including Brazilian pepper, downy rose myrtle, and earleaf acacia. The area was classified as Dry Flatwoods (FLCCS 1310) using the Florida Land Cover Classification System. Wildlife surveys were performed on September 15, 2023. No USFWS-identified Critical Wildlife Habitat was mapped on the property nor were any listed species observed. The northern parcels of this proposed project are within the North Savannas, which are classified as Environmentally Significant Lands. Per Land Development Code (LDC) 6.04.01, these parcels have also been identified in the Inventory of Native Ecosystems for St. Lucie County and been graded as an A-ranked sites for environmental preservation. The purpose of LDC 6.04.01 is to protect native upland habitats from destruction through development or the effects of development, in order that St. Lucie County might continue to enjoy a diversity of plant and animal life supported by the plant communities native to this area, and in particular, the endangered and threatened species found within the County. Therefore, ERD Staff provided a Willing Seller Letter to the owner of theses parcels, St Lucie Storage LLC, in the event they are interested in exploring a potential sale for the County’s Environmental Significant Lands Program. As of January 9, 2024, a comment response letter was provided stating that the owner was not interested in selling the property and would like to proceed with development. Alternatively, upon receipt of the completed application for a sensitive land alteration permit, vegetation removal permit, or Development Order pertaining to a property listed on the Inventory of Native Ecosystems for St. Lucie County, ERD shall review and evaluate the environmental impacts of said proposal considering Objective 6.1.8 of the Conservation Element of the Comprehensive Plan (CP) and associated policies. Staff shall work with the applicant and other environmental Page 108 of 194 agencies to provide the best possible development or alteration proposal to satisfy the goals of the LDC and the CP as well as allowing for economic use of the property per LDC 6.04.01.E. A landscape plan prepared by Richard T. Abt (LA 1321) of Common Oak Engineering, dated November 10th, 2023, was found to be consistent with the standards outlined in LDC 7.09.00. As the surveyor did not count all the trees within the ‘existing natural vegetation buffer’ along the southern perimeter, an updated tree survey and tree mitigation plan shall be provided. Recommendation ERD has no objection to the approval of the rezoning application with conditions outlined below. Conditions of Approval 1) Prior to commencement of development, including but not limited to; clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00, an updated tree survey and tree mitigation plan shall be provided. 2) Prior to commencement of development, including but not limited to; clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00, a vegetation removal permit or exemption shall be issued by the Environmental Resources Department per LDC 6.00.03. 3) Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00., an updated 100% gopher tortoise survey conducted by a state certified gopher tortoise agent per Florida Fish and Wildlife Conservation Commission (FWC) protocol shall be provided as surveys are only valid for 90 days. 4) Prior to issuance of a Certificate of Occupancy, all Category I listed invasive plant species shall be eradicated from the site. Please contact Bryan-James Redden at 772-462-3862 if you have any questions. Page 109 of 194 Page 110 of 194 Page 111 of 194 Page 112 of 194 Page 113 of 194 Page 114 of 194 Page 115 of 194 Page 116 of 194 JOSEPH E. SMITH, CLERK OF THE CIRCUIT COURT - SAINT LUCIE COUNTY FILE # 4174524 OR BOOK 3851 PAGE 2059, Recorded 03/31/2016 at 08:17 AM JOSEPH E. SMITH, CLERK OF THE CIRCUIT COURT - SAINT LUCIE COUNTY FILE # 4108968 OR BOOK 3785 PAGE 1672, Recorded 09/08/2015 at 11:26 AM Doc Tax: $179.20 This Document Prepared By and Return to: Elizabeth Moran ST LUCIE TITLE SERVICES, INC. 800 Virginia Ave., Suite 47 Fort Pierce, FL 34982 Parcel ID Number: Warranty Deed This Indenture, Made this 4th day of September 2015 A D , Between Claassen Enterprise, Inc., a Dissolved Florida corporation and James M. Claassen, a married man of the County of St. Lucie State of Florida , grantors, and Erik Ugi, a single man whose address is: 1801 N. Flagler Drive #732, West Palm Beach, FL 33407 oftheCoum State Florida County Palm Beach , grantee. Witnesseth that the GRANTORS, for and in consideration of the sum of TEN DOLLARS ($10) DOLLARS, and other good and valuable consideration to GRANTORS in hand paid by GRANTEE, the receipt whereof is hereby acknowledged, have granted, bargained and sold to the said GRANTEE and GRANTEE'S heirs, successors and assigns forever, the following described land, situate, lying and being in the County of St. Lucie State of Florida to w Parcel 1: The West one-fifth (4 1/5) of the South one-half (S 1/2) of the North one-half (N 1/2) of the Northwest one-quarter (NW1/4) of the Southeast one-quarter (SE1/4) of the Southwest one-quarter (SW1/4) of Section 6, Township 34 South, Range 40 East, St. Lucie County, Florida, subject to an easement for ingress and egress over and across the West and North 30 feet thereof. (Also identified as Tract 169, respectively, as shown on Location Map B as drawn by McLaughlin Engineering Co., dated April 25, 1966) Parcel 2: The East one-half (E 1/2) of the West two-fifths OR 2/5) of the South one-half (S 1/2) of the North one-half (N 1/2) of the Northwest one-quarter (NW1/4) of the Southeast one-quarter (SE1/4) of the Southwest one-quarter (SW1/4) of Section 6, Township 34 South, Range 40 East, St. Lucie County, Florida, subject to an easement for ingress and egress over and across the North 30 feet thereof. (Also identified as Tract 170, respectively, as shown on Location Map B as (Continued on Attached) and the grantors do hereby fully warrant the title to said land, and will defend the same against lawful claims of all persons whomsoever In Witness Whereof, the grantors have hereunto set their hands and seals the day and year first above written Signed, sealed and delivered in our presence: Pr ted Wit • ess Prin ed N Witness r\ Claassen Enterprise Inc., a Dissolved Florida corporation VP (Seal) James M. C aassen, Vice President P.O. Address. 5763 Jenkins Park Avenue, Fort Pierce, FL 34947 (Seal) James M. Claassen, P.O. Address 5763 Jenkins Park Avenue, Fort Ple-ce, FL 34947 STATE OF Florida COUNTY OF St. Lucie The foregoing instrument was acknowledged before me this 4th day of September James M. Claassen,as Vice-President of Claassen Enterprise Inc., a Dissolved Florida corporation on behalf of the corporation and James M. Claassen, Individually who is personally known to me or who has produced his '.-1,011‘Etc... 15 033 as identification. Beaded Thru Notary Public Underwriters COVNtS,ON7e EE 161642 EXPIRES' Uarch 6. 2916 EUZABETH MOFtAN ho on Expires' Gene:C.6 by 0 Dapiny Sytterm. inc.. 2055 CVO) 7635555 F.r. ,2015 by Page 117 of 194 OR BOOK 3851 PAGE 2060 OR BOOK 3785 RAGE 1673 Warranty Deed -Page 2 Parcel ID Number: drawn by McLaughlin Engineering Co., dated April 25, 1966) Parcel 3: The East one-fifth (E 1/5) of the North one-half (24 1/2) of the South one-half (S 1/2) of the Southwest one -quarter (SW1/4) of the Northeast one-quarter (NE1/4) of the Southwest one-quarter (SW1/4) of Section 6, Township 34 South, Range 40 East, St. Lucie County, Florida, subject to an easement for ingress and egress over and across the South 30 feet thereof. (Also identified as Tract 122, respectively, as shown on Location Map B as drawn by McLaughlin Engineering Co., dated April 25, 1966) Parcel 4: All that part of the West two-fifths (W 2/5) of the North one-half (N 1/2) of the South one-half (S 1/2) of the Southeast one-quarter (SE 1/4) of the Northeast one-quarter (NE 1/4) of the Southwest one-quarter (SW 1/4) of Section 6, Township 34 South, Range 40 East, St. Lucie County, Florida, lying West of the Westerly right-of-way line of the Sunshine State Parkway Access road, subject to an easement for ingress and egress over and across the South 30 feet thereof. (Also identified as Tract 123 as shown on Location Map "B" as drawn by McLaughlin Engineering Co. dated April 25, 1966.) Subject property is vacant and unimproved land and is NOT the HOMESTEAD of the Grantor, James M. Claassen. The Grantor's HOMESTEAD address is 5763 Jenkins Park Ave., Fort Pierce, FL 34947. NOTE: This conveyance is winding up and liquidating the business and affairs of this dissolved corporation. Lau, Generml by 010,44,1ay Systems Inc 2013 (263) 763.5550 Fool, FIWD•I Page 118 of 194 OR BOOK 3851 PAGE 2061 OR BOOK 3785 PAGE 1674 RESOLUTION We, Keith A. Claassen and James M. Ciaassen as surviving Directors of CLAASSEN ENTERPRISE, INC, a Florida dissolved corporation, duly organized and existing under the laws of the State of Florida (the "Corporation"). I/We certify: (i) that on August 26th, 2015 we adopted unanimously the resolution described below after proper notice thereof was given to all members of the Board of Directors of the Corporation; (11) that the resolution and the adoption thereof were consistent with the laws of the State of Florida and the Articles of Incorporation and the bylaws of the dissolved Corporation; and (iii) that the resolution has not been amended or revoked and is now in full force and effect and is winding up and liquidating the Business and Affairs. RESOLVED that, James M. Claassen is hereby authorized and empowered, on behalf of CLAASSEN ENTERPRISE, INC., a dissolved Florida corporation to execute and deliver, (1) deeds of conveyance, settlement statements, affidavits, notes, mortgages and all other documents which are relevant to the sale and/or enrumbrance and closing of real estate and any other documents necessary to accomplish the purpose of the resolution for the property as described in attached Exhibit "A". This is winding up and liquidating the business and affairs of this dissolved corporation. Keith A. Claassen, Director James M. Claassen, Director State of Indiana County of t'I\ outc.InuA The foregoing instrument was acknowledged before me this al; day of August, 2015 By Keith A. Claassen as Director of aaassen Enterprise, Inc, a dissolved Florida corporation, who has pr duced "S-ra,aruA., c, as identification or who is personally known to me. 0- Notary My Commi Expi : b4.• AO 0 State of Florida County of 31-, LAJLTL'e_ The foregoing instrument was acknowledged before me this (-141day of September, 2015 By James M. Claassen as Director of Claassen Enterprise, Inc, a dissolved Florida corporation, who has produced Y\ •-R (jriuler5 II) as identification or who is personally known to me. (SEAL) (Notary Pu lic y COMM! ion Expires: (SEAL) WW EXPIRE:March 6, AH6 ELIZABETH I COMIISSf041# EE 161042 6ond...a Thar Notary Public lirdoctialte Page 119 of 194 OR BOOK 3851 PAGE 2062 OR BOOK 3785 PAGE 1675 Exhibit "A" The West one-fifth ON 1/5) of the South one-half (S 1/2) of the North one-half (4 1/2) of the Northwest one-quarter (1W1/4) of the Southeast one-quarter (SE1/4) of the Southwest one-quarter (SW1/4) of Section 6, Township 34 South, Range 40 East, St. Lucie County, Florida, subject to an easement for ingress and egress over and across the West and North 30 feet thereof. (Also identified as Tract 169, respectively, as shown on Location Map B as drawn by McLaughlin Engineering Co., dated April 25, 1966) And All that part of the West two-fifths (4 2/5) of the North one-half (N 1/2) of the South one-half (S 1/2) of the Southeast one-quarter (SE 1/4) of the Northeast one-quarter (NE 1/4) of the Southwest one-quarter (SW 1/4) of Section 6, Township 34 South, Range 40 East, St. Lucie County, Florida, lying West of the Westerly right-of-way line of the Sunshine State Parkway Access road, subject to an easement for ingress and egress over and across the South 30 feet thereof. (Also identified as Tract 123 as shown on Location Map "B" as drawn by McLaughlin Engineering Co. dated April 25, 1966.) STATE OF FLORIDA ST. LUCIE COUNTY THIS IS TO CERTIFY 114 TRUE AND CORRECT ORIG . E. S Page 120 of 194 Page 121 of 194 Page 122 of 194 Page 123 of 194 Page 124 of 194 Page 125 of 194 Page 126 of 194 Page 127 of 194 Florida Department of Transportation RON DESANTIS GOVERNOR 605 Suwannee Street Tallahassee, FL 32399-0450 JARED W. PERDUE, P.E. SECRETARY August 24, 2022 Sincerely, Dalila Fernandez, P.E. cc: Jonathan Overton, P.E., Nesa Y. Harden District Access Management Manager File: https://fldot-my.sharepoint.com/personal/dalila_fernandez_dot_state_fl_us/Documents/94003 MP 0.8 SR 713_Self-Storage Turnpike Feeder Rd.docx www.dot.state.fl.us Page 1 of 1 THIS PRE-APPLICATION LETTER IS VALID UNTIL – August 24, 2023 THIS LETTER IS NOT A PERMIT APPROVAL Jeremy Anderson Common Oak Engineering 4016 Edgewater Drive Orlando, FL 32804 Dear Jeremy Anderson: RE: Pre-application Review for Category B Driveway, Pre-application Meeting Date: June 16, 2022 St. Lucie County - Fort Pierce; SR 713; Sec. # 94003000; MP: 0.80; Access Class - 3; Posted Speed - 50; SIS - No; Ref. Project: Request: Use existing driveway on the west side of SR 713, approximately 80 feet north of the south property line. SITE SPECIFIC INFORMATION Project Name & Address: Self-Storage Turnpike Feeder Rd – 6151 Kings Highway, Fort Pierce Property Owner: St. Lucie Storage Inc; Parcel Size: 1.395 Acres Development Size: Existing: 16,080 SF Storage. Proposed: 30,000 SF Boat and RV Outdoor Storage, 20,000 SF Enclosed Storage. WE APPROVE YOUR REQUEST This decision is based on your presentation of the facts, site plan and survey - please see the conditions and comments below. You may choose to review this concept further with the District Access Management Review Committee (AMRC). Conditions: - A minimum driveway length of 30 feet (inbound side) and 15 feet (outbound side) as measured from the ultimate right-of-way line to the first conflict point shall be provided. A minimum driveway length of 50 feet (inbound side) and 40 feet (outbound side) as measured from the SR 713 edge of pavement to the first conflict point shall be provided. - If a gate is proposed, a minimum driveway length of 80 feet and a turnaround area before the gate are required. - A right turn lane is required and shall meet the minimum requirements in the Florida Design Manual (FDM) and shall provide space for a buffered bicycle lane. Comments:  All driveways not approved in this letter must be fully removed and the area restored.  A Drainage Permit is required for any stormwater impacts within FDOT right-of-way (i.e. increased runoff or reduction of existing storage).  The applicant shall donate property to the Department if right-of-way dedication is required to implement the improvements.  Dimensions between driveways are measured from the near edge of pavement to near edge of pavement and for median openings are measured from centerline to centerline unless otherwise indicated. The purpose of this Pre-Application letter is to document the conceptual review of the approximate location of driveway(s) to the State Highway System and to note required improvements, if any. This letter shall be submitted with any further reviews and for permitting. The Department’s personnel shall review permit plans for compliance with this letter as well as current Department standards and/or specifications. Final design must consider the existing roadway profile and any impacts to the existing drainage system. Note, this letter does not guarantee permit approval. The permit may be denied based on the review of the submitted engineering plans. Be aware that any approved median openings may be modified (or closed) in the future, at the sole discretion of the Department. For right-of-way dedication requirements go to: https://osp.fdot.gov; click on Statewide Permit News; Scroll down to District 4; Scroll down to Additional Information and Examples and choose Right-of-way Donations/Dedications. Please contact the Access Management Manager - Tel. # 954-777-4363 or e-mail: D4AccessManagement@dot.state.fl.us with any questions regarding the Pre-Approval Letter and Permits Office - Tel. # 954-777-4383 with any questions regarding permits. Digitally signed by: Dalila Fernandez Date: 2022.08.24 11:05:09 -04'00' Page 128 of 194 ITEM NO. (ID # 2024-2635) DATE: 9/26/2024 AGENDA REQUEST TO: Planning and Zoning Commission PRESENTED BY: Irene Szedlmayer, Senior Planner SUBMITTED BY: Planning & Development Services SUBJECT: Grande Beach Future Land Use Map Amendment BACKGROUND: In March 2007, the Board of County Commissioners adopted a Future Land Use Map amendment which changed the future land use category on the subject +/- 9.44 from COM (Commercial) to MXD (Mixed Use Development) acres. The change to the MXD Future Land Use category was coupled with the adoption of the Grande Beach Mixed Use Activity Area Plan. The Grande Beach Mixed Use Activity Area Plan provides, in relevant part, that up to 70 dwelling units may be constructed, no less than 16,000 sq. ft and no more than 20,000 sq. ft. of commercial space is permitted, and that at least 8,000 sq. ft. of commercial space must be developed once half the residential units are constructed, and that the commercial and residential uses must be vertically and horizontally integrated. It is the Grande Beach Mixed Use Activity Area Plan that the Applicant seeks to modify. PREVIOUS ACTION: The Board of County Commissioners and the Planning and Zoning Commission have held numerous public hearings on this property. The previous actions by the Board regarding this property are enumerated in the staff report. In March 2007, the Board of County Commissioners amended the Future Land Use Map amendment on the subject +/- 9.44 acres from COM (Commercial) to MXD (Mixed Use Development). The change to the MXD Future Land Use category was accompanied by the establishment of the Grande Beach Mixed Use Activity Area Plan. In 2008, a Planned Mixed-Use Development Final Site Plan was approved providing for 70 dwellings and 16,930 sq. ft. of commercial in a mix of two- and three- story buildings and 47.4% open space. The commercial uses were vertically and horizontally integrated into a cohesive neighborhood development. The project vested with the issuance of a building permit in 2010 for a 954 sq. ft. real estate office and the development approval remains valid. FINANCIAL IMPACT: No immediate or short term impact. RECOMMENDATION: Page 129 of 194 Staff recommends the Planning & Zoning Commission evaluate the proposed Amendment and provide a recommendation of denial to the Board of County Commissioners. COMMISSION ACTION: RESULT: MOVER: None SECONDER: None AYES: None NAYS: None EXCUSED: None Coordination/Signatures Date: September 20, 2024 Benjamin Balcer, Planning & Development Services Director Date: September 20, 2024 Caroline Valentin, Assistant County Attorney III Date: September 20, 2024 Mayte Santamaria, Deputy County Administrator Page 130 of 194 Planning and Development Services Department Planning Division M E M O R A N D U M TO:Planning and Zoning Commission THROUGH:Benjamin Balcer, AICP, Planning and Development Services Director Kori Benton, AICP, Planning Manager FROM:Irene Szedlmayer, AICP, Senior Planner DATE: September 19, 2024 SUBJECT: Grande Beach FLUMA-2211-000019 I. GENERAL INFORMATION Property Owner:LPR Property Group, LLC 2761 Windermere Road Birmingham, MI 48009 Applicants:Pulte Home Company, LLC 1475 Centrepark Blvd. Ste. 140 West Palm Beach, FL 33401 Representatives:District Planning Group – Leslie Olson, AICP 130 South Indian River Drive, Suite 202 Fort Pierce, FL 34950 Location:West side of A1A on North Hutchinson +/- one-quarter mile north of A1A’s intersection with Shorewinds Drive Parcel ID Number:1425-701-0153-000-7 Parcel Size: +/- 9.44 Acres Proposal: Future Land Use Map Amendment to modify the policies governing the Grande Beach Mixed Use Activity Area. Current Future Land Use:MXD (Mixed Use Development) Proposed Future Land Use:MXD (Mixed Use Development), with alternative Activity Area Policies Current Zoning District:PMUD (Planned Mixed Use Development) Page 131 of 194 Grande Beach FLUMA-2405-000030 Page 2 II. BACKGROUND The subject +/- 9.44 acres has been the subject of numerous public hearings by the Planning and Zoning Commission and the Board of County Commissioners. Those public hearings have drawn the participation of numerous nearby property owners. Since 2006, the Board of County Commissioners has taken the following actions regarding the 9.44-acre Grande Beach property: a.Future Land Use Map Amendment (FLUMA): On May 2, 2006, the Board adopted Ord. 06- 023 amending the Future Land Use Map (FLUM) to change the future land use category from COM (Commercial) to MXD (Mixed Use Development) on the subject parcel. The amendment was processed as a small-scale land use amendment. The Mixed Use Activity Area Plan policies adopted with the amendment were: •Residential land use will be limited to 80 dwelling (condominium) units. •The maximum 40% residential threshold set forth in Section 7.03.03.A. of the St. Lucie LDC will not be applicable to development on this site. •The minimum non-residential development is 10,000 sq. ft. •The commercial component of the project shall be integrated into the overall site design through architecture, building materials, color and street orientation. •A designated transit stop shall be provided within the development. PMUD (Planned Mixed Use Development) Rezoning & Preliminary Development Plan Approval and Right-of-way Abandonment: On May 6, 2006, the Board also adopted Res. 06- 055 assigning the PMUD (Planned Mixed Use Development) Zoning District to the property and approving the Preliminary Development Plan and Res. 06-126, which abandoned the 60- ft right-of-way for Flotilla and two 30-ft wide alleys established by the Plat of Coral Cove Beach on what is now the Grande Beach. The stated reason for the abandonment of these rights-of-way was to permit the property to be developed as one parcel. b.Repeal of the Grande Beach FLUMA and Preliminary Development Plan: On August 1, 2006, in response to requests by the North Beach Association and by Grande Beach North Hutchinson Island, LLC, the Board adopted Res. 06-219 and 06-219, which repealed the prior approval of the Grande Beach FLUMA and the Preliminary Development Plan. The repeal rendered moot a pending administrative appeal to the State Land Planning Agency (then, the Department of Community Affairs) of the FLUMA and facilitated its dismissal. c.Future Land Use Map Amendment (FLUMA): On March 27, 2007, the Board adopted Ord. 07-008, to again amend the FLUM to change the future land use category on the subject parcel from COM (Commercial) to MXD (Mixed Use Development) acres. As part and parcel of the amendment of the FLUM, the Grande Beach Mixed Use Activity Area policies were established, which are now subject of the Applicant’s petition, as follows: •Residential land uses will be limited to a maximum of 70 dwelling (multifamily) units. •The maximum 40% residential threshold set forth in Section 07.03.03.A of the St. Lucie County Land Development Code will not be applicable to development on this site. •The minimum commercial square footage permitted is 16,000 square feet and the maximum commercial square footage permitted is 20,000 square feet. •At fifty percent (50%) of residential build-out (35 dwelling units), fifty percent (50%) of the commercial square footage (8,000 square feet) must be constructed. Page 132 of 194 Grande Beach FLUMA-2405-000030 Page 3 •The commercial component of the project shall be integrated into the overall site design through architecture, vertical/horizontal integration of uses, building materials, color and street orientation. •A designated transit stop shall be provided within the development. •No industrial use will be permitted within the development. d.Land Development Code Text Amendment: On November 6, 2007, the Board adopted Ord. 07-032 creating a Grand Beach-specific amendment to the Land Development Code (LDC) to exempt Grand Beach from the 40% maximum residential use in a Planned Mixed-Use Development, codified as LDC Section 7.03.03. This amendment brought the LDC into conformity with the Comprehensive Plan's Grande Beach Mixed Use Activity Area policies adopted in March 2007. e.PMUD Rezoning & Preliminary Development Plan: On November 6, 2007, the Board adopted Res. 07-134, approving the re-zoning to PMUD and the Grande Beach Preliminary Development Plan. The conditions placed on the development included that prior to issuance of the building permit for the 36th dwelling unit, 8,465 sq. ft. of commercial use must be constructed, and an additional 7,535 sq. ft. of commercial floor area must be constructed prior to the issuance of the bldg. permit for the 60th dwelling. f.PMUD Final Site Plan: On June 17, 2008, the Board approved Res. 08-180, approving the PMUD Final Site Plan providing for 70 dwellings and 16,930 sq. ft. of non-residential space, commercial in a mix of two- and three- story buildings and 47.4% open space. Figure 1. Location Map Petition Site Page 133 of 194 Grande Beach FLUMA-2405-000030 Page 4 Figure 2. Future Land Use Map Figure 3. Zoning Atlas Snapshot Petition Site Petition Site Page 134 of 194 Grande Beach FLUMA-2405-000030 Page 5 III. GRANDE BEACH MIXED USE ACTIVITY AREA PLAN The current MXD Future Land Use category was assigned to the subject property in March of 2007. As provided in the Comprehensive Plan, Policy 1.1.1.2.H, “The intent of the Mixed Use Development (MXD) designation is to identify those areas where innovative land use concepts are encouraged.” It is to be used in 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” and “areas of special or unique environmental consideration.” The factors constituting the special character of this parcel are its location on North Hutchinson Island and being one of only two undeveloped parcels on which commercial development is expressly permitted. Figure 4 identifies the parcels on North Hutchinson Island with commercial or mixed- use zoning. Figure 4. North Hutchinson Island Commercial Zoning Districts (Unincorporated SLC) 0.97 acres in CO (Commercial Office) Zoning District developed with a 2,368 sq. ft. bldg. & a 3,300 sq. ft. bldg. Undeveloped 11.78-acre parcel in CR (Commercial Resort) Zoning District. Subject site: 9.44 acres in PMUD (Planned Mix Use Development) Zoning District developed with 946 sq. ft. office bldg. 0.52 & 0.35-acre parcels in CN (Commercial Neighborhood) Zoning District developed with 3,150 sq. ft. & 2,964 sq. ft. bldgs. Page 135 of 194 Grande Beach FLUMA-2405-000030 Page 6 As provided in Comprehensive Plan Policies 1.1.8.3. and 1.1.8.4., the MXD Future Land Use designation is implemented through Mixed Use Activity Area Plans. As set out above, the Grande Beach Mixed Use Activity Area Plan policies provide as follows: •Residential land uses will be limited to a maximum of 70 dwelling (multifamily) units. •The maximum 40% residential threshold set forth in Section 07.03.03.A of the St. Lucie County Land Development Code will not be applicable to development on this site. •The minimum commercial square footage permitted is 16,000 square feet and the maximum commercial square footage permitted is 20,000 square feet. •At fifty percent (50%) of residential build-out (35 dwelling units), fifty percent (50%) of the commercial square footage (8,000 square feet) must be constructed. •The commercial component of the project shall be integrated into the overall site design through architecture, vertical/horizontal integration of uses, building materials, color and street orientation. •A designated transit stop shall be provided within the development. •No industrial use will be permitted within the development. The Applicant seeks to amend these policies as follows (struck-through text to be deleted): •Residential land uses will be limited to a maximum of 70 dwelling (multifamily) units. •The maximum 40% residential threshold set forth in Section 07.03.03.A of the St. Lucie County Land Development Code will not be applicable to development on this site. •The minimum commercial square footage permitted is 16,000 square feet and the maximum commercial square footage permitted is 20,000 square feet. •At fifty percent (50%) of residential build-out (35 dwelling units), fifty percent (50%) of the commercial square footage (8,000 square feet) must be constructed. •The commercial component of the project shall be integrated into the overall site design through architecture, vertical/horizontal integration of uses, building materials, color and street orientation. •A designated transit stop shall be provided within the development. •No industrial use will be permitted within the development. Pursuant to the proposed modifications, the 70 dwelling units could be constructed with no commercial development ever being constructed. In a nutshell, the Applicant’s justification for this amendment is “to allow for development according to market demand.” That justification is presented more fully in “Supplement 4” of the Application. “Supplement 4” is the name given to the instructions designed to elicit the required facts and analysis based on Comprehensive Plan policies to support the petition. Excerpts from the Applicant’s Supplement 4 are set forth below, followed by Staff response: Application: Describe whether/how the proposed amendment conforms to the SLC Comprehensive Plan. Applicant Response: The proposed amendment will facilitate the development of the commercial portion of the project by activating the site with adjacent residential and creating a shovel-ready commercial building lot with access points and stormwater Page 136 of 194 Grande Beach FLUMA-2405-000030 Page 7 retention provided by the residential builder. By separating the commercial entitlement into its own parcel, a small commercial developer or small business owner can more easily pull building permits for their own project rather than waiting for a vertical mixed-use developer to take interest in the entirety of this project as approved. Staff: Staff is not persuaded that the proposed change will make it more likely that commercial development will occur. If the commercial development is not designed to be fully integrated with the residential uses, the result is likely to be less satisfactory and future residents of Grande Beach may seek to stop or suppress commercial development. Staff additionally is not persuaded that the addition of 70 dwelling units will tip the market and now make development more attractive to commercial interests. No documentation of efforts to attract a mixed-use developer, or a commercial user concurrent with the proposed residential development, to the property has been presented. Application: The Applicant’s statement describing how the proposed future land use designation is compatible with the future land use designation(s) and existing land uses surrounding the amendment lands: Response: The proposed amendment will facilitate the development of the commercial portion of the project by activating the site with adjacent residential and creating a shovel-ready commercial building lot with access points and stormwater retention provided by the residential builder. By separating the commercial entitlement into its own parcel, a small commercial developer or small business owner can more easily pull building permits for their own project rather than waiting for a vertical mixed-use developer to take interest in the entirety of this project as approved. Staff: Given the very limited amount of land available on North Hutchinson Island that allows commercial development, the question of “compatibility” requires refined attention. Often, compatibility in the context of land use evaluations is used as a synonym for similarity. In this case, compatible should be considered in the light of “well-matched” or “well-suited.” Given the very limited commercial activity on North Hutchinson Island, the development of limited commercial can be said to be more compatible than additional residential dwellings. Additionally, in the scenario explored by the applicant, a small commercial developer or small business owner would remain subject to a site plan approval for their development scope, in order to pursue building permits for their own project, whereas a vertical or horizontal mixed-use developer would provide a near move-in ready space to purchase or lease (i.e. Renaissance in Downtown Fort Pierce). Application: Provide statement describing any conditions affecting the area of the amendment lands that have changed since the most recent adoption of the Comprehensive Plan. Describe any changes in development patterns, utility availability, and public service capacity. Provide the data and analysis supporting your conclusions: Page 137 of 194 Grande Beach FLUMA-2405-000030 Page 8 Response: The current vested PMUD was approved June 17, 2008, and since then no developer has taken advantage of this ready-made site plan. In speaking with various developers, it has become clear that vertical mixed-use development can be viable given enough land area and a context of urbanism that invites greater density and height. Given the limited height and density permitted on this parcel, the viability of developing this site is clearly lacking given the lack of ability to proceed with the current limitations of the sub-area policies. Staff: The Applicant has provided no documentation of the efforts made to attract a mixed-use developer to the site to construct the approved PMUD Site Plan or to develop a similar mixed-use project, coupled with good design, with documentation that such is needed to be viable. The density provided by the MXD is approximately 7.41 DUA, which is between the County’s Residential Urban (5 DUA) and Residential Medium (9 DUA), serving as a transition between the RM FLU to the north, east, northwest, southeast, and RU to the southwest permitted. There has been minimal change in the need for additional commercial enterprise on North Hutchinson Island, with a few residential projects introducing new units to the Island (i.e. Crystal Cay, Avalon Beach PUD, Queen’s Island Preserve, etc.). Application: Provide a statement describing why there is a need for the proposed Future Land Use Map Amendment and how the amendment will result in an orderly and logical development pattern: Response: The proposed Future Land Use Map Amendment is needed now because sufficient time has passed to grant opportunities to develop the approved site plan, which has not gained traction among the many developers who have conducted due diligence on this site. As no changes in density, intensity, uses or height are proposed, this amendment will result in the same orderly and logical development pattern that exists with the current FLU. Staff: The Applicant has provided no documentation of the “many developers who have conducted due diligence on the site.” While no changes in density, intensity, uses or height are sought, the Applicant seeks to provide policies that fundamentally alter the form and intent of permitted development. The form and design of development often what impacts nearby land uses more than the use, density or height. Further, perhaps modest changes regarding commercial floor area levels with the Grande Beach Mixed Use Activity Plan are worth exploring. Application: Provide a traffic report of the potential impacts to the County’s transportation system brought about by the proposed land use change. The report must include existing, background, committed trips, and the projected traffic volumes and the level of service for all affected roadways. Projected traffic volumes must be based on the highest density/intensity allowed under the requested future land use designation. Response: No changes in existing density, intensity, height or uses are proposed with this application, therefore, no further impacts will be made to the County’s transportation Page 138 of 194 Grande Beach FLUMA-2405-000030 Page 9 system. A Traffic Impact Statement is provided with this application, and a Traffic Impact Report will be provided with the concurrent PMUD adjustment. Staff: Staff agrees with Applicant’s response. Application: Describe the drainage characteristics of the area and what effects the proposed land use amendment would have on the volume and quality of stormwater runoff. Identify the property’s flood zone classification. Response: No changes in existing density, intensity, height or uses are proposed with this application, therefore, no further impacts will be made to the volume and quality of the stormwater runoff. The existing site soils generally consist of very loose to dense fine sand (SP), fine sand with little silt (SP-SM), fine sand with little clay (SP-SC), fine sand with some silt (SM), fine sand with some clay (SC). The site primarily drains from east to west. The existing pavement areas and real estate office drain to existing storm sewer inlets and into an overgrown on-site swale located just north of the vehicular use area. Upon exceeding its current retention capacity, the site discharges via overflowing the western property boundary to the St. Lucie County drainage canal and an existing drainage inlet within the Marina Drive right-of-way at the southwest corner of the site. The site currently accepts runoff from the western portion of the A1A right-of-way via sheet flow along the project’s eastern property boundary. It is anticipated that these flows will have to be taken through the proposed development in the post-development condition. The proposed land use amendment will not substantially alter the existing drainage patterns of the site. The proposed project will construct a stormwater management system consisting of a mix of dry and wet detention areas. The new system will provide treatment and attenuation of stormwater runoff in accordance with St Lucie County and South Florida Water Management District. This includes a net improvement for average annual loads of nitrogen and phosphorus. The post-development peak discharge rate shall be no greater than the pre-development condition. The western portion of the project is occupied by a mapped AE Flood Zone at elevation 4.00 NAVD. Staff: Staff agrees that the proposed change to the Grande Beach Mixed Use Activity Area Plan and policies will not directly impact the stormwater management. Staff notes, that the application for approval of the Preliminary Development Plan states that the sheet flow from A1A will be handles as “pass-by” and will not be retained or treated by the project, which is a different approach than indicated above. Application: What are the potential environmental impacts of the requested amendment? Describe the natural resources occurring on and adjacent to the amendment lands. Identify any protected species that are known to occur and estimate the acres of wetlands and native upland habitats on the amendment lands. Identify Category I, II, or III Wetlands as described in Policy 8.1.14.1. Page 139 of 194 Grande Beach FLUMA-2405-000030 Page 10 Response: No changes in existing density, intensity, height or uses are proposed with this application, therefore, no further environmental impacts will be created. Staff: Staff accepts Applicant’s response. Application: Indicate if the area under consideration is located within a unique area with common characteristics, such as the Indrio Road corridor and White City. If so, indicate how the proposed change in future land use is consistent with the character of the area and any neighborhood plan or special planning project for the amendment area. Response: The subject area is located on North Hutchinson Island with HIRD zoning surrounding most of the property. While this is not designated as a specific neighborhood planning area or Special Area Plan, development on the barrier island is unique to certain considerations, such as environmental impacts, stormwater treatment, and evacuation in cases of emergency. The proposed amendment will not exacerbate any of these considerations. However, considering development on the barrier island frequently draws the attention of neighbors, the applicant has engaged adjacent property owner since the inception of this plan to gain insight into their concerns. The applicant held meeting[s] and exchanged multiple communications with the North Beach Association, the representative property owners’ organization, and hosted a neighborhood meeting with over 830 invitees from surrounding developments to discuss the proposal. Staff: In addition to the unique concerns for the natural resources of a barrier island, including wildlife habitat, mangrove wetlands, the beach and water quality, North Hutchinson Island is distinctive in the lack of commercial uses to serve the residents and visitors and the long-standing desire of the residents for additional commercial use on the Island. The proposed modifications to the Grande Beach Specific Use Activity Plan and policies seek to allow additional residential development while deferring development of commercial uses. The provision of commercial on-site offers to reduce vehicle miles traveled (VMT) for the on-site residential and nearby residences, offsetting some need or desire to travel to the mainland for convenience goods or services. Proposed Amendment Consistency with Comprehensive Plan In reviewing petitions for amendments to the Future Land Use Map (FLUM), the Planning and Zoning Commission (Acting as the Local Planning Agency) and 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 FUTURE LAND USE MAP AMENDMENT STANDARDS OF REVIEW AS SET FORTH IN THE ST. LUCIE COUNTY COMPREHENSIVE PLAN AND FLORIDA STATUTES Page 140 of 194 Grande Beach FLUMA-2405-000030 Page 11 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. 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. It is not directly relevant to the Future Land Use Map amendment requested by this application. The Mixed Use Development (MXD) designation is not being changed, nor the Medium Intensity assigned to the Grande Beach Mixed Use Development Activity Area. 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. This Comprehensive Plan Policy is also not directly relevant to the Future Land Use Map amendment requested by this application. The Mixed Use Development (MXD) designation, the Medium Intensity assigned to the Grande Beach Mixed Use Development Activity Area, and the amount of residential and commercial development to be permitted are not being changed. 1. An analysis of anticipated growth. The 2020 Census total population count for St. Lucie County was 329,226, or a 119% increase. From 2010 to 2020 alone, the percent change in the total population is 18.5%, as displayed in Table 3, below. The U.S. Census Bureau estimated total St. Lucie County population at 373,586 with City of Port St. Lucie population at 245,021 as of July 1, 2023, increases of 13.5% and 19.6%, respectively in just a little more than three years. Page 141 of 194 Grande Beach FLUMA-2405-000030 Page 12 Table 1. St. Lucie County & Municipal Census Data – 2010 to 2020 Changes Census County & City April 1, 2020 April 1, 2010 Total Change Percent Change Total St. Lucie County 329,226 277,789 51,437 18.5 Fort Pierce 47,297 41,590 5,707 13.7 Port St. Lucie 204,851 164,603 40,248 24.5 St. Lucie Village 613 590 23 3.9 UNINCORPORATED COUNTY 76,465 71,006 5,459 7.7 The University of Florida Bureau of Economic and Business Research (BEBR) Projections of Florida Population by County for 2025–2050, projects a total population between 406,000 to 655,400 by 2050. BEBR believes the medium series is the most likely to provide accurate forecasts in most circumstances, which would place the St. Lucie County population at 530,700 by 2050. This is a total change of 201,474 or a percent change of 61.2% from the 2020 Census. The population within the unincorporated County continues to increase, with increased demand to develop property along the western edge of growth centers and the interstate network. Pursuant to Section 163.3177, Florida Statutes, the comprehensive plan is intended to provide “the principles, guidelines, standards, and strategies for the orderly and balanced future economic, social, physical, environmental, and fiscal development of the area that reflects community commitments to implement the plan and its elements;” and requires that the comprehensive plan “be based on at least the minimum amount of land required to accommodate the medium projections as published by the Office of Economic and Demographic Research (EDR) for at least a 10-year planning period.” Table 2. EDR Population Projections for St. Lucie County The limited amount of privately-owned, undeveloped land on North Hutchinson Island will accommodate some modest additional population growth. However, while the vital role of North Hutchinson Island to the quality of life and economy of St. Lucie County cannot be underestimated, clearly its most important role is not to accommodate continued population growth at the rate and in the numbers being experienced in other parts of the County. The petitioned amendment cannot be characterized as seeking to accommodate the growth in the residential population or to meet the need for workforce housing. 2. An analysis of the availability of facilities and services. 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 Page 142 of 194 Grande Beach FLUMA-2405-000030 Page 13 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. This analysis is also not crucial to the requested refinement of the Grande Beach Mixed Use Activity Plan. Water & Wastewater The St. Lucie County Utilities (SLCU) has water and wastewater lines in the A1A right-of- way to serve the 70 dwellings and 20,000 square feet permitted by the Grande Beach Plan. The potable water is provided pursuant to an interlocal agreement with the Fort Pierce Utilities Authority. Transportation The requested change in the Grande Beach Mixed Use Activity Area Plan and Policies present no change in impacts on the transportation network. Solid Waste The requested change in the Grande Beach Mixed Use Activity Area Plan and Policies present no change in impacts on the transportation network. 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. The County’s Environmental Resources Department concluded as follows: “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. ERD has no objection to the proposed future land use map amendment request.” 4. An analysis of the compatibility of adjacent land uses Development Future Land Use category Zoning District Actual Developed Density NORTH & WEST The Sands RM (Residential Medium) up to 9 DUA HIRD (Hutchinson Island Residential Development) 4.9 DUA SOUTH & WEST Coral Cove RU (Residential Urban) up to 5 DUA RS-4 (Residential, Single-family, up to 4 DUA) 3 DUA EAST Atrium RM HIRD 10.5 DUA Page 143 of 194 Grande Beach FLUMA-2405-000030 Page 14 (Residential Medium) up to 9 DUA (Hutchinson Island Residential Development) The current future land use category for the subject site allows a residential density of 7.4 DUA. No change is proposed to that residential density. The eventual development of commercial use for the site is also not proposed for change. The question of whether the residential development can be completed without any commercial development being completed does not appear to impact the issue of compatibility. 5.An analysis of the need for job creation, capital improvement, and economic development that will strengthen and diversify the community’s economy. It is not clear that the proposed change to allow the residential development to be completed without any commercial development being completed has bearing on job creation, capital improvement, and economic development. The current future land use category for the subject site allows a residential density of 7.4 DUA. No change is proposed to that density. The eventual development of up to 20,000 sq. ft. of commercial use on the site is also not proposed for change. 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. A1A is a Florida Department of Transportation owned and managed roadway, but it is part of the Strategic Intermodal System. Other Applicable Comprehensive Plan Policies The following Comprehensive Plan Goals, Objectives, and Policies are applicable to this amendment. 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. Neither the St. Lucie County Comprehensive Plan nor the Land Development Code define “urban sprawl.” The Florida Community Planning Act, FS. Section 163.3164 (52) defines urban sprawl to be “a development pattern characterized by low density, automobile- dependent development with either a single use or multiple uses that are not functionally related, requiring the extension of public facilities and services in an inefficient manner, and failing to provide a clear separation between urban and rural uses.” The proposed modification to the Grande Beach Mixed Use Activity Area Plan and Policies does not proliferate urban sprawl. It is a previously developed lot and in the context of North Hutchinson Island represents in-fill development. Ensuring that the commercial development is constructed and is occupied by commercial users supplying goods and services needed by nearby residents can reduce the number and length of vehicle trips. The Applicant asserts that the requested modifications will result in the needed and desired Page 144 of 194 Grande Beach FLUMA-2405-000030 Page 15 commercial development occurring sooner. Nearby residents do not appear to be persuaded that that is true. Staff is also not convinced that is true. Objective 1.1.8: Planned Developments. The County shall continue to support and encourage innovative land use development patterns including planned developments through the adequate provision in the County's Land Development Code including Planned Unit Developments (PUD), Planned Non-Residential Development (PNRD) and the Planned Mixed Use Development (PMUD) zoning designations. Policy 1.1.8.1 – The County shall continue to encourage the use of planned development techniques to conserve open space and environmentally sensitive areas, through the County's Land Development Code which shall include: a. Minimum acreage requirements necessary to support a viable mixed use community providing sufficient design flexibility to allow innovation and creativity in all forms of planned unit developments; b. Minimum open space standards, consistent with the percentages identified in the Land Development Code for all planned developments and including assurances that such areas will remain as open space to protect existing native habitat, to provide for minimum setback needs from adjacent uses, and to provide active and passive recreational as well as visual amenities; c. Provisions ensuring the long term preservation of remaining open spaces; d. A mixed use district combining residential, commercial, recreational, educational, and other income producing uses providing significant functional and physical integration among uses; e. Minimum standards for the provision of on-site shopping, job opportunities and internal trip capture; and, f. Specific requirements to provide efficient, centralized infrastructure (potable water and sanitary sewer). Include specific restrictions on the use of septic tanks, individual wells, and package plants in planned unit developments. g. Development consistent with the Towns, Villages and Countryside Element and the Transfer of Development Rights Program outlined under Objective 11.1.7. Policy 1.1.8.2 – The County shall encourage the use of the Planned Mixed Use Development (PMUD) zoning designation which permits both residential and non-residential development within a single planned development. Policy 1.1.8.3 – The County shall continue to support and implement the mixed use activity areas as indicated in the Sub-area Mixed Use Activity Area Plans as depicted by name in this Element NOTICE In accordance with LDC and statutory requirements, the public hearing before the Planning and Zoning Commission was properly noticed. On Friday, September 13, 2024, an ad was published in the St. Lucie News Tribune, on September 9, 2024, a sign was posted on the property. In addition, on or about September 12, 2024, a courtesy notice was mailed to 700+ owners of real property located within 500 feet. Page 145 of 194 Grande Beach FLUMA-2405-000030 Page 16 In response to these notices and the publication of the DRC agenda, staff received several inquiries about the two pending applications—the proposed Preliminary development Plan and the Future land Use map Amendment. The written comments received on or before the publication of the agenda package are included in the package. Neighborhood Meeting The Applicant held more than one neighborhood meeting and has engaged in ongoing communications with the North Beach Association, a non-profit organization representing residents and Property Owners Associations on North Hutchinson Island. STAFF SUMMARY AND RECOMMENDATIONS Staff recommends that the Planning and Zoning Commission forward to the Board of County Commissioners a recommendation that the Future Land Use Map amendment be denied. The FLUM was changed from Commercial to MXD and substantial development options were granted in exchange for commitments by the property owner to achieve certain land development goals including both use, design and form. The commitment to ensure the commercial space was constructed along with the residential development was rewarded with substantially higher density (7.4 DUA) than the adjacent residential development located on the west side of A1A. The Coral Cove neighborhood, to the south and the west, has density of +/- 3 DUA. The Sands, including River Pointe, Lakeshore and River Walk, to the north and west, has density of +/- 4.9 DUA. (Comparison to the densities on the east side of A1A, which is located within Hutchinson Island Building Height Overlay Zone A (allowing structures up to 125 feet tall) is not informative.) The Applicant seeks to take full advantage of all the density provided by the Grande Beach Mixed Use Activity Area, with no assurance or obligation that the intent of the Mixed-Use Activity Area Plan will be achieved. The Applicant has provided no documentation that conditions have changed sufficiently to justify the substantial deviation from the policies adopted by the Board of County Commission after a lengthy and involved public process. While the Grande Beach Preliminary Development Plan is not part of this agenda item on the requested modification of the Grande Beach Mixed Use Activity Area Plan, the requested modification is sought to enable a very particular site plan to move forward. That Preliminary Development Plan offers a basic 2-story townhouse community with just 17% of the site (1.65 acres) reserved for a two-story, 16,000 sq. ft commercial building (8,000 sq. ft. footprint). Page 146 of 194 Ordinance No. 2024-29 Page 1 of 5 . ORDINANCE 2024-XX AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY, FLORIDA, AMENDING THE COMPREHENSIVE PLAN FUTURE LAND USE MAP FOR +/-9.44 ACRES TO MODIFY THE POLICIES GOVERNING THE GRANDE BEACH MIXED-USE ACTIVITY AREA; PROVIDING FOR FINDINGS, PROVIDING FOR CONFLICTING PROVISIONS, PROVIDING FOR SEVERABILITY, APPLICABILITY, PROVIDING FOR FILING WITH THE FLORIDA DEPARTMENT OF STATE, PROVIDING FOR FILING WITH THE FLORIDA DEPARTMENT OF COMMERCE, PROVIDING FOR 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 Statutes, is authorized and empowered to consider amendment to the adopted Comprehensive Plan of St. Lucie County. 3.On September 26, 2024, 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 denial/approval of the proposed Small-Scale amendment to the Board of County Commissioners. 4.On __________, 2024, the Board of County Commissioners of St. Lucie County, Florida held a public hearing, of which due notice was published in the St. Lucie News Tribune and voted to approve/not approve the proposed Small-Scale amendment to the State Land Planning Agency within the Florida Department of Commerce. 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 hereby adopt the amendment to the Future Land Use Map of the St. Lucie County Comprehensive Plan, attached herein as Exhibit A. B.CHANGES TO THE COMPREHENSIVE PLAN The Board of County Commissioners does hereby state its intention to not amend / amend the St. Lucie County Comprehensive Plan Future Land Use Map to change the Grande Beach MXD Future Land Use Activity Area Sub Area Policies, Page 147 of 194 Ordinance No. 2024-29 Page 2 of 5 . as contained herein as Exhibit A, applicable to approximately 9.44 acres more particularly described in the Legal Description attached herein as Exhibit B; and C.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. D.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. E.APPLICABILITY OF ORDINANCE This Ordinance shall be applicable as stated in Paragraph A and B. F.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. G.FILING WITH THE STATE LAND PLANNING AGENCY The Planning and Development Services Director shall send a certified copy of the Ordinance to the State Land Planning Agency within the Florida Department of Commerce, 107 East Madison Street, Caldwell Building, Tallahassee, Florida 32399- 4120. H.EFFECTIVE DATE The effective date of this plan amendment, if the amendment is not timely challenged, shall be 31 days after the state land planning agency notifies the County that the plan amendment package is complete. 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 enters a final order finding the adopted amendment in compliance in accordance with Section 163.3184(10), Florida Statutes. I.CODIFICATION This Ordinance, upon its effective date, shall be codified by incorporating any contained changes into the St. Lucie County Comprehensive Plan. J.ADOPTION. After motion and second, the vote on this ordinance was as follows: Page 148 of 194 Ordinance No. 2024-29 Page 3 of 5 . Cathy Townsend, Chair XXX Chris Dzadovsky, Vice-Chair XXX Larry Leet, Commissioner XXX Linda Bartz, Commissioner XXX Jamie Fowler, Commissioner XXX PASSED AND DULY ENACTED this ______day of _____________, 2024. BOARD OF COUNTY COMMISSIONERS ATTEST: ST. LUCIE COUNTY, FLORIDA _________________________ BY: _____________________________ Deputy Clerk Chair APPROVED AS TO FORM AND CORRECTNESS: BY: _____________________________ County Attorney Page 149 of 194 Ordinance No. 2024-29 Page 4 of 5 . Ordinance 2024-29 Exhibit A Sub Area Policies •Residential land uses will be limited to a maximum of 70 dwelling (multifamily) units. •The maximum 40% residential threshold set forth in Section 07.03.03.A of the St. Lucie County Land Development Code will not be applicable to development on this site. •The minimum commercial square footage permitted is 16,000 square feet and the maximum commercial square footage permitted is 20,000 square feet. •At fifty percent (50%) of residential build-out (35 dwelling units), fifty percent (50%) of the commercial square footage (8,000 square feet) must be constructed. •The commercial component of the project shall be integrated into the overall site design through architecture, vertical/horizontal integration of uses, building materials, color and street orientation. •A designated transit stop shall be provided within the development. •No industrial use will be permitted within the development. Page 150 of 194 Ordinance No. 2024-29 Page 5 of 5 . Ordinance 2024-29 Exhibit B LEGAL DESCRIPTION: PARCEL 1: TRACT “E-1”, BLOCKS 8 AND 9 AND ALLEYS ABUTTING THERETO, TRACT “F-1” AND TRACT “A” AND A PORTION OF CORAL AVENUE, CORAL COVE BEACH ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 11 AT PAGES 30A AND 30B OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA. TOGETHER WITH: A PARCEL OF LAND DESCRIBED AS CORAL AVENUE, A 60 FEET WIDE RIGHT-OF-WAY LYING NORTH OF MARINA DRIVE ACCORDING TO THE PLAT OF CORAL COVE BEACH, RECORDED IN PLAT BOOK 11, PAGE 30, OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA. AND A PARCEL OF LAND, BEING A 30 FOOT WIDE ALLEY LYING SOUTH OF BLOCK 8, ACCORDING TO THE PLAT OF CORAL COVE BEACH, RECORDED IN PLAT BOOK 11, PAGE 30, OF THE PUBLIC RECORDS OF LUCIE COUNTY, FLORIDA. AND A PARCEL OF LAND, BEING A 30 FOOT WIDE ALLEY LYING NORTH OF BLOCK 9, ACCORDING TO THE PLAT OF CORAL COVE BEACH, RECORDED IN PLAT BOOK 11, PAGE 30, OF THE PUBLIC RECORDS OF LUCIE COUNTY, FLORIDA. ALL AS ABANDONED BY RESOLUTION NO. 06-126 AS RECORDED IN OFFICIAL RECORDS BOOK 2571, PAGE 203, OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA. AND THAT PORTION OF LAND ADJACENT TO THE WESTERN BOUNDARY OF TRACTS A AND F-1 OF THE CORAL COVE - SECTION 1 PLAT, AS RECORDED IN PLAT BOOK 11, PAGE 30, OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA, HAVING THE FOLLOWING DESCRIBED BOUNDARIES: THE EASTERN BOUNDARY IS THE WESTERN BOUNDARY LINE OF TRACTS A AND F-1 OF THE CORAL COVE - SECTION 1 PLAT; THE WESTERN BOUNDARY IS THE WATER LINE OF THE CANAL WHICH IS WEST OF THE TRACTS A AND F-1 OF THE CORAL COVE - SECTION 1 PLAT (SUCH CANAL HEREIN REFERRED TO AS THE "CANAL"); THE NORTHERN BOUNDARY IS A LINE THAT RUNS ON THE SAME COURSE AS THE NORTHERN BOUNDARY OF THE CANAL, RUNNING EAST TO THE WESTERN BOUNDARY OF TRACTS A AND F-1 OF THE CORAL COVE - SECTION 1 PLAT; THE SOUTHERN BOUNDARY IS A LINE THAT RUNS ON THE SAME COURSE AS THE SOUTHERN BOUNDARY OF THE CANAL, RUNNING EAST TO THE WESTERN BOUNDARY OF TRACTS A AND F-1 OF THE CORAL COVE - SECTION 1 PLAT. PARCEL 2: EASEMENT RIGHTS, AS CONTAINED IN THAT CERTAIN GRANT OF EASEMENT BY AND BETWEEN SURF N SAND PROPERTIES, INC., A FLORIDA CORPORATION AND ALL PARCELS OF REAL PROPERTY LOCATED WITHIN THE PLAT OF CORAL COVE BEACH- SECTION ONE, FILED MARCH 15, 2001, RECORDED IN OFFICIAL RECORDS BOOK 1372, PAGE 848, SUBJECT TO THE TERMS AND CONDITIONS THERETO, MORE PARTICULARLY DESCRIBED AS: THE NORTH 5 FEE OF TRACT "Q", CORAL COVE BEACH, SECTION ONE, ACCORDING TO THE PLAT THEREOF, RECORDED IN PLAT BOOK 11, PAGE 30, OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA. CONTAINING 9.439 ACRES, MORE OR LESS. SAID LANDS SITUATE IN UNINCORPORATED INDIAN RIVER COUNTY, FLORIDA. SUBJECT TO EASEMENTS, RESTRICTIONS, RESERVATIONS, COVENANTS, AND RIGHTS-OF-WAY OF RECORD. Page 151 of 194 Planning and Development Services Department Planning Division M E M O R A N D U M SUGGESTED MOTIONS: MOTION TO DENY AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING, INCLUDING STAFF COMMENTS, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS DENY THE REQUESTED AMENDMENT OF THE FUTURE LAND USE MAP TO MODIFY THE GRANDE BEACH MIXED USE ACTIVITY AREA PLAN, BECAUSE ... .[CITE REASONS WHY - PLEASE BE SPECIFIC] MOTION TO APPROVE AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING, INCLUDING STAFF COMMENTS, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS APPROVE THE REQUESTED AMENDMENT OF THE FUTURE LAND USE MAP TO MODIFY THE GRANDE BEACH MIXED USE ACTIVITY AREA PLAN, BECAUSE ... [CITE REASONS WHY - PLEASE BE SPECIFIC] Page 152 of 194 Page 153 of 194 Page 154 of 194 Page 155 of 194 Page 156 of 194 Page 157 of 194 P ROJECT N ARRATIVE Grande Beach – Pulte Home Company, LLC Future Land Use Map Amendment Summary The applicant, Pulte Home Company, LLC, wishes to revise the vested Grande Beach site plan by disaggregating the residential and commercial components of the proposed development. This FLUMA application proposes to eliminate some controlling language in the existing MXD sub-area policies for this site to allow for development according to market demand. Aerial Map Page 158 of 194 FLUMA Narrative Grande Beach – Pulte Home Company, LLC May 13, 2024 2 Site Information Parcel 1 Parcel ID 1425-701-0153-000/7 Acreage 9.44 Future Land Use MXD - Medium Intensity Zoning PMUD Current Approval 70 units @ 7.42 du/ac and 16,930 SF Commercial Adjacent Properties North South East West Future Land Use RM RU RM RM/RU Zoning HIRD RS-4 HIRD HIRD/RS-4 Current Use The Sands condo Coral Cove subdivision Atrium on the Ocean condo The Sands & Coral Cove Future Land Use & Density Policy 1.1.8.4 defines maximum densities and intensities in MXD (Mixed Use Development) Future Land Use designations. The Comprehensive Plan Future Land Use Element identifies this parcel as Medium Intensity, which may include the following types of land uses and intensities: Residential: 5 to 9 du/acres Institutional 1.0 FAR * Professional Service/Office 1.0 FAR * General Commercial 0.75 FAR * (* FAR = Floor Area Ratio) At the maximum allowable density of 9 du/acre, use of the entire parcel for residential could theoretically yield 84 units (9.44 ac x 9 du/ac = 84.96). However, Policy 1.1.8.3 refers to the specific Mixed Use Activity Areas in the Comprehensive Plan, all of which contain guiding sub-area policies. The Grande Beach Mixed Use Activity Area includes the following such stipulations: • Residential land uses will be limited to a maximum of 70 dwelling (multifamily) units. • The maximum 40% residential threshold set forth in Section 07.03.03.A of the St. Lucie County Land Development Code will not be applicable to development on this site. • The minimum commercial square footage permitted is 16,000 square feet and the maximum commercial square footage permitted is 20,000 square feet. • At fifty percent (50%) of residential build-out (35 dwelling units), fifty percent (50%) of the commercial square footage (8,000 square feet) must be constructed. • The commercial component of the project shall be integrated into the overall site design through architecture, vertical/horizontal integration of uses, building materials, color and street orientation. • A designated transit stop shall be provided within the development. • No industrial use will be permitted within the development. Page 159 of 194 FLUMA Narrative Grande Beach – Pulte Home Company, LLC May 13, 2024 3 Proposal The applicant is looking to develop the permitted residential units at the same density and intensity, but with the commercial component of the development as a separate tract. The subject application is to modify the existing Comprehensive Plan subarea policy language as follows: • Residential land uses will be limited to a maximum of 70 dwelling (multifamily) units. • The maximum 40% residential threshold set forth in Section 07.03.03.A of the St. Lucie County Land Development Code will not be applicable to development on this site. • The minimum commercial square footage permitted is 16,000 square feet and the maximum commercial square footage permitted is 20,000 square feet. • At fifty percent (50%) of residential build-out (35 dwelling units), fifty percent (50%) of the commercial square footage (8,000 square feet) must be constructed. • The commercial component of the project shall be integrated into the overall site design through architecture, vertical/horizontal integration of uses, building materials, color and street orientation. • A designated transit stop shall be provided within the development. • No industrial use will be permitted within the development. PMUD A proposed amendment to the vested PMUD site plan will be submitted concurrently for consideration, which proposes slight reductions in density and intensity from what is approved in the vested site plan. Public Engagement The applicant hosted considerable public engagement efforts prior to these application submittals. • A Pre-Application meeting with staff on January 11, 2024 presented this proposal and a number of surrounding property owners attended. • Pulte Home Company, LLC and its representatives have engaged in substantial communication with the Executive Board of the North Beach Association, including a virtual meeting to discuss their concerns on February 28, 2024. • A neighborhood meeting, with over 830 invitations mailed and over 100 neighbors in attendance, occurred on April 9, 2024 to elicit feedback from neighbors for revising the site plan to meet development goals. Page 160 of 194 FLUMA Narrative Grande Beach – Pulte Home Company, LLC May 13, 2024 4 Future Land Use Map Zoning Map Page 161 of 194 Grande Beach FLUMA Supplement 4 A.Are any other applications being submitted concurrent with this application? YES B.Please indicate the type of any concurrent application(s) being submitted: PMUD Major Adjustment C.Describe the existing improvements and structures on the amendment lands: Upon original approval of the PMUD in 2008, the site was developed with a 950 SF real estate sales office. D.Proposed use of amendment lands: Maximum of 70 townhomes and 16,000 square feet of commercial. E. Reason for making this request: This Comprehensive Plan Amendment request is submitted to amend the sub-area policies of the existing MXD area. Your responses should be thorough and supported by references to specific sections of the Comprehensive Plan that are applicable to the proposed future land use amendment. Please provide explanations below or attach documentation. 1. Describe whether/how the proposed amendment conforms to the SLC Comprehensive Plan: The proposed amendment will facilitate the development of the commercial portion of the project by activating the site with adjacent residential and creating a shovel-ready commercial building lot with access points and stormwater retention provided by the residential builder. By separating the commercial entitlement into its own parcel, a small commercial developer or small business owner can more easily pull building permits for their own project rather than waiting for a vertical mixed-use developer to take interest in the entirety of this project as approved. 2. A statement describing how the proposed future land use designation is compatible with the future land use designation(s) and existing land uses surrounding the amendment lands? The existing Future Land Use is not proposed for amendment to any differing uses, density, intensity, or height, therefore compatibility with surrounding properties. 3. In accordance with Future Land Use Policy 1.1.5.3 provide the following information: a. Identify future land use designations and existing land uses within ¼ mile of the subject property that have the same or greater type of proposed future land use designation. b. Is the property under the land use amendment application within the Five Year Capital Improvement Program of the Water and Wastewater Master Plan for St. Lucie County or otherwise meet the requirements of Policy 1.1.5.4. This FLUMA application is not requesting any increases in density or intensity on the subject property; the applicant is simply proposing to amend the sub-area policies associated with the current MXD land use that restricts the residential development in its dependence upon the commercial development. Land use designations of similar density surround the subject property: Page 162 of 194 North: RM FLU (9 du/ac) and HIRD zoning – The Sands condominium South: RU FLU (5 du/ac) and RS-4 zoning – Coral Cove subdivision East: RM FLU (9 du/ac) and HIRD zoning - Atrium on the Ocean condominium West: RM/RU FLU (5-9 du/ac) and HIRD/RS-4 zoning - The Sands & Coral Cove Additionally, the parcel at the northeast corner of A1A and Shorewinds Drive less than ¼ mile to the south has a land use designation of COM, which is one of the most intense land use categories available in St. Lucie County. Yes, the property is withing the five-year capital improvement program for water and wastewater. 4. Provide a statement describing any conditions affecting the area of the amendment lands that have changed since the most recent adoption of the Comprehensive Plan. Describe any changes in development patterns, utility availability, and public service capacity. Provide the data and analysis supporting your conclusions. The current vested PMUD was approved June 17, 2008, and since then no developer has taken advantage of this ready-made site plan. In speaking with various developers, it has become clear that vertical mixed-use development can be viable given enough land area and a context of urbanism that invites greater density and height. Given the limited height and density permitted on this parcel, the viability of developing this site is clearly lacking given the lack of ability to proceed with the current limitations of the sub-area policies. Utilities availability to is being made available via the MSBU and associated funding recently approved by the St. Lucie County BOCC on May 7, 2024. 5. Provide a statement describing why there is a need for the proposed Future Land Use Map Amendment and how the amendment will result in an orderly and logical development pattern The proposed Future Land Use Map Amendment is needed now because sufficient time has passed to grant opportunities to develop the approved site plan, which has not gained traction among the many developers who have conducted due diligence on this site. As no changes in density, intensity, uses or height are proposed, this amendment will result in the same orderly and logical development pattern that exists with the current FLU. 6. Provide a traffic report of the potential impacts to the County’s transportation system brought about by the proposed land use change. The report must include existing, background, committed trips, and the projected traffic volumes and the level of service for all affected roadways. Projected traffic volumes must be based on the highest density/intensity allowed under the requested future land use designation. No changes in existing density, intensity, height or uses are proposed with this application, therefore, no further impacts will be made to the County’s transportation system. A Traffic Impact Statement is provided with this application, and a Traffic Impact Report will be provided with the concurrent PMUD adjustment. Page 163 of 194 7. Provide a potable water impact and capacity analysis and documentation that demonstrate adequate water supply facilities and service will be available concurrent with the impact of development. Provide correspondence from the service provider verifying their ability to serve the proposed development. (See attached worksheet) No changes in existing density, intensity, height or uses are proposed with this application, therefore, no greater demand for potable water will be created. 8. Provide a projection of the average daily volumes of solid waste that would be generated if the land use(s) change. No changes in existing density, intensity, height or uses are proposed with this application, therefore, no greater volume of solid waste will be created. 9. What demands for recreational facilities will be created by development as a result of the land use change? If you are requesting a residential classification, identify the recreational facilities and open spaces that are available in the vicinity? No changes in existing density, intensity, height or uses are proposed with this application, therefore, no greater demand for recreational facilities will be created. Public beach access is available through both local and state parks within one-half mile, with Pepper Park to the north and Fort Pierce Inlet State Park to the south. 10. Indicate the location of any archaeological or historic resources that are known to occur on or near the amendment lands. Describe potential impacts to these resources as a result of the proposed amendment. Provide a copy of any available archaeological or historic assessment. No known historic or archaeological resources exist on or near the amendment lands. 11. Is the property currently within the Planned Urban Service Area Boundary? Yes. 12. Indicate if the area under consideration is located within a unique area with common characteristics, such as the Indrio Road corridor and White City. If so, indicate how the proposed change in future land use is consistent with the character of the area and any neighborhood plan or special planning project for the amendment area. The subject area is located on North Hutchinson Island with HIRD zoning surrounding most of the property. While this is not designated as a specific neighborhood planning area or Special Area Plan, development on the barrier island is unique to certain considerations, such as environmental impacts, stormwater treatment, and evacuation in cases of emergency. The proposed amendment will not exacerbate any of these considerations. However, considering development on the barrier island frequently draws the attention of neighbors, the applicant has engaged adjacent property owner since the inception of this plan to gain insight into their concerns. The applicant held meeting and exchanged multiple communications with the North Beach Association, the representative property owners’ organization, and hosted a neighborhood meeting with over 830 invitees from surrounding Page 164 of 194 developments to discuss the proposal. The applicant also intends to host a follow-up virtual meeting for those that expressed interested in staying apprised of the development progress, as well as for those who were unavailable to attend the in-person neighborhood meeting. 13. Identify any local government affected by the amendment. If any, provide a copy of the proposed application documents to the appropriate government official. Indicate the name and address of the official for which the application documents were provided. No other local government jurisdiction is located within one mile of the amendment lands. Page 165 of 194 PTC Transportation Consultants 601 Heritage Drive, Suite 493 Jupiter, FL 33458 (561) 296-9698 FLUM Traffic Statement 23-088 5-9-24 Pinder Troutman Consulting, Inc. May 9, 2024 Mr. Bert Martinez Pulte Group 1475 Centrepark Blvd, Suite 140 West Palm Beach, FL 33401 Re: Grande Beach - #PTC23-088 Dear Mr. Martinez: The purpose of this letter is to provide a traffic statement for the subject property to accompany the Comprehensive Plan FLUM Amendment application. The current Future Land Use (FLU) designation for this site is MXD. The MXD designation could support a maximum of 70 residential townhouse units and 20,000 SF of retail. The proposed text amendment does not change the FLU designation of MXD. Therefore, there is no change in density or intensity that would affect the trip generation potential for this site, and no further analysis is necessary. For informational purposes, Attachment 1 provides the maximum trip generation potential for this site based on ITE, Trip Generation Manual, 11th Edition. However, as stated above, these trips are already accounted for in the existing/proposed MXD FLU designation. Please let me know if you need any further information. Sincerely, Rebecca J. Mulcahy, P.E. Vice President Attachment Rebecca J. Mulcahy, State of Florida, Professional Engineer, License No. 42570 This item has been electronically signed and sealed by Rebecca J. Mulcahy, P.E. on 5/9/24 using a Digital Signature. Printed copies of this document are not considered signed and sealed, and the signature must be verified on any electronic copies. Page 166 of 194 Trip Gen 23-088 1-10-24 5/9/2024 Attachment 1 Grande Beach Trip Generation - MXD DAILY ITE % Internal Trips Pass-by Land Use Code Intensity In Trips %Trips Resid. Multi Family LR 220 70 DUs 6.74 / DU 50% 33 7% - 0% Strip Retail Plaza (<40k SF)822 20,000 SF 54.45 / 1000 SF 50%33 3%422 40% TOTAL 66 4.2% 422 AM PEAK HOUR ITE % Internal Trips Pass-by Land Use Code Intensity In In Out Trips Trips %In Out Trips Trips In Out Trips Resid. Multi Family LR 220 70 DUs 0.40 / DU 24% 7 21 28 - 0% 7 21 28 - 0% 7 21 28 Strip Retail Plaza (<40k SF)822 20,000 SF 2.36 / 1000 SF 60%28 19 47 - 0%28 19 47 19 40%17 11 28 TOTAL 35 40 75 - 0.0% 35 40 75 19 24 32 56 - - PM PEAK HOUR ITE % Internal Trips Pass-by Land Use Code Intensity In In Out Trips Trips %In Out Trips Trips In Out Trips Resid. Multi Family LR 220 70 DUs 0.51 / DU 63% 23 13 36 8 22% 19 9 28 - 0% 19 9 28 Strip Retail Plaza (<40k SF)822 20,000 SF 6.59 / 1000 SF 50%66 66 132 8 6%62 62 124 41 33%42 41 83 TOTAL 89 79 168 16 9.5% 81 71 152 41 61 50 111 8 8 (1) Source: ITE Trip Generation, 11th Edition . Trip Generation Rate (1) Trip Generation Rate (1) Total Trips External Trips New Trips 1,561 1,495 1,073 Total Trips External Trips New Trips 1,089 1,056 634 472 439 439 Total External New Trip Generation Rate (1) Trips Trips Trips Page 167 of 194 Page 168 of 194 LA N D S C A P E A R C H I T E C T U R E - S U R V E Y I N G CA U L F I E L D & W H E E L E R , I N C . CI V I L E N G I N E E R I N G PH O N E ( 5 6 1 ) - 3 9 2 - 1 9 9 1 / F A X ( 5 6 1 ) - 7 5 0 - 1 4 5 2 79 0 0 G L A D E S R O A D - S U I T E 1 0 0 BO C A R A T O N , F L O R I D A 3 3 4 3 4 “”“” “” Page 169 of 194 LA N D S C A P E A R C H I T E C T U R E - S U R V E Y I N G CA U L F I E L D & W H E E L E R , I N C . CI V I L E N G I N E E R I N G PH O N E ( 5 6 1 ) - 3 9 2 - 1 9 9 1 / F A X ( 5 6 1 ) - 7 5 0 - 1 4 5 2 79 0 0 G L A D E S R O A D - S U I T E 1 0 0 BO C A R A T O N , F L O R I D A 3 3 4 3 4 Page 170 of 194 LA N D S C A P E A R C H I T E C T U R E - S U R V E Y I N G CA U L F I E L D & W H E E L E R , I N C . CI V I L E N G I N E E R I N G PH O N E ( 5 6 1 ) - 3 9 2 - 1 9 9 1 / F A X ( 5 6 1 ) - 7 5 0 - 1 4 5 2 79 0 0 G L A D E S R O A D - S U I T E 1 0 0 BO C A R A T O N , F L O R I D A 3 3 4 3 4 Page 171 of 194 Page 172 of 194 Page 173 of 194 Page 174 of 194 Date Mailed: September 13, 2024 Planning and Development Services Department Applicant: Pulte Home Company, LLC 1475 Centrepark Blvd. Ste 140 West Palm Beach, FL 33401 Property Owner: LPR Property Group, LLC 2761Windemere Rd. Birmingham, MI 48009 Agent of Record: District Planning Group 130 S. Indian River Dr. Ste 202 Fort Pierce, FL 34950 Project Location: 2901 N. Hwy. A-1-A. Parcel ID: 1425-701-0153-000-7 Planning and Zoning Commission Hearing Time: 6:00 PM (or soon thereafter) Hearing Location: BOCC Chambers Roger Poitras Annex SLC Administration Bldg. 2300 Virginia Avenue Fort Pierce, FL 34982 Pulte has petitioned to modify these policies. The requested modifications seek to permit all residential dwellings to be developed prior to construction of any commercial space and to eliminate the requirement for “vertical/horizontal integration of uses.” Upcoming Public Hearing: Any interested person may ap- pear at the hearing and be heard on the proposed amend- ment. The Planning & Zoning Commission will make a recom- mendation to the Board of County Commissioners. A sep- arate hearing will be held by the Board of County Commissioners at a later date. Anyone with a disability requir- ing accommodation to attend this hearing may call (772) 462- 1546 or TDD (772) 462-1428, at least 48 hours in advance. Hearing Date: Thursday, Sept. 26, 2024 «CuO1FirstName» «CuO1First- Name» «CuO1LastName» «CuOStreet1» «CuOCity», «CuOState» «CuOPostal» Public Hearing Notice Future Land Use Map Amendment You are receiving this notice because you own property within 500-ft. of the subject site. Project Description: In 2007, the future land use catego- ry for the subject +/- 9.65-acre property was changed from COM (Commercial) to MXD (Mixed Use Development), conditioned upon adherence to the following Grande Beach Mixed Use Activity Area poli-cies: 1. A max. of 70 residential dwelling units are permitted. 2. The maximum 40% residential threshold provided in LDC 7.03.03.A. is inapplicable. 3. A min. of 16,000 S.F. & a max. of 20,000 S.F. of commercial devel- opment is permitted. 4. At least 8,000 S.F. of commercial development must be construct- ed when 50% of the dwellings are constructed. 5. The commercial component must be integrated into the overall site design through architecture, ver- tical/horizontal integration of us- es, building materials, color & street orientation. 6. No industrial uses are permitted. For further information, please contact: Staff: Irene Szedlmayer, AICP Tel: (772) 462-1562 Email: Szedlmayeri@stlucieco.org The petition file can be viewed at the Planning & Development Ser-vices Dept., 2300 Virginia Ave., Fort Pierce, FL Page 175 of 194 9/18/24 To: St Lucie County Development Review Committee (DRC) I am a resident of St. Lucie County residing full-time on North Hutchinson Island. I am writing concerning the proposal from Pulte Group to develop on the currently vacant lot adjacent to my community on the corner of State Highway A1A and Marina Drive. This parcel, currently zoned for mixed use, presents the last remaining opportunity for retail and restaurant development for the over 3,000 residents of North Hutchinson Island. Approving a proposal focused solely on residential development will further delay the much-needed growth of commercial options on the island. I respectfully urge that this proposal be denied. Thank you for considering my input. Sincerely, William Medina 1864 Wildcat Cove Hutchinson Island, FL 34949 9/19/24 I am a resident of Sea Palms Condominium, a 50-year-old 116-unit building which was initially designed as a public apartment building and which became the first beach-front condominium here on North Hutchinson Island. Thank you for the opportunity to express my concerns about the current proposal for utilization of Grande Beach, a 9+ acre parcel located at the corner of State Highway A1A and Marina Drive, North Hutchinson Island. In the early 1970s, developer George Costa bought 250 acres on the south end of North Hutchinson Island which he planned to develop as a community called Costa del Sol. Among the amenities Costa planned for his community were a convenience store, full service restaurant, and a bank. When Costa was electrocuted in a freak accident, his plans went up in smoke. Today two of the properties Costa scheduled for development stand empty. One, the 12- acre former Radisson property, has gone through a succession of buyers with big ideas but no money to pull off anything. The other is the 9+ acre parcel under discussion -- Grande Beach. As I understand things, the owner of the 9-acre parcel has no interest in putting anything of a commercial nature on his property. Instead he has been working with the Pulte Group to create a housing development which will be the subject for discussion at your virtual meeting on Thursday. Page 176 of 194 The vast majority of owners and visitors here on the island have natural hair coloring in various shades from dark gray to white. Those who have owned their homes for decades once had the ability to enjoy a lunch or evening meal here on the island with only a short drive home. Now, the closest inside restaurants that have reasonable parking access and any semblance to what could be called "fine dining" is a drive in excess of TEN MILES. For residents of North Hutchinson Island, especially individuals who are up in age, that's a long haul made more challenging at night. In 2007 when my late husband and I purchased what is now my fulltime home, the island no longer had any commercial spaces outside of the Cumberland Farms/Sharky complex. We did have the promise of a restaurant and other commercial amenities. For years a sign in the middle of the field on the 9-acre parcel told us that "coming soon" we could expect a commercial development on the 9-acre parcel. I first saw that sign seventeen years ago. Without notice to residents of North Hutchinson island, that sign was removed. The County purportedly allowed the zoning to be changed, and now we are discussing a plan to grow housing units on this property which is the last hope island residents have for a full service restaurant and other commercial amenities promised to residents 17+ years ago. I join with Dr. Michael Riordan and fellow members of the North Beach Association to request that the current developer's plan to fill this 9-acre parcel with housing units be denied. I believe many residents would be receptive to having a portion of that property utilized for housing units but only provided that a portion of the property be zoned back to commercial to include a full service restaurant and only with the stipulation that NO HOUSING UNITS WOULD BE BUILT UNTIL THE COMMERCIAL PORTION OF THE 9-ACRE PARCEL IS DEVELOPED, TO INCLUDE A FULL SERVICE RESTAURANT. Thank you for your time and interest in this property, the needs of the North Hutchinson Island community, and the pending proposals for the property's utilization. Elizabeth Kay Gibson 3200 N Highway A1A, Apt 801 Hutchinson Island, FL 34949 Page 177 of 194 1 September 19, 2024 Irene Szedlemayer Development Review Committee (DRC) Planning and Development Services St. Lucie County, Florida Hello Irene Szedlemayer, Regarding the DRC meeting scheduled for September 19, 2024, I have prepared a statement of objection to the Pulte Group’s and District Planning Group’s proposed revision of the vested Grande Beach site plan by disaggregating the residential and commercial components of the proposed development. I will provide further objections to the proposed site plan at a later date. As you know, my name is Michael Riordan. I have been practicing as a doctor in Saint Lucie County for over 30 years, and living on Marina Drive on North Hutchinson Island for over 30 years. My address is 213 Marina Drive. I am the President of the North Beach Association (NBA), representing more than 1,500 households. The median composition of the households is 2 and I estimate that I am representing 3,000 residents. NBA’s purpose is to preserve and promote North Hutchinson Island. We undertake activities and support governmental actions which will make the North Beach area a better place to live. We strive to maintain and improve the value of our property, preserve the natural beauty of North Beach and protect its ecological aspects including the protection of our beaches and waterways. The North Beach Association (NBA) was made aware of a Pre-application Meeting regarding the development of the Grande Beach site last January 2024. Besides myself, adjacent homeowners to the Grande Beach Site, NBA Executive Committee members and other members of the NBA attended the meeting. Prior to the meeting, I surveyed all adjacent property owners on Marina Drive, bordering the southern and western boundaries of the Site and residents of Riverwalk of the Sands Complex, bordering the northern and western boundaries of the Site. I also began a survey of other NBA residents. Our input was provided during the January 11th meeting. Prior to the meeting, I submitted input from adjacent homeowners in a document signed by adjacent homeowners. Since that time, the Grande Beach proposed development was repeatedly addressed in Newsletters to the NBA membership and at NBA meetings, including Board of Directors Meetings, Membership Meetings and Executive Committee Meetings. There was ample discussion during the meetings we had and many residents responded to my Newsletter open invitation to address their concerns via phone and email. NBA, also hosted meetings with the prospective developer agents of the Pulte Group (PG) and the owner’s representative agent, the District Planning Group (DPG) and communicated with the LLC’s Registered Agent. We also facilitated attendance at in-person and Zoom presentations by PG and the DPG. The NBA also kept in contact with DPG since January 2024 via email. Page 178 of 194 2 In my last communication with the DPG and PG, I included a commentary of those items contained in the last presentation to our residents by DPG and PG. I questioned the fact that revisions to the Site Plan based upon NBA’s input were changed in the document that was submitted to the County. As PG indicated they wanted to build residential units and not a commercial component, I also suggested that the owner of the property offer PG an attractive sale of the entire Grande Beach site to build the commercial as well as residential components of the property (it had been disclosed to NBA that the PG had developed commercial structures at other sites). In my last communication with DPG and PG, I also recognized some positive aspects of their submission to the County that reflected our input. Germane to the issue for the DRC meeting, I can tell you that no one at NBA, including adjacent homeowners, expressed a positive sentiment about increasing population density through the construction of residential units on the Island. Increasing density on our Island has not been considered as an interest of ours. Concerns about increasing density on the Island included concerns about safe evacuations from the Island in the event of castrophe, such as related to the nearby Nuclear Power Plant and the annual occurrence of threat of disastrous hurricanes such as we experienced in the past. Strong support has been consistent for the building of commercial structures on the Site. Many expressed the desire to return the Zoning to 100% Commercial as opposed to the current zoning for Mixed Use. There has been strong support for the construction of a full-service restaurant and other commercial amenities on the site. Prior to the hurricanes of 2004, there was an Italian restaurant on the Site as well as a breakfast restaurant, both damaged by the hurricanes of 2004. There were also 3 other full-service restaurants on the Island. Two of them destroyed by the same hurricanes. 2 of the 3 other sites that had restaurants have since been rezoned for residential development (the PV Martin site and the existing Atrium Condominium). The other site, where the Radisson Hotel was located, is now a vacant lot. There has been talk about development of the old Radisson site as part Condominium and part hotel on the site but no talk about building a commercial structure such as a restaurant. There is a clear need for a restaurant on the Island as well as a need for other commercial amenities. It has also been the opinion of NBA members that the attractiveness for commercial development on the site could be enhanced if the small 10 to 20,000 square feet allotted for commercial development was increased to the 9.44 acres of the site. Going back to that which was approved by the County for the Grande Beach Mixed Site about a decade ago, there was a stipulation that no more than half the residential sites could be built before commercial development was commenced. This is the provision that PG and the owner want to delete. PG and the owner provide no guarantee that the commercial component of the Mixed-Use property would ever be built. The provision that no more than half the residential units could be built before commencement of the commercial component was included in the approval of a Site Plan in 2008 because there was concern that the commercial part of the property would never be built without this provision. This concern was recognized and made part of a negotiated contract. The negotiated contract provisions were incorporated into the County’s approved site plan. I know this because I was there and a participant of a negotiated agreement between the developer back then and NBA. So, with all due respect and with appreciation for the attempts to gain our support, we, at NBA strongly object to the proposal to disaggregate the residential and commercial components of the proposed development. Page 179 of 194 3 Thank you for the opportunity to provide input from the adjacent homeowners to the Grande Beach Site as well as the NBA at large. Sincerely, Dr. Michael Riordan President North Beach Association of St. Lucie, Inc. Copies to Benjamin Balcer, AICP, Planning and Development Services Director Kori Benton, Planning Manager NBA Executive Committee NBA Newsletter Page 180 of 194 ITEM NO. (ID # 2024-2656) DATE: 9/26/2024 AGENDA REQUEST TO: Planning and Zoning Commission PRESENTED BY: Benjamin Balcer, Planning & Development Services Director SUBMITTED BY: Planning & Development Services SUBJECT: Land Development Code Text Amendment - County Initiated Land Development Code Text Amendment for Fencing BACKGROUND: The St. Lucie County Planning & Development Services Department, on behalf of the Board of County Commissioners, is proposing text amendments to the LDC to address and clarify provisions for fence height on various properties within unincorporated St. Lucie County. The proposed Ordinance seeks to clarify that the Agricultural, Residential - 1 (AR-1) zoning district is a residential zoning district and subject to fence heights associated with other residential zoning districts within unincorporated St. Lucie County. Additionally, the draft amendment provides flexibility in determining fence height where significant grade changes exist between the centerline of the adjacent roadway and the elevation on which the fence is to be constructed. A good example of this situation is the residential parcels along Indian River Drive. The amendments also seek to provide flexibility in allowable fence height when it is necessary to contain a public use or facility for safety or security purposes, for example, a public water/wastewater treatment facility, an electrical substation, or a public airport facility. Also, staff has drafted the proposed Ordinance to include higher fence heights for the purposes of containing athletic activity, such as a tennis or basketball court. In 2023, the Board of County Commissioners developed standards for residential fence materials, effectively prohibiting the use of cattle wire, chicken wire, and barbed wire within the RE-1, RE-2, RS-2, RS-3, RS-4, RMH- 5, RM-5, RM-7, RM-9, RM-11, RM-15 and HIRD zoning districts. Since the adoption of the 2023 Ordinance, property owners who are contiguous to preserve areas where existing cattle or chicken wire fences were installed by local, state, or federal agencies have desired to utilize a similar fence material within their side and rear yards to allow for consistency. One example of this scenario are properties within Indian River Estates that abut the State's Savannas Preserve State Park. Additionally, the County is seeking to clarify its requirement for the construction of a permanent 4ft. tall fence or wall around all residential swimming pools not enclosed with a screen within unincorporated St. Lucie County, in addition to the current standards of F.S. § 515.27 - Residential Swimming Pool Safety Act. The State's Residential Swimming Pool Safety requirements specify certain pool safety features, which must be in Page 181 of 194 place in order to pass a final inspection and receive a certificate of completion. These include one of the following: (a) The pool must be isolated from access to a home by an enclosure that meets the pool barrier requirements of s. 515.29; (b) The pool must be equipped with an approved safety pool cover; (c) All doors and windows providing direct access from the home to the pool must be equipped with an exit alarm that has a minimum sound pressure rating of 85 dB A at 10 feet; (d) All doors providing direct access from the home to the pool must be equipped with a self-closing, self- latching device with a release mechanism placed no lower than 54 inches above the floor; or (e) A swimming pool alarm that, when placed in a pool, sounds an alarm upon detection of an accidental or unauthorized entrance into the water. Such pool alarm must meet and be independently certified to ASTM Standard F2208, titled “Standard Safety Specification for Residential Pool Alarms,” which includes surface motion, pressure, sonar, laser, and infrared alarms. For purposes of this paragraph, the term “swimming pool alarm” does not include any swimming protection alarm device designed for individual use, such as an alarm attached to a child that sounds when the child exceeds a certain distance or becomes submerged in water. In many instances, compliance with the state's requirements is met through the installation of a pool barrier, also known as a baby gate, which can be removed following the issuance of a certificate of completion. To provide for increased public safety, the County has historically required an additional level of protection through the installation of a permanent fence or wall located between the pool and the property line. The Draft Ordinance seeks to clarify this requirement as an item that is in addition to the requirements of F.S. § 515.27 - Residential Swimming Pool Safety Act. Lastly, the draft ordinance amends the code to allow for an administrative waiver from the additional pool fencing requirements. The current procedure requires an application to the Board of County Commissioners to waive the requirement of Section 8.00.05.A, for fencing. The amendment shifts this process to an administrative approval, granted by the Planning & Development Services Director, as long as the owner demonstrates that the proposed built or natural conditions provide equal or greater protection than the required 4ft. high permanent fence. Previously, the BOCC has approved pool fence waivers where a seawall was determined to be an adequate barrier in lieu of a fence. PREVIOUS ACTION: In 2023, the Board of County Commissioners developed standards for residential fence materials, effectively prohibiting the use of cattle wire, chicken wire, and barbed wire within the RE-1, RE-2, RS-2, RS-3, RS-4, RMH- 5, RM-5, RM-7, RM-9, RM-11, RM-15 and HIRD zoning districts. FINANCIAL IMPACT: N/A RECOMMENDATION: Staff recommends the Planning & Zoning Commission forward a recommendation of approval to the Board of County Commissioners. COMMISSION ACTION: RESULT: MOVER: None Page 182 of 194 SECONDER: None AYES: None NAYS: None EXCUSED: None Coordination/Signatures Date: September 20, 2024 Benjamin Balcer, Planning & Development Services Director Date: September 20, 2024 Katherine Barbieri, Assistant County Attorney III Date: September 20, 2024 Caroline Valentin, Assistant County Attorney III Date: September 20, 2024 Mayte Santamaria, Deputy County Administrator Page 183 of 194 Planning and Development Services Department Planning Division M E M O R A N D U M TO:St. Lucie County Planning & Zoning Commissioners FROM:Ben Balcer, AICP, PDS Director DATE:September 20, 2024 SUBJECT:County Initiated Text Amendment to the Land Development Code (LDC) for Fences (TLDC-2409-000036) The St. Lucie County Planning & Development Services Department is proposing text amendments to Land Development Code (LDC) Section 8.00.04 - Fences, Walls, and Hedges and Section 8.00.05 - Swimming Pools, as discussed below. BACKGROUND: The St. Lucie County Planning & Development Services Department, on behalf of the Board of County Commissioners, is proposing text amendments to the LDC to address and clarify provisions for fence height on various properties within unincorporated St. Lucie County, clarify the County’s pool fencing requirements, and provide provisions for an administrative waiver process for pool fencing requirements. The proposed Ordinance seeks to clarify that the Agricultural, Residential - 1 (AR-1) zoning district is a residential zoning district and subject to fence heights associated with other residential zoning districts within unincorporated St. Lucie County. Additionally, the draft amendment provides flexibility in determining fence height where significant grade changes exist between the centerline of the adjacent roadway and the elevation on which the fence is to be constructed. A good example of this situation is the residential parcels along Indian River Drive. The amendments also seek to provide flexibility in allowable fence height when it is necessary to contain a public use or facility for safety or security purposes, for example, a public water/wastewater treatment facility, an electrical substation, or a public airport facility. Also, staff has drafted the proposed Ordinance to include higher fence heights for the purposes of containing athletic activity, such as a tennis or basketball court. In 2023, the Board of County Commissioners developed standards for residential fence materials, effectively prohibiting the use of cattle wire, chicken wire, and barbed wire within the RE-1, RE-2, RS-2, RS-3, RS-4, RMH- 5, RM-5, RM-7, RM-9, RM-11, RM-15 and HIRD zoning districts. Since the adoption of the 2023 Ordinance, property owners who are contiguous to preserve areas where existing cattle or chicken wire fences were installed by local, state, or federal agencies have desired to utilize a similar fence material within their side and rear yards to allow for consistency. One example of this scenario are properties within Indian River Estates that abut the State’s Savannas Preserve State Park. Additionally, the County is seeking to clarify its requirement for the construction of a permanent 4ft. tall fence or wall around all residential swimming pools not enclosed with a screen within unincorporated St. Lucie County, in addition to the current standards of F.S. § 515.27 - Residential Swimming Pool Safety Act. The State's Residential Swimming Pool Safety requirements specify certain pool safety features, which must be in place to pass a final inspection and receive a certificate of completion. These include one of the following: (a) The pool must be isolated from access to a home by an enclosure that meets the pool barrier requirements of s. 515.29; Page 184 of 194 Project Name: County Initiated LDC Text Amendment for Fences File No.: TLDC-2409-000036 2 (b) The pool must be equipped with an approved safety pool cover; (c) All doors and windows providing direct access from the home to the pool must be equipped with an exit alarm that has a minimum sound pressure rating of 85 dB A at 10 feet; (d) All doors providing direct access from the home to the pool must be equipped with a self-closing, self-latching device with a release mechanism placed no lower than 54 inches above the floor; or (e) A swimming pool alarm that, when placed in a pool, sounds an alarm upon detection of an accidental or unauthorized entrance into the water. Such pool alarm must meet and be independently certified to ASTM Standard F2208, titled “Standard Safety Specification for Residential Pool Alarms,” which includes surface motion, pressure, sonar, laser, and infrared alarms. For purposes of this paragraph, the term “swimming pool alarm” does not include any swimming protection alarm device designed for individual use, such as an alarm attached to a child that sounds when the child exceeds a certain distance or becomes submerged in water. In many instances, compliance with the state's requirements is met through the installation of a pool barrier, also known as a baby gate, which can be removed following the issuance of a certificate of completion. To provide for increased public safety, the County has historically required an additional level of protection through the installation of a permanent fence or wall located between the pool and the property line. The Draft Ordinance seeks to clarify this requirement as an item that is in addition to the requirements of F.S. § 515.27 – Residential Swimming Pool Safety Act. Lastly, the draft ordinance amends the code to allow for an administrative waiver from the additional pool fencing requirements. The current procedure requires an application to the Board of County Commissioners to waive the requirement of Section 8.00.05.A, for fencing. The subject amendment shifts this process to an administrative approval, granted by the Planning & Development Services Director, as long as the owner demonstrates that the proposed built or natural conditions provide equal or greater protection than the required 4ft. high permanent fence. Previously, the BOCC has approved pool fence waivers where a seawall was determined to be an adequate barrier in lieu of a fence. TEXT AMENDMENT STANDARDS OF REVIEW AS SET FORTH IN SECTION 11.06.03, ST. LUCIE COUNTY LAND DEVELOPMENT CODE Pursuant to St. Lucie County Land Development Code (LDC) Section 11.06.03, the Development Review Committee (DRC) has reviewed the proposed Text Amendment to LDC Sections, as noted above, and found it to meet the technical requirements and standards of review. In reviewing this application for a text amendment to the LDC, the Planning and Zoning Commission shall consider and make the following determinations: A. Whether the proposed amendment is in conflict with any applicable portions of the St. Lucie County Land Development Code; The proposed amendments are internally consistent with the Land Development Code. The amendments clarify existing land development code language, provides provisions for fences associated with certain public uses and activities to be constructed at higher heights, and provides authority to the Planning & Development Services Director to authorize a pool fence waiver when specific conditions exist on a property. The amendments further clarify the County’s requirement of a permanent 4ft. tall fence or wall constructed between the property line and a non-screened pool, which is in addition to the current standards of F.S. § 515.27 - Residential Swimming Pool Safety Act. Additionally, the amendments allow for flexibility in fence material when an owner in a residential zoning district is contiguous to a local, state, or federal named preserve with an existing cattle wire or chicken wire fence, allowing for consistent fence design. Page 185 of 194 Project Name: County Initiated LDC Text Amendment for Fences File No.: TLDC-2409-000036 3 B. Whether the proposed amendment is in conflict with all elements of the St. Lucie County Comprehensive Plan; The proposed amendments are consistent with the St. Lucie County Comprehensive Plan. The following specific goals, objectives, and policies from the Comprehensive Plan support the proposed Land Development Code Text Amendment: 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 1.1.4: 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. Objective 1.1.9: Residential Areas. Property owners' investments, their quality of life and the single- family neighborhood, as a defined residential area, shall be protected from the encroachment of commercial and/or other inappropriate land uses through consistent and predictable application of the Land Development Code. Policy 1.1.10.2: Require effective visual and light diffusion barriers between residential and non- residential uses. Standards and requirements for such barriers are to be included in the landscaping and screening regulations of the St. Lucie County Land Development Code. C. Whether and the extent to which the proposed amendment is inconsistent with the existing and proposed land uses; The proposed text amendment is consistent with existing or proposed land uses. The proposed Land Development Code Text Amendment addresses and clarifies provisions for fences, allowing for and providing for additional height for fences for specific uses, allowing for additional height for fencing to secure public uses and facilities, clarifies existing County requirements for pool fencing and also creates an administrative waiver process, where the Planning & Development Services Director may waive the pool fence requirements if certain natural or manmade features exist on a property that provides greater or equal protection as the required 4ft. tall permanent fence. D. Whether there have been changed conditions that require an amendment; County staff is proposing updates to the Land Development Code to address elements brought up by members of the public during permitting, such as measuring the height of fences when a significant grade change exists between the centerline of the adjacent roadway and the elevation of the property (i.e. Indian River Drive), requests for varied fence material for residents adjacent to existing preserve areas where non-residential fences have been installed by local, state, or federal agencies, requests for additional fence height to secure a public use or facility and contain athletic activity. The LDC currently does not provide exceptions or authorization for varied material or height of fencing. Additionally, the County is seeking to clarify the requirement for the installation of a permanent 4ft. tall fence or wall around pools that are not entirely screened in. This has historically been a requirement, however the revised LDC language is intended to clarify that this requirement is in addition to the current standards of F.S. § 515.27 - Residential Swimming Pool Safety Act. Page 186 of 194 Project Name: County Initiated LDC Text Amendment for Fences File No.: TLDC-2409-000036 4 Further, Section 604.50, F.S., provides that farm fences located on lands used for bona fide agricultural purposes, not including those lands used for urban agriculture, are exempt from the Florida Building Code and any county or municipal code or fee, except for code provisions implementing local, state, or federal floodplain management regulations. E. Whether and the extent to which the proposed amendment would result in demands on public facilities, and whether or to the extent to which the proposed amendment would exceed the capacity of such public facilities, including but not limited to transportation facilities, sewage facilities, water supply, parks, drainage, schools, solid waste, mass transit, and emergency medical facilities; The proposed text amendment will not result in additional demands on public facilities. Site specific impacts are addressed at the time of development permit application. F. Whether and the extent to which the proposed amendment would result in significant adverse impacts on the natural environment; The proposed text amendment would not result in adverse impacts on the natural environment. The proposed text amendment is not expected to increase development pressures on natural areas and does not modify or exempt improvements from any of the County’s natural resource protection standards. G. Whether and the extent to which the proposed amendment would adversely affect the property values in the area; The proposed amendment is not anticipated to have an adverse impact on property values in the area. Allowing for additional height for additional height for fencing on to secure a public use or public facility and contain athletic activity may positively impact property values. H. Whether and the extent to which the proposed amendment would result in an orderly and logical development pattern specifically identifying any negative effects of such patterns; The proposed changes will maintain an orderly and logical development pattern for fences. The proposed increases in height to account for specific uses is nominal and will not negatively affect the surrounding area. I. Whether the proposed amendment would be in conflict with the public interest, and is in harmony with the purpose and intent of this code; The proposed amendment is not in conflict with the public interest and is in harmony with the purpose and intent of this code. J. Any other matters that may be deemed appropriate by the Planning and Zoning Commission or the Board of County Commissioners, in review and consideration of the proposed amendment. The Planning and Zoning Commission and the Board of County Commissioners may raise other matters regarding the proposed Land Development Code Text Amendment. STAFF RECOMMENDATION: Staff finds this petition to meet the standards of review as set forth in Section 11.06.03 of the St. Lucie County Land Development Code, and is not in conflict with the goals, objectives, and policies of the St. Lucie County Comprehensive Plan. Staff recommends the Planning & Zoning Commission forward a recommendation of approval to the Board of County Commissioners. Page 187 of 194 Page 1 of 6 ORDINANCE No. ______ FILE NO.: TLDC-2409-000036 AN ORDINANCE BY THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY, FLORIDA, AMENDING LAND DEVELOPMENT CODE SECTION 8.00.04 CLARIFYING EXISTING PROVISIONS FOR FENCE HEIGHT IN THE AGRICULTURAL RESIDENTIAL (AR-1) ZONING DISTRICT, ADDING FLEXIBILITY FOR FENCE HEIGHT WHERE SIGNIFICANT GRADE CHANGES EXIST, ALLOWING FOR ALTERNATIVE FENCE MATERIALS IF A PROPERTY WITHIN A RESIDENTIAL ZONING DISTRICT IS CONTIGUIOUS TO A LOCAL, STATE, OR FEDERALLY OWNED NAMED PRESERVE AREA WITH AN EXISTING CATTLE OR CHICKEN WIRE FENCE, ALLOWING FOR ADDITIONAL HEIGHT FOR FENCING WHEN NECESSARY TO CONTAIN A PUBLIC USE OR PUBLIC FACILITY FOR SAFETY OR SECURITY PURPOSES, ALLOWING FOR ADDITIONAL HEIGHT FOR FENCING WHEN NECESSARY TO CONTAIN ATHLETIC ACTIVITY, AND; AMENDING SECTION 8.00.05, CLARIFYING PROVISIONS FOR PERMANENT FENCING AROUND SWIMMING POOLS AND CREATING AN ADMINISTRATIVE WAIVER FOR SWIMMING POOL FENCING REQUIREMENTS; PROVIDING FOR CONFLICTING PROVISIONS; PROVIDING FOR SEVERABILITY AND APPLICABILITY; PROVIDING FOR FILING WITH THE DEPARTMENT OF STATE; PROVIDING FOR AN EFFECTIVE DATE; PROVIDING FOR CODIFICATION; AND PROVIDING FOR ADOPTION. ______________________________________________________________________________ WHEREAS, the Legislature of the State of Florida has, in Chapter 125 – County Government, Florida Statutes, conferred upon local governments the authority to adopt regulations designed to promote the public health, safety, and general welfare of its citizenry; and WHEREAS, pursuant to Article 8 of the Florida Constitution and Section 125.66, Florida Statutes, St. Lucie County possesses the police powers to enact ordinances in order to protect the health, safety, and welfare of the County’s citizens; and WHEREAS, on August 1, 1990, the Board of County Commissioners adopted the St. Lucie County Land Development Code; and WHEREAS, the Board of County Commissioners is authorized by Section 125.01(1)(h), Florida Statutes, to establish, coordinate and enforce zoning and such business regulations as are necessary for the protection of the public; and WHEREAS, the Board of County Commissioners is authorized by Section 125.01(1)(t), Florida Statues, to adopt ordinances and resolutions necessary for the exercise of its powers and to prescribe fines and penalties for the violations of ordinances in accordance with law; and WHEREAS, on September 26, 2024, the Planning and Zoning Commission held a public hearing on the proposed ordinance, after publishing due notice in the St. Lucie News Tribune on Page 188 of 194 Page 2 of 6 September 13, 2024. The Planning and Zoning Commission recommended to the Board to ____________of the proposed text amendment to the St. Lucie County Land Development Code; and WHEREAS, on_________________, the Board of County Commissioners held its first public hearing on the proposed ordinance, after publishing due notice in the St. Lucie News Tribune on________________; and WHEREAS, on_________________, the Board of County Commissioners held its second Public Hearing on the proposed ordinance, after publishing due notice in the St. Lucie News Tribune on________________; and WHEREAS, the Board has determined that the proposed amendments to the St. Lucie County Land Development Code are consistent with the general purpose, goals, objectives, and standards of the County’s Comprehensive Plan, and are in the best interest of the health, safety, and public welfare of the citizens of the County. NOW, THEREFORE, BE IT ORDAINED by the St. Lucie County Board of County Commissioners that the St. Lucie County Land Development is amended as set forth in the following amendments, as shown in strikethrough and underline format in Section 2. SECTION 1. RATIFICATION OF RECITALS. The foregoing recitals are hereby ratified and confirmed as true and correct and are hereby made a part of this Ordinance. SECTION 2. This ordinance specifically amends St. Lucie County Land Development Code, as follows: Section 8.00.04. Fences, Walls, Berms and Hedges. B. In any residential zoning district, which includes Agricultural Residential (AR-1), a fence, wall or landscape berm shall be designed and located as follows: 1. In any required front yard, the fence, wall or landscape berm shall not exceed a maximum height of four (4) feet above the elevation of the centerline of the roadway adjacent to the property on which the fence, wall or landscape berm is to be located. For sites where a significant grade change exists between the elevation of the centerline of the adjacent roadway and the property on which the fence, wall or landscape berm is to be located, the Planning & Development Services Director or designee shall have the ability to utilize the pre-development grade for the measurement of height in those instances. The following standards are also applicable: a. Columns are allowed, including decorative features, caps and finials, when integrated into a fence or wall, and may exceed the permitted height by a maximum of one (1) foot. Columns which exceed permitted height shall be not more than three (3) feet in width and shall be spaced at least six (6) feet apart. Words in strike through type are deletions from existing text. Words in underlined type are additions to existing text. Asterisks (***) indicate existing text not shown. Page 189 of 194 Page 3 of 6 b. Entry features, such as columns and gates, located contiguous to and on both sides of the main access (driveway) may be permitted up to six (6) feet in height, provided an obstruction to cross-visibility is not created. Access gates on the driveway shall be located a minimum of twenty-two (22) feet from the edge of the roadway. c. Two (2) individual column entrance features on the side of the pedestrian walkway or gate may be permitted at a maximum height of five (5) feet, provided an obstruction to cross-visibility is not created. 2. In any other required yard, a fence, wall or landscape berm is allowed at a maximum height of six (6) feet above the elevation of the centerline of the roadway adjacent to the property, except that: a. If a residential lot adjoins a non-residentially zoned lot, fence height may be increased to a maximum of eight (8) feet along the adjoining lot lines. b. If the rear or side lot line of a residential lot adjoins a street right-of-way, the fence, wall or landscape berm height may be increased to a maximum of eight (8) feet along the street right-of-way, as depicted in Figure 8-1 below, provided that no other provision of this Code is violated. 3. When it is necessary for safety or security purposes for a public use or public facility, the Planning and Development Services Director may authorize a fence of up to six (6) feet in height in any required yard, with the exception of across the front property line contiguous to a street right-of-way. In no event shall the fence be permitted to create a traffic hazard or obstruct cross-visibility along a right-of-way and/or at intersections. 4. Fences that are constructed, in whole or in part, of cattle wire, chicken wire, razor wire or barbed wire or similar materials are not permitted within the RE-1, RE-2, RS-2, RS-3, RS- 4, RMH-5, RM-5, RM-7, RM-9, RM-11, RM-15 and HIRD zoning districts. Nontraditional materials, including, but not limited to tires, mufflers, hubcaps, or broken glass are prohibited. 5. Notwithstanding subsection 8.00.04 B.4., residential properties within the RE-1, RE-2, RS- 2, RS-3, RS-4, RMH-5, RM-5, RM-7, RM-9, RM-11, RM-15 and HIRD that are contiguous to a local, state, or federal named preserve area with an existing cattle wire or chicken wire fence installed by a local, state, or federal agency, may construct a fence with cattle wire or chicken wire within the rear and side yard, so as to provide for consistent fence design and material to the existing fence. In no event shall a fence be permitted within the required front yard or allowed to create a hazard or be inconsistent with the remaining provisions of Section 8.00.04. C. In non-residential zoning districts, a fence, a maximum of eight (8) feet in height, may be located anywhere on the lot. In no event shall the fence be permitted to create a traffic hazard or obstruct cross-visibility along a right-of-way and/or at intersections. D. Hedges of any height may be located within any required front, rear or side yard provided that any hedge located at the intersection of two (2) streets shall comply with the cross-visibility provisions of Section 7.09.04(D). E. A permit shall not be required for split-rail fencing, cattle wire, chicken wire, barbed wire, and post-and-rail fencing within the Agricultural Residential (AR-1), Agricultural-1 (AG-1), Agricultural-2.5 (AG-2.5), or Agricultural-5 (AG-5) zoning districts, at a maximum height not to exceed six (6) feet above the elevation of the centerline of the roadway adjacent to the property on which the fence is located; however, the fence is subject to floodplain management Page 190 of 194 Page 4 of 6 regulations. Within the Agricultural Residential (AR-1) zoning district, fence height within the required front yard shall comply with subsection 8.00.04.B.1. The property owner is responsible for ensuring the location of the fence is wholly on their property and that the fence does not create an obstruction to cross-visibility. F. A permit shall not be required for a fence located on a property used for bona fide agricultural purposes, classified as agricultural land pursuant to F.S. § 193.461. The fence is exempt from the Florida Building Code; however, the fence is subject to floodplain management regulations. The property owner is responsible for ensuring the location of the fence is wholly on their property and that the fence does not create an obstruction to cross-visibility. A barbed wire fence and electrically charged fence may be constructed subject to the requirements of applicable State and Federal laws and regulations. G. Fencing or walling of vacant properties shall not be permitted. A fence or wall is an accessory structure, as defined in Section 2.00.00. As provided in Section 8.00.01, accessory structures and uses are permitted only in connection with any principal lawfully existing permitted use or conditional use. H. No fence, wall or hedge shall be constructed or installed in such a manner as to interfere with drainage on or adjacent to the property. Fences and walls in regulated floodways that have the potential to block the passage of floodwaters shall meet the limitations of Section 6.05.09(C)(4). I. When it is necessary to contain a public use or a public facility for safety or security purposes (i.e. high voltage substations, pumping stations, public wastewater treatment facilities, public airports and aircraft operations), the fence may be erected to a maximum height provided in national, state or otherwise recognized industry codes and regulations. J. When it is necessary to use a fence to contain athletic activity, a fence may be erected to a maximum of twelve (12) feet in height, if constructed of chain-link or another material that does not impair visibility. * * * * * Section 8.00.05. Swimming Pools. A.Fencing Required. In addition to the current standards of F.S. § 515.27 - Residential Swimming Pool Safety Act, the following is required: All swimming pools in the unincorporated areas of the County, unless entirely screened in, shall be completely enclosed with a permanent fence or wall at least four (4) feet high and so constructed as to be not readily climbable by small children. All gates or doors providing access to the pool area shall be securely locked when the pool area is not in actual use or shall be equipped with a self-closing and self-latching device installed on the pool side for keeping the gates or doors securely closed at all times when the pool area is not in actual use, except that the door of any dwelling which forms a part of the enclosure need not be so locked or equipped. During construction of a swimming pool, the swimming pool contractor shall be required to take reasonable steps to secure the construction site so that the swimming pool under construction is not readily accessible to small children. B.Procedures for Waiver from Fencing Requirement. In the event tThe owner of an existing or proposed swimming pool feels that such pool is not or would not be a hazard to small children, he may petition the Board of County Commissioners may apply for a waiver of the requirement of Section 8.00.05.A for fencing. The Planning and Development Services Director shall have Page 191 of 194 Page 5 of 6 the authority to grant waivers of Section 8.00.05.A. The owner must demonstrate that the proposed, built, or natural conditions provide equal or greater protection than the required four (4) foot high permanent fence. The waiver may be administratively approved, subject to any necessary conditions, including but not limited to the owner providing a notarized statement recorded in the public record to the effect that the proposed, built, or natural conditions must remain in perpetuity to ensure adequate protection is provided. If the Planning and Development Services Director does not find that conditions provide equal or greater protection than the required four (4) foot high permanent fence, the owner may appeal the decision to the Board of County Commissioners within thirty (30) days after rendition of such decision. If the Board of County Commissioners determines that such a swimming pool is not or would not be a hazard to small children by reason of its location, construction, surrounding vegetation or other natural or man-made barriers, the Board may, after a public hearing of which all property owners within five hundred (500) feet are given at least ten (10) days notice by certified mail, waive the requirement that such pool be fenced. In lieu of a total waiver of the fence requirement, the Board may attach reasonable conditions including a partial reduction in the height requirement. SECTION 3. CONFLICTING PROVISIONS. Special acts of the Florida legislature applicable only to unincorporated areas of St. Lucie County, and adopted prior to January 1, 1969, County ordinances and County resolutions, or parts thereof, in conflict with this ordinance are hereby superseded by this ordinance to the extent of such conflict. SECTION 4. SEVERABILITY AND APPLICABILITY. 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 provision thereof shall be held to be inapplicable to any person, property, or circumstance, such holding shall not affect its applicability to any other person, property, or circumstance. SECTION 5. FILING WITH THE DEPARTMENT OF STATE. The Clerk is hereby directed forthwith to send a certified copy of this ordinance to the Department of State. SECTION 6. EFFECTIVE DATE. A certified copy of this ordinance shall be filed with the Department of State by the Clerk of the Board of County Commissioners of St. Lucie County within ten days after enactment by the Board, and this ordinance shall take effect upon filing with the Department of State. SECTION 7. CODIFICATION. Provisions of this ordinance shall be incorporated in the St. Lucie County Land Development Code, and the word “ordinance” may be changed to “section”, “article”, or other appropriate word, and the sections of this ordinance may be renumbered or re- lettered to accomplish such intention. SECTION 8. ADOPTION. After motion and second, the vote on this ordinance was as follows: Cathy Townsend, Chair xxx Chris Dzadovsky, Vice Chair xxx Linda Bartz, Commissioner xxx Jamie Fowler, Commissioner xxx Larry Leet, Commissioner xxx Page 192 of 194 Page 6 of 6 PASSED AND DULY ADOPTED this ____ day of ___________, 2024. BOARD OF COUNTY COMMISSIONERS ATTEST: ST. LUCIE COUNTY, FLORIDA _________________________ BY: _____________________________ Deputy Clerk Chair APPROVED AS TO FORM AND CORRECTNESS: BY: _____________________________ County Attorney Page 193 of 194 TR-40219911 ST. LUCIE COUNTY PLANNING AND ZONING COMMISSION PUBLIC HEARING AGENDA Thursday, September 26, 2024 NOTICE OF PROPOSED AMENDMENT TO THE LAND DEVELOPMENT CODE The St. Lucie County Planning and Zoning Commission is scheduled to review and make recommendations to the Board of County Commissioners regarding the following proposed Ordinance: ORDINANCE FILE NO.: TLDC-2409-000036 AN ORDINANCE BY THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY, FLORIDA, AMENDING LAND DEVELOPMENT CODE SECTION 8.00.04 CLARIFYING EXISTING PROVISIONS FOR FENCE HEIGHT IN THE AGRICULTURAL RESIDENTIAL (AR-1) ZONING DISTRICT, ADDING FLEXIBILITY FOR FENCE HEIGHT WHERE SIGNIFICANT GRADE CHANGES EXIST, ALLOWING FOR ALTERNATIVE FENCE MATERIALS IF A PROPERTY WITHIN A RESIDENTIAL ZONING DISTRICT IS CONTIGUIOUS TO A LOCAL, STATE, OR FEDERALLY OWNED NAMED PRESERVE AREA WITH AN EXISTING CATTLE OR CHICKEN WIRE FENCE, ALLOWING FOR ADDITIONAL HEIGHT FOR FENCING WHEN NECESSARY TO CONTAIN A PUBLIC USE OR PUBLIC FACILITY FOR SAFETY OR SECURITY PURPOSES, ALLOWING FOR ADDITIONAL HEIGHT FOR FENCING WHEN NECESSARY TO CONTAIN ATHLETIC ACTIVITY, AND; AMENDING SECTION 8.00.05, CLARIFYING PROVISIONS FOR PERMANENT FENCING AROUND SWIMMING POOLS AND CREATING AN ADMINISTRATIVE WAIVER FOR SWIMMING POOL FENCING REQUIREMENTS; PROVIDING FOR CONFLICTING PROVISIONS; PROVIDING FOR APPLICABILITY AND SEVERABILITY; AND PROVIDING FOR FILING WITH THE DEPARTMENT OF STATE; PROVIDING FOR AN EFFECTIVE DATE; PROVIDING FOR CODIFICATION; AND PROVIDING FOR ADOPTION. APPLICANT: ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS PURPOSE: A County initiated Text Amendment to Land Development Code (LDC) Section 8.00.04 to allow additional fence height when necessary to contain a public use or facility for safety and security purposes, allowing additional fence height to contain athletic activity, and allowing alternative materials for fences in residential zoning districts, when the parcel is contiguous to a local, state, or federally owned named preserve area. Additionally, the proposal seeds to clarify the existing provisions for fencing around swimming pools and create an administrative waiver process for pool fence requirements. The Planning and Zoning Commission PUBLIC HEARING on this item will be held in the Commission Chambers, Roger Poitras Annex, 3rd Floor, 2300 Virginia Avenue, Fort Pierce, FL on Thursday, September 26, 2024, beginning at 6:00 pm or as soon thereafter as possible. All interested persons will be given an opportunity to be heard. Written comments received in advance of the public hearing will also be considered. Written comments to the Planning and Zoning Commission should be received by the Planning and Development Services Department - Planning Division at least three (3) days prior to the scheduled hearing. Comments will be distributed to the Commission in advance of the meeting and included in the record provided the comments comply with the County’s rules. The petition ﬁle is available for review at the Planning and Development Services Department – Planning ofﬁces located at 2300 Virginia Avenue, Fort Pierce, FL during regular business hours. Please call (772) 462-1562 or TDD (772) 462-1428 if you have any questions or require additional information about this petition. The St. Lucie County Planning and Zoning Commission has the power to review and recommend to the St. Lucie County Board of County Commissioners, for approval or disapproval, any applications within their area of responsibility. The proceedings of the Planning and Zoning Commission are electronically recorded. PURSUANT TO Section 286.0105, Florida Statutes, if a person decides to appeal any decision made by the Planning and Zoning Commission with respect to any matter considered at a meeting or hearing, he or she will need a record of the proceedings. For such purpose, he or she may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. Upon the request of any party to the proceeding, individuals testifying during a hearing will be sworn in. Any party to the proceeding will be granted an opportunity to cross-examine any individual testifying during a hearing upon request. If it becomes necessary, a public hearing may be continued to a date certain. Anyone with a disability requiring accommodation to attend this meeting should contact the St. Lucie County Community Risk Manager at least forty-eight (48) hours prior to the meeting at (772) 462-1546 or T.D.D. (772) 462-1428. Any questions about this agenda may be referred to St. Lucie County Planning Division at (772) 462-2822. PLANNING AND ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA /S/ ED LOUNDS, CHAIRMAN PUBLISH DATE: Friday, September 13, 2024 Page 194 of 194