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Agenda Packet 10.17.2019
PLANNING & ZONING COMMISSION AGENDA ST. LUCIE COUNTY Regular Meeting Thursday, October 17, 2019 6:00 PM St. Lucie County Commission Chambers 2300 Virginia Avenue 3rd Floor of Roger Poitras Building Fort Pierce, FL 34982 BOARD MEMBERS CHAIRMAN CRAIG MUNDT BOARD MEMBER EDWARD LOUNDS BOARD MEMBER WILLIAM O’DELL VICE CHAIRMAN WILLIAM SMITH BOARD MEMBER CHARLES GRANDE AT‐LARGE BOARD MEMBER LAWRENCE “BEAU” SLAY AT‐LARGE BOARD MEMBER JAMES TAYLOR AT‐LARGE BOARD MEMBER RYAN BINNER AT‐LARGE BOARD MEMBER ROBERT LOWE EX‐OFFICIO BOARD MEMBER MARTY SANDERS Mission Statement To provide service, infrastructure and leadership necessary to advance a safe and sustainable community, maintain a high quality of life, and protect the natural environment for all our citizens Page 1 of 286 Regular Meeting Thursday, October 17, 2019 6:00 PM 2 | P a g e WELCOME Please turn off all cellular phones and pagers prior to entering the Commission Chambers. Please note that the Planning and Zoning Commission/Local Planning Agency serves in an advisory capacity to the St. Lucie County Board of County Commissioners and has the power to review and make recommendations to the Board, for approval or disapproval, on any applications within their area of responsibility. The Planning and Zoning Commission strongly encourages your input and comment at the public hearing. Please limit comments to three minutes if possible and be respectful of others’ opinions. For public convenience, all meetings are televised and are provided with wireless internet access. Page 2 of 286 Regular Meeting Thursday, October 17, 2019 6:00 PM 3 | P a g e 1.CALL TO ORDER 2.PLEDGE OF ALLEGIANCE 3.ROLL CALL 4.ANNOUNCEMENTS 5.DISCLOSURE(S) 6.MINUTES A.St. Lucie County Planning & Zoning Commission minutes for the meeting of August 15, 2019 7.PUBLIC COMMENT 8.PUBLIC HEARINGS A.PLANNING & DEVELOPMENT SERVICES 1.Kingsgate Center ‐ Planned Non‐Residential Development (PNRD) Amendment to the Official Zoning Atlas (Rezoning) from the RM‐11 (Residential, Multiple‐family – 11 du/ac) to PNRD (Planned Non‐residential Development) & Preliminary/Final PNRD Site Plan SW Corner of Orange Avenue & Kings Highway Staff recommends the Planning & Zoning Commission forward a recommendation to approve with conditions. 2.Southern Truss Companies ‐ Amendment to the Official Zoning Atlas (Rezoning) from AG‐1 (Agricultural‐1) to IL (Industrial, Light) Staff recommends that the Planning and Zoning Commission forward a recommendation of approval to the Board of County Commissioners. 9.WORKSHOPS A.There are no scheduled items. Page 3 of 286 Regular Meeting Thursday, October 17, 2019 6:00 PM 4 | P a g e 10.OTHER BUSINESS A. There are no scheduled items. 11.AJOURN NOTICE: All proceedings before the Planning and Zoning Commission / Local Planning Agency of St. Lucie County, Florida, are electronically recorded. If a person decides to appeal any recommendation made by the Planning and Zoning Commission / Local Planning Agency with respect to any matter considered at such meeting or hearing, he will need a record of the proceedings. For such purpose, he or she may need to ensure that a verbatim record of the proceedings is made, by hiring their own court reporter at their own expense, to create a record that includes the testimony and evidence upon which the appeal is based. Upon the request of any party to the proceedings, individuals testifying during a hearing will be sworn in. Any party to the proceeding will be granted an opportunity to cross-examine any individual testifying during a hearing upon request. Anyone with a disability requiring accommodation to attend this meeting should contact the St. Lucie County Risk Manager at least forty-eight (48) hours prior to the meeting at (772) 462-1546 or T.D.D. (772) 462-1428. Any questions about this agenda may be referred to St. Lucie County Planning Division at (772) 462-2822. Page 4 of 286 Planning & Zoning Commission Meeting Thursday, August 15, 2019 6:00 PM 1 | P a g e Present Excused PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting August 15, 2019 Convened: 6:00 PM Adjourned: 6:23 PM 1.CALL TO ORDER The meeting was called to order at 6:00 PM by Chair Craig Mundt. A.Pledge of Allegiance B.Roll Call Board Member Billy O'Dell, Chair Craig Mundt, Board Member Ed Lounds, Board Member James A. Taylor, Board Member, Bob Lowe, Vice ‐Chair William R. Smith, Board Member Lawrence "Beau" Slay, Board Member Charles Grande C.Announcements No announcements. D.Disclosure(s) Mr. Grande stated that he spoke with the applicant strictly socially. 2.MINUTES A.St. Lucie County Planning & Zoning Commission minutes for the meeting of June 20, 2019. Mr. Lowe motioned to approve the St. Lucie County Planning & Zoning Commission minutes for the meeting of Thursday, June 20, 2019; Mr. Lowe motioned to approve, Mr. O’Dell seconded. Mr. Taylor stated that the there was a page missing after the public hearing item (FPL Pelican Solar Energy Center‐ Conditional Use Permit). County attorney, Heather Young, stated that her printout of the minutes are cut off as well. Heather Young suggested that the minutes be reviewed prior to approval. Chair Mundt, stated that the minutes be approved as the majority of the board has the full minutes and with the exception of Heather and Mr. Taylor, then the minutes will be accepted as submitted. Page 5 of 286 Planning & Zoning Commission Meeting Thursday, August 15, 2019 6:00 PM 2 | P a g e APPROVE Bob Lowe Billy O'Dell Craig Mundt, Ed Lounds, James A. Taylor, William R. Smith, Lawrence "Beau" Slay, Charles Grande None None RESULT: MOVER: SECONDER: AYES: NAYS: EXCUSED: RESULT: A motion was made to approve all sets of minutes and it passed unanimously. 3.PUBLIC COMMENT No Public Comments. 4.PRESENTATIONS No Presentations. 5.PUBLIC HEARINGS A.St Lucie Gardens ‐ Rezoning from RM‐5 (Residential Multiple‐family‐5) to RM‐9 (Residential Multiple‐family ‐ 9) Presented by Kori Benton, Senior Planner. The applicant, St Lucie Gardens, is requesting a Rezoning from Residential Multiple‐family‐5 (RM‐5) to Residential Multiple‐ family ‐ 9 (RM‐9) in accordance with the County’s Future Land Use for this site (322 Kitterman Road, Port St. Lucie, FL 34952), which is a 9.71 acre property. An ad was placed in newspaper and mail notices were sent to property owners within 500 ft. of petition site, and a public notification sign was placed on the site. Public utilities, water wastewater and electric available on the subject site. This rezoning would allow up to (9) dwelling units per acre. At the sites acreage at 9.71, the applicant could propose up to 87 dwelling units. The applicant has filed a concurrent request for a major site plan proposing development of 81 dwelling units. Future Land Use is Residential Medium (RM) Density Land Use Category; it allows for maximum of residential density of nine (9) dwelling units per gross acre. The proposed rezoning request to RM‐9 is consistent with the Land Use designation of RM. No letters of support or opposition were received. One inquiry was made and no additional comments after discussion. STAFF RECCOMENDATION: Staff recommends that the Planning and Zoning Commission forward a recommendation for approval of the proposed change in zoning to the Board of County Commissioners as the rezoning has been demonstrated to be consistent with the Standards of Review identified in Section 11.06.03 of the Land Development Code, and is consistent with the goals, objectives and policies of the Comprehensive Plan. Question for staff: none Page 6 of 286 Planning & Zoning Commission Meeting Thursday, August 15, 2019 6:00 PM 3 | P a g e Applicant presentation: none Public Hearing closed. Chair Mundt asked if the applicant held a meeting with the neighbors; the answer was No. Mr. Lounds asked about the direction that the drainage will flow. Scott Montgomery, Civil Engineer with C. Calvert Montgomery & Associates Engineering responded. He stated that the property will discharge (other than what will be directed to the NE corner of property near wetland where they will maintain the hydroperiod) and the open outfall Kitterman Rd. drainage swale to the West and couple parcels to the N St. Lucie River Water Control District, then back to the North. Tailwater stages are being designed. Mr. Lounds asked and Mr. Lowe asked Mr. Scott Montgomery various questions. These questions were regarding building height, detention ponds, exit and entrance to Kitterman Rd., including Fire Rescue entrance; water lines; traffic flow and passing lanes. Mr. Montgomery and Mr. Benton provided responses. RESULT:Approve MOVER:Board Member Billy O'Dell SECONDER:Board Member Charles Grande AYES:Craig Mundt, Ed Lounds, James A. Taylor, Bob Lowe, William R. Smith, Lawrence "Beau" Slay NAYS:None EXCUSED:None RESULT: A motion was made to approve staff recommendation and it passed unanimously. 6.WORKSHOPS No Workshops. 7.OTHER BUSINESS Mr. Mundt inquired about the status of the Planning and Zoning Commission meeting for the month of September. Leslie Olson, Director of Planning and Development Services, stated that the department did not have anything scheduled, and that the September meeting can be cancelled at the Board’s discretion. Mr. Mundt proposed that the Planning and Zoning meeting for the month of September be tentatively cancelled. 8.ADJOURN There being no further business to be brought before the Board, the meeting was adjourned at 6:23 PM. Please Note: Final minutes are recorded in the official minute books that are filed with the Clerk of the Circuit Court and available for inspection upon request. Page 7 of 286 Planning and Development Services Department 772.462. 2822 Applicant Orange Avenue WCI LLC. 3065 SE Saint Lucie BLVD Stuart, FL 34997 Applicant BP – OK LLC – Patrick O’Leary 30600 Northwestern Hwy, # 105 Farmington Halls MI, 48334 Agent for Applicant Greg Boggs, ASLA, - Boggs Plan-ning & Landscape Architecture 100 Avenue A, Suite 2E Fort Pierce, FL 34950 Location Southwest corner of Orange Avenue and Kings Highway intersection. Future Land Use MXD, Mixed-use Development – Orange Avenue / I-95 Mixed Use Activity Area Existing Zoning Residential, Multiple-family 11 units per acre (RM-11) Proposed Zoning Planned Non-Residential Develop- ment (PNRD) Kingsgate Center—PNRD Amendment to the Official Zoning Atlas (Rezoning) & Preliminary/Final Planned Non-Residential Site Plan File Number: PNRD-120195447 Project Overview The applicant, BP – OK LLC, is request-ing approval of a Zoning Atlas Amend- ment (Rezoning RM-11 to PNRD) and a Preliminary/Final Site Plan for a Planned Non-Residential Development to devel- op a commercial subdivision. The first phase will consist of a 6,119 square feet of Super Convenience Market with Gas- oline Pumps (Wawa) and a Fast-food restaurant with Drive-thru services (Checkers. Full buildout seeks to add a hotel, a sit-down restaurant, and/or other retails or service oriented uses. Permitted uses requested through the PNRD include Hotels, Motels, and Liq-uor stores, which are classified as Condi- tional Use in the CG, Commercial Gen- eral District . The subject 11.409-acre property is un-developed and currently zoned RM-11 Residential, Multiple-family - 11, with a land use designation of MXD, Mixed- use Development – Orange Avenue / I- 95 Mixed Use Activity Area. The site is identified within a High Intensity area. The subject property lies within the Ur- ban Service Boundary. Fort Pierce Util- ities Authority would provide potable water and wastewater for the proposed project. 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 October 6, 2019 letters were mailed to property owners within a 500 foot radius, and a sign placed on the property. Staff Recommendation Staff recommends the Planning & Zon- ing Commission forward a recommen- dation to approve the Preliminary/Final Planned Non Residential Development (PNRD) Site Plan & Zoning Atlas Amendment (Rezoning) From RM-11 (Residential Multiple-family 11 du/acre) to PNRD with conditions. PLANNING AND ZONING COMMISSION Hearing Date: Thursday, October 17, 2019 Project Location: Southwest corner of Orange Avenue & Kings Highway intersection. Location Map: Page 8 of 286 Planning and Development Services Department Planning Division M E M O R A N D U M GENERAL INFORMATION Owner: Applicant: Orange Avenue WCI LLC. 3065 SE Saint Lucie BLVD Stuart, FL 34997 BP – OK LLC – Patrick O’Leary, President 30600 Northwestern Highway Ste. 105 Farmington Halls MI, 48334 Agent for Applicant: Greg Boggs, ASLA, - Boggs Planning & Landscape Architecture 100 Avenue A, Suite 2E Fort Pierce, FL 34950 Type of Development: Non-residential Subdivision: Retail, Service & Hospitality Name of Proposed Subdivision: Kingsgate Center Location: Southwest corner of Orange Avenue and Kings Highway intersection. Parcel ID Numbers: 2311-411-0004-000-1 Parcel Size: +/- 11.41-acres Current Zoning District: Residential, Multiple-family 11-units per acre (RM-11) Proposed Zoning District: Planned Non-Residential Development (PNRD) Maximum Building Height: Fifty (50) Feet TO: Planning & Zoning Commission THROUGH: Ben Balcer, Assistant Director Linda Pendarvis, Planning Manager FROM: Kori Benton, AICP, Assistant Planning Manager DATE: October 9, 2019 SUBJECT: Kingsgate Center – Commercial Subdivision Zoning Atlas Amendment (Rezoning) & Preliminary/Final Planned Non Residential Development (PNRD) Site Plan Page 9 of 286 Kingsgate Center PNRD PNRD Rezoning & Preliminary/Final Plan October 9, 2019 Page 2 Future Land Use(s): MXD, Mixed-use Development – Orange Avenue / I-95 Mixed Use Activity Area Utilities: Fort Pierce Utilities Authority (FPUA) Water & Wastewater / Florida Power & Light (FPL) Electric Adjacent Land Use/Zoning/Uses: Direction Future Land Use Zoning Existing Use(s) North Orange Avenue / I-95 Mixed Use Activity Area CG, Commercial General Undeveloped South Orange Avenue / I-95 Mixed Use Activity Area IL, Industrial Light Undeveloped East Orange Avenue / I-95 Mixed Use Activity Area CG, Commercial General/ IL, Industrial Light Undeveloped (abutting corner) /Truck Stop West Orange Avenue / I-95 Mixed Use Activity Area IL, Industrial Light Undeveloped BACKGROUND INFORMATION Request The applicant, BP – OK LLC, is requesting approval of a Zoning Atlas Amendment (Rezoning) from RM-11 to PNRD and a Preliminary/Final Site Plan for a Planned Non-Residential Development to develop a commercial subdivision in phases. Phase 1 encompasses a 6,119 square feet Super Convenience Market with Gasoline Pumps and a 954 sq. ft. Fast-food restaurant with drive-thru services. Buildout may include a sit- down restaurant, one or two additional fast-food/fast-casual restaurants, and a potential hotel. The applicant has presented a master development plan for the commercial subdivision, as well as tract specific site plans for proposed Tract 1 (Wawa – 1.97-acres), Tract 2 (Checkers - 0.86-acres), and Tract 4 (Water Management & Park Area – 3.41 acres). The project reserves four (4) tracts for future development; 1.22- acres, 1.70-acres, 1.70-acres, and 0.46-acres in size. Future uses are proposed to include selection from various retail trade, repair services, and retail-oriented business & personal services permitted use in the Commercial, General (CG) zoning district and hotels/motels and liquor stores which are conditional uses in the CG district. A complete list is included in the application packet, with a subset of uses presented within the following report. This undeveloped 11.409-acre parcel is with a MXD, Mixed-use Development – Orange Avenue / I-95 Mixed Use Activity Area land use designation, within a High Intensity area. The subject property lies within the urban service boundary (USB). FPUA will provide potable water and wastewater for the proposed project. FDOT is engaged in the Kings Highway reconstruction project, adjacent to the site, which began in September 2018. The improvements include reconstructing the existing two-lane undivided highway with a four‐lane divided roadway including drainage, bicycle lanes, shared use path, sidewalk and other improvements. Page 10 of 286 Kingsgate Center PNRD PNRD Rezoning & Preliminary/Final Plan October 9, 2019 Page 3 Site Plan Overview Proposed Wawa Proposed Checkers Proposed Open Space #1 Park Area #2 Dry Retention #3 Wet Detention #1 #2 #3 Future Development Tracts Page 11 of 286 Kingsgate Center PNRD PNRD Rezoning & Preliminary/Final Plan October 9, 2019 Page 4 Table 1 below provides a project overview and initial phasing plan for the project. Table 1: Kingsgate Center PNRD Project Overview and Initial Phasing Site Size (Acres) Use(s) & Intensity Infrastructure & Amenities Ph a s e 1 Tract 1 1.97 Wawa 6,119 sq. ft. & 16 Fueling Positions Driveways/Access Turn Lane(s) Corridor/Buffer Landscaping Master Stormwater System o Littoral Plantings o Upland Buffer Utilities Joint Drive-aisles & Pedestrian Links, Bicycle Racks Multi-use Path Extension Park Area o Sidewalk(s) & Benches o Sign Kiosk(s) o Trash Cans & Dog Clean-up Tract 2 0.86 Checkers 954 sq. ft., Drive-thru & Outdoor Seating Tract 4 3.41 Water Management & Park Area Fu t u r e P h a s e ( s ) Tract 3 1.22 Lodging or Kingsgate PNRD Use(s) To be determined Potential Improvements: Pedestrian Links, Decks, Gazebo, Water Feature(s), Bicycle Fix-it Stations, Farmer’s Market, etc. Tract 5 1.70 Sit-down Restaurant or Kingsgate PNRD Use(s) Tract 6 1.70 Sit-down Restaurant or Kingsgate PNRD Use(s) Tract 7 0.46 To Be Determined (Kingsgate PNRD Use(s)) TO T A L S Six (6) Commercial Development Tracts 11.32 83,635 sq. ft. Maximum Building Coverage - Cumulative 279,130 sq. ft. Maximum Impervious Area 50 ft. Maximum Height Stated PNRD Design Intent & Planning Objectives The applicant’s stated PNRD objectives, in accordance with Land Development Code (LDC) Section 7.02.01, include; “efficient external siting of outparcels along the primary road frontages, minimization of curb-cuts along the project frontage into the development, planned layout of underground utility lines to minimize costs, interconnected vehicular and pedestrian lanes and sidewalks, and incorporation of enhanced landscaping along the highway frontage, 2 linear paths connecting to public sidewalks, and a small vest pocket park. The inclusion of the park open space and its linkage to the site and perimeters via the 2 landscaped allee’ promenades, and this extension of landscape architecture to the project perimeters, has been agreed will create a project complying with the overall PNRD objectives. Further, the potential uses of the park for seasonal vegetable sales, a site for a food cart, provisions for a dog walk and exercise paths for travelers will create a functional ancillary use for the open space”. Page 12 of 286 Kingsgate Center PNRD PNRD Rezoning & Preliminary/Final Plan October 9, 2019 Page 5 REVIEW OF APPLICATIONS & STAFF ANALYSIS #1 ZONING ATLAS AMENDMENT STANDARDS OF REVIEW SET FORTH IN LAND DEVELOPMENT CODE SECTION 11.06.03 Existing Zoning Designation Proposed Zoning Designation LDC Section 11.06.03 establishes the standards for reviewing Zoning Atlas Amendments. In reviewing an application for Zoning Atlas Amendment, the Planning and Zoning Commission and the Board of County Commissioners shall consider the following: A. Whether the proposed amendment is in conflict with any applicable portions of this Code. The proposed zoning change will not be in conflict with any provisions of the Land Development Code. The subject property is zoned RM-11, Residential, Multi-Family – 11. A rezoning is requested to the Planned Non-Residential Development (PNRD) district to develop a commercial subdivision with six (6) developable tracts centered on travel-related retail trade, repair services, and retail-oriented business & personal services. Pursuant to LDC, Section 7.02.02 – Permitted Use for Planned Non-Residential Development, properties located in any Commercial or Industrial classified land use area, shall be subject to the permitted uses and conditional uses identified in the Commercial, Neighborhood (CN); Commercial, Office (CO); Commercial, General (CG); Commercial Resort (CR); Industrial Light (IL); Industrial Heavy (IH); Utility (U) and (I) Institutional zoning districts, and any non-residential permitted or accessory use identified in the Agriculture- 1 (AG-1), Agricultural-2.5 (AG-2.5), or Agricultural-5 (AG-5) zoning districts. The rezoning to PNRD permits establishing a use set in accordance with LDC Section 7.02.02 – Permitted Use for Planned Non-Residential Development, provided that “the general standards, conditions and requirements, as found in this Code, that pertain to conditional and accessory uses shall be used in the determination of the compatibility of the proposed use(s) with the surrounding land uses in the review of the Planned Nonresidential Development. All applications for Planned Nonresidential Development shall include a complete identification of all planned uses and activities”. Page 13 of 286 Kingsgate Center PNRD PNRD Rezoning & Preliminary/Final Plan October 9, 2019 Page 6 The applicant has identified a collection of retail trade, repair services, and retail-oriented business & personal services which are allowed in the Commercial, General (CG) zoning district as permitted use, pursuant to LDC Section 3.01.03. S. 2., in addition to four (4) conditional uses in the CG district per LDC Section 3.01.03. S. 7. Detailed use proposals are provided within Section #2-A, on Page 15, of this report. B. Whether the proposed amendment is consistent with all elements of the St. Lucie County Comprehensive Plan. The site’s Future Land Use designation is MXD, Mixed-use Development – Orange Avenue / I-95 Mixed Use Activity Area, within a High Intensity area. The purpose of the Mixed Use Development (MXD) Land Use is found in the St. Lucie County Comprehensive Plan, Future Land Use Element, as follows: The intent of the Mixed Use Development (MXD) designation is to identify those areas where innovative land use concepts are encouraged. Application of this district should be with prudence, and should be only to those areas where traditional land use classifications do not afford the desired flexibility and community input in land use planning necessary to address local concerns. Candidates for this district include all I-95 interchange areas, the Treasure Coast International Airport, Community Development Districts created pursuant to Chapter 190, Florida Statutes and areas of special or unique environmental consideration that may not be appropriate for traditional land use designations. Uses within the areas classified as Mixed Use should be segregated as to intensity and indicated in the form of a concept master plan which is to be included as a part of the land use designation process. The following criteria, in addition to those as cited in Objective 1.1.7 (PUD, PNRD & PMUD), are to be used in the development of Mixed Use areas: • Unless otherwise compliant with the identified intensity classification, any change in zoning shall be to the Planned Unit Development (PUD), Planned Non-Residential Development (PNRD) or Planned Mixed Use Development (PMUD), as described in the St. Lucie County Land Development Code. Those properties with compatible existing zoning designations are encouraged to develop under the PUD, PNRD or PMUD regulations. • Residential development shall be regulated by the intensity district in which it is to take place. In no case should gross residential density exceed 15 du/ac. • All uses shall be compatible with adjacent land uses. Page 14 of 286 Kingsgate Center PNRD PNRD Rezoning & Preliminary/Final Plan October 9, 2019 Page 7 In accordance with the Land Use/Zoning District compatibility table, Comprehensive Plan Policy 1.1.1.3, the PNRD (Planned Non Residential Development) zoning district is compatible within the MXD land use designation. The proposed zoning amendment is generally consistent with the Goals, Objectives and Policies of the St. Lucie County Comprehensive Plan, including: Objective 1.1.8: Planned Developments. The County shall continue to support and encourage innovative land use development patterns including planned developments through the adequate provision in the County's Land Development Code including Planned Unit Developments (PUD), Planned Non-Residential Development (PNRD) and the Planned Mixed Use Development (PMUD) zoning designations. Policy 1.1.8.1 – The County shall continue to encourage the use of planned development techniques to conserve open space and environmentally sensitive areas, through the County's Land Development Code which shall include: a. Minimum acreage requirements necessary to support a viable mixed use community providing sufficient design flexibility to allow innovation and creativity in all forms of planned unit developments; b. Minimum open space ratios of 35 percent in all planned developments and including assurances that such areas will remain as open space to protect existing native habitat, to provide for minimum setback needs from adjacent uses, and to provide active and passive recreational as well as visual amenities; c. Provisions ensuring the long term preservation of remaining open spaces; d. A mixed use district combining residential, commercial, recreational, educational, and other income producing uses providing significant functional and physical integration among uses; e. Minimum standards for the provision of on-site shopping, job opportunities and internal trip capture; and, f. Specific requirements to provide efficient, centralized infrastructure (potable water and sanitary sewer). Include specific restrictions on the use of septic tanks, individual wells, and package plants in planned unit developments. g. Development consistent with the Towns, Villages and Countryside Element and the Transfer of Development Rights Program outlined under Objective 11.1.7. A site plan, coupled with the proposed rezoning to PNRD, requires compliance with applicable LDC requirements such as landscaping, buffering, building design, traffic circulation, parking, etc., while achieving non-residential land development of superior quality through encouraging flexible and creative design options in accordance with LDC Section 7.02.01. The site plan meets the County’s land development codes pertaining to open space, site coverage, dimensional standards, and will combine commercial, recreational, and other income producing uses with functional and physical integration among uses. The PNRD development plan provides a minimum open space of 35 percent, however conditions of approval are necessary to assure that such areas will remain as open space to provide for minimum setback needs from adjacent uses, active and passive recreation, and visual amenities. The project is anticipated to provide on-site convenience shopping with limited job opportunities and internal trip capture. Central water and sewer are available at the site via FPUA, with the project providing a private lift-station. Objective 1.1.11: St. Lucie County shall continue to work with the interested groups and agencies to increase and broaden the County’s economic base while expanding existing business and industrial opportunities. Page 15 of 286 Kingsgate Center PNRD PNRD Rezoning & Preliminary/Final Plan October 9, 2019 Page 8 Table 2: Land Use Designation/Zoning Compatibility for MXD Future Land Use Category Zoning MXD, Mixed-Use District Residential Zoning Districts All: R/C, Residential/ Conservation, AR-1, Agricultural, Residential – 1, RE-1, Residential, Estate – 1, RE-2, Residential, Estate – 2, RS-2, Residential, Single-Family – 2, RS-3, Residential, Single-Family – 3, RS-4, Residential, Single- Family – 4, RM-5, Residential, Multi-Family – 5, RMH-5, Residential, Mobile home – 5, RM-7, Residential, Multi-Family – 7, RM-9, Residential, Multi-Family – 9, RM-11, Residential, Multi-Family – 11, RM-15, Residential, Multi-Family – 15 Commercial Zoning Districts All: CN, Commercial, Neighborhood, CO, Commercial, Office, CG, Commercial, General, CR, Commercial, Resort Industrial Zoning Districts IL, Industrial, Light, IH, Industrial, Heavy, IX, Industrial, Extraction Planned Zoning Districts PUD, Planned Unit Development, PNRD, Planned Non- Residential Development, PMUD, Planned Mixed Use Development, PRW, Planned Retail/Workplace, PTV, Planned Town or Village Agricultural & Other Zoning Districts AG-5, Agriculture-5, AG-2.5, Agriculture-2.5, AG-1, Agricultural – 1, U, Utilities, I, Institutional, RF, Religious Facilities, HIRD, Hutchinson Island Residential District, RVP, Recreational Vehicle Park, CPUB, Conservation Public The only zoning district not eligible in the MXD Future Land Use Category is the PCS, Planned Country Subdivision which is reserved for the Towns, Villages, & Countryside (TVC) District. The collective consideration of the proposed PNRD rezoning, proposed uses, and PNRD plan is to determine compatibility with surrounding land uses and whether adequate screening and buffering of adjacent property is provided. The applicant has addressed design and buffering of the proposed PNRD development through the creation of a detailed landscape plan, which has been reviewed and approved by the County’s Environmental Resources Department (ERD). The plan proposes a mix of uses compatible at this developing intersection, adjacent to the I-95 interchange at Orange Avenue and the continued industrial growth along Kings Highway. Policy 1.1.1.1 - The following land use designations/intensities, as indicated on the Future Land Use Maps are provided as the pattern for the future development of the area within unincorporated St. Lucie County. Page 16 of 286 Kingsgate Center PNRD PNRD Rezoning & Preliminary/Final Plan October 9, 2019 Page 9 Policy 1.1.1.1 identifies land use designations/intensities as the pattern for the future development within unincorporated St. Lucie County. The Policy establishes intensity and residential density for MXD Development. Policy 1.1.8.4 establishes density and intensity standards for the Mixed Use activity area, with the subject site located within a High Intensity development area, as follows: 1. High Intensity development areas may include the following types of land uses: Residential 5 to 15 du/acres Institutional 1.5 FAR * Professional Service/Office 1.5 FAR * General Commercial 1.0 FAR * Public Service/Utility 0.5 FAR * Industrial 0.75 FAR * * FAR = Floor Area Ratio The proposed amendment is consistent with the intensity standards for the Mixed Use activity area. 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 1.1.10.3 – Eliminate future scattered and highway strip commercial development (linear pattern of commercial retail uses along road corridors) by providing for the consolidation of access points, installation of landscaping, incorporation of pedestrian access, adherence to the community architectural standards and encouraging the development of commercial centers or nodes consistent with the Future Land Use Map. The County may require a market study to validate land use requests for additional highway strip commercial development. Policy 1.1.10.4 - Restrict strip commercial development to those traffic corridors where such development patterns now exist. The depth of these commercial areas should average 600 feet, with the exceptions to be found at points of arterial intersection. Policy 1.1.10.5 - Interchange development activities should not include commercial activities that are designed to service a small geographic market area. Local service activities should be located near or within the neighborhoods they serve where a mix of uses is appropriate and where pedestrian and bicycle traffic can be encouraged and promoted. The proposed amendment is consistent with commercial area objectives and policies. The project proposes highway-oriented sales and services, providing for consolidation of access points, landscaping, pedestrian access, adherence to the community architectural standards, and the development of a commercial center designed to service the I-95 interchange and Kings Highway market area. C. Whether and the extent to which the proposed amendment is inconsistent with existing and proposed land uses. The properties to the north, west, and south remain vacant, with truck stops established to the east and northeast. These surrounding properties are within the same MXD, Mixed-use Development – Orange Avenue Page 17 of 286 Kingsgate Center PNRD PNRD Rezoning & Preliminary/Final Plan October 9, 2019 Page 10 / I-95 Mixed Use Activity Area, with Medium and High Intensity areas that allow various residential and non- residential uses. Existing & Proposed Land Uses The subject site is presently within the RM-11, Residential, Multi-Family – 11, zoning district. Pursuant to LDC Section 3.01.03 O., "The purpose of this district is to provide and protect an environment suitable for single-family, two-family, three-family, and multiple-family dwellings at a maximum density of eleven (11) dwelling units per gross acre, together with such other uses as may be necessary for and compatible with medium density residential surroundings’. The RM-11 district allows for a variety of residential uses including single-family, duplexes, and multi-family, with limited capacity to develop nonresidential uses. Residential housing could complement adjacent commercial and industrial uses, providing employee housing or immediate client base, the growth of adjacent industry, Interstate 95 travel activities, and the linking arterial roadways (Orange Avenue & Kings Highway) support the County’s vision for a mixed use activity area that expands commerce, centered surrounding community assets, in support of integrating residential, commercial, recreational, and educational uses. The vacant site to the south and west is within the IL, Industrial, Light zoning district. The purpose of the IL district is “to provide and protect an environment suitable for light manufacturing, wholesale, and warehousing activities that do not impose undesirable noise, vibration, odor, dust, or other offensive effects on the surrounding area”. The vacant site to the north is within the CG, Commercial General zoning district, except a +/- 3.5 acre area under construction for stormwater retention as part of the Kings Highway project. The purpose of this district is to provide and protect an environment suitable for a wide variety of commercial uses intended to serve a population over a large market area, which do not impose undesirable noise, vibration, odor, dust, or offensive effects on the surrounding area”. Future development may be in accordance with the IL or CG district guidelines, respectively, or through a planned development adhering to density and intensity standards for the Mixed Use activity area - High Intensity development area including Residential, Institutional, Professional Service/Office, General Commercial, Public Service/Utility, and Industrial, where compatible. Builder’s FirstSource operates a wood truss manufacturing facility approximately 600 ft.to the south. A +/- 200,000 sq. ft. commerce park is situated south of the truss plant, supporting a variety of light industrial and flex users. Future development is expected to include industrial and commercial uses, employing access to I- 95, Kings Highway, and available infrastructure. Amazon recently established a 50,000 sq. ft. last-mile distribution center amongst the Kings Highway Industrial Park, located approximately 1.6 miles to the north along Kings Highway. Treasure Coast Education, Research & Development Authority (TCERDA) St. Lucie County and the University of Florida created a Research, Education and Development Park, comprised of 356 acres, approximately one-half mile to the south. The park is anchored by the USDA’s 170,000-square-foot Horticultural Research Laboratory and University of Florida’s 90,000-square-foot Institute of Food and Agricultural Sciences’ Research and Education Center. The Treasure Coast Research Park is home to more than 200 multi-disciplinary researchers, scientists, educators and staff. With over three (3) square miles of land, the park is planned for 3.3 million square feet of research and advanced manufacturing development and 800 acres of agricultural test fields. Page 18 of 286 Kingsgate Center PNRD PNRD Rezoning & Preliminary/Final Plan October 9, 2019 Page 11 Exhibit 1, below, presents the Research and Education Park Overlay Zone of TCERDA, focused on education, research and scientific institutions, technological entrepreneurial ventures, and support services. Exhibit 1 - Research and Education Park Overlay Zone of TCREDA Exhibit 2- Location Map – Site & Treasure Coast International Airport and Business Park The site is also located within 3 miles of the Treasure Coast International Airport and Business Park (TCIA), which covers 3,660 acres and is operated by St. Lucie County. Airport expansion is underway, with further growth anticipated as infrastructure projects such as Kings Highway reconstruction are completed. Since 2018, world-renowned boat builders Maverick Boat Group and Pursuit have begun or completed nearly 300,000 sq. ft. of expansion. The petition for the subject site, in accordance with LDC Section 7.02.02, seeks uses eligible in the County’s CG, Commercial, General zoning district, through a Planned Non- Residential Development (PNRD). Commercial uses such as gasoline service stations, restaurants and fast-food eating places, food stores, and similar retail are common adjacent to interstate interchanges, and along principle arterial roadways and are compatible with existing and proposed land uses surrounding the site. Petition Site Petition Site TCIA Page 19 of 286 Kingsgate Center PNRD PNRD Rezoning & Preliminary/Final Plan October 9, 2019 Page 12 D. Whether there have been changed conditions that require an amendment. Flying J completed a travel plaza at the northeast corner of the Orange Avenue and Kings Highway intersection in 1998. This development established a +/- 19,000 sq. ft. travel center with a convenience store, café, restaurant, laundry, showers, and 24 fueling pumps on nearly 20-acres. The campus includes extensive truck parking. In 2014, a Love`s Travel Stop & Country store was developed on a 22-acre campus across Kings Highway to the east. Love’s service center features 10,084 sq. ft. in finished area including a travel store, restaurant and 17 gasoline pumps. The facility includes a 6,300 sq. ft. automotive service center and truck-stop parking area to support freight and distribution activities in the region. St. Lucie County recently completed the Sunshine Kitchen at TCERDA, a 10,000-square-foot facility, featuring a professionally equipped, commercial kitchen and research lab designed to help entrepreneurs in the development of commercially viable food ventures. FDOT expanded I-95, adjacent to the site, from two (2) to four (4) lanes from 2015-2016 including interchange improvements at Orange Avenue. FDOT is currently engaged in the Kings Highway (SR 713) reconstruction project, extending from Okeechobee Road (SR 70) to north of the I-95 Overpass, or approximately 3.417 miles. The project began in September 2018 with projected completion in Fall 2022. Improvements include reconstructing the existing two-lane undivided highway with a four‐lane divided roadway, installing a closed drainage system and retention ponds, placing a new highway lighting system, and upgrading signalization with vehicle detection devices and ITS cameras. The new roadway will feature 6.5‐foot-wide shoulders which will dual as buffered bicycle lanes, a 12‐foot-wide shared use path along the west side, and a 6‐foot-wide sidewalk along the east side. Exhibit 3, below, presents the proposed improvements adjacent to the petition site. Exhibit 3: Kings Highway Reconstruction Project Snapshot KINGS HIGHWAY Subject Site Page 20 of 286 Kingsgate Center PNRD PNRD Rezoning & Preliminary/Final Plan October 9, 2019 Page 13 Improvements to Kings Highway and infrastructure provide opportunities to further expand industry, research and scientific institutions, and complimentary business hubs. E. Whether and the extent to which the proposed amendment would result in demands on public facilities, and whether or to the extent to which the proposed amendment would exceed the capacity of such public facilities, including but not limited to transportation facilities, sewage facilities, water supply, parks, drainage, schools, solid waste, mass transit and emergency medical facilities. The subject property is located inside the urban service boundary with access to, or plans to provide, key public services such as water, sewer, transportation, etc. The proposed amendment is anticipated to increase demands on transportation facilities. Scheduled improvements to adjacent roadway networks will support the planned increases, with evaluation reserved for each phase of development to ensure transportation capacity is maintained. The proposed development and its uses are not expected to create significant additional demands on any public facilities in this area, beyond established and eligible uses. The proposed amendment is expected to reduce potential demands on schools, mass transit and emergency medical facilities. All public facilities are expected to operate within the adopted Level of Service Standards, as set forth by the St. Lucie County Land Development Code and Comprehensive Plan. F. Whether and the extent to which the proposed amendment would result in significant adverse impacts on the natural environment. The proposed zoning amendment would not have a significant adverse impact on the natural environment. The site plan, coupled with the proposed rezoning to PNRD, does not present adverse environmental impacts. Site development would impact an existing ditch along the southern property line, classified as Category 3 wetlands. The applicant proposes to plant and maintain littoral zones and upland buffers around created stormwater areas, producing future habitat and accenting green space. A complete report by the Environmental Resources Department is provided Pages 23-24, Section #2-F. G. Whether and the extent to which the proposed amendment would adversely affect the property values in the area. The proposed project requires rezoning to PNRD, or other planned district, due to incompatibility with the RM-11 zoning district, and Future Land Use requirements. A Planned Development, such as a PNRD is required to achieve non-residential land development of superior quality through the encouragement of flexibility and creativity in design options so that property values are not negatively impacted. The PNRD zoning district requires coupling of a site plan for concurrent review to promote development of stable character and compatibility with the surrounding land uses and structures. The applicant has designed the development to reflect a variety of customer oriented commercial uses, in keeping, generally, with the permitted and conditional uses of adjacent properties. Page 21 of 286 Kingsgate Center PNRD PNRD Rezoning & Preliminary/Final Plan October 9, 2019 Page 14 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 properties to the north, west, and immediate south remain vacant. These surrounding properties are within the same MXD, Mixed-use Development – Orange Avenue / I-95 Mixed Use Activity Area, with Medium and High Intensity areas which allow various residential and non-residential uses. The subject property’s current RM-11 zoning category provides for the development of single-family and multi-family residences, with a density of approximately 126 dwelling units. A single-use residential development may be mismatched with the developing intersection and logistics corridor. The proposed amendment would provide an orderly and logical development pattern, offering a transition between industrial and commercial districts, as detailed in Sections C & D above. 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 amendment to the Official Zoning Atlas would not be in conflict with the public interest and is in harmony with the purpose and intent of the St. Lucie County Land Development Code. As stated in LDC. Section 7.02.00 – Planned Non Residential Developments, the purpose of the PNRD is to tie the site plan to the PNRD zoning district in order to achieve non-residential land development of superior quality through the encouragement of flexibility and creativity in design options that: A. Permit creative approaches to the development of non-residential land reflecting changes in the technology of land development; B. Allow for the efficient use of land, which can result in smaller networks of utilities and streets and thereby lower development costs; C. Allow design options that encourage an environment of stable character, compatible with surrounding land uses; and D. Permit the enhancement of neighborhoods through the preservation of natural features, the provision of underground utilities, and the provision of recreation areas and open space. Furthermore, pursuant to LDC Section 7.02.02.A., in determining permitted use possibilities in any PNRD located in a commercial or industrial land use area, such as the subject site, the Board of County Commissioners may consider any permitted, conditional or accessory use, including any standards, conditions and requirements for those uses, as identified in the Commercial, Neighborhood (CN); Commercial, Office (CO); Commercial, General (CG); Commercial Resort (CR); Industrial Light (IL); Industrial Heavy (IH), Utility (U) and (I) Institutional zoning districts, and any non-residential permitted or accessory use identified in the Agriculture-1 (AG-1), Agricultural-2.5 (AG-2.5), or Agricultural-5 (AG-5) zoning districts. Pursuant to LDC Section 3.01.03. S, the applicants’ requested uses are allowed in the Commercial General Zoning District as permitted or conditional use. J. Any other matters that may be deemed appropriate by the Planning and Zoning Commission or the Board of County Commissioners, in review and consideration of the proposed amendment. The Planning and Zoning Commission and the Board of County Commissioners may raise other matters regarding this proposed amendment to the Official Zoning Atlas. The St. Lucie County Jail is located approximately one-half mile to the northwest of the petition site, on North Rock Road. Page 22 of 286 Kingsgate Center PNRD PNRD Rezoning & Preliminary/Final Plan October 9, 2019 Page 15 #2 PRELIMINARY/FINAL SITE PLAN STANDARDS OF REVIEW SET FORTH IN LAND DEVELOPMENT CODE SECTION 11.02.07 Land Development Code, Section 11.02.07 establishes the standards for reviewing Site Plans. Site plan approval shall be granted only if the applicant demonstrates compliance with the standards set forth in proceeding sections. The Planning and Zoning Commission and the Board of County Commissioners shall consider the following: A. Consistency with Local Ordinances and Comprehensive Plan. Consistency with Land Development Code (LDC) Regulations The proposed preliminary/final site plan are generally consistent with the Land Development Code (LDC) Regulations. Kingsgate Center PNRD Uses The PNRD includes and permits this concurrent request to establish eligible district uses in accordance with LDC Section 7.02.02 – Permitted Use for Planned Non-Residential Development. This code provides that PNRD applications for properties located in any Commercial or Industrial classified land use area; may consider “Any permitted, conditional or accessory use, including any standards, conditions and requirements for those uses, as identified in the Commercial, Neighborhood (CN); Commercial, Office (CO); Commercial, General (CG); Commercial Resort (CR); Industrial Light (IL); Industrial Heavy (IH), Utility (U) and (I) Institutional zoning districts, and any non-residential permitted or accessory use identified in the Agriculture- 1 (AG-1), Agricultural-2.5 (AG-2.5), or Agricultural-5 (AG-5) zoning districts of this Code” in “determining the permitted use possibilities” provided that “the general standards, conditions and requirements, as found in this Code, that pertain to conditional and accessory uses shall be used in the determination of the compatibility of the proposed use(s) with the surrounding land uses in the review of the Planned Nonresidential Development. All applications for Planned Nonresidential Development shall include a complete identification of all planned uses and activities”. The applicant has identified a collection of retail trade, repair services, and retail-oriented business & personal services which are allowed in the Commercial, General (CG) zoning district as permitted uses, pursuant to LDC Section 3.01.03. S. 2., in addition to four (4) conditional uses in the CG district per Section 3.01.03. S. 7. Use Eligibility Kingsgate Center PNRD – Permitted Uses Proposed Permitted Use Excerpts (SIC Classification, where applicable) Eating places. (5812) Florists. (5992) Food stores. (54) Gifts, novelties, and souvenirs. (5947) Gasoline service stations. (5541) Car washes (self-service only) -subject to the provisions of Section 7.10.22. (999) Household appliances. (572) Sporting goods and bicycles. (5941) Building materials, hardware and garden supply with limited outdoor storage (52) Hotels and motels. (701)* Liquor stores. (592)* *Conditional Use in the CG Page 23 of 286 Kingsgate Center PNRD PNRD Rezoning & Preliminary/Final Plan October 9, 2019 Page 16 Low THC and medical marijuana dispensing facility. (Subject to distance restrictions from schools) Small Appliance Repair Professional business office including, but not limited to, engineering, accounting, taxes, real estate, insurance Health services - except in-patient care, nursing homes and hospitals. Amusements and recreation services - except stadiums, arenas, race tracks, amusement parks. (79) Beauty and barber services. (723/724) Conditional Veterinary services. (074)* Drinking places (alcoholic beverages) - free-standing. (5813)* *Conditional Use in the CG The applicant proposes hotels/motels and liquor stores as permitted uses in the Kingsgate Center, subject to dimensional, intensity, and design standards of the PNRD and other applicable LDC standards. Additionally, veterinary services and drinking places (alcoholic beverages) - free-standing may be proposed in the subdivision, subject to Conditional Use review in accordance with LDC Section 11.07.00. - Conditional Uses. Site Plan – PNRD Standards & Requirements. The PNRD preliminary/final site plan and proposed non-residential tracts meet the Commercial General (CG) Zoning District lot size, as well as, area, yard, height and other dimensional requirements. All projects within the Kingsgate Center will be subject to the Community Architectural Standards in LDC Section 7.10.24, including building design, architecture, signs, lighting, etc. Traffic and Pedestrian Circulation. Vehicular access to the site is provided by one full-access driveway and once restricted access (right-in/right- out) driveway to Orange Avenue, and a restricted access (right-in/right-out) driveway on Kings Highway. The full-access on Orange Avenue is situated away from the Orange Avenue and Kings Highway intersection, and will be enhanced with a left-turn lane for westbound access. A future right-turn lane is planned, for southbound access into the project from Kings Highway, with any additional development beyond Phase 1. Traffic volume and impacts to adjacent roadway links are addressed in Section C - Adequacy of Public Facilities, below. The applicant is proposing connection to, and extension of, a planned twelve (12) foot wide multi-use path along Orange Avenue and Kings Highway to support bicycle and pedestrian links. Sidewalks will connect each project phase with pedestrian access points emphasized within parking areas. Links are designed to provide access to the proposed park area. Future tract development will extend pedestrian circulation. Parking and Loading. Off-street parking is required in accordance with the Institute of Transportation Engineers’ (ITE) parking standards, and off-street loading in accordance with LDC Sections 7.06.02 A. 3. a and 7.06.02 B. 9., as follows: Page 24 of 286 Kingsgate Center PNRD PNRD Rezoning & Preliminary/Final Plan October 9, 2019 Page 17 Table 3 – Parking Requirements by Proposed Use & Phase Use (Use Code) Intensity Required Parking Provided Parking Off-street Loading Ph a s e 1 Wawa - Super Convenience Market/Gas Station (960) 6,119 sq. ft. 50 53 plus 16 fueling spaces Yes, including Fuel Checkers - Fast Food w/Drive-thru (934) 954 sq. ft. plus Outdoor Dining Area* 9-12 spaces* 9 Yes Fu t u r e Ph a s e s To Be Determined To Be Determined with Future Site Plans & the active ITE Parking Manual Phase 1, collectively, meets minimum parking requirements; however, the Checkers site is deficient as Section 7.10.02. B. 3. e. requires “All outdoor eating areas shall provide for adequate off-street parking. All parking computations shall be as if the outdoor eating areas were fully enclosed”. The applicant’s parking data does not include the intended outdoor dining area. The applicant may consider joint use of Wawa’s surplus spaces, integrate a space waiver as part of the PNRD, or possibly integrate parallel spaces adjacent to the park area (accounting for any applicable ADA requirements). The addition of parallel parking adjacent to the park would provide greater access to the park while offsetting the deficiency. The PNRD plan incorporates bicycle racks at each commercial site and the park area. The loading space for Checker’s should be located south of the driveway to provide a direct connection for loading, while avoiding traffic conflicts. Open Space PNRD projects of ten (10) acres or more require a minimum of thirty-five percent (35%) of the gross area as common open space, which may include parks, recreation areas, bicycle and pedestrian paths and facilities, common open space, common landscaping or planting areas, excluding exclusive stormwater treatment facilities, and parking areas. The applicant has presented an open space plan displayed in Exhibit 4, below: Exhibit 4: Proposed Park & Open Space Future Development Tract Future Development Tract Future Development Tract Park Amenities Walkways, Benches, Bike Rack & Trash Receptacles Landscape Historical Sign Pet Waste Station Page 25 of 286 Kingsgate Center PNRD PNRD Rezoning & Preliminary/Final Plan October 9, 2019 Page 18 The project presents roughly 4-acres of open space, water management, and landscape areas to be developed in Phase 1, and maintained by a Kingsgate Property Owners Association for common area maintenance to fulfil the 35% PNRD open space requirement. The stated design features the park open space by connection to commercial sites and project entrances via two landscaped allee’ promenades, extending landscape architecture to the project perimeters. Park amenities welcome public use to form an environment desired within a planned commercial center. Proposed park uses include seasonal vegetable sales, a featured food cart, provisions for a dog walk and exercise paths for travelers, and similar ancillary uses. The park and stormwater doubling as open space are situated in the site’s southwest quartile to maximize commercial use exposure along adjacent roadways and buffer the center from industrially zoned property to the west and south. The placement tends to leave the park at the back of proposed and future uses challenging visibility, attraction, and security. Open space design nuances and a maintenance commitment are critical to long-term function and value. Exhibit 5: Potential Park Amenities – Sense of Place Tourism/Visitor Kiosk Destination Way-finder Historical Sign with Clustered Amenities The applicant is encouraged to formulate a schedule of potential park amenities for implementation by future development of Tracts 4, 5 & 6, with objectives in providing connectivity, allure, and interaction enhancements. Fixtures such as a Tourism/Visitor Kiosk, Destination Wayfinding sign, and historical sign(s) with clustered amenities could create appeal. Highlighting local assets and destinations such as beaches, the Indian River Lagoon, Downtown, the Sunrise Theater, Navy Seal Museum, Backus Museum, Airport, Port of Fort Pierce, Greenways & Trails, and Mets’ Stadium, would showcase St. Lucie County. Incorporating local history, such as the site’s location along the historic Florida Cracker Trail may further create a sense of place. Exhibit 6, below overlays additional enhancements, such as a water feature in the stormwater treatment area, walking trail(s), deck walkway connecting the green space to future development, and parallel parking along the park to consider initially and with future phases. Page 26 of 286 Kingsgate Center PNRD PNRD Rezoning & Preliminary/Final Plan October 9, 2019 Page 19 Exhibit 6: Water Feature, Walking Trail, Deck Walkway & Parallel Parking Concepts Parallel parking may provide greater access to the park, and provide an opportunity for innovation through future addition of Electronic Vehicle (EV) charging stations, or other travel amenities. Exhibit 7, below, displays retail development oriented towards stormwater areas with associated outdoor seating, linear walkways, decks, etc. Exhibit 7: Active Open Space & Design along Stormwater Pond – Tradition, Port St. Lucie Access and safety are important components to open space creativity and benefit. Strategically placed low level lighting, illuminated decorative bollards or landscape up-lighting are encouraged in a project lighting plan. Exhibit 8, below, displays a restaurant design and patio seating oriented toward a stormwater area with accenting landscape and lighting. Potential Parallel Parking Page 27 of 286 Kingsgate Center PNRD PNRD Rezoning & Preliminary/Final Plan October 9, 2019 Page 20 Exhibit 8: Restaurant Overlooking a Stormwater Pond – Tradition, Port St. Lucie Lighting & Signs Site lighting for the parking, park, and perimeter areas has not been provided in accordance with LDC requirements. A lighting plan is requested prior to scheduling the project for review by the Board of County Commissioners. The application includes a sign plan for Wawa, however inconsistencies with adopted Community Architectural Standards have been identified. Signs within any Planned Non-Residential Development located in a commercially or industrially classified Land Use Area shall comply with the provisions of Chapter IX applicable in the Commercial General (CG), Zoning District; provided, however, that the Board of County Commissioners may condition a PNRD upon compliance with more stringent sign regulations in order to ensure design consistency and compatibility with surrounding land uses. A preliminary sign plan, including compliance modifications to Wawa’s sign plan, in accordance with LDC Section 7.10.24. C. G. 1, is requested prior to scheduling the project for review by the Board of County Commissioners. Such plan shall demonstrate the maximum sign allowances for each future tract and intended compliance with LDC Section 7.10.24. C. G. 1. A. 6. in reserving a minimum of ten percent (10%) of the sign face to identify the name of the development. Conflicts with LDC A collection of plan aspects are not comprehensively consistent with the standards of the St. Lucie County LDC Code, as follows: Required lighting plan Required sign plan & modifications to Wawa’s ground sign(s) Modified foundation planting plan for Wawa (landscape planters in-lieu) Parking space deficiency for Checkers Adjustment to Checker’s off-street loading space. The PNRD process allows for flexibility of standards like parking, setbacks, etc. which may be granted by the Board of County Commissioners in considering whether the adjustments support achieving non-residential land development of superior quality pursuant to 7.02.01. (A-D). The applicant is request to provide revisions to the application packet addressing conflicts, or seek relief, where applicable, within the PNRD request. The presented conflicts shall be addressed prior to review by the Board of County Commissioners. Page 28 of 286 Kingsgate Center PNRD PNRD Rezoning & Preliminary/Final Plan October 9, 2019 Page 21 Compliance with Comprehensive Plan The PNRD Preliminary/Final Site Plan is not in conflict with the following Goals, Objectives, or Policies, (GOPs) of the St. Lucie County Comprehensive Plan. The applicant submitted an Amendment to the Official Zoning Atlas and a Preliminary/Final PNRD Site Plan concurrently to assess compliance with the Comprehensive Plan and LDC requirements. By processing both petitions concurrently, the development is able to define the zoning designation, eligible uses, and development plan to the use of the property. The proposal is consistent with the MXD, Mixed-use Development – Orange Avenue / I-95 Mixed Use Activity Area Future Land Use designation and applicable High Intensity area standards. Section B, above, provided further compliance analysis. B. Effect on Nearby Properties. The site is located at the southwest corner of Orange Avenue and Kings Highway. The King Highway corridor, abutting this site, is undergoing a significant reconstruction and expansion project that includes the noted intersection. Exhibit 8, below, provides a site aerial with surrounding uses. Exhibit 8: Site Aerial of Petition Site & Surrounding Uses. Intensity Land use intensity is the degree to which land is occupied, typically associated to one or more characteristics, such as traffic generation, amount of impervious surface, mass or bulk of the structures, number of employees, density where applicable, parking needs, architecture and exterior appearance, and evaluation of potential nuisances such as pollution, noise, light, or similar impacts to adjacent uses. Petition Site Builders’ First Source – Truss Plant Love’s Travel Center Flying J Undeveloped Commercial Property Undeveloped Industrial Property Undeveloped Industrial Property Page 29 of 286 Kingsgate Center PNRD PNRD Rezoning & Preliminary/Final Plan October 9, 2019 Page 22 The proposed uses are not anticipated to generate excessive noise, odor, glare or dust impacts, and are computable with surrounding uses. Conditions of approval are presented within this report to encourage design, amenity and operational protocols to assure the proposed uses and future phases do not negatively impact the surrounding area. C. Adequacy of Public Facilities. The subject property is located inside the urban service boundary with access to, or plans to provide, key public services. The proposed development and its uses are not expected to create significant additional demands on any public facilities in this area, beyond established and eligible uses. All public facilities are expected to operate within the adopted Level of Service Standards as set forth by the St. Lucie County Land Development Code and Comprehensive Plan. Transportation (Traffic) Based on the traffic analysis prepared, Phase 1 development is projected to generate 1,422 net new daily trips, 127 net new AM peak hour trips (63 in / 64 out), and 115 net new PM peak hour trips (57 in / 58 out). The analysis demonstrates that adjacent impacted roadways have sufficient capacity available to support the proposed project trips and the intersections of Orange Avenue & Kings Highway, Orange Avenue & I-95 SB Ramps, and Orange Avenue & I-95 NB Ramps will operate acceptably upon project buildout. A westbound ingress left-turn lane at the full access driveway on Orange Avenue is warranted, and proposed by the applicant, based on project ingress traffic. The applicant’s Traffic Impact Report indicates a projected trip generation of 3,673 AADT, for Phase 1, which would not decrease the capacity of any roadway link in the County to an unacceptable level within the study area and no capacity related roadway improvements would be required beyond the provided and planned turn- lanes. The volume of traffic projected for project, by use and phase, is estimated in Table 4 below: Table 4 – Trip Generation by Proposed Use & Phase Use (Use Code) Intensity AADT AM Peak PM Peak Ph a s e 1 Super Convenience Market/Gas Station (960) 6,119 sq. ft. 5,126 (per ITE) 428 (per ITE) 413 (per ITE) 3,223 (per FDOT) 292 (per FDOT) 292 (per FDOT) Fast Food w/Drive-thru (934) 954 sq. ft. 450 49* 49 Po t e n t i a l U s e s – Fu t u r e Ph a s e s High-turnover (Sit-down) Restaurant (932) 5,000 sq. ft. 561 70 87 Fast Food w/Drive-thru (934) 5,000 sq. ft. 2,355 255 257 Hotel (310) 145 Rooms 1,212 78 88 Source: ITE 10th Edition Trip Generation Manual unless noted. *Note: Checkers does not serve breakfast Page 30 of 286 Kingsgate Center PNRD PNRD Rezoning & Preliminary/Final Plan October 9, 2019 Page 23 The applicant’s analysis assumed intersection improvements planned for Orange Avenue & Kings Highway, based on the Florida Department of Transportation (FDOT) widening project of Kings Highway. Development of future phases is anticipated to require a southbound right-turn lane into to the site. The project timeline does not ideally coincide, as the Kings Highway project would affect this improvement. Water and Sewer The subject property lies within the urban service boundary. FPUA will provide potable water and wastewater for the proposed project. There is sufficient capacity to serve the utilities. The developer will be required to enter into utility service agreements prior to construction. Parks The proposed non-residential uses are not subject to provide a minimum level of service for parks, however development of a hotel could provide greater demand on park and recreation venues in St. Lucie County. The PNRD plan integrates a park area and amenities. Water Quality & Drainage Primary storm water maintenance is via dry and wet retention areas, integrating required littoral plantings and upland buffer around the wet retention area, and landscaping around both to augment this area for presentation as open space. The project is required to demonstrate compliance with St. Lucie County and South Florida Water Management District requirements. Mass Transit There are no mass transit (bus) connections currently planned for the center, with existing bus routes provided by the Treasure Coast Connector approximately 2.5 miles from the project to east (Orange Ave. & 33rd St.) and south (Okeechobee Rd.). D. Adequacy of Fire Protection. Fire Stations # Station 1 (Central), located at 2400 Rhode Island Ave is 4.4 miles (travel distance) to the south east. Water service is available to the site from FPUA to supply fire suppression where necessary. The fueling station will be equipped with necessary electrical infrastructure to accept a generator system for emergency power for fuel service after hurricane or situations. E. Adequacy of School Facilities. The proposed building or use will be served by adequate school facilities. The facility is not anticipated to demand access to school facilities. F. Environmental Impact. The subject property is currently undeveloped. An environmental impact report has been provided for review in accordance with Section 11.02.09(A)(5). The Environmental Resources Department (ERD) has reviewed the application and submitted the following report: Background The Environmental Resources Department (ERD) is in receipt of the October 4, 2019 date-stamped third resubmittal from Planning and Development Services. The applicant is requesting approval of a Preliminary Page 31 of 286 Kingsgate Center PNRD PNRD Rezoning & Preliminary/Final Plan October 9, 2019 Page 24 and Final Planned Non-Residential Development (PNRD) to construct a commercial subdivision consisting of eight (8) tracts. Tracts proposed for this phase are as follows: Tract 1 (2.07 ac) is proposed to be occupied by Wawa, Tract 2 (0.99 ac) is proposed to be occupied by Checkers, and Tract 4 (2.94 ac) is proposed as a park and stormwater management area. Future uses for tracts not being developed at this time are as follows: Tract 3 (1.57 ac) is proposed lodging; Tract 5 (1.70 ac) and Tract 6 (1.70 ac) are proposed sit-down restaurants; Tract 7 (0.35 ac) is to be determined; and Tract 8 (0.09 ac) has been identified as road-way dedication. The habitat consists of improved pasture previously cleared and maintained for livestock grazing with a few scattered native cabbage palms. The site largely consists of limpo grass (Category II invasive species) and monocultures of Brazilian pepper (Category I invasive species). The +/- 11.4-ac parcel is located west of I-95 at the southwest corner of Orange Avenue and Kings Highway in Ft. Pierce. Due to suitable habitat being onsite and the property falling within range of the federally-listed crested caracara, a survey was conducted between January 2019 – April 2019. No foraging or nesting activities were noted during the assessment period; therefore, this proposed development is not likely to affect the crested caracara. Phase 1 landscape plans for Tracts 1, 2, 4, and portions of Tracts 5 and 6 (i.e., the north perimeters of Tracts 5 and 6, as well as the east perimeter of Tract 6) submitted October 4, 2019 and prepared by Greg Boggs, were reviewed by ERD staff and found to be consistent with both the Land Development Code and Comprehensive Plan. Recommendation ERD recommends approval of the proposed PNRD application with the conditions as outlined below. The final report prepared by the ERD is contained as an exhibit to this staff report. ERD has presented recommended conditions of approval, incorporated within the overall staff recommendation. PUBLIC NOTIFICATION Staff transmitted eight (8) letters to owners of property located within 500 feet of the proposed petition site, detailing the proposed project. A public notification sign was posted on the premises and an advertisement displayed in the local newspaper specifying the Planning & Zoning Commission’s Public Hearing. STAFF RECOMMENDATION Staff recommends the Planning & Zoning Commission forward a recommendation to approve the Preliminary/Final Planned Non Residential Development (PNRD) Site Plan & Zoning Atlas Amendment (Rezoning) From RM-11 (Residential Multiple-family 11 du/acre) to PNRD, based upon general consistency with the Comprehensive Plan and Land Development Code, with the following conditions: Conditions of Approval Planning Division – Planning & Development Services (PDS) Department 1. Prior to scheduling the PNRD petitions for review by the Board of County Commissioners, the applicant shall provide a lighting plan for the commercial subdivision, including the public park area (LDC Section 11.02.10 – A. 3. m.). 2. Prior to scheduling the PNRD petitions for review by the Board of County Commissioners, the applicant shall provide a sign plan for the commercial subdivision (LDC Section 11.02.10 – A. 3. m.). Page 32 of 286 Kingsgate Center PNRD PNRD Rezoning & Preliminary/Final Plan October 9, 2019 Page 25 The development shall adhere to the applicable sign ordinances, including but not limited to size, height, and design. 3. Prior scheduling the PNRD petitions for review by the Board of County Commissioners, the applicant shall file a preliminary record plat application in accordance with the provisions of Section 11.03.02, of this Code, including copies of all internal homeowners or property owners association documentation describing the responsibilities/liabilities of the property purchasers (LDC Section 11.02.10 B. 8). 4. Prior to scheduling the PNRD petitions for review by the Board of County Commissioners, the applicant shall adjust the Checker’s off-street loading space to comply with LDC Section 7.06.02 B. 9. 5. Prior to issuance of a development permit, the applicant shall enact provisions to ensure long-term open space preservation. 6. Prior to issuance of a development permit for Tract 1 (Wawa), Tract 2 (Checkers) the building, sign, and lighting designs shall comply with LDC Section 7.10.24 - Community Architectural Standards. Outdoor displays, such as Wawa’s ice machine or similar, shall be incorporated within building design with appropriate cover, screening, and access and further subject to LDC Section 7.10.02 B. 2. 7. Prior to the issuance of a Certificate of Occupancy, the developer or property owners’ association shall establish a security and maintenance plan for the park area. 8. Development of future tracts shall require Minor Site Plan (Zero (0) to fifty-thousand (50,000) square feet floor space) or Major Site Plan (Fifty-thousand and one (50,001) or more square feet floor space and all commercial lodging establishments with six (6) or more units). Each application shall include a Traffic Impact Report (TIR) to evaluate transportation capacity and required improvements, where applicable. 9. The applicant shall incorporate a schedule of potential improvements associated with future development of Tracts 4, 5 & 6, providing connectivity and interaction with the park area. Demonstration of such improvements shall be required, prior to site plan or development permit approval, for future tract development. 10. The final stage or phase shall be completed within ten (10) years of the date of final development plan approval. 11. The PNRD Final Site Plan shall reserve cross access to the abutting property to the northeast to ensure access point consolidation. 12. Prior to issuance of a development permit for the gasoline service station, the applicant shall demonstrate compliance with Florida Statute Section 526.143, by providing for alternate generated power capacity. Environmental Resources Department 13. Prior to the Board of County Commissioners meeting, the applicant shall provide a typical planting plan for the required ten (10) ft. of upland buffer for each linear ft. of deepwater habitat, which shall include canopy, understory, and ground cover of native species only [LDC 6.02.03(F)]. Page 33 of 286 Kingsgate Center PNRD PNRD Rezoning & Preliminary/Final Plan October 9, 2019 Page 26 14. Prior to issuance of a Vegetation Removal Permit or Exemption, the applicant shall provide the required permits for the surface water discharge (i.e., the upland cut ditch) being claimed by the South Florida Water Management District (SFWMD) and the U.S. Army Corps of Engineers (USACOE). 15. Prior to issuance of a Certificate of Occupancy, all Category I listed invasive species shall be eradicated from the site. Page 34 of 286 Resolution No. 2019-XXX Page 1 File No: PNRD-120195447 RESOLUTION 2019-XXX File Number: PNRD-120195447 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY GRANTING AN AMENDMENT TO THE OFFICIAL ZONING ATLAS FROM THE RM-11 (RESIDENTIAL, MULTIPLE-FAMILY – 11 DU/AC) TO THE PNRD (PLANNED NON- RESIDENTIAL DEVELOPMENT) ZONING DISTRICT AND A PRELIMINARY/FINAL PNRD SITE PLAN TO BE KNOWN AS THE KINGSGATE CENTER ON 11.41 M.O.L. ACRES OF PROPERTY LOCATED AT THE SOUTHWEST CORNER OF ORANGE AVENUE AND KINGS HIGHWAY, SAINT LUCIE COUNTY, FLORIDA WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, based upon acceptable evidence, including but not limited to the staff report, has made the following determinations: ZONING ATLAS AMENDMENT 1)Patrick O’Leary on behalf of BP – OK LLC – presented a petition for an Amendment to the Official Zoning Atlas from RM-11 (Residential Multiple- family 11 du/acre) to PNRD (Planned Non-Residential District), located at the southwest corner of Orange Avenue and Kings Highway intersection., for certain property in St. Lucie County, Florida, as depicted on the attached map as Exhibit “A” and described in Part “A” below. 2)On October 17, 2019, the St. Lucie County Planning and Zoning Commission held a public hearing on the petition, after publishing a notice of such hearing in the St. Lucie News Tribune at least 10 days prior to the hearing and notifying by mail all owners of property within 500 feet of the subject property at least 10 days prior to the hearing and recommended that the Board of County Commissioners approve/deny the hereinafter described request for the property described in Part “A”. 3)On December 3, 2019, this Board held a public hearing on this petition after publishing a notice of such hearing in the St. Lucie News Tribune at least 10 days prior to the hearing and notifying by mail all owners of property within 500 feet of the subject property at least 10 days prior to the hearing. 4)The proposed zoning change is/is not consistent with the St. Lucie County Comprehensive Plan and has satisfied the requirements of Section 11.06.03 of the St. Lucie County Land Development Code. Page 35 of 286 Resolution No. 2019-XXX Page 2 File No: PNRD-120195447 5)Patrick O’Leary on behalf of BP – OK LLC presented a petition for a Preliminary and Final PNRD Site Plan to be known as the Kingsgate Center on +/-11.41-acres to develop a commercial subdivision in phases. The first phase will consist of 6,119 square feet of Super Convenience Market with Gasoline Pumps and a Fast-food restaurant with Drive-thru services with future plans for highway oriented commercial development which may include uses from the Kingsgate PNRD use chart a depicted on Exhibit E, for the property depicted in the attached map as Exhibit “A” and described in Part “A” below. 6)On October 17, 2019, the St. Lucie County Planning and Zoning Commission held a public hearing on the petition, after publishing a notice of such hearing in the St. Lucie News Tribune at least 10 days prior to the hearing and notifying by mail all owners of property within 500 feet of the subject property at least 10 days prior to the hearing and recommended that the Board of County Commissioners approve/deny the hereinafter described request for the property described in Part “A”. 7)On December 3, 2019, this Board held a public hearing on this petition after publishing a notice of such hearing in the St. Lucie News Tribune at least 10 days prior to the hearing and notifying by mail all owners of property within 500 feet of the subject property at least 10 days prior to the hearing. 8)The St. Lucie County Development Review Committee (DRC) has reviewed the Preliminary and Final PNRD Site Plan for the project and found it to generally meet all technical requirements and to be generally consistent with the Future Land Use Map of the St. Lucie County Comprehensive Plan, subject to the conditions set forth in Part “C” of this Resolution. 9)The proposed project, in adherence with the presented conditions of approval, will not have an undue adverse effect on adjacent property, the character of the neighborhood, traffic conditions, parking, utility facilities or other matters affecting the public health, safety and general welfare. 10)All reasonable steps have been taken to minimize any adverse effect of the proposed project on the immediate vicinity through building design, site design, landscaping and screening. 11)The proposed project will be constructed, arranged and operated so as not to interfere with the development and use of neighboring property, in accordance with applicable district regulations. 12)The proposed project will be served by Fort Pierce Utilities Authority for potable water and wastewater. Page 36 of 286 Resolution No. 2019-XXX Page 3 File No: PNRD-120195447 NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of St. Lucie County, Florida: ZONING ATLAS AMENDMENT A.The property on which the Zoning Atlas Amendment, or change in zoning, RM-11 (Residential Multiple-family 11 du/acre) to PNRD (Planned Non-Residential District) is being granted is described as follows: Legal Description: A portion of the Northeast one quarter of the Southeast one-quarter of Section 11, Township 35 South, Range 39 East, St. Lucie County, Florida, being more particularly described as follows: Commencing at the Northeast comer of the Northeast one-quarter of the Southeast one quarter of said Section 11; thence S00°13'52"E, along the East line of said Southeast one-quarter, said East line being the centerline of the King's Highway, a distance of 745.89 feet; thence S89°38'46"W, a distance of 25.00 feet to the West right-of-way line of said King's Highway and the POINT OF BEGINNING: Thence continue S89°38'46"W, a distance of 862.39 feet; thence N00°13'52"W and parallel to the West right-of-way line of said King's Highway a distance of 709.02 feet, to the South right-of-way of Orange Avenue; thence N89°38'40"E along said right-of-way, a distance of 9.20 feet; thence S81 °22'04"E, a distance of 44.97 feet; thence S00°21'14"E, a distance of 67.00 feet; thence N89°38'46"E, a distance of 598.62 feet; thence S00°13'52"E and parallel to the West right-of-way of Kings Highway, a distance of 135.00 feet; thence N89°38'46"Ea distance of 210.00 feet to the West right-of-way of said King's Highway; thence S00°13'52"E, along said right-of-way, a distance of 500.00 feet to the POINT OF BEGINNING. LESS AND EXCEPT A portion of land, lying in the Southeast One-Quarter of Section 11, Township 35 South, Range 39 East, St. Lucie County, Florida, as shown on Sheets 5 and 6 of the Florida Department of Transportation Right of Way Map of State Road 713 (Kings Highway), Item/Segment No. 2302567, Section 94003-2511 and being more particularly described as follows: Commence at a boat spike, found marking the East One-Quarter Corner of said Section 11; thence S00°13'52"E along the East line of said Southeast One-Quarter of Section 11 and the Baseline of Survey of said State Road No. 713 (Kings Highway), a distance of 245.95 feet; thence S89°46'08"W along a line at a right angle to the last described course, a distance of 25.00 feet to a point on the Westerly Existing Right of Way line of said State Road No. 713 (Kings Highway) and the Southerly Existing Right of Way line of State Road No. 68 (Orange Avenue) and the POINT OF BEGINNING; thence S00°13'52"E along said Westerly Existing Right of Way line of said State Road No. 713 (Kings Highway), a distance of 500.00 feet; Page 37 of 286 Resolution No. 2019-XXX Page 4 File No: PNRD-120195447 thence S89°38'46"W, a distance of 41.34 feet to the beginning of a non-tangent curve concave Easterly, having a chord bearing of N02°16'35"W; thence Northerly along the arc of said curve, having a radius of 10,685.00 feet, through a central angle of 02°40'58", an arc distance of 500.33 feet to the end of said curve and a point on said Southerly Existing Right of Way line of State Road No. 68 (Orange Avenue); thence N89°38'46"E along said Southerly Existing Right of Way line of State Road No. 68 (Orange Avenue), a distance of 59.19 feet to POINT OF BEGINNING. Parcel ID Number: 2311-411-0004-000-1 B.The St. Lucie County Planning and Development Services Director shall be authorized to amend the Official Zoning Map to change the zoning of the property herein described, from RM-11 (Residential Multiple-family 11 du/acre) to PNRD (Planned Non-Residential District) and to make notation of the reference to the date of adoption of this resolution. PNRD PRELIMINARY & FINAL SITE PLAN C.Pursuant to 11.02.05. B. of the St. Lucie County Land Development Code, the Planned Non-Residential Development Preliminary and Final Site Plan for the project known as the Kingsgate Center is hereby approved/denied, for the subject property described in Part “A” above, as shown on the site plan drawings for the project prepared by Steven L. Dobbs Engineering LLC. dated September 30, 2019, and date stamped received by the St. Lucie County Planning & Development Services Department on October 3, 2019 as attached and incorporated herein Exhibit “D” subject to the following conditions: Planning Division – Planning & Development Services (PDS) Department 1.Prior to scheduling the PNRD petitions for review by the Board of County Commissioners, the applicant shall provide a lighting plan for the commercial subdivision, including the public park area (LDC Section 11.02.10 – A. 3. m.). 2.Prior to scheduling the PNRD petitions for review by the Board of County Commissioners, the applicant shall provide a sign plan for the commercial subdivision (LDC Section 11.02.10 – A. 3. m.). The development shall adhere to the applicable sign ordinances, including but not limited to size, height, and design. 3.Prior scheduling the PNRD petitions for review by the Board of County Commissioners, the applicant shall file a preliminary record plat application in accordance with the provisions of Section 11.03.02, of this Code, including copies of all internal homeowners or property owners association Page 38 of 286 Resolution No. 2019-XXX Page 5 File No: PNRD-120195447 documentation describing the responsibilities/liabilities of the property purchasers (LDC Section 11.02.10 B. 8). 4.Prior to scheduling the PNRD petitions for review by the Board of County Commissioners, the applicant shall adjust the Checker’s off-street loading space to comply with LDC Section 7.06.02 B. 9. 5.Prior to issuance of a development permit, the applicant shall enact provisions to ensure long-term open space preservation. 6.Prior to issuance of a development permit for Tract 1 (Wawa), Tract 2 (Checkers) the building, sign, and lighting designs shall comply with LDC Section 7.10.24 - Community Architectural Standards. Outdoor displays, such as Wawa’s ice machine or similar, shall be incorporated within building design with appropriate cover, screening, and access and further subject to LDC Section 7.10.02 B. 2. 7.Prior to the issuance of a Certificate of Occupancy, the developer or property owners’ association shall establish a security and maintenance plan for the park area. 8.Development of future tracts shall require Minor Site Plan (Zero (0) to fifty- thousand (50,000) square feet floor space) or Major Site Plan (Fifty-thousand and one (50,001) or more square feet floor space and all commercial lodging establishments with six (6) or more units). Each application shall include a Traffic Impact Report (TIR) to evaluate transportation capacity and required improvements, where applicable. 9.The applicant shall incorporate a schedule of potential improvements associated with future development of Tracts 4, 5 & 6, providing connectivity and interaction with the park area. Demonstration of such improvements shall be required, prior to site plan or development permit approval, for future tract development. 10.The final stage or phase shall be completed within ten (10) years of the date of final development plan approval. 11.The PNRD Final Site Plan shall reserve cross access to the abutting property to the northeast to ensure access point consolidation. 12.Prior to issuance of a development permit for the gasoline service station, the applicant shall demonstrate compliance with Florida Statute Section 526.143, by providing for alternate generated power capacity. Page 39 of 286 Resolution No. 2019-XXX Page 6 File No: PNRD-120195447 Environmental Resources Department 13.Prior to the Board of County Commissioners meeting, the applicant shall provide a typical planting plan for the required ten (10) ft. of upland buffer for each linear ft. of deepwater habitat, which shall include canopy, understory, and ground cover of native species only [LDC 6.02.03(F)]. 14.Prior to issuance of a Vegetation Removal Permit or Exemption, the applicant shall provide the required permits for the surface water discharge (i.e., the upland cut ditch) being claimed by the South Florida Water Management District (SFWMD) and the U.S. Army Corps of Engineers (USACOE). 15.Prior to issuance of a Certificate of Occupancy, all Category I listed invasive species shall be eradicated from the site. D.The Preliminary and Final PNRD Site Plan approvals granted by this Resolution shall expire on December 3, 2021 unless a Building Permit is obtained or an extension is granted in accordance with Section 11.02.06(B)(3) of the Land Development Code. E.The developer is advised as part of this approval that the property owner(s), developer, etc. including any successors in interest, shall obtain all applicable development permits and construction authorizations from the appropriate State and Federal and local regulatory agencies including, but not limited to, the United States Army Corps of Engineers, the Florida Department of Environmental Protection, Florida Department of Transportation, South Florida Water Management District, and the St. Lucie County Environmental Resources, Public Works, and Building Departments prior to the commencement of any development activities on the property described in Part A. Issuance of this authorization or permit by the County does not in any way create any rights on the part of the developer to obtain a permit from a state or federal agency and does not create any liability on the part of the County for issuance of this permit if the developer fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertake actions that may result in a violation of state or federal law. F.The conditions set forth in Part “C” are an integral non-severable part of the site plan approval granted by this Resolution. If any condition set forth in Part “H” is determined to be invalid or unenforceable for any reason and the developer declines to comply voluntarily with that condition, the site plan approval granted by this resolution shall become null and void. G.A Certificate of Capacity for Phase 1, a copy of which is attached hereto as Exhibit “B” and made a part hereof the Resolution, was granted by the Planning & Development Services Department Director on December _____ 2019. Page 40 of 286 Resolution No. 2019-XXX Page 7 File No: PNRD-120195447 H.A Concurrency Deferral Affidavit for future phases, a copy which is attached to this Resolution as Exhibit “C”, was signed by the applicant on October 2, 2019. I.A list of eligible permitted and conditional uses for the Kingsgate PNRD is attached to this Resolution as Exhibit “E”. J.A copy of this Resolution shall be mailed to the owner of record as identified on the application. K.This Resolution shall be recorded in the Public Records. L.ADOPTION After motion and second, the vote on this resolution was as follows: Linda Bartz, Chair XXX Cathy Townsend, Vice-Chair XXX Chris Dzadovsky, Commissioner XXX Sean Mitchell, Commissioner XXX Frannie Hutchinson, Commissioner XXX PASSED AND DULY ADOPTED this __th day of ______, 2019. BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY, FLORIDA BY_________________________ Chair ATTEST:APPROVED AS TO FORM AND CORRECTNESS: ___________________ _______________________ DEPUTY CLERK COUNTY ATTORNEY Page 41 of 286 Resolution No. 2019-XXX Page 8 File No: PNRD-120195447 EXHIBIT “A” LOCATION MAP Page 42 of 286 Resolution No. 2019-XXX Page 9 File No: PNRD-120195447 EXHIBIT B CERTIFICATE OF CAPACITY Page 43 of 286 Resolution No. 2019-XXX Page 10 File No: PNRD-120195447 EXHIBIT C CONCURRENCY DEFERRAL AFFIDAVIT FUTURE TRACT DEVELOPMENT Page 44 of 286 Resolution No. 2019-XXX Page 11 File No: PNRD-120195447 EXHIBIT D PNRD PRELIMINARY/FINAL SITE PLAN Page 45 of 286 Resolution No. 2019-XXX Page 12 File No: PNRD-120195447 EXHIBIT E (PAGE 1 OF 3) PERMITTED AND CONDITIONAL USES WITHIN KINGSGATE PNRD Page 46 of 286 Resolution No. 2019-XXX Page 13 File No: PNRD-120195447 EXHIBIT E (PAGE 2 OF 3) Page 47 of 286 Resolution No. 2019-XXX Page 14 File No: PNRD-120195447 EXHIBIT E (PAGE 3 OF 3) Page 48 of 286 Suggested motion to recommend approval/denial of this request. MOTION TO APPROVE: AFTER CONSIDERING THE APPLICATION DOCUMENTS, THE REPORT OF STAFF, STAFF COMMENTS PRESENTED DURING THE PUBLIC HEARING, AND THE STANDARDS OF REVIEW AS SET FORTH IN THE ST. LUCIE COUNTY LAND DEVELOPMENT CODE, I HEREBY MOVE THAT THE ST. LUCIE COUNTY PLANNING & ZONING COMMISSION FOR A RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS TO ADOPT A RESOLUTION APPROVING THE PETITIONS OF PATRICK O’LEARY ON BEHALF OF BP – OK LLC FOR AN AMENDMENT TO THE OFFICIAL ZONING ATLAS FROM RM-11 TO PNRD AND A PRELIMINARY AND FINAL PNRD SITE PLAN A COMMERCIAL SUBDIVISION SUBJECT OT THE CONDITIONS OF THE RESOLUTION BECAUSE... MOTION TO DENY: AFTER CONSIDERING THE APPLICATION DOCUMENTS, THE REPORT OF STAFF, STAFF COMMENTS PRESENTED DURING THE PUBLIC HEARING, AND THE STANDARDS OF REVIEW AS SET FORTH IN THE ST. LUCIE COUNTY LAND DEVELOPMENT CODE, I HEREBY MOVE THAT THE ST. LUCIE COUNTY PLANNING & ZONING COMMISSION FOR A RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS TO ADOPT A RESOLUTION DENYING THE PETITIONS OF PATRICK O’LEARY ON BEHALF OF BP – OK LLC FOR AN AMENDMENT TO THE OFFICIAL ZONING ATLAS FROM RM-11 TO PNRD AND A PRELIMINARY AND FINAL PNRD SITE PLAN A COMMERCIAL SUBDIVISION SUBJECT OT THE CONDITIONS OF THE RESOLUTION BECAUSE... [CITE REASON(S) WHY - PLEASE BE SPECIFIC] Page 49 of 286 Page 50 of 286 ORANGE AVE. S. K I N G S H W Y . ZO N I N G : I L LA N D U S E : M X D LAND USE: MXD ZONING: IL F8 5 F / B ( 6 , 1 1 9 S F ) STORM MANAGEMENT AREA (WET DETENTION) 29 4 . 0 0 ' ZONING: CG LAND USE: MXD 12' x 30' LOADING ZONE E STORM MANAGEMENT AREA (DRY PRE-TREATMENT) 529.30' 13 5 . 0 0 ' 146.30' 301.75' 67 . 0 0 ' 44.97'9.2' 150.81' 20 6 . 0 4 ' 11 5 . 0 8 ' 132.95'5. 0 ' 34 1 . 0 0 ' 74 . 0 2 ' 216.69' 10 5 . 2 3 ' 217.41'72.00' 217.41' 34 1 . 0 0 ' 289.26' 17 9 . 2 0 ' 347.89'217.41' 33 . 1 7 ' 82 . 4 0 ' 34 1 . 0 0 ' 25.00' 1 0 3 . 0 6 ' 96 . 6 7 ' 13.05' 34 . 7 7 ' PARK AREA 12' x 30' LOADING ZONE OPEN GRASS AREA AMENITIES: ·HISTORICAL INFORMATION SIGN ·8' BENCH ·TRASH RECEPTACLE AMENITIES: ·BIKE RACK ·8' BENCH ·TRASH RECEPTACLE ·PET WASTE STATION A 10' UPLAND BUFFER ZONE OF NATIVE VEGETATION PER LDC 6.02.02(F) SHALL BE PROVIDED 10' LITTORAL ZONE Page 51 of 286 F8 5 F / B ( 6 , 1 1 9 S F ) ZONING: CG LAND USE: MXD 12' x 30' LOADING ZONE E 13 5 . 0 0 ' 146.30' 150.81' 20 6 . 0 4 ' 132.95'5. 0 ' 10 5 . 2 3 ' 72.00' 347.89' 33 . 1 7 ' 34 1 . 0 0 ' 25.00' 13.05' 34 . 7 7 ' A B C A B C A B C B A Landscape Notes: 1. All plants shall conform to established nursery grades and standards, to be Florida No. 1 or better, and shall be free ofdisease sand insects at the time of installation. 2. Trees shall be a minimum of (12) feet in height and have a caliper of two and one-half (2 ½) inches at four and one half (4 ½) feet above the ground when installed. 3. All required trees, except palms, shall have a minimum of five (5) feet of clear trunk and a minimum five (5) foot canopy spread at the time of planting. 4. All palm trees shall have a minimum clear trunk of ten (10) feet when installed. Three palm trees are equal to one shade tree having a mature canopy spread of fifteen (15) feet. 5. Shrubs shall be a minimum of twenty-four (24) inches in height above grade immediately after planting. 25% of all shrubs shall be Florida native. 6. Groundcovers, other than grass, shall be planted in a manner as to present a finished appearance and reasonably complete coverage within four (4) months after planting. 7. Turf grass shall be installed using solid sod and shall be either Bahia or St. Augustine sod. 8. All landscape areas other than sod will be provided a mulch cover of at least three (3) inches. Cypress mulch shall not be used. 9. All landscaping within vehicular use areas shall be protected by a six inch non-mountable curb 10. All existing native vegetation found on the site and is not in direct conflict with the proposed building or parking areas shall be left undisturbed. A suitable protective barrier, constructed of metal, wood, safety fencing, or other durable material will be placed around the staked out locations of existing native vegetation. 11. No fill materials, construction materials, concrete, paint, chemicals, or other foreign materials shall be stored, deposited, or disposed of within any areas that have been staked or fenced off as being undisturbed native vegetation areas. 12. Existing understory shall be maintained in areas of undisturbed native vegetation. 13. All Category 1 exotic plant species will be eradicated from the site. 14. Conspicuous, durable barricades will be erected around each individual tree or areas of vegetation that are to be preserved. In the event that any protective barricades are removed or altered and land clearing or construction work is being conducted on the site, all work at the site will be stopped until the barriers are restored and any necessary corrective actions taken to repair or replant any vegetation removed or damaged as a result of these encroachments. 15. All landscape shall be irrigated by automatic means per section 7.09.04 (C)(3). SCALE: 1"=20' 0 10 20 40 Landscape Requirements: Vehicular Use Area along Property Lines 975/30 = 33 Trees Required Vehicular Use Area along Right-of-way 18/30 = 6 Trees Required Interior Vehicular Use Area 1.47 acres (64,033.20) SF/18 3,557.40 Sq. Ft. Required Landscape Area 3,557.40/180 = 20 Trees Required Total Trees Required = 59 PLANT_SCHEDULE TREES BOTANICAL NAME / COMMON NAME CONT CAL SIZE QTY BS Bursera simaruba / Gumbo Limbo 65 gal 2.5" DBH 12` HT x 5` Spr 6 CS Cordia sebestena / Orange Geiger 30 gal 2.5" DBH 12` - 14` Ht 2 ILA Ilex attenuata `Savannah` / Savannah Holly 65 gal 3" DBH 14` Ht 20 IE Ilex x attenuata `East Palatka` / East Palatka Holly 30 gal 3" DBH 12` - 14` Ht 27 KR Krugiodendron ferreum / Black Ironwood 65 gal 2.5" DBH 12` - 14` Ht 2 STD LAG Lagerstroemia sp. / Muskogee Crape Myrtle 45 gal 2 Multi QV Quercus virginiana / Live Oak 45 gal 2.5" DBH 12-15` H 1 SP Sabal palmetto / Cabbage Palm B & B Staggered HT 10`-16`31 UA Ulmus alata / Winged Elm 45 gal 2.5" DBH 12` - 14` Ht 4 SHRUBS BOTANICAL NAME / COMMON NAME SIZE QTY AEC Aechmea blanchetiana `Lemon` / Lemon Bromeliad 3 gal 9 CHR Chrysobalanus icaco `Red Tip` / Red Tipped Cocoplum 3 gal 228 24" OA FOS Forestieria segregata / Florida Privet 3 gal 112 48" HT, 36" SPR, FULL IXO Ixora `Petite` / Dwarf Pink Ixora 3 gal 93 24" OA, Full JAT Jatropha intergerrima / Jatropha 15 gal 5 6`-7` Standard MYR Myrcianthes fragrans / Simpson Stopper 7 gal 44 48" HT, FTB VIB Viburnum obovatum `Mrs. Shiller`s Delight` / Dwarf Viburnum 3 gal 39 SHRUB AREAS BOTANICAL NAME / COMMON NAME CONT SPACING QTY DT Dianella tasmanica / Blueberry Flax Lily 1 gal 16" o.c.1,097 HAM Hamelia patens `Compacta` / Dwarf Firebush 3 gal 30" o.c.152 MUH Muhlenbergia capillaris / Muhly Grass 3 gal 30" o.c.508 Page 52 of 286 F8 5 F / B ( 6 , 1 1 9 S F ) 12' x 30' LOADING ZONE 20 6 . 0 4 ' 11 5 . 0 8 ' 289.26' 17 9 . 2 0 ' 347.89' 33 . 1 7 ' 82 . 4 0 ' 25.00' 1 0 3 . 0 6 ' 96 . 6 7 ' PARK AREA 12' x 30' LOADING ZONE Landscape Notes: 1. All plants shall conform to established nursery grades and standards, to be Florida No. 1 or better, and shall be free ofdisease sand insects at the time of installation. 2. Trees shall be a minimum of (12) feet in height and have a caliper of two and one-half (2 ½) inches at four and one half (4 ½) feet above the ground when installed. 3. All required trees, except palms, shall have a minimum of five (5) feet of clear trunk and a minimum five (5) foot canopy spread at the time of planting. 4. All palm trees shall have a minimum clear trunk of ten (10) feet when installed. Three palm trees are equal to one shade tree having a mature canopy spread of fifteen (15) feet. 5. Shrubs shall be a minimum of twenty-four (24) inches in height above grade immediately after planting. 25% of all shrubs shall be Florida native. 6. Groundcovers, other than grass, shall be planted in a manner as to present a finished appearance and reasonably complete coverage within four (4) months after planting. 7. Turf grass shall be installed using solid sod and shall be either Bahia or St. Augustine sod. 8. All landscape areas other than sod will be provided a mulch cover of at least three (3) inches. Cypress mulch shall not be used. 9. All landscaping within vehicular use areas shall be protected by a six inch non-mountable curb 10. All existing native vegetation found on the site and is not in direct conflict with the proposed building or parking areas shall be left undisturbed. A suitable protective barrier, constructed of metal, wood, safety fencing, or other durable material will be placed around the staked out locations of existing native vegetation. 11. No fill materials, construction materials, concrete, paint, chemicals, or other foreign materials shall be stored, deposited, or disposed of within any areas that have been staked or fenced off as being undisturbed native vegetation areas. 12. Existing understory shall be maintained in areas of undisturbed native vegetation. 13. All Category 1 exotic plant species will be eradicated from the site. 14. Conspicuous, durable barricades will be erected around each individual tree or areas of vegetation that are to be preserved. In the event that any protective barricades are removed or altered and land clearing or construction work is being conducted on the site, all work at the site will be stopped until the barriers are restored and any necessary corrective actions taken to repair or replant any vegetation removed or damaged as a result of these encroachments. 15. All landscape shall be irrigated by automatic means per section 7.09.04 (C)(3). SCALE: 1"=20' 0 10 20 40 Landscape Requirements: Vehicular Use Area along Property Lines 520/30 = 17 Trees Required Vehicular Use Area along Right-of-way 111/30 = 4 Trees Required Interior Vehicular Use Area 0.36 acres (15,564.30) SF/18 684.68 Sq. Ft. Required Landscape Area 864.68/180 = 5 Trees Required Total Trees Required = 27 PLANT_SCHEDULE TREES BOTANICAL NAME / COMMON NAME CONT DBH SIZE QTY ACE Acer rubrum / Red Maple 25 gal 2.5" DBH 8` HT 1 AR Acer rubrum / Red Maple 45 gal 2.5" DBH 12` - 14` Ht 16 COD Cocoloba diversifolia / Pigeon Plum 30 gal 2.5" DBH 12` - 14` Ht 4 CON Conocarpus erectus / Green Buttonwood 30 gal 2.5" DBH 12` - 14` Ht 9 Standard IE Ilex x attenuata `East Palatka` / East Palatka Holly 30 gal 3" DBH 12` - 14` Ht 7 LAG Lagerstroemia sp. / Muskogee Crape Myrtle 45 gal 9 Multi MG Magnolia grandiflora `D.D. Blanchard` TM / Southern Magnolia 65 gal 3.5" DBH 14` Ht 3 QV Quercus virginiana / Live Oak 45 gal 2.5" DBH 12-15` H 19 SP Sabal palmetto / Cabbage Palm B & B Staggered HT 10`-16`43 TAB Tabebuia heterophylla / Pink Trumpet Tree 45 gal 2" DBH 12` - 14` Ht 1 TAX Taxodium distichum / Bald Cypress 45 gal 3" DBH 10`-12` HT 7 UA Ulmus alata / Winged Elm 45 gal 2.5" DBH 12` - 14` Ht 5 SHRUBS BOTANICAL NAME / COMMON NAME SIZE QTY CHR Chrysobalanus icaco `Red Tip` / Red Tipped Cocoplum 3 gal 60 24" OA FOS Forestieria segregata / Florida Privet 3 gal 154 48" HT, 36" SPR, FULL IXO Ixora `Petite` / Dwarf Pink Ixora 3 gal 28 24" OA, Full MYR Myrcianthes fragrans / Simpson Stopper 7 gal 14 48" HT, FTB POD Podocarpus macrophyllus `Nana` / Dwarf Podocarpus 3 gal 26 24" OA, Full SHRUB AREAS BOTANICAL NAME / COMMON NAME CONT SPACING QTY DT Dianella tasmanica / Blueberry Flax Lily 1 gal 16" o.c.494 HAM Hamelia patens `Compacta` / Dwarf Firebush 3 gal 30" o.c.121 MUH Muhlenbergia capillaris / Muhly Grass 3 gal 30" o.c.402 TF Tripsacum dactyloides / Fakahatchee Grass 3 gal 36" o.c.332 Full Pot LITTORAL ZONE BOTANICAL NAME / COMMON NAME CONT SPACING QTY JUN Juncus effusus / Soft Rush 4"pot 24" o.c.576 NUL Nuphar lutea / Spatterdock Bare Root 48" o.c.204 PON Pontederia cordata / Pickeral Weed Bare Root 36" o.c.1200 SAG Sagittaria latifolia / Duck Potato Bare Root 30" o.c.456 SCI Scirpus validus / Softstem Bulrush 4"pot 36" o.c.672 Page 53 of 286 ORANGE AVE. 67 . 0 0 ' 44.97' 216.69' 10 5 . 2 3 ' 217.41'72.00' 13.05' SHARED USE PATH ORANGE AVE. TRACT 5 TRACT 6 TRACT 8 1.70 AC 1.70 AC 0.09 AC Landscape Notes: 1. All plants shall conform to established nursery grades and standards, to be Florida No. 1 or better, and shall be free ofdisease sand insects at the time of installation. 2. Trees shall be a minimum of (12) feet in height and have a caliper of two and one-half (2 ½) inches at four and one half (4 ½) feet above the ground when installed. 3. All required trees, except palms, shall have a minimum of five (5) feet of clear trunk and a minimum five (5) foot canopy spread at the time of planting. 4. All palm trees shall have a minimum clear trunk of ten (10) feet when installed. Three palm trees are equal to one shade tree having a mature canopy spread of fifteen (15) feet. 5. Shrubs shall be a minimum of twenty-four (24) inches in height above grade immediately after planting. 25% of all shrubs shall be Florida native. 6. Groundcovers, other than grass, shall be planted in a manner as to present a finished appearance and reasonably complete coverage within four (4) months after planting. 7. Turf grass shall be installed using solid sod and shall be either Bahia or St. Augustine sod. 8. All landscape areas other than sod will be provided a mulch cover of at least three (3) inches. Cypress mulch shall not be used. 9. All landscaping within vehicular use areas shall be protected by a six inch non-mountable curb 10. All existing native vegetation found on the site and is not in direct conflict with the proposed building or parking areas shall be left undisturbed. A suitable protective barrier, constructed of metal, wood, safety fencing, or other durable material will be placed around the staked out locations of existing native vegetation. 11. No fill materials, construction materials, concrete, paint, chemicals, or other foreign materials shall be stored, deposited, or disposed of within any areas that have been staked or fenced off as being undisturbed native vegetation areas. 12. Existing understory shall be maintained in areas of undisturbed native vegetation. 13. All Category 1 exotic plant species will be eradicated from the site. 14. Conspicuous, durable barricades will be erected around each individual tree or areas of vegetation that are to be preserved. In the event that any protective barricades are removed or altered and land clearing or construction work is being conducted on the site, all work at the site will be stopped until the barriers are restored and any necessary corrective actions taken to repair or replant any vegetation removed or damaged as a result of these encroachments. 15. All landscape shall be irrigated by automatic means per section 7.09.04 (C)(3). SCALE: 1"=20' 0 10 20 40 Landscape Requirements: Vehicular Use Area along Right-of-way 361/30 = 12 Trees Required TREES BOTANICAL NAME / COMMON NAME CONT DBH SIZE QTY BC Butia capitata / Pindo Palm Field Grown 8`, 10`, 12`10 CS Cordia sebestena / Orange Geiger 30 gal 2.5" DBH 12` - 14` Ht 4 LAG Lagerstroemia sp. / Muskogee Crape Myrtle 45 gal 4 Multi MG Magnolia grandiflora `D.D. Blanchard` TM / Southern Magnolia 65 gal 3.5" DBH 14` Ht 4 SHRUBS BOTANICAL NAME / COMMON NAME SIZE QTY CHR Chrysobalanus icaco `Red Tip` / Red Tipped Cocoplum 3 gal 80 24" OA CLS Clusia guttifera `Nana` / Small-Leaf Clusia 3 gal 55 SHRUB AREAS BOTANICAL NAME / COMMON NAME CONT SPACING QTY DT Dianella tasmanica / Blueberry Flax Lily 1 gal 16" o.c.786 MUH Muhlenbergia capillaris / Muhly Grass 3 gal 30" o.c.235 PAN Pandanus baptista `Aureus` / Dwarf Varigated Pandanus 1 gal 24" o.c.247 PLANT_SCHEDULE Note: All proposed landscape shown on Tract 5 to be installed with Phase 1 and shall be credited for Tract 5 landscape requirements. Page 54 of 286 ZONING: IL STORM MANAGEMENT AREA (WET DETENTION) 29 4 . 0 0 ' STORM MANAGEMENT AREA (DRY PRE-TREATMENT) 529.30' 217.41'217.41' 33 . 1 7 ' 82 . 4 0 ' 25.00' 1 0 3 . 0 6 ' 96 . 6 7 ' PARK AREA 10' LITTORAL ZONE SEE DETAIL FOR TYPICAL 100' PLANING A 10' UPLAND BUFFER ZONE OF NATIVE VEGETATION PER LDC 6.02.02(F) SHALL BE PROVIDED Littoral Zone Plant Schedule Littoral Zone Typical 100' Plan View (NTS) Control Elevation TREES BOTANICAL/COMMON CONT CAL SIZE ACE Acer rubrum / Red Maple 25 gal 2.5" Diameter 8`-10` HT SHRUB AREAS BOTANICAL/COMMON CONT JUN Juncus effusus / Soft Rush 4"pot@ 24" oc NUL Nuphar lutea / Spatterdock Bare Root @ 48" oc PON Pontederia cordata / Pickeral Weed Bare Root @ 36" oc SAG Sagittaria latifolia / Duck Potato Bare Root @ 30" oc SCI Scirpus validus / Softstem Bulrush 4"pot@ 36" oc NOTE: SEE PLANT SCHEDULE SHEET 1 FOR QUANTITIES Littoral Zone Plant Schedule SCALE: 1"=20' 0 10 20 40 Page 55 of 286 ZONING: IL STORM MANAGEMENT AREA (WET DETENTION) 29 4 . 0 0 ' STORM MANAGEMENT AREA (DRY PRE-TREATMENT) 529.30' 217.41'217.41' 33 . 1 7 ' 82 . 4 0 ' 25.00' 1 0 3 . 0 6 ' 96 . 6 7 ' PARK AREA 10' LITTORAL ZONE SEE DETAIL FOR TYPICAL 100' PLANING A 10' UPLAND BUFFER ZONE OF NATIVE VEGETATION PER LDC 6.02.02(F) SHALL BE PROVIDED Littoral Zone Plant Schedule Littoral Zone Typical 100' Plan View (NTS) Control Elevation TREES BOTANICAL/COMMON CONT CAL SIZE ACE Acer rubrum / Red Maple 25 gal 2.5" Diameter 8`-10` HT SHRUB AREAS BOTANICAL/COMMON CONT JUN Juncus effusus / Soft Rush 4"pot@ 24" oc NUL Nuphar lutea / Spatterdock Bare Root @ 48" oc PON Pontederia cordata / Pickeral Weed Bare Root @ 36" oc SAG Sagittaria latifolia / Duck Potato Bare Root @ 30" oc SCI Scirpus validus / Softstem Bulrush 4"pot@ 36" oc NOTE: SEE PLANT SCHEDULE SHEET 1 FOR QUANTITIES Littoral Zone Plant Schedule SCALE: 1"=20' 0 10 20 40 Page 56 of 286 Page 57 of 286 Page 58 of 286 Page 59 of 286 Page 60 of 286 Page 61 of 286 Page 62 of 286 Page 63 of 286 Page 64 of 286 PNRD - Rezoning & P/F Site Plan #3 Page 65 of 286 Page 66 of 286 Page 67 of 286 Page 68 of 286 Page 69 of 286 Page 70 of 286 Page 71 of 286 Page 72 of 286 Page 73 of 286 Page 74 of 286 Page 75 of 286 Page 76 of 286 Page 77 of 286 The land referred to herein below is situated in the County of ST. LUCIE, State of Florida, and is described as follows: A portion of the Northeast one quarter of the Southeast one-quarter of Section 11, Township 35 South, Range 39 East, St. Lucie County, Florida, being more particularly described as follows: Commencing at the Northeast comer of the Northeast one-quarter of the Southeast one quarter of said Section 11; thence S00°13'52"E, along the East line of said Southeast one-quarter, said East line being the centerline of the King's Highway, a distance of 745.89 feet; thence S89°38'46"W, a distance of 25.00 feet to the West right-of-way line of said King's Highway and the POINT OF BEGINNING: Thence continue S89°38'46"W, a distance of 862.39 feet; thence N00°13'52"W and parallel to the West right-of-way line of said King's Highway a distance of 709.02 feet, to the South right-of-way of Orange Avenue; thence N89°38'40"E along said right-of-way, a distance of 9.20 feet; thence S81 °22'04"E, a distance of 44.97 feet; thence S00°21'14"E, a distance of 67.00 feet; thence N89°38'46"E, a distance of 598.62 feet; thence S00°13'52"E and parallel to the West right-of-way of Kings Highway, a distance of 135.00 feet; thence N89°38'46"Ea distance of 210.00 feet to the West right-of-way of said King's Highway; thence S00°13'52"E, along said right-of-way, a distance of 500.00 feet to the POINT OF BEGINNING. LESS AND EXCEPT A portion of land, lying in the Southeast One-Quarter of Section 11, Township 35 South, Range 39 East, St. Lucie County, Florida, as shown on Sheets 5 and 6 of the Florida Department of Transportation Right of Way Map of State Road 713 (Kings Highway), Item/Segment No. 2302567, Section 94003-2511 and being more particularly described as follows: Commence at a boat spike, found marking the East One-Quarter Corner of said Section 11; thence S00°13'52"E along the East line of said Southeast One-Quarter of Section 11 and the Baseline of Survey of said State Road No. 713 (Kings Highway), a distance of 245.95 feet; thence S89°46'08"W along a line at a right angle to the last described course, a distance of 25.00 feet to a point on the Westerly Existing Right of Way line of said State Road No. 713 (Kings Highway) and the Southerly Existing Right of Way line of State Road No. 68 (Orange Avenue) and the POINT OF BEGINNING; thence S00°13'52"E along said Westerly Existing Right of Way line of said State Road No. 713 (Kings Highway), a distance of 500.00 feet; thence S89°38'46"W, a distance of 41.34 feet to the beginning of a non-tangent curve concave Easterly, having a chord bearing of N02°16'35"W; thence Northerly along the arc of said curve, having a radius of 10,685.00 feet, through a central angle of 02°40'58", an arc distance of 500.33 feet to the end of said curve and a point on said Southerly Existing Right of Way line of State Road No. 68 (Orange Avenue); thence N89°38'46"E along said Southerly Existing Right of Way line of State Road No. 68 (Orange Avenue), a distance of 59.19 feet to POINT OF BEGINNING. Page 78 of 286 Kingsgate Center PNRD Project Narrative The planning objective of Kingsgate Center is to create a functional and aesthetic transient business environment through a subdivision of the property into 6 individual sites creating a mixture and variety of commercial uses. The subject property is classified as High Intensity Mixed Use Development in the County Comprehensive Plan. The County Land Development Code requires the subject 11.41 acre site to be rezoned to Planned Non-Residential Development (PNRD) which is intended to achieve development of superior quality over and above what is considered typical. The four overall stated goals of the PNRD is a creative approach to land development reflecting changes in the technology of land development, efficiency of layout to minimize development costs, using design options that encourage stable character and compatibility with surrounding uses, and using natural features, provisions for underground utilities and recreational and open space areas. Kingsgate conforms to these objectives through efficient external siting of outparcels along the primary road frontages, minimization of curb-cuts along the project frontage into the development, planned layout of underground utility lines to minimize costs, interconnected vehicular and pedestrian lanes and sidewalks, and incorporation of enhanced landscaping along the highway frontage, 2 linear paths connecting to public sidewalks, and a small vest pocket park. The inclusion of the park open space and its linkage to the site and perimeters via the 2 landscaped allee’ promenades, and this extension of landscape architecture to the project perimeters, has been agreed will create a project complying with the overall PNRD objectives. Further, the potential uses of the park for seasonal vegetable sales, a site for a food cart, provisions for a dog walk and exercise paths for travelers will create a functional ancillary use for the open space. The character of the development will be achieved through national tenant building architecture styles, corporate signage, colors and logos. Landscape design with a variety of trees, palms and shrubs meet or exceed requirements and provide habitat, shade, color and overall upgraded aesthetics. The rationale behind the development and the choices made by the applicant centers on the stable business environment created with familiar national tenants providing quality services to customers. Proximity to Interstate 95 and the traveling public to Kingsgate Center and its function of providing fuel, fast food and other commercial interchange related goods and services to this location in northern St Lucie County could create a destination-oriented rest stop. The open space park form and function, abundance of trees and landscape, and site amenities promoting public use will create the environment desired within a planned commercial center. 4 acres of open space, water management, and landscape areas are provided and will be under Kingsgate Property Owners Association for common area maintenance per PNRD requirements. This area constitutes the required 35% open space requirement within a PNRD. Page 79 of 286 1 ALLOWABLE USES – KINGSGATE CENTER P.N.R.D. Retail trade: Antiques. (5932) Apparel and accessories. (56) Books and stationery. (5942/5943) Cameras and photographic supplies. (5946) Drugs and proprietary. (5912) Eating places. (5812) Florists. (5992) Food stores. (54) Gifts, novelties, and souvenirs. (5947) Low THC and medical marijuana dispensing facility. The facility may not be located within five hundred (500) feet of the real property that comprises a public or private elementary school, middle school, or secondary school. Hobby, toy and game shops. (5945) Household appliances. (572) Jewelry. (5944) Newspapers and magazines. (5994) Optical goods. (5995) Radios, TV's, consumer electronics and music supplies. (573) Sporting goods and bicycles. (5941) Tobacco products. (5993) Video tape rental. (784) Car washes (self-service only) -subject to the provisions of Section 7.10.22. (999) Retail trade Gasoline services - accessory to retail food stores under SIC-5411. (999) Undistilled alcoholic beverages accessory to retail sale of food. (5921-Except for liquor) Communications - except towers. (48) Building materials, hardware and garden supply with limited outdoor storage (52) Miscellaneous retail (see SIC Code Major Group 59): Drug stores. (591) Sporting goods. (5941) Book and stationary. (5942/5943) Jewelry. (5944) Hobby, toy and games. (5945) Camera and photographic supplies. (5946) Gifts, novelty and souvenir. (5947) Luggage and leather goods. (5948) Fabric and mill products. (5949) Liquefied petroleum gas (propane). (5984) Florists. (5992) Tobacco. (5993) News dealers/newsstands. (5994) Optical goods. (5995) Page 80 of 286 2 Misc. retail (See SIC Code for specific uses). Awning & canvas retail shops, Showroom oriented rock and stone shops, architectural supplies-retail, Hot tub & whirlpool- retail, Swimming pool supplies. Liquor stores. (592) Retail trade-indoor display and sales only, except as provided in Section 7.00.00. (999) Repair services: Electrical repair. (762) Shoe repairs. (725) Watch, clock, jewelry, and musical instrument repair. (7631) Small Appliance Apparel and accessory stores. (56) Retail Oriented Business & Personal services: Professional business office including, but not limited to, engineering, accounting, taxes, real estate, insurance Duplicating, mailing, commercial art/photography and stenographic services. (733) Engineering, accounting, research, management and related services. (87) Finance Services including banks Health services - except in-patient care, nursing homes and hospitals. Beauty and barber services. (723/724) Depository institutions. (60) Laundering and dry cleaning (self service). (7215) Security system services. (7382) Business Services - misc. (7389) Personnel supply services. (736) Travel agencies. (4724 Amusements and recreation services - except stadiums, arenas, race tracks, amusement parks. (79) Beauty and barber services. (723/724) Financial, insurance, and real estate. (60/61/62/63/64/65/67) Food stores. (54) Gasoline service stations. (5541) General merchandise stores. (53) Home furniture and furnishings. (57) Laundry, cleaning and garment services. (721) Mobile food vendors (eating places, fruits and vegetables-retail). (999) Personnel supply services. (736) Photo finishing services. (7384) Photographic services. (722) Postal services. (43) Recreation facilities. (999) Travel agencies. (4724) Hotels and motels. (701) Page 81 of 286 3 Conditional Use Required: Veterinary services. (074) Drinking places (alcoholic beverages) - free-standing. (5813) Page 82 of 286 Page 83 of 286 Page 84 of 286 Page 85 of 286 Page 86 of 286 Page 87 of 286 Page 88 of 286 Page 89 of 286 Page 90 of 286 Page 91 of 286 Page 92 of 286 Page 93 of 286 Page 94 of 286 Page 95 of 286 Page 96 of 286 Page 97 of 286 Page 98 of 286 Page 99 of 286 Page 100 of 286 Page 101 of 286 Page 102 of 286 Page 103 of 286 Page 104 of 286 Page 105 of 286 Page 106 of 286 Page 107 of 286 Page 108 of 286 Page 109 of 286 Page 110 of 286 Page 111 of 286 Page 112 of 286 Page 113 of 286 7.02.00. - PLANNED NON-RESIDENTIAL DEVELOPMENT 7.02.01. - Purpose. The Planned Non-Residential Development (PNRD) District is intended to achieve non-residential land development of superior quality through the encouragement of flexibility and creativity in design options that: A. Permit creative approaches to the development of non-residential land reflecting changes in the technology of land development; B. Allow for the efficient use of land, which can result in smaller networks of utilities and streets and thereby lower development costs; C. Allow design options that encourage an environment of stable character, compatible with surrounding land uses; and D. Permit the enhancement of neighborhoods through the preservation of natural features, the provision of underground utilities, and the provision of recreation areas and open space. 7.02.02. - Permitted Uses. The following general guidelines shall be used in determining the permitted use possibilities in any Planned Nonresidential Zoning Development: A. For properties located in any Residential or Agricultural classified land use area: Any permitted, conditional or accessory use, including any standards, conditions and requirements for those uses, as identified in the Commercial, Neighborhood (CN); Commercial, Office (CO); Institutional (I) Zoning Districts, and in the Agricultural land use classified areas only, any non- residential permitted or accessory use identified in the Agriculture-1 (AG-1), Agricultural-2.5 (AG-2.5), or Agricultural-5 (AG-5) zoning districts of this Code. Telecommunication towers must comply with the requirements of Section 7.10.23. The general standards, conditions and requirements, as found in this Code, that pertain to conditional and accessory uses shall be used in the determination of the compatibility of the proposed use(s) with the surrounding land uses in the review of the Planned Nonresidential Development. All applications for Planned Nonresidential Development shall include a complete identification of all planned uses and activities. B. For properties located in any Commercial or Industrial classified land use area: Any permitted, conditional or accessory use, including any standards, conditions and requirements for those uses, as identified in the Commercial, Neighborhood (CN); Commercial, Office (CO); Commercial, General (CG); Commercial Resort (CR); Industrial Light (IL); Industrial Heavy (IH), Utility (U) and (I) Institutional zoning districts, and any non-residential permitted or accessory use identified in the Agriculture-1 (AG-1), Agricultural-2.5 (AG-2.5), or Agricultural-5 (AG-5) zoning districts of this Code. Telecommunication towers must comply with the requirements of Section 7.10.23 The general standards, conditions and requirements, as found in this Code, that pertain to conditional and accessory uses shall be used in the determination of the compatibility of the proposed use(s) with the surrounding land uses in the review of the Planned Nonresidential Development. All applications for Planned Nonresidential Development shall include a complete identification of all planned uses and activities. ( Ord. No. 15-002, Pt. A, 4-7-2015 ) Page 114 of 286 7.02.03. - Standards and Requirements. Standards and requirements for a Planned Non-Residential Development shall be as follows: A. Minimum Size. The minimum lot size requirements for a Planned Non-Residential Development shall be as follows: 1. Any Planned Non-Residential Development in a Residential Land Use classification shall comply with the minimum lot requirements in the Commercial Neighborhood (CN) Zoning District. 2. Any Planned Non-Residential Development in a Commercial, Industrial or Mixed Use Land Use classification shall comply with the minimum lot requirements in the Commercial General (CG) Zoning District. 3. All Planned Non-Residential Development shall be under common ownership or control. B. Area, yard, Height and Other Dimensional Requirements. Area, yard, and height requirements shall be determined at the time of Preliminary and Final Development Plan approval, except that any structure on North or South Hutchinson Island that has not been occupied, constructed, or has not received a building permit, site plan or other County development approval as a permitted use prior to January 10, 1995, the requirements of Section 4.01.00, Hutchinson Island — Building Height Overlay Zone shall apply. C. Public Facilities. 1. The Planned Non-Residential Development shall be designed and located so there will be no net public cost for the provision of water lines, sewage lines, storm and surface drainage systems, and other utility systems in order to ensure compatibility with surrounding land uses, to mitigate impact on the environment and natural resources, to ensure public safety and to ensure compliance with the St. Lucie County Comprehensive Plan. 2. The minimum size of all water mains used, or intended for use, in fire protection activities is six (6) inches. Actual water main requirements will be determined by the St. Lucie County- Ft. Pierce Fire Prevention Bureau. 3. The minimum size of all water mains used, or intended for use, in fire protection activities, that are located on a dead-end water main is eight (8) inches. Actual water main requirements will be determined by the St. Lucie County-Ft. Pierce Fire Prevention Bureau. The maximum number of fire hydrants that may be located on any dead end water main is one (1). 4. Fire hydrants shall be provided at a minimum spacing of one (1) every six hundred (600) feet unless otherwise approved by the St. Lucie County-Ft. Pierce Fire Prevention Bureau. D. Traffic and Pedestrian Circulation. 1. Every use permitted in a Planned Non-Residential Development shall have access to a public street either directly or through an approved private road, vehicular accessway, a pedestrian way, or other area dedicated to public or private use. 2. Principal vehicular access points shall be designed to permit smooth traffic flow with controlled turning movement and minimum hazards to vehicular or pedestrian traffic. Minor streets within the Planned Non-Residential Development shall not be connected to streets outside the development so as to encourage their use by through traffic. 3. The proposed Planned Non-Residential Development shall be designed so that it will not create traffic congestion on the arterial and collector roads surrounding the project, or such surrounding collector or arterial roads shall be improved so that they will not be adversely affected. Page 115 of 286 4. Streets in a Planned Non-Residential Development may be dedicated to public use or retained under private ownership. Said streets and associated improvements shall comply with all pertinent County regulations and ordinances, however, variations to the standard minimum right-of-way widths may be considered as part of the Planned Non-Residential Development if it is shown to the satisfaction of the County Commission, that the requested variation is consistent with the intent of the County's roadway construction standards and necessary for the design of the Planned Unit Development. 5. Any pedestrian circulation system and its related walkways shall be insulated from the vehicular street system. 6. All roads and streets shall intersect 5° angle of ninety (90) degrees unless circumstances acceptable to St. Lucie County indicate a need for a lesser angle of intersection. 7. Street jogs or centerline offsets between any local street or road with another local street or road, shall be no less than one hundred fifty (150) feet. 8. The intersection of any two (2) local roads or streets with a Major Collector or Arterial Roadway shall be separated by a minimum distance of six hundred sixty (660) feet, as measured from centerline to centerline. 9. Permanent dead-end streets shall not exceed one thousand (1,000) feet in length. Cul-de- sacs shall be provided at the end of all dead end roads or streets greater than five hundred one (501) feet in length. The length of a dead-end street shall be measured along the centerline of the street from its point of perpendicular intersection with the centerline of intersecting street to the end of the dead-end street or roadway. All cul-de-sacs shall have a minimum right-of-way diameter of one hundred (100) feet. If the dead end roadway is five hundred (500) feet or less in length, a "Y" or "T" type of turn around may be approved. If a dead end street is temporary in nature then a temporary cul-de-sac shall be required until the roadway is connected to another street or road. In the center of the cul-de-sac an unpaved island, surrounded by a curb, improved with grass and landscaping that will not interfere with sight distance, may be provided. Center islands shall have a diameter of not less than seventeen (17) feet, unless otherwise approved through the review of the Planned Unit Development. 10. All roadways, exclusive of interior parking and access aisles areas, regardless of ownership, shall be located a minimum of ten (10) feet from any exterior building walls, except for security gate houses or similar security structures located in a private street or road right-of-way. 11. Access points on all collector or arterial streets serving a Planned Non-Residential Development shall be located and spaced so that traffic moving into and out of the arterial streets does not cause traffic congestion. E. Parking and Loading. 1. General Provisions. a. The number, type, and location of parking spaces shall be determined at the time of final Planned Nonresidential Development plan approval. The determination of the number of spaces required shall be based on Section 7.06.02 of this Code. The number of parking spaces required by this section may be reduced based on substantial competent evidence that the reduced number of spaces is adequate for the proposed use or that parking may be shared by proximate uses that operate at different times or on different days. b. Reserved parking spaces may be provided, in lieu of paved spaces, subject to Section 7.06.02(B)(4) of this Code. Page 116 of 286 2. Off Street Parking and Loading. Off-street parking and loading requirements are governed by Sections 7.06.02 and 7.06.03 of this Code, and the following standards: a. Off-street parking and loading areas shall be designed to provide travelways between adjacent uses while discouraging through traffic. b. Off-street parking and loading areas shall be screened from adjacent roads and pedestrian walkways with hedges, dense planting, or changes in grades or walls. 3. On Street Parking. In Planned Non-Residential Developments, on street parking may be used so long as the road on which the on-street parking is proposed lies entirely within the limits of the defined Planned Nonresidential Development and such parking would not contravene any other provision of this Code or the St. Lucie County Code of Ordinances. Where such on street parking and loading is used, it shall be consistent with the following design standards: a. The minimum size of a parking stall shall be as follows: parallel 8 feet × 23 feet angled 10 feet × 18 feet handicapped (parallel) 12 feet × 23 feet handicapped (angled) 12 feet × 18 feet b. Handicapped parking spaces shall be appropriately marked. c. Access for emergency fire vehicles shall be in accordance with NFPA standards. d. No more than fifteen (15) parking spaces shall be permitted in a continuous row without being interrupted by a minimum landscape area of three hundred sixty (360) square feet. F. Lighting. All lighting facilities shall be arranged in such a manner so as to prevent direct glare or hazardous interference of any kind to adjoining streets or properties. G. Landscaping and Natural Features. 1. Native trees and vegetation and other natural features shall be preserved to the extent practicable. 2. All sensitive environmental vegetation, trees and areas shall be preserved to the extent practicable. 3. Landscaping for off-street parking and loading areas shall meet the minimum requirements of Section 7.09.00. H. Open Space Standards. 1. For development projects of less than ten (10) acres, a minimum of twenty percent (20%) of the gross area of land to be committed to a Planned Non-Residential Development must be for use as common open space, which may include parks, recreation areas, bicycle and pedestrian paths and facilities, marinas, swimming beaches, common open space, common landscaping or planting areas, or other areas of public purpose other than street or road rights-of-way, utility easements, excluding exclusive stormwater treatment facilities, and parking areas. For development projects of ten (10) acres or more, a minimum of thirty-five percent (35%) of the gross area of land to be committed to a Planned Non-Residential Development must be for use as common open space, which may include parks, recreation areas, bicycle and pedestrian paths and facilities, marinas, swimming beaches, common open space, common landscaping or planting areas, or other areas of public purpose other than street Page 117 of 286 or road rights-of-way, utility easements, excluding exclusive stormwater treatment facilities, and parking areas. At the request of the developer, and subject to the approval of the Board of County Commissioners, use of recreational facilities may be offered to the general public. A minimum of fifteen percent (15%) of any existing native upland habitat on the property, must be preserved in its natural condition as part of the required thirty-five percent (35%) common open space, For each acre of preserved native habitat above the required minimum fifteen percent (15%) that is preserved in its original state, credit shall be given at a rate of one hundred fifty percent (150%) per acre towards the remaining common open space requirement. All areas to be dedicated for common open space shall be identified as part of the Preliminary Development Plan for the Planned Nonresidential Development. Areas that are floodways, lakes, wetlands, and stormwater retention areas may be applied to satisfy the total common open space requirement subject to the requirement that fifteen percent (15%) of any existing native habitat on the property must be included as part of the required thirty-five percent (35%) common open space. As part of the Final Planned Nonresidential Development submission process, the developer or petitioner for the Planned Nonresidential Development shall provide for one (1) of the following: a. The advance dedication of all common open space to a public, or acceptable private, agency that will, upon acceptance, agree to maintain the common open space and any buildings, structures or improvements that have been placed on it. All such dedications or conveyances shall be completed prior to the issuance of any building permits, including land clearing, for any portion of the Planned Nonresidential Development; or, b. A phased conveyance of the land to be used for common open space to a public or acceptable private agency that will, upon acceptance, agree to maintain the common open space and any buildings, structures or improvements that have been placed on it. The schedule for the phased conveyance of any such lands to be used for common open space shall be a specific condition of approval for the Planned Nonresidential Development. 2. Areas provided or reserved to meet any other environmental preservation or protection requirement of this code or other lawful regulatory authority may be counted towards the overall common open space requirement, provided that the common open space meets the requirements of this Code. 3. All land dedicated for common open space shall be physically part of the Planned Non- Residential Development. I. Phasing. 1. A Planned Non-Residential Development may be developed in more than one (1) stage or phase. 2. If a Final Development Plan approved by the Board of County Commissioners is to be developed in stages or phases, each successive phase shall be constructed and developed in a reasonably continuous fashion. The final stage or phase shall be completed within ten (10) years of the date of final development plan approval. Any extension of the above requirement is subject to approval by the Board of County Commissioners unless otherwise amended by the Board of County Commissioners. J. Signs. 1. Signs within any Planned Non-Residential Development located in a Residential or Agriculturally classified land use area shall comply with the provisions of Chapter 9 Page 118 of 286 applicable to the Commercial Neighborhood (CN) Zoning District; provided, however, that the Board of County Commissioners may condition approval of a Planned Non-Residential Development upon compliance with more stringent sign regulations in order to ensure design consistency throughout the proposed development, to ensure compatibility with surrounding land uses, to ensure public safety and prevent public harm, and to ensure compliance with the St. Lucie County Comprehensive Plan. 2. Signs within any Planned Non-Residential Development located in a commercially or industrially classified Land Use Area shall comply with the provisions of Chapter IX applicable in the Commercial General (CG), Zoning District; provided, however, that the Board of County Commissioners may condition approval of a Planned Non-Residential Development upon compliance with more stringent sign regulations in order to ensure design consistency throughout the proposed development, to ensure compatibility with surrounding land uses, to ensure public safety and prevent public harm, and to ensure compliance with the St. Lucie County Comprehensive Plan. ( Ord. No. 2016-23 , Pt. A, 11-1-2016) Page 119 of 286 Page 120 of 286 Page 121 of 286 Page 122 of 286 Page 123 of 286 Page 124 of 286 Page 125 of 286 Page 126 of 286 Page 127 of 286 Page 128 of 286 Page 129 of 286 Page 130 of 286 Page 131 of 286 Page 132 of 286 Page 133 of 286 Page 134 of 286 Page 135 of 286 Page 136 of 286 Page 137 of 286 Page 138 of 286 Page 139 of 286 Page 140 of 286 Page 141 of 286 Page 142 of 286 Page 143 of 286 Page 144 of 286 Page 145 of 286 Page 146 of 286 Page 147 of 286 Page 148 of 286 Page 149 of 286 Page 150 of 286 Page 151 of 286 Page 152 of 286 Page 153 of 286 Page 154 of 286 Page 155 of 286 Page 156 of 286 Page 157 of 286 Page 158 of 286 Page 159 of 286 Page 160 of 286 Page 161 of 286 Page 162 of 286 Page 163 of 286 Page 164 of 286 Page 165 of 286 Page 166 of 286 Page 167 of 286 Page 168 of 286 Page 169 of 286 Page 170 of 286 Page 171 of 286 Page 172 of 286 Page 173 of 286 Page 174 of 286 Page 175 of 286 Page 176 of 286 Page 177 of 286 Page 178 of 286 Page 179 of 286 Page 180 of 286 Page 181 of 286 Page 182 of 286 Page 183 of 286 Page 184 of 286 Page 185 of 286 Page 186 of 286 Page 187 of 286 Page 188 of 286 Page 189 of 286 Page 190 of 286 Page 191 of 286 Page 192 of 286 Page 193 of 286 Page 194 of 286 kimley-horn.com 101 East Silver Springs Boulevard, Suite 400, Ocala, Florida 34470 352 438 3000 To:Kori Benton Senior Planner St. Lucie County Planning Division From: Nicholas J. Mora, P.E. Kimley-Horn and Associates, Inc. Date: August 6, 2019 Re:Kingsgate Center Review of Traffic Impact Analysis Kimley-Horn has reviewed the Traffic Impact Analysis (revised June 26, 2019) prepared by O’Rourke Engineering & Planning related to the above-mentioned project.The subject project is located generally on the southwest corner of the intersection of Orange Avenue & Kings Highway and consists of 6,119 square feet of super convenience market/gas station and 954 square feet of fast food with drive thru. Access to the project will be provided via one full access driveway connection and one right-in/right-out access driveway connection on Orange Avenue and one right-in/right-out access driveway connection on Kings Highway. Based on the analysis provided, the project has the potential to generate 1,422 net new daily trips, 127 net new AM peak hour trips (63 in / 64 out), and 115 net new PM peak hour trips (57 in / 58 out). The analysis demonstrates that adjacent impacted roadways have sufficient capacity available to support the proposed project trips and the intersections of Orange Avenue & Kings Highway, Orange Avenue & I-95 SB Ramps, and Orange Avenue & I-95 NB Ramps will operate acceptably upon project buildout. The applicant assumed full buildout geometry of the intersection of Orange Avenue & Kings Highway based on the planned FDOT widening project of Kings Highway. A westbound ingress left- turn lane at the full access driveway on Orange Avenue is warranted based on project ingress traffic. We have no further comments for the applicant at this time. Thank you for the opportunity to assist the St. Lucie County in reviewing the noted project. Please contact us if you have any questions or need additional information. Page 195 of 286 1062 Jakes Way, Okeechobee, FL 34974 Phone: (863) 824-7644 Cell: (863) 634-0194 Email: sdobbs@stevedobbsengineering.com Website: www.SteveDobbsEngineering.com 1. APPLICANT BP – OK.LLC Patrick O’Leary 20411 West 12 Mile Road Suite 200 Southfield, MI 48076 248-797-0003 2. AGENT Planner Boggs Planning + Landscape Architecture 100 Avenue A Suite 2E Fort Pierce, FL 34950 772-577-6473 Engineer Steven L. Dobbs Engineering, LLC 1062 Jakes Way Okeechobee, FL 34974 863-824-7644 3. PROJECT ADDRESS TBD 4. PROJECT DESCRIPTION The applicant is requesting a Preliminary/Final Site Plan for a Planned Non- Residential Development and a Zoning Atlas Amendment (Rezoning RM-11 to PNRD) to develop a commercial subdivision. The first phase will consist of 6,119 square feet of Super Convenience Market with Gasoline Pumps and a Fast-food restaurant with Drive-thru services. Full buildout will add a hotel, a sit-down restaurant, and one to two additional fast-food restaurants with drive thru(s). The site is currently vacant. The applicant has presented a “master” development plan for the initial phase of the project as well as tract specific site plans for proposed Tract 1 (Wawa) and Tract 2 (Checkers). Page 196 of 286 Kingsgate Center– Impact Analysis Page 2 of 5 pages The subject 11.409-acre property is undeveloped and currently zoned RM-11 RESIDENTIAL, MULTIPLE-FAMILY - 11, with a land use designation of MXD, Mixed-use Development – Orange Avenue / I-95 Mixed Use Activity Area. The site is identified within a High Intensity area. The proposed project in Phase 1, 2.77 acres of impervious in the site plan for the two uses above as well as the proposed accesses from King’s Highway and Orange Avenue to the sites. The total impervious proposed for this site is 6.41 acres at buildout of the project. 5. CONSTRUCTION SCHEDULE Begin Construction – December 30, 2019 Complete Construction – June 30, 2020 6. TRAFFIC IMPACT ANALYSIS To estimate future traffic generated by the development, the ITE Trip Generation, 10th Edition trip rates were applied to the fast food restaurant with drive thru (Land Use Code 934) and rates from the FDOT 2012 Trip Generation Characteristics of Large Gas Stations/Convenience Stores and Student Apartments were used for the convenience market with gas pumps. The FDOT conducted numerous studies throughout Florida and concluded that using both variables was the best reflection of the actual trip generation. In 2014, Kimley-Horn and Associates prepared a Trip Generation Recommendation Report and supported the use of these rates. In March 2019, Palm Beach County also adopted these FDOT rates for gas stations and convenience stores. The project with generate 1,422 net new daily trips. There will be 127 net new AM peak hour trips with 63 entering the project and 64 trips exiting the project. There will be 115 new PM peak hour trips with 57 trips entering and 58 trips exiting the project. With 127 net new AM peak hour trips and 115 net new PM peak hour trips, all links and intersections operate at acceptable levels of service with the existing and committed roadway network. Therefore, the project meets the requirements for concurrency. A left-turn lane is proposed at Driveway 3 to address project egress. 7. POTABLE WATER USES There is a change for Potable Water Use associated with this DRC application. The property is located within the Fort Pierce Utility Authority (FPUA) service area. Potable Water system services are available to the subject property via potable water main on Orange Avenue and Kings Highway. Page 197 of 286 Kingsgate Center– Impact Analysis Page 3 of 5 pages The water demand, gallons per day (gpd) that will be generated by this property is based on the FAC 64E-6.008 Table I. The calculations are based upon the current project build-out coverage. Proposed Uses Average Daily Flow (gallons per day) Gas Station more than 16 hours per day 325 gpd/1,000 sf * 6119 sf = 1,989 gpd Restaurant more than 16 hours per day 50 gpd/100 sf * 954 sf = 477 gpd Fast Food Restaurant 16 hours per day 60 gpd/seat * 120 seats = 7,200 gpd Restaurant more than 16 hours per day 50 gpd/100 sf * 7,100 sf = 3,550 gpd Hotel 100 gpd/room * 100 rooms = 10,000 gpd Total = 23,216 gpd 8. SANITARY SEWER COLLECTION ANALYSIS There is a change for Waste Water Collection Flows associated with this DRC application. The property is located within the Fort Pierce Utility Authority (FPUA) service area. Wastewater Collection system services are available to the subject property via force main on Orange Avenue and Kings Highway. The waste water demand, gallons per day (gpd) that will be generated by this property is based on the FAC 64E-6.008 Table I. The calculations are based upon the current project build-out coverage. Proposed Uses Average Daily Flow (gallons per day) Gas Station more than 16 hours per day 325 gpd/1,000 sf * 6119 sf = 1,989 gpd Restaurant more than 16 hours per day 50 gpd/100 sf * 954 sf = 477 gpd Fast Food Restaurant 16 hours per day 60 gpd/seat * 120 seats = 7,200 gpd Restaurant more than 16 hours per day 50 gpd/100 sf * 7,100 sf = 3,550 gpd Hotel 100 gpd/room * 100 rooms = 10,000 gpd Total = 23,216 gpd Summary The proposed Site Plan and DRC application increases the potable water and sewer collection demand from the parcel by 23,216 gpd. Please be advised that FPUA has sufficient capacity to serve the increased demand Page 198 of 286 Kingsgate Center– Impact Analysis Page 4 of 5 pages created by this project. 9. DRAINAGE ANALYSIS The property is governed by the North St. Lucie River Water Control District (NSLRWCS), the South Florida Water Management District (SFWMD), and the Florida Department of Transportation criteria for stormwater management facilities. The on-site drainage facilities consist of a dry pretreatment area and a wet detention lake to provide 100% of the required water quality treatment and stormwater attenuation volumes as required by the previously identified governing agencies. Positive outfall is provided for the property via an in-site control structure discharging currently into the western ditch on King’s Highway then south into C-40 NSLRWCD. Once King’s Highway widening is complete the water will be collected into the new system proposed by FDOT, however it will end up flowing north into C-32. Currently, the project has been submitted to both NSLRWCD and SFWMD, but has yet to be submitted to FDOT. Summary The proposed development will have no additional impact on the system where the stormwater will discharge as the peak flow and total quantity of flow will be reduced by the control structure and drainage system proposed onsite. 10. SOLID WASTE ANALYSIS The project is located in unincorporated St. Lucie County. Solid Waste collect is provided by private waste hauler. Proposed Uses Pounds of Solid Waste (pounds per day) based on the per capita water use of 117 gpd per capita from the St. Lucie County Comprehensive Plan Adopted 4/2/2019 section 9.1.1.12 and using the above calculated water demand for each use, the solid water generated below Gas Station 1,989 gpd/117*3.88 pounds per day per capita = 66.0 ppd Restaurant 477 gpd/117*3.88 pounds per day per capita = 15.8 ppd Fast Food Restaurant 7,200 gpd/117*3.88 pounds per day per capita = 238.8 ppd Restaurant 3,550 gpd/117*3.88 pounds per day per capita = 117.7 ppd Hotel 10,000 gpd/117*3.88 pounds per day per capita = 331.6 ppd Total = 769.4 ppd Summary Page 199 of 286 Kingsgate Center– Impact Analysis Page 5 of 5 pages The proposed project and DRC application increases the demand on solid waste generated to 769.4 ppd. St. Lucie County has sufficient space in the landfill to handle the project. 11. POLICE, FIRE PROTECTION, AND EMERGENCY SERVICES Fire Protection and Emergency Services are provided by the St. Lucie County Fire Station 1 located at 2400 Rhode Island Avenue is approximately 4 miles away with a response time of approximately 9 minutes. Police Services are provided by the St. Lucie County Sheriff’s Office and the main office is located on Midway Road, west of 25th Street. Response time is anticipated at approximately 10 minutes. Submitted by: Steven L. Dobbs Engineering, LLC Steven L. Dobbs, P. E., President Page 200 of 286 © Page 201 of 286 ELEVATIONS SHOWN HEREON ARE ON NORTH AMERICAN VERTICAL DATUM 1988. Page 202 of 286 PROPOSED SILT FENCE AROUND PROJECT PERIMETER (TYP) PROPOSED SILT FENCE AROUND PROJECT PERIMETER (TYP) PROPOSED SILT FENCE AROUND PROJECT PERIMETER (TYP) PROPOSED SILT FENCE AROUND PROJECT PERIMETER (TYP) TH I S D O C U M E N T , T O G E T H E R W I T H T H E C O N C E P T S A N D D E S I G N S P R E S E N T E D H E R E I N , A S A N I N S T R U M E N T O F S E R V I C E , I S I N T E N D E D O N L Y F O R T H E S P E C I F I C P U R P O S E A N D C L I E N T F O R W H I C H I T W A S P R E P A R E D . R E U S E O F A N D I M P R O P E R R E L I A N C E O N T H I S D O C U M E N T W I T H O U T W R I T T E N A U T H O R I Z A T I O N A N D A D O P T I O N B Y S T E V E N L . D O B B S , P . E . , S H A L L B E W I T H O U T L I A B I L I T Y T O S T E V E N L . D O B B S E N G I N E E R I N G , L L C . JOB No.: SHEET OF RE V I S I O N S 10 6 2 J A K E S W A Y Ok e e c h o b e e , F l 3 4 9 7 4 Ph o n e : ( 8 6 3 ) 8 2 4 - 7 6 4 4 FL O R I D A C E R T I F I C A T E O F A U T H O R I Z A T I O N N o . 0 0 0 2 9 2 0 6 St e v e n L . D o b b s En g i n e e r i n g , L L C No . DA T E BY 02 22 2017-016 KI N G S G A T E C E N T E R fo r B P - O K , L L C LO C A T E D I N S T . L U C I E C O U N T Y , F L O R I D A Ex i s t i n g C o n d i t i o n s P l a n CALL 48 HOURS BEFORE YOU DIG IN FLORIDA, IT'S THE LAW SCALE: 1"=40' 0 20 40 80 F:\A - 006 Wawa\2017-016 Wawa - Ft Pierce\03-DWG\2017-016 WAWA KINGSGATE 20190611 WORKING ON COMMENTS.dwg, 6/12/2019 4:05:01 PM, DWG To PDF.pc3 Page 203 of 286 ST.LUCIE COUNTY PLANNING AND ZONING COMMISSION PUBLIC HEARING AGENDA October 17,2019 NOTICE OFAMENDMENTTO THE OFFICIAL ZONINGATLAS(REZONING)AND PRELIMINARY/FINALPLANNED NON-RESIDENTIAL DEVELOPMENT SITE PLAN The St.Lucie County Planning and Zoning Commission is scheduled to review and make recommendations regarding the following items petitioned by the applicantfor adoptionbythe Board ofCountyCommissionersofSt.LucieCounty, Florida,by resolution: RESOLUTION ARESOLUTION OFTHE BOARDOFCOUNTYCOMMISSIONERSOF ST.LUCIE COUNTY GRANTING AN AMENDMENT TO THE OFFICIAL ZONING ATLAS FROM THE RM-11 (RESIDENTIAL,MULTIPLE-FAMILY –11 DU/AC)TO THE PNRD (PLANNED NON- RESIDENTIAL DEVELOPMENT)ZONING DISTRICT AND A PRELIMINARY/FINAL PNRD SITE PLAN TO BE KNOWN AS THE KINGSGATE CENTER ON 11.41 M.O.L. ACRESOF PROPERTY LOCATEDAT THESOUTHWESTCORNER OFORANGE AVENUE AND KINGSHIGHWAY,SAINT LUCIE COUNTY,FLORIDA APPLICANT:BP –OK LLC OWNER:ORANGEAVENUEWCI LLC. PURPOSE:Development ofacommercialsubdivision centered on Retail,Food Service,&Hospitalityuses.Requested usesincludeHotels,Motels,andLiquor stores, which are classified asConditional Usein theCG,Commercial General District.The first phase would consist of a6,119sq.ft.Super Convenience Market withGasoline Pumps,a Fast-food restaurant with Drive-thruservices,andestablishment of four (4) additional tracts for future development. LOCATION:Southwest corner ofOrange Avenueand KingsHighway. ThePlanning andZoningCommissionPUBLIC HEARINGonthis item willbeheld in the CommissionChambers,RogerPoitrasAnnex,3rdFloor,St.LucieCounty Administration Building,2300 Virginia Avenue,Fort Pierce,Florida on Thursday,October 17,2019 beginning at 6:00pm or assoon thereafter as possible. All interested persons will be given an opportunity to be heard.Written comments received in advance of the public hearing will also be considered.Written comments to the Planning and Zoning Commission should be received by the Planning and Development Services Department -Planning Division at least 3 days prior to the scheduled hearing.The petition file is available for review at the Planning and Development ServicesDepartment–PlanningOffices locatedat2300Virginia Avenue, 2nd Floor,Fort Pierce,Florida,during regular business hours.Please call (772)462- 2822 orTDD (772)462-1428 ifyou have anyquestions orrequireadditional information aboutthispetition. 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 theirareaof responsibility. The proceedings of the Planning and Zoning Commission are electronically recorded. PURSUANTTOSECTION286.0105,FLORIDA STATUTES,ifa person decidesto appeal any decision made by the Planningand Zoning Commission with respect to any matter considered ata meetingor hearing,heor shewill need arecordof theproceedings.For such purpose,he or shemay needto ensurethat a verbatim record of theproceedings is made,whichrecordincludes thetestimonyandevidence uponwhichthe appealisto be based.Upontherequestof any partyto theproceeding,individualstestifying during a hearing will be sworn in.Any party to the proceeding will be granted an opportunity to cross-examineanyindividual testifying during a hearing uponrequest.If it becomes necessary,a publichearing maybecontinuedto a date certain. Anyone with a disability requiring accommodation to attend this meeting should contact the St.Lucie County Risk Manager at least forty-eight (48)hours prior to the meeting at(772)462-1546orT.D.D.(772)462-1428. TR-GCI0284655-01 Page 204 of 286 Planning and Development Services Department 772.462. 2822 Applicant BP – OK LLC – Patrick O’Leary 30600 Northwestern Hwy, Ste. 105 Farmington Halls MI, 48334 Agent for Applicant Greg Boggs, ASLA, - Boggs Plan- ning & Landscape Architecture 100 Avenue A, Suite 2E Fort Pierce, FL 34950 Location Southwest corner of Orange Ave- nue and Kings Highway intersec-tion. Future Land Use MXD, Mixed-use Development – Orange Avenue / I-95 Mixed Use Activity Area Existing Zoning Residential, Multiple-family 11 units per acre (RM-11) Proposed Zoning Planned Non-Residential Develop- ment (PNRD) Further details are available in the PDS Department - Please Contact: Staff Kori Benton, AICP Tel 772.462.2518 Email bentonk@stlucieco.org Mail 2300 Virginia Avenue Fort Pierce, FL 34982 Public Hearing Notice Thursday, October 17, 2019 Amendment to the Official Zoning Atlas (Rezoning) & Preliminary/Final Planned Non-Residential Site Plan This notice is provided because you are an owner of property within 500 feet of the proposed petitions. The applicant, BP – OK LLC, is request- ing approval of a Zoning Atlas Amend-ment (Rezoning RM-11 to PNRD) and a Preliminary/Final Site Plan for a Planned Non-Residential Development to devel-op a commercial subdivision. The first phase will consist of 6,119 square feet of Super Convenience Market with Gaso- line Pumps (Wawa) and a Fast-food res- taurant with Drive-thru services (Checkers. Full buildout seeks to add a hotel, a sit-down restaurant, and/or other retails or service oriented uses. Permitted uses requested through the PNRD include Hotels, Motels, and Liq- uor stores, which are classified as Condi-tional Use in the CG, Commercial Gen- eral District . The subject 11.409-acre property is un- developed and currently zoned RM-11 Residential, Multiple-family - 11, with a land use designation of MXD, Mixed- use Development – Orange Avenue / I- 95 Mixed Use Activity Area. The site is identified within a High Intensity area. The subject property lies within the Ur-ban Service Boundary. Fort Pierce Util- ities Authority would provide potable water and wastewater for the proposed project. The St. Lucie County Planning and Zoning Commission has the power to review and recommend to the St. Lucie County Board of County Commission- ers, for approval, approval with condi-tions or disapproval, any applications within their area of responsibility. The Planning & Zoning Commission strongly encourages your input and comment at the public hearing. You may also mail or email comments in advance of the public hearing for inclu- sion in the official record regarding this proceeding. Written comments to the Planning & Zoning Commission should be received at least 3 days prior to the scheduled hearing. Anyone with a disability requiring accommodations to attend this meeting may contact the Community Risk Man- ager at least 48 hours in advance at 772.462.1546 or TDD 772.462.1428. PLANNING AND ZONING COMMISSION Meeting Time & Location: 6:00 PM (or soon thereafter ) BOCC Chambers SLC Administration Annex, 2300 Virginia Avenue, Fort Pierce, FL 34982 Date Mailed: October 4, 2019 Project Location: Southwest corner of Orange Avenue & Kings Highway intersection. Jackie Smith 123 Main Street Anywhere USA Page 205 of 286 Page 206 of 286 Page 207 of 286 Page 208 of 286 Page 209 of 286 Page 210 of 286 Page 211 of 286 Page 212 of 286 Page 213 of 286 Environmental resources Final report TO: Kori Benton, Planning & Development Services Department THROUGH: Jennifer McGee, Interim Environmental Regulations Manager Amy E. Griffin, Environmental Resources Director FROM: Aimee Cooper, Environmental Planner DATE: October 8, 2019 SUBJECT: Kingsgate Center PNRD-120195447 Background The Environmental Resources Department (ERD) is in receipt of the October 4, 2019 date-stamped third resubmittal from Planning and Development Services. The applicant is requesting approval of a Preliminary and Final Planned Non-Residential Development (PNRD) to construct a commercial subdivision consisting of eight (8) tracts. Tracts proposed for this phase are as follows: Tract 1 (2.07 ac) is proposed to be occupied by Wawa, Tract 2 (0.99 ac) is proposed to be occupied by Checkers, and Tract 4 (2.94 ac) is proposed as a park and stormwater management area. Future uses for tracts not being developed at this time are as follows: Tract 3 (1.57 ac) is proposed lodging; Tract 5 (1.70 ac) and Tract 6 (1.70 ac) are proposed sit-down restaurants; Tract 7 (0.35 ac) is to be determined; and Tract 8 (0.09 ac) has been identified as road-way dedication. The habitat consists of improved pasture previously cleared and maintained for livestock grazing with a few scattered native cabbage palms. The site largely consists of limpo grass (Category II invasive species) and monocultures of Brazilian pepper (Category I invasive species). The +/- 11.4-ac parcel is located west of I-95 at the southwest corner of Orange Avenue and Kings Highway in Ft. Pierce. Due to suitable habitat being onsite and the property falling within range of the federally-listed crested caracara, a survey was conducted between January 2019 – April 2019. No foraging or nesting activities were noted during the assessment period; therefore, this proposed development is not likely to affect the crested caracara. Phase 1 landscape plans for Tracts 1, 2, 4, and portions of Tracts 5 and 6 (i.e., the north perimeters of Tracts 5 and 6, as well as the east perimeter of Tract 6) submitted October 4, 2019 and prepared by Greg Boggs, were reviewed by ERD staff and found to be consistent with both the Land Development Code and Comprehensive Plan. Recommendation ERD recommends approval of the proposed PNRD application with the conditions as outlined below. Conditions of Approval 1) Prior to the Board of County Commission meeting, provide a typical planting plan for the required ten (10) ft. of upland buffer for each linear ft. of deepwater habitat, which shall include canopy, understory, and ground cover of native species only [LDC 6.02.03(F)]. 2) Prior to issuance of a Vegetation Removal Permit or Exemption, the applicant shall provide the required permits for the surface water (i.e., the upland cut ditch) being claimed by the South Florida Water Management District (SFWMD) and the U.S. Army Corps of Engineers (USACOE). . Page 214 of 286 3) Prior to issuance of a Certificate of Occupancy, all Category I listed invasive species shall be eradicated from the site. Please contact Aimee Cooper at 772-462-6440 if you have any questions or if you would like to meet regarding the details on these requirements. Page 215 of 286 PROPOSED RIGHT-IN/ RIGHT-OUT DRIVE 12 ' x 3 0 ' LO A D I N G Z O N E Pr o j e c t J o b N o : Da t e : IR 1 9 0 5 1 . 0 WB - 5 0 T r u c k P a t h Ki n g s G a t e LE G E N D Fi l e : 96 9 S E F e d e r a l H i g h w a y , S u i t e 4 0 2 ~ S t u a r t , F L 3 4 9 9 4 ~ T e l : 7 7 2 - 7 8 1 - 7 9 1 8 06 / 0 5 / 2 0 1 9 Fi g u r e 1 = T r u c k P a t h Page 216 of 286 PROPOSED RIGHT-IN/ RIGHT-OUT DRIVE 12 ' x 3 0 ' LO A D I N G Z O N E Pr o j e c t J o b N o : Da t e : IR 1 9 0 5 1 . 0 Fi r e T r u c k P a t h Ki n g s G a t e LE G E N D Fi l e : 96 9 S E F e d e r a l H i g h w a y , S u i t e 4 0 2 ~ S t u a r t , F L 3 4 9 9 4 ~ T e l : 7 7 2 - 7 8 1 - 7 9 1 8 06 / 0 5 / 2 0 1 9 Fi g u r e 1 = T r u c k P a t h Page 217 of 286 1 0 2 5 3 0 3 5 115 120 125 130 135 140 145 150 155 160 165 1 0 1 0 270 370 STATE ROAD 713/KINGS HIGHWAY Financial Management Number: 230256-7-52-01 FROM NORTH OF PICOS ROAD TO NORTH OF SR-9/I-95 OVERPASS LEGEND ASPHALT CONCRETE WATER SOD TRAFFIC SEPARATOR 230256-6-52-01 CONNECT TO PROJECT 230256-7-52-01 BEGIN PROJECT PROPOSED R/W LINE TEMP. CONST. EASEMENT EXISTING R/W LINE PROPOSED POND PROPOSED POND TEMP. CONST. EASEMENT EXISTING R/W LINE PROPOSED R/W LINE TEMP. CONST. EASEMENT EXISTING R/W LINE 230256-7-52-01 END PROJECT NORTH O R A N G E A V E O R A N G E A V E A C C E S S R D COMMERCE PARK FIRST SOURCE FIRST SOURCE BUILDERS STOP LOVE'S TRAVEL FLYING J TRUCK WASH BLUE BEACON A A Page 218 of 286 Page 219 of 286 Page 220 of 286 Page 221 of 286 Page 222 of 286 Page 223 of 286 Page 224 of 286 Page 225 of 286 Page 226 of 286 Page 227 of 286 Page 228 of 286 Planning & Zoning Commission Planning Division Agenda Item Summary Applicant/ Owner John C. Byers Southern Truss Companies, Inc. 2950 N. Kings Highway Fort Pierce, FL 34951 Agent Dennis Murphy Culpepper & Terpening, Inc. 2980 S. 25th Street Fort Pierce, FL 34981 Project Location Southwest corner of St. Lucie Boulevard and Taylor Dairy Road Future Land Use TVC (Towns, Villages, and Coun- tryside) Existing Zoning AG-1 (Agricultural – 1) Proposed Zoning IL (Industrial, Light) Project Manager Bethany Grubbs, Planner (772)462-1687 GrubbsB@stlucieco.org Southern Truss Companies, Inc. Rezoning from AG-1 to IL Project Description The applicant, Southern Truss Com- panies, Inc., is requesting an Amend- ment to the Official Zoning Atlas from AG-1 (Agricultural – 1) to IL (Industrial, Light) for a 17.4-acre undeveloped parcel of land located at the southwest corner of St. Lucie Boulevard and Taylor Dairy Road. Background Southern Truss Companies is an existing roof truss manufacturing facility, which is currently located at 2950 North Kings Highway, Fort Pierce. This manufacturing business is a Targeted Industry for St. Lucie County. Due to business needs, the proposed IL (Industrial, Light) rezon- ing request is to facilitate future development of the facility’s expan- sion near the regional transportation network (I-95 and Turnpike). Notice Requirements Public hearing notice in accordance with Section 11.00.03 of the Land Development Code was placed in the St. Lucie News Tribune on Oc- tober 2, 2019, letters were mailed to property owners within a 500 foot radius, and a sign posted on the property. Staff’s Recommendation Forward the petition to the Board of County Commissioners with a recommendation for approval. . Hearing Date Thursday October 17, 2019 Page 229 of 286 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, Assistant Director FROM: Bethany Grubbs, Planner DATE: October 7, 2019 SUBJECT: Southern Truss Companies, Inc. - Amendment to the Official Zoning Atlas (Rezoning) GENERAL INFORMATION: Applicant/ Property Owner: John C. Byers Southern Truss Companies, Inc. 2950 N. Kings Highway Fort Pierce, FL 34951 Agent: Dennis Murphy Culpepper & Terpening, Inc. 2980 S. 25th Street Fort Pierce, FL 34981 Requested Action: Change in zoning from AG-1 (Agricultural – 1) to IL (Industrial, Light) Purpose: To allow for the future development of a roof truss manufacturing facility in accordance with the IL Zoning District Location: 6509 St. Lucie Blvd, at the Southwest corner of St. Lucie Boulevard and Taylor Dairy Road Tax ID: 1336-211-0000-000-3 Parcel Size: 17.4 acres Existing Use: Vacant (former citrus grove) Future Land Use: TVC (Towns, Villages, and Countryside) Page 230 of 286 Southern Truss Rezone RZ-7201925566 Page 2 of 8 Current Zoning: AG-1 (Agricultural – 1) Proposed Zoning: IL (Industrial, Light) Overlay Zone: Airport and TVC (Towns, Villages, and Countryside) Urban Services Boundary: Inside Fire/EMS: Fire Station # 4 – Airport is located approximately 2.7 miles northeast of the subject property Utility Service: Fort Pierce Utilities Authority (FPUA), Water and Wastewater Right -of- Way: St. Lucie Boulevard (80’- substandard) and Taylor Dairy Round (50’- substandard) Type of concurrency Document required: Concurrency Deferral Affidavit Existing Land Use and Zoning: Location Future Land Use Zoning Existing Land Use Adjacent Parcels North MXD (Mixed Use Development) AR-1 (Agricultural, Residential – 1) Undeveloped Agricultural Land South TVC (Towns, Villages, and Countryside) AG-1 ( Agricultural – 1) Undeveloped Agricultural Land East TVC (Towns, Villages, and Countryside) CG (Commercial, General), IL (Industrial, Light) Undeveloped Agricultural Land West TVC (Towns, Villages, and Countryside) AG-1 ( Agricultural – 1) Undeveloped Agricultural Land Page 231 of 286 Southern Truss Rezone RZ-7201925566 Page 3 of 8 Aerial (2018) (2018) Zoning Map of the St. Lucie Boulevard Corridor Subject Property St. Lucie Blvd. Page 232 of 286 Southern Truss Rezone RZ-7201925566 Page 4 of 8 BACKGROUND ANALYSIS The applicant, Southern Truss Companies, Inc., is requesting an Amendment to the Official Zoning Atlas from AG-1 (Agricultural – 1) to IL (Industrial, Light) for a 17.4-acre undeveloped parcel of land located at the southwest corner of St. Lucie Boulevard and Taylor Dairy Road. The future land use designation is TVC (Towns, Villages and Countryside) and is within TVC—Overlay Zone (Towns, Villages, Countryside). The subject property lies within the Urban Service Boundary (USB) and the Airport Overlay Zone which regulates development to assure there are no conflicts with aviation safety and security. Southern Truss Companies is a roof truss manufacturer currently located at 2950 North Kings Highway, Fort Pierce. This manufacturing business is a St. Lucie County Targeted Industry. . The proposed rezoning is to allow future development of a new truss plant. Southern Truss Companies is seeking relocation near this regional transportation network as they distribute finished products throughout South and Central Florida. Future Land Use: The Future Land Use designation of the subject property is TVC (Towns, Villages and Countryside). The purpose of the TVC land use designation is to accommodate future growth within the Special Area Plan for North St. Lucie County in the existing, undeveloped rural areas with a planning strategy that will ensure a settlement pattern that is sustainable, predictable, protects and enhances the rural environment and improves the citizens’ quality of life. The TVC requires a sustainable settlement pattern characterized by a mix of uses, building types and income levels within a compact pedestrian friendly environment that accommodates multiple modes of transportation and preserves open space. Current Zoning: The current zoning of the subject property is AG-1 (Agricultural - 1). The purpose of this district is to provide and protect an environment suitable for productive commercial agriculture, together with such other uses as may be necessary to and compatible with productive agricultural surroundings. Proposed Zoning: The proposed zoning of the subject property is IL (Industrial, Light). The purpose of this district is to provide and protect an environment suitable for light manufacturing, wholesale, and warehousing activities that do not impose undesirable noise, vibration, odor, dust, or other offensive effects on the surrounding are, together with such other uses as may be necessary to and compatible with light industrial surroundings. ********************************************** STANDARDS OF REVIEW AS SET FORTH IN SECTION 11.06.03, ST. LUCIE COUNTY LAND DEVELOPMENT CODE In reviewing this application for an amendment to the Official Zoning Atlas, the Board of County Commissioners and the Planning and Zoning Commission shall consider and make the following determinations: A. Whether the proposed amendment is in conflict with any applicable portions of this Code; The proposed rezoning to the IL (Industrial, Light) zoning district is consistent with the St. Lucie County Land Development Code (LDC), and has met the standards of review for changes to the Official Zoning Atlas, as set forth in Section 11.06.03 of the County’s Land Development Code, and supported in sections A thru H of this report. The rezoning is consistent with Section 11.09.02(A), Table 11-1 - Zoning District/ Land Use Category Compatibility Chart, and the site meets the dimensional requirements set forth in Page 233 of 286 Southern Truss Rezone RZ-7201925566 Page 5 of 8 Section 7.04.00 and Table 7-10 – Lot Size and Dimensional Requirements for the IL (Industrial, Light) Zoning District. B. Whether the proposed amendment is consistent with all elements of the St. Lucie County Comprehensive Plan; The proposed rezoning to the IL (Industrial, Light) zoning district is consistent with the TVC future land use designation as indicated on the previous land use map, which is represented in the TVC Element of the Comprehensive Plan (Figure 11-3) as land suitable for industrial uses. Land so indicated may qualify for light or heavy industrial zoning districts as if the land were designated Industrial (IND) on the Future Land Use Map of the St. Lucie County Comprehensive Plan. The change in zoning is consistent with Figure 11- 3, as the former future land use of the property was IND (Industrial), which existed on the subject property before the adoption of the TVC Overlay in 2007. The proposed amendment satisfies review standards for conversion of land to Light Industrial, through consistency with the following Comprehensive Plan policy: Policy 1.1.13.3 - In addition to any other general standard for change in zoning as may be described in the County's Land Development Code, the following specific standards shall be incorporated into the Land Development Code for determining the suitability of new property(s) for designation as Light Industrial under the County's Land Development Code: 1. Light Industrial property should have available to it central water services necessary for both domestic and fire protection purposes. 2. New Light Industrial property should not be located within 500 feet of any Aquatic Preserve or other specially designated aquatic habitat or a Category I Wetlands as described the Conservation Element of this Plan. 3. New Light Industrial areas should have immediate access to the regional transportation network. 4. New Light Industrial property should have a minimum lot size of one acre. Petition Site Page 234 of 286 Southern Truss Rezone RZ-7201925566 Page 6 of 8 5. Light Industrial development shall not contribute to the degradation of surficial water quality. The proposed amendment will support future development and new capital investment of the subject site with an industrial use (Targeted Industry identified), complying with the Future Land Use Element while advancing the Economic Development Element of the Comprehensive Plan, specifically the following objectives and policies: Objective 1.1.13: Economic Sustainability. To enhance the quality of life of St. Lucie County and promote a sound and resilient local economy, St. Lucie County shall continue to work with the interested groups and agencies to increase and broaden the County's economic base while expanding existing business and industrial opportunities. Policy 1.1.13.1 - St. Lucie County shall actively assist to the maximum extent practical in the recruitment of clean high growth industrial activities and maintain an expedited permitting process for bona fide economic development projects, especially those within the Targeted Industry List, and for development projects located within the Foreign Trade Zone. Policy 1.1.13.6 – The County shall support the expansion and recruitment of specialized and/or export- oriented manufacturing industries which provide higher wage employment opportunities and encourage the development of ‘secondary’ product sector industry and employment. Objective 10.1.1: Develop and implement activities designed to improve the overall prosperity of St. Lucie County and its residents. Policy 10.1.1.2 - Encourage redevelopment projects and business expansions that will promote economic development opportunities; Objective 10.2.1: Support efforts to diversify St. Lucie County’s economy and to make the county an effective competitor. Policy 10.2.1.3 - Identify locations for and encourage development of economic clusters for business and industry that would benefit from being located near related industries in the area as well as for other desired contributory business users with the potential for significant employment. Policy 10.1.1.4 - Place a high priority on infill projects that are consistent with the smart growth policies of St. Lucie County; and Policy 10.2.1.4 - Encourage the development of clusters of industries according to the St. Lucie County 10-1 Adopted 4.2.2019 Comprehensive Plan Economic Development GOPs adopted targeted industry list such as Manufacturing Facilities, Finance and Insurance, Information, Clean Energy, Professional, Scientific, and Technical Services, Management and Distribution, and Administrative and Support Services at appropriate locations in St. Lucie County. C. Whether and the extent to which the proposed zoning is inconsistent with the existing and proposed land uses; The proposed rezoning from AG-1 (Agricultural - 1) to IL (Industrial, Light) is consistent with the existing and proposed land uses. As stated, the IL (Industrial, Light) zoning district is compatible with the TVC (Towns, Villages and Countryside) future land use designation as per both the Land Development Code and the Comprehensive Plan. This amendment will not create an isolated district along St. Lucie Boulevard as other industrial developments exist within close proximity. The property adjacent to the site, north of St. Lucie Boulevard, is located within the Airport Mixed Use Future Land Use Area, which calls out specific uses of Commercial and Industrial. Page 235 of 286 Southern Truss Rezone RZ-7201925566 Page 7 of 8 D. Whether there have been changed conditions that require an amendment; The applicant purchased the property with the intention of seeking approval for constructing a roof truss manufacturing facility. Examination of the area and neighboring properties reveals a trend towards industrial development and support uses on the St. Lucie Boulevard corridor. To the east, the St. Lucie Boulevard corridor is predominantly zoned IL (Industrial, Light), presently primed for infill industrial development. To the east, existing developments include the Treasure Coast International Airport (TCIA) & National Boat Builders. In addition, Kings Highway Industrial park is located to the southwest along King’s Highway, along with several vacant parcels maintaining an IL (Industrial, Light) zoning classification. To the north E. Whether and the extent to which the proposed amendment would result in demands on public facilities, and whether or to the extent to which the proposed amendment would exceed the capacity of such public facilities, including but not limited to transportation facilities, sewage facilities, water supply, parks, drainage, schools, solid waste, mass transit, and emergency medical facilities; The proposed change in zoning is not expected to exceed the acceptable level of service capacity of transportation facilities, sewage facilities, water supply, parks, drainage, schools, solid waste, mass transit or emergency medical facilities. Site-specific facility impacts will be addressed at the time of site plan application. Prior to the issuance of any final development order, the developer must demonstrate that all public facilities are available to serve the parcel and obtain a Certificate of Capacity. The applicant has signed the required Concurrency Deferral Affidavit recognizing this provision. Water/Wastewater Water and wastewater services are available to the site and will be provided by Fort Pierce Utilities Authority, who have signed off on the proposal. A 12” force main is located along the east side of Taylor Dairy Road and a 12” water line is located along the north side of St. Lucie Boulevard. Transportation Impacts The subject site has frontage on St. Lucie Boulevard. The impacted roadways currently operate at an acceptable level-of-service of “C”. With the submittal of the development application, the applicant will Petition Site Page 236 of 286 Southern Truss Rezone RZ-7201925566 Page 8 of 8 be required to submit a traffic statement applying the generation rates found in the Institute of Transportation Engineer’s Trip Generation Manual, to evaluate impacts to the roadway prior to site plan approval. The existing 80’ of right-of-way is substandard. Prior to commencement of development activities, an additional 40’ of right-of-way will be requested along St. Lucie Boulevard. The property is located west of the Fort Pierce Farms Water Control District (FPFWCD) right-of-way. Additional right-of-way along Taylor Dairy Road will not be requested. F. Whether and the extent to which the proposed amendment would result in significant adverse impacts on the natural environment; The amendment will not result in adverse impacts on the natural environment. The site is vacant with scattered native cabbage palm trees. Environmental impacts, as well as landscaping will be reviewed at the time of site plan or building permit submittal. The St. Lucie County Environmental Resources Department supports the rezoning. G. Whether and the extent to which the proposed amendment would result in an orderly and logical development pattern specifically identifying any negative affects of such patterns; The proposed amendment will result in an orderly and logical development pattern, continuing the established industrial development that exists on this section of the St. Lucie Boulevard corridor, between Kings Highway and Us Highway 1. In general, the proposed request is consistent with the character of the neighborhood and with the zoning of the adjacent properties, to the north and east in particular. Furthermore, it is reasonable to believe that the surrounding area could experience substantial industrial and/or commercial growth in the future, due the location of the subject property relative to the proposed I-95/Turnpike Interchange (proposed by 2050). H. Whether the proposed amendment would be in conflict with the public interest, and is in harmony with the purpose and intent of this Code; The proposed zoning district is not in conflict with the public interest and is consistent with the purpose and intent of the Land Development Code. CONCLUSION: Staff has reviewed this petition and determined that it conforms to the Standards of Review as set forth in Section 11.06.03 of the St. Lucie County Land Development Code and is consistent with the goals, objectives and policies of the St. Lucie County Comprehensive Plan. RECOMMENDATION: Staff recommends that the Planning and Zoning Commission forward a recommendation of approval to the Board of County Commissioners. Page 237 of 286 Resolution No. 2019-XXX Page 1 RZ 7201925566 RESOLUTION NO. 2019-XXX File No.: RZ 7201925566 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY GRANTING A CHANGE IN ZONING FROM THE AG- 1 (AG-1) ZONING DISTRICT TO THE IL (INDUSTRIAL, LIGHT) ZONING DISTRICT FOR A PROPERTY LOCATED IN ST. LUCIE COUNTY, FLORIDA. WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, based on the testimony and evidence, including but not limited to the staff report, has made the following determinations: 1.Southern Truss Companies, Inc. petitioned for an amendment to the Official Zoning Atlas to change the zoning from the AG-1 (Agricultural -1) Zoning District to the IL (Industrial, Light) Zoning District in St. Lucie County, Florida, for the property legally described in Paragraph “A” and depicted on the attached map as Exhibit “A”. 2.On October 17, 2019, the St. Lucie County Planning and Zoning Commission held a public hearing on the petition, after publishing notice at least 10 days prior to the hearing and notifying by mail all owners of property within 500 feet of the subject property, and recommended that the Board of County Commissioners approve the change in zoning from the AG-1 (Agricultural -1) Zoning District to the IL (Industrial, Light) Zoning District. 3.On November 5, 2019, this Board held a public hearing on the petition, after publishing notice at least 10 days prior to the hearing and notifying by mail all owners of property within 500 feet of the subject property. 4.The proposed change in zoning has satisfied the requirements of Section 11.06.03 of the St. Lucie County Land Development Code and is consistent with the goals, objectives, and policies of the St. Lucie County Comprehensive Plan. 5.The proposed change in zoning is consistent with the existing and proposed use of property in the surrounding area. 6. A Concurrency Deferral Affidavit, a copy which is attached to this Resolution as Exhibit “B” was signed by the applicant on June 27, 2019. NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of St. Lucie County, Florida: A.The property on which the Change in Zoning from the AG-1 (Agricultural-1) Zoning District to the IL (Industrial, Light) Zoning District is being granted is described as follows: Page 238 of 286 Resolution No. 2019-XXX Page 2 RZ 7201925566 Legal Description: THE EAST 1/2 OF THE FOLLOWING DESCRIBED PARCEL: THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 36, TOWNSHIP 34 SOUTH, RANGE 39 EAST, LESS RIGHT-OF-WAY FOR ST. LUCIE BOULEVARD (S.R. #608) OVER THE NORTH 50 FEET THEREOF, AND LESS RIGHT-OF-WAY OF THE FORT PIERCE FARMS WATER CONTROL DISTRICT OVER THE EAST 95 FEET THEREOF. THE ABOVE DESCRIBED REAL PROPERTY BEING MORE PARTICULARLY DESCRIBED AS: THE WEST 618 FEET OF THE EAST 713 FEET OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 36, TOWNSHIP 34 SOUTH, RANGE 39 EAST, LESS THE NORTH 50 FEET FOR ROAD RIGHT OF WAY. CONTAINING 17.40 ACRES OF LAND, MORE OR LESS. Location: Southwest corner of St. Lucie Boulevard and Taylor Dairy Road Parcel ID: 1336-211-0000-000-3 B.The St. Lucie County Planning and Development Services Director shall be authorized to amend the Official Zoning Map to change the zoning of the property herein described, from the AG-1 (Agricultural-1) Zoning District to the IL (Industrial, Light) Zoning District and to make notation of the reference to the date of adoption of this Resolution. C.A copy of this Resolution shall be mailed, return receipt requested, to the owner and agent of record as identified on the application. D.This Resolution shall be recorded in the Public Records. After motion and second, the vote on this resolution was as follows: Linda Bartz, Chair XXX Cathy Townsend, Vice-Chair XXX Commissioner Chris Dzadovsky XXX Commissioner Sean Mitchell XXX Page 239 of 286 Resolution No. 2019-XXX Page 3 RZ 7201925566 Commissioner Frannie Hutchinson XXX PASSED AND DULY ADOPTED This 5th day of November, 2019. BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY, FLORIDA BY _________________________ Chair ATTEST:APPROVED AS TO FORM AND CORRECTNESS: ___________________________________________________ Deputy Clerk County Attorney Page 240 of 286 Resolution No. 2019-XXX Page 4 RZ 7201925566 Exhibit A Page 241 of 286 Resolution No. 2019-XXX Page 5 RZ 7201925566 Exhibit B Page 242 of 286 Suggested motion to recommend approval/denial of this requested change in zoning. MOTION TO APPROVE: AFTER CONSIDERING THE TESTIMONY PRESENTED DURING THE PUBLIC HEARING, INCLUDING STAFF COMMENTS, AND THE STANDARDS OF REVIEW AS SET FORTH IN SECTION 11.06.03, ST. LUCIE COUNTY LAND DEVELOPMENT CODE, I HEREBY MOVE THAT THE PLANNING AND ZONING COMMISSION RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS GRANT APPROVAL TO THE APPLICATION OF SOUTHERN TRUSS COMPANIES, INC. FOR A CHANGE IN ZONING FROM THE AG-1 (AGRICULTURAL-1 DU/AC) ZONING DISTRICT TO THE IL (INDUSTRIAL, LIGHT) ZONING DISTRICT, 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 RECOMMEND THAT THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS DENY THE APPLICATION OF SOUTHERN TRUSS COMPANIES, INC. FOR A CHANGE IN ZONING FROM THE AG-1 (AGRICULTURAL-1 DU/AC) ZONING DISTRICT TO THE IL (INDUSTRIAL, LIGHT) ZONING DISTRICT, BECAUSE..... [CITE REASON(S) WHY – PLEASE BE SPECIFIC] Page 243 of 286 Page 244 of 286 Page 245 of 286 Page 246 of 286 Page 247 of 286 Page 248 of 286 Page 249 of 286 Page 250 of 286 Project Information: Project Name: Southern Truss Companies -Change in Zoning (St. Lucie & Taylor Dairy) Site Address: SW Corner of St. Lucie Boulevard & Taylor Dairy Road Parcel ID Number(s): 1336-211-0000-000-3 xxxx-xxx-xxxx-xxx/x xxxx-xxx-xxxx-xxx/x xxxx-xxx-xxxx-xxx/x xxxx-xxx-xxxx-xxx/x xxxx-xxx-xxxx-xxx/x xxxx-xxx-xxxx-xxx/x xxxx-xxx-xxxx-xxx/x xxxx-xxx-xxxx-xxx/x Legal Description: (Attach additional sheets if necessary-also must be provided in MS Word format on CD) I I See attached. Property Location -Section/Township/Range: Property Size -Acres: 17.40 Future Land Use Designation: Zoning District: Description of Project: 36/ 34S/ 39E Square Footage: TVC (Towns Villages & Countryside) AG-1 (Agricultural 1 du/ac) (existing) IL -Industrial Light (proposed) n/a To rezone the property to the IL (Industrial Light) zoning designation (consistent with the Future Land Use designation on the property prior to the application of the TVC Future Land Use designation) for the purpose of providing for the relocation and expansion of the existing Southern Roof Truss Manufacturing Facility, that is now located at 2950 North Kings Highway. (Attach add1t1onal sheets 1f necessary) D Commercial D Industrial D Residential D Other Total Square Footage: Total Square Footage: No. of Residential Units No. of Subdivided Lots Specify Number and size of out parcels (if applicable): Page 4 of 6 Revised May 14, 2015 Existing Proposed Existing Proposed Existing Proposed Existing Proposed Page 251 of 286 SPECIAL NOTICE (PLEASE READ BEFORE SIGNING ACKNOWLEDGMENTS BELOW) Submission of this application does not constitute the granting of approval. All appropriate requirements must be met prior to this project being presented for approval to the appropriate authority. St. Lucie County reserves the right to request additional information to ensure a complete review of this project. ACKNOWLDGMENTS Applicant Information (Property Developer): Applicant Information (Agent): Business Name: Southern Truss Companies Business Name: Culpepper & Terpening, Inc. Name: Attn: John C. Byers Name: Attn: D. Murphy 2950 N. Kings Highway 2980 South 25th Street Address (please use an Address (please use anaddress that can accept Ft. Pierce, Fla. 34951 address that can accept Ft. Pierce, Florida 34981 overnight packages) overnight packages) Phone: 772-464-4160 Phone: 772-464-3537 Fax: Fax: 722-464-9497 E-Mail:frontdesk@southerntruss.com E-Mail:dmurphy@ct-eng.com Please note: both applicant and agent will receive all official correspondence on this project. PROPERTY OWNER INFORMATION This application and any application supplement will not be considered complete without the notarized signature of all property owners of record, which shall serve as an acknowledgment of the submittal of this application for approval. The property owner's signature below shall also serve as authorization for the above · nt or agent to act on behalf of said property owner. Mailing Address: Phone: (11114lJ4 · 4l t;0 If more than one owner, please submit additional pages sTATEoF: FIDYJdo couNTv oF: �8t�·�L�u�c'-'--'1e __ . _____ _ The foregoing instrument was acknowledged before me this 201�, by Jlihn B-�-er,s known to me or who has pre uced �tn®� Signature of Notary day of who is personally as identification. Lauro Gtaj&O Type or Print Name of Notary Commission Number (Seal) . .-;_�v"•i;4, ··. LAURA GRASSO Page 5 of 6 Revised May 14, 2015 {f'i:'iff1:\ Notary Public -State of Florida \�W/.i Commission II GG 270604 ·.::'{_or f\-�/ My Comm. Expires Jul 16, 2022 ........ Bonded through National Notary Assn. Page 252 of 286 Page 253 of 286 3. Supplement 3 throughout South and Central Florida. Review of available lands currently classified for use for industrial activity in the project has not found any that are of sufficient size; without restrictions or site limitations; and available in order to meet the specific needs of the petitioner. Please state why there is a need for the proposed rezoning: The requested change in zoning for the petition property is to provide for the development of a new (expanded) roof truss manufacturing operation, presently located at 2590 North Kings Highway. The existing Southern Truss Companies roof truss manufacturing facility has outgrown its current location and business needs require that an alternative location be developed. Southern Truss Companies needs to be located near the regions primary transportation network (Interstate and Turnpike), as the finished products from this manufacturing activity are distributed to building sites throughout South and Central Florida. Review of available lands currently classified for use for industrial activity in the project has not found any that are of sufficient size; without restrictions or site limitations; and available in order to meet the specific needs of the petitioner. 4. Please state whether and how the proposed rezoning is consistent with the St. Lucie County Comprehensive Plan: Policy 1.1.1.3 of the County Comprehensive Plan addresses the Consistency Matrix identifying (from a broad point of view) those zoning districts that are considered to be consistent with the County's various Future Land Use Categories. The IL (Industrial Light) Zoning District is considered to be a "consistent use" in the TVC (Towns Villages and Countryside) Future Land Use category Policy 1.1.13.3 of the County Comprehensive Plan addresses several specific standards to be utilized for determining the suitability of new property(s) for designation as Light Industrial (IL). 1.Light Industrial property should have available to it central water services necessary for both domestic and fire protection purposes. Utility services are available to the project site and are located along the east side property line. A 12 "wastewater force main is located (per FPUA mapping data) along the east side of Taylor dairy road and a 12" water line is located along the north side of St. Lucie Boulevard, terminating at the St. Lucie County/ FPUA interconnect along Taylor Dairy Road, that provides water to the those areas north of the St. Lucie County (Treasure Coast Coast) International Airport (FPR). 2.New Light Industrial property should not be located within 500 feet of any Aquatic Preserve or other specially designated aquatic habitat or a Category I Wetlands as described the Conservation Element of this Plan. The petitioned property is not located within 500 feet of any Aquatic Preserve or other specially designated aquatic habitat or a Category I Wetlands as described the Conservation Element of the County's Comprehensive Plan. Page 2 of 2 Revised: May 27, 2010 Page 254 of 286 s. a. b. Supplement 3 3.New Light Industrial areas should have immediate access to the regional transportation network. The petitioned site is located 1-mile east of North Kings Highway along St. Lucie Boulevard. The petitioner, Southern Truss Companies, needs to be located near the regions primary transportation network (Interstate 95 and the Florida Turnpike), as the finished products from this manufacturing activity are distributed to building sites throughout South and Central Florida. Continued location directly along North Kings Highway is not seen as a net positive for the petitioner due to the need to have full turning movement options into and of the project site. The proposed (petitioned) location affords an opportunity for the company to maintain full access movements into and out of the project site and to take advantage of regulated traffic intersections for protected turning movements as they travel to the interstate and turnpike network. 4.Light Industrial development shall not contribute to the degradation of surficial water quality. The proposed change in zoning of the petitioned site to the Light Industrial zoning district is not expected to have any negative impacts on the surficial water quality of the project site. Specific water quality matters are reviewed as part of the project site plan review process. Please give a statement outlining the extent to which the proposed amendment: Is compatible with existing land uses; The proposed change in zoning is to a zoning classification that is consistent with other uses along the St. Lucie Boulevard Corridor. The County's Comprehensive Plan recognizes the St. Lucie Boulevard Corridor is an industrial/ non-retail use corridor that serves as the services the future access path to both the St. Lucie County (Treasure Coast Coast) International Airport (FPR). Affects the capacities of public facilities, including but not limited to transportation, sewage, water supply, parks, drainage, schools, solid waste, mass transit, and emergency medical service; Trans�ortation (based on maximum land use allocation}: I -I I -I -I -I -I -I -A detailed traffic report assessing this requested 'Change in Zoning' has not been prepared, as the request for a Change in Zoning is considered to be a Preliminary Development Order, and does not vest any particular development plan for concurrency purposes. However, a summary of project impacts, from a hypothetical point of view, on the petition property may be characterized as follows: Gross Site Area: 17.4 acres Existing Land Use: TVC (Towns Villages and Countryside) existing_ trill. conditions lmaximuml: maximum residential units 17 units trips classification 210 (ite rate code) 880 peak hour las existing AADT 6600 exist aadt/unit 9.44 am peak 358 41% aadt 160 pm peak 470 53% pass by reduction 0% Page 3 of 2 Revised: May 27, 2010 Page 255 of 286 Page 256 of 286 Supplement 3 The County does not assess a LOS standard for non-residential waste generation. Parks[Recreation (based on maximum land use allocation):: The County does not assess a LOS standard for non-residential uses. Schools: The County does not assess a LOS standard for non-residential uses. Mass Transit: The petition property is not located along any designated transit route. Emergenc� Medical Service: Initial primary medical and fire response services to this site will be from Fire Station #4 (Airport), approximately 3 miles east of the petition site. 6. Affects the natural environment; (If no adverse impacts expected, please state why.) The petitioned property is a former citrus grove. There are no known environmental resources on the site. 7. Will result in an orderly and logical development pattern; The proposed change in zoning is to a zoning classification that is consistent with other uses along the St. Lucie Boulevard Corridor. The County's Comprehensive Plan recognizes the St. Lucie Boulevard Corridor is an industrial/ non-retail use corridor that serves as the services the future access path to both the St. Lucie County (Treasure Coast Coast) International Airport (FPR). 8. Will adversely affect the property values in the area; The proposed change in zoning is to a zoning classification that is consistent with other uses along the St. Lucie Boulevard Corridor. The County's Comprehensive Plan recognizes the St. Lucie Boulevard Corridor is an industrial/ non-retail use corridor that serves as the services the future access path to both the St. Lucie County (Treasure Coast Coast) International Airport (FPR). 9. Affects the natural environment; (If no adverse impacts expected, please state why.) The petitioner is the owner of the property (see attached ownership deeds) Page 5 of 2 Revised: May 27, 2010 Page 257 of 286 Page 258 of 286 Page 259 of 286 LEGAL DESCRIPTION SOUTHERN TRUSS COMPANIES PARCEL ID NUMBER -1336-211-0000-000-3 THE EAST 1/2 OF THE FOLLOWING DESCRIBED PARCEL: THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 36, TOWNSHIP 34 SOUTH, RANGE 39 EAST, LESS RIGHT-OF-WAY FOR ST. LUCIE BOULEVARD (S.R. #608) OVER THE NORTH 50 FEET THEREOF, AND LESS RIGHT OF-WAY OF THE FORT PIERCE FARMS WATER CONTROL DISTRICT OVER THE EAST 95 FEET THEREOF. THE ABOVE DESCRIBED REAL PROPERTY BEING MORE PARTICULARLY DESCRIBED AS: THE WEST 618 FEET OF THE EAST 713 FEET OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 36, TOWNSHIP 34 SOUTH, RANGE 39 EAST, LESS THE NORTH 50 FEET FOR ROAD RIGHT OF WAY. CONTAINING 17.40 ACRES OF LAND, MORE OR LESS. Page 260 of 286 Page 261 of 286 Page 262 of 286 Page 263 of 286 Page 264 of 286 Page 265 of 286 Page 266 of 286 Page 267 of 286 Page 268 of 286 Page 269 of 286 Page 270 of 286 Page 271 of 286 Page 272 of 286 Page 273 of 286 Page 274 of 286 Page 275 of 286 Page 276 of 286 Page 277 of 286 Environmental resources Final report TO: Kris McCrain, Planning & Development Services Department THROUGH: Amy E. Griffin, Environmental Resources Director FROM: Benjamin Balcer, Environmental Resources Manager DATE: July 22, 2019 SUBJECT: Southern Truss Companies Rezoning RZ-7201925566 Background The Environmental Resources Department (ERD) is in receipt of the July 5, 2019 date-stamped submittal from the Planning and Development Services Department. The applicant is requesting approval to rezone one (1) parcel currently zoned Agricultural – 1 (AG-1) to Industrial, Light (IL). The parcel totals 17.40-acres and is located at the southwest corner of St. Lucie Boulevard and Taylor Dairy Road. Findings The requested change to the IL zoning designation is consistent with the Future Land Use on the property prior to the application of the Towns, Villages, Countryside (TVC) Future Land Use designation. The purpose of the zoning change is to accommodate the relocation and expansion of the existing Southern Roof Truss Manufacturing Facility, currently located at 2950 N. Kings Highway. Currently, the site is vacant with scattered native cabbage palm trees. Environmental impacts, as well as landscaping will be reviewed at the time of site plan or building permit submittal. Recommendation ERD supports approval of the rezoning. Please contact Benjamin Balcer at (772) 462-2866 if you have any questions. Page 278 of 286 Date: Mailed October 3, 2019 Planning and Development Services Department 772.462. 2822 Applicant/Property Owner John C. Byers Southern Truss Companies 2950 N. Kings Highway Fort Pierce, FL 34951 Agent Dennis Murphy Culpepper & Terpening 2980 South 25th Street Fort Pierce, FL 34981 Project Location Southwest corner of St. Lucie Boulevard and Taylor Dairy Road Future Land Use TVC (Towns, Villages and Coun- tryside) Existing Zoning AG-1 (Agricultural—1) Proposed Zoning IL (Industrial, Light) Staff’s Recommendation Forward this petition to the Board of County Commissioners with a recommendation for approval. Staff Bethany Grubbs Tel 772-462-1687 Email GrubbsB@stlucieco.org Mail 2300 Virginia Avenue Fort Pierce, FL 34982 Public Hearing Notice Thursday, October 17, 2019 Notice of Proposed Amendment to the Official Zoning Atlas Project Description The petitioner, John C. Byers is requesting a change in zoning from the AG-1 (Agricultural –1) Zoning District to the IL (Industrial, Light) Zoning District for a 17.4-acre parcel of land located at the southwest corner of St. Lucie Boulevard and Taylor Dairy Road. The purpose of the request is to allow for future develop- ment of a truss manufacturing facility in accordance with the Industrial Light Zon- ing District. Background Southern Truss Companies is an existing truss manufacturing facility, which is currently located at 2950 North Kings Highway, Fort Pierce. Due to business demands, the purpose of this rezoning is to allow the relocation and expansion of the facility. The St. Lucie County Planning and Zoning Commission has the power to review and recommend to the St. Lucie County Board of County Commission- ers, for approval or disapproval, any applications within their area of respon- sibility. The Planning and Zoning Commission strongly encourages your input and comment at the public hearing. You may also mail or email written comments regarding this proceeding in advance of the public hearing for inclusion in the official record. Written comments to the Planning and Zoning Commission should be received by the Planning and Development Services Department— Planning Division at least 3 days prior to the scheduled hearing. Anyone with a disability requiring accommodations to attend this meeting may contact the SLC Community Risk Manager at least 48 hours in advance at 772.462.1546 or TDD 772.462.1428. Meeting Location: BOCC Chambers SLC Administration Annex, 2300 Virginia Avenue, Fort Pierce, FL 34982 Meeting Time: 6:00 PM (or soon thereafter ) PLANNING AND ZONING COMMISSION This notice is provided because you are an owner of property within 500 feet of the proposed petition. Page 279 of 286 1 APO Listing for Southern Truss Companies Rezone ParcelID StreetNumber LocDirection StreetName LocationCity CuO1LastName CuO1FirstName CuO2LastName CuO2FirstName CuOStreet1 CuOStreet2 CuOCity CuOState CuOPostal1325-344-0000-000-8 0 ST LUCIE BLVD Saint Lucie County Fort Pierce Land Holdings III LLC 1701 Gulfstream AVE Apt 727 Fort Pierce FL 349491325-343-0000-000-5 0 ST LUCIE BLVD Saint Lucie County Fort Pierce Land Holdings III LLC 1701 Gulfstream AVE Apt 727 Fort Pierce FL 349491336-111-0001-000-3 0 TBD Saint Lucie County FPFWCD 14666 Orange Ave Fort Pierce FL 349451325-111-0001-000-9 0 KEEN RD Saint Lucie County FPFWCD 14666 Orange Ave Fort Pierce FL 349451336-212-0000-000-6 0 ST LUCIE BLVD Saint Lucie County Helseth Holdings LLC 240 Bimini DR Fort Pierce FL 349491336-120-0000-000-4 0 ST LUCIE BLVD Saint Lucie County La Fortuna Gardens Inc 20325 NE 15th Court Miami FL 331791336-130-0000-000-5 0 TAYLOR DAIRY RD Saint Lucie County La Fortuna Gardens Inc 20325 NE 15th Court Miami FL 331791336-240-0000-000-3 0 TBD Saint Lucie County Platts Groves Inc 11670 Twin Creeks Dr Fort Pierce FL 349451325-430-0001-000-9 6236 ST LUCIE BLVD Saint Lucie County Skubic Thomas Skubic Angela J 6236 Saint Lucie Blvd Fort Pierce FL 349461336-211-0000-000-3 6509 ST LUCIE BLVD Saint Lucie County Kings 18 Llc 7401 Stringfellow Rd St James City FL 33956 Owners Mailout List Page 280 of 286 Page 281 of 286 Page 282 of 286 Page 283 of 286 �LL Page 284 of 286 Page 285 of 286 , 1 ST. LUCIE .COUNTY PLANNING AND ZONING COMMISSION PUBLIC HEARING AGENDA October 17, 2019 NOTICE OF AMENDMENT TO THE OFFICIAL ZONING ATLAS The St. Lucie County Planning and Zoning Commission Is scheduled to review and make recommendations regarding the following Item petitioned by the applicant for adoption by the Board of County Commissioners of St. Lucie County, Florida, by resolution: RESOLUTION A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY, FLORIDA, GRANTING A CHANGE IN ZONING FROM THE AG-1 (AGRICULTURAL -1) ZONING DISTRICT TO THE IL (INDUSTRIAL, LIGHT) ZONING DISTRICT FOR CERTAIN PROPERTY LOCATED IN ST. LUCIE COUNTY, FLORIDA. APPLICANT: John Byers, Southern Truss colnpanies, Inc. PURPOSE: To allow for the future development of a truss manufacturing facility in accordance with the Industrial, Light Zoning District. LOCATION: Southwest corner of St. Lucie · Boulevard and Taylor Dairy Road. The Planning and Zoning Commission PUBLIC HEARING on this item will be held in the Commission Chambers, Roger Poitras Annex, 3rd Floor, St. Lucie County Administration Building, 2300 Virginia Avenue, Fort Pierce, Frorida on Thursday, October 17, 2019 beginning at 6:00 pm or as soon thereafter as possible. All interested persons will be given an opportunity to·be heard. Written comments received in advance of the public hearing will also be considered. Written comments to the Planning and Zoning Commission should be received by the Planning and Development Services Department -Planning Division at least 3 days ·prior to the scheduled hearing. The petition file is available for review at the Planning and Development Services Department -Planning Offices located at 2300 . . Virginia Avenue, 2nd Floor, Fort Pierce, Florida, during regular business 1 hours. Please call (772)462-2822 or TDD (772)462-1428 if you have anyquestions or require additional infqrmation about this petition. . ., The St. Lucie County Planning and Zoning Commission has the power to review and. recommend to the St. Lucie County Board o( County Commissioners, for approval or disapprov�I, any applications within 1/leir area of responsibility. The proceedings of the Planning and Zoning Commission are electronically recorded. PURSUANT TO SECTION 286.0105, FLORIDA STATUTES, if a person decides to appeal any decision made by _the 1 Planning and Zoning Commission with respect to any ll]atter considered , at a meeting or hearing, he or she will need a record of the proceedings. For such purpose, he or she may need to ensure that a verbatim record of the proceedings is made, which record includes ,the testimony and evidence upon which the appeal is to be based. Upon the request of any party to the proceeding, individuals testifying·during a hearing will be sworn In. Any party to the proceeding will be.granted an opportunity to cross-examine-any individual testifying during a hearing upon request. •If it becomes necessary, a public hearing may be continued to a datecertain. · · '-, • l • Anyone with a disability requiring accommodation to attend this meeting should contact the St. Lucie County Risk Manager at least forty-eight (48) hours prior to the meeting at (772)462-1546 or T.D.D. (772)462-1428. PLANNING AND ZONING COMMISSION/ LOCAL PLANNING AGENCY ST. LUCIE COUNTY, FLORIDA IS/CRAIG MUNDT, CHAIRMAN PUBLISH DATE: October 2, 2019 TA-GCI0276106-01 , 1· I j . I Page 286 of 286