HomeMy WebLinkAboutAgenda Packet 04.17.2025
PLANNING & ZONING COMMISSION
AGENDA
ST. LUCIE COUNTY
Regular Meeting
Thursday, April 17, 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
RYAN BINNER
VICE-CHAIRMAN
LAWRENCE “BEAU” SLAY
BOARD MEMBER
JOSHUA BRADLEY
BOARD MEMBER
DARREN GUETTLER
BOARD MEMBER
ED LOUNDS
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
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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.
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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 March 20, 2025
8. PUBLIC COMMENT
9. PUBLIC HEARINGS
A. Ordinance Amending St. Lucie County Land Development Code by Amending Chapter XI, to add
Section 11.00.05 to Allow for Publication of Advertisements and Public Notices on a Publicly
Accessible Website
B. P1 Motor Club - Proposed Comprehensive Plan FLUE (Future Land Use Element) Map Amendment
to Revise P1 Motor Club Special District Regulatory Standard # 1
C. Haris Market LLC Convenience Store - Conditional Use Permit to allow for the sale of packaged
alcoholic beverages for off-site consumption at a convenience store located at 2233 N 25th Street,
within the CN (Commercial, Neighborhood) Zoning District in St. Lucie County.
10. WORKSHOPS
11. OTHER BUSINESS
12. ADJOURN
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PLANNING & ZONING COMMISSION
ST. LUCIE COUNTY, FLORIDA
Regular Meeting
March 20, 2025 Convened:
Adjourned:
1.CALL TO ORDER
Chair Binner.
2.PLEDGE OF ALLEGIANCE
Vice-Chair Slay
3.INVOCATION
Vice-Chair Slay
4.ROLL CALL
Present
Board Member Ed Lounds, Board Member Billy O'Dell, Chair Ryan Binner, Board Member Larry Neese,
Board Member Joshua Bradley, Vice-Chair Lawrence Slay
Excused
Ex-Officio Nicole Fogarty, 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 February 20, 2025
RESULT:APPROVE
MOVER:Board Member Ed Lounds
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SECONDER:Board Member Larry Neese
AYES:Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Joshua Bradley,
Lawrence Slay
NAYS:None
EXCUSED:None
8.PUBLIC COMMENT
None.
9.PUBLIC HEARINGS
A.The Atlantic PUD - Rezoning & Preliminary Site Plan - THIS IS A QUASI JUDICIAL ITEM
STAFF PRESENTATION:
Kori Benton, Planning Manager, with Planning and Development Services. Mr. Benton stated
that all public notification requirements were met per St. Lucie County Land Development
Code Section 11.00.03. Mr. Benton presented the proposed request from AC Laguna, LLC.,
represented by Richard Ladyko, PE requesting approval of a Zoning Atlas Amendment
(Rezoning) to the Planned Unit Development (PUD) Zoning District and a Preliminary PUD Site
Plan for twenty-three (23) single-family lots, and a Wetland Waiver, for direct impacts to
0.85- acres of Category 1 mangrove wetlands. The presentation included information
regarding the current zoning (PNRD), location, environmental impact report, landscaping,
traffic impacts, preserve area monitoring & management plan, sea turtle protection plan, and
the preliminary PUD site Plan. Staff recommended the Planning & Zoning Commission
evaluate the proposed petition and forward a recommendation to the Board of County
Commissioners to approve the Atlantic PUD Rezoning & Preliminary Site Plan subject to
conditions of approval.
BOARD DISCUSSION WITH STAFF:
Commissioner O’Dell asked if the applicant agreed with all the staff recommendations. Mr.
Benton answered with the staff’s understanding, yes, the applicant is in agreeance with all
the staff recommendations. Conversation continues regarding the COBRA Zone and applicant
acknowledgment.
Commissioner Lounds asked if there is room on A1A to provide turn ins and adeceleration
lane . Mr. Benton answered, staff deems it to be viable. The prior plans did accommodate it.
Chair Binner asked if there was any discussion with the applicant about lighting the entrance.
Mr. Benton replied that during our development review committee meetings, lighting is
frequently brought up. Staff mentioned the concept of low-level bollard type lighting, that
simply provides both aesthetic ambiances, but also some functional recognition of the access
point. Chair Binner then asked about the fire hydrant(s) location. Mr. Benton answered, to
bring potable water back to the site, they'll have smaller water lines. The Fire District typically
doesn't expect a system that can directly serve a fire hydrant for these ocean-side homes.
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However, for some three-story residences, the District may require a residential fire
suppression system. Developers have various options for meeting fire prevention
requirements based on different building and fire codes.
Commissioner O’Dell inquired about what fire station would service this area. Mr.
Benton replied, there's two options. There's the Fort Pierce Station adjacent to Harbor Isle or
Fire Station Eight closer to Jensen.
APPLICANT PRESENTATION:
Richard Ladyko, PE, with the Ladyko Design Group, 4400 Belle Grove Dr., on behalf of AC
Laguna, LLC. Mr. Ladyko stated that the applicant agrees with all staff proposed conditions.
Mr. Ladyko had no presentation, but did clarify information regarding fire hydrants and
water sprinklers. Mr. Ladyko stated that on the north-south roadway that services the single-
family lots, there is proposed an eight-inch water main with a fire hydrant and that the
buildings will all have fire sprinklers. Mr. Ladyko answered the board’s questions.
BOARD DISCUSSION WITH APPLICANT:
Commissioner Bradley asked if this project would be similar to the Watersong
community. Mr. Ladyko replied that it would be very similar.
Mr. Ladyko added information regarding the turning lanes they are building for two of their
other projects.
Conversation continued regarding lift stations and wetlands.
Commissioner O’Dell inquired about the unit design. Mr. Ladyko answered at this point in
time he is unsure of the designs.
Commissioner Bradley asked if they believed their project conformed to the surrounding
neighborhoods. Mr. Ladyko stated that he believes that this project is a carbon copy of
Sunset Beach to the south.
Commissioner Lounds asked if they are willing to put in some turn lanes for northbound
traffic and deceleration lanes. Mr. Ladyko replied, that if the FDOT tell us to install a left turn
lane and a deceleration lane, they will. Conversation continued.
Commissioner O’Dell inquired about the groundbreaking for this project. Mr.
Ladyko, probably 90 to 120 days from breaking ground[BB1] , and that's purely a guess.
PUBLIC COMMENTS:
None.
BOARD DISCUSSION:
Brief conversation regarding turning lanes.
Motion: Approve: with staff recommendations, including a southbound left turn lane and a
right-hand deceleration lane going north.
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Motioner –– O’Dell - Second – Lounds
RESULT:APPROVE
MOVER:Board Member Billy O'Dell
SECONDER:Board Member Ed Lounds
AYES:Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Joshua Bradley,
Lawrence Slay
NAYS:None
EXCUSED:None
B.Central County Water Reclamation Facility (WRF) - Rezoning from the IH (Industrial, Heavy) and IL
(Industrial, Light) Zoning Districts to the U (Utilities) Zoning District.- THIS ITEM IS QUASI-JUDICIAL
STAFF PRESENTATION:
Kori Benton, Planning Manager, with Planning and Development Services. Mr.
Benton stated that all public notification requirements were met per St. Lucie County Land
Development Code Section 11.00.03. Mr. Benton presented on the proposed request from
Jill Grimaldi, BCES, with Kimley-Horn, on behalf of St. Lucie County to rezone a portion of a
parcel from the Industrial, Heavy and Industrial, Light zoning districts to the Utility zoning
district. The site comprises +/-37 acres in the northern portion of a +/-90.55-acre parcel
fronting on the east side of I-95, south of the County Landfill. The property is centrally
located within the County and provides proximity to future growth areas, including the Range
Line Road and Glades Cut-off Road corridors, and the Fairgrounds area. The presentation
included information regarding current zoning (IH), location, environmental report, survey,
maps, WRF supplemental sheet. Staff concluded that the requested change in zoning is not in
conflict with any portions of the Land Development Code and Comprehensive Plan.
BOARD DISCUSSION WITH STAFF:
Vice-Chair Slay asked what facility would service this area. Mr. Benton replied, in the short
term, the facility would interconnect with existing and expandable lines. It would serve the
County service territory out west on Midway Road. It could serve along State Road 70 up
toward the Creekside area in the future within our service territory. Conversation continued
regarding FPUA.
Commissioner Lounds asked if this is wastewater and if the unit that's on or out by the
county fairgrounds is potable water. Mr. Benton confirmed that it is wastewater and then
deferred the remainder of the question to the Utility department. Jill Grimaldi, with Kimley-
Horn, 445 24th Street, Suite 200 Vero Beach, clarified that the project that came before
them in the Fall was for a potable water treatment plant, not wastewater. Commissioner
Lounds followed up with, are there plans to use deep water injection of the wastewater. Ms.
Grimaldi replied that there is an existing deep injection well that's been in use by Tropicana
for many years. The County has taken ownership of that site with the intention to utilize it for
effluent disposal until such time that reclaimed customers are online.
The primary disposal when those customers are in place would be reclaimed water, and the
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deep injection well would be backup for the fully treated effluent. Conversation continued
regarding the depth of the wells (3000ft) and testing requirements, and reclaimed water.
Vice-Chair Slay asked will there be any impacts between the dump next door and runoff
there and wastewater. Ms. Grimaldi answered no.
APPLICANT PRESENTATION:
None.
BOARD DISCUSSION WITH APPLICANT:
None.
PUBLIC COMMENTS:
None.
BOARD DISCUSSION:
Commissioner Lounds made a comment encouraging the County to use as much reused
water for development for irrigation purposes.
Motion: Approve with Staff recommendations.
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
C.FPUA Gas Transmission Station Rezoning from the AG-1 (Agricultural-1) Zoning District to the U
(Utilities) Zoning District.- THIS IS A QUASI JUDICIAL ITEM
STAFF PRESENTATION:
Kori Benton, Planning Manager, with Planning and Development Services. Mr.
Benton stated that all public notification requirements were met per St. Lucie County Land
Development Code Section 11.00.03. Mr. Benton presented a presentation on the proposed
request from Alejandro Toro, representing Haley Ward, Inc. applied on behalf of FPUA to
rezone a portion of a parcel from the Agricultural-1 zoning district to the Utilities zoning
district. The development site proposed for the rezoning comprises one acre in the northern
portion of a +/-25.75-acre parcel fronting on the west side of Alco Road, approximately 1/2
mile south of the intersection of I-95 & Indrio Rd. The presentation included information
regarding current zoning (AG-1), location, environmental report, survey, maps, and FPUA Gas
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Transmission supplemental sheet. Staff concluded that the requested change in zoning is not
in conflict with any portions of the LDC and Comprehensive Plan.
BOARD DISCUSSION WITH STAFF:
None.
APPLICANT PRESENTATION:
None.
BOARD DISCUSSION WITH APPLICANT:
None.
PUBLIC COMMENTS:
None.
BOARD DISCUSSION:
Commissioner Bradley asked staff to elaborate on the county code. Mr. Benton replied, the
County's Land Development Code prescribes a minimum treatment of a planted hedge as
well as some trees that screen any vehicle or use areas from the right of way.
Motion: Approve
Motioner –– Lounds - Second – Neese
RESULT:APPROVE
MOVER:Board Member Ed Lounds
SECONDER:Board Member Larry Neese
AYES:Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Joshua Bradley,
Lawrence Slay
NAYS:None
EXCUSED:None
D.Meritage Calvary Church PUD Rezoning & Preliminary Planned Development Plan - THIS IS A
QUASI-JUDICIAL ITEM
STAFF PRESENTATION:
Kori Benton, Planning Manager, with Planning and Development Services. Mr.
Benton stated that all public notification requirements were met per St. Lucie County Land
Development Code Section 11.00.03. Mr. Benton presented a presentation on the proposed
request for a Planned Unit Development (PUD) Rezoning & Preliminary Site Plan for a
townhome community, including up to 159 units, stormwater ponds, landscape buffers,
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onsite preserve areas, and recreational amenities on 32.92 acres to be known as the
Meritage Calvary Church PUD. The petition property is located on Dyer Rd., approximately
400 feet east of US Hwy. 1. Potable water and wastewater service for the development
would be provided by PSLU. The property has an underlying Future Land Use Map (FLUM)
designation of RU (Residential, Urban) and the applicant is requesting 4.8 dwelling units per
acre, close to the maximum density allowed by the RU category. The presentation included
information regarding current zoning (RF/Religious Facilities), location, environmental impact
report, landscaping, traffic impacts, and the preliminary development Plan. Staff
recommended the Planning and Zoning Commission recommend approval with conditions of
the proposed PUD and Preliminary Development Plan to the Board of County Commissioners.
BOARD DISCUSSION WITH STAFF:
Commissioner Bradley asked the distance from Dyer Road to Prima Vista. Mr. Benton stated
that the approximate distance is right at .24 miles. Commissioner Bradley inquired about the
staff report and all the comments from staff regarding does it meet the Country’s standards
of review. Mr. Benton stated that the proposed project has been under review for several
months, with discussions focused on reducing density for environmental preservation and
addressing transportation impacts. The site is currently zoned for religious facilities, limiting
its use options. Staff is evaluating the project based on compatibility, site characteristics, and
surrounding areas, particularly given its location near US1, the St. Lucie River, and the
Savannas. There are concerns about the impact on environmental assets, traffic, and the
surrounding community. Staff have also considered factors like infrastructure costs and the
applicant's economic considerations. While the project proposes a density of 4.8 units per
acre, staff still has concerns regarding its environmental and traffic effects. There has been
significant dialogue with the applicant, and the report highlights potential opportunities for a
residential PUD but raises concerns about compatibility and environmental
impacts. Conversation continued.
Commissioner O’Dell asked about the concurrency deferral affidavit. Mr. Benton replied with
any rezoning petition that it doesn't have a final site plan or a conditional use permit, the
code is structured to seek a concurrency deferral affidavit because impacts on the public
facilities could change.
Commissioner Lounds asked for staff to pull up an aerial of the property with surrounding
areas and wanted to know what the primary zoning area around it is. Mr. Benton answered
single family typology. Conversation continued regarding trees, water flow, and expansion
of drainage facilities.
Commissioner Bradley asked if the traffic study took into consideration the two
developments in the area (Silver Oaks PUD & Prima Vista Commons). Mr. Benton responded
that the traffic analysis for the proposed project considered the area's growth rate and
approved trips, including Silver Oaks and Prima Vista Commons. A noted traffic issue at Prima
Vista is an existing deficiency in the southbound left turn lane onto US Highway 1, which
could be addressed with additional signal updates, milling, and resurfacing, funded by impact
fees from projects like Prima Vista Commons. However, traffic patterns for Silver Oaks are
uncertain, as past reports rely on a hypothesis and don't account for actual resident
behaviors. The traffic analysis for Silver Oaks, approved years ago, assumes most traffic will
flow through Tilton Rd., not Dyer Rd.. Once the projects are built and residents occupy them,
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more accurate traffic behavior will be understood. Conversation continued regarding traffic
and intersection.
Vice Chair Slay added, we're not considering the possibility of the Lennard Road extension
connecting there. As Mr. Bradley mentioned, we might assume all traffic is going west, but if
a major road like that leads into Silver Oaks Drive, it could become a main traffic hub. Mr.
Benton stated that a major hub would have higher traffic volumes, like Green River Parkway,
which helps alleviate congestion on US-1. Decades ago, there was a plan to extend Lennard
Road, but it was shelved due to community opposition and cost. The roadway project is still
in the right-of-way protection plan for future consideration. If developed, it could increase
traffic and potentially lead developers to propose changes for better connectivity.
Conversation continued.
Commissioner Neese asked if Dyer Road meets St. Lucie County Road Standards. Mr. Benton
replied, not currently. Conversation continued.
APPLICANT PRESENTATION:
Leah Heinzelman with Cotleur & Hearing, on behalf of the applicant Meritage Homes gave a
presentation proposing a Planned Unit Development (PUD) Rezoning & Preliminary Site Plan
for a townhome community. Meritage Homes, a developer focused on affordable housing,
aimed to design Vista Oaks for first-time homebuyers and those transitioning between
homes. The site, located east of I-95, is near the St. Lucie River and Savannah Preserve State
Park. The proposed density of 4.83 units per acre is below the maximum allowed, aligning
with surrounding residential and commercial areas.
The property, currently zoned for religious facilities, was originally approved for PUD
rezoning. This change would help transition from the commercial corridor along US-1 to less
intense residential uses, addressing the housing crisis in St. Lucie County. The design
preserves over 16 acres of wetlands, buffers, and tree islands, creating a habitat for native
wildlife. Vista Oaks includes open spaces, walking trails, and pedestrian access along Dyer
Road. The community features conservation areas, green spaces around townhomes, and
plans for water quality control. It also offers recreational trails, a school bus stop, and traffic
improvements like a US-1 turn lane. The development includes 159 townhouses and has held
two neighborhood meetings to address concerns, resulting in design adjustments. The
project is seen as a valuable addition to the community.
Shaun MacKenzie, with MacKenzie Engineering and Planning, with over 20 years of
experience in traffic engineering, explained that the driveway for Vista Oaks was close to US-
1, about a tenth of a mile away. He believed that traffic would exit the site and use a U-turn
on US-1 to travel south, which would provide a regional benefit. Without this U-turn, drivers
would have to travel nearly two miles to reach a congested intersection. The U-turn option,
along with another opportunity a half a mile away, would make travel easier and faster,
benefiting not only Vista Oaks residents but also others traveling south on US-1.
Mike Duluth from Kimley Horn discussed the proposed drainage plan for the Vista Oaks site.
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The site’s stormwater flows from north to south, eventually reaching the St. Lucie River via
the Hogpen Canal. The drainage design includes large dry retention areas along the site’s
perimeter and a central pond to capture runoff before it discharges to the canal. From the
initial analysis, they have reduced the flow from the site by 80%, lowering the peak discharge
from 75 cubic feet per second to 15. Additionally, the design reduces nutrient loading,
achieving a 71% reduction in nitrogen and 83% reduction in phosphorus. These measures
lead to significant improvements in both stormwater quantity and quality.
Jennifer Acevedo from Aquatic Research discussed the environmental aspects of the Vista
Oaks site. She highlighted the unique opportunities for restoration, particularly in addressing
the site's wetlands and native uplands. The wetlands, especially Wetland 1 and Wetland 2,
are heavily impacted by invasive Melaleuca trees. Melaleuca is a harmful species, and their
removal will open up opportunities for bird nesting and restore the wetland's ecological
balance. The tree islands, which provide crucial habitats for wading birds, will benefit from
this restoration. The site also includes native uplands, including scrubby flatwoods and pine
flatwoods, which are being preserved. The LDR requires 15% preservation of native uplands,
and the team plans to exceed this by preserving over 2 acres, including restoring a 50-foot
buffer around the wetland and adding 0.61 acres of scrubby flatwoods. For tree preservation,
they initially considered alternative mitigation but found it challenging to meet the LDR's
requirements. Instead, they opted to work with engineers to microsite the area and preserve
as many trees as possible. The plan aims to restore the site’s ecological function while
meeting regulatory requirements.
Leah Heinzelman stated that Vista Oaks was a unique community that aligned with the
existing land use designation, preserved wetland habitats, and offered affordable living
options near an urban core. It provided more than just 159 townhouses; it gave families the
chance to live in a preservation-focused community. The restoration and improvements
made to the site enhanced not only the surrounding area but also St. Lucie County as a
whole. In conclusion, the request to the Planning and Zoning Board was for a
recommendation of approval to rezone Vista Oaks to a PUD from the religious facilities
zoning district. The team appreciated the staff’s recommendations and was open to working
with staff and the board on any conditions for approval.
BOARD DISCUSSION WITH APPLICANT:
Commissioner Lounds asked Mr. Duluth if the water coming off this piece of property was
going to flow to the south. Mr. Duluth said that’s correct and then conveyed east towards
the Hogpen Canal. Commissioner Lounds followed up with how much water will be coming
off your property with a two-inch rain. Mr. Duluth answered the peak discharge from the site
was reduced by approximately 80%, from 75 cubic feet per second to 15 cubic feet per
second, for a storm event greater than two inches of rain. Conversation continued regarding
rain, runoff, retention ponds, and the overall impact of the drainage plan.
Commissioner Bradley asked had Mr. Duluth had ever been to the site. Mr. Duluth said
no. Conversation continued regarding drainage paths, conservation of water to the wetland,
current functionality of the canal along Dyer Road and its capacity. Commissioner
Bradley asked who operates the eastern canal. Mr. Duluth stated that the Hogpen Canal
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belongs to the County. Conversation continued where the water is actually going, and if
there could be better options.
Vice Chair Slay asked if the plan would reduce the flow to the canal by roughly 80%, would it
lessen the impact on nearby areas, like Spanish Lakes, and prevent further flooding. The
improvements would help manage water more effectively, but there were concerns about
future developments, such as the Lennard Road extension and its potential impact on the
water flow. The concern was whether rerouting the water would work well long-term,
especially with continued growth. Mr. Duluth responded that the plan does not propose any
rerouting of water. It aims to maintain the existing drainage path, while connecting to the
same canal the property currently drains into. The goal is to preserve historic drainage
patterns and reduce discharge by 80%.
PUBLIC COMMENTS:
Courtney Santorella - 1050 TILTON RD
Michelle K Nelson - 1685 MACQUILLEN RD
Milton George Behrens II - 7120 SHANAS TRL
Florence Bessemer - 1103 TILTON RD
Chris Stahuski - 7201 SHANAS TRL
Susan M Kane - 2315 TILTON RD/ 7550 SHANAS TRL
Lynda G Dawson - 2565 FORGOTTEN LN
Christine Johnson - 7500 SHANAS TRL
Darrell Dunhill - 7221 SHANAS TRL
Residents voiced concerns about the potential development in their community, emphasizing
several key issues:
1. Environmental Impact: Many voiced concerns about the disruption to local
ecosystems, including the loss of wildlife habitats (e.g., for sandhill cranes, otters, and
turtles). They highlighted the importance of wetlands, natural water flow, and
vegetation like Melaleuca and Brazilian pepper trees, which provide food for bees and
help manage water runoff.
2. Traffic and Safety: There were significant worries about increased traffic, especially
near equestrian areas. Residents feared for the safety of horses and riders with the
proposed developments. They also raised concerns about already congested roads
and inadequate infrastructure, which could worsen with additional traffic from new
housing.
3. Flooding and Drainage: Several residents reported ongoing flooding issues in the area,
citing that new development could exacerbate these problems. They mentioned the
impact of water runoff and drainage issues, with some properties already suffering
from flooding.
4. Community and Lifestyle Preservation: The residents emphasized that the area is
unique and should be preserved as an agricultural and equestrian community. They
expressed frustration with developers continuously seeking to alter the character of
the neighborhood, urging for stronger measures to protect it.
5. Development's Impact on Property and Livelihood: Some residents mentioned the
strain new developments would place on existing infrastructure, such as roads,
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utilities, and the natural environment, which they feel is not being adequately
addressed by the county.
Overall, residents requested that the commissioners vote against the proposed
developments to protect their community's environment, safety, and quality of life.
BOARD DISCUSSION:
Commissioner O’Dell stated that the project has several concerns: it doesn’t align with the
neighborhood's agricultural and equestrian character, has an unsafe traffic pattern, lacks an
adequate stormwater plan, and raises environmental issues regarding wetlands. Additionally,
there is no enforceable agreement for the proposed traffic improvements, meaning
taxpayers would foot the bill.
Commissioner Lounds asked the date that the Silver Oaks PUD project came before the
board. Mr. Benton answered the project timeline dates to 1992, with various iterations over
the years. The current development form began around 2008-2009. A developer's agreement
for the Silver Oaks PUD was modified between 2018-2019, which restated the dedication of
right-of-way and land to St. Lucie County, reviewed density, roadway commitments, and
impact fee credits. The PUD and site plan have been in place for many years. Conversation
continued as Commissioner Lounds stated that Silver Oaks should have never been
approved, and the board can correct that mistake by rejecting this proposed PUD.
Vice Chair Slay agreed that Silver Oaks should have never been approved, and that he cannot
support this project.
Commissioner Neese stated that while the environment is important, the real concern here
is the impact on the people who live in the area. The residents, who are taxpayers, see their
environment being destroyed, and that needs to be prioritized.
Chair Binner starts with thank you all for sharing your concerns. His main issue is that this
project doesn't fit the neighborhood, especially with the high density and the unsafe traffic
conditions. Asking people to navigate Dyer Road, making a U-turn across fast-moving traffic,
just doesn't make sense. He also stated he would be voting no on this.
Commissioner Bradley stated that he’s looked at projects like this before, and while traffic
and drainage are important, this feels like modern-day suppression. Commissioner Bradley
asked if this really what our citizens want. Do they want to be stuck in townhomes where
they can’t play with their kids or must worry about traffic all the time.
Motion: Deny
Motioner –– Bradley - Second – Slay
RESULT:DENY
MOVER:Board Member Joshua Bradley
SECONDER:Board Member Lawrence Slay
AYES:Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Joshua Bradley,
Lawrence Slay
NAYS:None
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EXCUSED:None
10.WORKSHOPS
None.
11.OTHER BUSINESS
None.
12.ADJOURN
There being no further business to be brought before the Board, the meeting was adjourned @ 8:52pm.
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ITEM NO. (ID # 2025-3239)
DATE: 4/17/2025
AGENDA REQUEST
TO: Planning and Zoning Commission
PRESENTED BY: Katherine Barbieri, Assistant County Attorney III
SUBMITTED BY: County Attorney
SUBJECT: Ordinance Amending St. Lucie County Land Development Code by Amending
Chapter XI, to add Section 11.00.05 to Allow for Publication of Advertisements and
Public Notices on a Publicly Accessible Website
BACKGROUND:
Chapter 50, Florida Statutes, Legal and Official Advertisements, provides that, effective January 1, 2023, a
governmental agency may publish certain statutorily required legal advertisements, publications, or notices
on the publicly accessible website of the county in which it lies if doing so would cost less than publishing legal
notices in a newspaper. The County has determined that the cost of publishing legal advertisements and
public notices on the publicly accessible website of the county is less than the cost of publishing legal
advertisements and public notices in a newspaper.
The proposed ordinance creates a new Section 11.00.05 of the St. Lucie County Land Development Code to
allow advertisements, publications or notices that are currently required or permitted to be published in a
newspaper by county ordinance, resolution, board policy, or administrative procedure, or otherwise, to
instead be published on the County’s official website or other private website designated by the County for
the publication of legal notices and advertisements that is accessible to the public via the internet, pursuant
to Chapter 50, Florida Statutes.
The proposed ordinance serves a public purpose by reducing the costs of County legal advertisements and
public notices and by making County legal advertisements and public notices more accessible to the public.
PREVIOUS ACTION:
On March 18, 2025, the Board of County Commissioners authorized permission to advertise for a public
hearing before the Planning and Zoning Commission to amend St. Lucie County Land Development Code by
amending Chapter XI, to add Section 11.00.05 to Allow for Publication of Advertisements and Public Notices
on a Publicly Accessible Website.
On April 4, 2025, notice of this public hearing was published in the St. Lucie News Tribune.
FINANCIAL IMPACT:
N/A
Page 17 of 138
RECOMMENDATION:
Staff recommends that the Planning and Zoning Commission forward the proposed ordinance to the Board of
County Commissioners with a recommendation of approval.
COMMISSION ACTION:
RESULT:
MOVER: None
SECONDER: None
AYES: None
NAYS: None
EXCUSED: None
Coordination/Signatures
Date: March 26, 2025
Daniel McIntyre, County Attorney
Date: March 27, 2025
Benjamin Balcer, Planning & Development Services Director
Date: April 11, 2025
Mayte Santamaria, Deputy County Administrator
Page 18 of 138
1
ORDINANCE NO. 2025-XX
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF
ST. LUCIE COUNTY, FLORIDA, CREATING SECTION 11.00.05 OF THE
ST. LUCIE COUNTY LAND DEVELOPMENT CODE TO ALLOW FOR
PUBLICATION OF ADVERTISEMENTS AND PUBLIC NOTICES ON A
PUBLICLY ACCESSIBLE WEBSITE; PROVIDING FOR REPEAL,
PROVIDING FOR MODIFICATION AT PUBLIC HEARING;
PROVIDING FOR SEVERABILITY; PROVIDING FOR INCLUSION IN
THE CODE; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, Chapter 50, Florida Statutes, Legal and Official Advertisements, provides
that, effective January 1, 2023, a governmental agency may publish certain statutorily required
legal advertisements, publications, or notices on the publicly accessible website of the county in
which it lies if doing so would cost less than publishing legal notices in a newspaper; and
WHEREAS, the County intends to publish statutorily required advertisements,
publications, and notices on a publicly accessible website to the extent authorized by state law;
and
WHEREAS, various county ordinances, resolutions, board policies, and administrative
procedures require official or legal advertisement, publication, or notice in a newspaper; and
WHEREAS, the Board of County Commissioners desires to amend the St. Lucie County
Land Development Code to allow advertisements, publications or notices that are currently
required to be published in a newspaper by county ordinance, resolution, board policy, or
administrative procedure, to instead be published on a publicly accessible website; and
WHEREAS, the Board of County Commissioners has determined that the cost of
publishing legal advertisements and public notices on the publicly accessible website of the county
is less than the cost of publishing legal advertisements and public notices in a newspaper.
WHEREAS, on ____________, the Local Planning Agency/Planning and Zoning
Commission held a public hearing on the proposed ordinance after publishing notice in the St.
Lucie News Tribune at least 10 days prior to the hearing and recommended that the proposed
ordinance be approved/denied.
Page 19 of 138
2
WHEREAS, on , ______this Board held its first public hearing on the proposed ordinance,
after publishing a notice of such hearing in the St. Lucie News Tribune on_______.
WHEREAS, on ___________, this Board held its second public hearing on the proposed
ordinance, after publishing a notice of such hearing in the St. Lucie News Tribune on _________.
WHEREAS, the Board of County Commissioners has also determined that a public facing
website is more accessible to the general public and does not require a subscription to access the
public notices.
NOW, THEREFORE, BE IT DULY ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF ST. LUCIE COUNTY, FLORIDA, AS FOLLOWS:
SECTION 1. Chapter XI, Administration and Enforcement, Section 11.00.05 of the St.
Lucie County Land Development Code, entitled, “Publication of Advertisements and Public
Notices on a Publicly Accessible Website” is hereby created as follows:
CHAPTER XI - ADMINISTRATION AND ENFORCEMENT
11.00.00. - GENERAL PROVISIONS; PUBLIC NOTICE REQUIREMENTS
* * * *
Sec. 11.00.05. – Publication of Advertisements and Public Notices on a Publicly
Accessible Website.
(A) Notwithstanding any other requirements of this code, whenever, by statute, County
Code, ordinance, resolution, board policy, administrative order, or otherwise, an
official or legal advertisement, publication, or notice in a newspaper is directed,
required, or permitted, such advertisement, publication, or notice may be published on
a publicly accessible website, as authorized by and pursuant to Chapter 50, Florida
Statutes, in lieu of newspaper publication.
(B) When a notice is published on a publicly accessible website consistent with Chapter
50, Florida Statutes, the County shall not have to also publish the notice in a newspaper.
(C) As used in this section, the term “publicly accessible website” means the County’s
official website or other private website designated by the County for the publication
Page 20 of 138
3
of legal notices and advertisements that is accessible to the public via the Internet,
pursuant to Chapter 50, Florida Statutes.
SECTION 2. REPEAL. All ordinances or portions thereof in conflict herewith are, to the
extent of such conflict, hereby repealed.
SECTION 3.MODIFICATION. It is the intent of the Board of County Commissioners
that the provisions of this ordinance may be modified as a result of considerations that may arise
during public hearings. Such modifications shall be incorporated into the final version of the
ordinance adopted by the Board and filed by the Clerk to the Board.
SECTION 4. SEVERABILITY. If any word, phrase, clause, paragraph, section or
provision of this ordinance or the application hereof to any person or circumstance is held invalid
or unconstitutional, such finding shall not affect the other provisions or applications of the
ordinance which can be given effect without the invalid or unconstitutional provisions or
application, and to this end the provisions of this ordinance are declared severable.
SECTION 5. INCLUSION IN THE CODE. It is the intent of the Board of County
Commissioners of St. Lucie County, Florida and it is hereby provided that the provisions of this
ordinance shall become and be made a part of the St. Lucie County Land Development Code, as
appropriate; that the section of this ordinance may be renumbered or re-lettered to accomplish such
intent and that the word “ordinance” may be changed to “section”, “article”, or other appropriate
designation.
SECTION 6. EFFECTIVE DATE. A certified copy of this ordinance shall be filed with
the Department of State by the Clerk of the Board within ten (10) days after enactment by the
Board and shall take effect upon filing with the Department of State.
SECTION 7. ADMINISTRATIVE CORRECTION OF SCRIVENER’S ERRORS.
The administrative correction of typographical and/or scrivener’s errors in this ordinance which
do not affect the intent may be authorized by the County Attorney or designee, without need of
public hearing, by filing a corrected or recodified copy of the same with the Clerk of Courts.
SECTION 8. ADOPTION. After motion and second, the vote on this ordinance was as
follows:
Page 21 of 138
4
Chair Jamie Fowler XXX
Vice Chair Larry Leet XXX
CommissionerJames Clasby XXX
Commissioner Erin Lowry XXX
Commissioner Cathy Townsend XXX
DULY ADOPTED this ____ day of _____________, 2025.
BOARD OF COUNTY COMMISSIONERS
ATTEST: ST. LUCIE COUNTY, FLORIDA
_____________________________ BY: ________________________________
Deputy Clerk Chair
APPROVED AS TO FORM AND
CORRECTNESS:
BY: ________________________________
County Attorney
Page 22 of 138
BUSINESS IMPACT ESTIMATE
Before the enactment of a proposed ordinance, the County shall prepare or cause to be prepared a
business impact estimate in accordance with Section 125.66(3), Florida Statutes.
BOCC Meeting Dates: Permission to advertise authorized by the BOCC on March 18, 2025. Public
hearing before the Local Planning Agency/Planning and Zoning Commission to be held on April 17,
2025. Public hearing of the Board of County Commissioners to be held on May 6, 2025, and May 20,
2025.
Proposed Ordinance Title/Reference:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY,
FLORIDA, CREATING SECTION 11.00.05 OF THE ST. LUCIE COUNTY LAND DEVELOPMENT
CODE TO ALLOW FOR PUBLICATION OF ADVERTISEMENTS AND PUBLIC NOTICES ON A
PUBLICLY ACCESSIBLE WEBSITE; PROVIDING FOR REPEAL, PROVIDING FOR MODIFICATION
AT PUBLIC HEARING; PROVIDING FOR SEVERABILITY; PROVIDING FOR INCLUSION IN THE
CODE; AND PROVIDING AN EFFECTIVE DATE.
The Proposed Ordinance ☐ does ☒ does not fall under one of the following enumerated exceptions:1
☐ The proposed ordinance is required for compliance with Federal or State law or regulation;
☐ The proposed ordinance relates to the issuance or refinancing of debt;
☐ The proposed ordinance relates to the adoption of budgets or budget amendments, including revenue
sources necessary to fund the budget;
☐ The proposed ordinance is required to implement a contract or an agreement, including, but not limited to,
any Federal, State, local, or private grant or other financial assistance accepted by the county government;
☐ The proposed ordinance is an emergency ordinance;
☐ The ordinance relates to procurement; or
☐ The proposed ordinance is enacted to implement the following:
a. Development orders and development permits, as those terms are defined in Section 163.3164,
Florida Statutes, and development agreements, as authorized by the Florida Local Government
Development Agreement Act under Sections 163.3220-163.3243;
b. Comprehensive plan amendments and land development regulation amendments initiated by an
application by a private party other than the county;
c. Sections 190.005 and 190.046, Florida Statutes;
d. Section 553.73, Florida Statutes, relating to the Florida Building Code; or
e. Section 633.202, Florida Statutes, relating to the Florida Fire Prevention Code.
A business impact estimate is not required for the above exceptions
Summary of Proposed Ordinance and Statement of Public Purpose to be Served:
Chapter 50, Florida Statutes, Legal and Official Advertisements, provides that, effective January 1, 2023, a
governmental agency may publish certain statutorily required legal advertisements, publications, or notices on the
publicly accessible website of the county in which it lies if doing so would cost less than publishing legal notices in
a newspaper. The proposed ordinance creates a new Section 11.00.05 of the St. Lucie County Land Development
Code to allow advertisements, publications or notices that are currently required or permitted to be published in a
newspaper by county ordinance, resolution, board policy, or administrative procedure, or otherwise, to instead be
published on the County’s official website or other private website designated by the County for the publication of
legal notices and advertisements that is accessible to the public via the internet, pursuant to Chapter 50, Florida
Statutes. The proposed ordinance serves a public purpose by reducing the costs of County legal advertisements and
public notices and by making County legal advertisements and public notices more accessible to the public.
1 F.S. 125.66(3)(c)7 (2024)
Page 23 of 138
Estimate of Direct Economic Impact on Private/For Profit Businesses:
The cost to a private/for profit business for advertising published by the County on a publicly accessible website
should be reduced in comparison to publishing in a newspaper. A business may be required to pay a fee for the
County to publish certain advertisements and notices on a publicly accessible website, but this fee will replace the
cost that would otherwise be incurred for publishing that same notice in a newspaper and should be a lower fee.
The County will spend approximately $18,000.00 per year to create and maintain a publicly accessible website. It
is estimated that the revenues from any fees charged to a private business for County advertising on a publicly
accessible website will offset this cost.
Good Faith Estimate of Number of Businesses Likely Impacted:
Approximately 90-100 residents and businesses reimburse the County for its fees for publishing legally required
advertisements and notices in a newspaper.
Any Additional Information:
The cost of publishing legal advertisements and notices on a publicly accessible website is less than the current cost
of publishing legal advertisements and public notices in a newspaper. This ordinance is related to Ordinance No.
25-011 in that its impacts are the same and not in addition to the impacts of Ordinance No. 25-011.
Page 24 of 138
TR-41455560
ST. LUCIE COUNTY PLANNING
AND ZONING COMMISSION
ACTING AS THE LOCAL
PLANNING AGENCY
PUBLIC HEARING AGENDA
Thursday, April 17, 2025
NOTICE OF A PROPOSED TEXT AMENDMENT TO THE LAND DEVELOPMENT
CODE
The St. Lucie County Planning and Zoning Commission is scheduled to
review and make a recommendation regarding the following County
initiated proposal for adoption by the Board of County Commissioners
of St. Lucie County, Florida, by Ordinance:
ORDINANCE NO. 2025-XX
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS
OF ST. LUCIE COUNTY, FLORIDA, CREATING SECTION 11.00.05
OF THE ST. LUCIE COUNTY LAND DEVELOPMENT CODE TO
ALLOW FOR PUBLICATION OF ADVERTISEMENTS AND PUBLIC
NOTICES ON A PUBLICLY ACCESSIBLE WEBSITE; PROVIDING
FOR REPEAL, PROVIDING FOR MODIFICATION AT PUBLIC
HEARING; PROVIDING FOR SEVERABILITY; PROVIDING FOR
INCLUSION IN THE CODE; AND PROVIDING AN EFFECTIVE DATE.
The public hearing will be held before the St. Lucie County Local Planning
Agency/Planning and Zoning Commission on Thursday, April 17, 2025 at
6:00 p.m., or as soon thereafter as the matter may be heard, in the St.
Lucie County Commission Chambers at the St. Lucie County Administration
Building Annex, Third Floor, 2300 Virginia Avenue, Fort Pierce, Florida.
Matters affecting your personal and property rights may be heard and acted
upon.
All interested persons may appear at the meeting and be heard with respect
to the proposed ordinance. Written comments received in advance of the
public hearing will also be considered. The draft ordinance is available
for review at the St Lucie County Attorney’s Office located at the St. Lucie
County Administration Annex at 2300 Virginia Avenue, 3rd Floor, Fort Pierce,
Florida, during regular business hours (8:00 a.m. to 5:00 p.m., Monday
through Friday). Please call (772) 462-2822 or TDD (772) 462-1428 if you
have any questions or require additional information about this ordinance.
The St. Lucie County Local Planning Agency/Planning and Zoning Commission
has the power to review and recommend to the St. Lucie County Board of
Commissioners for approval or disapproval any ordinance within its area of
responsibility. If it becomes necessary, a public hearing may be continued
to a date certain.
The proceedings of the Local Planning Agency/Planning and Zoning
Commission are electronically recorded. PURSUANT TO SECTION 286.0105,
FLORIDA STATUTES, if a person decides to appeal any decision made with
respect to any matter considered at the meetings or hearings of any board,
committee, commission, agency, council or advisory group, that person will
need a record of the proceedings. For such purpose, that person 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.
In accordance with the Americans with Disabilities Act, anyone with a
disability requiring accommodation to attend this meeting should contact
the Human Resources Department at (772) 462-1546, HumanResources@
stlucieco.org, or T.D.D. (772) 462-1428, at least forty-eight (48) hours prior
to the meeting.
LOCAL PLANNING AGENCY/PLANNING AND ZONING COMMISSION
ST. LUCIE COUNTY, FLORIDA
/S/ Ryan Binner, Chair
PUBLISH DATE: April 4, 2025 Page 25 of 138
ITEM NO. (ID # 2025-3342)
DATE: 4/17/2025
AGENDA REQUEST
TO: Planning and Zoning Commission
PRESENTED BY: Thad Crowe, Senior Planner
SUBMITTED BY: Planning & Development Services
SUBJECT: P1 Motor Club - Proposed Comprehensive Plan FLUE (Future Land Use Element) Map
Amendment to Revise P1 Motor Club Special District Regulatory Standard # 1
BACKGROUND:
The property owner has petitioned for an amendment to the Comprehensive Plan Future Land Use Element,
Map, to revise the adopted P1 Motor Club Special District, to clarify that wastewater treatment will be
provided through a single self-contained facility, and that water may be provided either by a private, self-
contained system, or public (St. Lucie County) entity at no expense to the County.
PREVIOUS ACTION:
On November 7, 2023, the Board of County Commissioners approved the P1 Motor Club Special District as a
new Future Land Use Map category with the designation and accompanying regulatory standards applied to
property identified as 5325 Summerlin Road.
On January 7, 2025, the Board of County Commissioners rezoned the area included within the P1 Motor Club
Special District to the P1 Motor Club Planned Mixed Use District.
FINANCIAL IMPACT:
No financial impact on St. Lucie County is aniticipated.
RECOMMENDATION:
Staff recommends the Planning & Zoning Commission forward a recommendation of approval of the
proposed Future Land Use Element, Map, Amendment P1 Motor Club Special District Regulating Standard # 1
as recommended by Staff.
COMMISSION ACTION:
RESULT:
MOVER: None
SECONDER: None
AYES: None
NAYS: None
Page 26 of 138
EXCUSED: None
Coordination/Signatures
Date: April 11, 2025
Benjamin Balcer, Planning & Development Services Director
Date: April 11, 2025
Ciara Forbes, Assistant County Attorney III
Page 27 of 138
Planning and Development
Services Department
Planning Division
M E M O R A N D U M
GENERAL INFORMATION:
Property Owner and
Applicant:P1MC Landowners LLC.
624 Ontario Ave.
Tampa, FL 33606
Agent of Record:HJA Design Studio
c/o Patti Tobin
50 SE Ocean Boulevard, Unit 101
Stuart, FL 34994
BACKGROUND AND REQUEST OVERVIEW
The P1 Motor Club Special District (P1MCSD) was approved through an amendment to the Comprehensive Plan,
adopted by the Board of County Commissioners (BoCC) on November 7, 2024. Special Districts are described in
Future Land Use Element Policy 1.1.1.2.1. as follows,
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.
The adopted P1MCSD provides for a private mixed-use motorsport complex intended to support design and
development of private circuits (tracks) to allow high-performance driving in a controlled environment (for
specifics on the adopted P1MCSD, see the Staff Report and Ordinance for the original amendment, included in
this packet). The adopted Special District provides that the project will be served by self-contained treatment
plants for water and wastewater, which are the subjects of the proposed amendment. The Applicant is proposing
the following language which revises this adopted regulatory standard, shown in by strike-through and underline,
intended to provide flexibility in achieving central utility services for the District:
1. The P1MC Special District, located south of Okeechobee Road and west of Summerlin Road,
will be guided by the following standards and will require a future Planned Mixed-Use
Development (PMUD) zoning district to create a private motorsports club that provides mostly
paved, private roads designed for high-performance driving in a controlled environment. The
P1MC project will be served by a privately-provided, self-contained wastewater package,
TO:Planning & Zoning Commission
THROUGH:Benjamin Balcer, AICP, Planning & Development Services Director
Kori Benton, AICP, Planning Manager
FROM:Thad Crowe, AICP, Senior Planner
DATE:April 11, 2025
SUBJECT:Large-Scale Comprehensive Plan Amendment, Future Land Use Map
(FLUMA-2503-000033)
Revision to P1 Motor Club Special District: Regulatory Standard # 1, Utilities
Page 28 of 138
File No.: FLUMA-2503-000033
2
treatment facility and either by a privately-provided and self-contained or public (St. Lucie
County) for water system, all at no expense to St. Lucie County, and wastewater and will also
include various resort amenities. The corporate building (up to 5,000 SF) and up to four
residences may be served with temporary water and wastewater facilities with authorization
terms and transition timeframes to central utility systems provided within the PMUD. Project
completion is anticipated to be 2044. The 629-acre site will be comprised of four connected
areas:
Area A: Primary circuit/track (P1) and paddocks (circuit/track staging areas), garagemahals,
detached and attached single- family residences, clubhouse and resort amenities.
Area B: Secondary circuit (Treasure Coast), garagemahals, off-road circuit, karting
circuit/track, skidpad, event center, and drive center.
Area C: Research and Development Park.
Area D: Auto Launch Control Pad.
The proposed Amendment correlates with water quality evaluation within the District, and cost assessment
between sourcing and treating water on-site or extension of a potable water line from St. Lucie County Utilities’
(SLCU) distribution network to the east, which current terminates at the St. Lucie County Fairgrounds.
Figure 1: Contextual Map
Page 29 of 138
File No.: FLUMA-2503-000033
3
***************************************************
Proposed Amendment Consistency with Comprehensive Plan
In reviewing petitions for amendments to the Future Land Use Element (FLUE), the Planning & Zoning
Commission, serving as the Local Planning Agency, and the Board of County Commissioners shall consider whether
the proposed amendment is consistent with applicable elements of the County’s Comprehensive Plan. The
following analysis presents Comprehensive Plan policies pertinent to this amendment.
The Applicant proposes to amend the above language, clarifying the use of a single wastewater treatment facility
to serve the project and adding the option of the SLCU serving the project for potable water.
The following Comprehensive Plan policies are applicable to the requested amendment.
Future Land Use Element Objective 1.1.5: Urban Sprawl. Consider changes to the future land
use plan based upon smart growth, energy-efficient land use patterns and discouraging the
proliferation of urban sprawl.
During the public hearing process for the P1MCSD, Planning and Zoning Commissioners and County
Commissioners expressed the concern that approving a large project outside the Urban Service Boundary could
encourage other non-agricultural development. In particular, the extension of water and sewer to the P1MC site
could heighten development pressure for vicinity properties for suburban residential projects. This concern was
the main reason for language in Regulatory Standard # 1 that called for self-contained water and wastewater plants
that would only serve the P1MC. The proposed amendment retains the requirement for a self-contained
wastewater plant and opens the door for County water service that would be completely funded by the developer.
The Applicant agreed to refinements to their initial amendment, proposed by Staff, that would also apply the self-
containment qualification to a private water system; however, this limit may not apply to the County’s water
system given the potential that said water lines could eventually serve external to the project.
Future Land Use Element Policy 1.1.5.2 - Require that new development be designed and
planned in a manner which does not place an economic burden upon the services and facilities
of St. Lucie County regulations.
Future Land Use Element Policy 1.1.6.12 - Require that new development be designed and
planned in a manner which does not shift the economic impact of new development to existing
taxpayers, services and facilities of St. Lucie County. Economic impact shall be determined based
upon the goals, objectives, and policies of this Comprehensive Plan and applicable county
regulations.
This amendment to P1MCSD Regulatory Standard # 1 opens the possibility of SLCU providing potable water to
the project, with the requirement that such service will not require public funding and will be the responsibility of
the Developer.
Economic Development Element Policy 10.1.1.5 - Encourage more construction of executive
housing stock that will assist in the attraction of higher paying job opportunities.
Economic Development Element Policy 10.1.1.6 - Continue to encourage the development of
high wage, high skill, long term job creation in the County.
Economic Development Element Policy 10.4.2.4 - Promote and market entertainment and sports
activities in St. Lucie County domestically and internationally to increase the County’s sports
tourism market.
FUTURE LAND USE AMENDMENT
STANDARDS OF REVIEW AS SET FORTH IN THE
ST. LUCIE COUNTY COMPREHENSIVE PLAN AND FLORIDA STATUTES
Page 30 of 138
File No.: FLUMA-2503-000033
4
Providing flexibility to allow for SLCU water service without furthering sprawl will support efficiency in the
project. Due to the unique high-end motor sports niche of the P1MCSD, the proposed garagemahals and residences
will command higher prices, representative of executive housing stock, and the motor sports activities are
anticipated to attract car aficionados and motor sports enthusiasts.
In conclusion, the refinements to the P1 Special District via the proposed amendment are consistent with Future
Land Use Policy 1.1.2.2.
Policy 1.1.2.2 – In accordance with Florida Statutes, proposed future land use map amendments to
the County’s Comprehensive Plan, shall be based upon the following analyses:
1. An analysis of anticipated growth;
2. An analysis of the availability of facilities and services;
3. An analysis of the suitability of the plan amendment for its proposed use considering the character
of the undeveloped land, soils, topography, natural resources, and historic resources on site;
4. An analysis of compatibility of adjacent land uses; and
5. An analysis of the need for job creation, capital improvement, and economic development that will
strengthen and diversify the community’s economy; and
6. A consultation with the Florida Department of Transportation when it is determined that a
proposed amendment has the potential to affect facilities on the Strategic Intermodal System.
Public Notice
Consistent with the requirements of Sections 163.3174(4)(a), 163.3164(40), and 125.66(2), Florida Statutes,
notice of this April 17, 2025, Planning and Zoning Commission public hearing was published in the St. Lucie
News Tribune on April 4, 2025.
Staff Recommendation
Staff has reviewed the proposed large-scale Comprehensive Plan Future Land Use Map Amendment and
determined it is generally consistent with the Goals, Objectives, and Policies of the Comprehensive Plan; therefore,
Staff recommends the Planning and Zoning Commission consider the staff report, the presentations made at the
Public Hearing, and any public comment received; and adopt a motion to recommend approval of the proposed
amendment as shown below.
1. The P1MC Special District, located south of Okeechobee Road and west of Summerlin Road, will
be guided by the following standards and will require a future Planned Mixed-Use Development
(PMUD) zoning district to create a private motorsports club that provides mostly paved, private
roads designed for high-performance driving in a controlled environment. The P1MC project
will be served by a privately-provided, self-contained wastewater package, treatment facility
and either by a privately-provided and self-contained or public (St. Lucie County) for water
system, all at no expense to St. Lucie County, and wastewater and will also include various resort
amenities. The corporate building (up to 5,000 SF) and up to four residences may be served with
temporary water and wastewater facilities with authorization terms and transition timeframes to
central utility systems provided within the PMUD. Project completion is anticipated to be 2044.
The 629-acre site will be comprised of four connected areas:
Area A: Primary circuit/track (P1) and paddocks (circuit/track staging areas), garagemahals,
detached and attached single- family residences, clubhouse and resort amenities.
Area B: Secondary circuit (Treasure Coast), garagemahals, off-road circuit, karting
circuit/track, skidpad, event center, and drive center.
Area C: Research and Development Park.
Area D: Auto Launch Control Pad.
Page 31 of 138
ORDINANCE No. 2025-XX
FILE NO.: FLUMA-2503-000033
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE
COUNTY, FLORIDA, AMENDING THE ADOPTED COMPREHENSIVE PLAN
FUTURE LAND USE ELEMENT P1 MOTOR CLUB SPECIAL DISTRICT
REGULATING STANDARDS TO STATE THAT WASTEWATER TREATMENT
WILL BE PROVIDED THROUGH A SINGLE FACILITY, AND THAT WATER WILL
BE PROVIDED EITHER BY A PRIVATE OR PUBLIC (ST. LUCIE COUNTY) ENTITY
AT NO EXPENSE TO THE COUNTY; PROVIDING FOR FINDINGS; PROVIDING
FOR CONFLICTING PROVISIONS; PROVIDING FOR SEVERABILITY;
PROVIDING FOR APPLICABILITY; PROVIDING FOR FILING WITH THE FLORIDA
DEPARTMENT OF STATE; PROVIDING FOR FILING WITH THE FLORIDA
DEPARTMENT OF COMMERCE; PROVIDING FOR AN EFFECTIVE DATE; AND
PROVIDING FOR ADOPTION.
WHEREAS, the Board of County Commissioners of St. Lucie County, Florida,
based on the testimony and evidence, including but not limited to the staff report,
has made the following determinations:
1. On January 9, 1990, the Board of County Commissioners of St. Lucie
County adopted the St. Lucie County Comprehensive Plan.
2. The Board of County Commissioners as the governing body of St. Lucie
County having jurisdiction over this application pursuant to Chapter 163,
Florida Statutes, is authorized and empowered to consider amendment
to the adopted Comprehensive Plan of St. Lucie County.
3. On November 7, 2023, the Board of County Commissioners held a public
hearing, of which due notice was placed in the St. Lucie News Tribune and
approved the P1 Motor Club Special District as a new Future Land Use Map
category, applied to property identified as 5325 Summerlin Road.
4. On January 7, 2025, the Board of County Commissioners held a public
hearing, of which due notice was placed in the St. Lucie News Tribune, and
rezoned the area included within the P1 Motor Club (Future Land Umse
Map) Special District to the P1 Motor Club Planned Mixed Use District.
5. On April 17, 2025, the St. Lucie County Planning and Zoning Commission
acting as the Local Planning Agency held a public hearing, of which due
notice was published in the St. Lucie News Tribune, and recommended
approval/denial of the proposed amendment to the Board of County
Commissioners.
Page 32 of 138
Ordinance No. 2025-XX
Page 2
6. On XXXX, 2025, the Board of County Commissioners held the required
public hearing, of which due notice was placed in the St. Lucie News
Tribune and approved/denied transmittal to the Florida Department of
Commerce; and
5. On XXXX, 2025, the Board of County Commissioners held a public hearing,
of which due notice was placed in the St. Lucie News Tribune and deemed
the adoption of the amendments to the Comprehensive Plan to be in the
best interests of the citizens and residents of the County.
NOW, THEREFORE, BE IT ORDAINED by the Board of County Commissioners
of St. Lucie County, Florida:
A. ADOPTION OF THE AMENDMENT
The Board of County Commissioners does/does not hereby adopt the
amendment to the St. Lucie County Comprehensive Plan, attached herein as
Exhibit A.
B. FINDING OF CONSISTENCY
The Board of County Commissioners specifically determines that the approval
of this amendment to the adopted Comprehensive Plan Future Land Use
Element is internally consistent with the goals, objectives and policies
contained in the St. Lucie County Comprehensive Plan and provides for the
recognition that impacts of this approval on the public facilities of St. Lucie
County will not occur until such time as a Final Development Order for
development on this property is issued.
C. CHANGES TO THE COMPREHENSIVE PLAN AND FUTURE LAND USE MAP
The St. Lucie County Planning and Development Services Director is hereby
authorized and directed to cause these changes to be made in the Future Land
Use Element of the St. Lucie County Comprehensive Plan and to make notation
of reference to the date of adoption of this Ordinance.
D. CONFLICTING PROVISIONS
Special acts of the Florida Legislature applicable only to unincorporated areas
of St. Lucie County, County Ordinances and County Resolutions, or parts
thereof, in conflict with the Ordinance are hereby superseded by this Ordinance
to the extent of such conflict.
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Ordinance No. 2025-XX
Page 3
E. SEVERABILITY
If any portion of this Ordinance is for any reason held or declared to be
unconstitutional, inoperative or void, such holding shall not affect the remaining
portions of this Ordinance. If this Ordinance or any provisions thereof shall be
held to be inapplicable for any person, property, or circumstances, such holding
shall not affect its applicability to any other person, property or circumstances.
F. APPLICABILITY OF ORDINANCE
This Ordinance shall be applicable as stated in Paragraph A, B, and C.
G. FILING WITH THE DEPARTMENT OF STATE
The Clerk is hereby directed forthwith to send a certified copy of the Ordinance
to the Bureau of Laws, Department of State, The Capitol, Tallahassee, Florida,
32304.
H. FILING WITH THE STATE LAND PLANNING AGENCY
The Planning and Development Services Director shall send a certified copy of
the Ordinance to the Department of Commerce, Community Planning and
Development Programs, 107 East Madison Street, Caldwell Building,
Tallahassee, Florida 32399-4120.
I. EFFECTIVE DATE
This Ordinance shall take effect thirty-one (31) days after the adoption. If the
Ordinance is challenged within thirty (30) days after adoption, the Ordinance
shall not be effective until the State Land Planning Agency or Administration
Commission respectively issues a final order finding the adopted amendment in
compliance in accordance with Section 163.3184(10), Florida Statutes.
J. CODIFICATION
This Ordinance, upon its effective date, shall be codified by incorporating any
contained changes into the St. Lucie County Comprehensive Plan.
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Ordinance No. 2025-XX
Page 4
K. 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
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
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Ordinance No. 2025-XX
Page 5
Exhibit A: P1MC Special District Regulatory Standards
The Special District for a private mixed-use motorsports complex, referred to as the P1 Motor Club
(P1MC), is hereby created and incorporated into the Comprehensive Plan with the following Area
Map and Regulating Standards.
1. The P1MC Special District, located south of Okeechobee Road and west of Summerlin
Road, will be guided by the following standards and will require a future Planned Mixed-
Use Development (PMUD) zoning district to create a private motorsports club that
provides mostly paved, private roads designed for high-performance driving in a
controlled environment. The P1MC project will be served by a privately-provided, self-
contained wastewater package, treatment facility and either by a privately-provided, self-
contained or public (St. Lucie County) for water system, all at no expense to St. Lucie
County, and wastewater and will also include various resort amenities. The corporate
building (up to 5,000 SF) and up to four residences may be served with temporary water
and wastewater facilities with authorization terms and transition timeframes to central
utility systems provided within the PMUD. Project completion is anticipated to be 2044.
The 629-acre site will be comprised of four connected areas:
Area A: Primary circuit/track (P1) and paddocks (circuit/track staging areas),
garagemahals, detached and attached single- family residences, clubhouse and resort
amenities.
Area B: Secondary circuit (Treasure Coast), garagemahals, off-road circuit, karting
circuit/track, skidpad, event center, and drive center.
Area C: Research and Development Park.
Area D: Auto Launch Control Pad.
No changes proposed beyond this point.
Page 36 of 138
1. The P1MC Special District, located south of Okeechobee Road and west of Summerlin Road,
will be guided by the following standards and will require a future Planned Mixed-Use
Development (PMUD) zoning district to create a private motorsports club that provides mostly
paved, private roads designed for high-performance driving in a controlled environment. The
P1MC project will be served by a privately-provided, self-contained package, treatment facility
for water and wastewater and will also include various resort amenities. Project completion is
anticipated to be 2044. The 629-acre site will be comprised of four connected areas:
Area A: Primary circuit/track (P1) and paddocks (circuit/track staging areas), garagemahals,
detached and attached single- family residences, clubhouse and resort amenities.
Area B: Secondary circuit (TreasureCoast), garagemahals, off-road circuit, karting circuit/track,
skidpad, event center, and drive center.
Area C: Research and Development Park
Area D: Auto Launch Control Pad
1. The P1MC Special District, located south of Okeechobee Road and west of Summerlin Road,
will be guided by the following standards and will require a future Planned Mixed-Use
Development (PMUD) zoning district to create a private motorsports club that provides mostly
paved, private roads designed for high-performance driving in a controlled environment. The
P1MC project will be served by a privately-provided, self-contained, wastewater package,
treatment facility and either by a privately-provided, self-contained or public (St. Lucie County)
for water system, all at no expense to St. Lucie County, and wastewater and will also include
various resort amenities. The corporate building (up to 5,000 SF) and up to four residences may
be served with temporary water and wastewater facilities with authorization terms and
transition timeframes to central utility systems provided within the PMUD. Project completion
is anticipated to be 2044. The 629-acre site will be comprised of four connected areas:
Area A: Primary circuit/track (P1) and paddocks (circuit/track staging areas), garagemahals,
detached and attached single- family residences, clubhouse and resort amenities.
Area B: Secondary circuit (Treasure Coast), garagemahals, off-road circuit, karting circuit/track,
skidpad, event center, and drive center.
Area C: Research and Development Park.
Area D: Auto Launch Control Pad.
CURRENT P1 MOTOR CLUB SPECIAL DISTRICT REGULATORY STANDARD # 1
PROPOSED P1 MOTOR CLUB SPECIAL DISTRICT REVISED REGULATORY STANDARD # 1
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PUBLIC NOTICE – P1MCSD FLU AMENDMENT-NEWSPAPER AD
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Planning and Development Services Department Planning Division M E M O R A N D U M
GENERAL INFORMATION: Property Owner: Evans Properties, Inc.
660 Beachland Boulevard, Suite 301
Vero Beach, FL 32963 Agent of Record: HJA Design Studio c/o Patti Tobin
50 SE Ocean Boulevard, Unit 101
Stuart, FL 34994 Applicant: P-1 Motor Club c/o Ari Straus
624 Ontario Ave
Tampa, Florida 33606 Location: The subject property is bordered on the north by Okeechobee Road, on the east by Summerlin Road, and on the south and west by land owned
by South Florida Water Management District (intended for regional
stormwater water bodies). Parcel ID & Size 3205-323-0026-000-8 +/-629 acres
Existing Use: Agriculture- Pongamia tree farm (former citrus orchards)
Existing Future Land Use: AG-5 (Agricultural-5) Proposed Future Land Use: SD (Special District) with District Guidelines (Regulating Standards)
Current Zoning: AG-5 (Agricultural –5)
TO:
Board of County Commissioners
THROUGH: Benjamin Balcer, AICP, Planning & Development Services Director Kori Benton, AICP, Planning Manager
FROM: Thad Crowe, AICP, Senior Planner
DATE: October 25, 2023
SUBJECT: Future Land Use Map Amendment - Large-Scale (FLUMA-2303-000021) Proposed SD (Special District) Future Land Use encompassing +/-629 acres
Page 39 of 138
File No.: FLUMA-2303-000021
2
BACKGROUND AND REQUEST OVERVIEW
HJA Design Studios submitted a petition on behalf of the P-1 Motor Club, for an Amendment to the Comprehensive Plan Future Land Use Map (FLUM), to change the subject +/-629-acre property from AG-5 (Agricultural - 5) to the SD (Special District) category. The SD would allow for a private mixed-use
motorsports complex, referred to as the P-1 Motor Club (P1MC). The Applicant has not yet submitted the companion rezoning from the AG-5, Agricultural-5 Zoning District, proposed to be PMUD (Planned Mixed Use Development) Zoning District, with an associated Preliminary Development Plan.
Proposed P1MC uses within the SD FLUM include the principal use of two main performance paved track circuits for cars to drive on; “garagemahals” (garage condos which are individually-owned units for housing sports and vintage cars that may also include lounge space, bathrooms, and a wet bar); 125 single-family residences; an auto launch control pad (a straightaway to test and set electronic acceleration to optimal
efficiency, replacing the current airfield); motor-sports oriented event centers; karting/autocross circuit; off-road circuit; skid pad; resort-like amenities; an automotive-related research and development (R&D) complex, and additional vehicle storage area open to the public.
While the AG-5 Zoning District allows single-family residences and noncommercial research facilities by right; and off-road vehicle parks, airfields, and recreational vehicle or boat storage facilities by conditional use
permit; the performance track circuits, specialized “garagemahals,” event centers, go cart track, skid pad, auto launch control pad, and non-agriculture related manufacturing associated with the R&D complex would not be allowed in AG-5 Future Land Use and Zoning designations. To pursue this mixed-use motorsport complex, the Applicant chose to request a unique Special District (SD) to be added to the Future Land Use Element as a map exhibit, with regulating standards linked to a future Planned Mixed Use Development (PMUD) rezoning.
Figure 1. Location Map
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File No.: FLUMA-2303-000021
3
The Special District is described in the following manner in the Future Land Use Element.
I. Special District (SD). The intent of the Special District (SD) designation is to identify those areas where specific uses or combinations of uses are anticipated. SD designated areas include previously approved Community Development Districts, areas for which a site specific development plan or
concept has been granted, or areas which by their location have specific issues and concerns for their development. Residential densities within an area designated as a Special District are limited to what
the current land use designation authorizes. Any increase over the present designation may be considered only through the Plan Amendment process.
Other Special Districts include the Harbor Branch Oceanographic Institute, located off of North US Highway 1 & Old Dixie Highway; the Treasure Coast Education, Research, and Development Park (TCERDA), an agriculturally-and-biotechnologically-focused Research Park off Kings Highway and Picos Road; a large
South Florida Water Management District (SFWMD) stormwater facility off Gordy Road; and Capron Trails which encompasses the Stewart Materials Mine and agricultural uses, located at West Indrio Road and I-95. Each of these projects represents a unique land use arrangement that does not precisely fit the County’s Future
Land Use and Zoning categories. Although the Harbor Branch and TCERDA projects are largely owned by state/local government, they are comparable with the P1MC. Harbor Branch’s PMUD focuses on aquatic research with university programming, a St. Lucie County public school, on-site dormitories, and on-site aquaculture. TCERDA focuses research, education and development of agriculture and the life sciences and hosts the University of Florida Institute of Food and Agricultural Sciences (IFAS), United States Department of Agriculture (USDA) Center, Sunshine Kitchen, and related natural resources admin & research farms. TCERDA also has an Overlay
District with guidelines relating to use parameters and a Planned Development requirement for more intense development proposals. These districts are largely within the Urban Service Boundary (USB), with some portions of TCERDA to the immediate west of the USB.
[Remaining Page Intentionally Let Blank]
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File No.: FLUMA-2303-000021
4
The SD for the P1MC proposal includes a private mixed-use motorsport complex intended to provide private
circuits (tracks) designed to allow high-performance driving in a controlled environment. The project will be served by self-contained treatment plants for water and wastewater. The multi-phased project is expected to be completed by 2044. The complex will be comprised of four connected areas as shown on the Special District
(SD) map.
• Area A includes the primary circuit (track), garagemahals, single-family detached or attached residences, Clubhouse and resort amenities.
• Area B includes the secondary circuit (track), garagemahals, off-road circuit, karting track, skid pad, event center, and drive center.
• Area C includes the R&D park.
• Area D includes the auto launch control pad.
The Applicant has developed a similar project in New York State, and a similar motor club is being developed in Tampa. Figure 3, below, shows site plans of the Monticello Motor Club in New York State, which is of comparable size to the proposed P1MC project, and the Tampa Motor Enclave, considerably smaller than the proposed P1MC development. Table 1 below compares the three motorsport complexes.
Figure 2. Proposed Special District Area Map
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Table 1. Comparison of Similar Motorsport Complexes*
Project Attribute Monticello Tampa St. Lucie (P1MC proposal)
Acreage 670 200 629
# Garagemahals 200 330 590 Total Track Length 4.1 1.6 6.7 Off Road Track Yes (300 ac) Yes (80 ac) Yes (est. 19.5 ac)
Kart Track Yes (0.6 miles) No Yes (1.0 mile)
Skid Pad Yes Yes (4.2 ac) Yes (4.6 ac)
Auto Launch Control Pad No No Yes (1 mile)
Event Space 27,000 SF 37,000 SF 40,000 SF
Max. Residences 46 N/A 125 Membership Limit 1,200 No limit 1,200 Employees 100 100 126
* Does not include non-motor club uses such as R&D Park, etc.
Figure 3. Motor Club Comparisons
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Planning and Development Services Department Planning Division M E M O R A N D U M
Figure 4. DRC Pre-application Submittal Preliminary Plan (note that the site plan is a potential PMUD
plan and conceptual rendering to provide context and is not an exhibit of the Special District)
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Planning and Development Services Department Planning Division M E M O R A N D U M
Figure 5. Aerial Map of Subject Property
Table 2. The Parcel and Acreage subject to the proposed amendment of the FLUM
PROPOSED Future Land Use Designation Acreage Parcel ID #
SD-Special District +-629 3205-323-0026-000-8
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Figure 6. Current Future Land Use Map
Figure 7. Proposed Future Land Use Map
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Proposed Amendment Consistency with Comprehensive Plan In reviewing petitions for amendments to the Future Land Use Map (FLUM), the Board of County Commissioners shall consider whether the proposed amendment is consistent with all elements of the St. Lucie County Comprehensive Plan and Florida Statutes. The following analysis presents Comprehensive Plan
policies pertinent to this amendment.
(Comprehensive Plan) Future Land Use Element Policy 1.1.2.1. The adopted Future Land Use Map Series and any amendments shall promote responsible growth
management practices. When considering any amendment to the Future Land Use Maps of the
County’s Comprehensive Plan, the County Commission shall make the following findings, supported by the other elements of this Plan, prior to taking any approval actions granting an individual
amendment to the Future Land Use Maps: 1. That the property under land use amendment application is adjunct to, or within no more than one-quarter mile of the same or greater type of land use classification.
2. That the property under land use amendment consideration lies within the Five-Year Capital Improvement Program of the Water and Wastewater Master Plan for St. Lucie County (or can be reasonably accommodated with an amendment to the Master Plan) or otherwise
meets the requirements of Policy 1.1.5.4 [formerly Policy 1.1.5.3]. This is a key Future Land Use Element policy that serves to limit FLUM changes in the County, with the intent of preserving compatibility and a coordinated land use pattern, while minimizing urban sprawl and retaining rural character/agricultural activities. Staff’s interpretation of the word “greater” in criteria # 1 above is “more intensive.” Staff uses three primary measures, when comparing the intensity of FLUM categories: allowable uses, traffic impacts, and rural character.
As noted, this is an Amendment to the Comprehensive Plan Future Land Use Map (FLUM), to change the subject +/-629 acres from AG-5 (Agricultural – 5) to the SD (Special District) category. Future Land Use Element Policy 1.1.1.2 provides the following descriptions for these FLUM categories:
The AG-5 land use designation is intended for those areas of the County outside of the planned urban service area which are associated with agricultural and agricultural-related
activities. These areas are recognized for first being appropriate for the production of citrus, cash crops, or ranching activities. These areas are acknowledged as potentially suitable for limited residential and nonresidential development under the following criteria:…
• Residential densities are set at a maximum of 0.20 units per gross acre (one unit per 5 gross acres).
The intent of the Special District (SD) designation is to identify those areas where specific uses or combinations of uses are anticipated. SD designated areas include previously approved Community Development Districts, areas for which a site specific development plan or concept
has been granted, or areas which by their location have specific issues and concerns for their development. Residential densities within an area designated as a Special District are limited
to what the current land use designation authorizes. Any increase over the present designation
may be considered only through the Plan Amendment process.
In regard to the allowable uses measure, AG-5 allows by right single-family residences; agriculture crops or livestock; fishing, hunting, and trapping; noncommercial research facilities; kennels; riding stables; cell
FUTURE LAND USE MAP AMENDMENT
STANDARDS OF REVIEW AS SET FORTH IN THE
ST. LUCIE COUNTY COMPREHENSIVE PLAN AND FLORIDA STATUTES
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towers; and solar generation stations; and by conditional use allows agricultural labor housing; agricultural-
related manufacturing and warehousing; agricultural-related retail; airports and airfields; aircraft storage and equipment maintenance, mining; sport camps; outdoor shooting ranges, recreational vehicle and boat storage, and off-road vehicle parks (except go-cart raceway operation or rentals). The proposed Special District for
P1MC provides an array of similar uses (paved track circuits, “garagemahals” (garage condos), single-family residences, motor-sports oriented event centers, karting/autocross circuit, off-road circuit, skid pad, auto launch control pad, and resort-like amenities) demanding review similar to Conditional Use permits for the
appropriateness of siting including effects on adjacent properties, adequacy of public facilities, and environmental impacts. The table below compares Comprehensive Plan density and intensity limitations of the current and proposed FLUM designations. The proposed density and intensity standards are similar. Table 3. Comparison of the AG-5 FLUM & Zoning and P1MC FLUM Categories AG-5 P1MC SD Density 0.2/ac 0.2/ac
Height 80 feet 45 feet
Maximum Lot Coverage (by structures) 10% 8%
Maximum Impervious Surface N/A 50% *
Minimum Buffer Width N/A 10 to 80 feet
Minimum Open Space N/A 35% * with paved and otherwise impervious circuits/track surfaces subject to landscape improvements as specified in Land Development Code 7.09.04.C.1.
(Parking and Other Vehicular Use Area Interior Landscaping). A simple way of evaluating traffic impacts, the second measure, is to compare the uses in terms of daily
vehicle trips. The traffic analysis for the P1MC SD projects a total of 10,618 average daily trips at full build-out, and while this is a high trip generator, it is less than the highest traffic generating use in AG-5, a noncommercial research and development center which would generate 26,820 average daily trips. Staff raised concerns that events open to the public could dramatically increase traffic – for example, race events held at the Monticello Motor Club were anticipated to attract an estimated 1,000 to 5,000 spectators.1 A proposed Special District (SD) Regulating Standard addresses this issue in the following manner: 4. P1MC is not designed to be a spectator facility. Other than limited special events/training
exercises open to the public (i.e., individuals who are neither members nor invited guests), the public will only have access to the research and development office park. The PMUD may allow,
with proper public notice and specific event plans, up to ten (10) special multi-day events, such
as races, exhibitions, and training exercises, per calendar year. Board of County Commissioners approval is required for a Special Event waiver of standards of this Special District as well as
applicable Land Development Code standards. The third measure is the preservation of the rural character/agricultural activities. Staff believes a 50% percent
maximum impervious surface standard and a 35% minimum open space standard maintains vegetation and the viability of continued agricultural uses on adjacent lands, as well as a balance of non-residential uses support internal capture and dispel urban sprawl. To ensure that the P1MC project maintains a coordinated land use pattern, Staff is recommending that the SD Regulating Standards include a two-phased schedule that would allow the BOCC, at the end of the first phase to evaluate development impacts and form and provide for adjustments that would preserve compatibility and the project intent of a self-contained mixed-use motorsports complex. The second provision in Future Land Use Element Policy 1.1.2.1. (Infrastructure in 5-Year County CIP) does
1 “Monticello Motor Club downplays noise issue, talks expansion,” Times Herald-Record (Middletown, NY), 2/8/2013.
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not apply since the P1MC would have no public funding for required infrastructure, which would be privately
funded. There is an SD Regulating Standard which requires the provisions for central water and wastewater services for all development.
In conclusion, the proposed amendment is consistent with Future Land Use Element Policy 1.1.2.1. Future Land Use Element Policy 1.1.2.2. In accordance with Florida Statutes, proposed future land use map amendments to the County’s
Comprehensive Plan, shall be based upon the following analyses: 1. An analysis of anticipated growth; 2. An analysis of the availability of facilities and services;
3. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site;
4. An analysis of compatibility of adjacent land uses; and 5. An analysis of the need for job creation, capital improvement, and economic development that will strengthen and diversify the community’s economy; and
6. A consultation with the Florida Department of Transportation when it is determined that a proposed amendment has the potential to affect facilities on the Strategic Intermodal System.
The subject site and the requested amendment are evaluated pursuant to each of the factors in Policy 1.1.2.2. below. 1. An analysis of anticipated growth. While the County’s population, estimated at 350,518 in 2022, continues to grow to a projected 486,900 in 2050 (BEBR medium projections), this is not a strong justification for this proposed Special District (SD). Private mixed-use motorsports complexes are resort destinations and are not bound to local population dynamics. That said, the proposed motorsports complex would serve the growing community recreational demand. The proposed SD does not seek to expand allowable density above the current AG-5 Category,
aligning with the Comprehensive Plan’s limitation that “Residential densities within an area designated as a Special District are limited to what the current land use designation authorizes. Any increase over the present designation may be considered only through the Plan Amendment process.”
Figure 8 shows that while the property is clearly in the rural western portion of the County, growth in the form of suburban residential and industrial development has been moving westward out from Port St. Lucie. The
subject property is located approximately 4.0 miles west of the Urban Service Boundary, which was expanded in August 2022 and now encompasses the County Fairgrounds and Port St. Lucie’s western annexation areas. Continued residential demand, west of I-95, within the City of Port St. Lucie and the unincorporated urban service area is anticipated. Further, St. Lucie County is spearheading a water and wastewater utility project south of the Fairgrounds to serve future development in the County’s utility service area. The County faces a challenge presented by the collapse of the citrus industry caused by citrus canker. Almost 66% of the County is in now-mostly abandoned citrus groves, and property owners in the AG-5 FLU areas
are looking for alternative uses of large landholdings. The P1MC SD proposal represents one such alternative. Except for being a mostly private development, the proposed motorsports complex is not dissimilar to the “Outdoor Activity and Entertainment District” concept for the area adjacent to the County Fairgrounds. The
Entertainment District concept would expand the recreational opportunities from the current 235 acres to 2,740 acres; expanding equestrian stables and developing off-road vehicle tracks, campgrounds, amphitheaters, stadiums, race car and off-road bicycle tracks, and arenas, and establishing areas for fishing, outdoor shooting ranges, hunting, and trapping. It should also be noted that the Entertainment District Feasibility Report, dated November 7, 2017, was not adopted, but the BOCC adopted in January 2022, a 10-year Parks Master Plan which comprehensively examined the County's current parks and recreation assets’ and includes the
Entertainment District within the long-range vision of the plan.
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Figure 8 demonstrates that urban development is anticipated in the expanded USB, however due to the nature of the SD FLUM and corresponding Regulating Standard for the P1MC project, use scope/intensity limits, non-general nature of the R&D park, and the four-mile geographic separation from the expanded USB's edge,
the project is not anticipated to impact population growth.
2. An analysis of the availability of facilities and services. While the subject property is directly accessed from a four-lane state road - Okeechobee Road - the property is not served by central water and sewer. The development will be required to be self-sufficient in providing water and wastewater systems, and public water and sewer lines will not be extended to serve it, in accordance with Future Land Use Element Policies 1.1.3.4, 1.1.5.2 and Policy 1.1.6.7. Consistent with Future Land Use Element Policy 2.1.1., the Applicant submitted a Traffic Impact Analysis. This analysis indicates that maximum daily external trip potential is approximately 10,618. The Florida Department of Transportation’s (FDOT) Level of Service Handbook assigns a 48,000 daily trip capacity to Okeechobee Road as a four-lane rural roadway. The approved analysis applies a 1% annual growth rate to
trips, meaning that the roadway’s current 11,000+ daily trips will increase with background traffic by around 110 per year, and roughly 68% of road capacity would be utilized and the roadway will be operating at Level of Service (LOS) B, meeting the adopted roadway level of service standards in Policies 2.1.2.6 and 9.1.1.12. Pursuant to Future Land Use Element Policy 1.1.6.3, facilities for potable water, sanitary sewer, solid waste, drainage, and transportation facilities shall be in place and available to serve new development no later than
the issuance of the certificate of occupancy or its functional equivalent such that there is no reduction in the LOS for these facilities and services. Those facility improvements must be in place prior to commencement of construction.
3. An analysis of the suitability of the plan amendment for its proposed use considering the character of
Figure 8. Contextual Aerial Map – Site Location & Urban Service Boundary
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the undeveloped land, soils, topography, natural resources, and historic resources on-site.
The St. Lucie County Environmental Resources Department reviewed the requested amendment of the Future Land Use Map and prepared the following statement.
“An Environmental Impact Report prepared by EW consultants dated February 2023, was provided and reviewed. No native upland habitat or wetlands were observed onsite. The site is an active Pongamia (Millettia pinnata) tree farm and was historically utilized for citrus production. Past and present agricultural
activities have heavily impacted the land, which no longer contains native upland habitat nor wetlands. Approximately 95% of vegetation onsite is non-native, consisting of Pongamia trees and mowed grass. Several agricultural furrows measuring approximately 15.4-acres are located throughout the site and one (1) man-
made 21.4-acre above-ground impoundment pond utilized for irrigation purposes is located at the northeast corner of the property. Observed listed wildlife species include the American alligator and sandhill crane. A nesting survey for sandhill cranes, a site-specific survey for crested caracaras, and a gopher tortoise survey
will be required prior to development. Mitigation for wood stork forage biomass loss is anticipated as the site is within an 18.6-mile core forage area of the wood stork rookeries. Consultation and coordination with U.S. Fish and Wildlife Services (FWS) and Florida Fish and Wildlife Conservation Commission (FWC) for listed species will be required during the site planning process to avoid, minimize, and mitigate any potential impacts. The proposed FLUMA is not intended to result in any adverse environmental impacts, as no
development activities are proposed at this time. When site development activities are proposed, ERD will conduct further through the site plan and/or building permit review process.”
4. An analysis of the compatibility of adjacent land uses Racetracks and performance tracks often generate loud engine noise that can impact nearby residential uses. In this case, the subject property is isolated by large public land tracts to the south and west that will be used
for water quality improvement projects by the South Florida Water Management District (SFWMD). Another large tract owned by SFWMD is north of an intervening strip of land along the north side of SR 70 owned by ARCO of St. Lucie., Inc. This property includes a single-family detached residential dwelling. Adjacent residential properties to the east include a single-family detached dwelling fronting directly on Summerlin Road, across the street from the subject property’s east property line; a single-family detached dwelling fronting on Okeechobee Road, approximately 650 feet from the subject property’s east property line; and a single-family detached dwelling on a large ranch parcel that is approximately 2,000 feet from the subject property’s east property line. Adjacent residential properties to the north include two single-family detached dwellings on the ARCO property north of the northeast corner of the subject property, located approximately 1,000 and 1,400 feet north of the subject property boundary, and another single-family detached dwelling east of the ARCO property on a parcel owned by the owner of the subject property (Evans Properties),
approximately 2,100 feet from the northeast subject property corner. The main impact of the proposed private mixed-use motorsports complex affecting compatibility for the neighbors to the east and north would be automobile engine noise. According to a January 7, 2013, article in the Times Herald-Record (Middletown, NY), a noise study commissioned by the Monticello Motor Club found that of six locations on the MMC property line, one
location had up to a 20 db increase on race days, due to drivers accelerating at a turn with car exhausts pointed directly at the location. The acoustical engineer consultant determined that a 2,400 foot long and 16 feet high barrier, costing about $1 million, would be effective in reducing noise impacts in this location. While several neighbors objected, the article implied that the MMC had some community support, and the Town of Thompson did not require any sound mitigation measures. It should be noted that the MMC is not comparable
to the P1MC, in that the former facility has several dozen homes within a half-mile radius of the track. To mitigate for noise impacts to the east and north and increase compatibility, the Applicant should produce
a noise assessment in the PMUD application that will assist in designing the tracks which may need to be further distanced from the east and northeast property lines and to evaluate the need for additional plantings and/or barricades that will help to attenuate the noise. Other use and design parameters, such as final hours
of operation, will be evaluated through the planned development process.
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Figure 9. Adjacent Land Ownership
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5. An analysis of the need for job creation, capital improvement, and economic development that will
strengthen and diversify the community’s economy. In accordance with Goal 10.1, support economic development in St. Lucie County as part of an overall strategy for sustainability and quality of life, the applicant has provided the following information.
• The Applicant projects that the average earning of year-round P1MC staff of $77,000 is more than double the St. Lucie 2017-2021 estimated per capita income of $31,289 (Source: CENSUS.GOV, based on 2021 dollars).
• The Applicant projected the value of motor sports-related site improvements over the first ten years of the development to be approximately $32,000,000. The value of new garagemahals and residences over the same period is projected to be approximately $75,000,000.
• The Applicant estimates that 97% of the homes will be secondary residences. Owners will contribute to local tax rolls but will not utilize some local government services such as schools and water/sewer services.
• The Applicant projects that the development will generate 126 full-time equivalent jobs, with 90% of employees being county residents. The average earning of year-round staff is projected to be around $77,000, more than 54% above the county average.
• Garagemahals and residences will utilize an on-site package plant and will not utilize capacity of any existing or future county-built treatment facilities.
• The Applicant has stated the 400,000 square foot R&D Park will provide opportunities for local businesses with a focus on synergistic automotive tenants like Radical Sportscars, a British manufacturer and
constructor of racing cars.
• The Applicant noted that economic and community benefits from Monticello Motor Club (MMC), a comparable facility operated by the Applicants, include charitable giving - 2019 donations by MMC and its members exceeded $279,000, and the 2022 estimate exceeds $300,000. The company will employ the “Buy Local, Use Local” program and when appropriate, purchasing of goods and services will be awarded to local vendors. Similar to the MMC, the P-1 Motor Club will establish relationships with the community through neighborhood outreach programs and will employ interns from County high schools and Indian River State College enrolled in motorsports and hospitality studies.
6. A consultation with the Florida Department of Transportation when it is determined that a
proposed amendment has the potential to affect facilities on the Strategic Intermodal System. St. Lucie County engineering and planning staff regularly consult with the Florida Department of Transportation regarding development projects that directly or indirectly impact the Strategic Intermodal System (SIS) and other state-owned roadways. Okeechobee Road/ SR 70 is an SIS roadway. The statewide SIS system is Florida’s high priority network of transportation facilities that are important to the state’s economy and mobility, focusing on the efficient movement of passengers and freight. The Applicant must schedule a pre-application conference with FDOT.
In accordance with Future Land Use Element Policy 1.1.2.2 and Objectives 1.2.1 and 2.1.1, Staff has proactively worked with FDOT in reviewing this FLUM amendment and will continue to involve the agency in ongoing review of this application and the PMUD. Other Applicable Comprehensive Plan Policies The following Comprehensive Plan Goals, Objectives, and Policies are applicable to this amendment.
Future Land Use Element Policy 1.1.3.5 - The County shall maintain a site assessment process to evaluate the potential conversion of existing or designated agricultural land uses to non-agricultural land uses in a
rational and orderly manner. The site assessment process for a conversion shall require as a condition to such conversion that the Board of County Commissioners affirmatively find that the proposed non-agricultural use: a. is compatible with adjacent land uses; Compatibility is not an issue with lands to the north, west, and south, since these properties will become
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large water quality improvement reservoirs and no property owners will be impacted. The potential
incompatibility with the six homes to the east and north can be minimized by a design that locates louder activities on the western side of the property and provides a substantial buffer along the eastern and northeastern property lines encompassing a berm, plantings, and a wall.
b. maintains the viability of continued agricultural uses on adjacent lands; The proposed amendment and uses will not threaten the viability of agricultural uses to the east. Further,
there is no objection to the continued agricultural use on some of the subject property for pongamia tree growing. While pongamia trees are not native, they have adapted over millennia to grow well on degraded agriculture land. The pongamia tree is resilient, inexpensive, low-maintenance, and an environmentally friendly crop. It produces a legume that is related to soybean and pea that is high in protein and produces a healthy vegetable oil. The tree is drought and flood resistant and sequesters carbon. The potential continued agricultural use is consistent with Future Land Use Element Goal 10.3 and Policy 1.1.13.5. c. contains soils suitable for urban use as defined by the St. Lucie County soil survey; According to the Soil Survey of St. Lucie County, performed by the USDA, Soil Conservation Service in cooperation with IFAS at the University of Florida, the main soil types on the subject property include Pineda sand (32), Pople sand (36), Riviera sand (37), and Wabasso Variant sand (49). The Survey notes
that these soil types have a high potential for dwellings without basements, small commercial buildings, local roads and streets, and sewage lagoon areas. Water control measures are needed to overcome excessive wetness. Sealing or lining with impervious soil material is needed for sewage lagoon areas. Potential is low for septic tank absorption fields, playgrounds, trench type sanitary landfills, and shallow excavations. Mounding may be needed for septic tank absorption fields. The property has been profoundly altered through decades of agriculture use, so suitable fill will be required for new development.
d. is suitable with existing site-specific land characteristics; The subject property is impacted agricultural land with no intact habitat or environmentally sensitive features, with expansive frontage on a four-lane state roadway. Further the subject property is relatively flat, providing for a clean slate to design and integrate the development contemplated with the proposed SD FLUM in a manner that does not impact off-site stormwater systems. e. is consistent with comprehensive development plans. Other than the Comprehensive Plan and Land Development Code, there are no other comprehensive development plans for the subject property.
f. will have available the necessary infrastructure concurrent with the anticipated demands for development; The development fronts a four-lane state road with available capacity. Water and wastewater systems will be designed only to serve this development, without the provision of public funding. g. will avoid the extension of the urban services boundary to create any enclaves, pockets, or finger areas;
This is a unique, standalone use within the proposed SD FLUM that does not propose extending the urban service boundary.
h. Could not be feasibly located on non-agricultural land. The large size of a mixed-use motorsports complex makes it cost-prohibitive to locate in urban or
suburban areas with higher land costs and smaller parcels. In looking at examples of other large non-ag landholdings, issues of compatibility arise. In simplistic terms, noise levels from the source point of 120 decibel engine noise drop below 80 2 at around one mile away from the source point. The following are some examples of undeveloped parcels or collections of undeveloped parcels exceeding 600 acres that
2 Some communities use 80 decibels (db) as a threshold above which noise impacts are considered to be a nuisance and even a health threat in certain cases.
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would impact residential areas within a mile’s distance of a hypothetical motor park.
• Properties west of I-95, south of Indrio Road, and north of Florida’s Turnpike & Angle Road (west of FPL Solar Farm) would impact portions of the Meadowood Golf & Tennis Club and Country
Living subdivisions.
• Properties east and west of I-95, south of the Indian River County line would impact Spanish Lakes Fairways.
• Assembled properties west of the Treasure Coast Airport would impact the Green Acres subdivision and Road Runner Travel Resort.
• Assembled properties south of Angle Road, east of Kings Highway, and north of Floyd Johnson Road would impact northwest Fort Pierce neighborhoods including Sunland Gardens and Harmony
Heights.
• Properties in the Range Line Road area would impact the fast-growing residential area of western Port St. Lucie. Future Land Use Element Policy 1.1.3.6 - Provide adequate buffering and/or setbacks between agriculture
and nonagricultural uses to protect such agricultural uses from adverse impacts associated with encroachment of non-agricultural development or creation of nuisances by agricultural operations, with the use of Agricultural Best Management Practices.
Through the SD FLUM and corresponding Regulating Standards for the P1MC project, Staff recommends a minimum 80-foot wide right-of-way buffer along Okeechobee Road along the business park frontage, and 50-foot wide along the remainder of Okeechobee Road and Summerlin Road, and recommends that the PMUD application include a landscape plan addressing the results of a noise study by which may include utilizing berms, walls, and plantings along Summerlin Road that diminish noise impacts on residents to the east and north. Future Land Use Element Objective 1.1.5: Urban Sprawl. Consider changes to the future land use plan
based upon smart growth, energy-efficient land use patterns and discouraging the proliferation of urban sprawl.
This objective and policy direct the County to only convert rural to suburban or urban use within the USB or through the TVC process within the respective overlay. This amendment does not represent such a conversion
- the P1MC is not a suburban or urban use, but a special use that is best located in rural areas for compatibility and viability reasons. Regulating Standards proposed with this Special District focus on ensuring the development does not cause or support urban sprawl.
Future Land Use Element Policy 1.1.5.2 - Require that new development be designed and planned in a manner which does not place an economic burden upon the services and facilities of St. Lucie County
regulations. The SD FLUM and corresponding Regulating Standard for the P1MC project, and the future PMUD will require that water, sewer, roads, recreation, and other services will be funded by the P1MC and not require public funding. Future Land Use Element Policy 1.1.6.7 - No non-agricultural development shall be permitted outside of the
Urban Service Area that does not address all of its community infrastructure impacts, both onsite and off-site. All development outside the Urban Service Area shall pay the entire cost of its fiscal impacts on public facilities and services.
The SD FLUM and corresponding Regulating Standard for the P1MC project, and the future PMUD will require that the community infrastructure is the responsibility of the property owner/P1MC. The development will provide a package treatment for water and wastewater and will be assessed all impact fees and other applicable fees.
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Future Land Use Element Policy 1.1.6.12 - Require that new development be designed and planned in a manner which does not shift the economic impact of new development to existing taxpayers, services and facilities of St. Lucie County. Economic impact shall be determined based upon the goals, objectives, and
policies of this Comprehensive Plan and applicable county regulations. The development will be fully funded by private sources.
Conservation Policy 6.1.1.5 - The County shall continue to review implementable measures that would effectively reduce greenhouse gas emissions.
Conservation Policy 6.1.1.2 - St. Lucie County shall facilitate development that maximizes energy efficiency and sustainability. A performance track like the one proposed by this SD FLUM amendment and corresponding Regulating Standards, has a high carbon footprint and high energy consumption. Economic Development Element Objective 1.1.13: Economic Sustainability. To enhance the quality of life of St. Lucie County and promote a sound and resilient local economy, St. Lucie County shall continue to work
with the interested groups and agencies to increase and broaden the County's economic base while expanding existing business and industrial opportunities.
Economic Development Element Objective Policy 10.1.1.1 - Attract investors to help diversify the industrial base, broaden the economic tax base and strengthen the job market.
The Applicant estimated that $107 million in property improvements will be generated over a ten-year period, which will have a noticeable impact on county tax revenues.
Economic Development Element Objective Policy 10.1.1.2 - Encourage redevelopment projects and business expansions that will promote economic development opportunities. The SD FLUM and corresponding Regulating Standards for the P1MC project is anticipated to attract investors who along with the R&D Park have the potential to spark additional business development. R&D Park development may also provide opportunities for targeted industries, which would be evaluated further through the planned development process.
Zoning Consistency A PMUD Zoning District proposal would be allowable under the SD FLUM. Planning and Zoning Commission The Planning and Zoning Commission, acting as the Local Planning Agency, held a public hearing on this item on July 20, 2023. After discussion, the Planning and Zoning Commission unanimously passed a motion to recommend approval, with a recommendation for a Special District standard that allows limited special event programming to be addressed by the future PMUD, which may include waiver eligibility by the Board of County Commissioners from the established hours of operation and attendance scope, where advanced public notice and event management protocols are provided. The following additional issues were brought up by PZC members. • Concern about nightly transient occupant registration (can’t exceed 125) and the need for an ongoing record. Staff: this will be outlined in the PMUD.
• Concern about funding of fire & EMS (at build out Staff can assess project impacts and impose supplemental fees if needed). • Are there better ways to test noise levels than at the source point? Should noise should be measured at the
property line? Will there be a PA system? Staff: the noise issues will be addressed at the PMUD stage. • No details provided on the water and wastewater plant. Where will excess rainwater go? Staff: water and
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sewer infrastructure should be outlined in PMUD, excess rainwater typically handled by injection well or
deposit area. • Applicant is willing to donate land for a fire station.
The following new or revised Special District conditions are recommended to address PZC issues described on the previous page.
4. P1MC is not designed to be a spectator facility. Other than limited special events/training exercises
open to the public (i.e., individuals who are neither members nor invited guests), the public will only have access to the research and development office park. The PMUD may allow, with proper public notice and specific event plans, up to ten (10) special multi-day events, such as races, exhibitions, and
training exercises, per calendar year. Board of County Commissioner approval is required for waiver of standards of this Special District as well as applicable Land Development Code standards.
10. Overnight occupancy by members and their guests within garagemahal units, where authorized by
the PMUD, shall be limited in nature with infrequent occurrence as these uses are not intended to provide full-time occupancy or be dwelling units that are frequently occupied. IIn accordance with the Special District designation requirement to maintain consistent entitlements as allowed in the current AG-5 future land use, the project may utilize no more than 125 garagemahals and/or guest accommodations as overnight accommodations on any given night, which would be the equivalent to
the ability to develop guest homes in the AG-5 designation. The PMUD shall include specifics on the
unit registration process including monitoring and auditing procedures.
11. The PMUD shall include an analysis that demonstrates the ability to meet proposed water demands,
and identify demands for irrigation and potable supply, the water supply sources, and the treatment
methods for potable water and wastewater.
12. The PMUD shall include a public safety plan that emphasizes fire and emergency services response
and on-site life safety services. At the request of the St Lucie Fire District, the Applicant shall reserve and donate land for a future fire station, with the location and size of the property to be approved by the District. This request shall be made within five years of the date of the first development permit
issued for the project.
15. The PMUD design shall reasonably minimize noise impacts to adjacent residential properties to the east and north using berms, walls, and/or plantings where necessary. The P1MC will self-enforce
maintain sound limits of 103dB for guests and 108dB for members (measured at approximately 50 feet from the source point.) In addition, the Applicant shall provide a noise assessment as part of the PMUD that indicates average and peak noise levels on the eastern and northern property lines where
there are existing residential uses. The Final Site Plan shall modify design as necessary using berms, walls, and/or plantings where necessary to reasonably minimize noise impacts on existing residential uses to the east and north. The use of PA systems shall be prohibited.
16. Hours of operation shall be daytime hours for the airfield and dawn to two hours after sunset for the circuits/tracks and skid pad and auto launch control pads.
19. During phased development, project traffic and other public facility impacts shall be monitored for consistency with predevelopment analysis, and where impacts are demonstrated above projections the imposition of supplemental fees if initial impact fee assessment(s) did not fulfill the project’s public
facilities impact fee funding obligations.
Transmittal Action and State Expedited Review The Board of County Commissioners held a public hearing on August 1, 2023, and voted 5-1 to transmit the
proposed amendment to state and regional agencies for expedited state review, as required by statute. On September 8, 2023, the Florida Department of Commerce provided agency comments including the following substantive comments.
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South Florida Water Management District: this agency expressed concern over water supply and the lack
of specifics on the on-site water and wastewater systems. The comments reinforced the requirements for stormwater permits and the need to cap old wells. Florida Department of Transportation, District 4. The Department’s primary concern is the potential for additional unplanned growth for adjacent and vicinity properties along State Road 70 in the rural area adjacent to the amendment location since State Road 70 is a Strategic Intermodal System (SIS) facility. The SIS is the
state’s primary means for moving people and freight within and between Florida’s diverse regions. FDOT seeks assurance that water, sewer, roads, recreation, other services funded by the P1 Motor Club are not extended to serve other uses beyond the existing property boundary. Treasure Coast Regional Planning Council. The TCRPC suggested that the County consider specific language in (Open Space) Regulatory Standard #7 that prohibits perimeter landscape buffers being counted towards the required open space since it is not useful for recreation. The TCRPC also suggested that Standard #4 be improved for clarity and future application by referring to a maximum number of days since the “multi-day events” in the standard as written could be two-day events, week-long events, etc. (Special Events will be addressed in the PMUD). The TCRPC echoed the SFWMD’s concern about impact on future reservoir wildlife, in particular wading birds, given the close proximity of the proposed airfield. The Applicant has
agreed to not pave the runway, which will in effect prohibit jets. The TCRPC also recommended limiting sound levels at property perimeters, not just at the point source. Finally, the TCRPC suggested a different approach to the accessory dwelling unit and the 125-unit overnight accommodation limitation, which would tie accessory units to principal residences and have a separate pool for overnight accommodations. While the PMUD will clarify overnight accommodation rules and monitoring, Staff does not agree with tying accessory residential units to principal residential structures as the arrangement of attached and detached homes,
garagemahals, and Inn units is not conducive to the traditional principal-accessory arrangement. Proposed revised and new conditions (10, 11, 16) listed in the above section on PZC concerns as well as the following new condition address the input of state and regional agencies. 14. The Applicant shall develop a project impact analysis in association with the PMUD on the planned
South Florida Water Management District reservoirs to the west and south in terms of water quality and supply impacts as well as impacts to waterfowl and other wildlife. If the study identifies adverse impacts, Final Site Plan project design and function shall provide for minimization and mitigation of
such impacts. Public Notice & Neighborhood Meeting Consistent with the requirements of Sections 163.3174(4)(a), 163.3164(40), and 125.66(2), Florida Statutes, notice of this November 7, 2023, Board of County Commissioners adoption hearing was noticed by
publication of a Display Advertisement in the St. Lucie News Tribune on October 26, 2023. Additionally, courtesy notices were mailed to owners of real property located within 2-miles of the affected area for the public hearing, and two notice signs were posted on the premises. The Applicant stated that they held two
neighborhood meetings prior to the transmittal hearing – Staff was not aware of or involved with these meetings. Staff Recommendation
Staff has reviewed the proposed large-scale Comprehensive Plan Future Land Use Map Amendment and Special District Regulating Standards and determined they are consistent with the Goals, Objectives, and Policies of the Comprehensive Plan. Staff recommends the Board of County Commissioners adopt the
proposed Future Land Use Map amendment to Special District (SD) as depicted in Exhibit A, P1MC Special District Map and Regulating Standards.
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Benjamin Balcer, AICP | Director | Planning and Development Services Department BalcerB@stlucieco.org
2300 Virginia Avenue | Fort Pierce, FL 34982 (772) 462-1582 (772) 462-1428 (772) 462-1581 www.stlucieco.gov
November 17, 2023
Barbara Powell, Plan Processing Administrator Florida Department of Commerce Caldwell Building 107 East Madison Street, MSC 160 Tallahassee, FL 32399
Re: Adoption of SLC 23-02ESR - Amendment of the St. Lucie County Future Land Use Map for the P1 Motor Club and Associated Special District Standards
Dear Ms. Powell:
At its November 7, 2023 meeting, the St. Lucie County Board of County Commissioners voted unanimously to amend the Comprehensive Plan Future Land Use Map to change the future land use category of +/-629 acres from AG-5 (Agricultural - 5) to the SD (Special District) category. The proposed P1 Motor Club Special District was approved along with associated development standards.
The Board approved transmittal of the amendment on August 1, 2023, and on September 8, 2023, the State Land Planning Agency issued an Objections, Recommendations and Comments Report (ORC Report) which did not identify objections but provided 14 comments.
The amendment of the Future Land Use Map was accomplished pursuant to the adoption of Ordinance No. 2023-18, on November 7, 2023. The adopted amendment has been submitted to all corresponding agencies including those that provided timely comments to the local government.
If any additional information is needed, please contact the project manager: Thad Crowe, AICP, Senior Planner Planning & Development Services Department 2300 Virginia Ave Fort Pierce, Florida 34982 Phone: (772) 462-2518 E-Mail: crowec@stlucieco.org
We appreciate your time and coordination regarding this St. Lucie County Comprehensive Plan Amendment.
Sincerely,
Benjamin Balcer, AICP
Packet Enclosures 1.Adopted Ordinance 2.Map Set including the Future Land Use Map - Existing and Amended3.Staff Report4.Applicant’s response to the ORC Report5.A list of changes made in the adopted amendment not previously reviewed by the State Land Planning Agency6.A statement indicating the relationship of the additional changes not previously reviewed by the State Land Planning Agency to the ORC Report.
Board of County Commissioners
Chris Dzadovsky
DISTRICT 1
Larry Leet DISTRICT 2
Linda Bartz DISTRICT 3 Vice-Chair
Jamie Fowler
DISTRICT 4
Cathy Townsend DISTRICT 5 Chair
Administration
Howard Tipton COUNTY ADMINISTRATOR
Dan McIntyre
COUNTY ATTORNEY
Kori Benton, AICP
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ADOPTED ORDINANCE
Page 60 of 138
ORDINANCE No. 2023-18
FILE NO.: FLUMA-2303-000021
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE
COUNTY, FLORIDA, AMENDING THE ADOPTED COMPREHENSIVE PLAN
FUTURE LAND USE MAP TO INCLUDE THE P1 MOTOR CLUB SPECIAL
DISTRICT WITH REGULATING STANDARDS FOR A +/-629-ACRE PROPERTY
LOCATED AT THE SOUTHWEST CORNER OF OKEECHOBEE ROAD AND
SUMMERLIN ROAD; PROVIDING FOR FINDINGS; PROVIDING FOR
CONFLICTING PROVISIONS; PROVIDING FOR SEVERABILITY; PROVIDING
FOR APPLICABILITY; PROVIDING FOR FILING WITH THE FLORIDA
DEPARTMENT OF STATE; PROVIDING FOR FILING WITH THE FLORIDA
DEPARTMENT OF COMMERCE; PROVIDING FOR AN EFFECTIVE DATE; AND
PROVIDING FOR ADOPTION.
WHEREAS, the Board of County Commissioners of St. Lucie County, Florida ,
based on the testimony and evidence, including but not limited to the staff report,
has made the following determinations:
1. On January 9, 1990, the Board of County Commissioners of St. Lucie
County, Florida, adopted the St. Lucie County Comprehensive Plan.
2. The Board of County Commissioners of St. Lucie as the governing body of
St. Lucie County having jurisdiction over this application pursuant to
Chapter 163, Florida Statutes, is authorized and empowered to consider
amendment to the adopted Comprehensive Plan of St. Lucie County.
3. On July 20, 2023, the St. Lucie County Planning and Zoning Commission
acting as the Local Planning Agency held a public hearing, of which due
notice was published in the St. Lucie News Tribune, and recommended
approval of the proposed amendment to the Board of County
Commissioners.
4. On August 1, 2023, the Board of County Commissioners of St. Lucie
County, Florida held the required public hearing, of which due notice was
placed in the St. Lucie News Tribune and approved transmittal to the Florida
Department of Commerce; and
5. On August 9, 2023, the proposed amendment was transmitted to the Florida
Department of Commerce, corresponding agencies and local governments.
6. On September 8, 2023, the Florida Department of Commerce provided their
review, issuing no comments on the proposed amendment.
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5. On November 7, 2023, the Board of County Commissioners of St. Lucie
County, Florida held a public hearing, of which due notice was placed in the
St. Lucie News Tribune and deemed the adoption of the amendments to the
Comprehensive Plan to be in the best interests of the citizens and residents
of the County.
NOW, THEREFORE, BE IT ORDAINED by the Board of County Commissioners
of St. Lucie County, Florida:
A. ADOPTION OF THE AMENDMENT
The Board of County Commissioners does hereby adopt the amendment to the
St. Lucie County Comprehensive Plan , attached herein as Exhibit A.
B. FINDING OF CONSISTENCY
The Board of County Commissioners of St. Lucie County, Florida , specifically
determines that the approval of this amendment to the adopted Comprehensive
Plan Future Land Use Element is internally consistent with the goals, objectives
and policies contained in the St. Lucie County Comprehensive Plan and
provides for the recognition that impacts of this approval on the public facilities
of St. Lucie County will not occur until such time as a Final Development Order
for development on this property is issued.
C. CHANGES TO THE COMPREHENSIVE PLAN AND FUTURE LAND USE MAP
The St. Lucie County Planning and Development Services Director is hereby
authorized and directed to cause these changes to be made in the Future Land
Use Map of the Future Land Use Element of the St. Lucie County
Comprehensive Plan and to make notation of reference to the date of adoption
of this Ordinance.
D. CONFLICTING PROVISIONS
Special acts of the Florida Legislature applicable only to unincorporated areas
of St. Lucie County, County Ordinances and County Resolutions, or parts
thereof, in conflict with the Ordinance are hereby superseded by this Ordinance
to the extent of such conflict.
E. SEVERABILITY
If any portion of this Ordinance is for any reason held or declared to be
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unconstitutional, inoperative or void , such holding shall not affect the remaining
portions of this Ordinance. If this Ordinance or any provisions thereof shall be
held to be inapplicable fo r any person, property, or circumstances, such holding
shall not affect its applicability to any other person, property or circumstances.
F. APPLICABILITY OF ORDINANCE
This Ordinance shall be applicable as stated in Paragraph A, B, and C.
G. FILING WITH THE DEPARTMENT OF STATE
The Clerk is hereby directed forthwith to send a certified copy of the Ordinance
to the Bureau of Laws, Department of State, The Capitol , Tallahassee, Florida,
32304.
H. FILING WITH THE STATE LAND PLANNING AGENCY
The Planning and Development Services Director shall send a certified copy of
the Ordinance to the Department of Commerce, Community Planning and
Development Programs, 107 East Madison Street, Caldwell Building,
Tallahassee, Florida 32399-4120.
I. EFFECTIVE DATE
This Ordinance shall take effect thirty-one (31) days after the adoption. If the
Ordinance is challenged within thirty (30) days after adoption, the Ordinance
shall not be effective until the State Land Planning Agency or Administration
Commission respectively issues a final order finding the adopted amendment in
compliance in accordance with Section 163.3184(10), Florida Statutes.
J. CODIFICATION
This Ordinance, upon its effective date, shall be codified by incorporating any
contained changes into the St. Lucie County Comprehensive Plan.
K. ADOPTION.
After motion and second, the vote on this ordinance was as follows:
Cathy Townsend , Chair
Linda Bartz, Vice-Chair
AYE
AYE
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Chris Dzadovsky, Commissioner
Larry Leet, Commissioner
Jamie Fowler, Commissioner
AYE
AYE
AYE
PASSED AND DULY ENACTED this 7th day of November, 2023.
Attest: Board of County Commissioners
St. Lucie County, Florida
By:
Approved As To Form and
Correctness:
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10/25/2023 1
EXHIBIT A: P1MC SPECIAL DISTRICT REGULATORY STANDARDS
The Special District for a private mixed-use motorports complex, referred to as the P1 Motor Club (P1MC), is
hereby created and incorporated into the Comprehensive Plan with the following Area Map and Regulating Standards.
Exhibit A-1: P1 Motor Club Special District
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EXHIBIT A: P1MC SPECIAL DISTRICT REGULATORY STANDARDS
10/25/2023 2
1. The P1MC Special District, located south of Okeechobee Road and west of Summerlin Road, will be guided by the following standards and will require a future Planned Mixed-Use Development (PMUD) zoning district to create a private motorsports club that provides mostly paved, private roads designed for high-performance driving in a controlled environment. The P1MC project will be served by a privately-provided, self-contained package, treatment facility for water and wastewater and will also include various resort amenities. Project completion is anticipated to be 2044. The 629-acre site will be comprised of four connected areas: Area A: Primary circuit/track (P1) and paddocks (circuit/track staging areas), garagemahals, detached and attached single- family residences, clubhouse and resort amenities. Area B: Secondary circuit (Treasure Coast), garagemahals, off-road circuit, karting circuit/track, skid pad, event center, and drive center.
Area C: Research and Development Park
Area D: Auto Launch Control Pad
Exhibit A-2: P1 Motor Club Special District Areas Map
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EXHIBIT A: P1MC SPECIAL DISTRICT REGULATORY STANDARDS
10/25/2023
2. P1MC members may purchase garagemahals, which are storage units for vehicles. A garagemahal (like a garage condo) is a private, flexible space for automotive storage and that may be customized for entertainment and overnight stays. The garagemahal units will be sold only to club members, ready for automotive storage and will be sold as empty space with electric, HVAC and connections for water and sewer for the owner’s customization. At a minimum, fifty-one (51%) percent of the unit’s square footage will be utilized for storage, and the unit cannot be homesteaded. 3. P1MC amenities will include a clubhouse, gym, outdoor pool, outdoor courts, sidewalks and walking trails, vehicle service area, event center, drive center and enclosed auto/RV storage. 4. P1MC is not designed to be a spectator facility. Other than limited special events/training exercises open to
the public (i.e., individuals who are neither members nor invited guests), the public will only have access to
the research and development office park. The PMUD may allow, with proper public notice and specific
event plans, up to ten (10) special multi-day events, such as races, exhibitions, and training exercises, per
calendar year. Board of County Commissioners approval is required for a Special Event waiver of standards
of this Special District as well as applicable Land Development Code standards.
5. The event center is primarily an indoor open flexible space that can be customized for various member and invited guest activities including manufacturer, corporate and charity events that typically include a variety of driving experiences. 6. The drive center is a facility in a central location of Area B that supports education and coaching of members and guests. The second level is an open flexible space that can be split into separate spaces.
7. Required open space may include parks; playgrounds, active and passive recreation areas; bicycle and pedestrian paths and facilities; common open space; common landscaping or planting areas; floodways and lakes with the requirement that accessible shorelines include trails, boardwalks, docks, and/or similar elements; and agricultural activities not involving any activities within an enclosed or covered structure. Outside of the track areas, the amenities, recreation areas, and other open space shall be connected by sidewalks and trails. Open space shall be delineated in the PMUD. 8. Exterior lighting shall be downcast and shielded to minimize light trespass. The residential areas, research & development park, and garagemahals will have standard street lighting. Driving areas may utilize lighting for limited nighttime driving activities, with frequency limitations set forth in the PMUD.
9. Maximum square feet of uses, lengths of circuits/tracks, and number of dwelling units and guest units are established as follows:
a. Garagemahals and paddock garages: up to 900,000 SF, ground level;
b. Clubhouse with café/restaurant and store with convenience items: up to 30,000 SF;
c. Drive center: up to 15,000 SF;
d. Event center: up to 40,000 SF;
e. Research and development park (“R&D Park,” motorsports-related research, assembly, and manufacturing activities that do not impose undesirable noise, vibration, odor, dust, or other offensive effects on the surrounding area): up to 400,000 SF;
f. Additional auto storage: up to 222,500 SF;
g. Dwelling units: up to 125 units; h. Overnight guest accommodations include garagemahal units and up to 25 guest accommodations. Garagemahal units and guest accommodations occupied on any night may not exceed 125 units;
i. P1 Paddock: up to 17 acres;
j. P1 Circuit: up to 4.2 miles; 3
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EXHIBIT A: P1MC SPECIAL DISTRICT REGULATORY STANDARDS
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k. Treasure Coast Paddock: up to 8.0 acres;
l. Treasure Coast Circuit: up to 2.9 miles;
m. Karting/Autocross circuit: up to 1.2 miles;
n. Off-road circuit: up to 0.9 miles;
o. Skid pad: up to 6.0 acres;
p. Corporate offices: up to 5,000 SF;
q. Site and facility operations: up to 5,000 SF, ground level;
r. Gate house: up to 500 SF; and
s. Auto Launch Control Pad: up to 12 6.0 acres and ½ mile in length (stabilized surface).
10. Overnight occupancy by members and their guests within garagemahal units, where authorized by the PMUD, shall be limited in nature with infrequent occurrence as these uses are not intended to provide full-
time occupancy or be dwelling units that are frequently occupied. IIn accordance with the Special District
designation requirement to maintain consistent entitlements as allowed in the current AG-5 future land use,
the project may utilize no more than 125 garagemahals and/or guest accommodations as overnight accommodations on any given night, which would be the equivalent to the ability to develop guest homes in
the AG-5 designation. The PMUD shall include specific language on the unit registration process including
monitoring and auditing procedures.
11. The PMUD shall include analysis that demonstrates the ability to meet proposed water demands, and identify
demands for irrigation and potable supply, the water supply sources, and the treatment methods for potable
water and wastewater.
12. The PMUD shall include a public safety plan that emphasizes fire and emergency services response and on-
site life safety services. At the request of the St Lucie Fire District, within the Applicant shall reserve and
donate land for a future fire station, with the location and size of the property to be approved by the District.
This request shall be made within five years of the date of the first development permit issued for the project.
13. The Applicant shall develop a project impact analysis in association with the PMUD on the planned South Florida Water Management District reservoirs to the west and south in terms of water quality and supply impacts as well as impacts to waterfowl and other wildlife. If the study identifies adverse impacts, Final Site Plan project design and function shall provide for minimization and mitigation of such impacts.
14. A PMUD application shall include a detailed traffic analysis accurately reflecting each proposed use and
their attributes.
15. The P1MC will maintain sound limits of 103dB for guests and 108dB for members (measured at
approximately 50 feet from the source point.) In addition, the Applicant shall provide a noise assessment
as part of the PMUD that indicates average and peak noise levels on the eastern and northern property
lines where there are existing residential uses. The Final Site Plan shall be designed as necessary
using berms, walls, and/or plantings to reasonably minimize noise impacts on existing residential uses
to the east and north. The use of PA systems shall be prohibited.
16. The following development standards apply:
a. Maximum impervious surface: 50%, with paved and otherwise impervious circuits/track surfaces
subject to landscape improvements as specified in Land Development Code 7.09.04.C.1. (Parking and Other Vehicular Use Area Interior Landscaping). b. Maximum building coverage: 8%
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c. Maximum building height: 45 feet (except 80 feet for utility structures and safety tower(s))
d. Minimum setback for circuits/tracks: 200 feet between north and east property lines and edge of circuit/track
e. Minimum right-of-way buffer width:
i. R&D Park (north side): 80 feet
ii. Residential (north side): 50 feet
iii. Residential (east side): 50 feet
iv. All others (including lake area): 10 feet
f. Maximum number of member licenses: 1,200
g. Minimum open space: 35%
17. Once certificates of occupancy are issued for the first 200,000 SF ground level of garagemahals and one
of the two main circuits/tracks is operational, then traffic studies shall be conducted annually and reviewed to demonstrate that the development traffic does not exceed projected development traffic. In
the event that traffic impacts exceed projections, then P1MC shall apply to amend the PMUD to either
adjust the development program to adhere to traffic impact projections or to modify traffic projections in
seeking a modified Concurrency Certificate.
18. During phased development, project traffic and other public facility impacts shall be monitored for consistency with predevelopment analysis, and where impacts are demonstrated above projections the
imposition of supplemental fees shall be required if initial impact fee assessment(s) did not fulfill the
project’s public facilities impact fee funding obligations.
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FUTURE LAND USE MAP
EXISTING AND AMENDED
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STAFF REPORT
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Planning and Development Services Department Planning Division M E M O R A N D U M
GENERAL INFORMATION: Property Owner: Evans Properties, Inc.
660 Beachland Boulevard, Suite 301
Vero Beach, FL 32963 Agent of Record: HJA Design Studio c/o Patti Tobin
50 SE Ocean Boulevard, Unit 101
Stuart, FL 34994 Applicant: P-1 Motor Club c/o Ari Straus
624 Ontario Ave
Tampa, Florida 33606 Location: The subject property is bordered on the north by Okeechobee Road, on the east by Summerlin Road, and on the south and west by land owned
by South Florida Water Management District (intended for regional
stormwater water bodies). Parcel ID & Size 3205-323-0026-000-8 +/-629 acres
Existing Use: Agriculture- Pongamia tree farm (former citrus orchards)
Existing Future Land Use: AG-5 (Agricultural-5) Proposed Future Land Use: SD (Special District) with District Guidelines (Regulating Standards)
Current Zoning: AG-5 (Agricultural –5)
TO:
Board of County Commissioners
THROUGH: Benjamin Balcer, AICP, Planning & Development Services Director Kori Benton, AICP, Planning Manager
FROM: Thad Crowe, AICP, Senior Planner
DATE: October 25, 2023
SUBJECT: Future Land Use Map Amendment - Large-Scale (FLUMA-2303-000021) Proposed SD (Special District) Future Land Use encompassing +/-629 acres
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BACKGROUND AND REQUEST OVERVIEW
HJA Design Studios submitted a petition on behalf of the P-1 Motor Club, for an Amendment to the Comprehensive Plan Future Land Use Map (FLUM), to change the subject +/-629-acre property from AG-5 (Agricultural - 5) to the SD (Special District) category. The SD would allow for a private mixed-use
motorsports complex, referred to as the P-1 Motor Club (P1MC). The Applicant has not yet submitted the companion rezoning from the AG-5, Agricultural-5 Zoning District, proposed to be PMUD (Planned Mixed Use Development) Zoning District, with an associated Preliminary Development Plan.
Proposed P1MC uses within the SD FLUM include the principal use of two main performance paved track circuits for cars to drive on; “garagemahals” (garage condos which are individually-owned units for housing sports and vintage cars that may also include lounge space, bathrooms, and a wet bar); 125 single-family residences; an auto launch control pad (a straightaway to test and set electronic acceleration to optimal
efficiency, replacing the current airfield); motor-sports oriented event centers; karting/autocross circuit; off-road circuit; skid pad; resort-like amenities; an automotive-related research and development (R&D) complex, and additional vehicle storage area open to the public.
While the AG-5 Zoning District allows single-family residences and noncommercial research facilities by right; and off-road vehicle parks, airfields, and recreational vehicle or boat storage facilities by conditional use
permit; the performance track circuits, specialized “garagemahals,” event centers, go cart track, skid pad, auto launch control pad, and non-agriculture related manufacturing associated with the R&D complex would not be allowed in AG-5 Future Land Use and Zoning designations. To pursue this mixed-use motorsport complex, the Applicant chose to request a unique Special District (SD) to be added to the Future Land Use Element as a map exhibit, with regulating standards linked to a future Planned Mixed Use Development (PMUD) rezoning.
Figure 1. Location Map
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The Special District is described in the following manner in the Future Land Use Element.
I. Special District (SD). The intent of the Special District (SD) designation is to identify those areas where specific uses or combinations of uses are anticipated. SD designated areas include previously approved Community Development Districts, areas for which a site specific development plan or
concept has been granted, or areas which by their location have specific issues and concerns for their development. Residential densities within an area designated as a Special District are limited to what
the current land use designation authorizes. Any increase over the present designation may be considered only through the Plan Amendment process.
Other Special Districts include the Harbor Branch Oceanographic Institute, located off of North US Highway 1 & Old Dixie Highway; the Treasure Coast Education, Research, and Development Park (TCERDA), an agriculturally-and-biotechnologically-focused Research Park off Kings Highway and Picos Road; a large
South Florida Water Management District (SFWMD) stormwater facility off Gordy Road; and Capron Trails which encompasses the Stewart Materials Mine and agricultural uses, located at West Indrio Road and I-95. Each of these projects represents a unique land use arrangement that does not precisely fit the County’s Future
Land Use and Zoning categories. Although the Harbor Branch and TCERDA projects are largely owned by state/local government, they are comparable with the P1MC. Harbor Branch’s PMUD focuses on aquatic research with university programming, a St. Lucie County public school, on-site dormitories, and on-site aquaculture. TCERDA focuses research, education and development of agriculture and the life sciences and hosts the University of Florida Institute of Food and Agricultural Sciences (IFAS), United States Department of Agriculture (USDA) Center, Sunshine Kitchen, and related natural resources admin & research farms. TCERDA also has an Overlay
District with guidelines relating to use parameters and a Planned Development requirement for more intense development proposals. These districts are largely within the Urban Service Boundary (USB), with some portions of TCERDA to the immediate west of the USB.
[Remaining Page Intentionally Let Blank]
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The SD for the P1MC proposal includes a private mixed-use motorsport complex intended to provide private
circuits (tracks) designed to allow high-performance driving in a controlled environment. The project will be served by self-contained treatment plants for water and wastewater. The multi-phased project is expected to be completed by 2044. The complex will be comprised of four connected areas as shown on the Special District
(SD) map.
• Area A includes the primary circuit (track), garagemahals, single-family detached or attached residences, Clubhouse and resort amenities.
• Area B includes the secondary circuit (track), garagemahals, off-road circuit, karting track, skid pad, event center, and drive center.
• Area C includes the R&D park.
• Area D includes the auto launch control pad.
The Applicant has developed a similar project in New York State, and a similar motor club is being developed in Tampa. Figure 3, below, shows site plans of the Monticello Motor Club in New York State, which is of comparable size to the proposed P1MC project, and the Tampa Motor Enclave, considerably smaller than the proposed P1MC development. Table 1 below compares the three motorsport complexes.
Figure 2. Proposed Special District Area Map
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Table 1. Comparison of Similar Motorsport Complexes*
Project Attribute Monticello Tampa St. Lucie (P1MC proposal)
Acreage 670 200 629
# Garagemahals 200 330 590 Total Track Length 4.1 1.6 6.7 Off Road Track Yes (300 ac) Yes (80 ac) Yes (est. 19.5 ac)
Kart Track Yes (0.6 miles) No Yes (1.0 mile)
Skid Pad Yes Yes (4.2 ac) Yes (4.6 ac)
Auto Launch Control Pad No No Yes (1 mile)
Event Space 27,000 SF 37,000 SF 40,000 SF
Max. Residences 46 N/A 125 Membership Limit 1,200 No limit 1,200 Employees 100 100 126
* Does not include non-motor club uses such as R&D Park, etc.
Figure 3. Motor Club Comparisons
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Planning and Development Services Department Planning Division M E M O R A N D U M
Figure 4. DRC Pre-application Submittal Preliminary Plan (note that the site plan is a potential PMUD
plan and conceptual rendering to provide context and is not an exhibit of the Special District)
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Planning and Development Services Department Planning Division M E M O R A N D U M
Figure 5. Aerial Map of Subject Property
Table 2. The Parcel and Acreage subject to the proposed amendment of the FLUM
PROPOSED Future Land Use Designation Acreage Parcel ID #
SD-Special District +-629 3205-323-0026-000-8
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Figure 6. Current Future Land Use Map
Figure 7. Proposed Future Land Use Map
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Proposed Amendment Consistency with Comprehensive Plan In reviewing petitions for amendments to the Future Land Use Map (FLUM), the Board of County Commissioners shall consider whether the proposed amendment is consistent with all elements of the St. Lucie County Comprehensive Plan and Florida Statutes. The following analysis presents Comprehensive Plan
policies pertinent to this amendment.
(Comprehensive Plan) Future Land Use Element Policy 1.1.2.1. The adopted Future Land Use Map Series and any amendments shall promote responsible growth
management practices. When considering any amendment to the Future Land Use Maps of the
County’s Comprehensive Plan, the County Commission shall make the following findings, supported by the other elements of this Plan, prior to taking any approval actions granting an individual
amendment to the Future Land Use Maps: 1. That the property under land use amendment application is adjunct to, or within no more than one-quarter mile of the same or greater type of land use classification.
2. That the property under land use amendment consideration lies within the Five-Year Capital Improvement Program of the Water and Wastewater Master Plan for St. Lucie County (or can be reasonably accommodated with an amendment to the Master Plan) or otherwise
meets the requirements of Policy 1.1.5.4 [formerly Policy 1.1.5.3]. This is a key Future Land Use Element policy that serves to limit FLUM changes in the County, with the intent of preserving compatibility and a coordinated land use pattern, while minimizing urban sprawl and retaining rural character/agricultural activities. Staff’s interpretation of the word “greater” in criteria # 1 above is “more intensive.” Staff uses three primary measures, when comparing the intensity of FLUM categories: allowable uses, traffic impacts, and rural character.
As noted, this is an Amendment to the Comprehensive Plan Future Land Use Map (FLUM), to change the subject +/-629 acres from AG-5 (Agricultural – 5) to the SD (Special District) category. Future Land Use Element Policy 1.1.1.2 provides the following descriptions for these FLUM categories:
The AG-5 land use designation is intended for those areas of the County outside of the planned urban service area which are associated with agricultural and agricultural-related
activities. These areas are recognized for first being appropriate for the production of citrus, cash crops, or ranching activities. These areas are acknowledged as potentially suitable for limited residential and nonresidential development under the following criteria:…
• Residential densities are set at a maximum of 0.20 units per gross acre (one unit per 5 gross acres).
The intent of the Special District (SD) designation is to identify those areas where specific uses or combinations of uses are anticipated. SD designated areas include previously approved Community Development Districts, areas for which a site specific development plan or concept
has been granted, or areas which by their location have specific issues and concerns for their development. Residential densities within an area designated as a Special District are limited
to what the current land use designation authorizes. Any increase over the present designation
may be considered only through the Plan Amendment process.
In regard to the allowable uses measure, AG-5 allows by right single-family residences; agriculture crops or livestock; fishing, hunting, and trapping; noncommercial research facilities; kennels; riding stables; cell
FUTURE LAND USE MAP AMENDMENT
STANDARDS OF REVIEW AS SET FORTH IN THE
ST. LUCIE COUNTY COMPREHENSIVE PLAN AND FLORIDA STATUTES
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towers; and solar generation stations; and by conditional use allows agricultural labor housing; agricultural-
related manufacturing and warehousing; agricultural-related retail; airports and airfields; aircraft storage and equipment maintenance, mining; sport camps; outdoor shooting ranges, recreational vehicle and boat storage, and off-road vehicle parks (except go-cart raceway operation or rentals). The proposed Special District for
P1MC provides an array of similar uses (paved track circuits, “garagemahals” (garage condos), single-family residences, motor-sports oriented event centers, karting/autocross circuit, off-road circuit, skid pad, auto launch control pad, and resort-like amenities) demanding review similar to Conditional Use permits for the
appropriateness of siting including effects on adjacent properties, adequacy of public facilities, and environmental impacts. The table below compares Comprehensive Plan density and intensity limitations of the current and proposed FLUM designations. The proposed density and intensity standards are similar. Table 3. Comparison of the AG-5 FLUM & Zoning and P1MC FLUM Categories AG-5 P1MC SD Density 0.2/ac 0.2/ac
Height 80 feet 45 feet
Maximum Lot Coverage (by structures) 10% 8%
Maximum Impervious Surface N/A 50% *
Minimum Buffer Width N/A 10 to 80 feet
Minimum Open Space N/A 35% * with paved and otherwise impervious circuits/track surfaces subject to landscape improvements as specified in Land Development Code 7.09.04.C.1.
(Parking and Other Vehicular Use Area Interior Landscaping). A simple way of evaluating traffic impacts, the second measure, is to compare the uses in terms of daily
vehicle trips. The traffic analysis for the P1MC SD projects a total of 10,618 average daily trips at full build-out, and while this is a high trip generator, it is less than the highest traffic generating use in AG-5, a noncommercial research and development center which would generate 26,820 average daily trips. Staff raised concerns that events open to the public could dramatically increase traffic – for example, race events held at the Monticello Motor Club were anticipated to attract an estimated 1,000 to 5,000 spectators.1 A proposed Special District (SD) Regulating Standard addresses this issue in the following manner: 4. P1MC is not designed to be a spectator facility. Other than limited special events/training
exercises open to the public (i.e., individuals who are neither members nor invited guests), the public will only have access to the research and development office park. The PMUD may allow,
with proper public notice and specific event plans, up to ten (10) special multi-day events, such
as races, exhibitions, and training exercises, per calendar year. Board of County Commissioners approval is required for a Special Event waiver of standards of this Special District as well as
applicable Land Development Code standards. The third measure is the preservation of the rural character/agricultural activities. Staff believes a 50% percent
maximum impervious surface standard and a 35% minimum open space standard maintains vegetation and the viability of continued agricultural uses on adjacent lands, as well as a balance of non-residential uses support internal capture and dispel urban sprawl. To ensure that the P1MC project maintains a coordinated land use pattern, Staff is recommending that the SD Regulating Standards include a two-phased schedule that would allow the BOCC, at the end of the first phase to evaluate development impacts and form and provide for adjustments that would preserve compatibility and the project intent of a self-contained mixed-use motorsports complex. The second provision in Future Land Use Element Policy 1.1.2.1. (Infrastructure in 5-Year County CIP) does
1 “Monticello Motor Club downplays noise issue, talks expansion,” Times Herald-Record (Middletown, NY), 2/8/2013.
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not apply since the P1MC would have no public funding for required infrastructure, which would be privately
funded. There is an SD Regulating Standard which requires the provisions for central water and wastewater services for all development.
In conclusion, the proposed amendment is consistent with Future Land Use Element Policy 1.1.2.1. Future Land Use Element Policy 1.1.2.2. In accordance with Florida Statutes, proposed future land use map amendments to the County’s
Comprehensive Plan, shall be based upon the following analyses: 1. An analysis of anticipated growth; 2. An analysis of the availability of facilities and services;
3. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site;
4. An analysis of compatibility of adjacent land uses; and 5. An analysis of the need for job creation, capital improvement, and economic development that will strengthen and diversify the community’s economy; and
6. A consultation with the Florida Department of Transportation when it is determined that a proposed amendment has the potential to affect facilities on the Strategic Intermodal System.
The subject site and the requested amendment are evaluated pursuant to each of the factors in Policy 1.1.2.2. below. 1. An analysis of anticipated growth. While the County’s population, estimated at 350,518 in 2022, continues to grow to a projected 486,900 in 2050 (BEBR medium projections), this is not a strong justification for this proposed Special District (SD). Private mixed-use motorsports complexes are resort destinations and are not bound to local population dynamics. That said, the proposed motorsports complex would serve the growing community recreational demand. The proposed SD does not seek to expand allowable density above the current AG-5 Category,
aligning with the Comprehensive Plan’s limitation that “Residential densities within an area designated as a Special District are limited to what the current land use designation authorizes. Any increase over the present designation may be considered only through the Plan Amendment process.”
Figure 8 shows that while the property is clearly in the rural western portion of the County, growth in the form of suburban residential and industrial development has been moving westward out from Port St. Lucie. The
subject property is located approximately 4.0 miles west of the Urban Service Boundary, which was expanded in August 2022 and now encompasses the County Fairgrounds and Port St. Lucie’s western annexation areas. Continued residential demand, west of I-95, within the City of Port St. Lucie and the unincorporated urban service area is anticipated. Further, St. Lucie County is spearheading a water and wastewater utility project south of the Fairgrounds to serve future development in the County’s utility service area. The County faces a challenge presented by the collapse of the citrus industry caused by citrus canker. Almost 66% of the County is in now-mostly abandoned citrus groves, and property owners in the AG-5 FLU areas
are looking for alternative uses of large landholdings. The P1MC SD proposal represents one such alternative. Except for being a mostly private development, the proposed motorsports complex is not dissimilar to the “Outdoor Activity and Entertainment District” concept for the area adjacent to the County Fairgrounds. The
Entertainment District concept would expand the recreational opportunities from the current 235 acres to 2,740 acres; expanding equestrian stables and developing off-road vehicle tracks, campgrounds, amphitheaters, stadiums, race car and off-road bicycle tracks, and arenas, and establishing areas for fishing, outdoor shooting ranges, hunting, and trapping. It should also be noted that the Entertainment District Feasibility Report, dated November 7, 2017, was not adopted, but the BOCC adopted in January 2022, a 10-year Parks Master Plan which comprehensively examined the County's current parks and recreation assets’ and includes the
Entertainment District within the long-range vision of the plan.
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Figure 8 demonstrates that urban development is anticipated in the expanded USB, however due to the nature of the SD FLUM and corresponding Regulating Standard for the P1MC project, use scope/intensity limits, non-general nature of the R&D park, and the four-mile geographic separation from the expanded USB's edge,
the project is not anticipated to impact population growth.
2. An analysis of the availability of facilities and services. While the subject property is directly accessed from a four-lane state road - Okeechobee Road - the property is not served by central water and sewer. The development will be required to be self-sufficient in providing water and wastewater systems, and public water and sewer lines will not be extended to serve it, in accordance with Future Land Use Element Policies 1.1.3.4, 1.1.5.2 and Policy 1.1.6.7. Consistent with Future Land Use Element Policy 2.1.1., the Applicant submitted a Traffic Impact Analysis. This analysis indicates that maximum daily external trip potential is approximately 10,618. The Florida Department of Transportation’s (FDOT) Level of Service Handbook assigns a 48,000 daily trip capacity to Okeechobee Road as a four-lane rural roadway. The approved analysis applies a 1% annual growth rate to
trips, meaning that the roadway’s current 11,000+ daily trips will increase with background traffic by around 110 per year, and roughly 68% of road capacity would be utilized and the roadway will be operating at Level of Service (LOS) B, meeting the adopted roadway level of service standards in Policies 2.1.2.6 and 9.1.1.12. Pursuant to Future Land Use Element Policy 1.1.6.3, facilities for potable water, sanitary sewer, solid waste, drainage, and transportation facilities shall be in place and available to serve new development no later than
the issuance of the certificate of occupancy or its functional equivalent such that there is no reduction in the LOS for these facilities and services. Those facility improvements must be in place prior to commencement of construction.
3. An analysis of the suitability of the plan amendment for its proposed use considering the character of
Figure 8. Contextual Aerial Map – Site Location & Urban Service Boundary
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the undeveloped land, soils, topography, natural resources, and historic resources on-site.
The St. Lucie County Environmental Resources Department reviewed the requested amendment of the Future Land Use Map and prepared the following statement.
“An Environmental Impact Report prepared by EW consultants dated February 2023, was provided and reviewed. No native upland habitat or wetlands were observed onsite. The site is an active Pongamia (Millettia pinnata) tree farm and was historically utilized for citrus production. Past and present agricultural
activities have heavily impacted the land, which no longer contains native upland habitat nor wetlands. Approximately 95% of vegetation onsite is non-native, consisting of Pongamia trees and mowed grass. Several agricultural furrows measuring approximately 15.4-acres are located throughout the site and one (1) man-
made 21.4-acre above-ground impoundment pond utilized for irrigation purposes is located at the northeast corner of the property. Observed listed wildlife species include the American alligator and sandhill crane. A nesting survey for sandhill cranes, a site-specific survey for crested caracaras, and a gopher tortoise survey
will be required prior to development. Mitigation for wood stork forage biomass loss is anticipated as the site is within an 18.6-mile core forage area of the wood stork rookeries. Consultation and coordination with U.S. Fish and Wildlife Services (FWS) and Florida Fish and Wildlife Conservation Commission (FWC) for listed species will be required during the site planning process to avoid, minimize, and mitigate any potential impacts. The proposed FLUMA is not intended to result in any adverse environmental impacts, as no
development activities are proposed at this time. When site development activities are proposed, ERD will conduct further through the site plan and/or building permit review process.”
4. An analysis of the compatibility of adjacent land uses Racetracks and performance tracks often generate loud engine noise that can impact nearby residential uses. In this case, the subject property is isolated by large public land tracts to the south and west that will be used
for water quality improvement projects by the South Florida Water Management District (SFWMD). Another large tract owned by SFWMD is north of an intervening strip of land along the north side of SR 70 owned by ARCO of St. Lucie., Inc. This property includes a single-family detached residential dwelling. Adjacent residential properties to the east include a single-family detached dwelling fronting directly on Summerlin Road, across the street from the subject property’s east property line; a single-family detached dwelling fronting on Okeechobee Road, approximately 650 feet from the subject property’s east property line; and a single-family detached dwelling on a large ranch parcel that is approximately 2,000 feet from the subject property’s east property line. Adjacent residential properties to the north include two single-family detached dwellings on the ARCO property north of the northeast corner of the subject property, located approximately 1,000 and 1,400 feet north of the subject property boundary, and another single-family detached dwelling east of the ARCO property on a parcel owned by the owner of the subject property (Evans Properties),
approximately 2,100 feet from the northeast subject property corner. The main impact of the proposed private mixed-use motorsports complex affecting compatibility for the neighbors to the east and north would be automobile engine noise. According to a January 7, 2013, article in the Times Herald-Record (Middletown, NY), a noise study commissioned by the Monticello Motor Club found that of six locations on the MMC property line, one
location had up to a 20 db increase on race days, due to drivers accelerating at a turn with car exhausts pointed directly at the location. The acoustical engineer consultant determined that a 2,400 foot long and 16 feet high barrier, costing about $1 million, would be effective in reducing noise impacts in this location. While several neighbors objected, the article implied that the MMC had some community support, and the Town of Thompson did not require any sound mitigation measures. It should be noted that the MMC is not comparable
to the P1MC, in that the former facility has several dozen homes within a half-mile radius of the track. To mitigate for noise impacts to the east and north and increase compatibility, the Applicant should produce
a noise assessment in the PMUD application that will assist in designing the tracks which may need to be further distanced from the east and northeast property lines and to evaluate the need for additional plantings and/or barricades that will help to attenuate the noise. Other use and design parameters, such as final hours
of operation, will be evaluated through the planned development process.
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Figure 9. Adjacent Land Ownership
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5. An analysis of the need for job creation, capital improvement, and economic development that will
strengthen and diversify the community’s economy. In accordance with Goal 10.1, support economic development in St. Lucie County as part of an overall strategy for sustainability and quality of life, the applicant has provided the following information.
• The Applicant projects that the average earning of year-round P1MC staff of $77,000 is more than double the St. Lucie 2017-2021 estimated per capita income of $31,289 (Source: CENSUS.GOV, based on 2021 dollars).
• The Applicant projected the value of motor sports-related site improvements over the first ten years of the development to be approximately $32,000,000. The value of new garagemahals and residences over the same period is projected to be approximately $75,000,000.
• The Applicant estimates that 97% of the homes will be secondary residences. Owners will contribute to local tax rolls but will not utilize some local government services such as schools and water/sewer services.
• The Applicant projects that the development will generate 126 full-time equivalent jobs, with 90% of employees being county residents. The average earning of year-round staff is projected to be around $77,000, more than 54% above the county average.
• Garagemahals and residences will utilize an on-site package plant and will not utilize capacity of any existing or future county-built treatment facilities.
• The Applicant has stated the 400,000 square foot R&D Park will provide opportunities for local businesses with a focus on synergistic automotive tenants like Radical Sportscars, a British manufacturer and
constructor of racing cars.
• The Applicant noted that economic and community benefits from Monticello Motor Club (MMC), a comparable facility operated by the Applicants, include charitable giving - 2019 donations by MMC and its members exceeded $279,000, and the 2022 estimate exceeds $300,000. The company will employ the “Buy Local, Use Local” program and when appropriate, purchasing of goods and services will be awarded to local vendors. Similar to the MMC, the P-1 Motor Club will establish relationships with the community through neighborhood outreach programs and will employ interns from County high schools and Indian River State College enrolled in motorsports and hospitality studies.
6. A consultation with the Florida Department of Transportation when it is determined that a
proposed amendment has the potential to affect facilities on the Strategic Intermodal System. St. Lucie County engineering and planning staff regularly consult with the Florida Department of Transportation regarding development projects that directly or indirectly impact the Strategic Intermodal System (SIS) and other state-owned roadways. Okeechobee Road/ SR 70 is an SIS roadway. The statewide SIS system is Florida’s high priority network of transportation facilities that are important to the state’s economy and mobility, focusing on the efficient movement of passengers and freight. The Applicant must schedule a pre-application conference with FDOT.
In accordance with Future Land Use Element Policy 1.1.2.2 and Objectives 1.2.1 and 2.1.1, Staff has proactively worked with FDOT in reviewing this FLUM amendment and will continue to involve the agency in ongoing review of this application and the PMUD. Other Applicable Comprehensive Plan Policies The following Comprehensive Plan Goals, Objectives, and Policies are applicable to this amendment.
Future Land Use Element Policy 1.1.3.5 - The County shall maintain a site assessment process to evaluate the potential conversion of existing or designated agricultural land uses to non-agricultural land uses in a
rational and orderly manner. The site assessment process for a conversion shall require as a condition to such conversion that the Board of County Commissioners affirmatively find that the proposed non-agricultural use: a. is compatible with adjacent land uses; Compatibility is not an issue with lands to the north, west, and south, since these properties will become
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large water quality improvement reservoirs and no property owners will be impacted. The potential
incompatibility with the six homes to the east and north can be minimized by a design that locates louder activities on the western side of the property and provides a substantial buffer along the eastern and northeastern property lines encompassing a berm, plantings, and a wall.
b. maintains the viability of continued agricultural uses on adjacent lands; The proposed amendment and uses will not threaten the viability of agricultural uses to the east. Further,
there is no objection to the continued agricultural use on some of the subject property for pongamia tree growing. While pongamia trees are not native, they have adapted over millennia to grow well on degraded agriculture land. The pongamia tree is resilient, inexpensive, low-maintenance, and an environmentally friendly crop. It produces a legume that is related to soybean and pea that is high in protein and produces a healthy vegetable oil. The tree is drought and flood resistant and sequesters carbon. The potential continued agricultural use is consistent with Future Land Use Element Goal 10.3 and Policy 1.1.13.5. c. contains soils suitable for urban use as defined by the St. Lucie County soil survey; According to the Soil Survey of St. Lucie County, performed by the USDA, Soil Conservation Service in cooperation with IFAS at the University of Florida, the main soil types on the subject property include Pineda sand (32), Pople sand (36), Riviera sand (37), and Wabasso Variant sand (49). The Survey notes
that these soil types have a high potential for dwellings without basements, small commercial buildings, local roads and streets, and sewage lagoon areas. Water control measures are needed to overcome excessive wetness. Sealing or lining with impervious soil material is needed for sewage lagoon areas. Potential is low for septic tank absorption fields, playgrounds, trench type sanitary landfills, and shallow excavations. Mounding may be needed for septic tank absorption fields. The property has been profoundly altered through decades of agriculture use, so suitable fill will be required for new development.
d. is suitable with existing site-specific land characteristics; The subject property is impacted agricultural land with no intact habitat or environmentally sensitive features, with expansive frontage on a four-lane state roadway. Further the subject property is relatively flat, providing for a clean slate to design and integrate the development contemplated with the proposed SD FLUM in a manner that does not impact off-site stormwater systems. e. is consistent with comprehensive development plans. Other than the Comprehensive Plan and Land Development Code, there are no other comprehensive development plans for the subject property.
f. will have available the necessary infrastructure concurrent with the anticipated demands for development; The development fronts a four-lane state road with available capacity. Water and wastewater systems will be designed only to serve this development, without the provision of public funding. g. will avoid the extension of the urban services boundary to create any enclaves, pockets, or finger areas;
This is a unique, standalone use within the proposed SD FLUM that does not propose extending the urban service boundary.
h. Could not be feasibly located on non-agricultural land. The large size of a mixed-use motorsports complex makes it cost-prohibitive to locate in urban or
suburban areas with higher land costs and smaller parcels. In looking at examples of other large non-ag landholdings, issues of compatibility arise. In simplistic terms, noise levels from the source point of 120 decibel engine noise drop below 80 2 at around one mile away from the source point. The following are some examples of undeveloped parcels or collections of undeveloped parcels exceeding 600 acres that
2 Some communities use 80 decibels (db) as a threshold above which noise impacts are considered to be a nuisance and even a health threat in certain cases.
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would impact residential areas within a mile’s distance of a hypothetical motor park.
• Properties west of I-95, south of Indrio Road, and north of Florida’s Turnpike & Angle Road (west of FPL Solar Farm) would impact portions of the Meadowood Golf & Tennis Club and Country
Living subdivisions.
• Properties east and west of I-95, south of the Indian River County line would impact Spanish Lakes Fairways.
• Assembled properties west of the Treasure Coast Airport would impact the Green Acres subdivision and Road Runner Travel Resort.
• Assembled properties south of Angle Road, east of Kings Highway, and north of Floyd Johnson Road would impact northwest Fort Pierce neighborhoods including Sunland Gardens and Harmony
Heights.
• Properties in the Range Line Road area would impact the fast-growing residential area of western Port St. Lucie. Future Land Use Element Policy 1.1.3.6 - Provide adequate buffering and/or setbacks between agriculture
and nonagricultural uses to protect such agricultural uses from adverse impacts associated with encroachment of non-agricultural development or creation of nuisances by agricultural operations, with the use of Agricultural Best Management Practices.
Through the SD FLUM and corresponding Regulating Standards for the P1MC project, Staff recommends a minimum 80-foot wide right-of-way buffer along Okeechobee Road along the business park frontage, and 50-foot wide along the remainder of Okeechobee Road and Summerlin Road, and recommends that the PMUD application include a landscape plan addressing the results of a noise study by which may include utilizing berms, walls, and plantings along Summerlin Road that diminish noise impacts on residents to the east and north. Future Land Use Element Objective 1.1.5: Urban Sprawl. Consider changes to the future land use plan
based upon smart growth, energy-efficient land use patterns and discouraging the proliferation of urban sprawl.
This objective and policy direct the County to only convert rural to suburban or urban use within the USB or through the TVC process within the respective overlay. This amendment does not represent such a conversion
- the P1MC is not a suburban or urban use, but a special use that is best located in rural areas for compatibility and viability reasons. Regulating Standards proposed with this Special District focus on ensuring the development does not cause or support urban sprawl.
Future Land Use Element Policy 1.1.5.2 - Require that new development be designed and planned in a manner which does not place an economic burden upon the services and facilities of St. Lucie County
regulations. The SD FLUM and corresponding Regulating Standard for the P1MC project, and the future PMUD will require that water, sewer, roads, recreation, and other services will be funded by the P1MC and not require public funding. Future Land Use Element Policy 1.1.6.7 - No non-agricultural development shall be permitted outside of the
Urban Service Area that does not address all of its community infrastructure impacts, both onsite and off-site. All development outside the Urban Service Area shall pay the entire cost of its fiscal impacts on public facilities and services.
The SD FLUM and corresponding Regulating Standard for the P1MC project, and the future PMUD will require that the community infrastructure is the responsibility of the property owner/P1MC. The development will provide a package treatment for water and wastewater and will be assessed all impact fees and other applicable fees.
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Future Land Use Element Policy 1.1.6.12 - Require that new development be designed and planned in a manner which does not shift the economic impact of new development to existing taxpayers, services and facilities of St. Lucie County. Economic impact shall be determined based upon the goals, objectives, and
policies of this Comprehensive Plan and applicable county regulations. The development will be fully funded by private sources.
Conservation Policy 6.1.1.5 - The County shall continue to review implementable measures that would effectively reduce greenhouse gas emissions.
Conservation Policy 6.1.1.2 - St. Lucie County shall facilitate development that maximizes energy efficiency and sustainability. A performance track like the one proposed by this SD FLUM amendment and corresponding Regulating Standards, has a high carbon footprint and high energy consumption. Economic Development Element Objective 1.1.13: Economic Sustainability. To enhance the quality of life of St. Lucie County and promote a sound and resilient local economy, St. Lucie County shall continue to work
with the interested groups and agencies to increase and broaden the County's economic base while expanding existing business and industrial opportunities.
Economic Development Element Objective Policy 10.1.1.1 - Attract investors to help diversify the industrial base, broaden the economic tax base and strengthen the job market.
The Applicant estimated that $107 million in property improvements will be generated over a ten-year period, which will have a noticeable impact on county tax revenues.
Economic Development Element Objective Policy 10.1.1.2 - Encourage redevelopment projects and business expansions that will promote economic development opportunities. The SD FLUM and corresponding Regulating Standards for the P1MC project is anticipated to attract investors who along with the R&D Park have the potential to spark additional business development. R&D Park development may also provide opportunities for targeted industries, which would be evaluated further through the planned development process.
Zoning Consistency A PMUD Zoning District proposal would be allowable under the SD FLUM. Planning and Zoning Commission The Planning and Zoning Commission, acting as the Local Planning Agency, held a public hearing on this item on July 20, 2023. After discussion, the Planning and Zoning Commission unanimously passed a motion to recommend approval, with a recommendation for a Special District standard that allows limited special event programming to be addressed by the future PMUD, which may include waiver eligibility by the Board of County Commissioners from the established hours of operation and attendance scope, where advanced public notice and event management protocols are provided. The following additional issues were brought up by PZC members. • Concern about nightly transient occupant registration (can’t exceed 125) and the need for an ongoing record. Staff: this will be outlined in the PMUD.
• Concern about funding of fire & EMS (at build out Staff can assess project impacts and impose supplemental fees if needed). • Are there better ways to test noise levels than at the source point? Should noise should be measured at the
property line? Will there be a PA system? Staff: the noise issues will be addressed at the PMUD stage. • No details provided on the water and wastewater plant. Where will excess rainwater go? Staff: water and
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sewer infrastructure should be outlined in PMUD, excess rainwater typically handled by injection well or
deposit area. • Applicant is willing to donate land for a fire station.
The following new or revised Special District conditions are recommended to address PZC issues described on the previous page.
4. P1MC is not designed to be a spectator facility. Other than limited special events/training exercises
open to the public (i.e., individuals who are neither members nor invited guests), the public will only have access to the research and development office park. The PMUD may allow, with proper public notice and specific event plans, up to ten (10) special multi-day events, such as races, exhibitions, and
training exercises, per calendar year. Board of County Commissioner approval is required for waiver of standards of this Special District as well as applicable Land Development Code standards.
10. Overnight occupancy by members and their guests within garagemahal units, where authorized by
the PMUD, shall be limited in nature with infrequent occurrence as these uses are not intended to provide full-time occupancy or be dwelling units that are frequently occupied. IIn accordance with the Special District designation requirement to maintain consistent entitlements as allowed in the current AG-5 future land use, the project may utilize no more than 125 garagemahals and/or guest accommodations as overnight accommodations on any given night, which would be the equivalent to
the ability to develop guest homes in the AG-5 designation. The PMUD shall include specifics on the
unit registration process including monitoring and auditing procedures.
11. The PMUD shall include an analysis that demonstrates the ability to meet proposed water demands,
and identify demands for irrigation and potable supply, the water supply sources, and the treatment
methods for potable water and wastewater.
12. The PMUD shall include a public safety plan that emphasizes fire and emergency services response
and on-site life safety services. At the request of the St Lucie Fire District, the Applicant shall reserve and donate land for a future fire station, with the location and size of the property to be approved by the District. This request shall be made within five years of the date of the first development permit
issued for the project.
15. The PMUD design shall reasonably minimize noise impacts to adjacent residential properties to the east and north using berms, walls, and/or plantings where necessary. The P1MC will self-enforce
maintain sound limits of 103dB for guests and 108dB for members (measured at approximately 50 feet from the source point.) In addition, the Applicant shall provide a noise assessment as part of the PMUD that indicates average and peak noise levels on the eastern and northern property lines where
there are existing residential uses. The Final Site Plan shall modify design as necessary using berms, walls, and/or plantings where necessary to reasonably minimize noise impacts on existing residential uses to the east and north. The use of PA systems shall be prohibited.
16. Hours of operation shall be daytime hours for the airfield and dawn to two hours after sunset for the circuits/tracks and skid pad and auto launch control pads.
19. During phased development, project traffic and other public facility impacts shall be monitored for consistency with predevelopment analysis, and where impacts are demonstrated above projections the imposition of supplemental fees if initial impact fee assessment(s) did not fulfill the project’s public
facilities impact fee funding obligations.
Transmittal Action and State Expedited Review The Board of County Commissioners held a public hearing on August 1, 2023, and voted 5-1 to transmit the
proposed amendment to state and regional agencies for expedited state review, as required by statute. On September 8, 2023, the Florida Department of Commerce provided agency comments including the following substantive comments.
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South Florida Water Management District: this agency expressed concern over water supply and the lack
of specifics on the on-site water and wastewater systems. The comments reinforced the requirements for stormwater permits and the need to cap old wells. Florida Department of Transportation, District 4. The Department’s primary concern is the potential for additional unplanned growth for adjacent and vicinity properties along State Road 70 in the rural area adjacent to the amendment location since State Road 70 is a Strategic Intermodal System (SIS) facility. The SIS is the
state’s primary means for moving people and freight within and between Florida’s diverse regions. FDOT seeks assurance that water, sewer, roads, recreation, other services funded by the P1 Motor Club are not extended to serve other uses beyond the existing property boundary. Treasure Coast Regional Planning Council. The TCRPC suggested that the County consider specific language in (Open Space) Regulatory Standard #7 that prohibits perimeter landscape buffers being counted towards the required open space since it is not useful for recreation. The TCRPC also suggested that Standard #4 be improved for clarity and future application by referring to a maximum number of days since the “multi-day events” in the standard as written could be two-day events, week-long events, etc. (Special Events will be addressed in the PMUD). The TCRPC echoed the SFWMD’s concern about impact on future reservoir wildlife, in particular wading birds, given the close proximity of the proposed airfield. The Applicant has
agreed to not pave the runway, which will in effect prohibit jets. The TCRPC also recommended limiting sound levels at property perimeters, not just at the point source. Finally, the TCRPC suggested a different approach to the accessory dwelling unit and the 125-unit overnight accommodation limitation, which would tie accessory units to principal residences and have a separate pool for overnight accommodations. While the PMUD will clarify overnight accommodation rules and monitoring, Staff does not agree with tying accessory residential units to principal residential structures as the arrangement of attached and detached homes,
garagemahals, and Inn units is not conducive to the traditional principal-accessory arrangement. Proposed revised and new conditions (10, 11, 16) listed in the above section on PZC concerns as well as the following new condition address the input of state and regional agencies. 14. The Applicant shall develop a project impact analysis in association with the PMUD on the planned
South Florida Water Management District reservoirs to the west and south in terms of water quality and supply impacts as well as impacts to waterfowl and other wildlife. If the study identifies adverse impacts, Final Site Plan project design and function shall provide for minimization and mitigation of
such impacts. Public Notice & Neighborhood Meeting Consistent with the requirements of Sections 163.3174(4)(a), 163.3164(40), and 125.66(2), Florida Statutes, notice of this November 7, 2023, Board of County Commissioners adoption hearing was noticed by
publication of a Display Advertisement in the St. Lucie News Tribune on October 26, 2023. Additionally, courtesy notices were mailed to owners of real property located within 2-miles of the affected area for the public hearing, and two notice signs were posted on the premises. The Applicant stated that they held two
neighborhood meetings prior to the transmittal hearing – Staff was not aware of or involved with these meetings. Staff Recommendation
Staff has reviewed the proposed large-scale Comprehensive Plan Future Land Use Map Amendment and Special District Regulating Standards and determined they are consistent with the Goals, Objectives, and Policies of the Comprehensive Plan. Staff recommends the Board of County Commissioners adopt the
proposed Future Land Use Map amendment to Special District (SD) as depicted in Exhibit A, P1MC Special District Map and Regulating Standards.
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APPLICANT'S RESPONSE
TO ORC REPORT
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www. h ja d es ig n s t u d io. com Page 1 of 5
Via - Email October 10, 2023
Thad Crowe, AICP, Senior Planner Planning & Development Services St. Lucie County 2300 Virginia Avenue Fort Pierce, FL 34982
RE: Response to Recommendations & Comments of Agencies to P1 Motor Club FLUMA Dear Thad:
In this letter we have responded to the recommendations and comments of the reviewing agencies regarding P1 Motor Club’s FLUMA. We are prepared for the adoption public hearing on November 7, 2023. For your information, the client will be holding another community meeting
on November 1, 2023. Florida Department of Commerce (09.08.2023):
No recommendations or comments. South Florida Water Management District (09.08.2023): Recommendations:
1. The proposed amendment indicates water and wastewater will be treated on-site. The
proposed amendment should be revised to include additional analysis that demonstrates the ability to meet proposed water demands. Identify demands for irrigation and potable supply, the water supply sources, and the treatment methods for potable water and wastewater. RESPONSE: The applicant will identify demands for irrigation and potable water, the water supply source, and the treatment methods for potable water and wastewater through the development process.
2. The District owns land adjacent to this site. The proposed amendment should be
revised to include an analysis that demonstrates adjacent District lands will not be impacted by the proposed land use change. In coordination with the U. S. Army Corp of Engineers (USACE), these lands are planned to be used for the Comprehensive
Everglades Restoration Project (CERP) Indian River Lagoon South Project and specifically for construction of the C-23/C-24 South Reservoir with construction starting in 2024.
Consider the objectives of the IRL-S C23/24 South Reservoir Project and potential impacts to water quality and water supply and coordinate with the USACE and the
District, as appropriate.
RESPONSE: The applicant will review the IRL-S C23/24 South Reservoir project’s objectives as the project moves through the development process.
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3. The proposed amendment should be revised to include an analysis of stormwater management needs.
RESPONSE: The project will utilize wet-detention and dry-pretreatment stormwater management systems to meet the applicable SFWMD and St. Lucie County stormwater regulations, and discharges will be managed to not create an adverse offsite impact. ADVISORY COMMENTS: 1. Potential wetland, pollution and resource impacts will need to be assessed at site plan application. Pre-application meetings with District water use regulatory staff are strongly encouraged to identify project issues early in the process. RESPONSE: The applicant understands that impacts on resources will need to be considered in the development process. Consultants for the applicant have met with district staff. A pre-application meeting was completed on April 6, 2023.
2. The Applicant is encouraged to consider the IRL-S C23/24 South Reservoir project’s
objectives and potential wildlife presence. Permits for the Reservoir are currently in preparation and a Biological Opinion was issued by the U.S. Fish and Wildlife Service (USFWS) in 2021 for the Reservoir footprint.
The IRL-S C23/34 South Reservoir will be an approximately 4,200-acre reservoir holding 15-feet of water.
The planned runway is adjacent to the proposed reservoir. This type of reservoir project has been shown to attract populations of birds during certain times of the year.
RESPONSE: Predicting an increase in bird populations upon the completion of the proposed, adjacent reservoir, and considering the county’s commitment to future improvements of its regional airport, the applicant has decided to remove the paved runway from its proposed site plan. The applicant will continue to review the IRL-S C23/24 South Reservoir project’s objectives as the project moves through the development process. 3. New or modified District permits may be required, as noted below. (Note: Pre- application meetings with District regulatory staff are strongly encouraged to identify issues early in the process.) The existing water Use Permit 56-02011-W will need to be modified to reflect the new land use and requested water demand for the proposed project. There are eight Upper Floridian Aquifer wells constructed on this site (per Water Use Permit 65-02011-W). If the proposed plan is approved, any existing wells that will not
be utilized in the future must be properly plugged and abandoned (permit is required).
An environmental Resource Permit (ERP) from SFWMD will be required, pursuant to
Chapter 62-330, Florida Administrative Code (F.A.C.). As part of that permitting process, the project must meet the Conditions for Issuance in Rule 62-330.301, F.A.C.,
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the Additional Conditions for Issuance in Rule 62-330.302, F.A.C. and the applicable criteria in the ERP Applicant’s Handbooks Vol. 1 and II.
A Stormwater Management Permit may also be required.
RESPONSE: The applicant is aware of the necessary permits required by the SFWMD and will be making those applications. An ERP pre-application meeting was completed on April 6, 2023. Acknowledged that existing WUP 56-02011-W will be modified as a part of the site plan permitting process. Any existing wells that will not be utilized will be properly plugged and abandoned. Florida Department of Transportation: Technical Assistance Comment #1:
1. The Department’s primary concern is the potential for additional unplanned growth along State Road 70 in the rural area adjacent to the amendment location. State Road 70 is a Strategic Intermodal System (SIS) facility. The SIS is the state’s primary means for moving people and freight between Florida’s diverse regions, as well as between Florida and other states and nations. Traffic from unplanned growth related to industry co-locating on adjacent properties and urban sprawl expansion from other
symbiotic uses could create conditions with unwanted effects to the critical SIS function of the roadway.
Urban sprawl forms of urban expansion can lead to undesirable transportation impacts. These could include over-reliance on limited roadways leading to weakening of the reliance of the transportation network, land use inefficiencies leading to excess
vehicle miles traveled and congestion, and excess vehicle trip lengths leading to excessive travel times. Recommendation for comment #1 1. The County should ensure that water, sewer, roads, recreation, other services funded by the P1 Motor Club are not extended to serve other uses beyond the existing property boundary.
RESPONSE: The future land use map amendment application details the urban sprawl issue in great depth. The water and wastewater system will be designed to only serve the needs of the project. The property owner has no interest in
servicing properties surrounding the development parcel.
Treasure Coast Regional Planning Council:
No adverse effects on regional resources or facilities and no extra jurisdictional impacts have been identified.
Comments: 1. With respect to potential transportation impacts and because Okeechobee Road/State Road 70 is part of the Strategic Intermodal System and identified as a
regional facility in Council’s Strategic regional Policy Plan, Council encourages the County to consult with the Florida Department of Transportation to ensure that projected trips are accurate and all impacts from the proposed development should
be considered in the traffic analysis.
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RESPONSE: FDOT was involved in the review of the traffic impact analyses provided by the County. The County used a third-party reviewer as well.
2. The County should consider specific language in Regulatory Standard #7 that prohibits perimeter landscape buffers being counted towards the required open
space since it is not useful for recreation. RESPONSE: St. Lucie County’s open space definitions do not require the open space to be used for recreation. (See definition section of the County’s land development regulations.) 3. Special District Regulatory Standards #4 would be improved for clarity and future application by referring to a maximum number of days since the “multi-day events”
in the standard as written could be two-day events, week-long events, etc. RESPONSE: The PMUD will address the specifics of P1 Motor Club’s special events. 4. In Regulatory Standard #9, in a couple of instances the term “ground-level” is used
in referring to the maximum development allowed (9a, 9g). This does not provide a clear limitation on intensity of use since the buildings could be multi-story and therefore much larger than the “ground level” square footage. The term appears
in Regulatory Standard #16 as well. RESPONSE: Ground level is used since a portion of the buildings (i.e., “garagemahals”) can include additional auto storage or entertainment areas over the ground floor. The intensity or impact of garagemahals does not change as a result of additional space provided above ground-level. The applicant has agreed that more than 50% of the SF in each garagemahal must be dedicated to storage to ensure that the primary use and function does not shift because of improvements, such as an entertainment area created on a mezzanine. 5. To avoid future unanticipated impacts, Regulatory Standard #9 should indicate whether jet aircraft will be allowed. RESPONSE: The applicant has decided to remove the paved runway from its proposed site plan based on a predicted increase in bird populations upon the completion of the proposed, adjacent reservoir, and based on the county’s commitment to future improvements of its regional airport. 6. Regulatory Standard #13 would be enhanced by having a limitation on sound levels at the property perimeter.
RESPONSE: The applicant has agreed to a limitation on sound levels as measured from 50’ from the track driving surface which adheres to world standards for measuring sound levels produced by motor vehicles and the same measurement process used by the state (see Florida Statutes Title
XXIII. Motor Vehicles § 316.293. Motor vehicle noise.)
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7. In order to minimize future regulatory burden and complexity for the County and the applicant and clarify impacts, a different approach to Regulatory Standards
#9H and #10 is suggested. Typically, dwelling units are for full-time occupation by residents and accessory dwelling units are for full-time occupation by residents and associated with, and subsidiary to, primary dwelling units. They should not be
stripped from the primary dwelling units and located elsewhere on the site. On the other hand, spaces for short stays by visitors to the complex are not really dwelling units but more like hotel rooms. Therefore, it is suggested that these be a pool of dwelling units allowed (125 as proposed) that can be drawn upon for single family construction and “garagemahals” with living quarters. Accessory dwelling units would be allowed but must be collocated with primary dwelling units. Temporary accommodations could be another pool of rooms that can be drawn upon for construction of an inn and/or recreational vehicle spots. These would be in addition to the dwelling units and should be established as an intensity measure in Regulatory Standard #9. This approach will allow the County to manage implementation of the development approval using existing long-established
methods such as site plan approval and building permits rather than having to audit reservations and count overnight visitors. RESPONSE: The text includes 125 units and makes no mention of accessory dwelling units. A garagemahal that optionally includes an entertainment area on a mezzanine level does not alter the primary use of vehicular storage in size or intensity. Moreover, the applicant has agreed that more than 50% of the SF in each garagemahal must be dedicated to storage to ensure that the primary use and function does not shift because of improvements such as an entertainment mezzanine and that Garagemahals may not be homesteaded. Also, for security and tracking, the applicant will monitor the use of all facilities, including but not limited to single-family residences and garagemahals. Finally, this comment references the term “typically” in the second sentence. This project is anything but typical. All users/buyers of all products in Areas A & B are required to be members of the motor club. We are confident that the issues, recommendations, and comments received from the reviewing agencies will not impede our project and can and will be addressed through the development process. Please feel free to call me with any questions at 772.678.7200 x212. Thanks for your help and efforts through this part of the development process. Sincerely,
Patti
Patti Tobin
Project Manager HJA Design Studio
Page 99 of 138
LIST OF CHANGES MADE IN
ADOPTED AMENDMENT NOT
PREVIOUSLY REVIEWED BY
STATE LAND PLANNING
AGENCY
Page 100 of 138
List of Changes in the Adopted Amendment not Previously Reviewed
by the State Land Planning Agency
The St. Lucie County SD (Special District) Future Land Use designa�on is accompanied by specific
standards. Since transmital of the proposed Future Land Use Map Amendment, numerous revisions to
the standards have been made. The highlights of those changes are summarized in the list below:
1.Replacement of Airfield Runway with Auto Launch Control Pad
2.Addi�on of requirement for Board of County Commissioner approval of Special Event waiver of
standards of the Special District as well as applicable Land Development Code standards.
3.Addi�on of requirement that the Planned Mixed Use Development (PMUD) rezoning include
overnight accommoda�ons registra�on, monitoring, and audi�ng procedures.
4.Addi�on of language that provides for the dona�on of a future fire sta�on.
5.Addi�on of requirement that the PMUD include an impact analysis of the project on wildlife
occupying adjacent South Florida Water Management District lands.
6.Addi�on of requirement that noise levels be es�mated at the east and north property lines.
7.Increase of maximum impervious surface from 40 to 50%.
8.Addi�on of requirement of supplemental impact fees if ini�al fee assessments did not accurately
reflect funding obliga�ons.
Page 101 of 138
STATEMENT INDICATING
RELATIONSHIP OF
ADDITIONAL CHANGES
NOT PREVIOUSLY
REVIEWD BY STATE LAND
PLANNING AGENCY IN THE
ORC REPORT
Page 102 of 138
1
Statement indicating the relationship of the additional changes not previously reviewed by the State Land Planning Agency to the ORC Report.
The following italicized new or revised Special District conditions were adopted to address agency recommendations. Revisions to Standards 1, 9, and 15 reflect the elimination of the airfield and its replacement with an auto launch control pad, which is a test track used to evaluate acceleration (no drag racing allowed). The Applicant indicated that the airfield was eliminated to reduce impacts on nearby wildlife, which will mostly be wading birds along the adjacent future South Florida Water Management District (SFWMD) reservoirs, a concern raised by the SFWMD and the Treasure Coast Regional Planning Council (TCRPC). 1. Area D: Airfield Runway Auto Launch Control Pad. 9.s. AirfieldAuto Launch Control Pad: up to 12 6.0 acres and ½ mile in length (stabilized surface).
15. Hours of operation shall be daytime hours for the airfield and dawn to two hours after sunset for the
circuits/tracks and skid pad and auto launch control pads. 16. The Applicant shall develop a project impact analysis in association with the PMUD on the planned
South Florida Water Management District reservoirs to the west and south in terms of water quality and supply impacts as well as impacts to waterfowl and other wildlife. If the study identifies adverse impacts, Final Site Plan project design and function shall provide for minimization and mitigation of
such impacts.
Standard 10 below clarifies that the overnight accommodations regulation will be specified in the Planned Mixed Use Development (PMUD), a concern raised by the Treasure Coast Regional Council. 10. Overnight occupancy by members and their guests within garagemahal units, where authorized by the PMUD, shall be limited in nature with infrequent occurrence as these uses are not intended to
provide full-time occupancy or be dwelling units that are frequently occupied. IIn accordance with the Special District designation requirement to maintain consistent entitlements as allowed in the current AG-5 future land use, the project may utilize no more than 125 garagemahals and/or guest
accommodations as overnight accommodations on any given night, which would be the equivalent to the ability to develop guest homes in the AG-5 designation. The PMUD shall include specifics on the unit registration process including monitoring and auditing procedures. Standard 11 below responds to the South Florida Water Management District’s (SFWMD)
recommendation to address water supply and provide treatment methods for potable water and wastewater. 11. The PMUD shall include an analysis that demonstrates the ability to meet proposed water demands,
and identify demands for irrigation and potable supply, the water supply sources, and the treatment
methods for potable water and wastewater.
Page 103 of 138
Suggested Motions to Recommend Approval or Denial OF THE FLUMA
MOTION TO APPROVE
AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC
HEARING, INCLUDING THE STAFF PRESENTATION, I HEREBY MOVE THAT THE
PLANNING AND ZONING COMMISSION OF ST. LUCIE COUNTY RECOMMEND THAT
THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS TRANSMIT THE
PROPOSED AMENDMENT OF THE FUTURE LAND USE ELEMENT TO AMEND
REGULATORY STANDARD # 1 AS PROPOSED BECAUSE
[CITE REASON(S) WHY – PLEASE BE SPECIFIC]
MOTION TO DENY
AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC
HEARING, INCLUDING THE STAFF PRESENTATION, I HEREBY MOVE THAT THE
PLANNING AND ZONING COMMISSION OF ST. LUCIE COUNTY RECOMMEND THAT
THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS NOT TRANSMIT THE
PROPOSED AMENDMENT OF THE FUTURE LAND USE ELEMENT TO AMEND
REGULATORY STANDARD # 1 AS PROPOSED BECAUSE
[CITE REASON(S) WHY – PLEASE BE SPECIFIC]
Page 104 of 138
ITEM NO. (ID # )
DATE: 4/17/2025
AGENDA REQUEST
TO: Planning and Zoning Commission
PRESENTED BY: James Glover, Planning Compliance Specialist
SUBMITTED BY: Planning & Development Services
SUBJECT: Haris Market LLC Convenience Store - Conditional Use Permit to allow for the sale
of packaged alcoholic beverages for off-site consumption at a convenience store
located at 2233 N 25th Street, within the CN (Commercial, Neighborhood) Zoning
District in St. Lucie County.
BACKGROUND:
The applicant, Waseem Abbas, is requesting a Conditional Use Permit to allow for the sale of packaged
alcoholic beverages for off-site consumption at a convenience store located at 2233 N. 25th Street, within the
CN (Commercial, Neighborhood) Zoning District in St. Lucie County.
The Haris Market Convenience Store is classified under the Standard Industrial Classification (SIC Code 5411)
Grocery Stores, classified as a Conditional Use within the Commercial Neighborhood (CN) Zoning District. The
applicant, Waseem Abbas, is proposing the sale of packaged alcoholic beverages between 7:00 a.m. - 9:00
p.m., complying with the St. Lucie County Code of Ordinances Chapter 4 - Alcoholic Beverages, which preclude
sales between 2:00 a.m. and 7:00 a.m.
PREVIOUS ACTION:
On August 19, 2003, the Board of County Commissioners denied Resolution No. 03-089 to allow for the retail
trade of undistilled alcoholic beverages (beer and wine) as an accessory to the retail sale of food in the CN
(Commercial Neighborhood) Zoning District.
FINANCIAL IMPACT:
N/A
RECOMMENDATION:
Staff recommends the Planning & Zoning Commission forward a recommendation for approval by the Board
of County Commissioners, with conditions as drafted by staff.
COMMISSION ACTION:
RESULT:
MOVER: None
Page 105 of 138
SECONDER: None
AYES: None
NAYS: None
EXCUSED: None
Coordination/Signatures
Date: April 11, 2025
Benjamin Balcer, Planning & Development Services Director
Date: April 11, 2025
Ciara Forbes, Assistant County Attorney III
Page 106 of 138
Planning and Development
Services Department
Planning Division
M E M O R A N D U M
The applicant, Waseem Abbas, is seeking a Conditional Use Permit in accordance with the Land Development
Code (LDC) Section 11.07.03, to allow the sale of packaged alcoholic beverages for off-site consumption at a
convenience store, within the CN (Commercial, Neighborhood) Zoning District at 2233 N. 25th Street, in St.
Lucie County.
GENERAL INFORMATION:
Property Owners:Waseem Abbas
Homaira A Hassain
2535 12TH SQ
Vero Beach, FL 32968
Applicant:Waseem Abbas
2233 N. 25th Street
Fort Pierce, FL 34946
Location: 2233 N. 25th Street, Fort Pierce, FL 34946
Zoning District:CN (Commercial, Neighborhood)
Future Land Use(s):RU (Residential Urban)
Parcel ID Number(s):1432-801-0002-020-9
Site Size:0.30-acres
Building Size:1,440 sq. ft. (finished)
Existing Use:Convience Store (Food Market)
Urban Service
Boundary (USB):Located inside the Urban Service Boundary (USB)
Fire/EMS:Station #15, located at 721 Avenue D, Fort Pierce, FL 34950, and is
approximately 2.4 miles southeast of the subject property.
TO:Planning and Zoning Commission
THROUGH:Benjamin Balcer, AICP, Planning & Development Services Director
Kori Benton, AICP, Planning Manager
FROM:James Glover, COSS, Planning Compliance Specialist
DATE:April 4, 2025
SUBJECT:Haris Market LLC - Conditional Use (CU-2411-000079)
Page 107 of 138
Project Name: Haris Market LLC
File No.: CU-2411-000079
2
Aerial Map
BACKGROUND:
The applicant, Waseem Abbas, is requesting a Conditional Use Permit to allow the sale of packaged, alcoholic
beverages for off-site consumption at a Convience Store.
The Haris Market Convenience Store is classified under the Standard Industrial Classification (SIC Code 5411)
Grocery Stores, classified as a Conditional Use within the Commercial Neighborhood (CN) Zoning District.
The applicant is proposing the sale of packaged alcoholic beverages between the hours of 7:00 a.m. - 9:00
p.m., complying with the St. Lucie County Code of Ordinances Chapter 4 - Alcoholic Beverages, which
preclude sales between 2:00 a.m. and 7:00 a.m.
Previous Action
•On August 19, 2003, the Board of County Commissioners denied Resolution No. 03-089 to allow for the
retail trade of undistilled alcoholic beverages (beer and wine) as an accessory to the retail sale of food in
the CN Commercial Neighborhood Zoning District.
Page 108 of 138
Project Name: Haris Market LLC
File No.: CU-2411-000079
3
Exibit 1, Survey Snapshot with Overlay
Exibit 2, Photo of Harris Food Market
***********************************************************************************
Facing West, 2233 N 25th Street, Fort Pierce, FL 34946
Store
Southbound N. 25th Street
Pl
a
n
a
B
l
v
d
.
Page 109 of 138
Project Name: Haris Market LLC
File No.: CU-2411-000079
4
STANDARDS FOR CONDITIONAL USE REVIEW
AS SET FORTH IN SECTION 11.07.03 OF THE
ST. LUCIE COUNTY LAND DEVELOPMENT CODE
The St. Lucie County Land Development Code (LDC) Section 11.07.03 establishes the Standards for Review
for Conditional Use Permits. In reviewing an application for a Conditional Use Permit, the Planning and
Zoning Commission shall consider the following:
A. Consistency with Local Ordinances and Comprehensive Plan
The Development Review Committee has reviewed the proposed Conditional Use, finding it to be consistent
with the general purpose and standards of the St. Lucie County Land Development Code (LDC) and the
Comprehensive Plan Goals, Objectives and Policies.
Land Development Code:
Pursuant to LDC Section 3.01.03.Q.7.d(1), the Haris Food Market is classified under the Standard Industrial
Classification (SIC Code 5411) Grocery Stores, Permitted Use within the Commercial Neighborhood (CN)
Zoning District. The retail sale of (packaged) alcoholic beverages is allowed as a Conditional Use in the CN
Zoning District, for beer and wine only, pursuant to LDC Section 3.01.03.Q.7.d(2) Unstilled alcoholic
beverages accessory to retail of food. (5921 - Except for liquor).
The 1,440 square foot Convenience Store provides five (5) vehicular parking spaces for customers, with one
(1) designated handicapped parking space for accessibility, and a loading area. The store proposes alcoholic
beverage service between 7:00 a.m. – 9:00 p.m., complying with the St. Lucie County Code of Ordinances
Chapter 4 – Alcoholic Beverages which precludes sales between 2:00 a.m. and 7:00 a.m. No alcohol is
permitted to be consumed on site.
Current Zoning:
Page 110 of 138
Project Name: Haris Market LLC
File No.: CU-2411-000079
5
The zoning of the subject property is CN (Commercial, Neighborhood). “The purpose of this district is to
provide and protect an environment suitable for limited retail trade and service activities covering a relatively
small area and that is intended to serve the population living in surrounding neighborhoods. .”
Comprehensive Plan:
Future Land Use:
The Future Land Use designation of the subject property is RU (Residential Urban). “The Residential Urban
(RU) classification is the predominant residential land use category in the County. This residential land use
category provides for a maximum density of five (5) dwelling units per gross acre. The RU designation is
generally found between the identified urban service areas and the transitional RS areas.”
“Limited nonresidential uses may be appropriate, in accordance with applicable standards and restrictions
as set forth in the Land Development Code.”
Objective 1.1.13: Economic Sustainability. To enhance the quality of life of St. Lucie County and
promote a sound and resilient local economy, St. Lucie County shall continue to work with the
interested groups and agencies to increase and broaden the County's economic base while expanding
existing business and industrial opportunities.
The proposed Conditional Use complies with all requirements, and is consistent with the general purpose,
goals, objectives, and standards of this St. Lucie County Land Development Code, Code of Ordinances, and
the Comprehensive Plan.
B. Effect on Nearby Properties
The proposed Conditional Use is not anticipated to have adverse impacts upon adjacent or nearby properties.
The subject site is established within the commercial neighborhood zoning district and features appropriate
access, parking, and orientation to provide general compatibility with the existing or character of the
neighborhood. The site features parking lot lighting and is walking distance in support pedestrian traffic.
Approved landscape areas provide buffering between the site and nearby residences.
The St. Lucie County Land Development Code (LDC) contains Distance Restrictions for Persons Selling or
Transferring Alcoholic Beverages.
LDC Section 7.10.11 states: “No sales or transfers of alcoholic beverages for on-premises
consumption shall be permitted except as noted below, within one thousand six hundred (1,600) feet
of an existing religious facility, school, public park, or public playground. This section shall not be
applicable to sales or transfers by any license holder whose use of his premises for such sale existed
before the establishment of the use of the religious facility, school, public park, or public playground,
or when the religious facility is located in a CG (Commercial General) zoning district.”
This section of the code is not applicable to this project as proposed, whereas the market will only provide
packaged alcohol sales for off-premise consumption. The proposed Conditional Use will not interfere with the
development and use of neighboring property, in accordance with applicable district regulations.
Adjacent Zoning & Future Land Uses:
Location Zoning District Future Land Use Existing Land Use
Subject Property CN (Commercial,
Neighborhood)RU (Residential Urban) Haris Food Market
Adjacent
Parcels North CN (Commercial,
Neighborhood)RU (Residential Urban)Vacant
Page 111 of 138
Project Name: Haris Market LLC
File No.: CU-2411-000079
6
C. Adequacy of Public Facilities
The proposed use addition is not expected to create additional demands on Public facilities.
Water/Wastewater:
The subject property is currently served by central water and sewer through Fort Pierce Utility Authority
(FPUA). No additional services are being requested at this time.
Transportation System:
The proposed conditional use is not anticipated to adversely impact transportation capacity on North 25th Street.
Law Enforcement:
The Convience Store is located within the unincorporated county and is served by the St. Lucie County
Sheriff’s Office.
D. Adequacy of Fire Protection
The site will be served by Fire Station #4 (3601 Industrial 33rd, Fort Pierce, FL 34946), located on the east
side of the airport, approximately 1.8 miles northeast of the subject property.
E. Environmental Impact
Background
The Environmental Resources Department (ERD) is in receipt of the December 5, 2025, date-stamped
submittal, transmitted December 13, 2024, with comments due January 16, 2025, from Planning and
Development Services. The applicant is seeking approval of a Conditional Use Permit to allow for the issuance
of beer and wine license for a convenience store. The project is located at 2233 N 25th St., Ft Pierce, FL 34946.
The 0.3 acre parcel (Parcel ID: 1432-801-0002-020-9) is zoned Commercial Neighborhood (CN) with a Future
Land Use of Residential Urban, 5 dwelling units per acre (RU).
Findings
A. Prior to approval of the conditional use permit, the following shall be addressed:
1. Provide a landscape plan in accordance with LDC 7.09.00.
a. A fifteen (15) ft. wide landscape buffer consisting of one (1) native shade tree every thirty
(30) linear ft. and a twenty four (24) in. tall continuous native hedge shall be required along
the road rights of way where not obstructed by existing pavement per LDC 7.09.04.A.
b. If applicable, a ten (10) ft. wide landscape buffer consisting of one (1) native shade tree
every thirty (30) linear ft. and a forty eight (48) in. tall continuous native hedge shall be
required to screen vehicular use areas where not obstructed by existing pavement per LDC
7.09.04.B.
Recommendation
ERD has no objections to the approval of the conditional use application.
South CN (Commercial,
Neighborhood)RU (Residential Urban)Vacant
East RS-4 (Single-Family
Residential - 4)RU (Residential Urban)Residential Neighborhood
West RS-4 (Single-Family
Residential - 4)RU (Residential Urban) Residential Neighborhood
Page 112 of 138
Project Name: Haris Market LLC
File No.: CU-2411-000079
7
The required landscaping has been installed in accordance with Section 7.09.00 of the Land Development
Code (LDC). The approved landscape plan, submitted by Waseem Abbas on March 21, 2025, permits the
applicant to utilize existing native vegetation present on the site to satisfy applicable landscaping requirements.
This approach ensures full compliance with the LDC while promoting the preservation of natural vegetation
and enhancing the overall aesthetic and environmental quality of the property. Additionally, rear access to the
property from Academy Drive has been removed and the area has been restored with sod, converting it into a
landscaped condition consistent with the approved plan.
Landscaping along 25th Street Landscaping along Plana Blvd Rear property access removed
STAFF RECOMMENDATION:
Staff has determined the Conditional Use Permit to meet the standards for review outlined in LDC Section
11.07.03, and is consistent with the Goals, Objectives, and Policies of the Comprehensive Plan, therefore, staff
recommends the Planning and Zoning Commission forward a recommendation of approval to the Board of
County Commissioners with the following conditions:
1. The hours of operations shall comply with the Code of Ordinances of St. Lucie County and State of
Florida Statutes, Chapter 561 (Beverage Law: Administration).
2. Within 90 days of Conditional Use Permit approval, all rights-of-way landscape buffering shall be
installed in accordance with LDC 7.09.04.A.
3. Prior to commencement of development, including, but not limited to; clearing, filling, excavation,
grading, or planting of vegetation, as defined in LDC 2.00.00., a 100% gopher tortoise survey
conducted by a state certified gopher tortoise agent may be required per Florida Fish and Wildlife
Conservation Commission (FWC) protocol. These surveys are only valid for 90 days.
4. Prior to commencement of development, including, but not limited to; clearing, filling, excavation,
grading, or planting of vegetation, as defined in LDC 2.00.00., a Vegetation Removal Permit or
Exemption shall be issued by the Environmental Resources Department per LDC 6.00.03.8
5. Within sixty (60) days of Conditional Use Permit approval, all Category I listed invasive plant species
shall be eradicated from the parcel per LDC 7.09.05.
Attachments:
1. Resolution No.
2. ERD Final Report
3. Survey
4. Approved Landscape Improvement Plan (Infill Exhibit)
Northern Property
Boundary Line
Page 113 of 138
Resolution No. 2025-XXX
Page 1 File No. CU-2411-000079
RESOLUTION NO. 2025-XXX
File No.: CU-2411-000079
A RESOLUTION OF THE BOARD OF COUNTY
COMMISSIONERS OF ST. LUCIE COUNTY, GRANTING A
CONDITIONAL USE PERMIT FOR THE SALE OF
PACKAGED ALCOHOLIC BEVERAGES FOR OFF-SITE
CONSUMPTION AT A CONVIENCE STORE LOCATED AT
2233 N 25TH STREET, WITHIN THE CN (COMMERCIAL,
NEIGHBORHOOD) ZONING DISTRICT FOR A PROPERTY
LOCATED IN ST. LUCIE COUNTY, FLORIDA.
WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, based on the
testimony and evidence, including but not limited to the staff report, has made the following
determinations:
1. Haris Market LLC, presented a petition for a Conditional Use Permit to allow the sale of
packaged alcoholic beverages for off-site consumption within the CN (Commercial,
Neighborhood) Zoning District for the property located at 2233 N. 25TH Street, Fort Pierce,
FL, 34946 as legally described in Paragraph “B” and depicted on the attached map as
Exhibit “A”.
2. On August 19, 2003, the Board of County Commissioners denied Resolution No. 03-089
to allow for the retail trade of undistilled alcoholic beverages (beer and wine) as an
accessory to the retail sale of food in the CN Commercial Neighborhood Zoning District.
3. On April 17, 2025, the St. Lucie County Planning and Zoning Commission held a public
hearing on the petition after publishing notice in the St. Lucie News Tribune at least 10
days prior to the hearing, installing a sign on the property and notifying by mail all owners
of property within five hundred (500) feet of the subject property, and recommended that
the Board of County Commissioners approve/deny request for a Conditional Use Permit.
4. On _____________, 2025, the Board of County Commissioners held a public hearing on
the petition, after publishing notice in the St. Lucie News Tribune at least 10 days prior to
the hearing, installing a sign on the property and notifying by mail all owners of property
within 500 feet of the subject property, at which all interested persons were given an
opportunity to be heard.
5. The proposed Conditional Use will not have an undue adverse effect on adjacent property,
the character of the neighborhood, traffic conditions, parking, utility facilities, or other
matters affecting the public health, safety, and general welfare.
6. The proposed Conditional Use will be served by adequate public facilities and services.
Page 114 of 138
Resolution No. 2025-XXX
Page 2 File No. CU-2411-000079
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of St. Lucie
County, Florida:
A. Pursuant to Section 11.07.03 of the St. Lucie County Land Development Code, a
Conditional Use Permit for Haris Market LLC, that allows the sale of packaged alcoholic
beverages for off-site consumption within the CN (Commercial, Neighborhood) Zoning
District is hereby approved/denied. For the property described below, subject to the
following conditions:
1. The hours of operations shall comply with the Code of Ordinances of St. Lucie County
and State of Florida Statutes, Chapter 561 (Beverage Law: Administration).
2. Within 90 days of Conditional Use Permit approval, all rights-of-way landscape
buffering shall be installed in accordance with LDC 7.09.04.A.
3. Prior to commencement of development, including, but not limited to; clearing, filling,
excavation, grading, or planting of vegetation, as defined in LDC 2.00.00., a 100%
gopher tortoise survey conducted by a state certified gopher tortoise agent may be
required per Florida Fish and Wildlife Conservation Commission (FWC) protocol.
These surveys are only valid for 90 days.
4. Prior to commencement of development, including, but not limited to; clearing, filling,
excavation, grading, or planting of vegetation, as defined in LDC 2.00.00., a Vegetation
Removal Permit or Exemption shall be issued by the Environmental Resources
Department per LDC 6.00.03.8.
5. Within sixty (60) days of Conditional Use Permit approval, all Category I listed invasive
plant species shall be eradicated from the parcel per LDC 7.09.05.
B. The subject property is described as follows:
Legal Description:
THE SOUTH 126.01 FEET OF TRACT "B" SHERATON PLAZA, UNIT ONE,
ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 14,
PAGE 32 OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA,
LYING IN SECTION 32, TOWNSHIP 34 SOUTH, RANGE 40 EAST LESS AND
EXCEPT RIGHT OF WAY FOR 25TH STREET DESCRIBED IN PARCEL NO. 188
W.P.I./SEGMENT NO. 2301321 (SECTION NO. 94005-2502), BEING MORE
PARTICULARLY DESCRIBED BELOW:
A PORTION OF TRACT "B", SHERATON PLAZA UNIT ONE, ACCORDING TO
THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 14, PAGE 32 OF THE
PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA, LYING IN SECTION 32,
TOWNSHIP 34 SOUTH, RANGE 40 EAST, BEING MORE PARTICULARLY
Page 115 of 138
Resolution No. 2025-XXX
Page 3 File No. CU-2411-000079
DESCRIBED AS FOLLOWS:
COMMENCE AT THE SOUTHEAST CORNER OF SAID SECTION 32, SAID
CORNER BEING ON THE BASELINE OF SURVEY FOR STATE ROAD 615
(NORTH 25TH STREET); THENCE NORTH 00°01'06" WEST ALONG THE EAST
LINE OF THE SOUTHEAST 1/4 OF SAID SECTION 32 AND SAID BASELINE OF
SURVEY, A DISTANCE OF 649.18 FEET; THENCE SOUTH 89°58'54" WEST
ALONG A LINE AT A RIGHT ANGLE TO THE LAST DESCRIBED COURSE, A
DISTANCE OF 50.00 FEET TO A POINT ON THE WESTERLY EXISTING RIGHT
OF WAY LINE FOR SAID STATE ROAD 615 (NORTH 25TH STREET) AND THE
EASTERLY BOUNDARY LINE OF SAID TRACT "B", SAID POINT ALSO BEING
THE POINT OF BEGINNING; THENCE NORTH 00°01'06"WEST ALONG SAID
WESTERLY EXISTING RIGHT OF WAY LINE AND SAID EASTERLY
BOUNDARY LINE, A DISTANCE OF 381.00 FEET TO A POINT ON THE
NORTHERLY BOUNDARY LINE OF SAID TRACT "B"; THENCE NORTH
89°58'05" WEST ALONG SAID NORTHERLY BOUNDARY LINE, A DISTANCE
OF 11.00 FEET; THENCE SOUTH 00°01'06" EAST ALONG A LINE WESTERLY
OF AND PARALLEL WITH SAID WESTERLY EXISTING RIGHT OF WAY LINE,
A DISTANCE 370.99 FEET; THENCE SOUTH 45°00'38" WEST, A DISTANCE OF
41.04 FEET TO A POINT ON THE SOUTHERLY BOUNDARY LINE OF SAID
TRACT "B" AND THE NORTHERLY EXISTING RIGHT OF WAY LINE FOR
PLANA BOULEVARD; THENCE SOUTH 89°57'38"EAST ALONG SAID
SOUTHERLY BOUNDARY LINE AND SAID NORTHERLY EXISTING RIGHT OF
WAY LINE, A DISTANCE OF 21.01 FEET TO A POINT ON A CURVE CONCAVE
NORTHWESTERLY, HAVING A CHORD BEARING OF NORTH, 45°00'38"
EAST; THENCE EASTERLY AND NORTHERLY ALONG SAID CURVE, HAVING
A RADIUS OF 19.00 FEET, THROUGH A CENTRAL ANGLE OF 90°03'28", AN
ARC DISTANCE OF 29.88 FEET TO THE END OF SAID CURVE AND THE
POINT OF BEGINNING.
Parcel ID: 1432-801-0002-020-9
ADDRESS: 2233 N. 25TH Street, Fort Pierce, FL 34946
C. The approvals and authorizations granted by this Resolution are for the purpose of
obtaining a Building Permit or Zoning Compliance from St. Lucie County, and are not
assigned to any other party or institution. Should the petitioners choose or decide to assign
this business to another entity or individual, a minor adjustment to the Conditional Use
Permit shall be required.
D. Pursuant to Section 11.07.05(I) of the St. Lucie County Land Development Code,
approvals and authorizations granted by this Resolution shall expire after twelve (12)
months from the date of approval, unless a Certificate of Zoning Compliance is obtained
Page 116 of 138
Resolution No. 2025-XXX
Page 4 File No. CU-2411-000079
for the uses described in Paragraph “A” above, or an extension has been granted in
accordance with Section 11.07.05(F).
E. The St. Lucie County Planning and Development Services Director is hereby authorized
and directed to cause the notation of this resolution to be made on the Official Zoning Map
of St. Lucie County, Florida, and to make notation of reference to the date of adoption of
this resolution.
F. A copy of this Resolution shall be mailed to the owner and agent of record as identified on
the application.
G. This Resolution shall be recorded in the Public Records.
After motion and second, the vote on this resolution was as follows:
Jamie Fowler, Chair XXX
Larry Leet, Vice-Chair XXX
Erin Lowery, Commissioner XXX
James Clasby, Commissioner XXX
Cathy Townsend, Commissioner XXX
PASSED AND DULY ADOPTED This XX day of 2025.
BOARD OF COUNTY COMMISSIONERS
ST. LUCIE COUNTY, FLORIDA
BY _________________________
Chair
ATTEST: APPROVED AS TO FORM
AND CORRECTNESS:
__________________________ _________________________
Deputy Clerk County Attorney
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Resolution No. 2025-XXX
Page 5 File No. CU-2411-000079
Exhibit “A”
(Location Map)
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ITEM 9.C. SUGGESTED MOTIONS
Suggested motion to recommend approval/denial of this requested change in zoning.
MOTION TO APPROVE:
AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING,
INCLUDING STAFF COMMENTS, AND THE STANDARDS OF REVIEW AS SET FORTH IN
SECTION 11.07.03, ST. LUCIE COUNTY LAND DEVELOPMENT CODE, I HEREBY MOVE
THAT THE PLANNING AND ZONING COMMISSION RECOMMEND THAT THE ST. LUCIE
COUNTY BOARD OF COUNTY COMMISSIONERS GRANT APPROVAL FOR THE PETITION
OF HARIS MARKET LLC, FOR A CONDITIONAL USE PERMIT, TO ALLOW THE SALE OF
PACKAGED ALCOHOLIC BEVERAGES, FOR OFF-SITE CONSUMPTION WITHIN THE
CN (COMMERCIAL, NEIGHBORHOOD) ZONING DISTRICT, IN ST. LUCIE COUNTY.,
BECAUSE.....
[CITE REASON(S) WHY – PLEASE BE SPECIFIC]
MOTION TO DENY:
AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING,
INCLUDING STAFF COMMENTS, AND THE STANDARDS OF REVIEW AS SET FORTH IN
SECTION 11.07.03, ST. LUCIE COUNTY LAND DEVELOPMENT CODE, I HEREBY MOVE
THAT THE PLANNING AND ZONING COMMISSION RECOMMEND THAT THE ST. LUCIE
COUNTY BOARD OF COUNTY COMMISSIONERS DENY FOR THE PETITION HARIS
MARKET LLC, FOR A CONDITIONAL USE PERMIT, TO ALLOW THE SALE OF PACKAGED
ALCOHOLIC BEVERAGES, FOR OFF-SITE CONSUMPTION WITHIN THE CN (COMMERCIAL,
NEIGHBORHOOD) ZONING DISTRICT, IN ST. LUCIE COUNTY, BECAUSE.....
[CITE REASON(S) WHY – PLEASE BE SPECIFIC]
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Environmental resources
Development Review Letter
TO:Thad Crowe, Planning and Development Services
THROUGH:Amy E. Griffin, Environmental Resources Director
FROM:Aimee L. Cooper, Environmental Regulations Manager
DATE:January 16, 2025
SUBJECT:Haris Market LLC
CU-2411-000079
Background
The Environmental Resources Department (ERD) is in receipt of the December 5, 2025, date-stamped submittal,
transmitted December 13, 2024, with comments due January 16, 2025, from Planning and Development Services.
The applicant is seeking approval of a Conditional Use Permit to allow for the issuance of beer and wine license
for a convenience store. The project is located at 2233 N 25th St., Ft Pierce, FL 34946. The 0.3 acre parcel (Parcel
ID: 1432-801-0002-020-9) is zoned Commercial Neighborhood (CN) with a Future Land Use of Residential Urban,
5 dwelling units per acre (RU).
Findings
A. Prior to approval of conditional use permit, the following shall be addressed:
1. Provide a landscape plan in accordance with LDC 7.09.00.
a. A fifteen (15) ft. wide landscape buffer consisting of one (1) native shade tree every thirty (30) linear
ft. and a twenty four (24) in. tall continuous native hedge shall be required along the road rights of
way where not obstructed by existing pavement per LDC 7.09.04.A.
b. If applicable, a ten (10) ft. wide landscape buffer consisting of one (1) native shade tree every thirty
(30) linear ft. and a forty eight (48) in. tall continuous native hedge shall be required to screen
vehicular use areas where not obstructed by existing pavement per LDC 7.09.04.B.
Conditions of Approval
1. Within 90 days of Conditional Use Permit approval, all rights-of-way landscape buffering shall be installed in
accordance with LDC 7.09.04.A.
2. Prior to commencement of development, including, but not limited to; clearing, filling, excavation, grading, or
planting of vegetation, as defined in LDC 2.00.00., a 100% gopher tortoise survey conducted by a state certified
gopher tortoise agent may be required per Florida Fish and Wildlife Conservation Commission (FWC) protocol.
These surveys are only valid for 90 days.
3. Prior to commencement of development, including, but not limited to; clearing, filling, excavation, grading, or
planting of vegetation, as defined in LDC 2.00.00., a Vegetation Removal Permit or Exemption shall be issued
by the Environmental Resources Department per LDC 6.00.03.8
4. Within sixty (60) days of Conditional Use Permit approval, all Category I listed invasive plant species shall be
eradicated from the parcel per LDC 7.09.05.
Please contact Brian Ingram at 772-462-2393 if you have any questions or would like to meet regarding the details
of these requirements.
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3.01.03. Zoning Districts.
Q. CN COMMERCIAL, NEIGHBORHOOD.
1. Purpose. The purpose of this district is to provide and protect an environment suitable for limited retail
trade and service activities covering a relatively small area and that is intended to serve the population
living in surrounding neighborhoods. 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. Beauty and barber services. (723/724)
b. Membership organizations subject to the provisions of Section 7.10.31. (86)
c. Depository institutions. (60)
d. Laundering and dry cleaning (self service). (7215)
e. Real estate. (65)
f. Repair services:
(1) Electrical repair. (762)
(2) Shoe repairs. (725)
(3) Watch, clock, jewelry, and musical instrument repair. (7631)
g. Retail trade (each building shall be less than 6,000 square feet gross floor area, all uses inclusive):
(1) Antiques. (5932)
(2) Apparel an accessories. (56)
(3) Books and stationery. (5942/5943)
(4) Cameras and photographic supplies. (5946)
(5) Drugs and proprietary. (5912)
(6) Eating places. (5812)
(7) Florists. (5992)
(8) Food stores. (54)
(9) Gifts, novelties, and souvenirs. (5947)
(10) Hobby, toy and game shops. (5945)
(11) Household appliances. (572)
(12) Jewelry. (5944)
(13) Newspapers and magazines. (5994)
(14) Optical goods. (5995)
(15) Nurseries, lawn and garden supplies. (526)
(16) Radios, TV's, consumer electronics and music supplies. (573)
(17) Sporting goods and bicycles. (5941)
(18) Tobacco products. (5993)
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h. Video tape rental. (784)
i. Low THC and medical marijuana dispensing facility. The facility may not be located within five
hundred (500) feet of the real property that comprises a public or private elementary school,
middle school, or secondary school.
3. Lot Size Requirements. Lot size requirements shall be in accordance with Section 7.04.00.
4. Dimensional Regulations. Dimensional requirements shall be in accordance with Section 7.04.00.
5. Off‐street Parking and Loading Requirements. Off‐street parking and loading requirements are subject
to Section 7.06.00.
6. Landscaping Requirements. Landscaping requirements are subject to Section 7.09.00.
7. Conditional Uses:
a. Car washes (self service only) ‐subject to the provisions of Section 7.10.22. (999)
b. Day care ;hg;‐ adult. (8322)
‐ child. (8351)
c. Postal services. (4311)
d. Retail trade:
(1) Gasoline services ‐ accessory to retail food stores under SIC‐5411. (999)
(2) Undistilled alcoholic beverages accessory to retail sale of food. (5921‐Except for liquor)
e. Telecommunication towers ‐ subject to the standards of Section 7.10.23. (999)
f. Self‐storage facility limited to enclosed storage, single‐story in height, and intended to serve the
population living in surrounding neighborhoods. (999)
8. Accessory Uses. Accessory uses are subject to the requirements of Section 8.00.00 and include the
following:
a. Drinking places (undistilled alcoholic beverages) accessory to an eating place. (999)
b. One dwelling unit contained within the commercial building, for on‐site security purposes. (999)
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Created: 2021-03-31 19:07:57 [EST]
(Supp. No. 19)
Page 1 of 1
11.07.03. Standards for Review of Conditional Use Permits.
A conditional use permit shall be granted only if the applicant demonstrates the following:
A. Consistency With Local Code and Comprehensive Plan. The proposed conditional use is in compliance with all
requirements, and is consistent with the general purpose, goals, objectives, and standards of this Code, the
St. Lucie County Comprehensive Plan, and the Code of Ordinances of St. Lucie County; and is in compliance
with all additional standards imposed on it by the particular provisions of this Code authorizing such use.
B. Effect on Adjacent Properties.
1. The proposed conditional use will not have an undue adverse effect upon nearby property.
2. The proposed conditional use is compatible with the existing or planned character of the neighborhood
in which it would be located.
3. All reasonable steps have been taken to minimize any adverse effect of the proposed conditional use
on the immediate vicinity through building design, site design, landscaping, and screening.
4. The proposed conditional use will be constructed, arranged, and operated so as not to interfere with
the development and use of neighboring property, in accordance with applicable district regulations.
C. Adequacy of Public Facilities. The proposed conditional use will be served by adequate public facilities and
services, including roads, police protection, fire protection, solid waste disposal, water, sewer, drainage
structures, parks and mass transit.
D. Adequacy of Fire Protection. The applicant for the proposed conditional use has obtained from the St. Lucie
County - Fort Pierce Fire Prevention Bureau written confirmation, or has otherwise demonstrated by
substantial credible evidence, that water supply, evacuation facilities, and emergency access are satisfactory
to provide adequate fire protection.
E. Environmental Impact. For developments required to provide an environmental impact report under Section
11.02.09(A)(5), the proposed conditional use will not contravene any applicable provision of the St. Lucie
County Comprehensive Plan, or of Chapter VIII, "Natural Environment Analysis", of the St. Lucie County
Barrier Island Study Analysis of Growth Management Policy Plan, Kimley-Horn and Associates, Inc. (August
1982).
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