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HomeMy WebLinkAboutAgenda Packet 01.16.2025 PLANNING & ZONING COMMISSION AGENDA ST. LUCIE COUNTY Regular Meeting Thursday, January 16, 2025 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 JOSHUA BRADLEY BOARD MEMBER DARREN GUETTLER BOARD MEMBER LAWRENCE “BEAU” SLAY BOARD MEMBER WILLIAM O’DELL AT-LARGE BOARD MEMBER LARRY NEESE EX-OFFICIO BOARD MEMBER NICOLE FOGARTY Mission Statement St. Lucie delivers superior service that enhances our quality of life Page 1 of 193 Regular Meeting Thursday, January 16, 2025 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 193 Regular Meeting Thursday, January 16, 2025 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 December 19, 2024 8. ELECTION OF OFFICIALS 2025 A. Election of Planning & Zoning Commission Chair B. Election of Planning & Zoning Commission Vice-Chair 9. PUBLIC COMMENT 10. PUBLIC HEARINGS A. DVT Hurricane Shutters Rezoning from CG to IL B. Rising Star Christian Academy Conditional Use Permit - Daycare at 202 E Midway Road C. White Marsh Conditional Use Permit - Utility Contractor Facility with Specialty Storage at 3742 Shinn Road 11. WORKSHOPS 12. OTHER BUSINESS Page 3 of 193 Regular Meeting Thursday, January 16, 2025 6:00 PM 4 | P a g e 13. ADJOURN Page 4 of 193 PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting December 19, 2024 Convened: 6pm Adjourned: 10:25pm 1.CALL TO ORDER The meeting was called to order at 6:00 PM, by Chair Lounds. 2.PLEDGE OF ALLEGIANCE Chair Lounds 3.INVOCATION Commissioner Slay 4.ROLL CALL Present Chair Ed Lounds, Board Member Billy O'Dell, Vice-Chair Ryan Binner, Board Member Joshua Bradley, Board Member Lawrence Slay Excused Board Member Larry Neese, Ex-Officio Nicole Fogarty, Board Member Darren Guettler 5.ANNOUNCEMENTS A.DVT Hurricane Shutters Rezoning from CG to IL (RZ-2409-000037)- ITEM SLATED FOR DECEMBER 19, 2024, PUBLIC HEARING WILL NOW BE HELD AT THE JANUARY 16, 2025, PLANNING & ZONING COMMISSION MEETING - COMPLETE PUBLIC NOTICE REQUIREMENTS NOT MET (SIGN POSTING). B. Chair Lounds moved agenda item D to be first, the rest of the agenda remained the same. 6.DISCLOSURE(S) 1. Chair Lounds spoke to someone from P-1 Motor Club. 2. Vice-Chair Binner spoke to one of the BOCC Commissioner’s regarding the agenda. Page 5 of 193 Planning & Zoning Commission MeetingThursday, December 19, 2024 6:00 PM 2 | P a g e 7.MINUTES A.St. Lucie County Planning & Zoning Commission minutes for the meeting of November 21, 2024. RESULT:APPROVE MOVER:Board Member Billy O'Dell SECONDER:Board Member Ryan Binner AYES:Ed Lounds, Billy O'Dell, Ryan Binner, Joshua Bradley, Lawrence Slay NAYS:None EXCUSED:None 8.PUBLIC COMMENT None. 9.PUBLIC HEARINGS D.A County Initiated Land Development Code Text Amendment to Section 4.03.00. - Research and Education Park - Overlay Zone Staff recommends the Planning & Zoning Commission recommend the Board of County Commissioners approve the proposed ordinance as drafted. STAFF PRESENTATION: Ben Balcer, Planning and Development Services Director. Mr. Balcer stated that all public notification requirements were met per St Lucie County Development Code Section 11.00.03. Mr. Balcer presented a Land Development Code Text Amendment requested by the Board of County Commissioners to amend the boundary of the Treasure Coast Research and Education Park’s overlay zone. Mr. Balcer presented to the Board information regarding the current Land Development Code Text Amendment. Mr. Balcer included visuals of the map in which the proposed amendment would affect, a copy of the draft ordinance, and a Staff recommends that the Planning & Zoning Commission recommend the Board of County Commissioners approve the proposed ordinance as drafted. BOARD DISCUSSION WITH STAFF: Commissioner Bradley asked if this included 4H-Buildings or the USDA. Mr. Balcer stated it does not. Commissioner Slay inquired about what will happen to the Sunshine Kitchen. Mr. Balcer answered The Sunshine Kitchen is going to be taken out of the Research Park. Nothing's happening operationally with it. The only proposed building that will stay within the TCERDA overlay would be the new fire station within Quad 1A. Conversation continued. Commissioner Bradley asked what the main objective is. Mr. Balcer responded, job creation, then directed him to the applicant. Conversation continued. Page 6 of 193 Planning & Zoning Commission MeetingThursday, December 19, 2024 6:00 PM 3 | P a g e APPLICANT PRESENTATION: Lee Dobbins, with the Dean Mead Law Firm representing Ashley Capital, did not give a presentation. Mr. Dobbins did further explain the Ashley Capital objective and answered the questions from the board. Chair Lounds asked Mr. Dobbins about manufacturing. Mr. Dobbins answered, it could be some light industrial, which might include some light manufacturing, warehouse distribution, light industrial, and general office park type uses, and cold storage is something else that could potentially go on the site. BOARD DISCUSSION: Commissioner Slay inquired about the County timeframe. Mr. Balcer responded that there are certain stipulations within the option agreement that we must abide by for the continuation of the agreement to persist. Vice Chair Binner asked if the PNRD and everything doesn't fall in place, will this revert back into the TCERDA overlay or is it just forever out. Mr Balcer replied, it would be out if the board took action to amend the land development code, it would be out. Conversation continued. PUBLIC COMMENTS: None. BOARD DISCUSSION: None. Motion: Approve as staff requested. Motioner –– Slay - Second – Binner RESULT:APPROVE MOVER:Board Member Lawrence Slay SECONDER:Board Member Ryan Binner AYES:Ed Lounds, Billy O'Dell, Ryan Binner, Joshua Bradley, Lawrence Slay NAYS:None EXCUSED:None A.American Silicone PNRD: Zoning Atlas Amendment and Preliminary Site Plan for a Planned Non- Residential Development. STAFF PRESENTATION: Tahir Curry, Planner 1, with Planning and Development Services. Mr. Curry stated that all public notification requirements were met per St Lucie County Development Code Section 11.00.03. Mr. Curry presented to the Board approval for a proposed development that includes a mixture of industrial uses and retail space. American Silicone Corporation will occupy three (3) buildings totaling 22,680 sq. ft. of industrial and retail space, along with a 7,859 sq. ft. multi-tenant building. Mr. Curry’s presentation included information regarding maps and location, site plan, survey, landscaping, Environmental report, architecture plans, Page 7 of 193 Planning & Zoning Commission MeetingThursday, December 19, 2024 6:00 PM 4 | P a g e and traffic report. Staff recommended the Planning & Zoning Commission forward a recommendation of approval to the Board of County Commissioners, with conditions. BOARD DISCUSSION WITH STAFF: Vice Chair Binner asked about the conditional use limitations if the property is sold. Mr. Curry stated that the zoning if approved would stay with the property. Chair Lounds inquired about turning lanes. Mr. Curry stated that based on the use that they have, which is the light industrial, the traffic study through our third-party reviewer found that they're not warranted to provide a turning lane. Conversation continued. Commissioner Bradley inquired about parking and whether it’s appropriate. Mr. Curry replied it depends on the type of tenant. Kori Benton, Planning Manger steps in to give the board some additional background on the property. Chair Lounds stated that parking would limit what they can or can't do with the retail. Mr. Benton stated that was correct. Conversation continued. Vice-Chair Binner asked if there was any way to limit the front parking spaces on Oleander from overnight parking. Mr. Benton said that the board could recommend that the front- faced parking be retail oriented, not allowing for overnight parking when those businesses are closed. Commissioner Bradley asked about drainage runoff. Mr. Benton answered, the design of the site is to capture their stormwater runoff and treat it through the various small dry detention areas. Commissioner Slay asked for clarification on what buildings American Silicon will be using. Mr. Curry pulled up visual and showed the board the building to be occupied. Mr. Benton elaborated, and the conversation continued. APPLICANT PRESENTATION: Mike Dula with Kimley Horn, 445 24th Street, Suite 200 Vero Beach. Mr. Dula presented presentation on behalf of American Silicone and Kimley Horn, providing information on the proposed a mixture of light industrial uses and retail space, via one-story buildings totaling 30,539sq. ft. American Silicone Corporation will occupy three (3) buildings totaling 22,680 sq. ft. of industrial and retail at the attached 840 sq. ft. retail endcaps on the east end of the industrial buildings. These buildings will support American Silicone's operations for assembly, distribution, manufacturing, retail, and warehouse storage of inventory, which is classified as a Targeted Industry in St. Lucie County. BOARD DISCUSSION WITH APPLICANT: Commissioner O’Dell asked the applicant if they agree with all the staff’s recommendations and if the public’s concerns had been addressed. Mr. Dula stated yes. Vice-Chair Binner inquired about the fill on the site. Mr. Dula stated its low right now and the site is fairly low lying, and they anticipate some smaller retaining walls on the north and south side as well as adjacent to the north. Conversation continued about drainage, parking, and hours of operation. Page 8 of 193 Planning & Zoning Commission MeetingThursday, December 19, 2024 6:00 PM 5 | P a g e Commissioner Bradley made a statement regarding drainage and not just meeting the minimum requirements. Mr. Dula responded that they are doing the best to maximize the available storage meet all the required treatment, exfiltration trench and providing as much retention as possible. Chair Lounds wanted to know what American Silicone manufactures. Mr. Dula stated that their focus is infant products such as silicone cups and pacifiers. Conversation continued. Commissioner Slay asked for clarification on the closing process. Mr. Dula stated that the gates will close and there will be no after-hours entry. Conversation continued. Commissioner Bradley asked about jobs. Mr. Dula did not have those figures. Conversation continued. PUBLIC COMMENTS: None. BOARD DISCUSSION: None. Motion: Approve with the conditions of limiting operations to 8 to 8 like and restrict overnight parking in the front or the east-facing spots in front of the retail. Motioner –– Binner Second – Slay RESULT:APPROVE MOVER:Board Member Ryan Binner SECONDER:Board Member Lawrence Slay AYES:Ed Lounds, Billy O'Dell, Ryan Binner, Joshua Bradley, Lawrence Slay NAYS:None EXCUSED:None B.P-1 Motor Club Planned Mixed Use Development (PMUD) Rezoning & Preliminary Plan STAFF PRESENTATION: Thad Crowe, AICP, Senior Planner, with Planning and Development Services. Mr. Crowe stated that all public notification requirements were met per St Lucie County Development Code Section 11.00.03. Mr. Crowe presented P1 Motor Club planning planned mixed-use development rezoning and preliminary plan. Mr. Crowe provided the board with a petition on behalf of the P1 Motor Club (P1MC) to rezone a parcel from AG-5 (Agriculture-5) to PMUD (Planned Mixed Use District). The PMUD would implement the P1MC SD (Special District) adopted into the Future Land Use Element of the Comprehensive Plan by the Board of County Commissioners on November 7, 2023. The adopted P1MC SD allows a private mixed-use motorsports club and community. Mr. Crowe presented information on location, site plan, landscaping, Environmental report, traffic report, SFWMD Reservoir impact, and Emergency response plan. Staff recommended the Planning & Zoning Commission forward a recommendation of approval to the Board of County Commissioners. Page 9 of 193 Planning & Zoning Commission MeetingThursday, December 19, 2024 6:00 PM 6 | P a g e BOARD DISCUSSION WITH STAFF: Vice-Chair Binner asked about the impact fees for the Garage-Mahal Mr. Benton, Planning Manger chimed in with it depends on how they are built. Conversation continued regarding fire and emergency services. APPLICANT PRESENTATION: Ari and Molly Straus with P-1 Motor Club 624 Ontario Ave, Tampa. Mr. and Mrs. Straus gave a brief presentation on what P1 Motor Club is, they provided the board with information regarding their proposed plan to rezone a parcel from AG-5 (Agriculture-5) to PMUD (Planned Mixed Use District). The PMUD would implement the P1MC SD (Special District) adopted into the Future Land Use Element of the Comprehensive Plan. BOARD DISCUSSION WITH APPLICANT: Commissioner Bradley said that with such a unique product they should find a way to include the citizens. Mr. Straus stated they are already finding ways to engage the community. Conversation continued. Commissioner Slay asked the applicant to elaborate on the 100 plus jobs. Mr. Straus said jobs range from hospitality services to security, and working in a shop. Conversation continued. Commissioner Bradley asked how large the condos will be. Mr. Straus answered, there are single units or three units multifamily. Commissioner Slay asked about who could attend the special events. Mr. Straus answered the members. Conversation continued. Vice-Chair Binner inquired about motorcycles, the sound of the cars, water features, turning lane, the launch and skid pad. Mr. Straus answered, there are no motorcycles allowed, code allows 108 decibels, lakes, the launch and skid pad are for teaching purposes. PUBLIC COMMENTS: Grayson Gilbert 407 Fernandina St. is concerned about noise, lighting, animals, and the serenity of the area. BOARD DISCUSSION: Commissioner O’Dell states that he needs to recuse himself from the voting. St Lucie County’s Assistant County Attorney Barbieri chimed in, saying to recuse yourself you have to have a financial interest in it, and you feel you can't be impartial. Discussion continued. It was found that Commissioner O’Dell can participate in the voting process. Commissioner O’Dell asked the applicant if they felt they had addressed the concerns of the public. Mr. Straus stated that they are willing to work with the community. Commissioner Bradley asked the applicant about only holding special events during daylight hours. Mr. Straus stated that it is normally what they do, it is rare to have an after-hours event. Page 10 of 193 Planning & Zoning Commission MeetingThursday, December 19, 2024 6:00 PM 7 | P a g e Chair Lounds asked the applicant how many events they think they would have in a year's time. Mr. Straus answered special minor events that would be members and not exceeding sound limits. We would say five or six is maybe what we would have, but if we experience something like what we saw up north it may be zero. Conversation continued. Commissioner Slay inquired if the Modine family had any concerns about the project. Mr. Straus stated that they did not understand it initially, but they are now on board. Vice-Chair Binner asked staff about the proposal for special events and is staff in agreement with them. Mr. Benton replied that some of the components of their offering aligned with some of the staff asks, especially with the safeguard that if the board approves those two categories and allows for certain events to launch under the minor category, we have the ability to vet any complaints follow up with the Board of County Commissioners and provide additional oversight. Motion: Approve with staff recommendations. Motioner –– Bradley - Second – Binner RESULT:APPROVE MOVER:Board Member Joshua Bradley SECONDER:Board Member Ryan Binner AYES:Ed Lounds, Billy O'Dell, Ryan Binner, Joshua Bradley, Lawrence Slay NAYS:None EXCUSED:None C.Windward Landing: Proposed Zoning Atlas Amendment and Preliminary PUD Site Plan for proposed 157-lot Single-family Subdivision - NOTE: STAFF REPORT & DRAFT RESOLUTION ADDED 12/14 STAFF PRESENTATION: Thomas Reetz, Planner II, with Planning and Development Services. Mr. Reetz stated that all public notification requirements were met per St. Lucie County Development Code Section 11.00.03. Mr. Reetz presented the applicants proposed to amend the Zoning Atlas on +/- 47 acres located West of Coolidge Road and North of Okeechobee Rd.70), approximately 0.5 miles west of Florida’s Turnpike from AR-1 (Agricultural Residential) to PUD (Planned Unit Development) to provide for a gated residential community with 157 single-family homes with associated site improvements including 16.02 acres (35.07%) of open space, 70-foot- wide lots bordering the north property line, and increased buffer widths along Okeechobee and Coolidge Roads. Mr. Reetz provided information to the board regarding location, site plan, Environmental report, traffic report, and a Staff recommendation that the Planning and Zoning Commission evaluate the proposed PUD rezoning and associated Preliminary Site Plan and provide a Board of County Commissioners of approval with conditions contingent upon the Board's approval of the proposed MXD Future Land Use Amendment. Alternatively, the Commission may formulate a recommendation on the proposed PUD which aligns with the existing RS, Residential Suburban Future Land Use Category assigned to the site(s). Page 11 of 193 Planning & Zoning Commission MeetingThursday, December 19, 2024 6:00 PM 8 | P a g e BOARD DISCUSSION WITH STAFF: None. APPLICANT PRESENTATION: Bradley Currie, AICP with Engineering Design & Construction Inc. (Division of Haley Ward), 10250 SW Village Parkway Suite 201, Port St Lucie. Mr. Currie gave a presentation on the proposed amendment of Zoning Atlas on +/- 47 acres located West of Coolidge Road and North of Okeechobee Rd.70, approximately 0.5 miles west of Florida’s Turnpike from AR-1 (Agricultural Residential) to PUD (Planned Unit Development) to provide for a gated residential community with 157 single-family homes with associated site improvements including 16.02 acres (35.07%) of open space, 70-foot-wide lots bordering the north property line, and increased buffer widths along Okeechobee and Coolidge Roads. BOARD DISCUSSION WITH APPLICANT: Commissioner Bradley made a statement about the idea of being bullied into the understanding that the site is going to be developed. I think everybody's sitting in this room and us on this board understands that the future use of vacant land allows it to be developed one day, but it will be an appropriate development. Commissioner Slay speaks to the denial of Oak Ridge Ranch and believes this project is asinine. Chair Lounds asked for clarification on the change for the entrance and the U-turn for vehicles exiting the site and headed east on SR70. Mr. Currie stated that FDOT prefers U- turns for safety. Conversation continued. Commissioner Slay asked about the trip projection. Mr. Shawn McKenzie, Traffic Engineer, with Engineering Design & Construction Inc. (Division of Haley Ward) stated that the study says 1,528 daily trips, 120 or 112 a.m. peak hour trips, those are both ins and outs and 152 p.m. peak hour trips and those are ins and outs combined. PUBLIC COMMENTS: Public concerns were raised regarding traffic, drainage, animals, congestion, density. They felt that Mr. Currie and the clients are not addressing their concerns. Michael DeFrancisco, 8840 Lonesome Pine Trl. Scott Holmes, 2751 Tall Pine St. Christopher Jones, 8433 Lonesome Pine Trl Sue Okopny, 8800 Okeechobee Rd Robyn Clark 8310 Andrews Ave Dale Bass, 8310 Andrews Ave Aliyah Perez, 8430 Andrews Ave David Pallas, 2361 Coolidge Rd Gwen Brown, 8145 Hidden Pines Rd Detlev Tiszauer, 8591 Hidden Pines Rd Keil Tiernan, 8791 Hidden Pines Rd Mr. Currie gets back up and defends himself and states that he is very consistent. Page 12 of 193 Planning & Zoning Commission MeetingThursday, December 19, 2024 6:00 PM 9 | P a g e BOARD DISCUSSION: Chair Lounds asked Mr. Currie if he believed that they could put a 20-foot buffer on the north side of this and hide your development. Mr. Currie stated yes, using a wall or a fence and foliage. Conversation continued regarding open space. Commissioner O’Dell goes over the traffic report and then states a U-turn does not seem safe. Mr. McKenzie states it meets all the County & FDOT codes. Vice-Chair Binner makes a statement regarding overbuilding and just because we can, doesn’t mean we should. Commissioner Slay makes a statement that as residents it is important to show up. Motion: Deny: With recommendations for lakes, to have at least 80 foot preferably 100- foot area for recreation on each lake and it be tapered and made appropriate for recreational purposes for the people. Density brought back to the two to an acre instead of 3.5. The lakes in the center move to the north and that helps provide buffers for the people in hidden pines. Motioner –– Slay Second – O’Dell RESULT:DENY MOVER:Board Member Lawrence Slay SECONDER:Board Member Billy O'Dell AYES:Ed Lounds, Billy O'Dell, Ryan Binner, Joshua Bradley, Lawrence Slay NAYS:None EXCUSED:None 10.WORKSHOPS A.Sunshine Law Overview and Discussion with Members St Lucie County Attorney Katherine Barbieri goes over the Sunshine Laws with Board and staff. 11.OTHER BUSINESS None. 12.ADJOURN There being no further business to be brought before the Board, the meeting was adjourned at 10:25pm. Page 13 of 193 ITEM NO. (ID # 2024-2) DATE: 1/16/2025 AGENDA REQUEST TO: Planning and Zoning Commission PRESENTED BY: Thad Crowe, Senior Planner SUBMITTED BY: Planning & Development Services SUBJECT: DVT Hurricane Shutters Rezoning from CG to IL BACKGROUND: The petitioner, D.V.T Hurricane Shutters, is requesting an Amendment to the Official Zoning Atlas to rezone +/-1.63 acres from the CG (Commercial, General) Zoning District to the IL (Industrial, Light) Zoning District. The Applicant indicates the reason for the request is to allow for outdoor storage of hurricane shutters for the existing business, however the rezoning would allow for additional light industrial uses and operational parameters. The property is located on the east side of N. Kings Highway, approximately ½ mile north of St. Lucie Boulevard. The Future Land Use designation for the parcel is MXD (Mixed Use District), Airport Activity Area. The property is situated inside the Urban Service Boundary (USB). PREVIOUS ACTION: A previous Planning & Development Services (PDS) Order (PDS Order 14-044), issued by the Planning and Development Services Director on October 14, 2014, made the determination that a hurricane protection contract business with interior storage only, was consistent with and of equal or lesser intensity than other permitted uses in the CG zoning district located within a MXD-Airport future land use designation, and as such, was determined to be a permitted use in the CG zoning district. FINANCIAL IMPACT: N/A RECOMMENDATION: Staff recommends the Planning & Zoning Commission evaluate the request and forward a recommendation of approval to the Board of County Commissioners. COMMISSION ACTION: RESULT: MOVER: None SECONDER: None AYES: None NAYS: None Page 14 of 193 EXCUSED: None Coordination/Signatures Date: January 08, 2025 Kori Benton, Planning Manager Date: January 09, 2025 Benjamin Balcer, Planning & Development Services Director Date: January 09, 2025 Katherine Barbieri, Assistant County Attorney III Date: January 10, 2025 Mayte Santamaria, Deputy County Administrator Page 15 of 193 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:Thad Crowe, AICP, Senior Planner DATE:January 7, 2025 SUBJECT:RZ-2409-000037 - Amendment to the Official Zoning Atlas (Rezoning) from CG (Commercial General) to IL (Industrial, Light) GENERAL INFORMATION Property Owner/ Applicant:D.V.T. Hurricane Shutters 3100 N. Kings Hwy. Fort Pierce, FL 34951 Location:East side of N. Kings Highway, approximately ½ mile north of St. Lucie Boulevard. Parcel ID Number:1325-322-0002-000-4 Parcel Size:+/- 1.63 acres Future Land Use:MXD (Mixed Use District), Airport Mixed Use Area Existing Zoning:CG (Commercial, General) Proposed Zoning:IL (Industrial, Light) Existing Use(s):Existing commercial/warehouse use Fire/EMS:Station #4 – 3601 Industrial 33rd St, Fort Pierce, FL 34946 (approximately 3.7 miles southeast of the subject properties). Right-of-Way:The subject property is accessed from N. Kings Hwy Utilities:FPUA service area, water line adjacent to east, however sewer is not available at this time. FP&L electric service is available. Type of Concurrency Document Required:Certificate of Capacity Exemption Page 16 of 193 Petition: D.W.T. Hurricane Shutters IL Rezoning File No.: RZ-2409-000037 Page 2 BACKGROUND ANALYSIS The petitioner, D.V.T Hurricane Shutters, is requesting an Amendment to the Official Zoning Atlas to rezone +/- 1.63 acres from the CG (Commercial, General) Zoning District to the IL (Industrial, Light) Zoning District. The applicant indicates the reason for the request is to allow for outdoor storage of hurricane shutters for an existing business, however the rezoning would allow for warehouse use and operational parameters. The property is located on the east side of N. Kings Highway, approximately ½ mile north of St. Lucie Boulevard. The Future Land Use designation for the parcel is MXD (Mixed Use Development), Airport Mixed Use Activity Area. The property is situated inside the Urban Service Boundary (USB). A previous PDS development order (PDS Order 14-044), issued by the Planning and Development Services Director on October 14, 2014 made the determination that a hurricane protection contract business with interior storage only was consistent with and of any equal or lesser intensity than other permitted uses in the CG zoning district located within an MXD-Airport future land use designation, and as such, was determined to be a permitted use in the CG zoning district. Figure 1: Aerial Map Future Land Use: The Future Land Use designation of the subject property is MXD (Mixed Use Development). Comprehensive Plan Policy 1.1.1.2.E. describes the MXD future land use category as follows: The intent of the Mixed Use Development (MXD) designation is to identify those areas where innovative land use concepts are encouraged. Application of this district should be with prudence, and should be only to those areas where traditional land use classifications do not afford the desired flexibility and community input in Page 17 of 193 Petition: D.W.T. Hurricane Shutters IL Rezoning File No.: RZ-2409-000037 Page 3 land use planning necessary to address local concerns. Candidates for this district include all I-95 interchange areas, the Treasure Coast International Airport, Community Development Districts created pursuant to Chapter 190, Florida Statutes and areas of special or unique environmental consideration that may not be appropriate for traditional land use designations. Uses within the areas classified as Mixed Use should be segregated as to intensity and indicated in the form of a concept master plan which is to be included as a part of the land use designation process. The following criteria, in addition to those as cited in Objective 1.1.7 (PUD, PNRD & PMUD), are to be used in the development of Mixed Use areas: • Unless otherwise compliant with the identified intensity classification, any change in zoning shall be to the Planned Unit Development (PUD), Planned Non-Residential Development (PNRD) or Planned Mixed Use Development (PMUD), as described in the St. Lucie County Land Development Code. Those properties with compatible existing zoning designations are encouraged to develop under the PUD, PNRD or PMUD regulations. • Residential development shall be regulated by the intensity district in which it is to take place. In no case should gross residential density exceed 15 du/ac. • All uses shall be compatible with adjacent land uses Current Zoning: The current zoning of the subject property is CG (Commercial, General). The St. Lucie County Land Development Code (LDC), Section 3.01.03.E. provides as follows: 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. Proposed Zoning: The proposed zoning of the subject property is IL (Industrial, Light). LDC Section 3.01.03.T. provides as follows: The purpose of this district is to provide and protect an environment suitable for light manufacturing, wholesale, and warehousing activities that do not impose undesirable noise, vibration, odor, dust, or other offensive effects on the surrounding are, together with such other uses as may be necessary to and compatible with light industrial surroundings. IL permitted uses include a wide variety of office, manufacturing, motor freight transportation & warehousing, repair services, retail trade, vocational schools, and wholesale trade. Mobile vendors, landscape services, and personal services are also permitted uses. [Remaining Page Intentionally Let Blank] Figure 2: Future Land Use Map Page 18 of 193 Petition: D.W.T. Hurricane Shutters IL Rezoning File No.: RZ-2409-000037 Page 4 Figure 3: Current Zoning Figure 4: Proposed Zoning Page 19 of 193 Petition: D.W.T. Hurricane Shutters IL Rezoning File No.: RZ-2409-000037 Page 5 Figure 5: Airport Mixed Use Activity Area This space left intentionally blank Page 20 of 193 Petition: D.W.T. Hurricane Shutters IL Rezoning File No.: RZ-2409-000037 Page 6 ********************************************** In reviewing this application for an amendment to the Official Zoning Atlas, the Board of County Commissioners 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 IL zoning is consistent with the Comprehensive Plan’s Future Land Use Map (FLUM) designation of MXD. The proposed rezoning to the IL 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 IL Zoning District. B. Whether the proposed amendment is consistent with all elements of the St. Lucie County Comprehensive Plan; The IL Zoning District is consistent with the MXD Future Land Use designation as provided in the table within Comprehensive Plan Policy 1.1.1.3 - Land Use Designation / Zoning Compatibility Chart. Table 1: Future Land Use and IL Zoning Categories FUTURE LAND USE CATEGORIESZONING DISTRICT A G- 5 AG-2.5 RE R S R U R M R H R/ C C pu b C O M IN D P / F MX D S D H T / U T V C IL, Industrial Light X X The proposed amendment is consistent with the following Comprehensive Plan Future Land Use Element’s (FLUE) Goals, Objectives, and Policies: The proposed rezoning conforms to the MXD FLUM, is consistent with most Urban Sprawl policies associated with FLUE Objective 1.1.5; is within the Urban Service Area as set forth in FLUE Objective 1.1.6 and its policies; and represents clean industrial activities encouraged in FLUE Policy 1.1.13.1. The proposed zoning is consistent with the FLUE’s Airport Mixed Use Area, of which it is part. The property is designated Specific Use Commercial/Industrial within this Mixed-Use Area. Future Land Use Element Policy 1.1.13.3 sets forth the following specific criteria to be utilized for determining the suitability of new property for IL zoning: and strengthens the industrial base, tax base, and job market as called for in Economic Development Element Policy 10.1.1.1. 1. Light Industrial property should have available to it central water services necessary for both domestic and fire protection purposes. While the property is not served by central water and sewer, FPUA water and sewer lines are nearby, 0.9 miles to the south and east at the intersection of St. Lucie Blvd. and Taylor Dairy Rd. 2. New Light Industrial property should not be located within 500 feet of any Aquatic Preserve or other STANDARDS OF REVIEW AS SET FORTH IN THE LAND DEVELOPMENT CODE SECTION 11.06.03 (AMENDMENTS TO THE CODE AND OFFICIAL ZONING ATLAS Page 21 of 193 Petition: D.W.T. Hurricane Shutters IL Rezoning File No.: RZ-2409-000037 Page 7 specially designated aquatic habitat or a Category I Wetlands as described the Conservation Element of this Plan. The subject property is not within 500 feet of such areas. 3. New Light Industrial areas should have immediate access to the regional transportation network. The property has immediate access to the regional transportation network – N. Kings Highway is a State Road (713) as is nearby St. Lucie Boulevard, east of N. Kings Highway. I-95 is approximately three miles away via N. Kings Highway and then east on Orange Avenue, and approximately five miles away via N. Kings Highway and Indrio Road. 4. Light Industrial development shall not contribute to the degradation of surficial water quality. Development on the site will be subject to LDC natural resource protection standards, agency stormwater standards, and other standards that protect surface water quality. In addition, FLUE Objective 1.1.5 and associated policies discourage urban sprawl. The property is in more of an infill than a sprawl location, adjacent to the Treasure Coast Airport and situated between Lakewood Park and Northwest Fort Pierce city limits. Future infrastructure improvements in this area include the widening of Kings Highway to four lanes, from I-95 to north of St Lucie Blvd., just south of this property, with utilities service a key component of the expansion. Other road improvements, through development in the TVC to the west, or within the Jenkins Road Area Plan to the south, will improve east-west and north- south connectivity in this area. Additionally, the property is not far from employment centers and emerging commercial areas. C. Whether and the extent to which the proposed zoning is inconsistent with the existing and proposed land uses; The proposed industrial light zoning is consistent with similar existing industrial uses along the N. Kings Highway corridor. The requested rezoning is not expected to harm other properties or improvements in the area. This amendment will not create a conflict with the surrounding zoning districts. The east side of Kings Highway, extending one mile north of St. Lucie Boulevard, is a pocket of industrial uses within a larger area that was historically farmed for citrus until the demise of the crop began in the early 2000s. Former groves have been repositioned for development under the Airport Mixed Use Activity Area MXD FLUM, which allows for commercial or industrial development. Per FLUE Policy 1.1.1.2.H. (Mixed Use Development MXD), rezoning to a planned development zoning is not required since the proposed zoning is compliant with the intensity set forth in the Airport Mixed Use Activity Area. Surrounding Land Use and Zoning This property is currently zoned CG (Commercial General) with a FLUM (Future Land Use Map) designation of MXD (Mixed Use District). The Applicant is requesting to rezone the property from CG to IL (Industrial, Light). Both CG & IL zoning districts are allowed in the MXD FLUM. Properties to the north, south, and east are also designated MXD and the property to the west (across Kings Hwy.) has a FLUM of TVC (Towns, Villages and Countryside). Properties to the north are zoned IL, and there is AR-1 zoning to the east and AG-1 zoning to the west. The Applicant stated that the purpose for the rezoning is to allow for outside storage (the property is currently occupied by a business that installs hurricane shutters). Page 22 of 193 Petition: D.W.T. Hurricane Shutters IL Rezoning File No.: RZ-2409-000037 Page 8 Table 1: Surrounding Land Use and Zoning Classifications Location Future Land Use Zoning Existing Land Use Subject Property MXD (Mixed Use District) AR-1 (Agricultural- Residential-1) Hurricane Shutters contractor North MXD IL (Industrial, Light) Roofing contractor & storage yard South MXD AR-1 Undeveloped East MXD AR-1 Undeveloped Adjacent Parcels West TVC (Towns, Villages, Countryside) AG-1 (Agricultural-1) Fallow agriculture (Barn) D. Whether there have been changed conditions that require an amendment; Changed conditions include ongoing improvements to Kings Hwy., Indrio Road (west of Emerson Ave.), Interstate 95, Florida’s Turnpike, and Orange Avenue which have improved the accessibility of properties in this area for trucking/freight distribution, warehouses, and manufacturers, and have increased demand for properties with an industrial zoning designation. Another changed condition was the assignment of the MXD FLUM to a large area west and north of the airport that includes this property. While the CG zoning district is an allowable zoning district in the MXD FLUM, the MXD allows for higher intensities and densities and where consistent with the Comprehensive Plan and compatible with surrounding or anticipated land uses, rezoning to a category that is more consistent with the Future Land Use is appropriate. 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 property is located within the Urban Service Area and is within one mile of FPUA water and sewer lines. The property fronts on N. Kings Highway, a state road which has been widened to four lanes, south of I-95 with further widening to the north anticipated in the future. 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. 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 requirement. Transportation: Kings Highway connects the I-95/Turnpike confluence northward to the subject property, the airport, Indrio Road, and US 1 near Indian River County. The nearby St. Lucie Boulevard provides access east to the airport, 25th Street, and US 1. Kings Highway will be widened from two to four lanes over the next several years from I-95 to St. Lucie Boulevard. As this is an existing building and the proposed improvements are limited to storage areas and a warehouse building, no additional trips of significance are anticipated at this stage. Water and Sewer The closest FPUA water and sewer mains are located +/-0.9 miles to the southeast, at the northwest quadrant of the intersection of St Lucie Blvd and Taylor Dairy Road. Parks: Page 23 of 193 Petition: D.W.T. Hurricane Shutters IL Rezoning File No.: RZ-2409-000037 Page 9 N/A (nonresidential). Drainage: Development of the property is subject to County, South Florida Water Management District, US Army Corps of Engineers, and Florida Department of Environmental Protection standards. Schools: N/A (nonresidential) Solid Waste: This area is served by WastePro, with solid waste deposited at the St. Lucie County Landfill. Mass Transit: The Area Regional Transit (ART) does not provide fixed route service to this property and the vicinity. The nearest fixed routes are approximately 2.3 miles to the north and 2.5 miles to the east of the subject property, at the Indrio Commons (Winn Dixie Plaza) and airport entrance, respectively. Route 2 serves northern and downtown Fort Pierce, while Route 7 connects downtown Fort Pierce with Lakewood Park and south Indian River County. Fire & Emergency Medical Facilities: Station #4 – 3601 Industrial 33rd St, Fort Pierce, FL 34946 (approximately 3.7 miles southeast of the subject properties). Site-specific impacts will be addressed through permitting or a development application. 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: The proposed Rezoning is not anticipated to result in any adverse environmental impacts as no development activities are proposed at this time. If site development activities are proposed in the future, ERD will conduct further review through the site plan or building permit review process, including but not limited to, tree mitigation requirements should any existing native trees meeting mitigation thresholds outlined in Land Development Code (LDC) 6.00.05.D. need to be impacted for future development of the property. The Environmental Resources Department has no objection to the approval of the rezoning application. G. Whether and the extent to which the proposed amendment would adversely affect the property values in the area; Given the prevalence of similar uses in the vicinity, it is not likely that the proposed change in zoning will adversely affect the property values in the area. The proposed zoning is consistent with the existing Future MXD Land Use designation. This is an expansion of the current concentration of industrial uses on the east side of Kings Highway north of St. Lucie Boulevard, which is in keeping with orderly and logical development that is in keeping with MXD FLUM land uses. 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 subject property is in the Urban Service Area and is served by improved roadways. Water and sewer lines are located +/-0.9 miles away, at the intersection of St. Lucie Boulevard and Taylor Dairy Road, and these lines will likely be extended to serve this and other industrial properties. It should also be noted that under the current CG zoning district the new building (s) would be subject to the Community Architectural Standards (LDC Sec. 7.10.24), however the proposed IL zoning does not require adherence to these standards. Finally, LDC Sec. 7.10.24 requires cross-access between adjacent developments, which will become critical when FDOT expands the roadway to four lanes with a divided median. Staff will advocate for such cross access with future Page 24 of 193 Petition: D.W.T. Hurricane Shutters IL Rezoning File No.: RZ-2409-000037 Page 10 redevelopment to improve transportation access, efficiency and safety. 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 IL Zoning District 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 raise other matters regarding the proposed amendment. CONCLUSION: Staff has reviewed this petition and determined that it conforms to the Standards of Review for amendments to the Land Development Code and Official Zoning Atlas 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. A leading justification for the rezoning is the existing MXD Future Land Use, which allows for this zoning category, along with the presence of similar adjacent and nearby industrial uses. 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; is not located in proximity to any residential use area or areas; and is not located in an area of the County that is subject to transportation capacity concerns. PUBLIC NOTICE & NEIGHBORHOOD MEETING: The Planning and Zoning Commission hearing was noticed by a publication in the St. Lucie News Tribune on January 3, 2025; a sign was placed on the property; and written notice was mailed on January 2, 2025, to owners of property within 500 feet of the subject property. Due to the relatively small size of the property and the lack of adjacent residential uses, the applicant elected to not hold a neighborhood meeting. Figure 6: Subject Property Page 25 of 193 Petition: D.W.T. Hurricane Shutters IL Rezoning File No.: RZ-2409-000037 Page 11 RECOMMENDATION: Staff recommends the Planning & Zoning Commission evaluate the proposed amendment of the Official Zoning Atlas to rezone the subject parcel totaling +/-1.63 acres from CG (Commercial, General) to IL (Industrial, Light), and forward a recommendation of approval to the Board of County Commissioners. Page 26 of 193 RESOLUTION No. 2025-XX FILE NO.: RZ-2409-000037 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY, FLORIDA, AMENDING THE OFFICIAL ZONING ATLAS FOR A PARCEL TOTALING +/-1.63 ACRES, LOCATED AT 3100 KINGS HIGHWAY, AND OWNED BY D.V.T. HURRICANE SHUTTERS, INC. FROM THE CG (COMMERCIAL, GENERAL) ZONING DISTRICT TO THE IL (INDUSTRIAL, LIGHT) 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) D.V.T. Hurricane Shutters, Inc. presented a petition for an Amendment to the Official Zoning Atlas from CG (Commercial, General) Zoning District to the IL (Industrial, Light) Zoning District, for a property located at 3100 N. Kings Highway, on the east side of N. Kings Highway, approximately 0.4 miles north of St. Lucie Boulevard, in unincorporated St. Lucie County, Florida, as depicted on the attached map as Exhibit A and described in Part A. 2) On January 16, 2025, the St. Lucie County Planning and Zoning Commission held a public hearing on this petition, after advertising in the newspaper of local circulation, 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/deny the request for the property described in Part A. 3) On ____________, 2025, the Board of County Commissioners of St. Lucie County, Florida, held the first 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 has satisfied 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 the CG (Commercial, General) Zoning District to the IL (Industrial, Light) Zoning District is being granted is described as follows: Page 27 of 193 Resolution No. 2025-XX File No.: RZ-2409-000037 Page 2 Legal Description: THE NORTH ½ OF THE NORTH ½ OF THE EAST 300 FEET OF THE WEST 371 FEET OF THE FOLLOWING DESCRIBED PARCEL TO WIT: THE NORTWEST ¼ OF THE SOUTHWEST ¼ OF SECTION 25, TOWNSHIP 34 SOUTH, RANGE 39 EAST, EXCEPTING THEREFROM THE NORTH 330 FEET AND THE SOUTH 50 FEET THEREOF, SAID LANDS SITUATE. LYING AND BEING IN ST. LUCIE COUNTY, FLORIDA. Parcel ID Number:1325-322-0002-000-4 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 CG (Commercial, General) to IL (Industrial, Light) 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 September 17, 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: Jamie Fowler, Chair XXX Larry Leet, Vice-Chair XXX James Clasby, Commissioner XXX Erin Lowry, Commissioner XXX Cathy Townsend, Commissioner XXX PASSED AND DULY ADOPTED this ___ day of ________, 2025. Page 28 of 193 Resolution No. 2025-XX File No.: RZ-2409-000037 Page 3 BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY, FLORIDA BY Chair ATTEST APPROVED AS TO FORM AND CORRECTNESS Deputy Clerk County Attorney Page 29 of 193 Resolution No. 2025-XX File No.: RZ-2409-000037 Page 4 Exhibit A Location Map Page 30 of 193 Resolution No. 2023-176 File No.: RZ-2306-000024 Page 5 Exhibit B Concurrency Deferral Affidavit Page 31 of 193 Public Notification Page 32 of 193 Created: 2024-08-09 14:39:41 [EST] (Supp. No. 28) Page 1 of 4 3.01.03. Zoning Districts. S.CG COMMERCIAL, GENERAL. 1.Purpose. 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. 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. Adjustment/collection and credit reporting services. (732) b. Advertising. (731) c. Amphitheaters. (999) d. Amusements and recreation services - except stadiums, arenas, race tracks, amusement parks. (79) e. Apparel and accessory stores. (56) f. Automobile dealers. (55) g. Automotive rental, repairs and serv. (except body repairs). (751, 753, 754) h. Beauty and barber services. (723/724) i. Building materials, hardware and garden supply. (52) j. Cleaning services. (7349) k. Commercial printing. (999) l. Communications - except towers. (48) m. Computer programming, data processing and other computer serv. (737) n. Contract construction serv. (office and interior storage only). (15/16/17) o. Cultural activities and nature exhibitions. (999) p. Duplicating, mailing, commercial art/photo. and stenog. serv. (733) q. Eating places. (581) r. Educational services - except public schools. (82) s. Engineering, accounting, research, management and related services. (87) t. Equipment rental and leasing services. (735) u. Executive, legislative, and judicial functions. (91/92/93/94/95/96/97) v. Farm labor and management services. (076) w. Financial, insurance, and real estate. (60/61/62/63/64/65/67) x. Food stores. (54) y. Funeral and crematory services. (726) Page 33 of 193 Created: 2024-08-09 14:39:41 [EST] (Supp. No. 28) Page 2 of 4 z. Gasoline service stations. (5541) aa. General merchandise stores. (53) bb. Health services. (80) cc. Home furniture and furnishings. (57) dd. Landscape and horticultural services. (078) ee. Laundry, cleaning and garment services. (721) ff. Membership organizations subject to the provisions of Section 7.10.31. (86) gg. Miscellaneous retail (see SIC Code Major Group 59): (1) Drug stores. (591) (2) Used merchandise stores. (593) (3) Sporting goods. (5941) (4) Book and stationary. (5942/5943) (5) Jewelry. (5944) (6) Hobby, toy and games. (5945) (7) Camera and photographic supplies. (5946) (8) Gifts, novelty and souvenir. (5947) (9) Luggage and leather goods. (5948) (10) Fabric and mill products. (5949) (11) Catalog, mail order and direct selling. (5961/5963) (12) Liquefied petroleum gas (propane). (5984) (13) Florists. (5992) (14) Tobacco. (5993) (15) News dealers/newsstands. (5994) (16) Optical goods. (5995) (17) Misc. retail (See SIC Code for specific uses). (5999) hh. Miscellaneous personal services (see SIC Code Major Group 72): (1) Tax return services. (7291) (2) Misc. retail (See SIC Code for specific uses). (7299) ii. Miscellaneous business services (see SIC Code Major Group 73): (1) Detective, guard and armored car services. (7381) (2) Security system services. (7382) (3) News syndicate. (7383) (4) Photofinishing laboratories. (7384) (5) Business services - misc. (7389) Page 34 of 193 Created: 2024-08-09 14:39:41 [EST] (Supp. No. 28) Page 3 of 4 jj. Mobile home dealers. (527) kk. Mobile food vendors (eating places, fruits and vegetables-retail). (999) ll. Motion pictures. (78) mm. Motor vehicle parking-commercial parking and vehicle storage. (752) nn. Museums, galleries and gardens. (84) oo. Personnel supply services. (736) pp. Photo finishing services. (7384) qq. Photographic services. (722) rr. Postal services. (43) ss. Recreation facilities. (999) tt. Repair services. (76) uu. Retail trade-indoor display and sales only, except as provided in Section 7.00.00. (999) vv. Social Services: (1) Individual and family social services. (832/839) (2) Child care services. (835) (3) Job training and vocational rehabilitation services. (833) ww. Travel agencies. (4724) xx. Veterinary services. (074) yy. Low THC and medical marijuana dispensing facility. The facility may not be located within five hundred (500) feet of the real property that comprises a public or private elementary school, middle school, or secondary school. 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. Adult establishments subject to requirements of Section 7.10.10. (999) b. Drinking places (alcoholic beverages) - free-standing. (5813) c. Disinfecting and pest control services. (7342) d. Amusement parks. (7996) e. Go-cart tracks. (7999) f. Hotels and motels. (701) g. Household goods warehousing and storage-mini-warehouses. (999) h. Marina - recreational boats only. (4493) Page 35 of 193 Created: 2024-08-09 14:39:41 [EST] (Supp. No. 28) Page 4 of 4 i. Motor vehicle repair services - body repair. (753) j. Sporting and recreational camps. (7032) k. Retail trade: (1) Liquor stores. (592) l. Stadiums, arenas, and race tracks. (794) m. Telecommunication towers - subject to the standards of Section 7.10.23. (999) 8.Accessory Uses. Accessory uses are subject to the requirements of Section 8.00.00, and include the following: a. Drinking places (alcoholic beverages as an accessory use to a restaurant and/or civic, social, and fraternal organizations). b. One (1) single-family dwelling unit contained within the commercial building, or a detached single-family dwelling or mobile home, (for on-site security purposes). c. Retail trade: (1) Undistilled alcoholic beverages (accessory to retail sale of food). d. Solar energy systems, subject to the requirements of Section 7.10.28. Page 36 of 193 Created: 2024-08-09 14:39:41 [EST] (Supp. No. 28) Page 1 of 5 3.01.03. Zoning Districts. T. IL INDUSTRIAL, LIGHT. 1. Purpose. The purpose of this district is to provide and protect an environment suitable for light manufacturing, wholesale, and warehousing activities that do not impose undesirable noise, vibration, odor, dust, or other offensive effects on the surrounding are, together with such other uses as may be necessary to and compatible with light industrial 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. Business services. (73) b. Communications - including telecommunication towers - subject to the standards of Section 7.10.23. (48) c. Construction services: (1) Building construction - general contractors. (15) (2) Other construction - general contractors. (16) (3) Construction - special trade contractors. (17) d. Engineering, architectural and surveying services. (871) e. Commercial fishing. (091) f. Laundry, cleaning and garment services. (721) g. Local and suburban transit. (41) h. Manufacturing: (1) Food and kindred products. (20) (2) Tobacco products. (21) (3) Textile mill products. (22) (4) Apparel and other finished products. (23) (5) Furniture and fixtures. (25) (6) Printing, publishing and allied industries. (27) (7) Drugs. (283) (8) Leather and leather products. (31) (9) Glass: (a) Flat glass. (321) (b) Glass and glassware - pressed or blown. (322) (c) Glass products - made of purchased glass. (323) (10) Fabricated metal prod. - except machinery and transport. equip.: (a) Metal cans and shipping containers. (341) Page 37 of 193 Created: 2024-08-09 14:39:41 [EST] (Supp. No. 28) Page 2 of 5 (b) Cutlery, handtools and general hardware. (342) (c) Heating equipment, except electric and warm air, and plumbing fixtures. (343) (d) Fabricated structural metal products. (344) (e) Coating, engraving and allied services. (347) (f) Miscellaneous fabricated metal products: (1) Wire products. (3495) (2) Misc. fabricated wire products. (3496) (3) Metal foil and leaf. (3497) (4) Fabricated metal products - NEC. (3499) (11) Industrial/commercial machinery and computer equipment: (a) Metalworking machinery and equipment. (354) (b) Special industry machinery, except metalworking machinery. (355) (c) General industrial machinery and equipment. (356) (d) Computers and office equipment. (357) (12) Electronic and other electrical equipment and components, except computer equipment: (a) Household appliances. (363) (b) Electric lighting and wiring equipment. (364) (c) Household audio and video equipment. (365) (d) Communications equipment. (366) (e) Electronic components and accessories. (367) (f) Misc. electrical machinery equipment and supplies. (369) (13) Measuring, analyzing and controlling instruments. (38) (14) Photographic, medical and optical goods. (38) (15) Watches and clocks. (38) (16) Misc. manufacturing industries: (a) Jewelry, silverware, and platedware. (391) (b) Musical instruments and parts. (393) (c) Dolls, toys, games and sporting goods. (394) (d) Pens, pencils, and other office and artists' materials. (395) (e) Costume jewelry, costume novelties, and notions. (396) (f) Brooms and brushes. (3991) (g) Signs and advertising displays. (3993) (h) Morticians goods. (3995) (i) Manufacturing industries, NEC. (3999) Page 38 of 193 Created: 2024-08-09 14:39:41 [EST] (Supp. No. 28) Page 3 of 5 (17) Plastic products - fabrication, molding, cutting, extrusion, and injection processing. (308) i. Marinas. (4493) j. Millwork and structural wood members. (243) k. Motion pictures. (78) l. Motor freight transportation and warehousing. (42) m. Repair services: (1) Automotive and automotive parking. (75) (2) Electrical. (762) (3) Watch, clock and jewelry repair. (763) (4) Reupholstery and furniture repair. (764) (5) Misc. repairs and services. (769) n. Retail trade: (1) Lumber and other building materials. (521) (2) Paint, glass and wallpaper. (523) (3) Hardware. (525) (4) Nurseries, lawn and garden supplies. (526) (5) Mobile home dealers. (527) (6) Automotive/boat/RV/motorcycle dealers. (55) (7) Gasoline service. (55) (8) Furniture and furnishings. (57) o. Research, development, and testing services. (873) p. Ship, boat building and repairing - less than forty-five (45) feet. (373) q. Sorting, grading and packaging services - citrus/vegetables. (0723) r. Vocational schools. (824) s. Wholesale trade - durable goods: (1) Motor vehicle and automotive equipment. (501) (2) Furniture and home furnishings.(502) (3) Lumber and other building materials. (503) (4) Professional and commercial equipment/supplies. (504) (5) Metals and minerals except petroleum. (505) (6) Electrical goods. (506) (7) Hardware, plumbing and heating equipment, and supplies. (507) (8) Machinery, equipment, and supplies. (508) (9) Misc. durable goods: Page 39 of 193 Created: 2024-08-09 14:39:41 [EST] (Supp. No. 28) Page 4 of 5 (a) Sporting and recreational goods. (5091) (b) Toys and hobby goods. (5092) (c) Jewelry, watches, precious stones and metals. (5094) (d) Durable goods NEC. (5099) t. Wholesale trade - nondurable goods: (1) Paper and paper products. (511) (2) Drugs. (512) (3) Dry goods and apparel. (513) (4) Groceries and related products. (514) (5) Farm products - raw materials. (515) (6) Chemicals, and allied products. (516) (7) Beer, wine, and distilled alcoholic beverages. (518) (8) Misc. nondurable goods: (a) Farm supplies. (5191) (b) Books, periodicals and newspapers. (5192) (c) Flowers, nursery stock and florists' supplies. (5193) (d) Tobacco/tobacco products. (5194) (e) Paints, varnishes and supplies. (5198) (f) Nondurable goods, NEC. (5199) u. Mobile food vendors. (999) v. Single-family detached dwelling units provided that the single-family dwelling unit is located on an existing lot or parcel or record, as further defined in this Code, that was existing on or before August 1, 1990. (999) w. Kennels. Allowed as a permitted use only when the property is surrounded by industrial uses or zoning and is five hundred (500) feet or more from residential uses or zoning. All distance requirements shall be measured from the nearest point of the existing home or area of single- family zoning to the nearest point of the proposed kennel. x. Landscape and horticultural services. (078) y. Personal services. (72) 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. Offstreet Parking and Loading Requirements. Offstreet 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: Page 40 of 193 Created: 2024-08-09 14:39:41 [EST] (Supp. No. 28) Page 5 of 5 a. Airports, landing and takeoff fields - general aviation. (4581) b. Manufacturing: (1) Cut stone and stone products. (328) (2) Motorcycles, bicycles, and parts. (375) (3) Wood containers, wood buildings and mobile homes. (244/245) c. Ship, boat building and repairing (excluding ship or boat salvaging) - forty-five (45) to one hundred fifty (150) feet. (373) d. Wholesale: (1) Petroleum bulk stations and terminals. e. Scrap and waste materials - subject to the provisions of Section 7.10.12.A. f. Kennels. (0752) Other than those permitted under Section 3.01.03 T.2.w. of the Land Development Code. 8. Accessory Uses. Accessory uses are subject to the requirements of Section 8.00.00 and include the following: a. Co-generation facilities. (999) b. Fueling facilities. (999) c. Industrial wastewater disposal. (999) d. One detached single-family dwelling or mobile home for on-site security purposes per property. (999) e. Retail trade accessory to the primary manufacturing or wholesaling use. (999) f. Solar energy systems, subject to the requirements of Section 7.10.28. g. Cargo containers subject to the requirements of Section 7.10.35. Page 41 of 193 FUTURE LAND USE ELEMENT GOALS, OBJECTIVES AND POLICIES Goal 1.1: Ensure the highest quality living environment possible, through a mixture of land uses reflecting the needs and desires of the local residents and how they want their community to develop. The goal shall be implemented by strictly enforced building, zoning and development codes based on objectives and policies that will enhance St. Lucie County's natural and man-made resources while minimizing any damage or threat of degradation to the health, safety and welfare of the county's citizens, native wildlife and environment, through incompatible land uses. Objective 1.1.1: Land Use. Maintain the Future Land Use Map land with the following use designations to portray the future development patterns of St. Lucie County. Policy 1.1.1.1 -The following land use designations/intensities, as indicated on the Future Land Use Maps are provided as the pattern for the future development of the area within unincorporated St. Lucie County. Future Land Use Designation Residential Density Max Height4 (ForBuildings) Max Lot Coverage(ForBuildings) AG-5 Agriculture-5 1 du/5 acres (0.2 du/1 acre) -- AG-2.5 Agriculture-2.5 1 du/2.5 acres (0.4 du/1 acre) -- RE Residential Estate 1 du/a acre -- RS Residential Suburban 2 du/1 acre -- RU Residential Urban 5 du/1 acre -- RM Residential Medium 9 du/ 1 acre -- RH Residential High 15 du/ 1 acre -- R/C Residential/Conservation 1 du/5 acres (0.2 du/1 acre) -- Cpub Conservation-Public 0 du1 20 ft 5-10% COM Commercial 0 du1.5 60 ft3 40—50% IND Industrial 0 du1 80 ft 40—50% P/F Public Facilities 0 du1 80 ft 40—50% T/U Transportation/Utilities 0 du1 40 ft6 40—50% MXD Mixed Use Development 0.2-15 du/acre2.5 80 ft 40—50% H Historic 0 du1 40 ft 40—50% SD Special District 0.2-15 du/acre 80 ft 40—50% TVC Towns, Villages, & Countryside Variable pursuant to special areas plan. See TVC Element Goals, Objectives, and Policies. 1-9 du/acre -- Notes: 1 Residential uses permitted under specific conditions only. Refer to Zoning/Land Development Code for special restrictions in individual zoning districts. 2 Maximum Densities subject to compliance with intensity with intensity plans for each mixed use area, as set forth in Policy 1.1.8.4 3 For motel or hotel uses, the building spacing formula as identified in the Land Development Code shall be used to establish maximum building height, unless otherwise stipulated in the Hutchinson Island Building Height Overlay Zonesection of the Land Development Code, or unless otherwise restricted by Code or Ordinance of the County. 4 Unless otherwise stipulated in the Hutchinson Island Height Overlay Zone section in the Land Development Code 5 Motels/hotels shall be allowed up to 36 units/acre. 6 The height of the Treasure Coast Airport shall be regulated by the Airport Zone Height Limitations established in Section 4.00.03, of the Land Development Code, as reviewed and approved by the Federal Aviation Administration (FAA). Page 42 of 193 Policy 1.1.1.2 -The County’s land use categories shall be described as follows: A. Agricultural-5 (AG-5) The AG-5 land use designation is intended for those areas of the County outside of the planned urban service area which are associated with agricultural and agricultural-related activities. These areas are recognized for first being appropriate for the production of citrus, cash crops, or ranching activities. These areas are acknowledged as potentially suitable for limited residential and nonresidential development under the following criteria: • All residential and nonresidential development must be in accordance with applicable standards and restrictions as set forth in the Land Development Code; • All residential development proposals in excess of forty-five (45) units must be approved through the Planned Development (PD) process as provided for in the Land Development Code; • Any activity other than crop or food product related production, including combinations of properties/uses, in excess of 200 acres should identify appropriate mechanisms for funding the operation and maintenance of necessary infrastructure. Any utility infrastructure shall be consistent with the Infrastructure Element. • Residential densities are set at a maximum of 0.20 units per gross acre (one unit per 5 gross acres). B. Agricultural-2.5 (AG-2.5) The AG-2.5 land use designation is intended for those areas of the County outside of the planned urban service area which are associated with agricultural and agricultural-related activities. These areas are recognized for first being appropriate for the production of citrus, cash crops, or ranching activities. These areas are acknowledged as potentially suitable for limited residential and nonresidential development under the following criteria: • All residential and nonresidential development must be in accordance with applicable standards and restrictions as set forth in the Land Development Code; • All residential development proposals in excess of forty-five (45) units must be approved through the Planned Development (PD) process as provided for in the Land Development Code; • Any activity other than crop or food product related production, including combinations of properties/uses, in excess of 200 acres should identify appropriate mechanisms for funding the operation and maintenance of necessary infrastructure. Any utility infrastructure shall be consistent with the Infrastructure Element. • Residential densities are set at a maximum of 0.40 units per gross acre (one unit per 2.5 gross acres). C. Residential Estate (RE) The Residential Estate (RE) land use category is intended to act as a transitional area between the agricultural areas and the more intense residential areas in the eastern portion of the County. This category is found predominantly along the western edge of the urban form, but is also appropriate for areas of special environmental concern such as along the North Fork of the St. Lucie River and the Indian River Lagoon. St. Lucie County 1-1 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 43 of 193 The RE designation is intended for large lot, single-family detached residential dwellings, at a density of one unit per gross acre. These areas are not required to be served with central utilities, however when at all practical, service connections should be provided. The RE designation is 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 eight units must be approved through the Planned Development (PD) process as provided for in the Land Development Code; • Residential densities are set at a maximum of one (1) unit per one gross acre. D. Residential Suburban (RS)The Residential Suburban (RS) land use category is intended to act as a transitional area between the agricultural areas and the more intense residential areas in the eastern portion of the County. This category is found predominantly along the western edge of the urban form, but is also appropriate for areas of special environmental concern such as along the North Fork of the St. Lucie River and the Indian River Lagoon. The RS designation is intended for large lot, single-family detached residential dwellings, at a density of one (1) to two (2) units per gross acre. These areas are not required to be served with central utilities; however when at all practical, service connections should be required. Limited nonresidential uses may be appropriate, in accordance with applicable standards and restrictions as set forth in the Land Development Code. E. Residential Urban (RU)The Residential Urban (RU) classification 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. These properties need to be serviced with central water and wastewater services. These services may be provided by either a public utility or through private on-site facilities, as would be permitted in accordance with all applicable regulations. New development in the RU areas can occur using traditional single-family or multifamily zoning designations or through the planned unit development process. Limited nonresidential uses may be appropriate, in accordance with applicable standards and restrictions as set forth in the Land Development Code. F. Residential Medium (RM) The Residential Medium (RM) land use category is to be applied to those areas that are within, or planned to be within, areas of central community services. A maximum residential density of nine (9) dwelling units per gross acre is permitted under this land use designation. If required, the actual density is subject to the satisfactory completion of the rezoning process, which would include complete review of the physical suitability of the property for development at the proposed intensity. Limited nonresidential uses may be appropriate, in accordance with applicable standards St. Lucie County 1-2 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 44 of 193 and restrictions as set forth in the Land Development Code. Medium density residential land uses can act as a transition between the lower intensity RU areas and the more intense land use designations. Zoning applications within the RM land use area include single-family, multifamily, or PD zoning. G. Residential High (RH)Areas designated Residential High (RH) are intended to accommodate high density development, not to exceed 15 dwelling units per gross acre. In order to develop at this intensity, it must be possible to connect into a central water and wastewater service facility, and the subject property must be located in an area of the County which has available all urban services and facilities including fire protection, police, recreation, roadways, and schools. Limited nonresidential uses may be appropriate, in accordance with applicable standards and restrictions as set forth in the Land Development Code. H. Mixed Use Development (MXD)The intent of the Mixed Use Development (MXD) designation is to identify those areas where innovative land use concepts are encouraged. Application of this district should be with prudence, and should be only to those areas where traditional land use classifications do not afford the desired flexibility and community input in land use planning necessary to address local concerns. Candidates for this district include all I-95 interchange areas, the Treasure Coast International Airport, Community Development Districts created pursuant to Chapter 190, Florida Statutes and areas of special or unique environmental consideration that may not be appropriate for traditional land use designations. Uses within the areas classified as Mixed Use should be segregated as to intensity and indicated in the form of a concept master plan which is to be included as a part of the land use designation process. The following criteria, in addition to those as cited in Objective 1.1.7 (PUD, PNRD & PMUD), are to be used in the development of Mixed Use areas: • Unless otherwise compliant with the identified intensity classification, any change in zoning shall be to the Planned Unit Development (PUD), Planned Non- Residential Development (PNRD) or Planned Mixed Use Development (PMUD), as described in the St. Lucie County Land Development Code. Those properties with compatible existing zoning designations are encouraged to develop under the PUD, PNRD or PMUD regulations. • Residential development shall be regulated by the intensity district in which it is to take place. In no case should gross residential density exceed 15 du/ac. • All uses shall be compatible with adjacent land uses. I. Special District (SD)The intent of the Special District (SD) designation is to identify those areas where specific uses or combinations of uses are anticipated. SD designated areas include previously approved Community Development Districts, areas for which a site specific development plan or concept has been granted, or areas which by their location have specific issues and concerns for their development. Residential densities within an area designated as a Special District are limited to what the current land use designation authorizes. Any increase over the present designation may be considered only through the Plan Amendment process. St. Lucie County 1-3 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 45 of 193 J. Commercial (COM)The Commercial (COM) land use designation 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. Although this plan supports the location of higher intensity commercial uses at the intersection of arterial roadways, it should not be interpreted to mean that every intersection should be designated for commercial activities. Unless otherwise designated on the future land use maps, applications for commercial use should be done in conjunction with a detailed review of the impacts of such development on adjacent property, specifically noting what, if any, negative neighborhood impacts could result from a map amendment. The Commercial (COM) designation is intended 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. K. Industrial (IND) This land use designation is applied to specific areas of the County identified as suitable for industrial use. This land use designation is intended to be implemented through both the heavy and light industrial zoning districts, with the specific criteria for zoning application as provided for under the policies of the Future Land Use Element. Areas designated for Industrial activities must have available all necessary services and facilities prior to development, supplied by either public or private sources as permitted. In addition, developments proposing to incorporate heavy industrial uses will be required to be adequately buffered from any adjacent use that would be incompatible. Limited nonresidential uses may be appropriate, in accordance with applicable standards and restrictions as set forth in the Land Development Code. L. Public Facilities (P/F)The Public Facilities (P/F) land use designation is applied to properties used for such activities as education and places of worship. This designation may also be applied to other public uses such as jails and administrative buildings. M. Transportation/Utilities (T/U)The purpose of this district is to recognize the Transportation or Utility use of property. This designation may be applied as appropriate subject to review of the specific application and intended use of the property. The Transportation/Utilities (T/U) land use designation has been applied principally to four areas: 1) Treasure Coast International Airport; 2) The St. Lucie County Landfill; 3) The St. Lucie Power Plant site located on South Hutchinson Island; and, 4) The Florida Power and Light-Midway switching station along West Midway Road. N. Historic (H)The Historic (H) land use designation is applied to properties of historic significance as identified by the national historic register, the State of Florida or local designation. St. Lucie County 1-4 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 46 of 193 O. Conservation The Conservation land use designation has been divided into two future land use categories: Residential/Conservation (R/C) and Conservation-Public (Cpub). These designations are intended to identify areas of the County which exhibit unique or special environmental characteristics, and may be either publicly or privately held. The designations are described in more detail below. 1. Residential/Conservation (R/C): The Residential/Conservation category is intended to identify those privately controlled lands that contain unique vegetation or have characteristics which warrant special attention prior to their being developed. The Residential/Conservation designation is not intended to prevent development activities. Instead, its purpose is to identify those areas that, due to special environmental or other unique constraints, location, property configuration, or topography should be more closely examined before final development approvals are authorized. Areas designated Residential/Conservation carry a development potential of 0.20 dwelling units per gross acre (one dwelling unit per five gross acres). Areas within the R/C designation should be developed using the following criteria: • The development is supplied with central water and sewer service; unless otherwise permitted by the appropriate authority. • Any development within an area designated R/C should, as a requirement for building permit approval, demonstrate compliance with all applicable environmental protection regulations as set forth in the Land Development Code for St. Lucie County. • Any residential development proposal in excess of ten (10) acres, or involving more than eight (8) units, should be reviewed under the Planned Development regulations as set forth in the Land Development Code for St. Lucie County. 2. Conservation-Public (Cpub): Areas designated Conservation-Public are those lands which exhibit unique environmental characteristics and are owned by federal, state, regional, or local public agencies. They are intended solely for preservation and/or recreational use. No residential or commercial development may occur other than that typically related to park service and security functions. P. Towns Villages and Countryside (TVC). Areas designated TVC must follow the policies of the TVC Element in this Comprehensive Plan and the TVC Overlay Zone requirements in the Land Development Code. The purpose of the TVC land use designation is to accommodate future growth within the Special Area Plan for North St. Lucie County in the existing, undeveloped rural areas with a planning strategy that will ensure a settlement pattern that is sustainable, predictable, protects and enhances the rural environment and improves the citizens’ quality of life. The TVC requires a sustainable settlement pattern characterized by a mix of uses, building types and income levels within a compact pedestrian friendly environment that accommodates multiple modes of transportation and preserves open space. This land use category is appropriate for areas that have been analyzed in a Special Area Plan, created with a high degree of citizen participation. St. Lucie County 1-5 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 47 of 193 Policy 1.1.1.3 – The Future Land Use Map establishes the proposed long-range distribution and general use of property within the county. The following table shall be used to determine consistency of future land use designations and zoning districts to identify compatible zoning districts. Any zoning district that is not consistent with the Future Land Use designation according to the Consistency Matrix, shall not be applied for, permitted, or approved; without a corresponding proposed future land use map amendment request. Zoning Districts FUTURE LAND USE CATEGORIES AG-5 AG-2.5 RE RS RU RM RH R/C Cpub COM IND P/F MXD SD H T/U TVC AG-5 Agriculture-5 X X X X X X X AG-2.5 Agriculture-2.5 X X X X X AG-1 Agricultural -1 X X X X X R/CResidential/ Conservation X X X X X X X X AR-1 Agricultural, Residential - 1 X X X X X RE-1 Residential, Estate - 1 X X X X X RE-2 Residential, Estate -2 X X X X X RS-2 Residential, Single-Family -2 X X X X X RS-3 Residential, Single-Family -3 X X X X RS-4 Residential, Single-Family -4 X X X X RM-5 Residential, Multi-Family -5 X X X X RMH-5 Residential, Mobile home -5 X X X X RM-7 Residential, Multi-Family -7 X X X RM-9 Residential, Multi-Family -9 X x X RM-11 Residential, Multi-Family -11 X X RM-15 Residential, Multi-Family -15 X X CN Commercial, Neighborhood X X X X X X X X X X CO Commercial, Office X X X X X X X X X X CG Commercial, General X X X X CR Commercial, Resort X X IL Industrial, Light X X X IH Industrial, Heavy X X X St. Lucie County 1-6 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 48 of 193 IX Industrial, Extraction X X X X X X X X X X X X U Utilities X X X X X X X X X X X X X X X X X I Institutional X X X X X X X X X X X X X X X X RF Religious Facilities X X X X X X X X X X X X PCS Planned Country Subdivision X PUD Planned Unit Development X X X X X X X X X X X X X PNRD Planned Non-Residential Development X X X X X X X X X X X X X X PMUD Planned Mixed Use Development X X X X X X X X X X X X X X PRW Planned Retail/Workplace X X PTV Planned Town or Village X X HIRD Hutchinson Island Residential District X X X X X X X X X X RVP Recreational Vehicle Park X X CPUB Conservation Public X X X X X X X X X X X X X X X X X Policy 1.1.1.4 – Notwithstanding the density limitations set forth in Policies 1.1.1.1 and 1.1.1.2 land upon which a lawfully established residential dwelling unit exists (single family residence or mobile home) shall be entitled to a density of one dwelling unit per each recognized lawfully established unit. Such lawfully-established dwelling unit(s) shall not be considered as nonconforming as to the density provisions of Policies 1.1.1.1 and 1.1.1.2 and the St. Lucie County Land Development Code. Policy 1.1.1.5 – St. Lucie County shall review land use designations, zoning districts and consider the creation of appropriate standards for the permitting of accessory dwelling units in single-family residential or agricultural zoning districts, while maintaining the single-family character of the primary single-family dwelling unit and the neighborhood. An “accessory dwelling unit” shall mean an ancillary or secondary living unit, that has a separate kitchen, bathroom, and sleeping area, existing either within the same structure, or on the same lot, as the primary dwelling unit. Objective 1.1.2: Growth Management. St. Lucie County shall manage how and where growth occurs by using sustainable development and balanced planning practices. The County shall manage the land use patterns designated on the Future Land Use Map comprehensively, consistently, and effectively to enhance the quality of life for its citizens, promote economic vitality, and accommodate projected population growth and development in an environmentally acceptable manner. Policy 1.1.2.1 – The adopted Future Land Use Map Series and any amendments shall promote responsible growth management practices. When considering any amendment to the Future Land Use Maps of the County’s Comprehensive Plan, the County St. Lucie County 1-7 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 49 of 193 Commission shall make the following findings, supported by the other elements of this Plan, prior to taking any approval actions granting an individual amendment to the Future Land Use Maps: 1. That the property under land use amendment application is adjunct to, or within no more than one-quarter mile of the same or greater type of land use classification. 2. That the property under land use amendment consideration lies within the Five Year Capital Improvement Program of the Water and Wastewater Master Plan for St. Lucie County (or can be reasonably accommodated with an amendment to the Master Plan) or otherwise meets the requirements of Policy 1.1.5.4 [formerly Policy 1.1.5.3]. Policy 1.1.2.2 – In accordance with Florida Statutes, proposed future land use map amendments to the County’s Comprehensive Plan, shall be based upon the following analyses: 1. An analysis of anticipated growth; 2. An analysis of the availability of facilities and services; 3. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site; 4. An analysis of compatibility of adjacent land uses; and 5. An analysis of the need for job creation, capital improvement, and economic development that will strengthen and diversify the community’s economy; and 6. A consultation with the Florida Department of Transportation when it is determined that a proposed amendment has the potential to affect facilities on the Strategic Intermodal System. Objective 1.1.3: Agricultural Sustainability. Provide in the Land Development Code provisions for a compatible and coordinated land use pattern which establishes agriculture as the primary use outside of the urban service boundary and promotes retention of agricultural activities, preserves natural resources and maintains native vegetative habitats and allows new development in accordance with the Towns, Villages and Countryside Goals, Objectives and Policies for settlement outside of the urban service boundary within the Special Area Plan for North St. Lucie County. Policy 1.1.3.1 -Require that new developments within the AG-5 and AG-2.5 future land use categories not exceed the gross densities provided in Policy 1.1.1.1, to maintain a distinct and sustainable urban – rural interface. Policy 1.1.3.2 -Any application or petition to divide a lot or parcel of record as of January 9, 1990, in the AG-2.5 or AG-5 future land use categories, into more than forty-five (45) lots, parcels or tracts, shall be approved only through the planned development process consistent with the other Goals, Objectives and Polices of this Plan. If two or more lots, parcels or tracts or combinations of lots parcels or tracts and portions of lots parcels or tracts which are contiguous to other lots parcels or tracts under single or common ownership interest and were of record on January 1, 1990, the lands involved shall be considered to be an undivided parcel for the purposes of this Policy, provided however, that lots, parcels or tracts separated by an ingress/egress, access or roadway easement that was of record on January 1, 1990, but specifically excluding any easement St. Lucie County 1-8 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 50 of 193 limited to utilities, drainage or other non-access purpose, shall not be considered an undivided parcel for the purpose of this Policy. Policy 1.1.3.3 – For any planned development project within the AG-5 and AG-2.5 future land use categories, the PUD may encompass one or more non-contiguous properties. All of the properties that are included within the PUD shall be considered together for the purpose of calculating the maximum allowable density and shall be governed by a single authorizing resolution. Any planned development project developed within the AG-5 and AG-2.5 future land use categories in excess of 400 units shall be required to employ proven innovative planning techniques to reduce the cost of providing public services to the proposed development. Such techniques may include, but are not limited to, providing for a mix of uses consistent with the scope and scale of the development and paying appropriate impact fees or assessments to offset the cost of providing public services. Policy 1.1.3.4 -Provide the means to manage growth within the agricultural land use categories through the orderly delivery of services concurrent with the impacts of development. It is anticipated that over time portions of the agricultural land use categories will be converted to urban uses as services are provided; however, , the physical extension of County provided central sewer and water services shall only occur consistent with the other provisions of this Plan. Policy 1.1.3.5 -The County shall maintain a site assessment process to evaluate the potential conversion of existing or designated agricultural land uses to non-agricultural land uses in a rational and orderly manner. The site assessment process for a conversion shall require as a condition to such conversion that the Board of County Commissioners affirmatively find that the proposed non-agricultural use: a. is compatible with adjacent land uses; b. maintains the viability of continued agricultural uses on adjacent lands; c. contains soils suitable for urban use as defined by the St. Lucie County soil survey; d. is suitable with existing site-specific land characteristics; e. is consistent with comprehensive development plans; f. will have available the necessary infrastructure concurrent with the anticipated demands for development; g. will avoid the extension of the urban services boundary to create any enclaves, pockets, or finger areas; and, h. Could not be feasibly located on non-agricultural land. Policy 1.1.3.6 -Provide adequate buffering and/or setbacks between agriculture and non-agricultural uses to protect such agricultural uses from adverse impacts associated with encroachment of non-agricultural development or creation of nuisances by agricultural operations, with the use of Agricultural Best Management Practices. Policy 1.1.3.7 -The County shall consider and allow for compatible agri-tourism and eco- tourism uses within the Agricultural area. The proposed use shall not negatively impact the agricultural area or natural resources of the site and the proposed facility shall utilize design standards which consider the carrying capacity of the environmental resources, and the intensity and compatibility of the proposed use. No residential or intense commercial development may occur other than that typically related to park service and security functions. Any agri-tourism or eco-tourism facility must be consistent with the St. Lucie County 1-9 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 51 of 193 provisions of the Coastal and Conservation Elements of this Plan. Objective 1.1.4: Implementing Land Development Code. Review and amend, as required, the County's Land Development Code which support the implementation of the Future Land Use Element, and the other components of the St. Lucie County Comprehensive Plan. Policy 1.1.4.1 -The Land Development Code shall maintain the specific and detailed provisions necessary to implement the adopted Comprehensive Plan, and which at as a minimum include the following: a. Regulate the subdivision of land; b. Regulate the use of land, air, and water consistent with all elements of the St. Lucie County Comprehensive Plan, to ensure the compatibility of adjacent land uses and provide for adequate open space; c. Protect those areas designated for conservation purposes or that contain other special environmental habitat as identified in the Future Land Use and other elements of the St. Lucie County Comprehensive Plan; d. Regulate areas subject to seasonal and periodic flooding and provide for drainage and stormwater management; e. Protect potable water wellfields and aquifer recharge areas; f. Regulate signage; g. Provide minimum landscaping standards for all development that encourages the use and protection of native and drought tolerant species in lieu of exotic and water consumptive plants; h. Ensure safe and convenient on-site traffic flow and vehicle parking needs; i. Provide that development orders and development permits shall not be issued which result in a reduction of the levels of service for the affected public facilities below the level of service standards adopted in this and other elements of the St. Lucie County Comprehensive Plan; j. Provide for procedures and time schedules for acceptance of amendments to the St. Lucie County Comprehensive Plan in accordance with the provisions of Section 163.3187, F.S.; and k. Minimize noise and light pollution. Objective 1.1.5: Urban Sprawl. Consider changes to the future land use plan based upon smart growth, energy-efficient land use patterns and discouraging the proliferation of urban sprawl. Policy 1.1.5.1 -Consistent with other policies, encourage the location of urban land use intensities, within the defined urban service boundary and authorize density bonuses or other incentives for developments inside the urban service boundary that conform to the Settlement Principles outlined in Policy 11.1.4.2 (TVC) and provide affordable/workforce housing and/or mixed-use development. Discourage the conversion of property in the suburban areas to higher intensity urban uses except where such conversions conform to the Settlement Principles outlined in Policy 11.1.4.2. Prohibit the conversion of property in the agricultural areas to high intensity urban uses except as specifically permitted or required in the Towns, Villages and Countryside (TVC) Element or other programs designed to preserve agricultural lands as approved by the Board of County Commissioners. Policy 1.1.5.2 -Require that new development be designed and planned in a manner which does not place an economic burden upon the services and facilities of St. Lucie St. Lucie County 1-10 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 52 of 193 County. Policy 1.1.5.3 -Retain an urban service area boundary to restrict the negative impacts of a sprawling low density development pattern and the fiscal burden that pattern of development has on the ability of the community to meet its service needs. Policy 1.1.5.4 -Retain Towns, Villages, and Countryside (TVC) Element to develop North County areas along an urban-to-rural transect with a grid transportation network, interconnected greenway network, and low impact development standards. Policy 1.1.5.5 – St. Lucie County shall follow state standards for brownfields to provide for future brownfield site identification and redevelopment as urban infill projects. The reduction of environmental hazards on existing commercial and industrial sites is vital to the reuse of these areas as sources of employment, housing, recreation, and open space areas. The reuse of industrial land is an important component of sound land use policy for productive urban purposes which help prevent the premature development of agricultural areas, open space areas, and natural areas, and reduce public costs for installing new water, sewer and highway infrastructure. Policy 1.1.5.6 -Future land use map amendment applications that increase the number of potential dwelling units within the unincorporated county, should create a balance of land uses based upon demands of the residential population for the nonresidential needs of an area and allow the operation of real estate markets to provide adequate choices for permanent and seasonal residents and business. Policy 1.1.5.7 – St. Lucie County shall work with FDOT, the Transportation Planning Organization, and adjacent jurisdictions to review coordinated guidelines for Transit Oriented Development (TOD), multimodal systems and design standards for compact, walkable developments. Policy 1.1.5.8 -St. Lucie County shall continue to implement the greenway and trail conceptual plans, in coordination with the federal, state and the adjacent jurisdictions, to provide connectivity between land uses, provide for recreational uses, provide for alternative modes of transportation, and encourage energy efficiency and greenhouse gas reduction. Policy 1.1.5.9 -The County shall continue to support dense, compact development in the Jenkins Special Area Plan corridor which creates a viable road system and supporting multi-modal facilities, and to create an innovative, mixed use neighborhood that increases the internal capture of trips and to include walkable scale and bicycle facilities that increase the variety of modes of transportation used to make internal trips built with adequate open space and recreational resources, and to protect natural resources. Policy 1.1.5.10 – St. Lucie County shall develop, as needed, Land Development Code amendments to implement recommendations of a Green Jobs and Innovation Corridor Charrette which may include green collar job creation, green energy, energy conservation, building standards, landscaping, public meeting places and guidelines to develop the Research Park so that it will encompass the most current green technology available. Policy 1.1.5.11 -Calculate gross residential density on lands that lie above the mean high water elevation and provide for the ability to transfer residential density from wetland and St. Lucie County 1-11 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 53 of 193 other sensitive or unique environmental habitats to upland areas on contiguous property or non-contiguous property. The transfer of density from a portion of a parcel of land to another parcel of land, the density transferred away shall be documented via a restrictive covenant or similar legal instrument which shall not allow density to be reused by transferring density from the same parcel of land again. Objective 1.1.6: Urban Service Area Boundary. In coordination with the other elements of this plan, future development within the Urban Service Boundary shall be directed to areas where urban and community services/facilities can be provided in the most efficient and compact manner so as to discourage the proliferation of urban sprawl. Figure 1: St. Lucie County Urban Service Boundary : Policy 1.1.6.1 -Urban development activities shall be restricted to that area identified as the Urban Service Boundary in the Future Land Use Map series or to special area plans adopted within the Towns, Villages and Countryside Element. Urban development activities are defined, for the purpose of this Policy, as any residential development activity in excess of two units to the gross acre, any non-agricultural commercial activity or any non- extractive/non-agriculturally related industrial activity. The Urban Service Boundary is not intended to be a static line of development. Using the adopted urban service boundary line as a base, an individual segment of this line may be extended or contracted only once for a distance up to 1,500 feet from that which is indicated in the Future Land Use Map series without necessitating an amendment to the Comprehensive Plan provided that the urban service area lies contiguous to an existing residential commercial or industrial land use classification; the owner of the contiguous St. Lucie County 1-12 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 54 of 193 property can ensure the provision of appropriate infrastructure and services, and the resulting change does not detrimentally impact the established character of the area surrounding the area to be included in the urban service boundary. St. Lucie County shall be responsible for maintaining an updated map indicating the location of the 1990 Urban Service Boundary, including any alterations to it and once every two years include as a part of a Comprehensive Plan Amendment process, the latest Urban Service Area Map. Any modification of the Urban Service Boundary beyond 1,500 feet will require a formal amendment through the Comprehensive Plan amendment process and shall include an analysis of available capacity inside the Urban Service Boundary; anticipated growth; compatibility of adjacent land uses; availability of public facilities and services; analysis of the need for job creation, capital improvement, and economic development that will strengthen and diversify the economy; and local, regional and international influences. Policy 1.1.6.2 -Prior to the issuance of any final development order within the Urban Service Boundary and special area plans adopted within the Towns, Villages and Countryside Element, the County shall consider the proximity of the proposed development activity to the availability of urban and community services and facilities. Development which requires extending any of these services over or through significant distances of undeveloped land or land not already subject to the issuance of a final development order shall be discouraged until other lands that are more proximate to the existing services have been developed. 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 a binding and legally enforceable commitment with the County to assure construction or improvement of the facility. [163.3180, F.S] Policy 1.1.6.4 -All new subdivision and site plan development projects that are proposed to take place within the unincorporated area of the County for which water/sanitary sewer service can be provided to the project as identified in the Infrastructure Element, the project shall be required to provide a dry-line water/sanitary sewer distribution/collection system, and provide for connection to such available water/sanitary sewer service as such service becomes available. The standard for construction of these systems shall be included as a part of the County's Land Development Code or Utility Extension Policy Regulations. Policy 1.1.6.5 -Within the Urban Service Area and special area plans adopted within the Towns, Villages and Countryside Element, where regional water and wastewater utility service is not currently available or planned to be made available within the Five Year Schedule of Capital Improvements, the County shall not allow for non-residential development, or residential development in excess of two (2) dwelling units per acre unless the following factors are met: a) The proposed development bears the entire fiscal impact of providing its own on-site water and wastewater services; and, St. Lucie County 1-13 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 55 of 193 b) The developer agrees to connect to a regional water and wastewater system when such system becomes available to the site with none of the cost for connecting to the regional system being passed on to the regional system. c) At the election of the duty authorized water/wastewater utility in St. Lucie County in whose service territory the proposed development is located, providing on-site water and wastewater service facilities for ownership and operation of the utility service. Policy 1.1.6.6 -The County shall not at public expense construct any new roadways which will extend public facilities to areas not presently served within the Urban Service Area unless such areas are immediately contiguous to existing non-residential or residential urban developments (those areas having density in excess of two (2) dwelling units per acre) or which have been identified by the Transportation Planning Organization as part of its area roadway network to meet area-wide transportation needs. Policy 1.1.6.7 -No non-agricultural development shall be permitted outside of the Urban Service Area that does not address all of its community infrastructure impacts, both on-site and off-site. All development outside the Urban Service Area shall pay the entire cost of its fiscal impacts on public facilities and services. Policy 1.1.6.8 -As provided for under Policy 1.1.6.2, construction of new residential development at densities greater than two (2) units per acre shall only be permitted when central or on-site water and central or on-site wastewater systems are available or will be provided concurrent with the impacts of development, consistent with the adopted levels of service found in the plan. Policy 1.1.6.9 -Existing development will be required to connect to central water and sewer systems when such facilities are made available in accordance with applicable Rules and Regulations and payment of utility fees. 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. Policy 1.1.6.11-Local utility services (i.e., electric substations, wastewater lift stations, telecommunication sites and other small scale utility service operations) necessary to provide for the utility service needs of the neighborhood area, may be approved without the need to amend the Future Land Use Element so long as the property on which the activity is to take place is less than ten (10) acres in total area. Zoning compliance and review procedures for the local utility services are to be as described in the County's Land Development Code. Policy 1.1.6.12 - Require that new development be designed and planned in a manner which does not shift the economic impact of new development to existing taxpayers, services and facilities of St. Lucie County. Economic impact shall be determined based upon the goals, objectives, and policies of this Comprehensive Plan and applicable county St. Lucie County 1-14 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 56 of 193 regulations. Policy 1.1.6.13 – Prior to the County’s next Evaluation and Appraisal Review notification deadline (10/1/2024), St. Lucie County shall complete an assessment of the Urban Service Boundary and determine if the boundary needs to be adjusted to support urban growth through the 2050 planning horizon. The assessment of whether the Urban Service Boundary (USB) continues to provide the capacity to accommodate projected growth shall include: • Population growth projections through 2050; • Review of the existing land uses patterns and land use designations; • Inventory of vacant land within the current USB; • Forecast of the land needed to accommodate the projected population growth; • Employment forecasts; • Growth trends, market conditions and growth pressures along the Treasure Coast region; • Forecast of the land needed to accommodate the commercial and industrial projected growth; • Inventory of public facilities and services; • Review of existing infrastructure capacity and the projected needs through 2050; and • Inventory of lands intended to be protected from encroachment of urban development to preserve natural resources, rural communities; agricultural uses, etc. The USB Assessment area shall encompass the following: Editor’s Note: Red outline to denote assessment areas St. Lucie County 1-15 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 57 of 193 The assessment area may be further delineated to evaluate distinct community character; targeted investment sites and/or distinct geographic areas. Upon completion and review of the USB Assessment, updates to the Comprehensive Plan and Land Development Code may be proposed to refine provisions regarding areas where urban and community services/facilities will be directed, infrastructure/capital improvement planning and updates to land development standards and incentives, intended to support the projected growth and to reflect the needs and vision of the community. The results of the USB Assessment may lead to further identifying: • geographic strategic advantages and opportunities; • lands to target for development and plans for the investments in infrastructure in these targeted locations to effectively strengthen the job market and land needed to accommodate the projected; • framework to provide public facilities and services in the most cost-effective and efficient manner; • incentives and innovative tools to further attract targeted industries; and • incentives and strategies to promote growth while balancing the protection of natural resources and enhancing community resiliency. Objective 1.1.7: Historic Resources. St. Lucie County shall require, through the County's Land Development Code, the protection of historically significant structures, facilities and locations within the unincorporated areas of the County, as identified by the State of Florida or the National Register of Historic Places. Policy 1.1.7.1 -St. Lucie County shall continue, with the assistance of the State of Florida and the St. Lucie County Historical Commission, to identify significant historic resources within the unincorporated areas which are in need of protection and develop management and restoration plans as appropriate. Policy 1.1.7.2 -Historic resources shall be protected through designation as historic sites by the State or the County. Policy 1.1.7.3 -St. Lucie County shall maintain specific actions as prescribed by the Division of Historic Resources of the Florida Department of State, which are to be followed in the event historically significant facilities are discovered through or threatened by the land development process. The County shall evaluate alterations to locally designated historic structures to ensure consistency with the U.S. Department of the Interior’s “Standards for Rehabilitation.” Policy 1.1.7.4 -Adaptive reuse of historic structures shall be given priority over activities that would harm or otherwise destroy the historic value of such resources. Policy 1.1.7.5 -St. Lucie County shall continue to protect historic structures by enforcing the St. Lucie County Land Development Code. Policy 1.1.7.6 -St. Lucie County shall maintain and update, as necessary an inventory and map of all archaeological and historical resources within the County. St. Lucie County 1-16 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 58 of 193 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. Remainder of page is left blank intentionally St. Lucie County 1-17 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 59 of 193 Policy 1.1.8.4 -The following use density and intensity standards shall be used for the purpose of this plan for the Mixed Use activity areas: 1. High Intensity development areas may include the following types of land uses: Residential 5 to 15 du/acres Institutional 1.5 FAR * Professional Service/Office 1.5 FAR * General Commercial 1.0 FAR * Public Service/Utility 0.5 FAR * Industrial 0.75 FAR * * FAR = Floor Area Ratio 2. Medium Intensity development areas may include the following types of land uses: Residential 5 to 9 du/acres Institutional 1.0 FAR * Professional Service/Office 1.0 FAR * General Commercial 0.75 FAR * Public Service/Utility 0.25 FAR * Industrial 0.5 FAR * * FAR = Floor Area Ratio 3. Low Intensity development areas may include the following types of uses: Residential not to exceed 5 du/acres Institutional 0.5 FAR * Professional Service/Office 0.5 FAR * General Commercial 0.5 FAR * Public Service/Utility 0.25 FAR * Industrial 0.5 FAR * FAR = Floor Area Ratio 4. Specific Use Areas: Areas with special or unique local character may be included within the Mixed Use Designation. These areas, because of conditions unique or peculiar to them alone, have been limited to specific activities and zoning options as set forth in the activity area plans described in Policy 1.1.8.3. Any zoning application not consistent with this policy must be accompanied by a corresponding Comprehensive Plan Amendment indicating the change in intensity classification. Application of the Specific Use Area designation is to be made to those areas recognized by the County as suitable for alternative land use as the full spectrum of community services become available. This designation would serve to prevent the unplanned or premature development of such areas until all services were provided for and are consistent with the Future Land Use development philosophy of St. Lucie County. The terminology used in the Specific Use designation identifies the type of permitted activity, maximum zoning density or maximum zoning intensity. Each Mixed Use Activity area will identify the type of Special Use areas in the legends of each area. Industrial and Professional Service/Office uses may receive an intensity bonus of up to 100% of the FAR, within specific use areas served by Strategic Intermodal System (SIS) facilities operating at or above the adopted level of service (LOS) and with available water service and wastewater service. St. Lucie County 1-18 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 60 of 193 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 1.1.9.1 -All new subdivisions, planned unit developments and site development plans shall be designed to include an efficient system of internal traffic circulation that does not require internal trips or trips of short duration to be forced onto the major roadway network. Connections to new and existing subdivisions shall be encouraged. Policy 1.1.9.2 -All new subdivisions shall be designed so that all individual lots have direct access to the internal street system, and that any lot or property along the periphery of the development is to be buffered from any major roadway and incompatible land uses. Policy 1.1.9.3 -Continue to implement the county-wide right-of-way protection regulation and Right-of-Way Dedication Ordinance. 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. 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 1.1.10.1 - The implementation of the County's Land Development Code the Commercial General (CG) zoning district shall include: a) New Commercial General (CG) property shall have available to it at the time of any zoning change central water services, or have an executed service agreement for the provision of central water services necessary for both domestic and fire protection purposes. b) New Commercial General (CG) property shall not be located within 300 feet of any Aquatic Preserve or other specially designated aquatic habitat or a Category I Wetland as described in the Conservation Element of this Plan. c) New Commercial General (CG) areas shall have immediate access to the regional transportation network. d) New Commercial General (CG) property shall have a minimum lot size of one (1) acre, unless the property is being added to another existing commercially (general) zoned property. St. Lucie County 1-19 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 61 of 193 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. Policy 1.1.10.3 – Eliminate future scattered and highway strip commercial development (linear pattern of commercial retail uses along road corridors) by providing for the consolidation of access points, installation of landscaping, incorporation of pedestrian access, adherence to the community architectural standards and encouraging the development of commercial centers or nodes consistent with the Future Land Use Map. The County may require a market study to validate land use requests for additional highway strip commercial development. Policy 1.1.10.4 -Restrict strip commercial development to those traffic corridors where such development patterns now exist. The depth of these commercial areas should average 600 feet, with the exceptions to be found at points of arterial intersection. Policy 1.1.10.5 -Interchange development activities should not include commercial activities that are designed to service a small geographic market area. Local service activities should be located near or within the neighborhoods they serve where a mix of uses is appropriate and where pedestrian and bicycle traffic can be encouraged and promoted. Policy 1.1.10.6 -Encourage the use of existing commercial and industrial designated lands within the urban service area, through requiring a strict demonstration of service availability, before authorizing Land Use and Zoning amendments in areas not presently indicated as having such a designation. Objective 1.1.11: Natural Resources. Through enforcement of the County's Land Development Code, the County shall support criteria and standards for the protection/creation of native plant communities within the County. For the purpose of this plan, Native Plant Communities shall be preserved as defined in the Treasure Coast Regional Planning Council's Regional Policy Plan, Regional Policy 10.1.2.2., "...preserved in viable condition with intact ground cover, understory and canopy." Policy 1.1.11.1 -St. Lucie County shall protect and preserve both wetland and upland habitat by evaluating the following for Land Use and Zoning amendments and development proposals: a) Size of the property on which the development activity is to take place; b) The type quality and sensitivity of the native habitat including nesting and foraging locations found on site; c) Methodologies to be employed in protecting and preserving native habitat; d) The presence or occurrence of endangered or threatened species on site and methodologies to be employed to ensure their continuing presence on site or mitigation; e) The amount of similar habitat in a state of functional preserve within the same area; and, f) Requirements that all necessary environmental assessments be prepared by personnel having the appropriate expertise to make the necessary determinations which shall be submitted in writing to the Board of County Commissioners for St. Lucie County 1-20 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 62 of 193 review prior to their making a determination regarding any proposed development. Policy 1.1.11.2 -In conjunction with the implementation of Policy 1.1.11.1, the County shall allow fees in lieu of on-site preservation for the purpose of habitat acquisition/preservation. The Land Development Code criteria and standards drafted for the protection and preservation of both wetland and upland habitat shall specify criteria when fees in lieu of on-site preservation shall be allowed. The criteria shall consider limitations of size, quality and connectivity of the proposed on-site preservation and shall provide for off-site habitat acquisition/preservation of higher quality, larger, connected sites. Policy 1.1.11.3 -All development applications that include wetland habitat shall be consistent with all applicable Federal, State and County regulations and the goals, objectives and policies of the County's Comprehensive Plan. The most restrictive of these regulations shall be enforced. Policy 1.1.11.4 -Enforce Land Development Code to provide that existing on-site native upland habitat be incorporated into required site plans as a part of open space areas, required landscaping or as a part of minimum yard areas so that as much of the identified habitat as is practicable is maintained. Policy 1.1.11.5 -Enforce the Land Development Code to protect trees and upland habitat by prohibiting the premature clearing of land and the concurrent destruction of native habitats with appropriate fines and mitigation. Policy 1.1.11.6 -Enforce the Land Development Code to protect the St. Lucie River, Five Mile Creek, and the Ten Mile Creek and the Indian River Lagoon. The Land Development Code shall define these water bodies geographically. Policy 1.1.11.7 -The County shall require immediate (within five days of alteration) reseeding or stabilization of areas cleared for development activities. Clearing for site construction shall not commence until appropriate authorizations for such activities have been granted pursuant to the County's Tree and Habitat protection regulations. Policy 1.1.11.8 -Enforce the County's Land Development Code which require the developer of any site to be responsible for the on-site management of runoff in a manner so that post-development runoff rates, volumes, and pollutant loads do not exceed pre-development conditions. Policy 1.1.11.9 – The County shall continue to require new urban type developments near agricultural areas to avoid adverse impacts on the natural resources essential to production of crops and citrus. Policy 1.1.11.10 -Enforce the County's Land Development Code which requires that extraction activities for natural resources be permitted only where compatible with existing and proposed land uses. All operations must be in accordance with all applicable regulatory permitting requirements. Policy 1.1.11.11 - Enforce the County's Land Development Code which requires that a reclamation/restoration plan be submitted as part of the required application for an extractive use permit. St. Lucie County 1-21 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 63 of 193 Policy 1.1.11.12 -Enforce the County's Land Development Code, which require that all new construction, reconstruction or additions to existing facilities, regardless of type, that is permitted within the identified 100 year flood zones is subject to the County's Flood Damage Protection regulations. Policy 1.1.11.13 -The County shall require new development activities to be consistent with the soil conditions in the area in which the activity is proposed. In those instances where soil modifications are necessary, all activities should utilize best management practices as identified by the Soil Conservation Service. Policy 1.1.11.14 - The County shall work with other agencies to consider the financial feasibility of a plan to promote (through acquisition) or protect (through incentives), the establishment of designated wildlife corridors connecting habitat in order to allow the survival of far ranging species and prevent the isolation of natural communities. This plan is to be developed in cooperation with the Florida Fish and Wildlife Conservation Commission, the U.S. Fish and Wildlife Service, the Department of Environmental Protection, the South Florida Water Management District, Department of Agriculture and Consumer Services, the US Army Corps of Engineers and affected landowners. Policy 1.1.11.15 – The County shall continue to support local environmental restoration, mitigation and adaptive management initiatives, including those related to Everglades restoration, including the St. Lucie River and the Indian River Lagoon; and coordinate with other state, regional and national strategic planning efforts to improve the resiliency of natural lands and systems to climate variability and hurricane intensification. Objective 1.1.12: Coastal Resources. St. Lucie County shall continue to protect and manage the unique coastal resources of the County, balancing the need to provide reasonable private property use while assuring a full range of public beach access and recreational facilities for the residents of and visitors to the County. Policy 1.1.12.1 -All proposed developments in the coastal area shall occur in a manner which protects, conserves, and enhances the natural resources of the coastal area and the environmental, social and economic benefits attributed to them. All proposed developments shall comply with the Florida Building Code, floodplain management standards set forth by FEMA, applicable regulations regarding construction seaward of the Coastal Construction Control Line and shall consider strategies to reduce potential vulnerability and provide for recovery actions which increase the resiliency of the County. Policy 1.1.12.2 – The County shall continue to enforce the provisions of the Hutchinson Island Residential District. In accordance with the regulations of the Hutchinson Island Residential District, as described in the St. Lucie County Land Development Code, the maximum hotel/motel density may not exceed the maximum residential densities set forth through the Future Land Use designations, as determined on land above mean high water. The foregoing Policy shall not apply to the Commercial Resort (CR) zoning district. Policy 1.1.12.3 -Future land development activities within the identified Coastal High Hazard Area shall be consistent with evacuation plans and the Coastal Management Element of the St. Lucie County Comprehensive Plan. St. Lucie County 1-22 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 64 of 193 Policy 1.1.12.4 – The County shall explore regulatory incentives and criteria that encourage the preservation of viable water-dependent support facilities, such as public lodging establishments and boat hauling and repairing and commercial fishing facilities, and in maintaining the availability of public access to the navigable waters of the state, in accordance with Section 342.07, F.S. Policy 1.1.12.5 – The County shall continue to pursue additional public access points to oceanic estuarine, and riverine coastal resources. Objective 1.1.13: Economic Sustainability. To enhance the quality of life of St. Lucie County and promote a sound and resilient local economy, St. Lucie County shall continue to work with the interested groups and agencies to increase and broaden the County's economic base while expanding existing business and industrial opportunities. Policy 1.1.13.1 -St. Lucie County shall actively assist to the maximum extent practical in the recruitment of clean high growth industrial activities and maintain an expedited permitting process for bona fide economic development projects, especially those within the Targeted Industry List, and for development projects located within the Foreign Trade Zone. Policy 1.1.13.2 -In addition to any other general standard for change in zoning as may be described in the County's Land Development Code, the following specific standards shall be utilized for determining the suitability of new property(s) for designation as Heavy Industrial (IH) under the County's Land Development Code: 1. Heavy Industrial property should have available to it central water services necessary for both domestic and fire protection purposes. 2. New Heavy Industrial property shall not be located within 1,000 feet of any Aquatic Preserve, other specially designated aquatic habitat or a Category I Wetlands as described in the Conservation Element of this Plan. 3. New Heavy Industrial property should not be located within the 100 year flood plain. 4. Heavy Industrial property should have immediate access to the regional transportation network without the need to travel through residential areas. 6. New Heavy Industrial property should not be located within any cone of influence, as identified under the County's wellfield protection program. 8. Heavy Industrial development shall not contribute to the degradation of surficial water quality. Policy 1.1.13.3 -In addition to any other general standard for change in zoning as may be described in the County's Land Development Code, the following specific standards shall be utilized for determining the suitability of new property(s) for designation as Light Industrial (IL) under the County's Land Development Code: 1. Light Industrial property should have available to it central water services necessary for both domestic and fire protection purposes. 2. New Light Industrial property should not be located within 500 feet of any Aquatic Preserve or other specially designated aquatic habitat or a Category I Wetlands as described the Conservation Element of this Plan. 3. New Light Industrial areas should have immediate access to the regional transportation network. 4. Light Industrial development shall not contribute to the degradation of surficial water quality. St. Lucie County 1-23 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 65 of 193 Policy 1.1.13.4 – The County shall maintain procedures and incentive tools to encourage business development and assist economic development in St. Lucie County, especially for business within the Targeted Industry List. This goal shall be further implemented by developing innovative land use codes to provide an enhanced the quality of life for St. Lucie County and promote a sound, diverse and resilient local economy. Policy 1.1.13.5 – The County shall support the expansion of agricultural activities, and maintain a sufficient agricultural land base to increase the sustainability, expansion, and diversification of agricultural activities. The County supports local food production, in order to meet the multiple goals of reduced emissions and energy consumption, while increasing the resiliency and long term food security of the community. The development of specialty foods, farmer’s market products, and food processing industries to increase and diversify the agricultural economic base shall be encouraged. Policy 1.1.13.6 – The County shall support the expansion and recruitment of specialized and/or export-oriented manufacturing industries which provide higher wage employment opportunities and encourage the development of ‘secondary’ product sector industry and employment. Policy 1.1.13.7 – To position St. Lucie County as a competitive regional industrial environment, the County supports the development of transportation improvements, including a roadway connection of Interstate 95, the Florida Turnpike to the Treasure Coast International Airport, to facilitate land, sea and air distribution opportunities. Objective 1.1.14: Level of Service. Pursuant to the Land Development Code, all development orders and permits for future development and redevelopment activities shall be issued only if public facilities necessary to meet level of service standards (which are adopted as part of the Capital Improvements Element of this plan) are or will be available concurrent with the impacts of the development. Policy 1.1.14.1 -The County shall maintain the level of service (LOS) standards for the following public facility types as required by Section 163.3180, F.S.: sanitary sewer, solid waste, drainage, and potable water. Additionally, the County shall maintain LOS for roads, and parks and recreation. The LOS standards are established in Capital Improvements Element for drainage, roadways, potable water, sanitary sewer, solid waste, park recreation and schools. Policy 1.1.14.2 – The County shall restrict higher densities and intensities of development to urban service areas, where public facilities are available. The County shall time the development of residential, commercial, and industrial land concurrently with provision of supporting community facilities, such as streets, utilities, police and fire protection service, emergency medical service, and public schools. Policy 1.1.14.3 -Permit only those proposed locations of public facilities which: a) maximize the efficiency of services provided; b) minimize their cost; and c) minimize their impacts on the natural environment. County shall incorporate the best available data and science into its policy and planning decisions for public facilities, recognizing resiliency and the need to withstand increased St. Lucie County 1-24 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 66 of 193 storm surge and flooding in evaluating public infrastructure decisions. Policy 1.1.14.4 -Require that all development in areas not provided or not to be provided with central water and sewer services be governed by the provisions of Chapter 64E-6, FAC., and the County’s Land Development Code which regulate the installation of individual sewage disposal facilities. Policy 1.1.14.5 -Prior to the issuance of any final development order within the Urban Service Area and special area plans adopted within the Towns, Villages and Countryside Element, the County shall consider the proximity of the proposed development activity to the availability of urban and community services and facilities. Development which requires extending any of these services over or through significant distances of undeveloped land or land not already subject to the issuance of a final development order (unless such services will be provided on-site as set forth in Policy 1.1.6.5) shall be discouraged until other lands that are more proximate to the existing services have been developed. Objective 1.1.15: Intergovernmental Coordination. The County shall continue to improve coordination with affected and appropriate governments and agencies to include their input into the development process and to mitigate potential adverse impacts of future development and redevelopment activities. Policy 1.1.15.1 -Coordinate requests for development orders or permits, as appropriate, with the City of Fort Pierce, Port St. Lucie, St. Lucie Village, adjacent counties, special districts, the Treasure Coast Regional Planning Council, the South Florida Water Management District and state and federal agencies. Policy 1.1.15.2 -By January 31 each year, the County shall encourage the municipalities within St. Lucie County, to develop and provide the County a Future Annexation Plan. The County shall encourage the annexation of any isolated enclave area prior to the issuance of any County building authorizations within the enclave. The County shall coordinate the review of all development proposals within the identified area of future annexation with the appropriate municipal body. Policy 1.1.15.3 -St. Lucie County shall coordinate with municipalities, neighboring counties, regional, state, and federal government agencies, universities, not-for-profit organizations, nongovernmental organizations and private organizations to coordinate in updating and analyzing data regarding vulnerability and storm impacts, and to exchange data and develop coordinated strategies to address energy conservation and mitigation and adaptation strategies. Policy 1.1.15.4 -St. Lucie County shall continue to collaborate with and participate in updating local comprehensive plans, regional strategic plans, disaster mitigation plans, water management plans, and transportation plans to advance strategies, programs, and other sustainable initiatives throughout the County and region, that mitigate greenhouse gas emissions, enhance evacuation routes, and protect and adapt the built and natural environments. Policy 1.1.15.5 – The County shall develop and maintain Interlocal Agreements to jointly plan to address inter-jurisdictional impacts including fees to mitigate impacts on the entire transportation system. St. Lucie County 1-25 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 67 of 193 Policy 1.1.15.6 – St. Lucie County shall continue to support public education and outreach programs addressing issues including but not limited to: energy efficiency, water conservation, solid waste reduction and recycling, native landscaping, air quality, greenhouse gas reduction, and adaptation and response planning. Objective 1.1.16: Nonconformities. St. Lucie County shall eliminate or reduce land uses inconsistent with the provisions of the Comprehensive Plan unless otherwise referenced through the vesting of development rights. Policy 1.1.16.1 -St. Lucie County shall continue to implement a program to provide for the recapturing of previously approved development authorizations that have not been permitted for construction, excluding those development units or lots recognized as existing lots of record as further described in the Land Development Code. Policy 1.1.16.2 -St. Lucie County shall continue to implement a program to provide for specific maximum time periods in which approved development units or non-residential square footage must be constructed or the approvals authorizing its construction shall terminate and the approvals be rescinded. Policy 1.1.16.3 – The County shall work to eliminate or reduce the frequency of uses which are inconsistent with the applicable provisions of the land development regulations, zoning districts, Future Land Use designation categories and the Future Land Use Map. Objective 1.1.17: Airport. The County shall maintain the Airport Overlay Zone in the Land Development Code to continue to provide for the location of only compatible uses of land within the vicinity of the Treasure Coast International Airport. Policy 1.1.17.1 – The County shall enforce the Land Development Code which identifies those properties likely to be impacted from development activities at the Treasure Coast International Airport and specifies what special measures or activity restrictions will be necessary in the development of these properties to minimize any adverse impacts. Policy 1.1.17.2 -The County shall enforce the Land Development Code which enacts an Airport Height Regulation Ordinance, and encourages, as appropriate, the participation of all other effected units of government in the implementation of this ordinance. Policy 1.1.17.3 -The County shall verify and relocate as necessary the 65 DNL line within the Airport Master Plan. Policy 1.1.17.4 -St. Lucie County shall ensure the compatibility of land uses within the 65 DNL line as identified in the Airport Master Plan. Policy 1.1.17.5 -The Airport Overlay Zone shall prohibit incompatible uses such as homes, schools, nursing homes, hospitals, and libraries according to the Federal Aviation Administration (FAA) Land Use Compatibility and Airports, a Guide for Efficient Land Use Planning and those uses that create electrical interference with navigational signals or radio communication between aircraft and the airport; result in glare in the eyes of pilots using the airport; impair visibility in the vicinity of the airport; operate or install lights which are misleading or dangerous to aircraft operation; create bird strike hazards, or otherwise St. Lucie County 1-26 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 68 of 193 in any way endanger or interfere with the landing, takeoff, or maneuvering of aircraft intending to use the airport. Policy 1.1.17.6 -In accord with the Part 150 Study, the County shall facilitate noise abatement and mitigation projects such as the purchase, relocation, or soundproofing of homes, and noise abatement measures, and other noise mitigation measures. Policy 1.1.17.7-The County shall update the Land Development Code, as necessary, to provide for maintenance of up-to-date runway protection information. Objective 1.1.18: Educational Facilities. Coordinate with the St. Lucie County School Board, charter schools, private schools and other educational institutions to locate future educational facilities in a manner which provides for their needs without undue negative impact on the proposed school, surrounding land uses, or public facilities. Policy 1.1.18.1 -Future schools shall be allowable uses in all Future Land Use categories within the Urban Service Area except: Industrial (IND), Conservation -Public (Cpub), Residential/Conservation (R/C), Historic (H) and any Special District (SD) which is defined to exclude educational facilities. Policy 1.1.18.2 -The Future Land Use designation for land on which a school is constructed or planned to be constructed shall be changed to Public Facilities (P/F) Land Use at the earliest opportunity. Policy 1.1.18.3 -Schools shall not be located outside the Urban Service Area described in Policy 1.1.6.1 unless (a) the school is to be located on property owned by the School Board on or before January 1, 2001, or (b) it is demonstrated that the projected enrollment is primarily students which live outside of the Urban Service Area and are best served by a school also located outside of the Urban Service Area, or the school's curriculum focuses on agricultural uses consistent with those found in St. Lucie County. Policy 1.1.18.4 -Proposed school sites shall meet the following general criteria: a. The location of schools proximate to urban residential development and contiguous to existing school sites, and which provide potential focal points for community activities, including opportunities for shared use and co-location with other community facilities b. The location of elementary schools proximate to and, within walking distance of the residential neighborhoods served; c. Elementary schools should be located on local or collector streets; d. Middle and high schools should be located near arterial streets; e. Compatibility of the school site with present and future land uses of adjacent property considering the safety of students or the effective provision of education; f. Whether existing schools can be expanded or renovated to support community redevelopment and revitalization, efficient use of existing infrastructure, and the discouragement of urban sprawl; g. Site acquisition and development costs including the long term costs associated with the provision of School District and County services; h. Safe access to and from the school site by pedestrians, bicyclists and motor vehicles; i. Existing or planned availability of adequate public facilities and services to support the School; St. Lucie County 1-27 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 69 of 193 j. Environmental constraints that would either preclude or render infeasible the development or significant expansion of a public school on the site; k. Adverse impacts on archaeological or historic sites listed in the National Register of Historic Places or designated by the County as a locally significant historic or archaeological resource or listed on the Florida Master Site File or archaeological sites located within an archaeological designated zone; l. The proposed location is consistent with the comprehensive plan, storm water management plans, or watershed management plans; m. The proposed location is not within a velocity flood zone or floodway, as delineated on pertinent maps identified or referenced in the comprehensive plan or land development regulations; n. The proposed site can accommodate the required parking, circulation and queuing of vehicles; and o. The proposed location lies outside the area regulated by Section 333.03, F.S., regarding the construction of public educational facilities in the vicinity of an airport. Policy 1.1.18.5 – The development and siting of charter schools shall be consistent with and follow the provisions Section 1002.33, Florida Statutes. Policy 1.1.18.6 -When considering the acquisition and establishment of public facilities such as active parks, libraries, and community centers, the Ccounty shall, to the greatest extent possible, select a location which allows for the current or future co-location with a public school. Policy 1.1.18.7 -When selecting land for preservation, or passive parks and uses, the Ccounty shall consider the possibility of co-location with a school. Policy 1.1.18.8 -The County shall coordinate with the St. Lucie School Board to ensure no schools are constructed within School Zones designated on the Treasure Coast International Airport School Construction Zone Map. St. Lucie County 1-28 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 70 of 193 Goal 1.2: Recognize that land use and transportation must be considered concurrently in all planning, and to the extent feasible, modify current land use patterns to decrease dependency on the automobile in order to minimize the need for future roadway expansion, promote the use of alternate modes of transportation and reduce greenhouse gas emissions. Objective 1.2.1: Transportation. The County shall continue to explore planning concepts which provide for fewer and/or shorter automobile trips to address the future needs for movement of people and goods, and which considers social, economic, energy and environmental effects including greenhouse gas emissions of the transportation system. Policy 1.2.1.1 -Explore development patterns which allow for employment and shopping opportunities in close proximity to residential uses. The restructuring of the physical form of commercial retail uses from a linear to a nodal pattern shall be encouraged to foster more compact, clustered pedestrian and transit-oriented, mixed-use development options. Policy 1.2.1.2 -Provide for transit stop locations within appropriate developments and explore requiring developments on or near the transit system to contribute fee-in-lieu of for build out of the system by 2020. The County shall promote increased transit usage and the provision of bicycle and pedestrian facilities. Policy 1.2.1.3 -Support efforts to provide fixed route transit throughout the County, including light rail service. Policy 1.2.1.4 -Explore the financial feasibility for inclusion in the St. Lucie County budget of adopting streetscape and develop design standards to promote pedestrian activity in development and redevelopment by December 2020. Policy 1.2.1.5 -The County shall consider inclusion in the St. Lucie County budget financially feasible improvements and coordinate with the St. Lucie TPO and FDOT to implement the recommendations of the 2008 SLC Bicycle, Pedestrian, Greenways & Trails Study. Policy 1.2.1.6 – The County shall evaluate the recommendations from the study on innovative transportation funding practices that discourage sprawl such as a mobility fee that charges all new developments with costs varying on location and vehicles miles traveled (VMT) per the Transportation Element. Remainder of page is left blank intentionally St. Lucie County 1-29 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 71 of 193 Goal 1.3: Recognize and plan for unique areas within the unincorporated county. Objective 1.3.1: Identify areas which have common internal characteristics and require planning as contiguous areas. The Indrio Road corridor, Treasure Coast Education, Research Development Authority (TCERDA), western lands and other areas designated by the Board of County Commissioners are examples. Policy 1.3.1.1 -Define the boundaries of appropriate planning areas. Policy 1.3.1.2 -Prioritize the identified planning areas for order of consideration. Policy 1.3.1.3 -Work with citizens of each area to identify issues and seek solutions which may include changes to local levels of service, available public services including roadways, future land use and zoning. Goal 1.4: Ensure through the Comprehensive Plan the development of energy efficient land use patterns and policies that reduce greenhouse gas emissions through innovative sustainable land planning tools which discourage urban sprawl, protect native habitat, reduce automobile use, and maintain open space. Objective 1.4.1: Create a sustainable plan for the County's western lands that will preserve and conserve a functioning network of agriculture, open space, and natural areas while providing economically viable options for agricultural landowners, now and in the future based upon the Western Lands Study. Policy 1.4.1.1 -Explore techniques for preservation of agricultural and rural lands including additional action steps in the Committee for a Sustainable Treasure Coast –Final Report. Policy 1.4.1.2 -Consider innovative partnerships between urban areas, local and regional governmental entities, and rural landowners that take advantage of the services and benefits that rural lands can provide to urban areas and the region as a whole. Examples might include compensating rural landowners to support CERP, IRL South Plan, and research on biofuels. Policy 1.4.1.3 – Consider amending the Land Development Code to allow the transfer of development rights among other planning and development tools, to be considered for approval by the Board of County Commissioners. Policy 1.4.1.4 -The County shall continue to support economic development activities that encourage biofuels production per the St. Lucie County Targeted Industry list. Policy 1.4.1.5 – Consider including strategies in the Land Development Code for agricultural lands to include targeting agricultural industries and activities that: • support bio-fuel production, • promote agri-tourism, eco-tourism, • promote/support local food marketing and branding, and • promote mass stormwater farming, storage and treatment. St. Lucie County 1-30 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 72 of 193 Objective 1.4.2: Encourage green building standards in order to reduce greenhouse gas emissions. Policy 1.4.2.1 -In accordance with Section 255.2575, F.S. the County will continue to construct all future County buildings to meet the United States Green Building Council (USGBC) Leadership in Energy and Environmental Design (LEED) rating system or the Florida Green Building Coalition standards. Policy 1.4.2.2 -The County shall encourage the use of the United States Green Building Council (USGBC) Leadership in Energy and Environmental Design (LEED) rating system or the Florida Green Building Coalition standards for both residential and commercial properties. The County shall explore incentives for use of green building standards in new development and redevelopment. Policy 1.4.2.3 - Ensure the comprehensive plan and Land Development Code do not prevent the construction of electric substations within the County Policy 1.4.2.4 –The Land Development Code shall maintain appropriate standards for use of alternate, renewable sources of energy including the use of solar panels except in environmentally sensitive areas. The standards are intended to facilitate the commercial generation and distribution of solar power and the use of on-site solar energy systems to meet the energy demands of buildings and support facilities in the unincorporated County. The County shall review the Land Development Code and consider appropriate standards for the use of other renewable sources. Policy 1.4.2.5 -The County shall facilitate the creation of low interest loans through the Solar and Energy Loan Fund to residents and business owners to install energy efficiency and conservation measures as well as renewable energy technology. Policy 1.4.2.6 -The County shall continue to develop specific energy conservation goals for the rehabilitation of County buildings and facilities as improvements are designed. Objective 1.4.3: Maintain St. Lucie County Greenprint and implement specific actions as part of the Florida Green Building Council’s Green Local Government certification, including: Policy 1.4.3.1 -Utilizing Florida Friendly Landscaping™ standards, Integrated Pest Management principles, and Best Management Practices or similar/greater standard for all County owned and maintained properties. Policy 1.4.3.2 -Requiring all County facilities to have recycling programs in place. Policy 1.4.3.3 -Adopting Environmentally Preferred Purchasing policies to the extent feasible. Policy 1.4.3.4 -Adopting green cleaning and green maintenance techniques such as those described by the Florida Department of Environmental Protection to the extent feasible. St. Lucie County 1-31 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 73 of 193 The following Mixed Use Area Figures represent the mixed use activity areas described in Policy 1.1.8.3 – Sub-area Mixed Use Activity Area Plans: St. Lucie County 1-32 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs Page 74 of 193 RU �� Specific Use I COM/IND J:i� I Specific Use -COM/IND T/U Specific U 1. COM/INDIL �E / Source: St. Lucie County Planning / / & Development Services, 2011 7 1, ✓ ✓ / ✓ J , .,, ,I' , .,, ,.,, � �=]p;1111 im IND TU P/F Airport Mixed Use Activity Area { Legend ! Specific Use -COM/IND E'.2Lj TVC Future Land Use F,,:::,�f) Municipal limits SU -Specific Use Area Specific Use Areas wilhin this Mixed Use Activity area are restricted in use to the equivalent of the COM and IND Future Land Use designations as described in the Future Land Use Element unless otheiw1se amended through the comprehensive plan amendment process. This map was oompiled from infortl')cttion drawn ftom numerous sources and is p,ovided few reference and ,oformational purposes onfy. No warranties. express or implied, are provided for the accuracy of the data herein, Its use, or its interpretation. 0 1,500 Feet 3,000 NA Page 75 of 193 RS COM RS P/F IND IND Medium IND P/F Cassens Mixed Use Activity Area Legend n EJJ Medium Intensity Municipal limits NA The Specific Use Area withih this medium intensity Mixed Use Activity Area is restricted in use to the equivalent of the IND Land Use designation as described in the Future land Use Element unless otherwise amended through the Comprehensive Plan Amendment process. The IND use shall be limited to a maximum FAR of 0.18752. Development of this site shall be approved through the Planned Non--Residential Development process, and shall Include appropriate open space and buffers adjacent to residential uses and environmental conditions. Access to development shall be provided from the west via Favorite Road. This map was compiled from information drawn ftom numerous sources and is provided for reference and infOf'l'nationat purposes only. No warranties, express or Implied, are provided for the accuracy of the data herein, its use, or its lnte<p<olation. s P/F 400 Feet P/F P/F 800 RS /F RS Page 76 of 193 � t--�===i er 1---1===1 z 1/ Legend Medium Intensity AN RM RM 0 300 600 Feet This map was comp,led fi'om informatton drawn from numerous sources and is provided for erefrence and infonnational purposes only. No warranties, express or fmplfed, are provided for the accuracy of tile data herein, tts l.lse, or its intetpretation. Medium Atlantic Ocean RU MARINA DR R BERMUDA BEA <{r--t==� :i: Grande Beach Mixed Use Activity Area en ,Source: St. Lucie County Planning & Development Services, 2011 u RM P><--i==::=l� J: 1---+---l C!):i: SUB AREA POLICIES •Residential land uses will be limited to a maximum of 70 dWelling (multifamily) units. •The ma�imum 40% residential threshold set fortt, in Section 07.03.03A of the St. Lucie County Land Development Code will not be applicable to development on this site. •T.he minimum coq,mercial square footage pennitted is 16,000 square reet 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 prQject shall be integrated fnto the overall site design through architecture, vertical/horizontal integration of uses, building materials, color and street orientation. •A designated transit stop shall be provlded within the devetopmenl •No industrial use will be permitted within ihe development Page 77 of 193 High Ridge Mixed Use Activity Area /ndin River County JJ RU R/C Source: St. Lucie County Planning & Development ServTces, 2011 I COM COM Legend High Intensity Cl Preserve Area ANRU 0 500 1,IIOO Feet This ma)) was complied from infonnatfon drawn from numerous sources and is provided for reference and infonnatfonal purposes only. No warranties, express or implied, are provK1edo for the accuracy of the data t,erein. its use, or its interpretation. RU P/F SUB AREA POLICIES 1. Residential land uses sMII be limited to a maximum ol 450 dwelling unils and a mfnimum of 250 dwelling unfts. 2, The maximum 40¾ residen�al thresMld set tort!) In Section 07 .03.0SA of the St. Lucie County Land Development Code Will not be applicable to development on this site. 3. The maximum non�residentfal square footage permitted Is 200,000 square feet and the minimum Is 100,000 square feet, 4. Residential dwelllng units or spaces are pennitted above lower level non-res!dentlal uses. 5. Designated transit stop locations shall be provided wlthin the Village (MXD) Genier. 6. A varfety of housrng \ypes are encouraged wlth generally higtier densities located In proximity to the Village (MXD) Center 7. Public open space shall be prolllded With each neighborhood. 8. A recreational greenway trall shall be establfshed along the eastern property line of the subject property, 9. Where physically possible, eaeh neighbomood shall be planned so that most housing units are Within walking distance of the Village (MXD) Center. i0. Any she development pian shall provide destgn standards that are consistent with the North County Charette. ll. Any sile development plan proposed s11all be required to address the Lakela's Mint plan species located Within the slte boundaries. This may inciude, but not be limited to, the dedicadon of a preservation area onsit�. relocating isolated plants Into the preservation area, etc. as necessary to ensure that the plant species ls protected onslte. 12. A conservation easement will be required for the preserve area at lhe time of site plan approval. Page 78 of 193 lndrio Road Mixed Use Activity Area Legend CJ Low Intensity CJ Medium Intensity N fZ2l TVC Future Land Use AThis map was compiled from information drawn from numerous souroes and is provided for reference and informational purposes only. No 0 1,000 2,000 warranties, express or implied, are provided for Feetthe accuracy of the data herein, its use, or its interpretation. SD Page 79 of 193 I RU \ C 0:: UJ (.) 0:: a: z 0 (/)z J: 0 -, 3 �nFLOYD_.JOHNSON RD Low .L J._ J u Loop Road Mixed Use Activity Area Legend Low Intensity Medium Intensity µ f.-:=-:·.-.-:J Municipal limits 1,200 a N 0:: A1(/)I�w 0 600 1-, ,z FeelI - RU SUB AREA POLICIES 1, The MXD Low Intensity district will include 50% commercial ai the northeast comer with a combination of 25% Office and 25% Institutional on the remainder of the MXD Low Intensity district, which shall include a vegetated buffer zone to property buffer the adjacent residences from Mure development: and 2. The MXD Medium Intensity district Will be Light lndustrial/\lVarehouse land uses inciudir\Q flex space buildings. I This.map was compiled from tnformation drawn from numerous sources and Is provided for reference and Informational purposes onl)I. No warranties. express or Implied, are pro\llded for the accuracy of the data herein, its use. or its Interpretation. I Fi ,(/)IJi•; IN IND [I[[ RH RM ( Page 80 of 193 T/U ucie County Pia ent Services, 201 IJ I ! Lucie Rock Mixed Use Activity Area Legend ANCl Medium Intensity I High Intensity SUB AREA POLICIES Future development shall be limited lo the following land uses and ratios: IND (Industrial) 400 80060%, COM (Commerical) 10%, and RES _j (Residential) 30%, The height of all buildings Feet and structures shall be no mo,e than 60 feet. This map was comp]ted from information drawn from ru.irnerous sources and Is provided for reference and Information.al purposes only. No wa,ranijes, express or implied, are provtc!ed lot the accuracy of the data herein, its use, or its interpretation. RS High RS Medium High 0 0 P/F see-orange Avell-95 Mixed Use Activity Area RU COM RS Page 81 of 193 AG-5 AG-5 :i & Development Services; 2011 { :.;., . ... ....,,..:·.•\I .. ,.,.,., ... .....,.... :·: ·.,.. ,...,.,........,....:·. Mixed Use Activity Area Legend Low Intensity L Medium Intensity C High Intensity SU -Utility 1:::·:•.:':":·d Municipal limits 1,750 3,500 Feel SU • Specific Use Area Specific Use Areas within this Mixed Use Activity Area are restricted to those that would be equivalent to the TIU Land Use designations as described in the Future Land Use Element unless otherwise amended through the comprehensive plan amendment process .. This map was compiled from information drawn from numerous sources and is provided for reference and informational purposes only. No warranties. express or implied, are provided for the accuracy of the data herein, its use, or its interpretation. Page 82 of 193 Legend Okeechobee Rd. / 1-95 Mixed Use Activity Area NALow Intensity Medium Intensity SU· Res-9 SU -Conservation D SU -Com/Res-9 1':··:.-·_.-J Municipal Mmits This map was compiled from information drawn from numerous sources and is provided for reference and informational purposes only. No warranties. express or implied, are provided for the accuracy of the data herein, Its use, or Its interpretation. 1,500 SD Source: St. Lucie County Planning & Development Services, 2011 SU -Specific Use Area Specific Use areas within the Mlx.ed Use Activity area are restneted to the followtng unless othefwtse amended lhrough the corr.,rehensfve plan amendment process SU (Res--9) -meallS thal the useswithin this zone are restricted to those that would be equ1Va18flt to the RM land use designation as descnbed m the futue land use e�ment of the COffip(eheflsive plan. SU (Com/Res,.9) -means that the uses wrthin tins zooe are restricted to those that would be equ1Va18flt to the COM and lhe RM land use designation as deSf;nbed in lhe future land use elemenl of the COfflp(eheosive plan. SU (Conservation} -uses within ttus zone are restricted to those eqtha!ent to lhe RIC future land use destgnationH tlescnbecl 111 the Future LeJld Use Elerneflt of the comprehensi'Ye pten, COM SU Com/R i(·/:l/::/i};:�1}:\:;\:"f RIC RU -9 �;��'liti:tffl1f,';,t'lilij1lit�';;/ii f{:{i/1}:{]�{: RS Page 83 of 193 RS RS T/U Source· st L . & 0 · · uc1eCo evelopment Se . unty Planning I rv1ces, 2011 IND Medium High High Medium RSI COM Orange A M. venue/ 1-95 ixed Use Activity Area Legend Medium Intensity RU ] High Intensity This map was from numerou�!tlled from infonnation d reference and infi rtes and is provided I rawn warranties onnabonal pu or l the accura ' e xpress or implied '::"5"s only. No interpretali� of the data herei� i: provided for 0 --,-..,-----_ ' use, or its see Loop RT• MixedU oad f-r=-se Activity Areal ---I--.. Medium 750 Feet 1,500 l Page 84 of 193 AG-5 Source: St. Lucie County Planning & Development Services, 2011 I i RS Low Intensity St. Lucie Boulevard Mixed Use Activity Area Specific Use Medium Intensity E:ZJ TVC Future Land Use SU -Specific Use Area 500 Feel NA 1,000 Specific Use areas within this Mixed Use Activity Area are restricted to the foOowing unless otherwise amended through the comprehensive plan amendment process. PUO -Woo<ls of St. Lucie -identifies the area under preliminary and final (partial) Planned Un� �,..,.,,,,_,>f-c ,.,_,,<,. ,�,4Development approval for the residential project known as the Woods of St. Lucie. Golden Ponds • identifies the area of the approved and existing Golden Ponds mobile home .1' -7t--,<,'7"!¥ -'r-' --¥LJ,+J.;q.¥-,1,<.1 development. SU (Res 9) -means that the uses within this zone are restricted to those that would be equivalent b'-¥-+?'f--7'1-r-bL--J.L-,IC---,4.-Ato the RM land use de•lgnatiOfl as de$Clibed in the fut"re land u•e element of the eomprehen•ive ptan Low RS This map was compiled from Information drawn from numerous sources and is provided for reference and informational purposes o nly. No warranties, express or implied, are provided for the accuracy of the data herein, its use, or it, interpretation. Specific Use Golden Ponds TIU Page 85 of 193 RIC Treasure Coast Industrial Park Mixed Use Activity Area Legend SU -Specific Use Area Specific Use areas within this mixed use activityHigh Intensity area, are restricted In use to the equivalent of the R / C Land Use designation as described in the Future Land Use Elemenl unless Specific Use otherwise amended through the comprehensive plan amendment process. 1:--:•.:::=>I Municipal limits This map was compiled from information drawn from numerous sources and is provided ror reference and Informational purposes only. No 500 warranties, express or implied, are provided for F.eellhe accuracy of the data herein. Its use. or its interpretation. Indian River Lagoon CPUB Source: St. Lucie County Planning & Development Services, 2011 Page 86 of 193 - -. I J,. J,. --r West Orange Mixed Use Activity Area Legend Low IntensitySpecific Use AG-5 AG-5 �========!::�=================���-=-=--=-=--=--=--=-�-=--=--=--=-��1 L: I -COM/IND 0 500 1,000 SU -Specific Use Area FeelSpeclflc. u.se areas Wlthi" lhTs Mixed Use actiVity area n,1s map o1as oompl!e<I rrom tnJoimauon drawn attl restricted to those that woutd be equiva�nt to the IND. from numerous: sources and is provided for COM. Tl U o, Pi F Futu/e LaM Use designations as reference and tnrormational pwposes only, No described in the Future land Use Etement unless· warranties, express orNY!plied, are provided � othel"Mse amettded thrbugh the comprehens1ve plan the ac-curacy of the dala herein, Its use, or Its J-amendmen.t �s$.. Inter ore1at10o. AG-5AG-5 L Specific Use -COM I IND LOW i LOW Specific Ui ! • COM/ IND LOW LOW ;�· ---------l V. AG-5 i) AG-5AG-5 AG-5AG-5 Source: St. Lucie County Planning& Development Services, 2011 Page 87 of 193 ---- � 450 RU RES-10 Tidewater Mixed Use Activity Area Legend N 0 150 300 600 c::::J SU - RES-10 -SU-COM FeetA SUB AREA POLICIES SU -Specific Use Area Spectfic Use areas within the Mixed Use Activity Area are restricted to the folloWl'1!J unless otherwise amerided tt,rough the. C0(!1prehensive. plan amendment process. SU {�· 10) • Means that the uses within this zone are SU {Com) • Means that the uses withln this zone are restncted to those that would be equivalent to the RM land restnded to those that would be equivalent to the COM use designation as described ,n the fut\Jre land use as descnbed in the future land use element of the element of the COJ11prehensive plan, allowing up to l □ du/ comprehensive plan. ac through a PUD rezoning. l t-t----sunshine·Blvd--+-+-----i-----i .� r--t---------1--Sun - shine:Blv.d==::::::::1 RUCl) ::, Cl) ·Europ_ean-1.:.n .,._----COM----� �---------4 <f_-Banana-1.:. Page 88 of 193 Page 89 of 193 OAK RIDGE RANCHES MIXED USE ACTIVITY AREA Page 90 of 193 OAK RIDGE RANCHES MIXED USE ACTIVITY AREA & SUB AREA POLICIES: SUB-AREA POLICIES: St. Lucie County shall manage future growth to enhance the quality of life and safety of County residents, by providing for the development of site-specific land use and zoning regulations, subject to limitations and conditions designed to preserve native habitat and the long-term sustainability of vegetation in its natural state, through the application of such methods as conservation easements. This sub-area shall only be available to properties within the urban service boundary. Notwithstanding the other goals, objectives and policies of the Comprehensive Plan, development in the Oak Ridge Ranches Mixed Use Activity Area shall be subject to the site-specific land use mechanisms and provisions as set forth below. If a Comprehensive Plan provision is not specifically addressed within this sub-area policy, then the adopted and effective Comprehensive Plan provisions, Land Development Code (LDC) and site-specific Planned Unit Development (PUD) Zoning Regulations, which are in effect on the date of final decision on a development application shall control. 1. Development permitted within this Mixed-Use Activity Area may include residential with a density of up to 15 dwelling units per acre, and a height limit of up to 80 feet. 2. The maximum gross density for the overall development shall not exceed 2.67 dwelling units per acre or 8,600 total dwelling units, for the 3,229.27 acres included in the Mixed-Use Activity Area. 3. Residential uses shall include single-family and multifamily, and may include age-restricted housing (55+). 4. A variety of housing types will be provided, generally with the highest allowed densities located in proximity to Glades Cut Off Road and Range Line Road but are not precluded in other locations. Residential units are also permitted above nonresidential uses. Single-family units are allowed to incorporate accessory dwelling units (ADUs) as defined within the St. Lucie County Comprehensive Plan Policy 1.1.1.5. Such accessory dwelling units when incorporated into a single-family detached dwelling unit shall not be counted against density totals, but shall be accounted for in traffic study impacts, and are required to meet applicable parking code requirements. If ADUs are rented, the unit must be rented at an affordable rate to households which do not exceed 120 percent (120%) of the median annual adjusted gross income. The Homeowners Association rules and regulations and other private documents shall not restrict accessory dwelling units, provided they are designed, permitted, and constructed along with the initial dwelling unit on a lot. ADUs shall not be subdivided or sold separately from the primary dwelling units. 5. Development permitted within this Mixed-Use Activity Area may include nonresidential uses with a floor area ratio of up to 1.5 and a height limit of up to 80 feet. Each site plan application for commercial uses shall not exceed a building coverage of 80%. 6. The maximum square footage for nonresidential and commercial uses, except those uses identified in subarea policy 7, shall not exceed 650,000 square feet of building space, with a minimum of 80,000 square feet of commercial uses required, not including the uses identified in subarea policy 7. The commercial and nonresidential uses may include the permitted and conditional uses listed under the Commercial Neighborhood (CN), Commercial Office (CO), and Commercial General (CG) Zoning Designations within the planned development of Oak Ridge Ranches. The intent of the commercial use is to provide easily accessible; convenience-type uses to the immediately surrounding residents. These eligible nonresidential and commercial uses are not limited by the land area restrictions in LDC Section 7.01.02 B. The final PUD site plans shall demonstrate pedestrian and vehicular internal connectivity between adjacent parcels with commercial uses and the public uses. No industrial use will be permitted within the Oak Ridge Ranches Mixed-Use Activity Area. 7. Public educational services, libraries, fire stations and other public facilities as well as electrical substations, private recreational amenities, and telecommunication infrastructure and stealth communication towers are permitted within the Mixed-Use Activity Area but shall not count against the 650,000 square feet of building space for nonresidential and commercial uses provided in subarea policy 6. 8. The restrictions for nonresidential uses set forth in LDC Section 7.01.02 and the cul-de-sac length restriction of 1,000 feet set forth in LDC Section 7.01.03, where the length is certified by the St. Lucie County Fire District, will not be applicable to development within the Mixed-Use Activity Area. Page 91 of 193 9. The St. Lucie County School District needs sufficient student stations requires two (2) K-8 school sites be designated within the Mixed-Use Activity Area development. The School District will meet the high school needs in adjacent developments that do not have a designated K-8 school site. No residential subdivision plat, beyond 1,000 dwelling units, shall be approved, nor final residential site plan approved for any development parcel until the developer has secured a development agreement with the St. Lucie County School District that assures the following activities: A. The designation of two K-8 school sites of at least 25 acres for each site. The acreage may be reduced to 20 acres if stormwater treatment and drainage for the K-8 school site is accommodated off-site as part of a larger master stormwater program. The net acreage must not include any required upland or wetland preservation areas. B. Since the Oak Ridge Ranches Mixed-Use Activity Area will not be providing any school sites for a high school in the development, it is anticipated that the high school capacity will be met in the planned and approved nearby developments in the School District’s Concurrency Service Area D and E. The School District plans to use the K-8 school sites in Oak Ridge Ranches to meet the kindergarten through 8th grade needs in the developments in the School District’s Concurrency Service Area D and G. C. For a period of 5 years after the issuance of the first approval of any residential parcel, the Developer may receive approval of a binding detailed development plan that reduces the anticipated student generation by defining housing type (e.g., multi family or binding age restricted). If the anticipated student generated from the said plan, based upon the School District’s review, produces a total number of K-8 students less than 1,600 students, the Developer may request the School District approve the elimination of the second K-8 school site in the Mixed-Use Activity Area development. The provision above does not prevent the Developer from requesting elimination of the 2nd K-8 school site after 5 years referenced above, and the School District may consider the request, if the School District has not relied upon it to meet the kindergarten thru 8th grade student needs for additional entitlements, the School District will consider the release of the 2nd school site. 10. A conceptual assignment of the overall development, indicating the anticipated uses, development phases, preservation areas and wildlife corridors, for the Oak Ridge Ranches Mixed-Use Activity Area, shall be shown on the overall PUD Preliminary Site (Master) Plan. Upon approval of the overall PUD Preliminary Site (Master) Plan, a Minor or Major Site Plan shall be recognized as the Final PUD Development Plan Approval (final site plan). The conceptual assignments may be altered during the site plan approval process as long as the overall intent remains consistent, as described within this Mixed-Use Activity Area. 11. All development within Oak Ridge Ranches Mixed-Use Activity Area shall be serviced by centralized potable water and sanitary sewer systems. Such centralized services shall be coordinated with St. Lucie County Utilities. The PUD shall be designed and located so there will be no net public cost for the provision of water lines, sewage lines, storm and surface drainage systems, and other utility systems. These provisions will be included in a developer’s agreement with St. Lucie County Utilities (the utility provider) prior to commencing land development activities. 12. Notwithstanding LDC Section 7.01.03.L., development within the Oak Ridge Ranches Mixed-Use Activity Area may be phased with three (3) year increments allowed to elapse between any phase or pod and the commencement of the next phase or pod, with full buildout to be completed within 25 years from the effective date of this Mixed-Use Activity Area. Completion of the spine road (Oak Ridge Ranch Road) vests the project and deems the three-year phasing request as satisfied. 13. The access to the Mixed-Use Activity Area development shall be through an internal network consisting of a road that begins at Glades Cut Off Road and connects to the extension of Range Line Road (spine road). The PUD shall reserve an 80ft right-of-way extending from the western property line intersecting with Oak Ridge Ranch Road, dedicate a minimum of 70ft for the future extension of Range Line Road from Glades Cut Off Road along the eastern property line to southern boundary line of the existing 70ft County-owned right-of- way parcel (parcel no. 3224-111-0002-010-5), and dedicate a 100ft right-of-way located adjacent to the C-24 Canal along the entire northern boundary. 14. A minimum of thirty-five percent (35%) of the gross area of land to be committed to the PUD must be used as common open space. Each phase or pod site plan may or may not feature 35% common open space, but each pod or phase site plan must include at least 10% open space. The overall development of Oak Ridge Ranches Mixed-Use Activity Area must satisfy the entire common open space requirement of no less than Page 92 of 193 35%, with 15% of the 35% open space consisting of intact native upland habitat. A tracking mechanism, including a baseline of the proposed open space and an inventory of existing wetlands and their associated buffers and native uplands, must be submitted prior to the approval of the Preliminary PUD Site (Master) Plan. The tracking of open space must be submitted and implemented with each and every site plan application. 15. Development of specific phases or pods may propose adjustments to deviate from the approved Preliminary PUD Site (Master) Plan for the overall development, and be processed and approved administratively, provided no more than three (3) acres of the total acreage of Category III wetlands and the associated upland vegetative buffers within the project boundaries are altered nor removed and the equivalent wetland buffer acreage is compensated. 16. A sketch and legal description of the preserved wetlands and associated upland vegetative buffers, as shown on the approved Preliminary PUD Site (Master) Plan, shall be provided with the site plan of each phase or pod. The preserved wetlands and associated upland vegetative buffers shall be placed under a conservation easement concurrently with the final site plan approval of each phase or pod. Tracking of preserved wetlands and associated upland vegetative buffers must be submitted and implemented within each and every site plan application. 17. The Oak Ridge Ranches PUD is required to preserve a minimum of 484 acres of upland habitat or 15% of the overall site, whichever results in greater preservation, to utilize the Alternative Mitigation Compliance Method to satisfy all tree mitigation requirements. At minimum, 213 acres of native upland habitat or 25% of the total native upland habitat, whichever is greater, as determined by the final approved Environmental Impact Report, must be preserved. The upland habitat preservation area(s) must be placed in a conservation easement prior to any site plan approvals, or prior to issuance of a vegetation removal permit or exemption, whichever comes first. Adjustments of up to 10% of the recorded conservation easements for the upland preservation areas (square footage) may be processed administratively through the review by the Environmental Resources Director, Planning and Development Services Director and the County Attorney as long as the new proposed upland habitat preserve area is contiguous to the existing upland habitat preserve area to be impacted and the new proposed upland habitat preserve area is equivalent in quantity and quality upland preservation area is compensated. Tracking of preserved native uplands must be submitted and implemented with each and every site plan application. 18. Each wetland, wetland buffer, and native upland habitat will be identified and depicted in detail during each site plan development application. Wetland buffers are required to be consistent with the categorization as identified with the regulations in effect at the time of the site plan approval. Up to 10 feet of any Category III wetland buffer area may be regraded and restored to account for vertical differences between existing and adjacent proposed elevations, with approval by the Environmental Resources Director. All regraded Category III wetland buffer areas shall be identified during final site plan approvals and shall include a restoration plan demonstrating revegetation of the areas compatible with the remaining Category III buffer vegetation and implemented within six (6) months of impact. 19. Any requirements for easements, preservation, and other aspects of wetlands and their associated upland vegetative buffers will be handled during the site plan application for each phase or pod, except those that are credited toward required wetland mitigation per the South Florida Water Management District, which will be handled prior to commencement to development, pursuant to the definition of development in LDC 2.00.00. 20. All real estate transactions within the Mixed-Use Activity Area shall include disclosures noting that the property is in proximity to existing agricultural uses. Pursuant to Section 823.14(4), F.S., adjacent agricultural activities in existence for one (1) year or more before the creation of the Oak Ridge Ranches Mixed-Use Activity Area are presumed to not be a nuisance if the farm activities and operations conform to generally accepted agricultural and management practices. 21. Oak Ridge Ranches shall provide for a minimum of 400 units or five percent (5%) whichever is greater, of the total residential dwelling units constructed within the project as workforce housing. As used within this policy, workforce housing means rental or for-sale housing for families earning up to one hundred twenty percent (120%) of Area Median Income, with an affordability requirement of no less than 10 years from issuance of a certificate of occupancy for each dwelling unit. Workforce housing units may be provided either within the Mixed-Use Activity Area or may be located off-site anywhere in the County with the approval of the off-site location documenting the fulfilment of workforce housing for the Mixed-Use Activity Area. Only Page 93 of 193 workforce housing units provided within the Mixed-Use Activity Area shall count against the density maximums specified in subarea policy 2. 22. The Mixed-Use Activity Area development shall provide a roadway network and transportation improvements to serve the proposed development and provide the capacity and connectivity needs of the development at buildout of the full entitlements. Traffic generated by the development which exceeds capacity level of service standards as indicated in the Transportation Element of the Comprehensive Plan will be mitigated by the development through a schedule of committed roadway construction projects or payments or alternative conditions, with improvement triggers (trips), as provided in PUD conditions of approval with an improvement schedule (i.e., Transportation Mitigation Schedule). The improvement schedule is based on traffic analysis trip generation rates and thresholds (capacity) on impacted roadways. Prior to the issuance of building permits corresponding with the improvement triggers (trips), the required roadway improvements or payments or alternative conditions, as applicable, shall be provided. The developer(s) or successor(s) in interest shall satisfy the construction or proportionate share payments or alternative conditions, for the improvements to the facility or facilities, prior to the issuance of building permits, which shall be a binding and legally enforceable commitment on the developer, its agents, lessees, successors or assigns with the County to assure construction or a proportionate share payment, as allowed by law. 23. A Proportionate Share and Impact Fee Credit Agreement documenting the improvement triggers (trips) and payment amounts to mitigate the identified impacts shall be entered into by the developer and the County. The County shall have the discretion to apply payments to other transportation capacity improvements, through the review and approval of the Public Works Director that the payment substantively benefits the development’s impacted roadway network. 24. Compliance shall be monitored through a County Final PUD Site Plan approval process, PUD conditions of approval improvement schedule (i.e., Transportation Mitigation Schedule), a Proportionate Share and Impact Fee Credit Agreement, the tracking document of open space and preserved native habitat, permitting procedures, the other conditions included in a PUD Resolution and review of a biennial traffic report. Page 94 of 193 The following Special District Figures represent the special district areas described in Policy 1.1.1.2.I – Special District: Page 95 of 193 P1 Motor Club Special District P1 Motor Club Special District Map Page 96 of 193 P1 MOTOR CLUB SPECIAL DISTRICT REGULATORY STANDARDS 1. The P1MC Special District, located south of Okeechobee Road and west of Summerlin Road, will be guided by the following standards and will require a future Planned Mixed-Use Development (PMUD) zoning district to create a private motorsports club that provides mostly paved, private roads designed for high-performance driving in a controlled environment. The P1MC project will be served by a privately-provided, self-contained package, treatment facility for water and wastewater and will also include various resort amenities. Project completion is anticipated to be 2044. The 629-acre site will be comprised of four connected areas: Area A: Primary circuit/track (P1) and paddocks (circuit/track staging areas), garagemahals, detached and attached single-family residences, clubhouse and resort amenities. AreaB: Secondarycircuit(TreasureCoast),garagemahals,off-roadcircuit,kartingcircuit/track,skidpad,event center,anddrive center. Area C: Research and Development Park Area D: Auto Launch Control Pad 2. P1MC members may purchase garagemahals, which are storage units for vehicles. A garagemahal (like a garage condo) is a private, flexible space for automotive storage and that may be customized for entertainment and overnight stays. The garagemahal units will be sold only to club members, ready for automotive storage and will be sold as empty space with electric, HVAC and connections for water and sewer for the owner’s customization. At a minimum, fifty-one (51%) percent of the unit’s square footage will be utilized for storage, and the unit cannot be homesteaded. 3. P1MC amenities will include a clubhouse, gym, outdoor pool, outdoor courts, sidewalks and walking trails, vehicle service area, event center, drive center and enclosed auto/RV storage. 4. P1MC is not designed to be a spectator facility. Other than limited special events/training exercises open to the public (i.e., individuals who are neither members nor invited guests), the public will only have access to the research and development office park. The PMUD may allow, with proper public notice and specific event plans, up to ten (10) special multi-day events, such as races, exhibitions, and training exercises, per calendar year. Board of County Commissioners approval is required for a Special Event waiver of standards of this Special District as well as applicable Land Development Code standards. 5. The event center is primarily an indoor open flexible space that can be customized for various member and invited guest activities including manufacturer, corporate and charity events that typically include a variety of driving experiences. 6. The drive center is a facility in a central location of Area B that supports education and coaching of members and guests. The second level is an open flexible space that can be split into separate spaces. 7. Required open space may include parks; playgrounds, active and passive recreation areas; bicycle and pedestrian paths and facilities; common open space; common landscaping or planting areas; floodways and lakes with the requirement that accessible shorelines include trails, boardwalks, docks, and/or similar elements; and agricultural activities not involving any activities within an enclosed or covered structure. Outside of the track areas, the amenities, recreation areas, and other Page 97 of 193 open space shall be connected by sidewalks and trails. Open space shall be delineated in the PMUD. 8. Exterior lighting shall be downcast and shielded to minimize light trespass. The residential areas, research & development park, and garagemahals will have standard street lighting. Driving areas may utilize lighting for limited nighttime driving activities, with frequency limitations set forth in the PMUD. 9. Maximum square feet of uses, lengths of circuits/tracks, and number of dwelling units and guest units are established as follows: a. Garagemahals and paddock garages: up to 900,000 SF, ground level; b. Clubhouse with café/restaurant and store with convenience items: up to 30,000 SF; c. Drive center: up to 15,000 SF; d. Event center: up to 40,000 SF; e. Research and development park (“R&D Park,” motorsports-related research, assembly, and manufacturing activities that do not impose undesirable noise, vibration, odor, dust, or other offensive effects on the surrounding area): up to 400,000 SF; f. Additional auto storage: up to 222,500 SF; g. Dwelling units: up to 125 units; h. Overnight guest accommodations include garagemahal units and up to 25 guest accommodations. Garagemahal units and guest accommodations occupied on any night may not exceed 125 units; i. P1 Paddock: up to 17 acres; j. P1 Circuit: up to 4.2 miles; k. Treasure Coast Paddock: up to 8.0 acres; l. Treasure Coast Circuit: up to 2.9 miles; m. Karting/Autocross circuit: up to 1.2 miles; n. Off-road circuit: up to 0.9 miles; o. Skid pad: up to 6.0 acres; p. Corporate offices: up to 5,000 SF; q. Site and facility operations: up to 5,000 SF, ground level; r. Gate house: up to 500 SF; and s. Auto Launch Control Pad: up to 12 6.0 acres and ½ mile in length (stabilized surface). 10. Overnight occupancy by members and their guests within garagemahal units, where authorized by the PMUD, shall be limited in nature with infrequent occurrence as these uses are not intended to provide full-time occupancy or be dwelling units that are frequently occupied. IIn accordance with the Special District designation requirement to maintain consistent entitlements as allowed in the current AG-5 future land use, the project may utilize no more than 125 garagemahals and/or guest accommodations as overnight accommodations on any given night, which would be the equivalent to the ability to develop guest homes in the AG-5 designation. The PMUD shall include specific language on the unit registration process including monitoring and auditing procedures. 11. The PMUD shall include analysis that demonstrates the ability to meet proposed water demands, and identify demands for irrigation and potable supply, the water supply sources, and the treatment methods for potable water and wastewater. Page 98 of 193 12. The PMUD shall include a public safety plan that emphasizes fire and emergency services response and on-site life safety services. At the request of the St Lucie Fire District, within the Applicant shall reserve and donate land for a future fire station, with the location and size of the property to be approved by the District. This request shall be made within five years of the date of the first development permit issued for the project. 13. The Applicant shall develop a project impact analysis in association with the PMUD on the planned South Florida Water Management District reservoirs to the west and south in terms of water quality and supply impacts as well as impacts to waterfowl and other wildlife. If the study identifies adverse impacts, Final Site Plan project design and function shall provide for minimization and mitigation of such impacts. 14. A PMUD application shall include a detailed traffic analysis accurately reflecting each proposed use and their attributes. 15. The P1MC will maintain sound limits of 103dB for guests and 108dB for members (measured at approximately 50 feet from the source point.) In addition, the Applicant shall provide a noise assessment as part of the PMUD that indicates average and peak noise levels on the eastern and northern property lines where there are existing residential uses. The Final Site Plan shall be designed as necessary using berms, walls, and/or plantings to reasonably minimize noise impacts on existing residential uses to the east and north. The use of PA systems shall be prohibited. 16. The following development standards apply: a. Maximum impervious surface: 50%, with paved and otherwise impervious circuits/track surfaces subject to landscape improvements as specified in Land Development Code 7.09.04.C.1. (Parking and Other Vehicular Use Area Interior Landscaping). b. Maximum building coverage: 8% c. Maximum building height: 45 feet (except 80 feet for utility structures and safety tower(s)) d. Minimum setback for circuits/tracks: 200 feet between north and east property lines and edge of circuit/track e. Minimum right-of-way buffer width: i. R&D Park (north side): 80 feet ii. Residential (north side): 50 feet iii. Residential (east side): 50 feet iv. All others (including lake area): 10 feet f. Maximum number of member licenses: 1,200 g. Minimum open space: 35% 17. Once certificates of occupancy are issued for the first 200,000 SF ground level of garagemahals and one of the two main circuits/tracks is operational, then traffic studies shall be conducted annually and reviewed to demonstrate that the development traffic does not exceed projected development traffic. In the event that traffic impacts exceed projections, then P1MC shall apply to amend the PMUD to either adjust the development program to adhere to traffic impact projections or to modify traffic projections in seeking a modified Concurrency Certificate. Page 99 of 193 18. During phased development, project traffic and other public facility impacts shall be monitored for consistency with predevelopment analysis, and where impacts are demonstrated above projections the imposition of supplemental fees shall be required if initial impact fee assessment(s) did not fulfill the project’s public facilities impact fee funding obligations. Page 100 of 193 Florida KARNER SURVEYING INC. Residential and Commercial Surveying Services 2740 SW Martin Downs Blvd. #333, Palm City, FL 34990 Tel: (772) 288-7206 e-mail: karner@karnersurveyinginc.com Visit us at: www.karnersurveyinginc.com Duane E & Mariam B. Van Tassel BOUNDARY_SURVEY MARTIN_COUNTY Page 101 of 193 ITEM NO. (ID # 2025-184) DATE: 1/16/2025 AGENDA REQUEST TO: Planning and Zoning Commission PRESENTED BY: Tahir Curry, Planner I SUBMITTED BY: Planning & Development Services SUBJECT: Rising Star Christian Academy Conditional Use Permit - Daycare at 202 E Midway Road BACKGROUND: The petitioner, Pentecostal Fire Ministries Trinity International Inc., is requesting a Conditional Use Permit to establish a child daycare service for up to thirty (30) children, within the I (Institutional) Zoning District. The daycare will operate within the existing church facility classrooms, with business hours from 6:30 am through 6:00 pm Monday - Friday at 202 E Midway Road, Fort Pierce, FL. PREVIOUS ACTION: N/A FINANCIAL IMPACT: N/A RECOMMENDATION: Forward this petition to the Board of County Commissioners with a recommendation for approval. COMMISSION ACTION: RESULT: MOVER: None SECONDER: None AYES: None NAYS: None EXCUSED: None Coordination/Signatures Date: January 10, 2025 Page 102 of 193 Benjamin Balcer, Planning & Development Services Director Date: January 10, 2025 Caroline Valentin, Assistant County Attorney III Date: January 10, 2025 Mayte Santamaria, Deputy County Administrator Page 103 of 193 Planning and Development Services Department Planning Division M E M O R A N D U M Rising Star Christian Academy is seeking a Conditional Use Permit, in accordance with LDC Section 11.07.03, to allow a child daycare service at 202 E Midway Road, Fort Pierce, FL 34982 GENERAL INFORMATION: Property Owners: Pentecostal Fire Ministries Trinity International Inc. 6427 NW Taper CT Port Saint Lucie, FL 34983-5330 Location: 202 E Midway Road, Fort Pierce, FL 34982 Zoning District:I (Institutional) Future Land Use(s):RU (Residential, Urban) Parcel ID Number(s):3402-605-0135-000-5 Site Size:0.92 acres Existing:Church Proposed Use:Daycare/Pre-School to occupy within the Church. Urban Service Boundary (USB):Located inside the Urban Service Boundary (USB) Utilities The site is currently on private septic and St. Lucie Utilities (SLCU) water services. Fire/EMS:Fire Station #6, located 350 E Midway Road Ft. Pierce, FL 34982, is approximately 0.19 miles west of the subject parcel. TO:Planning and Zoning Commission THROUGH:Benjamin Balcer, AICP, Planning & Development Services Director Kori Benton, AICP, Planning Manager FROM:Tahir Curry, Planner I DATE:January 9, 2025 SUBJECT:Rising Star Christian Academy - Conditional Use (CU-2410-00007) Page 104 of 193 Project Name: Rising Star Christian Academy File No.: CU-2410-000078 2 Figure 1: Aerial Map BACKGROUND: The petitioner, Pentecostal Fire Ministries Trinity International Inc., is requesting a Conditional Use Permit to allow a child daycare service for up to thirty (30) students, ranging in age from six (6) months to four (4) years old, within the I (Institutional) Zoning District. The daycare will operate within the existing church located at 202 E Midway Road, Fort Pierce, Florida, within the Urban Service Boundary (USB). The 3,931 sq. ft. church facility, completed in 2024, consists of a 163-seat sanctuary, kitchen, and additional rooms. *********************************************************************************** STANDARDS FOR CONDITIONAL USE REVIEW AS SET FORTH IN SECTION 11.07.03 OF THE ST. LUCIE COUNTY LAND DEVELOPMENT CODE The St. Lucie County Land Development Code (LDC) Section 11.07.03 establishes the Standards for Review for Conditional Use Permits. Approval shall be granted only if the applicant demonstrates the following: A. Consistency with Local Ordinances and Comprehensive Plan The Development Review Committee has reviewed the proposed Conditional Use Permit application, finding it to be consistent with the general purpose, goals, objectives, and standards of the St. Lucie County Land Development Code (LDC) and Comprehensive Plan. Land Development Code: The subject property is zoned Institutional (I), which is consistent with the Public Facilities (PF) Future Land Use Designation. Pursuant to LDC Section 3.01.03.X.7.n, child daycare services are classified under the Page 105 of 193 Project Name: Rising Star Christian Academy File No.: CU-2410-000078 3 Standard Industrial Classification (SIC) Code 8351 as a Conditional Use within the Institutional Zoning District. Rising Star Christian Academy proposes preschool operations to serve up to thirty (30) students across three (3) classrooms. The existing church rooms will be converted into classrooms to accommodate the daycare activities. The proposed operational hours are 6:30 a.m. to 6:00 p.m., Monday through Friday. Parent drop-off and pick-up times are between 6:30 a.m. to 8:30 a.m. and 3:30 p.m. to 6:00 p.m., respectively. The daycare is anticipated to have five (5) employees. The church service hours will not conflict with the daycare operations. The site is served by thirty-three (33) vehicular parking spaces, including two (2) handicap spaces. A portion of the site’s parking spaces are stabilized grass, as permitted for religious organizations, however; the daycare will solely utilize the paved parking areas, due to frequency of use. The daycare will have designated employee parking spaces to facilitate convenient access for parent/guardian drop-off and pick-up, as indicated on the parking and circulation plan. The parking complies with the Institute of Traffic Engineers (ITE) Parking Generation Manual, 6th Edition, for daycare centers (565), which requires eight (8) parking spaces based on the number of children. Lunch and food service for students will be provided either individually or through a limited selection of pre- packaged options. No commercial food preparation is intended on-site. Comprehensive Plan: The proposed Conditional Use complies with all requirements and is consistent with the general purpose, goals, objectives, and standards of this Code, the Code of Ordinances of St. Lucie County, and the St. Lucie County Comprehensive Plan. Future Land Use: The Future Land Use designation of the subject property is Residential Urban (RU) classification. 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. These properties need to be serviced with central water and wastewater services. These services may be provided by either a public utility or through private on-site facilities, as would be permitted in accordance with all applicable regulations. New development in the RU areas can occur using traditional single-family or multifamily zoning designations or through the planned unit development process. Limited nonresidential uses may be appropriate, in accordance with applicable standards and restrictions as set forth in the Land Development Code. Current Zoning: The proposed zoning of the subject property is I (Institutional). “The purpose of this district is to provide and protect and environment suitable for institutional, public, and quasi-public uses, together with such other uses as may be compatible with institutional, public, and quasi-public surroundings.” B. Effect on Nearby Properties The proposed Conditional Use should not have an undue adverse effect upon surrounding properties based upon location within the Midway Road corridor, site improvements and buffering proposed, proposed operation scale, and transportation access to the site. The childcare activities will predominantly take place indoors, within classrooms, between the hours of 6:30 a.m. and 6:00 p.m., Monday through Friday. The proposed daycare will not change the surrounding area's existing character. The subject site is an established church that features appropriate access, parking, and orientation to provide general compatibility with the neighborhood's existing character. The proposed operations will benefit the surrounding area and new communities such as Indian River Estates, Ravinia, Noble Oaks, and Edwards Landing by offering child daycare services within close proximity. Page 106 of 193 Project Name: Rising Star Christian Academy File No.: CU-2410-000078 4 Adjacent Zoning & Future Land Uses: Figure 2: Aerial Map – Access & Potential Queue Loop Location Zoning District Future Land Use Existing Land Use Subject Property I (Institutional)RU (Residential Urban)Church North RS-2 (Residential, Single-Family - 2)RU (Residential Urban)Single-Family Home South RS-3 (Residential, Single-Family - 3)RU (Residential Urban)Vacant East I (Institutional)RU (Residential Urban) South Fort Pierce Congregation of Jehovah`s Witnesses Adjacent Parcels West RS-3 (Residential, Single-Family - 3) (Residential Medium)Single-Family Home B u c h a n a n R d . Midwa y Rd. Page 107 of 193 Project Name: Rising Star Christian Academy File No.: CU-2410-000078 5 C. Adequacy of Public Facilities Utilities: The site is currently served on an existing septic system and is served by St. Lucie County Utilities (SCLU) for water services. Traffic: The trip generation for the proposed building was calculated using trip generation rates and equations published by the Institute of Transportation Engineers (ITE) Trip Generation Report, 10th Edition. The total trip generation potential for the proposed number of students is 30 daily trips, 24 AM peak hour trips, and 25 PM peak hour trips. Access to the site is provided via one (1) existing full driveway connection on Midway Road. The parking and traffic circulation plan demonstrates sufficient onsite drop-off and pick-up capacity, which would not pose a threat to Midway Road, based on planned enrollment and the approximately 135-foot access aisle length from the right-of-way line, and internal parking area with a queue loop. The existing site has adequate capacity to accommodate the project’s trip generation. ROW Adequacy: The County has not requested right-of-way with this petition. The right-of-way width on Midway Road is 100 ft. D. Adequacy of Fire Protection The St. Lucie County Fire District has reviewed the application as a contributor of the Development Review Committee (DRC). The applicant will be required to obtain Zoning Compliance approval for the use and is required to complete an inspection with the Fire District to assure compliance with the Florida Fire Prevention Code and the Florida Life Safety Code. The nearest Fire Station (Station #6) is located at 350 E Midway Road Ft. Pierce, FL 34982, is approximately 0.19 miles west of the subject parcel. E. Environmental Impact Background: The Environmental Resources Department (ERD) is in receipt of the October 31, 2024, date-stamped submittal, transmitted November 14, 2024, with comments due December 12, 2024, from Planning and Development Services. The applicant is seeking approval of a Conditional Use application to allow for the use of an existing Institutional (I) zoned property as a childcare/daycare facility. The project site (Parcel ID 3402-605-0135-000- 5) is located at 202 E Midway Rd. in Fort Pierce. Findings: An After-the-Fact Vegetation Removal Permit was issued on March 3rd, 2023, in response to a code violation (CODE-2302-109727), for the unpermitted removal of a slash pine tree measuring 21.5” diameter-at-beast height (DBH). To satisfy the outstanding mitigation requirements, a donation of 175.5” DBH of approved native shade trees to the St. Lucie County Nursery shall be provided. ERD does not anticipate any adverse environmental impacts as the site has already been heavily impacted and no further development activities are proposed at this time. No intact native habitat exists onsite. If site development activities are proposed in the future, ERD will conduct further review through the site plan or building permit review process. Recommendation: ERD has no objection to the approval of the Conditional Use application. STAFF RECOMMENDATION: Staff has determined the Conditional Use Permit to meet the standards for review outlined in LDC Section 11.07.03, and is consistent with the Goals, Objectives, and Policies of the Comprehensive Plan, therefore, staff Page 108 of 193 Project Name: Rising Star Christian Academy File No.: CU-2410-000078 6 recommends the Planning and Zoning Commission forward a recommendation of approval to the Board of County Commissioners with the following conditions: 1. Within eighteen (18) months of issuance of Certificate of Occupancy, the applicant shall donate 175.5” DBH of native shade trees to the St. Lucie County Nursery which shall be confirmed by ERD. 2. Prior to issuance of a Certificate of Occupancy, all Category I listed invasive plant species shall be eradicated from the site. Page 109 of 193 Resolution No. 2025-XXX Page 1 File No. CU-2410-000078 RESOLUTION NO. 2025-XXX File No.: CU-2410-000078 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY, GRANTING A CONDITIONAL USE PERMIT FOR CHILD DAYCARE SERVICE FOR UP TO THIRTY (30) CHILDREN TO BE KNOWN AS RISING STAR CHRISTIAN ACADEMY, IN THE I (INSTITUTIONAL) ZONING DISTRICT FOR CERTAIN PROPERTY LOCATED IN ST. LUCIE COUNTY, FLORIDA. WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, based on the testimony and evidence, including but not limited to the staff report, has made the following determinations: 1. Pentecostal Fire Ministries Trinity International Inc., presented a petition for a Conditional Use Permit to establish a child daycare service, to be known as Rising Star Christian Academy, for up to thirty (30) children, within the I (Institutional) Zoning District for the property located at 202 E Midway Road, Fort Pierce, as legally described in Paragraph “B” and depicted on the attached site plan as Exhibit “A”. 2. On January 16, 2025, the St. Lucie County Planning and Zoning Commission held a public hearing on the petition after publishing notice in the St. Lucie News Tribune at least 10 days prior to the hearing, installing a sign on the property and notifying by mail all owners of property within five hundred (500) feet of the subject property, and recommended that the Board of County Commissioners approve/deny request for a Conditional Use Permit. 3. On _____________, 2025, the Board of County Commissioners held a public hearing on the petition, after publishing notice in the St. Lucie News Tribune at least 10 days prior to the hearing, 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 proposed Conditional Use 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. 5. The proposed Conditional Use will be serviced by adequate public facilities and services. 6. A Certificate of Capacity, a copy of which is attached to this Resolution, was granted by the Planning and Development Services Director. Page 110 of 193 Resolution No. 2025-XXX Page 2 File No. CU-2410-000078 NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of St. Lucie County, Florida: A. Pursuant to Section 11.07.03 of the St. Lucie County Land Development Code, a Conditional Use Permit for Rising Star Christian Academy that allows child daycare services in the I (Institutional) Zoning District is hereby approved for the property described below, subject to the following conditions: 1. Within eighteen (18) months of issuance of Certificate of Occupancy, the applicant shall donate 175.5” DBH of native shade trees to the St. Lucie County Nursery which shall be confirmed by ERD. 2. Prior to issuance of a Certificate of Occupancy, all Category I listed invasive plant species shall be eradicated from the site. B. The property on which this Conditional Use is being granted is described as follows: Legal Description: LOTS 21 AND 22, BLOCK 38, INDIAN RIVER ESTATES UNIT 4, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 10, PAGE 49 OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA. SAID LAND CONTAINS 0.92 ACRES, MORE OR LESS. PARCEL ID: 3402-605-0135-000-5 ADDRESS: 202 E Midway Road, Fort Pierce, FL 34982. C. The approvals and authorizations granted by this Resolution are for the purpose of obtaining a Building Permit or Zoning Compliance from St. Lucie County, and are not assigned to any other party or institution. Should the petitioners choose or decide to assign this business to another entity or individual, a minor adjustment to the Conditional Use Permit shall be required. D. Pursuant to Section 11.07.05(I) of the St. Lucie County Land Development Code, approvals and authorizations granted by this Resolution shall expire after twelve (12) months from the date of approval, unless a Building Permit or Certificate of Zoning Compliance is obtained for the uses described in Paragraph “A” above, or an extension has been granted in accordance with Section 11.07.05(F). E. The Certificate of Capacity, attached as Exhibit “B”, shall be valid for the same period as this order. If this order expires or otherwise terminates, the Certificate of Capacity shall automatically terminate. F. The St. Lucie County Planning and Development Services Director is hereby authorized Page 111 of 193 Resolution No. 2025-XXX Page 3 File No. CU-2410-000078 and directed to cause the notation of this resolution to be made on the Official Zoning Map of St. Lucie County, Florida, and to make notation of reference to the date of adoption of this resolution. G. This Resolution shall be recorded in the Public Records. After motion and second, the vote on this resolution was as follows: Jamie Fowler, Chair XXX Larry Leet, Vice-Chair XXX James Clasby, Commissioner XXX Erin Lowry, Commissioner XXX Cathy Townsend, Commissioner XXX PASSED AND DULY ADOPTED This XX day of 2025. BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY, FLORIDA BY _________________________ Chair ATTEST: APPROVED AS TO FORM AND CORRECTNESS: __________________________ _________________________ Deputy Clerk County Attorney Page 112 of 193 Resolution No. 2025-XXX Page 4 File No. CU-2410-000078 Exhibit “A” (Parking & Circulation Plan) Page 113 of 193 Resolution No. 2025-XXX Page 5 File No. CU-2410-000078 Exhibit “B” (Certificate of Capacity) Page 114 of 193 ITEM 9.B. SUGGESTED MOTIONS Suggested motion to recommend approval/denial of this requested change in zoning. MOTION TO APPROVE: AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING, INCLUDING STAFF COMMENTS, AND THE STANDARDS OF REVIEW AS SET FORTH IN SECTION 11.07.03, ST. LUCIE COUNTY LAND DEVELOPMENT CODE, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS GRANTS APPROVAL FOR THE PETITION OF PENTECOSTAL FIRE MINISTRIES TRINITY INTERNATIONAL INC., TO ESTABLISH A CHILD DAYCARE SERVICE TO BE KNOWN AS RISING STAR CHRISTIAN ACADEMY, FOR UP TO THIRTY (30) CHILDREN, WITHIN THE I (INSTITUTIONAL) ZONING DISTRICT FOR A PROPERTY LOCATED AT 202 E MIDWAY ROAD, FORT PIERCE, FL, BECAUSE..... [CITE REASON(S) WHY – PLEASE BE SPECIFIC] MOTION TO DENY: AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING, INCLUDING STAFF COMMENTS, AND THE STANDARDS OF REVIEW AS SET FORTH IN SECTION 11.07.03, ST. LUCIE COUNTY LAND DEVELOPMENT CODE, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS TO DENY THE PETITION OF PENTECOSTAL FIRE MINISTRIES TRINITY INTERNATIONAL INC., TO ESTABLISH A CHILD DAYCARE SERVICE TO BE KNOWN AS RISING STAR CHRISTIAN ACADEMY, FOR UP TO THIRTY (30) CHILDREN, WITHIN THE I (INSTITUTIONAL) ZONING DISTRICT FOR A PROPERTY LOCATED AT 202 E MIDWAY ROAD, FORT PIERCE, FL, BECAUSE..... [CITE REASON(S) WHY – PLEASE BE SPECIFIC] Page 115 of 193 Page 116 of 193 Page 117 of 193 Page 118 of 193 Page 119 of 193 Page 120 of 193 Grass Area OUTDOOR ACTIVITIES Page 121 of 193 NOTES: CONSTRUCTION TYPE VB NON -SPRINKLER 1. CHURCH SHALL CONFORM TO MINIMUM LEGAL DESCRIPTION: LOTS 21 AND 22, BLOCK 38, INDIAN RIVER ESTATES BUILDING CLASSIFICATION (302): ASSEMBLY, GROUP A-3 (RELIGIOUS) STANDARDS OF THE FBC. UNIT 4, ACCORDING TO PLAT THEREOF AS RECORDED IN PB 1 D, PAGE 48 OF THE PUBLIC RISK CATEGORY: PUBLIC ASSEMBLY, SEATING < 300 PERSONS ...... II BUILDING DEPARTMENT PRODUCT APPROVAL AFFIDAVIT 2. EMERGENCY DISCHARGE RECORDS OF ST. LUCIE COUNTY FLORIDA DESIGN WIND SPEED: FIG. 1609A/CAT II .......................................... 160MPH - LIGHTING/ILLUMINATION WITH BATTERY EXPOSURE............................................................................................. "B" OPENING / ITEM PRODUCT MODEL MFGR NCTA PRESSURE PRODUCT BACKUP SHALL BE PROVIDED. VELOCITY PRESSURE CALCULATED 41.7PSF - ADDRESS: 202 EAST MIDWAY ROAD (ST. LUCIE CTY) FORT PIERCE, FLORIDA PRESSURE(CALCULATED) •••••••••••••••••••••••••••••••••••••••••••• - 3. ALL EXIT DOORS SHALL HAVE PANIC SITE / AREA: 43,529 GSF (0.99 Ac) IMPORTANT USE FACTOR.................................................................. "1.D" ROOFING METAL ROOFING MECHANICAL TRI COUNTY METALS FL#4595.6 -123.5 HARDWARE. SEE HARDWARE SPEC INTERNAL PRESSURE COEFFICIENTBUILDINGAREA: NEW CBS STRUCTURE ...........................3931 GSF SEAM LOK 4. PROVIDE HOOD FIRE SUPPRESSION SYSTEM IN COVERED DROP-OFF.............................361 GSF ENCLOSURE STRUCTURE ..................................................... (0.75/ .B3) KITCHEN. CONTRACTOR SHALL PULL UNCOVERED WALKWAY ........................360 GSF PARTIALLY ENCLOSED........................................................ (1.06/-1.15) SOFFIT ENG. WOOD LP BUILDING FL#9103.1 N/A SEPARATE PERMIT. SEE TOTAL 4652 GSF ASCE CATEGORY................................................................................. PUBLIC ASSEMBLY SOLUTIONS WIND PROTECTION: STEEL SHUTTERS HI IMPACT GLAZING DOORS EXTERIOR DOOR CONTOURS STEEL, JELD WEN FL#11136.6 +66/-66 ap STEEL EDGE ACTUAL FIXED SEAT: NOTE: PLUMBING BERTOLINI, MILLENNIA CONTRACTOR TO ENSURE THAT THE EXTERIOR SLAB SURFACE ELEVATION WINDOWS SINGLE HUNG V1 / SERIES 70 SILVER LINE BLDG. FL# 14911.5 +55/-60 END SEATS & EVERY OTHER SEAT AND INTERIOR FLOOR LEVEL AT DOOR OPENINGS SHALL NOT EXCEED 1/2" PRODUCTS CORP. MALE =123 (1/125WC & 1/200LAV) = 1 WC, LAV 1 SHALL BE BOLTED TO THE FLOOR & El DIFFERENCE IN LEVEL CHANGE AND THE ELEVATION ON BOTH FLOORFEMALE =123 (1/65WC & 1/200LAV) = 2 WC, LAV 1 ALL SEATS INTERLOCK TOGETHER SURFACES SHALL BE MAINTAINED FOR A DISTANCE NOT LESS THAN THE WALL LOUVER VENT 5" DEEP ALUM. SP537DC INDUSTRIAL NOA 18-0222.07 +120/-120TOTALREQUIRED: 3 WC, LAV 2, FOR EACH ROW OF SEATS. FASTENED WIDTH OF THE WIDEST DOOR LEAF. LOUVER LOUVERS, INC. 1 DRINKING FOUNTAIN, 1 SERVICE SINK W/ 1"HEAVY DUTY ANGLES W/ 1/2" 1' - 5" PROVIDED: 4 WC, 1 URINAL, 5 LAV TRI-WING BOLT OR SIM. TAMPER RESIST. United Pentecostal 1 SERVICE SINK, 1 DRINKING FOUNTAIN F ST N R. Fire Ministries INTERIOR FIINISHES: ALL INTERIOR FINISHES SHALL BE NOA / FLORIDA PRODUCT APPROVAL GENERAL NOTES EXITS CLASS A RATED FBC 1005.3.2, w 1. THE CONTRACTOR SHALL COMPLY WITH THE CURRENT VERSION OF THE FLORIDA PRODUCT APPROVAL EXIT 1 = 36"/.2 = 180 PERSONS STATUTE 553.8425 FOR ALL EXTERIOR BUILDING ENVELOPE COMPONENTS AND SYSTEM PRODUCTS AS EXIT 2 - 36/.2 - 180 PERSONS n_ INDICATED IN THE CONSTRUCTION DOCUMENTS. o TOTAL EGRESS = 360 PERSONS xQ n 2. THE CONTRACTOR SHALL PROVIDE WIND DESIGN ANALYSIS FOR ALL FIXED ATTACHMENT STRUCTURES AND COMPONENTS, IN ACCORDANCE WITH FLORIDA STATUTE 553.8425, LOCAL PRODUCT APPROVAL. 3 AISLE WIDTH = (AISLE 1- 45") 225 PERSONS +Cl 3. THE CONTRACTOR SHALL PROVIDE CERTIFICATE OF PRODUCT APPROVAL AND/OR SIGNED AND SEALED SHOPAISLE3 - 45") 225 PERSONS + (AISLE 1- 60") 300 ¢ Q DRAWINGS AND WIND DESIGN ANALYSIS BY AN ACTIVE FLORIDA REGISTERED PROFESSIONAL ENGINEER, FOR PERSONS=150"/.2=750 PERSONS. EXIT 2 - 36/.2 - EXIT 1 - 36"/.2 - ALL FIXED ATTACHMENT STRUCTURES AND COMPONENTS LISTED HEREIN AND AS INDICATED IN THE CONSTRUCTION DOCUMENTS, AND MUST ALSO CERTIFY INDEPENDENCE FROM THE PRODUCT 180 PERSONS 180 PERSONS MANUFACTURER PRIOR TO THE BID OPENING. 4. IF THERE IS A FLORIDA PRODUCT APPROVAL SUBSTITUTIONS DEVIATING FROM THE CONTRACT DOCUMENTS, NEW CBS BUILDING77' IT MUST BE SUBMITTED TO THE ENGINEER/ARCHITECT FOR REVIEW AND APPROVAL. I,1\ am ,33 5. THE CONTRACTOR SHALL INCLUDE IN THEIR BID ALL ASSOCIATED COSTS TO PROVIDE A REGISTERED FLORIDA rYY " MINISTRY RM. STRUCTURAL ENGINEER (PE) TO EVALUATE PROJECT EXTERIOR BUILDING ENVELOPE COMPONENTS, FORAISLE1 = 45"/.2" _ 66 FIXED SEATS WHICH THE FLORIDA BUILDING CODE DOES NOT HAVE ESTABLISHED STANDARD EVALUATION METHODS. THE VESSTRY SD I 225 PERSONS '' -109 / ' ENGINEER'S EVALUATIONS SHALL BE A COMPLETE DESCRIPTION OF THE COMPONENT ASSEMBLY AND 11 _ _ _ _ _ I / , 00, METHOD OF ANALYSIS, SIGNED AND SEALED, INCLUDING ALL EVALUATION CALCULATIONS 1 OCC. I ' 202 E MIDWAY ROAD o I it I / ' ' 1 O OCC. GENERAL FIRE EXTINGUISHER NOTES 9000 FORT PIERCEOC p I 1. CONTRACTOR SHALL VERIFY EXISTING FIRE EXTINGUISHER LOCATIONS & PROVIDE ADDITIONAL F.E.C. TO COMPLY W/ CURRENT CODES & LOCAL JURISDICTION. FLORIDA2. CONTRACTOR SHALL PROVIDE A DESCRIPTION AND LIST OF ALL LIFE SAFETY PROVISIONS DURING CONSTRUCTION TO COMPLY WITH NFPA 1 CHAPTER 16 TO THE FIRE MARSHAL AND COMPLETE ALL REQUIRED AHJ DOCUMENTS. 3'- 6" PLATFORM: FBC 1004 1 ' I 3. CONTRACTOR SHALL PROVIDE ALL FIRE EXTINGUISHERS, FIRE SUPPRESSION, ALARMS, STROBES AND 164SF/15 = 12 OCC. 1 I CONNECTIONS THAT ARE NECESSARY TO COMPLY W/ THE FIRE MARSHAL'S AND AHJ'S LIFE SAFETY 00 REQUIREMENTS FOR ISSUANCE OF THE CERTIFICATE OF OCCUPANCY. 1 4. FIRE EXTINGUISHER SHALL BE MULTIPURPOSE DRY -CHEMICAL TYPE IN STEEL CONTAINER: UL-RATED 4-A:60- B:C, 10-LB NOMINAL CAPACITY, WITH MONOAMMONIUM PHOSPHATE -BASED DRY CHEMICAL IN ENAMELED- o I L - - - - '" - - J 47 STEEL CONTAINER. CONTRACTOR SHALL INSTALL WITH MANUFACTURER'S STANDARD STEEL MOUNTING MUSICIAN I I BRACKETS. PROVIDE IDENTIFYING BRACKET SIGN -MOUNTED WITH THE WORDS "FIRE EXTINGUISHER" IN SAVAN NAPU B, INC. 1 OCC. BREAK RED LETTER DECALS APPLIED TO MOUNTING SURFACE. ORIENTATION: VERTICAL, ABOVE EXTINGUISHER. j I _ _ _ _ _ _ _ _ _ _ _____ __ _ i 1 88 / / CONFORM WITH NFPA 10, PLACEMENT NFPA 1 AND 101. PO BOX 773553, OCALA FL 34477 I SD / 813-313-7707; savannapub@gmaiLcom60 - AISLE 2 = "/.2" = 300 PERSONS SANCTUARY OCC LOAD = 66+66+4+12+1+1+1=152 / NOTE: 1 0 SOUND ROOM CONTRACTOR SHALL BE RESPONSIBLE TO ACQUIRE PERMIT APPROVALS AND ALL ASSOCIATED COSTS: 1 SANCTUARY Ln a 1-07 / CONTRACTOR SHALL SUBMIT NOA / FLORIDA PRODUCT APPROVAL FOR ALL EXTERIOR BUILDING LLLJ 1 110 132 TOTAL SEAT / COMPONENTS AND INSTALLATION INSTRUCTIONS TO THE BUILDING DEPARTMENT. N 1 OCC. Do / 9 OCC. TYPICAL HANDICAP TOILET REQUIREMENT: for reference) L- - - -- -- 0 1 5' - 0" ACCESSORY SIZE/MFGR# NOTE 7 71 I MIRROR WITH SHELF (24" X 32") #0605A-2030 FRAMED-40" TO SHELFMUSICIANITOWELDISPENSER #0215 48"TOBOTTOM AUDIE ROBINSON, AR0094296 Q 1 OCC. I I SOAP DISPENSER #0371 40" TO BOTTOM 90.000 I MINISTRY RM TISSUE HOLDER #74022-SD 19"TO BOTTOM 106 GRAB BAR #3701-30 34" ABOVE F. FLOOR No. Description Date HVAC _ GRAB BAR #3701-42 34" ABOVE F. FLOOR 1 Bldg. Dept Revision 03/25/2021 COAT HOOK #0751 48" ABOVE F. FLOOR11211OCC. ADA SIGNAGE (UNIVERSAL) 60" TO CENTERLINE (ON WALL) 3 Bldg. Dept Revision 7/02/2021 A/C PAD AH Sp 1 ` MOP RACK #8215A 60" ABOVE FIN, FUR, w FIRE EXTINGUISHER: LARSON'S MANUFACTURING CO. FT LAUDERDALE FLORIDA PASSAGE 47 AISLE 3 = 45 /.2" = o 113_' 225 PERSONS ` 66 FIXED SEATS EXTINGUISHERS: MP10;10#, MULTIPURPOSE, UL RATING 4A-60B:C a o I 49 A/C PA (MOUNTED WHERE INDICATED ON PLAN) MOUNT UNITS SECURELY, SQUARE AND TRUE 1 j 45 MIN SMOKE DETECTORS SHALL BE REQUIRED IN ALL STORAGE ROOMS AND AT R/A DUCTS L - - - -- r--- I Si) CHURCHBOARDCHURCH SECT. I Co / OCCUPANCY LOAD CALCULATION - ASSEMBLY - GROUP A3 115 116 I / - j so I - - f - - - - - - - - - - TOTAL OCCUPANT LOAD - 132 SANCTUARY (FIXED SEATS) NOTE: FBC 202 - 42 so / 20 (WHEELCHAIR, AV, VESTRY, RESTROOMS, MECHANICAL, 1 ` I O a PLATFORM, MUSCIAN STORAGE IS NOT TO BE 48 INCIDENTAL MINISTRY RMS INCLUDED IN NET AREA -- TOILET 16 OCC. I 2 OCC. I 45 MIN / MEN s (15SF/PERSON TABLES/CHAIRS) CALCULATIONS OF _ - 114' I 46 LOBBY (322 SF/7) OCCUPIED AREAS M= i 27' 45 MINA I I 45 MIN s GRAND TOTAL = 246 OCCUPANTS I __ LIFE SAFETY SYMBOL LEGEND LIFESAFETY PLAN NOTE: LOGN FOR WARNING STENCIL ABV LAY - IN CLG. -WHITE 9" LETTERS - "FIRE WALL - I LIGHTED EXIT SIGN W/ BATT 10/Y FIRE DEPT. MALTESE CROSS DO NOT PENETRATE" I FORWDTRUSSROOF LIGHTED EXIT SIGN W/ EMERGENCY PROVIDE SIGN FOR MAX. OCC. `L} ADA MAX. SLOPE LIGHT 10/Y LOAD 148 @ SANCTUARY LOBBY KIMEMERGENCY LIGHTS W/ BATT 10Y 323 SF EM Project number UPFM001 SMOKE DETECTOR/ALARM Date 02/17/2021 D 10 YEAR LITHIUM BATTERY UNIT Drawn by MN a Checked by AR FIRE ALARM HC STROBE a LIFE SAFETY PLAN - N 1 49r DISTANCE IN FEET TO MARKED EXIT A05 1/4 =1-0 N N 1 HR FIRE RATED WALL Scale 1 /4" = l'-O" 0 Page 122 of 193 LO zo A. A00P CV bo 16'-4" 7' - 711 5'-4" HAM HB 6 VERT @ COR. CELL TYP. @ ALL) l 3 2 14' - 3 1 /2" I A561 O VESSTRY MINISTRY RM. G 111 ------ - - - - ----- - - - - -- 109 DI I I I I I I I I90.00° O IC) II 4 D 0 0 I I ( 0 0 I I cV REF. I 75 01: I I I I I I I I 0 BREAK 3 G3' 6° r , i SOUND ROOM 108 01 12' - 4" CLG. RIDGE SANCTOUARY 107 10' - 2" i I I A106 2 I I I I I I I CV C4) I ' Od <E> d( I I TRUSS 1, 4I Q , II I I 4' 5" 14, 5" O HVAC f - - 56X66 112 Li A/C PAD --------- l . - MINISTRY RM 4'-0" 10'-4" 3'-8" 5'-6" 5'-6" 71- 5'-0" Of E o xco r' O O CC4 CV 0 T N Ln T TECHNOLOGY NOTE: PROVIDE CABLES/ CONDUIT AND WIRING FOR LARGE FLAT -SCREEN MONITORS IN SANCTUARY FOR DISPLAY OF CHURCH SERVICES, COORDINATE WITH OWNER FOR FINAL LOCATION AND CONNECTIONS GENERAL FLOOR PLAN NOTES 1. ALL DIMENSIONS SHOWN ARE TO FACE OF STUD OR MASONRY UNLESS NOTED OTHERWISE. DIMENSIONS DESIGNATED AS "CLR" OR "CLEAR" INDICATE A CLEAR DIMENSION FROM FACE OF FINISH TO FACE OF FINISH. DIMENSIONS OF EXTERIOR WALLS ARE TO THE OUTSIDE EDGE OF FOUNDATION BLOCK. 2. PROVIDE BRACING AS REQUIRED IN WALLS SUPPORTING CASEWORK AND RESTROOM ACCESSORIES, RAILINGS, ETC. ALL DOOR FRAMES ARE LOCATED 4" FROM ADJACENT WALL UNLESS NOTED OTHERWISE. 3. IF EXISTING DOOR DOES NOT COMPLY WITH ADA DOOR LEVER, IT SHOULD BE REPLACED. THE CONTRACTOR SHALL VERIFY EXISTING DOORS AND COORDINATE WITH HARDWARE SCHEDULE. 4. CONTRACTOR SHALL PROVIDE AN ELEVATED METAL SHELF TO ACCOMMODATE ELE0. WATER HEATER. COORDINATE WITH OWNER FOR TANKLESS SYSTEM IN LIEU OF TANK. 5, SLOPE FLOOR TO DRAIN IN ALL RESTROOMS. CENTER ALL FLOOR DRAINS WITHIN FLOOR TILE 6. FIELD VERIFY ALL DIMENSIONS. 7. SEAL ALL JOINTS BETWEEN DISSMILAR MATERIALS. 8. WHERE WALL TILE ABUTS HOLLOW METAL DOOR FRAME, DO NOT GROUT THE TILE JOINT ADJACENT TO THE FRAME APPLY SEALANT. INTERIOR PARTITION NOTES USE MOISTURE RESISTANT GYPSUM BOARDS AT RESTROOMS AND JANITORS AREA`:;; CD 1 A106 0 PASSAGE - z_ 1-1 — 31 O o = - 4 (: 4:) o JANITOR '— z CHURCH SECT. 45 MIN c 3 `' 0 1 0" `' CHURCH BOARD 116 DOOR00 IE WOMEN w RM - co U 10 ---------------------------------------------- 115 0 ; , _ G.B. PART'N T = _ d, 1 P 1\1",] 1 HR. RATED UL#419) ® ' TOILET F 114 E F - F _ ELE H4 VAC — 4r MEN O ® 10 O MTR OZL3 If fi p j I LOBBY N :.. • , - , ,., fi•- - , ,.. • 101 CID „ 01 y is I fi a fi. Q I R v, e , AI DRIVE - Sim MSTI I w '" .. ,file I 10' WIDE CONC. WALK SLOPE TO DR 0'-8" 7'-2" 6'-6" 81- 10" 5,_6„ - — - 2' 0„ 5' 6" 5' 61' 2' 0„ DROP AWNING I 1 - 0 1'-0" 14'-4" 14'-4" 3'-4" -- I I L---------------------------------------- ------ r 7. 32'-Off 17'-Of' 26'-0" 75'-0" 10'-0" 19'-off FLOOR PLAN 1 /4" = 1'-0" United Pentecostal Fire Ministries NEW CBS BUILDING 202 E MIDWAY ROAD FORT PIERCE, FLORIDA SAVANNAPUB, INC. PO Box 773553, OCALA FL 34477 813-313- 7707; savannapub@gmail.com I v AUDIE ROBINSON, AR0094296 No. I Description Date 1 Bldg. Dept Revision 03/25/2021 2 Bldg. Dept Revision 5/04/2021 3 Bldg. Dept Revision 7/02/2021 FLOOR PLAN Project number UPFM001 Date 02/ 17/2021 Drawn by MN Checked by AR Al 01 Scale 1 / 4" = 1 '-0" 2 a_ N N NN O NNr- Page 123 of 193 Page 124 of 193 Environmental resources Final report TO:Tahir Curry, Planning & Development Services THROUGH:Aimee L. Cooper, Environmental Regulations Manager Amy E. Griffin, Environmental Resources Director FROM:Bryan-James Redden, Environmental Planner DATE:December 19, 2024 SUBJECT:Rising Star Christian Academy – Conditional Use CU-2410-000078 Background The Environmental Resources Department (ERD) is in receipt of the October 31, 2024, date-stamped submittal, transmitted November 14, 2024, with comments due December 12, 2024, from Planning and Development Services. The applicant is seeking approval of a Conditional Use application to allow for the use of an existing Institutional (I) zoned property as a childcare/daycare facility. The project site (Parcel ID 3402-605-0135-000-5) is located at 202 E Midway Rd. in Fort Pierce. Findings An After-the-Fact Vegetation Removal Permit was issued on March 3rd, 2023, in response to a code violation (CODE-2302-109727), for the unpermitted removal of a slash pine tree measuring 21.5” diameter-at-beast height (DBH). To satisfy the outstanding mitigation requirements, a donation of 175.5” DBH of approved native shade trees to the St. Lucie County Nursery shall be provided. ERD does not anticipate any adverse environmental impacts as the site has already been heavily impacted and no further development activities are proposed at this time. No intact native habitat exists onsite. If site development activities are proposed in the future, ERD will conduct further review through the site plan or building permit review process. Recommendation ERD has no objection to the approval of the Conditional Use application. Conditions of Approval 1. Within eighteen (18) months of issuance of Certificate of Occupancy, the applicant shall donate 175.5” DBH of native shade trees to the St. Lucie County Nursery which shall be confirmed by ERD. 2. 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 125 of 193 Date Mailed January 3, 2025 Planning and Development Services Department 772.462.2822 Property Owner/Applicant Pentecostal Fire Ministries Trinity International Inc. 65202 E Midway Road Fort Pierce, FL 34982 Project Location 202 E Midway Road Fort Pierce, FL 34982 Project File Number CU-2410-000078 Parcel ID# 3402-605-0135-000-5 Future Land Use RU (Residential, Urban) Existing Zoning I (Institutional) Staff’s Recommendation Forward this petition to the Board of County Commissioners with a recommendation for approval. Public Hearing Notice Thursday, January 16, 2025 Notice of Proposed Conditional Use Permit Project Description The petitioner, Pentecostal Fire Min- istries Trinity International Inc., is requesting a Conditional Use Permit to establish a child daycare service for up to thirty (30) children, within the I (Institutional) Zoning District. The daycare will be operate within the existing church facility class-rooms, with business hours from 6:30 am through 6:00 pm Monday - Friday. Planning & Zoning Commission The St. Lucie County Planning and Zoning Commission has the power to review and recommend to the St. Lucie County Board of County Com-missioners, for approval or disap-proval, any applications within their area of responsibility. The Planning and Zoning Commis- sion strongly encourages your input and comment at the public hearing. You may also mail or email written comments regarding this proceeding in advance of the public hearing for inclusion in the official record. Anyone with a disability requiring accommodations to attend this meeting may contact the SLC Com- munity Risk Manager at least 48 hours in advance at 772-462-1546 or TDD 772-462-1428. Further details are available in the Planning and Development Ser-vices Department—Planning Divi-sion please contact: Staff Tahir Curry Tel (772) 462-2515 Email tahir.curry@stlucieco.gov Mail 2300 Virginia Avenue, Fort Pierce, Florida 34982 Meeting Location: BOCC Chambers SLC Administration Annex, 2300 Virginia Avenue, Fort Pierce, FL 34982 Meeting Time: 6:00 PM (or soon thereafter ) PLANNING AND ZONING COMMISSION This notice is provided because you are an owner of property within 500 feet of the proposed petition. Baraka Center of The Treasure Coast Inc 2054 SW Providence PL Port St Lucie, FL 34953 Page 126 of 193 Revised March 18, 2011 Section 11.07.01(C) of the St. Lucie County Land Development Code provides that where a written protest against an application for a Conditional Use Permit is signed by the owners of fifty (50) percent or more of the area within five hundred fifty (500) feet of the property affected by the proposed action, any such Conditional Use Permit shall not be approved except by the favorable vote of four fifths (4/5) of all of the Board of County Commissioners. Please Return This Form To: St. Lucie County Planning & Dev. Serv. Dept. - Planning Division. ATTN: Tahir Curry, Planner 2300 Virginia Avenue, Ft. Pierce, FL 34982 Email: tahir.curry@stlucieco.gov Fax (772) 462-1581 If you wish to comment, please check only one of the three following statements; and return no later than Monday, January 13, 2025. Forms returned without a name and address will not be considered. All returned forms are a matter of public record and are available for viewing upon request. Please attach additional pages with comments, if necessary. I AM IN FAVOR OF THE REQUESTED CONDITIONAL USE _______ I AM NOT IN FAVOR OF THE REQUESTED CONDITIONAL USE _______ I HAVE NO OPINION ABOUT THE REQUESTED CONDITIONAL USE _______ I certify as of the date written below, I am a property owner within 500 feet of the requested Conditional Use. Name (Please Print): __________________________________________________________ Address: __________________________________________________________ __________________________________________________________ Date: _______________ Signature: _______________________________ Please call, Tahir Curry, Project Manager at (772) 462-2515 or email, tahir.curry@stlucieco.gov if you have any questions. PLANNING AND DEVELOPMENT SERVICES DEPARTMENT Planning Division CONDITIONAL USE RESPONSE FORM Project Description: PROPOSED CONDITIONAL USE: Petition of Pentecostal Fire Ministries Trinity International Inc. to allow a Conditional Use Permit to establish a child daycare service, to be known as Rising Star Christian Academy, for up to thirty (30) children within the I (Institutional) Zoning District. The daycare will be co-located within the existing church facility. Project Location: 202 E Midway Road, Fort Pierce, FL 34982 Current Zoning: I (Institutional) File No.: CU-2410-000078 Page 127 of 193 Page 128 of 193 Page 129 of 193 Page 130 of 193 Page 131 of 193 ITEM NO. (ID # 2025-264) DATE: 1/16/2025 AGENDA REQUEST TO: Planning and Zoning Commission PRESENTED BY: Daphne Schaub, Senior Planner SUBMITTED BY: Planning & Development Services SUBJECT: White Marsh Conditional Use Permit - Utility Contractor Facility with Specialty Storage at 3742 Shinn Road BACKGROUND: McCarty and Associates Land Planning and Design, LLC., on behalf of White Marsh, LLC., submitted a petition for a Conditional Use Permit (CUP) and encompassing Major Site Plan. The proposal is to permit a utility trade contractor storage yard. Ordinance No. 2024-10 adopted on February 20, 2024 enables the development of utility trade contractor storage yards as an eligible Conditional Use in the AG-5 (Agricultural-5) Zoning District. The 87-acre subject parcel, located outside the Urban Service Boundary (USB), is zoned AG-5 (Agricultural-5) and designated within the AG-5 (Agricultural) Future Land Use category. The applicant proposes the construction of a private road with a cul-de-sac to access the six lots. Currently the existing driveway exceeds maximum width requirements and will be corrected. The lots range in area from 126,758 to 868,596 square feet. There are currently four buildings on the site: A 1,020 square foot single-family building, a 2,000 square foot garage, a 6,800 square foot warehouse on Lot 2, and a 5,000 square foot office building on Lot 4. The proposal includes three more 12,000 square foot warehouse buildings with covered bays and offices of similar size and design on Lots 1,3 and 5. PREVIOUS ACTION: Ordinance No. 2024-10 adopted on February 20, 2024 enables the development of utility trade contractor storage yards as an eligible Conditional Use in the AG-5 (Agricultural-5) Zoning District. FINANCIAL IMPACT: N/A RECOMMENDATION: Staff recommends the Planning & Zoning Commission forward a recommendation of approval to the Board of County Commissioners, with the Conditions of Approval as drafted by staff. COMMISSION ACTION: RESULT: MOVER: None Page 132 of 193 SECONDER: None AYES: None NAYS: None EXCUSED: None Coordination/Signatures Date: January 10, 2025 Daphne Schaub, Senior Planner Date: January 10, 2025 Benjamin Balcer, Planning & Development Services Director Date: January 10, 2025 Caroline Valentin, Assistant County Attorney III Page 133 of 193 Planning and Development Services Department Planning Division M E M O R A N D U M GENERAL INFORMATION: Owner/Applicant:White Marsh, LLC. P.O. Box 14049 Fort Pierce, FL 34979 Agent(s) of Record:Mike McCarty and Dawn Gilmore McCarty and Associates Land Planning and Design, LLC. 309 SE Osceola Avenue, Suite 104 Port St. Lucie, FL 34994 Location: 3742 Shinn Road Fort Pierce, FL 34945 Zoning:AG-5, Agricultural-5 Future Land Use:AG-5, Agricultural-5 Parcel ID Number:2330-410-0000-000-9 Parcel Size:87+/- acres Existing/Approved Use: Agriculture Urban Service Boundary:Located outside the Urban Service Boundary (USB). Utilities:Private well and subsurface sewage treatment system. Fire/EMS Protection:Station #11 is located at 3501 Shinn Road, directly across Shinn Road from the subject site. TO:Planning and Zoning Commission THROUGH:Benjamin Balcer, AICP, Planning & Development Services Director Kori Benton, AICP, Planning Manager FROM:Daphne Schaub, Senior Planner DATE:January 10, 2025 SUBJECT:White Marsh - Conditional Use Permit (CU-2408-000074) Page 134 of 193 Project Name: White Marsh Conditional Use Permit File No.: CU-2408-000074 2 Figure 1: Aerial Map BACKGROUND: McCarty and Associates Land Planning and Design, LLC., on behalf of White Marsh, LLC., submitted a petition for a Conditional Use Permit (CUP) and encompassing Major Site Plan. The proposal is to permit a utility trade contractor storage yard. Ordinance No. 2024-10 adopted on February 20, 2024 enables the development of utility trade contractor storage yards as an eligible Conditional Use in the AG-5 (Agricultural- 5) Zoning District. The 87-acre subject parcel, located outside the Urban Service Boundary (USB), is zoned AG-5 (Agricultural-5) and designated within the AG-5 (Agricultural) Future Land Use category. The applicant proposes the construction of a private road with a cul-de-sac to access the six lots. Currently the existing driveway exceeds maximum width requirements and will be corrected. The lots range in area from 126,758 to 868,596 square feet. There are currently four buildings on the site: A 1,020 square foot single- family building, a 2,000 square foot garage, a 6,800 square foot warehouse on Lot 2, and a 5,000 square foot office building on Lot 4. The proposal includes three more 12,000 square foot warehouse buildings with covered bays and offices of similar size and design on Lots 1,3 and 5. Parking will be provided at the rate recommended based on the use-specific on each lot by the most recent edition of the Institute of Transportation Engineers Parking Generation and has proposed a total of 35 parking spaces, including ADA Accessible spaces for the entire project. Please see Figure 2 below for details on parking spaces for each lot. The loading areas proposed for each of the three new warehouses are 55 feet by 12 feet and each building as proposed will require one space. Proposed Lots 1, 3, 4 and 5 will have large outside storage areas which will include laydown yards for storage of large electrical utility materials, machinery and equipment. As proposed all improvements on Lot 2 will remain unchanged and Lot 6 will be entirely used for stormwater retention which has been approved by Engineering. Page 135 of 193 Project Name: White Marsh Conditional Use Permit File No.: CU-2408-000074 3 Figure 2: Parking Table Parking LOT NO.Number of Spaces Number of ADA Spaces Total Number of Spaces 1 4 1 5 2 1 No Change Proposed 1 3 4 1 5 4 17 2 19 5 4 1 5 6 Retention Area Only 0 0 Project Total 30 5 35 The buffering along the Rights-of-Way has been enhanced and surrounds the entirety of the project. Please see Figure 3 – Landscape Plan: Figure 3: Landscape Plan LANDSCAPE BUFFERING LANDSCAPE BUFFERING Page 136 of 193 Project Name: White Marsh Conditional Use Permit File No.: CU-2408-000074 4 The site is in a rural area and provides space for the proposed utility contractor storage yard. Pike Electric will be the primary tenant onsite. Initially the site will employ 70 individuals working for Pike. The number of employees is expected to increase as needed. The equipment to be utilized on-site will be line trucks, bucket trucks and forklifts. The noise generated from this site will not be greater than a typical citrus or agricultural operation. There will be no site lighting, other than a wall pack mounted on the buildings pursuant to building code. No hazardous substances or materials will be used or stored on-site. The site will be used for storage of utility components such as power poles, wire reels, etc. Figure 4: Zoning Map Land Development Code Sec. 11.07.01 sets forth the purpose of a CUP as follows: …to provide for uses that are generally compatible with the use characteristics of a zoning district, but which require individual review of their location, design, intensity, configuration, and public facility impact in order to determine the appropriateness of the use on any particular site in the district and their compatibility with adjacent uses. Conditional uses may require the imposition of additional conditions to make the uses compatible in their specific contexts. The St. Lucie County Land Development Code (LDC) Section 11.07.03 establishes the Standards for Review for Conditional Use Permits. Approval shall be granted only if the Applicant meets the following criteria. CONDITIONAL USE PERMIT STANDARDS OF REVIEW SET FORTH IN LAND DEVELOPMENT CODE SECTION 11.07.04 Page 137 of 193 Project Name: White Marsh Conditional Use Permit File No.: CU-2408-000074 5 A.Consistency With Local Code and Comprehensive Plan. The proposed conditional use must be in compliance with all requirements, and must be consistent with the general purpose, goals, objectives, and standards of this Code, the St. Lucie County Comprehensive Plan, and the Code of Ordinances of St. Lucie County; and is in compliance with all additional standards imposed on it by the particular provisions of this Code authorizing such use. LDC Section 7.10.36, provides supplemental standards for Utility Trade Contractors with Specialty Storage facilities proposed in the AG-5 Zoning District, including siting eligibility, access, buffering, design and notice standards. The petition generally complies with the prescribed supplemental standards as follows: •The site is located within 1.5 miles of Okeechobee Road, and is provided access via a paved roadway, and has a concurrent site plan under review by the Development Review Committee. •The Site Plan under review is required to identify proposed utilities, stormwater, lighting, and refuse collection. •The proposed storage areas are planned to be screened from public right-of-way, including a minimum 30ft. landscape buffer, with a berm and landscaping. •Paved vehicular use areas in accordance with the Land Development Code, including the proposed private street, primary entry drive, and minimum required parking. •Onsite lighting, which is limited to security lighting along each building façade, is designed to preview spillover to adjacent properties. Any future lighting additions shall require review for maintained compliance. Staff has recommended operational limitations in the Conditions of approval, whereas the Planning & Zoning Commission or Board of County Commissioners may propose further guidelines such as intensity limits (traffic volume cap), hours of operation or additional security provisions. Future Land Use Element Objective 1.1.13: Economic Sustainability. To enhance the quality of life of St. Lucie County and promote a sound and resilient local economy, St. Lucie County shall continue to work with the interested groups and agencies to increase and broaden the County's economic base while expanding existing business and industrial opportunities. Policy 1.1.13.1: St. Lucie County shall actively assist to the maximum extent practical in the recruitment of clean high growth industrial activities and maintain an expedited permitting process for bona fide economic development projects, especially those within the Targeted Industry List, and for development projects located within the Foreign Trade Zone. Policy 1.1.13.4: The County shall maintain procedures and incentive tools to encourage business development and assist economic development in St. Lucie County, especially for business within the Targeted Industry List. This goal shall be further implemented by developing innovative land use codes to provide an enhanced the quality of life for St. Lucie County and promote a sound, diverse and resilient local economy. B.Effect on Adjacent Properties. 1. The proposed conditional use will not have an undue adverse effect upon nearby property. As is evident by the aerial photograph of the proposed site, the site is located deep within the rural agricultural area of central St. Lucie County and utility trade contractor businesses, with appropriate location, design and operation standards are compatible with agricultural operations. Page 138 of 193 Project Name: White Marsh Conditional Use Permit File No.: CU-2408-000074 6 Table 1: Surrounding Land Use and Zoning: 2. The proposed conditional use is compatible with the existing or planned character of the neighborhood in which it would be located. The applicant will provide enhanced buffering with vegetation and visual screening in place to provide for compatibility with the area residences. The purpose of the AG-5 zoning 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.” Table 2, below, presents various uses eligible in the AG-5 Zoning District – for comparison to the proposed Conditional Use Permit: Table 2: Eligible Use Snapshot for the AG-5 Zoning District Permitted Uses:Conditional Uses: Agricultural production - crops Agricultural production - livestock and animal specialties. Agricultural services. Mining and quarrying of nonmetallic minerals, except fuels. Aircraft storage and equipment maintenance. Airports and flying, landing, and take-off fields. Fishing, hunting and trapping. Kennels. (0752) Riding stables Gasoline service stations. Farm products warehousing and storage. Industrial wastewater disposal. Single-family detached dwellings Family day care homes. Family residential homes Manufacturing: (1) Agricultural chemicals. (2) Food and kindred products. (3) Lumber and wood products, except furniture. Research facilities, noncommercial. Retail trade: (1) Farm equipment and related accessories. (2) Apparel and accessory stores. Telecommunication towers - subject to the standards of Section 7.10.23 Camps - sporting and recreational. Off-road vehicle parks, except go-cart raceway operation or rentals (with supplemental standards) Outdoor shooting ranges (with supplemental standards) Solar generation stations Commercial composting (with supplemental standards) Recreational vehicle and boat storage (with supplemental standards) 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. This rural agricultural area spreads for thousands of feet in every direction and most of the residential uses are associated with agricultural activities. Direction Zoning Future Land Use Category Use North AG-5 (Agricultural – 5)AG-5 (Agricultural – 5)Agricultural Facility (Unknown Use) South AG-5 (Agricultural – 5)AG-5 (Agricultural – 5)Agricultural/Canal East AG-5 (Agricultural – 5)AG-5 (Agricultural – 5)Agricultural West AG-5 (Agricultural – 5) / I (Institutional) AG-5 (Agricultural – 5)Agricultural/Fire Station Page 139 of 193 Project Name: White Marsh Conditional Use Permit File No.: CU-2408-000074 7 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. Location of this activity is hundreds of feet from residential properties and buffer enhancement will help minimize potential impacts to neighbors. The Institute of Transportation Engineers (ITE) projects that Specialty Trade Contractor facilities generate approximately 9.82 average daily trips per 1,000 sq. ft. of building area. The existing 5,000 sq. ft. structure on site, included in Phase 1, is expected to generate approximately 49 average daily trips, before accounting for any trips generated specific to the linked laydown yard. Development of the complete Conditional Use Plan, as an array of Utility Contractors facilities, has the potential to generate 707 average daily trips when applying ITE’s Specialty Trade Contractor (Use Code 180) across the project, of which 120 trips are possible during the AM Peak Hour and 139 trips during the PM Peak Hour. An updated Traffic Statement, with specificity of the potential allocation of uses to the collective 72,000 sq. ft. of building area would be beneficial to assess specific impacts at facility build-out to narrow the impacts to the applicant’s projected stated based upon General Light Industrial Uses or Specialty Trade Contractors. This data, including assessment of whether entry turn-lanes are warranted during various phases, is requested prior to scheduling the Conditional Use for action by the Board of County Commissioners. C.Adequacy of Public Facilities. The property is outside the Urban Service Boundary (USB) and is served by a private well and subsurface sewage treatment and disposal system. The use will be served by adequate public facilities and services, including roads, police protection and fire protection. Electrical service is provided by Florida Power & Light (FP&L). D.Adequacy of Fire Protection. Station #11 is located at 3501 Shinn Road, directly across Shinn Road from the subject site. FIRE STATION # 11 SUBJECT SITE SHINN ROAD Page 140 of 193 Project Name: White Marsh Conditional Use Permit File No.: CU-2408-000074 8 E.Environmental Impact. Background The Environmental Resources Department (ERD) is in receipt of the August 9, 2024, Conditional Use Permit Application submittal, transmitted on September 9, 2024, with comments due October 14, 2024, and the September 23, 2024, Major Site Plan Application submittal, transmitted on September 30, 2024, with comments due October 18, 2024, from Planning and Development Services. The applicant is seeking approval of a conditional use permit and major site plant to allow utility trade contractors and related industries to operate a storage and operations facility. The site includes a 6,000 SF, one-story garage/storage building constructed in 2002, along with three additional buildings and associated storage areas. The property is bordered along the north side by the North St. Lucie River Water Control District (NSLWCD) Canal 58; to the west by Shinn Road, followed by agricultural lands (row crops); to the east a canal and additional agricultural lands (row crops), followed by Okeechobee Road; and to the south by the North St. Lucie River Water Control District (NSLRWCD) Canal 71 that discharges into the Ten Mile Creek, followed by agricultural lands (row crops). The 86.74-acre property is located at 3742 Shinn Road in unincorporated St. Lucie County (Parcel ID 233041000000009) in Fort Pierce. An environmental assessment (EA) was conducted by Aquatic Research, Monitoring, Equipment, & Deployment, LLC (Aquatic Research FL). A site visit was conducted on May 21, 2024, by Aquatic Research FL and evaluated for the presence of state or federal jurisdictional wetlands, native upland habitat, and environmentally significant lands. No state or federal jurisdictional wetlands are present on the subject property, nor are there any native upland habitats present onsite; however, ±2.65 acres of Other Surface Waters (OSWs) in the forms of an artificial pond and farm ditches occur onsite. The subject property is active agricultural lands consisting of rows and furrows, areas of improved pasture, equipment storage, farm ditches, a reservoir and stormwater detention. The EA also included a survey for species of special concern, threatened, or endangered along with site/habitat characteristics conducive to support such species. As part of the assessment for listed species, a Florida Fish and Wildlife Conservation Commission (FFWCC) compliant 15% minimum habitat survey for gopher tortoise (Gopherus polyphemus) and burrowing owl (Athene cunicularia) burrows were also conducted. No listed flora species were identified on the subject property. The subject property lies within the Core Foraging Area for the federally protected wood stork. Portions of the onsite ditches/furrows may be suitable for wood stork foraging. If development proposes filling of ditches a Wood Stork Forage and Biomass Analysis (WOST) will be required to determine areas of suitability and if applicable loss of potential forage. Loss of forage can often be fully offset onsite via the creation of a stormwater pond with a littoral shelf or the use of existing suitable water bodies to remain post site development (ponds with littorals and farm ditches). Foraging losses that cannot be mitigated onsite may be compensated for via the purchase of wood stork credits from a permitted mitigation bank with a service area covering the subject property. ERD has provided recommended conditions of approval, integrated with the collective recommendation of staff below. Conditions – Applicability LDC Sec. 11.07.04 notes that: …the Board of County Commissioners shall attach such conditions, limitations, and requirements to a conditional use permit as are necessary to effectuate the purposes of Section 11.07.01; to carry out the spirit and purpose of this Code and the St. Lucie County Comprehensive Plan; and to prevent or minimize adverse effects upon other property in the neighborhood, including but not limited to limitations on size, intensity of use, bulk and location, landscaping, lighting, the provision of adequate ingress and egress, duration of the Page 141 of 193 Project Name: White Marsh Conditional Use Permit File No.: CU-2408-000074 9 permit, and hours of operation. Such conditions shall be set forth expressly in the resolution granting the conditional use permit. ANALYSIS SUMMARY: Based upon staff’s analysis contained in this report, the proposed Conditional Use Permit is consistent with the St. Lucie County Comprehensive Plan and Land Development Code. PUBLIC NOTIFICATION: In accordance with public notice requirements outlined in Section 11.00.03 of the St. Lucie County Land Development Code, advertisement for the Board of County Commissioners’ public hearing was advertised in the St. Lucie Tribune on Sunday, January 5, 2025, project notices and response forms were mailed to adjacent property owners located within 1000 feet of the subject property, and a sign to notify the public of the upcoming public hearings was posted. STAFF RECOMMENDATION: Staff recommends the Board of County Commissioners approve the Conditional Use Permit to allow the operation of a utility trade contractor storage yard with consideration of Hours of Operation limitations, and the following conditions: 1. Prior to scheduling the Conditional Use Permit before the Board of County Commissioners, the applicant shall provide an updated Traffic Impact Statement. 2. The Conditional Use Permit shall always comply with the St. Lucie County noise ordinance, pursuant to Section 28-110 – Sound Level Limitations. 3. All on-site crane and forklift equipment shall be equipped with a White Noise Back-Up Alarm, approved by the Occupational Safety & Health Administration (OSHA), pursuant to Title 29 CFR 1926.601(b)(4) and 1926.602(a)(9)(ii). 4. 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. 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 100% gopher tortoise survey conducted by a state certified gopher tortoise agent will be required per Florida Fish and Wildlife Conservation Commission (FWC) protocol. These surveys are only valid for 90 days. 6. Prior to issuance of a Certificate of Occupancy all Category I listed invasive plant species shall be eradicated from the site. 7. Building permits are required for the unpermitted structures, including the primary building, site lighting, dumpster enclosure, access gates, fencing, backup generator system, refueling station, and irrigation. The permits must be applied for and obtained before conditional use approval can be granted. Page 142 of 193 Resolution No. 2025-XXX Page 1 File No. CU-2408-000074 RESOLUTION NO. 2025-XXX File No.: CU-2408-000074 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY GRANTING A CONDITIONAL USE PERMIT FOR A SPECIALTY TRADE UTILITY CONTRACTOR FACILITY PARK TO BE KNOWN AS WHITE MARSH FOR +/-87 ACRES LOCATED AT 3742 SHINN ROAD, FORT PIERCE, FL. 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. White Marsh, LLC. presented a petition for a Conditional Use Permit to allow the construction of a 87.01 acre utility trade contractor storage yard, including parking, stormwater, landscaping and other improvements, within the AG-5 (Agricultural) Zoning District for the property located at 3742 Shinn Road, Fort Pierce, FL, as legally described in Paragraph “C” and depicted on the attached map as Exhibit “A”. 2. On January 16, 2025, the St. Lucie County Planning and Zoning Commission held a public hearing on the petition, after publishing notice in the St. Lucie News Tribune at least 10 days prior to the hearing, installing a sign on the property, and notifying by mail all owners of property within one thousand (1000) feet of the subject property, and recommended that the Board of County Commissioners approve/deny the request for a Conditional Use Permit. 3. On XXXXXX, the Board of County Commissioners held a public hearing on the petition, after publishing notice in the St. Lucie News Tribune at least 10 days prior to the hearing, installing a sign on the property and notifying by mail all owners of property within 1000 feet of the subject property, at which all interested persons were given an opportunity to be heard. 4. All reasonable steps have been taken to minimize any adverse effect of the proposed conditional use on the immediate vicinity through site design and landscaping. 5. The proposed Conditional Use, 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. The proposed Conditional Use will be serviced by adequate public facilities and services. NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of St. Lucie County, Florida: A. The foregoing findings are hearby approved and adopted by the Board of County Page 143 of 193 Resolution No. 2025-XXX Page 2 File No. CU-2408-000074 Commissioners of St. Lucie County, FL. B. Pursuant to LDC Section 11.07.03. and Section 3.01.03.S.7., the Conditional Use Permit for White Marsh, LLC. as hereby depicted in the Conditional Use Plan prepared by McCarty & Associates, is hereby approved/denied for the property described in Paragraph “C” below, subject to approval of the proposed Final Site Plan and the following conditions: 1. Prior to scheduling the Conditional Use Permit before the Board of County Commissioners, the applicant shall provide an updated Traffic Impact Statement. 2. The Conditional Use Permit shall always comply with the St. Lucie County noise ordinance, pursuant to Section 28-110 – Sound Level Limitations. 3. All on-site crane and forklift equipment shall be equipped with a White Noise Back-Up Alarm, approved by the Occupational Safety & Health Administration (OSHA), pursuant to Title 29 CFR 1926.601(b)(4) and 1926.602(a)(9)(ii). 4. 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. 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 100% gopher tortoise survey conducted by a state certified gopher tortoise agent will be required per Florida Fish and Wildlife Conservation Commission (FWC) protocol. These surveys are only valid for 90 days. 6. Prior to issuance of a Certificate of Occupancy all Category I listed invasive plant species shall be eradicated from the site. 7. Building permits are required for the unpermitted structures, including the primary building, site lighting, dumpster enclosure, access gates, fencing, backup generator system, refueling station, and irrigation. The permits must be applied for and obtained before conditional use approval can be granted. C. The subject property is described as follows: 30/31 35 39 THAT PART OF SE 1/4 OF SEC 30 35 39 LYG S AND W OF 11 MILE CREEK AND E OF SHINN RD R/W-LESS RD AND CANAL RS/W AND LESS MPDAF: FROM SW COR OF SE 1/4 OF SEC 30 RUN N 00 DEG 21 MIN 46 SEC W ALG 1/4 SEC LI 2042.03 FT, TH S 83 DEG 11 MIN 59 SEC E 88.28 FT TO PT ON E R/W LI OF SHINN RD AND POB, TH N 06 DEG 48 MIN 01 SEC E ALG E R/W LI 106.17 FT TO CURVE CONCAVE W, R OF 1943.08 FT, TH NLY ALG ARC 242.92 FT, TH N 00 DEG 21 MIN 46 SEC W ALG E R/W LI 125.65 FT TO PT ON S R/W LI OF NSLRWCD CANAL #58, TH S 61 DEG 56 MIN 43 SEC E ALG S R/W LI 1207.79 FT, TH S 03 DEG 34 MIN 19 SEC W 392.56 FT, TH N 61 DEG 56 MIN 43 SEC W // WITH S R/W LI OF CANAL #58 983.83 FT, TH N 83 DEG 11 MIN 59 SEC W 200 FT TO POB- AND ALSO THAT PART OF NE 1/4 OF NE 1/4 OF SEC 31 35 39 LYG N AND E OF CANAL #71 (86.74 AC) (MAP 23/30S) (OR 3845-1555) Page 144 of 193 Resolution No. 2025-XXX Page 3 File No. CU-2408-000074 PARCEL ID: 2330-410-0000-000-9 D. The approvals and authorizations granted by this Resolution are for the purpose of obtaining a Major Site Plan, Building Permit and Zoning Compliance from St. Lucie County, and are not assigned to any other party or institution. Should the petitioners choose or decide to assign this business to another entity or individual, a minor adjustment to the Conditional Use Permit shall be required. E. Pursuant to Section 11.07.05(I) of the St. Lucie County Land Development Code, approvals and authorizations granted by this Resolution shall expire after twelve (12) months from the date of approval, unless a Building Permit or Certificate of Zoning Compliance is obtained for the uses described in Paragraph “B” above, or an extension has been granted in accordance with Section 11.07.05(F). F. The petitioner is advised as part of this Conditional Use Permit approval, the petitioner shall obtain all applicable site plan approval, 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, and 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 Paragraph “C”. Issuance of this permit by the County does not in any way create any rights on the part of the petitioner 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 petitioner 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. G. The St. Lucie County Planning and Development Services Director is hereby authorized and directed to cause the notation of this resolution to be made on the Official Zoning Map of St. Lucie County, Florida, and to make notation of reference to the date of adoption of this resolution. H. A copy of this Resolution shall be mailed to the owner and agent of record as identified on the application. A copy shall be attached to the Conditional Use Permit Site Plan drawings as described in Paragraph “B” and placed on file with the Planning and Development Services Department. I. This Resolution shall be recorded in the Public Records. After motion and second, the vote on this resolution was as follows: Jamie Fowler, Chair XXX Larry Leet, Vice-chair XXX Page 145 of 193 Resolution No. 2025-XXX Page 4 File No. CU-2408-000074 James Clasby, Commissioner XXX Erin Lowry, Commissioner XXX Cathy Townsend, Commissioner XXX PASSED AND DULY ADOPTED this _____ day of ___________2025. BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY, FLORIDA BY _________________________ Chair ATTEST: APPROVED AS TO FORM AND CORRECTNESS: __________________________ _________________________ Deputy Clerk County Attorney Page 146 of 193 Resolution No. 2025-XXX Page 5 File No. CU-2408-000074 Exhibit “A” (Location Map) Page 147 of 193 Resolution No. 2025-XXX Page 6 File No. CU-2408-000074 Exhibit “B” (Site Plan) Page 148 of 193 Page 149 of 193 Page 150 of 193 Page 151 of 193 Page 152 of 193 W POINT OF BEGINNINGINTERSECTION OF THE EAST RIGHT-OF-WAY OF SHINNROAD AND THE NORTH RIGHT OF WAY LINE OF DITCH 71 S 3 6 ° 4 8 ' 0 0 " E 1 3 2 1 . 2 3 ' ( C ) 1 3 2 6 . 8 5 ' ( D ) S 61°5 6 ' 4 3 " E 2 5 2 . 1 7 ' N 0 3 ° 3 4 ' 1 9 " E 3 9 2 . 5 6 ' S 61°5 6 ' 4 3 " E 9 8 3 . 8 3 ' S 83°11'59" E 200.00' N 0 6 ° 4 8 ' 0 1 " E 3 7 7 . 7 6 ' ( D ) ( 3 5 2 . 6 5 ' ( C ) N 89°24'00" W 1974.86'(D) N 89°37'46" W 1956.24' (C) S 0 0 ° 2 3 ' 1 1 " E 6 8 9 . 4 7 ' ( C ) 7 0 3 . 9 4 ' ( D ) N 89°37'46" W 485.19' (C) 466.80(D) N 0 0 ° 0 6 ' 0 5 " E 2 7 0 4 . 9 2 ' S 0 0 ° 2 3 ' 1 1 " E 2 7 0 5 . 1 2 ' N 89°37'46" W 2664.12' S 53 ° 1 7 ' 0 0 " E 139.8 0 ' S 75°25'00" E 135.20'N 82°54'00" E 248.77'(D) 238.34'(C) N 66°0 7 ' 0 3 " W 190.43'( D ) 2 1 0 . 5 6 ' ( C ) NORTH RIGHT-OF-WAY LINE OF DITCH 71 DITCH 71 30.0 SE C T I O N 3 0 , T O W N S H I P 3 5 S O U T H , R A N G E 3 9 E A S T SE C T I O N 2 9 , T O W N S H I P 3 5 S O U T H , R A N G E 3 9 E A S T FIRC 1/2" RLS 2391SOUTHWEST CORNER ORB 3330, PAGE 2308 SIRC 1/2"LB 8006 SIRC 1/2"LB 8006 SIRC 1/2" LB 8006 SOUTHEAST CORNER OF SECTION 30, TOWNSHIP 35 SOUTH, RANGE 39 EASTBOUNDARY CORNER FALLS IN CANALCCR#102529 SIRC 1/2"LB 8006 SIRC 1/2"LB 8006 SIRC 1/2"LB 8006 SIRC 1/2"LB 8006 SIRC 1/2"LB 8006 SIRC 1/2"LB 8006 FIR 1/2"SOUTHEAST CORNERORB 3330, PAGE 2308 FIRC 1/2"RLS 2391 SOUTHWEST CORNER OF THE SOUTHEAST 1/4 OFSECTION 30, TOWNSHIP 35 SOUTH, RANGE 39 EAST.FOUND X-CUT CCR #084173 N 0 0 ° 0 6 ' 0 5 " E 1 6 9 5 . 1 7 ' ( D ) 1 5 9 7 . 5 6 ' ( C ) 30.0 SO U T H R I G H T - O F - W A Y L I N E O F N O R T H S T , L U C I E R I V E R W A T E R C O N T R O L D I S T R I C T C A N A L N O . 5 8 SECTION 30, TOWNSHIP 35 SOUTH, RANGE 39 EAST SECTION 31, TOWNSHIP 35 SOUTH, RANGE 39 EAST PARCEL ID:2330-421-0001-000-0ORB 3330, PAGE 2308 ASP H A L T D R I V E W A Y GARAGEEL=20.18EXISTINGONE STORY RESIDENCEFF EL=21.74 EAS T L I N E O F O R B 3 3 3 0 , P A G E 2 3 0 8 PARCEL ID:2329-501-0026-000-2 SOUTH LINE OF THE SOUTHEAST 1/4 OF SECTION 30, TOWNSHIP 35 SOUTH, RANGE 39 EAST WES T L I N E O F S O U T H E A S T 1 / 4 O F S E C T I O N 3 0 , T O W N S H I P 3 5 S O U T H , R A N G E 3 9 E A S T 71.1 BENCHMARK #2SET NAIL AND DISCBM EL=20.76 PA R C E L I D : 2 3 3 0 - 4 1 0 - 0 0 0 0 - 0 0 0 - 9 S 0 0 ° 3 7 ' 3 0 " W 4 5 8 . 8 7 ' N 46 ° 0 6 ' 2 4 " W 6 6 6 . 3 3 ' ( C ) 6 6 5 . 1 2 ' ( D ) NORTHEAST 1/4 OF SECTION 31, TOWNSHIP 35 SOUTH, RANGE 39 EAST THE EAST LINE OF THE NORTHEAST 1/4 OF SECTION 31 10 7 S 0 9 ° 1 1 ' 0 0 " W 520 . 6 7 ' S 0 0 ° 0 9 ' 0 0 " E 203 . 7 4 ' N 61°5 9 ' 0 0 " W 1441.5 5 ' N 3 6 ° 4 8 ' 0 0 " W 132 6 . 8 5 ' S 53 ° 1 7 ' 0 0 " E 139.8 0 ' S 75°25'00" E 135.20'S 82°54'00" W 248.77'(D) 238.34'(C) N 0 0 ° 0 8 ' 3 0 " W 70 3 . 9 4 ' ( D ) 6 8 9 . 4 7 ' ( C ) S 89°24'00" E466.80'(D) 485.19'(C) S 66°07'0 3 " E 218.70'(D ) 1 9 0 . 4 3 ' ( C ) POINT OF BEGINNINGINTERSECTION OF THE EAST RIGHT-OF-WAY OF SHINNROAD AND THE NORTH RIGHT OF WAY LINE OF DITCH 71 N 0 0 ° 3 7 ' 3 0 " E 4 5 8 . 8 7 ' S 4 6 ° 0 6 ' 2 4 " E 6 6 6 . 3 3 ' EA S T R I G H T - O F - W A Y L I N E O F S H I N N R O A D W BENCHMARK #2SET NAIL AND DISCBM EL=21.35 SH I N N R O A D (60 ' P U B L I C R / W ) 20 ' ± A S P H A L T R O A D BENCHMARK #1SET NAIL AND DISCBM EL=21.35 PARCEL ID: 2330-410-0000-000-9 2 30. 0 0 ' W POINT OF BEGINNINGINTERSECTION OF THE EAST RIGHT-OF-WAY OF SHINNROAD AND THE NORTH RIGHT OF WAY LINE OF DITCH 71 S 3 6 ° 4 8 ' 0 0 " E 1 3 2 1 . 2 3 ' ( C ) 1 3 2 6 . 8 5 ' ( D ) S 61°56'43 " E 2 5 2 . 1 7 ' N 03 ° 3 4 ' 1 9 " E 3 9 2 . 5 6 ' S 61°56'43" E 9 8 3 . 8 3 ' S 83°11'59" E 200.00' N 06 ° 4 8 ' 0 1 " E 3 7 7 . 7 6 ' ( D ) ( 3 5 2 . 6 5 ' ( C ) N 89°24'00" W 1974.86'(D) N 89°37'46" W 1956.24' (C) S 00 ° 2 3 ' 1 1 " E 6 8 9 . 4 7 ' ( C ) 7 0 3 . 9 4 ' ( D ) N 89°37'46" W 485.19' (C) 466.80(D) N 00° 0 6 ' 0 5 " E 2 7 0 4 . 9 2 ' S 00° 2 3 ' 1 1 " E 2 7 0 5 . 1 2 ' N 89°37'46" W 2664.12' S 53°1 7 ' 0 0 " E 139.80' S 75°25'00" E135.20'N 82°54'00" E248.77'(D) 238.34'(C) N 66°07'03" W190.43'(D) 2 1 0 . 5 6 ' ( C ) NORTH RIGHT-OF-WAY LINE OF DITCH 71 DITCH 71 30.0 SEC T I O N 3 0 , T O W N S H I P 3 5 S O U T H , R A N G E 3 9 E A S T SEC T I O N 2 9 , T O W N S H I P 3 5 S O U T H , R A N G E 3 9 E A S T FIRC 1/2" RLS 2391SOUTHWEST CORNER ORB 3330, PAGE 2308 SIRC 1/2"LB 8006 SIRC 1/2"LB 8006 SIRC 1/2" LB 8006 SOUTHEAST CORNER OF SECTION 30, TOWNSHIP 35 SOUTH, RANGE 39 EASTBOUNDARY CORNER FALLS IN CANALCCR#102529 SIRC 1/2"LB 8006 SIRC 1/2"LB 8006 SIRC 1/2"LB 8006 SIRC 1/2"LB 8006 SIRC 1/2"LB 8006 SIRC 1/2"LB 8006 FIR 1/2"SOUTHEAST CORNERORB 3330, PAGE 2308 FIRC 1/2"RLS 2391 SOUTHWEST CORNER OF THE SOUTHEAST 1/4 OFSECTION 30, TOWNSHIP 35 SOUTH, RANGE 39 EAST.FOUND X-CUT CCR #084173 N 00° 0 6 ' 0 5 " E 1 6 9 5 . 1 7 ' ( D ) 1 5 9 7 . 5 6 ' ( C ) 30.0 SOU T H R I G H T - O F - W A Y L I N E O F N O R T H S T , L U C I E R I V E R W A T E R C O N T R O L D I S T R I C T C A N A L N O . 5 8 SECTION 30, TOWNSHIP 35 SOUTH, RANGE 39 EAST SECTION 31, TOWNSHIP 35 SOUTH, RANGE 39 EAST PARCEL ID:2330-421-0001-000-0ORB 3330, PAGE 2308 ASPH A L T D R I V E W A Y GARAGEEL=20.18EXISTINGONE STORY RESIDENCEFF EL=21.74 EAS T L I N E O F O R B 3 3 3 0 , P A G E 2 3 0 8 PARCEL ID:2329-501-0026-000-2 SOUTH LINE OF THE SOUTHEAST 1/4 OF SECTION 30, TOWNSHIP 35 SOUTH, RANGE 39 EAST WES T L I N E O F S O U T H E A S T 1 / 4 O F S E C T I O N 3 0 , T O W N S H I P 3 5 S O U T H , R A N G E 3 9 E A S T 71.1 BENCHMARK #2SET NAIL AND DISCBM EL=20.76 PAR C E L I D : 2 3 3 0 - 4 1 0 - 0 0 0 0 - 0 0 0 - 9 S 00° 3 7 ' 3 0 " W 4 5 8 . 8 7 ' N 46°0 6 ' 2 4 " W 6 6 6 . 3 3 ' ( C ) 6 6 5 . 1 2 ' ( D ) NORTHEAST 1/4 OF SECTION 31, TOWNSHIP 35 SOUTH, RANGE 39 EAST THE EAST LINE OF THE NORTHEAST 1/4 OF SECTION 31 10 7 PROPOSED 60" CMP PIPE S 09°1 1 ' 0 0 " W 520.6 7 ' S 00° 0 9 ' 0 0 " E 203. 7 4 ' N 61°59'0 0 " W1441.55' N 36 ° 4 8 ' 0 0 " W 132 6 . 8 5 ' S 53°17' 0 0 " E139.80' S 75°25'00" E135.20'S 82°54'00" W248.77'(D) 238.34'(C) N 00 ° 0 8 ' 3 0 " W 703 . 9 4 ' ( D ) 6 8 9 . 4 7 ' ( C ) S 89°24'00" E466.80'(D) 485.19'(C) S 66°07'03" E218.70'(D) 1 9 0 . 4 3 ' ( C ) POINT OF BEGINNINGINTERSECTION OF THE EAST RIGHT-OF-WAY OF SHINNROAD AND THE NORTH RIGHT OF WAY LINE OF DITCH 71 N 00 ° 3 7 ' 3 0 " E 4 5 8 . 8 7 ' S 46° 0 6 ' 2 4 " E 6 6 6 . 3 3 ' EAST R I G H T - O F - W A Y L I N E O F S H I N N R O A D W BENCHMARK #2SET NAIL AND DISCBM EL=21.35 SH I N N R O A D (60 ' P U B L I C R / W ) 20'± A S P H A L T R O A D BENCHMARK #1SET NAIL AND DISCBM EL=21.35 PARCEL ID: 2330-410-0000-000-9 2 30.00' Scale Checked By Drawn By MM Wh i t e M a r s h Si t e P l a n Sa i n t L u c i e C o u n t y , F l o r i d a Drawing Date 7-8-24 DMS 1"=150'-0" MCCARTY & ASSOCIATES LAND PLANNING AND DESIGN STUART FT. PIERCE 772.341.9322 www.McCartyLandPlanning.com Mike@McCartyLandPlanning.com Location Map Site Data PROJECT SITE S-1 NORTH SCALE: 1'' = 150'-0" 150'300'75'0' NORTH CopyrightAll ideas, designs, arrangements, and plans indicated or represented by this drawingare owned by and the property ofthe designer, and were created, evolved, and developed for use on and in connectionwith the specified project. None ofsuch ideas, designs, arrangements, or plans shall be used by or disclosed to anyperson, firm, or corporation for anypurpose whatsoever without the written permission of the designer. Legal Description PROVIDED BY PROPERTY APPRAISER: 30/31 35 39 THAT PART OF SE 1/4 OF SEC 30 35 39 LYG S AND W OF 11 MILE CREEKAND E OF SHINN RD R/W-LESS RD AND CANAL RS/W AND LESS MPDAF: FROM SW COR OF SE 1/4 OF SEC 30 RUN N 00 DEG 21 MIN 46 SEC W ALG 1/4 SEC LI 2042.03 FT, TH S 83 DEG 11 MIN 59 SEC E 88.28 FT TO PT ON E R/W LI OF SHINN RD AND POB, THN 06 DEG 48 MIN 01 SEC E ALG E R/W LI 106.17 FT TO CURVE CONCAVE W, R OF1943.08 FT, TH NLY ALG ARC 242.92 FT, TH N 00 DEG 21 MIN 46 SEC W ALG E R/W LI125.65 FT TO PT ON S R/W LI OF NSLRWCD CANAL #58, TH S 61 DEG 56 MIN 43 SEC E ALG S R/W LI 1207.79 FT, TH S 03 DEG 34 MIN 19 SEC W 392.56 FT, TH N 61 DEG 56MIN 43 SEC W // WITH S R/W LI OF CANAL #58 983.83 FT, TH N 83 DEG 11 MIN 59 SECW 200 FT TO POB- AND ALSO THAT PART OF NE 1/4 OF NE 1/4 OF SEC 31 35 39 LYG NAND E OF CANAL #71 (86.74 AC) (MAP 23/30S) (OR 3845-1555) 8-15-24 Phasing Plan N.T.S. PHASE 2 PHASE 1 PHASE 1 PHASE 5 PHASE 3 PHASE 4 PHASE 1 12-13-24 Page 153 of 193 McCarty & Associates Land Planning and Design LLC www.McCartyLandPlanning.com 309 SE Osceola Ave, Suite 104 Stuart Fl 34994 772-341-9322 WHITE MARSH CONDITIONAL USE PERMIT - PROJECT NARRATIVE 3742 Shinn Road, Fort Pierce, St. Lucie County, FL Property Control Number: 2330-410-0000-000-9 Size: 86.74 Acres Zoning: AG-5 (Agricultural – 5 du/acre) Future Land Use: Agricultural Introduction The White Marsh property, located at 3742 Shinn Road within unincorporated St. Lucie County, spans 86.74 acres in Section 30, Township 35 South, Range 39 East. Currently zoned as AG-5 (Agricultural – 5 dwelling units per acre) and designated as Agricultural on the Future Land Use Map, the site is situated in a rural setting that offers ample space for the proposed use as a utility contractor storage yard. The site includes a 6,000 square foot, one-story garage/storage building constructed in 2002 as well as three other buildings and associated storage areas. Purpose of Application This application seeks a Conditional Use Permit for the White Marsh property to accommodate utility trade contractors. As per St. Lucie County’s approved Ordinance No. 2024-010, utility trade contractors are allowed as a Conditional Use within the AG-5 Zoning District, subject to specific requirements. These requirements include two public hearings: one before the Planning & Zoning Commission and another before the Board of County Commissioners. The applicant initially applied for a pre-application meeting on February 15, 2024, which was held on April 4, 2024. The purpose of this meeting was to discuss the potential to entitle the property for use by utility contractors as tenants. The resulting Development Review Committee (DRC) report is included with this submission as part of the Planning & Development Services – Planning Division Submission Checklist. Page 154 of 193 Context and Justification The County recently amended its Land Development Code (LDC) to permit utility contractor storage and laydown yards as a Conditional Use within the AG-5 Zoning District. According to LDR Section 3.01.03C7q, “Utility trade contractors, with specialty storage engaged in the construction of water and sewer mains, pipelines, and communication and powerline construction” are now permissible under specific conditions outlined in Section 7.10.36. This includes the use of recreational vehicles and boat storage, along with utility trade contractor facilities within AG-5 zoning, provided they are located within 1.5 miles of State Roads 68 and 70 (Orange Avenue and Okeechobee Road). The White Marsh property meets the location criteria established by the corresponding Supplemental Standards, being situated within 1.5 miles of the identified state roads. The growing need for utility contractor facilities stems from increased regional development and the need for other use alternatives in the AG-5 zoning. These activities have created a demand for commercial or industrial land to support water and sewer expansion, communication line installation, and enhanced electric transmission. In many cases, agricultural lands are favored due to the availability of large parcels, lower land costs, and proximity to job sites. As a result, utility trade contractor facilities are needed and most suitable in agricultural areas. Despite the presence of larger vehicles and equipment, these facilities typically generate low trip volumes and do not involve the on-site use of heavy machinery, making them compatible with the AG-5 district. Given the large parcel size and rural setting of the White Marsh property, the design and placement of the proposed utility contractor facility can be accomplished in a manner that minimizes off-site impacts, adhering to the standards and criteria for Conditional Use review. Project History The process to allow utility trade contractor facilities within the AG-5 Zoning District began on June 7, 2022, when the Board of County Commissioners adopted Ordinance 2022- 012. This ordinance introduced Recreational Vehicle (RV) and Boat Storage Facilities as a Conditional Use within the AG-5 District, subject to specific location eligibility and design criteria. On May 9, 2023, during an Informal Meeting, the Board of County Commissioners directed staff to propose amendments to the LDC to allow Utility Trade Contractors and their associated storage as a Conditional Use within AG-5. The draft language was presented at the Board’s informal meeting on September 12, 2023, and permission to advertise the Amendment was granted on October 3, 2023. The Conditional Use request for the White Marsh project aligns with these recent amendments and reflects the evolving land use policies within St. Lucie County. Page 155 of 193 Conclusion The White Marsh project is well-suited to meet the growing demand for utility trade contractor facilities in St. Lucie County. The property’s location, size, and zoning designation, combined with recent regulatory amendments, support the proposed Conditional Use. The project is designed to integrate seamlessly into the rural landscape, with minimal impact on surrounding properties, while providing essential services that contribute to the region’s infrastructure development. We respectfully request the approval of this Conditional Use Permit application to allow the White Marsh property to accommodate utility trade contractors, in line with St. Lucie County’s vision for balanced growth and development. 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Daniel McRae Sugg, PLA Date: 2024.12.13 11:27:25 -05'00' Page 158 of 193 SURVEYORS NOTES: 1. LEGAL DESCRIPTION PROVIDED BY CLIENT. ADJOINERS SHOWN HAVE NOT BEEN SURVEYED. 2. NO UNDERGROUND FOUNDATIONS HAVE BEEN LOCATED 3. LANDS SHOWN HEREON WERE NOT ABSTRACTED FOR RIGHT-OF-WAY AND/OR EASEMENTS OF RECORD. 4. SEPTIC TANKS AND WELLS IF SHOWN ARE APPROXIMATE LOCATIONS AND SHOULD BE FIELD VERIFIED BY A LICENSED CONTRACTOR FOR CORRECT POSITION AND SEPARATION. UNDERGROUND UTILITIES OR FOOTERS HAVE NOT BEEN LOCATED. 5. THE EASTERLY R/W LINE OF SHINN ROAD IS ASSUMED TO BEAR N 00°06'05" E AND ALL OTHER BEARINGS ARE RELATIVE THERETO. 6. ALL RIGHTS-OF-WAY SHOWN HEREON ARE OPEN TO TRAVEL UNLESS OTHERWISE NOTED. 7. ACCORDING TO THE NATIONAL FLOOD INSURANCE RATE MAP NUMBER 12111C0165J, HAVING AN EFFECTIVE DATE OF FEBRUARY 16, 2012. THIS PROPERTY APPEARS TO LIE WITHIN ZONE A, INSIDE SPECIAL FLOOD HAZARD AREA. 8. ALL DISTANCES SHOWN HEREON ARE HORIZONTAL GROUND DISTANCES AND ARE REFERENCED TO U.S. SURVEY FEET. 9. THE BOUNDARY DETERMINATION AND DELINEATION SHOWN ON THIS MAP OF SURVEY WAS BASED UPON THE PROFESSIONAL OPINION OF THE REGISTERED SURVEYOR PURSUANT TO NORMAL PRINCIPALS AND PRACTICES OF LAND SURVEYING AND IS NOT INTENDED TO IMPLY OR DETERMINE OWNERSHIP. THIS SURVEY DOES NOT INTEND TO DELINEATE LOCAL AREAS OF CONCERN OR ANY OTHER JURISDICTIONAL DETERMINATION. 10. THIS SURVEY HAS BEEN PREPARED FOR THE EXCLUSIVE BENEFIT AND USE OF THE PERSONS AND/OR ENTITIES NAMED HEREON FOR THE PURPOSES IDENTIFIED HEREON ONLY. UNLESS OTHERWISE STATED, CERTIFICATION OF THIS SURVEY MAP APPLIES ONLY TO THE STANDARDS OF PRACTICE SET FORTH BY THE FLORIDA BOARD OF PROFESSIONAL SURVEYORS AND MAPPERS IN CHAPTER 5J17 FLORIDA ADMINISTRATIVE CODE, PURSUANT TO SECTION 472.027, FLORIDA STATUTES. THE CERTIFICATION IN NO WAY CONSTITUTES NEITHER GUARANTY NOR WARRANTY TO ANY OTHER INFORMATION NOT SHOWN HEREON. ADDITIONS, DELETIONS OR REVISIONS TO THIS DRAWING BY OTHERS ARE NOT PERMITTED AND THIS SURVEY MAY NOT BE TRANSFERRED WITHOUT THE EXPRESSED WRITTEN PERMISSION OF THE SIGNING SURVEYOR. THIS SURVEY IS NOT VALID FOR ANY OTHER PURPOSE OTHER THAN INTENDED BY THE SIGNING SURVEYOR. 11. ELEVATIONS, IF SHOWN, ARE BASED UPON THE NORTH AMERICAN VERTICAL DATUM 1988. X = CENTERLINE = STREET LIGHT = LIGHT POLE = EXISTING ELEVATION = PROPOSED ELEVATION = IRON ROD = BENCHMARK = CATCH BASIN = CABLE PEDESTAL = WOOD UTILITY POLE = GUY ANCHOR = ELECTRIC TRANSFORMER = TELEPHONE JUNCTION BOX = WATER METER = FIRE HYDRANT = WATER VALVE = EXISTING WELL = SANITARY MANHOLE = STORM MANHOLE = CHAIN LINK FENCE = WOOD BOARD FENCE = TOP OF BANK = TOE OF SLOPE = OVERHEAD WIRES = BUILDING SETBACK LINE FIP = FOUND IRON PIPE "NO IDENTIFICATION" SIRC = SET 1/2" IRON ROD WITH CAP "LB 8006" CONC = CONCRETE FN&D = FOUND NAIL AND DISK SN&D = SET NAIL AND DISK FF EL.= FINISHED FLOOR ELEVATION S/T = SEPTIC TANK SF = SQUARE FOOT (P) = PLAT (D) = DEED (M) = MEASURE EOP= EDGE OF PAVEMENT CMP = CORREGATED METAL PIPE ORB = OFFICIAL RECORD BOOK EL = ELEVATION BM = SITE BENCHMARK C.B.S. = CONCRETE BLOCK STRUCTURE CB = CHORD BEARING PCP = PERMANENT CONTROL POINT PC = POINT OF CURVATURE PT = POINT OF TANGENCY R/W = RIGHT OF WAY FIR = FOUND IRON ROD "NO IDENTIFICATION" FIRC = FOUND IRON ROD WITH CAP LB = LICENSED BUSINESS LEGEND ADDRESS: 3500 SHINN ROAD, FORT PIERCE, FL 32945 CERTIFIED TO: MILLS, SHORT & ASSOCIATES CONTROLLING BENCHMARK NATIONAL GEODETIC SURVEY IBIS PID AF7701 PUBLISHED ELEVATION 24.58 NAVD 1988 ’” ’” ’” ’” ’” ’” ’” ’” ’” ’ ” ’ ” ’” SHEET 2 SHEET 3 SHEET LAYOUT SUBJECT PARCEL SUBJECT PARCEL Page 159 of 193 Page 160 of 193 Page 161 of 193 Environmental resources development review letter TO:Daphne Schaub, Planning & Development Services Department THROUGH:Amy E. Griffin, Environmental Resources Director FROM:Aimee L. Cooper, Environmental Regulations Manager DATE:October 24, 2024 SUBJECT:White Marsh CU-2408-000074 MJSP-2409-000133 Background The Environmental Resources Department (ERD) is in receipt of the August 9, 2024, Conditional Use Permit Application submittal, transmitted on September 9, 2024, with comments due October 14, 2024, and the September 23, 2024, Major Site Plan Application submittal, transmitted on September 30, 2024, with comments due October 18, 2024 from Planning and Development Services. The applicant is seeking approval of a conditional use permit and major site plant to allow utility trade contractors and related industries to operate a storage and operations facility. The site includes a 6,000 SF, one-story garage/storage building constructed in 2002, along with three additional buildings and associated storage areas. .. The property is bordered along the north side by the North St. Lucie River Water Control District (NSLWCD) Canal 58; to the west by Shinn Road, followed by agricultural lands (row crops); to the east a canal and additional agricultural lands (row crops), followed by Okeechobee Road; and to the south by the North St. Lucie River Water Control District (NSLRWCD) Canal 71 that discharges into the Ten Mile Creek, followed by agricultural lands (row crops). The 86.74-acre property is located at 3742 Shinn Road in unincorporated St. Lucie County (Parcel ID 233041000000009) in Fort Pierce. An environmental assessment (EA) was conducted by Aquatic Research, Monitoring, Equipment, & Deployment, LLC (Aquatic Research FL). A site visit was conducted on May 21, 2024, by Aquatic Research FL and evaluated for the presence of state or federal jurisdictional wetlands, native upland habitat, and environmentally significant lands. No state or federal jurisdictional wetlands are present on the subject property, nor are there any native upland habitats present onsite; however, ±2.65 acres of Other Surface Waters (OSWs) in the forms of an artificial pond and farm ditches occur onsite. The subject property is active agricultural lands consisting of rows and furrows, areas of improved pasture, equipment storage, farm ditches, a reservoir and stormwater detention. The EA also included a survey for species of special concern, threatened, or endangered along with site/habitat characteristics conducive to support such species. As part of the assessment for listed species, a Florida Fish and Wildlife Conservation Commission (FFWCC) compliant 15% minimum habitat survey for gopher tortoise (Gopherus polyphemus) and burrowing owl (Athene cunicularia) burrows were also conducted. No listed flora species were identified on the subject property. The subject property lies within the Core Foraging Area for the federally protected wood stork. Portions of the onsite ditches/furrows may be suitable for wood stork foraging. If development proposes filling of ditches a Wood Stork Forage and Biomass Analysis (WOST) will be required to determine areas of suitability and if applicable loss of potential forage. Loss of forage can often be fully offset onsite via the creation of a stormwater pond with a littoral shelf or the use of existing suitable water bodies to remain post site development (ponds with littorals and farm ditches). Foraging losses that cannot be mitigated onsite may be compensated for via the purchase of wood stork credits from a permitted mitigation bank with a service area covering the subject property. Findings Page 162 of 193 The following comments shall be addressed prior to approval: 1. On the Landscape Plan and Site Plan (as applicable): A. Depict and call out the required perimeter buffers, i.e., fifteen ft. (15') along ROW and ten ft. (10') along adjacent properties per Land Development Code (LDC) 7.09.04.A and 7.09.04.B, respectively. B. Describe the retention area as wet or dry. If wet retention, 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. C. No more than ten (10) parking spaces shall be permitted in a continuous row without being interrupted by a minimum landscape area of 180 SF for a single row of parking or 400 SF for a double row of parking. Each interior landscaped area shall have a minimum width of 10’ and one (1) shade tree per LDC 7.09.04.C.4. D. Depict the location of the waste receptacles/dumpster, which shall be screened by six ft. (6’) wall/fence and four (4’) tall hedge per LDC 7.09.04.F. E. Should any signs be proposed, a landscaped area around its base shall extend 3’ in all directions by natural drought-tolerant vegetative materials per LDC 9.02.01.D.6. 2. Environmental Impact Report (EIR):” A. Clarify whether the document identified as an Environmental Assessment (EA) dated May 2024 is an EA or if it is an Environmental Impact Report (EIR). Per LDC 11.02.09.A.5, and as mentioned in the EA (p. 4), an EIR is required, as the site is greater than ten (10) acres. The ERD Director may authorize total or partial relief from this requirement if documentation is provided requesting relief from the EIR, and it is demonstrated 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. B. Figure 6, Soils Map under Appendix A, Maps, doesn't appear to represent the soils found onsite. C. If development proposes filling of ditches, a Wood Stork Forage and Biomass Analysis (WOST) will be required to determine areas of suitability, and if applicable, loss of potential forage. Loss of forage can often be fully offset onsite via the creation of a stormwater pond with a littoral shelf or the use of existing suitable water bodies to remain post site development (ponds with littorals and farm ditches). Foraging losses that cannot be mitigated onsite may be compensated for via the purchase of wood stork credits from a permitted mitigation bank with a service area covering the subject property. 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., a 100% gopher tortoise survey conducted by a state certified gopher tortoise agent will be required per Florida Fish and Wildlife Conservation Commission (FWC) protocol. These 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 Aimee Cooper 772-462-6440 if you have any questions or if you would like to meet regarding the details of these requirements. Page 163 of 193 C.AG-5 AGRICULTURAL – 5 ZONING 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) e. Farm products warehousing and storage. (4221/4222) f. Gasoline service stations. (5541) Page 164 of 193 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) q. Utility trade contractors, with specialty storage engaged in the construction of water and sewer mains, pipelines, and communication and powerline construction subject to the requirements of Section 7.10.36. (1623). 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. Page 165 of 193 A. B. C. A. 11.07.00. - CONDITIONAL USES 11.07.01. - General Provisions. Purpose. The purpose of this section is to provide for uses that are generally compatible with the use characteristics of a zoning district, but which require individual review of their location, design, intensity, configuration, and public facility impact in order to determine the appropriateness of the use on any particular site in the district and their compatibility with adjacent uses. Conditional uses may require the imposition of additional conditions to make the uses compatible in their specific contexts. Authority. The Board of County Commissioners may, in accordance with the procedures, standards, and limitations of this Code, grant conditional use permits for those uses enumerated in each of the zoning districts in Section 3.01.00 of this Code. Requirement for Four-Fifths Vote When Protest is Filed. In the case of a written protest against an application for a Conditional Use Permit, signed by the owners of fifty percent (50%) or more of the area within five hundred (500) feet of the property affected by the proposed action, such Conditional Use Permit shall not be approved except by the favorable vote of four-fifths (4/5) of all of the Board of County Commissioners. Publicly owned right-of-way, although included in calculating the distance of five hundred (500) feet referred to in the previous sentence, shall not be included in determining the total of the area lying within five hundred (500) feet of the property involved in such proposed permit application and the percentages referred to. 11.07.02. - Persons Entitled to Initiate Applications. An application for a conditional use may only be submitted by the owner or any other person having a contractual interest in the parcel of land proposed for conditional use. 11.07.03. - Standards for Review of Conditional Use Permits. A conditional use permit shall be granted only if the applicant demonstrates the following: Page 166 of 193 B. 1. 2. 3. 4. C. D. E. Consistency With Local Code and Comprehensive Plan. The proposed conditional use is in compliance with all requirements, and is consistent with the general purpose, goals, objectives, and standards of this Code, the St. Lucie County Comprehensive Plan, and the Code of Ordinances of St. Lucie County; and is in compliance with all additional standards imposed on it by the particular provisions of this Code authorizing such use. Effect on Adjacent Properties. The proposed conditional use will not have an undue adverse effect upon nearby property. The proposed conditional use is compatible with the existing or planned character of the neighborhood in which it would be located. 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. 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. Adequacy of Public Facilities. The proposed conditional use will be served by adequate public facilities and services, including roads, police protection, fire protection, solid waste disposal, water, sewer, drainage structures, parks and mass transit. Adequacy of Fire Protection. The applicant for the proposed conditional use has obtained from the St. Lucie County - Fort Pierce Fire Prevention Bureau written confirmation, or has otherwise demonstrated by substantial credible evidence, that water supply, evacuation facilities, and emergency access are satisfactory to provide adequate fire protection. Environmental Impact. For developments required to provide an environmental impact report under Section 11.02.09(A)(5), the proposed conditional use will not contravene any applicable provision of the St. Lucie County Comprehensive Plan, or of Chapter VIII, "Natural Environment Analysis", of the St. Lucie County Barrier Island Study Analysis of Growth Management Policy Plan, Kimley-Horn and Associates, Inc. (August 1982). 11.07.04. - Conditions on Conditional Use Permits. The Board of County Commissioners shall attach such conditions, limitations, and requirements to a conditional use permit as are necessary to effectuate the purposes of Section 11.07.01; to carry out the spirit and purpose of this Code and the St. Lucie County Comprehensive Plan; and to prevent or minimize adverse effects upon other property in the neighborhood, including but not limited to limitations on size, intensity of Page 167 of 193 A. B. C. 1. 2. D. 1. 2. use, bulk and location, landscaping, lighting, the provision of adequate ingress and egress, duration of the permit, and hours of operation. Such conditions shall be set forth expressly in the resolution granting the conditional use permit. Traffic Control Devices. Whenever, as the result of traffic generated by a proposed conditional use, it is determined, based on the Manual on Uniform Traffic Control Devices, that there is a need to install traffic control devices (including traffic signals, signing, and pavement markings), the conditional use permit shall not be granted except upon the condition that the applicant be responsible for installing all said devices and signs, or making an equitable contribution toward such installation. Access Improvements. A conditional use permit shall not be granted except upon the condition that the applicant provide the access (ingress and egress) improvements determined to be necessary as a result of traffic generated by the development. Projects Requiring Other Regulatory Approval. For proposed conditional uses requiring any permit from the United States Army Corps of Engineers, the Florida Department of Environmental Regulation, the Florida Department of Natural Resources, or any other state or federal regulatory authority, the Board of County Commissioners shall not grant unconditionally a conditional use permit until it has received from such agency notice of either issuance of or intent to issue the required regulatory permit. The Board of County Commissioners may grant a conditional use permit contingent upon receiving notice of either issuance of or intent to issue any required regulatory permit if it can make, on a tentative basis and subject to confirmation, the findings required in Section 11.07.03(E). A conditional use permit granted contingent upon receiving notice of either issuance of or intent to issue any required regulatory permit shall not preclude the Board of County Commissioners, after reviewing the regulatory permit application and other information, from revoking such contingent grant of a conditional use permit based solely upon an inability to confirm the findings required in Section 11.07.03(E) or from protesting the regulatory permit application. Reduction In Maximum Residential Density. The Board of County Commissioners shall require a reduction from the maximum residential density permitted in the zoning district in which a conditional use is to be located when such allowable maximum residential density: Would impose an excessive burden, as determined by recognized engineering or other professional standards, on public facilities that would serve the proposed conditional use; or Page 168 of 193 A. B. 1. 2. a. b. Would contravene any applicable provision of the St. Lucie County Comprehensive Plan, or of Chapter VIII, "Natural Environment Analysis", of the St. Lucie County Barrier Island Study Analysis of Growth Management Policy Plan, Kimley-Horn and Associates, Inc. (August, 1982). 11.07.05. - Application Procedures. Pre-Application Conference. An application for conditional use is initiated by requesting in writing a pre-application conference with the Growth Management Director. The request shall include a description of the character, location and magnitude of the proposed conditional use, together with a proposed timetable for development. The purpose of this meeting is to acquaint the applicant with the requirements of this Code and the views and concerns of the County when positions are flexible. Within twenty (20) days of the request, the Growth Management Director shall schedule a pre-application conference with the applicant and other relevant County departments. Filing Application for Conditional Use Permit. Filing. After the pre-application conference, an applicant for a conditional use permit shall submit an application to the Growth Management Director accompanied by a non-refundable fee as established from time to time by the Board of County Commissioners to defray the actual cost of processing the application. If, in accordance with Section 3.01.00, the specific conditional use applied for requires site plan approval, the applicant shall submit a site plan meeting the requirements of Section 11.03.00 of this Code. If, in accordance with Section 3.01.00, the specific conditional use applied for does not require site plan approval, the applicant shall submit a written statement of proposed use including, but not limited to, the nature of the use and the proposed improvements to the site. Conditional use applications shall include a site plan if the proposed use would be located in whole or in part in a one hundred (100) year floodplain or on North or South Hutchinson Island. Applications for conditional use approval shall include such other information or documentation as the Director deems necessary for the full and proper consideration and disposition of the application. Review by Growth Management Director. Within twenty (20) days after an application for conditional use approval is submitted, the Growth Management Director shall determine whether the application is complete. If the Director determines that the application is not complete, he shall send a written statement specifying the deficiencies to the applicant by mail. The Director shall take no further action on the application unless the deficiencies are remedied. Page 169 of 193 C. 1. 2. 3. D. 1. 2. 3. 4. Within thirty (30) days after the Growth Management Director determines that an application for conditional use permit is complete, the Director shall review the application, make a report, and notify the Planning and Zoning Commission that the application is ready to review. Hearing and Action by Planning and Zoning Commission. Hearing. Upon notification that the application for a conditional use permit is ready for review, the Planning and Zoning Commission shall place it on the next regularly scheduled agenda for public hearing in accordance with the provisions of Section 11.00.03. The public hearing held on the application for conditional use shall be in accordance with Section 11.00.04. Review. In reviewing the conditional use application, the Planning and Zoning Commission shall consider the report of the Growth Management Director; shall determine whether the proposed use meets the standards in Sections 11.07.03, 11.07.04, and 3.01.00 for conditional uses; and shall determine whether the proposed use meets all other provisions of this Code, the St. Lucie County Comprehensive Plan, and any other applicable County Ordinance. The Planning and Zoning Commission may recommend certain conditions be met before approval of the application. Recommendation. Within a reasonable time of the conclusion of the public hearing, not to exceed thirty (30) days, the Planning and Zoning Commission shall make a recommendation to approve, approve with conditions, or deny the application. Hearing and Action by Board of County Commissioners. Hearing. Upon notification of the recommendation of the Planning and Zoning Commission, the Board of County Commissioners shall place the conditional use application on the next regularly scheduled agenda for a public hearing in accordance with the requirements of Section 11.00.03. The public hearing on the application shall be held in accordance with Section 11.00.04. Review. In reviewing the application, the Board of County Commissioners shall consider the report of the Growth Management Director and the recommendation of the Planning and Zoning Commission; shall determine whether the proposed use meets the standards in Sections 11.07.03, 11.07.04, and 3.01.00 for conditional uses; and shall determine whether the proposed use meets all other provisions of this Code, the St. Lucie County Comprehensive Plan, and any other applicable County Ordinance. The Board may require certain conditions be met before approval of the application. Action. Within a reasonable time of the conclusion of the public hearing, not to exceed thirty (30) days, the Board of County Commissioners shall approve, approve with conditions, or deny the application for conditional use permit in accordance with Section 11.00.04(E). The decision on the application shall be by resolution setting forth the findings of the Board of County Commissioners and any condition, limitation, or requirement of such decision. Page 170 of 193 E. 1. 2. a. 1. 2 3. 4. 5. 6. 7. b. 1. Notice of Action. Notification of the Board of County Commissioners' decision shall be mailed to all parties, and the decision shall be filed with the Office of the Growth Management Director in accordance with Section 11.00.04(F). Development and Adjustment of an Approved or Existing Conditional Use. Effect of Issuance of Conditional Use Permit. The issuance of a conditional use permit shall only constitute approval of the proposed use, and development of the use shall not be carried out until the applicant has secured all other permits and approvals required. Adjustments to an Approved or Existing Conditional Use. Adjustments to a conditional use may be permitted as follows: Minor Adjustments - The Growth Management Director shall authorize minor adjustments to a conditional use. Such minor adjustments shall be consistent with the intent and purpose of the St. Lucie County Comprehensive Plan, this Code, the conditional use as approved or existing, and shall be the minimum necessary. Such minor adjustments shall be limited to the following: altering the bulk of any one (1) structure by not more than twenty-five percent (25%); or, altering the location of any one (1) structure or group of structures by not more than ten (10) feet; or, altering the location of any circulation element by not more than ten (10) feet; or, altering the location of any open space by not more than ten (10) feet; or, reducing the total amount of open space by not more than five percent (5%) or reducing the yard area or open space associated with any single structure by not more than five percent (5%); or, altering the location, type, or quality of landscaping elements; or, change in project name or ownership of the property. Notice of the authorization of such minor adjustments shall be provided to the Board of County Commissioners. Major Adjustments in Substantial Conformity. Any other adjustment to a conditional use shall be a major adjustment and shall be granted only upon application to and approval by the Board of County Commissioners, which shall grant approval for such other adjustment after a public hearing upon finding that any proposed change in the conditional use as approved or existing will be in substantial conformity with the original approval or the existing conditional use. The Board of County Commissioners shall place the Page 171 of 193 2. 3. a. b. c. 4. a. b. c. application for major adjustment on the agenda of a regularly scheduled meeting for a public hearing in accordance with the requirements of Section 11.00.03. The public hearing on the application shall be held in accordance with Section 11.00.04. If the Board of County Commissioners determines that the major adjustment is not in substantial conformity with the original approval or the existing conditional use, then it shall deny the application for adjustment. Such denial shall not preclude development of an approved conditional use. Inspections During Development of an Approved Conditional Use Inspections by Growth Management Director. Following approval of a conditional use, the Growth Management Director shall, at least annually until the completion of development, review all permits issued and construction undertaken and compare actual development with the approved conditional use and with the approved development schedule, if applicable. Action by Growth Management Director. If the Growth Management Director finds that development is not proceeding in accordance with the approved schedule, or that it fails in any other respect to comply with the approved conditional use, he shall notify the Board of County Commissioners of such fact and may, if he finds it necessary for the protection of the public health, safety, or welfare, take such necessary action to stop such non-compliance. Action by Board of County Commissioners. Within thirty (30) days following notification by the Growth Management Director, the Board of County Commissioners shall determine whether development of the conditional use is proceeding in accordance with the approved conditional use. If the Board of County Commissioners finds the development is not proceeding in accordance with the approved conditional use, it shall either revoke the permit or take the necessary action to compel compliance with the approved conditional use. Inspections After Development. Inspection by Growth Management Director. Following completion of the development of a conditional use, the Growth Management Director shall review the development as completed and determine if it complies with the approved conditional use. Action by Growth Management Director. If the Growth Management Director finds that the development as completed fails in any respect to comply with the use as approved, he shall immediately notify the Board of County Commissioners of such fact. Page 172 of 193 F. G. H. (1) (2) I. J. Action by Board of County Commissioners. Within thirty (30) days following notification by the Growth Management Director, the Board of County Commissioners shall determine whether the completed conditional use fails in any respect to follow the approved conditional use permit. If the Board of County Commissioners finds the completed conditional use fails in any respect to follow the approved conditional use, it shall either revoke the permit or take the necessary action to compel compliance with the conditional use. Extensions of Conditional Use Permits. The time limitations imposed on a conditional use permit by Section 11.07.05(I) may be extended by the Board of County Commissioners not more than one (1) time, and for not more than twenty-four (24) months, upon application by the applicant and after a public hearing held in accordance with Section 11.00.04. Existing Conditional Uses. A legally conforming use that exists on the effective date of this Code and that is permitted as a conditional use in a zoning district in Section 3.01.03 of this Code shall not be deemed a nonconforming use in that district, but shall without further action be considered a conforming use. A use existing prior to its present classification by this Code as a conditional use may change in use or in lot area or may alter a structure only if the change or alteration conforms with the requirements of Sections 11.07.05(E) and 3.01.03 for conditional uses. Such change or alteration may be accomplished only pursuant to the standards and procedures established for the adjustment of a conditional use as set forth in Section 11.07.05(E). Revocation of Conditional Use Permit. In addition to any other penalty and remedy for violation of this Code, it shall be a condition of every conditional use approval that such approval may be revoked for: Violation of any condition imposed upon such approval, and Upon complaint and proof of adverse effect on adjacent properties. The permit may be revoked only after the Board of County Commissioners holds a public hearing in accordance with Section 11.00.04 unless the permittee consents to a revocation of the permit. If the permittee provides written consent to the revocation to the Growth Management Director, the Director shall revoke the permit and notify the Board of County Commissioners of the revocation. Expiration of Conditional Use Permit. A conditional use permit shall be valid for the purposes of securing a Building Permit or Certificate of Zoning Compliance for twelve (12) months from the date of approval. Unless a Building Permit or Certificate of Zoning Compliance is secured within twelve (12) months, and construction subsequently undertaken pursuant to such Building Permit, the conditional use permit shall automatically expire unless the permit is extended upon application to the Board of County Commissioners in accordance with Section 11.00.04. Page 173 of 193 Limitations on Approval for Conditional Uses. A conditional use permit shall be deemed to authorize only the particular use for which it was issued and shall automatically expire and cease to be of any force or effect if such use shall, for any reason, be discontinued for a period of twelve (12) consecutive months. Page 174 of 193 Created: 2024-12-17 08:22:49 [EST] (Supp. No. 29) Page 1 of 2 7.10.36. Recreational Vehicle, Boat Storage, and Utility Trade Contractor Facilities. In the AG-5 (Agricultural-5) Zoning District, Recreational vehicle, boat storage, and utility trade contractor facilities may be authorized as a conditional use, if located within 1.5 miles of State Roads 68 or 70 (Orange Avenue or Okeechobee Road), subject to the standards of review set out in Section 11.07.00 and the following supplemental criteria: A.Design Criteria. 1. The facilities are accessible via a roadway paved to the County's minimum specifications and is subject to the site plan submission requirements of Section 11.02.00. 2. The storage area(s) and all related activity areas shall be screened from all public rights-of-way and any adjoining properties, at minimum, as follows: (a) Public right-of-way: A minimum thirty (30) foot landscape buffer, containing a berm, and screening material consistent with Land Development Code Section 7.09.04. (b) Adjoining properties utilized for a residential use: A minimum fifteen (15) foot landscape buffer, including an eight (8) tall opaque wall or fence, with landscaping, in accordance with Land Development Code Section 7.09.04. 3. All vehicular use areas shall be paved in accordance with Land Development Code Section 2.00.00, including but not limited to access driveways, interior drive-aisles, and storage spaces for motorized vehicles, however alternative surfaces may be considered for utility trade contractor facilities as approved by the Board of County Commissioners through the Conditional Use Permit. Alternative surface materials may include, but are not limited to, asphalt millings, coquina rock, shell rock, and engineered surface products suitable for the expected vehicle loads and frequency of use. An impervious surface may be required for areas offering boat storage to ensure oil drip capture. 4. The site plan shall identify all proposed utilities (water, wastewater, electric), stormwater, lighting, refuse collection, and similar improvements and provisions for service. 5. All on-site lighting shall be designed to prevent spillover to adjacent properties, including motion sensors, with no more than 0.25 footcandle of illumination projected onto the abutting right-of- way. 6. Any restricted gate access design shall adhere to Land Development Code Section 7.10.15. 7. In addition to the above mandatory standards and the standards of review set forth in Section 11.07.00 of this Code, in considering any application for Conditional Use the Board of County Commissioners may also consider reasonable limitations on the storage operations, including but not limited, the hours of business operation and the necessity for security provisions. If limitations are imposed on the hours of operation or if any other special limitation is imposed, the Board shall expressly include in any approval resolution or other form of Final Development Order the specific reasons that such limitations have been determined to be necessary. B.Public Notice. Public notice for conditional use permits shall be provided in accordance with Section 11.00.03, however in addition to the requirements set forth in Section 11.00.03, notice shall be provided by mail to all property owners who own real property within one thousand (1,000) feet of the property directly affected by the proposed action, whose address is known by reference to the latest ad valorem tax rolls. Notwithstanding the additional mailed notice requirement set forth in this Section, in the case of a written protest the conditional use permit application, the provisions of Section 11.07.01(C) shall apply. Page 175 of 193 Created: 2024-12-17 08:22:49 [EST] (Supp. No. 29) Page 2 of 2 (Ord. No. 2022-12, Pt. B, 6-7-2022; Ord. No. 2024-10, § Pt. B, 2-20-2024) Page 176 of 193 ORDINANCE No. 2024-10 AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY, FLORIDA, AMENDING THE TEXT OF THE LAND DEVELOPMENT CODE, SECTION 3.01.03. C. AG-5 AGRICULTURAL - 5., SUBSECTION 7. TO ALLOW UTILITY TRADE CONTRACTORS WITH SPECIALTY STORAGE, ENGAGED IN THE CONSTRUCTION OF WATER AND SEWER MAINS, PIPELINES, COMMUNICATIONS AND POWERLINES, SUBJECT TO SUPPLEMENTAL STANDARDS, AS A CONDITIONAL USE WITHIN THE AGRICULTURAL-5 ZONING DISTRICT; AND ADDING UTILITY nA m z n TRADE CONTRACTOR FACILITIES TO SECTION 7.10.36, RECREATIONAL W° o VEHICLE AND BOAT STORAGE FACILITIES, TO ADDRESS ACCESS, z -'m BUFFERING, DESIGN, AND ADDITIONAL NOTICE CRITERIA FOR N o 3 PROPOSED CONDITIONAL USE PERMITS; PROVIDING FOR CONFLICTING o-0°o Z m PROVISIONS; PROVIDING FOR SEVERABILITY; PROVIDING FOR oN`NO n APPLICABILITY; PROVIDING FOR FILING WITH THE DEPARTMENT OF A 7, STATE; PROVIDING AN EFFECTIVE DATE; PROVIDING FOR ADOPTION;o AND PROVIDING FOR CODIFICATION. 4 g 6 n m. 13 O n WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, (Board, o based on the testimony and evidence, including but not limited to the staff report, ha Z 0 made the following determinations: 1. On August 1, 1990, the Board of County Commissioners of St. Lucie County, Florida, adopted the St. Lucie County Land Development Code ("LDC"). 2. This Board 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, 3. This Board is authorized by Section 125.01(1)(t), Florida Statutes, 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. 4. On January 18, 2024, the Local Planning Agency/Planning and Zoning Commission held a public hearing on the proposed ordinance after publishing due notice in the St. Lucie News Tribune and recommended that the proposed ordinance be forwarded with a recommendation for approval. 5. On February 6, 2024, this Board held the first public hearing on the proposed ordinance, after publishing due notice in the St. Lucie News Tribune. Page 1 Underline is for addition. Strikethrough is for deletion. Asterisks (***) indicate existing text not shown. Page 177 of 193 6. On February 20, 2024, this Board held its second public hearing on the proposed ordinance, after publishing due notice in the St. Lucie News Tribune. 7. The proposed amendments to the St. Lucie County Land Development Code are consistent with the general purpose, goals, objectives and standards of the St. Lucie County Comprehensive Plan, are internally consistent with the remainder of the Land Development Code and are in the best interest of the health, safety and public welfare of the citizens of St. Lucie County, Florida. NOW, THEREFORE, BE IT ORDAINED by the Board of County Commissioners of St. Lucie County, Florida: PART A.Section 3.01.03, Zoning Districts, of the LDC is amended to add Section 3.01.03(c)(7)(q) as follows: 3.01.03. -Zoning Districts. C. AG-5 AGRICULTURAL - 5. 7. Conditional Uses: q. Utility trade contractors, with specialty storage engaged in the construction of water and sewer mains, pipelines, and communication and powerline construction subject to the requirements of Section 7.10.36. (1623) PART B.Section 7.10.00, Supplemental Standards, of the LDC is amended to modify Section 7.10.36 as follows: Section 7.10.36. Recreational Vehicle, and—Boat Storage, and Utility Trade Contractor Facilities. In the AG-5 (Agricultural-5) Zoning District, Recreational vehicle a+ -boat storage, and utility trade contractor facilities may be authorized as a conditional use, if located within 1.5 miles of State Roads 68 & or 70 (Orange Avenue and or Okeechobee Road), subject to the standards of review set out in Section 11.07.00 and the following supplemental criteria: A. Design Criteria. Page 2 Underline is for addition. Str-ikethrough is for deletion. Asterisks(***) indicate existing text not shown. Page 178 of 193 1. The Recreational vchicic and boat storagc facilities are accessible via a roadway paved to the County's minimum specifications and is subject to the site plan submission requirements of Section 11.02.00. 2. The storage area(s) and all related activity areas shall be screened from all public rights-of-way and any adjoining properties, at minimum, as follows: a) Public right-of-way: A Minimum 30ft. landscape buffer, containing a berm, and screening material consistent with Land Development Code Section 7.09.04. b) Adjoining properties utilized for a residential use: A Minimum 15ft. landscape buffer, including an eight (8) tall opaque wall or fence, with landscaping, in accordance with Land Development Code Section 7.09.04. 3. All vehicular use areas shall be paved in accordance with Land Development Code Section 2.00.00, including but not limited to access driveways, interior drive-aisles, and storage spaces for motorized vehicles, however alternative surfaces may be considered for utility trade contractor facilities as approved by the Board of County Commissioners through the Conditional Use Permit. Alternative surface materials may include, but are not limited to, asphalt millings, coquina rock, shell rock, and engineered surface products suitable for the expected vehicle loads and frequency of use. An impervious surface may be required for areas offering boat storage to ensure oil drip capture. 4. The site plan shall identify all proposed utilities (water, wastewater, electric), stormwater, lighting, refuse collection, and similar improvements and provisions for service. 5. All on-site lighting shall be designed to prevent spillover to adjacent properties, including motion sensors, with no more than 0.25 footcandle of illumination projected onto the abutting right-of-way. 6. Any restricted gate access design shall adhere to Land Development Code Section 7.10.15. 7. In addition to the above mandatory standards and the standards of review set forth in Section 11.07.00 of this Code, in considering any application for Conditional Use the Board of County Commissioners may also consider reasonable limitations on the storage operations, including but not limited, the hours of business operation and the necessity for security provisions. If limitations are imposed on the hours of operation or if any other special limitation is imposed, the Board shall expressly include in any approval Resolution or other form of Final Development Order the specific reasons that such limitations have been determined to be necessary. B. Public Notice. Public notice for conditional use permits shall be provided in accordance with Section 11.00.03, however in addition to the requirements set forth in Section 11.00.03, notice shall be provided by mail to all property owners who own real property within one thousand (1,000) feet of the property directly affected by the proposed Page 3 Underline is for addition. Strikes. through is for deletion. Asterisks(***) indicate existing text not shown. Page 179 of 193 action, whose address is known by reference to the latest ad valorem tax rolls. Notwithstanding the additional mailed notice requirement set forth in this section, in the case of a written protest the conditional use permit application, the provisions of section 11.07.01(C) shall apply. PART 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 this ordinance are hereby superseded by this ordinance to the extent of such conflict. PART 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 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. PART E.APPLICABILITY OF ORDINANCE. This ordinance shall be applicable in the unincorporated area of St. Lucie County. PART F.FILING WITH THE DEPARTMENT OF STATE. The Clerk is hereby directed forthwith to send a certified copy of this ordinance to the Bureau of Administrative Code and Laws, Department of State, The Capitol, Tallahassee, Florida 32304. PART G.EFFECTIVE DATE. This ordinance shall take effect upon filing with the Department of State. PART H.ADOPTION. After motion and second, the vote on this ordinance was as follows: Cathy Townsend, Chair AYE Chris Dzadovsky, Vice-Chair NAY Linda Bartz, Commissioner AYE Larry Leet, Commissioner AYE Jamie Fowler, Commissioner AYE Page 4 Underline is for addition. Strip is for deletion. Asterisks(***) indicate existing text not shown. Page 180 of 193 PART I. 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; provided, however, that Parts B through H shall not be codified. PASSED AND DULY ENACTED this 20th day of February, 2024. Attest: Board of County Commissioners St. Lucie County, Florida 1. 4 /1 y GOMM/ss> B . Deputy Cler ''O Chair v ic;: ; . i 0'Approved As To Form and couN y yo Correctness: iBy: ila C. my Atto illy Page 5 Underline is for addition. Strap is for deletion. Asterisks(***) indicate existing text not shown. Page 181 of 193 PLORIDA DEPARTMENVT 0 STATE r RON DESANTIS Governor March 4, 2024 Michelle R. Miller Clerk & Comptroller St. Lucie County 2300 Virginia Ave. Fort Pierce, FL 34982 Dear Michelle Miller, CORD BYRD Secretary of State Pursuant to the provisions of Section 125.66, Florida Statutes, this will acknowledge receipt of your electronic copy of the St. Lucie County Ordinance No. 2024-10, which was filed in this office on March 1, 2024. Sincerely, Matthew Hargreaves Administrative Code and Register Director MJH/wlh R. A. Gray Building • 500 South Bronough Street • Tallahassee, Florida 32399-0250 Telephone: (850) 245-6270 Page 182 of 193 WHITE MARSH SAINT LUCIE COUNTY TRAFFIC STATEMENT 1 I. INTRODUCTION Mills, Short & Associates, was retained to prepare a traffic statement for the proposed property, 87.01 acres within St. Lucie County Florida. The site will consist of five (5) platted lots to be used for general light industrial purposes. Each lot will have a building structure and storage to service the intended use. The traffic statement below is based on the overall proposed building area for the project. The site is approximately 87.01 acres. Please see below a comparison of traffic and net trip increase below. TRIP GENERATION USE Quantity ADT Unit of Measurement Total ADT General Light Industrial ITE Code 110 72.29 4.87 Per 1,000 352 Total Generated 352 * ITE Trip Generation Rates: ITE 11th Edition J. Wesley Mills, P.E. Florida Registration No. 74145 700 22nd Place, Suite 2C Vero Beach, Florida 32960 772.226.7282 Page 183 of 193 TR-40986953 ST. LUCIE COUNTY PLANNING & ZONING COMMISSIONPUBLIC HEARING AGENDAJanuary 16, 2025 NOTICE OF A PROPOSED CONDITIONAL USE PERMIT The St. Lucie County Planning & Zoning Commission is scheduled to review and act upon the following proposal, for a recommendation to the Board of County Commissioners for adoption by Resolution: RESOLUTION A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY GRANTING A CONDITIONAL USE PERMIT FOR A SPECIALTY TRADE UTILITY CONTRACTOR FACILITY PARK TO BE KNOWN AS WHITE MARSH FOR +/-87 ACRES LOCATED AT 3742 SHINN ROAD, FORT PIERCE, FL. Petition Applicant: White Marsh LLC Petition Agent: Michael McCarty of McCarty & Associates Petition File Number: CU-2408-000074 Location: 3742 Shinn Road Parcel ID #: 2330-410-0000-000-9 Purpose: The petition seeks a Conditional Use Permit to develop a specialty utility trade contractor facility, to support multiple buildings, sites and users, across a +/-87 acre site within the AG-5 (Agricultural-5) Zoning District. The associated Site Plan proposes approximately 72,300 sq. ft. of structures, support vehicular use area, approximately 44 acres of storage, and support improvements. The Planning & Zoning Commission PUBLIC HEARING to review the proposed Conditional Use Permit will be held in the Commission Chambers, Roger Poitras Annex, 3rd Floor, St. Lucie County Administration Building, 2300 Virginia Avenue, Fort Pierce, Florida on Thursday, January 16, 2025, 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 & Zoning Commission should be received by the Planning and Development Services Department - Planning Division at least 3 days prior to the scheduled hearing. The petition file is available for review at the Planning and Development Services Department offices located at 2300 Virginia Avenue, 2nd Floor, Fort Pierce, Florida, during regular business hours. Please call (772) 462-2822 or TDD (772) 462-1428 if you have any questions or require additional information about this petition. The Planning & Zoning Commission has the power to review and provide a recommendation to the Board of County Commissioners for matters within its jurisdiction. The proceedings are electronically recorded. PURSUANT TO SECTION 286.0105, FLORIDA STATUTES, if a person decides to appeal any final decision made with respect to a matter considered for approval at a meeting or hearing, he or she will need a record of the proceedings. For such purpose, he or she may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. Upon the request of any party to the proceeding, individuals testifying during a hearing will be sworn in. Any party to the proceeding will be granted an opportunity to cross-examine any individual testifying during a hearing upon request. If it becomes necessary, a public hearing may be continued to a date certain. Anyone with a disability requiring accommodation to attend this meeting should contact the St. Lucie County Risk Manager at least forty-eight (48) hours prior to the meeting at (772) 462-1546 or T.D.D. (772) 462-1428. PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA/S/ ED LOUNDS, CHAIRPUBLISH DATE: Sunday, January 5, 2025 Page 184 of 193 Page 185 of 193 Page 186 of 193 Page 187 of 193 Page 188 of 193 Revised March 18, 2011 Section 11.07.01(C) of the St. Lucie County Land Development Code provides that where a written protest against an application for a Conditional Use Permit is signed by the owners of fifty (50) percent or more of the area within five hundred fifty (500)* feet of the property affected by the proposed action, any such Conditional Use Permit shall not be approved except by the favorable vote of four fifths (4/5) of all of the Board of County Commissioners. Please Return This Form To: St. Lucie County Planning & Development Services Department Planning Division ATTN: Daphne Schaub 2300 Virginia Avenue, Ft. Pierce, FL 34982 Email: daphne.schaub@stlucieco.gov If you wish to comment, please check only one of the three following statements and return no later than Wednesday, January 15, 2025. Forms returned without a name and address will not be considered. All returned forms are a matter of public record and are available for viewing upon request. Please attach additional pages with comments, if necessary. I AM IN FAVOR OF THE REQUESTED CONDITIONAL USE _______ I AM NOT IN FAVOR OF THE REQUESTED CONDITIONAL USE _______ I HAVE NO OPINION ABOUT THE REQUESTED CONDITIONAL USE _______ I certify as of the date written below, I am a property owner within 500 feet of the requested Conditional Use. Name (Please Print): __________________________________________________________ Address: __________________________________________________________ __________________________________________________________ Date: _______________ Signature: _______________________________ Please call Daphne Schaub, Project Manager at (772) 462-1582 or email, daphne.schaub@stlucieco.gov if you have any questions. PLANNING AND DEVELOPMENT SERVICES DEPARTMENT Planning Division CONDITIONAL USE RESPONSE FORM Project Description: PROPOSED CONDITIONAL USE: The petition seeks a Conditional Use Permit, to be known as White Marsh, to develop a utility trade contractor facility, to support multiple buildings, sites and users, across a +/-87 acre site within the AG-5 (Agricultural-5) Zoning District. The associated Site Plan proposes approximately 72,300 sq. ft. of structures, support vehicular use area, approximately 44 acres of storage, and support improvements. Project Location: 3742 Shinn Rd. Fort Pierce Current Zoning: AG-5 (Agricultural-5) File No.: CU-2408-000074 Page 189 of 193 Page 190 of 193 Page 191 of 193 Page 192 of 193 Page 193 of 193