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HomeMy WebLinkAboutAgenda Packet 01.21.2021PLANNING & ZONING COMMISSION AGENDA ST. LUCIE COUNTY Regular Meeting Thursday, January 21, 2021 6:00 PM St. Lucie County Commission Chambers 2300 Virginia Avenue 3rd Floor of Roger Poitras Building Fort Pierce, FL  34982 BOARD MEMBERS CHAIRMAN WILLIAM O’DELL VICE‐CHAIRMAN JAMES TAYLOR BOARD MEMBER CRAIG MUNDT BOARD MEMBER  VALERIE SLACK BOARD MEMBER CRAIG BRIDGERS BOARD MEMBER ED LOUNDS AT‐LARGE BOARD MEMBER LAWRENCE “BEAU” SLAY AT‐LARGE BOARD MEMBER ROBERT LOWE AT‐LARGE BOARD MEMBER RYAN BINNER EX‐OFFICIO BOARD MEMBER MARTY SANDERS Mission Statement To provide service, infrastructure and leadership necessary to advance a safe and sustainable community,  maintain a high quality of life, and protect the natural environment for all our citizens Page 1 of 124 Regular Meeting                                             Thursday, January 21, 2021                                                 6:00 PM 2 | Page 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 the Planning and Zoning Commission / Local Planning Agency of St. Lucie County, Florida, are  electronically recorded. If    a   person decides to appeal any recommendation made by the Planning and Zoning Commission /   Local Planning Agency with respect to any matter considered at such meeting or hearing, he will need a   record of the  proceedings. For such purpose, he or she may need to ensure that a   verbatim record of the proceedings is made, by hiring their  own court reporter at their own expense, to create a    record that includes the testimony and  evidence upon which  the  appeal  is  based. Upon  the request of any party to the proceedings, individuals testifying during a   hearing will be sworn in. Any party to  the proceeding will be granted an opportunity to cross‐examine any  individual testifying during  a   hearing  upon request.  Anyone  with a   disability requiring accommodation to attend this meeting should contact the St. Lucie County Risk Manager at  least forty‐eight (48) hours prior to  the meeting at  (772)  462‐1546 or  T.D.D.  (772) 462‐1428. Any questions about this agenda  may be referred to St.  Lucie County Planning Division at (772) 462‐2822  Page 2 of 124 Regular Meeting                                             Thursday, January 21, 2021                                                 6:00 PM 3 | Page 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 November 19, 2020.     8.ELECTION OF OFFICIALS    9.PUBLIC COMMENT    10.PUBLIC HEARINGS     A.Hardscapes, Inc. ‐ Amendment to the Official Zoning Atlas (Rezoning) from U (Utilities)  to CG (Commercial General)  Zoning District.        B.Text Amendment to the Land Development Code for Planned Developments (PUD, PNRD, PMUD)     11.WORKSHOPS    12.OTHER BUSINESS    13.ADJOURN    Page 3 of 124 PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting November 19, 2020 Convened: 6:00 PM Adjourned: 7:49 PM 1.CALL TO ORDER The meeting was called to order at 6:00 PM by Chair Billy O'Dell. 2.PLEDGE OF ALLEGIANCE 3.INVOCATION Invocation was led by Chairman O'Dell. 4.ROLL CALL Present Chair Billy O'Dell, Board Member Craig Mundt, Board Member Ed Lounds, Vice-Chair James A. Taylor, Board Member Ryan Binner, Board Member Valerie Slack, Board Member Craig Bridgers Excused Board Member Lawrence "Beau" Slay, Board Member Bob Lowe 5.ANNOUNCEMENTS None. 6.DISCLOSURE(S) Mr. Mundt disclosed that he discussed with the County attorney that his wife is a member of the Conservation Alliance, an organization that submitted a virtual comment in reference to Item B. Page 4 of 124 Planning & Zoning Commission Meeting Thursday, November 19, 2020 6:00 PM 2 | P a g e 7.MINUTES A.St. Lucie County Planning & Zoning Commission minutes for the meeting of October 15, 2020 RESULT:APPROVE MOVER:Board Member Ed Lounds SECONDER:Board Member James A. Taylor AYES:Billy O'Dell, Craig Mundt, Ed Lounds, James A. Taylor, Ryan Binner, Valerie Slack, Craig Bridgers NAYS:None EXCUSED:None 8.PUBLIC COMMENT No general comments. 9.PUBLIC HEARINGS A.Prima Vista Rezone - Change in zoning from the CO (Commercial, Office) Zoning District to the CN (Commercial, Neighborhood) Zoning District. Presented by Kris McCrain, Associate Planner. In accordance with public notice requirements outlined in Section 11.00.03 of the St. Lucie County Land Development Code, public notice was advertised in the St. Lucie County News Tribune on November 6, 2020. Notices were mailed to 52 surrounding property owners within a 500-foot radius of the subject property, and a sign was posted on the property. The Planning Department has not received any returned responses for the proposed rezone at this time. The proposed rezoning to the CN (Commercial, Neighborhood) Zoning District is consistent with the Commercial Future Land Use designation, as per the Comprehensive Plan Table 1-3 - Land Use Designation / Zoning Compatibility Chart. On March 27, 1990, the St. Lucie County Board of County Commissioners approved Resolution 90-79, granting a change in zoning from the RS-4 (Residential, Single-Family) Zoning District to the CO (Commercial, Office) Zoning District for the subject property. The proposed Rezone Petition will conform to the minimum lot standards in accordance to the Land Development Code Section 7.04.01 for the Commercial, Neighborhood Zoning District. The Commercial, Office and Commercial, Neighborhood are similar Zoning District differentiated by minimum density with similar uses. The Commercial Neighborhood Zoning District allows for limited trade and service activities to serve the surrounding neighborhoods. Page 5 of 124 Planning & Zoning Commission Meeting Thursday, November 19, 2020 6:00 PM 3 | P a g e These Uses include: Beauty & Barber Services Real Estate Hobby & Toy Shops Eating Places Food Stores And Medical Marijuana Dispensaries All future uses will be reviewed by the St. Lucie County Development Review Committee for compatibility with the surrounding uses. The above table provides examples of the Conditional Uses permissible within the Commercial Neighborhood Zoning District. These Uses include: Small Postal & Shipping Stores Child & Adult Day Cares Car Washes And Gas Stations All future uses will be reviewed by the St. Lucie County Development Review Committee for compatibility with the surrounding uses. STAFF RECCOMMENDATION: This petition conforms to the Standards of Review as set forth in St. Lucie County Land Development Code Section 11.06.03 and is consistent with the St. Lucie County Comprehensive Plan goals, objectives, and policies. Staff recommends that this petition be forwarded to the Board of County Commissioners with a recommendation of approval. AGENT PRESENTATION: Presented by David Milledge with Colteur & Hearing. The property is a 1/2 acre. Proposing to rezone to commercial neighborhood, Future development remains in the conceptual state and will require a site plan approval. The trend is away from office use. Mr. Taylor asked about the zoning of the Port St. Lucie section on the other side of the canal. Kris stated it is an animal clinic located there. COMMENTS: No in-person or virtual comments. Mr. Mundt asked that the applicant designates North on maps once plans are submitted. Mrs. Slack informed Ms. Pierre, Board Secretary that she would like to vote to count on this item. Ms. Pierre misunderstood the update to Executive Order 20-69 and how it applies to rules for quorum, and virtual board attendees votes vs in-person votes. Leslie Olson, Planning & Development Services Director, clarified that although virtual attendance does not count towards the establishment of a quorum, their votes count. Page 6 of 124 Planning & Zoning Commission Meeting Thursday, November 19, 2020 6:00 PM 4 | P a g e RESULT: Approved RESULT:APPROVE MOVER:Board Member Ed Lounds SECONDER:Board Member James A. Taylor AYES:Billy O'Dell, Craig Mundt, Ed Lounds, James A. Taylor, Ryan Binner, Valerie Slack, Craig Bridgers NAYS:None EXCUSED:None B.Text Amendment to the Land Development Code for Planning and Development Applications and Approval Process. Presented by Benjamin Balcer, Planning & Development Services Assistant Director. This DRAFT Ordinance designed to expand the ability for County Staff to provide Administrative level approvals, alternatives, and phased improvements. The overarching goal of the Ordinance is to encourage new and expanding businesses, as well as increase the palatability of Non-residential and Mixed Use Planned Development, which leads to superior quality projects through the encouragement of flexibility and creative design options. The Ordinance before you, are a compilation of multiple text amendments, drafted to implement the recommendations of the Development Review Task Force and the St. Lucie County Chamber of Commerce. The goal of the Task Force is to review the County’s regulatory environment and develop recommendations on how the Land Development Code may be amended to better assist the public, navigate the development approval process by reducing or eliminating certain requirements, creating more flexibility in some regulatory language and improve the efficiency of the County’s internal plan review process. While this is a County initiated Text Amendment, coordination to draft the proposed Ordinance began between the County staff and the Task Force in July of this year. During that time, the County and its residents were in the middle of the COVID-19 pandemic, which placed emphasis on the need for the County to stimulate the local economic development through reducing impediments by creating additional flexibility through Administrative approvals, waivers, and phase in required improvements. Draft Ordinance Changes: •Better “Define Vehicular Use Area”; •Reduction in open space standards for Planned Non-Residential and Planned Mixed Use Developments over 10 acres from 35% to 25%, •Provide relief of paved parking requirements for religious facilities and membership organizations, Page 7 of 124 Planning & Zoning Commission Meeting Thursday, November 19, 2020 6:00 PM 5 | P a g e •Identify locations and develop standards where Administrative relief from paved parking requirements can be requested, •Allow administrative relief from the wall height requirement between adjoining commercial and residential uses, •Require screening of waste receptacle(s) from all adjacent parcels, •Remove additional outdoor screening standards within the Airport Industrial Park, •Allow for administrative relief for perimeter landscaping on telecommunications towers, •Increase the minor site plan square footage and multi-family unit threshold; and •Shift submittal requirements for Preliminary Planned Development from the preliminary stage to the Final Site Plan submittal. STAFF RECOMMENDATION: Staff recommends the Planning and Zoning Commission forward a recommendation of approval to the Board of County Commissioners. QUESTIONS FOR STAFF: Ms. Olson, Mr. Balcer, and Mr. Kori Benton (Planning Assistant Manager) responded to various comments and questions posed by Mr. Binner, Mr. Sanders, Mr. O'Dell, Mr. Taylor, Ms. Slack and Mr. Lounds regarding: timeframe for the approval process, substantial changes to projects that have been brought to the BOOC between 50,000 to 100,000 square feet, input from outside shareholder, stormwater requirements, green space, fire lanes, parking, fences and screening around garbage facilities, Environmental Resources Departments comments, open space requirements, community engagement, economic impact, Development Review Taskforce, public notice requirements and providing informational resources available to the public, and so forth. Other discussion/ Board suggestions: Let the community know what helpful tools are available and how they can access them (e.g. Land Use map) Reach out to the public on social media Broadcast P&Z on FB live PUBLIC COMMENTS: In-person: None Virtual: Pat La Balbo 8390 Delphinium Court Port St. Lucie, FL 34952 “I do NOT want staff to be able to approve the requirements for open land use when building, lowered to 25%. Perhaps permitting requirements and exceptions for use should be increased, not degreased.” Adella Blacka 1034 SW Bellevue Ave Port St Lucie, FL 34953 Page 8 of 124 Planning & Zoning Commission Meeting Thursday, November 19, 2020 6:00 PM 6 | P a g e “I do NOT want open land requirements reduced to 25% and I do NOT want the process for approving exceptions to be weakened by delegating to staff.” Shari Anker, President Conservation Alliance of St. Lucie County “To St. Lucie County and its Planning Department: This email is to register the Conservation Alliance of St. Lucie County’s strong opposition to the proposed changes in policy in both how permitting decisions are made and the percentage of open land to be retained when building commences on open land. First, we wish to emphasize that in order for the County to truly be a representative democracy its citizens must be allowed their say when weighty decision such as approving exceptions to permitting are considered. If these decisions are delegated to staff, there would be either, no input from its citizens before the decisions are made as well as institutional barriers to holding anyone accountable for bad decisions once they are made. We insist that these decisions continue the heretofore normal process of public hearings and input prior to decisions, which also allow for elected representatives to be held accountable by their constituents for the decisions they make. Second, as the county’s population grows and with that the health of our environment becomes more at risk than it has ever been before the Alliance cannot overstate how critical it is to retain as much open land as possible. Open lands soak in water that would otherwise need to be directed into stormwater drains and on to our Lagoon, the North Fork of the St. Lucie River and other waters. The net effect will be to increase pollutants into our waterways. We are expecting more extreme weather events due to climate changes so this benefit is no small matter. Lessening the amount of open land could also lead to increased flooding as stormwater systems become overwhelmed due to the expected rise in precipitation. Open lands are available for soils and flora, hopefully native flora, to perform their ecological function of absorbing carbon. Open land gives more mental health benefits for human psyches. Along with St. Lucie County’s legacy of creating a fabulous park system the feel of “open space” provides a welcoming and homelike identity for residents as well as visitors. We ask that you take advantage of protecting this rare quality while you still can. Once gone, the changes are permanent.” Chair O’Dell asked: how many members are a part of this organization; and are all of the members in a general consensus to these comments? Irene-Eva Ries 5209 Palmetto Avenue Fort Pierce, FL 34982 “As a long-time resident of St. Lucie County, I hereby OPPOSE proposed changes for open land requirements reduced to 25% and oppose the process for approving exceptions to be weakened by delegating to staff. Reasons for opposing this change: Page 9 of 124 Planning & Zoning Commission Meeting Thursday, November 19, 2020 6:00 PM 7 | P a g e 1) Reducing open land requirements and reducing permit fees is a signal to speculators and certain industries to force high-density construction on county residents, something we do not want. The majority of St. Lucie County residents chose the county because population density is considerably lower than counties to our south. BOCCs and residents have been misinformed, repeatedly, by "developers" that prolific construction is "good" for their communities, promising "increases in property values" as an incentive to allow fast-tracked land destruction. They also dangle the prospects of "job creation" in an attempt to push cash residents to allow redundant construction. The promises are usually hollow, with residents and their government stuck with infrastructure costs, upgrades, maintenance, overuse, all caused by overcrowding. Construction jobs are a bait-and-switch, considering these are temporary, at best. 2) Lowering fees, delegating to a department which is already hard-working and under-staffed exacerbates problems and pressure on county governments and staff to approve higher volume at lower revenue and at lower standards for consideration. This is an opportunity for local and regional construction businesses to instead meet actual needs by transitioning into construction types and patterns which better meet the needs and standards residents have for open space and business. There should always be a premium place on businesses which renovate and repurpose structures OVER constant demands for wholesale land destruction for new construction. We have choices to make, standards to uphold, and expectations to meet as community. Let us use natural resources wisely, and challenges businesses to meet our needs instead of us meeting theirs.” “Good Afternoon Ms. Nentwick, Many thanks for your note this morning, it is truly appreciated. I do hope I have not misinterpreted the described intended changes, based on the announcement materials I read in deciding to respond. My chief concerns, to recap, are/is too much land disturbance fueled by industry-driven construction and not need-driven construction; lowered fees translating to lowered revenue for the county to utilize, and increased workloads on agile but often under-staffed departments. If I have misunderstood or misinterpreted the proposed change, I apologize and would, instead, communicate the summary of concerns I recapped here. In looking out this morning over the St. Lucie River across from White City Park, I should also stress that my property is extremely flood-prone, (it's a FEMA Severe Repetitive Loss of SRL property) and more construction very often exacerbates existing drainage conditions. It may be selfish on my part to include that, but many of us here have experienced flooding threats from drainage rather than river inundation (the deluge of early October coming to mind). Again, thank you for the reply and clarification.” Page 10 of 124 Planning & Zoning Commission Meeting Thursday, November 19, 2020 6:00 PM 8 | P a g e Robert Mathias 6450 SE South Marina Way Stuart, FL 34996 “Opposed to lowering of open space requirements. Water quality too important.” Further discussion between the Board and staff to determine the best way to move forward. RESULT: Table 1.Postponed the item, with the exception, of the Text Amendment to LDC 11.02.10 A-B (preliminary and final submittal requirements) 2.Continue the Text Amendment to LDC 11.02.10 A-B item to the December 17th P&Z meeting 3.Schedule a public workshop to discuss Text Amendment to LDC (7.02.03, 7.03.03, 7.06.03, 7.09.04 E-F, 7.10.18, 7.10.23, 11.02.02 B-C) on Jan 21st 4.Schedule Text Amendment to LDC (7.02.03, 7.03.03, 7.06.03, 7.09.04 E-F, 7.10.18, 7.10.23, 11.02.02 B-C) item in 2021 RESULT:TABLE MOVER:Vice-chair James A. Taylor SECONDER:Board Member Craig Mundt AYES:Chair Billy O'Dell, Craig Mundt, Ed Lounds, James A. Taylor, Ryan Binner, Binner, Valerie Slack, Craig Bridgers NAYS:None EXCUSED:None 10. WORKSHOPS None. 11. OTHER BUSINESS Mr. Mundt asked Ms. Olson to give an overview of how staff would notify the public of the upcoming workshop. Ms. Olson's response: •Reach out to stakeholder groups of date and time of event •social media through County Communications Division •Newspaper ads •Flyers 12. ADJOURN The meeting was adjourned at 7:49 PM. Page 11 of 124 ITEM NO.(ID # 2020-50621) DATE:1/21/2021 AGENDA REQUEST TO:Planning and Zoning Commission PRESENTED BY:Tahir Curry, Associate Planner SUBMITTED BY:Planning & Development Services SUBJECT:Hardscapes, Inc. - Amendment to the Official Zoning Atlas (Rezoning) from U (Utilities) to CG (Commercial General) Zoning District. BACKGROUND: The petitioners, Debra and Grover Jr. Fasnacht, are requesting an Amendment to the Official Zoning Atlas for a change in zoning (Rezoning) from the U (Utilities) Zoning District to the CG (Commercial General) Zoning District for a 2.88-acre property located at 6690 N US Highway 1. PREVIOUS ACTION: FINANCIAL IMPACT: N/A RECOMMENDATION: Staff recommends that the Planning and Zoning Commission forward a recommendation of approval to the Board of County Commissioners. COMMISSION ACTION: RESULT: MOVER:None SECONDER:None AYES:None NAYS:None EXCUSED:None Page 12 of 124 Coordination/Signatures Date: January 06, 2021 Benjamin Balcer, Planning & Development Services Assistant Director Date: January 06, 2021 Leslie Olson, Planning & Development Services Director Date: January 06, 2021 Daniel McIntyre, County Attorney Date: January 07, 2021 Mark Satterlee, Deputy County Administrator Page 13 of 124 Planning Division Agenda Item Summary Applicant/Property Owner Debra and Grover R. Fasnacht Jr. 5009 Lace Ave Fort Pierce, FL 34982 Agent Brad Currie, AICP Engineering Design & Construction, Inc. 10250 SW Village Parkway, Ste 201 Port St. Lucie, FL 34987 Project Location 6690 N US Highway 1 Fort Pierce, FL 34946 Parcel ID# 1406-112-0005-000-8 Future Land Use COM (Commercial) Existing Zoning U (Utilities) Proposed Zoning CG (Commercial General) Staff Tahir Curry Tel 772-462-2515 Email CurryT@stlucieco.org Mail 2300 Virginia Avenue, Fort Pierce, Florida 34982 Hardscapes, Inc. Amendment to the Official Zoning Atlas (Rezoning) Utilities (U) to Commercial General (CG) Project Description The petitioners, Debra and Grover Fasnacht, Jr. of Hardscapes Inc. are requesting an Amendment to the Official Zoning Atlas for a change in zoning (Rezoning) from the U (Utilities) Zoning District to the CG (Commercial General) Zoning District for a 2.88-acre property located at 6690 N US Highway 1. The purpose of this request is for Hard- scapes, Inc. to rezone the property for a retail showroom and design center, dis-playing brick paver and flooring products with associated contractor services office (s). Commercial General Purpose The purpose of this district is to provide and protect an environment suitable for a wide variety of commercial uses intended to serve a population over a large market area, which do not impose undesirable noise, vibration, odor, dust, or offensive effects on the surrounding area, together with such other uses as may be neces-sary to and compatible with general com- mercial surroundings. Notice Requirements Public hearing notice in accordance with Section 11.00.03 of the Land Develop- ment Code was placed in the St. Lucie News Tribune on January 7, 2021, let- ters were mailed to property owners within a 500 foot radius, and a sign post-ed on the property. Staff’s Recommendation Forward this petition to the Board of County Commissioners with a rec-commendation for approval. Hearing Date Thursday January 21, 2021 PLANNING AND ZONING COMMISSION Page 14 of 124 Planning and Development Services Department Planning Division M E M O R A N D U M GENERAL INFORMATION Applicant/ Property Owner:Debra & Grover Fasnacht Jr. 5009 Lace Ave Fort Pierce, FL 34982 Agent: Brad Currie, AICP Engineering Design & Construction, Inc. 10250 SW Village Pkwy Suite 201 Port St. Lucie, FL 34987 Location:6690 N US Highway 1, Fort Pierce, Florida 34946 Parcel ID Number:1406-112-0005-000-8 Parcel Size: 2.88-acres Future Land Use:COM (Commercial) Existing Zoning:U (Utilities) Proposed Zoning:CG (Commercial General) Requested Action:Change in zoning from U (Utilities) to CG (Commercial General) Existing Uses: Vacant Building & Communication Tower (Previously a Radio Station) Urban Service Boundary: Inside Fire/EMS:Station # 7 Lakewood Park (4900 Fort Pierce Blvd) is located 3.6 miles Southwest from the subject parcel. Right-of-Way:US Highway 1 is a State owned and maintained right-of-way. North Old Dixie Highway is a 66’ County owned and maintained right-of-way. TO:Planning and Zoning Commission THROUGH:Leslie Olson, AICP, Director Ben Balcer, AICP, Assistant Director FROM:Tahir Curry, Associate Planner DATE:November 25, 2020 SUBJECT:Hardscapes, Inc. Amendment to the Official Zoning Atlas (Rezoning) RZ-10202025860 Page 15 of 124 Petition: Hardscapes, Inc. – Rezoning File No.: RZ-10202025860 Page 2 Utilties: St. Lucie County Utilities (SLCU) service area. Currently, the site is on well and septic. Central water and sewer are located approximately 2,500’ south of the property at the intersection of US Highway 1 and Turnpike Feeder Road. Type of Concurrency Document Required: Concurrency Deferral Affidavit BACKGROUND ANALYSIS The applicants, Debra and Grover R. Fasnacht Jr., representing Hardscapes, Inc., are requesting an Amendment to the Official Zoning Atlas from the U (Utilities) Zoning District to the CG (commercial General) Zoning District for this 2.88-acres site located at 6690 N US Highway 1, Fort Pierce, FL. The Future Land Use designation is COM (Commercial), situated inside of the Urban Service Boundary (USB). The purpose of this request is to allow for a retail showroom and design center, displaying brick pavers and flooring products associated with contractor construction services (office and interior storage only), while retaining the existing telecommunication (radio) tower, consistent with the Land Development Code (LDC) Section 3.01.03.S. for the CG Zoning District. This petition will comply with the surrounding Commercial General (CG) Zoning District. Aerial Proposed Rezoning CG (Commercial General) Page 16 of 124 Petition: Hardscapes, Inc. – Rezoning File No.: RZ-10202025860 Page 3 Future Land Use: The Future Land Use designation of the subject property is COM (Commercial). The Commercial (COM) land use category “is applicable to areas of future commercial development, in addition to those existing developed commercial areas. Future commercial areas should be located at points of high transportation access, with specific action taken to prevent the development of new linear commercial strips. The purpose of this land use designation is to accommodate all commercial zoning districts as identified under St. Lucie County's Land Development Code. Office and general retail uses are considered the principal uses within the COM designated areas.” Current Zoning: The current zoning of the subject property is U (Utilities). “The purpose of this district is to provide and protect an environment suitable for utilities, transportation, and communication facilities, together with such other uses as may be compatible with utility, transportation, and communication facility surroundings.” Proposed Zoning: The proposed zoning of the subject property is CG (Commercial General). “The purpose of this district is to provide and protect an environment suitable for a wide variety of commercial uses intended to serve a population over a large market area, which do not impose undesirable noise, vibration, odor, dust, or offensive effects on the surrounding area, together with such other uses as may be necessary to and compatible with general commercial surroundings.” ********************************************** Page 17 of 124 Petition: Hardscapes, Inc. – Rezoning File No.: RZ-10202025860 Page 4 STANDARDS OF REVIEW AS SET FORTH IN THE LAND DEVELOPMENT CODE SECTION 11.06.03 In reviewing this application for an amendment to the Official Zoning Atlas, the Board of County Commissioners and the Planning and Zoning Commission shall consider and make the following determinations: A.Whether the proposed rezoning is in conflict with any applicable portions of the St. Lucie County Land Development Code; The proposed rezoning to the CG (Commercial General) Zoning District is consistent with the St. Lucie County Land Development Code (LDC), and meets the Standards of Review set forth in LDC Section 11.06.03, as displayed in Sections A thru H of this report. The rezoning is consistent with LDC Section 11.09.02(A), Table 11-1 - Zoning District/ Land Use Category Compatibility Chart and the site meets the dimensional requirements set forth in Section 7.04.00 and Table 7-10 – Lot Size and Dimensional Requirements for the CG (Commercial General) Zoning District. The proposed CG Zoning District is consistent with surrounding parcels, providing the use scope in LDC Section 3.01.03.S and District purpose. B. Whether the proposed amendment is consistent with all elements of the St. Lucie County Comprehensive Plan; The proposed rezoning to the CG (Commercial General) Zoning District is consistent with the Commercial Future Land Use designation as per Comprehensive Plan Table 1-3 - Land Use Designation / Zoning Compatibility Chart. Table 1-3 - Land Use Designation / Zoning Compatibility Chart Future Land Use CategoriesZoning Districts AG - 5 AG - 2 . 5 RE RS RU RM RH R/ C Cp u b CO M IN D P/ F MX D SD H T/ U TV C CG X X X The proposed amendment is consistent with the Comprehensive Plan Future Land Use Element Goals, Objectives and Policies: Objective 1.1.10: Commercial Areas. St. Lucie County shall provide for the establishment of commercial zoning districts where various types of commercial retail, including commercial uses for retail trade, office and service activities and general commercial uses for highway oriented sales and services; light industrial service uses; and hotel uses may be permitted at intensities which are consistent and compatible with the surrounding community and the natural environment. Policy 1.1.10.2 - Require effective visual and light diffusion barriers between residential and non-residential uses. Standards and requirements for such barriers are to be included in the landscaping and screening regulations of the St. Lucie County Land Development Code. Page 18 of 124 Petition: Hardscapes, Inc. – Rezoning File No.: RZ-10202025860 Page 5 Policy 1.1.10.6 - Encourage the use of existing commercial and industrial designated lands within the urban service area, through requiring a strict demonstration of service availability, before authorizing Land Use and Zoning amendments in areas not presently indicated as having such a designation. C. Whether and the extent to which the proposed zoning is inconsistent with the existing and proposed land uses; The proposed rezoning is consistent with the existing and proposed land uses. As stated above, the CG (Commercial General) Zoning District is compatible with the COM (Commercial) Future Land Use designation as per both the Land Development Code (LDC) and the Comprehensive Plan. This amendment will not create a conflict with the surrounding zoning districts and is similar in scope, scale, and intensity of the existing uses. Surrounding Land Use and Zoning Location Future Land Use Zoning Existing Land Use Subject Property COM (Commercial)U (Utilities)2,211-sf building onsite and communication tower North COM (Commercial)CG (Commercial) Heavy Equipment Repair South MXD (Mixed-Use Development)CG (Commercial)Vacant East County owned and maintained right-of-way. N. Old Dixie Highway Adjacent Parcels West Florida Department of Transportation Right-of-Way US Highway 1 The business will be subject to the outdoor display requirements for the CG Zoning District, as identified in LDC Section 7.10.02. Requirements include, no outdoor display area may be located in any required off- street parking area, required off-street loading area, easements, or any required landscape area, designated environmental protection area or any adjacent public right-of-way. D. Whether there have been changed conditions that require an amendment; The applicant has purchased the property with intent for a retail showroom and design center, displaying brick pavers and flooring products associated with contractor construction services (office and interior storage only) consistent with the LDC Section 3.01.03.S. The previous use and conditions have changed over time to require the proposed rezoning. The building use was once a radio station and has remained vacant for several years due to the rapid changes in technology and various broadcasting platforms. Radio stations' have changed from occupying standalone buildings and broadcasting towers, to commercial buildings and residential homes. The current zoning of the property limits the parcels re-use potential for commercial uses due to the limited amount of permitted uses within the Utilities (U) Zoning District. E. Whether and the extent to which the proposed amendment would result in demands on public facilities, and whether or to the extent to which the proposed amendment would exceed the capacity of such public facilities, including but not limited to transportation facilities, sewage facilities, water supply, parks, drainage, schools, solid waste, mass transit, and emergency medical facilities; The proposed change in zoning should not affect the acceptable level of service capacity of transportation facilities, sewage facilities, water supply, parks, drainage, schools, solid waste, mass transit, or emergency medical facilities. Site-specific impacts will be addressed through a development application. Prior to the issuance of any Final Development Order, the developer must demonstrate that all public facilities are available to serve the parcel Page 19 of 124 Petition: Hardscapes, Inc. – Rezoning File No.: RZ-10202025860 Page 6 and obtain a Certificate of Capacity. The applicant has signed the required Concurrency Deferral Affidavit recognizing this provision. Water/Wastewater The subject property is located within the St. Lucie County Utilities (SLCU) service area. Water and wastewater services are approximately 2,500’ south of the property at the intersection of US Highway 1 and Turnpike Feeder Road. Currently, the site is serviced by well and septic. Transportation Impacts The subject site has frontage on US Highway 1 and North Old Dixie Highway. US Highway 1 is a State owned and maintained right-of-way and North Old Dixie Highway is a 66’ County owned and maintained right-of- way. The County will not require Right-of-Way dedication with this petition. No additional transportation impacts are anticipated at this time. The property is situated between North US Highway 1 and Old Dixie Highway and will not exceed the peak number of trip generations that currently exist on both rights-of-ways. The Institute of Transportation (ITE) Trip Generation Manual, 10th Edition average parking ratio for 812 Building Materials and Lumber Stores (Hardscapes, Inc.) Use Code: Proposed Use: Weekday Daily Trips – Building Materials and Lumber Stores (812) Average Rate:Calculated Trips Peak Hour of Generator – AM 2.37 5 Peak Hour of Generator – PM 2.77 6 Parking The Institute of Transportation (ITE) Parking Generation Manual - 5th Edition average parking ratio for 812 Building Materials and Lumber Stores Use Code: requires 0.57 spaces per 1,000-sf of building floor area. The use requires (2) parking spaces including one (1) accessible space. The applicant/owner will provide three (3) parking spaces. The owner will re-stripe the existing asphalt parking area to comply the parking requirements in accordance with the LDC Section 7.06.02. F. Whether and the extent to which the proposed amendment would result in significant adverse impacts on the natural environment; Background The Environmental Resources Department (ERD) is in receipt of the October 13th, 2020 date-stamped submittal from Planning and Development Services. The applicant is seeking approval to rezone the subject parcel (Parcel ID 1406-112-0005-000-8) from Utilities (U) to Commercial General (CG). The 2.86-acre site is located at 6690 N US Highway 1 and consists of one (1) building, one (1) telecommunications tower, and associated parking. The existing land use code is 1700 – Office Buildings. Findings A landscape plan dated October 6th, 2020 was found to be consistent with the intent of the Land Development Code. The site’s proposed change in zoning and associated improvements are not anticipated to result in any adverse environmental impacts as the lot is already developed and the proposals are minor in nature. Page 20 of 124 Petition: Hardscapes, Inc. – Rezoning File No.: RZ-10202025860 Page 7 Recommendation ERD has no objection to the proposed rezoning. G. Whether and the extent to which the proposed amendment would result in an orderly and logical development pattern specifically identifying any negative affects of such patterns; The proposed change in zoning will result in an orderly and logical development pattern. The parcel is located inside the urban service boundary, surrounded by existing commercial uses. The requested rezone is not expected to harm other properties or improvements in the neighborhood. This rezone petition will revert the property to the CG Zoning District. The surrounding properties within 500 feet of the subject site are zoned Commercial General (CG). The property will comply with parking, landscaping and other applicable LDC standards applied to the adjacent properties located within the CG Zoning District. The petition will not negatively affect the development patterns in the surrounding area and will enhance compatibility with the surrounding zoning designations. H. Whether the proposed amendment would be in conflict with the public interest, and is in harmony with the purpose and intent of this Code; The proposed rezoning is not in conflict with the public interest and is in harmony with the purpose and intent of the Land Development Code. CONCLUSION: Staff has reviewed this petition and determined that it conforms to the Standards of Review as set forth in Section 11.06.03 of the St. Lucie County Land Development Code and is consistent with the St. Lucie County Comprehensive Plan Goals, Objectives, and Policies. RECOMMENDATION: Staff recommends that the Planning and Zoning Commission forward a recommendation of approval to the Board of County Commissioners. Page 21 of 124 Resolution No. 2020-XXX Page 1 RZ 10202025860 RESOLUTION NO. 2021-XXX File No.: RZ 10202025860 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY GRANTING A CHANGE IN ZONING FROM THE U (UTILITIES) ZONING DISTRICT TO THE CG (COMMERCIAL GENERAL) 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.Debra and Grover Fasnacht Jr. and, on behalf of Hardscapes, Inc., petitioned for an Amendment to the Official Zoning Atlas to change the zoning from the U (Utilities) Zoning District to the CG (Commercial General) Zoning District in St. Lucie County, Florida, for the property legally described in Paragraph “A” and depicted on the attached map as Exhibit “A.” 2.On January 21, 2021, the St. Lucie County Planning and Zoning Commission held a public hearing on the petition, after publishing notice at least 10 days prior to the hearing and notifying by mail all owners of property within 500 feet of the subject property, and recommended that the Board of County Commissioners approve/deny the change in zoning from the U (Utilities) Zoning District to the CG (commercial General) Zoning District. 3.On XX, 2021, this Board held a public hearing on the petition, after publishing notice at least 10 days prior to the hearing and notifying by mail all owners of property within 500 feet of the subject property. 4.The proposed change in zoning has/has not satisfied the requirements of Section 11.06.03 of the St. Lucie County Land Development Code and is/is not consistent with the goals, objectives, and policies of the St. Lucie County Comprehensive Plan. 5.The proposed change in zoning is/is not consistent with the existing and proposed use of property in the surrounding area. 6. A Concurrency Deferral Affidavit, a copy which is attached to this Resolution as Exhibit “B” was signed by the applicant on November 6, 2020. NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of St. Lucie County, Florida: A.The property on which the Change in Zoning from the U (Utilities) Zoning District to the CG (Commercial General) Zoning District is being granted/denied is described as follows: Page 22 of 124 Resolution No. 2020-XXX Page 2 RZ 10202025860 Legal Description: PARENT PARCEL (OFFICIAL RECORD BOOK 1017, PAGE 2910) FROM THE POINT OF INTERSECTION OF THE EAST BOUNDARY LINE OF THE RIGHT OF WAY OF U.S. HIGHWAY NO. 1 AND THE NORTH BOUNDARY OF THE NORTHEAST ¼ OF SECTION 6, TOWNSHIP 34 SOUTH, RANGE 40 EAST, RUN SOUTHWESTERLY ALONG THE EAST BOUNDARY LINE OF THE RIGHT OF WAY OF U.S. HIGHWAY NO. 1, FOR 608.35 FEET TO THE POINT OF BEGINNING; THENCE RUN EASTERLY 411.8 FEET TO A POINT ON THE WEST BOUNDARY OF THE RIGHT OF WAY OF STATE ROAD NO. 605; THENCE RUN SOUTHEASTERLY, ALONG THE WEST BOUNDARY OF THE RIGHT OF WAY OF STATE ROAD NO. 605, A DISTANCE OF 270.00 FEET; THENCE RUN WESTERLY FOR A DISTANCE OF 550.00 FEET TO THE EAST BOUNDARY LINE OF THE RIGHT OF WAY FOR U.S. HIGHWAY NO. 1; THENCE RUN NORTHEASTERLY, ALONG THE EAST BOUNDARY LINE OF THE RIGHT OF WAY OF U.S. HIGHWAY NO. 1, A DISTANCE OF 271.68 FEET TO THE POINT OF BEGINNING. CONTAINING: 2.88 ACRES MORE OR LESS. Location: 6690 N US Highway 1, Fort Pierce, FL 34946. Parcel ID: 1406-112-0005-000-8 B.The St. Lucie County Planning and Development Services Director shall be authorized to amend the Official Zoning Map to change the zoning of the property herein described, from the U (Utilities) Zoning District to the CG (Commercial General) Zoning District and to make notation of the reference to the date of adoption of this Resolution. C.A copy of this Resolution shall be mailed, return receipt requested, to the owner and agent of record as identified on the application. D.This Resolution shall be recorded in the Public Records. After motion and second, the vote on this resolution was as follows: Chris Dzadovsky, Chair XXX Sean Mitchell, Vice-Chair XXX Commissioner Linda Bartz XXX Commissioner Frannie Hutchinson XXX Commissioner Cathy Townsend XXX Page 23 of 124 Resolution No. 2020-XXX Page 3 RZ 10202025860 PASSED AND DULY ADOPTED This X day of XX 2021. BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY, FLORIDA BY _________________________ Chair ATTEST:APPROVED AS TO FORM AND CORRECTNESS: ___________________________________________________ Deputy Clerk County Attorney Page 24 of 124 Resolution No. 2020-XXX Page 4 RZ 10202025860 Exhibit “A” (Boundary Survey) Page 25 of 124 Resolution No. 2020-XXX Page 5 RZ 10202025860 Exhibit “B” (Concurrency Deferral) Page 26 of 124 ITEM 9.A. SUGGESTED MOTIONS Suggested motion to recommend approval/denial of this requested change in zoning. MOTION TO APPROVE: AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING, INCLUDING STAFF COMMENTS, AND THE STANDARDS OF REVIEW AS SET FORTH IN SECTION 11.06.03, ST. LUCIE COUNTY LAND DEVELOPMENT CODE, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS GRANT APPROVAL FOR THE PETITION OF HARDSCAPES, INC. FOR A CHANGE IN ZONING FROM THE U (UTILITIES) ZONING DISTRICT TO THE CG (COMMERCIAL GENERAL) ZONING DISTRICT FOR A 2.88-ACRE PARCEL LOCATED AT 6690 N US HIGHWAY 1, 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 11.06.03, ST. LUCIE COUNTY LAND DEVELOPMENT CODE, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS GRANT APPROVAL FOR THE PETITION OF HARDSCAPES, INC. FOR A CHANGE IN ZONING FROM THE U (UTILITIES) ZONING DISTRICT TO THE CG (COMMERCIAL GENERAL) ZONING DISTRICT FOR A 2.88-ACRE PARCEL LOCATED AT 6690 N US HIGHWAY 1, BECAUSE..... [CITE REASON(S) WHY – PLEASE BE SPECIFIC] Page 27 of 124 Page 28 of 124 Page 29 of 124 Page 30 of 124 Page 31 of 124 Page 32 of 124 Engineering Design & Construction, Inc. 10250 SW Village Parkway, Suite 201, Port Saint Lucie, FL 34987 772-462-2455 www.EDC-Inc.com PROJECT NARRATIVE & COVER LETTER Hardscapes, Inc. Rezone Application October 2, 2020 REQUEST On behalf of the Petitioner, Engineering Design & Construction, Inc. is requesting approval of a rezone application for a 2.86+/- acre parcel currently located in St. Lucie County, Florida. The applicant is proposing a showroom for flooring and cabinets within the existing building. The subject parcel is noted below and is located at 6690 N. US Highway 1 in Fort Pierce, Florida. SITE CHARACTERISTICS & PROJECT HISTORY The subject property is located at 6690 N. US Highway 1 in Fort Pierce, Florida. The parcel can be identified in the below table: Parcel ID: Address: Acreage: 1406-112-0005-000-8 6690 N. US Highway 1 2.86 This parcel is located in the jurisdiction of St. Lucie County and has an existing Future Land Use designation of Commercial (COM) and has an underlying Zoning designation of Utility (U). An application for approval of a Waiver, Deferral and Alterative application was submitted to the County on July 29, 2020. This application was up at DRC on September 3, 2020. A condition of the approval requires that the applicant submit a rezone application requesting a change in zoning from Utility (U) to Commercial, General (CG). To the north of the subject parcel is a developed commercial site. This parcel has a Future Land Use designation of Commercial (COM) and has an underlying Zoning designation of Commercial, General (CG). To the west of the subject property lies the right-of-way of US Highway 1 followed by the right-of-way of Turnpike Feeder Road. Beyond the rights-of-way are undeveloped commercial parcels with a Future Land Use designation of Commercial (COM) and an underlying Zoning designation of Commercial, General (CG). South of the subject parcel an undeveloped commercial parcel. This parcel has a Future Land Use designation of Mixed Use (MXD) and an underlying Zoning designation of Commercial, General. To the east of the subject lies the right-of-way of Old Dixie Highway followed by right-of-way owned by St. Lucie County and the FEC Railroad. East of the right-of-way is undeveloped residential parcels. These parcels have a Future Land Use designation of Residential Urban (RU) and an underlying Zoning designation of Planned Unit Development (PUD). The attached package includes most of the items as noted on the Rezone Application checklist. A traffic impact report is not required as the proposed retail is less than 6,000 sf and does not trip the threshold as outline in section 11.02.09(A)(4) of the St. Lucie County Land Development Code. An environmental assessment is not required for this application per section 11.02.09(A)(5). Based on the above justification and attached information, the Petitioner respectfully requests approval of this request. Z:\EDC-2020\20-184 - Hardscape - 6690 N US1 FP\ENGINEERING\Documents\Submittal Documents\Justification Statement\2020-10-02_Hardscapes_Rezone_Justification_Statement_20-184.docx Page 33 of 124 Page 34 of 124 Page 35 of 124 Page 36 of 124 Page 37 of 124 Page 38 of 124 Page 39 of 124 Page 40 of 124 Page 41 of 124 Page 42 of 124 Page 43 of 124 Report generated: Monday, July 20, 2020 Saint Lucie County Property Appraiser Michelle Franklin CFA Parcel Report Parcel Parcel ID:1406-112-0005-000-8 Property ID:5887 Owner 1:Grover R Fasnacht Jr Site Address:6690 N US HIGHWAY 1 Owner Owner 1:Grover R Fasnacht Jr Owner 2:Debra Fasnacht Owner 3: Mailing Address:5009 Lace AVE Fort Pierce, FL 34982-7331 Overview Primary Land Use:1700 - OFCE BLDG District Group:0002 - Saint Lucie County Subdivision:Metes and Bounds Just/Market Value:$348,100 Finished Area:2,622 Acres:2.88 Total Area:125,452 Legal Description Legal Description:6 34 40 BEG AT PT 509 FT N OF INT OF E LI US 1 AND S LI OF N 1/2OF NE 1/4, TH RUN E 550 FT TO SR 605, TH NWLY 270 FT, TH W 411.8 FTTO US 1, TH SWLY ON US 1 271.68 FT TO POB Value History Year Just/Market Value Building Value Land Value SFYI Value Assessed Value Exemption Amount County Taxable Save Our Home OR 10% Cap Differential Ag Credit 2019 $348,100 $219,300 $125,500 $3,300 $348,100 $0 $348,100 $0 $0 2018 $347,900 $218,800 $125,500 $3,600 $347,900 $0 $347,900 $0 $0 2017 $348,100 $218,500 $125,500 $4,100 $348,100 $0 $348,100 $0 $0 Tax Links SLC Tax Collector’s Office taxes for this parcel Download TRIM notice for this parcel Esri, HERE, Garm… Page 1 of 3Feature Report 7/20/2020https://pat.bhamaps.com/TabReport.aspx?appid=8c205c54407f4486855e54116cfd8390&P...Page 44 of 124 Improvements Building Sequence: 1 Bedrooms:0 Bathrooms:0 Building Type:LROF - LOW RISE OFFICE-1 STORY Story Height:1 Story No of Living Units: Total Finished Area: 2,182 Gross Sketched Area: 2,182 Year Built:1980 Effective Year:1980 Primary Roof Cover: Tar & Gravel Primary Roof Structure: Mansard Primary Wall:Wood/Sheath A/C %:100 Building Sequence: 2 Bedrooms:0 Bathrooms:0 Building Type:UT4 - Story Height:1 Story No of Living Units: Total Finished Area: 440 Gross Sketched Area: 440 Year Built:1980 Effective Year:1980 Primary Roof Cover: Tar & Gravel Primary Roof Structure: Precast Conc Primary Wall:CB Stucco A/C %:100 Building Sketches Page 2 of 3Feature Report 7/20/2020https://pat.bhamaps.com/TabReport.aspx?appid=8c205c54407f4486855e54116cfd8390&P...Page 45 of 124 Sub Area Building Sequence Sketch Area Code Description Finished Area Gross Area 1 BAS BASE AREA 2,182 2,182 2 BAS BASE AREA 440 440 SFYI Description Units Year Built BARB WIRE 222 1980 Asphalt 5,000 1980 CHAIN LINK FENCE 6' TALL 222 1980 Land Lines Line Number Units Unit Type 1 125,452 Sq2 Permits Permit Number Issue Date Description C97-100038 10/16/1997 Slab C97-010314 02/03/1997 Commercial New Construction C94-02050 04/20/1994 Commercial New Construction C92-03521 06/23/1992 Shed C51049 10/31/1989 Additions to existing construction C51052 10/31/1989 Slab Sales History Sale Date Sale Price Sale Code Deed Type Grantor Book Page View Document 11/13/2019 $180,000 0140 SP Commodore Media Of Fl Inc 4349-87 Clerk of Courts 05/30/1996 $400,000 XX01 WD MEDIA VI 1017-2910 Clerk of Courts 10/18/1989 $400,000 XX00 WD Charles J Andromidas 661-482 Clerk of Courts 12/26/1988 $400,000 XX00 WD TREASURE COAST RADIO 617-1890 Clerk of Courts 07/01/1985 $425,000 XX01 CV 469-524 Clerk of Courts 10/31/1981 $145,000 XX00 CV 366-2122 Clerk of Courts Photos Page 3 of 3Feature Report 7/20/2020https://pat.bhamaps.com/TabReport.aspx?appid=8c205c54407f4486855e54116cfd8390&P...Page 46 of 124 Page 47 of 124 Page 48 of 124 Page 49 of 124 Page 50 of 124 S. CG COMMERCIAL, GENERAL. 1. Purpose. The purpose of this district is to provide and protect an environment suitable for a wide variety of commercial uses intended to serve a population over a large market area, which do not impose undesirable noise, vibration, odor, dust, or offensive effects on the surrounding area, together with such other uses as may be necessary to and compatible with general commercial surroundings. The number in "( )" following each identified use corresponds to the SIC Code reference described in Section 3.01.02(B). The number 999 applies to a use not defined under the SIC Code but may be further defined in Section 2.00.00 of this Code. 2. Permitted Uses: a. Adjustment/collection and credit reporting services. (732) b. Advertising. (731) c. Amphitheaters. (999) d. Amusements and recreation services - except stadiums, arenas, race tracks, amusement parks. (79) e. Apparel and accessory stores. (56) f. Automobile dealers. (55) g. Automotive rental, repairs and serv. (except body repairs). (751, 753, 754) h. Beauty and barber services. (723/724) i. Building materials, hardware and garden supply. (52) j. Cleaning services. (7349) k. Commercial printing. (999) l. Communications - except towers. (48) m. Computer programming, data processing and other computer serv. (737) n. Contract construction serv. (office and interior storage only). (15/16/17) o. Cultural activities and nature exhibitions. (999) p. Duplicating, mailing, commercial art/photo. and stenog. serv. (733) q. Eating places. (581) r. Educational services - except public schools. (82) s. Engineering, accounting, research, management and related services. (87) t. Equipment rental and leasing services. (735) u. Executive, legislative, and judicial functions. (91/92/93/94/95/96/97) v. Farm labor and management services. (076) w. Financial, insurance, and real estate. (60/61/62/63/64/65/67) x. Food stores. (54) y. Funeral and crematory services. (726) z. Gasoline service stations. (5541) aa. General merchandise stores. (53) bb. Health services. (80) cc. Home furniture and furnishings. (57) Page 51 of 124 dd. Landscape and horticultural services. (078) ee. Laundry, cleaning and garment services. (721) ff. Membership organizations subject to the provisions of Section 7.10.31. (86) gg. Miscellaneous retail (see SIC Code Major Group 59): (1) Drug stores. (591) (2) Used merchandise stores. (593) (3) Sporting goods. (5941) (4) Book and stationary. (5942/5943) (5) Jewelry. (5944) (6) Hobby, toy and games. (5945) (7) Camera and photographic supplies. (5946) (8) Gifts, novelty and souvenir. (5947) (9) Luggage and leather goods. (5948) (10) Fabric and mill products. (5949) (11) Catalog, mail order and direct selling. (5961/5963) (12) Liquefied petroleum gas (propane). (5984) (13) Florists. (5992) (14) Tobacco. (5993) (15) News dealers/newsstands. (5994) (16) Optical goods. (5995) (17) Misc. retail (See SIC Code for specific uses). (5999) hh. Miscellaneous personal services (see SIC Code Major Group 72): (1) Tax return services. (7291) (2) Misc. retail (See SIC Code for specific uses). (7299) ii. Miscellaneous business services (see SIC Code Major Group 73): (1) Detective, guard and armored car services. (7381) (2) Security system services. (7382) (3) News syndicate. (7383) (4) Photofinishing laboratories. (7384) (5) Business services - misc. (7389) jj. Mobile home dealers. (527) kk. Mobile food vendors (eating places, fruits and vegetables-retail). (999) ll. Motion pictures. (78) mm. Motor vehicle parking-commercial parking and vehicle storage. (752) nn. Museums, galleries and gardens. (84) oo. Personnel supply services. (736) pp. Photo finishing services. (7384) Page 52 of 124 qq. Photographic services. (722) rr. Postal services. (43) ss. Recreation facilities. (999) tt. Repair services. (76) uu. Retail trade-indoor display and sales only, except as provided in Section 7.00.00. (999) vv. Social Services: (1) Individual and family social services. (832/839) (2) Child care services. (835) (3) Job training and vocational rehabilitation services. (833) ww. Travel agencies. (4724) xx. Veterinary services. (074) yy. Low-THC and medical marijuana dispensing facility subject to the requirements of Section 7.10.33. 3. Lot Size Requirements. Lot size requirements shall be in accordance with Section 7.04.00. 4. Dimensional Regulations. Dimensional requirements shall be in accordance with Section 7.04.00. 5. Off-Street Parking and Loading Requirements. Off-street parking and loading requirements are subject to Section 7.06.00. 6. Landscaping Requirements. Landscaping requirements are subject to Section 7.09.00. 7. Conditional Uses: a. Adult establishments subject to requirements of Section 7.10.10. (999) b. Drinking places (alcoholic beverages) - free-standing. (5813) c. Disinfecting and pest control services. (7342) d. Amusement parks. (7996) e. Go-cart tracks. (7999) f. Hotels and motels. (701) g. Household goods warehousing and storage-mini-warehouses. (999) h. Marina - recreational boats only. (4493) i. Motor vehicle repair services - body repair. (753) j. Sporting and recreational camps. (7032) k. Retail trade: (1) Liquor stores. (592) l. Stadiums, arenas, and race tracks. (794) m. Telecommunication towers - subject to the standards of Section 7.10.23. (999) 8. Accessory Uses. Accessory uses are subject to the requirements of Section 8.00.00, and include the following: a. Drinking places (alcoholic beverages as an accessory use to a restaurant and/or civic, social, and fraternal organizations). Page 53 of 124 b. One (1) single-family dwelling unit contained within the commercial building, or a detached single-family dwelling or mobile home, (for on-site security purposes). c. Retail trade: (1) Undistilled alcoholic beverages (accessory to retail sale of food). d. Solar energy systems, subject to the requirements of Section 7.10.28.                                             Page 54 of 124 3.01.03. - Zoning Districts. W. U UTILITIES. 1. Purpose. The purpose of this district is to provide and protect an environment suitable for utilities, transportation, and communication facilities, together with such other uses as may be compatible with utility, transportation, and communication facility surroundings. The number in "( )" following each identified use corresponds to the SIC Code reference described in Section 3.01.02(B). The number 999 applies to a use not defined under the SIC Code but may be further defined in Section 2.00.00 of this Code. 2. Permitted Uses: a. Air transportation services. (451,452) b. Agriculture, including farms, groves, and ranches. (01,02) c. Communication. (48) d. Electric services. (491) e. Electric transmission rights-of-way. (491) f. Gas pipeline rights-of-way. (492) g. Gas production and distribution. (492) h. Industrial wastewater disposal. (999) i. Railroad, rapid rail transit, and street railway transportation. (40,41) j. Sanitary services. (495) k. Transportation services. (47) l. Telecommunication towers - subject to the standards of Section 7.10.23. (999) m. Water supply and irrigation systems. (494, 497) n. Water transportation. (44) 3. Lot Size Requirements. Lot size requirements shall be in accordance with Section 7.04.00. 4. Dimensional Regulations. Dimensional requirements shall be in accordance with Section 7.04.00. 5. Off-Street Parking and Loading Requirements. Off-street parking and loading requirements are subject to Section 7.06.00. 6. Landscaping Requirements. Landscaping requirements are subject to Section 7.09.00. 7. Conditional Uses: a. Airports. (458) b. Electric generation plants. (491) c. Gas production plants. (492) d. Land clearing and yard trash recycling operations - subject to the provisions of Section 7.10.12. (999) e. Natural or manufactured gas storage and distribution points. (492) f. Protective functions and their related activities - Correctional institutions. (9223) g. Solid waste disposal. (4953) h. Outdoor shooting ranges, providing site plan approval is obtained according to the provisions of Sections 11.02.07 through 11.02.09 and Section 7.10.19 of this Code. (999) Page 55 of 124 i. Solar generation station subject to the requirements of Section 7.10.28. (999) 8. Accessory Uses. Accessory uses are subject to the requirements of Section 8.00.00 and include the following: a. Automobile and truck rental services. b. Restaurants. (Including the sale of alcoholic beverages for on premises consumption only). (999) c. Solar energy system subject to the requirements of Section 7.10.28 (999) Page 56 of 124 Page 57 of 124 Page 58 of 124 Page 59 of 124 Page 60 of 124 Environmental resources Final report TO: Tahir Curry, Planning & Development Services THROUGH: Jennifer McGee, Environmental Regulations Manager Amy E. Griffin, Environmental Resources Director FROM: Brian Arbeiter, Environmental Planner DATE: November 3rd, 2020 SUBJECT: Hardscapes, Inc. Rezone RZ-10202025860 Background The Environmental Resources Department (ERD) is in receipt of the October 13th, 2020 date-stamped submittal from Planning and Development Services. The applicant is seeking approval to rezone the subject parcel (Parcel ID 1406-112-0005-000-8) from Utilities (U) to Commercial General (CG). The 2.86-acre site is located at 6690 N US Highway 1 and consists of one (1) building, one (1) telecommunications tower, and associated parking. The existing land use code is 1700 – Office Buildings. Findings A landscape plan dated October 6th, 2020 was found to be consistent with the intent of the Land Development Code. The site’s proposed change in zoning and associated improvements are not anticipated to result in any adverse environmental impacts as the lot is already developed and the proposals are minor in nature. Recommendation ERD has no objection to the proposed rezoning. Please contact Brian Arbeiter at 772-462-2866 if you have any questions. Page 61 of 124 Date Mailed January 7, 2021 Planning and Development Services Department 772.462.2822 Applicant/Property Owner Debra and Grover R. Fasnacht Jr. 5009 Lace AVE Fort Pierce, FL 34982 Agent Brad Currie, AICP Engineering Design & Construction, Inc. 10250 SW Village Parkway, Ste 201 Port St. Lucie, FL 34987 Project Location 6690 N US Highway 1 Fort Pierce, FL 34946 Parcel ID# 1406-112-0005-000-8 Future Land Use COM (Commercial) Existing Zoning U (Utilities) Proposed Zoning CG (Commercial General) Staff’s Recommendation Forward this petition to the Board of County Commissioners with a recom-mendation for approval. Staff Tahir Curry Tel 772-462-2515 Email CurryT@stlucieco.org Mail 2300 Virginia Avenue, Fort Pierce, Florida 34982 Public Hearing Notice Thursday, January 21, 2021 Notice of Proposed Amendment to the Official Zoning Atlas Project Description The petitioners, Debra and Grover Jr. Fasnacht, are requesting an Amendment to the Official Zoning Atlas for a change in zoning (Rezoning) from the U (Utilities) Zoning District to the CG (Commercial General) Zoning District for a 2.88-acre property located at 6690 N US Highway 1. The purpose of this request is for Hardscapes, Inc. to rezone the property for a retail showroom and design center, displaying brick paver and flooring prod-ucts with associated contractor services office(s). CG (Commercial General) Purpose The purpose of this district is to provide and protect an environment suitable for a wide variety of commercial uses intended to serve a population over a large market area, which do not impose undesirable noise, vibration, odor, dust, or offensive effects on the surrounding area, together with such other uses as may be neces-sary to and compatible with general com- mercial surroundings. The St. Lucie County Planning and Zon-ing Commission has the power to review and recommend to the St. Lucie County Board of County Commissioners, for approval or disapproval, any applica- tions within their area of responsibility. The Planning and Zoning Commission strongly encourages your input and comment at the public hearing. The pub- lic will be able to physically attend this meeting, but seating in the Chambers will be regulated to comply with social distancing protocols. Members of the public who attend are encouraged to wear masks or similar devices, which cover the nose and mouth. You may also mail or email written comments regarding this proceeding in advance of the public hearing for inclusion in the official record. Public comment for upcoming meetings can be submitted several ways: Email: Curryt@stlucieco.org; or Email: publiccomment@stlucieco.org Anyone with a disability requiring ac- commodations to attend this meeting may contact the SLC Community Risk Manager at least 48 hours in advance at 772-462-1546 or TDD 772-462-1428. Meeting Location: BOCC Chambers SLC Administration Annex, 2300 Virginia Avenue, Meeting Time: 6:00 PM (or soon thereafter ) PLANNING AND ZONING COMMISSION This notice is provided because you are an owner of property within 500 feet of the proposed petition. Page 62 of 124 The signage was modified on 01/04/2021 to reflect the correct P & Z Public Meeting date. Page 63 of 124 Page 64 of 124 Page 65 of 124 ST.LUCIE COUNTY PLANNING AND ZONING COMMISSION PUBLIC HEARING AGENDA THURSDAY,JANUARY 21,2021 NOTICE OF AMENDMENT TO THE OFFICIAL ZONING AT LAS The St.LucieCounty Planning and Zoning Commission is scheduled to review and make a recommendation regarding the following item petitioned by the applicant for adoption by the Board of County Commissioners of St.Lucie County,Florida,by resolution: RESOLUTION A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST.LUCIE COUNTY,FLORIDA,GRANTING A CHANGE IN ZONING FROM THE U (UTILITIES)ZONING DISTRICT TO THE CG (COMMERCIAL GENERAL)ZONING DISTRICT FOR A PROPERTY LOCATED AT 6690 N US HIGHWAY 1 IN ST.LUCIE COUNTY, FLORIDA. APPLICANT:Debra andGroverR.Fasnacht Jr.,of Hardscapes,Inc. PURPOSE:To rezone the property to the CG (Commercial General)Zoning District for the purpose of a retail showroom and design center for brick paver and flooring products with associated contractor services. LOCATION:6690 N US Highway 1,Fort Pierce,FL34946 ThePlanning andZoningCommissionPUBLICHEARINGonthis itemwill be heldinthe Commission Chambers,Roger PoitrasAnnex,3rd Floor,St.Lucie County on Thursday, January 21,2021,beginningat6:00pm or assoon thereafteras possible. All interested persons will be given an opportunity to be heard.Written comments received in advance of the public hearing will also be considered.If residents are concerned about COVID-19 or have health concerns,please refrain from coming to public meetings in person.You can live stream the meeting and contact the commissioners via phone or email as an alternative to making public comments in person. Public commentfor upcoming meetings canbe submittedseveral ways: •Email at publiccomment@stlucieco.org; •Residents without Internet access to the Internet can comment by phone at 772-462-1499 and TDD (telecommunications device for the deaf)number at 772-462-1428. Comments must be submitted by noon the day prior to the meeting.Comments will be distributed tothe Commission inadvance of the meeting and included in the record provided the comments complywiththeCounty’s rules.Comments received by phone will beeither played at the meeting or transcribedin written form provided that the comments complywith theCounty’srules. General public comment is limited to three minutes or roughly 390 words;while comments for public hearingitems are limited to five minutes or roughly750 words. The petition file is available for review at the Planning and Development Services Department offices located at 2300 Virginia Avenue,2nd Floor,Fort Pierce,Florida, during regular business hours.Please call (772)462-2822or TDD (772)462-1428 if youhave any questions or require additional information. TheSt.Lucie County PlanningandZoningCommission has the powertoreview and recommendtotheSt.LucieCountyBoard of CountyCommissioners,for approval or disapproval,any applications within their area of responsibility. Theproceedings of thePlanningand ZoningCommissionareelectronically recorded. PURSUANT TO Section 286.0105,Florida Statutes,ifaperson decides to appeal any decision made by the Planning and Zoning Commission with respect to any matter considered at a meeting or hearing,he or she will need a record of the proceedings.For suchpurpose,heorshemayneedto ensure thataverbatim record of the proceedings is made,whichrecordincludesthetestimony and evidence upon which the appeal is to be based.Upon the request of any party to the proceeding, individuals testifying during a hearing will be sworn in.Any party to the proceeding will be granted an opportunity to cross-examine any individual testifying during a hearing upon request.If it becomes necessary,a public hearing may be continued to a date-certain. Anyone with a disability requiring accommodation to attend this meeting should contact the St.Lucie County CommunityRiskManager atleastforty-eight (48)hours prior to the meeting at(772)462-1546orT.D.D.(772)462-1428.Anyquestions about this agenda maybe referredtoSt.LucieCounty Planning Divisionat(772)462-2822. PLANNING AND ZONINGCOMMISSION/ LOCAL PLANNING AGENCY ST.LUCIE COUNTY,FLORIDA /S/WILLIAMO’DELL,CHAIRMAN PUBLISH DATE:Thursday,January7,2021 TR-GCI0565207-01 Page 66 of 124 Planning and Development Services Department Planning Division M E M O R A N D U M TO: Planning and Zoning Commission THROUGH: Leslie Olson, AICP, Director Benjamin Balcer, AICP, Assistant Director FROM: Jodi Nentwick, Senior Planner DATE: January 12, 2021 SUBJECT: Text Amendment to the Land Development Code (TLDC-102020252870) Planned Development Requirements & Procedures A County initiated Text Amendment to the Land Development Code (LDC) to amend Planned Development Site Plan submittal requirements to allow certain requirements to be provided during the Final Site Plan stage, streamlining the regulatory process. BACKGROUND: Staff was approached by the St. Lucie County Chamber of Commerce and the Development Review Taskforce to identify and amend certain regulations to act as a local economic stimulus and combat the effects of the COVID-19 pandemic. Staff has taken this opportunity to identify areas within the Land Development Code to expand flexibility through Administrative approvals, waivers, and phase in improvements. These are anticipated to be permanent changes to the LDC and will require Board approval by Ordinance. At the November 19, 2020, the Planning and Zoning Commission held a public hearing and discussed the various amendments. The Commission voted unanimously to move forward as follows: 1. Postpone the item with the exception of the Text Amendment to LDC Section11.02.10 A-B (Preliminary and Final submittal requirements and the linked text in Section 11.02.02 2. Continue the Text Amendment to LDC Section 11.02.10 A-B item to the December 17th Planning and Zoning Commission meeting. 3. Schedule a public workshop to discuss Text Amendments to LDC Sections 7.02.03, 7.03.03, 7.06.03, 7.09.04 E-F. 7.10.18, 7.10.23; and 11.02.02 B-C to be held on January 21st at the Planning and Zoning Commission meeting. 4. Schedule the Text Amendment to LDC Sections 7.02.03, 7.03.03, 7.06.03, 7.09.04 E-F. 7.10.18, 7.10.23; and 11.02.02 B-C item in 2021. Table 1, below, highlights the proposed LDC Amendments for Preliminary and Final Submittal Requirements : LDC Code Section Intent of Change 11.02.02 – Designation of Minor Site Plan, Major Site Plan, or Planned Development Site Plan. Amending language from Growth Management Director Planning and Development Services Director and revising language to be consistent Section 11.02.10 A-B. 11.02.05 – Review of Applications for Preliminary and Final Site Plans for Planned Developments. Amend application review for Preliminary and Final Site Plans for Planned Developments to be consistent with proposed changes within Section 11.02.10 A-B. Page 67 of 124 Project Name: LDC Text Amendment (Planned Development Requirements & Procedures) File No.: TLDC-102020252870) 2 11.02.10.A – Submittals for Planned Development Site Plans – Preliminary Submittal Requirements Shift submittal requirements for Preliminary Planned Development approval from the Preliminary stage to the Final Planned Development Approval. 11.02.10.B – Submittals for Planned Development Site Plans -Final Submittal Requirements Corresponding change as a result of changing the submittal requirements for Preliminary Planned Development approval. None of the submittal requirements are removed, just shifted to the Final approval stage. TEXT AMENDMENT STANDARDS OF REVIEW AS SET FORTH IN SECTION 11.06.03, ST. LUCIE COUNTY LAND DEVELOPMENT CODE Pursuant to St. Lucie County Land Development Code (LDC) Section 11.06.03, the Development Review Committee (DRC) has reviewed the proposed Text Amendment to LDC as outlined in Table 1 and found it to meet the technical requirements and standards of review. In reviewing this application for a Text Amendment to the LDC, the Planning and Zoning Commission shall consider and make the following determinations: A. Whether the proposed amendment is in conflict with any applicable portions of the St. Lucie County Land Development Code; The proposed amendment is consistent with the Land Development Code, retaining consistency with the Planned Development district purposes. LDC Section 7.01.00. Planned Unit Development (PUD) and Section 7.02.00. Planned Non-Residential Development (PNRD) zoning designation. The purpose is intended to achieve residential land development of superior quality through the encouragement of flexibility and creativity in design options that: a. Permit creative approaches to the development of residential land reflecting changes in the technology of land development; b. Allow for the efficient use of land, which can result in smaller networks of utilities and street and thereby lower development costs; c. Allow design options that encourage an environment of stable character, compatible with surrounding land uses; and d. Permit the enhancement of neighborhoods through the preservation of natural features, the provisions of underground utilities, and the provision of recreation areas and open space. LDC Section 7.03.01. Planned Mixed-Use Development (PMUD) zoning designation is intended to allow for a combination of residential and non-residential land development of superior quality through the encouragement of flexibility and creativity in design options that: a. Permit creative approaches to the development of land reflecting changes in the technology of land development; b. Allow for the efficient use of land, which can result in smaller networks of utilities and streets and thereby lower development costs; c. Encourage a broad range of services (shopping, employment, schools, recreation, etc.) in close proximity to their need; Page 68 of 124 Project Name: LDC Text Amendment (Planned Development Requirements & Procedures) File No.: TLDC-102020252870) 3 d. Allow for a juxtaposition of land uses both horizontally and vertically, not otherwise allowed; e. Allow design options that encourage an environment of stable character, compatible with surrounding land uses; and f. Permit the enhancement of neighborhoods through the preservation of natural features, the provision of underground utilities, and the provision of recreation areas and open space. B. Whether the proposed amendment is in conflict with all elements of the St. Lucie County Comprehensive Plan; Goal 1.1: Ensure the highest quality living environment possible, through a mixture of land uses reflecting the needs and desires of the local residents and how they want their community to develop. The goal shall be implemented by strictly enforced building, zoning and development codes based on objectives and policies that will enhance St. Lucie County's natural and man-made resources while minimizing any damage or threat of degradation to the health, safety and welfare of the county's citizens, native wildlife and environment, through incompatible land uses. Objective 1.1.8: Planned Developments. The County shall continue to support and encourage innovative land use development patterns including planned developments through the adequate provision in the County's Land Development Code including Planned Unit Developments (PUD), Planned Non-Residential Development (PNRD) and the Planned Mixed Use Development (PMUD) zoning designations. Policy 1.1.8.1 – The County shall continue to encourage the use of planned development techniques to conserve open space and environmentally sensitive areas, through the County's Land Development Code which shall include: a. Minimum acreage requirements necessary to support a viable mixed use community providing sufficient design flexibility to allow innovation and creativity in all forms of planned unit developments; b. Minimum open space ratios of 35 percent in all planned developments and including assurances that such areas will remain as open space to protect existing habitat, to provide for minimum setback needs from adjacent uses, and to provide active and passive recreational as well as visual amenities; c. Provisions ensuring the long term preservation of remaining opening open spaces; d. A mixed use district combining residential, commercial, recreational, educational, and other income producing uses providing significant functional and physical integration among uses; e. Minimum standards for the provision of on-site shopping, job opportunities and internal trip capture; and. f. Specific requirements to provide efficient, centralized infrastructure (potable water and sanitary sewer). Include specific restrictions on the use of septic tanks, individual wells, and package plants in planned unit developments. g. Development consistent with the Towns, Villages and Countryside Element and the Transfer of Development Rights Program outlined under Objective 11.1.7. Policy 1.1.8.2 – The County shall encourage the use of the Planned Mixed-Use Development (PMUD) zoning designation which permits both residential and non-residential development within a single planned development. Policy 1.1.8.3 – The County shall continue to support and implement the mixed use activity areas as indicated in the Sub-area Mixed Use Activity Area Plans as depicted by name in this Element. Page 69 of 124 Project Name: LDC Text Amendment (Planned Development Requirements & Procedures) File No.: TLDC-102020252870) 4 The proposed Text Amendment is consistent with all elements of the St. Lucie County Comprehensive Plan. The following Comprehensive Plan goal, objective, and policies support the proposed amendment: C. Whether and the extent to which the proposed amendment is inconsistent with the existing and proposed land uses; The proposed Text Amendment is not inconsistent with existing or proposed land uses. D. Whether there have been changed conditions that require an amendment; Due to the impacts of COVID-19, Developers are seeking cost flexibility during the Preliminary Planned Development review process prior to spending considerable time and expense in the preparation of a detailed Preliminary Planned Development plan. E. Whether and the extent to which the proposed amendment would result in demands on public facilities, and whether or to the extent to which the proposed amendment would exceed the capacity of such public facilities, including but not limited to transportation facilities, sewage facilities, water supply, parks, drainage, schools, solid waste, mass transit, and emergency medical facilities; The proposed Text Amendment will not result in additional demands on public facilities. Site specific facility impacts are addressed at the time of development application. All development is required to adhere to adopted Level of Service (LOS) and concurrency standards. F. Whether and the extent to which the proposed amendment would result in significant adverse impacts on the natural environment; The proposed Text Amendment would not result in adverse impacts on the natural environment. The proposed text amendment is not expected to increase development pressures on natural areas and does not modify or exempt improvements from any of the County’s natural resource protection standards. G. Whether and the extent to which the proposed amendment would adversely affect the property values in the area; The proposed amendment is not anticipated to have an adverse impact on property values in the area. Property values may be positively affected by the proposed amendment. H. Whether and the extent to which the proposed amendment would not result in an orderly and logical development pattern specifically identifying any negative effects of such patterns; We want an orderly and logical development pattern. The proposed amendments will streamline the approval process for new and existing businesses expansion, residential/ housing developments, and mixed- use developments. I. Whether the proposed amendment would be in conflict with the public interest, and is in harmony with the purpose and intent of this code; The proposed amendment is not in conflict with the public interest and is in harmony with the purpose and intent of this code. J. Any other matters that may be deemed appropriate by the Planning and Zoning Commission or the Board of County Commissioners, in review and consideration of the proposed amendment. The Planning and Zoning Commission and the Board of County Commissioners may raise other matters regarding the proposed Land Development Code Text Amendment. Page 70 of 124 Project Name: LDC Text Amendment (Planned Development Requirements & Procedures) File No.: TLDC-102020252870) 5 STAFF RECOMMENDATION: Staff finds these amendments to meet the standards of review as set forth in Section 11.06.03 of the St. Lucie County Land Development Code, and are not in conflict with the Goals, Objectives, and Policies of the St. Lucie County Comprehensive Plan. Staff recommends the Planning and Zoning Commission forward these amendments to the Board of County Commissioners with a recommendation of approval. Page 71 of 124 Ordinance No. 2021-XX Planned Development Preliminary & Final Site Plan Requirements File No.: Page 1 Underline is for additions. Strikethrough is for deletion. Draft Ordinance PZ Public Hearing 1-21-2021 ORDINANCE NO. 2021-XX FILE NO.: TLDC 102020252870 AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY, FLORIDA, AMENDING THE TEXT OF THE LAND DEVELOPMENT CODE, SECTION 11.02.02 – DESIGNATION OF MINOR SITE PLAN, MAJOR SITE PLAN, OR PLANNED DEVELOPMENT SITE PLAN; SECTION 11.02.05 – REVIEW OF APPLICATIONS FOR PRELIMINARY AND FINAL SITE PLANS FOR PLANNED DEVELOPMENTS; AND SECTION 11.02.10 – SUBMITTALS FOR PLANNED DEVELOPMENT SITE PLANS AMENDING REQUIREMENTS FOR PRELIMINARY SITE PLAN REQUIREMENTS AND FINAL SITE PLAN REQUIREMENTS; PROVIDING FOR CONFLICTING PROVISIONS; PROVIDING FOR SEVERABILITY; PROVIDING FOR APPLICABILITY; PROVIDING FOR FILING WITH THE DEPARTMENT OF STATE; PROVIDING AN EFFECTIVE DATE; PROVIDING FOR ADOPTION; AND PROVIDING FOR CODIFICATION. WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, to amend certain Preliminary Development Site Plan submittal requirements, and allow certain requirements to be provided during the Final Site Plan stage, streamline the regulatory process. WHEREAS, the Board of County Commissioners of St. Lucie County, Florida find this Ordinance is therefore necessary and essential to protect public safety, and represents the minimum necessary regulation to achieve that purpose. 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 August 1, 1990, the Board of County Commissioners of St. Lucie County, Florida, adopted the St. Lucie County Land Development Code. 2. This Board is authorized by Section 125.01(1)(h), Florida Statutes, to establish, coordinate and enforce zoning and such business regulations as are necessary for the protection of the public; and, 3. This Board is authorized by Section 125.01(1)(t), Florida Statutes, to adopt ordinances and resolutions necessary for the exercise of its powers and to prescribe fines and penalties for the violations of ordinances in accordance with law. 4. On __________, 2020, the Local Planning Agency/Planning and Zoning Commission held a public hearing on the proposed ordinance after publishing due notice in the St. Lucie News Tribune and recommended that the proposed ordinance be forwarded with a recommendation for approval/denial. Page 72 of 124 Ordinance No. 2021-XX Planned Development Preliminary & Final Site Plan Requirements File No.: Page 2 Underline is for additions. Strikethrough is for deletion. Draft Ordinance PZ Public Hearing 1-21-2021 5. On __________, 2020, this Board held the first public hearing on the proposed ordinance, after publishing due notice in the St. Lucie News Tribune. 6. On _________, 2020, this Board held its second public hearing on the proposed ordinance, after publishing due notice in the St. Lucie News Tribune. 7. The proposed amendments to the St. Lucie County Land Development Code are consistent with the general purpose, goals, objectives and standards of the St. Lucie County Comprehensive Plan, are internally consistent with the remainder of the Land Development Code and are in the best interest of the health, safety and public welfare of the citizens of St. Lucie County, Florida. NOW, THEREFORE, BE IT ORDAINED by the Board of County Commissioners of St. Lucie County, Florida: PART A. The specific amendments to the St. Lucie County Land Development Code to read as follows in strikethrough and underline format: CHAPTER XI – ADMINISTRATION AND ENFORCEMENT 11.02.02. – Designation of Minor Site Plan, Major Site Plan, or Planned Development Preliminary Development Site Plan. A. Generally. For purposes of these review procedures, all site plans shall be designated as either a Minor Site Plan, a Major Site Plan, or a Planned Development Site Plan according to the criteria below. D. Planned Development Site Plan. A proposed development shall be designated as a Planned Development Site Plan if it is: 11.02.05. - Review of Applications for Preliminary and Final Site Plans for Planned Developments. A. Review of Preliminary Site Development Plans: 1. An application for a Preliminary and Final Site Preliminary Development Plan shall be submitted to the Growth Management Planning and Development Services Director in a form established by the Director along with an applicable fee as established in Section 11.12.00. 2. Within twenty (20) working days of receipt of a Preliminary Site Development Plan, the Director shall: a. Determine that the application is complete and direct the application to the Development Review Committee for further review; or Page 73 of 124 Ordinance No. 2021-XX Planned Development Preliminary & Final Site Plan Requirements File No.: Page 3 Underline is for additions. Strikethrough is for deletion. Draft Ordinance PZ Public Hearing 1-21-2021 b. Determine that the information is incomplete and inform the applicant in writing of the missing components. The applicant may submit an amended plan within thirty (30) working days without payment of any additional fee, but if more than thirty (30) days have elapsed, must thereafter initiate a new application and pay an additional fee as identified in Section 11.12.00 of this Code. An application shall be determined to be complete only if the required submittals of Section 11.02.10 are provided. 3. The Development Review Committee shall review the application for Preliminary Site Development Plan and determine whether the application complies with the requirements of this Code within twenty (20) working days. In reviewing the application and making a determination of compliance, the Development Review Committee shall use the standards in Sections 11.02.07. 4. After the completion of the review by the Development Review Committee, the Chairman of the Development Review Committee shall: a. Recommend that the Growth Management Planning and Development Services Director determine that the application complies with the standards of Section 11.02.07; or b. Inform the Growth Management Planning and Development Services Director in writing of the deficiencies of the application. The applicant shall notify the Growth Management Planning and Development Services Director within thirty (30) working days of this notice of deficiency of his/her intent to address the cited deficiencies. The applicant shall have a maximum of 120 days to respond to the cited deficiencies without payment of any additional processing fee. Upon the applicant's response to the cited deficiencies the revised application shall be reviewed by the Development Review Committee pursuant to Section 11.02.03(A)(3) and (4). If the applicant fails to respond to the cited deficiencies within 120 days, the applicant must thereafter reinitiate the review process and pay an additional fee, as identified in Section 11.12.00 of this Code. 5. The Chairman of the Development Review Committee shall notify the Growth Management Planning and Development Services Director that the Site Development Plan is ready for presentation to the Planning and Zoning Commission. 6. The Development Review Committee shall issue a written report to the Growth Management Planning and Development Services Director setting forth findings and conclusions supporting a recommendation to the Planning and Zoning Commission for approval, approval with conditions, or denial of the Preliminary Site Development Plan. 7. Upon notification from the Development Review Committee that the Preliminary Site Development Plan is complete, the Growth Management Planning and Development Services Director shall place the application for preliminary site development plan approval on the next Planning and Zoning Commission agenda in accordance with the procedures set out in Section 11.00.03. 8. The Growth Management Planning and Development Services Director shall issue a written report to the Planning and Zoning Commission citing the recommendations of the Development Review Committee and provide a recommendation of approval, approval with conditions or denial of the Site Preliminary Development Plan. Page 74 of 124 Ordinance No. 2021-XX Planned Development Preliminary & Final Site Plan Requirements File No.: Page 4 Underline is for additions. Strikethrough is for deletion. Draft Ordinance PZ Public Hearing 1-21-2021 9. The Planning and Zoning Commission shall conduct a hearing on the Preliminary Site Development Plan to determine whether it satisfies the requirements of this Code. The public hearing held on the application shall be in accordance with Section 11.00.04. In reviewing and making a recommendation on the application and Preliminary Site Development Plan, the Commission shall use the standards in Section 11.02.07 and 11.06.03. 10. Within a reasonable time of the hearing, not to exceed 60 days the Planning and Zoning Commission shall submit a written recommendation and findings to the Board of County Commissioners for approval, approval with conditions, or denial of the Preliminary Site Development Plan. 11. The Board of County Commissioners shall consider the Preliminary Site Development Plan at a scheduled public hearing in accordance with the requirements of Section 11.00.03. The public hearing held on the application shall be in accordance with Section 11.00.04. In making a decision on the application, the Board of County Commissioners shall consider the recommendations of the Planning and Zoning Commission and the Growth Management Planning and Development Services Director and the standards specified in Section 11.02.07 and 11.06.03. 12. Within a reasonable time of the conclusion of the public hearing, the Board of County Commissioners will approve, approve with conditions or deny the application or will direct the Growth Management Planning and Development Services Director to issue a Preliminary Site Development Plan approval, with such conditions as may be necessary. 13. Upon approval of the Preliminary Development Plan, the Board of County Commissioners shall direct the Planning and Development Services Director to amend the Official Zoning Atlas to reflect the authorized amendment to the Planned Unit Development (PUD), Planned Non-Residential Development (PNRD) or Planned Mixed Use Development (PMUD) zoning district. Any Preliminary Planned Developments approved prior to XXXXX, the effective date, requires Final Development Plan action by the Board of County Commissioners in accordance to Section 11.02.05. A.11 prior to the Official Zoning Atlas Amendment. B. Review of Final Site Development Plans: 1. Final Development Plan Approval – After Preliminary Development Plan approval , the applicant will be required to request a Minor or Major Site Plan as designated in Section 11.02.02. with the following exception: a. Any active Preliminary Planned Developments approved prior to XXXXX, the effective date, requires Final Development Plan action by the Board of County Commissioners in accordance to Section 11.02.05. A.11.1. The applicant shall submit a Final Site Plan and supporting documentation for review prior to the expiration of the Preliminary Development Order in a form established by the Growth Management Director. 2. Within twenty (20) working days of receipt of the Final Site Plan, the Growth Management Director shall: a. Determine that the Final Site Plan is complete and direct the application to the Development Review Committee for further review; or, b. Determine that the information is incomplete and inform the applicant in writing of the missing components. The applicant may submit a revised Final Site Plan within Page 75 of 124 Ordinance No. 2021-XX Planned Development Preliminary & Final Site Plan Requirements File No.: Page 5 Underline is for additions. Strikethrough is for deletion. Draft Ordinance PZ Public Hearing 1-21-2021 thirty (30) working days without payment of a reapplication fee, but, if more than thirty (30) days have elapsed before the applicant resubmits the application, the applicant shall be required to re-initiate the review process and pay an additional fee, as identified in Section 11.12.00. An application shall be determined to be complete only if the required submittals of Section 11.02.10 are provided. 3. The Growth Management Director shall review the Final Site Plan and determine whether the proposal is in substantial conformity with the approved Preliminary Site Plan within twenty (20) working days. 4. Once a determination of conformity is made, the Growth Management Director shall place the application for Final Site Plan approval on the Board of County Commissioners agenda in accordance with the procedures set out in Section 11.00.03. 5. The Growth Management Director shall issue a written report setting forth findings and conclusions supporting a recommendation to the Board of County Commissioners for approval, approval with conditions, or denial of the Final Site Plan. 6.2. Substantial Conformity: A Final Site Development Plan will not be deemed to be in substantial conformity with the approved Preliminary Site Development Plan if it: a. Departs by more than ten percent (10%) from the maximum density or ground coverage; or b. Changes by more than ten percent (10%) the floor area to be devoted to any residential or non-residential use; or c. Decreases by more than ten percent (10%) the area provided for public and private open space, or changes the general location of such area; or d. Relocates approved circulation elements to the extent that would decrease their functionality, adversely affect surrounding lands and circulation elements, or reduce their effectiveness as buffers or amenities; or e. Significantly alters the arrangement of land uses within the development; or f. Significantly alters the character of the development proposed in the Preliminary Site Development Plan; or g. Is not consistent with the St. Lucie County Comprehensive Plan. 7. After the review and recommendation of the Growth Management Director, the Board of County Commissioners shall conduct a public hearing on the Final Site Plan to determine whether it is in substantial conformity with the approved Preliminary Site Plan. The public hearing shall be in accordance with the procedural requirements of this Chapter. If the Board of County Commissioners determines that the Final Site Plan is in substantial conformity with the approved Preliminary Site Plan, it will direct the Growth Management Director to issue a Final Development Order, with such conditions as may be necessary. If the Board of County Commissioners determines that the Final Site Plan is not in substantial conformity with the approved Preliminary Site Plan, it shall deny the Final Site Plan. 8. Notification of the Board of County Commissioners' decision shall be mailed to all parties and filed with the Growth Management Director, in accordance with Section 11.00.04(F). Page 76 of 124 Ordinance No. 2021-XX Planned Development Preliminary & Final Site Plan Requirements File No.: Page 6 Underline is for additions. Strikethrough is for deletion. Draft Ordinance PZ Public Hearing 1-21-2021 9. Approval of the Final Site Plan by the Board of County Commissioners, together with the acceptance of all conditions associated with that approval, shall constitute a certified Final Planned Development Site Plan. 10. Upon approval of the Final Site Development Plan by the Board of County Commissioners shall direct the Growth Management Director Planning and Development Services Director or Board of County Commissioners, the to amend the Planning and Development Service Director shall notate the approval Order and reference the date of adoption on the Official Zoning Atlas to reflect the final Planned Unit Development (PUD), Planned Non-Residential Development (PNRD) or Planned Mixed Use Development (PMUD) zoning Development Plan for the approved development. C. Project Phasing. Phasing of Planned Developments shall be in accordance with Sections 7.01.03(K) and 7.02.03(I). D. Appeals. Any final action including approval or denial of the preliminary PUD site plan by the Board of County Commissioners made in accordance with the provisions of this Section may be appealed as provided in Section 11.11.00. E. Minor Adjustments. The Growth Management Planning and Services Director may authorize minor adjustments to an approved Final Planned Development Site Development Plan. Such minor adjustments shall be consistent with the intent and purpose of the St. Lucie County Comprehensive Plan, the standards and requirements of this Code, and the development as approved, and shall be the minimum necessary to overcome the particular difficulty. Such minor adjustments shall be limited to the following: 1. Increasing any dimension of any one (1) primary structure or structures by not more than twenty-five percent (25%); or 2. Altering the location of any one (1) structure or group of structures collectively by not more than one hundred (100) feet provided that the relocation does not result in any encroachment into an area or areas designated as preserved or otherwise protected, without the applicant providing substantial evidence that the preserved or otherwise protected area is no longer needed or has been equitably compensated for; or 3. Increasing the net density of any one (1) stage or phase by more than ten percent (10%); or 4. Altering the location of any primary circulation element by not more than fifty (50) feet. Relocation of any primary circulation element by more than fifty (50) feet will be considered a major adjustment unless the relocation results in a reduction in impervious surface area; or, 5. Altering the location of any open space by not more than one hundred (100) feet; or, 6. Reducing the total amount of open space by not more than ten percent (10%) or reducing the yard area or open space associated with any single structure by not more than ten percent (10%). In no case shall the total amount of open space be permitted to be less than the minimum amount of open space required under the planned development district regulations, unless otherwise varied by the Board of Adjustment or as may be permitted by the other provisions of this Code; or 7. Altering the location, type, or quality of landscaping elements; or, Page 77 of 124 Ordinance No. 2021-XX Planned Development Preliminary & Final Site Plan Requirements File No.: Page 7 Underline is for additions. Strikethrough is for deletion. Draft Ordinance PZ Public Hearing 1-21-2021 8. Reducing the gross density or intensity of the approved development. Notice of the authorization of such minor adjustments shall be provided to the Board of County Commissioners. F. Major Adjustments: 1. Any other adjustment to the approved final site plan shall be a major adjustment and shall be granted only upon application to and approval by the Board of County Commissioners, which may grant approval for major adjustments only after a public hearing and upon finding that any proposed changes in the approved Final Planned Development Site Plan will be in substantial conformity with the original approval. The Board of County Commissioners shall place the application for major adjustment on the agenda of a regularly scheduled meeting for a public hearing in accordance with the requirements of Section 11.00.03. The public hearing on the application shall be held in accordance with Section 11.00.04. 2. If the Board of County Commissioners determines that the major adjustments are not in substantial conformity with the original approval, then it shall refer the request to the Growth Management Director Planning and Development Services for initiation of a new Preliminary Site Development Plan, in accordance with the provisions of Section 11.02.05(A) of this Code. 11.02.10. – Submittals for Planned Developments Site Plans. A. Preliminary Site Plan Planned Development Requirements. A Planned Development Preliminary Site Plan application shall include the following information: 1. General Information: a. The applicant's name and address. b. The applicant's interest in the subject property. c. The owner's name and address, if different from the applicant, and the owner's signed consent to the filing of the application. d. The street address and a legal description of the property proposed to be reclassified as a Planned Development. e. The present zoning classification and existing uses of the subject property proposed to be reclassified. f. A statement of planning objectives to be achieved by the proposed Planned Development through the particular approach proposed by the applicant. This statement should include a description of the character of the proposed development and the rationale behind the assumptions and choices made by the applicant. g. A statement of the total number and type of dwelling units to be constructed; parcel size; approximate lot coverage of buildings and structures; approximate gross and net area of all non-residential facilities, and an explanation of their use; residential densities; and approximate gross and net amounts of open space. h. Information on land areas adjacent to the proposed Planned Development and an indication of the relationships between the proposed development and existing and proposed adjacent areas, including land uses, zoning classifications, densities, automobile and pedestrian circulation systems, public facilities, and unique natural features of the land. i. A statement describing how the Planned Development is consistent with the St. Lucie County Comprehensive Plan. Page 78 of 124 Ordinance No. 2021-XX Planned Development Preliminary & Final Site Plan Requirements File No.: Page 8 Underline is for additions. Strikethrough is for deletion. Draft Ordinance PZ Public Hearing 1-21-2021 j. A development schedule indicating the approximate date construction of the Planned Development or stages of the Planned Development can be expected to begin and be completed. k. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the Planned Development, such as land areas, dwelling units, and commercial facilities. 2. Existing Conditions: a. An aerial photograph of the property on which the development activity is to take place. The aerial used to satisfy this requirement may be obtained from the St. Lucie County Property Appraiser. Detailed location sketch with section, township and range. b. A topographic survey of the entire project site, prepared in accordance with the current standards of Chapter 61G17-6, FAC, which shall include, at a minimum: the project boundaries, a north arrow, a scale indicator, bench mark information (NGVD) and; 1. One (1) foot contours shall be shown and shall extend at least 50 feet around the project site, except that the Growth Management may authorize partial from this standard when the following conditions exist: a. Existing grade conditions, throughout the site are such that one foot contours would not be discernable. In these instances, contours at two (2) foot intervals may be provided; and/or, b. Existing grade conditions, over the entire site, vary less then two feet above base elevation. 2. A sufficient number of spot elevations shall be shown to support the contour information and to accurately reflect the site topography. All topographic surveys shall be submitted on a sheet size twenty-four (24) inch by thirty-six (36) inch and shall be the same scale as the project site plan. All topographic surveys shall have been prepared within the 24 months prior to the application for site plan being filed and shall reflect current property conditions. d.b. A boundary survey and legal description prepared in accordance with the current standards of Chapter 61G17-6 FAC. All boundary surveys shall be submitted on a sheet size twenty-four (24) inch by thirty-six (36) inch and shall be the same scale as the project site plan. All boundary surveys shall have been prepared within the 12 months prior to the application for site plan being filed and shall contain at a minimum the following information, as applicable: 1. location of the Coastal Construction Control Line, along with all necessary recording data, 2. The location of the mean highwater, or safe upland line, along with a description of how these lines were determined, 3. The location of all submerged lands, 4. The limits and elevations of any jurisdictional wetlands, which shall contain bearing and distance information used in determining the extent of these areas, along with the identification of the agency or agencies claiming jurisdiction. 5. The location of all existing improvements. 6. Acreage certifications of all lands lying above mean high water or the safe upland line; and, 7. All boundary surveys are to be tied to a monumented section line or the nearest 1/4 section line, and shall be so noted on the boundary survey. e. c. Identification of legal positive outfall, if applicable. Page 79 of 124 Ordinance No. 2021-XX Planned Development Preliminary & Final Site Plan Requirements File No.: Page 9 Underline is for additions. Strikethrough is for deletion. Draft Ordinance PZ Public Hearing 1-21-2021 f. d. The boundaries of the one hundred (100)-year floodplain, including all sub-zones within the one hundred (100)-year floodplain and an identification of the minimum required first floor elevations for all parts of the proposed development site. This information should be depicted on the projects boundary surveys g.e. Drainage basin or watershed boundaries identifying locations of the routes of off- site waters onto, through, or around the project. h.f. Available preliminary drainage information. that is to be submitted to the South Florida Water Management District intended to serve as the basis for issuance of its permit under Chapter 62-330 F.A.C., if applicable. i. g. An illustrative plan of the existing vegetative conditions on the project site, including an identification of what areas will be impacted by the proposed development activity and what areas are proposed for protection/preservation. All vegetative survey information shall be submitted on a sheet size twenty-four (24) inch by thirty-six (36) inch and shall be the same scale as the project site plan. 3. Proposed Planned Development Preliminary Development Plan Activity and Design. All preliminary development plan site detail sheets shall be submitted on a sheet size twenty- four (24) inch by thirty-six (36) inch and at a scale no smaller than one (1) inch equals fifty (50) feet, all dimensions in decimals, unless otherwise approved in writing by the Growth Management Planning and Development Services Director during the pre-application conference. For large projects, a smaller scale generalized plot plan may be submitted as a cover sheet to the detail sheets. Detail sheets shall include the following information: a. The location of the property by lot number, block number, and street address, if any. b. The boundary lines f the property, the dimensions of the property, existing subdivision easements, roadways, rail lines, and public rights-of-way. c. The approximate location of all buildings, structures or concentration uses, if any are proposed at the time of Planned Development approval. This shall include types of uses, and density per type of structure. d. The approximate location and dimensions of parking and loading areas. e. The location of all primary on-site wastewater disposal and water supply facilities. Conceptual utility and drainage plan. f. The location of any existing easements for utility systems, including sewage facilities and water supply facilities, electric, gas, and telephone lines. g. The approximate location and size of all areas to be conveyed, dedicated or reserved as common open space, parks, recreational areas, school sites, rights of way and other public uses. h. The location and configuration of all public and private roadways for a distance of one hundred fifty (150) feet from all project access points. i. The approximate location of the existing and proposed internal circulation system of arterial and collector streets and any other transportation improvements. j. The approximate location and size of all areas to be conveyed, dedicated or reserved as common open space, parks, recreational areas, school sites, rights of way and other public uses k. The pedestrian circulation system, including its interrelationship with the vehicular circulation system. Page 80 of 124 Ordinance No. 2021-XX Planned Development Preliminary & Final Site Plan Requirements File No.: Page 10 Underline is for additions. Strikethrough is for deletion. Draft Ordinance PZ Public Hearing 1-21-2021 l.. Proposed perimeter landscapeing buffers, including the types, location, of all plants or materials, and the location of fences or screen plantings. This can be done as typical section of what is being proposed. For non-residential uses a typical building planting plan shall be submitted to establish minimum plantings around buildings. m. The approximate location and dimension of all proposed lots and all yard requirements if applicable. n.m.Boundaries depicting construction phases, if applicable. o. The approximate location and dimension of all proposed lots and all yard requirements, if applicable. p.n.The location and dimension all paved areas within fifty (50) feet of the outside property boundaries. q.o.A transportation impact report statement in accordance with the requirements of Section 11.02.09(A)(4), if applicable. r..p environmental impact report in accordance with the requirements of Section 11.02.09(A)(5), if applicable. s.q.A location map, which shall delineate the project boundaries on the St. Lucie County Tax Assessment Maps. t.r. A driveway location map which show the location of all driveways, public streets and private drives within the six hundred and sixty (660) feet of the development, along any private or public street that will serve the project. u.s. Any other information deemed necessary by the Growth Management Director Planning and Development Services Director for the reasonable review of the proposed development. v.t.Conceptual architectural drawings all multi-family and nonresidential buildings to be erected within the development (except for minor accessory and service facilities). For those development projects erecting detached single family dwellings, submission of conceptual floor plans will not be required, but their place shall be the required submission of the overall project design standards that will be used to guide the appearance of the planned development. B. Final Site Plan for Planned Developments. A Final Site Plan for a Planned Development shall include: 1. The date on which the preliminary Site Plan was approved. 2. A statement describing any changes, which have been made in any documents, plans, data, or information previously submitted. 3. A tabular display of the following information with respect to the are included in the Final Site Plan, if relevant. a. Total number of dwelling units proposed by type of structures and number of bedrooms. b. Total number of non-residential structures and gross floor area. c. Total land area to be devoted to residential uses, commercial uses, public and private open space, and off-street parking and loading expressed in acres and as a percent of the total development area. d. Proposed number of off-street parking and loading spaces for each proposed type of land use. Page 81 of 124 Ordinance No. 2021-XX Planned Development Preliminary & Final Site Plan Requirements File No.: Page 11 Underline is for additions. Strikethrough is for deletion. Draft Ordinance PZ Public Hearing 1-21-2021 4. Final Development Activity and Design. Detail sheets which shall be submitted on a sheet size twenty-four (24) by thirty-six (36) inches and at a scale no smaller than one (1) inch equals fifty (50) feet, all dimensions in decimals. For large projects, a smaller scale generalized plot plan may be submitted as a cover sheet to the detail sheets. Detail sheets shall include the following information: a. The location of the property by lot number, block number, and street address, if any. b. The boundary lines of the property, the dimensions of the property, existing subdivision easements, roadways, rail lines, and public rights-of-way. c. The location and dimensions, including height, of all buildings and structures, except single family detached. This shall include types of uses, density per type of structure and the type of construction as indicated in Table 600 of the Standard Building Code, 1994 ed. d. The identification of the maximum buildable area of each lot or parcel within the proposed development, based upon the minimum building setbacks as identified in the Preliminary Planned Unit Development submittals e. The location and dimension of all parking and loading areas. Fire Lanes shall be required for all buildings that are set back more than one hundred and fifty (150) feet from any roadway (public or private) or any structure more than thirty (30) feet in height, which is setback fifty (50) feet or more feet from any roadway. Variations to this requirement may only be approved by the St. Lucie County - Fort Pierce Fire Bureau of Fire Prevention. All fire lanes shall be a minimum of twenty (20) feet in width and shall be located a minimum of ten (10) feet from any exterior building wall. All fire lanes shall be appropriately marked and shall be posted as no parking areas. Dead end fire lanes exceeding three hundred (300) feet or more shall be provided with a cul-de-sac, to the requirements of the St. Lucie County-Ft. Pierce Fire Prevention Bureau. f. The location of water disposal and water supply facilities. The site plan shall indicate the size and location of all water distribution lines, (existing and proposed) and shall Identify the location of all fire hydrants (existing and proposed) on the proposed development site and within one thousand (1000) feet of the proposed development site. g. The locations of existing (site plans and subdivisions) and proposed (subdivision only) easements for utility systems, including sewage facilities and water supply facilities, electric, gas, and telephone lines. h. The location of all drainage retention areas and major drainage improvements. i. The location and configuration of all public and private roadways for a distance of one hundred fifty (150) feet from all project access points. j. The location of the existing and proposed circulation system of arterial and collector streets and any other transportation improvements associated with the Planned Development Site Plan. Page 82 of 124 Ordinance No. 2021-XX Planned Development Preliminary & Final Site Plan Requirements File No.: Page 12 Underline is for additions. Strikethrough is for deletion. Draft Ordinance PZ Public Hearing 1-21-2021 k. The location and size of all areas to be conveyed, dedicated or reserved as common open space, parks, recreational areas, school sites, rights of way and other public uses. l. The pedestrian circulation system, including its interrelationship with the vehicular circulation system. m. The location, size, and arrangement of all existing or proposed signs or lighting. n. Boundaries depicting construction phases, if applicable. o. The location and dimension all paved areas within one hundred (100) feet of the outside property boundaries. p. The location, dimension and type of construction of all buildings or structures within one hundred (100) feet of the outside property boundaries. 5. A detailed landscaping plan showing the location, size and type of vegetation for all common use areas, entry and perimeter treatment areas. Representative landscape plans shall be required for all structural uses within the Planned Development. All final landscape plans are to be prepared, signed and sealed by a registered Florida Landscape Architect. 6. Conceptual design drawings of all multi-family and nonresidential buildings to be erected within the development (except for minor accessory and service facilities). For those development projects erecting detached single family dwellings, submission of conceptual floor plans will not be required, but in their place shall be the required submission of the overall project design standards that will be used to guide the appearance of the planned development. 7. Conceptual utility and drainage plans, signed and sealed by a registered engineer. 8. Preliminary record plat submissions in accordance with the provisions Section 11.03.02, of this Code, including copies of all internal homeowners or property owners association documentation describing the responsibilities/liabilities of the property purchasers. 9. The final development construction schedule. 10. Any other information required under the Preliminary Planned Development Site Plan approval. B. Final Development Plan Approval – After approval of the Preliminary Planned Development Plan, the applicant will be required to follow Section 11.02.02. for approval of a Minor or Major Site Plan. PART B. CONFLICTING PROVISIONS. Special acts of the Florida legislature applicable only to unincorporated areas of St. Lucie County, County ordinances and County resolutions, or parts thereof, in conflict with this ordinance are hereby superseded by this ordinance to the extent of such conflict. PART C. SEVERABILITY. If any portion of this Ordinance is for any reason held or declared to be unconstitutional, inoperative, or void, such holding shall not affect the remaining portions of this ordinance. If this ordinance or any provision thereof shall be held to be inapplicable to any person, property, or circumstance, such holding shall not affect its applicability to any other person, property, or circumstance. Page 83 of 124 Ordinance No. 2021-XX Planned Development Preliminary & Final Site Plan Requirements File No.: Page 13 Underline is for additions. Strikethrough is for deletion. Draft Ordinance PZ Public Hearing 1-21-2021 PART D. APPLICABILITY OF ORDINANCE. This ordinance shall be applicable in the unincorporated area of St. Lucie County. PART E. FILING WITH THE DEPARTMENT OF STATE. The Clerk is hereby directed forthwith to send a certified copy of this ordinance to the Bureau of Administrative Code and Laws, Department of State, The Capitol, Tallahassee, Florida 32304. PART F. EFFECTIVE DATE. This ordinance shall take effect upon filing with the Department of State. PART G. ADOPTION. After motion and second, the vote on this ordinance was as follows: Chris Dzadowsky, Chair XXX Sean Mitchell, Vice-Chair XXX Linda Bartz, Commissioner XXX Frannie Hutchinson, Commissioner XXX Cathy Townsend, Commissioner XXX PART H. CODIFICATION. Provisions of this ordinance shall be incorporated in the St. Lucie County Code and Compiled Laws, and the word "ordinance" may be changed to "section", "article", or other appropriate word, and the sections of this ordinance may be renumbered or re-lettered to accomplish such intention; provided, however, that Parts B through H shall not be codified. PASSED AND DULY ENACTED this ____ day of ___________, 2021. Attest: Board of County Commissioners St. Lucie County, Florida By: Deputy Clerk Chair Approved As To Form and Correctness: Page 84 of 124 Ordinance No. 2021-XX Planned Development Preliminary & Final Site Plan Requirements File No.: Page 14 Underline is for additions. Strikethrough is for deletion. Draft Ordinance PZ Public Hearing 1-21-2021 By: County Attorney Page 85 of 124 11.02.02. - Designation of Minor Site Plan, Major Site Plan, or Planned Development Site Plan. A. Generally. For purposes of these review procedures, all site plans shall be designated as either a Minor Site Plan, a Major Site Plan, or a Planned Development Site Plan according to the criteria below. B. Minor Site Plan. A proposed development shall be designated as a Minor Site Plan if it is: 1. Any division of land into less than ten (10) parcels but more than two (2) parcels in accordance with the provisions of Section 11.03.00. 2. Any multi-family residential development of less than fifty (50) units, that does not involve platting. 3. Any nonresidential use, including additions to existing structures of 6,000 to 50,000 square feet. 4. Any nonresidential use, less than 50,000 square feet, that provides drive-through or walk-up services. 5. Any nonresidential use, less than 50,000 square feet, that provides for the retail sales of motor or heating fuels. 6. Any commercial lodging establishment having less than six (6) units. C. Major Site Plan. A proposed development shall be designated as a Major Development Site Plan if it is: 1. Any division of land into ten (10) or more parcels, in accordance with the provisions of Section 11.03.00. 2. Any multi-family residential development of fifty (50) or more dwelling units. 3. Fifty thousand and one (50,001) or more square feet of non-residential floor space. 4. All commercial lodging establishments have six (6) or more units available for rent or lease. 5. Any development of land. a. Where the proposed development should be more thoroughly considered and reviewed because of its location or potential for impact on public facilities, natural resources and public safety. D. Planned Development Site Plan. A proposed development shall be designated as a Planned Development Site Plan if it is: 1. A Planned Unit Development (Per Section 7.01.00); 2. A Planned Non-Residential Development (Per Section 7.02.00); 3. A Planned Mixed-Use Development (Per Section 7.03.00). 4. A Planned Town or Village (Per Section 3.01.03.FF); 5. A Planned Country Subdivision (Per Section 3.01.03.GG); 6. A Planned Retail/Workplace (Per Section 3.01.03.HH); 7. A Development of Regional Impact, as defined in F.S. § 380.06, and in accordance with Section 11.02.02(E). E. Developments of Regional Impact. 1. Application for a binding letter of determination from Department of Community Affairs required. A developer shall be required to submit an application to and receive a determination from the Page 86 of 124 Department of Community Affairs as to whether or not such development is a development of regional impact as defined in F.S. § 380.06, under the following circumstances: a. If the development is at a presumptive numerical threshold or up to twenty percent (20%) above a numerical threshold in the guidelines and standards in F.S. Ch. 380, or administrative rules promulgated thereunder; or b. The development is between a presumptive numerical threshold and twenty percent (20%) below the numerical threshold, and St. Lucie County is in doubt as to whether the character or magnitude of the development at the proposed location creates a likelihood that the development will have a substantial effect on the health, safety or welfare of the citizens of more than one (1) county. 1. In the event that a development is between a presumptive numerical threshold and twenty percent (20%) below the numerical threshold, the developer shall submit a request in writing to the Growth Management Director for a determination as to whether or not St. Lucie County will require that an application for a binding letter of interpretation will be required to be submitted in regard to such development. The procedure for processing such requests in St. Lucie County shall be as follows: 2. Within thirty (30) days after receipt of the developer's written request, the Growth Management Director shall make a determination in writing as to whether the County will require that the developer submit an application for a binding letter of interpretation. The Director shall provide by mail (certified, return receipt) or hand delivery, copies of the written determination to the developer and to the Board of County Commissioners. Any person may appeal the determination of the Director to the Board of County Commissioners by filing a written notice of intent to appeal with the County Director within fifteen (15) days of the date of receipt of the Director's written determination. 2. Application Requirements. a. As to any development which is required by the provisions of Section 11.02.02(E) to submit for a binding letter of interpretation or for which the developer for any reason has submitted for a binding letter of interpretation, the application to St. Lucie County for any of the following: 1. Comprehensive plan amendment; 2. Rezoning; 3. Planned Unit Development approval; 4. Site Plan approval; 5. Conditional Use approval; 6. Special Exception; or 7. for any other development permit, as defined in F.S. § 380.031, shall be accompanied by a certified copy of the final determination by the Department of Community Affairs or any court judgment which constitutes a final judgment entered as a result of an appeal from a final order of the Department of Community Affairs making a determination on the Development of Regional Impact status of the project. St. Lucie County shall not receive or process any applications for Development Permits for any project or portion thereof, for which a binding letter of interpretation is required or is actually sought by the developer, until a final binding determination has been made as to the Development of Regional Impact status of the project. b. In any application for a Development Permit to St. Lucie County for a proposed development as to which a final binding determination has been made that the proposed development is not a Development of Regional Impact and that determination has been Page 87 of 124 made in part or in whole based upon various commitments or limitations as to development made in the applicant's request for a binding letter, agreed to by the applicant, or otherwise imposed by the Department of Community Affairs to restrict the development in a way that it shall not constitute a Development of Regional Impact, such commitments, limitations or conditions shall be incorporated as conditions into all Development Permits issued by St. Lucie County, as if such conditions were fully set out in each Development Permit. 3. Filing Requirements. If a proposed development has been determined to be a Development of Regional Impact or if the developer has waived the right to request a binding letter of interpretation or otherwise agreed to the Development of Regional Impact status of a proposed development, then, as to such proposed development, any application to St. Lucie County as to the first Development Permit sought from St. Lucie County for such development shall be accompanied by, and there shall be filed simultaneously with it, an application for development approval seeking Development of Regional Impact review and approval as required in F.S. § 380.06. No final action will be taken by St. Lucie County on any St. Lucie County Development Permit application as to a project for which Development of Regional Impact approval is being sought, until St. Lucie County is in a position to concurrently act upon the application for development approval. 4. Proposed Modification to a Development. In the event of a proposed modification to a development for which a binding letter of interpretation has been received by St. Lucie County indicating that the development was not a Development of Regional Impact, the following shall apply: a. In the event that the modification increases the size or scope of the development so that when the proposed modification is aggregated with the prior approved development that was determined not to be a Development of Regional Impact, that the aggregated development is at a presumptive numerical threshold or up to twenty percent (20%) above a numerical threshold in the guidelines and standards of F.S. Ch. 380.06, or administrative rules promulgated thereunder, then the developer shall be required to submit an application for a binding letter of interpretation. b. In the event that the modification increases the size or scope of the development so that when the proposed modification is aggregated with the prior approved development that was previously determined not to be a Development of Regional Impact, that the aggregated development is at a presumptive numerical threshold or twenty percent (20%) below the numerical threshold, then the provisions of Section 11.02.02(E)(1)(b) shall apply. c. The provisions of Sections 11.02.02(E)(2) and (3) shall also apply in the event of a modification to a development which falls within the parameters of subparagraphs a and b above. (Ord. No. 12-003, Pt. I, 5-15-2012) Page 88 of 124 11.02.05. - Review of Applications for Preliminary and Final Site Plans for Planned Developments. A. Review of Preliminary Site Plans: 1. An application for a Preliminary and Final Site Plan shall be submitted to the Growth Management Director in a form established by the Director along with an applicable fee as established in Section 11.12.00. 2. Within twenty (20) working days of receipt of a Preliminary Site Plan, the Director shall: a. Determine that the application is complete and direct the application to the Development Review Committee for further review; or b. Determine that the information is incomplete and inform the applicant in writing of the missing components. The applicant may submit an amended plan within thirty (30) working days without payment of any additional fee, but if more than thirty (30) days have elapsed, must thereafter initiate a new application and pay an additional fee as identified in Section 11.12.00 of this Code. An application shall be determined to be complete only if the required submittals of Section 11.02.10 are provided. 3. The Development Review Committee shall review the application for Preliminary Site Plan and determine whether the application complies with the requirements of this Code within twenty (20) working days. In reviewing the application and making a determination of compliance, the Development Review Committee shall use the standards in Section 11.02.07. 4. After the completion of the review by the Development Review Committee, the Chairman of the Development Review Committee shall: a. Recommend that the Growth Management Director determine that the application complies with the standards of Section 11.02.07; or b. Inform the Growth Management Director in writing of the deficiencies of the application. The applicant shall notify the Growth Management Director within thirty (30) working days of this notice of deficiency of his/her intent to address the cited deficiencies. The applicant shall have a maximum of 120 days to respond to the cited deficiencies without payment of any additional processing fee. Upon the applicant's response to the cited deficiencies the revised application shall be reviewed by the Development Review Committee pursuant to Section 11.02.03(A)(3) and (4). If the applicant fails to respond to the cited deficiencies within 120 days, the applicant must thereafter reinitiate the review process and pay an additional fee, as identified in Section 11.12.00 of this Code. 5. The Chairman of the Development Review Committee shall notify the Growth Management Director that the Site Plan is ready for presentation to the Planning and Zoning Commission. 6. The Development Review Committee shall issue a written report to the Growth Management Director setting forth findings and conclusions supporting a recommendation to the Planning and Zoning Commission for approval, approval with conditions, or denial of the Preliminary Site Plan. 7. Upon notification from the Development Review Committee that the Preliminary Site Plan is complete, the Growth Management Director shall place the application for preliminary site plan approval on the next Planning and Zoning Commission agenda in accordance with the procedures set out in Section 11.00.03. 8. The Growth Management Director shall issue a written report to the Planning and Zoning Commission citing the recommendations of the Development Review Committee and provide a recommendation of approval, approval with conditions or denial of the Site Plan. Page 89 of 124 9. The Planning and Zoning Commission shall conduct a hearing on the Preliminary Site Plan to determine whether it satisfies the requirements of this Code. The public hearing held on the application shall be in accordance with Section 11.00.04. In reviewing and making a recommendation on the application and Preliminary Site Plan, the Commission shall use the standards in Section 11.02.07. 10. Within a reasonable time of the hearing, not to exceed 60 days the Planning and Zoning Commission shall submit a written recommendation and findings to the Board of County Commissioners for approval, approval with conditions, or denial of the Preliminary Site Plan. 11. The Board of County Commissioners shall consider the Preliminary Site Plan at a scheduled public hearing in accordance with the requirements of Section 11.00.03. The public hearing held on the application shall be in accordance with Section 11.00.04. In making a decision on the application, the Board of County Commissioners shall consider the recommendations of the Planning and Zoning Commission and the Growth Management Director and the standards specified in Section 11.02.07. 12. Within a reasonable time of the conclusion of the public hearing, the Board of County Commissioners will approve, approve with conditions or deny the application or will direct the Growth Management Director to issue a Preliminary Site Plan approval, with such conditions as may be necessary. B. Review of Final Site Plans: 1. The applicant shall submit a Final Site Plan and supporting documentation for review prior to the expiration of the Preliminary Development Order in a form established by the Growth Management Director. 2. Within twenty (20) working days of receipt of the Final Site Plan, the Growth Management Director shall: a. Determine that the Final Site Plan is complete and direct the application to the Development Review Committee for further review; or, b. Determine that the information is incomplete and inform the applicant in writing of the missing components. The applicant may submit a revised Final Site Plan within thirty (30) working days without payment of a reapplication fee, but, if more than thirty (30) days have elapsed before the applicant resubmits the application, the applicant shall be required to re-initiate the review process and pay an additional fee, as identified in Section 11.12.00. An application shall be determined to be complete only if the required submittals of Section 11.02.10 are provided. 3. The Growth Management Director shall review the Final Site Plan and determine whether the proposal is in substantial conformity with the approved Preliminary Site Plan within twenty (20) working days. 4. Once a determination of conformity is made, the Growth Management Director shall place the application for Final Site Plan approval on the Board of County Commissioners agenda in accordance with the procedures set out in Section 11.00.03. 5. The Growth Management Director shall issue a written report setting forth findings and conclusions supporting a recommendation to the Board of County Commissioners for approval, approval with conditions, or denial of the Final Site Plan. 6. Substantial Conformity: A Final Site Plan will not be deemed to be in substantial conformity with the approved Preliminary Site Plan if it: a. Departs by more than ten percent (10%) from the maximum density or ground coverage; or b. Changes by more than ten percent (10%) the floor area to be devoted to any residential or non-residential use; or Page 90 of 124 c. Decreases by more than ten percent (10%) the area provided for public and private open space, or changes the general location of such area; or d. Relocates approved circulation elements to the extent that would decrease their functionality, adversely affect surrounding lands and circulation elements, or reduce their effectiveness as buffers or amenities; or e. Significantly alters the arrangement of land uses within the development; or f. Significantly alters the character of the development proposed in the Preliminary Site Plan; or g. Is not consistent with the St. Lucie County Comprehensive Plan. 7. After the review and recommendation of the Growth Management Director, the Board of County Commissioners shall conduct a public hearing on the Final Site Plan to determine whether it is in substantial conformity with the approved Preliminary Site Plan. The public hearing shall be in accordance with the procedural requirements of this Chapter. If the Board of County Commissioners determines that the Final Site Plan is in substantial conformity with the approved Preliminary Site Plan, it will direct the Growth Management Director to issue a Final Development Order, with such conditions as may be necessary. If the Board of County Commissioners determines that the Final Site Plan is not in substantial conformity with the approved Preliminary Site Plan, it shall deny the Final Site Plan. 8. Notification of the Board of County Commissioners' decision shall be mailed to all parties and filed with the Growth Management Director, in accordance with Section 11.00.04(F). 9. Approval of the Final Site Plan by the Board of County Commissioners, together with the acceptance of all conditions associated with that approval, shall constitute a certified Final Planned Development Site Plan. 10. Upon approval of the Final Site Plan, the Board of County Commissioners shall direct the Growth Management Director to amend the Official Zoning Atlas to reflect Planned Unit Development (PUD), Planned Non-Residential Development (PNRD) or Planned Mixed Use Development (PMUD) zoning for the approved development. C. Project Phasing. Phasing of Planned Developments shall be in accordance with Sections 7.01.03(K) and 7.02.03(I). D. Appeals. Any final action including approval or denial of the preliminary PUD site plan by the Board of County Commissioners made in accordance with the provisions of this Section may be appealed as provided in Section 11.11.00. E. Minor Adjustments. The Growth Management Director may authorize minor adjustments to an approved Final Planned Development Site Plan. Such minor adjustments shall be consistent with the intent and purpose of the St. Lucie County Comprehensive Plan, the standards and requirements of this Code, and the development as approved, and shall be the minimum necessary to overcome the particular difficulty. Such minor adjustments shall be limited to the following: 1. Increasing any dimension of any one (1) primary structure or structures by not more than twenty-five percent (25%) ; or 2. Altering the location of any one (1) structure or group of structures collectively by not more than one hundred (100) feet provided that the relocation does not result in any encroachment into an area or areas designated as preserved or otherwise protected, without the applicant providing substantial evidence that the preserved or otherwise protected area is no longer needed or has been equitably compensated for; or 3. Increasing the net density of any one (1) stage or phase by more than ten percent (10%); or 4. Altering the location of any primary circulation element by not more than fifty (50) feet. Relocation of any primary circulation element by more than fifty (50) feet will be considered a major adjustment unless the relocation results in a reduction in impervious surface area; or, Page 91 of 124 5. Altering the location of any open space by not more than one hundred (100) feet; or, 6. Reducing the total amount of open space by not more than ten percent (10%) or reducing the yard area or open space associated with any single structure by not more than ten percent (10%). In no case shall the total amount of open space be permitted to be less than the minimum amount of open space required under the planned development district regulations, unless otherwise varied by the Board of Adjustment or as may be permitted by the other provisions of this Code; or 7. Altering the location, type, or quality of landscaping elements; or, 8. Reducing the gross density or intensity of the approved development. Notice of the authorization of such minor adjustments shall be provided to the Board of County Commissioners. F. Major Adjustments: 1. Any other adjustment to the approved final site plan shall be a major adjustment and shall be granted only upon application to and approval by the Board of County Commissioners, which may grant approval for major adjustments only after a public hearing and upon finding that any proposed changes in the approved Final Planned Development Site Plan will be in substantial conformity with the original approval. The Board of County Commissioners shall place the application for major adjustment on the agenda of a regularly scheduled meeting for a public hearing in accordance with the requirements of Section 11.00.03. The public hearing on the application shall be held in accordance with Section 11.00.04. 2. If the Board of County Commissioners determines that the major adjustments are not in substantial conformity with the original approval, then it shall refer the request to the Growth Management Director for initiation of a new Preliminary Site Plan, in accordance with the provisions of Section 11.02.05(A) of this Code. Page 92 of 124 11.02.10. - Submittals for Planned Development Site Plans. A. Preliminary Site Plan Requirements. A Preliminary Site Plan shall include the following information: 1. General Information: a. The applicant's name and address. b. The applicant's interest in the subject property. c. The owner's name and address, if different from the applicant, and the owner's signed consent to the filing of the application. d. The street address and a legal description of the property proposed to be reclassified as a Planned Development. e. The present zoning classification and existing uses of the subject property proposed to be reclassified. f. A statement of planning objectives to be achieved by the proposed Planned Development through the particular approach proposed by the applicant. This statement should include a description of the character of the proposed development and the rationale behind the assumptions and choices made by the applicant. g. A statement of the total number and type of dwelling units to be constructed; parcel size; approximate lot coverage of buildings and structures; approximate gross and net area of all non-residential facilities, and an explanation of their use; residential densities; and approximate gross and net amounts of open space. h. Information on land areas adjacent to the proposed Planned Development and an indication of the relationships between the proposed development and existing and proposed adjacent areas, including land uses, zoning classifications, densities, automobile and pedestrian circulation systems, public facilities, and unique natural features of the land. i. A statement describing how the Planned Development is consistent with the St. Lucie County Comprehensive Plan. j. A development schedule indicating the approximate date construction of the Planned Development or stages of the Planned Development can be expected to begin and be completed. k. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the Planned Development, such as land areas, dwelling units, and commercial facilities. 2. Existing Conditions: a. An aerial photograph of the property on which the development activity is to take place. The aerial used to satisfy this requirement may be obtained from the St. Lucie County Property Appraiser. b. Detailed location sketch with section, township and range. c. A topographic survey of the entire project site, prepared in accordance with the current standards of Chapter 61G17-6 FAC, which shall include, at a minimum: the project boundaries, a north arrow, a scale indicator, bench mark information (NGVD) and; 1. One (1) foot contours shall be shown and shall extend at least 50 feet around the project site, except that the Growth Management Director may authorize partial relief from this standard when the following conditions exist: Page 93 of 124 a. Existing grade conditions, throughout the site are such that one foot contours would not be discernable. In these instances, contours at two (2) foot intervals may be provided; and/or, b. Existing grade conditions, over the entire site, vary less then two feet above base elevation. 2. A sufficient number of spot elevations shall be shown to support the contour information and to accurately reflect the site topography. All topographic surveys shall be submitted on a sheet size twenty-four (24) inch by thirty- six (36) inch and shall be the same scale as the project site plan. All topographic surveys shall have been prepared within the 24 months prior to the application for site plan being filed and shall reflect current property conditions. d. A boundary survey and legal description prepared in accordance with the current standards of Chapter 61G17-6 FAC. All boundary surveys shall be submitted on a sheet size twenty-four (24) inch by thirty-six (36) inch and shall be the same scale as the project site plan. All boundary surveys shall have been prepared within the 12 months prior to the application for site plan being filed and shall contain at a minimum the following information, as applicable: 1. location of the Coastal Construction Control Line, along with all necessary recording data, 2. The location of the mean highwater, or safe upland line, along with a description of how these lines were determined, 3. The location of all submerged lands, 4. The limits and elevations of any jurisdictional wetlands, which shall contain bearing and distance information used in determining the extent of these areas, along with the identification of the agency or agencies claiming jurisdiction. 5. The location of all existing improvements. 6. Acreage certifications of all lands lying above mean high water or the safe upland line; and, 7. All boundary surveys are to be tied to a monumented section line or the nearest 1/4 section line, and shall be so noted on the boundary survey. e. Identification of legal positive outfall, if applicable. f. The boundaries of the one hundred (100)-year floodplain, including all sub-zones within the one hundred (100)-year floodplain and an identification of the minimum required first floor elevations for all parts of the proposed development site. This information should be depicted on the projects boundary surveys g. Drainage basin or watershed boundaries identifying locations of the routes of off-site waters onto, through, or around the project. h. Available preliminary drainage information that is to be submitted to the South Florida Water Management District intended to serve as the basis for issuance of its permit under Chapter 62-330 F.A.C., if applicable. i. An illustrative plan of the existing vegetative conditions on the project site, including an identification of what areas will be impacted by the proposed development activity and what areas are proposed for protection/preservation. All vegetative survey information shall be submitted on a sheet size twenty-four (24) inch by thirty-six (36) inch and shall be the same scale as the project site plan. Page 94 of 124 3. Proposed Development Activity and Design. All site detail sheets shall be submitted on a sheet size twenty-four (24) inch by thirty-six (36) inch and at a scale no smaller than one (1) inch equals fifty (50) feet, all dimensions in decimals, unless otherwise approved in writing by the Growth Management Director during the pre-application conference . For large projects, a smaller scale generalized plot plan may be submitted as a cover sheet to the detail sheets. Detail sheets shall include the following information: a. The location of the property by lot number, block number, and street address, if any. b. The boundary lines of the property, the dimensions of the property, existing subdivision easements, roadways, rail lines, and public rights-of-way. c. The approximate location of all buildings, structures or concentration of uses. This shall include types of uses, and density per type of structure. d. The approximate location and dimension of parking and loading areas. e. The location of all primary on-site wastewater disposal and water supply facilities. f. The locations of existing easements for utility systems, including sewage facilities and water supply facilities, electric, gas, and telephone lines. g. The approximate location of all drainage retention areas and major drainage improvements. h. The location and configuration of all public and private roadways for a distance of one hundred fifty (150) feet from all project access points. i. The approximate location of the existing and proposed circulation system of arterial and collector streets and any other transportation improvements. j. The approximate location and size of all areas to be conveyed, dedicated or reserved as common open space, parks, recreational areas, school sites, rights of way and other public uses. k. The pedestrian circulation system, including its interrelationship with the vehicular circulation system. l. Proposed landscaping, including the types, location, of all plants or materials, and the location of fences or screen plantings. m. The approximate location, size, and arrangement of all existing or proposed signs or lighting. n. Boundaries depicting construction phases, if applicable. o. The approximate location and dimension of all proposed lots and all yard requirements, if applicable. p. The location and dimension all paved areas within fifty (50) feet of the outside property boundaries. q. A transportation impact report in accordance with the requirements of Section 11.02.09(A)(4), if applicable. r. An environmental impact report in accordance with the requirements of Section 11.02.09(A)(5), if applicable. s. A location map, which shall delineate the project boundaries on the St. Lucie County Tax Assessment Maps. t. A driveway location map which shall show the location of all driveways, public streets and private drives within six hundred and sixty (660) feet of the development, along any private or public street that will serve the project. Page 95 of 124 u. Any other information deemed necessary by the Growth Management Director for the reasonable review of the proposed development. B. Final Site Plan for Planned Developments. A Final Site Plan for a Planned Development shall include: 1. The date on which the Preliminary Site Plan was approved. 2. A statement describing any changes which have been made in any documents, plans, data, or information previously submitted. 3. A tabular display of the following information with respect to the area included in the Final Site Plan, if relevant: a. Total number of dwelling units proposed by type of structure and number of bedrooms. b. Total number of non-residential structures and gross floor area. c. Total land area to be devoted to residential uses, commercial uses, public and private open space, and off-street parking and loading, expressed in acres and as a percent of the total development area. d. Proposed number of off-street parking and loading spaces for each proposed type of land use. 4. Final Development Activity and Design. Detail sheets which shall be submitted on a sheet size twenty-four (24) by thirty-six (36) inches and at a scale no smaller than one (1) inch equals fifty (50) feet, all dimensions in decimals. For large projects, a smaller scale generalized plot plan may be submitted as a cover sheet to the detail sheets. Detail sheets shall include the following information: a. The location of the property by lot number, block number, and street address, if any. b. The boundary lines of the property, the dimensions of the property, existing subdivision easements, roadways, rail lines, and public rights-of-way. c. The location and dimensions, including height, of all buildings and structures, except single family detached. This shall include types of uses, density per type of structure and the type of construction as indicated in Table 600 of the Standard Building Code, 1994 ed. d. The identification of the maximum buildable area of each lot or parcel within the proposed development, based upon the minimum building setbacks as identified in the Preliminary Planned Unit Development submittals. e. The location and dimension of all parking and loading areas. Fire Lanes shall be required for all buildings that are set back more than one hundred and fifty (150) feet from any roadway (public or private) or any structure more than thirty (30) feet in height, which is setback fifty (50) feet or more feet from any roadway. Variations to this requirement may only be approved by the St. Lucie County - Fort Pierce Fire Bureau of Fire Prevention. All fire lanes shall be a minimum of twenty (20) feet in width and shall be located a minimum of ten (10) feet from any exterior building wall. All fire lanes shall be appropriately marked and shall be posted as no parking areas. Dead end fire lanes exceeding three hundred (300) feet or more shall be provided with a cul-de-sac, to the requirements of the St. Lucie County-Ft. Pierce Fire Prevention Bureau. f. The location of water disposal and water supply facilities. The site plan shall indicate the size and location of all water distribution lines, (existing and proposed) and shall identify the location of all fire hydrants (existing and proposed) on the proposed development site and within one thousand (1000) feet of the proposed development site. Page 96 of 124 g. The locations of existing (site plans and subdivisions) and proposed (subdivision only) easements for utility systems, including sewage facilities and water supply facilities, electric, gas, and telephone lines. h. The location of all drainage retention areas and major drainage improvements. i. The location and configuration of all public and private roadways for a distance of one hundred fifty (150) feet from all project access points. j. The location of the existing and proposed circulation system of arterial and collector streets and any other transportation improvements associated with the Planned Development Site Plan. k. The location and size of all areas to be conveyed, dedicated or reserved as common open space, parks, recreational areas, school sites, rights of way and other public uses. l. The pedestrian circulation system, including its interrelationship with the vehicular circulation system. m. The location, size, and arrangement of all existing or proposed signs or lighting. n. Boundaries depicting construction phases, if applicable. o. The location and dimension all paved areas within one hundred (100) feet of the outside property boundaries. p. The location, dimension and type of construction of all buildings or structures within one hundred (100) feet of the outside property boundaries. 5. A detailed landscaping plan showing the location, size and type of vegetation for all common use areas, entry and perimeter treatment areas. Representative landscape plans shall be required for all structural uses within the Planned Development. All final landscape plans are to be prepared, signed and sealed by a registered Florida Landscape Architect. 6. Conceptual design drawings of all multi-family and nonresidential buildings to be erected within the development (except for minor accessory and service facilities). For those development projects erecting detached single family dwellings, submission of conceptual floor plans will not be required, but in their place shall be the required submission of the overall project design standards that will be used to guide the appearance of the planned development. 7. Conceptual utility and drainage plans, signed and sealed by a registered engineer. 8. Preliminary record plat submissions in accordance with the provisions of Section 11.03.02, of this Code, including copies of all internal homeowners or property owners association documentation describing the responsibilities/liabilities of the property purchasers. 9. The final development construction schedule. 10. Any other information required under the Preliminary Planned Development Site Plan approval. ( Ord. No. 14-021, § A, 9-16-2014 ) Page 97 of 124 Page 98 of 124 Page 99 of 124 Page 100 of 124 PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting November 19, 2020 Convened: 6:00 PM Adjourned: 7:49 PM 1. CALL TO ORDER The meeting was called to order at 6:00 PM by Chair Billy O'Dell. 2. PLEDGE OF ALLEGIANCE 3. INVOCATION Invocation was led by Chairman O'Dell. 4. ROLL CALL Present Chair Billy O'Dell, Board Member Craig Mundt, Board Member Ed Lounds, Vice‐Chair James A. Taylor, Board Member Ryan Binner, Board Member Valerie Slack, Board Member Craig Bridgers Excused Board Member Lawrence "Beau" Slay, Board Member Bob Lowe 5. ANNOUNCEMENTS None. 6. DISCLOSURE(S) Mr. Mundt disclosed that he discussed with the County attorney that his wife is a member of the Conservation Alliance, an organization that submitted a virtual comment in reference to Item B. Page 101 of 124 Planning & Zoning Commission Meeting Thursday, November 19, 2020 6:00 PM 2 | P a g e 7. MINUTES A. St. Lucie County Planning & Zoning Commission minutes for the meeting of October 15, 2020 8. PUBLIC COMMENT No general comments. 9. PUBLIC HEARINGS A. Prima Vista Rezone ‐ Change in zoning from the CO (Commercial, Office) Zoning District to the CN (Commercial, Neighborhood) Zoning District. Presented by Kris McCrain, Associate Planner. In accordance with public notice requirements outlined in Section 11.00.03 of the St. Lucie County Land Development Code, public notice was advertised in the St. Lucie County News Tribune on November 6, 2020. Notices were mailed to 52 surrounding property owners within a 500‐foot radius of the subject property, and a sign was posted on the property. The Planning Department has not received any returned responses for the proposed rezone at this time. The proposed rezoning to the CN (Commercial, Neighborhood) Zoning District is consistent with the Commercial Future Land Use designation, as per the Comprehensive Plan Table 1‐3 ‐ Land Use Designation / Zoning Compatibility Chart. On March 27, 1990, the St. Lucie County Board of County Commissioners approved Resolution 90‐ 79, granting a change in zoning from the RS‐4 (Residential, Single‐Family) Zoning District to the CO (Commercial, Office) Zoning District for the subject property. The proposed Rezone Petition will conform to the minimum lot standards in accordance to the Land Development Code Section 7.04.01 for the Commercial, Neighborhood Zoning District. The Commercial, Office and Commercial, Neighborhood are similar Zoning District differentiated by minimum density with similar uses. The Commercial Neighborhood Zoning District allows for limited trade and service activities to serve the surrounding neighborhoods. RESULT: APPROVE MOVER: Board Member Ed Lounds SECONDER: Board Member James A. Taylor AYES: Billy O'Dell, Craig Mundt, Ed Lounds, James A. Taylor, Ryan Binner, Valerie Slack, Craig Bridgers NAYS: None EXCUSED: None Page 102 of 124 Planning & Zoning Commission Meeting Thursday, November 19, 2020 6:00 PM 3 | P a g e These Uses include: • Beauty & Barber Services • Real Estate • Hobby & Toy Shops • Eating Places • Food Stores • And Medical Marijuana Dispensaries All future uses will be reviewed by the St. Lucie County Development Review Committee for compatibility with the surrounding uses. The above table provides examples of the Conditional Uses permissible within the Commercial Neighborhood Zoning District. These Uses include: • Small Postal & Shipping Stores • Child & Adult Day Cares • Car Washes • And Gas Stations All future uses will be reviewed by the St. Lucie County Development Review Committee for compatibility with the surrounding uses. STAFF RECCOMMENDATION: This petition conforms to the Standards of Review as set forth in St. Lucie County Land Development Code Section 11.06.03 and is consistent with the St. Lucie County Comprehensive Plan goals, objectives, and policies. Staff recommends that this petition be forwarded to the Board of County Commissioners with a recommendation of approval. AGENT PRESENTATION: Presented by David Milledge with Colteur & Hearing. The property is a 1/2 acre. Proposing to rezone to commercial neighborhood, Future development remains in the conceptual state and will require a site plan approval. The trend is away from office use. Mr. Taylor asked about the zoning of the Port St. Lucie section on the other side of the canal. Kris stated it is an animal clinic located there. COMMENTS: No in‐person or virtual comments. Mr. Mundt asked that the applicant designates North on maps once plans are submitted. Mrs. Slack informed Ms. Pierre, Board Secretary that she would like to vote to count on this item. Ms. Pierre misunderstood the update to Executive Order 20‐69 and how it applies to rules for quorum, and virtual board attendees votes vs in‐person votes. Leslie Olson, Planning & Development Services Director, clarified that although virtual attendance does not count towards the establishment of a quorum, their votes count. Page 103 of 124 Planning & Zoning Commission Meeting Thursday, November 19, 2020 6:00 PM 4 | P a g e RESULT: Approved B. Text Amendment to the Land Development Code for Planning and Development Applications and Approval Process. Presented by Benjamin Balcer, Planning & Development Services Assistant Director. This DRAFT Ordinance designed to expand the ability for County Staff to provide Administrative level approvals, alternatives, and phased improvements. The overarching goal of the Ordinance is to encourage new and expanding businesses, as well as increase the palatability of Non‐residential and Mixed Use Planned Development, which leads to superior quality projects through the encouragement of flexibility and creative design options. The Ordinance before you, are a compilation of multiple text amendments, drafted to implement the recommendations of the Development Review Task Force and the St. Lucie County Chamber of Commerce. The goal of the Task Force is to review the County’s regulatory environment and develop recommendations on how the Land Development Code may be amended to better assist the public, navigate the development approval process by reducing or eliminating certain requirements, creating more flexibility in some regulatory language and improve the efficiency of the County’s internal plan review process. While this is a County initiated Text Amendment, coordination to draft the proposed Ordinance began between the County staff and the Task Force in July of this year. During that time, the County and its residents were in the middle of the COVID‐19 pandemic, which placed emphasis on the need for the County to stimulate the local economic development through reducing impediments by creating additional flexibility through Administrative approvals, waivers, and phase in required improvements. Draft Ordinance Changes: • Better “Define Vehicular Use Area”; • Reduction in open space standards for Planned Non‐Residential and Planned Mixed Use Developments over 10 acres from 35% to 25%, • Provide relief of paved parking requirements for religious facilities and membership organizations, RESULT: APPROVE MOVER: Board Member Ed Lounds SECONDER: Board Member James A. Taylor AYES: Billy O'Dell, Craig Mundt, Ed Lounds, James A. Taylor, Ryan Binner, Valerie Slack, Craig Bridgers NAYS: None EXCUSED: None Page 104 of 124 Planning & Zoning Commission Meeting Thursday, November 19, 2020 6:00 PM 5 | P a g e • Identify locations and develop standards where Administrative relief from paved parking requirements can be requested, • Allow administrative relief from the wall height requirement between adjoining commercial and residential uses, • Require screening of waste receptacle(s) from all adjacent parcels, • Remove additional outdoor screening standards within the Airport Industrial Park, • Allow for administrative relief for perimeter landscaping on telecommunications towers, • Increase the minor site plan square footage and multi‐family unit threshold; and • Shift submittal requirements for Preliminary Planned Development from the preliminary stage to the Final Site Plan submittal. STAFF RECOMMENDATION: Staff recommends the Planning and Zoning Commission forward a recommendation of approval to the Board of County Commissioners. QUESTIONS FOR STAFF: Ms. Olson, Mr. Balcer, and Mr. Kori Benton (Planning Assistant Manager) responded to various comments and questions posed by Mr. Binner, Mr. Sanders, Mr. O'Dell, Mr. Taylor, Ms. Slack and Mr. Lounds regarding: timeframe for the approval process, substantial changes to projects that have been brought to the BOOC between 50,000 to 100,000 square feet, input from outside shareholder, stormwater requirements, green space, fire lanes, parking, fences and screening around garbage facilities, Environmental Resources Departments comments, open space requirements, community engagement, economic impact, Development Review Taskforce, public notice requirements and providing informational resources available to the public, and so forth. Other discussion/ Board suggestions: • Let the community know what helpful tools are available and how they can access them (e.g. Land Use map) • Reach out to the public on social media • Broadcast P&Z on FB live PUBLIC COMMENTS: In‐person: None Virtual: Pat La Balbo 8390 Delphinium Court Port St. Lucie, FL 34952 “I do NOT want staff to be able to approve the requirements for open land use when building, lowered to 25%. Perhaps permitting requirements and exceptions for use should be increased, not degreased.” Adella Blacka 1034 SW Bellevue Ave Port St Lucie, FL 34953 Page 105 of 124 Planning & Zoning Commission Meeting Thursday, November 19, 2020 6:00 PM 6 | P a g e “I do NOT want open land requirements reduced to 25% and I do NOT want the process for approving exceptions to be weakened by delegating to staff.” Shari Anker, President Conservation Alliance of St. Lucie County “To St. Lucie County and its Planning Department: This email is to register the Conservation Alliance of St. Lucie County’s strong opposition to the proposed changes in policy in both how permitting decisions are made and the percentage of open land to be retained when building commences on open land. First, we wish to emphasize that in order for the County to truly be a representative democracy its citizens must be allowed their say when weighty decision such as approving exceptions to permitting are considered. If these decisions are delegated to staff, there would be either, no input from its citizens before the decisions are made as well as institutional barriers to holding anyone accountable for bad decisions once they are made. We insist that these decisions continue the heretofore normal process of public hearings and input prior to decisions, which also allow for elected representatives to be held accountable by their constituents for the decisions they make. Second, as the county’s population grows and with that the health of our environment becomes more at risk than it has ever been before the Alliance cannot overstate how critical it is to retain as much open land as possible. Open lands soak in water that would otherwise need to be directed into stormwater drains and on to our Lagoon, the North Fork of the St. Lucie River and other waters. The net effect will be to increase pollutants into our waterways. We are expecting more extreme weather events due to climate changes so this benefit is no small matter. Lessening the amount of open land could also lead to increased flooding as stormwater systems become overwhelmed due to the expected rise in precipitation. Open lands are available for soils and flora, hopefully native flora, to perform their ecological function of absorbing carbon. Open land gives more mental health benefits for human psyches. Along with St. Lucie County’s legacy of creating a fabulous park system the feel of “open space” provides a welcoming and homelike identity for residents as well as visitors. We ask that you take advantage of protecting this rare quality while you still can. Once gone, the changes are permanent.” Chair O’Dell asked: how many members are a part of this organization; and are all of the members in a general consensus to these comments? Irene‐Eva Ries 5209 Palmetto Avenue Fort Pierce, FL 34982 “As a long‐time resident of St. Lucie County, I hereby OPPOSE proposed changes for open land requirements reduced to 25% and oppose the process for approving exceptions to be weakened by delegating to staff. Reasons for opposing this change: Page 106 of 124 Planning & Zoning Commission Meeting Thursday, November 19, 2020 6:00 PM 7 | P a g e 1) Reducing open land requirements and reducing permit fees is a signal to speculators and certain industries to force high‐density construction on county residents, something we do not want. The majority of St. Lucie County residents chose the county because population density is considerably lower than counties to our south. BOCCs and residents have been misinformed, repeatedly, by "developers" that prolific construction is "good" for their communities, promising "increases in property values" as an incentive to allow fast‐tracked land destruction. They also dangle the prospects of "job creation" in an attempt to push cash residents to allow redundant construction. The promises are usually hollow, with residents and their government stuck with infrastructure costs, upgrades, maintenance, overuse, all caused by overcrowding. Construction jobs are a bait‐and‐switch, considering these are temporary, at best. 2) Lowering fees, delegating to a department which is already hard‐working and under‐staffed exacerbates problems and pressure on county governments and staff to approve higher volume at lower revenue and at lower standards for consideration. This is an opportunity for local and regional construction businesses to instead meet actual needs by transitioning into construction types and patterns which better meet the needs and standards residents have for open space and business. There should always be a premium place on businesses which renovate and repurpose structures OVER constant demands for wholesale land destruction for new construction. We have choices to make, standards to uphold, and expectations to meet as community. Let us use natural resources wisely, and challenges businesses to meet our needs instead of us meeting theirs.” “Good Afternoon Ms. Nentwick, Many thanks for your note this morning, it is truly appreciated. I do hope I have not misinterpreted the described intended changes, based on the announcement materials I read in deciding to respond. My chief concerns, to recap, are/is too much land disturbance fueled by industry‐driven construction and not need‐driven construction; lowered fees translating to lowered revenue for the county to utilize, and increased workloads on agile but often under‐staffed departments. If I have misunderstood or misinterpreted the proposed change, I apologize and would, instead, communicate the summary of concerns I recapped here. In looking out this morning over the St. Lucie River across from White City Park, I should also stress that my property is extremely flood‐prone, (it's a FEMA Severe Repetitive Loss of SRL property) and more construction very often exacerbates existing drainage conditions. It may be selfish on my part to include that, but many of us here have experienced flooding threats from drainage rather than river inundation (the deluge of early October coming to mind). Again, thank you for the reply and clarification.” Page 107 of 124 Planning & Zoning Commission Meeting Thursday, November 19, 2020 6:00 PM 8 | P a g e Robert Mathias 6450 SE South Marina Way Stuart, FL 34996 “Opposed to lowering of open space requirements. Water quality too important.” Further discussion between the Board and staff to determine the best way to move forward. RESULT: Table 1. Postponed the item, with the exception, of the Text Amendment to LDC 11.02.10 A‐B (preliminary and final submittal requirements) 2. Continue the Text Amendment to LDC 11.02.10 A‐B item to the December 17th P&Z meeting 3. Schedule a public workshop to discuss Text Amendment to LDC (7.02.03, 7.03.03, 7.06.03, 7.09.04 E‐F, 7.10.18, 7.10.23, 11.02.02 B‐C) on Jan 21st 4. Schedule Text Amendment to LDC (7.02.03, 7.03.03, 7.06.03, 7.09.04 E‐F, 7.10.18, 7.10.23, 11.02.02 B‐C) item in 2021 10. WORKSHOPS None. 11. OTHER BUSINESS Mr. Mundt asked Ms. Olson to give an overview of how staff would notify the public of the upcoming workshop. Ms. Olson's response: • Reach out to stakeholder groups of date and time of event • social medical through County Communications Division • Newspaper ads • Flyers 12. ADJOURN The meeting was adjourned at 7:49 PM. RESULT: TABLE MOVER: Vice‐chair James A. Taylor SECONDER: Board Member Craig Mundt AYES: Chair Billy O'Dell, Craig Mundt, Ed Lounds, James A. Taylor, Ryan Binner, Valerie Slack, Craig Bridgers NAYS: None EXCUSED: None Commented [JN1]: media Page 108 of 124 Page 109 of 124 Page 110 of 124 Page 111 of 124 Page 112 of 124 Page 113 of 124 Page 114 of 124 Page 115 of 124 Page 116 of 124 Page 117 of 124 Page 118 of 124 Page 119 of 124 Page 120 of 124 Page 121 of 124 Page 122 of 124 Page 123 of 124 Planning and Development Services Department Planning Division M E M O R A N D U M SUGGESTED MOTIONS: MOTION TO APPROVE AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING, INCLUDING STAFF COMMENTS, AND THE STANDARDS OF REVIEW AS SET FORTH IN SECTION 11.06.03, ST. LUCIE COUNTY LAND DEVELOPMENT CODE, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS GRANT APPROVAL TO THE PROPOSED LAND DEVELOPMENT CODE TEXT AMENDMENTS TO AMEND CERTAIN PRELIMINARY AND FINAL PLANNED DEVELOPMENT SITE PLAN SUBMITTAL REQUIREMENTS TO ALLOW CERTAIN REQUIREMENTS TO BE PROVIDED DURING FINAL SITE PLAN STAGE, AND REVISE THE REVIEW PROCESS FOR FINAL DEVELOPMENT PLANS, BECAUSE ... [CITE REASONS WHY - PLEASE BE SPECIFIC] MOTION TO DENY AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING, INCLUDING STAFF COMMENTS, AND THE STANDARDS OF REVIEW AS SET FORTH IN SECTION 11.06.03, ST. LUCIE COUNTY LAND DEVELOPMENT CODE, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS DENY THE PROPOSED LAND DEVELOPMENT TEXT AMENDMENTS TO AMEND CERTAIN PRELIMINARY AND FINAL PLANNED DEVELOPMENT SITE PLAN SUBMITTAL REQUIREMENTS TO ALLOW CERTAIN REQUIREMENTS TO BE PROVIDED DURING FINAL SITE PLAN STAGE, AND REVISE THE REVIEW PROCESS FOR FINAL DEVELOPMENT PLANS, BECAUSE... . .[CITE REASONS WHY - PLEASE BE SPECIFIC] Page 124 of 124