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Home My WebLink AboutAgenda Packet 02.20.2025 PLANNING & ZONING COMMISSION AGENDA ST. LUCIE COUNTY Regular Meeting Thursday, February 20, 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 115 Regular Meeting Thursday, February 20, 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 115 Regular Meeting Thursday, February 20, 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 January 16, 2025 8. PUBLIC COMMENT 9. PUBLIC HEARINGS A. True Stone Masonry LLC's Petition to Rezone a +/-1.38 Acre Parcel on North Kings Highway from the AR-1 (Agricultural, Residential - 1) Zoning District to the IL (Industrial Light) Zoning District THIS ITEM IS QUASI-JUDICIAL B. Land Development Code (LDC) Text Amendment to the AG-2.5 Zoning District requested by Riverside Citrus Harvesting LLC to allow Utility Trade Contractors with Specialty Storage, engaged in the construction of water and sewer mains, pipelines, communications and powerlines, as a Conditional Use subject to the supplemental standards of Land Development Code Section 7.10.36. C. Artem Cove Petition to Rezone from AR-1 (Agricultural, Residential - 1) to RS-2 (Residential, Single- family-1) THIS ITEM IS QUASI-JUDICIAL 10. WORKSHOPS 11. OTHER BUSINESS Page 3 of 115 Regular Meeting Thursday, February 20, 2025 6:00 PM 4 | P a g e 12. ADJOURN Page 4 of 115 PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting January 16, 2025 Convened: 6:03pm Adjourned: 7:20pm 1.CALL TO ORDER The meeting was called to order at 6:03 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 Larry Neese, Board Member Joshua Bradley, Board Member Lawrence Slay Excused Board Member Darren Guettler 5.ANNOUNCEMENTS None. 6.DISCLOSURE(S) None. 7.MINUTES A.St. Lucie County Planning & Zoning Commission minutes for the meeting of December 19, 2024 Page 5 of 115 Planning & Zoning Commission MeetingThursday, January 16, 2025 6:00 PM 2 | P a g e RESULT:APPROVE MOVER:Board Member Ryan Binner SECONDER:Board Member Billy O'Dell AYES:Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Joshua Bradley, Lawrence Slay NAYS:None EXCUSED:None 8.ELECTION OF OFFICIALS 2025 A.Election of Planning & Zoning Commission Chair Election of Planning & Zoning Commission Chair Nominees & Votes: Nominations were made for Commissioner Lounds, Commissioner Binner, and Commissioner Slay. The votes were as follows: Lounds: Lounds & O’Dell Binner: Binner, Slay, & Bradley Slay: Neese B.Election of Planning & Zoning Commission Vice-Chair Election of Planning & Zoning Commission Vice-Chair Nominees & Votes: The Board provided a written ballot for the vote for Vice Chair. The votes were as follows: Lounds: O’Dell & Bradley O’Dell: Lounds Slay: Slay, Binner, & Neese 9.PUBLIC COMMENT None. 10.PUBLIC HEARINGS Page 6 of 115 Planning & Zoning Commission MeetingThursday, January 16, 2025 6:00 PM 3 | P a g e A.DVT Hurricane Shutters Rezoning from CG to IL 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 a proposal to the board on behalf of D.V.T Hurricane Shutters for a conventional rezoning from CG, Commercial General, to IL, Industrial Light. The property is located on the east side of N. Kings Highway, approximately ½ mile north of St. Lucie Boulevard. Mr. Crowe provided the board with information regarding current zoning, proposed zoning, Airport FLUE Policies & MXD map, and site survey. Staff recommended the Planning & Zoning Commission evaluate the request and forward a recommendation of approval to the Board of County Commissioners. BOARD DISCUSSION WITH STAFF: None. APPLICANT PRESENTATION: None. BOARD DISCUSSION WITH APPLICANT: None. PUBLIC COMMENTS: None. BOARD DISCUSSION: None. Motion: Move to approve the proposed change in zoning as it will result in an orderly and logical development pattern. Motioner –– O’Dell - Second – Neese RESULT:APPROVE MOVER:Board Member Billy O'Dell SECONDER:Board Member Larry Neese AYES:Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Joshua Bradley, Lawrence Slay NAYS:None EXCUSED:None B.Rising Star Christian Academy Conditional Use Permit - Daycare at 202 E Midway Road Page 7 of 115 Planning & Zoning Commission MeetingThursday, January 16, 2025 6:00 PM 4 | P a g e STAFF PRESENTATION: Tahir Curry, Planner 1, with Planning and Development Services stated that all public notification requirements were met per St Lucie County Development Code Section 11.00.03. Mr. Curry presented to the Board agenda item 10B which was a conditional use petition for Pentecostal Five Ministry, Trinity International, Inc. to establish a child daycare services known as Rising Star Christian Academy for up to 30 students ranging from ages 6 months to 4 years old within the Institutional Zoning District. The daycare will operate within the existing church at 202 East Midway Road in Fort Pierce, Florida. Mr. Curry provided the board with information regarding the current zoning, proposed use as a daycare, site map, boundary survey, Environmental Resources final report, and the floor plan. Staff recommended the Planning & Zoning Commission evaluate the request and forward a recommendation of approval to the Board of County Commissioners. BOARD DISCUSSION WITH STAFF: Commissioner O’Dell asked staff is applicant was in agreement with staff’s recommendations. Mr. Curry replied, yes. APPLICANT PRESENTATION: None. BOARD DISCUSSION WITH APPLICANT: None. PUBLIC COMMENTS: None. BOARD DISCUSSION: None. Motion: Move to approve the conditions as proposed by staff. Motioner –– Lounds - Second – O’Dell RESULT:APPROVE MOVER:Board Member Ed Lounds SECONDER:Board Member Billy O'Dell AYES:Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Joshua Bradley, Lawrence Slay NAYS:None EXCUSED:None Page 8 of 115 Planning & Zoning Commission MeetingThursday, January 16, 2025 6:00 PM 5 | P a g e C.White Marsh Conditional Use Permit - Utility Contractor Facility with Specialty Storage at 3742 Shinn Road STAFF PRESENTATION: Kori Benton, AICP, Planning Manager, with Planning and Development Services. Mr. Benton stated that all public notification requirements were met per St Lucie County Development Code Section 11.00.03. Mr. Benton presented the petition of White Marsh LLC for a conditional use permit to develop and operate a utility trade contractor facility with select storage yards, on the property located at 3742 Shin Road. Mr. Benton explained that the property is on the east side of Shin Rd., north of Okeechobee Road and south of Orange Avenue, adjacent to the St. Lucie County Fire District Station 11. Mr. Benton presented information to the board regarding current zoning and proposed zoning, traffic report, Environmental report, site maps, landscaping plan, and the survey. Staff recommended the Planning & Zoning Commission forward a recommendation for approval to the Board of County Commissioners, with the Conditions of Approval as drafted by staff. BOARD DISCUSSION WITH STAFF: Held until after the applicant’s presentation. APPLICANT PRESENTATION: Mike McCarty, with McCarty and Associates Land Planning and Design, LLC, 309 SE Osceola Avenue, Suite 104 Port St. Lucie, FL. Mr. McCarty stated to the board that proper notification did go out to the public, he gave a brief explanation on what the proposed petition was for. Mr. McCarty spoke of the improvements that property needs and the ones that have already taken place. Mr. McCarty spoke to staff’s recommended condition of approval number seven regarding the pulling of permits for work that has already been done prior to the CU approval. Mr. McCarty felt that the condition was asking a bit much considering there are improvements that have occurred on this property that don't necessarily have permits and normally would not be required to have permits because the property is zoned Agriculture. BOARD DISCUSSION WITH APPLICANT: Commissioner Lounds asked staff for their comments on Mr. McCarty's request. Mr. Benton answered that staff would concur. A reasonable option would be that those actions be taken within 90 days of a conditional use approval or prior to issuance of a zoning compliance, whichever comes first. Commissioner Lounds asked Mr. McCarty about the traffic report’s future projection of any turning lanes off Shin Road. Mr. McCarty answered, at this point in time, he doesn’t believe it's warranted. Conversation continued. Commissioner Bradley inquired about the estimated traffic per day. Mr. McCarty did not have the answer and asked staff to answer. Mr. Benton replied, the traffic statement suggested phase one would generate approximately 49 average daily trips. The average daily trips were about 352 trips for build-out, if categorizing the operation as a light, general light industrial use. When utilizing ITEs specialty trade contractor ratio, it was closer to 700 daily Page 9 of 115 Planning & Zoning Commission MeetingThursday, January 16, 2025 6:00 PM 6 | P a g e trips. But again, that is at build-out. Conversation continued regarding the reason for separating the parcels and the applicant responded that in the future, they would like the option to convey individual lots to future tenants. Commissioner O’Dell asked Mr. McCarty, if the applicant was comfortable with the 90-day timeline. Mr. McCarty answered that 90 days are going to be tight. Conversation continued regarding timeline, permitting, inspections, and the structures being built, and if 120 days would be adequate. Commissioner Lounds asked about drainage. Staff provided a visual and Mr. McCarty explained how the plan would work, specifically regarding the retention area tract, that will pre-treat stormwater prior to discharge offsite. Conversation continued. Commissioner Slay asked about the building permits and the phases they will be pulled. Mr. McCarty stated yes. Commissioner Bradley mentioned the notification boundary should be adjusted according to size of project. Mr. Benton responded that a prior text amendment was contemplated, and acknowledged that in these rural areas in the AG5 district, when you have a five acre plus tract, 500 feet doesn't reach very far. Staff provided a thousand-foot notification distance, which is double the Code standard. Again, we have three prongs of notice, a sign on the property, a display in the newspaper and a mailed notice. Conversation continued. Commissioner O’Dell asked about the six parcels that were originally one grove, having one tax ID now or six individual tax IDs. Mr. McCarty answered one, until the parcels are platted. Commissioner Lounds asked about manufacturing plans. Mr. McCarty stated there are no plans for manufacturing. Commissioner Lounds asked Staff does the code allow for manufacturing. Mr. Benton answered under the current proposed conditional use, yes. Commissioner Neese asked if Shinn Rd. is paved to County standards. Mr. Benton provided the specifics of the County’s minimum roadway specifications, and the role the county engineer has as a contributing member on our development review committee to opine as to the standard width, and any shoulders on Shinn Road. Chair Binner inquired about the traffic trips. Mr. Benton clarified that statement that was provided by the applicant’s team suggested that phase one would be approximately 49 average daily trips before accounting for any of the laydown areas. Conversation continued regarding paving, vehicle storage, fuel pumps and project phases. George Pantuso, owner of 3742 Shinn Road Fort Pierce, made a statement regarding fuel, saying the facility in the northwest corner has a complete fueling station. What you're talking about has been there since 1996. That's not the intent, but the requirements to put in fuel, not only is it concrete, they get inspections annually and the permit process for that is tough. Conversation continued regarding paving and coquina rock. Page 10 of 115 Planning & Zoning Commission MeetingThursday, January 16, 2025 6:00 PM 7 | P a g e PUBLIC COMMENTS: None. BOARD DISCUSSION: Commissioner Lounds made a statement that if this was any other area or probably any other owner, I'd have a lot more questions and concerns. Chair Binner asked if the other parcels are platted and sold off individually, would they fall under this conditional use, but still must apply for a site plan approval. Mr. Benton stated two components of that. We do have a provision under a conditional use permit section where anytime there's a change in ownership or change in project name, we require a minor adjustment to the conditional use. As far as the site plan, the applicant, as I understand, is looking to take that conditional use plan that you've seen this evening, transcribe that into a final site plan to build in that allowance and that development scope. Conversation continued. Motion: Approve this application with the change to proposed Condition of Approval number seven, that goes from 90 days to 120. Motioner –– Lounds - Second – O’Dell RESULT:APPROVE MOVER:Board Member Ed Lounds SECONDER:Board Member Billy O'Dell AYES:Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Joshua Bradley, Lawrence Slay NAYS:None EXCUSED:None 11.WORKSHOPS None. 12.OTHER BUSINESS None. 13.ADJOURN There being no further business to be brought before the Board, the meeting was adjourned at 7:20pm. Page 11 of 115 ITEM NO. (ID # 2025-3125) DATE: 2/20/2025 AGENDA REQUEST TO: Planning and Zoning Commission PRESENTED BY: Thomas Reetz, Planner II SUBMITTED BY: Planning & Development Services SUBJECT: True Stone Masonry LLC's Petition to Rezone a +/-1.38 Acre Parcel on North Kings Highway from the AR-1 (Agricultural, Residential - 1) Zoning District to the IL (Industrial Light) Zoning District THIS ITEM IS QUASI-JUDICIAL BACKGROUND: The petitioner, True Stone Masonry, is requesting an Amendment to the Official Zoning Atlas to rezone +/- 1.38 acres from the AR-1 (Agricultural, Residential-1) Zoning District to the IL (Industrial, Light) zoning district. The properties are located on the east side of N. Kings Highway, approximately 1/3 mile north of St. Lucie Boulevard. The Future Land Use designation for the parcel is MXD (Mixed Use District). The property is situated inside the Urban Service Boundary (USB). PREVIOUS ACTION: The 1990 Comprehensive Plan classified the subject property within the MXD, Mixed Use Development Future Land Use Category, with a Commercial / Industrial Specific Use designation. This MXD designation has been maintained, as presented in the current Comprehensive Plan. FINANCIAL IMPACT: Potential Increase in Ad-Valorem Tax Revenue RECOMMENDATION: Staff recommends the Planning and Zoning Commission forward a recommendation of approval to the Board of County Commissioners. COMMISSION ACTION: RESULT: MOVER: None SECONDER: None AYES: None NAYS: None EXCUSED: None Coordination/Signatures Page 12 of 115 Date: February 14, 2025 Benjamin Balcer, Planning & Development Services Director Page 13 of 115 ] 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:Thomas Reetz, Planner II DATE:February 5, 2025 SUBJECT:True Stone Masonry RZ-2412-000039 - Amendment to the Official Zoning Atlas (Rezoning) from AR-1 (Agricultural Residential-1) to IL (Industrial, Light) GENERAL INFORMATION Property Owner/ Applicant:True Stone Properties, LLC 7324 Commercial CIR Fort Pierce, FL 34951-4109 Agent:NA Location:3076 N. Kings Highway, (approximately 1/3 mile north of St. Lucie Boulevard) Parcel ID Number:1325-323-0001-000-0 Parcel Size:+/- 1.38 acres Future Land Use:MXD (Mixed Use District) - Airport Mixed Use Activity Area Existing Zoning:AR-1 (Agricultural, Residential-1) Proposed Zoning:IL (Industrial, Light) Existing Use(s):Existing vacant metal building, previously an electric generator shop Fire/EMS:Station #7 – 4900 Fort Pierce Blvd. (approximately 2.8 miles to the northeast) and Station #4 – 3601 Industrial 33rd St, Fort Pierce, FL 34946 (approximately 3.5 miles southeast) Right-of-Way:The subject property is accessed from N. Kings Hwy Utilities:FPUA service area, water and sewer not available currently. FP&L electric service is available. Type of Concurrency Document Required:Concurrency Deferral Affidavit Page 14 of 115 ] Planning and Development Services Department Planning Division M E M O R A N D U M BACKGROUND ANALYSIS The petitioner, True Stone Masonry, is requesting an Amendment to the Official Zoning Atlas to rezone +/- 1.38 acres from the AR-1 (Agricultural, Residential-1) Zoning District to the IL (Industrial, Light) zoning district. The property is located at 3076 N. Kings Highway approximately 1/3 mile north of St. Lucie Boulevard. The Future Land Use designation for the parcel is MXD (Mixed Use District). The property is situated inside the Urban Service Boundary (USB). True Stone specializes in custom stone product fabrication and installation, for residential and commercial building construction and enhancement. Figure 1: Aerial Future Land Use: The Future Land Use designation of the subject property is MXD (Mixed Use Development), specifically within the Airport Mixed Use Activity Area which provides for Commercial and Industrial use categories. 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 land use planning necessary to address local concerns. Candidates for this district include all I-95 Page 15 of 115 ] Planning and Development Services Department Planning Division M E M O R A N D U M 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 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 AR-1 (Agricultural, Residential - 1). 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 single-family dwellings at a maximum density of one (1) dwelling unit per gross acre, together with such other uses as may be necessary for and compatible with very low density rural residential surroundings. The 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. 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] Page 16 of 115 ] Planning and Development Services Department Planning Division M E M O R A N D U M Airport Mixed Use Activity Area Figures 2A & 2B: Future Land Use Map Page 17 of 115 ] Planning and Development Services Department Planning Division M E M O R A N D U M Figure 3: Current Zoning [Remaining Page Intentionally Let Blank] Figure 4: Proposed Zoning Page 18 of 115 ] Planning and Development Services Department Planning Division M E M O R A N D U M ********************************************** 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 conflicts 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. The proposed IL zoning is consistent with the MXD Future Land Use Map category. 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. FUTURE LAND USE CATEGORIESZONING DISTRICT AG-5 AG-2.5 RE RS RU RM RH R/C Cpub COM IND P/F MXD SD H T/U TVC 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. A water line runs along Airport West Commercial Park Road east of the property. Water service connection through the 22-acre property to the east should be explored. STANDARDS OF REVIEW AS SET FORTH IN THE LAND DEVELOPMENT CODE SECTION 11.06.03 Page 19 of 115 ] Planning and Development Services Department Planning Division M E M O R A N D U M 2. New Light Industrial property should not be located within 500 feet of any Aquatic Preserve or other specially designated aquatic habitat, or Category I Wetlands as described by 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, I-95 is east of N. Kings Highway, approximately three (3) miles away via N. Kings Highway and then east on Orange Avenue. 4. Light Industrial development shall not contribute to the degradation of surficial water quality. Improvements on the site will be subject to LDC natural resource protection standards, agency stormwater standards, and other standards that protect surface water quality. Also, FLUE Objective 1.1.5 policies discourage urban sprawl. The property is making use of and improving an existing facility that is adjacent to the Treasure Coast Airport and situated between Lakewood Park and Northwest Fort Pierce city limits. The property is near parcels that are part of Airport West Commerce Park which is served by central water and a sewer force main. Future infrastructure improvements anticipated 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 farmed for citrus until the devastation of the HLB citrus disease 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. [Remaining Page Intentionally Let Blank] Page 20 of 115 ] Planning and Development Services Department Planning Division M E M O R A N D U M Surrounding Land Use and Zoning Location Future Land Use Zoning Existing Land Use Subject Property MXD (Mixed Use District) AR-1 (Agricultural- Residential-1) Former electrical service facility North MXD AR-1 (Agricultural- Residential-1) Undeveloped South MXD IL (Industrial Light)Steel fabricator & storage yard East MXD AR-1 (Agricultural- Residential-1) Fallow agriculture Adjacent Parcels West TVC (Towns, Villages and Countryside) AG-1 (Agricultural-1)Fallow agriculture (with barn) D. Whether there have been changed conditions that require an amendment; Changed conditions include ongoing improvements to Kings Hwy., 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 AR-1 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, is within 1,500 feet of water and sewer lines. The property fronts 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. The use of an existing facility for similar types of light industrial use is not anticipated to exceed the capacity of public facilities. Prior to the issuance of a zoning compliance letter confirming the completion of building and site improvements, the applicant 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: The existing building and its intended use are not expected to exceed the existing level of service for this segment of roadway. 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. The company specializes inc custom stone installation that is designed, fabricated, and installed by its 20 employees. The estimated daily trips, including peak hour trips, would not exceed any roadway levels of service and would present minimal impacts for vicinity roads. Page 21 of 115 ] Planning and Development Services Department Planning Division M E M O R A N D U M Sewer & Water The existing site with metal building is on well and septic. The closest water line is located one mile to the southeast, at the southwest quadrant of the intersection of St. Lucie Blvd and Taylor Dairy Road. Parks: N/A (nonresidential). Drainage: The zoning compliance letter will confirm that site drainage improvements meet all 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. Mass Transit: The Area Regional Transit (ART) does not provide a fixed route service to this property and the immediate vicinity. The nearest fixed routes are approximately 2.5 miles to the north and 2.7 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. Emergency Medical Facilities: The nearest Fire/EMS station is Station # 4, approximately 3.7 miles to the east on the east side of the airport. 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 currently. 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. Page 22 of 115 ] Planning and Development Services Department Planning Division M E M O R A N D U M 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. A water and sewer line are located approximately one mile away, at the intersection of St. Lucie Boulevard and Taylor Dairy Road, and this line will likely be extended in the future to serve this and other industrial properties. I. Whether the proposed amendment would be in conflict with 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 & Board of County Commissioners may raise other matters regarding the proposed amendment. CONCLUSION: Staff has reviewed this petition and determined that it conforms to the Standards of Review as set forth in Section 11.06.03 of the St. Lucie County Land Development Code and is consistent with the St. Lucie County Comprehensive Plan Goals, Objectives, and Policies. 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; it 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 February 7, 2025; a sign was placed on the property; and written notice was mailed also on February 5, 2025, to owners of property within 500 feet of the subject property. As of the date of this staff report, no formal objections have been received by staff. Due to the relatively small size of the property and the lack of adjacent residential uses, the applicant determined that a Neighborhood Meeting was not necessary. RECOMMENDATION: Staff recommends the Planning and Zoning Commission forward a recommendation of approval to the Board of County Commissioners, for amendment of the Official Zoning Atlas to designate the subject parcel totaling +/- 1.38 acres as IL (Industrial, Light). Page 23 of 115 RESOLUTION No. 2025-XXX FILE NO.: RZ-2412-000039 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY, FLORIDA, AMENDING THE OFFICIAL ZONING ATLAS FOR A PARCEL TOTALING +-1.38 ACRES FROM THE AR-1 (AGRICULTURAL RESIDENTIAL-1) 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) True Stone Masonry presented a petition for an Amendment to the Official Zoning Atlas from AR-1 (Agricultural Residential-1) Zoning District to the IL (Industrial, Light) Zoning District, for a property located at 3076 Kings Highway, in unincorporated St. Lucie County, Florida, as depicted on the attached map as Exhibit A and described in Part A. 2) On February 20, 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/has not satisfied the requirements of Section 11.06.03 of the St. Lucie County Land Development Code and is/is not 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 AR-1 (Agricultural, Residential-1) Zoning District to IL (Industrial, Light) is being granted is described as follows: Legal Description: THE NORTH 200 FEET OF THE NORTH 447.4 FEET OF THE SOUTH 527.4 FEET OF THE EAST 300 FEET OF THE WEST 371 FEET OF THE NORTHWEST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 25, TOWNSHIP 34 SOUTH, RANGE 39 Page 24 of 115 Resolution No. 2025-XXX File No.: RZ-2412-000039 Page 2 EAST, SAINT LUCIE COUNTY, FLORIDA. A/K/A: 3076 NORTH KINGS HIGHWAY, FORT PIERCE, FL 34951 Parcel ID Number:1325-323-0001-000-0 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 AR-1 (Agricultural Residential-1) 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 December 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 X Larry Leet, Vice-Chair X James Clasby, Commissioner X Erin Lowry, Commissioner X Cathy Townsend, Commissioner X 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 25 of 115 Resolution No. 2025-XXX File No.: RZ-2412-000039 Page 3 Exhibit A Location Map Page 26 of 115 Resolution No. 2025-XXX File No.: RZ-2412-000039 Page 4 Exhibit B Concurrency Deferral Affidavit Page 27 of 115 Page 28 of 115 Page 29 of 115 Page 30 of 115 Page 31 of 115 Page 32 of 115 Page 33 of 115 Page 34 of 115 Page 35 of 115 Environmental resources Final report TO:Thomas Reetz, Planning & Development Services Department THROUGH:Aimee L. Cooper, Environmental Regulations Manager Amy E. Griffin, Environmental Resources Director FROM:Brian Ingram, Environmental Planner DATE:January 22, 2025 SUBJECT:True Stone Masonry LLC RZ-2412-000039 Background The Environmental Resources Department (ERD) is in receipt of the December 30, 2024, date-stamped submittal, transmitted on January 3, 2025, with comments due January 22, 2025, from Planning and Development Services. The applicant is requesting approval to rezone the property from Agricultural Residential, 1 dwelling unit per acre (AR-1) to Industrial Heavy (IH). The subject site consists of one (1), 1.38 acre parcel (Parcel ID: 1325-323-0001-000-0) located at 3076 Kings Hwy in Ft. Pierce, with a future land use of Mixed Use (MXD). The parcel is bound to the north and east by vacant agricultural grazing land, to the south by a light industrial, warehousing/distribution terminal use parcel, and to the west by Kings Hwy followed by a North Ft. Pierce Water Control District canal followed by vacant agricultural grazing land. Findings 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. Recommendation ERD has no objection to the approval of the rezoning application. Please contact Brian Ingram at 772-462-2393 if you have any questions. Page 36 of 115 Created: 2023-09-01 19:47:27 [EST] (Supp. No. 25) Page 1 of 6 3.01.03. Zoning Districts. E.AR-1 AGRICULTURAL, RESIDENTIAL - 1. 1.Purpose. The purpose of this district is to provide and protect an environment suitable for single-family dwellings at a maximum density of one (1) dwelling unit per gross acre, together with such other uses as may be necessary for and compatible with very low density rural residential surroundings. 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. Family day care homes. (999) b. 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) c. Single-family detached dwellings. (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 Requirements. Off-street parking requirements shall be in accordance with Section 7.06.00. 6.Conditional Uses: a. Crop services. (072) b. Family residential homes located within a radius of one thousand (1,000) feet of another such family residential home. (999) c. Industrial wastewater disposal. (999) d. Kennels - completely enclosed. (0752) e. Landscaping and horticultural services. (078) f. Retail: (1) Fruits and vegetables. (543) g. Riding stables. (7999) h. Veterinary services. (074) i. Telecommunication towers - subject to the standards of Section 7.10.23. (999) 7.Accessory Uses. Accessory uses are subject to the requirements of Section 8.00.00, and include the following: a. Agriculture (farms and ranches accessory to single-family detached dwelling). (01/02) b. Animals, subject to the requirements of Section 7.10.03. (999) c. Guest house subject to the requirements of Section 7.10.04. (999) Page 37 of 115 Created: 2023-09-01 19:47:27 [EST] (Supp. No. 25) Page 2 of 6 d. Mobile home subject to the requirements of Section 7.10.05. (999) e. Retail and wholesale trade - subordinate to the primary authorized use or activity. 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. 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) Page 38 of 115 Created: 2023-09-01 19:47:27 [EST] (Supp. No. 25) Page 3 of 6 (c) Glass products - made of purchased glass. (323) (10) Fabricated metal prod. - except machinery and transport. equip.: (a) Metal cans and shipping containers. (341) (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) Page 39 of 115 Created: 2023-09-01 19:47:27 [EST] (Supp. No. 25) Page 4 of 6 (g) Signs and advertising displays. (3993) (h) Morticians goods. (3995) (i) Manufacturing industries, NEC. (3999) (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) Page 40 of 115 Created: 2023-09-01 19:47:27 [EST] (Supp. No. 25) Page 5 of 6 (7) Hardware, plumbing and heating equipment, and supplies. (507) (8) Machinery, equipment, and supplies. (508) (9) Misc. durable goods: (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. Page 41 of 115 Created: 2023-09-01 19:47:27 [EST] (Supp. No. 25) Page 6 of 6 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: 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 42 of 115 Page 43 of 115 FUTURE LAND USE ELEMENT GOALS, OBJECTIVES AND POLICIES Goal 1.1: Ensure the highest quality living environment possible, through a mixture of land uses reflecting the needs and desires of the local residents and how they want their community to develop. The goal shall be implemented by strictly enforced building, zoning and development codes based on objectives and policies that will enhance St. Lucie County's natural and man-made resources while minimizing any damage or threat of degradation to the health, safety and welfare of the county's citizens, native wildlife and environment, through incompatible land uses. Objective 1.1.1: Land Use. Maintain the Future Land Use Map land with the following use designations to portray the future development patterns of St. Lucie County. Policy 1.1.1.1 - The following land use designations/intensities, as indicated on the Future Land Use Maps are provided as the pattern for the future development of the area within unincorporated St. Lucie County. Future Land Use Designation Residential Density Max Height4 (For Buildings) Max Lot Coverage (For Buildings) AG-5 Agriculture-5 1 du/5 acres (0.2 du/1 acre) - - AG-2.5 Agriculture-2.5 1 du/2.5 acres (0.4 du/1 acre) - - RE Residential Estate 1 du/a acre - - RS Residential Suburban 2 du/1 acre - - RU Residential Urban 5 du/1 acre - - RM Residential Medium 9 du/ 1 acre - - RH Residential High 15 du/ 1 acre - - R/C Residential/Conservation 1 du/5 acres (0.2 du/1 acre) - - Cpub Conservation-Public 0 du1 20 ft 5-10% COM Commercial 0 du1.5 60 ft3 40—50% IND Industrial 0 du1 80 ft 40—50% P/F Public Facilities 0 du1 80 ft 40—50% T/U Transportation/Utilities 0 du1 40 ft6 40—50% MXD Mixed Use Development 0.2-15 du/acre2.5 80 ft 40—50% H Historic 0 du1 40 ft 40—50% SD Special District 0.2-15 du/acre 80 ft 40—50% TVC Towns, Villages, & Countryside Variable pursuant to special areas plan. See TVC Element Goals, Objectives, and Policies. 1-9 du/acre - - Notes: 1 Residential uses permitted under specific conditions only. Refer to Zoning/Land Development Code for special restrictions in individual zoning districts. 2 Maximum Densities subject to compliance with intensity with intensity plans for each mixed use area, as set forth in Policy 1.1.8.4 3 For motel or hotel uses, the building spacing formula as identified in the Land Development Code shall be used to establish maximum building height, unless otherwise stipulated in the Hutchinson Island Building Height Overlay Zone section of the Land Development Code, or unless otherwise restricted by Code or Ordinance of the County. 4 Unless otherwise stipulated in the Hutchinson Island Height Overlay Zone section in the Land Development Code 5 Motels/hotels shall be allowed up to 36 units/acre. 6 The height of the Treasure Coast Airport shall be regulated by the Airport Zone Height Limitations established in Section 4.00.03, of the Land Development Code, as reviewed and approved by the Federal Aviation Administration (FAA). Page 44 of 115 St. Lucie County 1-3 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs and restrictions as set forth in the Land Development Code. Medium density residential land uses can act as a transition between the lower intensity RU areas and the more intense land use designations. Zoning applications within the RM land use area include single-family, multifamily, or PD zoning. G. Residential High (RH) Areas designated Residential High (RH) are intended to accommodate high density development, not to exceed 15 dwelling units per gross acre. In order to develop at this intensity, it must be possible to connect into a central water and wastewater service facility, and the subject property must be located in an area of the County which has available all urban services and facilities including fire protection, police, recreation, roadways, and schools. Limited nonresidential uses may be appropriate, in accordance with applicable standards and restrictions as set forth in the Land Development Code. H. Mixed Use Development (MXD) The intent of the Mixed Use Development (MXD) designation is to identify those areas where innovative land use concepts are encouraged. Application of this district should be with prudence, and should be only to those areas where traditional land use classifications do not afford the desired flexibility and community input in land use planning necessary to address local concerns. Candidates for this district include all I-95 interchange areas, the Treasure Coast International Airport, Community Development Districts created pursuant to Chapter 190, Florida Statutes and areas of special or unique environmental consideration that may not be appropriate for traditional land use designations. Uses within the areas classified as Mixed Use should be segregated as to intensity and indicated in the form of a concept master plan which is to be included as a part of the land use designation process. The following criteria, in addition to those as cited in Objective 1.1.7 (PUD, PNRD & PMUD), are to be used in the development of Mixed Use areas: • Unless otherwise compliant with the identified intensity classification, any change in zoning shall be to the Planned Unit Development (PUD), Planned Non- Residential Development (PNRD) or Planned Mixed Use Development (PMUD), as described in the St. Lucie County Land Development Code. Those properties with compatible existing zoning designations are encouraged to develop under the PUD, PNRD or PMUD regulations. • Residential development shall be regulated by the intensity district in which it is to take place. In no case should gross residential density exceed 15 du/ac. • All uses shall be compatible with adjacent land uses. I. Special District (SD) The intent of the Special District (SD) designation is to identify those areas where specific uses or combinations of uses are anticipated. SD designated areas include previously approved Community Development Districts, areas for which a site specific development plan or concept has been granted, or areas which by their location have specific issues and concerns for their development. Residential densities within an area designated as a Special District are limited to what the current land use designation authorizes. Any increase over the present designation may be considered only through the Plan Amendment process. Page 45 of 115 St. Lucie County 1-18 Adopted_updated 12.2022 Comprehensive Plan Future Land Use Element GOPs 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. Page 46 of 115 PROPERTY ADDRESS: REVISION DATE(S): SURVEY NUMBER: DATE SIGNED:FIELD WORK DATE: SURVEYORS CERTIFICATE POINTS OF INTEREST SEE PAGE 2 OF 2 FOR LEGAL DESCRIPTIONPAGE 1 OF 2 - NOT VALID WITHOUT ALL PAGES I hereby certify that this Survey of the lands described hereon was made under my direct supervision, and to the best of my knowledge and belief is a true and accurate representation of said lands and meets the Standards of Practice set forth in Chapter 5J- 15.050 through 5J -15.053, Florida Administrative Code, pursuant to section 472.027, Florida Statutes. This survey is not valid without the signature and original raised seal of a Florida licensed surveyor and mapper, except when the electronic signature and seal of a Florida licensed surveyor and mapper is affixed hereto. 2410.0759 3076 N KINGS HIGHWAY, FORT PIERCE, FLORIDA 34951 10/08/24 10/8/2024 W SUBJECT PROPERTY O.R.B. 5206, PGS. 630-631 300.00' (D) 200.00' (D) 200.00' (D) 300.00' (D) L1 LC N KINGS HIGHWAY (R/W WIDTH NOT VERIFIED) LANDS DESCRIBED IN: O.R.B. 1059, PGS. 2788-2790 LANDS DESCRIBED IN: O. R . B . 1 0 5 9 , P G S . 2 7 8 8 - 2 7 9 0 LA N D S D E S C R I B E D I N : O.R.B. 5165, PGS. 481-482 LANDS DESCRIBED IN: P.I.D. #1325-323-0002-000-7 P.I.D. #1325-323-0001-000-0 R/W R/W 40.7' 18.3' 49.6' 49.0' 97.6' 49.0' 7.3' 18.3' 1 STY. COMM #3076 69'± 155'± 6.57' W 2.84' N 0.17' W 3.63' S 0.06' E 3.45' S 117.3' 84.9' W LINE OF N 200' OF N 447.4' OF S 527.4' OF E 300' OF W 371' OF NW 1/4 OF SW 1/4 OF SEC 2, TWP 34S, RGE 39E N LINE OF N 200' OF N 447.4' OF S 527.4' OF E 300' OF W 371' OF NW 1/4 OF SW 1/4 OF SEC 2, TWP 34S, RGE 39E S LINE OF N 200' OF N 447.4' OF S 527.4' OF E 300' OF W 371' OF NW 1/4 OF SW 1/4 OF SEC 2, TWP 34S, RGE 39E E LINE OF N 200' OF N 447.4' OF S 527.4' OF E 300' OF W 371' OF NW 1/4 OF SW 1/4 OF SEC 2, TWP 34S, RGE 39E 1/2" FIR NO ID 5/8" FIRC ILL 4"X4" FCM NO ID FRRSPK NO ID @ SW COR OF SEC 2, TWP 34S, RGE 39E 5/8" FIRC LB 6840 UP UP 1/2" FIR NO ID 4"X4" FCM NO ID UP 5/8" FIRC ILL ASPHALT GRAVEL D/W GRAVEL D/WWELL C/P CONC.C/P CONC. 6' CLF 6' CLF 6' CLF 1.1' OFF 19.0' 18.1' 5. 7 ' O N 6' CLF METALSIGNPOST 38'± 274.32' (D) FN NO ID @ LOT COR. 0.6' ON 0.4' ON 0.5' ON 0.4' ON 105.6' LINE TABLE: L1 71.00' (D)SURVEYOR'S NOTES: FENCE OWNERSHIP NOT DETERMINED. 10.5' 18.0' 23.3' 45.4' COVERED DIRT 26.5' P.I.D. #1325-323-0003-000-4 P.I.D. #1325-323-0002-000-7 2410.0759 BOUNDARY SURVEY ST. LUCIE COUNTY 1 inch = 40' ft. GRAPHIC SCALE (In Feet) NONE VISIBLE (REV.1 10/10/2024) (REV.1 10/8/2024) Page 47 of 115 PROPERTY ADDRESS: SURVEY NUMBER: CERTIFIED TO: DATE SIGNED: BUYER: LENDER: TITLE COMPANY: COMMITMENT DATE:CLIENT FILE NO: GENERAL SURVEYORS NOTES:SURVEYORS LEGEND: LEGAL DESCRIPTION: FLOOD ZONE INFORMATION: JOB SPECIFIC SURVEYOR NOTES: SEE PAGE 1 OF 2 FOR MAP OF PROPERTY PAGE 2 OF 2 - NOT VALID WITHOUT ALL PAGES 2410.0759 3076 N KINGS HIGHWAY, FORT PIERCE, FLORIDA 34951 True Stone Properties, LLC 10/08/24 THE BEARINGS ARE REFERENCED TO THE FLORIDA STATE PLANE COORDINATE SYSTEM (WEST ZONE) NORTH AMERICAN DATUM OF 1983, (2011 ADJUSTMENT). THE NORTH 200 FEET OF THE NORTH 447.4 FEET OF THE SOUTH 527.4 FEET OF THE EAST 300 FEET OF THE WEST 371 FEET OF THE NORTHWEST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 25, TOWNSHIP 34 SOUTH, RANGE 39 EAST, SAINT LUCIE COUNTY, FLORIDA. A/K/A: 3076 NORTH KINGS HIGHWAY, FORT PIERCE, FL 34951 TRUE STONE PROPERTIES, LLC; JK CLOSINGS; WESTCOR NOT REVIEWED BY PERFORMING A SEARCH WITH THE LOCAL GOVERNING MUNICIPALITY OR WWW.FEMA.GOV, THE PROPERTY APPEARS TO BE LOCATED IN ZONE X (WITH A BASE FLOOD ELEVATION OF N/A). THIS PROPERTY WAS FOUND IN ST. LUCIE COUNTY UNINCORPORATED AREAS, COMMUNITY NUMBER 120285, PANEL NUMBER 0160 DATED 02/16/2012. 1.The Legal Description used to perform this survey was supplied by others. This survey does not determine nor imply ownership of the lands or any fences shown hereon. Unless the Title Commitment Number and Date is referenced on this survey, an examination of the abstract of title was NOT performed by the signing surveyor to determine which instruments, if any, are affecting this property. 2.The purpose of this survey is to establish the boundary of the lands described by the legal description provided and to depict the visible improvements thereon for a pending financial transaction. Underground footings, utilities, or other service lines, including roof eave overhangs were not located as part of this survey. Unless specifically stated otherwise the purpose and intent of this survey is not for any construction activities or future planning. 3.If there is a septic tank or drain field shown on this survey, the location depicted hereon was either shown to the surveyor by a third party or it was estimated by visual above ground inspection. No excavation was performed to determine its location. 4.This survey is exclusively for a pending financial transaction and only to be used by the parties to whom it is certified. 5.Alterations to this survey map and report by other than the signing surveyor are prohibited. 6.Dimensions are in feet and decimals thereof. 7.Any FEMA flood zone data contained on this survey is for informational purposes only. Research to obtain said data was performed at www.fema.gov and may not reflect the most recent information. 8.Unless otherwise noted “SIRC” indicates a Set Iron Rebar with a Cap stamped LB#8291, a minimum half inch in diameter and eighteen inches long. 9.If you are reading this survey in an electronic format, the information contained on this document is only valid if this document is electronically signed as specified in Chapter 5J17.062 (3) of the Florida Administrative Code and Florida Statute 472.025. The Electronic Signature File related to this document is prominently displayed on the invoice for this survey which is sent under separate cover. Manually signed and sealed logs of all survey signature files are kept in the office of the performing surveyor. 10.The symbols reflected in the legend and on this survey may have been enlarged or reduced for clarity. The symbols have been plotted at the approximate center of the field location and may not represent the actual shape or size of the feature. 11.Points of Interest (POI’s) are select above-ground improvements, which may appear in conflict with boundary, building setback or easement lines, as defined by the parameters of this survey. These POI’s may not represent all items of interest to the viewer. There may be additional POI’s which are not shown or called-out as POI’s, or which are otherwise unknown to the surveyor. 12.Utilities shown on the subject property may or may not indicate the existence of recorded or unrecorded utility easements. 13.The information contained on this survey has been performed exclusively by and is the sole responsibility of Exacta Land Surveyors, LLC. Additional logos or references to third party firms are for informational purposes only. 14.Pursuant to F.S. 558.0035, an individual employee or agent may not be held individually liable for negligence. 15.Due to varying construction standards, building dimensions are approximate and are not intended to be used for new construction or planning. LINETYPES Boundary Line Center Line Chain Link or Wire Fence Easement Edge of Water Iron Fence Overhead Lines Structure Survey Tie Line Vinyl Fence Wall or Party Wall Wood Fence SURFACE TYPES Asphalt Brick or Tile Concrete Covered Area Water Wood SYMBOLS Benchmark Center Line Central Angle or Delta Common Ownership Control Point Catch Basin Elevation Fire Hydrant Find or Set Monument Guywire or Anchor Manhole Tree Utility or Light Pole Well ABBREVIATIONS (C) - Calculated (D) - Deed (F) - Field (M) - Measured (P) - Plat (R) - Record (S) - Survey A/C - Air Conditioning AE - Access Easement ANE - Anchor Easement ASBL - Accessory Setback Line B/W - Bay/Box Window BC - Block Corner BFP - Backflow Preventer BLDG - Building BLK - Block BM - Benchmark BR - Bearing Reference BRL - Building Restriction Line BSMT - Basement C - Curve C/L - Center Line C/P - Covered Porch C/S - Concrete Slab CATV - Cable TV Riser CB - Concrete Block CH - Chord Bearing CHIM - Chimney CLF - Chain Link Fence CME - Canal Maintenance Easement CO - Clean Out CONC - Concrete COR - Corner CS/W - Concrete Sidewalk CUE - Control Utility Easement CVG - Concrete Valley Gutter D/W - Driveway DE - Drainage Easement DF - Drain Field DH - Drill Hole DUE - Drainage & Utility Easement ELEV - Elevation EM - Electric Meter ENCL - Enclosure ENT - Entrance EOP - Edge of Pavement EOW - Edge of Water ESMT - Easement EUB - Electric Utility Box F/DH - Found Drill Hole FCM - Found Concrete Monument FF - Finished Floor FIP - Found Iron Pipe FIPC - Found Iron Pipe & Cap FIR - Found Iron Rod FIRC - Found Iron Rod & Cap FN - Found Nail FN&D - Found Nail & Disc FRRSPK - Found Rail Road Spike GAR - Garage GM - Gas Meter ID - Identification IE/EE - Ingress/Egress Easement ILL - Illegible INST - Instrument INT - Intersection IRRE - Irrigation Easement L - Length LAE - Limited Access Easement LB# - License No. (Business) LBE - Limited Buffer Easement LE - Landscape Easement LME - Lake/Landscape Maintenance Easement LS# - License No. (Surveyor) MB - Map Book ME - Maintenance Easement MES - Mitered End Section MF - Metal Fence MH - Manhole MHWL - Mean High Water Line NR - Non-Radial NTS - Not to Scale NAVD88 - North American Vertical Datum 1988 NGVD29 - National Geodetic Vertical Datum 1929 OG - On Ground ORB - Official Records Book ORV - Official Record Volume O/A - Overall O/S - Offset OFF - Outside Subject Property OH - Overhang OHL - Overhead Utility Lines OHWL - Ordinary High Water Line ON - Inside Subject Property P/E - Pool Equipment PB - Plat Book PC - Point of Curvature PCC - Point of Compound Curvature PCP - Permanent Control Point PI - Point of Intersection PLS - Professional Land Surveyor PLT - Planter POB - Point of Beginning POC - Point of Commencement PRC - Point of Reverse Curvature PRM - Permanent Reference Monument PSM - Professional Surveyor & Mapper PT - Point of Tangency PUE - Public Utility Easement R - Radius or Radial R/W - Right of Way RES - Residential RGE - Range ROE - Roof Overhang Easement RP - Radius Point S/W - Sidewalk SBL - Setback Line SCL - Survey Closure Line SCR - Screen SEC - Section SEP - Septic Tank SEW - Sewer SIRC - Set Iron Rod & Cap SMWE - Storm Water Management Easement SN&D - Set Nail and Disc SQFT - Square Feet STL - Survey Tie Line STY - Story SV - Sewer Valve SWE - Sidewalk Easement TBM - Temporary Bench Mark TEL - Telephone Facilities TOB - Top of Bank TUE - Technological Utility Easement TWP - Township TX - Transformer TYP - Typical UE - Utility Easement UG - Underground UP - Utility Pole UR - Utility Riser VF - Vinyl Fence W/C - Witness Corner W/F - Water Filter WF - Wood Fence WM - Water Meter/Valve Box WV - Water valve JK CLOSINGS Page 48 of 115 Date Mailed February 7, 2025 Planning and Development Services Department 772.462. 2822 Applicant/Property Owner True Stone Properties, LLC 7324 Commercial CIR Fort Pierce, FL 34945 Project Location 3076 N. Kings Hwy. Parcel ID # 1325-323-0001-000-0 Fort Pierce, FL 34951 Future Land Use MXD (Mixed Use District) Existing Zoning AR-1 (Agricultural-Residential-1) Proposed Zoning IL (Industrial, Light) Staff’s Recommendation Forward this petition to the Board of County Commissioners with a recommendation for approval. Staff Thomas Reetz, Tel 772-462-2399 Email thomas.reetz@stlucieco.gov Mail 2300 Virginia Avenue Fort Pierce, FL 34982 Public Hearing Notice Thursday, February 20, 2025 Notice of Proposed Amendment to the Official Zoning Atlas Project Description The petitioners have requested a change in zoning from the AR-1 (Agricultural, Residential-1) Zoning District to the IL (Industrial, Light) Zoning District for a property con- sisting of +/-1.38 acres, located 3076 N. Kings Hwy., on the east side of N. Kings Highway, 1/3 mile north of St. Lucie Boulevard. Background The parcel is located in the N. Kings Highway corridor, an area that is transitioning from agricultur- al to non-residential uses, with a Future Land Use Map designation of Mixed Use. The property is lo- cated in an area with existing in- dustrial uses and IND/COM (Industrial/Commercial) future land use categories. Staff has conclud- ed that the requested change in zoning is not in conflict with the Land Development Code and Comprehensive Plan and recom- mends approval. Further details are available in the Planning and Development Services Department—please contact: Planning & Development Services Planning Division 772-462-2822 The St. Lucie County Planning and Zon- ing Commission has the power to review and recommend to the St. Lucie County Board of County Commissioners, for approval or disapproval, any applications within their area of responsibility. The Planning and Zoning Commission strongly encourages your input and com- ment at the public hearing. You may also mail or email written comments regard-ing this proceeding in advance of the public hearing for inclusion in the official record. Written comments to the Plan- ning and Zoning Commission should be received by the Planning and Develop-ment Services Department—Planning Division at least 3 days prior to the scheduled hearing. Anyone with a disability requiring accom-modations to attend this meeting may contact the SLC Community Risk Man- ager at least 48 hours in advance at 772.462.1546 or TDD 772.462.1428. Location: BOCC Chambers SLC Administration Annex, 2300 Virginia Avenue, Fort Pierce, FL 34982 John Doe 123 Anywhere St. Anywhere, USA 12345 Meeting Time: 6:00 PM (or soon thereafter ) PLANNING AND ZONING COMMISSION This notification was mailed to property owners within 500ft. of the petition site. Page 49 of 115 TR-41211261 ST. LUCIE COUNTY PLANNING AND ZONING COMMISSION PUBLIC HEARING AGENDA February 20, 2025 NOTICE OF A PROPOSED AMENDMENT TO THE OFFICIAL ZONING ATLAS The St. Lucie County Planning and Zoning Commission is scheduled to review and act upon the following proposed Resolution: RESOLUTION A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY AMENDING THE OFFICIAL ZONING ATLAS FOR A +/- 1.38 ACRE PARCEL LOCATED AT 3076 NORTH KINGS HIGHWAY FROM THE AR-1 (AGRICULTURAL, RESIDENTIAL-1) ZONING DISTRICT TO THE IL (INDUSTRIAL, LIGHT) ZONING DISTRICT. Petition Applicant: True Stone Properties, LLCPetition File Numbers: RZ 2412-000039 Parcel Number: 1325-323-0001-000-0 Location: 3076 N. Kings Hwy., (see map below).Purpose: This amendment to the Official Zoning Atlas for a +/-1.38 acre parcel to the Industrial, Light (IL) zoning designation. The Planning and Zoning Commission’s PUBLIC HEARING to review the proposed Rezoning 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, February 20, 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 and Zoning Commission should be received by the Planning and Development Services Department - Planning Division at least 3 days prior to the scheduled hearing. The petition file is available for review at the Planning and Development Services Department 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 and Zoning Commission has the power to review and make a recommendation of approval or disapproval to the Board of County Commissioners on all 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 AND ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA /S/RYAN BINNER, CHAIRPUBLISH DATE: February 7, 2025 Page 50 of 115 Page 51 of 115 Page 52 of 115 ITEM NO. (ID # 2025-3137) DATE: 2/20/2025 AGENDA REQUEST TO: Planning and Zoning Commission PRESENTED BY: Thad Crowe, Senior Planner SUBMITTED BY: Planning & Development Services SUBJECT: Land Development Code (LDC) Text Amendment to the AG-2.5 Zoning District requested by Riverside Citrus Harvesting LLC to allow Utility Trade Contractors with Specialty Storage, engaged in the construction of water and sewer mains, pipelines, communications and powerlines, as a Conditional Use subject to the supplemental standards of Land Development Code Section 7.10.36. BACKGROUND: This request for an LDC Text Amendment, filed by Riverside Citrus Harvesting LLC., proposes to would 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 an eligible Conditional Use within the Agricultural-2.5 (AG-2.5) Zoning District, and requiring adjacency and direct access to State Roads 68 or 70 (Orange Ave. or Okeechobee Rd.) as well as a minimum lot size of four acres and a minimum lot width of 250 feet. PREVIOUS ACTION: On June 7, 2022, the Board of County Commissioners adopted Ordinance 2022-012 which introduced Recreational Vehicle (RV) & Boat Storage Facilities, a subset of Standard Industrial Code Classification 7521 as an eligible Conditional Use within the AG-5 Zoning District subject to Supplemental Standards that establish location eligibility and design criteria for proposals, in addition to the Standards for Review and Application Procedure for authorizing a Conditional Use Permit. On May 9, 2023, the Board of County Commissioners advised staff, at their Informal Meeting, to propose Land Development Code language that would allow Utility Trade Contractors and storage for their associated materials as an eligible Conditional Use within the AG-5 zoning district. On February 6, 2024, the Board of County Commissioners adopted Ordinance 2024-10 to allow Utility Trade Contractors and storage for their associated materials as an eligible Conditional Use within the AG-5 zoning district, subject to supplemental and dimensional standards. FINANCIAL IMPACT: N/A RECOMMENDATION: Page 53 of 115 Staff recommends that the Planning & Zoning Commission forward a recommendation of approval to the Board of County Commissioners. The Commission may propose additional supplemental standards for the use. COMMISSION ACTION: RESULT: MOVER: None SECONDER: None AYES: None NAYS: None EXCUSED: None Coordination/Signatures Date: February 14, 2025 Benjamin Balcer, Planning & Development Services Director Page 54 of 115 Planning and Development Services Department Planning Division M E M O R A N D U M TO:Planning & Zoning Commissioners THROUGH:Benjamin Balcer, AICP, Planning and Development Services Director Kori Benton, AICP, Planning Manager FROM:Thad Crowe, AICP, Senior Planner DATE:February 12, 2025 SUBJECT:Utility Trade Contractors as Conditional Use in AG-2.5 Zoning Land Development Code Text Amendment TLDC-2409-000037 APPLICATION SUMMARY: The Applicant, Adrian Morales of Riverside Citrus Harvest LLC, represented by Logan Wellmeier of Dean, Mead, Minton and Moore, has requested a Text Amendment to the St. Lucie County Land Development Code (LDC), Section 3.01.03(B)(7), AG-2.5 Zoning District Conditional Uses, to allow 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 (Supplemental Standards for Recreational Vehicles, Boat Storage, and Utility Trade Contractor Facilities). The proposed changes would provide Conditional Use eligibility on AG-2.5-zoned properties that are 1) adjacent to and with direct access to State Roads 68 or 70 (Orange Ave. or Okeechobee Rd.), 2) at least four acres in size, and 3) have a minimum lot width of 250 feet. The Applicant is the owner property at 12387 Orange Avenue, in the AG-2.5 section of Orange Ave., cited last November for operating overnight utility truck parking operations without a business permit and zoning compliance and removing trees without a vegetation permit, linked to a lease. The Applicant is working to meet Code and part of these efforts include this LDC Text Amendment, which would allow Conditional Use review for the referenced site and other eligible properties. This Text Amendment provides a pathway for this and other similar uses for LDC compliance through site improvements such as landscape buffers and paving or providing alternative surfaces for vehicular use areas, both of which will help to reduce fugitive dust and improve appearances. The Applicant’s initial application did not include criteria 2) and 3) above, instead requiring adjacency to properties adjacent to a Utility- zoned parcel as well as contractor support for the Utility. This narrow condition would have limited the Conditional Use option to just one property in the two corridors, namely 12387 Orange Avenue. Staff believe that this would be special treatment and proposed as an alternative the minimum lot size and width standards which would expand eligibility to larger lots that can provide sufficient space for expanded buffers and noise diminishment by distance. The Applicant concurs with the proposed dimensional criteria. BACKGROUND: On June 7, 2022, the Board of County Commissioners adopted Ordinance 2022-012 which introduced Recreational Vehicle (RV) & Boat Storage Facilities as an eligible Conditional Use within the AG-5 Zoning District subject to Supplemental Standards that establish location eligibility and design criteria for proposals, in addition to the Standards for Review and Application Procedure for authorizing a Conditional Use Permit. Ordinance 2022-012 Supplemental Standards required: •RV & boat storage facility locations within 1.5 miles of State Road 68 (Orange Ave.) and State Road 70 (Okeechobee Rd.); •paved access; •visual screening with a minimum 30-foot wide landscape buffer with a berm and eight-foot tall wall; •paved parking; Page 55 of 115 Project Name: Morales Ag-2.5 Utility Contractor LDC Text Amendment TLDC-2409-000037 2 •utilities to serve facility; •limiting ambient lighting to 0.25 footcandles at property lines of adjacent parcels; •meeting Supplemental Standards for security gatehouses or access control devices (Sec. 7.10.15); •impervious surface for areas offering boat storage to ensure oil drip capture. •notice to property owners within 1,000 feet of the site (twice what is required for other development applications); and •additional (and reasonable) discretionary standards that the BoCC might include such as limitations on hours of operations and security provisions. On May 9, 2023, the Board of County Commissioners advised staff, at an Informal Meeting, to propose LDC language that would allow utility trade contractors as an eligible Conditional Use within the AG-5 zoning district. The Board adopted Ordinance 2024-10, adding utility trade contractors as a Conditional Use in AG-5 zoning. This ordinance also clarified the 1.5-mile proximity requirement for all three uses from proximity to either Orange Ave. or Okeechobee Rd. Ordinance 2024-10 also allowed alternative vehicular use area surfaces for utility trade contractors, where approved by the Board of County Commissioners through the Conditional Use Permit, including, but not limited to, asphalt millings, coquina rock, shell rock, and engineered surface products suitable for the expected vehicle loads and frequency of use. The Applicant/Owner currently leases the property to an FP&L utility trades subcontractor, and has recently received notice of several zoning violations, this being followed by meetings with Staff through the preapplication process to formulate LDC changes that would result in eventual conformance. PROPOSED LDC AMENDMENTS: PART A.Section 3.01.03, Zoning Districts, of the LDC is amended to add Section 3.01.03(B)(7)(o) as follows: 3.01.03. – Zoning Districts. * * * * * B. AG-2.5 Agricultural – 2.5 * * * * * 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, 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). In the AG-2.5 (Agricultural-2.5) Zoning District, utility trade contractor facilities may be authorized as a conditional use, if located adjacent to and with direct access to State Roads 68 or 70 (Orange Avenue or Okeechobee Road), and have a minimum lot size of four acres and a minimum lot width of 250 feet. Such proposals shall be subject to the standards of review set out in Section 11.07.00 and the following supplemental criteria: Page 56 of 115 Project Name: Morales Ag-2.5 Utility Contractor LDC Text Amendment TLDC-2409-000037 3 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. (Ord. No. 2022-12, Pt. B, 6-7-2022; Ord. No. 2024-10, § Pt. B, 2-20-2024) Figure 1: Orange Ave. Morales Site with Substation behind it Page 57 of 115 Project Name: Morales Ag-2.5 Utility Contractor LDC Text Amendment TLDC-2409-000037 4 Pursuant to St. Lucie County LDC Section 11.06.03, the Development Review Committee has reviewed the proposed Text Amendment to the Land Development Code, and found that these amendments meet the technical requirements and standards of review. In reviewing this application for a text amendment to the LDC, the Planning and Zoning Commission and Board of County Commissioners shall consider the following criteria. A. Whether the proposed amendment is in conflict with any applicable portions of the St. Lucie County Land Development Code; The stated purpose of the AG-2.5 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.” Utility trade contractors are now allowed through the conditional use process in AG-5 zoning, and are not a permitted or conditional use in any other zoning district, therefore this amendment expands potential locations for the use, with many AG-5 properties not being suitable for this use due to limited vehicular access. The large-lot character and agricultural emphasis of AG-2.5 zoning makes this use suitable in AG-5 under the right circumstances, as decided on a case-by-case basis through the Conditional Use Permit process, with consideration of criteria pertaining to compatibility, noise impacts, and traffic. Activities associated with agriculture often involve warehouse and open storage and the use of heavy equipment and large vehicles. Current LDC Supplemental Standards for utility trade contractors mitigate for visual and noise impacts, providing compatibility with standards through ample landscape buffers, paved and improved access and parking, and increased public notice. AG-2.5 locational and dimensional standards would be stricter than the AG-5 standards, with AG-5 locational standards requiring a maximum of 1,500 feet from Orange and Okeechobee Roads along with adjacency to these roads, and proposed AG-2.5 standards requiring the same agency along with dimensional standards requiring four-acre minimum lot size and 250-foot minimum lot width. As denoted in red, within Figure 2 above, parcels adjacent to Okeechobee Rd. comprise approximately 460 acres and parcels adjacent to Orange Ave. comprise approximately 520 acres. TEXT AMENDMENT STANDARDS OF REVIEW SECTION 11.06.03, ST. LUCIE COUNTY LAND DEVELOPMENT CODE Figure 2: County AG-2.5 Zoning District Snapshot Page 58 of 115 Project Name: Morales Ag-2.5 Utility Contractor LDC Text Amendment TLDC-2409-000037 5 B. Whether the proposed amendment is consistent with all elements of the St. Lucie County Comprehensive Plan; The AG-2.5 FLUM is described as follows. 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). The proposed text change does not conflict with the description of the AG-2.5 FLUM or with the goals, objectives and policies of the Comprehensive Plan. Future Land Use Element Policy 1.1.3.5 below provides a framework to evaluate conversion of ag to non-ag land uses, with Staff’s response shown for each criterion. 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; The Conditional Use process provides for case-by-case review to ensure that prospective utility trade contractors meet applicable Conditional Use criteria. Limiting utility trade contractors to larger and wider lots and requiring an extensive landscape buffer would increase compatibility.) b. maintains the viability of continued agricultural uses on adjacent lands; Four properties, within the AG-2.5, on the Orange Ave. corridor and one property, within the AG- 2.5, on the Okeechobee Rd. corridor have over time converted from citrus warehouse & distribution operations to non-agricultural utility trade, truck and equipment warehouse, parking and distribution. Current agricultural uses operating on parcels adjacent to the two corridors include cattle grazing on five parcels comprising +/- 84 acres, three plant nurseries, and two ag warehouses. c. contains soils suitable for urban use as defined by the St. Lucie County soil survey; Soils are anticipated to be suitable for development, with further evaluation on a case-by-case basis. d. is suitable with existing site-specific land characteristics; To be determined on a case-by-case basis. Page 59 of 115 Project Name: Morales Ag-2.5 Utility Contractor LDC Text Amendment TLDC-2409-000037 6 e. is consistent with comprehensive development plans; Allowing conditional use review for eligible parcels for utility trade contractors is not inconsistent with the County Comprehensive Plan and Land Development Code. f. will have available the necessary infrastructure concurrent with the anticipated demands for development; Utility trade contractor parking and equipment storage is a low-traffic generator and does not require urban services other than adequate transportation access, which is provided by Orange Ave. & Okeechobee Rd. g. will avoid the extension of the urban services boundary to create any enclaves, pockets, or finger areas; and, The Okeechobee Rd. and Orange Ave. AG-2.5 corridors are just outside the Urban Service Boundary, which runs along the eastern boundary of the corridors. Allowing utility trade contractors through Conditional Use Permits would not prompt the extension of the USB. h. Could not be feasibly located on non-agricultural land. Utility trade contractors are allowed as permitted uses in the IL, Industrial Light Zoning District, in the CG Commercial General Zoning District with indoor storage only, and by Conditional Use Permit in AG-5 zoning. While large areas of the County are zoned AG-5, much of this area does not have access to improved roadways and may not be convenient to ongoing commercial and residential development in the unincorporated County and municipalities. The Conditional Use allowance of utility trade contractors in AG-2.5 zoning will increase the number of eligible parcels while ensuring good road access for the use. Figure 3: Farm Store, Orange Ave. Figure 4: Warehouse and Truck Parking, Okeechobee & Eleven Mile Roads Figure 5: Large-Lot Residence, Orange Ave.Okeechobe e Road Page 60 of 115 Project Name: Morales Ag-2.5 Utility Contractor LDC Text Amendment TLDC-2409-000037 7 C. Whether and the extent to which the proposed amendment is inconsistent with the existing and proposed land uses; In terms of noise and visual impacts, utility trade contractors are similar to a number of AG-2.5 permitted uses like farming, livestock, and kennels, as well as AG-2.5 Conditional Uses such as aircraft storage, airports, farm products warehousing and storage, manufacturing (agricultural chemicals, food products, and lumber), and mining. The main purpose of utility trade contractor yards is parking of vehicles and storage of trailers, equipment and materials, which is not too different from allowable agricultural operations. The Conditional Use process adds another layer of review for specific properties and activities to mitigate for potential impacts and to improve compatibility, or if the location does not meet these criteria, denial is in order. Figure 6 provides a snapshot of the Orange Ave. AG-2.5 corridor, showing a dominant rural residential character with 14 homes, a plant nursery/landscape contractor, and on the south side of the road four trucking facilities. Figure 7 shows that the AG-2-zoned land adjacent to Okeechobee Rd. is also mostly residential, with 45 single-family detached homes (30 of those are in the Chupco’s Landing subdivision, Seminole Tribe), but also with two plant nurseries, a farm store selling feed and hay (and sheds), several barns and warehouses, a cemetery, and four trucking-related businesses. Ongoing code enforcement actions in the two corridors are intended to ensure that allowable agricultural- related warehouse-distribution uses do not morph into purely industrial trucking businesses. The Applicant is the utility trade contractor located on Orange Ave. just above the “U.” and is working with County Staff to meet Code through this text amendment. It should be noted that this property is approximately 0.23 acres short of the five acres needed to rezone to AG-5, which would be the only other route for consideration of a Conditional Use Permit application, since utility trade contractors are not allowed in any other zoning district as a permitted or conditional use. Figure 6: Orange Ave. Adjacent Parcels in AG-2.5 Zoning District Figure 7: Okeechobee Rd. Adjacent Parcels in AG-2.5 Zoning District Okeecho b e e Road Orange Avenue Co k e r “R o a d ” Page 61 of 115 Project Name: Morales Ag-2.5 Utility Contractor LDC Text Amendment TLDC-2409-000037 8 Figures 8 and 9 show (in purple) properties adjacent to Okeechobee Rd. and Orange Ave. that are over four acres in size and have a lot width of at least 250 feet, which would because of this text amendment be eligible for Conditional Use Permit consideration. Figure 8: Okeechobee Rd. Utility Trade Contractor Conditional Use Permit-Eligible Parcels in AG-2.5 Zoning District (minimum four acres & 250-foot lot width) Figure 9: Orange Ave. Utility Trade Contractor Conditional Use Permit- Eligible Parcels in AG-2.5 Zoning District (minimum four acres & 250-foot lot width) Okeecho b e e Road Orange Ave. Page 62 of 115 Project Name: Morales Ag-2.5 Utility Contractor LDC Text Amendment TLDC-2409-000037 9 D. Whether there have been changed conditions that require an amendment; The decline of the citrus industry in recent years has spurred the rethinking of alternative permitted and conditional uses that would help to stabilize or improve property values while retaining agricultural residential character. This LDC text change would provide an opportunity to bring nonconforming properties into LDC code compliance to meet landscaping, paving, and access standards, which will improve the appearance and property values in the corridors, with evaluation on a case-by-case basis. E. Whether and the extent to which the proposed amendment would result in demands on public facilities, and whether or to the extent to which the proposed amendment would exceed the capacity of such public facilities, including but not limited to transportation facilities, sewage facilities, water supply, parks, drainage, schools, solid waste, mass transit, and emergency medical facilities; The proposed text amendment itself will not directly alter demands on public services. Individual proposals would be evaluated as to their scale, operational scope and projected impacts on public facilities. F. Whether and the extent to which the proposed amendment would result in significant adverse impacts on the natural environment; Compliance with LDC resource protection and design and improvement standards will minimize adverse impacts. G. Whether and the extent to which the proposed amendment would adversely affect the property values in the area; The proposed amendment is not anticipated to have an adverse impact on property values in the affected area. H. Whether and the extent to which the proposed amendment would result in an orderly and logical development pattern specifically identifying any negative effects of such patterns; As stated in this analysis, utility trade contractors are similar in nature and intensity to other allowable and Conditional Uses, therefore allowing this use through the Conditional Use process, where unique factors pertaining to compatibility and project impacts can be addressed. I. Whether the proposed amendment would be in conflict with the public interest, and is in harmony with the purpose and intent of this code; The proposed amendment is not in conflict with the public interest and is in harmony with the purpose and intent of this code. It is in the County’s interest to allow additional permitted and Conditional Uses that are in keeping with the intent of the AG-2.5 FLUM and zoning, and that allow for protection of the public interest through the Conditional Use process. J. Any other matters that may be deemed appropriate by the Planning and Zoning Commission or the Board of County Commissioners, in review and consideration of the proposed amendment. The Planning and Zoning Commission and Board of County Commissioners may raise other matters regarding the proposed amendment to the text of the LDC. Figure 10: Plant Nursery on Orange Ave. Page 63 of 115 Project Name: Morales Ag-2.5 Utility Contractor LDC Text Amendment TLDC-2409-000037 10 STAFF RECOMMENDATION: The proposed text amendments meet the standards of review as set forth in Section 11.06.03 of the St. Lucie County LDC, and are not in conflict with the Goals, Objectives, and Policies of the St. Lucie County Comprehensive Plan. Staff recommends the Planning and Zoning Commission forward a recommendation of approval the proposed text amendments as presented below. PART A.Section 3.01.03, Zoning Districts, of the LDC is amended to add Section 3.01.03(B)(7)(o) as follows: 3.01.03. – Zoning Districts. * * * * * B. AG-2.5 Agricultural – 2.5 * * * * * 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, 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). In the AG-2.5 (Agricultural-2.5) Zoning District, utility trade contractor facilities may be authorized as a conditional use, if located adjacent to and with direct access to State Roads 68 or 70 (Orange Avenue or Okeechobee Road), and have a minimum lot size of four acres and a minimum lot width of 250 feet. Such proposals shall be subject to the standards of review set out in Section 11.07.00 and the following supplemental criteria: * * * * * Page 64 of 115 Page 1 Underline is for addition. Strikethrough is for deletion. Asterisks (***) indicate existing text not shown. ORDINANCE No. 2025-XX FILE NO.: TLDC-2409-000037 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. B. AG-2.5 AGRICULTURAL – 2.5., SUBSECTION 7. TO ALLOW, AS A CONDITIONAL USE, UTILITY TRADE CONTRACTORS WITH SPECIALTY STORAGE, ENGAGED IN THE CONSTRUCTION OF WATER AND SEWER MAINS, PIPELINES, COMMUNICATIONS AND POWERLINES, SUBJECT TO SUPPLEMENTAL STANDARDS AND DIMENSIONAL STANDARDS; PROVIDING FOR CONFLICTING PROVISIONS; PROVIDING FOR SEVERABILITY; PROVIDING FOR APPLICABILITY; PROVIDING FOR FILING WITH THE DEPARTMENT OF STATE; PROVIDING AN EFFECTIVE DATE; PROVIDING FOR ADOPTION; AND PROVIDING FOR CODIFICATION. WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, (Board) based on the testimony and evidence, including but not limited to the staff report, has 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 behalf of Adrian Morales, Riverside Citrus Harvest LLC, the law firm of Dean, Mead, Minton, and Moore, represented by Logan Wellmeier, presented a petition for this Amendment to the Land Development Code to allow Utility Trade Contractors in the AG-2.5 zoning district, subject to Supplemental Standards and Dimensional Criteria. 5. On February 20, 2025, 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/denial. Page 65 of 115 Page 2 Underline is for addition. Strikethrough is for deletion. Asterisks (***) indicate existing text not shown. 6. On ___________, this Board held the first public hearing on the proposed ordinance, after publishing due notice in the St. Lucie News Tribune. 7. On ____________, this Board held its second public hearing on the proposed ordinance, after publishing due notice in the St. Lucie News Tribune. 8. 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. B(7)q. as follows: 3.01.03. - Zoning Districts. * * * * B. AG-2.5 AGRICULTURAL -2. 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, Boat Storage, and Utility Trade Contractor Facilities. Section 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). In the AG-2.5 (Agricultural- 2.5) Zoning District, utility trade contractor facilities may be authorized as a conditional use for properties located adjacent to and with direct access to State Roads 68 or 70 (Orange Avenue or Okeechobee Road) with a minimum lot size of four acres and a minimum lot width Page 66 of 115 Page 3 Underline is for addition. Strikethrough is for deletion. Asterisks (***) indicate existing text not shown. of 250 feet. Such proposals shall be subject to the standards of review set out in Section 11.07.00 and the following supplemental criteria: * * * * * 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: Jamie Fowler, Chair XXX Larry Leet, Vice-Chair XXX James Clasby, Commissioner XXX Erin Lowry, Commissioner XXX Cathy Townsend, Commissioner XXX Page 67 of 115 Page 4 Underline is for addition. Strikethrough is for deletion. Asterisks (***) indicate existing text not shown. 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 ______ day of __________, 2025. Attest: Board of County Commissioners St. Lucie County, Florida By: Deputy Clerk Chair Approved As To Form and Correctness: By: County Attorney Page 68 of 115 PROPOSED PARCELS ELIGIBLE FOR CONSIDERATION OF UTILITY TRADE CONTRACTOR USE UNDER CONDITIONAL USE REVIEW (TLDC-2409-000037) s 8.2 ELIGIBLE UTILITY TRADE CONTRACTOR PARCELS (EXCEEDING 4-ACRE LOT SIZE & 250-FOOT LOT WIDTH) ORANGE AVE. AG-2.5 N. B R O C K S M I T H RD . S. B R O C K S M I T H RD . W. C O K E R RD . AG-2.5 SINGLE-FAMILY RESIDENCES ADJACENT TO ELIGIBLE PARCELS OKEECHOBEE RD. NO. OF ELIGIBLE LOTS: 9 ORANGE AVE.NO. OF ELIGIBLE LOTS: 12 GRAND TOTALNO. OF ELIGIBLE LOTS: 21 EL E V E N M I L E RD . MA T T H E W S R D . TEN M I L E CREE K CREEKSIDE Page 69 of 115 TR-41166595 ST. LUCIE COUNTY PLANNING AND ZONING COMMISSION PUBLIC HEARING AGENDA February 20, 2025 NOTICE OF A PROPOSED LAND DEVELOPMENT CODE AMENDMENT The St. Lucie County Planning and Zoning Commission is scheduled to review and act upon the following proposal for adoption by Ordinance: ORDINANCE AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY AMENDING LAND DEVELOPMENT CODE SECTION 3.01.03.B. (ZONING DISTRICTS, AG-2.5, AGRICULTURAL-2.5) TO ADD THE USE OF UTILITY TRADE CONTRACTOR WITH SPECIALTY STORAGE, ENGAGED IN THE CONSTRUCTION OF WATER AND SEWER MAINS, PIPELINES, AND COMMUNICATION AND POWERLINE CONSTRUCTION AS A CONDITIONAL USE IN THE AG-2.5 ZONING DISTRICT, SUBJECT TO LOCATIONAL AND SUPPLEMENTAL STANDARDS; AMENDING LAND DEVELOPMENT CODE SECTION 7.10.36 (SUPPLEMENTAL STANDARDS FOR RECREATIONAL VEHICLE, BOAT STORAGE, AND UTILITY TRADE CONTRACTOR FACILITIES) TO APPLY THESE SUPPLEMENTAL STANDARDS TO UTILITY TRADE CONTRACTORS IN THE AG-2.5 ZONING DISTRICT; PROVIDING FOR FINDINGS; PROVIDING FOR CONFLICTING PROVISIONS; PROVIDING FOR SEVERABILITY; PROVIDING FOR APPLICABILITY; PROVIDING FOR AN EFFECTIVE DATE; PROVIDING FOR CODIFICATION; AND PROVIDING FOR ADOPTION. Petition Applicant: Logan Wellmeier with Dean, Mead, Minton, and Moore on behalf of Riverside Citrus Harvesting, LLC. Petition File Number: TLDC-2409-000037. Purpose: The proposed amendments to the Land Development Code would add Utility trade contractors to the list of Conditional Uses in the AG-2.5 Zoning District and apply Supplemental Standards to this use. The Planning and Zoning Commission’s PUBLIC HEARING to review the proposed Land Development Code Text Amendment 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, February 20, 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 and Zoning Commission should be received by the Planning and Development Services Department - Planning Division at least 3 days prior to the scheduled hearing. The petition file is available for review at the Planning and Development Services Department 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 and Zoning Commission has the power to review and recommend to the St. Lucie Board of County Commissioners, for approval or disapproval, of any applications within their area of responsibility. 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 AND ZONING COMMISSION, ST. LUCIE COUNTY, FLORIDA /S/, RYAN BINNER, CHAIR PUBLISH DATE: February 7, 2025 Page 70 of 115 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 71 of 115 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 72 of 115 SUGGESTED MOTIONS: MOTION TO APPROVE AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING, INCLUDING STAFF COMMENTS, AND THE STANDARDS OF REVIEW AS SET FORTH IN SECTION 11.06.03, 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 APPROVE THE PROPOSED TEXT AMENDMENT TO THE LAND DEVELOPMENT CODE, AMENDING SECTIONS 3.01.03 B. 7. & 7.10.36 FOR UTILITY CONTRACTOR FACILITIES IN THE AG-2.5 ZONING DISTRICT AS CONDITIONAL USE, BECAUSE... [CITE REASONS 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 11.06.03, ST. LUCIE COUNTY LAND DEVELOPMENT CODE, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS DENY THE PROPOSED TEXT AMENDMENT TO THE LAND DEVELOPMENT CODE, AMENDING SECTIONS 3.01.03 B. 7. & 7.10.36 FOR UTILITY CONTRACTOR FACILITIES IN THE AG-2.5 ZONING DISTRICT AS CONDITIONAL USE, BECAUSE... [CITE REASONS WHY - PLEASE BE SPECIFIC] Page 73 of 115 ITEM NO. (ID # 2025-3135) DATE: 2/20/2025 AGENDA REQUEST TO: Planning and Zoning Commission PRESENTED BY: Irene Szedlmayer, Senior Planner SUBMITTED BY: Planning & Development Services SUBJECT: Artem Cove Petition to Rezone from AR-1 (Agricultural, Residential - 1) to RS-2 (Residential, Single-family-1) THIS ITEM IS QUASI-JUDICIAL BACKGROUND: The petition requests amendment of the Official Zoning Atlas from AR-1 (Agricultural, Residential – 1) to RS-2 (Residential, Single-Family-2) for a 5.7-acre parcel with the RS (Residential Suburban) Future Land Use designation which allows a maximum of two dwelling units per acre. A companion application for a Minor Site Plan which proposes ten single-family residential lots, is dependent upon the amendment of the Zoning Atlas and is eligible for administrative approval is currently under review. PREVIOUS ACTION: The AR-1 (Agricultural, Residential-1) Zoning District was assigned when St. Lucie County adopted a Zoning Ordinance in 1984. FINANCIAL IMPACT: No immediate impact. RECOMMENDATION: Staff recommends that the Planning and Zoning Commission provide a recommendation of approval to the Board of County Commissioners. COMMISSION ACTION: RESULT: MOVER: None SECONDER: None AYES: None NAYS: None EXCUSED: None Coordination/Signatures Page 74 of 115 Date: February 13, 2025 Benjamin Balcer, Planning & Development Services Director Date: February 13, 2025 Katherine Barbieri, Assistant County Attorney III Page 75 of 115 Planning and Development Services Department Planning Division M E M O R A N D U M GENERAL INFORMATION: Owners/Applicants:Artem V. Anisimov & Anna Urievna Shakhova 9221 Wentworth Lane Port St. Lucie, FL 34986-3287 Agent of Record:Blaine Bergstresser, PE KMA Engineering & Surveying, LLC 3001 Industrial Ave. 2 Fort Pierce, FL 34946 Location: S. 25th Street, approximately 2,000 feet south of Midway Road Existing Zoning:AR-1 (Agricultural, Residential – 1) Proposed Zoning:RS-2 (Residential, Single-Family-2) Future Land Use:RS (Residential Suburban) File No.: RZ-2409-000036 Parcel ID Number:3405-443-0001-000-0 Parcel Size:+/-5.7 acres. Existing Use: Undeveloped/fire-damaged pine flatwoods Proposed Use: A 10-lot residential subdivision compliant with RS-2 zoning standards, including 15,000 sq. ft. minimum lot area, 100-ft. minimum lot width, and 20% maximum building coverage. TO:Planning and Zoning Commission THROUGH:Benjamin Balcer, AICP, Planning & Development Services Director Kori Benton, AICP, Planning Manager FROM:Irene A. Szedlmayer, AICP, Senior Planner DATE:February 6, 2024 SUBJECT:Amendment of the Official Zoning Atlas to change the zoning district on +/-5.7 acres from AR-1 (Agricultural, Residential -1) to RS-2 (Residential, Single- Family-2) Zoning District Page 76 of 115 Project Name: Artem Cove File No.: RZ-2409-000036 Page 2 of 15 Exhibit 1: Aerial Map BACKGROUND: The petition requests amendment of the Official Zoning Atlas from AR-1 (Agricultural, Residential – 1) to RS-2 (Residential, Single-Family-2) for a 5.7-acre parcel with the RS (Residential Suburban) Future Land Use designation which allows a maximum of two dwelling units per acre. A companion application for a Minor Site Plan with ten single-family residential lots, which is dependent upon the amendment of the Zoning Atlas and is eligible for administrative approval, is currently under review. The subject land area is located about 2,000 feet south of W. Midway Road in the White City area of unincorporated St. Lucie County, with the boundaries of the City of Port St. Lucie and the City of Fort Pierce closing in through annexations. See Exhibit 5. On April 9, 2024, there was a fire on the subject parcel. The St. Lucie County Fire District and the Environmental Resources Department responded to the fire and extinguished it. The efforts to prevent the spread of the fire, prior to extinguishment, included a plow line which cleared a portion of the vegetation and impacted the soil. Native vegetation was removed without a permit, with an after-the-fact-vegetation removal permit issued on June 19, 2024. Subsequently, in August 2024, a Vegetation Removal Permit was issued to remove exotic, non- Page 77 of 115 Project Name: Artem Cove File No.: RZ-2409-000036 Page 3 of 15 native vegetation from the site. Any further removal of the native vegetation will be subject to a subsequent vegetation removal permit and accompanying tree mitigation requirements, pursuant to Land Development Code (LDC) Section 11.02.09.A.2.i.. Exhibit 2: Current AR-1 Zoning District [Remainder of page is blank.] Page 78 of 115 Project Name: Artem Cove File No.: RZ-2409-000036 Page 4 of 15 Exhibit 3: Proposed RS-2 Zoning District Exhibit 4: Future Land Use Map (no change proposed) Page 79 of 115 Project Name: Artem Cove File No.: RZ-2409-000036 Page 5 of 15 AMENDMENT OF ZONING ATLAS STANDARDS OF REVIEW SET FORTH IN LAND DEVELOPMENT CODE SECTION 11.06.03 The standards for reviewing proposed amendments to the Zoning Atlas are established by Section 11.06.03 of the St. Lucie County Land Development Code (LDC). In reviewing a rezoning application, the Planning and Zoning Commission and the Board of County Commissioners shall consider the following factors: A. Whether the proposed rezoning conflicts with any applicable portions of the St. Lucie County Land Development Code: The request to amend the Zoning Atlas for the subject property from AR-1 (Agricultural, Residential– 1) to the RS-2 (Residential, Single-Family -2) conforms with the applicable requirements of the LDC. As provided in LDC 3.01.03.E. the intent of the AR-1 (Agricultural, Residential–1) Zoning District is intended “to provide and protect an environment suitable for single-family dwellings at a maximum density of one (1) dwelling unit per gross acre, together with such other uses as may be necessary for and compatible with very low density rural residential surroundings.” On the other hand, LDC Section 3.01.03.H. describes the intent of the RS-2 Zoning District as “to provide and protect an environment suitable for single-family dwellings at a maximum density of two (2) dwelling units per gross acre, together with such other uses as may be necessary for and compatible with low density residential surroundings.” The statements of intent for the AR-1 and RS-2 Zoning Districts indicate the requested RS- 2 Zoning District is more appropriate than existing AR-1 Zoning for the subject parcel because, as illustrated in Exhibit 1, the area surrounding the subject site is not a “very low density rural residential” neighborhood but is appropriately considered a low-density area. The proposed Minor Site Plan is also required to comply with all applicable provisions of the Land Development Code. For example, connection to public water and sanitary sewer service is required, preservation and/or mitigation of all native trees impacted that satisfy the 12-inch DBH (Diameter at breast height) threshold; preservation or planting of one tree per 2,500 sq. ft. of each lot, and minimum setbacks of 25 feet front, 15 feet rear; 10 feet side, 20 feet on corner sides, and a 20% maximum building cover on each lot. B. Whether the proposed amendment is consistent with all elements of the St. Lucie County Comprehensive Plan: The RS-2 Zoning District, requested by the Applicant, is consistent with Comprehensive Plan Policy 1.1.1.2, which provides as follows regarding the Residential Suburban Future Land Use designation: “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 Page 80 of 115 Project Name: Artem Cove File No.: RZ-2409-000036 Page 6 of 15 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.” The requested RS-2 Zoning District for the subject parcel is also consistent with these Comprehensive Plan policies: ✓Policy 1.1.5.1: “Consistent with other policies, encourage the location of urban land use intensities, within the defined urban service boundary.” ✓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. ✓Objective 1.1.6: “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.” ✓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 . . . 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. ✓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. Exhibit 5: Urban Services Boundary Subject Site Midway Road US 1 Page 81 of 115 Project Name: Artem Cove File No.: RZ-2409-000036 Page 7 of 15 C. Whether and the extent to which the proposed zoning is inconsistent with the existing and proposed land uses: The proposed RS-2 Zoning District is consistent with the existing and proposed land uses in the area. The fact that the Residential Suburban Future Land Use designation allows up to two dwelling units per acre (DU/A) does not mandate rezoning to permit two DU/A. However, staff has concluded that the RS-2 Zoning District is appropriate for this 5.7-acre parcel. The land located in the vicinity of the subject site, west of the St. Lucie River and south of W. Midway Road, is almost entirely within the RS (Residential Suburban, maximum of 2 DU/A) or RU (Residential Urban, max of 5 DU/A) Future Land Use designations, though the existing development pattern is less intense than the maximum permitted by those future land use designations. Numerous lots west of the St. Lucie River and south of Midway Road are one acre or larger1, as required by the AR-1 Zoning District, but the majority of lots in the immediate area are smaller. The pattern of smaller, more urban lots had begun by the adoption of the St. Lucie County Zoning Ordinance in 1984. The 1984 Zoning Atlas, snapshots below, shows that the lots on River Hammock Lane, Canoe Carry Lane, Gray Twig Lane, Rainbow Drive, and Lucy Lane had already been created. Also illustrated is the rezoning from AR-1 to RS-2 of 3 parcels totaling +/-35 acres between 1987 through 1989. See Exhibit 6. Exhibit 6. Excerpts of 1984 Zoning Atlas, Map 34-05S and Map 34-04S 1 E.g., Dunn Road Acres, platted in 2005 (6 lots); Christensen Farms, platted in 2005 (7 lots); Charleston Oaks, platted in 1996 (7 lots); and seven un-platted lots on S. 25th Street north and south of the subject parcel. Subject Site Subsequent PUD Rezoning for Southern Oak Estates Recent PNRD Rezoning for Retail Center 25 th St r e e t Midway Road Page 82 of 115 Project Name: Artem Cove File No.: RZ-2409-000036 Page 8 of 15 Despite the urbanization that began prior to the adoption of the Zoning Atlas in 1984, the AR-1 Zoning District is still common in the vicinity of the subject parcel, with receding lines along Midway Road and 25th Street observed. Exhibit 7 illustrates other nearby land areas with AR-1 Zoning (including the subject parcel) as well as the nearby boundaries of the City of Fort Pierce and the City of Port St. Lucie. The larger, contiguous area of the AR-1 Zoning District is north of Midway Road. As described in the previous paragraph, south of Midway Road, the AR-1 Zoning District is mostly limited to three small subdivisions and seven un- platted lots. While the AR-1 Zoning District remains appropriate for particular parcels in the vicinity of the subject parcel despite location within the Urban Services Boundary, the average lot size in the surrounding area is well below one acre. Exhibit 7. AR-1 Zoning District and Subject Property in Context of Municipal Boundaries = Port St. Lucie = Fort Pierce = SLC AR-1 Zoning District As shown in Exhibit 3, the surrounding area represents a variety of residential zoning districts including RS-4, RS-3, RS-2, AR-1, and PUD, as well as non-residential zoning districts such as CG (Commercial, General), PNRD (Planned Non-Residential Development), and I (Institutional). Exhibit 8 identifies the residential zoning districts, other than AR-1, in the vicinity of the subject site Comprehensive Plan Policy 1.1.1.3. identifies 19 zoning districts as compatible with the RS Future Land Use designation, including four residential zoning districts: •AR-1 (Agricultural, Residential-1) •RE-1 (Residential, Estate -1 DU/A (dwelling unit per acre) •RE-2 (Residential, Estate – 2 DU/A) •RS-2 (Residential, Single-Family – 2 DU/A). The basic standards applicable in each of these zoning districts are provided in Table 1, further below. Subject Parcel Midway Road 25 th St r e e t Page 83 of 115 Project Name: Artem Cove File No.: RZ-2409-000036 Page 9 of 15 Exhibit 8. Other Residential Zoning Districts in Vicinity of Subject Parcel Legend Zoning District Zoning District Standards As-built density & lot sizes COPSL* Single-Family Residential-2 min. lot area = 10,000 SF. PSL Sec. 48 = 3.03 DU/A Lots: 9,583 SF to 20,908 SF PUD NA Ravinia = 2.77 DU/A; Lots: < 5,000 SF.; some > 6,500 SF. Southern Oak Estates = 1.05 DU/A; Lots: 0.78 acres to 5.06 acres RS-2 15,000 SF Noble Oak = 1.6 DU/A; Lots: 0.34 acres to 1.02 acres River Branch = 1.4 DU/A; Lots: 0.5 to 0.6 acres River Hammock = 1.5 DU/A; Lots: 0.42 to 1.93 acres Canoe Creek = 1.1 DU/A; Lots: 0.44 to 1.77 acres RS-3 10,000 SF +/- 2 DU/A * COPSL = City of Port St. Lucie Subject Parcel Midway Road 25 th St r e e t Page 84 of 115 Project Name: Artem Cove File No.: RZ-2409-000036 Page 10 of 15 Table 1. Standard Residential Zoning Districts consistent with RS Future Land Use Min. Setbacks/ Min. Yards (ft.) District Max. Density Min. Lot Area (sq. ft.) Min. Lot Width (ft.) Min. Front- age (ft.)Front Rear Side Side at Corner Max. Bldg. Height Max. Bldg. Cover AR-1 1 DU/A 43,560 150 30 50 30 20 30 35 20% RE-1 1 DU/A 43,560 150 30 50 30 20 30 35 20% RE-2 2 DU/A 17,500 100 100 25 15 10 20 35 20% RS-2 2 DU/A 15,000 100 30 25 15 10 20 35 20% While most of the lots in the area are smaller than the 1-acre minimum area required by the AR-1 Zoning District, the RS-2 Zoning District allows 15,000 sq. ft. lots, which is smaller than the prevalent development pattern in this area. Most of the older lots are one-half acre or larger but are not connected to a public wastewater treatment system. They are served by onsite sewage treatment and disposal systems (septic systems). When new lots are created in St. Lucie County, one-half acre is the minimum lot area that can utilize a septic system. On the other hand, the RS-2 Zoning District requires substantially larger lots than the Ravinia PUD to the west of the subject site and the Port St. Lucie Section 48 PUD to the south. The lots in Ravinia are generally less than 5,000 sq. ft. with only a few exceeding 6,500 sq. ft. The lots in the Port St. Lucie Section 48 PUD are mostly +/- 10,000 sq. ft. with a handful exceeding 14,000 sq. ft. One important feature the requested RS-2 zoning shares with these smaller residential lots is that service by public water and sanitary sewer utilities is mandatory. Public utility service is appropriate within the Urban Services Boundary. Table 2: Current Zoning, Future Land Use & Existing Land Use of Adjacent Properties Location Future Land Use Zoning District Existing Land Use Subject Property RS AR-1 (existing) RS-2 (requested) Vacant; fire damaged pine flatwoods North RS AR-1 Large lot single—family residential South RS AR-1 Large lot single-family residential; stormwater detention East RS RS-2 & PUD Single-family residential Ad j a c e n t P a r c e l s West RS / RU (further west) AR-1 / PUD (further west) Large lot single-family residential & compact lots in Ravinia (further west ) Page 85 of 115 Project Name: Artem Cove File No.: RZ-2409-000036 Page 11 of 15 D. Whether there have been any changed conditions that require an amendment. St. Lucie County adopted a zoning ordinance in 1984 and at that time assigned the subject property the AR-1 Zoning District. According to the 1980 U.S. Census of Population, the population of St. Lucie County was 87,182. Fast forward to 2025, and the estimated population of St. Lucie County is 385,443, an increase more than four-fold. Also, since the Zoning Atlas was adopted, the Noble Oaks, River Branch Estates, and Southern Oak Estates Subdivisions were developed, all with lots sizes below one acre, and Midway Road and S. 25th Street were each widened to four lanes plus turn lanes and sidewalks. Finally, public, potable water distribution lines and wastewater collection and transmission lines have been installed by the City of Port St. Lucie Utilities department to serve this area. Transit services are also provided adjacent to the site. These changes may not mandate an amendment of the Zoning Atlas to allow the creation of 15,000 sq. ft. (min.) residential lots, but the rezoning is consistent with and supported by these changes. E. Whether and the extent to which the proposed amendment would result in demands on public facilities, and whether or to the extent to which the proposed amendment would exceed the capacity of such public facilities, including but not limited to transportation facilities, sewage facilities, water supply, parks, drainage, schools, solid waste, mass transit, and emergency medical facilities. The proposed amendment is anticipated to result in a nominal increase in demand on public facilities, upon future development, with no indication that the demand would cause adverse effects to the capacity of such public facilities, with highlights below. 1. Water and Wastewater The subject site is located with the City of Port St. Lucie’s Utility Service Area. The City’s Utility System has a 10-inch sanitary sewer force main on the east side of the S. 25th Street right-of-way and a 12-inch water main along the west side of S. 25th Street. Public water and wastewater lines will be installed to serve any development that occurs pursuant to the RS-2 zoning. 2. Fire Protection and Emergency Medical Services Fire protection and Emergency Medical Services are available from St. Lucie County Fire District Station 6, located at 350 E. Midway Road, Fort Pierce, approximately 2.4 miles east of the subject site. Additionally, St. Lucie County Fire District Station 3, located at 480 SW Ravenswood Lane in Port St. Lucie is located approximately 4.3 miles south of the subject site. 3. Transportation RS-2 Zoning is anticipated to permit the development of up to ten detached single-family homes. These ten dwellings can be expected to generate in the range of 94 to 121 vehicle Page 86 of 115 Project Name: Artem Cove File No.: RZ-2409-000036 Page 12 of 15 trips daily, half entering the site and half departing the site. S. 25th Street/NW St. James Drive is operating at a Level of Service C. Although the AR-1 District is limited to 1 DU/AC, a guest home per single-family dwelling is permissible whereas the RS-2 District does not permit a guest home. The St. Lucie County ART (Area Regional Transit) Route #8 provides hourly service both northbound and southbound on S. 25th Street between 7 a.m. and 10 a.m. and between 3 p.m. and 6 p.m., connecting downtown Fort Pierce and the Port St. Lucie Community Center on SW Airoso Blvd. 4. Schools Ten single-family dwelling units are expected to yield only modest demand for school capacity. St. Lucie County School District assumes each detached single-family dwelling will generate 0.405 school students. Ten houses will therefore generate 4 students. School Distance from subject site Student Capacity Enrollment % of capacity White City Elementary 1.5 miles 637 77% River’s Edge Elementary 0.75 miles 890 88% Southern Oaks Middle 0.63 miles 1,154 73% Fort Pierce Central 1.5 miles 2,453 130% Additionally, several private, religious-based schools and charter schools are in the vicinity. While the Fort Pierce Central High School currently has enrolled students equivalent to 130% of the school’s capacity, Legacy High School is scheduled to open for the 2025-2026 school year. Re-districting of sending zones will release capacity at Fort Pierce Central High School. 5. Parks An amendment of the Zoning Atlas to permit ten dwelling units can be expected to generate a negligible effect on the County’s Parks and Recreation Level of Service. According to the U.S. Census Bureau, the St. Lucie County household has an average of 2.6 persons. As provided in Comprehensive Plan Policy 7.1.1.1, the St. Lucie County Parks and Recreation Level of Service is as follows: a. Community parks: 5 acres/1000 residents in the unincorporated area b. Regional parks: 2.5 acres/1000 population countywide c. Resource-based Parks: 21.2 acres/1000 population countywide. Pursuant to that adopted LOS standard, 26 residents gives rise to a need for 0.13 acres of Community Parks, 0.07 acres of Regional Parks and 0.55 acres of resource-based parks. Ten single-family dwellings, assessed the adopted fee rates, will collectively pay $21,337.50 in Parks and Recreation impact fees which are intended to cover the impact these ten dwellings create. Page 87 of 115 Project Name: Artem Cove File No.: RZ-2409-000036 Page 13 of 15 White City Park is less than one mile to the north and east. Additionally, St. Lucie County has several preserve areas along the St. Lucie River available for passive recreation, including the Oxbow Eco-Center, about 1.3 miles south on S. 25th Street/NW St. James Drive. 6. Drainage The subject parcel is approximately 1,000 feet west of the North St. Lucie River floodplain. It is identified on the Flood Insurance Rate Maps by the Federal Emergency Management Agency (FEMA) as in an area of minimal flood hazard. The development of a residential subdivision will be required to meet all adopted Levels of Service for flood prevention and stormwater detention and treatment. Stormwater discharge permits will be required from the South Florida Water Management District and the North St. Lucie River Water Control District. Summary The St. Lucie County Concurrency Requirements for public facilities and services as well as impact fees levied on new construction are intended to assure that adequate public facilities and services are available at the time those impacts are experienced and that the costs of the impacts of new development is born by the development. Further analysis will be required prior to Final Site Plan approval. F. Whether and the extent which the proposed amendment would result in significant adverse impacts on the natural environment: Prior to the April 2024 brush fire, the Applicant’s Environmental Impact Report, described the subject land area as pine flatwoods with Slash Pine (Pinus densa), Cabbage Palm (Sabal palmetto) Saw Palmetto (Seranoa repens), Laurel Oak (Quercus laurifolia), and Guava (Psidium guajava). No wetlands, gopher tortoise burrows or state or federally listed species were found on site. The amendment of the Zoning Atlas itself creates no direct impact on native tree canopy. The Site Plan will be required to preserve no less than 15% of the existing native upland vegetation and to mitigate for any native tree species that are removed. The soil on-site has been identified as 100% Nettles and Oldsmar sands, which is described as follows: “This is a poorly drained, nearly level soil found in areas of broad flatwoods. . . . The water table is typically at a depth of 10 inches for 2 to 4 months during wet seasons, and at a depth of 10 to 40 inches for 6 months or longer in most years. Natural vegetation includes slash pine, cabbage palm, saw palmetto, wax myrtle, inkberry, fetterbush, creeping bluestem, chalky bluestem, Florida threeawn, and pineland threeawn. This soil has severe limitations for cultivated crops unless water control and other food management practices are provided. This soil has potential for improved pasture grasses and high potential for dwellings without basements, small commercial buildings, and roads.” The County Environmental Resources Department reviewed the application to amend the Zoning Atlas and concluded that the rezoning is not anticipated to result in any Page 88 of 115 Project Name: Artem Cove File No.: RZ-2409-000036 Page 14 of 15 adverse environmental impacts as no development activities are authorized by the rezoning. ERD will further review the site plan and building permit applications. G. Whether and the extent to which the proposed amendment would adversely affect property values in the area. The proposed zoning change is not anticipated to have an adverse impact on property values in the area. The amendment of the Zoning Atlas will result in residential lots of comparable value to those in the area. H. Whether and the extent to which the proposed amendment would result in an orderly and logical development pattern specifically identifying any negative effects of such patterns. The proposed RS-2 Zoning District will contribute to an orderly and logical pattern on the subject site and the nearby vicinity. Because the rezoning is requested for a modest 5.7-acre parcel and only ten residential lots will be possible, the smaller lots sizes are compatible with the larger, older lots in the area whereas a request for RS-2 zoning on a more substantial land area may cause more conflict with the existing development pattern. I. Whether the proposed amendment would conflict with the public interest and is in harmony with the purpose and intent of this Code. The proposed Zoning Atlas amendment would not conflict with the public interest and is in harmony with the purpose and intent of the St. Lucie County Land Development Code. As stated in LDC Section 1.02.01., the St. Lucie County Land Development Code “is related to, based on, consistent with, and adopted to effectuate and implement the policies of the St. Lucie County Comprehensive Plan pursuant to F.S. § 163.3201, in order to preserve, protect, and improve the public health, safety, comfort, good order, appearance, convenience, and general welfare; encourage the most appropriate use of land, water, and resources; preserve and enhance the value of land and the character and stability of residential, agricultural, commercial, and industrial areas; facilitate the adequate and efficient provision of transportation, water, sewage, schools, parks, recreational facilities, housing, and other services; and to conserve, develop, utilize, and protect the natural resources within the County.” J. Any other matters that may be deemed appropriate by the Planning and Zoning Commission or the Board of County Commissioners, in review and consideration of the proposed amendment. The Planning and Zoning Commission and the Board of County Commissioners may raise other matters regarding this proposed amendment to the Official Zoning Atlas. SUMMARY OF ANALYSIS: Based upon staff’s analysis contained in this report, the proposed rezoning from AR-1 (Agricultural, Residential – 1) to the RS-2 (Residential Single Family-2) is consistent with the St. Lucie County Comprehensive Plan and Land Development Code. NEIGHBORHOOD MEETING: No Neighborhood Meeting was held. Page 89 of 115 Project Name: Artem Cove File No.: RZ-2409-000036 Page 15 of 15 PUBLIC NOTICE: In accordance with requirements in LDC Section 11.00.03, on Friday, February 7, 2025, notice of the Planning and Zoning Commission public hearing was published in the St. Lucie News Tribune; notices were mailed to owners of real property located within 500 feet of the subject property; and signs were erected on the subject property to inform passers-by of the public hearing. Staff has received no comments or inquiries in response to such notice. STAFF RECOMMENDATION: Staff recommends the Planning & Zoning Commission forward a recommendation of approval to the Board of County Commissioners. Page 90 of 115 Resolution No. 2025-__ Page 1 File No.: RZ-2409-000036 RESOLUTION 2025-__ File Number: RZ-2409-000036 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY, AMENDING THE OFFICIAL ZONING ATLAS FROM THE AR-1 (AGRICULTURAL, RESIDENTIAL-1) ZONING DISTRICT TO THE RS-2 (RESIDENTIAL, SINGLE-FAMILY-2) FOR +/-5.7 ACRES LOCATED WITHIN ST. LUCIE COUNTY, FLORIDA. WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, based upon acceptable evidence, including but not limited to the staff report, has made the following determinations: ZONING ATLAS AMENDMENT 1)KMA Engineering & Surveying, LLC, on behalf of the property owners, Artem V. Anisimov and Anna Urievna Shakhova, Inc., presented a petition to amend the Official Zoning Atlas from the AR-1 (Agricultural, Residential-1) Zoning District to the RS-2 (Residential, Single-Family-2) Zoning District, for certain property in St. Lucie County, Florida, located on S. 25th Street as depicted on the attached map as Exhibit A and described in Part A below. 2)The St. Lucie County Development Review Committee reviewed the petition to re- zone the property and found it to meet the technical requirements and to be consistent with the St. Lucie County Comprehensive Plan. 3)On February 20, 2025, following installation of signs on the property, mailing of notice to all owners of real property within 500 feet of the subject site, and publication of an advertisement in the St. Lucie News Tribune at least 10 days prior to the hearing, the St. Lucie County Planning and Zoning Commission, held a public hearing at which all interested persons were given an opportunity to be heard. 4)The Planning and Zoning Commission voted to recommend that the Board of County Commissioners APPROVE/DENY the requested rezoning for the property described in Part A. 5)On _________, following installation of signs on the property, mailing of notice to the owners of real property within 500 feet of the subject site, and publication of an advertisement in the St. Lucie News Tribune at least 10 days prior to the hearing, the Board of County Commissioners held a public hearing on this petition, at which all interested persons were given an opportunity to be heard, and determined to APPROVE/DENY the request for the property described in Part A. 6)The proposed zoning change is consistent with the St. Lucie County Comprehensive Plan and has satisfied the requirements of Section 11.06.03. of the St. Lucie County Land Development Code. Page 91 of 115 Resolution No. 2025-__ Page 2 File No.: RZ-2409-000036 NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of St. Lucie County, Florida: ZONING ATLAS AMENDMENT A. The property on which the Zoning Atlas Amendment, or change in zoning, from the AR-1 (Agricultural, Residential-1) to RS-2 (Residential, Single-Family-2) is being granted is described as follows: The property contains 5.7 acres, more or less. Parcel ID Number: 3405-443-0001-000-0 B. The St. Lucie County Planning and Development Services Director shall be authorized to amend the Official Zoning Map to change the zoning of the property herein described, from AR-1 (Agricultural, Residential–1) to RS-2 (Residential, Single-Family- 2) and to make notation of the date of adoption of this Resolution. C. A Concurrency Deferral Affidavit, a copy of which is attached hereto as Exhibit D and made a part hereof the Resolution, was signed by the applicant on September 17, 2024. D. A copy of this Resolution shall be provided to the owner of record as identified on the application. E. This Resolution shall be recorded in the Public Records. F. ADOPTION After motion and second, the vote on this Resolution was as follows: Jamie Fowler, Chair ___ Larry Leet, Vice Chair ___ Page 92 of 115 Resolution No. 2025-__ Page 3 File No.: RZ-2409-000036 James Clasby, Commissioner ___ Erin Lowry, Commissioner ___ Cathy Townsend, Commissioner ___ 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: ___________________ BY: ______________________________ DEPUTY CLERK COUNTY ATTORNEY Page 93 of 115 Resolution No. 2025-__ Page 4 File No.: RZ-2409-000036 EXHIBIT A (LOCATION MAP) W. Midway Road S. 25th St. Subject Property Page 94 of 115 Resolution No. 2025-__ Page 5 File No.: RZ-2409-000036 Exhibit B Concurrency Deferral Affidavit Page 95 of 115 Suggested Motions MOTION TO APPROVE: AFTER CONSIDERING THE EVIDENCE PRESENTED DURING THE PUBLIC HEARING, INCLUDING THE STAFF REPORT AND PRESENTATIONS MADE BY STAFF AND THE APPLICANT, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION RECOMMEND THAT THE BOARD OF COUNTY COMMISSIONERS APPROVE THE PETITION TO CHANGE THE ZONING FROM AR-1 (AGRICULTURAL RESIDENTIAL–1 DU/ACRE) TO RS-2 (RESIDENTIAL,SINGLE-FAMILY-2) BECAUSE . . . [CITE REASON(S) WHY – PLEASE BE SPECIFIC] MOTION TO DENY: AFTER CONSIDERING THE EVIDENCE PRESENTED DURING THE PUBLIC HEARING, INCLUDING THE STAFF REPORT AND PRESENTATIONS MADE BY STAFF AND THE APPLICANT, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION RECOMMEND THAT THE BOARD OF COUNTY COMMISSIONERS DENY THE PETITION TO CHANGE THE ZONING FROM AR-1 (AGRICULTURAL RESIDENTIAL – 1 DU/ACRE) TO RS-2 (RESIDENTIAL,SINGLE-FAMILY-2) BECAUSE . . . [CITE REASON(S) WHY – PLEASE BE SPECIFIC] Page 96 of 115 Subject Site Page 97 of 115 Subject Site Page 98 of 115 Subject Site Page 99 of 115 Subject Site Page 100 of 115 Subject Site Page 101 of 115 KMA Engineering & Surveying 3001 Industrial Ave 2 Fort Pierce, FL 34946 St. Lucie County Planning December 12, 2024 2300 Virginia Ave Fort Pierce, FL 34982 Subject: Artem Cove We are proposing a ten (10) lot single family development at 5371 S 25th St, Ft.Pierce,FL. Currently the site is zoned AR-1with single family residences to the north, a canal to the west, a St .Lucie County owned wet pond to the south and South 25th Street to the east. The site has a future land use designation of RS which is intended for large lot single family residents. Surrounding neighborhoods have PUD or RS-2 zoning. We would be requesting zoning similar to RS-2 with minimum lot widths of 100’. The maximum buildable area is shown on each lot with a dashed line that is based off the required setbacks. There is a 30’ wide parcel to the south that is currently utilized to access the single family residence west of the canal. Stormwater will be routed to a wet pond in the NW corner of the site and existing trees will be preserved around the pond. A tree survey is being performed and the goal is to preserve the existing landscaping along the perimeters to act as a landscape buffer A private lift station will be utilized and a watermain will be installed in the project. Utilities will be provided by City of Port St. Lucie Please let me know if you have any questions or comments. Sincerely, Blaine Bergstresser, P.E. Page 102 of 115 10 9 8 7 6 5 4 3 2 1 Y SS S SSSSSSSSSSSSS S MAX AREA MAX AREA MAX AREA MAX AREA MAX AREA MAX AREA MAX AREAMAX AREAMAX AREA MAX AREA ENGINEERING & SURVEYING, LLC. 3001 INDUSTRIAL AVE 2 FORT PIERCE, FL 34946 PHONE: (772) 569-5505 FBPE C.O.A. # 33705 KMAKMA Dr a w i n g n a m e : J : \ 2 4 - 1 0 0 2 5 3 7 1 S 2 5 t h S t \ E n g i n e e r i n g \ D r a w i n g s \ C i v i l \ C u r r e n t \ 2 4 - 1 0 0 2 - S I T E P L A N . d w g b y B l a i n e B e r g s t r e s s e r o n F e b 0 5 , 2 0 2 5 - 2 : 0 2 p m SHEET TITLE: SHEET NUMBER: PROJECT No.: DRAWN BY: CHECKED BY: DATE: 24-1002 KMA BRB 09/09/2024 KNOW WHAT'S BELOW ALWAYS CALL 811 BEFORE YOU DIG It's fast. It's free. It's the law. www.callsunshine.com RE V I S I O N S : PR O J E C T : CL I E N T : NOT FOR CONSTRUCTION AR T E M C O V E 53 7 1 S O U T H 2 5 T H . S T R E E T FT . P I E R C E , F L AR T E M A N I S I M O V 53 7 1 S O U T H 2 5 T H . S T . FT . P I E R C E , F L BLAINE BERGSTRESSER, P.E. FLORIDA LICENSE No. 84598 NO. 84598 STATE OF 2/5/25 GRAPHIC SCALE SITE PLAN C-100 Page 103 of 115 Environmental resources Final Report TO:Daphne Schaub, Planning & Development Services Department THROUGH:Aimee L. Cooper, Environmental Regulations Manager Amy E. Griffin, Environmental Resources Director FROM:Brian Ingram, Environmental Planner DATE:November 19, 2024 SUBJECT:Artem Cove - Rezoning RZ-2409-000036 Background The Environmental Resources Department (ERD) is in receipt of the December 16, 2024, date-stamped submittal, transmitted on December 18, 2024, with comments due January 2, 2025, from Planning and Development Services. The applicant is seeking approval of a Rezoning Application to rezone the vacant 5.76-acre parcel (Parcel ID 3405- 443-0001-000-0) from Agricultural Residential, 1 du/ac (AR-1) 1 to Residential, Single Family, 2 du/ac (RS-2). A Minor Site Plan (MNSP-2410-000135) that proposes a ten (10) lot subdivision with an interior drive for access, a stormwater pond, and associated site improvements is concurrently under review. The project is located along the west side of S 25th Street in Fort Pierce, approximately 0.40 miles south of the 25th St & W Midway Rd intersection. Findings The proposed Rezoning is not anticipated to result in any adverse environmental impacts as no development activities are proposed at this time. ERD will conduct further review through the site plan or building permit review process. Recommendation The Environmental Resources Department has no objection to the approval of the rezoning application. 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, listed species surveys including but not limited to gopher tortoise surveys shall be updated as required per state and/or federal survey protocol. Should any listed species be found as a result of these updated surveys appropriate permits from state and federal agencies shall be required. 2) Prior to commencement of development, including, but not limited to clearing, filling, excavation, grading, or planting of vegetation, as defined in LDC 2.00.00., a Vegetation Removal Permit or Exemption shall be issued by the Environmental Resources Department per LDC 6.00.03. 3) Prior to issuance of a Certificate of Occupancy, all Category I listed invasive plants shall be eradicated from the site. Please contact Brian Ingram at 772-462-2393 if you have any questions. Page 104 of 115 Created: 2024-12-17 08:22:39 [EST] (Supp. No. 29) Page 1 of 4 3.01.00. ZONING DISTRICT USE REGULATIONS 3.01.03. Zoning Districts. A.AG-1 AGRICULTURAL - 1. * * * * * * * E.AR-1 AGRICULTURAL, RESIDENTIAL - 1. 1.Purpose. The purpose of this district is to provide and protect an environment suitable for single-family dwellings at a maximum density of one (1) dwelling unit per gross acre, together with such other uses as may be necessary for and compatible with very low density rural residential surroundings. 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. Family day care homes. (999) b. 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) c. Single-family detached dwellings. (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 Requirements. Off-street parking requirements shall be in accordance with Section 7.06.00. 6.Conditional Uses: a. Crop services. (072) b. Family residential homes located within a radius of one thousand (1,000) feet of another such family residential home. (999) c. Industrial wastewater disposal. (999) d. Kennels - completely enclosed. (0752) e. Landscaping and horticultural services. (078) Page 105 of 115 Created: 2024-12-17 08:22:39 [EST] (Supp. No. 29) Page 2 of 4 f. Retail: (1) Fruits and vegetables. (543) g. Riding stables. (7999) h. Veterinary services. (074) i. Telecommunication towers - subject to the standards of Section 7.10.23. (999) 7.Accessory Uses. Accessory uses are subject to the requirements of Section 8.00.00, and include the following: a. Agriculture (farms and ranches accessory to single-family detached dwelling). (01/02) b. Animals, subject to the requirements of Section 7.10.03. (999) c. Guest house subject to the requirements of Section 7.10.04. (999) d. Mobile home subject to the requirements of Section 7.10.05. (999) e. Retail and wholesale trade - subordinate to the primary authorized use or activity. 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. * * * * * * * H.RS-2 RESIDENTIAL, SINGLE-FAMILY - 2. 1.Purpose. The purpose of this district is to provide and protect an environment suitable for single-family dwellings at a maximum density of two (2) dwelling units per gross acre, together with such other uses as may be necessary for and compatible with low density residential surroundings. The number in "( )" following each identified use corresponds to the SIC Code reference described in Section 3.01.02(B). The number 999 applies to a use not defined under the SIC Code but may be further defined in Section 2.00.00 of this Code. 2.Permitted Uses: a. Family day care homes. (999) b. 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 with 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) Page 106 of 115 Created: 2024-12-17 08:22:39 [EST] (Supp. No. 29) Page 3 of 4 c. Single-family detached dwellings. (999) 3.Lot Size Requirements. Lot size requirements shall be in accordance with Section 7.04.00. 4.Dimensional Regulations. Dimensional requirements shall be in accordance with Section 7.04.00. 5.Off-Street Parking Requirements. Off-street parking requirements shall be in accordance with Section 7.06.00. 6.Conditional Uses: a. Family residential homes located within a radius of one thousand (1,000) feet of another such family residential home. (999) b. Telecommunication towers - subject to the standards of Section 7.10.23. (999) 7.Accessory Uses. Accessory uses are subject to the requirements of Section 8.00.00. a. Solar energy systems, subject to the requirements of Section 7.10.28. Page 107 of 115 Created: 2024-12-17 08:22:39 [EST] (Supp. No. 29) Page 4 of 4 Page 108 of 115 KMA Engineering & Surveying 3001 Industrial Ave 2 Fort Pierce, Fl. 34946 772-569-5505 October 2, 2024 Subject: Artem Cove Traffic Statement Location: S 25th Street A projection of new trips associated with the proposed development was performed. The volume of traffic generated by the site is dependent on the intended land use and size of the development. The estimate of the new trips associated with the project was developed using the equations contained in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11 Edition. A land use code for Single-Family Detached Housing [ITE 210] was utilized. Single-Family Detached Housing Daily T= 9.43 * (X) Am Peak Hour of Adjacent Street T= 0.70 * (X) (26% in/ 74% out) PM Peak Hour of Adjacent Street T= 0.94 * (X) (63% in/ 37% out) Intensity Daily Trips AM Peak PM Peak 10 DU 94 7 ( 2 in, 5 out) 9 ( 6 in, 3 out) We hope we have sufficiently addressed all your concerns. If you have any questions, please do not hesitate to contact us. Thank You for your time in reviewing this submittal. Cordially, Blaine Bergstresser, P.E. Page 109 of 115 TO B TO B TO B TO B TO B TO B TO B TO B TO B TO B TO B TO B T O B TOB TO B TO B TO B TO B 5 4 8 9 5 8 5 4 SHEET NUMBER: PROJECT No.: DRAWN BY: CHECKED BY: REVISIONS: SCALE: 1"=50' LAST FIELD DATE:3/8/2024 53 7 1 S O U T H 2 5 T H S T R E E T 1 BO U N D A R Y & T O P O G R A P H I C SU R V E Y FT . P I E R C E , F L O R I D A WILLIAM E. HAYHURST LEGAL DESCRIPTION ENGINEERING & SURVEYING, LLC. 3001 INDUSTRIAL AVE 2 FT. PIERCE, FL 34946 PHONE: (772) 569-5505 L.B. NO. 8351 KMAKMA SURVEY NOTES CERTIFICATIONS: 24-1002 CRW WEH LEGEND OF ABBREVIATIONS LEGEND OF SYMBOLS Page 110 of 115 Date Mailed: February 7, 2025 Planning and Development Services Department (772) 462-2822 Property Owners/Applicants: Anna Urievna Shakhova and Artem V. Anisimov 9221 Wentworth Lane Port St. Lucie, FL 34986-3287 Agent of Record: KMA Engineering & Surveying, LLC 3001 Industrial Ave. 2 Fort Pierce, FL 34946 Project Location: S. 25th Street; +/- 2,000 ft. south of Midway Rd. Project File Number: RZ-2409-000036 Existing Zoning District: AR-1 (Agricultural, Residential-1, 1 dwelling unit per acre) Proposed Zoning District: RS-2 (Residential Single-Family-2, 2 dwelling units per acre) Existing Future Land Use: RS (Residential Suburban) Parcel ID: 3405-443-0001-000-0 For more information, contact: Irene Szedlmayer, AICP St. Lucie County Senior Planner Irene.Szedlmayer@stlucieco.gov 772-462-1562 The application file may be re- viewed during regular business hours at the Planning & Develop- ment Services Department, Planning Division, 2300 Virginia Meeting Time: 6:00 PM (or soon thereafter) Meeting Location: BOCC Chambers SLC Administration Building Roger Poitras Annex 2300 Virginia Ave. Fort Pierce, FL 34982 PLANNING AND ZONING COMMISSION Project Description  The application is a request to rezone +/- 5.73 acres on S. 25th Street from the AR-1 (Agricultural, Residential-1) Zoning District to the RS-2 (Residential, Single-Family-2) Zoning District.  A companion application is under review for a Minor Site Plan for the same property that proposes 10 single-family residential lots each at least 15,0000 sq. ft., that can be approved only if the rezon- ing is approved. Upcoming Public Hearing: The Planning & Zoning Commission has the power to review the request and recommend approval or disapproval to the Board of County Commissioners. The Planning & Zoning Commission strongly encourages your input and comment at the public hearing. You may also mail or email written comments regarding this application 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 Community Risk Manager at least 48 hours in advance at (772) 462-1546 or TDD (772) 462-1428. A second public hearing on the rezoning will be scheduled before the Board of County Commissioners at a later date. Notice of Public Hearing Proposed Amendment of the Official Zoning Atlas Thursday, February 20, 2025 You are receiving this notice because you own property within 500-ft. of the subject site. Subject Site W. Midway Road S. 2 5 t h S t r e e t River Hammock LN Grand Oak Ave. Page 111 of 115 TR - 4 1 2 0 7 9 9 7 ST. LUCIE COUNTY PLANNING & ZONING COMMISSION PUBLIC HEARING AGENDA Thursday, February 20, 2025 NOTICE OF PROPOSED AMENDMENT OF THE OFFICIAL ZONING ATLAS The St. Lucie County Planning & Zoning Commission is scheduled to review and make a recommendation to the Board of County Commissioners regarding the following proposed Resolution: RESOLUTION A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY AMENDING THE OFFICIAL ZONING ATLAS FROM THE AR-1 (AGRICULTURAL, RESIDENTIAL-1) ZONING DISTRICT TO RS-2 (RESIDENTIAL, SINGLE-FAMILY- 2) ZONING DISTRICT on +/- 5.73 ACRES ON S. 25th STREET IN ST. LUCIE COUNTY, FLORIDA. PROPERTY OWNERS/APPLICANTS: Artem V. Anisimov and Anna Urievna Shakhova FILE NUMBER: RZ-2409-000036 PARCEL ID: 3405-443-0001-000-0 LOCATION: S. 25th Street, approximately 2,000 feet south of Midway Road PURPOSE: The Applicants have petitioned to change the zoning from AR-1 (Agricultural Residential-1) to RS-2 (Residential, Single-Family-2 Dwelling Units per Acre) on +/- 5.73 acres. The Planning and Zoning Commission’s PUBLIC HEARING on this item will be held in the Commission Chambers, Roger Poitras Annex, 3rd Floor, St. Lucie County Administration Building, 2300 Virginia Ave., Fort Pierce, FL on Thursday, February 20, 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 and Zoning Commission should be received by the Planning and Development Services Department - Planning Division at least three (3) days prior to the scheduled hearing. The petition files are available for review at the Planning and Development Services Dept.– Planning Offices located at 2300 Virginia Ave., Fort Pierce, FL, during regular business hours. Please call (772) 462-1562 or TDD (772) 462-1428 if you have any questions or require additional information about this petition. The St. Lucie County Planning and Zoning Commission has the power to review and recommend approval or disapproval, to the Board of County Commissioners, of any applications within their area of responsibility. The proceedings of the Planning and Zoning Commission are electronically recorded. PURSUANT TO SECTION 286.0105, FLORIDA STATUTES, if a person decides to appeal any decision made by the Planning and Zoning Commission with respect to any matter considered at a meeting or hearing, he or she will need a record of the proceedings. For such purpose, he or she may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. Upon the request of any party to the proceeding, individuals testifying during a hearing will be sworn in. Any party to the proceeding will be granted an opportunity to cross-examine any individual testifying during a hearing upon request. If it becomes necessary, a public hearing may be continued to a date certain. Anyone with a disability requiring accommodation to attend this meeting should contact the St. Lucie County Risk Manager at least forty-eight (48) hours prior to the meeting at (772) 462-1546 or T.D.D. (772) 462-1428. PLANNING AND ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Ryan Binner, CHAIRMAN PUBLISH DATE: Friday, February 7, 2025 Page 112 of 115 Page 113 of 115 Page 114 of 115 Page 115 of 115