HomeMy WebLinkAboutAgenda Packet 09.16.2021PLANNING & ZONING COMMISSION
AGENDA
ST. LUCIE COUNTY
Regular Meeting
Thursday, September 16, 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
JAMES TAYLOR
VICE-CHAIRMAN
ROBERT LOWE
BOARD MEMBER
CRAIG MUNDT
BOARD MEMBER
VALERIE SLACK
BOARD MEMBER
CRAIG BRIDGERS
BOARD MEMBER
ED LOUNDS
AT-LARGE BOARD MEMBER
LAWRENCE “BEAU” SLAY
BOARD MEMBER
WILLIAM O’DELL
AT-LARGE BOARD MEMBER
RYAN BINNER
EX-OFFICIO BOARD MEMBER
MARTY SANDERS
Mission Statement
St. Lucie Works to deliver superior service that enhances our quality of life
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Regular Meeting Thursday, September 16, 2021 6:00 PM
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WELCOME
Please turn off all cellular phones and pagers prior to entering the Commission Chambers.
Please note that the Planning and Zoning Commission/Local Planning Agency serves in an advisory capacity to the St. Lucie County
Board of County Commissioners and has the power to review and make recommendations to the Board, for approval or
disapproval, on any applications within their area of responsibility.
The Planning and Zoning Commission strongly encourages your input and comment at the public hearing. Please limit comments
to three minutes if possible and be respectful of others’ opinions.
For public convenience, all meetings are televised and are provided with wireless internet access.
NOTICE: All Proceedings before this Board are electronically recorded. Any person who decides to appeal any action taken by the
Board at these meetings will need a record of the proceedings and for such purpose may need to ensure that a verbatim record of
the proceedings is made. Upon the request of any party to the proceedings, individuals testifying during a hearing will be sworn
in. Any party to the proceedings will be granted the opportunity to cross-examine any individual testifying during a hearing upon
request. Anyone with a disability requiring accommodation to attend this meeting should contact the Human Resources
Department at (772) 462-1546, HumanResources@stlucieco.org or TDD (772) 462-1428 at least forty-eight (48) hours prior to the
meeting.
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Regular Meeting Thursday, September 16, 2021 6:00 PM
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1.CALL TO ORDER
2.PLEDGE OF ALLEGIANCE
3.INVOCATION
4.ROLL CALL
5.ANNOUNCEMENTS
6.DISCLOSURE(S)
7.MINUTES
A.St. Lucie County Planning & Zoning Commission minutes for the meeting of July 15, 2021.
8.PUBLIC COMMENT
9.PUBLIC HEARINGS
A.Travelcamp Small-Scale Future Land Use Map Amendment - Petition for an amendment to the
Comprehensive Plan Future Land Use Map to predesignate the southern 1.75-acre portion of the
subject parcel from T/U (Transportation/Utilities) to the COM (Commercial) category. - THIS ITEM
IS QUASI-JUCIDIAL
BOARD MEMBER DISCLOSURES
B.A County initiated a Comprehensive Plan Amendment to include a new element entitled Property
Rights. Legislation was passed this year that requires each local government to adopt a property
rights element as a part of their Comprehensive Plan. ACTING AS THE LOCAL PLANNING AGENCY
BOARD MEMBER DISCLOSURES
10.WORKSHOPS
11.OTHER BUSINESS
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Regular Meeting Thursday, September 16, 2021 6:00 PM
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12.ADJOURN
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Planning & Zoning Commission Meeting Thursday, July 15, 2021 6:00 PM
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Present
Excused
PLANNING & ZONING COMMISSION
ST. LUCIE COUNTY, FLORIDA
Regular Meeting
July 15, 2021 Convened: 6:00 PM
Adjourned: 9:16 PM
1. CALL TO ORDER
The meeting was called to order by Chair Taylor at 6:00 PM.
2. PLEDGE OF ALLEGIANCE
3. INVOCATION
The invocation was led by Mr. Slay.
4. ROLL CALL
Chair James A. Taylor, Vice-chair Bob Lowe, Board Member Billy O'Dell, Board Member Craig Mundt,
Board Member Ed Lounds, Board Member Lawrence "Beau" Slay, Board Member Ryan Binner, Board
Member Valerie Slack, Board Member Craig Bridgers
Ex-Officio Marty Sanders
5. ANNOUNCEMENTS
Chair Taylor moved Agenda Item 9B, Friends I, LLC, Text Amendment to the Land Development Code,
first.
6. DISCLOSURE(S)
No general disclosures. Chair Taylor stated that disclosures pertaining to individual items will be given
during the time the item will be presented.
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APPROVE with Corrections
Vice-chair Bob Lowe
Board Member Craig Bridgers
Chair James A. Taylor, Bob Lowe, Billy O'Dell, Craig Mundt, Ed Lounds,
Lawrence "Beau" Slay, Ryan Binner, Valerie Slack, Craig Bridgers
None
None
RESULT:
MOVER:
SECONDER:
AYES:
NAYS:
EXCUSED:
7. MINUTES
A. St. Lucie County Planning & Zoning Commission minutes for the meeting of June 17, 2021.
Ms. Slack noted that the second sentence in Section 7 (Disclosures) of the 6/17 P&Z
Meeting minutes needed to be corrected by changing 9C - Sampson Tree Service to 9A –
Southern Truss. The change is reflected in bold:
"Ms. Slack stated that she spoke with Mr. Byers a year ago regarding putting together a
proposal for item 9A – Southern Truss, but they did not move forward."
RESULTS: Approve with noted corrections above.
8. PUBLIC COMMENT
No public comment.
9. PUBLIC HEARINGS
A. Friends I, LLC, filed a Text Amendment to the Land Development Code, Chapter VII, Development
Design and Improvement Standards, Section 7.02.02.B. - Permitted Uses to allow Recreational
Vehicle Parks (RVP) within commercial areas, subject to the requirements of Section 7.10.16 (SIC
7033) within the Planned Non-Residential Development (PNRD) Zoning District.
BOARD MEMBER DISCLOSURES
Mr. Mundt disclosed that LHS Law Firm is the registered agent for a non-profit of which he is
a member of the board of directors; he discussed the issue with the County attorney's office
and confirmed that it is not a conflict. Chair Taylor disclosed that he had brief
correspondence with the LHS Law Firm. Chair Taylor and Vice-chair Lowe confirmed that the
Board members received an email from the law firm.
STAFF PRESENTATION:
Presented by Jodi Nentwick, Senior Planner.
A County initiated Text Amendment to the Land Development Code amending the provisions
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APPROVE
Board Member Lawrence "Beau" Slay
Board Member Billy O'Dell
Chair James A. Taylor, Vice-chair Bob Lowe, Billy O'Dell, Craig Mundt,
Ed Lounds, Lawrence "Beau" Slay, Ryan Binner, Valerie Slack, Craig
Bridgers
None
None
RESULT:
MOVER:
SECONDER:
AYES:
NAYS:
EXCUSED:
for new construction or substantial improvements of any residential structure in recreational
vehicle park to meet the requirements of the Flood Resistant Construction chapter of the
current adopted Residential Florida Building Code.
STAFF RECOMMENDATION:
The proposed Text Amendment is consistent with the standards of review set forth in the St.
Lucie County Land Development Code Section 11.06.03 and the St. Lucie County
Comprehensive Plan Goals, Objectives, and Policies. Staff recommends the Planning and
Zoning Commission forward a recommendation of approval to the Board of County
Commissioners
AGENT PRESENTATION:
Brad Currie with Engineering, Design and Construction provided a brief summary of the
request and made himself available for any questions. Mr. Mundt inquired about the zoning
pertaining to this request; Mr. Currie confirmed that this text amendment request applies
only to Commercial General zoning.
RESULT: Approve
B.Reserve Residential Village, LLC submitted a request for a Preliminary/Final Planned Unit
Development (PUD) Site Plan for nine (9) multi-family apartment buildings, encompassing a total of
324 units, and retention of forty-two (42) existing vacation resort units, within the PUD (Planned
Unit Development) Zoning District. - THIS ITEM IS QUASI-JUDICIAL
BOARD MEMBER DISCLOSURES
Presented by Kris McCrain, Associate Planner.
The Reserve DRI is to the east of Glades Cut-Off Road, west of Interstate 95, and north of
Crosstown Parkway. The collective 25.08-acre parcels, are located within the Reserve DRI,
situated east of Champions Way and south of Commerce Centre Drive, adjacent to the
former PGA Learning Center. The surrounding uses include commercial & non-residential to
the north and east; The surrounding uses include commercial & non-residential to the north
and east; Single-Family development to the south and west; vacation Rental units to the
west; condominium units to the northwest and the golf course to the west.
In accordance with public notice requirements outlined in Section 11.00.03 of the St. Lucie
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County Land Development Code, advertisement for this Public Hearing was placed in the St.
Lucie Tribune on Saturday, July 3, 2021, notices were mailed to adjacent property owners
located within 500 feet of the subject properties, and two signs were placed on the subject
properties.
On January 6, 1998, the Board of County Commissioners granted Final PUD Site Plan
approval, via Resolution 98-006, for the project known as the Vistana Resort at the Reserve.
This approval provided for 387 Timeshare Vacation Rental Units within 27 three-story
buildings and associated amenities, including a pool, recreation field, and basketball court. A
later adjustment to the PUD Site Plan refined the development from 387 to 306 vacation
timeshare units, via twenty-seven (27) buildings. Currently, 3 of the 27 approved buildings
with a total of 42 units and the welcome center have been completed. Reserve Residential
Village, LLC submitted a preliminary & Final Planned Unit Development Site Plan application
for the Reserve Residential Village PUD.
The submitted Preliminary & Final Planned Unit Development application seeks to amend
the previously approved Vistana PUD and allow for 324 units within 9 multi-family buildings,
while retaining the existing 42 timeshare units and associated welcome center and pool, as
identified in the red shaded area on the map.
The existing Vistana PUD and proposed Reserve Residential Village PUD will operate
independently of one-another with the two sites being separated by an 8-foot masonry
wall and associated landscaping to create a distinction between the two communities.
The proposed 324 units include one & two-bedroom apartments and on-site amenities,
including a gym, pool, dog park, children's playground, walking trails, and nature preserve.
Access for the Reserve Residential Village PUD will be served via gated access on Commerce
Centre Drive, with an emergency gated access located at the southwest of the site through
the Vistana site to Champions Way. The Vistana PUD will also retain current site access on
Champions Way.
Based on the Institute of Transportation Engineers 10th Edition Trip Generation Manual, the
previously approved Vistana PUD, the 387 units would generate 2,105 total daily trips, with
124 AM peak hour trips and 259 PM peak hour trips. Based on the Traffic Impact Report
submitted by the applicant and reviewed by the County’s traffic consultant, the proposed
Reserve Residential Village PUD is expected to generate 1,764 total daily trips, with 108 AM
peak hour trips and 137 PM peak hour trips. The combined traffic impact for the proposed
324 multi-family units, and the existing 42 vacation rental units would generate 1,992 total
daily trips, with 117 AM peak hour trips and 150 PM peak hour trips.
The proposed multi-family buildings within the Reserve Residential Village PUD present a
deviation from the Building Spacing Formula outlined in Section 7.04.03 of the Land
Development Code. This deviation is proposed in order to provide a compact spatial
relationship between structures, whereas the existing PUD provides more buildings dispersed
broadly across the site.
Pursuant to Land Development Code Section 7.10.24, the submitted architectural renderings
and elevations have been reviewed and are in compliance with the County’s Architectural
standards. The buildings will be constructed at a maximum height of 32-feet and provide a
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mixture of traditional and modern elements, including vertical sliding doors, large windows,
metal canopies, and raised cornices at the roof parapets. An Environmental Impact Report
was submitted and reviewed by the Environmental Recourses Department, in accordance
with Land Development Code Section 11.02.09. additionally, the submitted landscape plan
was reviewed and approved in accordance with Section 7.09.00 of the Land Development
Code.
STAFF RECOMMENDATION: Approve subject to the following conditions:
1. Prior to the issuance of a Site Development Permit, the site plan shall be
updated to provide an internal school bus stop located adjacent to the project
entrance, further complying with required queuing distances.
2. Prior to the issuance of a Certificate of Occupancy, a west-bound, left-in turn lane
shall be constructed to serve the Commerce Centre Drive entrance.
3. Prior to the issuance of the issuance a Certificate of Occupancy for the
residential construction, the planned common recreation facilities shall be
completed.
4. Within 30 days of Vegetation Removal Permit or Exemption issuance, the baseline
monitoring report outlined in the Preserve Area Monitoring and Management Plan
shall be submitted to the Environmental Resources Department.
5. Prior to issuance of the Vegetation Removal Permit or Exemption, the Tillandsia
spp. within the development area shall be relocated to the proposed preserve
area.
6. Within 60 days of issuance of a Vegetation Removal Permit or Exemption, all
Category I listed invasive species shall be removed.
7. Prior to issuance of a Vegetation Removal Permit or Exemption, listed species
surveys, including but not limited to gopher tortoises, shall be updated as required
per state and/or federal survey protocol. Should any listed species be found as a
result of these updated surveys, appropriate permits from state and federal agencies
shall be required.
8. Following Final PUD Site Plan approval, the developer shall submit a plat in
accordance with Section 11.03.02 of the St. Lucie County Land Development Code.
a. Unless provided for in the Plat, prior to the issuance of a Certificate of
Occupancy, a cross access easement shall be recorded for the proposed
emergency access located between the Vistana Resort and the subject parcel.
APPLICANT/ AGENT PRESENTATION:
Dan Sorrow, Land Planner with Cotleur & Hearing discussed the various public outreach
efforts/ community meetings. Presented a detailed overview of the proposal and site plan,
aerial view, traffic, environmental protection and landscaping, architectural design, photos,
interior and exterior design, utility and drainage, community commitment safety and
wellness, and so forth.
Bob Raynes, Land Use Attorney with Gunster Law Firm, discussed concerns about the
conditions pertaining to school bus requirements. Requested that paragraph G. of the Site
Plan Approval document be amended.
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Mr. Lounds requested clarification regarding Mr. Raynes request to amend paragraph G
of the Site Plan Approval document.
Jason Harrison, Drainage Engineer with Engineer Design & Construction (EDC),
provided clarification to Mr. Lounds on the location of water outfall/ drainage.
Mr. Mundt inquired about the status of the PUD Zoning Resolution 1998 -- whether it is
expired. Kori Benton, Planning Manager, confirmed that the resolution is active. Mr. Mundt
inquired about staffs timeliness to respond to legal counsels' request for information. Mr.
McCrain confirmed that staff responded to inquiries received. Mr. Sorrow responded to Mr.
Mundt’s' inquiries regarding the applicants neighborhood community outreach efforts/
community meetings; access to the subject property, the unauthorized land clearing, the
proposed landscape/ environmental plan, the proposed 8-foot wall, so forth.
Chair Taylor, Vice-chair Lowe, Ms. Slack, Mr. Mundt, Mr. Lounds inquired about the lake,
wildlife, fire department access, turn-a-round and dumpster access, rental rates, rental
criteria, playground, COVID response, build-out plan/ timeframe, proposed phasing, green
technology, unit size and parking allocation.
Toby Overdorf, Vice President Engineering, Design & Construction responded to inquiry
pertaining to wildlife. Kris and Kori responded to fire access inquiry.
Alex Ballina, Director of Asset Management with AHS provided price ranges for their rental
units and rental criteria, plans for playground area, number of units constructed nationally,
COVID- response for rental assistance, build-out plan, green technology, parking allotment or
restrictions.
PUBLIC COMMENT:
Steve N., President of PGA Association, opposes the proposal and expressed his concern
specifically noting that the permitted conversion is timeshare to condos/townhomes, not
apartments.
Jenny Sherlock, Attorney for the association opposes the proposal and expressed concern
and stated that the proposal is not compatible with surrounding land uses and will not
enhance surrounding neighborhoods. She also expressed her confusion pertaining to the size
and address of the proposed development and the 1998 Approval document.
Dr, Madeleine Warns, presenting on behalf of Brad Braun, an Oncologist and owner of
Sustainable Ecosystemss International submitted photographs and a two-page exhibit (copy
of an article and map) titled: "Toxins That Travel Through Air". She expressed her concerns
about the native birds, animals, water contamination, and potential health issues.
Cheryl Demsy, 7964 Saddlebrook drive, opposes the proposal and expressed her
concern, specifically regarding the potential influx of traffic.
Emmit Demsy 7964 Saddlebrook drive, opposes the proposal.
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Jule Norsworthy, 10137 Spyglass Lane, opposes the proposal, specifically noting that the
DRI amended Resolution 04-081 contains a conversion matrix which does not allow rental
buildings.
Vincent Priore, 8909 Champions Way, opposes the proposal. He expressed concerns
about lighting and the project compatibility.
Delores Johnson, 430 N 19th St., opposes the proposal, specifically expressed concerns for
the quality of life and the project impacts on the land, air and water.
James Gilgenbach, 9009 One Putt Place, a registered architect and member of the
Architecture Review Committee, opposes the proposal, specifically expressed his concerns
about the applicant’s failure to participate in a scheduled meeting to make a presentation
before the Architecture Review Committee. He also expressed his concerns for the
proposed design of the roof and its capability with the current structures in PGA.
Marcia Haines, 9212 Wentworth Lane, opposes the proposal and expressed concerns for
the quality of life.
Sal Schifilliti, 8700 Thompson Point Road, President of the Association of Thompson Point
Road, opposes the proposal, specifically noting its incompatibility.
Fred Daly, 9041 Champions Way, opposes the proposal, specifically noting its incompatibility.
Mario De Oliveira, 7924 Saddlebrook Drive, opposes the proposal, expressed concerns for air
and water quality, and the wildlife on the property.
Tina Estrella, 8824 Champions Way, opposes the proposal and expressed concerns
regarding the outcome of the community meetings and, the incompatibility of the
proposal.
Jack, 8845 One Putt Place, opposes the proposal, and specifically expressed concerns
regarding traffic congestion.
Kori Benton and Bob Raynes responded to Ms. Slack’s inquiry regarding whether the DRI
precludes apartments. Further discussion pertaining to the legality/ governing jurisdiction of
the ARC (Architecture Review Committee) decisions regarding architectural design in the DRI.
Further discussion among staff, the agent, the public and the Board regarding the proposed
size, compatibility, the development timeframe, the ARC's forcible rulings, potential building
height reduction and impacts and compatible land uses of the proposal.
RESULT: Deny
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DENY
Board Member Lawrence "Beau" Slay Board
Member Billy O'Dell
James A. Taylor, Bob Lowe, Billy O'Dell, Craig
Mundt, Lawrence "Beau" Slay, Ryan Binner,
Valerie Slack
Ed Lounds, Craig Bridgers None
RESULT:
MOVER:
SECONDER:
AYES:
NAYS:
EXCUSED:
10. WORKSHOPS
None.
11. OTHER BUSINESS
None.
12. ADJOURN
The meeting was adjourned at 9:16pm.
Page 12 of 79
ITEM NO.(ID # 2021-52324)
DATE:9/16/2021
AGENDA REQUEST
TO:Planning and Zoning Commission
PRESENTED BY:Kristopher McCrain, Associate Planner
SUBMITTED BY:Planning & Development Services
SUBJECT:Travelcamp Small-Scale Future Land Use Map Amendment - Petition for an
amendment to the Comprehensive Plan Future Land Use Map to predesignate the
southern 1.75-acre portion of the subject parcel from T/U (Transportation/Utilities)
to the COM (Commercial) category. - THIS ITEM IS QUASI-JUCIDIAL
BOARD MEMBER DISCLOSURES
BACKGROUND:
Petition submitted by McCarty & Associates on behalf of Travelcamp, LLC, for a Small-Scale Amendment to
the Comprehensive Plan Future Land Use Map, to redesignate the south 1.75 acres of the subject parcel,
located on the east side of S. US Highway 1, from the T/U (Transportation/Utilities) to the COM (Commercial)
category.
The applicant has submitted a concurrent Minor Site Plan application to construct a 6,000 ft2
display/showroom and an 8,000 ft2 maintenance shop for Recreational Vehicle sales.
PREVIOUS ACTION:
On January 6, 2004, the Board of County Commissioners granted an Amendment to the Comprehensive Plan,
via Ordinance 04-004, which designated a 1.75-acre portion of the subject 4.95-acre from Commercial (COM)
to the T/U (Transportation/Utilities) category. The applicant is seeking a COM (Commercial) Future Land Use
designation for compatibility with the existing CG (Commercial General) Zoning District.
FINANCIAL IMPACT:
N/A
RECOMMENDATION:
Staff recommends the Planning and Zoning Commission forward a recommendation of approval to the Board
of County Commissioners.
COMMISSION ACTION:
Page 13 of 79
RESULT:
MOVER:
SECONDER:None
AYES:None
NAYS:None
EXCUSED:None
Coordination/Signatures
Date: September 10, 2021
Benjamin Balcer, Planning & Development Services Assistant
Director
Date: September 10, 2021
Leslie Olson, Planning & Development Services Director
Date: September 13, 2021
Daniel McIntyre, County Attorney
Date: September 13, 2021
Mark Satterlee, Deputy County Administrator
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Hearing Date:
Thursday
September 21, 2021
_______________________________________________ Applicant:
Salem Hassan
Travelcamp, LLC
9070 Beach Boulevard
Jacksonville, FL 32216
Agent of Record:
Michael McCarty McCarty & Associates
309 SW Osceola Street, Suite
104
Stuart, FL 34994
Project Location:
TBD – South U.S. Highway 1
Port St. Lucie, FL 34982
Project File Number:
FLUMA-7202126098
Parcel ID Number:
3415-501-0009-000-4
Zoning District:
CG (Commercial, General)
Existing Future Land Use:
T/U (Transportation/Utilities)
& COM (Commercial)
Proposed Future Land Use:
COM (Commercial)
Future Land Use Map Amendment
Travelcamp
From T/U to COM
Project Description
Petition submitted by McCarty & Asso-ciates on behalf of Travelcamp, LLC,
for an Amendment to the Comprehen-
sive Plan Future Land Use Map, to re-
designate the 1.75-acre southern por-
tion of the subject parcel from T/U
(Transportation/Utilities) to the COM
(Commercial) category.
A Minor Site Plan application is being
concurrently reviewed for the subject
property to construct a 6,000 ft2 dis-
play/showroom and an 8,000 ft2
maintenance shop for Recreational
Vehicle sales. Site plan approval is contingent on the petition for Amend-
ment to the Comprehensive Plan—
Future Land Use Category.
Background
The applicant has submitted a concur-
rent Minor Site Plan application to con-struct a 6,000 ft2 display/showroom and
an 8,000 ft2 maintenance shop for Rec-
reational Vehicle sales.
On January 6, 2004, the Board of
County Commissioners granted an Amendment to the Comprehensive
Plan, via Ordinance 04-004, which des-
ignated a 1.75-acre portion of the sub-
ject 4.95-acre from Commercial (COM)
to the T/U (Transportation/Utilities) cat-
egory. The applicant is seeking a COM
(Commercial) Future Land Use desig-
nation for compatibility with the existing
CG (Commercial General) Zoning Dis-trict.
Notice Requirements
Public hearing notice in accordance
with Section 11.00.03 of the Land De-
velopment Code was placed in the St. Lucie News Tribune on September 3,
2021, letters were mailed to property
owners within a 500 foot radius, and a
sign placed on the property.
Staff Recommendation
Staff recommends the Planning and Zoning Commission forward a recom-
mendation of approval to the Board of
County Commissioners.
Planning and Development Services Department (772) 462-2822
PLANNING AND ZONING COMMISSION
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PLANNING AND DEVELOPMENT
SERVICES DEPARTMENT
Planning Division
Memorandum
TO:Leslie Olson, AICP, Director
THROUGH:Benjamin Balcer, AICP, Assistant Director
Kori Benton, AICP, Assistant Planning Manager
FROM:Kristopher McCrain, Associate Planner
DATE:September 8, 2021
SUBJECT:Travelcamp Small-Scale Future Land Use Map Amendment (FLUMA7202126099)
McCarty & Associates submitted an Amendment to the Comprehensive Plan Future Land Use Map on behalf of
Travelcamp, LLC, to redesignate the southern 1.75-acres of the 4.95-acre subject parcel from the T/U
(Transportation/Utilities) to the Commercial (COM) category.
GENERAL INFORMATION:
Applicant &Salem Hassan
Property Owner:Travelcamp, LLC
9070 Beach Boulevard
Jacksonville, FL 32216
Agent:Michael McCarty
McCarty & Associates
309 SW Osceola Street, Suite 104
Stuart, FL 34994
Location: TBD-South U.S. Highway 1 (East Side, approximately 380-feet south of Easy
Street and the Indian River Estates residential subdivision)
Parcel Numbers: 3415-501-0009-000-4
Parcel Size:4.95-acres (1.75-acre Petition Area)
Zoning: CG (Commercial, General)
Existing Future COM (Commercial) &
Land Uses: T/U (Transportation/Utilities)
Proposed Future
Land Use: COM (Commercial)
Existing Use: Vacant
Proposed Use: Recreational Vehicle Sales & Maintenance
Urban Service
Page 16 of 79
Project Name: Travelcamp Future Land Use Map Amendment
File No.: FLUMA-7202126098
2
Boundary (USB): The subject property is located within the USB (Urban Service Boundary).
Utilities: Water and wastewater services will be provided by the City of Port St. Lucie
Utilities Service Department
Fire/EMS Protection: Station #6 White City (350 E Midway Road) is located approximately 2.0 miles
north of the subject parcel.
Transportation Impacts:The proposed 14,000 ft2 development will generate 0.77 PM peak hour trips per
1,000 ft2 and an average of 5.0 trips per 1,000 ft2 or 70 trips per day.
2018 Aerial Map
BACKGROUND:
On July 13, 2021, McCarty & Associates submitted a small-scale Amendment to the Comprehensive Plan
Future Land Use Map on behalf of Travelcamp, LLC, to redesignate a 1.75-acre portion of the 4.95-acre subject
parcel from T/U (Transportation/Utilities) to the Commercial (COM) category. A concurrent Minor Site Plan
application proposes a 6,000 ft2 display/showroom and an 8,000 ft2 maintenance shop for Recreational Vehicle
sales and service.
The 4.95-acre subject parcel is located on the east side of US Highway 1, approximately 380 feet south of Easy
Street and the Indian River Estates residential subdivision in Fort Pierce. The parcel is zoned CG (Commercial,
General), with COM (Commercial) and T/U (Transportation) Future Land Use Designations. The site is located
within the Urban Service Boundary (USB).
Amendment Area
Page 17 of 79
Project Name: Travelcamp Future Land Use Map Amendment
File No.: FLUMA-7202126098
3
The submitted site plan identifies building layout/footprint, utility connections, vehicular site access, parking
loading, lighting, and landscaping.
On January 6, 2004, the Board of County Commissioners granted an Amendment to the Comprehensive Plan,
via Ordinance 04-004, which designated a 1.75-acre portion of the subject 4.95-acre from Commercial (COM)
to the T/U (Transportation/Utilities) category. The applicant is seeking a COM (Commercial) Future Land Use
designation for compatibility with the existing CG (Commercial General) Zoning District.
*************************************************************************************
FUTURE LAND USE MAP AMENDMENT
STANDARDS OF REVIEW
AS SET FORTH IN SECTION 11.06.03
OF THE ST. LUCIE COUNTY LAND DEVELOPMENT CODE
In reviewing petitions for amendments to the Future Land Use Map, the Planning and Zoning Commission
shall only be granted if the applicant demonstrates the following:
A. Whether the proposed amendment conflicts with any applicable portions of the Land Development
Code:
The 4.95-acre parcel is zoned CG (Commercial, General), which is compatible with the COM (Commercial)
Future Land Use, however, the CG Zoning District is not compatible with the 1.75-acre portion of the parcel
designated by the T/U (Transportation) Future Land Use. The subject parcel is located within the USB
(Urban Service Boundary).
The purpose of the CG (Commercial, General) Zoning 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.
Dimensional Standards:
The 4.95-acre subject parcel complies with the minimum Lot Size and Dimensional Requirements for the
CG (Commercial, General) Zoning District, pursuant to LDC Section 7.04.01 (Table 7-10).
Table 7-10
Lot Size and Dimensional Requirements
Minimum Yard
Zoning
District
Min
Lot
Size (sf)
Min.
Lot
Width
Min.
Road
Frontage Front Rear Side Side @
Corner
Max
Bldg.
Height
Max Lot
Coverage
CG
(Commercial,
General)
20,000 ft2 100 ft.60 ft.25 ft.20 ft.10 ft.20 ft.60 ft.50%
B. Whether the proposed amendment is consistent with all elements of the St. Lucie County
Comprehensive Plan:
Page 18 of 79
Project Name: Travelcamp Future Land Use Map Amendment
File No.: FLUMA-7202126098
4
The 4.95-acre parcel is zoned CG (Commercial, General), which is compatible with the COM (Commercial)
Future Land Use, however, the CG Zoning District is not compatible with the 1.75-acre portion of the parcel
designated by the T/U (Transportation) Future Land Use. The proposed amendment shall provide
consistency with the St. Lucie County Comprehensive Plan Policy 1.1.1.3.
Policy 1.1.1.3 – The Future Land Use Map establishes the proposed long-range distribution and general use
of property within the county. The following table shall be used to determine consistency of future land use
designations and zoning districts to identify compatible zoning districts. Any zoning district that is not
consistent with the Future Land Use designation according to the Consistency Matrix, shall not be applied
for, permitted, or approved; without a corresponding proposed future land use map amendment request.
Future Land Use Categories Matrix
Zoning District COM (Commercial)T/U (Transportation/Utilities)
CG (Commercial, General)Compatible Designation Incompatible Designation
Pursuant to the St. Lucie County Comprehensive Plan – Future Land Use Element, the purpose of the T/U
(Transportation/Utilities) Future Land Use designation is to recognize the Transportation or Utility use of
property. This designation may be applied as appropriate subject to review of the specific application and
intended use of the property. The Transportation/Utilities (T/U) land use designation has been applied
principally to the following four (4) areas:
Treasure Coast International Airport
The St. Lucie County Landfill
The St. Lucie Power Plant site located on South Hutchinson Island
The Florida Power and Light-Midway switching station along West Midway Road
The Development Review Committee (DRC) has reviewed this petition and determined it complies with
the following land use designation:
Pursuant to the St. Lucie County Comprehensive Plan – Future Land Use Element, the Commercial (COM)
Future Land Use designation is applicable to areas of future commercial development, in addition to those
existing developed commercial areas. Future commercial areas should be located at points of high
transportation access, with specific action taken to prevent the development of new linear commercial
strips.
Although this plan supports the location of higher intensity commercial uses at the intersection of arterial
roadways, it should not be interpreted to mean that every intersection should be designated for commercial
activities. Unless otherwise designated on the future land use maps, applications for commercial use should
be done in conjunction with a detailed review of the impacts of such development on adjacent property,
specifically noting what, if any, negative neighborhood impacts could result from a map amendment.
The Commercial (COM) designation is intended to accommodate all commercial zoning districts as
identified under St. Lucie County's Land Development Code. Office and general retail uses are considered
the principal uses within the COM designated areas.
The Development Review Committee (DRC) has reviewed this petition and determined it complies with
the following Goals, Objectives, and Policies of the St. Lucie County Comprehensive Plan.
Page 19 of 79
Project Name: Travelcamp Future Land Use Map Amendment
File No.: FLUMA-7202126098
5
Objective 1.1.2: Growth Management. St. Lucie County shall manage how and where growth occurs by
using sustainable development and balanced planning practices. The County shall manage the land use
patterns designated on the Future Land Use Map comprehensively, consistently, and effectively to enhance
the quality of life for its citizens, promote economic vitality, and accommodate projected population growth
and development in an environmentally acceptable manner.
Policy 1.1.2.1: The adopted Future Land Use Map Series and any amendments shall promote
responsible growth management practices. When considering any amendment to the Future Land
Use Maps of the County’s Comprehensive Plan, the County Commission shall make the following
findings, supported by the other elements of this Plan, prior to taking any approval actions granting
an individual amendment to the Future Land Use Maps:
1. That the property under land use amendment application is adjunct to, or within no more
than one-quarter mile of the same or greater type of land use classification.
2. That the property under land use amendment consideration lies within the Five-Year
Capital Improvement Program of the Water and Wastewater Master Plan for St. Lucie
County (or can be reasonably accommodated with an amendment to the Master Plan) or
otherwise meets the requirements of Policy 1.1.5.4 [formerly Policy 1.1.5.3].
Policy 1.1.2.2: In accordance with Florida Statutes, proposed future land use map amendments to
the County’s Comprehensive Plan, shall be based upon the following analyses:
1. An analysis of anticipated growth.
2. An analysis of the availability of facilities and services.
3. An analysis of the suitability of the plan amendment for its proposed use considering the
character of the undeveloped land, soils, topography, natural resources, and historic
resources on site.
4. An analysis of compatibility of adjacent land uses.
5. An analysis of the need for job creation, capital improvement, and economic development
that will strengthen and diversify the community’s economy.
6. A consultation with the Florida Department of Transportation when it is determined that
a proposed amendment has the potential to affect facilities on the Strategic Intermodal
System.
Pursuant to the St. Lucie County Comprehensive Plan - Policies 1.1.2.1 & 1.1.2.2, the subject parcel is
adjunct to, or within less than a ¼ mile of the COM (Commercial) Future Land Use. The parcels situated
to the north, west, and east are designated by the COM Future Land Use designation. Furthermore, water
and wastewater services are available for the proposed development.
Objective 1.1.10: Commercial Areas. St. Lucie County shall provide for the establishment of commercial
zoning districts where various types of commercial retail, including commercial uses for retail trade, office
and service activities and general commercial uses for highway-oriented sales and services; light industrial
service uses; and hotel uses may be permitted at intensities which are consistent and compatible with the
surrounding community and the natural environment.
Policy 1.1.10.1: The implementation of the County's Land Development Code the Commercial General
(CG) zoning district shall include:
Page 20 of 79
Project Name: Travelcamp Future Land Use Map Amendment
File No.: FLUMA-7202126098
6
a) New Commercial General (CG) property shall have available to it at the time of any zoning
change central water services or have an executed service agreement for the provision of
central water services necessary for both domestic and fire protection purposes.
b) New Commercial General (CG) property shall not be located within 300 feet of any Aquatic
Preserve or other specially designated aquatic habitat, or a Category I Wetland as described
in the Conservation Element of this Plan.
c) New Commercial General (CG) areas shall have immediate access to the regional
transportation network.
d) New Commercial General (CG) property shall have a minimum lot size of one (1) acre, unless
the property is being added to another existing commercially (general) zoned property.
C. Whether and the extent to which the proposed amendment is inconsistent with existing and proposed
land uses:
The subject parcel is situated along US Highway 1 with similar CG (Commercial, General) zoned properties
located to the north, south, east, and west. US Highway 1 is a state owned and maintained arterial roadway,
which is suitable to serve commercial uses.
Adjacent Land Uses:
D. Whether there have been changed conditions that require an amendment:
The subject parcel was purchased from St. Lucie County on April 30, 2019. Prior to the 2019 sale, the
subject parcel was intended for future Right-of-Way to serve the Lennard Road expansion project. Upon
the purchase of the subject parcel, the property owner was unaware of the split land use designations, which
was approved by the Board of County Commissioners on January 6, 2004 through an Amendment to the
Comprehensive Plan, via Ordinance 04-004. The applicant is seeking a uniform COM (Commercial) Future
Land Use designation for compatibility with the existing CG (Commercial General) 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
Location Zoning District Future Land Use Existing Land Use
Subject Property CG (Commercial,
General)
COM (Commercial)
T/U
(Transportation/Utilities)
Vacant Land
North
CG (Commercial,
General)
RS-3 (Residential, Single-
Family – 3du/ac)
MXD (Mixed Use
Development)
RU (Residential, Urban)
Indian River Estates SD
South CG (Commercial,
General)
T/U
(Transportation/Utilities)Vacant Land & Utilities
East CG (Commercial,
General)
COM (Commercial)
ROW (Right-of-Way)
US-1 (Right-of-Way)
& St. Lucie Golf Range
Adjacent
Parcels
West CG (Commercial,
General)
COM (Commercial)
ROW (Right-of-Way)
Unimproved Right-of-Way
& Vacant Land
Page 21 of 79
Project Name: Travelcamp Future Land Use Map Amendment
File No.: FLUMA-7202126098
7
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:
Fire/EMS Services:
The nearest fire station (Station #6 White City) is located at 350 East Midway Road, approximately 2.0
miles north of the subject parcel.
Water and Wastewater:
Water & Wastewater services will be provided by the City of Port St. Lucie Utilities Service Department.
Right-of-Way:
US Highway 1 is a State owned and maintained roadway. The existing US Highway 1 right-of-way width
is sufficient. Any future driveway connections must be permitted with the Florida Department of
Transportation.
The submitted site plan currently under review by the Development Review Committee identifies primary
access on US Highway 1, with a future secondary access located to the south of the parcel, along the future
Lennard Road extension.
Traffic:
The proposed amendment to the Future Land Use Map is not expected to generate any additional traffic
impacts. The purpose of this amendment is to provide a compatible land use designation with the existing
CG (Commercial, General) Zoning District.
The proposed development plan associated with the concurrently submitted Minor Site Plan application is
expected to generate 0.77 PM peak hour trips per 1,000 ft2 and an average of 5.0 trips per 1,000 ft2 or 70
trips per day.
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 July 12th, 2021 date-stamped submittal
from the Planning and Development Services Department. The applicant is requesting approval to amend
the Future Land Use designation of the southern 1.75-acre portion of the 4.95-acre subject parcel (Parcel
ID 3415-501-0009-000-4) from T/U (Transportation/Utility) to COM (Commercial). The parcel is located
approximately 380-feet south of Easy Street at TBD – South U.S. Highway 1 in Fort Pierce and consists of
one (1) vacant 4.95-acre parcel (Parcel ID 3415-501-0009-000-4) zoned Commercial General (CG).
Findings:
The subject site is currently vacant and consists primarily of oaks with intermixed invasive species. The
heavily wooded southern third of the subject parcel used to be a part of the neighboring parcel to the south
but was recently sold and combined with the subject parcel. While the current zoning of CG (Commercial
General) is consistent throughout the entire parcel, the future land use remains split due to the recent
acquisition. Surrounding future land uses include COM (Commercial) to the east and west, COM
(Commercial) and RU (Residential Urban) to the north, and T/U (Transportation/Utility) to the south.
Page 22 of 79
Project Name: Travelcamp Future Land Use Map Amendment
File No.: FLUMA-7202126098
8
The proposed petition for a Future Land Use Map Amendment is being submitted concurrently with a Minor
Site Plan for an RV sales and repair center. Environmental impacts, specifically tree mitigation and
landscaping, will be addressed through the site plan approval process.
Recommendation:
The Environmental Resources Department has no objection to the proposed Future Land Use Map
Amendment request.
G. Whether and the extent to which the proposed amendment would adversely affect the property values
in the area:
The proposed subdivision should not have an undue adverse effect on the property values in the area.
H. Whether and the extent to which the proposed amendment would result in an orderly and logical
development pattern, specifically identifying any negative effects on such pattern:
The proposed Future Land Use Map Amendment is not expected to have a negative effect on the
development pattern within the surrounding area.
I. Whether the proposed amendment would be in conflict with the public interest, and is in harmony
with the purpose and interest of this code:
The proposed Future Land Use Map Amendment is not in conflict with the public interest and is in harmony
with the St. Lucie County Land Development Code.
RECOMMENDATION:
Staff has reviewed the proposed small-scale Comprehensive Plan Future Land Use Map Amendment and
determined it meets the standards for review outlined in Section 11.06.03 of the St. Lucie County Land
Development Code and is consistent with the Goals, Objectives, and Policies of the Comprehensive Plan;
therefore, staff recommends the Planning and Zoning Commission forward a recommendation of approval to
the Board of County Commissioners.
Page 23 of 79
1 ORDINANCE 21-XXX
2 FILE NO.: FLUMA-7202126098
3
4 AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF ST.
5 LUCIE COUNTY, FLORIDA, TO AMEND THE ADOPTED COMPREHENSIVE
6 PLAN FUTURE LAND USE MAP FOR +/-1.75 ACRES OF A 4.95-ACRE
7 PARCEL OF LAND OWNED BY FCH PROPERTIES LLC, FROM T/U
8 (TRANSPORTATION/UTILITIES TO COM (COMMERCIAL); PROVIDING FOR
9 FINDINGS; PROVIDING FOR CONFLICTING PROVISIONS; PROVIDING FOR
10 SEVERABILITY; PROVIDING FOR APPLICABILITY; PROVIDING FOR FILING
11 WITH THE FLORIDA DEPARTMENT OF STATE; PROVIDING FOR FILING
12 WITH THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY;
13 PROVIDING FOR AN EFFECTIVE DATE; AND PROVIDING FOR ADOPTION.
14
15 WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, based on the
16 testimony and evidence, including but not limited to the staff report, has made the following
17 determinations:
18
19 1. A Petition submitted by McCarty & Associates on behalf of Travelcamp, LLC, to amend
20 the adopted Comprehensive Plan Future Land Use Map for a 1.75-acre portion of the
21 subject parcel located on the north side of South US Highway 1, approximately 380 feet
22 south of Easy Street and the Indian River Estates residential subdivision in Fort Pierce,
23 from T/U (Transportation/Utilities) to COM (Commercial) within St. Lucie County, Florida,
24 in accordance with Chapter 163, Florida Statutes.
25 2. The Board of County Commissioners of St. Lucie County as the governing body of St.
26 Lucie County having jurisdiction over this application pursuant to Chapter 163, Florida
27 Statutes, is authorized and empowered to consider amendments to the adopted
28 Comprehensive Plan of St. Lucie County; and
29 3. On September 16, 2021, the St. Lucie County Planning and Zoning Commission/Local
30 Planning Agency held a public hearing, of which due notice was published in the St.
31 Lucie News Tribune and notifying by mail all owners of property within 500-feet of the
32 subject property, and forwarded a recommendation of approval/denial to the Board of
33 County Commissioners for the petition for an Amendment to the Comprehensive Plan
34 Future Land Use Map; and
35 4. On _________________, 2021, the Board of County Commissioners of St. Lucie
36 County, Florida held a transmittal hearing, of which due notice was placed in the St.
37 Lucie News Tribune and authorization was granted to transmit the proposed Future Land
38 Use Map Amendment to the State Department of Economic Opportunity and surrounding
39 jurisdictions; and
40 5. On _________________, 2021, the Board of County Commissioners of St. Lucie
41 County, Florida held the final public hearing, of which due notice was placed in the St.
42 Lucie News Tribune, and deemed adoption of the amendment to be in the best interests
43 of the citizens and residents of the County; and
Page 24 of 79
Ordinance No. 21-XXX
File No.: FLUMA-7202126098
Page 2
1 6. The proposed amendment to the Future Land Use Map is consistent with the Goals,
2 Objectives, and Policies of the St. Lucie County Comprehensive Plan as outlined in the
3 Planning and Zoning Commission staff report dated _________________, 2021.
4 NOW, THEREFORE, BE IT ORDAINED by the Board of County Commissioners of St. Lucie
5 County, Florida:
6 A.AMENDMENT TO FUTURE LAND USE DESIGNATION
7 The Future Land Use Designation set forth in the St. Lucie County Comprehensive Plan
8 for the property described in Exhibit “A,” attached hereto, containing 4.95-acre parcel of
9 land owned by FCH Properties LLC, and located on the North side of US Highway 1,
10 approximately 380 feet south of Easy Street and the Indian River Estates residential
11 subdivision in Fort Pierce, from T/U (Transportation/Utilities) to COM (Commercial), as
12 depicted in the attached Exhibit.
13 B.FINDING OF CONSISTENCY
14 The Board of County Commissioners of St. Lucie County, Florida, specifically determines
15 that the approval of this amendment to the adopted Comprehensive Plan Future Land
16 Use Element is internally consistent with the Goals, Objectives, and Policies contained in
17 the St. Lucie County Comprehensive Plan and provides for the recognition that impacts
18 of this approval on the public facilities of St. Lucie County will not occur until such time as
19 a Final Development Order for this property is issued.
20 C.CHANGE TO FUTURE LAND USE MAP
21 The St. Lucie County Planning and Development Services Director is hereby authorized
22 and directed to cause this change to be made in the Future Land Use Map of the Future
23 Land Use Element of the St. Lucie County Comprehensive Plan and to make notation of
24 reference to the date of adoption of this Ordinance.
25 D.CONFLICTING PROVISIONS
26 Special acts of the Florida Legislature applicable only to unincorporated areas of St.
27 Lucie County, County Ordinances, and County Resolutions, or parts thereof, in conflict
28 with this Ordinance are hereby superseded by this Ordinance to the extent of such
29 conflict.
30 E.SEVERABILITY
31 If any portion of this Ordinance is for any reason held or declared to be unconstitutional,
32 inoperative, or void, such holding shall not affect the remaining portions of this
33 Ordinance. If this Ordinance, or any provisions thereof shall be held to be inapplicable to
34 any person, property, or circumstances, such holding shall not affect its applicability to
35 any other person, property or circumstance.
36 F.APPLICABILITY OF ORDINANCE
37 This Ordinance shall be applicable as stated in Paragraphs A, B, and C.
Page 25 of 79
Ordinance No. 21-XXX
File No.: FLUMA-7202126098
Page 3
1 G.FILING WITH THE DEPARTMENT OF STATE
2 The Clerk is hereby directed forthwith to send a certified copy of this Ordinance to the
3 Bureau of Laws, Department of State, The Capitol, Tallahassee, Florida, 32304.
4 H.FILING WITH THE DEPARTMENT OF ECONOMIC OPPORTUNITY
5 The Planning and Development Services Director shall send a certified copy of this
6 Ordinance to the Department of Economic Opportunity Bureau of Community Planning
7 Caldwell Building 107 East Madison Street, MSC 160 Tallahassee, FL 32399.
8 I.EFFECTIVE DATE
9 This Ordinance shall take effect thirty-one (31) days after adoption. If the Ordinance is
10 challenged within thirty (30) days after adoption, the Ordinance shall not be effective
11 until the State Land Planning Agency or Administration Commission respectively issues
12 a final order finding the adopted amendment in compliance in accordance with Section
13 163.3184(10), Florida Statutes.
14 J.ADOPTION
15 After motion and second, the vote on this Ordinance was as follows:
16 Chris Dzadovsky, Chair XXX
17
18 Sean Mitchell, Vice-Chair XXX
19
20 Frannie Hutchinson, Commissioner XXX
21
22 Linda Bartz, Commissioner XXX
23
24 Cathy Townsend, Commissioner XXX
25
26 PASSED AND DULY ADOPTED on this _____ day of ______________, 2021.
27
28 BOARD OF COUNTY COMMISSIONERS
29 ST. LUCIE COUNTY, FLORIDA
30
31
32 BY
33 Chair
34
35 ATTEST APPROVED AS TO FORM
36 AND CORRECTNESS
37
38
39
40 Deputy Clerk County Attorney
Page 26 of 79
Ordinance No. 21-XXX
File No.: FLUMA-7202126098
Page 4
1 Exhibit “A”
2
3 LEGAL DESCRIPTION:
4
5 THAT PART OF LOT 7, BLOCK 1, THE MODEL LAND COMPANY SUBDIVISION OF
6 SECTION 15, TOWNSHIP 36 SOUTH, RANGE 40 EAST, ACCORDING TO THE PLAT
7 THEREOF RECORDED IN PLAT BOOK 1, AT PAGE 41, OF THE PUBLIC RECORDS OF
8 ST. LUCIE COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS
9 FOLLOWS:
10 COMMENCING AT THE NORTHWEST CORNER OF THE NORTHEAST 1/4 OF SAID
11 SECTION 15; THENCE SOUTH 00°17'27" EAST, ALONG THE WEST LINE OF THE
12 NORTHEAST 1/4 OF SAID SECTION 15 A DISTANCE OF 659.54 FEET TO A POINT;
13 THENCE NORTH 89°44'01" EAST, DEPARTING SAID WEST LINE OF THE NORTHEAST
14 1/4 OF SECTION 15, A DISTANCE OF 78.00 FEET TO A POINT, SAID POINT BEING THE
15 INTERSECTION OF THE EAST RIGHT OF WAY OF U.S. HIGHWAY NUMBER ONE AND
16 THE SOUTH LINE OF LOT 7, BLOCK 1, SAID POINT ALSO BEING THE POINT OF
17 BEGINNING; THENCE NORTH 89°48'12" EAST, DEPARTING SAID EAST RIGHT OF
18 WAY LINE OF U.S. HIGHWAY NUMBER ONE AND ALONG THE SOUTH LINE OF LOT 7,
19 BLOCK 1, A DISTANCE OF 561.56 FEET TO A POINT ON THE WEST RIGHT OF WAY
20 OF THE NORTH SAINT LUCIE RIVER WATER CONTROL DISTRICT NEW CANAL
21 NUMBER 17; THENCE NORTH 00°14'39" WEST, DEPARTING SAID SOUTH LINE OF
22 LOT 7, BLOCK 1 AND ALONG THE WEST RIGHT OF WAY OF THE NORTH SAINT
23 LUCIE RIVER WATER CONTROL DISTRICT NEW CANAL NUMBER 17, A DISTANCE OF
24 613.98 FEET TO A POINT ON THE SOUTH RIGHT OF WAY LINE OF THE NORTH SAINT
25 LUCIE RIVER WATER CONTROL DISTRICT CANAL NUMBER 23; THENCE SOUTH
26 89°45'21" WEST, DEPARTING SAID WEST RIGHT OF WAY LINE OF THE NORTH SAINT
27 LUCIE RIVER WATER CONTROL DISTRICT NEW CANAL NUMBER 17 AND ALONG THE
28 SOUTH LINE OF THE NORTH SAINT LUCIE WATER CONTROL DISTRICT CANAL
29 NUMBER 23, A DISTANCE OF 562.06 FEET TO A POINT ON THE EAST RIGHT OF WAY
30 OF U.S. HIGHWAY NUMBER ONE; THENCE SOUTH 00°17'27" EAST, DEPARTING SAID
31 SOUTH RIGHT OF WAY LINE OF THE NORTH SAINT LUCIE RIVER WATER CONTROL
32 DISTRICT AND ALONG THE EAST RIGHT OF WAY LINE OF U.S. HIGHWAY NUMBER
33 ONE, A DISTANCE OF 613.51 FEET TO THE POINT OF BEGINNING.
34 AND ALSO:
35 ALL RIGHT OF ACCESS, EGRESS, INGRESS, LIGHT, AIR, AND VIEW BETWEEN LOT 7,
36 BLOCK 1, THE MODEL LAND COMPANY SUBDIVISION OF SECTION 15, TOWNSHIP 36
37 SOUTH, RANGE 40 EAST, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN
38 PLAT BOOK 1, PAGE 41, OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY,
39 FLORIDA, AND THE U.S. HIGHWAY NUMBER ONE, ALONG THE FOLLOWING
40 DESCRIBED LINE:
41 COMMENCING AT THE NORTHWEST CORNER OF THE NORTHEAST 1/4 OF SAID
42 SECTION 15; THENCE SOUTH 00°17'27" EAST, 557.88 FEET ALONG THE WEST LINE
43 OF THE NORTHEAST 1/4 OF SAID SECTION 15; THENCE NORTH 89°44'01" EAST,
44 78.00 FEET TO THE EAST RIGHT OF WAY LINE OF U.S. HIGHWAY NO. ONE; THENCE
45 NORTH 00°17'27" WEST ALONG THE EAST RIGHT OF WAY LINE FOR U.S. HIGHWAY
Page 27 of 79
Ordinance No. 21-XXX
File No.: FLUMA-7202126098
Page 5
1 NUMBER ONE, 328.95 FEET TO THE POINT OF BEGINNING OF THE DESCRIBED
2 LIMITED ACCESS RIGHT OF WAY LINE; THENCE NORTH 00°17'27" WEST ALONG THE
3 EAST RIGHT OF WAY LINE OF U.S. HIGHWAY NUMBER ONE, 82.50 FEET TO THE
4 END OF THE DESCRIBED LIMITED ACCESS RIGHT OF WAY LINE.
5 LESS AND EXCEPT THE SOUTH 216.10 FEET FROM THE ABOVE DESCRIBED
6 PARCEL.
7 LESS AND EXCEPT THE WEST 20.00 FEET OF THE SOUTH 140.92 FEET OF THE
8 REMAINDER OF THE ABOVE DESCRIBED PARCEL, AS MEASURED FROM THE
9 EXISTING EAST RIGHT OF WAY LINE OF THE STATE ROAD FIVE (U.S. HIGHWAY
10 NUMBER ONE), AS SHOWN ON THE FLORIDA DEPARTMENT OF TRANSPORTATION
11 RIGHT OF WAY MAP SECTION NUMBER 94010-2500, SHEET 9 OF 31, DATED 07-07-
12 09.
13 LESS AND EXCEPT THE WEST 19.00 FEET OF THE NORTH 256.51 FEET OF THE
14 REMAINDER OF THE ABOVE DESCRIBED PARCEL, AS MEASURED FROM THE
15 EXISTING EAST RIGHT-OF-WAY LINE OF THE STATE ROAD FIVE (U.S. HIGHWAY
16 NUMBER ONE), AS SHOWN ON THE FLORIDA DEPARTMENT OF TRANSPORTATION
17 RIGHT-OF-WAY MAP SECTION NUMBER 94010-2500, SHEET 9 OF 31, DATED 07-07-
18 09.
19 Site Address:TBD – South US Highway 1, Ft. Pierce FL 34946
20 Parcel ID No.:3415-501-0009-000-4
21 FUTURE LAND USE MAP
22
Page 28 of 79
Suggested motion to recommend approval/denial of this request:
MOTION TO APPROVE:
AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC
HEARING, INCLUDING STAFF COMMENTS, I HEREBY MOVE THAT THE PLANNING
AND ZONING COMMISSION OF ST. LUCIE COUNTY, ACTING AS THE LOCAL
PLANNING AGENCY, RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF
COUNTY COMMISSIONERS APPROVE THE PROPOSED FUTURE LAND USE MAP
AMENDMENT FROM T/U (TRANSPORTATION/UTILITIES) TO COM (COMMERCIAL)
BECAUSE….
[CITE REASON(S) WHY – PLEASE BE SPECIFIC]
MOTION TO DENY:
AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC
HEARING, INCLUDING STAFF COMMENTS, I HEREBY MOVE THAT THE PLANNING
AND ZONING COMMISSION OF ST. LUCIE COUNTY, ACTING AS THE LOCAL
PLANNING AGENCY, RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF
COUNTY COMMISSIONERS DENY APPROVAL OF THE PROPOSED FUTURE LAND
USE MAP AMENDMENT FROM T/U (TRANSPORTATION/UTILITIES) TO COM
(COMMERCIAL) BECAUSE….
[CITE REASON(S) WHY – PLEASE BE SPECIFIC]
Page 29 of 79
NORTH LINE SECTION 15, TOWNSHIP 36 SOUTH, RANGE 40 EAST
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S 89°46'42" W 557.06' (D)
S 89°41'48" W 556.83' (C)
N 89°48'12" E 541.74' (D)
N 89°53'34" E 541.74' (M)
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C&T
SET 5/8" R&C
LB 8206
(B
E
A
R
I
N
G
B
A
S
I
S
)
S
0
°
1
7
'
2
7
"
E
1
4
0
.
9
2
'
(
D
&
M
)
N
0
0
°
2
0
'
2
7
"
W
1
4
2
.
8
9
'
(
M
)
FND 5/8" IR
NO ID
S 0.85'
S 89°46'42" W 541.85' (C)
S 89°41'40" W 541.62' (M)
FC
ES
B
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
13.71
13.65
13.51
13.25
13.15
12.73
12.6
4
12.29
12.13
WELL
R50
.
0
0
'
6'
C
O
N
C
W
A
L
K
N
0
4
°
0
1
'
0
3
"
W
7
3
.
7
7
'
(
D
)
13
.
1
9
12
.
7
7
12
.
5
7
4.80'
10
.
7
10.6
10
.
9
12.2
12.312
.
9
6
11.9
11.7
10.8
10.8
10.9
10.9
10.9
10.6
10.5
20.00'
10.5
8.214.4
14.7 8.2
13.7
13.5
13.4
14.4
14.3 14.2
14.0 13.8
13.7 13.6
FC
FCFC
13.3
12.5
12.8
12.9
12.3
12.6
13.0
13.3
13.4
13.3
13.4
13.2
13.2
13.713.0
12.8
10.6
13.0
12.5
12.7
11.2
13.8
14.113.8
13.713.6
13.9
13.0
14.0
12.8
12.5
13.7
13.5
13.5
13.4
13.5
13.2
13.0
12.7
12.4
WET AREA
NOT FND
NOT FND
NOT FND
T
O
B
T
O
B
E
O
W
E
O
W
T
O
B
T
O
B
E
O
W
E
O
W
8.2
8.2
18"
16"
18"
16"
16"
14"
14"
12"
30"
30"
24"
24"
24"
10"
10"
20"
14"
18"
SOUTH LINE OF LOT 7, BLOCK 1
BM
TP SET MN
NO ID
EL= 13.42 NAVD '88
T
O
B
T
O
B
E
O
W
E
O
W
POB
LIMITED ACCESS
RIGHT OF WAY LINE
NOT FND
20.00'
S
0
°
1
7
'
2
7
"
E
82
.
5
0
'
(
D
)
END
LIMITED ACCESS
RIGHT OF WAY LINE
NOT FND
SET 5/8" R&C LB 8206
ON 15' OS
SET 5/8" R&C
LB 8206
ON 15' OS
SE
T
5
/
8
"
R
&
C
LB
8
2
0
6
S
0
°
1
7
'
2
7
"
E
2
5
6
.
5
1
'
(
D
)
S
0
°
1
7
'
2
7
"
E
2
4
1
.
5
1
'
(
M
)
S 89°45'21" W 543.06' (C)
S 89°45'21" W 543.06' (M)SURVEY WITNESS LINE
SURVEY WITNESS LINE
S 89°45'21" W 562.06' (D)
N
0
0
°
1
1
'
2
2
"
W
2
4
0
.
8
3
'
(
M
)
BM
TP SET MN&TT
NO ID
EL= 13.45 NAVD '88
OH
E
OH
E
OH
E
OH
E
OHE
OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE
6"
C
O
N
C
H
W
36
"
C
M
P
12.4
11
.
0
6
10.9
11.5
11.2
11.9
13.0
12.6
12.4 13.2
13.5
13.2
14.1 14.5
13.6 14.2
13.7 13.9 13.9
14.1
14.2
14.3
13.7 13.713.6
14.3
14.3
14.3 14.1 14.0
4' WD FNC END
E 33.5'
4'
W
D
F
N
C
GA
T
E
13.13
13.09
13.49
13
.
6
8
13.25 13
.
2
5
13
.
5
0
EP
EP
EP
EP
EP
EP
12.99
14.01
14.37
14.39
13.38
13.
4
5
14.4
14.814.6 8.2
R50
.
0
0
'
14.0
13.3
12.8
13
.
3
FCFC
ASPHALT
ROAD
ASPHALT
ROAD
6'
C
O
N
C
W
A
L
K
6'
C
O
N
C
W
A
L
K
10.9
11.3
13.4
13
.
6
12.4
13.4 13.2
12
.
8 12.9 12.9 13.1
EOW
TOB
5.05.05.0
4' WD FNC END
S 18.8', E 56.8'
WELL
EOW
TOB
EOW
TOB
SV
INV= 2.74
INV= 4.74
10"12"14"
12'X7' CONC
BOX CULVERT
INV= 2.38
12'X7' CONC
BOX CULVERT
14.4
13
.
4
2
13.03
N
0
0
°
1
4
'
3
9
"
W
6
1
3
.
9
8
'
(
D
)
ANC
LESS THE WEST 19.0' LOT 7, BLOCK 1
S 89°46'42" W
1.00' (C&M)
NOT FND
POC
N 89°44'01" E 78.00' (D)
EA
S
T
R
/
W
L
I
N
E
OF
U
.
S
.
H
I
G
H
W
A
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NOT FND
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S
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/
W
L
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.
S
.
H
I
G
H
W
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S
0
°
1
7
'
2
7
"
E
3
2
8
.
9
5
'
(
D
)
S
0
°
1
7
'
2
7
"
E
5
5
7
.
8
8
'
(
D
)
EX.#6
EXCEPTION #6
ORB 610, PG 621
EX
C
E
P
T
I
O
N
#
9
OR
B
1
7
4
1
,
P
G
1
8
6
1
EX.#11
EX
.
#
1
3
AC
C
E
S
S
&
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T
I
L
I
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A
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E
M
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T
OR
B
3
1
0
2
,
P
A
G
E
4
2
4
EX
.
#
1
4
20.00'
10
.
0
0
'
UTILITY EASEMENT
ORB 3144, PAGE 2472
EX.#15
TEMPORARY ACCESS EASEMENT
ORB 4263, PAGE 778
EX.#16
EX
C
E
P
T
I
O
N
#
7
OR
B
6
1
0
,
P
G
6
2
1
SHEET:
1 OF 1
JOB NUMBER:
20-2287
APPROVED BY:
R. KEMERSON
FIELD BOOK/PAGES
PLANS
DRAWN BY:
SC
SCALE:
1" = 30'
DATE:
01/05/2021
BY
:
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LEGAL DESCRIPTION:
THAT PART OF LOT 7, BLOCK 1, THE MODEL LAND COMPANY SUBDIVISION OF SECTION 15,
TOWNSHIP 36 SOUTH, RANGE 40 EAST, ACCORDING TO THE PLAT THEREOF RECORDED IN PLAT
BOOK 1, AT PAGE 41, OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA, BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF THE NORTHEAST 1/4 OF SAID SECTION 15;
THENCE SOUTH 00°17'27" EAST, ALONG THE WEST LINE OF THE NORTHEAST 1/4 OF SAID
SECTION 15 A DISTANCE OF 659.54 FEET TO A POINT; THENCE NORTH 89°44'01" EAST,
DEPARTING SAID WEST LINE OF THE NORTHEAST 1/4 OF SECTION 15, A DISTANCE OF 78.00
FEET TO A POINT, SAID POINT BEING THE INTERSECTION OF THE EAST RIGHT OF WAY OF U.S.
HIGHWAY NUMBER ONE AND THE SOUTH LINE OF LOT 7, BLOCK 1, SAID POINT ALSO BEING THE
POINT OF BEGINNING; THENCE NORTH 89°48'12" EAST, DEPARTING SAID EAST RIGHT OF WAY
LINE OF U.S. HIGHWAY NUMBER ONE AND ALONG THE SOUTH LINE OF LOT 7, BLOCK 1, A
DISTANCE OF 561.56 FEET TO A POINT ON THE WEST RIGHT OF WAY OF THE NORTH SAINT
LUCIE RIVER WATER CONTROL DISTRICT NEW CANAL NUMBER 17; THENCE NORTH 00°14'39"
WEST, DEPARTING SAID SOUTH LINE OF LOT 7, BLOCK 1 AND ALONG THE WEST RIGHT OF WAY
OF THE NORTH SAINT LUCIE RIVER WATER CONTROL DISTRICT NEW CANAL NUMBER 17, A
DISTANCE OF 613.98 FEET TO A POINT ON THE SOUTH RIGHT OF WAY LINE OF THE NORTH
SAINT LUCIE RIVER WATER CONTROL DISTRICT CANAL NUMBER 23; THENCE SOUTH 89°45'21"
WEST, DEPARTING SAID WEST RIGHT OF WAY LINE OF THE NORTH SAINT LUCIE RIVER WATER
CONTROL DISTRICT NEW CANAL NUMBER 17 AND ALONG THE SOUTH LINE OF THE NORTH
SAINT LUCIE WATER CONTROL DISTRICT CANAL NUMBER 23, A DISTANCE OF 562.06 FEET TO A
POINT ON THE EAST RIGHT OF WAY OF U.S. HIGHWAY NUMBER ONE; THENCE SOUTH 00°17'27"
EAST, DEPARTING SAID SOUTH RIGHT OF WAY LINE OF THE NORTH SAINT LUCIE RIVER WATER
CONTROL DISTRICT AND ALONG THE EAST RIGHT OF WAY LINE OF U.S. HIGHWAY NUMBER ONE,
A DISTANCE OF 613.51 FEET TO THE POINT OF BEGINNING.
AND ALSO:
ALL RIGHT OF ACCESS, EGRESS, INGRESS, LIGHT, AIR, AND VIEW BETWEEN LOT 7, BLOCK 1, THE
MODEL LAND COMPANY SUBDIVISION OF SECTION 15, TOWNSHIP 36 SOUTH, RANGE 40 EAST,
ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 1, PAGE 41, OF THE PUBLIC
RECORDS OF ST. LUCIE COUNTY, FLORIDA, AND THE U.S. HIGHWAY NUMBER ONE, ALONG THE
FOLLOWING DESCRIBED LINE:
COMMENCING AT THE NORTHWEST CORNER OF THE NORTHEAST 1/4 OF SAID SECTION 15;
THENCE SOUTH 00°17'27" EAST, 557.88 FEET ALONG THE WEST LINE OF THE NORTHEAST 1/4 OF
SAID SECTION 15; THENCE NORTH 89°44'01" EAST, 78.00 FEET TO THE EAST RIGHT OF WAY LINE
OF U.S. HIGHWAY NO. ONE; THENCE NORTH 00°17'27" WEST ALONG THE EAST RIGHT OF WAY
LINE FOR U.S. HIGHWAY NUMBER ONE, 328.95 FEET TO THE POINT OF BEGINNING OF THE
DESCRIBED LIMITED ACCESS RIGHT OF WAY LINE; THENCE NORTH 00°17'27" WEST ALONG THE
EAST RIGHT OF WAY LINE OF U.S. HIGHWAY NUMBER ONE, 82.50 FEET TO THE END OF THE
DESCRIBED LIMITED ACCESS RIGHT OF WAY LINE.
LESS AND EXCEPT THE SOUTH 216.10 FEET FROM THE ABOVE DESCRIBED PARCEL.
LESS AND EXCEPT THE WEST 20.00 FEET OF THE SOUTH 140.92 FEET OF THE REMAINDER OF THE
ABOVE DESCRIBED PARCEL, AS MEASURED FROM THE EXISTING EAST RIGHT OF WAY LINE OF
THE STATE ROAD FIVE (U.S. HIGHWAY NUMBER ONE), AS SHOWN ON THE FLORIDA
DEPARTMENT OF TRANSPORTATION RIGHT OF WAY MAP SECTION NUMBER 94010-2500, SHEET 9
OF 31, DATED 07-07-09.
LESS AND EXCEPT THE WEST 19.00 FEET OF THE NORTH 256.51 FEET OF THE REMAINDER OF THE
ABOVE DESCRIBED PARCEL, AS MEASURED FROM THE EXISTING EAST RIGHT-OF-WAY LINE OF
THE STATE ROAD FIVE (U.S. HIGHWAY NUMBER ONE), AS SHOWN ON THE FLORIDA
DEPARTMENT OF TRANSPORTATION RIGHT-OF-WAY MAP SECTION NUMBER 94010-2500, SHEET 9
OF 31, DATED 07-07-09.
ADDRESS: U.S. HIGHWAY 1
FORT PIERCE, FLORIDA
NOTES:
SUBJECT TO ANY APPLICABLE EASEMENTS, RIGHTS-OF-WAY, OR OTHER RESTRICTIONS OF
RECORD. TITLE EXCEPTIONS SHOWN HEREON ARE PER OLD REPUBLIC NATIONAL TITLE
INSURANCE COMPANY COMMITMENT NUMBER: TAYLOR FCH PROP, DATED DECEMBER 28, 2020.
A SEARCH OF THE PUBLIC RECORDS HAS NOT BEEN MADE BY THIS OFFICE.
BEARINGS SHOWN HEREON ARE BASED UPON THE EASTERLY RIGHT OF WAY OF U.S.
HIGHWAY ONE, AS LAID OUT AND IN USE, HAVING A BEARING S 00°17'27" E. ALL OTHER
BEARINGS ARE RELATIVE THERETO.
LEGAL DESCRIPTION FROM COUNTY DEED RECORDED IN OFFICIAL RECORD BOOK 4263, PAGE
791 OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY.
ELEVATIONS ARE IN FEET AND RELATED TO THE ST. LUCIE COUNTY BENCHMARK "SALLY",
HAVING A PUBLISHED ELEVATION OF 4.0993 METERS NAVD '88 (NORTH AMERICAN VERTICAL
DATUM OF 1988), CONVERTED TO FEET BY MULTIPLYING 3.2808, HAVING A CONVERTED
ELEVATION OF 13.449 FEET. ALL OTHER ELEVATIONS ARE RELATIVE THERETO.
PROPERTY LIES IN F.I.R.M. ZONE "X", AS SHOWN ON PANEL 12111C0277K, DATED 2/19/20.
FLOOD ZONES ARE APPROXIMATE AS SCALED FROM FLOOD INSURANCE RATE MAPS.
IN ACCORDANCE WITH CHAPTER 5J-17.051, ADDITIONS OR DELETIONS TO SURVEY MAPS OR
REPORTS BY OTHER THAN THE SIGNING PARTY, IS PROHIBITED WITHOUT WRITTEN
CONSENT OF THE SIGNING PARTY.
UTILITIES SHOWN HEREON ARE VISIBLE ABOVE GROUND FEATURES. ADDITIONAL
SUBSURFACE UTILITIES AND OR FEATURES MAY EXIST.
THERE MAY BE ADDITIONAL RESTRICTIONS THAT ARE NOT SHOWN ON THIS SURVEY, THAT
MAY BE FOUND IN THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA.
NOT VALID WITHOUT THE ORIGINAL SIGNATURE AND SEAL OF A FLORIDA LICENSED
SURVEYOR AND MAPPER.
PUBLIC WATER & SEWER AVAILABLE.
THE EXPECTED USE OF THE SURVEY AND MAP IS COMMERCIAL.
ALL DISTANCES AND ELEVATIONS SHOWN ARE IN ACCORD WITH THE UNITED STATES
STANDARD USING FEET.
ALL DIRECTIONAL MEASUREMENTS SHOWN ARE IN THE FORMAT OF DEGREES, MINUTES
AND SECONDS.
LOT CONTAINS: 215,743 SQUARE FEET OR 4.95± ACRES.
BOUNDARY AND TOPOGRAPHIC SURVEY FIELD DATE: 12-30-20.
CERTIFIED TO: STEVEN AND CHAD TAYLOR; FEE AND FEE, PLLC; OLD
REPUBLIC NATIONAL TITLE INSURANCE COMPANY; FCH PROPERTIES,
LLC.
STATE OF FLORIDA (PSM)#6285
PROFESSIONAL SURVEYOR AND MAPPER
ROBERT F. KEMERSON
L E G E N D
A B B R E V I A T I O N S L E G E N D
ILLEGIBLEILL
P PLAT
POINT OF COMPOUND CURVATURE
PRESSURE CLEAN OUT (SANITARY) PERMANENT CONTROL POINT
PARKER KALON NAIL AND DISK
PARKER KALON NAIL AND TIN TAB
POINT OF CURVATURE
PAGE
PARKER KALON NAIL
POINT OF INTERSECTION
PLASTIC FENCE
PLAT BOOK
PC
PCC
PCO PCP
PG
PK
PI
PK&D
PK/TT
PF
PB
NOT PLOTTABLE
NORTH AMERICAN VERTICAL DATUM
PROPERTY LINE
OVERHEAD ELECTRIC
OVERHEAD EASEMENT
OFFSET
NUMBER
NAIL AND DISK
NAIL
MINIMUM
OFFICIAL RECORD
NON-APPLICABLE
OFFICIAL RECORD BOOK
P/L
OHE
OE
O/S
N.P.
NO
NAVD
N&D
N
MIN
OR
NA
ORB
MEAN HIGH WATER LINE
MAN HOLE
MEASURED
MITERED END SECTION
MEASURED
LICENSED SURVEYOR
LIGHT POLE
LICENSED BUSINESS
LENGTH
IRON PIPE
IRON ROD
INVERT
MHWL
MH
MEAS
MES
M
LS
LP
LB
L
IP
IR
INV
INTERSECTIONINT
APPROXIMATEAPRX
BM BENCHMARK
DRAINAGE & UTILITY EASEMENT
CONCRETE BLOCK STRUCTURE
ELECTRIC SERVICE BOX
ELECTRIC METER
ENCROACHMENT
EDGE OF WATER
EDGE OF PAVEMENT
ELEVATION
DRAINAGE EASEMENT
DUCTILE IRON PIPE
DRAINAGE MANHOLE
ELEVATION
ESB
EM
ENC
EOW
EP
ELEV
D.E.
EL
DMH
DUE
DIP
CM CONCRETE MONUMENT
CORRUGATED METAL PIPE
DELTA ANGLE
CORRUGATED PLASTIC PIPE
CORNER
CONCRETE POWER POLE
DRAIN FIELD
CONCRETE
CLEAN OUT
COVERED
CONSTRUCTION
DEED INFORMATION
CONCRETE SLAB
COVERED ENTRY
COVERED PORCH
CMP
COV
D/F
D
Δ
COR
CPP
CONC
CO
CONST
CPPIPE
CS
CE
COVP
CULPEPPER & TERPENING
CENTERLINE
CUT OUT
CABLE TELEVISION BOX
BARBED WIRE
BACK OF WALK
BEARING
CHAIN LINK FENCE
CATCH BASIN
CURB AND GUTTER
CHORD
CALCULATED
BACK OF CURB
CL
C/O
CATV
C&T
BRG
CHD
C&G
BW
CB
CBS
CLF
BOW
C
BOC
BUFFER EASEMENT
ASPHALT
BUILDING
BACK FLOW PREVENTOR
BLOCK
BFP
BLDG
ASP
BE
BLK
ESMT
EXT
EX.
FNC
FFE FH
FND
FPL
HGW
EASEMENT
EXISTING
EXTENDED
FENCE
FINISHED FLOOR ELEVATIONFIRE HYDRANT
FOUND
FLORIDA POWER & LIGHT
HOG WIRE
A/C
ANC
AP
AC
AIR CONDITIONING
ACRE
ANCHOR
ANCHOR POLE
HYD ICV HYDRANTIRRIGATION CONTROL VALVE
HEADWALL HW
TELEPHONE RISERTR
WOOD POWER POLE
UNDER CONSTRUCTION
TRAFFIC SIGNAL BOX
WP
WS
WPP
WM
WL
WD
VC
U.E.
UP
WATER SERVICE
WELL POINT
WATER METER
WOOD
WATER LINE
VALLEY CURB
UTILITY EASEMENT
UTILITY POLE
U/C
TYPTWP
TSB
TT
TRANS
TYPICALTOWNSHIP
TIN TAB
TRANSFORMER
POWER POLE
PROPOSED
PSM
PP
POB
POC
PLS
PROP
PRO
PRM
PRC
PROFESSIONAL SURVEYOR & MAPPER
POINT OF COMMENCEMENT
POINT OF BEGINNING
PRORATED DISTANCE
PROFESSIONAL LAND SURVEYOR
PERMANENT REFERENCE MONUMENT
POINT OF REVERSE CURVATURE
RANGE
SECTION
RIGHT-OF-WAY
ROD AND CAP
RADIUS
RADIUS POINT
SIDEWALK
SQUARE FEET
PVC P.U.E.
SEC
RGE
R/W
R&C
RCP
RP
RLS
S/W
SMHSBT
SF
STANDARD
SANITARY VALVE
SWALE
STORY
TAX MAP
TOE OF SLOPE
TOP OF BANK
TRAVERSE POINT
STD
SV
SWL
STU
TM
TOB
TOE
TP
SLP
POLYVINYL CHLORIDEPRIVATE UTILITY EASEMENT
REINFORCED CONCRETE PIPE
REGISTERED LAND SURVEYOR
SANITARY SEWER MANHOLESOUTHERN BELL TELEPHONE
STREET LIGHT SUPPORT POLE
PSWL PLASTIC SWALEPTPOINT OF TANGENCY
SHP SHIP SPIKE OR BOLT
O/A OVERALL RRS RAILROAD SPIKE
IP&P IRON PIPE & PLUG
CURB INLETCI
ELECTRICAL CONTROL PANELECP
DC "D" CURB
DROP INLETDI
"F" CURBFC
FACE OF WALKFOW
FACE OF CURBFOC
GREEN AREAGA
GRINDERGRD
ELEC ELECTRIC
HC HEADER CURB
LIFT STATIONLFST
MAX MAXIMUM
MONITORING WELLMW
IW IRRIGATION WELL
PAVEMENTPAVE
VLT VAULT
ALUMINUMAL
DIAMETERDIA
FIRE DEPARTMENT CONNECTIONFDC
NTS NOT TO SCALE
LOCATIONLOC
RR RAILROAD
TOP OF ASPHALTTA
IDENTIFICATIONID
SANITARY SEWERS.S.
FLORIDA EAST COAST RAILROADFECRR
TELEPHONE MANHOLETMH
GMH GAS MANHOLE
GROUNDGND
MN MAGNETIC NAIL
P/C PROPERTY CORNER
BRICK PAVERSBP
SPC STATE PLANE COORDINATES
UNDER WATERUW
MB MAIL BOX
EDGE OF CONCRETEEC
UR UTILITY RISER
LAKE MAINTENANCE EASEMENTLME
HDPE HIGH DENSITY POLYETHYLENE
SLCR ST LUCIE COUNTY RECORDS
METES AND BOUNDSM&B
IRRIGATION CONTROL VALVEICV
IV IRRIGATION VALVE
R
SEPTIC TANKST
PARKINGPRKG
HCP HANDI-CAP WV WATER VALVE
ROOF LINERFL
IRR IRRIGATION
MN&D MAGNETIC NAIL & DISK
&
S
U
R
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L
C
BO
U
N
D
A
R
Y
A
N
D
T
O
P
O
G
R
A
P
H
I
C
SU
R
V
E
Y
PR
E
P
A
R
E
D
F
O
R
ST
E
V
E
N
A
N
D
C
H
A
D
T
A
Y
L
O
R
= OAK TREE
NSLRWCD NORTH SAINT LUCIE RIVER WATER
CONTROL DISTRICT
= PINE TREE
= PALM TREE
= CURB INLET TYPE 5
= CONCRETE POWER POLE
= ELECTRIC SERVICE BOX
= SEWER VALVE
= WOOD POWER POLE
EXCEPTIONS TABLE
EXCEPTION
No.PAGE(S)DESCRIPTION
5 114 25
O.R.
BOOK
FPL EASEMENT
BLANKET-AFFECTS
6 413 930 ACCESS EASEMENT
AFFECTS-SHOWN4262821
7 610 621 RIGHT OF WAY
AFFECTS-SHOWN
8 669 702 ACCESS RIGHTS
AFFECTS-N.P.
9 1741 1861 RIGHT OF WAY
AFFECTS-SHOWN
10 PB 1 41 PLAT, AFFECTS-N.P.
11 491 CANAL R/W
AFFECTS-SHOWN
CHANCELLORY
ORDER BOOK
2
12 22 R/W EASEMENT
AFFECTS-N.P.72
13 151 RIGHT OF WAY
AFFECTS-SHOWN15
14 424 UTILITY EASEMENT
AFFECTS-SHOWN3102
15 2472 UTILITY EASEMENT
AFFECTS-SHOWN3144
16 778 TEMP. ACC. EASEMENT
AFFECTS-SHOWN4263
17 787 EASEMENT
DOES NOT AFFECT4263
N:\Projects\2020\20-2287 McCarty - US Highway 1\20-2287 BNDY TOPO.dwg, BNDY, 3/23/2021 11:07:00 AM
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Travelcamp
FLUMA-7202126098
Location Map
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AD Map
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Aerial Map
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Future Land Use Map
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Zoning Map
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Owner Mail-Out Map
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Environmental resources
FINAL REPORT
TO:Kris McCrain, Planning & Development Services Department
THROUGH:Amy E. Griffin, Environmental Resources Director
Jennifer L. McGee, Environmental Regulations Manager
FROM:Brian Arbeiter, Environmental Planner
DATE:August 2nd, 2021
SUBJECT:Travelcamp Future Land Use Map Amendment
FLUMA-7202126098
Background
The Environmental Resources Department (ERD) is in receipt of the July 12th, 2021 date-stamped submittals from
Planning and Development Services. The applicant is requesting approval to change the future land use of the
southern portion of the subject parcel (Parcel ID 3415-501-0009-000-4) from Transportation/Utility (T/U) to
Commercial (COM). The project is located approximately 1.5 miles south of W Midway Rd at TBD S US Highway
1 in Ft. Pierce and consists of one (1) vacant 4.95-acre parcel (Parcel ID 3415-501-0009-000-4) zoned Commercial
General (CG).
Findings
The subject site is currently vacant and consists primarily of oaks with intermixed invasive species. The heavily
wooded southern third of the subject parcel used to be a part of the neighboring parcel to the south but was recently
sold and combined with the subject parcel. While the current zoning of Commercial General (CG) is consistent
throughout the entire parcel, the future land use remains split due to the recent acquisition. Surrounding future land
uses include Commercial (COM) to the east and west, Commercial (COM) and Residential (RU) to the north, and
Transportation/Utility (T/U) to the south.
The proposed future land use text amendment application is being submitted concurrently with the site plan submittal
for an RV sales and repair center. Environmental impacts, specifically tree mitigation and landscaping, will be
addressed through the site plan process.
Recommendation
ERD has no objection to the proposed future land use text amendment request.
Please contact Brian Arbeiter at 772-462-2866 if you have any questions.
Page 59 of 79
Date Mailed: September 3, 2021
Planning and Development Services Department (772) 462-2822
Applicant:
Salem Hassan Travelcamp, LLC
9070 Beach Boulevard
Jacksonville, FL 32216
Agent of Record:
Michael McCarty
McCarty & Associates
309 SW Osceola Street, Suite 104 Stuart, FL 34994
Project Location:
TBD – South U.S. Highway 1
Port St. Lucie, FL 34982
Project File Number:
FLUMA-7202126098
Parcel ID Number:
3415-501-0009-000-4
Zoning District:
CG (Commercial, General)
Existing Future Land Use:
T/U (Transportation/Utilities) &
COM (Commercial)
Proposed Future Land Use:
COM (Commercial)
Public Hearing Notice
Thursday, September 16, 2021
Notice of Proposed Future Land Use Map Amendment
PLANNING AND ZONING COMMISSION
«CuO1FirstName» «CuO1Last-Name»
«CuO2FirstName» «CuO2Last-Name»
«CuOStreet1» «CuOStreet2»
«CuOCity», «CuOState» «CuOPost-al»
Meeting Time:
6:00 PM (or soon thereafter)
Location:
BOCC Chambers
SLC Administration Annex,
2300 Virginia Avenue, Fort Pierce, FL 34982
You are receiving this notice because you are a property owner within 500-feet of the proposed petition.
Project Description Petition submitted by McCarty & Associ-ates on behalf of Travelcamp, LLC, for an Amendment to the Comprehensive Plan
Future Land Use Map, to redesignate the
1.75-acre southern portion of the subject
parcel from T/U (Transportation/Utilities)
to the COM (Commercial) category.
The applicant has submitted a concurrent
Minor Site Plan application to construct a
6,000 ft2 display/showroom and an 8,000
ft2 maintenance shop for Recreational Ve-hicle sales Staff Recommendation: Staff recommends the Planning & Zoning Commission forward a recommendation of approval to the Board of County Commis-sioners for the proposed petition. The St. Lucie County Planning and Zoning
Commission has the power to review and
recommend to the St. Lucie County Board
of County Commissioners, for approval or
disapproval, any applications within their
area of responsibility.
The Planning and Zoning Commission
strongly encourages your input and com-
ment at the public hearing. You may also
mail or email written comments regarding
this proceeding in advance of the public
hearing for inclusion in the official record.
Written comments to the Planning and
Zoning Commission should be received
by the Planning and Development Ser-
vices Department-Planning Division at
least three (3) days prior to the scheduled
public hearing.
Anyone with a disability requiring accom-modations to attend this meeting may contact the SLC Community Risk Manag-er at least 48 hours in advance at (772) 462-1546 or TDD (772) 462-1428 Further details are available in the Planning & Development Services De-partment- Planning Division please contact:
Staff Kris McCrain
Tel (772) 462-1265 Email McCrainK@stlucieco.org Mail Planning and Development Services Department 2300 Virginia Avenue Fort Pierce, FL 34982
Page 60 of 79
TR-GCI0721463-01
ST.LUCIE COUNTY PLANNING
AND ZONING COMMISSION
PUBLIC HEARING AGENDA
September 16,2021
NOTICE OF PROPOSED FUTURE LAND USE MAP AMENDMENT
The St.Lucie County Planning and Zoning Commission,acting as the Local
Planning Agency,isscheduled to review and make arecommendation regarding
thefollowingitempetitioned by theFCH Properties LLC,foradoptionbythe Board
of County Commissionersof St.Lucie County,Florida,by Ordinance:
ORDINANCE
APPLICANT:FCH Properties LLC
FILE NUMBER:FLUMA-7202126098
LOCATION(S):TBD -South U.S.Highway 1,Fort Pierce,FL 34982 (East Side,
approximately 380-feet south of Easy Street and the Indian River Estates residential
subdivision)
PARCEL ID:3415-501-0009-000-4
PURPOSE:Proposed Amendment to the Comprehensive Plan Future Land Use Map,to
redesignatea 1.75-acreportion ofthe4.95-acresubject parcelfromT/U(Transportation/
Utilities)to the Commercial (COM)category.
The Planning andZoning Commission PUBLIC HEARINGonthisitem will be held in the
CommissionChambers,Roger Poitras Annex,3rd Floor,St.Lucie County Administration
Building,2300 Virginia Avenue,Fort Pierce,Florida on Thursday,September 16,2021
beginning at 6:00 pmoras soon thereafter as possible.
All interested persons will be given an opportunity to be heard.Written comments
received in advanceofthe publichearingwillalsobeconsidered.Writtencommentstothe
Planning and ZoningCommission should be received by the Planning and Development
Services Department -Planning Division at least three (3)days prior to the scheduled
hearing.Thepetition fileis available forreviewat thePlanning and Development Services
Department –Planning Offices located at 2300 Virginia Avenue,2nd Floor,Fort Pierce,
Florida,during regular business hours.Please call (772)462-2822 or TDD (772)462-
1428 if youhaveany questionsorrequire additional informationaboutthispetition.
The St.Lucie County Planning and Zoning Commission has the power to review and
make a recommendation to the St.Lucie County Board of County Commissioners,for
approval or disapproval,anyapplications withintheir area ofresponsibility.
The proceedings of the Planning and Zoning Commission are electronically recorded.
PURSUANTTOSECTION 286.0105,FLORIDA STATUTES,if aperson decidesto appeal
any decision madeby the Planningand Zoning Commission withrespectto any matter
considered ata meeting or hearing,he or she will needa recordof the proceedings.For
such purpose,he or she may needto ensurethat a verbatim record of the proceedings
is made,whichrecord includes thetestimonyand evidenceupon which the appeal isto
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 publichearingmay be continued to adate certain.
Anyonewith a disabilityrequiring accommodation toattendthis meeting shouldcontact
the St.Lucie County Risk Managerat least forty-eight (48)hours priorto the meetingat
(772)462-1546 orT.D.D.(772)462-1428.
PLANNINGAND ZONING COMMISSION
LOCAL PLANNINGAGENCY
ST.LUCIE COUNTY,FLORIDA
/S/JAMES TAYLOR,CHAIR
PUBLISHDATE:Saturday,September4,2021
ANORDINANCEOF THE BOARDOF COUNTY COMMISSIONERS OFST.LUCIE
COUNTY,FLORIDA,TO AMEND THE COMPREHENSIVEPLAN FUTURE LAND
USE MAP FOR +/-1.75 ACRESOF A 4.95 ACRE PARCEL OFLAND OWNED
BY FCH PROPERTIES LLC,FROM T/U (TRANSPORTATION/UTILITIES)
TO COM (COMMERCIAL);PROVIDING FOR FINDINGS;PROVIDING FOR
CONFLICTING PROVISIONS;PROVIDING FOR SEVERABILITY;PROVIDING
FOR APPLICABILITY;PROVIDING FOR FILING WITH THE FLORIDA
DEPARTMENT OF STATE;PROVIDING FOR FILING WITH THE FLORIDA
DEPARTMENT OF ECONOMIC OPPORTUNITY;PROVIDING FOR AN
EFFECTIVE DATE;AND PROVIDING FOR ADOPTION
Page 61 of 79
ITEM NO.(ID # 2021-52326)
DATE:9/16/2021
AGENDA REQUEST
TO:Planning and Zoning Commission
PRESENTED BY:Jodi Nentwick, Senior Planner
SUBMITTED BY:Planning & Development Services
SUBJECT:A County initiated a Comprehensive Plan Amendment to include a new element
entitled Property Rights. Legislation was passed this year that requires each local
government to adopt a property rights element as a part of their Comprehensive
Plan. ACTING AS THE LOCAL PLANNING AGENCY
BOARD MEMBER DISCLOSURES
BACKGROUND:
House Bill 59 became law on June 29, 2021; and became effective July 1, 2021. The intent of the proposed
amendments is to ensure local governments respect judicially acknowledged and constitutionally protected
private property rights. The intent also is to ensure that private property rights are considered in local
decision-making.
PREVIOUS ACTION:
On January 9, 1990, the Board of County Commissioners of St. Lucie County, Florida, adopted the St. Lucie
County Comprehensive Plan.
FINANCIAL IMPACT:
N/A
RECOMMENDATION:
Staff recommends the Planning & Zoning Commission, acting as the Local Planning Agency, recommend the
Board of County Commissioners adopt a Comprehensive Plan Text Amendment to include a new element
entitled “Property Rights”.
COMMISSION ACTION:
RESULT:
MOVER:
SECONDER:None
Page 62 of 79
AYES:None
NAYS:None
EXCUSED:None
Coordination/Signatures
Date: September 10, 2021
Leslie Olson, Planning & Development Services Director
Date: September 13, 2021
Daniel McIntyre, County Attorney
Date: September 13, 2021
Mark Satterlee, Deputy County Administrator
Page 63 of 79
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: September 7, 2021 SUBJECT: Comprehensive Plan Text Amendment: to add a New Element Entitled “Property Rights” Pursuant to Chapter 163, Florida Statues – TCP-8202126110
A County initiated a Comprehensive Plan Amendment to include a new element entitled Property Rights. Legislation was passed this year that requires each local government to adopt a property rights element as a part of their Comprehensive Plan. BACKGROUND:
House Bill 59 became law on June 29, 2021; and became effective July 1, 2021. The intent of the proposed amendments are to ensure local governments respect judicially acknowledged and constitutionally protected
private property rights. The intent also ensures private property rights are considered in local decision making.
ANALYSIS:
According to the bill, this element needs to be adopted either simultaneous with other comprehensive plan amendments or prior to the adoption of other comprehensive plan amendments, except small scale future land
use map amendments. The bill sets forth the statement of rights as follows:
The following rights shall be considered in local decision making:
• The right of a property owner to physically posses and control his or her interests in the property, including easements, leases, or mineral rights.
• The right of a property owner to use, maintain, develop, and improve his or her property for personal use or for the use of any other person, subject to state law and local ordinances.
• The right of the property owner to privacy and to exclude others from the property to protect the owner’s processions and property.
• The right of a property owner to dispose of his or her property through sale or gift.
PUBLIC NOITCE
An advertisement was displayed in the local newspaper on September 5, 2021, specifying the Planning & Zoning Commission’s Public Hearing, acting as the Local Planned Agency.
Page 64 of 79
Project Name: Property Rights Element Project No. TCP-8202126110
2
STAFF RECOMMENDATION:
Staff recommends the Planning & Zoning Commission, acting as the Local Planning Agency, recommend the Board of County Commissioners adopt a Comprehensive Plan Text Amendment to include a new element entitled “Property Rights”.
Page 65 of 79
Ordinance No. 2021-XX File No. TCP-8202126110 Page 1
.
ORDINANCE NO. 2021-XX
FILE NO. TCP-8202126110
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE
COUNTY, FLORIDA, PROVIDING FOR THE AMENDMENT OF THE ST. LUCIE
COUNTY COMPREHENSIVE PLAN TO ADD A NEW ELEMENT ENTITILED
“PROPERTY RIGHTS” PURSANT TO CHAPTER 163, FLORIDA STATUES; PROVIDING
FOR CONFLICTING PROVISIONS; PROVIDING FOR SEVERABILITY; PROVIDING
FOR APPLICABILITY; PROVIDING FOR FILING WITH THE DEPARTMENT OF
STATE; PROVIDING FOR ADOPTION; PROVIDING FOR FILING WITH THE STATE
LAND PLANNING AGENCY, PROVIDING AN EFFECTIVE DATE; PROVIDNG FOR
ADOPTION
WHEREAS, the County initiated comprehensive plan text amendment, proposes
to include a new element entitled “Property Rights” as required by House Bill 59
and as outlined in Exhibit “A”; and
WHEREAS, the Board of County Commissioners of St. Lucie County, Florida,
based on the testimony and evidence, including but not limited to the staff report,
has made the following determinations:
1. On January 9, 1990, the Board of County Commissioners of St. Lucie
County, Florida, adopted the St. Lucie County Comprehensive Plan.
2. The Board of County Commissioners of St. Lucie County, as the governing
body of St. Lucie County having jurisdiction over this application pursuant
to Chapter 163, Florida Statues, is authorized and empowered to consider
amendment to the adopted Comprehensive Plan of St. Lucie County.
3. On _________, the St. Lucie County Planning and Zoning Commission
acting as the Local Planning Agency held a public hearing, of which due
notice was published in the St. Lucie News Tribune, and recommended
approval of the proposed amendment to the Board of County
Commissioners.
4. On _________, the Board of County Commissioners of St. Lucie County,
Florida held the first of two required public hearing, of which due notice was
placed in the St. Lucie News Tribune and approved transmittal to the
Department of Economic Opportunity D ivision of Community Planning.
5. On _________, the Board of County Commissioners of St. Lucie County,
Florida, held a public hearing, of which due notice was placed in the St. Lucie
News Tribune, and approved the adoption of the amendments to the
Comprehensive Plan.
Page 66 of 79
Ordinance No. 2021-XX File No. TCP-8202126110 Page 2
.
NOW, THEREFORE, BE IT ORDAINED by the Board of County Commissioners of
St. Lucie County, Florida:
A. ADOPTION OF THE AMENDMENTS
The Board of County Commissioners does hereby adopt the amendments to the
St. Lucie County Comprehensive Plan, attached herein as Exhibit A.
B. CHANGES TO THE COMPREHENSIVE PLAN
The Board of County Commissioners does hereby state its intention to amend the
St. Lucie County Comprehensive Plan proposes to include a new element entitled
“Property Rights” as required by House Bill 59 and as outlined in Exhibit A.
C. CONFLICTING PROVISIONS
Special acts of the Florida Legislature applicable only to unincorporated areas
of St. Lucie County, County Ordinances and County Resolutions, or parts
thereof, in conflict with the Ordinance are hereby superseded by this Ordinance
to the extent of such conflict.
D. SEVERABILITY If any portion of this Ordinance is for any reason held or declared to be
unconstitutional, inoperative or void, such holding shall not affect the remaining
portions of this Ordinance. If this Ordinance or any provisions thereof shall be
held to be inapplicable for any person, property, or circumstances, such holding
shall not affect its applicability to any other person, property or circumstances.
E. APPLICABILITY OF ORDINANCE
This Ordinance shall be applicable as stated in Paragraphs A and B.
F. FILING WITH THE DEPARTMENT OF STATE
The Clerk is hereby directed forthwith to send a certified copy of the Ordinance
to the Bureau of Laws, Department of State, The Capitol, Tallahassee, Florida,
32304.
Page 67 of 79
Ordinance No. 2021-XX File No. TCP-8202126110 Page 3
.
G. FILING WITH THE STATE LAND PLANNING AGENCY
The Planning and Development Services Director shall send a certified copy of
the Ordinance to the Department of Economic Opportunity, Community
Planning and Development Programs, 107 East Madison Street, Caldwell
Building, Tallahassee, Florida 32399-4120.
H. EFFECTIVE DATE
This Ordinance shall take effect thirty-one (31) days after the adoption. If the
Ordinance is challenged within thirty (30) days after adoption, the Ordinance
shall not be effective until the State Land Planning Agency or Administration
Commission respectively issues a final order finding the adopted amendment in
compliance in accordance with Section 163.3184(10), Florida Statues.
I. ADOPTION.
After motion and second, the vote on this Ordinance was as follows:
Chris Dzadovsky, Chair XXX
Sean Mitchell, Vice Chair XXX
Linda Bartz, Commissioner XXX
Frannie Hutchinson, Commissioner XXX
Cathy Townsend, Commissioner XXX
PASSED AND DULY ENACTED this ___ day of __________________.
Attest: Board of County Commissioners
St. Lucie County, Florida
By:
Deputy Clerk Chair
Approved As To Form and
Correctness:
By:
County Attorney
Page 68 of 79
Ordinance No. 2021-XX File No. TCP-8202126110 Page 4
.
Exhibit “A”
PROPERY RIGHTS ELEMENT GOALS, OBJECTIVES AND POLICIES
Goal 14.1: The County shall make Planning and Development Decisions with respect for property rights and with respect for people’s rights to participate in decisions that affect their lives and property. Objective 14.1.1: The County will respect judicially acknowledged and constitutionally protected private property rights. Policy 14.1.1.1 - The County will consider in its decision-making the right of a property owner to physically posses and control his or her interests in the property, including easements, leases, or mineral rights. Policy 14.1.1.2 – The County will consider in its decision-making the right of a property owner to use, maintain, develop, and improve his or her property for personal use or for the use of any other person, subject to state law and local ordinances,
Policy 14.1.1.3 – The County will consider in its decision-making the right of the property owner to privacy and to exclude others from the property to protect the owner’s possessions and property. Policy 14.1.1.4 – The County will consider in its decision-making the right of a property owner to disposes of his and her property through sales or gift.
Page 69 of 79
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Page 76 of 79
THE FLORIDA SENATE
2021 SUMMARY OF LEGISLATION PASSED
Committee on Community Affairs
This summary is provided for information only and does not represent the opinion of any Senator, Senate Officer, or Senate Office.
CS/CS/CS/HB 59 Page: 1
CS/CS/CS/HB 59 — Growth Management
by State Affairs Committee; Civil Justice and Property Rights Subcommittee; Local
Administration and Veterans Affairs Subcommittee; and Rep. McClain and others
(CS/CS/CS/SB 496 by Rules; Judiciary; Community Affairs; and Senator Perry)
Under current law, local governments create and adopt local comprehensive plans to control and
direct land use and development within a county or municipality. The Department of Economic
Opportunity oversees the local comprehensive plan system at the state level. Notwithstanding,
local governments in the state retain ample independence in the substance of land use regulation
of private property within their jurisdiction. The bill amends various sections of Florida law
related to local government regulation of land, which is commonly referred to as “growth
management.”
Comprehensive Plans
The bill amends s. 163.3167, F.S., to provide that all local comprehensive plans effective, rather
than adopted, after January 1, 2016, and all land development regulations adopted to implement
the plan, must incorporate development orders existing before the plan's effective date, may not
impair the completion of a development order, and must vest the density and intensity approved
on the effective date of the comprehensive plan.
Property Rights Element
The bill requires all local governments to adopt a property rights element in their comprehensive
plans. The bill provides a model statement of property rights a local government may adopt to
satisfy this requirement. Notwithstanding, a local government may adopt a distinct property
rights element as long as it does not conflict with the model statement. This bill provision
instructs local governments to consider certain private property rights when regulating land. The
bill directs local governments to adopt this element by the earlier of its next proposed plan
amendment initiated after July 1, 2021, or the date of its next comprehensive plan evaluation, as
required by s. 163.3191, F.S.
Altering a Development Agreement
The bill provides that a development agreement between a local government and a party, or its
designated successor in interest, may be amended or canceled without securing the consent of
parcel owners that were initially subject to the development agreement unless the amendment
directly modifies the land uses of an owner's property.
Department of Transportation
The bill requires the Department of Transportation, when disposing of surplus real property, to
give the property's prior owner the right of first refusal to purchase the property. This right of
first refusal only applies to the department's disposal of property acquired within 10 years before
the date of disposition.
Page 77 of 79
2021 Summary of Legislation Passed Committee on Community Affairs
This summary is provided for information only and does not represent the opinion of any Senator, Senate Officer, or Senate Office.
CS/CS/CS/HB 59 Page: 2
Developments of Regional Impact
The bill specifies that development agreements for certain developments of regional impact that
are classified as "built out" may be amended using the processes adopted by local governments.
Any such amendment may authorize the developer to exchange approved land uses if the
developer demonstrates that the exchange will not increase impacts to public facilities. This
applies to such agreements and amendments effective on or after April 6, 2018.
If approved by the Governor, these provisions take effect July 1, 2021.
Vote: Senate 38-0; House 82-32
Page 78 of 79
Planning and Development Services Department Planning Division M E M O R A N D U M
ITEM 9.D. SUGGESTED MOTIONS:
MOTION TO APPROVE
AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING,
INCLUDING STAFF COMMENTS, I HEREBY MOVE THAT THE PLANNING AND ZONING
COMMISSION, ACTING AS THE LOCAL PLANNING AGENCY FOR ST. LUCIE COUNTY
RECOMMEND THAT THE ST. LUCIE BOARD OF COUNTY COMMISSIONERS APPROVE
TRANSMITTAL OF THE PROPOSED COMREHENSIVE PLAN TEXT AMENDMENT TO ADD A
NEW ELEMENT ENTITLED PROPERTY RIGHTS TO STATE LAND AGENCY BECAUSE….
[CITE REASONS WHY - PLEASE BE SPECIFIC]
MOTION TO DENY
AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING,
INCLUDING STAFF COMMENTS, I HEREBY MOVE THAT THE PLANNING AND ZONING
COMMISSION, ACTING AS THE LOCAL PLANNING AGENCY FOR ST. LUCIE COUNTY
RECOMMEND THAT THE ST. LUCIE BOARD OF COUNTY COMMISSIONERS DISAPPROVE
TRANSMITTAL OF THE PROPOSED COMREHENSIVE PLAN TEXT AMENDMENT TO
COMREHENSIVE PLAN TEXT AMENDMENT TO ADD A NEW ELEMENT ENTITLED PROPERTY
RIGHTS TO STATE LAND AGENCY BECAUSE….
.[CITE REASONS WHY - PLEASE BE SPECIFIC]
Page 79 of 79